Alexander Albemarle

					Alexander
Albemarle
Blocks 49, 50, 51, 52, Section 8, Phillip


Design Response Report

May & Russell Architects Pty Ltd
ACN 087 172 718
Unit 5/7 Napier Close
PO Box 268
Deakin West ACT 2600
T (02) 6285 3077 F(02) 6281 3340
E pmpr@mayrussell.com.au


Project Code: 09_50
May 2010
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


DESIGN REPORT


CONTENTS

1.0              PREAMBLE
1.1              Project Name
1.2              Project Developer
1.3              Design Consultants

2.0              PROJECT BACKGROUND
2.1              Site
2.2              Existing Office Development
                      Alexander & Albemarle Buildings
                      Trees
                      Geotechnical Study
                      Site Contamination
                      Hazardous Materials
                      Land Survey
                      Heritage
                      Infrastructure
2.3              Planning Control and Guidelines
                      Territory Plan
                      Woden Town centre Background
                      Woden Master Plan

3.0              PROPOSED OFFICE DEVELOPMENT
3.1              Alexander & Albemarle Buildings Demolition
3.2              Alexander & Albemarle Buildings Redevelopment
3.3              Environment
                      Greenstar V3
                      NABERS Energy
                      Daylight
                      Noise
                      Air Quality
                      Water Sensitive Urban Design
                      Wind Environment
                      Overshadowing
                      External Lighting
3.4              Façade
3.5              Authorities
3.6              Building Code of Australia
3.7              Crime Prevention through Environmental Design
3.8              Access for People with Disabilities
3.9              Waste Management
3.10             Schedule of External Finishes
3.11             Schedule of Areas
3.12             Schedule of Parking
3.13             Traffic Assessment

4.0              STATEMENT AGAINST RELEVANT CRITERIA




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APPENDIX A              DA DRAWINGS
                        DESIGN IMAGES
                        SITE ANALYSIS
                        LOCATION PLAN
                        SITE PLAN
                        FLOOR PLANS
                        ELEVATIONS
                        SECTIONS
                        GFA PLANS
                        SHADOW DIAGRAM
                        LANDSCAPE PLAN
                        LNDSCAPE LEVELS
                        LANDSCAPE DETAILS
                        LANDSCAPE ELEVATIONS
                        TREE MANAGEMENT PLAN
                        LANDSCAPE MANAGEMENT & PROTECTION PLAN
                        COMBINED SITE SERVICES PLAN
                        EXTERNAL SERVICES TERMINATIONS PLAN
                        EXTERNAL SERVICES NEW CONNECTIONS PLAN
                        SITE STORMWATER MANAGEMENT PLAN
                        ELECTRICAL & COMMUNICATIONS DEMOLITION PLAN
                        HV RETICULATION PLAN
                        SUBSTATION RETICULATION PLAN
                        EXTERNAL LIGHTING PLAN
                        POLLUTION CONTROL PLAN & DETAILS
                        TEMPORARY TRAFFIC MANAGEMENT PLAN
                        EXTERNAL SERVICES PLAN – STORMWATER
                        CIVIL WORKS PLAN
                        WASTE CENTRE VEHICLE ACCESS PLAN
                        SURVEY CERTIFICATE

APPENDIX B              EXTERNAL FINISHES SCHEDULE, MAY + RUSSELL
APPENDIX C              HERITAGE, ACT HERITAGE COUNCIL
APPENDIX D              TREE ASSESSMENT, ENVIROLINKS
APPENDIX E              WSUD REPORT, TENNANT HYDRAULIC CONSULTING SERVICES
APPENDIX F              GEOTECHNICAL SURVEY, COFFEY
APPENDIX G              LAND CONTAMINATION, ENVIRONMENT PROTECTION UNIT
APPENDX H               ASBESTOS REPORT, ROBSON ENVIRONMENTAL
APPENDIX I              ACOUSTICS REPORT, AECOM
APPENDIX J              AIR EMISSIONS REPORT, NORTHROP
APPENDIX K              WIND ENVIRONMENT REPORT, WINDTECH
APPENDIX L              TRAFFIC ASSESSMENT, HUGHES TRUEMAN
APPENDIX M              CPTED REPORT, MAY + RUSSELL
APPENDIX N              ACCESS REVIEW, ERIC MARTIN & ASSOCIATES
APPENDIX O              WASTE MANAGEMENT PLAN, MAY + RUSSELL, SELLICK, AWT
APPENDIX P              GREENSTAR OFFICE V3 PATHWAY, NORTHROP
APPENDIX Q              SURVEY CERTIFICATE & IMPLEMENTATION PLAN, KLEVEN SPAIN
APPENDIX R              AUTHORITIES CORRESPONDANCE




REVISION SCHEDULE

Date       Number       Amendments                                               Code
24.05.10   1            Issued for DA                                               A


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1.00    PREAMBLE

Jure Investments Pty Ltd proposes to redevelop the existing Alexander & Albemarle Building site in Woden Town
Centre to provide new office accommodation for an Australian Government Department to current
Commonwealth accommodation guidelines.


1.01    PROJECT NAME

NAME                                          Alexander & Albemarle Building Redevelopment




1.02    PROJECT DEVELOPER

DEVELOPER                                     DOMA Constructions


1.03 CONSULTANTS

PROPERTY                                      Colliers International
ARCHITECTURE                                  May + Russell Architects
LANDSCAPE                                     Enviro Links Design
COST                                          Wilde & Woollard
STRUCTURE                                     AWT Consulting Engineers
TRAFFIC                                       Hughes Trueman
CIVIL                                         Sellick Consultants
MECHANICAL, ELECTRICAL, FIRE                  Northrop Building Services
FIRE SAFETY                                   Defire
HYDRAULICS                                    Tennant Hydraulic Consulting Services
ACCESS                                        Eric Martin and Associates
ACOUSTICS                                     AECOM
LIFTS                                         Vertrans Consultants
NABERS ENERGY                                 Exergy Australia
GREENSTAR                                     Northrop Building Services




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2.00    PROJECT BACKGROUND


2.01    SITE

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT.
Blocks 49, 50, 51 & 52 will be consolidated to form a single block to accommodate the Alexander & Albemarle
Building Redevelopment. The consolidation process includes the direct grant of Block 49 & 51/8/Phillip to the
developer.




Refer to Appendix Q for IMPLEMENTATION PLAN



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2.02    EXISTING OFFICE DEVELOPMENT




Albemarle under construction 1968 (ACT Heritage Library)




ALEXANDER & ALBEMARLE BUILDINGS
The Alexander & Albemarle Buildings were constructed in 1968-69 to the precinct design of the NCDC.
AREA SCHEDULE
Alexander Building                11,902m2 GFA
Albemarle Building                11,930m2 GFA


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TREES
A tree assessment was undertaken by Landscape Consultants Enviro Link Design to assess landscape value and
compliance requirements.

Tree damaging activity approval is required to allow for construction of the proposed Alexander & Albemarle
Building redevelopment.

We note that refurbishment of the existing buildings to retain both the existing structures and existing trees has
been investigated. Tenders for office accommodation in the refurbished Albemarle Building have been rejected by
the Commonwealth accommodation market due to the small floor plate. To retain Commonwealth tenants new
buildings to current environmental standards and providing at least 1,500m2 NLA of office accommodation are
required.

The significant public places between the Alexander and Albemarle Buildings are to be replaced with a new city
garden “SUPPLY PLACE” incorporating advanced tree planting.
Refer to Appendix D for TREE ASSESSMENT

GEOTECHNICAL STUDY
A geotechnical study of the site conducted by Coffey (2010) notes that “the Geology Map of Canberra,
Queanbeyan and Environs indicates that the site is underlain by weathered Rhyodacite of the Deakin Volcanics
Formation.”

The subsurface profile is expected to be fill from to 0.6m/1.1m, with colluvium to 1.7m/2.7m underlain by
weathered rhyodacite to 7.6m/10.0m. Groundwater levels are likely to be greater than 8m below the ground
surface.
Refer to Appendix F for GEOTECHNICAL SURVEY

SITE CONTAMINATION
The Environment Protection Unit has advised that the Alexander and Albemarle Building sites are not recorded on
the Register of contaminated sites. Underground fuel storage tanks were removed in 1997 from both the
Alexander and Albemarle Building sites.
Refer to Appendix G for LAND CONTAMINATION REPORT

HAZARDOUS MATERIALS
The Alexander & Albemarle Buildings have been surveyed by Robson Laboratories (2009) to determine the extent
and condition of asbestos based materials. Both buildings contain asbestos based materials including asbestos
cement sheet, asbestos core fire doors, pipe flange jointing, control boards and lift brake pads. All asbestos
material located in both buildings is non-friable and in difficult to access areas and has been labelled to Worksafe
Australia requirements. Robson advises that “the risk to occupants of exposure to airborne fibre significantly
above background levels during their normal occupation of the premises is extremely low.”

An Asbestos Management Plan has been prepared for both buildings by Robson Laboratories to manage the
asbestos risk in accordance with the Worksafe Australia requirements. The “Asbestos Code of Practice and
Guidance Notes” does not require removal of asbestos based material providing it remains in good condition.
However, no emergency works or routine maintenance may be carried out on asbestos materials unless by a
licensed asbestos removalist.

Demolition of the buildings will require asbestos removal by a licensed asbestos removalist in accordance with the
approved Asbestos Management Plan.
Refer to Appendix H for ASBESTOS REPORT

LAND SURVEY
A land survey of the site was conducted by Kleven Spain (2006) to verify property boundaries, locate all site
features, site services, trees, contours, Scarborough House levels and install survey markers.
Refer to Appendix Q for SURVEY CERTIFICATE



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HERITAGE
The existing leases require buildings to be named “ALEXANDER BUILDING” and “ALBEMARLE BUILDING” after
ships of the First Fleet recognising the significance of the Division “PHILLIP” name in Australian history.

Alexander
The Alexander was one of six convict transport ships in the First
Fleet. The First Fleet carried convicts and soldiers to Australia to start
a penal colony. This was the start of European settlement of
Australia. The Alexander was a ship of 452 tons under the command
of Master Duncan Sinclair, and her surgeon was William Balmain. It
was 114ft (35m) long and 31ft (9m) wide. The ship was built in Hull
in 1783.

Before leaving England, fever broke out on board and sixteen men
died. She left Portsmouth on 13 May 1787, carrying 195 male
convicts. 15 more convicts died on the journey, the most for any ship
in the fleet. She arrived at Port Jackson, Sydney, Australia, on 26
January 1788. She left Port Jackson on 14 July 1788 in company with
the Friendship, whose crew she picked up when that ship was
scuttled. She reached England on 3 June 1789. Little is known about
her return journey but in 1808 she disappeared from records.

The ship had a contract with the British Government to carry convicts.
The owners were paid at a rate of 10 shillings per ton per month until
the ship returned to Deptford. They had to agree to keep the
prisoners secure and in safe custody.

The First Fleet consisted of 11 ships which arrived in the colony in 1788 including HMS Sirius, HMS Supply,
Alexander, Charlotte, Friendship, Lady Penrhyn, Prince Of Wales, Scarborough, Borrowdale, Fishburn and Golden
Grove.

Albemarle
Built in 1780 in France weighing 530 tons. The
Albemarle departed Portsmouth, England on 27
March 1791 under the command of Master
George Bowen, and arrived at Port Jackson,
Sydney on 13 October 1791. The Albemarle
transported 282 male convicts and 6 female
convicts - the arrival of six females is a mystery.
There were 32 male deaths including 2
executions. Early in the voyage, several convicts
attempted to take over the ship. Two convicts,
Siney and Lyons were shot and the two seamen
who were also implicated were put in irons and
then landed at Madeira to be sent back to
England for sentencing.

The Third Fleet consisted of 11 ships which arrived in the colony in 1791 including Atlantic, William Ann,
Britannia, Matilda, Salamander, Albemarle, Mary Anne, Admiral Barrington, Active and Gorgon as well as The
Queen which sailed from Cork, Ireland




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Block 49, 50, 51, 52, Section 8, Phillip

INFRASTRUCTURE

SEWER
Each site is currently serviced by 2No sewer ties each, being a 150dia tie for each of the towers and 100dia tie for
each of the annexe buildings. The ties each connect to the 300dia ACTEW sewer main that runs through the
verge along the Furzer street site boundaries.

Each of ties serving the annexe buildings will be disconnected and the existing ties serving the towers will be
retained to service the proposed new buildings.

The existing downstream sewer drainage system has sufficient capacity to receive the additional loading from the
proposed development.

As the existing sewer runs close the site boundary any requirement for soil anchors from the construction of the
new basements will need to be set at a level to run below the sewer.

WATER
Each of the sites are currently serviced by multiple water tie connections from a 225dia water main in the Furzer
Street verge. Each of the existing ties will be removed and new consolidated domestic and fire service water
supplies will provided for each site respectively.

The new water service ties will be configured to provide a grade 1 water supply connection from the authority
mains as is required for the fire protection of high rise buildings (refer to hydrant protection for further
information).

The existing water mains have sufficient capacity to service the proposed developments, and preliminary
modelling indicates that fire booster pumps will not be required (pending confirmation regarding fire sprinkler
protection).

An existing water easement is indicated on the Alexander site which accommodates a high flow fire hydrant. This
hydrant may be removed and replaced with 2No standard fire hydrants in the Furzer Street verge. The easement
will then be able to be extinguished.

STORMWATER
Each site is currently serviced by 2No 375dia stormwater tie points and receives stormwater drainage systems
that also service the adjacent Block 77. One of the ties will be retained for re-use for each site and the others
terminated.

Offsite SW works will accordingly be required to provide a separate drainage system for Block 55. Refer to civil
documentation for details.

Each of the tie points intended for re-use are of sufficient capacity to service the proposed developments.

GAS
Alexander Blg: Natural gas is currently supplied to this building via a high pressure steel supply to the eastern
side of the building via a reticulation that extends through the adjacent Block 55 having extended from the a
reticulation located in Bowes Street. This service will be terminated and a new service will be extended from an
existing gas supply located in Furzer Street.

Albemarle Blg: A natural gas supply is currently supplied to this building via a service line extending from the gas
supply located in Furzer Street. This service is of insufficient capacity to supply the proposed building, and
accordingly will be terminated and a new service provided.


Refer to Appendix A for SITE SERVICING PLANS




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2.03     PLANNING CONTROLS AND GUIDELINES

TERRITORY PLAN
Commercial Zones - Overview
The Commercial Zones are established to recognise the various functions, values and characteristics within
commercial areas, and to provide a level of consistency and equity across the geographic range of commercial
centres. Commercial areas are structured to reflect the principles of a hierarchical system of centres, which
comprise the City Centre, town centres, group centres, and local centres.

The City Centre is also known as Canberra City or Civic.
The Town Centres include Belconnen, Gungahlin, Tuggeranong and Woden.
The Group Centres include Calwell, Charnwood, Chisholm, Conder, Curtin, Dickson, Erindale, Hawker, Jamison,
Kaleen, Kambah, Kingston, Kippax, Manuka, Mawson, Wanniassa and Weston.

The hierarchy has been developed to ensure that people have a wide choice of facilities and services wherever
they live or work within Canberra. Outside this hierarchy, there are other commercial areas in office parks and in
corridors along main avenues. The Commercial Zones also include areas for residential mixed and multi-use
development, and leisure and accommodation.

CZ2 Business Zone
This Zone is intended for more fringe commercial activities, primarily non-retail commercial uses, commercial
accommodation, and some restaurants and indoor entertainment and recreation facilities. Residential and
community uses are also permissible, subject to design and siting, provided they are not incompatible with
primary uses.

Part A – Town Centres - Overview
Town centres provide the main commercial and community focus for the district populations of Belconnen,
Gungahlin, Tuggeranong and Woden/Weston Creek. They also provide opportunities for business investment and
employment and facilitate decentralisation. Planning policies seek to promote town centres as vibrant and viable
centres with a wide range of services, facilities and employment and provide opportunities for higher density
residential development.

Objectives:
The objectives for the town centres are to:
    a) Provide the main focus for shopping, community, business and recreation activity for the district
         populations of Belconnen, Gungahlin, Tuggeranong and Woden/Weston Creek.
    b) Provide opportunities for business investment and employment while facilitating decentralisation of
         employment from the Central National Area.
    c) Encourage a mix of land uses, including medium and higher density residential uses, which contribute to
         an active and diverse character.
    d) Provide an urban structure which is simple, legible and flexible.
    e) Maintain and enhance environmental amenity and encourage a high standards of urban design that is
         consistent with the function of the centre.
    f) Encourage activities, particularly at street frontage level, that contribute to pedestrian and social
         interaction.

The Alexander & Albemarle Building Redevelopment is located in Woden Town Centre Zone CZ2




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WODEN TOWN CENTRE ZONES


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WODEN TOWN CENTRE BACKGROUND
The NCDC Woden Town Centre Plan envisaged the centre as follows:

The Woden Town Centre will provide employment for 10,000 workers. It will have some 400,000 to 530,000 sq.
ft of retail space, two hotels, restaurants, cafes, private offices, banks, a post office, theatre, library, police
station, a church centre, clubs, a bus station, and many smaller buildings. It will provide a choice of goods,
services, and activities sufficient for all but the most specialised demands.

The centre will have higher density housing at the periphery. An adjacent cemetery which existed before the
town was planned may eventually become part of a park. Also at the periphery are sites for a multi-storey
hostel, a technical college, and a recreation centre consisting of an enclosed oval, swimming pool, tennis courts,
squash courts, and bowling greens.

The Woden Town Centre is of cruciform shape. The town square is in the centre. The surrounding car parks will
accommodate 4,000 cars, initially in surface car parks, but partial decking will provide a greater capacity later. A
system of feeder roads allows access to the individual buildings. Vehicles and pedestrians are segregated mainly
by pedestrian malls and terraces at surface level, but the air-conditioned, enclosed retail centre has service
access at the lower level and pedestrian circulation on the upper.

The civic design concept for the centre provides for an urban core of light-coloured buildings of three to nine
storeys, one building of seventeen floors and a higher building facing the town square. The town square will
have a central sunken court with colonnades on three sides. On the fourth side steps will lead down to a
forecourt which may be approached by vehicles. Landscaping of the car parks will protect cars from the sun,
screening them from the view within the centre.

Tomorrow’s Canberra, NCDC, 1970




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WODEN MASTER PLAN
The Woden Town Master Plan published by ACTPLA in 2004 seeks to “foster the growth of an innovative, safe
and collaborative living and working environment that values the social and physical heritage of Woden Town
Centre.” The Master Plan identifies the existing Alexander and Albemarle Buildings as a development opportunity
to achieve the needs of major government tenants. The Master Plan is considered when assessing Development
Applications in Woden.

Office Accommodation
Provide sites for new offices and permit redevelopment of existing buildings to achieve the needs of major
government tenants.
      Where possible encourage the refurbishment / replacement of existing Grade C office space to Grade A
       and B standard within the existing office campus structure
      Avoid dispersing the office core and diminishing the effectiveness of collocation with existing and proposed
       public transport options
      Include a mix of retail and entertainment activities at ground level to create the attractive street setting
       that is a prerequisite for Grade A office space
      Implement opportunities for dedicated undercover parking both on and off site to satisfy the needs of
       major tenants
      Identify office refurbishment and rolling office replacements that include, but are not limited to:
       - Bonner House
       - Juliana House
       - Sirius Building
       - Alexander and Albemarle Buildings
       - 5 Bowes Street (Sir Keith Campbell Building)
       - Scarborough House
      Recognise the efficiencies that occur for large anchor tenants such as the Department of Health and Aged
       Care in having a central reception area that serves the whole department rather than replicating reception
       services at a number of buildings. This may be achievable within the existing campus structure by better
       linking separate buildings.




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3.00      PROPOSED OFFICE DEVELOPMENT


3.01      ALEXANDER & ALBEMARLE BUILDING DEMOLITION


Demolition of existing multi story buildings and associated site works comprising Alexander Building Block 50,
Section 8, Phillip and Albemarle Building Block 52, Section 8, Phillip with adjoining links including bridges,
basements and service tunnels and termination of services to Authority requirements.




DEMOLITION REQUIREMENTS

1.   All works to be in accordance with the ACT WorkCover, “ACT Safe Demolition Work Code of Practice” and the
     requirements of AS 2601.
2.   Hours of work – 7am to 5pm Monday to Saturday, no work is to be carried out on Sundays or Public Holidays.
3.   Access to the site to minimise disruption to traffic and pedestrians shall be in accordance with an approved
     Temporary Traffic Management Plan.
4.   All works to comply with an approved Sediment and Erosion Protection Plan.
5.   All works to comply with an approved Landscape Management Protection Plan.
6.   The use of explosives is prohibited and shall NOT be carried out under this contract.
7.   The contractor shall restrict dust caused by works to a practicable minimum by :
     a.   spraying affected areas on a regular basis with water as necessary to control dust.
     b.   all demolition haulage vehicles entering and leaving the site shall at all times have their loads covered.
     c.   surrounding streets shall be kept free of dirt and dust on a regular basis by way of street sweeper and/or
          water tanker.
8.   Noise and vibration from the use of heavy equipment shall be minimised by :
     a.   restricting times when noisy work is carried out.
     b.   all construction plant and equipment to be fitted with properly maintained noise suppression devices.

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3.02     ALEXANDER & ALBEMARLE BUILDING REDEVELOPMENT

The Alexander & Albemarle Building Redevelopment is designed to provide approximately 40,600m2 NLA of
“GREEN” office accommodation in the Woden Offices Precinct.

The office development is a new generation PCA Grade “A” quality office development offering flexible, functional
accommodation with a 4.5 star NABERS Energy and 5 Greenstar rating.
Design Standard:              Commonwealth Accommodation design brief
Grade:                        Property Council of Australia “A-Grade” quality office accommodation
Environment:                  4.5 star NABERS ENERGY, 5 star Greenstar v3
DESCRIPTION
The buildings comprise approximately 40,600m2 of office accommodation in two office towers facing Furzer Street
linked by a Pavilion Building. The building entries are off Furzer Street with landscaped walkways providing access
to both Furzer Street and the proposed ‘Supply Place’. Supply Place is designed as a significant public place
linking the Alexander & Albemarle Building redevelopment with North Walk.

The development seeks to build a contemporary memory of the existing Alexander & Albemarle Buildings with a
proportionate facade grid and reinforce the heritage significance of the Woden Library with a strong tower form
to the Furzer Street edge.

Office accommodation is provided in rectangular office floor plates offering approximately 1,900m2 of
accommodation per floor. Perimeter windows with effective sunshading optimize daylight and outlook access.
Office floors are modular and column free except for columns located at centre zone office partition locations.

Two primary service cores include conventional control lifts, stairs, toilets, cleaner’s facilities and service risers.
The primary service cores are centrally located in both the Alexander and Albemarle Buildings with a maximum
walking distance of 45m to integrated service core facilities to optimise the accommodation solution. An inter-
floor stair is located centrally to both buildings to facilitate inter-floor travel. The buildings are designed with
breakout spaces for tea room facilities to enable integration of staff facilities into the fitout design.

A café is incorporated into the building design on the Ground Floor of the Albemarle Building fronting onto the
proposed ‘Supply Place’ to provide opportunities for informal staff meetings.

205 car parking spaces and 10 motorcycle spaces are provided at Basement Level. 270 class 2 bicycle parking
spaces are provided in accordance with the building 5 Greenstar pathway.

A service zone with access off Furzer Street is located at Ground level to each building with loading area and
associated secure receiving area, waste centre including general waste and recyclables, mail room and fire
centre.

An Access Policy has been be implemented for base building and fitout works to address both the mandatory
requirements of the Building Code of Australia (BCA) and the considerations of potential Disability Discrimination
Act (DDA) requirements.

The buildings are designed to achieve a 4.5 star ABGR rating and 5 Greenstar rating with an environmentally
responsive façade and energy efficient services. Independent commissioning with post-occupancy tuning and
monitoring will ensure all technologies are operating as intended with maximum energy efficiency.


Refer to Appendix A for PROJECT DA DRAWINGS




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3.03    ENVIRONMENT

GREENSTAR
The Alexander & Albemarle Building Redevelopment will achieve an accredited 5 Green Star Office Design V3
rating, and after construction is complete will confirm the design initiatives have been implemented by also
obtaining an accredited 5 Green Star Office As-Built V3 rating.

Green Star is a suite of environmental rating tools that can be used on new and refurbished commercial office
buildings and office fitouts. Each rating tool evaluates the environmental performance of the project across 9
categories – construction management, indoor environment quality, energy, transport, water, materials,
landuse/ecology, emissions and environmental innovation. Each of these categories consists of a number of
credits and the project is awarded a Green Star rating based on the total number of credits achieved. Up to 6
Green Stars are awarded in recognition of the projects environmental achievements, with 1 star equating to poor
performance, and 6 stars being titled “World Leader”.

An accredited Green Star rating demonstrates that the project has significantly reduced the environmental impact
compared to a non-rated project, and can lead to ongoing financial savings to the building owner and occupier,
improved occupant satisfaction, wellbeing and (potentially) productivity. In order to reward projects where a
substantial environmental benefit has been achieved, the Green Building Council will only accredit projects with
either a 4, 5 or 6 Green Star rating. The titles associated with each of these Star ratings are “Best Practice”,
“Australian Excellence” and “World Leader” respectively.

A wide range of initiatives has been incorporated into the building to achieve a 5 Greenstar rating. Key measures
include:

Management
      Building Users Guide will be accessible for all building users which provides user friendly information on
       the building services and efficient operation, public transport facilities, materials and waste procedures
       and environmentally friendly expansion and re-fit considerations.
      Building Contractor will recycle a minimum of 80% by mass of all demolition and construction waste.
      Building Contractor will be required to have an ‘Environmental Management’ IS014001 certification.

Indoor Environment Quality
       External views and natural daylight will be provided to building occupants for over 60% NLA.
       Materials with low/no Volatile Organic Compounds will be selected for all carpets, sealants/adhesives
        and paints. Volatile Organic Compounds contribute to Sick Building Syndrome often associated with new
        commercial buildings.
       The mechanical services will be designed with best practice air change effectiveness, which ensures
        perfect mixing of air within the space so that air breathed in by the occupants is cleaner than the air
        exhausted from the space.

Energy
      The building is targeting an extremely high energy efficiency rating of 4.5 star NABERS Energy plus an
       additional 40% reduction in CO2 emissions per annum.
      Lighting will be zoned to areas below 100m2 and individually switched, allowing the user to turn lights
       off when not in use.
      High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
       in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
       per 100 Lux.
      Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
       individually monitored and optimised.

Transport
       The building is located within 250m of the Woden Bus Interchange which is a major public transport hub
        providing bus services to most areas in the Canberra region.
       Cyclist facilities including bicycle storage areas, lockers and showers will be provided for 10% of all
        building staff and visitor bicycle storage areas will also be provided.
       Car parking spaces will be provided for car-pooling, small cars, hybrid cars and motorbikes.




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Block 49, 50, 51, 52, Section 8, Phillip

Water
        Water fixtures and fittings will be the highest efficiency rated products available at the time of
         construction.
        Rainwater harvesting and storage will be provided to supplement all water reuse requirements.

Materials
         A recycling waste storage area will be provided with sufficient area for the storage of paper, glass,
          plastics, metals and organic recyclables.
         Concrete, aggregate and steel building elements will include recycled materials.

Land Use and Ecology
       The building will be constructed on a Brownfield (previously developed) site, which reduces the need for
        developing Greenfield sites which could be used for agricultural or recreational purposes.
       The ecological value of the site will not be reduced beyond its existing state.

Emissions
       Refrigerants and thermal insulants will have an Ozone Depletion Potential of zero.
       Discharges to the external sewer network will be reduced by over 30%.
       No light beam will extend outside the building boundary or upwards into the night sky.
Refer to Appendix P for PROJECT GREENSTAR OFFICE V3 PATHWAY


NABERS ENERGY
The NABERS Energy strategy for the Alexander & Albemarle Building Redevelopment is to design a building with
the lowest demand required for its occupation (i.e. façade insulation, solar performance etc), design building
systems that are flexible in use but will operate as efficiently as possible during operation as they are the lowest
energy technologies available and either through demand control or intelligent switching/controls (PIR Sensor
control of lighting, database learning functions for the mechanical control etc) allow the facility to be managed
and operated to achieve this performance by implementing a metering system that incorporates energy
(electricity and gas) and water metering that reflects the modelled NABERS performance such that it can be
tracked and managed accordingly to achieve the monthly and ongoing annual targets.

A wide range of initiatives has been incorporated into the building to achieve a 4.5 star NABERS Energy rating.
Key measures include:

Building Façade
        Eastern and western façade with minimal glazing to reduce heat loss during winter and heat gain during
         summer.
        High performance glazing on the northern and southern façades minimise direct solar gain during
         summer and heat loss during winter, while providing good daylighting and visual comfort levels to the
         occupants.

Mechanical Systems
       High efficiency low temperature variable volume air-conditioning systems. These systems have been
        shown to provide substantial benefits in terms of efficiency, operational robustness and space
        requirements. Further features of the air-conditioning system include:
               (a)    Careful zoning to remove the need for energy-wasting reheat and to maximise efficiency
                      in after-hours operation;
               (b)    High efficiency chillers, fans, boilers, pumps and motors, taking advantage of the latest
                      technological advances available in these areas;
               (c)    Swirl diffusers, providing excellent mixing of air while enabling a wide range of air-supply
                      temperatures
               (d)    State-of-the art air-conditioning controls using leading edge practices to avoid energy
                      waste while delivering excellent comfort control,
               (e)    Carbon dioxide control of fresh air to minimise unnecessary fresh air ventilation during
                      periods of low occupancy;
               (f)    Economy cycle and night purge modes to take maximum advantage of the Canberra
                      climate’s natural cooling potential.




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Block 49, 50, 51, 52, Section 8, Phillip

Electrical Systems
         High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
          in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
          per 100 Lux.
         Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
          individually monitored and optimised.

Hydraulic Systems
       High efficiency reticulated heat pump or solar thermal domestic hot water with water conservation fittings
        to minimise water consumption while providing adequate service.

Building Commissioning
        State-of-the-art commissioning and post-occupancy tuning to ensure that all technologies in the building
         are functioning as intended and that energy efficiency is maximised


DAYLIGHT
The Alexander & Albemarle Building Redevelopment is seeking to achieve 1 credit for Greenstar Daylight (IEQ-4)
with 30% of the NLA required to achieve a daylight factor of > 2.5% (the ratio of inside illuminance to outside
illuminance under a uniform design sky). The achievement of one credit requires glazing with an average Visual
Light Transmission (VLT) of over 40%. We note that this high VLT will require the use of internal blinds for glare
control.


NOISE
AECOM has been commissioned by May + Russell on behalf of DOMA Group to provide an acoustic assessment
for the development of a commercial building at the west of Blocks 49, 50, 51, 52 Section 8 Phillip, A.C.T. The
site lies within an area of predominantly commercial buildings.
This report has provided recommendations to protect the acoustic amenity of future users of the site and
occupants of neighbouring buildings. The assessments and recommendations have been produced to meet the
requirements of the Territory Plan 2008. This development code draws on other noise related documents such as
AS/NZS 2107 Acoustics – Recommended design sound levels and reverberation times for building interiors and
the A.C.T. Environment Protection Regulations (EPR).
Traffic noise from Furzer Street and Melrose Drive is currently the most dominant source of noise in the area.
Calculations of internal noise have been conducted for internal areas facing Furzer Street.
Noise levels have been determined by unattended noise logging over a period from 12:00 noon Tuesday 14th
August, 2007 to 14:00 Friday 24th August, 2007, inclusive.
Façade calculations have been performed with double glazing of 6/12/6 and based on our experience at the Sirius
Building, this glazing will achieve the isolation required to meet AS 3671 and AS 2107. Thicker glass would result
in a greater reduction of noise from outside noise sources.
There are no acoustic site conditions that would preclude the proposed development from complying with the
relevant noise criteria identified in this report. Noise intrusion into the redevelopment can be adequately
attenuated by the proposed façade glazing.
External environmental criteria for noise emissions from mechanical plant associated with the development have
been established.
Noise emission from the site can be controlled by standard noise control techniques and appropriate siting for
mechanical services, which are to be detailed during the design stage of the project.
Assessment of the noise emissions from the site should be carried out during the design stage of the project,
once the details of the mechanical plant are certain.
A noise management plan has been prepared and general recommendations on noise control have been given to
minimise noise intrusion to adjacent residents. This noise management plan builds on the relevant criteria for
environmental noise emissions and discusses the current noise environment around the proposed site.
Refer to Appendix I for ACOUSTIC ASSESSMENT




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Block 49, 50, 51, 52, Section 8, Phillip

AIR QUALITY
Northrop have advised that all exhaust and ventilation systems for retail premises (café) in the Alexander and
Albemarle Buildings will be designed to comply with AS 1668.2 -1991 (The use of mechanical ventilation and air
conditioning in buildings Part 2: Mechanical ventilation for acceptable indoor-air quality).
Refer to Appendix J for AIR EMISSIONS REPORT


WATER SENSITIVE URBAN DESIGN
THCS have advised that the hydraulic services for the Alexander & Albemarle Building redevelopment project will
address Water Sensitive Urban Design requirements as follows:

MAINS WATER USE REDUCTION
This criterion of the WSUD General Code is addressed in the proposed development by the use of water efficient
fixtures as scheduled below together with toilet flushing with recycled grey water. Cooling towers are supplied
with captured rainwater which are estimated to contribute up to 50% of the annual water consumption.

STORMWATER RETENTION
All stormwater run-off from each respective site will be captured, treated and retained and re-used onsite for
supply to cooling towers (in lieu of supply to toilets). The onsite retention tanks are sized to maximize the
captured volume of water and accordingly exceed the requirements of this criteria.

STORMWATER QUALITY
The requirements for these criteria will be exceeded in this development as a result of targeting 2 Green Star
Credit points against Emi-5 which requires all stormwater leaving the site for up to a 1 in 20 year storm event to
be treated/filtered in accordance with either;
         Victorian EPA, Best Practice Guidelines for Environment Management for Urban Stormwater, or
         Australian and New Zealand Environmental Conservation Council (ANZECC)’s Guidelines for Urban
          Stormwater Management.
In addition to the above the peak discharge flow rate from the site must not exceed that of the predevelopment
conditions for up to a 1 in 2 year storm event.

The required outcomes for this will be satisfied by a stormwater treatment train comprising;
    1. Surface run-off to be filtered through landscape and subsurface drainage.
    2. Gross pollutants and coarse sediment, fine sediment and hydrocarbons to be filtered using `Spel
        Stormceptor Class 1’ (or equal) stormwater improvement device.
    3. Flow rates up to that of a 1 in 3 month storm event to be directed to the stormwater retention tank via a
        bypass control sump, through which residual pollutants will be settled out into the retention tank.
    4. Excess flow rate for higher intensity storms to bypass directly to the `Onsite Stormwater Detention’
        control sump, through which the flow will be limited to the predevelopment 1 in 2 year flow rate, with
        excess inflow to overflow back into the retention/detention storage tank.

STORMWATER QUANTITY
This criteria is exceeded in the proposed development with run-off calculations undertaken to ensure the peak
run-off from each of the sites is limited to that of a 2 year recurrence interval in order to comply with the Green
Star category Emi 5 (refer to `Stormwater quality above). Calculations have demonstrated that Block 52 has a
reduced run-off compared to the equivalent predevelopment area, and Block 50 has an increase resulting OSD
being required.

The detention volume indicated is based on a high early discharge below ground OSD system being utilised.
Refer to Appendix E for WSUD REPORT




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Block 49, 50, 51, 52, Section 8, Phillip

WIND ENVIRONMENT
Wind Environment Engineer - Windtech Consultants has modelled the wind environment impact of the proposed
development to determine wind conditions in trafficable areas. The site is exposed to both prevailing North-west
winds and storm South winds.

The wind tunnel study carried out by WINDTECH to investigate the wind environment effects of the Alexander &
Albemarle Building Redevelopment indicates that the wind conditions on the surrounding pedestrian footpaths
and within the various ground level areas of the site will be acceptable for their intended uses with the inclusion
of the following treatments:
         Retain the existing trees along the eastern aspect of the development site.
         A strategic layout of densely foliating trees as been recommended in this report for the ground level
          areas of the site. These trees should be capable of growing to an approximate height of 5m, with a
          foliage canopy width of approximately 5m. Note that the layout of trees shown in this report is the
          minimum layout necessary to provide adequate wind conditions for the site. Additional trees are
          expected to further enhance wind conditions.
         Densely foliating shrubs capable of growing to a height of 1.2m around the perimeter of the outdoor
          seating adjacent to the proposed café.
         Two 3m deep awnings extending off the link bridges between the Central Building and both the North
          and South Buildings of the development respectively.




Refer to Appendix K for WIND ENVIRONMENT REPORT

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Block 49, 50, 51, 52, Section 8, Phillip


OVERSHADOWING
We have reviewed overshadowing from the proposed development. Woden is a strongly urbanised place with
overshadowing from gateway buildings a characteristic of the existing environment. Mid winter solar access to
pedestrian areas is limited by overshadowing from the proposed Alexander and Albemarle Buildings and the
existing Centra Plaza building. Solar access to pedestrian areas is available for the rest of the year.

We have assessed the site development potential as the existing 10 storeys to define the Woden Office Precinct
edge and stepping form and to minimise overshadowing.




Refer to Appendix A for SHADOW DIAGRAM




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Block 49, 50, 51, 52, Section 8, Phillip

EXTERNAL LIGHTING
Pedestrian lighting will be provided to the footpaths around the perimeter of the building, and will be designed in
accordance with AS 1158, with luminaires complying with the ACT Territory and Municipal Services design
standards. Luminaires in pedestrian areas shall be Bega ‘8081 and 8082’ style as per TAMS specifications and to
match those currently in use across the Woden precinct. The Bega luminaire is a full-cut-off style, and as such is
suitable for use under the Green Star light pollution requirements. The pedestrian luminaires along the footpaths
adjacent to Furzer Street shall be connected to the public network, and controlled and supplied from the existing
streetlight control cubicle across the road on Furzer Street. The matching pedestrian lights inside the property
boundary shall be supplied from the new building. The intended lighting design level for these footpaths will be
Category P4 from AS/NZS 1158.3.1:2005.

The Supply Place area lighting will be designed to complement the landscape design and architectural intent of
the space. The design includes the use of custom-modified decorative post-top luminaires which serve aesthetic
and symbolic purposes while providing the required illumination to the space. Green star light pollution
restrictions will be taken into account in all outdoor areas.

For the main pedestrian routes through the site the intended design light level from AS/NZS 1158.3.1:2005 is
Category P6. Design principles from the ACT Crime Prevention and Urban Design resource manual will be
followed as appropriate.




Refer to Appendix A for EXTERNAL LIGHTING PLANS




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Block 49, 50, 51, 52, Section 8, Phillip

3.04    FACADE

The Alexander & Albemarle Building Redevelopment is designed to achieve a 4.5 star NABERS ENERGY rating and
5 Greenstar rating with an environmentally responsive façade and energy efficient services.




CURTAIN WALLING SPECIFICATION
Curtain wall system to AS 1288 with powder coated aluminium window system and colour matched double glazed
window units and shadowbox spandrel glazing (design objectives - shading co-efficient 0.28, light transmittance
40%, light reflectance 14%; U-value 1.7w/m2/C).

GLASS SCHEDULE

                 Product                         Colour                       Visible U value     SC
                                                                  Trans       Refl Out Summer
TYPE G1 DARK GREY
China Southern Glass
6CED32-78 on grey+12A+6C                       Dark Grey           33            6      1.6      0.28
TYPE G2 BLUE
China Southern Glass
6CED52-67 on K blue+12A+6C                        Blue             39            7      1.6       0.3
TYPE G3 LIGHT GREY
China Southern Glass
6CED12-46 on clear+12A+6C                         Blue             43           15      1.6      0.29
TYPE G4 - CLEAR
China Southern Glass
6CEB14-50 on clear+12A+6C                         Clear            48           15      1.8      0.42




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Block 49, 50, 51, 52, Section 8, Phillip

3.05     AUTHORITIES

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT. Blocks 49, 50, 51 & 52 will be consolidated to
form a single block to accommodate the Alexander & Albemarle Building Redevelopment. The consolidation
process includes the direct grant of Block 49 & 51/8/Phillip to the developer.

The Alexander & Albemarle Building Redevelopment is consistent with the ACTPLA Woden Town Centre Master
Plan which seeks to “foster the growth of an innovative, safe and collaborative living and working environment that
values the social and physical heritage of Woden Town Centre.” The Master Plan identifies the existing Alexander
& Albemarle Buildings as a development opportunity to achieve the needs of major government tenants.

The project team has met with ACTPLA, TAMS, ActewAGL, the ACT Fire Brigade and other agencies as part of the
design development process.
Refer to Appendix R for the following AUTHORITIES CORRESPONDANCE

Land & Property Services
24 May 2010          Direct grant of Blocks 49 & 51, Section 8, Phillip to the developer

ACTPLA
13 May 2010             ACTPLA Pre-application meeting minutes

TAMS
20 April 2010           TaMS North Walk tree inspection notes

ACTEWAGL
17 May 2010             ActewAGL approval in principle for hydraulics site servicing
19 May 2010             ActewAGL electrical site servicing review


3.06     BUILDING CODE OF AUSTRALIA

A BCA/Fire Safety Compliance Audit of the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT has been
prepared by Defire (ACT). The design has been assessed under the requirements of the current BCA (2010).

The following non-compliances are proposed to be satisfied by Alternative Solutions:
        Fire rating to plantroom storage structure
        Fire rating to mechanical system riser shafts
        Fire rating to roof structure
        Exit travel distances
        On-site fire water storage
        Fire hydrant coverage
        Fire hose reel coverage
        Sprinkler valve room access
        Zone smoke control to Ground Floor

Northrop have modelled the aggregate solar heat gain of the selected glazing and advise that the building does
not comply with the deemed-to-satisfy provisions of the BCA Part J2. As compliant glass would result in thermal
comfort issues BCA J2 is to be addressed by the alternative thermal calculation method.




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Block 49, 50, 51, 52, Section 8, Phillip


3.07    CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)

Planner, Chris Purdon has assessed community safety risk factors utilizing the ACT Crime Prevention and Urban
Design Resource Manual.
Crime Prevention Through Environmental Design (CPTED) includes consideration of the following objectives that
contribute to community safety:
LAND USE MIX
       To promote natural surveillance, a wide range of legitimate activities, community ownership and
        increased use of public spaces.
       To create a mix of uses (such as restaurants, business and shops which open at night and after hours)
        which promote round-the-clock surveillance and are compatible with neighbouring uses such as
        residential areas.
BUILDING DESIGN
       To integrate public buildings into the wider public realm.
       To use buildings to support natural surveillance of adjacent open space.
       To construct sturdy, attractive buildings to reduce temptations to vandalism and graffiti.
       To reduce the risk of public buildings contributing to crime or safety problems.
NATURAL SURVEILLANCE AND SIGHTLINES
       To provide unimpeded sightlines, particularly along pedestrian pathways.
       To encourage natural surveillance from surrounding buildings and land uses.
       To improve natural surveillance through increased legitimate use of spaces.
LIGHTING
       To promote legitimate activity by users of public spaces after dark.
       To encourage the use of appropriate types of lighting fixtures.
       To ensure the appropriate placement of lighting to avoid shadows and glare which might put pedestrians
        at risk.
LANDSCAPING
       To create a friendly and pleasant environment, at the same time as protecting users.
       To support ease of maintenance by not creating fragile landscaped areas.
       To support and reinforce security principles such as natural surveillance and sightlines, by the selection
        and placement of appropriate landscaping.
SPACES SAFE FROM ENTRAPMENT
       To reduce the risk of attack by hidden persons.
       To eliminate possible entrapment spaces and reduce the danger of people being attacked where they
        have no direct means of escape.
       To ensure that the location and design of facilities such as automatic teller machines do not create
        entrapment spaces.
SIGNAGE
       To provide adequate, easily legible signage to assist pedestrians, particularly older people and people
        with disabilities, to find their way safely.
       To provide signage which indicates safe places and routes.
MANAGEMENT AND MAINTENANCE
       To ensure prompt repairs and maintenance.
       To facilitate prompt reporting of any damage or repair needs.
       To promote a perception that an area is well maintained and is well cared for by its local community.
       To discourage graffiti and vandalism.
       To install equipment and fixtures that are vandal-resistant and can be easily cleaned, repaired or
        replaced without creating an “institutional” appearance.




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Purdon notes that adherence to CPTED principles does not guarantee that crime and anti-social behaviour will not
occur. Nevertheless inclusion of design features which improve perceptions of safety and encourage interaction
between public and private spaces creates a more usable environment.

Purdon confirms that the proposed development has a number of design features that are likely to materially
reduce the prospect of anti-social behaviour and enhance the potential for crime prevention. In particular, the
following elements should be noted as consistent with the CPTED objectives and principles:
        Simplified building footprint on site with many fewer opportunities for entrapment or concealment
        Improved street frontages with no entrapment/concealment
        Improved night lighting
        Main entry to Furzer Streets will activate the street
        Better building security systems
        Wider spaces between Alexander/Albemarle Buildings and adjacent offices allows for better street
         visibility and pedestrian access/egress as safety
        Better passive surveillance to central city garden

Purdon’s recommendation to locate both Alexander & Albemarle Building foyers centrally providing increased
surveillance to Supply Place has been adopted in the proposed development.

Refer to Appendix M for CPTED REPORT


3.08     ACCESS FOR PEOPLE WITH DISABILITIES

Access design for the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT is based on the following
access strategy. It is intended that the Access Policy will be implemented for base building and fitout works to
address both the mandatory requirements of the Building Code of Australia (BCA) and the considerations of
potential Disability Discrimination Act (DDA) requirements.


Standard:                          AS 1428.1 - 2009
                                   90th percentile design basis; path of travel – 1000 w x 2000h with
                                   passing spaces 2000l x 1800w; change of level – 5mm; toilet – 2700 x
                                   1950; toilet/shower 2700 x 2350.
Parking:                           1 disabled person’s space to AS 2890.1 (1% of cars, 4800w x 5400l
                                   with shared access zone, 2500 high with 2300 high path of travel from
                                   entry)
Path of Travel:                    by lifts at same level, to AS1428.1 - 2009 for general circulation
Entry:                             glazed auto sliding doors including after/hours access
Lifts:                             disabled person access to AS 1735.12
Inter-floor stair:                 inter-floor stair to AS1428.1 - 2009 (1000w with handrail on both sides)
Fire Stairs:                       no access
Sanitary Facilities:               1 unisex disabled person facility per upper floor to AS1428.1 – 2009, 1
                                   pan, 1 basin, each floor reverse configuration; ambulant disabled
                                   person facility per service core to AS1428.1 - 2009
Sanitary Facilities (Ground):      1 unisex disabled person facility to Ground Floor to AS1428.1 - 2009 –
                                   1 pan, 1 shower, 1 basin
Tea Facilities:                    tea facilities to AS 1428.2
Identification:                    sanitary compartments to BCA
EWIS:                              audible and visual alarm to AS 2220
Tactiles:                          to BCA

Refer to Appendix N for ACCESS REVIEW by Eric Martin & Associates




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Block 49, 50, 51, 52, Section 8, Phillip

3.09     WASTE MANAGEMENT


THE CODE
The Waste Centre is to include a waste management system designed in accordance with the “Development
Control Code for Best Practice Waste Management in the ACT” (code) with paper, cardboard, glass, aluminium
and PET plastic recycle facilities. Two days storage of waste on site is required under the code.
The code advises that the following issues should be considered in waste storage facility design:
       Screening from view
       Ease of use for waste generators
       Ease of use for waste collectors
       Public safety
       Sewerage
       Noise
       Fire risk
       Shade/ventilation/weather protection
Tenants are required to comply with “Best Practice Waste Management within ACT Government Buildings”
strategies for waste management.

WASTE GENERATION
Waste generation has been assessed in accordance with the code as follows:

ALEXANDER BUILDING WASTE GENERATION

Office @ 20,474m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 20474/100m2 GFA/day = 2.05m3/day
      -     Recycling paper - 0.005m3 x 20474/100m2 GFA/day = 1.02m3/day
      -     Recycling co-mingled - 0.001m3 x 20474/100m2 GFA/day = 0.21m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

ALBEMARLE + PAVILION BUILDING WASTE GENERATION

Office @ 24,735m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 24735/100m2 GFA/day = 2.47m3/day
      -     Recycling paper - 0.005m3 x 24735/100m2 GFA/day = 1.24m3/day
      -     Recycling co-mingled - 0.001m3 x 24735/100m2 GFA/day = 0.25m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

Café @ 300m2 300 Meals/Day
    Waste generation:
     -    Waste – 300l x 300/100 meals/day = 900l day
     -    Recycling paper - nil
     -    Recycling co-mingled – 150l x 300/100 meals/day = 450l/day
    Waste management strategy:
     -    Waste to be transferred from Café to Waste Centre in 240l MGB’s 3x daily by Café operator




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Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for two times weekly collection.
       Waste generation = 10.25m3/week; capacity = 12.0m3/week
      Recyclables waste: 1 x 1.1m3 hopper for co-mingled waste including plastic, glass, aluminium and milk
       cartons for weekly collection.
       Waste generation = 1.05m3/week; capacity = 1.1m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 22 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 5.1m3/week; capacity = 5.28m3/week

ALBEMARLE + PAVILION BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for three times weekly collection.
       Waste generation = 16.85m3/week; capacity = 18.0m3/week
      Recyclables waste: 2 x 1.1m3 hoppers for co-mingled waste including plastic, glass, aluminium and milk
       cartons for twice weekly collection.
       Waste generation = 3.5m3/week; capacity = 2.2m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 26 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 6.2m3/week; capacity = 6.24m3/week

WASTE COLLECTION
     240l sulo bins are 600w x 750d @ 1000w x 1000d space per bin
     1.1m3 hoppers are 1360w x 1070d @ 1500w x 1200d space per hopper
     1.5m3 hoppers are 1800w x 900d @ 3000w x 2400d space per hopper
     3.0m3 hoppers are 1800w x 1500d @ 3000w x 2400d space per hopper
     4.5m3 hoppers are 1800w x 1600d @ 3000w x 2400d space per hopper
     Allow 600 between hoppers for access

Refer to Appendix O for WASTE MANAGEMENT PLAN




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                            Page 34
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.10       EXTERNAL FINISHES SCHEDULE

Paving:                      Honed selected coloured unit paving to Landscape Consultant specification
Foyer Shopfront:             Clear glazing in powdercoat finish aluminium framed shopfront airlock with
                             automatic sliding door and swing door for after hours egress
Soffits:                     Pre-finished metal architectural ceiling system with feature lighting; R3.5 insulation
                             to floors over
Column Bases:                Selected stone finish
Feature Walling:             Pre-finished aluminium panel façade system with silicone gasket jointing system on
                             structural steel frame (design objectives - insulation R1.5, U-value < 0.45w/m2/C)
Curtain Walling:             Curtain wall system to AS 1288 with powder coated aluminium window system and
                             colour matched double glazed window units and shadowbox spandrel glazing
                             (design objectives - shading co-efficient 0.28, light transmittance 40%, light
                             reflectance 14%; U-value 1.7w/m2/C)
Masonry Walls:               Honed selected coloured masonry with sealer to 2400mm above pavement level to
                             service areas
Plantroom Walls:             Powdercoat metal wall cladding system, powdercoat frameless stormproof louvre
                             system
Roofing:                     Colorbond metal roofing system; insulation R3.5; walkway maintenance access
                             system; fall restraint system to code
Sun Shading:                 Powdercoat aluminium sun shading shelf system integrated with façade to north
                             elevation
Substation, Gas Meter:       Powdercoat louvre wall/door system to Authority standards
Bollards:                    Proprietary concrete vehicle impact bollards to building perimeter

Refer to Appendix B for EXTERNAL FINSHES SCHEDULE




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 35
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.11       SCHEDULE OF AREAS


                              ALEXANDER BUILDING          ALBEMARLE BUILDING      PAVILION

                              PCA           ACTPLA        PCA            ACTPLA   PCA        ACTPLA
                              NLAm2         GFAm2         NLAm2          GFAm2    NLAm2      GFAm2
                              /floor        /floor        /floor         /floor   /floor     /floor
Level   11 Plantroom Store    0             200           0              200
Level   10                    1884          2080          1884           2080
Level   9                     1884          2080          1884           2080
Level   8                     1884          2080          1884           2080
Level   7                     1884          2080          1884           2080
Level   6                     1884          2080          1884           2080
Level   5                     1890          2080          1890           2080     918        1020
Level   4                     1890          2080          1890           2080     918        1020
Level   3                     1890          2080          1890           2080     918        1020
Level   2                     1890          2080          1890           2080     918        1020
Level 1 Ground Office         1228                        928
Level 1 Ground Mail Room      70            1754          70             1754     400        481
Level 1 Ground Cafe           0                           300
Basement 1                    0             0             0              0        0          0
TOTAL                         18278         20674         18278          20674    4072       4561


                              PCA           ACTPLA
                              NLAm2         GFAm2
                              /floor        /floor
ALEXANDER BUILDING            18278         20674
ALBEMARLE BUILDING            18278         20674
PAVILION                      4072          4561
TOTAL                         40628         45909




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                      Page 36
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.12    SCHEDULE OF PARKING

May + Russell have assessed minimum parking generation rates for the proposed Alexander & Albemarle Building
Redevelopment as follows:

ALEXANDER BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20474/100 = 205 cars
Deduct 5% bicycle substitution                                                    205 - 10 = 195 cars
Deduct allowance for ALEXANDER BUILDING @ 11,902m2 GFA                            195 – 119 = 76 cars
OFFICE PARKING GENERATION                                                                     76 cars
CAR PARKING PROVISION                                                                         76 cars
ALBEMARLE BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20174/100 = 202 cars
Deduct 5% bicycle substitution                                                    202 - 10 = 192 cars
Deduct allowance for ALBEMARLE BUILDING @ 11,930m2 GFA                            192 – 119 = 73 cars
OFFICE PARKING GENERATION                                                                     73 cars
CAFE CAR GENERATION (employees)                                                      300/100 = 3 cars
CAR PARKING PROVISION                                                                         76 cars
PAVILION CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                               4561/100 = 46 cars
Deduct 5% bicycle substitution                                                       46 - 2 = 44 cars
OFFICE PARKING GENERATION                                                                     44 cars
CAR PARKING PROVISION                                                                         44 cars
COMBINED CARPARK (minimum parking generation)
Alexander + Albemarle + Pavilion Building                                 76 + 76 +44= 196 cars total
       Parking for disabled persons (1% minimum)                                               2 cars
       10% small cars to Greenstar TRA-2                                                      20 cars
       80% preferred parking paces for fuel efficient cars                  subject to carpark design

CARPARK DESIGN PARAMETERS
Parking to ACT Parking and Vehicular Access Guidelines (PVAG) – 1:100 m2 GFA cars in office building basement
(including 1% disabled, allow 5% bicycle substitution, allow 10% small cars, allow 80% of preferred parking
spaces for fuel efficient transport to Greenstar TRA-2), design to AS 2890.1

ALEXANDER BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
ALBEMARLE BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
PAVILION MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        44 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                44 X 5% = 2 motorbikes


COMBINED MOTORBIKE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building            4 + 4 + 2 = 10 motorbikes total

MOTORBIKE DESIGN PARAMETERS
Parking to Greenstar TRA-2 - 5% parking spaces for mopeds and/or motorbikes to TRA-2 in office building
basement, design to AS 2890.1. ACT Parking and Vehicular Access Guidelines (PVAG) requirement is 1:30 cars




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 37
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1218 X 10% = 122 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     18274 / 750= 25 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20474 – 250) / 250 = 81 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20474 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 81 = 41 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               41/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         122 Class 2, 25 Class 3

ALBEMARLE BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1198 X 10% = 120 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     17978 / 750= 24 bicycles


CAFE GENERATION (ACTPLA BPG)
TENANT BICYCLE GENERATION (ACTPLA BPG)                                                                 nil
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                                        2 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20174 – 250) / 250 = 80 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20174 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 80 = 42 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               42/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         120 Class 2, 24 Class 3

PAVILION BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                      272 X 10% = 28 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                       4072 / 750= 6 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 250) / 250 = 18 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 400) / 950 = 5 bicycles
ADDITIONAL class 2 BICYCLES                                              28 – 18 = 10 additional bicycles
CAR SUBSTITUTION PERMITTED                                                                10/4 = 2 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                           28 Class 2, 6 Class 3


COMBINED BICYCLE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building    122 + 120 + 28 = 270 Class 2 bicycles total
                                                 25 + 24 + 6 = 55 Class 3 bicycles total

BICYCLE DESIGN PARAMETERS
Parking to Greenstar TRA-3 10% staff bicycles @ one person per 15m2 of NLA in Class 2 enclosure; 1:750m2 NLA
visitor bicycles to Class 3 adjacent to public entry, allow for shower and changing facilities to Greenstar TRA-3,
design to AS 2890.3. ACT Bicycle Parking Guidelines (BPG) – 1:250m2 GFA employee bicycles to Class 2; 1:950m2
GFA visitor bicycles to Class 3.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 38
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.13    TRAFFIC ASSESMENT




Hughes Trueman have undertaken a Traffic Impact and Parking Assessment for the proposed Alexander &
Albemarle Building Redevelopment and advise as follows:

       It is proposed to replace two existing office buildings with three larger buildings including the Alexander
        Building, the Albemarle Building and the Pavilion;
       The proposed development will provide 45,609m2 GFA of office space as well as a 300m2 GFA café;
       The currently existing buildings do not provide any car parking bays and all of the site’s parking demand
        is catered for by the public car park on the western side of Furzer Street;
       It is estimated that the existing buildings generate a parking demand of 119 bays each (based on the
        parking provision in accordance with the General Code);
       The proposed development will retain the same level of dependence on the public car park (in
        accordance with the General Code), but will provide sufficient parking bays to cater for all additional
        parking demand;
       The proposed car parking supply (205 bays) is less than 10% greater than the minimum requirements in
        accordance with the General Code (196 bays), thereby minimising the site’s traffic impact in accordance
        with Green Star TR-2;
       The 205 car parking bays include 20 bays for small vehicles, 11 bays for fuel efficient cars and 3
        accessible parking bays;
       In addition to the above car parking supply it is proposed to provide 10 motorcycle bays;
       The basement car park (including bay dimensions, aisle widths, driveway crossovers, ramp grades and
        column locations) is designed in accordance with AS/NZS 2890.1;
       All service vehicles (including delivery and waste collection vehicles) will enter and exit the site in a
        forward direction;
       The proposed bicycle parking supply (i.e. 270 Class 1, 2 spaces and 55 Class 3 spaces) exceeds the
        minimum requirement in accordance with the Bicycle Parking General Code (which requires a minimum
        of 241 Class 1, 2 spaces and 44 Class 3 spaces);
       It is anticipated that trip generation during the morning peak period will be higher than the trip
        generation during the evening peak period, such that it is deemed unnecessary to assess the proposed
        development’s traffic impact during the evening peak period;
       The anticipated trip generation has been conservatively estimated to be a total of 163vph during the
        morning peak period (131 trips in and 32 trips out);
       It is anticipated that the vast majority of motorists approaching the site from the north (via the Melrose
        Drive/Launceston Street signalised intersection) will prefer to turn left from Melrose Drive into either
        Worgan Street or Corinna Street rather than turning right into Furzer Street from Launceston Street due
        to the favourable conditions in terms of traffic efficiency and road safety;
       It is anticipated that motorists leaving the site northbound (via the signalised intersection) will either
        turn left from Furzer Street into Launceston Street (which is anticipated to operate efficiently due to
        motorists only having to give way to westbound through movements) or turn right into Melrose Drive
        from Worgan Street or Corinna Street (which is anticipated to operate efficiently as a result of platooning
        of the southbound traffic along Melrose Drive approaching from the signalised intersection); and
       The analysis of the Worgan Street/Furzer Street intersection (with the current stop priority control) using
        SIDRA software indicates that the intersection will operate well within its operational capacity regardless
        of whether the proposed development proceeds or not.

Hughes Trueman advise that the proposed development will not have any adverse impact on the surrounding
road network in terms of traffic efficiency or road safety. Hughes Trueman recommend that the proposed
development be approved on traffic grounds.

Refer to Appendix L for TRAFFIC ASSESSMENT




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 39
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

4.00       STATEMENT AGAINST RELEVANT CRITERIA


                               Commercial Zones – Town Centres Precinct Code

                                          PART A – CZ2 Business Zone
Element 1: Restrictions on Use
Intent:
    a)     To provide for office accommodation and business services to facilitate the decentralisation of
           employment.
    b)     To enable Australian Government departments and ACT Government departments to efficiently
           consolidate in town centres.
               Rule                                 Criteria                              Discussion
1 .1 Active Frontages
                                     C19                                      Land use is consistent with the
There is no applicable rule.         Buildings fronting main pedestrian       Woden Town Centre Masterplan.
                                     areas and routes incorporate uses        Building foyer, public access areas
                                     that generate activity in the public     and staff breakout spaces are located
                                     space                                    off main pedestrian areas to generate
                                                                              activity in the public realm.


1.2 Shop
R20                                  C20                                      Not applicable
The following GFA restrictions       Shops are limited to a scale
apply:                               appropriate to providing convenient
Shop: maximum 200m2 per shop         shopping and personal services for
                                     the local workforce and residents




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 40
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 2: Building and Site Controls

Intent:
a)    To encourage a built form and scale of development that reflects the town centre’s role as the main
      commercial focus for its district
b)    To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
      or the desired future character of the area established within the Plan
c)    To promote an attractive pedestrian environment

              Rule                                  Criteria                                Discussion

2.4 Woden (Phillip south of Launceston Street)
                                    C30                                         The Alexander & Albemarle Buildings
There is no applicable rule.        a) Building heights comply with all         are 10 storeys with a central 5 storey
                                           of the following:                    Pavilion Building.
                                         i. are compatible with existing,       The building height is equal to the
                                              or future desired character of,   existing buildings to retain the
                                              adjacent development              stepping form of Woden Town
                                                                                Centre, define street edges and
                                        ii. are appropriate to the scale        maintain the civic amenity of Woden.
                                              and function of the use
                                                                                The building height maintains the
                                       iii. minimise detrimental impacts,       same overshadowing profile as
                                              including overshadowing and       existing with a minor increase in
                                              excessive scale.                  overshadowing to the south boundary
                                    b) Maximum building heights are             with the relocation of the Albemarle
                                           generally 6 storeys                  Building to 14m from the boundary.
                                    c)     Buildings up to 12 storeys may       The building areas comply with
                                           be permitted to create marker        Commonwealth          accommodation
                                           buildings and provide                requirements.
                                           architectural emphasis on            The building arrangement generates
                                           corner sites and other               a significant public space named
                                           appropriate locations                “Supply Place” on North Walk
                                                                                connected to Furzer Street as a city
                                                                                garden.
                                                                                The development seeks to build a
                                                                                contemporary memory of the existing
                                                                                Alexander & Albemarle Buildings with
                                                                                a proportionate facade grid and
                                                                                reinforce the heritage significance of
                                                                                the Woden Library with a strong
                                                                                tower form to the Furzer Street edge.
                                                                                The buildings are scaled with vertical
                                                                                elements to Furzer Street to control
                                                                                the apparent building volume as
                                                                                successfully achieved with the new
                                                                                SIRIUS building.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 41
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 3: Built Form
Intent:
a)    To ensure that the design of buildings reinforces the town centre’s role as the main commercial focus for its
      district
b)    To ensure that the massing, scale, colours and materials used for buildings results in harmonious and a high
      quality urban design outcomes
c)    To promote development that creates a diverse, lively and attractive character and provides an attractive and
      interlinked pedestrian environment

               Rule                                 Criteria                               Discussion
3.1 Building Design - General
R32                                  C32                                      Building foyer, public access areas
Buildings incorporate display        Buildings fronting main pedestrian       and staff breakout spaces are located
windows and entrances with           areas and routes are designed to         off main pedestrian areas to generate
direct pedestrian access at          incorporate active frontages with        activity in the public realm.
ground floor level on frontages to   direct pedestrian access.
main pedestrian areas and
routes as defined in Figures A5 –
A9.
3.2 Materials and Finish - General
                                     C33                                      Building colours are generally in the
There is no applicable rule.         Building colours and materials are       range off-white to grey in accordance
                                     consistent with existing development     with the Woden Town Centre context.
                                     within the particular town centre.       The development seeks to continue
                                                                              the narrative form of the SIRIUS
                                                                              building with a dark blue glass entry
                                                                              statement and build a contemporary
                                                                              memory of the existing Alexander &
                                                                              Albemarle      Buildings     with    a
                                                                              proportionate facade grid.
                                                                              The development also seeks to
                                                                              reinforce the heritage significance of
                                                                              the Woden Library with a strong off-
                                                                              white tower form to the Furzer Street
                                                                              edge.
                                                                              Refer to Appendix B for External
                                                                              Finishes Schedule and Finishes
                                                                              Board.
                                     C34                                      Highly reflective glass is not
There is no applicable rule.         Extensive areas of highly reflective     proposed for the development.
                                     glass are not permitted.                 Refer to DRR section 3.4 for glass
                                                                              performance parameters.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 42
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

                                      PART B - General Development Controls

Element 1: Restrictions on Use
Intent:
a.    To ensure that community and recreation facilities remain available to the community
b.    To ensure there is sufficient off-road parking to serve commercial centres
c.    To provide opportunities for higher density residential development, while protecting existing commercial
      uses and the amenity of residents living in commercial zones
               Rule                                  Criteria                               Discussion
1.1 Existing Community and Recreation Sites
R57                                   C57                                       The      development  provides     a
A development proposal does           A proposal that reduces the range of      significant public space named
not reduce the range of               community or recreation facilities        “Supply Place” on North Walk
community or recreation facilities    available within a centre                 connected to Furzer Street as a city
available within a centre.            demonstrates through a social impact      garden.
                                      assessment that there is enough land
                                      or sufficient other facilities in the
                                      locality to meet anticipated demand.
1.2 Existing Car Parks
R58                                   C58                                       Not applicable
Development on existing car           Development on existing car parks
parks (Figures B1-B3) complies        (Figures B1-B3) may be considered
with all of the following:            where it meets all of the following:
a.    retains the existing level of   a.   in accordance with the Parking
      car parking                          and Vehicular Access General
b.    accommodates onsite any              Code, there is enough car
      additional demand for car            parking for the needs of the
      parking that is generated by         centre as a whole
      the development                 b.   the development does not
c.    ensures that car parking             adversely affect the overall
      remains available for public         function of the centre in terms of
      access                               economic, social, traffic and
                                           parking and urban design
d.    complies with the Parking            impacts.
      and Vehicular Access
      General Code.
1.3 Residential Use
R59                                                                             Not applicable
All multi-unit housing is designed    This is a mandatory requirement.
to comply with Part C (5) of the      There is no applicable criterion.
Residential Zones Multi Unit
Housing Development Code.
R60                                                                             Not applicable
All single dwelling housing is        This is a mandatory requirement.
designed to comply with the           There is no applicable criterion.
relevant parts of the Residential
Zones Single Dwelling Housing
Development Code.
R61                                                                             Not applicable
All dwellings for the purposes of     This is a mandatory requirement.
supportive housing and/or             There is no applicable criterion.
residential care accommodation
are designed to comply with the
relevant parts of the Residential
Zones Development Code and
the relevant Australian Standard
for Adaptable Housing.


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 43
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

R61A                                                                         Not applicable
Where more than one                   This is a mandatory requirement.
development code applies to a         There is no applicable criterion.
development, this development
code takes precedence when
there is inconsistency of
provisions between codes.

Element 2: Building and Site Controls
Intent:
a)   To ensure that development is compatible with, and does not adversely impact on, the environment
             Rule                                Criteria                               Discussion
2.1 Subdivision
R62                                                                          The Alexander & Albemarle Building
Subdivision is only permitted         This is a mandatory requirement.       Redevelopment is located on Furzer
where it meets all of the             There is no applicable criterion.      Street in the Woden Town Centre at
following:                                                                   Blocks 49, 50, 51 & 52, Section 8, in
a. it is part of a development                                               the division of Phillip, ACT. Blocks
      application for another                                                49, 50, 51 & 52 will be consolidated
      assessable development                                                 to form a single block to
                                                                             accommodate the Alexander &
b. it is demonstrated that any                                               Albemarle Building Redevelopment.
      residual block can                                                     The consolidation process includes
      accommodate another                                                    the direct grant of Block 49 &
      assessable development                                                 51/8/Phillip to the developer.
      designed in accordance
      with the relevant sections of
      this Code.
2.2 Demolition
R63                                   C63                                    Refer to DRR Appendix R for utility
In accordance with section 148        If a Statement of Endorsement is not   endorsements.
of the Planning and Development       provided the application will be       Hydraulic services are approved in
Act 2007, the application is          referred to relevant utilities in      principle by ActewAGL.
accompanied by a Statement of         accordance with the requirements of    Electrical services are under review
Endorsement from utilities            the Planning and Development Act       by ActewAGL.
(including Water, Sewerage,           2007.
Stormwater, Electricity and Gas)                                             Refer to DRR Appendix G for land
stating that:                                                                contamination advice.
a.    All network infrastructure on                                          Refer to DRR Appendix H for
      or immediately adjacent the                                            asbestos report.
      site has been identified on
      the plan
b.    All potentially hazardous
      substances and conditions
      (associated with or resulting
      from the demolition
      process) that may
      constitute a risk to utility
      services have been
      identified
c.    All required network
      disconnections have been
      identified and the
      disconnection works
      comply with utility
      requirements
d.    All works associated with
      the demolition comply with
      and are in accordance with
      utility asset access and
      protection requirements.

May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 44
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.3 National Capital Plan Requirements

                                    C64                                        Not applicable
There is no applicable rule.        Where a development is subject to
                                    Special Requirements under the
                                    National Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, the
                                    development is not inconsistent with
                                    the Special Requirements or
                                    Development Control Plan. Where
                                    any provision of this code is
                                    inconsistent with Special
                                    Requirements under the National
                                    Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, that
                                    provision has no effect.

Element 3: Built Form
Intent:
a.   To ensure that the massing, scale, colours and materials used for buildings results in harmonious and high
     quality urban design outcomes
b.   To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
     or the desired future character of the area established within the Plan
c.   To provide for buildings that promote a safe and assessable urban environment
Note: Under the Building Act 2004, most buildings need to meet the requirements of the Building Code of
Australia. For certain classes of buildings, this will include prescribed energy requirements.
3.1 Building Design and Materials
There is no applicable rule.        C65                                        The Alexander & Albemarle Building
                                    Development contributes to the             height is equal to the existing
                                    amenity and character of the adjacent      buildings to retain the stepping form
                                    public spaces by addressing all of the     of Woden Town Centre, define street
                                    following:                                 edges and maintain the civic amenity
                                                                               of Woden.
                                    a) providing interesting, functional
                                          and attractive facades that          The building arrangement generates
                                          contribute positively to the         a significant public space named
                                          streetscape setting and              “Supply Place” on North Walk
                                          pedestrian experience                connected to Furzer Street as a city
                                                                               garden.
                                    b) minimising the visual impact of
                                          reflected sunlight                   The development seeks to build a
                                                                               contemporary memory of the existing
                                    c)    incorporating articulated building   Alexander & Albemarle Buildings with
                                          forms to compliment the              a proportionate facade grid and
                                          existing, or future desired          reinforce the heritage significance of
                                          character of, adjacent               the Woden Library with a strong
                                          development                          tower form to the Furzer Street edge.
                                    d) integrating plant installations
                                                                               Building glass reflectivity is limited to
                                          and service structures with the
                                          building design, so they are set     a maximum of 15% to control
                                          back from the building facade        reflected sunlight.
                                          and screened from public areas.      The buildings are scaled with vertical
                                                                               elements to Furzer Street to control
                                                                               the apparent building volume as
                                                                               successfully achieved with the new
                                                                               SIRIUS building.
                                                                               Building service zones are screened
                                                                               from Furzer Street with inset loading
                                                                               areas to access all services. Rooftop
                                                                               plantrooms are setback 5m from
                                                                               building parapets.




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Block 49, 50, 51, 52, Section 8, Phillip

3.2 Crime Prevention Through Environmental Design
                                   C66                                     Refer to DRR Appendix M for CPTED
There is no applicable rule.       The development meets the               report.
                                   requirements of the Crime Prevention
                                   Through Environmental Design
                                   General Code.
3.3 Access and Mobility
                                   C67                                     Refer to DRR Appendix N for Access
There is no applicable rule.       The development meets the               Policy.
                                   requirements of the Access and
                                   Mobility General Code.
3.4 Car Parking Structures
                                   C68                                     Not applicable
There is no applicable rule.       Car parking structures are designed
                                   to integrate with the built form of
                                   adjacent existing development.
3.5 Location Requirements for Community and Recreation Facilities
                                   C68A                                    Not applicable
There is no applicable rule.       The development meets the
                                   requirements of the Community and
                                   Recreation Facilities Location
                                   Guidelines General Code.

Element 4: Parking and Site Access
Intent:
a)   To ensure safe and efficient access for vehicles and pedestrians
b)   To ensure adequate parking facilities are provided
4.1 Traffic Generation
                                   C69                                     Refer to DRR Appendix L for Traffic
There is no applicable rule.       The existing road network can           Assessment
                                   accommodate the amount of traffic
                                   that is likely to be generated by the
                                   development.
4.2 Main Pedestrian Areas and Routes
                                   C70                                     Three pedestrian options across
There is no applicable rule.       Main pedestrian areas and routes are    Supply Place between North Walk
                                   retained unless it can be shown that    and Furzer Street including diagonal
                                   as part of any change, the pedestrian   pathway NW - SE;
                                   access, circulation system, structure   Pedestrian zone along Furzer Street
                                   and legibility of the centre is         between buildings and kerb line
                                   adequately maintained.                  nominally 3.1m wide at narrowest
                                                                           points, with further 2.5m available as
                                                                           flush trafficable porous paving street
                                                                           tree wells (subject to service
                                                                           locations & clearances);
                                                                           North Walk corridor 9m wide, with
                                                                           reconstructed raised tree planters set
                                                                           no further forward than existing light
                                                                           columns;
                                                                           Pedestrian use of Alexander loading
                                                                           dock driveway to gain access to
                                                                           North Walk discouraged by greater
                                                                           area of planted zones and blade
                                                                           walling subject to utility clearances
                                                                           (physical access through space
                                                                           maintained for safety)


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 46
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Block 49, 50, 51, 52, Section 8, Phillip

4.3 Access
                                    C71                                        Three driveways are provided off
There is no applicable rule.        Driveways and pedestrian entrances         Furzer Street for development
                                    to the site are clearly visible from the   carpark and service access.
                                    front site boundary.
R72                                 C72                                        Building service zones are screened
Loading docks or vehicular          Loading docks and vehicular entries        from Furzer Street with inset loading
entries to buildings are not        do not dominate the street frontage or     areas to access all services.
located on frontages to the         conflict with parking and pedestrian
street.                             movements in front of the building.
                                    C73                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Site access complies with the              Assessment.
                                    requirements of the Parking and
                                    Vehicular Access General Code.
4.4 Parking
                                    C74                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Car Parking complies with the              Assessment
                                    requirements of the Parking and
                                    Vehicular Access General Code.
                                    C75                                        Refer to DRR section 3.12 for bicycle
There is no applicable rule.        Bicycle Parking complies with the          parking assessment.
                                    requirements of the Bicycle Parking
                                    General Code.
4.5 Circulation
R76                                                                            Refer to DRR Appendix L for Traffic
Onsite provision is made for the    This is a mandatory requirement.           Assessment
loading and unloading of            There is no applicable criterion.          Refer to DRR Appendix O for turning
vehicles, with adequate                                                        manoeuvre assessment.
manoeuvring space so that
vehicles can enter and leave the
site travelling in a forward
direction.
Note: Loading, unloading and
associated manoeuvring area is in
addition to minimum parking
requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 47
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Block 49, 50, 51, 52, Section 8, Phillip


Element 5: Amenity
Intent:
a.    To promote a high level of amenity through consideration of personal safety, landscaping and visual impact

              Rule                                 Criteria                              Discussion
5.1 Landscape
There is no applicable rule.        C77                                      a)
                                    A documented landscape design            Supply      Place    planned as      a
                                    concept shows how landscape              contemporary recreation of 'city park'
                                    associated with the development          appeal of existing landscaped
                                    addresses all of the following:          courtyard, ie. a balanced and visually
                                                                             appealing composition of grass,
                                    a) is sensitive to site attributes,      plantings, pavements and furniture;
                                         including streetscapes and
                                         landscapes of documented            Existing semi-deciduous mature trees
                                         heritage significance               lining western edge of North Walk
                                                                             retained or re-established at similar
                                    b) is of an appropriate scale            spacing to maintain a 'green edge' to
                                         relative to the road reserve        North Walk;
                                         width and building bulk
                                                                             Green edges' also established to
                                    c)   uses vegetation types and           southern pedestrian link between
                                         landscaping styles which            adjacent streets and buildings;
                                         complement the streetscape
                                                                             Street and North Walk gradients
                                    d) integrates with parks, reserves       matched, then translated into building
                                         and public transport corridors      approach and Supply Place grading
                                    e) does not adversely affect the         scheme characterised by use of
                                         structure of the proposed           blade and retaining walls to achieve
                                         buildings or adjoining buildings    grade change where necessary;
                                    f)   contributes to energy efficiency    Adopts prevalent Woden Town
                                         and amenity by providing            Centre rectilinear geometry at
                                         substantial shade in summer,        perimeters       through     pavement
                                         especially to west-facing           selection, configuration of walls and
                                         windows and open car park           regular tree spacing, but provides
                                         areas, and admitting winter         relief to this grid patterning within
                                         sunlight to outdoor and indoor      Supply Place and Furzer Street
                                         living areas                        frontage by angular landscape
                                    g) improves privacy and minimises        geometry responding to symmetry of
                                         overlooking between buildings       three new buildings;
                                    h) satisfies utility maintenance         Blade walls to pavilion building
                                         requirements and minimises the      frontage (for grade change handling
                                         visual impact and risk of           & provision of seating area/s) extend
                                         damage to aboveground and           no further forward to street than
                                         underground utilities               Alexander & Albemarle building
                                                                             envelope
                                    i)   provides adequate sight lines for
                                         vehicles and pedestrians,           b)
                                         especially near street corners      Pedestrian zone along Furzer Street
                                         and intersections                   between buildings and kerb line
                                    j)   does not obscure or obstruct        nominally 3.1m wide at narrowest
                                         building entries, paths and         points, with further 2.5m available as
                                         driveways to reduce the actual      flush trafficable porous paving street
                                         or perceived personal safety        tree wells (subject to service
                                         and security.                       locations & clearances);
                                                                             Re-established tree plantings along
                                                                             North Walk assist proposed building
                                                                             colonnade in 'scaling' buildings and
                                                                             offering overhead element
                                                                             Proposed tree plantings within Supply
                                                                             Place (Eucalyptus, Liquidambar,
                                                                             Liriodendron) are of significant scale
                                                                             appropriate to the building masses;


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 48
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Block 49, 50, 51, 52, Section 8, Phillip

                                                                          Grade change structures, including
                                                                          cafe terrace and over-podium raised
                                                                          tree planting zones, articulate plan
                                                                          geometry and visually articulate &
                                                                          relieve significant ground plane area
                                                                          of Supply Place;
                                                                          Composition of irrigated grass,
                                                                          garden beds, pavements and tree
                                                                          canopy avoids excessive zones of
                                                                          any single treatment
                                                                          c)
                                                                          complements         streetscape     by
                                                                          adoption of adjacent Furzer Street
                                                                          landscape pavements, bicycle rail
                                                                          furniture and street tree species &
                                                                          surrounds across verge areas (tree
                                                                          plantings contingent on underground
                                                                          service locations & Actew / TaMS
                                                                          design acceptance)
                                                                          d)
                                                                          Improves pedestrian access to
                                                                          Supply Place from North Walk by
                                                                          establishing openings through in
                                                                          raised North Walk tree plantings;
                                                                          Integrates with Sirius Place by
                                                                          installation of new steps offering
                                                                          direct pedestrian passage between
                                                                          Sirius     Place     and     Alexander
                                                                          development
                                                                          New 'Supply Place' (park) accessible
                                                                          from all new building entries;
                                                                          e)
                                                                          In-ground tree plantings set minimum
                                                                          3.6m from proposed building facade;
                                                                          Raised tree planting zones over
                                                                          basement slab nom. 1800 deep to
                                                                          provide appropriate growing medium
                                                                          for new and transplanted trees;
                                                                          f)
                                                                          Range of deciduous, semi-deciduous
                                                                          and evergreen tree canopies will
                                                                          provide amenity through seasonal
                                                                          variation in shading of ground plane;
                                                                          Re-established North Walk tree edge
                                                                          and reconstructed planter walls will
                                                                          allow incidental shaded seating;
                                                                          Zelkova serrata street tree plantings
                                                                          will provide some shading of western
                                                                          pavilion and lower tower block
                                                                          windows from late afternoon sun on
                                                                          maturity;
                                                                          Deciduous tree canopy adjacent
                                                                          seating & bbq space and evergreen
                                                                          canopy partially over irrigated grass
                                                                          to encourage summer use;
                                                                          g)
                                                                          Semi-deciduous trees to southern
                                                                          and eastern interfaces contribute to
                                                                          privacy between buildings and limit
                                                                          overlooking.
                                                                          Transplanted semi-mature trees and

May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                             Page 49
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Block 49, 50, 51, 52, Section 8, Phillip

                                                                                  proposed evergreen native trees
                                                                                  planted over podium within Supply
                                                                                  Place will filter overlooking views to
                                                                                  publicly accessible landscape zones,
                                                                                  and     provide      landscape   buffer
                                                                                  between buildings.
                                                                                  h)
                                                                                  Minimises structures over known
                                                                                  underground assets (Final setout of
                                                                                  walls subject to asset protection
                                                                                  clearances);
                                                                                  Tree root barriers to be included in
                                                                                  detailed documentation;
                                                                                  i)
                                                                                  Low plantings only (max. 1m) at
                                                                                  corners and intersections;
                                                                                  j)
                                                                                  Low plantings (maintained to max.
                                                                                  1m) at building entries;
                                                                                  Blade walls to pavilion building street
                                                                                  frontage guide pedestrians central to
                                                                                  verge away from basement carpark
                                                                                  building exit point;
                                                                                  Building entries including cafe
                                                                                  typically    open       paved   ground
                                                                                  surfacing with any planted garden
                                                                                  zones set away from entry;


There is no applicable rule.           C78                                        Not applicable
                                       Tree Planting in and around car parks
                                       provides shade and softens the visual
                                       impact of parking areas.
5.2 Lighting
R79                                    C79                                        Refer to DRR Appendix for External
External lighting is provided to       External lighting is provided in           Lighting Plan
building frontages, to all             accordance with the Crime
pathways, roads, laneways and          Prevention Through Environmental
car-parking areas in accordance        Design General Code.
with Australian Standard
AS1158.1.3 Pedestrian Lighting.
R80                                    C80                                        All external lighting will minimise light
All external lighting provided is in   All outdoor lighting, including security   spill to AS 4282 and Greenstar Office
accordance with AS 4282                and car park lighting, is designed and     v3 requirements.
Control of the Obtrusive Effects       sited to minimise light spill.
of Outdoor Lighting.
5.3 Signs
There is no applicable rule.           C81                                        Signs are subject to separate
                                       Signs comply with the Signs General        application.
                                       Code.
5.4 Neighbourhood Plans
There is no applicable rule.           C82                                        Not applicable
                                       Where a Neighbourhood Plan exists
                                       development demonstrates response
                                       to the key strategies and actions of
                                       the relevant Neighbourhood Plan.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                        Page 50
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 6: Environment
Intent:
a)    To identify and mitigate potential onsite and offsite environmental impacts of development and incorporate
      alternative design options where necessary

               Rule                                   Criteria                                  Discussion
6.1 Water Sensitive Urban Design
Note: Refer to the Water Ways: Water Sensitive Urban Design General Code for more information on Water Sensitive Urban
Design

R83                                   C83                                         Refer to DRR Appendix E for WSUD
Evidence is provided that shows       This is a mandatory requirement.            report.
the development achieves a            There is no applicable criterion.
minimum 40% reduction in mains
water consumption compared to
an equivalent development
constructed in 2003 using the
ACTPLA on-line assessment tool
or another tool as included in the
Water Ways: Water Sensitive
Urban Design General Code.
The 40% target is met without
any reliance on landscaping
measures to reduce
consumption.
This requirement does not apply
for extensions with an increase in
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.
R84                                   C84                                         Refer to DRR Appendix E for WSUD
All sites of size greater than        Evidence is provided that                   report.
        2
2000m need to provide                 demonstrates that for all sites of size
                                                          2
evidence of stormwater storage        greater than 2000m , a reduction of
greater than or equal to the          1-in-3 month stormwater peak run off
                             2
volume of 1.4kL per 100 m of          flow to pre-development levels with
impervious area and release           release of captured flow over a period
over a period of 1 to 3 days.         of 1 to 3 days can be achieved.
50% of the volume of rainwater        This requirement does not apply for
tanks with a toilet connection        extensions with an increase in the
may be regarded as contributing       combined roof area, driveway, car
towards this requirement.             manoeuvring areas and car parking
This requirement does not apply       areas of less than 25% of the original
for extensions with an increase in    area.
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.




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Block 49, 50, 51, 52, Section 8, Phillip

R85                                  C85                                        Refer to DRR Appendix E for WSUD
                                                                       2        report.
Sites of size greater than           Sites of size greater than 5,000m
        2
5,000m need to provide               need to provide evidence showing a
evidence showing a reduction in      reduction in average annual
average annual stormwater            stormwater pollutant export load of:
pollutant export load of:
                                     d)    suspended solids by 60%
a)    suspended solids by 60%
                                     e)    total phosphorous by 45%
b)    total phosphorous by 45%
                                     f)    total nitrogen by 40%
c)    total nitrogen by 40%
                                     compared to an urban catchment with
compared to an urban catchment       no water quality management
with no water quality                controls, using any other method.
management controls, using the
MUSIC model to demonstrate           This requirement does not apply for
compliance.                          extensions with an increase in the
                                     combined roof area, driveway, car
This requirement does not apply      manoeuvring areas and car parking
for extensions with an increase in   areas of less than 25% of the original
the combined roof area,              area.
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.

R86                                  C86                                        Refer to DRR Appendix E for WSUD
All sites of size greater than       Evidence is provided by a suitably         report.
        2
2000m and subject to                 qualified person that shows that for all
                                                                       2
redevelopment need to ensure         sites of size greater than 2,000m
that the capacity of the existing    and subject to redevelopment
pipe (minor) stormwater              EITHER
connection to the site is not
exceeded in the 1-in-20 year         a reduction of 1-in-5 year and 1-in-
storm event.                         100 year stormwater peak run off flow
                                     to pre-development levels. See
All sites of size greater than       WaterWays General Code for more
        2
2000m and subject to                 detail.
redevelopment need to ensure
that the capacity of the existing    OR
overland (major) stormwater          That the capacity of the downstream
system to the site is not            piped stormwater system to its outlet
exceeded in the 1-in-100 year        with an open channel is not exceeded
storm event.                         in the 1-in-20 year storm event


For estate and multiple block        For estate and multiple block
                                                                        2
developments larger than             developments larger than 5,000m ,
        2
5,000m , retardation of              retardation of stormwater to meet the
stormwater to meet the above         above requirements are to be met at
requirements are to be met at the    the estate scale unless it can be
estate scale rather than by          demonstrated that this is less feasible
measures on individual blocks.       than measures on individual blocks.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 52
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Block 49, 50, 51, 52, Section 8, Phillip

6.2 Heritage

R87                                   C87                                      The existing Alexander & Albemarle
In accordance with section 148        If advice from the Heritage Council is   Buildings are not included on the
of the Planning and Development       required, but not provided, then the     ACT Heritage Register.
Act 2007, applications for            application will be referred to the      The adjacent Woden Library was
development on land or buildings      Heritage Council in accordance with      registered on the ACT Heritage
subject to interim or full heritage   the requirements of the Planning and     Register in 2009.
registration are to be                Development Act 2007.                    The development seeks reinforce the
accompanied by advice from the                                                 heritage significance of the Woden
Heritage Council stating that the                                              Library with a strong tower form to
development meets the                                                          the Furzer Street edge.
requirements of the Heritage Act
2004.
6.3 Trees
R88                                   C88                                      Tree removals and tree protection
                                                                               measures are described in Tree
In accordance with section 148        If an approved Tree Management           Management Plan (Dwg TMP-01)
of the Planning and Development       Plan is required, but not provided,      and Landscape Management and
Act 2007, where the                   then a draft Tree Management Plan is     Protection Plan (Dwg LMPP_01)
development proposal requires         to accompany the application. The        accompanying the application. One
groundwork within the tree            draft Tree Management Plan will be       tree (#19) is to be retained and
protection zone of a protected        referred to the relevant agency in       protected. A further eleven trees are
tree, or is likely to cause damage    accordance with the requirements of      proposed to be stockpiled and
to or removal of, any protected       the Planning and Development Act         transplanted to within the landscape
trees, the application must be        2007.
                                                                               development of Supply Place.
accompanied by a Tree
Management Plan approved
under the Tree Protection Act
2005.
Note: “Protected tree” is defined
under the Tree Protection Act 2005.

R89                                   C89                                      Measures for the protection of
Trees on development sites may        Retained trees are protected and         retained trees are described in Tree
be removed only with the prior        maintained during construction to the    Management Plan (Dwg TMP-01)
agreement in writing of the           satisfaction of the Territory.           and Landscape Management and
Territory.                                                                     Protection Plan (Dwg LMPP_01)
                                                                               accompanying the application




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Block 49, 50, 51, 52, Section 8, Phillip

6.4 Hazardous Material

R90                                  C90                                       Refer to DRR Appendix H for
For the demolition of multi-unit     If an endorsed Hazardous Materials        Hazardous Materials Report
housing (including garages and       Survey is not provided the application
carports) constructed* prior to      will be referred to the relevant agency
1985, and Commercial/Industrial      in accordance with the requirements
premises constructed prior to        of the Planning and Development Act
2005, a Hazardous Materials          2007.
Survey (including an asbestos
survey) is carried out and signed
by an appropriately licensed
person and is endorsed by
Environment Protection.

The Survey is provided and
covers the disposal of hazardous
materials, showing that:
a)   Hazardous material
     disposal (including
     asbestos) is to be at a
     licensed disposal facility in
     the ACT
b)   If hazardous materials are
     to be transported for
     disposal interstate,
     approval from the
     Environment Protection
     Authority is obtained prior
     to removal of material from
     the site
c)   An appropriately licensed
     contractor is engaged for
     the removal and transport
     of all hazardous materials
     (including asbestos)
     present at the site.

* construction date means the
date when the Certificate of
Occupancy was issued
6.5 Contamination
R91                                  C91                                       Refer to DRR Appendix G for land
A statement is provided that the     If a statement that the site has been     contamination advice.
potential for land contamination     assessed is not provided, the
has been assessed in                 application will be referred to the
accordance with the ACT              relevant agency in accordance with
Government Strategic Plan –          the requirements of the Planning and
Contaminated Sites                   Development Act 2007.
Management 1995 and the ACT
Environment Protection Authority
Contaminated Sites
Environmental Protection Policy
2000, and it is demonstrated that
the land is suitable for the
proposed development.




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Block 49, 50, 51, 52, Section 8, Phillip


6.6 Erosion and Sediment Control

R92                                  C92                                       Not applicable
For sites less than 0.3 of a         If a plan is not provided, the
hectare, a plan is provided to       application will be referred to the
demonstrate that the                 relevant agency in accordance with
development complies with the        the requirements of the Planning and
ACT Environment Protection           Development Act 2007.
Authority, Environment
Protection Guidelines for
Construction and Land
Development in the ACT, August
2007.
R93                                  C93                                       Refer to DRR Appendix A for
For development on a site            If an endorsed Sediment and Erosion       Sediment and Erosion Control Plan
greater than 0.3 of a hectare, the   Control Plan is not provided the
application is accompanied by an     application will be referred to the
Erosion and Sediment Control         relevant agency in accordance with
Plan endorsed by ACT                 the requirements of the Planning and
Environment Protection.              Development Act 2007.
6.7 Excavation
There is no applicable rule.         C94                                       A single level basement is proposed
                                     Onsite cut and fill is minimised and      in accordance with land capacity
                                     managed to ameliorate negative off        requirements.
                                     site impacts.
6.8 Wind
There is no applicable rule.         C95                                       Not applicable
                                     For buildings higher than 19m but
                                     less than 28m, a wind assessment
                                     report prepared by a suitably qualified
                                     person demonstrates that the
                                     development will not impact
                                     adversely on safety and comfort in
                                     the public realm and other open
                                     spaces associated with the
                                     development.
R96                                                                            Refer to DRR Appendix K for Wind
For buildings higher than 28m, a     This is a mandatory requirement.          Assessment.
report on wind testing conducted     There is no applicable criterion.
by a suitably qualified person
establishes that the following
wind speeds are met by the
development:
a)   main pedestrian areas and
     routes: 10 m/s, and
b)   all other streets and public
     places: 16 m/s.
6.9 Air Emissions - Odours
R97                                  C97                                       Refer to DRR Appendix J for Air
A statement is provided that all     This is a mandatory requirement.          Emissions Statement.
exhaust and ventilation systems      There is no applicable criterion.
for food retail premises are
installed and operated to comply
with AS1668.1 The Use of
Ventilation and Air-conditioning
in Buildings.



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 55
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Block 49, 50, 51, 52, Section 8, Phillip

6.10 Noise
R98                                   C98                                       Refer to DRR Appendix I for Noise
A Noise Management Plan,              If an endorsed Noise Management           Assessment and Noise Management
prepared by an accredited             Plan is not provided, the application     Plan.
acoustic specialist who is a          will be referred to the relevant agency
member of the Australian              in accordance with the requirements
Acoustical Society, endorsed by       of the Planning and Development
Environment Protection is             Act 2007.
provided for the following uses:
-     club
-     drink establishment
-     hotel
-     industry (except light
      industry)
-     indoor entertainment facility
-     restaurant
The Noise Management Plan
details the design, siting and
construction methods, which will
be used to minimise the impact
of noise on neighbours.


Element 7: Services
Intent:
a)    To ensure, to the satisfaction of the relevant authority, provision of all necessary onsite services required for
      the construction and operation stages of the proposed use

               Rule                                  Criteria                                Discussion
7.1 Waste Management
R99                                   C99                                       Refer to DRR Appendix O for Waste
In accordance with section 148        If a statement of compliance is not       Management Plan
of the Planning and Development       provided the application will be
Act 2007, applications are to be      referred to the Department of
accompanied by a statement of         Territory and Municipal Services in
compliance from the Department        accordance with the requirements of
of Territory and Municipal            the Planning and Development Act
Services stating that the waste       2007.
facilities and management
associated with the development
are in accordance with the
current version of the
Development Control Code for
Best Practice Waste
Management in the ACT.
R100                                  C100                                      Refer to DRR Appendix F for Site
A Statement of Compliance from        If a Statement of Compliance is not       Servicing
the relevant agency is provided,      provided the application will be
which confirms that the               referred to the relevant agency in
discharge (or potential discharge     accordance with the requirements of
by accident or spillage) of non-      the Planning and Development Act
domestic liquid waste to the          2007.
sewerage or stormwater
networks complies with utility
standards and requirements.




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  Alexander Albemarle
 Block 49, 50, 51, 52, Section 8, Phillip

7.2 Servicing and Site Management
R101                                     C101                                    Refer to DRR Appendix O for Waste
In accordance with section 148           If a Statement of Endorsement is not    Management Plan
of the Planning and Development          provided the application will be
Act 2007, the application is             referred to the relevant agency in
accompanied by a Statement of            accordance with the requirements of
Endorsement from the relevant            the Planning and Development Act
agency stating that the waste            2007.
facilities and management
associated with the development
are in accordance with the
Design Standards for Urban
Infrastructure.
7.3 Utilities
R102                                     C102                                    Refer to DRR Appendix R for utility
A Statement of Compliance from           If a Statement of Compliance is not     endorsements.
each relevant utility provider (for      provided the application will be        Hydraulic services are approved in
water, sewerage, stormwater,             referred to the relevant agency in      principle by ActewAGL.
electricity and gas) is provided,        accordance with the requirements of     Electrical services are under review
which confirms that the location         the Planning and Development Act        by ActewAGL.
and nature of earthworks, utility        2007.
connections, proposed buildings,
pavements and landscape
features comply with utility
standards, access provisions and
asset clearance zones.
Note: Where there is a conflict
between planning and utility
requirements, the utility requirements
take precedence over other
provisions of this Code.

R103                                                                             Refer to DRR Appendix R for utility
All new permanent or long-term           This is a mandatory requirement.        endorsements.
electricity supply lines are             There is no applicable criterion.       Electrical services are under review
underground.                                                                     by ActewAGL.
7.4 Waste Water
R104                                     C104                                    Refer to DRR Appendix R for utility
Subject to ACTEWAGL approval,            This is a mandatory requirement.        endorsements.
all under cover areas drain to the       There is no applicable criterion.       Hydraulic services are approved in
sewer.                                                                           principle by ActewAGL.
7.5 Storage
R105                                     C105                                    Not applicable
Outdoor storage areas address            Where the proposed use requires
all of the following:                    open areas for storage of goods and
a)     are located behind the            materials, adequate provision is
       building line                     included in the design and layout of
                                         the site for these areas, and they do
b)     are screened from view            not encroach on car parking,
       from any road or other            driveways or landscaped areas.
       public area
c)     do not encroach on car-
       parking areas, driveways,
       or landscape areas.
7.6 Easements
R106                                                                             Refer to DRR Appendix Q for
There is no encroachment over            This is a mandatory requirement.        Implementation Plan and proposed
easements or rights of way.              There is no applicable criterion.       Easements.




 May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 57
Alexander
Albemarle
Blocks 49, 50, 51, 52, Section 8, Phillip


Design Response Report

May & Russell Architects Pty Ltd
ACN 087 172 718
Unit 5/7 Napier Close
PO Box 268
Deakin West ACT 2600
T (02) 6285 3077 F(02) 6281 3340
E pmpr@mayrussell.com.au


Project Code: 09_50
May 2010
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


DESIGN REPORT


CONTENTS

1.0              PREAMBLE
1.1              Project Name
1.2              Project Developer
1.3              Design Consultants

2.0              PROJECT BACKGROUND
2.1              Site
2.2              Existing Office Development
                      Alexander & Albemarle Buildings
                      Trees
                      Geotechnical Study
                      Site Contamination
                      Hazardous Materials
                      Land Survey
                      Heritage
                      Infrastructure
2.3              Planning Control and Guidelines
                      Territory Plan
                      Woden Town centre Background
                      Woden Master Plan

3.0              PROPOSED OFFICE DEVELOPMENT
3.1              Alexander & Albemarle Buildings Demolition
3.2              Alexander & Albemarle Buildings Redevelopment
3.3              Environment
                      Greenstar V3
                      NABERS Energy
                      Daylight
                      Noise
                      Air Quality
                      Water Sensitive Urban Design
                      Wind Environment
                      Overshadowing
                      External Lighting
3.4              Façade
3.5              Authorities
3.6              Building Code of Australia
3.7              Crime Prevention through Environmental Design
3.8              Access for People with Disabilities
3.9              Waste Management
3.10             Schedule of External Finishes
3.11             Schedule of Areas
3.12             Schedule of Parking
3.13             Traffic Assessment

4.0              STATEMENT AGAINST RELEVANT CRITERIA




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Block 49, 50, 51, 52, Section 8, Phillip


APPENDIX A              DA DRAWINGS
                        DESIGN IMAGES
                        SITE ANALYSIS
                        LOCATION PLAN
                        SITE PLAN
                        FLOOR PLANS
                        ELEVATIONS
                        SECTIONS
                        GFA PLANS
                        SHADOW DIAGRAM
                        LANDSCAPE PLAN
                        LNDSCAPE LEVELS
                        LANDSCAPE DETAILS
                        LANDSCAPE ELEVATIONS
                        TREE MANAGEMENT PLAN
                        LANDSCAPE MANAGEMENT & PROTECTION PLAN
                        COMBINED SITE SERVICES PLAN
                        EXTERNAL SERVICES TERMINATIONS PLAN
                        EXTERNAL SERVICES NEW CONNECTIONS PLAN
                        SITE STORMWATER MANAGEMENT PLAN
                        ELECTRICAL & COMMUNICATIONS DEMOLITION PLAN
                        HV RETICULATION PLAN
                        SUBSTATION RETICULATION PLAN
                        EXTERNAL LIGHTING PLAN
                        POLLUTION CONTROL PLAN & DETAILS
                        TEMPORARY TRAFFIC MANAGEMENT PLAN
                        EXTERNAL SERVICES PLAN – STORMWATER
                        CIVIL WORKS PLAN
                        WASTE CENTRE VEHICLE ACCESS PLAN
                        SURVEY CERTIFICATE

APPENDIX B              EXTERNAL FINISHES SCHEDULE, MAY + RUSSELL
APPENDIX C              HERITAGE, ACT HERITAGE COUNCIL
APPENDIX D              TREE ASSESSMENT, ENVIROLINKS
APPENDIX E              WSUD REPORT, TENNANT HYDRAULIC CONSULTING SERVICES
APPENDIX F              GEOTECHNICAL SURVEY, COFFEY
APPENDIX G              LAND CONTAMINATION, ENVIRONMENT PROTECTION UNIT
APPENDX H               ASBESTOS REPORT, ROBSON ENVIRONMENTAL
APPENDIX I              ACOUSTICS REPORT, AECOM
APPENDIX J              AIR EMISSIONS REPORT, NORTHROP
APPENDIX K              WIND ENVIRONMENT REPORT, WINDTECH
APPENDIX L              TRAFFIC ASSESSMENT, HUGHES TRUEMAN
APPENDIX M              CPTED REPORT, MAY + RUSSELL
APPENDIX N              ACCESS REVIEW, ERIC MARTIN & ASSOCIATES
APPENDIX O              WASTE MANAGEMENT PLAN, MAY + RUSSELL, SELLICK, AWT
APPENDIX P              GREENSTAR OFFICE V3 PATHWAY, NORTHROP
APPENDIX Q              SURVEY CERTIFICATE & IMPLEMENTATION PLAN, KLEVEN SPAIN
APPENDIX R              AUTHORITIES CORRESPONDANCE




REVISION SCHEDULE

Date       Number       Amendments                                               Code
24.05.10   1            Issued for DA                                               A


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Block 49, 50, 51, 52, Section 8, Phillip


1.00    PREAMBLE

Jure Investments Pty Ltd proposes to redevelop the existing Alexander & Albemarle Building site in Woden Town
Centre to provide new office accommodation for an Australian Government Department to current
Commonwealth accommodation guidelines.


1.01    PROJECT NAME

NAME                                          Alexander & Albemarle Building Redevelopment




1.02    PROJECT DEVELOPER

DEVELOPER                                     DOMA Constructions


1.03 CONSULTANTS

PROPERTY                                      Colliers International
ARCHITECTURE                                  May + Russell Architects
LANDSCAPE                                     Enviro Links Design
COST                                          Wilde & Woollard
STRUCTURE                                     AWT Consulting Engineers
TRAFFIC                                       Hughes Trueman
CIVIL                                         Sellick Consultants
MECHANICAL, ELECTRICAL, FIRE                  Northrop Building Services
FIRE SAFETY                                   Defire
HYDRAULICS                                    Tennant Hydraulic Consulting Services
ACCESS                                        Eric Martin and Associates
ACOUSTICS                                     AECOM
LIFTS                                         Vertrans Consultants
NABERS ENERGY                                 Exergy Australia
GREENSTAR                                     Northrop Building Services




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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


2.00    PROJECT BACKGROUND


2.01    SITE

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT.
Blocks 49, 50, 51 & 52 will be consolidated to form a single block to accommodate the Alexander & Albemarle
Building Redevelopment. The consolidation process includes the direct grant of Block 49 & 51/8/Phillip to the
developer.




Refer to Appendix Q for IMPLEMENTATION PLAN



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Block 49, 50, 51, 52, Section 8, Phillip




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Block 49, 50, 51, 52, Section 8, Phillip




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Block 49, 50, 51, 52, Section 8, Phillip

2.02    EXISTING OFFICE DEVELOPMENT




Albemarle under construction 1968 (ACT Heritage Library)




ALEXANDER & ALBEMARLE BUILDINGS
The Alexander & Albemarle Buildings were constructed in 1968-69 to the precinct design of the NCDC.
AREA SCHEDULE
Alexander Building                11,902m2 GFA
Albemarle Building                11,930m2 GFA


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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

TREES
A tree assessment was undertaken by Landscape Consultants Enviro Link Design to assess landscape value and
compliance requirements.

Tree damaging activity approval is required to allow for construction of the proposed Alexander & Albemarle
Building redevelopment.

We note that refurbishment of the existing buildings to retain both the existing structures and existing trees has
been investigated. Tenders for office accommodation in the refurbished Albemarle Building have been rejected by
the Commonwealth accommodation market due to the small floor plate. To retain Commonwealth tenants new
buildings to current environmental standards and providing at least 1,500m2 NLA of office accommodation are
required.

The significant public places between the Alexander and Albemarle Buildings are to be replaced with a new city
garden “SUPPLY PLACE” incorporating advanced tree planting.
Refer to Appendix D for TREE ASSESSMENT

GEOTECHNICAL STUDY
A geotechnical study of the site conducted by Coffey (2010) notes that “the Geology Map of Canberra,
Queanbeyan and Environs indicates that the site is underlain by weathered Rhyodacite of the Deakin Volcanics
Formation.”

The subsurface profile is expected to be fill from to 0.6m/1.1m, with colluvium to 1.7m/2.7m underlain by
weathered rhyodacite to 7.6m/10.0m. Groundwater levels are likely to be greater than 8m below the ground
surface.
Refer to Appendix F for GEOTECHNICAL SURVEY

SITE CONTAMINATION
The Environment Protection Unit has advised that the Alexander and Albemarle Building sites are not recorded on
the Register of contaminated sites. Underground fuel storage tanks were removed in 1997 from both the
Alexander and Albemarle Building sites.
Refer to Appendix G for LAND CONTAMINATION REPORT

HAZARDOUS MATERIALS
The Alexander & Albemarle Buildings have been surveyed by Robson Laboratories (2009) to determine the extent
and condition of asbestos based materials. Both buildings contain asbestos based materials including asbestos
cement sheet, asbestos core fire doors, pipe flange jointing, control boards and lift brake pads. All asbestos
material located in both buildings is non-friable and in difficult to access areas and has been labelled to Worksafe
Australia requirements. Robson advises that “the risk to occupants of exposure to airborne fibre significantly
above background levels during their normal occupation of the premises is extremely low.”

An Asbestos Management Plan has been prepared for both buildings by Robson Laboratories to manage the
asbestos risk in accordance with the Worksafe Australia requirements. The “Asbestos Code of Practice and
Guidance Notes” does not require removal of asbestos based material providing it remains in good condition.
However, no emergency works or routine maintenance may be carried out on asbestos materials unless by a
licensed asbestos removalist.

Demolition of the buildings will require asbestos removal by a licensed asbestos removalist in accordance with the
approved Asbestos Management Plan.
Refer to Appendix H for ASBESTOS REPORT

LAND SURVEY
A land survey of the site was conducted by Kleven Spain (2006) to verify property boundaries, locate all site
features, site services, trees, contours, Scarborough House levels and install survey markers.
Refer to Appendix Q for SURVEY CERTIFICATE



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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

HERITAGE
The existing leases require buildings to be named “ALEXANDER BUILDING” and “ALBEMARLE BUILDING” after
ships of the First Fleet recognising the significance of the Division “PHILLIP” name in Australian history.

Alexander
The Alexander was one of six convict transport ships in the First
Fleet. The First Fleet carried convicts and soldiers to Australia to start
a penal colony. This was the start of European settlement of
Australia. The Alexander was a ship of 452 tons under the command
of Master Duncan Sinclair, and her surgeon was William Balmain. It
was 114ft (35m) long and 31ft (9m) wide. The ship was built in Hull
in 1783.

Before leaving England, fever broke out on board and sixteen men
died. She left Portsmouth on 13 May 1787, carrying 195 male
convicts. 15 more convicts died on the journey, the most for any ship
in the fleet. She arrived at Port Jackson, Sydney, Australia, on 26
January 1788. She left Port Jackson on 14 July 1788 in company with
the Friendship, whose crew she picked up when that ship was
scuttled. She reached England on 3 June 1789. Little is known about
her return journey but in 1808 she disappeared from records.

The ship had a contract with the British Government to carry convicts.
The owners were paid at a rate of 10 shillings per ton per month until
the ship returned to Deptford. They had to agree to keep the
prisoners secure and in safe custody.

The First Fleet consisted of 11 ships which arrived in the colony in 1788 including HMS Sirius, HMS Supply,
Alexander, Charlotte, Friendship, Lady Penrhyn, Prince Of Wales, Scarborough, Borrowdale, Fishburn and Golden
Grove.

Albemarle
Built in 1780 in France weighing 530 tons. The
Albemarle departed Portsmouth, England on 27
March 1791 under the command of Master
George Bowen, and arrived at Port Jackson,
Sydney on 13 October 1791. The Albemarle
transported 282 male convicts and 6 female
convicts - the arrival of six females is a mystery.
There were 32 male deaths including 2
executions. Early in the voyage, several convicts
attempted to take over the ship. Two convicts,
Siney and Lyons were shot and the two seamen
who were also implicated were put in irons and
then landed at Madeira to be sent back to
England for sentencing.

The Third Fleet consisted of 11 ships which arrived in the colony in 1791 including Atlantic, William Ann,
Britannia, Matilda, Salamander, Albemarle, Mary Anne, Admiral Barrington, Active and Gorgon as well as The
Queen which sailed from Cork, Ireland




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Block 49, 50, 51, 52, Section 8, Phillip

INFRASTRUCTURE

SEWER
Each site is currently serviced by 2No sewer ties each, being a 150dia tie for each of the towers and 100dia tie for
each of the annexe buildings. The ties each connect to the 300dia ACTEW sewer main that runs through the
verge along the Furzer street site boundaries.

Each of ties serving the annexe buildings will be disconnected and the existing ties serving the towers will be
retained to service the proposed new buildings.

The existing downstream sewer drainage system has sufficient capacity to receive the additional loading from the
proposed development.

As the existing sewer runs close the site boundary any requirement for soil anchors from the construction of the
new basements will need to be set at a level to run below the sewer.

WATER
Each of the sites are currently serviced by multiple water tie connections from a 225dia water main in the Furzer
Street verge. Each of the existing ties will be removed and new consolidated domestic and fire service water
supplies will provided for each site respectively.

The new water service ties will be configured to provide a grade 1 water supply connection from the authority
mains as is required for the fire protection of high rise buildings (refer to hydrant protection for further
information).

The existing water mains have sufficient capacity to service the proposed developments, and preliminary
modelling indicates that fire booster pumps will not be required (pending confirmation regarding fire sprinkler
protection).

An existing water easement is indicated on the Alexander site which accommodates a high flow fire hydrant. This
hydrant may be removed and replaced with 2No standard fire hydrants in the Furzer Street verge. The easement
will then be able to be extinguished.

STORMWATER
Each site is currently serviced by 2No 375dia stormwater tie points and receives stormwater drainage systems
that also service the adjacent Block 77. One of the ties will be retained for re-use for each site and the others
terminated.

Offsite SW works will accordingly be required to provide a separate drainage system for Block 55. Refer to civil
documentation for details.

Each of the tie points intended for re-use are of sufficient capacity to service the proposed developments.

GAS
Alexander Blg: Natural gas is currently supplied to this building via a high pressure steel supply to the eastern
side of the building via a reticulation that extends through the adjacent Block 55 having extended from the a
reticulation located in Bowes Street. This service will be terminated and a new service will be extended from an
existing gas supply located in Furzer Street.

Albemarle Blg: A natural gas supply is currently supplied to this building via a service line extending from the gas
supply located in Furzer Street. This service is of insufficient capacity to supply the proposed building, and
accordingly will be terminated and a new service provided.


Refer to Appendix A for SITE SERVICING PLANS




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 10
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.03     PLANNING CONTROLS AND GUIDELINES

TERRITORY PLAN
Commercial Zones - Overview
The Commercial Zones are established to recognise the various functions, values and characteristics within
commercial areas, and to provide a level of consistency and equity across the geographic range of commercial
centres. Commercial areas are structured to reflect the principles of a hierarchical system of centres, which
comprise the City Centre, town centres, group centres, and local centres.

The City Centre is also known as Canberra City or Civic.
The Town Centres include Belconnen, Gungahlin, Tuggeranong and Woden.
The Group Centres include Calwell, Charnwood, Chisholm, Conder, Curtin, Dickson, Erindale, Hawker, Jamison,
Kaleen, Kambah, Kingston, Kippax, Manuka, Mawson, Wanniassa and Weston.

The hierarchy has been developed to ensure that people have a wide choice of facilities and services wherever
they live or work within Canberra. Outside this hierarchy, there are other commercial areas in office parks and in
corridors along main avenues. The Commercial Zones also include areas for residential mixed and multi-use
development, and leisure and accommodation.

CZ2 Business Zone
This Zone is intended for more fringe commercial activities, primarily non-retail commercial uses, commercial
accommodation, and some restaurants and indoor entertainment and recreation facilities. Residential and
community uses are also permissible, subject to design and siting, provided they are not incompatible with
primary uses.

Part A – Town Centres - Overview
Town centres provide the main commercial and community focus for the district populations of Belconnen,
Gungahlin, Tuggeranong and Woden/Weston Creek. They also provide opportunities for business investment and
employment and facilitate decentralisation. Planning policies seek to promote town centres as vibrant and viable
centres with a wide range of services, facilities and employment and provide opportunities for higher density
residential development.

Objectives:
The objectives for the town centres are to:
    a) Provide the main focus for shopping, community, business and recreation activity for the district
         populations of Belconnen, Gungahlin, Tuggeranong and Woden/Weston Creek.
    b) Provide opportunities for business investment and employment while facilitating decentralisation of
         employment from the Central National Area.
    c) Encourage a mix of land uses, including medium and higher density residential uses, which contribute to
         an active and diverse character.
    d) Provide an urban structure which is simple, legible and flexible.
    e) Maintain and enhance environmental amenity and encourage a high standards of urban design that is
         consistent with the function of the centre.
    f) Encourage activities, particularly at street frontage level, that contribute to pedestrian and social
         interaction.

The Alexander & Albemarle Building Redevelopment is located in Woden Town Centre Zone CZ2




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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip




WODEN TOWN CENTRE ZONES


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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

WODEN TOWN CENTRE BACKGROUND
The NCDC Woden Town Centre Plan envisaged the centre as follows:

The Woden Town Centre will provide employment for 10,000 workers. It will have some 400,000 to 530,000 sq.
ft of retail space, two hotels, restaurants, cafes, private offices, banks, a post office, theatre, library, police
station, a church centre, clubs, a bus station, and many smaller buildings. It will provide a choice of goods,
services, and activities sufficient for all but the most specialised demands.

The centre will have higher density housing at the periphery. An adjacent cemetery which existed before the
town was planned may eventually become part of a park. Also at the periphery are sites for a multi-storey
hostel, a technical college, and a recreation centre consisting of an enclosed oval, swimming pool, tennis courts,
squash courts, and bowling greens.

The Woden Town Centre is of cruciform shape. The town square is in the centre. The surrounding car parks will
accommodate 4,000 cars, initially in surface car parks, but partial decking will provide a greater capacity later. A
system of feeder roads allows access to the individual buildings. Vehicles and pedestrians are segregated mainly
by pedestrian malls and terraces at surface level, but the air-conditioned, enclosed retail centre has service
access at the lower level and pedestrian circulation on the upper.

The civic design concept for the centre provides for an urban core of light-coloured buildings of three to nine
storeys, one building of seventeen floors and a higher building facing the town square. The town square will
have a central sunken court with colonnades on three sides. On the fourth side steps will lead down to a
forecourt which may be approached by vehicles. Landscaping of the car parks will protect cars from the sun,
screening them from the view within the centre.

Tomorrow’s Canberra, NCDC, 1970




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Block 49, 50, 51, 52, Section 8, Phillip

WODEN MASTER PLAN
The Woden Town Master Plan published by ACTPLA in 2004 seeks to “foster the growth of an innovative, safe
and collaborative living and working environment that values the social and physical heritage of Woden Town
Centre.” The Master Plan identifies the existing Alexander and Albemarle Buildings as a development opportunity
to achieve the needs of major government tenants. The Master Plan is considered when assessing Development
Applications in Woden.

Office Accommodation
Provide sites for new offices and permit redevelopment of existing buildings to achieve the needs of major
government tenants.
      Where possible encourage the refurbishment / replacement of existing Grade C office space to Grade A
       and B standard within the existing office campus structure
      Avoid dispersing the office core and diminishing the effectiveness of collocation with existing and proposed
       public transport options
      Include a mix of retail and entertainment activities at ground level to create the attractive street setting
       that is a prerequisite for Grade A office space
      Implement opportunities for dedicated undercover parking both on and off site to satisfy the needs of
       major tenants
      Identify office refurbishment and rolling office replacements that include, but are not limited to:
       - Bonner House
       - Juliana House
       - Sirius Building
       - Alexander and Albemarle Buildings
       - 5 Bowes Street (Sir Keith Campbell Building)
       - Scarborough House
      Recognise the efficiencies that occur for large anchor tenants such as the Department of Health and Aged
       Care in having a central reception area that serves the whole department rather than replicating reception
       services at a number of buildings. This may be achievable within the existing campus structure by better
       linking separate buildings.




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Block 49, 50, 51, 52, Section 8, Phillip




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Block 49, 50, 51, 52, Section 8, Phillip


3.00      PROPOSED OFFICE DEVELOPMENT


3.01      ALEXANDER & ALBEMARLE BUILDING DEMOLITION


Demolition of existing multi story buildings and associated site works comprising Alexander Building Block 50,
Section 8, Phillip and Albemarle Building Block 52, Section 8, Phillip with adjoining links including bridges,
basements and service tunnels and termination of services to Authority requirements.




DEMOLITION REQUIREMENTS

1.   All works to be in accordance with the ACT WorkCover, “ACT Safe Demolition Work Code of Practice” and the
     requirements of AS 2601.
2.   Hours of work – 7am to 5pm Monday to Saturday, no work is to be carried out on Sundays or Public Holidays.
3.   Access to the site to minimise disruption to traffic and pedestrians shall be in accordance with an approved
     Temporary Traffic Management Plan.
4.   All works to comply with an approved Sediment and Erosion Protection Plan.
5.   All works to comply with an approved Landscape Management Protection Plan.
6.   The use of explosives is prohibited and shall NOT be carried out under this contract.
7.   The contractor shall restrict dust caused by works to a practicable minimum by :
     a.   spraying affected areas on a regular basis with water as necessary to control dust.
     b.   all demolition haulage vehicles entering and leaving the site shall at all times have their loads covered.
     c.   surrounding streets shall be kept free of dirt and dust on a regular basis by way of street sweeper and/or
          water tanker.
8.   Noise and vibration from the use of heavy equipment shall be minimised by :
     a.   restricting times when noisy work is carried out.
     b.   all construction plant and equipment to be fitted with properly maintained noise suppression devices.

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Block 49, 50, 51, 52, Section 8, Phillip

3.02     ALEXANDER & ALBEMARLE BUILDING REDEVELOPMENT

The Alexander & Albemarle Building Redevelopment is designed to provide approximately 40,600m2 NLA of
“GREEN” office accommodation in the Woden Offices Precinct.

The office development is a new generation PCA Grade “A” quality office development offering flexible, functional
accommodation with a 4.5 star NABERS Energy and 5 Greenstar rating.
Design Standard:              Commonwealth Accommodation design brief
Grade:                        Property Council of Australia “A-Grade” quality office accommodation
Environment:                  4.5 star NABERS ENERGY, 5 star Greenstar v3
DESCRIPTION
The buildings comprise approximately 40,600m2 of office accommodation in two office towers facing Furzer Street
linked by a Pavilion Building. The building entries are off Furzer Street with landscaped walkways providing access
to both Furzer Street and the proposed ‘Supply Place’. Supply Place is designed as a significant public place
linking the Alexander & Albemarle Building redevelopment with North Walk.

The development seeks to build a contemporary memory of the existing Alexander & Albemarle Buildings with a
proportionate facade grid and reinforce the heritage significance of the Woden Library with a strong tower form
to the Furzer Street edge.

Office accommodation is provided in rectangular office floor plates offering approximately 1,900m2 of
accommodation per floor. Perimeter windows with effective sunshading optimize daylight and outlook access.
Office floors are modular and column free except for columns located at centre zone office partition locations.

Two primary service cores include conventional control lifts, stairs, toilets, cleaner’s facilities and service risers.
The primary service cores are centrally located in both the Alexander and Albemarle Buildings with a maximum
walking distance of 45m to integrated service core facilities to optimise the accommodation solution. An inter-
floor stair is located centrally to both buildings to facilitate inter-floor travel. The buildings are designed with
breakout spaces for tea room facilities to enable integration of staff facilities into the fitout design.

A café is incorporated into the building design on the Ground Floor of the Albemarle Building fronting onto the
proposed ‘Supply Place’ to provide opportunities for informal staff meetings.

205 car parking spaces and 10 motorcycle spaces are provided at Basement Level. 270 class 2 bicycle parking
spaces are provided in accordance with the building 5 Greenstar pathway.

A service zone with access off Furzer Street is located at Ground level to each building with loading area and
associated secure receiving area, waste centre including general waste and recyclables, mail room and fire
centre.

An Access Policy has been be implemented for base building and fitout works to address both the mandatory
requirements of the Building Code of Australia (BCA) and the considerations of potential Disability Discrimination
Act (DDA) requirements.

The buildings are designed to achieve a 4.5 star ABGR rating and 5 Greenstar rating with an environmentally
responsive façade and energy efficient services. Independent commissioning with post-occupancy tuning and
monitoring will ensure all technologies are operating as intended with maximum energy efficiency.


Refer to Appendix A for PROJECT DA DRAWINGS




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3.03    ENVIRONMENT

GREENSTAR
The Alexander & Albemarle Building Redevelopment will achieve an accredited 5 Green Star Office Design V3
rating, and after construction is complete will confirm the design initiatives have been implemented by also
obtaining an accredited 5 Green Star Office As-Built V3 rating.

Green Star is a suite of environmental rating tools that can be used on new and refurbished commercial office
buildings and office fitouts. Each rating tool evaluates the environmental performance of the project across 9
categories – construction management, indoor environment quality, energy, transport, water, materials,
landuse/ecology, emissions and environmental innovation. Each of these categories consists of a number of
credits and the project is awarded a Green Star rating based on the total number of credits achieved. Up to 6
Green Stars are awarded in recognition of the projects environmental achievements, with 1 star equating to poor
performance, and 6 stars being titled “World Leader”.

An accredited Green Star rating demonstrates that the project has significantly reduced the environmental impact
compared to a non-rated project, and can lead to ongoing financial savings to the building owner and occupier,
improved occupant satisfaction, wellbeing and (potentially) productivity. In order to reward projects where a
substantial environmental benefit has been achieved, the Green Building Council will only accredit projects with
either a 4, 5 or 6 Green Star rating. The titles associated with each of these Star ratings are “Best Practice”,
“Australian Excellence” and “World Leader” respectively.

A wide range of initiatives has been incorporated into the building to achieve a 5 Greenstar rating. Key measures
include:

Management
      Building Users Guide will be accessible for all building users which provides user friendly information on
       the building services and efficient operation, public transport facilities, materials and waste procedures
       and environmentally friendly expansion and re-fit considerations.
      Building Contractor will recycle a minimum of 80% by mass of all demolition and construction waste.
      Building Contractor will be required to have an ‘Environmental Management’ IS014001 certification.

Indoor Environment Quality
       External views and natural daylight will be provided to building occupants for over 60% NLA.
       Materials with low/no Volatile Organic Compounds will be selected for all carpets, sealants/adhesives
        and paints. Volatile Organic Compounds contribute to Sick Building Syndrome often associated with new
        commercial buildings.
       The mechanical services will be designed with best practice air change effectiveness, which ensures
        perfect mixing of air within the space so that air breathed in by the occupants is cleaner than the air
        exhausted from the space.

Energy
      The building is targeting an extremely high energy efficiency rating of 4.5 star NABERS Energy plus an
       additional 40% reduction in CO2 emissions per annum.
      Lighting will be zoned to areas below 100m2 and individually switched, allowing the user to turn lights
       off when not in use.
      High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
       in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
       per 100 Lux.
      Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
       individually monitored and optimised.

Transport
       The building is located within 250m of the Woden Bus Interchange which is a major public transport hub
        providing bus services to most areas in the Canberra region.
       Cyclist facilities including bicycle storage areas, lockers and showers will be provided for 10% of all
        building staff and visitor bicycle storage areas will also be provided.
       Car parking spaces will be provided for car-pooling, small cars, hybrid cars and motorbikes.




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Water
        Water fixtures and fittings will be the highest efficiency rated products available at the time of
         construction.
        Rainwater harvesting and storage will be provided to supplement all water reuse requirements.

Materials
         A recycling waste storage area will be provided with sufficient area for the storage of paper, glass,
          plastics, metals and organic recyclables.
         Concrete, aggregate and steel building elements will include recycled materials.

Land Use and Ecology
       The building will be constructed on a Brownfield (previously developed) site, which reduces the need for
        developing Greenfield sites which could be used for agricultural or recreational purposes.
       The ecological value of the site will not be reduced beyond its existing state.

Emissions
       Refrigerants and thermal insulants will have an Ozone Depletion Potential of zero.
       Discharges to the external sewer network will be reduced by over 30%.
       No light beam will extend outside the building boundary or upwards into the night sky.
Refer to Appendix P for PROJECT GREENSTAR OFFICE V3 PATHWAY


NABERS ENERGY
The NABERS Energy strategy for the Alexander & Albemarle Building Redevelopment is to design a building with
the lowest demand required for its occupation (i.e. façade insulation, solar performance etc), design building
systems that are flexible in use but will operate as efficiently as possible during operation as they are the lowest
energy technologies available and either through demand control or intelligent switching/controls (PIR Sensor
control of lighting, database learning functions for the mechanical control etc) allow the facility to be managed
and operated to achieve this performance by implementing a metering system that incorporates energy
(electricity and gas) and water metering that reflects the modelled NABERS performance such that it can be
tracked and managed accordingly to achieve the monthly and ongoing annual targets.

A wide range of initiatives has been incorporated into the building to achieve a 4.5 star NABERS Energy rating.
Key measures include:

Building Façade
        Eastern and western façade with minimal glazing to reduce heat loss during winter and heat gain during
         summer.
        High performance glazing on the northern and southern façades minimise direct solar gain during
         summer and heat loss during winter, while providing good daylighting and visual comfort levels to the
         occupants.

Mechanical Systems
       High efficiency low temperature variable volume air-conditioning systems. These systems have been
        shown to provide substantial benefits in terms of efficiency, operational robustness and space
        requirements. Further features of the air-conditioning system include:
               (a)    Careful zoning to remove the need for energy-wasting reheat and to maximise efficiency
                      in after-hours operation;
               (b)    High efficiency chillers, fans, boilers, pumps and motors, taking advantage of the latest
                      technological advances available in these areas;
               (c)    Swirl diffusers, providing excellent mixing of air while enabling a wide range of air-supply
                      temperatures
               (d)    State-of-the art air-conditioning controls using leading edge practices to avoid energy
                      waste while delivering excellent comfort control,
               (e)    Carbon dioxide control of fresh air to minimise unnecessary fresh air ventilation during
                      periods of low occupancy;
               (f)    Economy cycle and night purge modes to take maximum advantage of the Canberra
                      climate’s natural cooling potential.




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Electrical Systems
         High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
          in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
          per 100 Lux.
         Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
          individually monitored and optimised.

Hydraulic Systems
       High efficiency reticulated heat pump or solar thermal domestic hot water with water conservation fittings
        to minimise water consumption while providing adequate service.

Building Commissioning
        State-of-the-art commissioning and post-occupancy tuning to ensure that all technologies in the building
         are functioning as intended and that energy efficiency is maximised


DAYLIGHT
The Alexander & Albemarle Building Redevelopment is seeking to achieve 1 credit for Greenstar Daylight (IEQ-4)
with 30% of the NLA required to achieve a daylight factor of > 2.5% (the ratio of inside illuminance to outside
illuminance under a uniform design sky). The achievement of one credit requires glazing with an average Visual
Light Transmission (VLT) of over 40%. We note that this high VLT will require the use of internal blinds for glare
control.


NOISE
AECOM has been commissioned by May + Russell on behalf of DOMA Group to provide an acoustic assessment
for the development of a commercial building at the west of Blocks 49, 50, 51, 52 Section 8 Phillip, A.C.T. The
site lies within an area of predominantly commercial buildings.
This report has provided recommendations to protect the acoustic amenity of future users of the site and
occupants of neighbouring buildings. The assessments and recommendations have been produced to meet the
requirements of the Territory Plan 2008. This development code draws on other noise related documents such as
AS/NZS 2107 Acoustics – Recommended design sound levels and reverberation times for building interiors and
the A.C.T. Environment Protection Regulations (EPR).
Traffic noise from Furzer Street and Melrose Drive is currently the most dominant source of noise in the area.
Calculations of internal noise have been conducted for internal areas facing Furzer Street.
Noise levels have been determined by unattended noise logging over a period from 12:00 noon Tuesday 14th
August, 2007 to 14:00 Friday 24th August, 2007, inclusive.
Façade calculations have been performed with double glazing of 6/12/6 and based on our experience at the Sirius
Building, this glazing will achieve the isolation required to meet AS 3671 and AS 2107. Thicker glass would result
in a greater reduction of noise from outside noise sources.
There are no acoustic site conditions that would preclude the proposed development from complying with the
relevant noise criteria identified in this report. Noise intrusion into the redevelopment can be adequately
attenuated by the proposed façade glazing.
External environmental criteria for noise emissions from mechanical plant associated with the development have
been established.
Noise emission from the site can be controlled by standard noise control techniques and appropriate siting for
mechanical services, which are to be detailed during the design stage of the project.
Assessment of the noise emissions from the site should be carried out during the design stage of the project,
once the details of the mechanical plant are certain.
A noise management plan has been prepared and general recommendations on noise control have been given to
minimise noise intrusion to adjacent residents. This noise management plan builds on the relevant criteria for
environmental noise emissions and discusses the current noise environment around the proposed site.
Refer to Appendix I for ACOUSTIC ASSESSMENT




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AIR QUALITY
Northrop have advised that all exhaust and ventilation systems for retail premises (café) in the Alexander and
Albemarle Buildings will be designed to comply with AS 1668.2 -1991 (The use of mechanical ventilation and air
conditioning in buildings Part 2: Mechanical ventilation for acceptable indoor-air quality).
Refer to Appendix J for AIR EMISSIONS REPORT


WATER SENSITIVE URBAN DESIGN
THCS have advised that the hydraulic services for the Alexander & Albemarle Building redevelopment project will
address Water Sensitive Urban Design requirements as follows:

MAINS WATER USE REDUCTION
This criterion of the WSUD General Code is addressed in the proposed development by the use of water efficient
fixtures as scheduled below together with toilet flushing with recycled grey water. Cooling towers are supplied
with captured rainwater which are estimated to contribute up to 50% of the annual water consumption.

STORMWATER RETENTION
All stormwater run-off from each respective site will be captured, treated and retained and re-used onsite for
supply to cooling towers (in lieu of supply to toilets). The onsite retention tanks are sized to maximize the
captured volume of water and accordingly exceed the requirements of this criteria.

STORMWATER QUALITY
The requirements for these criteria will be exceeded in this development as a result of targeting 2 Green Star
Credit points against Emi-5 which requires all stormwater leaving the site for up to a 1 in 20 year storm event to
be treated/filtered in accordance with either;
         Victorian EPA, Best Practice Guidelines for Environment Management for Urban Stormwater, or
         Australian and New Zealand Environmental Conservation Council (ANZECC)’s Guidelines for Urban
          Stormwater Management.
In addition to the above the peak discharge flow rate from the site must not exceed that of the predevelopment
conditions for up to a 1 in 2 year storm event.

The required outcomes for this will be satisfied by a stormwater treatment train comprising;
    1. Surface run-off to be filtered through landscape and subsurface drainage.
    2. Gross pollutants and coarse sediment, fine sediment and hydrocarbons to be filtered using `Spel
        Stormceptor Class 1’ (or equal) stormwater improvement device.
    3. Flow rates up to that of a 1 in 3 month storm event to be directed to the stormwater retention tank via a
        bypass control sump, through which residual pollutants will be settled out into the retention tank.
    4. Excess flow rate for higher intensity storms to bypass directly to the `Onsite Stormwater Detention’
        control sump, through which the flow will be limited to the predevelopment 1 in 2 year flow rate, with
        excess inflow to overflow back into the retention/detention storage tank.

STORMWATER QUANTITY
This criteria is exceeded in the proposed development with run-off calculations undertaken to ensure the peak
run-off from each of the sites is limited to that of a 2 year recurrence interval in order to comply with the Green
Star category Emi 5 (refer to `Stormwater quality above). Calculations have demonstrated that Block 52 has a
reduced run-off compared to the equivalent predevelopment area, and Block 50 has an increase resulting OSD
being required.

The detention volume indicated is based on a high early discharge below ground OSD system being utilised.
Refer to Appendix E for WSUD REPORT




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WIND ENVIRONMENT
Wind Environment Engineer - Windtech Consultants has modelled the wind environment impact of the proposed
development to determine wind conditions in trafficable areas. The site is exposed to both prevailing North-west
winds and storm South winds.

The wind tunnel study carried out by WINDTECH to investigate the wind environment effects of the Alexander &
Albemarle Building Redevelopment indicates that the wind conditions on the surrounding pedestrian footpaths
and within the various ground level areas of the site will be acceptable for their intended uses with the inclusion
of the following treatments:
         Retain the existing trees along the eastern aspect of the development site.
         A strategic layout of densely foliating trees as been recommended in this report for the ground level
          areas of the site. These trees should be capable of growing to an approximate height of 5m, with a
          foliage canopy width of approximately 5m. Note that the layout of trees shown in this report is the
          minimum layout necessary to provide adequate wind conditions for the site. Additional trees are
          expected to further enhance wind conditions.
         Densely foliating shrubs capable of growing to a height of 1.2m around the perimeter of the outdoor
          seating adjacent to the proposed café.
         Two 3m deep awnings extending off the link bridges between the Central Building and both the North
          and South Buildings of the development respectively.




Refer to Appendix K for WIND ENVIRONMENT REPORT

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OVERSHADOWING
We have reviewed overshadowing from the proposed development. Woden is a strongly urbanised place with
overshadowing from gateway buildings a characteristic of the existing environment. Mid winter solar access to
pedestrian areas is limited by overshadowing from the proposed Alexander and Albemarle Buildings and the
existing Centra Plaza building. Solar access to pedestrian areas is available for the rest of the year.

We have assessed the site development potential as the existing 10 storeys to define the Woden Office Precinct
edge and stepping form and to minimise overshadowing.




Refer to Appendix A for SHADOW DIAGRAM




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EXTERNAL LIGHTING
Pedestrian lighting will be provided to the footpaths around the perimeter of the building, and will be designed in
accordance with AS 1158, with luminaires complying with the ACT Territory and Municipal Services design
standards. Luminaires in pedestrian areas shall be Bega ‘8081 and 8082’ style as per TAMS specifications and to
match those currently in use across the Woden precinct. The Bega luminaire is a full-cut-off style, and as such is
suitable for use under the Green Star light pollution requirements. The pedestrian luminaires along the footpaths
adjacent to Furzer Street shall be connected to the public network, and controlled and supplied from the existing
streetlight control cubicle across the road on Furzer Street. The matching pedestrian lights inside the property
boundary shall be supplied from the new building. The intended lighting design level for these footpaths will be
Category P4 from AS/NZS 1158.3.1:2005.

The Supply Place area lighting will be designed to complement the landscape design and architectural intent of
the space. The design includes the use of custom-modified decorative post-top luminaires which serve aesthetic
and symbolic purposes while providing the required illumination to the space. Green star light pollution
restrictions will be taken into account in all outdoor areas.

For the main pedestrian routes through the site the intended design light level from AS/NZS 1158.3.1:2005 is
Category P6. Design principles from the ACT Crime Prevention and Urban Design resource manual will be
followed as appropriate.




Refer to Appendix A for EXTERNAL LIGHTING PLANS




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3.04    FACADE

The Alexander & Albemarle Building Redevelopment is designed to achieve a 4.5 star NABERS ENERGY rating and
5 Greenstar rating with an environmentally responsive façade and energy efficient services.




CURTAIN WALLING SPECIFICATION
Curtain wall system to AS 1288 with powder coated aluminium window system and colour matched double glazed
window units and shadowbox spandrel glazing (design objectives - shading co-efficient 0.28, light transmittance
40%, light reflectance 14%; U-value 1.7w/m2/C).

GLASS SCHEDULE

                 Product                         Colour                       Visible U value     SC
                                                                  Trans       Refl Out Summer
TYPE G1 DARK GREY
China Southern Glass
6CED32-78 on grey+12A+6C                       Dark Grey           33            6      1.6      0.28
TYPE G2 BLUE
China Southern Glass
6CED52-67 on K blue+12A+6C                        Blue             39            7      1.6       0.3
TYPE G3 LIGHT GREY
China Southern Glass
6CED12-46 on clear+12A+6C                         Blue             43           15      1.6      0.29
TYPE G4 - CLEAR
China Southern Glass
6CEB14-50 on clear+12A+6C                         Clear            48           15      1.8      0.42




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3.05     AUTHORITIES

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT. Blocks 49, 50, 51 & 52 will be consolidated to
form a single block to accommodate the Alexander & Albemarle Building Redevelopment. The consolidation
process includes the direct grant of Block 49 & 51/8/Phillip to the developer.

The Alexander & Albemarle Building Redevelopment is consistent with the ACTPLA Woden Town Centre Master
Plan which seeks to “foster the growth of an innovative, safe and collaborative living and working environment that
values the social and physical heritage of Woden Town Centre.” The Master Plan identifies the existing Alexander
& Albemarle Buildings as a development opportunity to achieve the needs of major government tenants.

The project team has met with ACTPLA, TAMS, ActewAGL, the ACT Fire Brigade and other agencies as part of the
design development process.
Refer to Appendix R for the following AUTHORITIES CORRESPONDANCE

Land & Property Services
24 May 2010          Direct grant of Blocks 49 & 51, Section 8, Phillip to the developer

ACTPLA
13 May 2010             ACTPLA Pre-application meeting minutes

TAMS
20 April 2010           TaMS North Walk tree inspection notes

ACTEWAGL
17 May 2010             ActewAGL approval in principle for hydraulics site servicing
19 May 2010             ActewAGL electrical site servicing review


3.06     BUILDING CODE OF AUSTRALIA

A BCA/Fire Safety Compliance Audit of the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT has been
prepared by Defire (ACT). The design has been assessed under the requirements of the current BCA (2010).

The following non-compliances are proposed to be satisfied by Alternative Solutions:
        Fire rating to plantroom storage structure
        Fire rating to mechanical system riser shafts
        Fire rating to roof structure
        Exit travel distances
        On-site fire water storage
        Fire hydrant coverage
        Fire hose reel coverage
        Sprinkler valve room access
        Zone smoke control to Ground Floor

Northrop have modelled the aggregate solar heat gain of the selected glazing and advise that the building does
not comply with the deemed-to-satisfy provisions of the BCA Part J2. As compliant glass would result in thermal
comfort issues BCA J2 is to be addressed by the alternative thermal calculation method.




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3.07    CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)

Planner, Chris Purdon has assessed community safety risk factors utilizing the ACT Crime Prevention and Urban
Design Resource Manual.
Crime Prevention Through Environmental Design (CPTED) includes consideration of the following objectives that
contribute to community safety:
LAND USE MIX
       To promote natural surveillance, a wide range of legitimate activities, community ownership and
        increased use of public spaces.
       To create a mix of uses (such as restaurants, business and shops which open at night and after hours)
        which promote round-the-clock surveillance and are compatible with neighbouring uses such as
        residential areas.
BUILDING DESIGN
       To integrate public buildings into the wider public realm.
       To use buildings to support natural surveillance of adjacent open space.
       To construct sturdy, attractive buildings to reduce temptations to vandalism and graffiti.
       To reduce the risk of public buildings contributing to crime or safety problems.
NATURAL SURVEILLANCE AND SIGHTLINES
       To provide unimpeded sightlines, particularly along pedestrian pathways.
       To encourage natural surveillance from surrounding buildings and land uses.
       To improve natural surveillance through increased legitimate use of spaces.
LIGHTING
       To promote legitimate activity by users of public spaces after dark.
       To encourage the use of appropriate types of lighting fixtures.
       To ensure the appropriate placement of lighting to avoid shadows and glare which might put pedestrians
        at risk.
LANDSCAPING
       To create a friendly and pleasant environment, at the same time as protecting users.
       To support ease of maintenance by not creating fragile landscaped areas.
       To support and reinforce security principles such as natural surveillance and sightlines, by the selection
        and placement of appropriate landscaping.
SPACES SAFE FROM ENTRAPMENT
       To reduce the risk of attack by hidden persons.
       To eliminate possible entrapment spaces and reduce the danger of people being attacked where they
        have no direct means of escape.
       To ensure that the location and design of facilities such as automatic teller machines do not create
        entrapment spaces.
SIGNAGE
       To provide adequate, easily legible signage to assist pedestrians, particularly older people and people
        with disabilities, to find their way safely.
       To provide signage which indicates safe places and routes.
MANAGEMENT AND MAINTENANCE
       To ensure prompt repairs and maintenance.
       To facilitate prompt reporting of any damage or repair needs.
       To promote a perception that an area is well maintained and is well cared for by its local community.
       To discourage graffiti and vandalism.
       To install equipment and fixtures that are vandal-resistant and can be easily cleaned, repaired or
        replaced without creating an “institutional” appearance.




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Purdon notes that adherence to CPTED principles does not guarantee that crime and anti-social behaviour will not
occur. Nevertheless inclusion of design features which improve perceptions of safety and encourage interaction
between public and private spaces creates a more usable environment.

Purdon confirms that the proposed development has a number of design features that are likely to materially
reduce the prospect of anti-social behaviour and enhance the potential for crime prevention. In particular, the
following elements should be noted as consistent with the CPTED objectives and principles:
        Simplified building footprint on site with many fewer opportunities for entrapment or concealment
        Improved street frontages with no entrapment/concealment
        Improved night lighting
        Main entry to Furzer Streets will activate the street
        Better building security systems
        Wider spaces between Alexander/Albemarle Buildings and adjacent offices allows for better street
         visibility and pedestrian access/egress as safety
        Better passive surveillance to central city garden

Purdon’s recommendation to locate both Alexander & Albemarle Building foyers centrally providing increased
surveillance to Supply Place has been adopted in the proposed development.

Refer to Appendix M for CPTED REPORT


3.08     ACCESS FOR PEOPLE WITH DISABILITIES

Access design for the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT is based on the following
access strategy. It is intended that the Access Policy will be implemented for base building and fitout works to
address both the mandatory requirements of the Building Code of Australia (BCA) and the considerations of
potential Disability Discrimination Act (DDA) requirements.


Standard:                          AS 1428.1 - 2009
                                   90th percentile design basis; path of travel – 1000 w x 2000h with
                                   passing spaces 2000l x 1800w; change of level – 5mm; toilet – 2700 x
                                   1950; toilet/shower 2700 x 2350.
Parking:                           1 disabled person’s space to AS 2890.1 (1% of cars, 4800w x 5400l
                                   with shared access zone, 2500 high with 2300 high path of travel from
                                   entry)
Path of Travel:                    by lifts at same level, to AS1428.1 - 2009 for general circulation
Entry:                             glazed auto sliding doors including after/hours access
Lifts:                             disabled person access to AS 1735.12
Inter-floor stair:                 inter-floor stair to AS1428.1 - 2009 (1000w with handrail on both sides)
Fire Stairs:                       no access
Sanitary Facilities:               1 unisex disabled person facility per upper floor to AS1428.1 – 2009, 1
                                   pan, 1 basin, each floor reverse configuration; ambulant disabled
                                   person facility per service core to AS1428.1 - 2009
Sanitary Facilities (Ground):      1 unisex disabled person facility to Ground Floor to AS1428.1 - 2009 –
                                   1 pan, 1 shower, 1 basin
Tea Facilities:                    tea facilities to AS 1428.2
Identification:                    sanitary compartments to BCA
EWIS:                              audible and visual alarm to AS 2220
Tactiles:                          to BCA

Refer to Appendix N for ACCESS REVIEW by Eric Martin & Associates




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3.09     WASTE MANAGEMENT


THE CODE
The Waste Centre is to include a waste management system designed in accordance with the “Development
Control Code for Best Practice Waste Management in the ACT” (code) with paper, cardboard, glass, aluminium
and PET plastic recycle facilities. Two days storage of waste on site is required under the code.
The code advises that the following issues should be considered in waste storage facility design:
       Screening from view
       Ease of use for waste generators
       Ease of use for waste collectors
       Public safety
       Sewerage
       Noise
       Fire risk
       Shade/ventilation/weather protection
Tenants are required to comply with “Best Practice Waste Management within ACT Government Buildings”
strategies for waste management.

WASTE GENERATION
Waste generation has been assessed in accordance with the code as follows:

ALEXANDER BUILDING WASTE GENERATION

Office @ 20,474m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 20474/100m2 GFA/day = 2.05m3/day
      -     Recycling paper - 0.005m3 x 20474/100m2 GFA/day = 1.02m3/day
      -     Recycling co-mingled - 0.001m3 x 20474/100m2 GFA/day = 0.21m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

ALBEMARLE + PAVILION BUILDING WASTE GENERATION

Office @ 24,735m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 24735/100m2 GFA/day = 2.47m3/day
      -     Recycling paper - 0.005m3 x 24735/100m2 GFA/day = 1.24m3/day
      -     Recycling co-mingled - 0.001m3 x 24735/100m2 GFA/day = 0.25m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

Café @ 300m2 300 Meals/Day
    Waste generation:
     -    Waste – 300l x 300/100 meals/day = 900l day
     -    Recycling paper - nil
     -    Recycling co-mingled – 150l x 300/100 meals/day = 450l/day
    Waste management strategy:
     -    Waste to be transferred from Café to Waste Centre in 240l MGB’s 3x daily by Café operator




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                           Page 33
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for two times weekly collection.
       Waste generation = 10.25m3/week; capacity = 12.0m3/week
      Recyclables waste: 1 x 1.1m3 hopper for co-mingled waste including plastic, glass, aluminium and milk
       cartons for weekly collection.
       Waste generation = 1.05m3/week; capacity = 1.1m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 22 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 5.1m3/week; capacity = 5.28m3/week

ALBEMARLE + PAVILION BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for three times weekly collection.
       Waste generation = 16.85m3/week; capacity = 18.0m3/week
      Recyclables waste: 2 x 1.1m3 hoppers for co-mingled waste including plastic, glass, aluminium and milk
       cartons for twice weekly collection.
       Waste generation = 3.5m3/week; capacity = 2.2m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 26 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 6.2m3/week; capacity = 6.24m3/week

WASTE COLLECTION
     240l sulo bins are 600w x 750d @ 1000w x 1000d space per bin
     1.1m3 hoppers are 1360w x 1070d @ 1500w x 1200d space per hopper
     1.5m3 hoppers are 1800w x 900d @ 3000w x 2400d space per hopper
     3.0m3 hoppers are 1800w x 1500d @ 3000w x 2400d space per hopper
     4.5m3 hoppers are 1800w x 1600d @ 3000w x 2400d space per hopper
     Allow 600 between hoppers for access

Refer to Appendix O for WASTE MANAGEMENT PLAN




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                            Page 34
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.10       EXTERNAL FINISHES SCHEDULE

Paving:                      Honed selected coloured unit paving to Landscape Consultant specification
Foyer Shopfront:             Clear glazing in powdercoat finish aluminium framed shopfront airlock with
                             automatic sliding door and swing door for after hours egress
Soffits:                     Pre-finished metal architectural ceiling system with feature lighting; R3.5 insulation
                             to floors over
Column Bases:                Selected stone finish
Feature Walling:             Pre-finished aluminium panel façade system with silicone gasket jointing system on
                             structural steel frame (design objectives - insulation R1.5, U-value < 0.45w/m2/C)
Curtain Walling:             Curtain wall system to AS 1288 with powder coated aluminium window system and
                             colour matched double glazed window units and shadowbox spandrel glazing
                             (design objectives - shading co-efficient 0.28, light transmittance 40%, light
                             reflectance 14%; U-value 1.7w/m2/C)
Masonry Walls:               Honed selected coloured masonry with sealer to 2400mm above pavement level to
                             service areas
Plantroom Walls:             Powdercoat metal wall cladding system, powdercoat frameless stormproof louvre
                             system
Roofing:                     Colorbond metal roofing system; insulation R3.5; walkway maintenance access
                             system; fall restraint system to code
Sun Shading:                 Powdercoat aluminium sun shading shelf system integrated with façade to north
                             elevation
Substation, Gas Meter:       Powdercoat louvre wall/door system to Authority standards
Bollards:                    Proprietary concrete vehicle impact bollards to building perimeter

Refer to Appendix B for EXTERNAL FINSHES SCHEDULE




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 35
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.11       SCHEDULE OF AREAS


                              ALEXANDER BUILDING          ALBEMARLE BUILDING      PAVILION

                              PCA           ACTPLA        PCA            ACTPLA   PCA        ACTPLA
                              NLAm2         GFAm2         NLAm2          GFAm2    NLAm2      GFAm2
                              /floor        /floor        /floor         /floor   /floor     /floor
Level   11 Plantroom Store    0             200           0              200
Level   10                    1884          2080          1884           2080
Level   9                     1884          2080          1884           2080
Level   8                     1884          2080          1884           2080
Level   7                     1884          2080          1884           2080
Level   6                     1884          2080          1884           2080
Level   5                     1890          2080          1890           2080     918        1020
Level   4                     1890          2080          1890           2080     918        1020
Level   3                     1890          2080          1890           2080     918        1020
Level   2                     1890          2080          1890           2080     918        1020
Level 1 Ground Office         1228                        928
Level 1 Ground Mail Room      70            1754          70             1754     400        481
Level 1 Ground Cafe           0                           300
Basement 1                    0             0             0              0        0          0
TOTAL                         18278         20674         18278          20674    4072       4561


                              PCA           ACTPLA
                              NLAm2         GFAm2
                              /floor        /floor
ALEXANDER BUILDING            18278         20674
ALBEMARLE BUILDING            18278         20674
PAVILION                      4072          4561
TOTAL                         40628         45909




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                      Page 36
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.12    SCHEDULE OF PARKING

May + Russell have assessed minimum parking generation rates for the proposed Alexander & Albemarle Building
Redevelopment as follows:

ALEXANDER BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20474/100 = 205 cars
Deduct 5% bicycle substitution                                                    205 - 10 = 195 cars
Deduct allowance for ALEXANDER BUILDING @ 11,902m2 GFA                            195 – 119 = 76 cars
OFFICE PARKING GENERATION                                                                     76 cars
CAR PARKING PROVISION                                                                         76 cars
ALBEMARLE BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20174/100 = 202 cars
Deduct 5% bicycle substitution                                                    202 - 10 = 192 cars
Deduct allowance for ALBEMARLE BUILDING @ 11,930m2 GFA                            192 – 119 = 73 cars
OFFICE PARKING GENERATION                                                                     73 cars
CAFE CAR GENERATION (employees)                                                      300/100 = 3 cars
CAR PARKING PROVISION                                                                         76 cars
PAVILION CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                               4561/100 = 46 cars
Deduct 5% bicycle substitution                                                       46 - 2 = 44 cars
OFFICE PARKING GENERATION                                                                     44 cars
CAR PARKING PROVISION                                                                         44 cars
COMBINED CARPARK (minimum parking generation)
Alexander + Albemarle + Pavilion Building                                 76 + 76 +44= 196 cars total
       Parking for disabled persons (1% minimum)                                               2 cars
       10% small cars to Greenstar TRA-2                                                      20 cars
       80% preferred parking paces for fuel efficient cars                  subject to carpark design

CARPARK DESIGN PARAMETERS
Parking to ACT Parking and Vehicular Access Guidelines (PVAG) – 1:100 m2 GFA cars in office building basement
(including 1% disabled, allow 5% bicycle substitution, allow 10% small cars, allow 80% of preferred parking
spaces for fuel efficient transport to Greenstar TRA-2), design to AS 2890.1

ALEXANDER BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
ALBEMARLE BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
PAVILION MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        44 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                44 X 5% = 2 motorbikes


COMBINED MOTORBIKE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building            4 + 4 + 2 = 10 motorbikes total

MOTORBIKE DESIGN PARAMETERS
Parking to Greenstar TRA-2 - 5% parking spaces for mopeds and/or motorbikes to TRA-2 in office building
basement, design to AS 2890.1. ACT Parking and Vehicular Access Guidelines (PVAG) requirement is 1:30 cars




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 37
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1218 X 10% = 122 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     18274 / 750= 25 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20474 – 250) / 250 = 81 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20474 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 81 = 41 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               41/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         122 Class 2, 25 Class 3

ALBEMARLE BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1198 X 10% = 120 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     17978 / 750= 24 bicycles


CAFE GENERATION (ACTPLA BPG)
TENANT BICYCLE GENERATION (ACTPLA BPG)                                                                 nil
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                                        2 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20174 – 250) / 250 = 80 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20174 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 80 = 42 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               42/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         120 Class 2, 24 Class 3

PAVILION BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                      272 X 10% = 28 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                       4072 / 750= 6 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 250) / 250 = 18 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 400) / 950 = 5 bicycles
ADDITIONAL class 2 BICYCLES                                              28 – 18 = 10 additional bicycles
CAR SUBSTITUTION PERMITTED                                                                10/4 = 2 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                           28 Class 2, 6 Class 3


COMBINED BICYCLE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building    122 + 120 + 28 = 270 Class 2 bicycles total
                                                 25 + 24 + 6 = 55 Class 3 bicycles total

BICYCLE DESIGN PARAMETERS
Parking to Greenstar TRA-3 10% staff bicycles @ one person per 15m2 of NLA in Class 2 enclosure; 1:750m2 NLA
visitor bicycles to Class 3 adjacent to public entry, allow for shower and changing facilities to Greenstar TRA-3,
design to AS 2890.3. ACT Bicycle Parking Guidelines (BPG) – 1:250m2 GFA employee bicycles to Class 2; 1:950m2
GFA visitor bicycles to Class 3.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 38
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.13    TRAFFIC ASSESMENT




Hughes Trueman have undertaken a Traffic Impact and Parking Assessment for the proposed Alexander &
Albemarle Building Redevelopment and advise as follows:

       It is proposed to replace two existing office buildings with three larger buildings including the Alexander
        Building, the Albemarle Building and the Pavilion;
       The proposed development will provide 45,609m2 GFA of office space as well as a 300m2 GFA café;
       The currently existing buildings do not provide any car parking bays and all of the site’s parking demand
        is catered for by the public car park on the western side of Furzer Street;
       It is estimated that the existing buildings generate a parking demand of 119 bays each (based on the
        parking provision in accordance with the General Code);
       The proposed development will retain the same level of dependence on the public car park (in
        accordance with the General Code), but will provide sufficient parking bays to cater for all additional
        parking demand;
       The proposed car parking supply (205 bays) is less than 10% greater than the minimum requirements in
        accordance with the General Code (196 bays), thereby minimising the site’s traffic impact in accordance
        with Green Star TR-2;
       The 205 car parking bays include 20 bays for small vehicles, 11 bays for fuel efficient cars and 3
        accessible parking bays;
       In addition to the above car parking supply it is proposed to provide 10 motorcycle bays;
       The basement car park (including bay dimensions, aisle widths, driveway crossovers, ramp grades and
        column locations) is designed in accordance with AS/NZS 2890.1;
       All service vehicles (including delivery and waste collection vehicles) will enter and exit the site in a
        forward direction;
       The proposed bicycle parking supply (i.e. 270 Class 1, 2 spaces and 55 Class 3 spaces) exceeds the
        minimum requirement in accordance with the Bicycle Parking General Code (which requires a minimum
        of 241 Class 1, 2 spaces and 44 Class 3 spaces);
       It is anticipated that trip generation during the morning peak period will be higher than the trip
        generation during the evening peak period, such that it is deemed unnecessary to assess the proposed
        development’s traffic impact during the evening peak period;
       The anticipated trip generation has been conservatively estimated to be a total of 163vph during the
        morning peak period (131 trips in and 32 trips out);
       It is anticipated that the vast majority of motorists approaching the site from the north (via the Melrose
        Drive/Launceston Street signalised intersection) will prefer to turn left from Melrose Drive into either
        Worgan Street or Corinna Street rather than turning right into Furzer Street from Launceston Street due
        to the favourable conditions in terms of traffic efficiency and road safety;
       It is anticipated that motorists leaving the site northbound (via the signalised intersection) will either
        turn left from Furzer Street into Launceston Street (which is anticipated to operate efficiently due to
        motorists only having to give way to westbound through movements) or turn right into Melrose Drive
        from Worgan Street or Corinna Street (which is anticipated to operate efficiently as a result of platooning
        of the southbound traffic along Melrose Drive approaching from the signalised intersection); and
       The analysis of the Worgan Street/Furzer Street intersection (with the current stop priority control) using
        SIDRA software indicates that the intersection will operate well within its operational capacity regardless
        of whether the proposed development proceeds or not.

Hughes Trueman advise that the proposed development will not have any adverse impact on the surrounding
road network in terms of traffic efficiency or road safety. Hughes Trueman recommend that the proposed
development be approved on traffic grounds.

Refer to Appendix L for TRAFFIC ASSESSMENT




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 39
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

4.00       STATEMENT AGAINST RELEVANT CRITERIA


                               Commercial Zones – Town Centres Precinct Code

                                          PART A – CZ2 Business Zone
Element 1: Restrictions on Use
Intent:
    a)     To provide for office accommodation and business services to facilitate the decentralisation of
           employment.
    b)     To enable Australian Government departments and ACT Government departments to efficiently
           consolidate in town centres.
               Rule                                 Criteria                              Discussion
1 .1 Active Frontages
                                     C19                                      Land use is consistent with the
There is no applicable rule.         Buildings fronting main pedestrian       Woden Town Centre Masterplan.
                                     areas and routes incorporate uses        Building foyer, public access areas
                                     that generate activity in the public     and staff breakout spaces are located
                                     space                                    off main pedestrian areas to generate
                                                                              activity in the public realm.


1.2 Shop
R20                                  C20                                      Not applicable
The following GFA restrictions       Shops are limited to a scale
apply:                               appropriate to providing convenient
Shop: maximum 200m2 per shop         shopping and personal services for
                                     the local workforce and residents




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 40
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 2: Building and Site Controls

Intent:
a)    To encourage a built form and scale of development that reflects the town centre’s role as the main
      commercial focus for its district
b)    To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
      or the desired future character of the area established within the Plan
c)    To promote an attractive pedestrian environment

              Rule                                  Criteria                                Discussion

2.4 Woden (Phillip south of Launceston Street)
                                    C30                                         The Alexander & Albemarle Buildings
There is no applicable rule.        a) Building heights comply with all         are 10 storeys with a central 5 storey
                                           of the following:                    Pavilion Building.
                                         i. are compatible with existing,       The building height is equal to the
                                              or future desired character of,   existing buildings to retain the
                                              adjacent development              stepping form of Woden Town
                                                                                Centre, define street edges and
                                        ii. are appropriate to the scale        maintain the civic amenity of Woden.
                                              and function of the use
                                                                                The building height maintains the
                                       iii. minimise detrimental impacts,       same overshadowing profile as
                                              including overshadowing and       existing with a minor increase in
                                              excessive scale.                  overshadowing to the south boundary
                                    b) Maximum building heights are             with the relocation of the Albemarle
                                           generally 6 storeys                  Building to 14m from the boundary.
                                    c)     Buildings up to 12 storeys may       The building areas comply with
                                           be permitted to create marker        Commonwealth          accommodation
                                           buildings and provide                requirements.
                                           architectural emphasis on            The building arrangement generates
                                           corner sites and other               a significant public space named
                                           appropriate locations                “Supply Place” on North Walk
                                                                                connected to Furzer Street as a city
                                                                                garden.
                                                                                The development seeks to build a
                                                                                contemporary memory of the existing
                                                                                Alexander & Albemarle Buildings with
                                                                                a proportionate facade grid and
                                                                                reinforce the heritage significance of
                                                                                the Woden Library with a strong
                                                                                tower form to the Furzer Street edge.
                                                                                The buildings are scaled with vertical
                                                                                elements to Furzer Street to control
                                                                                the apparent building volume as
                                                                                successfully achieved with the new
                                                                                SIRIUS building.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 41
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 3: Built Form
Intent:
a)    To ensure that the design of buildings reinforces the town centre’s role as the main commercial focus for its
      district
b)    To ensure that the massing, scale, colours and materials used for buildings results in harmonious and a high
      quality urban design outcomes
c)    To promote development that creates a diverse, lively and attractive character and provides an attractive and
      interlinked pedestrian environment

               Rule                                 Criteria                               Discussion
3.1 Building Design - General
R32                                  C32                                      Building foyer, public access areas
Buildings incorporate display        Buildings fronting main pedestrian       and staff breakout spaces are located
windows and entrances with           areas and routes are designed to         off main pedestrian areas to generate
direct pedestrian access at          incorporate active frontages with        activity in the public realm.
ground floor level on frontages to   direct pedestrian access.
main pedestrian areas and
routes as defined in Figures A5 –
A9.
3.2 Materials and Finish - General
                                     C33                                      Building colours are generally in the
There is no applicable rule.         Building colours and materials are       range off-white to grey in accordance
                                     consistent with existing development     with the Woden Town Centre context.
                                     within the particular town centre.       The development seeks to continue
                                                                              the narrative form of the SIRIUS
                                                                              building with a dark blue glass entry
                                                                              statement and build a contemporary
                                                                              memory of the existing Alexander &
                                                                              Albemarle      Buildings     with    a
                                                                              proportionate facade grid.
                                                                              The development also seeks to
                                                                              reinforce the heritage significance of
                                                                              the Woden Library with a strong off-
                                                                              white tower form to the Furzer Street
                                                                              edge.
                                                                              Refer to Appendix B for External
                                                                              Finishes Schedule and Finishes
                                                                              Board.
                                     C34                                      Highly reflective glass is not
There is no applicable rule.         Extensive areas of highly reflective     proposed for the development.
                                     glass are not permitted.                 Refer to DRR section 3.4 for glass
                                                                              performance parameters.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 42
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

                                      PART B - General Development Controls

Element 1: Restrictions on Use
Intent:
a.    To ensure that community and recreation facilities remain available to the community
b.    To ensure there is sufficient off-road parking to serve commercial centres
c.    To provide opportunities for higher density residential development, while protecting existing commercial
      uses and the amenity of residents living in commercial zones
               Rule                                  Criteria                               Discussion
1.1 Existing Community and Recreation Sites
R57                                   C57                                       The      development  provides     a
A development proposal does           A proposal that reduces the range of      significant public space named
not reduce the range of               community or recreation facilities        “Supply Place” on North Walk
community or recreation facilities    available within a centre                 connected to Furzer Street as a city
available within a centre.            demonstrates through a social impact      garden.
                                      assessment that there is enough land
                                      or sufficient other facilities in the
                                      locality to meet anticipated demand.
1.2 Existing Car Parks
R58                                   C58                                       Not applicable
Development on existing car           Development on existing car parks
parks (Figures B1-B3) complies        (Figures B1-B3) may be considered
with all of the following:            where it meets all of the following:
a.    retains the existing level of   a.   in accordance with the Parking
      car parking                          and Vehicular Access General
b.    accommodates onsite any              Code, there is enough car
      additional demand for car            parking for the needs of the
      parking that is generated by         centre as a whole
      the development                 b.   the development does not
c.    ensures that car parking             adversely affect the overall
      remains available for public         function of the centre in terms of
      access                               economic, social, traffic and
                                           parking and urban design
d.    complies with the Parking            impacts.
      and Vehicular Access
      General Code.
1.3 Residential Use
R59                                                                             Not applicable
All multi-unit housing is designed    This is a mandatory requirement.
to comply with Part C (5) of the      There is no applicable criterion.
Residential Zones Multi Unit
Housing Development Code.
R60                                                                             Not applicable
All single dwelling housing is        This is a mandatory requirement.
designed to comply with the           There is no applicable criterion.
relevant parts of the Residential
Zones Single Dwelling Housing
Development Code.
R61                                                                             Not applicable
All dwellings for the purposes of     This is a mandatory requirement.
supportive housing and/or             There is no applicable criterion.
residential care accommodation
are designed to comply with the
relevant parts of the Residential
Zones Development Code and
the relevant Australian Standard
for Adaptable Housing.


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 43
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

R61A                                                                         Not applicable
Where more than one                   This is a mandatory requirement.
development code applies to a         There is no applicable criterion.
development, this development
code takes precedence when
there is inconsistency of
provisions between codes.

Element 2: Building and Site Controls
Intent:
a)   To ensure that development is compatible with, and does not adversely impact on, the environment
             Rule                                Criteria                               Discussion
2.1 Subdivision
R62                                                                          The Alexander & Albemarle Building
Subdivision is only permitted         This is a mandatory requirement.       Redevelopment is located on Furzer
where it meets all of the             There is no applicable criterion.      Street in the Woden Town Centre at
following:                                                                   Blocks 49, 50, 51 & 52, Section 8, in
a. it is part of a development                                               the division of Phillip, ACT. Blocks
      application for another                                                49, 50, 51 & 52 will be consolidated
      assessable development                                                 to form a single block to
                                                                             accommodate the Alexander &
b. it is demonstrated that any                                               Albemarle Building Redevelopment.
      residual block can                                                     The consolidation process includes
      accommodate another                                                    the direct grant of Block 49 &
      assessable development                                                 51/8/Phillip to the developer.
      designed in accordance
      with the relevant sections of
      this Code.
2.2 Demolition
R63                                   C63                                    Refer to DRR Appendix R for utility
In accordance with section 148        If a Statement of Endorsement is not   endorsements.
of the Planning and Development       provided the application will be       Hydraulic services are approved in
Act 2007, the application is          referred to relevant utilities in      principle by ActewAGL.
accompanied by a Statement of         accordance with the requirements of    Electrical services are under review
Endorsement from utilities            the Planning and Development Act       by ActewAGL.
(including Water, Sewerage,           2007.
Stormwater, Electricity and Gas)                                             Refer to DRR Appendix G for land
stating that:                                                                contamination advice.
a.    All network infrastructure on                                          Refer to DRR Appendix H for
      or immediately adjacent the                                            asbestos report.
      site has been identified on
      the plan
b.    All potentially hazardous
      substances and conditions
      (associated with or resulting
      from the demolition
      process) that may
      constitute a risk to utility
      services have been
      identified
c.    All required network
      disconnections have been
      identified and the
      disconnection works
      comply with utility
      requirements
d.    All works associated with
      the demolition comply with
      and are in accordance with
      utility asset access and
      protection requirements.

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2.3 National Capital Plan Requirements

                                    C64                                        Not applicable
There is no applicable rule.        Where a development is subject to
                                    Special Requirements under the
                                    National Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, the
                                    development is not inconsistent with
                                    the Special Requirements or
                                    Development Control Plan. Where
                                    any provision of this code is
                                    inconsistent with Special
                                    Requirements under the National
                                    Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, that
                                    provision has no effect.

Element 3: Built Form
Intent:
a.   To ensure that the massing, scale, colours and materials used for buildings results in harmonious and high
     quality urban design outcomes
b.   To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
     or the desired future character of the area established within the Plan
c.   To provide for buildings that promote a safe and assessable urban environment
Note: Under the Building Act 2004, most buildings need to meet the requirements of the Building Code of
Australia. For certain classes of buildings, this will include prescribed energy requirements.
3.1 Building Design and Materials
There is no applicable rule.        C65                                        The Alexander & Albemarle Building
                                    Development contributes to the             height is equal to the existing
                                    amenity and character of the adjacent      buildings to retain the stepping form
                                    public spaces by addressing all of the     of Woden Town Centre, define street
                                    following:                                 edges and maintain the civic amenity
                                                                               of Woden.
                                    a) providing interesting, functional
                                          and attractive facades that          The building arrangement generates
                                          contribute positively to the         a significant public space named
                                          streetscape setting and              “Supply Place” on North Walk
                                          pedestrian experience                connected to Furzer Street as a city
                                                                               garden.
                                    b) minimising the visual impact of
                                          reflected sunlight                   The development seeks to build a
                                                                               contemporary memory of the existing
                                    c)    incorporating articulated building   Alexander & Albemarle Buildings with
                                          forms to compliment the              a proportionate facade grid and
                                          existing, or future desired          reinforce the heritage significance of
                                          character of, adjacent               the Woden Library with a strong
                                          development                          tower form to the Furzer Street edge.
                                    d) integrating plant installations
                                                                               Building glass reflectivity is limited to
                                          and service structures with the
                                          building design, so they are set     a maximum of 15% to control
                                          back from the building facade        reflected sunlight.
                                          and screened from public areas.      The buildings are scaled with vertical
                                                                               elements to Furzer Street to control
                                                                               the apparent building volume as
                                                                               successfully achieved with the new
                                                                               SIRIUS building.
                                                                               Building service zones are screened
                                                                               from Furzer Street with inset loading
                                                                               areas to access all services. Rooftop
                                                                               plantrooms are setback 5m from
                                                                               building parapets.




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Block 49, 50, 51, 52, Section 8, Phillip

3.2 Crime Prevention Through Environmental Design
                                   C66                                     Refer to DRR Appendix M for CPTED
There is no applicable rule.       The development meets the               report.
                                   requirements of the Crime Prevention
                                   Through Environmental Design
                                   General Code.
3.3 Access and Mobility
                                   C67                                     Refer to DRR Appendix N for Access
There is no applicable rule.       The development meets the               Policy.
                                   requirements of the Access and
                                   Mobility General Code.
3.4 Car Parking Structures
                                   C68                                     Not applicable
There is no applicable rule.       Car parking structures are designed
                                   to integrate with the built form of
                                   adjacent existing development.
3.5 Location Requirements for Community and Recreation Facilities
                                   C68A                                    Not applicable
There is no applicable rule.       The development meets the
                                   requirements of the Community and
                                   Recreation Facilities Location
                                   Guidelines General Code.

Element 4: Parking and Site Access
Intent:
a)   To ensure safe and efficient access for vehicles and pedestrians
b)   To ensure adequate parking facilities are provided
4.1 Traffic Generation
                                   C69                                     Refer to DRR Appendix L for Traffic
There is no applicable rule.       The existing road network can           Assessment
                                   accommodate the amount of traffic
                                   that is likely to be generated by the
                                   development.
4.2 Main Pedestrian Areas and Routes
                                   C70                                     Three pedestrian options across
There is no applicable rule.       Main pedestrian areas and routes are    Supply Place between North Walk
                                   retained unless it can be shown that    and Furzer Street including diagonal
                                   as part of any change, the pedestrian   pathway NW - SE;
                                   access, circulation system, structure   Pedestrian zone along Furzer Street
                                   and legibility of the centre is         between buildings and kerb line
                                   adequately maintained.                  nominally 3.1m wide at narrowest
                                                                           points, with further 2.5m available as
                                                                           flush trafficable porous paving street
                                                                           tree wells (subject to service
                                                                           locations & clearances);
                                                                           North Walk corridor 9m wide, with
                                                                           reconstructed raised tree planters set
                                                                           no further forward than existing light
                                                                           columns;
                                                                           Pedestrian use of Alexander loading
                                                                           dock driveway to gain access to
                                                                           North Walk discouraged by greater
                                                                           area of planted zones and blade
                                                                           walling subject to utility clearances
                                                                           (physical access through space
                                                                           maintained for safety)


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Block 49, 50, 51, 52, Section 8, Phillip

4.3 Access
                                    C71                                        Three driveways are provided off
There is no applicable rule.        Driveways and pedestrian entrances         Furzer Street for development
                                    to the site are clearly visible from the   carpark and service access.
                                    front site boundary.
R72                                 C72                                        Building service zones are screened
Loading docks or vehicular          Loading docks and vehicular entries        from Furzer Street with inset loading
entries to buildings are not        do not dominate the street frontage or     areas to access all services.
located on frontages to the         conflict with parking and pedestrian
street.                             movements in front of the building.
                                    C73                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Site access complies with the              Assessment.
                                    requirements of the Parking and
                                    Vehicular Access General Code.
4.4 Parking
                                    C74                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Car Parking complies with the              Assessment
                                    requirements of the Parking and
                                    Vehicular Access General Code.
                                    C75                                        Refer to DRR section 3.12 for bicycle
There is no applicable rule.        Bicycle Parking complies with the          parking assessment.
                                    requirements of the Bicycle Parking
                                    General Code.
4.5 Circulation
R76                                                                            Refer to DRR Appendix L for Traffic
Onsite provision is made for the    This is a mandatory requirement.           Assessment
loading and unloading of            There is no applicable criterion.          Refer to DRR Appendix O for turning
vehicles, with adequate                                                        manoeuvre assessment.
manoeuvring space so that
vehicles can enter and leave the
site travelling in a forward
direction.
Note: Loading, unloading and
associated manoeuvring area is in
addition to minimum parking
requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 47
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Block 49, 50, 51, 52, Section 8, Phillip


Element 5: Amenity
Intent:
a.    To promote a high level of amenity through consideration of personal safety, landscaping and visual impact

              Rule                                 Criteria                              Discussion
5.1 Landscape
There is no applicable rule.        C77                                      a)
                                    A documented landscape design            Supply      Place    planned as      a
                                    concept shows how landscape              contemporary recreation of 'city park'
                                    associated with the development          appeal of existing landscaped
                                    addresses all of the following:          courtyard, ie. a balanced and visually
                                                                             appealing composition of grass,
                                    a) is sensitive to site attributes,      plantings, pavements and furniture;
                                         including streetscapes and
                                         landscapes of documented            Existing semi-deciduous mature trees
                                         heritage significance               lining western edge of North Walk
                                                                             retained or re-established at similar
                                    b) is of an appropriate scale            spacing to maintain a 'green edge' to
                                         relative to the road reserve        North Walk;
                                         width and building bulk
                                                                             Green edges' also established to
                                    c)   uses vegetation types and           southern pedestrian link between
                                         landscaping styles which            adjacent streets and buildings;
                                         complement the streetscape
                                                                             Street and North Walk gradients
                                    d) integrates with parks, reserves       matched, then translated into building
                                         and public transport corridors      approach and Supply Place grading
                                    e) does not adversely affect the         scheme characterised by use of
                                         structure of the proposed           blade and retaining walls to achieve
                                         buildings or adjoining buildings    grade change where necessary;
                                    f)   contributes to energy efficiency    Adopts prevalent Woden Town
                                         and amenity by providing            Centre rectilinear geometry at
                                         substantial shade in summer,        perimeters       through     pavement
                                         especially to west-facing           selection, configuration of walls and
                                         windows and open car park           regular tree spacing, but provides
                                         areas, and admitting winter         relief to this grid patterning within
                                         sunlight to outdoor and indoor      Supply Place and Furzer Street
                                         living areas                        frontage by angular landscape
                                    g) improves privacy and minimises        geometry responding to symmetry of
                                         overlooking between buildings       three new buildings;
                                    h) satisfies utility maintenance         Blade walls to pavilion building
                                         requirements and minimises the      frontage (for grade change handling
                                         visual impact and risk of           & provision of seating area/s) extend
                                         damage to aboveground and           no further forward to street than
                                         underground utilities               Alexander & Albemarle building
                                                                             envelope
                                    i)   provides adequate sight lines for
                                         vehicles and pedestrians,           b)
                                         especially near street corners      Pedestrian zone along Furzer Street
                                         and intersections                   between buildings and kerb line
                                    j)   does not obscure or obstruct        nominally 3.1m wide at narrowest
                                         building entries, paths and         points, with further 2.5m available as
                                         driveways to reduce the actual      flush trafficable porous paving street
                                         or perceived personal safety        tree wells (subject to service
                                         and security.                       locations & clearances);
                                                                             Re-established tree plantings along
                                                                             North Walk assist proposed building
                                                                             colonnade in 'scaling' buildings and
                                                                             offering overhead element
                                                                             Proposed tree plantings within Supply
                                                                             Place (Eucalyptus, Liquidambar,
                                                                             Liriodendron) are of significant scale
                                                                             appropriate to the building masses;


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 48
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Block 49, 50, 51, 52, Section 8, Phillip

                                                                          Grade change structures, including
                                                                          cafe terrace and over-podium raised
                                                                          tree planting zones, articulate plan
                                                                          geometry and visually articulate &
                                                                          relieve significant ground plane area
                                                                          of Supply Place;
                                                                          Composition of irrigated grass,
                                                                          garden beds, pavements and tree
                                                                          canopy avoids excessive zones of
                                                                          any single treatment
                                                                          c)
                                                                          complements         streetscape     by
                                                                          adoption of adjacent Furzer Street
                                                                          landscape pavements, bicycle rail
                                                                          furniture and street tree species &
                                                                          surrounds across verge areas (tree
                                                                          plantings contingent on underground
                                                                          service locations & Actew / TaMS
                                                                          design acceptance)
                                                                          d)
                                                                          Improves pedestrian access to
                                                                          Supply Place from North Walk by
                                                                          establishing openings through in
                                                                          raised North Walk tree plantings;
                                                                          Integrates with Sirius Place by
                                                                          installation of new steps offering
                                                                          direct pedestrian passage between
                                                                          Sirius     Place     and     Alexander
                                                                          development
                                                                          New 'Supply Place' (park) accessible
                                                                          from all new building entries;
                                                                          e)
                                                                          In-ground tree plantings set minimum
                                                                          3.6m from proposed building facade;
                                                                          Raised tree planting zones over
                                                                          basement slab nom. 1800 deep to
                                                                          provide appropriate growing medium
                                                                          for new and transplanted trees;
                                                                          f)
                                                                          Range of deciduous, semi-deciduous
                                                                          and evergreen tree canopies will
                                                                          provide amenity through seasonal
                                                                          variation in shading of ground plane;
                                                                          Re-established North Walk tree edge
                                                                          and reconstructed planter walls will
                                                                          allow incidental shaded seating;
                                                                          Zelkova serrata street tree plantings
                                                                          will provide some shading of western
                                                                          pavilion and lower tower block
                                                                          windows from late afternoon sun on
                                                                          maturity;
                                                                          Deciduous tree canopy adjacent
                                                                          seating & bbq space and evergreen
                                                                          canopy partially over irrigated grass
                                                                          to encourage summer use;
                                                                          g)
                                                                          Semi-deciduous trees to southern
                                                                          and eastern interfaces contribute to
                                                                          privacy between buildings and limit
                                                                          overlooking.
                                                                          Transplanted semi-mature trees and

May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                             Page 49
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Block 49, 50, 51, 52, Section 8, Phillip

                                                                                  proposed evergreen native trees
                                                                                  planted over podium within Supply
                                                                                  Place will filter overlooking views to
                                                                                  publicly accessible landscape zones,
                                                                                  and     provide      landscape   buffer
                                                                                  between buildings.
                                                                                  h)
                                                                                  Minimises structures over known
                                                                                  underground assets (Final setout of
                                                                                  walls subject to asset protection
                                                                                  clearances);
                                                                                  Tree root barriers to be included in
                                                                                  detailed documentation;
                                                                                  i)
                                                                                  Low plantings only (max. 1m) at
                                                                                  corners and intersections;
                                                                                  j)
                                                                                  Low plantings (maintained to max.
                                                                                  1m) at building entries;
                                                                                  Blade walls to pavilion building street
                                                                                  frontage guide pedestrians central to
                                                                                  verge away from basement carpark
                                                                                  building exit point;
                                                                                  Building entries including cafe
                                                                                  typically    open       paved   ground
                                                                                  surfacing with any planted garden
                                                                                  zones set away from entry;


There is no applicable rule.           C78                                        Not applicable
                                       Tree Planting in and around car parks
                                       provides shade and softens the visual
                                       impact of parking areas.
5.2 Lighting
R79                                    C79                                        Refer to DRR Appendix for External
External lighting is provided to       External lighting is provided in           Lighting Plan
building frontages, to all             accordance with the Crime
pathways, roads, laneways and          Prevention Through Environmental
car-parking areas in accordance        Design General Code.
with Australian Standard
AS1158.1.3 Pedestrian Lighting.
R80                                    C80                                        All external lighting will minimise light
All external lighting provided is in   All outdoor lighting, including security   spill to AS 4282 and Greenstar Office
accordance with AS 4282                and car park lighting, is designed and     v3 requirements.
Control of the Obtrusive Effects       sited to minimise light spill.
of Outdoor Lighting.
5.3 Signs
There is no applicable rule.           C81                                        Signs are subject to separate
                                       Signs comply with the Signs General        application.
                                       Code.
5.4 Neighbourhood Plans
There is no applicable rule.           C82                                        Not applicable
                                       Where a Neighbourhood Plan exists
                                       development demonstrates response
                                       to the key strategies and actions of
                                       the relevant Neighbourhood Plan.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                        Page 50
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 6: Environment
Intent:
a)    To identify and mitigate potential onsite and offsite environmental impacts of development and incorporate
      alternative design options where necessary

               Rule                                   Criteria                                  Discussion
6.1 Water Sensitive Urban Design
Note: Refer to the Water Ways: Water Sensitive Urban Design General Code for more information on Water Sensitive Urban
Design

R83                                   C83                                         Refer to DRR Appendix E for WSUD
Evidence is provided that shows       This is a mandatory requirement.            report.
the development achieves a            There is no applicable criterion.
minimum 40% reduction in mains
water consumption compared to
an equivalent development
constructed in 2003 using the
ACTPLA on-line assessment tool
or another tool as included in the
Water Ways: Water Sensitive
Urban Design General Code.
The 40% target is met without
any reliance on landscaping
measures to reduce
consumption.
This requirement does not apply
for extensions with an increase in
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.
R84                                   C84                                         Refer to DRR Appendix E for WSUD
All sites of size greater than        Evidence is provided that                   report.
        2
2000m need to provide                 demonstrates that for all sites of size
                                                          2
evidence of stormwater storage        greater than 2000m , a reduction of
greater than or equal to the          1-in-3 month stormwater peak run off
                             2
volume of 1.4kL per 100 m of          flow to pre-development levels with
impervious area and release           release of captured flow over a period
over a period of 1 to 3 days.         of 1 to 3 days can be achieved.
50% of the volume of rainwater        This requirement does not apply for
tanks with a toilet connection        extensions with an increase in the
may be regarded as contributing       combined roof area, driveway, car
towards this requirement.             manoeuvring areas and car parking
This requirement does not apply       areas of less than 25% of the original
for extensions with an increase in    area.
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.




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Block 49, 50, 51, 52, Section 8, Phillip

R85                                  C85                                        Refer to DRR Appendix E for WSUD
                                                                       2        report.
Sites of size greater than           Sites of size greater than 5,000m
        2
5,000m need to provide               need to provide evidence showing a
evidence showing a reduction in      reduction in average annual
average annual stormwater            stormwater pollutant export load of:
pollutant export load of:
                                     d)    suspended solids by 60%
a)    suspended solids by 60%
                                     e)    total phosphorous by 45%
b)    total phosphorous by 45%
                                     f)    total nitrogen by 40%
c)    total nitrogen by 40%
                                     compared to an urban catchment with
compared to an urban catchment       no water quality management
with no water quality                controls, using any other method.
management controls, using the
MUSIC model to demonstrate           This requirement does not apply for
compliance.                          extensions with an increase in the
                                     combined roof area, driveway, car
This requirement does not apply      manoeuvring areas and car parking
for extensions with an increase in   areas of less than 25% of the original
the combined roof area,              area.
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.

R86                                  C86                                        Refer to DRR Appendix E for WSUD
All sites of size greater than       Evidence is provided by a suitably         report.
        2
2000m and subject to                 qualified person that shows that for all
                                                                       2
redevelopment need to ensure         sites of size greater than 2,000m
that the capacity of the existing    and subject to redevelopment
pipe (minor) stormwater              EITHER
connection to the site is not
exceeded in the 1-in-20 year         a reduction of 1-in-5 year and 1-in-
storm event.                         100 year stormwater peak run off flow
                                     to pre-development levels. See
All sites of size greater than       WaterWays General Code for more
        2
2000m and subject to                 detail.
redevelopment need to ensure
that the capacity of the existing    OR
overland (major) stormwater          That the capacity of the downstream
system to the site is not            piped stormwater system to its outlet
exceeded in the 1-in-100 year        with an open channel is not exceeded
storm event.                         in the 1-in-20 year storm event


For estate and multiple block        For estate and multiple block
                                                                        2
developments larger than             developments larger than 5,000m ,
        2
5,000m , retardation of              retardation of stormwater to meet the
stormwater to meet the above         above requirements are to be met at
requirements are to be met at the    the estate scale unless it can be
estate scale rather than by          demonstrated that this is less feasible
measures on individual blocks.       than measures on individual blocks.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 52
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Block 49, 50, 51, 52, Section 8, Phillip

6.2 Heritage

R87                                   C87                                      The existing Alexander & Albemarle
In accordance with section 148        If advice from the Heritage Council is   Buildings are not included on the
of the Planning and Development       required, but not provided, then the     ACT Heritage Register.
Act 2007, applications for            application will be referred to the      The adjacent Woden Library was
development on land or buildings      Heritage Council in accordance with      registered on the ACT Heritage
subject to interim or full heritage   the requirements of the Planning and     Register in 2009.
registration are to be                Development Act 2007.                    The development seeks reinforce the
accompanied by advice from the                                                 heritage significance of the Woden
Heritage Council stating that the                                              Library with a strong tower form to
development meets the                                                          the Furzer Street edge.
requirements of the Heritage Act
2004.
6.3 Trees
R88                                   C88                                      Tree removals and tree protection
                                                                               measures are described in Tree
In accordance with section 148        If an approved Tree Management           Management Plan (Dwg TMP-01)
of the Planning and Development       Plan is required, but not provided,      and Landscape Management and
Act 2007, where the                   then a draft Tree Management Plan is     Protection Plan (Dwg LMPP_01)
development proposal requires         to accompany the application. The        accompanying the application. One
groundwork within the tree            draft Tree Management Plan will be       tree (#19) is to be retained and
protection zone of a protected        referred to the relevant agency in       protected. A further eleven trees are
tree, or is likely to cause damage    accordance with the requirements of      proposed to be stockpiled and
to or removal of, any protected       the Planning and Development Act         transplanted to within the landscape
trees, the application must be        2007.
                                                                               development of Supply Place.
accompanied by a Tree
Management Plan approved
under the Tree Protection Act
2005.
Note: “Protected tree” is defined
under the Tree Protection Act 2005.

R89                                   C89                                      Measures for the protection of
Trees on development sites may        Retained trees are protected and         retained trees are described in Tree
be removed only with the prior        maintained during construction to the    Management Plan (Dwg TMP-01)
agreement in writing of the           satisfaction of the Territory.           and Landscape Management and
Territory.                                                                     Protection Plan (Dwg LMPP_01)
                                                                               accompanying the application




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6.4 Hazardous Material

R90                                  C90                                       Refer to DRR Appendix H for
For the demolition of multi-unit     If an endorsed Hazardous Materials        Hazardous Materials Report
housing (including garages and       Survey is not provided the application
carports) constructed* prior to      will be referred to the relevant agency
1985, and Commercial/Industrial      in accordance with the requirements
premises constructed prior to        of the Planning and Development Act
2005, a Hazardous Materials          2007.
Survey (including an asbestos
survey) is carried out and signed
by an appropriately licensed
person and is endorsed by
Environment Protection.

The Survey is provided and
covers the disposal of hazardous
materials, showing that:
a)   Hazardous material
     disposal (including
     asbestos) is to be at a
     licensed disposal facility in
     the ACT
b)   If hazardous materials are
     to be transported for
     disposal interstate,
     approval from the
     Environment Protection
     Authority is obtained prior
     to removal of material from
     the site
c)   An appropriately licensed
     contractor is engaged for
     the removal and transport
     of all hazardous materials
     (including asbestos)
     present at the site.

* construction date means the
date when the Certificate of
Occupancy was issued
6.5 Contamination
R91                                  C91                                       Refer to DRR Appendix G for land
A statement is provided that the     If a statement that the site has been     contamination advice.
potential for land contamination     assessed is not provided, the
has been assessed in                 application will be referred to the
accordance with the ACT              relevant agency in accordance with
Government Strategic Plan –          the requirements of the Planning and
Contaminated Sites                   Development Act 2007.
Management 1995 and the ACT
Environment Protection Authority
Contaminated Sites
Environmental Protection Policy
2000, and it is demonstrated that
the land is suitable for the
proposed development.




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6.6 Erosion and Sediment Control

R92                                  C92                                       Not applicable
For sites less than 0.3 of a         If a plan is not provided, the
hectare, a plan is provided to       application will be referred to the
demonstrate that the                 relevant agency in accordance with
development complies with the        the requirements of the Planning and
ACT Environment Protection           Development Act 2007.
Authority, Environment
Protection Guidelines for
Construction and Land
Development in the ACT, August
2007.
R93                                  C93                                       Refer to DRR Appendix A for
For development on a site            If an endorsed Sediment and Erosion       Sediment and Erosion Control Plan
greater than 0.3 of a hectare, the   Control Plan is not provided the
application is accompanied by an     application will be referred to the
Erosion and Sediment Control         relevant agency in accordance with
Plan endorsed by ACT                 the requirements of the Planning and
Environment Protection.              Development Act 2007.
6.7 Excavation
There is no applicable rule.         C94                                       A single level basement is proposed
                                     Onsite cut and fill is minimised and      in accordance with land capacity
                                     managed to ameliorate negative off        requirements.
                                     site impacts.
6.8 Wind
There is no applicable rule.         C95                                       Not applicable
                                     For buildings higher than 19m but
                                     less than 28m, a wind assessment
                                     report prepared by a suitably qualified
                                     person demonstrates that the
                                     development will not impact
                                     adversely on safety and comfort in
                                     the public realm and other open
                                     spaces associated with the
                                     development.
R96                                                                            Refer to DRR Appendix K for Wind
For buildings higher than 28m, a     This is a mandatory requirement.          Assessment.
report on wind testing conducted     There is no applicable criterion.
by a suitably qualified person
establishes that the following
wind speeds are met by the
development:
a)   main pedestrian areas and
     routes: 10 m/s, and
b)   all other streets and public
     places: 16 m/s.
6.9 Air Emissions - Odours
R97                                  C97                                       Refer to DRR Appendix J for Air
A statement is provided that all     This is a mandatory requirement.          Emissions Statement.
exhaust and ventilation systems      There is no applicable criterion.
for food retail premises are
installed and operated to comply
with AS1668.1 The Use of
Ventilation and Air-conditioning
in Buildings.



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     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.10 Noise
R98                                   C98                                       Refer to DRR Appendix I for Noise
A Noise Management Plan,              If an endorsed Noise Management           Assessment and Noise Management
prepared by an accredited             Plan is not provided, the application     Plan.
acoustic specialist who is a          will be referred to the relevant agency
member of the Australian              in accordance with the requirements
Acoustical Society, endorsed by       of the Planning and Development
Environment Protection is             Act 2007.
provided for the following uses:
-     club
-     drink establishment
-     hotel
-     industry (except light
      industry)
-     indoor entertainment facility
-     restaurant
The Noise Management Plan
details the design, siting and
construction methods, which will
be used to minimise the impact
of noise on neighbours.


Element 7: Services
Intent:
a)    To ensure, to the satisfaction of the relevant authority, provision of all necessary onsite services required for
      the construction and operation stages of the proposed use

               Rule                                  Criteria                                Discussion
7.1 Waste Management
R99                                   C99                                       Refer to DRR Appendix O for Waste
In accordance with section 148        If a statement of compliance is not       Management Plan
of the Planning and Development       provided the application will be
Act 2007, applications are to be      referred to the Department of
accompanied by a statement of         Territory and Municipal Services in
compliance from the Department        accordance with the requirements of
of Territory and Municipal            the Planning and Development Act
Services stating that the waste       2007.
facilities and management
associated with the development
are in accordance with the
current version of the
Development Control Code for
Best Practice Waste
Management in the ACT.
R100                                  C100                                      Refer to DRR Appendix F for Site
A Statement of Compliance from        If a Statement of Compliance is not       Servicing
the relevant agency is provided,      provided the application will be
which confirms that the               referred to the relevant agency in
discharge (or potential discharge     accordance with the requirements of
by accident or spillage) of non-      the Planning and Development Act
domestic liquid waste to the          2007.
sewerage or stormwater
networks complies with utility
standards and requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 56
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 Block 49, 50, 51, 52, Section 8, Phillip

7.2 Servicing and Site Management
R101                                     C101                                    Refer to DRR Appendix O for Waste
In accordance with section 148           If a Statement of Endorsement is not    Management Plan
of the Planning and Development          provided the application will be
Act 2007, the application is             referred to the relevant agency in
accompanied by a Statement of            accordance with the requirements of
Endorsement from the relevant            the Planning and Development Act
agency stating that the waste            2007.
facilities and management
associated with the development
are in accordance with the
Design Standards for Urban
Infrastructure.
7.3 Utilities
R102                                     C102                                    Refer to DRR Appendix R for utility
A Statement of Compliance from           If a Statement of Compliance is not     endorsements.
each relevant utility provider (for      provided the application will be        Hydraulic services are approved in
water, sewerage, stormwater,             referred to the relevant agency in      principle by ActewAGL.
electricity and gas) is provided,        accordance with the requirements of     Electrical services are under review
which confirms that the location         the Planning and Development Act        by ActewAGL.
and nature of earthworks, utility        2007.
connections, proposed buildings,
pavements and landscape
features comply with utility
standards, access provisions and
asset clearance zones.
Note: Where there is a conflict
between planning and utility
requirements, the utility requirements
take precedence over other
provisions of this Code.

R103                                                                             Refer to DRR Appendix R for utility
All new permanent or long-term           This is a mandatory requirement.        endorsements.
electricity supply lines are             There is no applicable criterion.       Electrical services are under review
underground.                                                                     by ActewAGL.
7.4 Waste Water
R104                                     C104                                    Refer to DRR Appendix R for utility
Subject to ACTEWAGL approval,            This is a mandatory requirement.        endorsements.
all under cover areas drain to the       There is no applicable criterion.       Hydraulic services are approved in
sewer.                                                                           principle by ActewAGL.
7.5 Storage
R105                                     C105                                    Not applicable
Outdoor storage areas address            Where the proposed use requires
all of the following:                    open areas for storage of goods and
a)     are located behind the            materials, adequate provision is
       building line                     included in the design and layout of
                                         the site for these areas, and they do
b)     are screened from view            not encroach on car parking,
       from any road or other            driveways or landscaped areas.
       public area
c)     do not encroach on car-
       parking areas, driveways,
       or landscape areas.
7.6 Easements
R106                                                                             Refer to DRR Appendix Q for
There is no encroachment over            This is a mandatory requirement.        Implementation Plan and proposed
easements or rights of way.              There is no applicable criterion.       Easements.




 May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 57
Alexander
Albemarle
Blocks 49, 50, 51, 52, Section 8, Phillip


Design Response Report

May & Russell Architects Pty Ltd
ACN 087 172 718
Unit 5/7 Napier Close
PO Box 268
Deakin West ACT 2600
T (02) 6285 3077 F(02) 6281 3340
E pmpr@mayrussell.com.au


Project Code: 09_50
May 2010
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


DESIGN REPORT


CONTENTS

1.0              PREAMBLE
1.1              Project Name
1.2              Project Developer
1.3              Design Consultants

2.0              PROJECT BACKGROUND
2.1              Site
2.2              Existing Office Development
                      Alexander & Albemarle Buildings
                      Trees
                      Geotechnical Study
                      Site Contamination
                      Hazardous Materials
                      Land Survey
                      Heritage
                      Infrastructure
2.3              Planning Control and Guidelines
                      Territory Plan
                      Woden Town centre Background
                      Woden Master Plan

3.0              PROPOSED OFFICE DEVELOPMENT
3.1              Alexander & Albemarle Buildings Demolition
3.2              Alexander & Albemarle Buildings Redevelopment
3.3              Environment
                      Greenstar V3
                      NABERS Energy
                      Daylight
                      Noise
                      Air Quality
                      Water Sensitive Urban Design
                      Wind Environment
                      Overshadowing
                      External Lighting
3.4              Façade
3.5              Authorities
3.6              Building Code of Australia
3.7              Crime Prevention through Environmental Design
3.8              Access for People with Disabilities
3.9              Waste Management
3.10             Schedule of External Finishes
3.11             Schedule of Areas
3.12             Schedule of Parking
3.13             Traffic Assessment

4.0              STATEMENT AGAINST RELEVANT CRITERIA




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Block 49, 50, 51, 52, Section 8, Phillip


APPENDIX A              DA DRAWINGS
                        DESIGN IMAGES
                        SITE ANALYSIS
                        LOCATION PLAN
                        SITE PLAN
                        FLOOR PLANS
                        ELEVATIONS
                        SECTIONS
                        GFA PLANS
                        SHADOW DIAGRAM
                        LANDSCAPE PLAN
                        LNDSCAPE LEVELS
                        LANDSCAPE DETAILS
                        LANDSCAPE ELEVATIONS
                        TREE MANAGEMENT PLAN
                        LANDSCAPE MANAGEMENT & PROTECTION PLAN
                        COMBINED SITE SERVICES PLAN
                        EXTERNAL SERVICES TERMINATIONS PLAN
                        EXTERNAL SERVICES NEW CONNECTIONS PLAN
                        SITE STORMWATER MANAGEMENT PLAN
                        ELECTRICAL & COMMUNICATIONS DEMOLITION PLAN
                        HV RETICULATION PLAN
                        SUBSTATION RETICULATION PLAN
                        EXTERNAL LIGHTING PLAN
                        POLLUTION CONTROL PLAN & DETAILS
                        TEMPORARY TRAFFIC MANAGEMENT PLAN
                        EXTERNAL SERVICES PLAN – STORMWATER
                        CIVIL WORKS PLAN
                        WASTE CENTRE VEHICLE ACCESS PLAN
                        SURVEY CERTIFICATE

APPENDIX B              EXTERNAL FINISHES SCHEDULE, MAY + RUSSELL
APPENDIX C              HERITAGE, ACT HERITAGE COUNCIL
APPENDIX D              TREE ASSESSMENT, ENVIROLINKS
APPENDIX E              WSUD REPORT, TENNANT HYDRAULIC CONSULTING SERVICES
APPENDIX F              GEOTECHNICAL SURVEY, COFFEY
APPENDIX G              LAND CONTAMINATION, ENVIRONMENT PROTECTION UNIT
APPENDX H               ASBESTOS REPORT, ROBSON ENVIRONMENTAL
APPENDIX I              ACOUSTICS REPORT, AECOM
APPENDIX J              AIR EMISSIONS REPORT, NORTHROP
APPENDIX K              WIND ENVIRONMENT REPORT, WINDTECH
APPENDIX L              TRAFFIC ASSESSMENT, HUGHES TRUEMAN
APPENDIX M              CPTED REPORT, MAY + RUSSELL
APPENDIX N              ACCESS REVIEW, ERIC MARTIN & ASSOCIATES
APPENDIX O              WASTE MANAGEMENT PLAN, MAY + RUSSELL, SELLICK, AWT
APPENDIX P              GREENSTAR OFFICE V3 PATHWAY, NORTHROP
APPENDIX Q              SURVEY CERTIFICATE & IMPLEMENTATION PLAN, KLEVEN SPAIN
APPENDIX R              AUTHORITIES CORRESPONDANCE




REVISION SCHEDULE

Date       Number       Amendments                                               Code
24.05.10   1            Issued for DA                                               A


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Block 49, 50, 51, 52, Section 8, Phillip


1.00    PREAMBLE

Jure Investments Pty Ltd proposes to redevelop the existing Alexander & Albemarle Building site in Woden Town
Centre to provide new office accommodation for an Australian Government Department to current
Commonwealth accommodation guidelines.


1.01    PROJECT NAME

NAME                                          Alexander & Albemarle Building Redevelopment




1.02    PROJECT DEVELOPER

DEVELOPER                                     DOMA Constructions


1.03 CONSULTANTS

PROPERTY                                      Colliers International
ARCHITECTURE                                  May + Russell Architects
LANDSCAPE                                     Enviro Links Design
COST                                          Wilde & Woollard
STRUCTURE                                     AWT Consulting Engineers
TRAFFIC                                       Hughes Trueman
CIVIL                                         Sellick Consultants
MECHANICAL, ELECTRICAL, FIRE                  Northrop Building Services
FIRE SAFETY                                   Defire
HYDRAULICS                                    Tennant Hydraulic Consulting Services
ACCESS                                        Eric Martin and Associates
ACOUSTICS                                     AECOM
LIFTS                                         Vertrans Consultants
NABERS ENERGY                                 Exergy Australia
GREENSTAR                                     Northrop Building Services




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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


2.00    PROJECT BACKGROUND


2.01    SITE

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT.
Blocks 49, 50, 51 & 52 will be consolidated to form a single block to accommodate the Alexander & Albemarle
Building Redevelopment. The consolidation process includes the direct grant of Block 49 & 51/8/Phillip to the
developer.




Refer to Appendix Q for IMPLEMENTATION PLAN



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Block 49, 50, 51, 52, Section 8, Phillip




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Block 49, 50, 51, 52, Section 8, Phillip




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Block 49, 50, 51, 52, Section 8, Phillip

2.02    EXISTING OFFICE DEVELOPMENT




Albemarle under construction 1968 (ACT Heritage Library)




ALEXANDER & ALBEMARLE BUILDINGS
The Alexander & Albemarle Buildings were constructed in 1968-69 to the precinct design of the NCDC.
AREA SCHEDULE
Alexander Building                11,902m2 GFA
Albemarle Building                11,930m2 GFA


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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

TREES
A tree assessment was undertaken by Landscape Consultants Enviro Link Design to assess landscape value and
compliance requirements.

Tree damaging activity approval is required to allow for construction of the proposed Alexander & Albemarle
Building redevelopment.

We note that refurbishment of the existing buildings to retain both the existing structures and existing trees has
been investigated. Tenders for office accommodation in the refurbished Albemarle Building have been rejected by
the Commonwealth accommodation market due to the small floor plate. To retain Commonwealth tenants new
buildings to current environmental standards and providing at least 1,500m2 NLA of office accommodation are
required.

The significant public places between the Alexander and Albemarle Buildings are to be replaced with a new city
garden “SUPPLY PLACE” incorporating advanced tree planting.
Refer to Appendix D for TREE ASSESSMENT

GEOTECHNICAL STUDY
A geotechnical study of the site conducted by Coffey (2010) notes that “the Geology Map of Canberra,
Queanbeyan and Environs indicates that the site is underlain by weathered Rhyodacite of the Deakin Volcanics
Formation.”

The subsurface profile is expected to be fill from to 0.6m/1.1m, with colluvium to 1.7m/2.7m underlain by
weathered rhyodacite to 7.6m/10.0m. Groundwater levels are likely to be greater than 8m below the ground
surface.
Refer to Appendix F for GEOTECHNICAL SURVEY

SITE CONTAMINATION
The Environment Protection Unit has advised that the Alexander and Albemarle Building sites are not recorded on
the Register of contaminated sites. Underground fuel storage tanks were removed in 1997 from both the
Alexander and Albemarle Building sites.
Refer to Appendix G for LAND CONTAMINATION REPORT

HAZARDOUS MATERIALS
The Alexander & Albemarle Buildings have been surveyed by Robson Laboratories (2009) to determine the extent
and condition of asbestos based materials. Both buildings contain asbestos based materials including asbestos
cement sheet, asbestos core fire doors, pipe flange jointing, control boards and lift brake pads. All asbestos
material located in both buildings is non-friable and in difficult to access areas and has been labelled to Worksafe
Australia requirements. Robson advises that “the risk to occupants of exposure to airborne fibre significantly
above background levels during their normal occupation of the premises is extremely low.”

An Asbestos Management Plan has been prepared for both buildings by Robson Laboratories to manage the
asbestos risk in accordance with the Worksafe Australia requirements. The “Asbestos Code of Practice and
Guidance Notes” does not require removal of asbestos based material providing it remains in good condition.
However, no emergency works or routine maintenance may be carried out on asbestos materials unless by a
licensed asbestos removalist.

Demolition of the buildings will require asbestos removal by a licensed asbestos removalist in accordance with the
approved Asbestos Management Plan.
Refer to Appendix H for ASBESTOS REPORT

LAND SURVEY
A land survey of the site was conducted by Kleven Spain (2006) to verify property boundaries, locate all site
features, site services, trees, contours, Scarborough House levels and install survey markers.
Refer to Appendix Q for SURVEY CERTIFICATE



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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

HERITAGE
The existing leases require buildings to be named “ALEXANDER BUILDING” and “ALBEMARLE BUILDING” after
ships of the First Fleet recognising the significance of the Division “PHILLIP” name in Australian history.

Alexander
The Alexander was one of six convict transport ships in the First
Fleet. The First Fleet carried convicts and soldiers to Australia to start
a penal colony. This was the start of European settlement of
Australia. The Alexander was a ship of 452 tons under the command
of Master Duncan Sinclair, and her surgeon was William Balmain. It
was 114ft (35m) long and 31ft (9m) wide. The ship was built in Hull
in 1783.

Before leaving England, fever broke out on board and sixteen men
died. She left Portsmouth on 13 May 1787, carrying 195 male
convicts. 15 more convicts died on the journey, the most for any ship
in the fleet. She arrived at Port Jackson, Sydney, Australia, on 26
January 1788. She left Port Jackson on 14 July 1788 in company with
the Friendship, whose crew she picked up when that ship was
scuttled. She reached England on 3 June 1789. Little is known about
her return journey but in 1808 she disappeared from records.

The ship had a contract with the British Government to carry convicts.
The owners were paid at a rate of 10 shillings per ton per month until
the ship returned to Deptford. They had to agree to keep the
prisoners secure and in safe custody.

The First Fleet consisted of 11 ships which arrived in the colony in 1788 including HMS Sirius, HMS Supply,
Alexander, Charlotte, Friendship, Lady Penrhyn, Prince Of Wales, Scarborough, Borrowdale, Fishburn and Golden
Grove.

Albemarle
Built in 1780 in France weighing 530 tons. The
Albemarle departed Portsmouth, England on 27
March 1791 under the command of Master
George Bowen, and arrived at Port Jackson,
Sydney on 13 October 1791. The Albemarle
transported 282 male convicts and 6 female
convicts - the arrival of six females is a mystery.
There were 32 male deaths including 2
executions. Early in the voyage, several convicts
attempted to take over the ship. Two convicts,
Siney and Lyons were shot and the two seamen
who were also implicated were put in irons and
then landed at Madeira to be sent back to
England for sentencing.

The Third Fleet consisted of 11 ships which arrived in the colony in 1791 including Atlantic, William Ann,
Britannia, Matilda, Salamander, Albemarle, Mary Anne, Admiral Barrington, Active and Gorgon as well as The
Queen which sailed from Cork, Ireland




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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

INFRASTRUCTURE

SEWER
Each site is currently serviced by 2No sewer ties each, being a 150dia tie for each of the towers and 100dia tie for
each of the annexe buildings. The ties each connect to the 300dia ACTEW sewer main that runs through the
verge along the Furzer street site boundaries.

Each of ties serving the annexe buildings will be disconnected and the existing ties serving the towers will be
retained to service the proposed new buildings.

The existing downstream sewer drainage system has sufficient capacity to receive the additional loading from the
proposed development.

As the existing sewer runs close the site boundary any requirement for soil anchors from the construction of the
new basements will need to be set at a level to run below the sewer.

WATER
Each of the sites are currently serviced by multiple water tie connections from a 225dia water main in the Furzer
Street verge. Each of the existing ties will be removed and new consolidated domestic and fire service water
supplies will provided for each site respectively.

The new water service ties will be configured to provide a grade 1 water supply connection from the authority
mains as is required for the fire protection of high rise buildings (refer to hydrant protection for further
information).

The existing water mains have sufficient capacity to service the proposed developments, and preliminary
modelling indicates that fire booster pumps will not be required (pending confirmation regarding fire sprinkler
protection).

An existing water easement is indicated on the Alexander site which accommodates a high flow fire hydrant. This
hydrant may be removed and replaced with 2No standard fire hydrants in the Furzer Street verge. The easement
will then be able to be extinguished.

STORMWATER
Each site is currently serviced by 2No 375dia stormwater tie points and receives stormwater drainage systems
that also service the adjacent Block 77. One of the ties will be retained for re-use for each site and the others
terminated.

Offsite SW works will accordingly be required to provide a separate drainage system for Block 55. Refer to civil
documentation for details.

Each of the tie points intended for re-use are of sufficient capacity to service the proposed developments.

GAS
Alexander Blg: Natural gas is currently supplied to this building via a high pressure steel supply to the eastern
side of the building via a reticulation that extends through the adjacent Block 55 having extended from the a
reticulation located in Bowes Street. This service will be terminated and a new service will be extended from an
existing gas supply located in Furzer Street.

Albemarle Blg: A natural gas supply is currently supplied to this building via a service line extending from the gas
supply located in Furzer Street. This service is of insufficient capacity to supply the proposed building, and
accordingly will be terminated and a new service provided.


Refer to Appendix A for SITE SERVICING PLANS




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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.03     PLANNING CONTROLS AND GUIDELINES

TERRITORY PLAN
Commercial Zones - Overview
The Commercial Zones are established to recognise the various functions, values and characteristics within
commercial areas, and to provide a level of consistency and equity across the geographic range of commercial
centres. Commercial areas are structured to reflect the principles of a hierarchical system of centres, which
comprise the City Centre, town centres, group centres, and local centres.

The City Centre is also known as Canberra City or Civic.
The Town Centres include Belconnen, Gungahlin, Tuggeranong and Woden.
The Group Centres include Calwell, Charnwood, Chisholm, Conder, Curtin, Dickson, Erindale, Hawker, Jamison,
Kaleen, Kambah, Kingston, Kippax, Manuka, Mawson, Wanniassa and Weston.

The hierarchy has been developed to ensure that people have a wide choice of facilities and services wherever
they live or work within Canberra. Outside this hierarchy, there are other commercial areas in office parks and in
corridors along main avenues. The Commercial Zones also include areas for residential mixed and multi-use
development, and leisure and accommodation.

CZ2 Business Zone
This Zone is intended for more fringe commercial activities, primarily non-retail commercial uses, commercial
accommodation, and some restaurants and indoor entertainment and recreation facilities. Residential and
community uses are also permissible, subject to design and siting, provided they are not incompatible with
primary uses.

Part A – Town Centres - Overview
Town centres provide the main commercial and community focus for the district populations of Belconnen,
Gungahlin, Tuggeranong and Woden/Weston Creek. They also provide opportunities for business investment and
employment and facilitate decentralisation. Planning policies seek to promote town centres as vibrant and viable
centres with a wide range of services, facilities and employment and provide opportunities for higher density
residential development.

Objectives:
The objectives for the town centres are to:
    a) Provide the main focus for shopping, community, business and recreation activity for the district
         populations of Belconnen, Gungahlin, Tuggeranong and Woden/Weston Creek.
    b) Provide opportunities for business investment and employment while facilitating decentralisation of
         employment from the Central National Area.
    c) Encourage a mix of land uses, including medium and higher density residential uses, which contribute to
         an active and diverse character.
    d) Provide an urban structure which is simple, legible and flexible.
    e) Maintain and enhance environmental amenity and encourage a high standards of urban design that is
         consistent with the function of the centre.
    f) Encourage activities, particularly at street frontage level, that contribute to pedestrian and social
         interaction.

The Alexander & Albemarle Building Redevelopment is located in Woden Town Centre Zone CZ2




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Block 49, 50, 51, 52, Section 8, Phillip




WODEN TOWN CENTRE ZONES


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 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

WODEN TOWN CENTRE BACKGROUND
The NCDC Woden Town Centre Plan envisaged the centre as follows:

The Woden Town Centre will provide employment for 10,000 workers. It will have some 400,000 to 530,000 sq.
ft of retail space, two hotels, restaurants, cafes, private offices, banks, a post office, theatre, library, police
station, a church centre, clubs, a bus station, and many smaller buildings. It will provide a choice of goods,
services, and activities sufficient for all but the most specialised demands.

The centre will have higher density housing at the periphery. An adjacent cemetery which existed before the
town was planned may eventually become part of a park. Also at the periphery are sites for a multi-storey
hostel, a technical college, and a recreation centre consisting of an enclosed oval, swimming pool, tennis courts,
squash courts, and bowling greens.

The Woden Town Centre is of cruciform shape. The town square is in the centre. The surrounding car parks will
accommodate 4,000 cars, initially in surface car parks, but partial decking will provide a greater capacity later. A
system of feeder roads allows access to the individual buildings. Vehicles and pedestrians are segregated mainly
by pedestrian malls and terraces at surface level, but the air-conditioned, enclosed retail centre has service
access at the lower level and pedestrian circulation on the upper.

The civic design concept for the centre provides for an urban core of light-coloured buildings of three to nine
storeys, one building of seventeen floors and a higher building facing the town square. The town square will
have a central sunken court with colonnades on three sides. On the fourth side steps will lead down to a
forecourt which may be approached by vehicles. Landscaping of the car parks will protect cars from the sun,
screening them from the view within the centre.

Tomorrow’s Canberra, NCDC, 1970




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Block 49, 50, 51, 52, Section 8, Phillip

WODEN MASTER PLAN
The Woden Town Master Plan published by ACTPLA in 2004 seeks to “foster the growth of an innovative, safe
and collaborative living and working environment that values the social and physical heritage of Woden Town
Centre.” The Master Plan identifies the existing Alexander and Albemarle Buildings as a development opportunity
to achieve the needs of major government tenants. The Master Plan is considered when assessing Development
Applications in Woden.

Office Accommodation
Provide sites for new offices and permit redevelopment of existing buildings to achieve the needs of major
government tenants.
      Where possible encourage the refurbishment / replacement of existing Grade C office space to Grade A
       and B standard within the existing office campus structure
      Avoid dispersing the office core and diminishing the effectiveness of collocation with existing and proposed
       public transport options
      Include a mix of retail and entertainment activities at ground level to create the attractive street setting
       that is a prerequisite for Grade A office space
      Implement opportunities for dedicated undercover parking both on and off site to satisfy the needs of
       major tenants
      Identify office refurbishment and rolling office replacements that include, but are not limited to:
       - Bonner House
       - Juliana House
       - Sirius Building
       - Alexander and Albemarle Buildings
       - 5 Bowes Street (Sir Keith Campbell Building)
       - Scarborough House
      Recognise the efficiencies that occur for large anchor tenants such as the Department of Health and Aged
       Care in having a central reception area that serves the whole department rather than replicating reception
       services at a number of buildings. This may be achievable within the existing campus structure by better
       linking separate buildings.




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Block 49, 50, 51, 52, Section 8, Phillip


3.00      PROPOSED OFFICE DEVELOPMENT


3.01      ALEXANDER & ALBEMARLE BUILDING DEMOLITION


Demolition of existing multi story buildings and associated site works comprising Alexander Building Block 50,
Section 8, Phillip and Albemarle Building Block 52, Section 8, Phillip with adjoining links including bridges,
basements and service tunnels and termination of services to Authority requirements.




DEMOLITION REQUIREMENTS

1.   All works to be in accordance with the ACT WorkCover, “ACT Safe Demolition Work Code of Practice” and the
     requirements of AS 2601.
2.   Hours of work – 7am to 5pm Monday to Saturday, no work is to be carried out on Sundays or Public Holidays.
3.   Access to the site to minimise disruption to traffic and pedestrians shall be in accordance with an approved
     Temporary Traffic Management Plan.
4.   All works to comply with an approved Sediment and Erosion Protection Plan.
5.   All works to comply with an approved Landscape Management Protection Plan.
6.   The use of explosives is prohibited and shall NOT be carried out under this contract.
7.   The contractor shall restrict dust caused by works to a practicable minimum by :
     a.   spraying affected areas on a regular basis with water as necessary to control dust.
     b.   all demolition haulage vehicles entering and leaving the site shall at all times have their loads covered.
     c.   surrounding streets shall be kept free of dirt and dust on a regular basis by way of street sweeper and/or
          water tanker.
8.   Noise and vibration from the use of heavy equipment shall be minimised by :
     a.   restricting times when noisy work is carried out.
     b.   all construction plant and equipment to be fitted with properly maintained noise suppression devices.

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3.02     ALEXANDER & ALBEMARLE BUILDING REDEVELOPMENT

The Alexander & Albemarle Building Redevelopment is designed to provide approximately 40,600m2 NLA of
“GREEN” office accommodation in the Woden Offices Precinct.

The office development is a new generation PCA Grade “A” quality office development offering flexible, functional
accommodation with a 4.5 star NABERS Energy and 5 Greenstar rating.
Design Standard:              Commonwealth Accommodation design brief
Grade:                        Property Council of Australia “A-Grade” quality office accommodation
Environment:                  4.5 star NABERS ENERGY, 5 star Greenstar v3
DESCRIPTION
The buildings comprise approximately 40,600m2 of office accommodation in two office towers facing Furzer Street
linked by a Pavilion Building. The building entries are off Furzer Street with landscaped walkways providing access
to both Furzer Street and the proposed ‘Supply Place’. Supply Place is designed as a significant public place
linking the Alexander & Albemarle Building redevelopment with North Walk.

The development seeks to build a contemporary memory of the existing Alexander & Albemarle Buildings with a
proportionate facade grid and reinforce the heritage significance of the Woden Library with a strong tower form
to the Furzer Street edge.

Office accommodation is provided in rectangular office floor plates offering approximately 1,900m2 of
accommodation per floor. Perimeter windows with effective sunshading optimize daylight and outlook access.
Office floors are modular and column free except for columns located at centre zone office partition locations.

Two primary service cores include conventional control lifts, stairs, toilets, cleaner’s facilities and service risers.
The primary service cores are centrally located in both the Alexander and Albemarle Buildings with a maximum
walking distance of 45m to integrated service core facilities to optimise the accommodation solution. An inter-
floor stair is located centrally to both buildings to facilitate inter-floor travel. The buildings are designed with
breakout spaces for tea room facilities to enable integration of staff facilities into the fitout design.

A café is incorporated into the building design on the Ground Floor of the Albemarle Building fronting onto the
proposed ‘Supply Place’ to provide opportunities for informal staff meetings.

205 car parking spaces and 10 motorcycle spaces are provided at Basement Level. 270 class 2 bicycle parking
spaces are provided in accordance with the building 5 Greenstar pathway.

A service zone with access off Furzer Street is located at Ground level to each building with loading area and
associated secure receiving area, waste centre including general waste and recyclables, mail room and fire
centre.

An Access Policy has been be implemented for base building and fitout works to address both the mandatory
requirements of the Building Code of Australia (BCA) and the considerations of potential Disability Discrimination
Act (DDA) requirements.

The buildings are designed to achieve a 4.5 star ABGR rating and 5 Greenstar rating with an environmentally
responsive façade and energy efficient services. Independent commissioning with post-occupancy tuning and
monitoring will ensure all technologies are operating as intended with maximum energy efficiency.


Refer to Appendix A for PROJECT DA DRAWINGS




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3.03    ENVIRONMENT

GREENSTAR
The Alexander & Albemarle Building Redevelopment will achieve an accredited 5 Green Star Office Design V3
rating, and after construction is complete will confirm the design initiatives have been implemented by also
obtaining an accredited 5 Green Star Office As-Built V3 rating.

Green Star is a suite of environmental rating tools that can be used on new and refurbished commercial office
buildings and office fitouts. Each rating tool evaluates the environmental performance of the project across 9
categories – construction management, indoor environment quality, energy, transport, water, materials,
landuse/ecology, emissions and environmental innovation. Each of these categories consists of a number of
credits and the project is awarded a Green Star rating based on the total number of credits achieved. Up to 6
Green Stars are awarded in recognition of the projects environmental achievements, with 1 star equating to poor
performance, and 6 stars being titled “World Leader”.

An accredited Green Star rating demonstrates that the project has significantly reduced the environmental impact
compared to a non-rated project, and can lead to ongoing financial savings to the building owner and occupier,
improved occupant satisfaction, wellbeing and (potentially) productivity. In order to reward projects where a
substantial environmental benefit has been achieved, the Green Building Council will only accredit projects with
either a 4, 5 or 6 Green Star rating. The titles associated with each of these Star ratings are “Best Practice”,
“Australian Excellence” and “World Leader” respectively.

A wide range of initiatives has been incorporated into the building to achieve a 5 Greenstar rating. Key measures
include:

Management
      Building Users Guide will be accessible for all building users which provides user friendly information on
       the building services and efficient operation, public transport facilities, materials and waste procedures
       and environmentally friendly expansion and re-fit considerations.
      Building Contractor will recycle a minimum of 80% by mass of all demolition and construction waste.
      Building Contractor will be required to have an ‘Environmental Management’ IS014001 certification.

Indoor Environment Quality
       External views and natural daylight will be provided to building occupants for over 60% NLA.
       Materials with low/no Volatile Organic Compounds will be selected for all carpets, sealants/adhesives
        and paints. Volatile Organic Compounds contribute to Sick Building Syndrome often associated with new
        commercial buildings.
       The mechanical services will be designed with best practice air change effectiveness, which ensures
        perfect mixing of air within the space so that air breathed in by the occupants is cleaner than the air
        exhausted from the space.

Energy
      The building is targeting an extremely high energy efficiency rating of 4.5 star NABERS Energy plus an
       additional 40% reduction in CO2 emissions per annum.
      Lighting will be zoned to areas below 100m2 and individually switched, allowing the user to turn lights
       off when not in use.
      High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
       in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
       per 100 Lux.
      Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
       individually monitored and optimised.

Transport
       The building is located within 250m of the Woden Bus Interchange which is a major public transport hub
        providing bus services to most areas in the Canberra region.
       Cyclist facilities including bicycle storage areas, lockers and showers will be provided for 10% of all
        building staff and visitor bicycle storage areas will also be provided.
       Car parking spaces will be provided for car-pooling, small cars, hybrid cars and motorbikes.




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Water
        Water fixtures and fittings will be the highest efficiency rated products available at the time of
         construction.
        Rainwater harvesting and storage will be provided to supplement all water reuse requirements.

Materials
         A recycling waste storage area will be provided with sufficient area for the storage of paper, glass,
          plastics, metals and organic recyclables.
         Concrete, aggregate and steel building elements will include recycled materials.

Land Use and Ecology
       The building will be constructed on a Brownfield (previously developed) site, which reduces the need for
        developing Greenfield sites which could be used for agricultural or recreational purposes.
       The ecological value of the site will not be reduced beyond its existing state.

Emissions
       Refrigerants and thermal insulants will have an Ozone Depletion Potential of zero.
       Discharges to the external sewer network will be reduced by over 30%.
       No light beam will extend outside the building boundary or upwards into the night sky.
Refer to Appendix P for PROJECT GREENSTAR OFFICE V3 PATHWAY


NABERS ENERGY
The NABERS Energy strategy for the Alexander & Albemarle Building Redevelopment is to design a building with
the lowest demand required for its occupation (i.e. façade insulation, solar performance etc), design building
systems that are flexible in use but will operate as efficiently as possible during operation as they are the lowest
energy technologies available and either through demand control or intelligent switching/controls (PIR Sensor
control of lighting, database learning functions for the mechanical control etc) allow the facility to be managed
and operated to achieve this performance by implementing a metering system that incorporates energy
(electricity and gas) and water metering that reflects the modelled NABERS performance such that it can be
tracked and managed accordingly to achieve the monthly and ongoing annual targets.

A wide range of initiatives has been incorporated into the building to achieve a 4.5 star NABERS Energy rating.
Key measures include:

Building Façade
        Eastern and western façade with minimal glazing to reduce heat loss during winter and heat gain during
         summer.
        High performance glazing on the northern and southern façades minimise direct solar gain during
         summer and heat loss during winter, while providing good daylighting and visual comfort levels to the
         occupants.

Mechanical Systems
       High efficiency low temperature variable volume air-conditioning systems. These systems have been
        shown to provide substantial benefits in terms of efficiency, operational robustness and space
        requirements. Further features of the air-conditioning system include:
               (a)    Careful zoning to remove the need for energy-wasting reheat and to maximise efficiency
                      in after-hours operation;
               (b)    High efficiency chillers, fans, boilers, pumps and motors, taking advantage of the latest
                      technological advances available in these areas;
               (c)    Swirl diffusers, providing excellent mixing of air while enabling a wide range of air-supply
                      temperatures
               (d)    State-of-the art air-conditioning controls using leading edge practices to avoid energy
                      waste while delivering excellent comfort control,
               (e)    Carbon dioxide control of fresh air to minimise unnecessary fresh air ventilation during
                      periods of low occupancy;
               (f)    Economy cycle and night purge modes to take maximum advantage of the Canberra
                      climate’s natural cooling potential.




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Electrical Systems
         High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
          in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
          per 100 Lux.
         Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
          individually monitored and optimised.

Hydraulic Systems
       High efficiency reticulated heat pump or solar thermal domestic hot water with water conservation fittings
        to minimise water consumption while providing adequate service.

Building Commissioning
        State-of-the-art commissioning and post-occupancy tuning to ensure that all technologies in the building
         are functioning as intended and that energy efficiency is maximised


DAYLIGHT
The Alexander & Albemarle Building Redevelopment is seeking to achieve 1 credit for Greenstar Daylight (IEQ-4)
with 30% of the NLA required to achieve a daylight factor of > 2.5% (the ratio of inside illuminance to outside
illuminance under a uniform design sky). The achievement of one credit requires glazing with an average Visual
Light Transmission (VLT) of over 40%. We note that this high VLT will require the use of internal blinds for glare
control.


NOISE
AECOM has been commissioned by May + Russell on behalf of DOMA Group to provide an acoustic assessment
for the development of a commercial building at the west of Blocks 49, 50, 51, 52 Section 8 Phillip, A.C.T. The
site lies within an area of predominantly commercial buildings.
This report has provided recommendations to protect the acoustic amenity of future users of the site and
occupants of neighbouring buildings. The assessments and recommendations have been produced to meet the
requirements of the Territory Plan 2008. This development code draws on other noise related documents such as
AS/NZS 2107 Acoustics – Recommended design sound levels and reverberation times for building interiors and
the A.C.T. Environment Protection Regulations (EPR).
Traffic noise from Furzer Street and Melrose Drive is currently the most dominant source of noise in the area.
Calculations of internal noise have been conducted for internal areas facing Furzer Street.
Noise levels have been determined by unattended noise logging over a period from 12:00 noon Tuesday 14th
August, 2007 to 14:00 Friday 24th August, 2007, inclusive.
Façade calculations have been performed with double glazing of 6/12/6 and based on our experience at the Sirius
Building, this glazing will achieve the isolation required to meet AS 3671 and AS 2107. Thicker glass would result
in a greater reduction of noise from outside noise sources.
There are no acoustic site conditions that would preclude the proposed development from complying with the
relevant noise criteria identified in this report. Noise intrusion into the redevelopment can be adequately
attenuated by the proposed façade glazing.
External environmental criteria for noise emissions from mechanical plant associated with the development have
been established.
Noise emission from the site can be controlled by standard noise control techniques and appropriate siting for
mechanical services, which are to be detailed during the design stage of the project.
Assessment of the noise emissions from the site should be carried out during the design stage of the project,
once the details of the mechanical plant are certain.
A noise management plan has been prepared and general recommendations on noise control have been given to
minimise noise intrusion to adjacent residents. This noise management plan builds on the relevant criteria for
environmental noise emissions and discusses the current noise environment around the proposed site.
Refer to Appendix I for ACOUSTIC ASSESSMENT




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AIR QUALITY
Northrop have advised that all exhaust and ventilation systems for retail premises (café) in the Alexander and
Albemarle Buildings will be designed to comply with AS 1668.2 -1991 (The use of mechanical ventilation and air
conditioning in buildings Part 2: Mechanical ventilation for acceptable indoor-air quality).
Refer to Appendix J for AIR EMISSIONS REPORT


WATER SENSITIVE URBAN DESIGN
THCS have advised that the hydraulic services for the Alexander & Albemarle Building redevelopment project will
address Water Sensitive Urban Design requirements as follows:

MAINS WATER USE REDUCTION
This criterion of the WSUD General Code is addressed in the proposed development by the use of water efficient
fixtures as scheduled below together with toilet flushing with recycled grey water. Cooling towers are supplied
with captured rainwater which are estimated to contribute up to 50% of the annual water consumption.

STORMWATER RETENTION
All stormwater run-off from each respective site will be captured, treated and retained and re-used onsite for
supply to cooling towers (in lieu of supply to toilets). The onsite retention tanks are sized to maximize the
captured volume of water and accordingly exceed the requirements of this criteria.

STORMWATER QUALITY
The requirements for these criteria will be exceeded in this development as a result of targeting 2 Green Star
Credit points against Emi-5 which requires all stormwater leaving the site for up to a 1 in 20 year storm event to
be treated/filtered in accordance with either;
         Victorian EPA, Best Practice Guidelines for Environment Management for Urban Stormwater, or
         Australian and New Zealand Environmental Conservation Council (ANZECC)’s Guidelines for Urban
          Stormwater Management.
In addition to the above the peak discharge flow rate from the site must not exceed that of the predevelopment
conditions for up to a 1 in 2 year storm event.

The required outcomes for this will be satisfied by a stormwater treatment train comprising;
    1. Surface run-off to be filtered through landscape and subsurface drainage.
    2. Gross pollutants and coarse sediment, fine sediment and hydrocarbons to be filtered using `Spel
        Stormceptor Class 1’ (or equal) stormwater improvement device.
    3. Flow rates up to that of a 1 in 3 month storm event to be directed to the stormwater retention tank via a
        bypass control sump, through which residual pollutants will be settled out into the retention tank.
    4. Excess flow rate for higher intensity storms to bypass directly to the `Onsite Stormwater Detention’
        control sump, through which the flow will be limited to the predevelopment 1 in 2 year flow rate, with
        excess inflow to overflow back into the retention/detention storage tank.

STORMWATER QUANTITY
This criteria is exceeded in the proposed development with run-off calculations undertaken to ensure the peak
run-off from each of the sites is limited to that of a 2 year recurrence interval in order to comply with the Green
Star category Emi 5 (refer to `Stormwater quality above). Calculations have demonstrated that Block 52 has a
reduced run-off compared to the equivalent predevelopment area, and Block 50 has an increase resulting OSD
being required.

The detention volume indicated is based on a high early discharge below ground OSD system being utilised.
Refer to Appendix E for WSUD REPORT




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WIND ENVIRONMENT
Wind Environment Engineer - Windtech Consultants has modelled the wind environment impact of the proposed
development to determine wind conditions in trafficable areas. The site is exposed to both prevailing North-west
winds and storm South winds.

The wind tunnel study carried out by WINDTECH to investigate the wind environment effects of the Alexander &
Albemarle Building Redevelopment indicates that the wind conditions on the surrounding pedestrian footpaths
and within the various ground level areas of the site will be acceptable for their intended uses with the inclusion
of the following treatments:
         Retain the existing trees along the eastern aspect of the development site.
         A strategic layout of densely foliating trees as been recommended in this report for the ground level
          areas of the site. These trees should be capable of growing to an approximate height of 5m, with a
          foliage canopy width of approximately 5m. Note that the layout of trees shown in this report is the
          minimum layout necessary to provide adequate wind conditions for the site. Additional trees are
          expected to further enhance wind conditions.
         Densely foliating shrubs capable of growing to a height of 1.2m around the perimeter of the outdoor
          seating adjacent to the proposed café.
         Two 3m deep awnings extending off the link bridges between the Central Building and both the North
          and South Buildings of the development respectively.




Refer to Appendix K for WIND ENVIRONMENT REPORT

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OVERSHADOWING
We have reviewed overshadowing from the proposed development. Woden is a strongly urbanised place with
overshadowing from gateway buildings a characteristic of the existing environment. Mid winter solar access to
pedestrian areas is limited by overshadowing from the proposed Alexander and Albemarle Buildings and the
existing Centra Plaza building. Solar access to pedestrian areas is available for the rest of the year.

We have assessed the site development potential as the existing 10 storeys to define the Woden Office Precinct
edge and stepping form and to minimise overshadowing.




Refer to Appendix A for SHADOW DIAGRAM




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EXTERNAL LIGHTING
Pedestrian lighting will be provided to the footpaths around the perimeter of the building, and will be designed in
accordance with AS 1158, with luminaires complying with the ACT Territory and Municipal Services design
standards. Luminaires in pedestrian areas shall be Bega ‘8081 and 8082’ style as per TAMS specifications and to
match those currently in use across the Woden precinct. The Bega luminaire is a full-cut-off style, and as such is
suitable for use under the Green Star light pollution requirements. The pedestrian luminaires along the footpaths
adjacent to Furzer Street shall be connected to the public network, and controlled and supplied from the existing
streetlight control cubicle across the road on Furzer Street. The matching pedestrian lights inside the property
boundary shall be supplied from the new building. The intended lighting design level for these footpaths will be
Category P4 from AS/NZS 1158.3.1:2005.

The Supply Place area lighting will be designed to complement the landscape design and architectural intent of
the space. The design includes the use of custom-modified decorative post-top luminaires which serve aesthetic
and symbolic purposes while providing the required illumination to the space. Green star light pollution
restrictions will be taken into account in all outdoor areas.

For the main pedestrian routes through the site the intended design light level from AS/NZS 1158.3.1:2005 is
Category P6. Design principles from the ACT Crime Prevention and Urban Design resource manual will be
followed as appropriate.




Refer to Appendix A for EXTERNAL LIGHTING PLANS




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3.04    FACADE

The Alexander & Albemarle Building Redevelopment is designed to achieve a 4.5 star NABERS ENERGY rating and
5 Greenstar rating with an environmentally responsive façade and energy efficient services.




CURTAIN WALLING SPECIFICATION
Curtain wall system to AS 1288 with powder coated aluminium window system and colour matched double glazed
window units and shadowbox spandrel glazing (design objectives - shading co-efficient 0.28, light transmittance
40%, light reflectance 14%; U-value 1.7w/m2/C).

GLASS SCHEDULE

                 Product                         Colour                       Visible U value     SC
                                                                  Trans       Refl Out Summer
TYPE G1 DARK GREY
China Southern Glass
6CED32-78 on grey+12A+6C                       Dark Grey           33            6      1.6      0.28
TYPE G2 BLUE
China Southern Glass
6CED52-67 on K blue+12A+6C                        Blue             39            7      1.6       0.3
TYPE G3 LIGHT GREY
China Southern Glass
6CED12-46 on clear+12A+6C                         Blue             43           15      1.6      0.29
TYPE G4 - CLEAR
China Southern Glass
6CEB14-50 on clear+12A+6C                         Clear            48           15      1.8      0.42




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3.05     AUTHORITIES

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT. Blocks 49, 50, 51 & 52 will be consolidated to
form a single block to accommodate the Alexander & Albemarle Building Redevelopment. The consolidation
process includes the direct grant of Block 49 & 51/8/Phillip to the developer.

The Alexander & Albemarle Building Redevelopment is consistent with the ACTPLA Woden Town Centre Master
Plan which seeks to “foster the growth of an innovative, safe and collaborative living and working environment that
values the social and physical heritage of Woden Town Centre.” The Master Plan identifies the existing Alexander
& Albemarle Buildings as a development opportunity to achieve the needs of major government tenants.

The project team has met with ACTPLA, TAMS, ActewAGL, the ACT Fire Brigade and other agencies as part of the
design development process.
Refer to Appendix R for the following AUTHORITIES CORRESPONDANCE

Land & Property Services
24 May 2010          Direct grant of Blocks 49 & 51, Section 8, Phillip to the developer

ACTPLA
13 May 2010             ACTPLA Pre-application meeting minutes

TAMS
20 April 2010           TaMS North Walk tree inspection notes

ACTEWAGL
17 May 2010             ActewAGL approval in principle for hydraulics site servicing
19 May 2010             ActewAGL electrical site servicing review


3.06     BUILDING CODE OF AUSTRALIA

A BCA/Fire Safety Compliance Audit of the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT has been
prepared by Defire (ACT). The design has been assessed under the requirements of the current BCA (2010).

The following non-compliances are proposed to be satisfied by Alternative Solutions:
        Fire rating to plantroom storage structure
        Fire rating to mechanical system riser shafts
        Fire rating to roof structure
        Exit travel distances
        On-site fire water storage
        Fire hydrant coverage
        Fire hose reel coverage
        Sprinkler valve room access
        Zone smoke control to Ground Floor

Northrop have modelled the aggregate solar heat gain of the selected glazing and advise that the building does
not comply with the deemed-to-satisfy provisions of the BCA Part J2. As compliant glass would result in thermal
comfort issues BCA J2 is to be addressed by the alternative thermal calculation method.




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3.07    CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)

Planner, Chris Purdon has assessed community safety risk factors utilizing the ACT Crime Prevention and Urban
Design Resource Manual.
Crime Prevention Through Environmental Design (CPTED) includes consideration of the following objectives that
contribute to community safety:
LAND USE MIX
       To promote natural surveillance, a wide range of legitimate activities, community ownership and
        increased use of public spaces.
       To create a mix of uses (such as restaurants, business and shops which open at night and after hours)
        which promote round-the-clock surveillance and are compatible with neighbouring uses such as
        residential areas.
BUILDING DESIGN
       To integrate public buildings into the wider public realm.
       To use buildings to support natural surveillance of adjacent open space.
       To construct sturdy, attractive buildings to reduce temptations to vandalism and graffiti.
       To reduce the risk of public buildings contributing to crime or safety problems.
NATURAL SURVEILLANCE AND SIGHTLINES
       To provide unimpeded sightlines, particularly along pedestrian pathways.
       To encourage natural surveillance from surrounding buildings and land uses.
       To improve natural surveillance through increased legitimate use of spaces.
LIGHTING
       To promote legitimate activity by users of public spaces after dark.
       To encourage the use of appropriate types of lighting fixtures.
       To ensure the appropriate placement of lighting to avoid shadows and glare which might put pedestrians
        at risk.
LANDSCAPING
       To create a friendly and pleasant environment, at the same time as protecting users.
       To support ease of maintenance by not creating fragile landscaped areas.
       To support and reinforce security principles such as natural surveillance and sightlines, by the selection
        and placement of appropriate landscaping.
SPACES SAFE FROM ENTRAPMENT
       To reduce the risk of attack by hidden persons.
       To eliminate possible entrapment spaces and reduce the danger of people being attacked where they
        have no direct means of escape.
       To ensure that the location and design of facilities such as automatic teller machines do not create
        entrapment spaces.
SIGNAGE
       To provide adequate, easily legible signage to assist pedestrians, particularly older people and people
        with disabilities, to find their way safely.
       To provide signage which indicates safe places and routes.
MANAGEMENT AND MAINTENANCE
       To ensure prompt repairs and maintenance.
       To facilitate prompt reporting of any damage or repair needs.
       To promote a perception that an area is well maintained and is well cared for by its local community.
       To discourage graffiti and vandalism.
       To install equipment and fixtures that are vandal-resistant and can be easily cleaned, repaired or
        replaced without creating an “institutional” appearance.




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Purdon notes that adherence to CPTED principles does not guarantee that crime and anti-social behaviour will not
occur. Nevertheless inclusion of design features which improve perceptions of safety and encourage interaction
between public and private spaces creates a more usable environment.

Purdon confirms that the proposed development has a number of design features that are likely to materially
reduce the prospect of anti-social behaviour and enhance the potential for crime prevention. In particular, the
following elements should be noted as consistent with the CPTED objectives and principles:
        Simplified building footprint on site with many fewer opportunities for entrapment or concealment
        Improved street frontages with no entrapment/concealment
        Improved night lighting
        Main entry to Furzer Streets will activate the street
        Better building security systems
        Wider spaces between Alexander/Albemarle Buildings and adjacent offices allows for better street
         visibility and pedestrian access/egress as safety
        Better passive surveillance to central city garden

Purdon’s recommendation to locate both Alexander & Albemarle Building foyers centrally providing increased
surveillance to Supply Place has been adopted in the proposed development.

Refer to Appendix M for CPTED REPORT


3.08     ACCESS FOR PEOPLE WITH DISABILITIES

Access design for the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT is based on the following
access strategy. It is intended that the Access Policy will be implemented for base building and fitout works to
address both the mandatory requirements of the Building Code of Australia (BCA) and the considerations of
potential Disability Discrimination Act (DDA) requirements.


Standard:                          AS 1428.1 - 2009
                                   90th percentile design basis; path of travel – 1000 w x 2000h with
                                   passing spaces 2000l x 1800w; change of level – 5mm; toilet – 2700 x
                                   1950; toilet/shower 2700 x 2350.
Parking:                           1 disabled person’s space to AS 2890.1 (1% of cars, 4800w x 5400l
                                   with shared access zone, 2500 high with 2300 high path of travel from
                                   entry)
Path of Travel:                    by lifts at same level, to AS1428.1 - 2009 for general circulation
Entry:                             glazed auto sliding doors including after/hours access
Lifts:                             disabled person access to AS 1735.12
Inter-floor stair:                 inter-floor stair to AS1428.1 - 2009 (1000w with handrail on both sides)
Fire Stairs:                       no access
Sanitary Facilities:               1 unisex disabled person facility per upper floor to AS1428.1 – 2009, 1
                                   pan, 1 basin, each floor reverse configuration; ambulant disabled
                                   person facility per service core to AS1428.1 - 2009
Sanitary Facilities (Ground):      1 unisex disabled person facility to Ground Floor to AS1428.1 - 2009 –
                                   1 pan, 1 shower, 1 basin
Tea Facilities:                    tea facilities to AS 1428.2
Identification:                    sanitary compartments to BCA
EWIS:                              audible and visual alarm to AS 2220
Tactiles:                          to BCA

Refer to Appendix N for ACCESS REVIEW by Eric Martin & Associates




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 32
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.09     WASTE MANAGEMENT


THE CODE
The Waste Centre is to include a waste management system designed in accordance with the “Development
Control Code for Best Practice Waste Management in the ACT” (code) with paper, cardboard, glass, aluminium
and PET plastic recycle facilities. Two days storage of waste on site is required under the code.
The code advises that the following issues should be considered in waste storage facility design:
       Screening from view
       Ease of use for waste generators
       Ease of use for waste collectors
       Public safety
       Sewerage
       Noise
       Fire risk
       Shade/ventilation/weather protection
Tenants are required to comply with “Best Practice Waste Management within ACT Government Buildings”
strategies for waste management.

WASTE GENERATION
Waste generation has been assessed in accordance with the code as follows:

ALEXANDER BUILDING WASTE GENERATION

Office @ 20,474m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 20474/100m2 GFA/day = 2.05m3/day
      -     Recycling paper - 0.005m3 x 20474/100m2 GFA/day = 1.02m3/day
      -     Recycling co-mingled - 0.001m3 x 20474/100m2 GFA/day = 0.21m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

ALBEMARLE + PAVILION BUILDING WASTE GENERATION

Office @ 24,735m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 24735/100m2 GFA/day = 2.47m3/day
      -     Recycling paper - 0.005m3 x 24735/100m2 GFA/day = 1.24m3/day
      -     Recycling co-mingled - 0.001m3 x 24735/100m2 GFA/day = 0.25m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

Café @ 300m2 300 Meals/Day
    Waste generation:
     -    Waste – 300l x 300/100 meals/day = 900l day
     -    Recycling paper - nil
     -    Recycling co-mingled – 150l x 300/100 meals/day = 450l/day
    Waste management strategy:
     -    Waste to be transferred from Café to Waste Centre in 240l MGB’s 3x daily by Café operator




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                           Page 33
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for two times weekly collection.
       Waste generation = 10.25m3/week; capacity = 12.0m3/week
      Recyclables waste: 1 x 1.1m3 hopper for co-mingled waste including plastic, glass, aluminium and milk
       cartons for weekly collection.
       Waste generation = 1.05m3/week; capacity = 1.1m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 22 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 5.1m3/week; capacity = 5.28m3/week

ALBEMARLE + PAVILION BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for three times weekly collection.
       Waste generation = 16.85m3/week; capacity = 18.0m3/week
      Recyclables waste: 2 x 1.1m3 hoppers for co-mingled waste including plastic, glass, aluminium and milk
       cartons for twice weekly collection.
       Waste generation = 3.5m3/week; capacity = 2.2m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 26 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 6.2m3/week; capacity = 6.24m3/week

WASTE COLLECTION
     240l sulo bins are 600w x 750d @ 1000w x 1000d space per bin
     1.1m3 hoppers are 1360w x 1070d @ 1500w x 1200d space per hopper
     1.5m3 hoppers are 1800w x 900d @ 3000w x 2400d space per hopper
     3.0m3 hoppers are 1800w x 1500d @ 3000w x 2400d space per hopper
     4.5m3 hoppers are 1800w x 1600d @ 3000w x 2400d space per hopper
     Allow 600 between hoppers for access

Refer to Appendix O for WASTE MANAGEMENT PLAN




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                            Page 34
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.10       EXTERNAL FINISHES SCHEDULE

Paving:                      Honed selected coloured unit paving to Landscape Consultant specification
Foyer Shopfront:             Clear glazing in powdercoat finish aluminium framed shopfront airlock with
                             automatic sliding door and swing door for after hours egress
Soffits:                     Pre-finished metal architectural ceiling system with feature lighting; R3.5 insulation
                             to floors over
Column Bases:                Selected stone finish
Feature Walling:             Pre-finished aluminium panel façade system with silicone gasket jointing system on
                             structural steel frame (design objectives - insulation R1.5, U-value < 0.45w/m2/C)
Curtain Walling:             Curtain wall system to AS 1288 with powder coated aluminium window system and
                             colour matched double glazed window units and shadowbox spandrel glazing
                             (design objectives - shading co-efficient 0.28, light transmittance 40%, light
                             reflectance 14%; U-value 1.7w/m2/C)
Masonry Walls:               Honed selected coloured masonry with sealer to 2400mm above pavement level to
                             service areas
Plantroom Walls:             Powdercoat metal wall cladding system, powdercoat frameless stormproof louvre
                             system
Roofing:                     Colorbond metal roofing system; insulation R3.5; walkway maintenance access
                             system; fall restraint system to code
Sun Shading:                 Powdercoat aluminium sun shading shelf system integrated with façade to north
                             elevation
Substation, Gas Meter:       Powdercoat louvre wall/door system to Authority standards
Bollards:                    Proprietary concrete vehicle impact bollards to building perimeter

Refer to Appendix B for EXTERNAL FINSHES SCHEDULE




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 35
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.11       SCHEDULE OF AREAS


                              ALEXANDER BUILDING          ALBEMARLE BUILDING      PAVILION

                              PCA           ACTPLA        PCA            ACTPLA   PCA        ACTPLA
                              NLAm2         GFAm2         NLAm2          GFAm2    NLAm2      GFAm2
                              /floor        /floor        /floor         /floor   /floor     /floor
Level   11 Plantroom Store    0             200           0              200
Level   10                    1884          2080          1884           2080
Level   9                     1884          2080          1884           2080
Level   8                     1884          2080          1884           2080
Level   7                     1884          2080          1884           2080
Level   6                     1884          2080          1884           2080
Level   5                     1890          2080          1890           2080     918        1020
Level   4                     1890          2080          1890           2080     918        1020
Level   3                     1890          2080          1890           2080     918        1020
Level   2                     1890          2080          1890           2080     918        1020
Level 1 Ground Office         1228                        928
Level 1 Ground Mail Room      70            1754          70             1754     400        481
Level 1 Ground Cafe           0                           300
Basement 1                    0             0             0              0        0          0
TOTAL                         18278         20674         18278          20674    4072       4561


                              PCA           ACTPLA
                              NLAm2         GFAm2
                              /floor        /floor
ALEXANDER BUILDING            18278         20674
ALBEMARLE BUILDING            18278         20674
PAVILION                      4072          4561
TOTAL                         40628         45909




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                      Page 36
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.12    SCHEDULE OF PARKING

May + Russell have assessed minimum parking generation rates for the proposed Alexander & Albemarle Building
Redevelopment as follows:

ALEXANDER BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20474/100 = 205 cars
Deduct 5% bicycle substitution                                                    205 - 10 = 195 cars
Deduct allowance for ALEXANDER BUILDING @ 11,902m2 GFA                            195 – 119 = 76 cars
OFFICE PARKING GENERATION                                                                     76 cars
CAR PARKING PROVISION                                                                         76 cars
ALBEMARLE BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20174/100 = 202 cars
Deduct 5% bicycle substitution                                                    202 - 10 = 192 cars
Deduct allowance for ALBEMARLE BUILDING @ 11,930m2 GFA                            192 – 119 = 73 cars
OFFICE PARKING GENERATION                                                                     73 cars
CAFE CAR GENERATION (employees)                                                      300/100 = 3 cars
CAR PARKING PROVISION                                                                         76 cars
PAVILION CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                               4561/100 = 46 cars
Deduct 5% bicycle substitution                                                       46 - 2 = 44 cars
OFFICE PARKING GENERATION                                                                     44 cars
CAR PARKING PROVISION                                                                         44 cars
COMBINED CARPARK (minimum parking generation)
Alexander + Albemarle + Pavilion Building                                 76 + 76 +44= 196 cars total
       Parking for disabled persons (1% minimum)                                               2 cars
       10% small cars to Greenstar TRA-2                                                      20 cars
       80% preferred parking paces for fuel efficient cars                  subject to carpark design

CARPARK DESIGN PARAMETERS
Parking to ACT Parking and Vehicular Access Guidelines (PVAG) – 1:100 m2 GFA cars in office building basement
(including 1% disabled, allow 5% bicycle substitution, allow 10% small cars, allow 80% of preferred parking
spaces for fuel efficient transport to Greenstar TRA-2), design to AS 2890.1

ALEXANDER BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
ALBEMARLE BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
PAVILION MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        44 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                44 X 5% = 2 motorbikes


COMBINED MOTORBIKE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building            4 + 4 + 2 = 10 motorbikes total

MOTORBIKE DESIGN PARAMETERS
Parking to Greenstar TRA-2 - 5% parking spaces for mopeds and/or motorbikes to TRA-2 in office building
basement, design to AS 2890.1. ACT Parking and Vehicular Access Guidelines (PVAG) requirement is 1:30 cars




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 37
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1218 X 10% = 122 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     18274 / 750= 25 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20474 – 250) / 250 = 81 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20474 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 81 = 41 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               41/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         122 Class 2, 25 Class 3

ALBEMARLE BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1198 X 10% = 120 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     17978 / 750= 24 bicycles


CAFE GENERATION (ACTPLA BPG)
TENANT BICYCLE GENERATION (ACTPLA BPG)                                                                 nil
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                                        2 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20174 – 250) / 250 = 80 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20174 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 80 = 42 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               42/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         120 Class 2, 24 Class 3

PAVILION BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                      272 X 10% = 28 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                       4072 / 750= 6 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 250) / 250 = 18 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 400) / 950 = 5 bicycles
ADDITIONAL class 2 BICYCLES                                              28 – 18 = 10 additional bicycles
CAR SUBSTITUTION PERMITTED                                                                10/4 = 2 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                           28 Class 2, 6 Class 3


COMBINED BICYCLE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building    122 + 120 + 28 = 270 Class 2 bicycles total
                                                 25 + 24 + 6 = 55 Class 3 bicycles total

BICYCLE DESIGN PARAMETERS
Parking to Greenstar TRA-3 10% staff bicycles @ one person per 15m2 of NLA in Class 2 enclosure; 1:750m2 NLA
visitor bicycles to Class 3 adjacent to public entry, allow for shower and changing facilities to Greenstar TRA-3,
design to AS 2890.3. ACT Bicycle Parking Guidelines (BPG) – 1:250m2 GFA employee bicycles to Class 2; 1:950m2
GFA visitor bicycles to Class 3.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 38
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.13    TRAFFIC ASSESMENT




Hughes Trueman have undertaken a Traffic Impact and Parking Assessment for the proposed Alexander &
Albemarle Building Redevelopment and advise as follows:

       It is proposed to replace two existing office buildings with three larger buildings including the Alexander
        Building, the Albemarle Building and the Pavilion;
       The proposed development will provide 45,609m2 GFA of office space as well as a 300m2 GFA café;
       The currently existing buildings do not provide any car parking bays and all of the site’s parking demand
        is catered for by the public car park on the western side of Furzer Street;
       It is estimated that the existing buildings generate a parking demand of 119 bays each (based on the
        parking provision in accordance with the General Code);
       The proposed development will retain the same level of dependence on the public car park (in
        accordance with the General Code), but will provide sufficient parking bays to cater for all additional
        parking demand;
       The proposed car parking supply (205 bays) is less than 10% greater than the minimum requirements in
        accordance with the General Code (196 bays), thereby minimising the site’s traffic impact in accordance
        with Green Star TR-2;
       The 205 car parking bays include 20 bays for small vehicles, 11 bays for fuel efficient cars and 3
        accessible parking bays;
       In addition to the above car parking supply it is proposed to provide 10 motorcycle bays;
       The basement car park (including bay dimensions, aisle widths, driveway crossovers, ramp grades and
        column locations) is designed in accordance with AS/NZS 2890.1;
       All service vehicles (including delivery and waste collection vehicles) will enter and exit the site in a
        forward direction;
       The proposed bicycle parking supply (i.e. 270 Class 1, 2 spaces and 55 Class 3 spaces) exceeds the
        minimum requirement in accordance with the Bicycle Parking General Code (which requires a minimum
        of 241 Class 1, 2 spaces and 44 Class 3 spaces);
       It is anticipated that trip generation during the morning peak period will be higher than the trip
        generation during the evening peak period, such that it is deemed unnecessary to assess the proposed
        development’s traffic impact during the evening peak period;
       The anticipated trip generation has been conservatively estimated to be a total of 163vph during the
        morning peak period (131 trips in and 32 trips out);
       It is anticipated that the vast majority of motorists approaching the site from the north (via the Melrose
        Drive/Launceston Street signalised intersection) will prefer to turn left from Melrose Drive into either
        Worgan Street or Corinna Street rather than turning right into Furzer Street from Launceston Street due
        to the favourable conditions in terms of traffic efficiency and road safety;
       It is anticipated that motorists leaving the site northbound (via the signalised intersection) will either
        turn left from Furzer Street into Launceston Street (which is anticipated to operate efficiently due to
        motorists only having to give way to westbound through movements) or turn right into Melrose Drive
        from Worgan Street or Corinna Street (which is anticipated to operate efficiently as a result of platooning
        of the southbound traffic along Melrose Drive approaching from the signalised intersection); and
       The analysis of the Worgan Street/Furzer Street intersection (with the current stop priority control) using
        SIDRA software indicates that the intersection will operate well within its operational capacity regardless
        of whether the proposed development proceeds or not.

Hughes Trueman advise that the proposed development will not have any adverse impact on the surrounding
road network in terms of traffic efficiency or road safety. Hughes Trueman recommend that the proposed
development be approved on traffic grounds.

Refer to Appendix L for TRAFFIC ASSESSMENT




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 39
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

4.00       STATEMENT AGAINST RELEVANT CRITERIA


                               Commercial Zones – Town Centres Precinct Code

                                          PART A – CZ2 Business Zone
Element 1: Restrictions on Use
Intent:
    a)     To provide for office accommodation and business services to facilitate the decentralisation of
           employment.
    b)     To enable Australian Government departments and ACT Government departments to efficiently
           consolidate in town centres.
               Rule                                 Criteria                              Discussion
1 .1 Active Frontages
                                     C19                                      Land use is consistent with the
There is no applicable rule.         Buildings fronting main pedestrian       Woden Town Centre Masterplan.
                                     areas and routes incorporate uses        Building foyer, public access areas
                                     that generate activity in the public     and staff breakout spaces are located
                                     space                                    off main pedestrian areas to generate
                                                                              activity in the public realm.


1.2 Shop
R20                                  C20                                      Not applicable
The following GFA restrictions       Shops are limited to a scale
apply:                               appropriate to providing convenient
Shop: maximum 200m2 per shop         shopping and personal services for
                                     the local workforce and residents




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 40
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 2: Building and Site Controls

Intent:
a)    To encourage a built form and scale of development that reflects the town centre’s role as the main
      commercial focus for its district
b)    To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
      or the desired future character of the area established within the Plan
c)    To promote an attractive pedestrian environment

              Rule                                  Criteria                                Discussion

2.4 Woden (Phillip south of Launceston Street)
                                    C30                                         The Alexander & Albemarle Buildings
There is no applicable rule.        a) Building heights comply with all         are 10 storeys with a central 5 storey
                                           of the following:                    Pavilion Building.
                                         i. are compatible with existing,       The building height is equal to the
                                              or future desired character of,   existing buildings to retain the
                                              adjacent development              stepping form of Woden Town
                                                                                Centre, define street edges and
                                        ii. are appropriate to the scale        maintain the civic amenity of Woden.
                                              and function of the use
                                                                                The building height maintains the
                                       iii. minimise detrimental impacts,       same overshadowing profile as
                                              including overshadowing and       existing with a minor increase in
                                              excessive scale.                  overshadowing to the south boundary
                                    b) Maximum building heights are             with the relocation of the Albemarle
                                           generally 6 storeys                  Building to 14m from the boundary.
                                    c)     Buildings up to 12 storeys may       The building areas comply with
                                           be permitted to create marker        Commonwealth          accommodation
                                           buildings and provide                requirements.
                                           architectural emphasis on            The building arrangement generates
                                           corner sites and other               a significant public space named
                                           appropriate locations                “Supply Place” on North Walk
                                                                                connected to Furzer Street as a city
                                                                                garden.
                                                                                The development seeks to build a
                                                                                contemporary memory of the existing
                                                                                Alexander & Albemarle Buildings with
                                                                                a proportionate facade grid and
                                                                                reinforce the heritage significance of
                                                                                the Woden Library with a strong
                                                                                tower form to the Furzer Street edge.
                                                                                The buildings are scaled with vertical
                                                                                elements to Furzer Street to control
                                                                                the apparent building volume as
                                                                                successfully achieved with the new
                                                                                SIRIUS building.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 41
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 3: Built Form
Intent:
a)    To ensure that the design of buildings reinforces the town centre’s role as the main commercial focus for its
      district
b)    To ensure that the massing, scale, colours and materials used for buildings results in harmonious and a high
      quality urban design outcomes
c)    To promote development that creates a diverse, lively and attractive character and provides an attractive and
      interlinked pedestrian environment

               Rule                                 Criteria                               Discussion
3.1 Building Design - General
R32                                  C32                                      Building foyer, public access areas
Buildings incorporate display        Buildings fronting main pedestrian       and staff breakout spaces are located
windows and entrances with           areas and routes are designed to         off main pedestrian areas to generate
direct pedestrian access at          incorporate active frontages with        activity in the public realm.
ground floor level on frontages to   direct pedestrian access.
main pedestrian areas and
routes as defined in Figures A5 –
A9.
3.2 Materials and Finish - General
                                     C33                                      Building colours are generally in the
There is no applicable rule.         Building colours and materials are       range off-white to grey in accordance
                                     consistent with existing development     with the Woden Town Centre context.
                                     within the particular town centre.       The development seeks to continue
                                                                              the narrative form of the SIRIUS
                                                                              building with a dark blue glass entry
                                                                              statement and build a contemporary
                                                                              memory of the existing Alexander &
                                                                              Albemarle      Buildings     with    a
                                                                              proportionate facade grid.
                                                                              The development also seeks to
                                                                              reinforce the heritage significance of
                                                                              the Woden Library with a strong off-
                                                                              white tower form to the Furzer Street
                                                                              edge.
                                                                              Refer to Appendix B for External
                                                                              Finishes Schedule and Finishes
                                                                              Board.
                                     C34                                      Highly reflective glass is not
There is no applicable rule.         Extensive areas of highly reflective     proposed for the development.
                                     glass are not permitted.                 Refer to DRR section 3.4 for glass
                                                                              performance parameters.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 42
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

                                      PART B - General Development Controls

Element 1: Restrictions on Use
Intent:
a.    To ensure that community and recreation facilities remain available to the community
b.    To ensure there is sufficient off-road parking to serve commercial centres
c.    To provide opportunities for higher density residential development, while protecting existing commercial
      uses and the amenity of residents living in commercial zones
               Rule                                  Criteria                               Discussion
1.1 Existing Community and Recreation Sites
R57                                   C57                                       The      development  provides     a
A development proposal does           A proposal that reduces the range of      significant public space named
not reduce the range of               community or recreation facilities        “Supply Place” on North Walk
community or recreation facilities    available within a centre                 connected to Furzer Street as a city
available within a centre.            demonstrates through a social impact      garden.
                                      assessment that there is enough land
                                      or sufficient other facilities in the
                                      locality to meet anticipated demand.
1.2 Existing Car Parks
R58                                   C58                                       Not applicable
Development on existing car           Development on existing car parks
parks (Figures B1-B3) complies        (Figures B1-B3) may be considered
with all of the following:            where it meets all of the following:
a.    retains the existing level of   a.   in accordance with the Parking
      car parking                          and Vehicular Access General
b.    accommodates onsite any              Code, there is enough car
      additional demand for car            parking for the needs of the
      parking that is generated by         centre as a whole
      the development                 b.   the development does not
c.    ensures that car parking             adversely affect the overall
      remains available for public         function of the centre in terms of
      access                               economic, social, traffic and
                                           parking and urban design
d.    complies with the Parking            impacts.
      and Vehicular Access
      General Code.
1.3 Residential Use
R59                                                                             Not applicable
All multi-unit housing is designed    This is a mandatory requirement.
to comply with Part C (5) of the      There is no applicable criterion.
Residential Zones Multi Unit
Housing Development Code.
R60                                                                             Not applicable
All single dwelling housing is        This is a mandatory requirement.
designed to comply with the           There is no applicable criterion.
relevant parts of the Residential
Zones Single Dwelling Housing
Development Code.
R61                                                                             Not applicable
All dwellings for the purposes of     This is a mandatory requirement.
supportive housing and/or             There is no applicable criterion.
residential care accommodation
are designed to comply with the
relevant parts of the Residential
Zones Development Code and
the relevant Australian Standard
for Adaptable Housing.


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 43
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

R61A                                                                         Not applicable
Where more than one                   This is a mandatory requirement.
development code applies to a         There is no applicable criterion.
development, this development
code takes precedence when
there is inconsistency of
provisions between codes.

Element 2: Building and Site Controls
Intent:
a)   To ensure that development is compatible with, and does not adversely impact on, the environment
             Rule                                Criteria                               Discussion
2.1 Subdivision
R62                                                                          The Alexander & Albemarle Building
Subdivision is only permitted         This is a mandatory requirement.       Redevelopment is located on Furzer
where it meets all of the             There is no applicable criterion.      Street in the Woden Town Centre at
following:                                                                   Blocks 49, 50, 51 & 52, Section 8, in
a. it is part of a development                                               the division of Phillip, ACT. Blocks
      application for another                                                49, 50, 51 & 52 will be consolidated
      assessable development                                                 to form a single block to
                                                                             accommodate the Alexander &
b. it is demonstrated that any                                               Albemarle Building Redevelopment.
      residual block can                                                     The consolidation process includes
      accommodate another                                                    the direct grant of Block 49 &
      assessable development                                                 51/8/Phillip to the developer.
      designed in accordance
      with the relevant sections of
      this Code.
2.2 Demolition
R63                                   C63                                    Refer to DRR Appendix R for utility
In accordance with section 148        If a Statement of Endorsement is not   endorsements.
of the Planning and Development       provided the application will be       Hydraulic services are approved in
Act 2007, the application is          referred to relevant utilities in      principle by ActewAGL.
accompanied by a Statement of         accordance with the requirements of    Electrical services are under review
Endorsement from utilities            the Planning and Development Act       by ActewAGL.
(including Water, Sewerage,           2007.
Stormwater, Electricity and Gas)                                             Refer to DRR Appendix G for land
stating that:                                                                contamination advice.
a.    All network infrastructure on                                          Refer to DRR Appendix H for
      or immediately adjacent the                                            asbestos report.
      site has been identified on
      the plan
b.    All potentially hazardous
      substances and conditions
      (associated with or resulting
      from the demolition
      process) that may
      constitute a risk to utility
      services have been
      identified
c.    All required network
      disconnections have been
      identified and the
      disconnection works
      comply with utility
      requirements
d.    All works associated with
      the demolition comply with
      and are in accordance with
      utility asset access and
      protection requirements.

May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 44
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Block 49, 50, 51, 52, Section 8, Phillip

2.3 National Capital Plan Requirements

                                    C64                                        Not applicable
There is no applicable rule.        Where a development is subject to
                                    Special Requirements under the
                                    National Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, the
                                    development is not inconsistent with
                                    the Special Requirements or
                                    Development Control Plan. Where
                                    any provision of this code is
                                    inconsistent with Special
                                    Requirements under the National
                                    Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, that
                                    provision has no effect.

Element 3: Built Form
Intent:
a.   To ensure that the massing, scale, colours and materials used for buildings results in harmonious and high
     quality urban design outcomes
b.   To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
     or the desired future character of the area established within the Plan
c.   To provide for buildings that promote a safe and assessable urban environment
Note: Under the Building Act 2004, most buildings need to meet the requirements of the Building Code of
Australia. For certain classes of buildings, this will include prescribed energy requirements.
3.1 Building Design and Materials
There is no applicable rule.        C65                                        The Alexander & Albemarle Building
                                    Development contributes to the             height is equal to the existing
                                    amenity and character of the adjacent      buildings to retain the stepping form
                                    public spaces by addressing all of the     of Woden Town Centre, define street
                                    following:                                 edges and maintain the civic amenity
                                                                               of Woden.
                                    a) providing interesting, functional
                                          and attractive facades that          The building arrangement generates
                                          contribute positively to the         a significant public space named
                                          streetscape setting and              “Supply Place” on North Walk
                                          pedestrian experience                connected to Furzer Street as a city
                                                                               garden.
                                    b) minimising the visual impact of
                                          reflected sunlight                   The development seeks to build a
                                                                               contemporary memory of the existing
                                    c)    incorporating articulated building   Alexander & Albemarle Buildings with
                                          forms to compliment the              a proportionate facade grid and
                                          existing, or future desired          reinforce the heritage significance of
                                          character of, adjacent               the Woden Library with a strong
                                          development                          tower form to the Furzer Street edge.
                                    d) integrating plant installations
                                                                               Building glass reflectivity is limited to
                                          and service structures with the
                                          building design, so they are set     a maximum of 15% to control
                                          back from the building facade        reflected sunlight.
                                          and screened from public areas.      The buildings are scaled with vertical
                                                                               elements to Furzer Street to control
                                                                               the apparent building volume as
                                                                               successfully achieved with the new
                                                                               SIRIUS building.
                                                                               Building service zones are screened
                                                                               from Furzer Street with inset loading
                                                                               areas to access all services. Rooftop
                                                                               plantrooms are setback 5m from
                                                                               building parapets.




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Block 49, 50, 51, 52, Section 8, Phillip

3.2 Crime Prevention Through Environmental Design
                                   C66                                     Refer to DRR Appendix M for CPTED
There is no applicable rule.       The development meets the               report.
                                   requirements of the Crime Prevention
                                   Through Environmental Design
                                   General Code.
3.3 Access and Mobility
                                   C67                                     Refer to DRR Appendix N for Access
There is no applicable rule.       The development meets the               Policy.
                                   requirements of the Access and
                                   Mobility General Code.
3.4 Car Parking Structures
                                   C68                                     Not applicable
There is no applicable rule.       Car parking structures are designed
                                   to integrate with the built form of
                                   adjacent existing development.
3.5 Location Requirements for Community and Recreation Facilities
                                   C68A                                    Not applicable
There is no applicable rule.       The development meets the
                                   requirements of the Community and
                                   Recreation Facilities Location
                                   Guidelines General Code.

Element 4: Parking and Site Access
Intent:
a)   To ensure safe and efficient access for vehicles and pedestrians
b)   To ensure adequate parking facilities are provided
4.1 Traffic Generation
                                   C69                                     Refer to DRR Appendix L for Traffic
There is no applicable rule.       The existing road network can           Assessment
                                   accommodate the amount of traffic
                                   that is likely to be generated by the
                                   development.
4.2 Main Pedestrian Areas and Routes
                                   C70                                     Three pedestrian options across
There is no applicable rule.       Main pedestrian areas and routes are    Supply Place between North Walk
                                   retained unless it can be shown that    and Furzer Street including diagonal
                                   as part of any change, the pedestrian   pathway NW - SE;
                                   access, circulation system, structure   Pedestrian zone along Furzer Street
                                   and legibility of the centre is         between buildings and kerb line
                                   adequately maintained.                  nominally 3.1m wide at narrowest
                                                                           points, with further 2.5m available as
                                                                           flush trafficable porous paving street
                                                                           tree wells (subject to service
                                                                           locations & clearances);
                                                                           North Walk corridor 9m wide, with
                                                                           reconstructed raised tree planters set
                                                                           no further forward than existing light
                                                                           columns;
                                                                           Pedestrian use of Alexander loading
                                                                           dock driveway to gain access to
                                                                           North Walk discouraged by greater
                                                                           area of planted zones and blade
                                                                           walling subject to utility clearances
                                                                           (physical access through space
                                                                           maintained for safety)


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 46
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Block 49, 50, 51, 52, Section 8, Phillip

4.3 Access
                                    C71                                        Three driveways are provided off
There is no applicable rule.        Driveways and pedestrian entrances         Furzer Street for development
                                    to the site are clearly visible from the   carpark and service access.
                                    front site boundary.
R72                                 C72                                        Building service zones are screened
Loading docks or vehicular          Loading docks and vehicular entries        from Furzer Street with inset loading
entries to buildings are not        do not dominate the street frontage or     areas to access all services.
located on frontages to the         conflict with parking and pedestrian
street.                             movements in front of the building.
                                    C73                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Site access complies with the              Assessment.
                                    requirements of the Parking and
                                    Vehicular Access General Code.
4.4 Parking
                                    C74                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Car Parking complies with the              Assessment
                                    requirements of the Parking and
                                    Vehicular Access General Code.
                                    C75                                        Refer to DRR section 3.12 for bicycle
There is no applicable rule.        Bicycle Parking complies with the          parking assessment.
                                    requirements of the Bicycle Parking
                                    General Code.
4.5 Circulation
R76                                                                            Refer to DRR Appendix L for Traffic
Onsite provision is made for the    This is a mandatory requirement.           Assessment
loading and unloading of            There is no applicable criterion.          Refer to DRR Appendix O for turning
vehicles, with adequate                                                        manoeuvre assessment.
manoeuvring space so that
vehicles can enter and leave the
site travelling in a forward
direction.
Note: Loading, unloading and
associated manoeuvring area is in
addition to minimum parking
requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 47
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


Element 5: Amenity
Intent:
a.    To promote a high level of amenity through consideration of personal safety, landscaping and visual impact

              Rule                                 Criteria                              Discussion
5.1 Landscape
There is no applicable rule.        C77                                      a)
                                    A documented landscape design            Supply      Place    planned as      a
                                    concept shows how landscape              contemporary recreation of 'city park'
                                    associated with the development          appeal of existing landscaped
                                    addresses all of the following:          courtyard, ie. a balanced and visually
                                                                             appealing composition of grass,
                                    a) is sensitive to site attributes,      plantings, pavements and furniture;
                                         including streetscapes and
                                         landscapes of documented            Existing semi-deciduous mature trees
                                         heritage significance               lining western edge of North Walk
                                                                             retained or re-established at similar
                                    b) is of an appropriate scale            spacing to maintain a 'green edge' to
                                         relative to the road reserve        North Walk;
                                         width and building bulk
                                                                             Green edges' also established to
                                    c)   uses vegetation types and           southern pedestrian link between
                                         landscaping styles which            adjacent streets and buildings;
                                         complement the streetscape
                                                                             Street and North Walk gradients
                                    d) integrates with parks, reserves       matched, then translated into building
                                         and public transport corridors      approach and Supply Place grading
                                    e) does not adversely affect the         scheme characterised by use of
                                         structure of the proposed           blade and retaining walls to achieve
                                         buildings or adjoining buildings    grade change where necessary;
                                    f)   contributes to energy efficiency    Adopts prevalent Woden Town
                                         and amenity by providing            Centre rectilinear geometry at
                                         substantial shade in summer,        perimeters       through     pavement
                                         especially to west-facing           selection, configuration of walls and
                                         windows and open car park           regular tree spacing, but provides
                                         areas, and admitting winter         relief to this grid patterning within
                                         sunlight to outdoor and indoor      Supply Place and Furzer Street
                                         living areas                        frontage by angular landscape
                                    g) improves privacy and minimises        geometry responding to symmetry of
                                         overlooking between buildings       three new buildings;
                                    h) satisfies utility maintenance         Blade walls to pavilion building
                                         requirements and minimises the      frontage (for grade change handling
                                         visual impact and risk of           & provision of seating area/s) extend
                                         damage to aboveground and           no further forward to street than
                                         underground utilities               Alexander & Albemarle building
                                                                             envelope
                                    i)   provides adequate sight lines for
                                         vehicles and pedestrians,           b)
                                         especially near street corners      Pedestrian zone along Furzer Street
                                         and intersections                   between buildings and kerb line
                                    j)   does not obscure or obstruct        nominally 3.1m wide at narrowest
                                         building entries, paths and         points, with further 2.5m available as
                                         driveways to reduce the actual      flush trafficable porous paving street
                                         or perceived personal safety        tree wells (subject to service
                                         and security.                       locations & clearances);
                                                                             Re-established tree plantings along
                                                                             North Walk assist proposed building
                                                                             colonnade in 'scaling' buildings and
                                                                             offering overhead element
                                                                             Proposed tree plantings within Supply
                                                                             Place (Eucalyptus, Liquidambar,
                                                                             Liriodendron) are of significant scale
                                                                             appropriate to the building masses;


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 48
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Block 49, 50, 51, 52, Section 8, Phillip

                                                                          Grade change structures, including
                                                                          cafe terrace and over-podium raised
                                                                          tree planting zones, articulate plan
                                                                          geometry and visually articulate &
                                                                          relieve significant ground plane area
                                                                          of Supply Place;
                                                                          Composition of irrigated grass,
                                                                          garden beds, pavements and tree
                                                                          canopy avoids excessive zones of
                                                                          any single treatment
                                                                          c)
                                                                          complements         streetscape     by
                                                                          adoption of adjacent Furzer Street
                                                                          landscape pavements, bicycle rail
                                                                          furniture and street tree species &
                                                                          surrounds across verge areas (tree
                                                                          plantings contingent on underground
                                                                          service locations & Actew / TaMS
                                                                          design acceptance)
                                                                          d)
                                                                          Improves pedestrian access to
                                                                          Supply Place from North Walk by
                                                                          establishing openings through in
                                                                          raised North Walk tree plantings;
                                                                          Integrates with Sirius Place by
                                                                          installation of new steps offering
                                                                          direct pedestrian passage between
                                                                          Sirius     Place     and     Alexander
                                                                          development
                                                                          New 'Supply Place' (park) accessible
                                                                          from all new building entries;
                                                                          e)
                                                                          In-ground tree plantings set minimum
                                                                          3.6m from proposed building facade;
                                                                          Raised tree planting zones over
                                                                          basement slab nom. 1800 deep to
                                                                          provide appropriate growing medium
                                                                          for new and transplanted trees;
                                                                          f)
                                                                          Range of deciduous, semi-deciduous
                                                                          and evergreen tree canopies will
                                                                          provide amenity through seasonal
                                                                          variation in shading of ground plane;
                                                                          Re-established North Walk tree edge
                                                                          and reconstructed planter walls will
                                                                          allow incidental shaded seating;
                                                                          Zelkova serrata street tree plantings
                                                                          will provide some shading of western
                                                                          pavilion and lower tower block
                                                                          windows from late afternoon sun on
                                                                          maturity;
                                                                          Deciduous tree canopy adjacent
                                                                          seating & bbq space and evergreen
                                                                          canopy partially over irrigated grass
                                                                          to encourage summer use;
                                                                          g)
                                                                          Semi-deciduous trees to southern
                                                                          and eastern interfaces contribute to
                                                                          privacy between buildings and limit
                                                                          overlooking.
                                                                          Transplanted semi-mature trees and

May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                             Page 49
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

                                                                                  proposed evergreen native trees
                                                                                  planted over podium within Supply
                                                                                  Place will filter overlooking views to
                                                                                  publicly accessible landscape zones,
                                                                                  and     provide      landscape   buffer
                                                                                  between buildings.
                                                                                  h)
                                                                                  Minimises structures over known
                                                                                  underground assets (Final setout of
                                                                                  walls subject to asset protection
                                                                                  clearances);
                                                                                  Tree root barriers to be included in
                                                                                  detailed documentation;
                                                                                  i)
                                                                                  Low plantings only (max. 1m) at
                                                                                  corners and intersections;
                                                                                  j)
                                                                                  Low plantings (maintained to max.
                                                                                  1m) at building entries;
                                                                                  Blade walls to pavilion building street
                                                                                  frontage guide pedestrians central to
                                                                                  verge away from basement carpark
                                                                                  building exit point;
                                                                                  Building entries including cafe
                                                                                  typically    open       paved   ground
                                                                                  surfacing with any planted garden
                                                                                  zones set away from entry;


There is no applicable rule.           C78                                        Not applicable
                                       Tree Planting in and around car parks
                                       provides shade and softens the visual
                                       impact of parking areas.
5.2 Lighting
R79                                    C79                                        Refer to DRR Appendix for External
External lighting is provided to       External lighting is provided in           Lighting Plan
building frontages, to all             accordance with the Crime
pathways, roads, laneways and          Prevention Through Environmental
car-parking areas in accordance        Design General Code.
with Australian Standard
AS1158.1.3 Pedestrian Lighting.
R80                                    C80                                        All external lighting will minimise light
All external lighting provided is in   All outdoor lighting, including security   spill to AS 4282 and Greenstar Office
accordance with AS 4282                and car park lighting, is designed and     v3 requirements.
Control of the Obtrusive Effects       sited to minimise light spill.
of Outdoor Lighting.
5.3 Signs
There is no applicable rule.           C81                                        Signs are subject to separate
                                       Signs comply with the Signs General        application.
                                       Code.
5.4 Neighbourhood Plans
There is no applicable rule.           C82                                        Not applicable
                                       Where a Neighbourhood Plan exists
                                       development demonstrates response
                                       to the key strategies and actions of
                                       the relevant Neighbourhood Plan.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                        Page 50
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 6: Environment
Intent:
a)    To identify and mitigate potential onsite and offsite environmental impacts of development and incorporate
      alternative design options where necessary

               Rule                                   Criteria                                  Discussion
6.1 Water Sensitive Urban Design
Note: Refer to the Water Ways: Water Sensitive Urban Design General Code for more information on Water Sensitive Urban
Design

R83                                   C83                                         Refer to DRR Appendix E for WSUD
Evidence is provided that shows       This is a mandatory requirement.            report.
the development achieves a            There is no applicable criterion.
minimum 40% reduction in mains
water consumption compared to
an equivalent development
constructed in 2003 using the
ACTPLA on-line assessment tool
or another tool as included in the
Water Ways: Water Sensitive
Urban Design General Code.
The 40% target is met without
any reliance on landscaping
measures to reduce
consumption.
This requirement does not apply
for extensions with an increase in
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.
R84                                   C84                                         Refer to DRR Appendix E for WSUD
All sites of size greater than        Evidence is provided that                   report.
        2
2000m need to provide                 demonstrates that for all sites of size
                                                          2
evidence of stormwater storage        greater than 2000m , a reduction of
greater than or equal to the          1-in-3 month stormwater peak run off
                             2
volume of 1.4kL per 100 m of          flow to pre-development levels with
impervious area and release           release of captured flow over a period
over a period of 1 to 3 days.         of 1 to 3 days can be achieved.
50% of the volume of rainwater        This requirement does not apply for
tanks with a toilet connection        extensions with an increase in the
may be regarded as contributing       combined roof area, driveway, car
towards this requirement.             manoeuvring areas and car parking
This requirement does not apply       areas of less than 25% of the original
for extensions with an increase in    area.
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                       Page 51
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

R85                                  C85                                        Refer to DRR Appendix E for WSUD
                                                                       2        report.
Sites of size greater than           Sites of size greater than 5,000m
        2
5,000m need to provide               need to provide evidence showing a
evidence showing a reduction in      reduction in average annual
average annual stormwater            stormwater pollutant export load of:
pollutant export load of:
                                     d)    suspended solids by 60%
a)    suspended solids by 60%
                                     e)    total phosphorous by 45%
b)    total phosphorous by 45%
                                     f)    total nitrogen by 40%
c)    total nitrogen by 40%
                                     compared to an urban catchment with
compared to an urban catchment       no water quality management
with no water quality                controls, using any other method.
management controls, using the
MUSIC model to demonstrate           This requirement does not apply for
compliance.                          extensions with an increase in the
                                     combined roof area, driveway, car
This requirement does not apply      manoeuvring areas and car parking
for extensions with an increase in   areas of less than 25% of the original
the combined roof area,              area.
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.

R86                                  C86                                        Refer to DRR Appendix E for WSUD
All sites of size greater than       Evidence is provided by a suitably         report.
        2
2000m and subject to                 qualified person that shows that for all
                                                                       2
redevelopment need to ensure         sites of size greater than 2,000m
that the capacity of the existing    and subject to redevelopment
pipe (minor) stormwater              EITHER
connection to the site is not
exceeded in the 1-in-20 year         a reduction of 1-in-5 year and 1-in-
storm event.                         100 year stormwater peak run off flow
                                     to pre-development levels. See
All sites of size greater than       WaterWays General Code for more
        2
2000m and subject to                 detail.
redevelopment need to ensure
that the capacity of the existing    OR
overland (major) stormwater          That the capacity of the downstream
system to the site is not            piped stormwater system to its outlet
exceeded in the 1-in-100 year        with an open channel is not exceeded
storm event.                         in the 1-in-20 year storm event


For estate and multiple block        For estate and multiple block
                                                                        2
developments larger than             developments larger than 5,000m ,
        2
5,000m , retardation of              retardation of stormwater to meet the
stormwater to meet the above         above requirements are to be met at
requirements are to be met at the    the estate scale unless it can be
estate scale rather than by          demonstrated that this is less feasible
measures on individual blocks.       than measures on individual blocks.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 52
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.2 Heritage

R87                                   C87                                      The existing Alexander & Albemarle
In accordance with section 148        If advice from the Heritage Council is   Buildings are not included on the
of the Planning and Development       required, but not provided, then the     ACT Heritage Register.
Act 2007, applications for            application will be referred to the      The adjacent Woden Library was
development on land or buildings      Heritage Council in accordance with      registered on the ACT Heritage
subject to interim or full heritage   the requirements of the Planning and     Register in 2009.
registration are to be                Development Act 2007.                    The development seeks reinforce the
accompanied by advice from the                                                 heritage significance of the Woden
Heritage Council stating that the                                              Library with a strong tower form to
development meets the                                                          the Furzer Street edge.
requirements of the Heritage Act
2004.
6.3 Trees
R88                                   C88                                      Tree removals and tree protection
                                                                               measures are described in Tree
In accordance with section 148        If an approved Tree Management           Management Plan (Dwg TMP-01)
of the Planning and Development       Plan is required, but not provided,      and Landscape Management and
Act 2007, where the                   then a draft Tree Management Plan is     Protection Plan (Dwg LMPP_01)
development proposal requires         to accompany the application. The        accompanying the application. One
groundwork within the tree            draft Tree Management Plan will be       tree (#19) is to be retained and
protection zone of a protected        referred to the relevant agency in       protected. A further eleven trees are
tree, or is likely to cause damage    accordance with the requirements of      proposed to be stockpiled and
to or removal of, any protected       the Planning and Development Act         transplanted to within the landscape
trees, the application must be        2007.
                                                                               development of Supply Place.
accompanied by a Tree
Management Plan approved
under the Tree Protection Act
2005.
Note: “Protected tree” is defined
under the Tree Protection Act 2005.

R89                                   C89                                      Measures for the protection of
Trees on development sites may        Retained trees are protected and         retained trees are described in Tree
be removed only with the prior        maintained during construction to the    Management Plan (Dwg TMP-01)
agreement in writing of the           satisfaction of the Territory.           and Landscape Management and
Territory.                                                                     Protection Plan (Dwg LMPP_01)
                                                                               accompanying the application




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  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.4 Hazardous Material

R90                                  C90                                       Refer to DRR Appendix H for
For the demolition of multi-unit     If an endorsed Hazardous Materials        Hazardous Materials Report
housing (including garages and       Survey is not provided the application
carports) constructed* prior to      will be referred to the relevant agency
1985, and Commercial/Industrial      in accordance with the requirements
premises constructed prior to        of the Planning and Development Act
2005, a Hazardous Materials          2007.
Survey (including an asbestos
survey) is carried out and signed
by an appropriately licensed
person and is endorsed by
Environment Protection.

The Survey is provided and
covers the disposal of hazardous
materials, showing that:
a)   Hazardous material
     disposal (including
     asbestos) is to be at a
     licensed disposal facility in
     the ACT
b)   If hazardous materials are
     to be transported for
     disposal interstate,
     approval from the
     Environment Protection
     Authority is obtained prior
     to removal of material from
     the site
c)   An appropriately licensed
     contractor is engaged for
     the removal and transport
     of all hazardous materials
     (including asbestos)
     present at the site.

* construction date means the
date when the Certificate of
Occupancy was issued
6.5 Contamination
R91                                  C91                                       Refer to DRR Appendix G for land
A statement is provided that the     If a statement that the site has been     contamination advice.
potential for land contamination     assessed is not provided, the
has been assessed in                 application will be referred to the
accordance with the ACT              relevant agency in accordance with
Government Strategic Plan –          the requirements of the Planning and
Contaminated Sites                   Development Act 2007.
Management 1995 and the ACT
Environment Protection Authority
Contaminated Sites
Environmental Protection Policy
2000, and it is demonstrated that
the land is suitable for the
proposed development.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 54
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


6.6 Erosion and Sediment Control

R92                                  C92                                       Not applicable
For sites less than 0.3 of a         If a plan is not provided, the
hectare, a plan is provided to       application will be referred to the
demonstrate that the                 relevant agency in accordance with
development complies with the        the requirements of the Planning and
ACT Environment Protection           Development Act 2007.
Authority, Environment
Protection Guidelines for
Construction and Land
Development in the ACT, August
2007.
R93                                  C93                                       Refer to DRR Appendix A for
For development on a site            If an endorsed Sediment and Erosion       Sediment and Erosion Control Plan
greater than 0.3 of a hectare, the   Control Plan is not provided the
application is accompanied by an     application will be referred to the
Erosion and Sediment Control         relevant agency in accordance with
Plan endorsed by ACT                 the requirements of the Planning and
Environment Protection.              Development Act 2007.
6.7 Excavation
There is no applicable rule.         C94                                       A single level basement is proposed
                                     Onsite cut and fill is minimised and      in accordance with land capacity
                                     managed to ameliorate negative off        requirements.
                                     site impacts.
6.8 Wind
There is no applicable rule.         C95                                       Not applicable
                                     For buildings higher than 19m but
                                     less than 28m, a wind assessment
                                     report prepared by a suitably qualified
                                     person demonstrates that the
                                     development will not impact
                                     adversely on safety and comfort in
                                     the public realm and other open
                                     spaces associated with the
                                     development.
R96                                                                            Refer to DRR Appendix K for Wind
For buildings higher than 28m, a     This is a mandatory requirement.          Assessment.
report on wind testing conducted     There is no applicable criterion.
by a suitably qualified person
establishes that the following
wind speeds are met by the
development:
a)   main pedestrian areas and
     routes: 10 m/s, and
b)   all other streets and public
     places: 16 m/s.
6.9 Air Emissions - Odours
R97                                  C97                                       Refer to DRR Appendix J for Air
A statement is provided that all     This is a mandatory requirement.          Emissions Statement.
exhaust and ventilation systems      There is no applicable criterion.
for food retail premises are
installed and operated to comply
with AS1668.1 The Use of
Ventilation and Air-conditioning
in Buildings.



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 55
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.10 Noise
R98                                   C98                                       Refer to DRR Appendix I for Noise
A Noise Management Plan,              If an endorsed Noise Management           Assessment and Noise Management
prepared by an accredited             Plan is not provided, the application     Plan.
acoustic specialist who is a          will be referred to the relevant agency
member of the Australian              in accordance with the requirements
Acoustical Society, endorsed by       of the Planning and Development
Environment Protection is             Act 2007.
provided for the following uses:
-     club
-     drink establishment
-     hotel
-     industry (except light
      industry)
-     indoor entertainment facility
-     restaurant
The Noise Management Plan
details the design, siting and
construction methods, which will
be used to minimise the impact
of noise on neighbours.


Element 7: Services
Intent:
a)    To ensure, to the satisfaction of the relevant authority, provision of all necessary onsite services required for
      the construction and operation stages of the proposed use

               Rule                                  Criteria                                Discussion
7.1 Waste Management
R99                                   C99                                       Refer to DRR Appendix O for Waste
In accordance with section 148        If a statement of compliance is not       Management Plan
of the Planning and Development       provided the application will be
Act 2007, applications are to be      referred to the Department of
accompanied by a statement of         Territory and Municipal Services in
compliance from the Department        accordance with the requirements of
of Territory and Municipal            the Planning and Development Act
Services stating that the waste       2007.
facilities and management
associated with the development
are in accordance with the
current version of the
Development Control Code for
Best Practice Waste
Management in the ACT.
R100                                  C100                                      Refer to DRR Appendix F for Site
A Statement of Compliance from        If a Statement of Compliance is not       Servicing
the relevant agency is provided,      provided the application will be
which confirms that the               referred to the relevant agency in
discharge (or potential discharge     accordance with the requirements of
by accident or spillage) of non-      the Planning and Development Act
domestic liquid waste to the          2007.
sewerage or stormwater
networks complies with utility
standards and requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 56
  Alexander Albemarle
 Block 49, 50, 51, 52, Section 8, Phillip

7.2 Servicing and Site Management
R101                                     C101                                    Refer to DRR Appendix O for Waste
In accordance with section 148           If a Statement of Endorsement is not    Management Plan
of the Planning and Development          provided the application will be
Act 2007, the application is             referred to the relevant agency in
accompanied by a Statement of            accordance with the requirements of
Endorsement from the relevant            the Planning and Development Act
agency stating that the waste            2007.
facilities and management
associated with the development
are in accordance with the
Design Standards for Urban
Infrastructure.
7.3 Utilities
R102                                     C102                                    Refer to DRR Appendix R for utility
A Statement of Compliance from           If a Statement of Compliance is not     endorsements.
each relevant utility provider (for      provided the application will be        Hydraulic services are approved in
water, sewerage, stormwater,             referred to the relevant agency in      principle by ActewAGL.
electricity and gas) is provided,        accordance with the requirements of     Electrical services are under review
which confirms that the location         the Planning and Development Act        by ActewAGL.
and nature of earthworks, utility        2007.
connections, proposed buildings,
pavements and landscape
features comply with utility
standards, access provisions and
asset clearance zones.
Note: Where there is a conflict
between planning and utility
requirements, the utility requirements
take precedence over other
provisions of this Code.

R103                                                                             Refer to DRR Appendix R for utility
All new permanent or long-term           This is a mandatory requirement.        endorsements.
electricity supply lines are             There is no applicable criterion.       Electrical services are under review
underground.                                                                     by ActewAGL.
7.4 Waste Water
R104                                     C104                                    Refer to DRR Appendix R for utility
Subject to ACTEWAGL approval,            This is a mandatory requirement.        endorsements.
all under cover areas drain to the       There is no applicable criterion.       Hydraulic services are approved in
sewer.                                                                           principle by ActewAGL.
7.5 Storage
R105                                     C105                                    Not applicable
Outdoor storage areas address            Where the proposed use requires
all of the following:                    open areas for storage of goods and
a)     are located behind the            materials, adequate provision is
       building line                     included in the design and layout of
                                         the site for these areas, and they do
b)     are screened from view            not encroach on car parking,
       from any road or other            driveways or landscaped areas.
       public area
c)     do not encroach on car-
       parking areas, driveways,
       or landscape areas.
7.6 Easements
R106                                                                             Refer to DRR Appendix Q for
There is no encroachment over            This is a mandatory requirement.        Implementation Plan and proposed
easements or rights of way.              There is no applicable criterion.       Easements.




 May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 57
Alexander
Albemarle
Blocks 49, 50, 51, 52, Section 8, Phillip


Design Response Report

May & Russell Architects Pty Ltd
ACN 087 172 718
Unit 5/7 Napier Close
PO Box 268
Deakin West ACT 2600
T (02) 6285 3077 F(02) 6281 3340
E pmpr@mayrussell.com.au


Project Code: 09_50
May 2010
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


DESIGN REPORT


CONTENTS

1.0              PREAMBLE
1.1              Project Name
1.2              Project Developer
1.3              Design Consultants

2.0              PROJECT BACKGROUND
2.1              Site
2.2              Existing Office Development
                      Alexander & Albemarle Buildings
                      Trees
                      Geotechnical Study
                      Site Contamination
                      Hazardous Materials
                      Land Survey
                      Heritage
                      Infrastructure
2.3              Planning Control and Guidelines
                      Territory Plan
                      Woden Town centre Background
                      Woden Master Plan

3.0              PROPOSED OFFICE DEVELOPMENT
3.1              Alexander & Albemarle Buildings Demolition
3.2              Alexander & Albemarle Buildings Redevelopment
3.3              Environment
                      Greenstar V3
                      NABERS Energy
                      Daylight
                      Noise
                      Air Quality
                      Water Sensitive Urban Design
                      Wind Environment
                      Overshadowing
                      External Lighting
3.4              Façade
3.5              Authorities
3.6              Building Code of Australia
3.7              Crime Prevention through Environmental Design
3.8              Access for People with Disabilities
3.9              Waste Management
3.10             Schedule of External Finishes
3.11             Schedule of Areas
3.12             Schedule of Parking
3.13             Traffic Assessment

4.0              STATEMENT AGAINST RELEVANT CRITERIA




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 1
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


APPENDIX A              DA DRAWINGS
                        DESIGN IMAGES
                        SITE ANALYSIS
                        LOCATION PLAN
                        SITE PLAN
                        FLOOR PLANS
                        ELEVATIONS
                        SECTIONS
                        GFA PLANS
                        SHADOW DIAGRAM
                        LANDSCAPE PLAN
                        LNDSCAPE LEVELS
                        LANDSCAPE DETAILS
                        LANDSCAPE ELEVATIONS
                        TREE MANAGEMENT PLAN
                        LANDSCAPE MANAGEMENT & PROTECTION PLAN
                        COMBINED SITE SERVICES PLAN
                        EXTERNAL SERVICES TERMINATIONS PLAN
                        EXTERNAL SERVICES NEW CONNECTIONS PLAN
                        SITE STORMWATER MANAGEMENT PLAN
                        ELECTRICAL & COMMUNICATIONS DEMOLITION PLAN
                        HV RETICULATION PLAN
                        SUBSTATION RETICULATION PLAN
                        EXTERNAL LIGHTING PLAN
                        POLLUTION CONTROL PLAN & DETAILS
                        TEMPORARY TRAFFIC MANAGEMENT PLAN
                        EXTERNAL SERVICES PLAN – STORMWATER
                        CIVIL WORKS PLAN
                        WASTE CENTRE VEHICLE ACCESS PLAN
                        SURVEY CERTIFICATE

APPENDIX B              EXTERNAL FINISHES SCHEDULE, MAY + RUSSELL
APPENDIX C              HERITAGE, ACT HERITAGE COUNCIL
APPENDIX D              TREE ASSESSMENT, ENVIROLINKS
APPENDIX E              WSUD REPORT, TENNANT HYDRAULIC CONSULTING SERVICES
APPENDIX F              GEOTECHNICAL SURVEY, COFFEY
APPENDIX G              LAND CONTAMINATION, ENVIRONMENT PROTECTION UNIT
APPENDX H               ASBESTOS REPORT, ROBSON ENVIRONMENTAL
APPENDIX I              ACOUSTICS REPORT, AECOM
APPENDIX J              AIR EMISSIONS REPORT, NORTHROP
APPENDIX K              WIND ENVIRONMENT REPORT, WINDTECH
APPENDIX L              TRAFFIC ASSESSMENT, HUGHES TRUEMAN
APPENDIX M              CPTED REPORT, MAY + RUSSELL
APPENDIX N              ACCESS REVIEW, ERIC MARTIN & ASSOCIATES
APPENDIX O              WASTE MANAGEMENT PLAN, MAY + RUSSELL, SELLICK, AWT
APPENDIX P              GREENSTAR OFFICE V3 PATHWAY, NORTHROP
APPENDIX Q              SURVEY CERTIFICATE & IMPLEMENTATION PLAN, KLEVEN SPAIN
APPENDIX R              AUTHORITIES CORRESPONDANCE




REVISION SCHEDULE

Date       Number       Amendments                                               Code
24.05.10   1            Issued for DA                                               A


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010      Page 2
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


1.00    PREAMBLE

Jure Investments Pty Ltd proposes to redevelop the existing Alexander & Albemarle Building site in Woden Town
Centre to provide new office accommodation for an Australian Government Department to current
Commonwealth accommodation guidelines.


1.01    PROJECT NAME

NAME                                          Alexander & Albemarle Building Redevelopment




1.02    PROJECT DEVELOPER

DEVELOPER                                     DOMA Constructions


1.03 CONSULTANTS

PROPERTY                                      Colliers International
ARCHITECTURE                                  May + Russell Architects
LANDSCAPE                                     Enviro Links Design
COST                                          Wilde & Woollard
STRUCTURE                                     AWT Consulting Engineers
TRAFFIC                                       Hughes Trueman
CIVIL                                         Sellick Consultants
MECHANICAL, ELECTRICAL, FIRE                  Northrop Building Services
FIRE SAFETY                                   Defire
HYDRAULICS                                    Tennant Hydraulic Consulting Services
ACCESS                                        Eric Martin and Associates
ACOUSTICS                                     AECOM
LIFTS                                         Vertrans Consultants
NABERS ENERGY                                 Exergy Australia
GREENSTAR                                     Northrop Building Services




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                            Page 3
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


2.00    PROJECT BACKGROUND


2.01    SITE

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT.
Blocks 49, 50, 51 & 52 will be consolidated to form a single block to accommodate the Alexander & Albemarle
Building Redevelopment. The consolidation process includes the direct grant of Block 49 & 51/8/Phillip to the
developer.




Refer to Appendix Q for IMPLEMENTATION PLAN



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                          Page 4
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 5
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 6
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.02    EXISTING OFFICE DEVELOPMENT




Albemarle under construction 1968 (ACT Heritage Library)




ALEXANDER & ALBEMARLE BUILDINGS
The Alexander & Albemarle Buildings were constructed in 1968-69 to the precinct design of the NCDC.
AREA SCHEDULE
Alexander Building                11,902m2 GFA
Albemarle Building                11,930m2 GFA


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                           Page 7
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

TREES
A tree assessment was undertaken by Landscape Consultants Enviro Link Design to assess landscape value and
compliance requirements.

Tree damaging activity approval is required to allow for construction of the proposed Alexander & Albemarle
Building redevelopment.

We note that refurbishment of the existing buildings to retain both the existing structures and existing trees has
been investigated. Tenders for office accommodation in the refurbished Albemarle Building have been rejected by
the Commonwealth accommodation market due to the small floor plate. To retain Commonwealth tenants new
buildings to current environmental standards and providing at least 1,500m2 NLA of office accommodation are
required.

The significant public places between the Alexander and Albemarle Buildings are to be replaced with a new city
garden “SUPPLY PLACE” incorporating advanced tree planting.
Refer to Appendix D for TREE ASSESSMENT

GEOTECHNICAL STUDY
A geotechnical study of the site conducted by Coffey (2010) notes that “the Geology Map of Canberra,
Queanbeyan and Environs indicates that the site is underlain by weathered Rhyodacite of the Deakin Volcanics
Formation.”

The subsurface profile is expected to be fill from to 0.6m/1.1m, with colluvium to 1.7m/2.7m underlain by
weathered rhyodacite to 7.6m/10.0m. Groundwater levels are likely to be greater than 8m below the ground
surface.
Refer to Appendix F for GEOTECHNICAL SURVEY

SITE CONTAMINATION
The Environment Protection Unit has advised that the Alexander and Albemarle Building sites are not recorded on
the Register of contaminated sites. Underground fuel storage tanks were removed in 1997 from both the
Alexander and Albemarle Building sites.
Refer to Appendix G for LAND CONTAMINATION REPORT

HAZARDOUS MATERIALS
The Alexander & Albemarle Buildings have been surveyed by Robson Laboratories (2009) to determine the extent
and condition of asbestos based materials. Both buildings contain asbestos based materials including asbestos
cement sheet, asbestos core fire doors, pipe flange jointing, control boards and lift brake pads. All asbestos
material located in both buildings is non-friable and in difficult to access areas and has been labelled to Worksafe
Australia requirements. Robson advises that “the risk to occupants of exposure to airborne fibre significantly
above background levels during their normal occupation of the premises is extremely low.”

An Asbestos Management Plan has been prepared for both buildings by Robson Laboratories to manage the
asbestos risk in accordance with the Worksafe Australia requirements. The “Asbestos Code of Practice and
Guidance Notes” does not require removal of asbestos based material providing it remains in good condition.
However, no emergency works or routine maintenance may be carried out on asbestos materials unless by a
licensed asbestos removalist.

Demolition of the buildings will require asbestos removal by a licensed asbestos removalist in accordance with the
approved Asbestos Management Plan.
Refer to Appendix H for ASBESTOS REPORT

LAND SURVEY
A land survey of the site was conducted by Kleven Spain (2006) to verify property boundaries, locate all site
features, site services, trees, contours, Scarborough House levels and install survey markers.
Refer to Appendix Q for SURVEY CERTIFICATE



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 8
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

HERITAGE
The existing leases require buildings to be named “ALEXANDER BUILDING” and “ALBEMARLE BUILDING” after
ships of the First Fleet recognising the significance of the Division “PHILLIP” name in Australian history.

Alexander
The Alexander was one of six convict transport ships in the First
Fleet. The First Fleet carried convicts and soldiers to Australia to start
a penal colony. This was the start of European settlement of
Australia. The Alexander was a ship of 452 tons under the command
of Master Duncan Sinclair, and her surgeon was William Balmain. It
was 114ft (35m) long and 31ft (9m) wide. The ship was built in Hull
in 1783.

Before leaving England, fever broke out on board and sixteen men
died. She left Portsmouth on 13 May 1787, carrying 195 male
convicts. 15 more convicts died on the journey, the most for any ship
in the fleet. She arrived at Port Jackson, Sydney, Australia, on 26
January 1788. She left Port Jackson on 14 July 1788 in company with
the Friendship, whose crew she picked up when that ship was
scuttled. She reached England on 3 June 1789. Little is known about
her return journey but in 1808 she disappeared from records.

The ship had a contract with the British Government to carry convicts.
The owners were paid at a rate of 10 shillings per ton per month until
the ship returned to Deptford. They had to agree to keep the
prisoners secure and in safe custody.

The First Fleet consisted of 11 ships which arrived in the colony in 1788 including HMS Sirius, HMS Supply,
Alexander, Charlotte, Friendship, Lady Penrhyn, Prince Of Wales, Scarborough, Borrowdale, Fishburn and Golden
Grove.

Albemarle
Built in 1780 in France weighing 530 tons. The
Albemarle departed Portsmouth, England on 27
March 1791 under the command of Master
George Bowen, and arrived at Port Jackson,
Sydney on 13 October 1791. The Albemarle
transported 282 male convicts and 6 female
convicts - the arrival of six females is a mystery.
There were 32 male deaths including 2
executions. Early in the voyage, several convicts
attempted to take over the ship. Two convicts,
Siney and Lyons were shot and the two seamen
who were also implicated were put in irons and
then landed at Madeira to be sent back to
England for sentencing.

The Third Fleet consisted of 11 ships which arrived in the colony in 1791 including Atlantic, William Ann,
Britannia, Matilda, Salamander, Albemarle, Mary Anne, Admiral Barrington, Active and Gorgon as well as The
Queen which sailed from Cork, Ireland




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 9
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

INFRASTRUCTURE

SEWER
Each site is currently serviced by 2No sewer ties each, being a 150dia tie for each of the towers and 100dia tie for
each of the annexe buildings. The ties each connect to the 300dia ACTEW sewer main that runs through the
verge along the Furzer street site boundaries.

Each of ties serving the annexe buildings will be disconnected and the existing ties serving the towers will be
retained to service the proposed new buildings.

The existing downstream sewer drainage system has sufficient capacity to receive the additional loading from the
proposed development.

As the existing sewer runs close the site boundary any requirement for soil anchors from the construction of the
new basements will need to be set at a level to run below the sewer.

WATER
Each of the sites are currently serviced by multiple water tie connections from a 225dia water main in the Furzer
Street verge. Each of the existing ties will be removed and new consolidated domestic and fire service water
supplies will provided for each site respectively.

The new water service ties will be configured to provide a grade 1 water supply connection from the authority
mains as is required for the fire protection of high rise buildings (refer to hydrant protection for further
information).

The existing water mains have sufficient capacity to service the proposed developments, and preliminary
modelling indicates that fire booster pumps will not be required (pending confirmation regarding fire sprinkler
protection).

An existing water easement is indicated on the Alexander site which accommodates a high flow fire hydrant. This
hydrant may be removed and replaced with 2No standard fire hydrants in the Furzer Street verge. The easement
will then be able to be extinguished.

STORMWATER
Each site is currently serviced by 2No 375dia stormwater tie points and receives stormwater drainage systems
that also service the adjacent Block 77. One of the ties will be retained for re-use for each site and the others
terminated.

Offsite SW works will accordingly be required to provide a separate drainage system for Block 55. Refer to civil
documentation for details.

Each of the tie points intended for re-use are of sufficient capacity to service the proposed developments.

GAS
Alexander Blg: Natural gas is currently supplied to this building via a high pressure steel supply to the eastern
side of the building via a reticulation that extends through the adjacent Block 55 having extended from the a
reticulation located in Bowes Street. This service will be terminated and a new service will be extended from an
existing gas supply located in Furzer Street.

Albemarle Blg: A natural gas supply is currently supplied to this building via a service line extending from the gas
supply located in Furzer Street. This service is of insufficient capacity to supply the proposed building, and
accordingly will be terminated and a new service provided.


Refer to Appendix A for SITE SERVICING PLANS




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 10
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.03     PLANNING CONTROLS AND GUIDELINES

TERRITORY PLAN
Commercial Zones - Overview
The Commercial Zones are established to recognise the various functions, values and characteristics within
commercial areas, and to provide a level of consistency and equity across the geographic range of commercial
centres. Commercial areas are structured to reflect the principles of a hierarchical system of centres, which
comprise the City Centre, town centres, group centres, and local centres.

The City Centre is also known as Canberra City or Civic.
The Town Centres include Belconnen, Gungahlin, Tuggeranong and Woden.
The Group Centres include Calwell, Charnwood, Chisholm, Conder, Curtin, Dickson, Erindale, Hawker, Jamison,
Kaleen, Kambah, Kingston, Kippax, Manuka, Mawson, Wanniassa and Weston.

The hierarchy has been developed to ensure that people have a wide choice of facilities and services wherever
they live or work within Canberra. Outside this hierarchy, there are other commercial areas in office parks and in
corridors along main avenues. The Commercial Zones also include areas for residential mixed and multi-use
development, and leisure and accommodation.

CZ2 Business Zone
This Zone is intended for more fringe commercial activities, primarily non-retail commercial uses, commercial
accommodation, and some restaurants and indoor entertainment and recreation facilities. Residential and
community uses are also permissible, subject to design and siting, provided they are not incompatible with
primary uses.

Part A – Town Centres - Overview
Town centres provide the main commercial and community focus for the district populations of Belconnen,
Gungahlin, Tuggeranong and Woden/Weston Creek. They also provide opportunities for business investment and
employment and facilitate decentralisation. Planning policies seek to promote town centres as vibrant and viable
centres with a wide range of services, facilities and employment and provide opportunities for higher density
residential development.

Objectives:
The objectives for the town centres are to:
    a) Provide the main focus for shopping, community, business and recreation activity for the district
         populations of Belconnen, Gungahlin, Tuggeranong and Woden/Weston Creek.
    b) Provide opportunities for business investment and employment while facilitating decentralisation of
         employment from the Central National Area.
    c) Encourage a mix of land uses, including medium and higher density residential uses, which contribute to
         an active and diverse character.
    d) Provide an urban structure which is simple, legible and flexible.
    e) Maintain and enhance environmental amenity and encourage a high standards of urban design that is
         consistent with the function of the centre.
    f) Encourage activities, particularly at street frontage level, that contribute to pedestrian and social
         interaction.

The Alexander & Albemarle Building Redevelopment is located in Woden Town Centre Zone CZ2




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 11
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip




WODEN TOWN CENTRE ZONES


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 12
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

WODEN TOWN CENTRE BACKGROUND
The NCDC Woden Town Centre Plan envisaged the centre as follows:

The Woden Town Centre will provide employment for 10,000 workers. It will have some 400,000 to 530,000 sq.
ft of retail space, two hotels, restaurants, cafes, private offices, banks, a post office, theatre, library, police
station, a church centre, clubs, a bus station, and many smaller buildings. It will provide a choice of goods,
services, and activities sufficient for all but the most specialised demands.

The centre will have higher density housing at the periphery. An adjacent cemetery which existed before the
town was planned may eventually become part of a park. Also at the periphery are sites for a multi-storey
hostel, a technical college, and a recreation centre consisting of an enclosed oval, swimming pool, tennis courts,
squash courts, and bowling greens.

The Woden Town Centre is of cruciform shape. The town square is in the centre. The surrounding car parks will
accommodate 4,000 cars, initially in surface car parks, but partial decking will provide a greater capacity later. A
system of feeder roads allows access to the individual buildings. Vehicles and pedestrians are segregated mainly
by pedestrian malls and terraces at surface level, but the air-conditioned, enclosed retail centre has service
access at the lower level and pedestrian circulation on the upper.

The civic design concept for the centre provides for an urban core of light-coloured buildings of three to nine
storeys, one building of seventeen floors and a higher building facing the town square. The town square will
have a central sunken court with colonnades on three sides. On the fourth side steps will lead down to a
forecourt which may be approached by vehicles. Landscaping of the car parks will protect cars from the sun,
screening them from the view within the centre.

Tomorrow’s Canberra, NCDC, 1970




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WODEN MASTER PLAN
The Woden Town Master Plan published by ACTPLA in 2004 seeks to “foster the growth of an innovative, safe
and collaborative living and working environment that values the social and physical heritage of Woden Town
Centre.” The Master Plan identifies the existing Alexander and Albemarle Buildings as a development opportunity
to achieve the needs of major government tenants. The Master Plan is considered when assessing Development
Applications in Woden.

Office Accommodation
Provide sites for new offices and permit redevelopment of existing buildings to achieve the needs of major
government tenants.
      Where possible encourage the refurbishment / replacement of existing Grade C office space to Grade A
       and B standard within the existing office campus structure
      Avoid dispersing the office core and diminishing the effectiveness of collocation with existing and proposed
       public transport options
      Include a mix of retail and entertainment activities at ground level to create the attractive street setting
       that is a prerequisite for Grade A office space
      Implement opportunities for dedicated undercover parking both on and off site to satisfy the needs of
       major tenants
      Identify office refurbishment and rolling office replacements that include, but are not limited to:
       - Bonner House
       - Juliana House
       - Sirius Building
       - Alexander and Albemarle Buildings
       - 5 Bowes Street (Sir Keith Campbell Building)
       - Scarborough House
      Recognise the efficiencies that occur for large anchor tenants such as the Department of Health and Aged
       Care in having a central reception area that serves the whole department rather than replicating reception
       services at a number of buildings. This may be achievable within the existing campus structure by better
       linking separate buildings.




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3.00      PROPOSED OFFICE DEVELOPMENT


3.01      ALEXANDER & ALBEMARLE BUILDING DEMOLITION


Demolition of existing multi story buildings and associated site works comprising Alexander Building Block 50,
Section 8, Phillip and Albemarle Building Block 52, Section 8, Phillip with adjoining links including bridges,
basements and service tunnels and termination of services to Authority requirements.




DEMOLITION REQUIREMENTS

1.   All works to be in accordance with the ACT WorkCover, “ACT Safe Demolition Work Code of Practice” and the
     requirements of AS 2601.
2.   Hours of work – 7am to 5pm Monday to Saturday, no work is to be carried out on Sundays or Public Holidays.
3.   Access to the site to minimise disruption to traffic and pedestrians shall be in accordance with an approved
     Temporary Traffic Management Plan.
4.   All works to comply with an approved Sediment and Erosion Protection Plan.
5.   All works to comply with an approved Landscape Management Protection Plan.
6.   The use of explosives is prohibited and shall NOT be carried out under this contract.
7.   The contractor shall restrict dust caused by works to a practicable minimum by :
     a.   spraying affected areas on a regular basis with water as necessary to control dust.
     b.   all demolition haulage vehicles entering and leaving the site shall at all times have their loads covered.
     c.   surrounding streets shall be kept free of dirt and dust on a regular basis by way of street sweeper and/or
          water tanker.
8.   Noise and vibration from the use of heavy equipment shall be minimised by :
     a.   restricting times when noisy work is carried out.
     b.   all construction plant and equipment to be fitted with properly maintained noise suppression devices.

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3.02     ALEXANDER & ALBEMARLE BUILDING REDEVELOPMENT

The Alexander & Albemarle Building Redevelopment is designed to provide approximately 40,600m2 NLA of
“GREEN” office accommodation in the Woden Offices Precinct.

The office development is a new generation PCA Grade “A” quality office development offering flexible, functional
accommodation with a 4.5 star NABERS Energy and 5 Greenstar rating.
Design Standard:              Commonwealth Accommodation design brief
Grade:                        Property Council of Australia “A-Grade” quality office accommodation
Environment:                  4.5 star NABERS ENERGY, 5 star Greenstar v3
DESCRIPTION
The buildings comprise approximately 40,600m2 of office accommodation in two office towers facing Furzer Street
linked by a Pavilion Building. The building entries are off Furzer Street with landscaped walkways providing access
to both Furzer Street and the proposed ‘Supply Place’. Supply Place is designed as a significant public place
linking the Alexander & Albemarle Building redevelopment with North Walk.

The development seeks to build a contemporary memory of the existing Alexander & Albemarle Buildings with a
proportionate facade grid and reinforce the heritage significance of the Woden Library with a strong tower form
to the Furzer Street edge.

Office accommodation is provided in rectangular office floor plates offering approximately 1,900m2 of
accommodation per floor. Perimeter windows with effective sunshading optimize daylight and outlook access.
Office floors are modular and column free except for columns located at centre zone office partition locations.

Two primary service cores include conventional control lifts, stairs, toilets, cleaner’s facilities and service risers.
The primary service cores are centrally located in both the Alexander and Albemarle Buildings with a maximum
walking distance of 45m to integrated service core facilities to optimise the accommodation solution. An inter-
floor stair is located centrally to both buildings to facilitate inter-floor travel. The buildings are designed with
breakout spaces for tea room facilities to enable integration of staff facilities into the fitout design.

A café is incorporated into the building design on the Ground Floor of the Albemarle Building fronting onto the
proposed ‘Supply Place’ to provide opportunities for informal staff meetings.

205 car parking spaces and 10 motorcycle spaces are provided at Basement Level. 270 class 2 bicycle parking
spaces are provided in accordance with the building 5 Greenstar pathway.

A service zone with access off Furzer Street is located at Ground level to each building with loading area and
associated secure receiving area, waste centre including general waste and recyclables, mail room and fire
centre.

An Access Policy has been be implemented for base building and fitout works to address both the mandatory
requirements of the Building Code of Australia (BCA) and the considerations of potential Disability Discrimination
Act (DDA) requirements.

The buildings are designed to achieve a 4.5 star ABGR rating and 5 Greenstar rating with an environmentally
responsive façade and energy efficient services. Independent commissioning with post-occupancy tuning and
monitoring will ensure all technologies are operating as intended with maximum energy efficiency.


Refer to Appendix A for PROJECT DA DRAWINGS




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3.03    ENVIRONMENT

GREENSTAR
The Alexander & Albemarle Building Redevelopment will achieve an accredited 5 Green Star Office Design V3
rating, and after construction is complete will confirm the design initiatives have been implemented by also
obtaining an accredited 5 Green Star Office As-Built V3 rating.

Green Star is a suite of environmental rating tools that can be used on new and refurbished commercial office
buildings and office fitouts. Each rating tool evaluates the environmental performance of the project across 9
categories – construction management, indoor environment quality, energy, transport, water, materials,
landuse/ecology, emissions and environmental innovation. Each of these categories consists of a number of
credits and the project is awarded a Green Star rating based on the total number of credits achieved. Up to 6
Green Stars are awarded in recognition of the projects environmental achievements, with 1 star equating to poor
performance, and 6 stars being titled “World Leader”.

An accredited Green Star rating demonstrates that the project has significantly reduced the environmental impact
compared to a non-rated project, and can lead to ongoing financial savings to the building owner and occupier,
improved occupant satisfaction, wellbeing and (potentially) productivity. In order to reward projects where a
substantial environmental benefit has been achieved, the Green Building Council will only accredit projects with
either a 4, 5 or 6 Green Star rating. The titles associated with each of these Star ratings are “Best Practice”,
“Australian Excellence” and “World Leader” respectively.

A wide range of initiatives has been incorporated into the building to achieve a 5 Greenstar rating. Key measures
include:

Management
      Building Users Guide will be accessible for all building users which provides user friendly information on
       the building services and efficient operation, public transport facilities, materials and waste procedures
       and environmentally friendly expansion and re-fit considerations.
      Building Contractor will recycle a minimum of 80% by mass of all demolition and construction waste.
      Building Contractor will be required to have an ‘Environmental Management’ IS014001 certification.

Indoor Environment Quality
       External views and natural daylight will be provided to building occupants for over 60% NLA.
       Materials with low/no Volatile Organic Compounds will be selected for all carpets, sealants/adhesives
        and paints. Volatile Organic Compounds contribute to Sick Building Syndrome often associated with new
        commercial buildings.
       The mechanical services will be designed with best practice air change effectiveness, which ensures
        perfect mixing of air within the space so that air breathed in by the occupants is cleaner than the air
        exhausted from the space.

Energy
      The building is targeting an extremely high energy efficiency rating of 4.5 star NABERS Energy plus an
       additional 40% reduction in CO2 emissions per annum.
      Lighting will be zoned to areas below 100m2 and individually switched, allowing the user to turn lights
       off when not in use.
      High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
       in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
       per 100 Lux.
      Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
       individually monitored and optimised.

Transport
       The building is located within 250m of the Woden Bus Interchange which is a major public transport hub
        providing bus services to most areas in the Canberra region.
       Cyclist facilities including bicycle storage areas, lockers and showers will be provided for 10% of all
        building staff and visitor bicycle storage areas will also be provided.
       Car parking spaces will be provided for car-pooling, small cars, hybrid cars and motorbikes.




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Water
        Water fixtures and fittings will be the highest efficiency rated products available at the time of
         construction.
        Rainwater harvesting and storage will be provided to supplement all water reuse requirements.

Materials
         A recycling waste storage area will be provided with sufficient area for the storage of paper, glass,
          plastics, metals and organic recyclables.
         Concrete, aggregate and steel building elements will include recycled materials.

Land Use and Ecology
       The building will be constructed on a Brownfield (previously developed) site, which reduces the need for
        developing Greenfield sites which could be used for agricultural or recreational purposes.
       The ecological value of the site will not be reduced beyond its existing state.

Emissions
       Refrigerants and thermal insulants will have an Ozone Depletion Potential of zero.
       Discharges to the external sewer network will be reduced by over 30%.
       No light beam will extend outside the building boundary or upwards into the night sky.
Refer to Appendix P for PROJECT GREENSTAR OFFICE V3 PATHWAY


NABERS ENERGY
The NABERS Energy strategy for the Alexander & Albemarle Building Redevelopment is to design a building with
the lowest demand required for its occupation (i.e. façade insulation, solar performance etc), design building
systems that are flexible in use but will operate as efficiently as possible during operation as they are the lowest
energy technologies available and either through demand control or intelligent switching/controls (PIR Sensor
control of lighting, database learning functions for the mechanical control etc) allow the facility to be managed
and operated to achieve this performance by implementing a metering system that incorporates energy
(electricity and gas) and water metering that reflects the modelled NABERS performance such that it can be
tracked and managed accordingly to achieve the monthly and ongoing annual targets.

A wide range of initiatives has been incorporated into the building to achieve a 4.5 star NABERS Energy rating.
Key measures include:

Building Façade
        Eastern and western façade with minimal glazing to reduce heat loss during winter and heat gain during
         summer.
        High performance glazing on the northern and southern façades minimise direct solar gain during
         summer and heat loss during winter, while providing good daylighting and visual comfort levels to the
         occupants.

Mechanical Systems
       High efficiency low temperature variable volume air-conditioning systems. These systems have been
        shown to provide substantial benefits in terms of efficiency, operational robustness and space
        requirements. Further features of the air-conditioning system include:
               (a)    Careful zoning to remove the need for energy-wasting reheat and to maximise efficiency
                      in after-hours operation;
               (b)    High efficiency chillers, fans, boilers, pumps and motors, taking advantage of the latest
                      technological advances available in these areas;
               (c)    Swirl diffusers, providing excellent mixing of air while enabling a wide range of air-supply
                      temperatures
               (d)    State-of-the art air-conditioning controls using leading edge practices to avoid energy
                      waste while delivering excellent comfort control,
               (e)    Carbon dioxide control of fresh air to minimise unnecessary fresh air ventilation during
                      periods of low occupancy;
               (f)    Economy cycle and night purge modes to take maximum advantage of the Canberra
                      climate’s natural cooling potential.




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Electrical Systems
         High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
          in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
          per 100 Lux.
         Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
          individually monitored and optimised.

Hydraulic Systems
       High efficiency reticulated heat pump or solar thermal domestic hot water with water conservation fittings
        to minimise water consumption while providing adequate service.

Building Commissioning
        State-of-the-art commissioning and post-occupancy tuning to ensure that all technologies in the building
         are functioning as intended and that energy efficiency is maximised


DAYLIGHT
The Alexander & Albemarle Building Redevelopment is seeking to achieve 1 credit for Greenstar Daylight (IEQ-4)
with 30% of the NLA required to achieve a daylight factor of > 2.5% (the ratio of inside illuminance to outside
illuminance under a uniform design sky). The achievement of one credit requires glazing with an average Visual
Light Transmission (VLT) of over 40%. We note that this high VLT will require the use of internal blinds for glare
control.


NOISE
AECOM has been commissioned by May + Russell on behalf of DOMA Group to provide an acoustic assessment
for the development of a commercial building at the west of Blocks 49, 50, 51, 52 Section 8 Phillip, A.C.T. The
site lies within an area of predominantly commercial buildings.
This report has provided recommendations to protect the acoustic amenity of future users of the site and
occupants of neighbouring buildings. The assessments and recommendations have been produced to meet the
requirements of the Territory Plan 2008. This development code draws on other noise related documents such as
AS/NZS 2107 Acoustics – Recommended design sound levels and reverberation times for building interiors and
the A.C.T. Environment Protection Regulations (EPR).
Traffic noise from Furzer Street and Melrose Drive is currently the most dominant source of noise in the area.
Calculations of internal noise have been conducted for internal areas facing Furzer Street.
Noise levels have been determined by unattended noise logging over a period from 12:00 noon Tuesday 14th
August, 2007 to 14:00 Friday 24th August, 2007, inclusive.
Façade calculations have been performed with double glazing of 6/12/6 and based on our experience at the Sirius
Building, this glazing will achieve the isolation required to meet AS 3671 and AS 2107. Thicker glass would result
in a greater reduction of noise from outside noise sources.
There are no acoustic site conditions that would preclude the proposed development from complying with the
relevant noise criteria identified in this report. Noise intrusion into the redevelopment can be adequately
attenuated by the proposed façade glazing.
External environmental criteria for noise emissions from mechanical plant associated with the development have
been established.
Noise emission from the site can be controlled by standard noise control techniques and appropriate siting for
mechanical services, which are to be detailed during the design stage of the project.
Assessment of the noise emissions from the site should be carried out during the design stage of the project,
once the details of the mechanical plant are certain.
A noise management plan has been prepared and general recommendations on noise control have been given to
minimise noise intrusion to adjacent residents. This noise management plan builds on the relevant criteria for
environmental noise emissions and discusses the current noise environment around the proposed site.
Refer to Appendix I for ACOUSTIC ASSESSMENT




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AIR QUALITY
Northrop have advised that all exhaust and ventilation systems for retail premises (café) in the Alexander and
Albemarle Buildings will be designed to comply with AS 1668.2 -1991 (The use of mechanical ventilation and air
conditioning in buildings Part 2: Mechanical ventilation for acceptable indoor-air quality).
Refer to Appendix J for AIR EMISSIONS REPORT


WATER SENSITIVE URBAN DESIGN
THCS have advised that the hydraulic services for the Alexander & Albemarle Building redevelopment project will
address Water Sensitive Urban Design requirements as follows:

MAINS WATER USE REDUCTION
This criterion of the WSUD General Code is addressed in the proposed development by the use of water efficient
fixtures as scheduled below together with toilet flushing with recycled grey water. Cooling towers are supplied
with captured rainwater which are estimated to contribute up to 50% of the annual water consumption.

STORMWATER RETENTION
All stormwater run-off from each respective site will be captured, treated and retained and re-used onsite for
supply to cooling towers (in lieu of supply to toilets). The onsite retention tanks are sized to maximize the
captured volume of water and accordingly exceed the requirements of this criteria.

STORMWATER QUALITY
The requirements for these criteria will be exceeded in this development as a result of targeting 2 Green Star
Credit points against Emi-5 which requires all stormwater leaving the site for up to a 1 in 20 year storm event to
be treated/filtered in accordance with either;
         Victorian EPA, Best Practice Guidelines for Environment Management for Urban Stormwater, or
         Australian and New Zealand Environmental Conservation Council (ANZECC)’s Guidelines for Urban
          Stormwater Management.
In addition to the above the peak discharge flow rate from the site must not exceed that of the predevelopment
conditions for up to a 1 in 2 year storm event.

The required outcomes for this will be satisfied by a stormwater treatment train comprising;
    1. Surface run-off to be filtered through landscape and subsurface drainage.
    2. Gross pollutants and coarse sediment, fine sediment and hydrocarbons to be filtered using `Spel
        Stormceptor Class 1’ (or equal) stormwater improvement device.
    3. Flow rates up to that of a 1 in 3 month storm event to be directed to the stormwater retention tank via a
        bypass control sump, through which residual pollutants will be settled out into the retention tank.
    4. Excess flow rate for higher intensity storms to bypass directly to the `Onsite Stormwater Detention’
        control sump, through which the flow will be limited to the predevelopment 1 in 2 year flow rate, with
        excess inflow to overflow back into the retention/detention storage tank.

STORMWATER QUANTITY
This criteria is exceeded in the proposed development with run-off calculations undertaken to ensure the peak
run-off from each of the sites is limited to that of a 2 year recurrence interval in order to comply with the Green
Star category Emi 5 (refer to `Stormwater quality above). Calculations have demonstrated that Block 52 has a
reduced run-off compared to the equivalent predevelopment area, and Block 50 has an increase resulting OSD
being required.

The detention volume indicated is based on a high early discharge below ground OSD system being utilised.
Refer to Appendix E for WSUD REPORT




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WIND ENVIRONMENT
Wind Environment Engineer - Windtech Consultants has modelled the wind environment impact of the proposed
development to determine wind conditions in trafficable areas. The site is exposed to both prevailing North-west
winds and storm South winds.

The wind tunnel study carried out by WINDTECH to investigate the wind environment effects of the Alexander &
Albemarle Building Redevelopment indicates that the wind conditions on the surrounding pedestrian footpaths
and within the various ground level areas of the site will be acceptable for their intended uses with the inclusion
of the following treatments:
         Retain the existing trees along the eastern aspect of the development site.
         A strategic layout of densely foliating trees as been recommended in this report for the ground level
          areas of the site. These trees should be capable of growing to an approximate height of 5m, with a
          foliage canopy width of approximately 5m. Note that the layout of trees shown in this report is the
          minimum layout necessary to provide adequate wind conditions for the site. Additional trees are
          expected to further enhance wind conditions.
         Densely foliating shrubs capable of growing to a height of 1.2m around the perimeter of the outdoor
          seating adjacent to the proposed café.
         Two 3m deep awnings extending off the link bridges between the Central Building and both the North
          and South Buildings of the development respectively.




Refer to Appendix K for WIND ENVIRONMENT REPORT

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OVERSHADOWING
We have reviewed overshadowing from the proposed development. Woden is a strongly urbanised place with
overshadowing from gateway buildings a characteristic of the existing environment. Mid winter solar access to
pedestrian areas is limited by overshadowing from the proposed Alexander and Albemarle Buildings and the
existing Centra Plaza building. Solar access to pedestrian areas is available for the rest of the year.

We have assessed the site development potential as the existing 10 storeys to define the Woden Office Precinct
edge and stepping form and to minimise overshadowing.




Refer to Appendix A for SHADOW DIAGRAM




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EXTERNAL LIGHTING
Pedestrian lighting will be provided to the footpaths around the perimeter of the building, and will be designed in
accordance with AS 1158, with luminaires complying with the ACT Territory and Municipal Services design
standards. Luminaires in pedestrian areas shall be Bega ‘8081 and 8082’ style as per TAMS specifications and to
match those currently in use across the Woden precinct. The Bega luminaire is a full-cut-off style, and as such is
suitable for use under the Green Star light pollution requirements. The pedestrian luminaires along the footpaths
adjacent to Furzer Street shall be connected to the public network, and controlled and supplied from the existing
streetlight control cubicle across the road on Furzer Street. The matching pedestrian lights inside the property
boundary shall be supplied from the new building. The intended lighting design level for these footpaths will be
Category P4 from AS/NZS 1158.3.1:2005.

The Supply Place area lighting will be designed to complement the landscape design and architectural intent of
the space. The design includes the use of custom-modified decorative post-top luminaires which serve aesthetic
and symbolic purposes while providing the required illumination to the space. Green star light pollution
restrictions will be taken into account in all outdoor areas.

For the main pedestrian routes through the site the intended design light level from AS/NZS 1158.3.1:2005 is
Category P6. Design principles from the ACT Crime Prevention and Urban Design resource manual will be
followed as appropriate.




Refer to Appendix A for EXTERNAL LIGHTING PLANS




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3.04    FACADE

The Alexander & Albemarle Building Redevelopment is designed to achieve a 4.5 star NABERS ENERGY rating and
5 Greenstar rating with an environmentally responsive façade and energy efficient services.




CURTAIN WALLING SPECIFICATION
Curtain wall system to AS 1288 with powder coated aluminium window system and colour matched double glazed
window units and shadowbox spandrel glazing (design objectives - shading co-efficient 0.28, light transmittance
40%, light reflectance 14%; U-value 1.7w/m2/C).

GLASS SCHEDULE

                 Product                         Colour                       Visible U value     SC
                                                                  Trans       Refl Out Summer
TYPE G1 DARK GREY
China Southern Glass
6CED32-78 on grey+12A+6C                       Dark Grey           33            6      1.6      0.28
TYPE G2 BLUE
China Southern Glass
6CED52-67 on K blue+12A+6C                        Blue             39            7      1.6       0.3
TYPE G3 LIGHT GREY
China Southern Glass
6CED12-46 on clear+12A+6C                         Blue             43           15      1.6      0.29
TYPE G4 - CLEAR
China Southern Glass
6CEB14-50 on clear+12A+6C                         Clear            48           15      1.8      0.42




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3.05     AUTHORITIES

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT. Blocks 49, 50, 51 & 52 will be consolidated to
form a single block to accommodate the Alexander & Albemarle Building Redevelopment. The consolidation
process includes the direct grant of Block 49 & 51/8/Phillip to the developer.

The Alexander & Albemarle Building Redevelopment is consistent with the ACTPLA Woden Town Centre Master
Plan which seeks to “foster the growth of an innovative, safe and collaborative living and working environment that
values the social and physical heritage of Woden Town Centre.” The Master Plan identifies the existing Alexander
& Albemarle Buildings as a development opportunity to achieve the needs of major government tenants.

The project team has met with ACTPLA, TAMS, ActewAGL, the ACT Fire Brigade and other agencies as part of the
design development process.
Refer to Appendix R for the following AUTHORITIES CORRESPONDANCE

Land & Property Services
24 May 2010          Direct grant of Blocks 49 & 51, Section 8, Phillip to the developer

ACTPLA
13 May 2010             ACTPLA Pre-application meeting minutes

TAMS
20 April 2010           TaMS North Walk tree inspection notes

ACTEWAGL
17 May 2010             ActewAGL approval in principle for hydraulics site servicing
19 May 2010             ActewAGL electrical site servicing review


3.06     BUILDING CODE OF AUSTRALIA

A BCA/Fire Safety Compliance Audit of the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT has been
prepared by Defire (ACT). The design has been assessed under the requirements of the current BCA (2010).

The following non-compliances are proposed to be satisfied by Alternative Solutions:
        Fire rating to plantroom storage structure
        Fire rating to mechanical system riser shafts
        Fire rating to roof structure
        Exit travel distances
        On-site fire water storage
        Fire hydrant coverage
        Fire hose reel coverage
        Sprinkler valve room access
        Zone smoke control to Ground Floor

Northrop have modelled the aggregate solar heat gain of the selected glazing and advise that the building does
not comply with the deemed-to-satisfy provisions of the BCA Part J2. As compliant glass would result in thermal
comfort issues BCA J2 is to be addressed by the alternative thermal calculation method.




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3.07    CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)

Planner, Chris Purdon has assessed community safety risk factors utilizing the ACT Crime Prevention and Urban
Design Resource Manual.
Crime Prevention Through Environmental Design (CPTED) includes consideration of the following objectives that
contribute to community safety:
LAND USE MIX
       To promote natural surveillance, a wide range of legitimate activities, community ownership and
        increased use of public spaces.
       To create a mix of uses (such as restaurants, business and shops which open at night and after hours)
        which promote round-the-clock surveillance and are compatible with neighbouring uses such as
        residential areas.
BUILDING DESIGN
       To integrate public buildings into the wider public realm.
       To use buildings to support natural surveillance of adjacent open space.
       To construct sturdy, attractive buildings to reduce temptations to vandalism and graffiti.
       To reduce the risk of public buildings contributing to crime or safety problems.
NATURAL SURVEILLANCE AND SIGHTLINES
       To provide unimpeded sightlines, particularly along pedestrian pathways.
       To encourage natural surveillance from surrounding buildings and land uses.
       To improve natural surveillance through increased legitimate use of spaces.
LIGHTING
       To promote legitimate activity by users of public spaces after dark.
       To encourage the use of appropriate types of lighting fixtures.
       To ensure the appropriate placement of lighting to avoid shadows and glare which might put pedestrians
        at risk.
LANDSCAPING
       To create a friendly and pleasant environment, at the same time as protecting users.
       To support ease of maintenance by not creating fragile landscaped areas.
       To support and reinforce security principles such as natural surveillance and sightlines, by the selection
        and placement of appropriate landscaping.
SPACES SAFE FROM ENTRAPMENT
       To reduce the risk of attack by hidden persons.
       To eliminate possible entrapment spaces and reduce the danger of people being attacked where they
        have no direct means of escape.
       To ensure that the location and design of facilities such as automatic teller machines do not create
        entrapment spaces.
SIGNAGE
       To provide adequate, easily legible signage to assist pedestrians, particularly older people and people
        with disabilities, to find their way safely.
       To provide signage which indicates safe places and routes.
MANAGEMENT AND MAINTENANCE
       To ensure prompt repairs and maintenance.
       To facilitate prompt reporting of any damage or repair needs.
       To promote a perception that an area is well maintained and is well cared for by its local community.
       To discourage graffiti and vandalism.
       To install equipment and fixtures that are vandal-resistant and can be easily cleaned, repaired or
        replaced without creating an “institutional” appearance.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 31
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Block 49, 50, 51, 52, Section 8, Phillip

Purdon notes that adherence to CPTED principles does not guarantee that crime and anti-social behaviour will not
occur. Nevertheless inclusion of design features which improve perceptions of safety and encourage interaction
between public and private spaces creates a more usable environment.

Purdon confirms that the proposed development has a number of design features that are likely to materially
reduce the prospect of anti-social behaviour and enhance the potential for crime prevention. In particular, the
following elements should be noted as consistent with the CPTED objectives and principles:
        Simplified building footprint on site with many fewer opportunities for entrapment or concealment
        Improved street frontages with no entrapment/concealment
        Improved night lighting
        Main entry to Furzer Streets will activate the street
        Better building security systems
        Wider spaces between Alexander/Albemarle Buildings and adjacent offices allows for better street
         visibility and pedestrian access/egress as safety
        Better passive surveillance to central city garden

Purdon’s recommendation to locate both Alexander & Albemarle Building foyers centrally providing increased
surveillance to Supply Place has been adopted in the proposed development.

Refer to Appendix M for CPTED REPORT


3.08     ACCESS FOR PEOPLE WITH DISABILITIES

Access design for the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT is based on the following
access strategy. It is intended that the Access Policy will be implemented for base building and fitout works to
address both the mandatory requirements of the Building Code of Australia (BCA) and the considerations of
potential Disability Discrimination Act (DDA) requirements.


Standard:                          AS 1428.1 - 2009
                                   90th percentile design basis; path of travel – 1000 w x 2000h with
                                   passing spaces 2000l x 1800w; change of level – 5mm; toilet – 2700 x
                                   1950; toilet/shower 2700 x 2350.
Parking:                           1 disabled person’s space to AS 2890.1 (1% of cars, 4800w x 5400l
                                   with shared access zone, 2500 high with 2300 high path of travel from
                                   entry)
Path of Travel:                    by lifts at same level, to AS1428.1 - 2009 for general circulation
Entry:                             glazed auto sliding doors including after/hours access
Lifts:                             disabled person access to AS 1735.12
Inter-floor stair:                 inter-floor stair to AS1428.1 - 2009 (1000w with handrail on both sides)
Fire Stairs:                       no access
Sanitary Facilities:               1 unisex disabled person facility per upper floor to AS1428.1 – 2009, 1
                                   pan, 1 basin, each floor reverse configuration; ambulant disabled
                                   person facility per service core to AS1428.1 - 2009
Sanitary Facilities (Ground):      1 unisex disabled person facility to Ground Floor to AS1428.1 - 2009 –
                                   1 pan, 1 shower, 1 basin
Tea Facilities:                    tea facilities to AS 1428.2
Identification:                    sanitary compartments to BCA
EWIS:                              audible and visual alarm to AS 2220
Tactiles:                          to BCA

Refer to Appendix N for ACCESS REVIEW by Eric Martin & Associates




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 32
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Block 49, 50, 51, 52, Section 8, Phillip

3.09     WASTE MANAGEMENT


THE CODE
The Waste Centre is to include a waste management system designed in accordance with the “Development
Control Code for Best Practice Waste Management in the ACT” (code) with paper, cardboard, glass, aluminium
and PET plastic recycle facilities. Two days storage of waste on site is required under the code.
The code advises that the following issues should be considered in waste storage facility design:
       Screening from view
       Ease of use for waste generators
       Ease of use for waste collectors
       Public safety
       Sewerage
       Noise
       Fire risk
       Shade/ventilation/weather protection
Tenants are required to comply with “Best Practice Waste Management within ACT Government Buildings”
strategies for waste management.

WASTE GENERATION
Waste generation has been assessed in accordance with the code as follows:

ALEXANDER BUILDING WASTE GENERATION

Office @ 20,474m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 20474/100m2 GFA/day = 2.05m3/day
      -     Recycling paper - 0.005m3 x 20474/100m2 GFA/day = 1.02m3/day
      -     Recycling co-mingled - 0.001m3 x 20474/100m2 GFA/day = 0.21m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

ALBEMARLE + PAVILION BUILDING WASTE GENERATION

Office @ 24,735m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 24735/100m2 GFA/day = 2.47m3/day
      -     Recycling paper - 0.005m3 x 24735/100m2 GFA/day = 1.24m3/day
      -     Recycling co-mingled - 0.001m3 x 24735/100m2 GFA/day = 0.25m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

Café @ 300m2 300 Meals/Day
    Waste generation:
     -    Waste – 300l x 300/100 meals/day = 900l day
     -    Recycling paper - nil
     -    Recycling co-mingled – 150l x 300/100 meals/day = 450l/day
    Waste management strategy:
     -    Waste to be transferred from Café to Waste Centre in 240l MGB’s 3x daily by Café operator




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                           Page 33
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for two times weekly collection.
       Waste generation = 10.25m3/week; capacity = 12.0m3/week
      Recyclables waste: 1 x 1.1m3 hopper for co-mingled waste including plastic, glass, aluminium and milk
       cartons for weekly collection.
       Waste generation = 1.05m3/week; capacity = 1.1m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 22 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 5.1m3/week; capacity = 5.28m3/week

ALBEMARLE + PAVILION BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for three times weekly collection.
       Waste generation = 16.85m3/week; capacity = 18.0m3/week
      Recyclables waste: 2 x 1.1m3 hoppers for co-mingled waste including plastic, glass, aluminium and milk
       cartons for twice weekly collection.
       Waste generation = 3.5m3/week; capacity = 2.2m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 26 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 6.2m3/week; capacity = 6.24m3/week

WASTE COLLECTION
     240l sulo bins are 600w x 750d @ 1000w x 1000d space per bin
     1.1m3 hoppers are 1360w x 1070d @ 1500w x 1200d space per hopper
     1.5m3 hoppers are 1800w x 900d @ 3000w x 2400d space per hopper
     3.0m3 hoppers are 1800w x 1500d @ 3000w x 2400d space per hopper
     4.5m3 hoppers are 1800w x 1600d @ 3000w x 2400d space per hopper
     Allow 600 between hoppers for access

Refer to Appendix O for WASTE MANAGEMENT PLAN




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                            Page 34
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.10       EXTERNAL FINISHES SCHEDULE

Paving:                      Honed selected coloured unit paving to Landscape Consultant specification
Foyer Shopfront:             Clear glazing in powdercoat finish aluminium framed shopfront airlock with
                             automatic sliding door and swing door for after hours egress
Soffits:                     Pre-finished metal architectural ceiling system with feature lighting; R3.5 insulation
                             to floors over
Column Bases:                Selected stone finish
Feature Walling:             Pre-finished aluminium panel façade system with silicone gasket jointing system on
                             structural steel frame (design objectives - insulation R1.5, U-value < 0.45w/m2/C)
Curtain Walling:             Curtain wall system to AS 1288 with powder coated aluminium window system and
                             colour matched double glazed window units and shadowbox spandrel glazing
                             (design objectives - shading co-efficient 0.28, light transmittance 40%, light
                             reflectance 14%; U-value 1.7w/m2/C)
Masonry Walls:               Honed selected coloured masonry with sealer to 2400mm above pavement level to
                             service areas
Plantroom Walls:             Powdercoat metal wall cladding system, powdercoat frameless stormproof louvre
                             system
Roofing:                     Colorbond metal roofing system; insulation R3.5; walkway maintenance access
                             system; fall restraint system to code
Sun Shading:                 Powdercoat aluminium sun shading shelf system integrated with façade to north
                             elevation
Substation, Gas Meter:       Powdercoat louvre wall/door system to Authority standards
Bollards:                    Proprietary concrete vehicle impact bollards to building perimeter

Refer to Appendix B for EXTERNAL FINSHES SCHEDULE




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 35
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Block 49, 50, 51, 52, Section 8, Phillip

3.11       SCHEDULE OF AREAS


                              ALEXANDER BUILDING          ALBEMARLE BUILDING      PAVILION

                              PCA           ACTPLA        PCA            ACTPLA   PCA        ACTPLA
                              NLAm2         GFAm2         NLAm2          GFAm2    NLAm2      GFAm2
                              /floor        /floor        /floor         /floor   /floor     /floor
Level   11 Plantroom Store    0             200           0              200
Level   10                    1884          2080          1884           2080
Level   9                     1884          2080          1884           2080
Level   8                     1884          2080          1884           2080
Level   7                     1884          2080          1884           2080
Level   6                     1884          2080          1884           2080
Level   5                     1890          2080          1890           2080     918        1020
Level   4                     1890          2080          1890           2080     918        1020
Level   3                     1890          2080          1890           2080     918        1020
Level   2                     1890          2080          1890           2080     918        1020
Level 1 Ground Office         1228                        928
Level 1 Ground Mail Room      70            1754          70             1754     400        481
Level 1 Ground Cafe           0                           300
Basement 1                    0             0             0              0        0          0
TOTAL                         18278         20674         18278          20674    4072       4561


                              PCA           ACTPLA
                              NLAm2         GFAm2
                              /floor        /floor
ALEXANDER BUILDING            18278         20674
ALBEMARLE BUILDING            18278         20674
PAVILION                      4072          4561
TOTAL                         40628         45909




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                      Page 36
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.12    SCHEDULE OF PARKING

May + Russell have assessed minimum parking generation rates for the proposed Alexander & Albemarle Building
Redevelopment as follows:

ALEXANDER BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20474/100 = 205 cars
Deduct 5% bicycle substitution                                                    205 - 10 = 195 cars
Deduct allowance for ALEXANDER BUILDING @ 11,902m2 GFA                            195 – 119 = 76 cars
OFFICE PARKING GENERATION                                                                     76 cars
CAR PARKING PROVISION                                                                         76 cars
ALBEMARLE BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20174/100 = 202 cars
Deduct 5% bicycle substitution                                                    202 - 10 = 192 cars
Deduct allowance for ALBEMARLE BUILDING @ 11,930m2 GFA                            192 – 119 = 73 cars
OFFICE PARKING GENERATION                                                                     73 cars
CAFE CAR GENERATION (employees)                                                      300/100 = 3 cars
CAR PARKING PROVISION                                                                         76 cars
PAVILION CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                               4561/100 = 46 cars
Deduct 5% bicycle substitution                                                       46 - 2 = 44 cars
OFFICE PARKING GENERATION                                                                     44 cars
CAR PARKING PROVISION                                                                         44 cars
COMBINED CARPARK (minimum parking generation)
Alexander + Albemarle + Pavilion Building                                 76 + 76 +44= 196 cars total
       Parking for disabled persons (1% minimum)                                               2 cars
       10% small cars to Greenstar TRA-2                                                      20 cars
       80% preferred parking paces for fuel efficient cars                  subject to carpark design

CARPARK DESIGN PARAMETERS
Parking to ACT Parking and Vehicular Access Guidelines (PVAG) – 1:100 m2 GFA cars in office building basement
(including 1% disabled, allow 5% bicycle substitution, allow 10% small cars, allow 80% of preferred parking
spaces for fuel efficient transport to Greenstar TRA-2), design to AS 2890.1

ALEXANDER BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
ALBEMARLE BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
PAVILION MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        44 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                44 X 5% = 2 motorbikes


COMBINED MOTORBIKE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building            4 + 4 + 2 = 10 motorbikes total

MOTORBIKE DESIGN PARAMETERS
Parking to Greenstar TRA-2 - 5% parking spaces for mopeds and/or motorbikes to TRA-2 in office building
basement, design to AS 2890.1. ACT Parking and Vehicular Access Guidelines (PVAG) requirement is 1:30 cars




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 37
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1218 X 10% = 122 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     18274 / 750= 25 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20474 – 250) / 250 = 81 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20474 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 81 = 41 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               41/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         122 Class 2, 25 Class 3

ALBEMARLE BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1198 X 10% = 120 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     17978 / 750= 24 bicycles


CAFE GENERATION (ACTPLA BPG)
TENANT BICYCLE GENERATION (ACTPLA BPG)                                                                 nil
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                                        2 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20174 – 250) / 250 = 80 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20174 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 80 = 42 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               42/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         120 Class 2, 24 Class 3

PAVILION BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                      272 X 10% = 28 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                       4072 / 750= 6 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 250) / 250 = 18 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 400) / 950 = 5 bicycles
ADDITIONAL class 2 BICYCLES                                              28 – 18 = 10 additional bicycles
CAR SUBSTITUTION PERMITTED                                                                10/4 = 2 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                           28 Class 2, 6 Class 3


COMBINED BICYCLE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building    122 + 120 + 28 = 270 Class 2 bicycles total
                                                 25 + 24 + 6 = 55 Class 3 bicycles total

BICYCLE DESIGN PARAMETERS
Parking to Greenstar TRA-3 10% staff bicycles @ one person per 15m2 of NLA in Class 2 enclosure; 1:750m2 NLA
visitor bicycles to Class 3 adjacent to public entry, allow for shower and changing facilities to Greenstar TRA-3,
design to AS 2890.3. ACT Bicycle Parking Guidelines (BPG) – 1:250m2 GFA employee bicycles to Class 2; 1:950m2
GFA visitor bicycles to Class 3.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 38
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.13    TRAFFIC ASSESMENT




Hughes Trueman have undertaken a Traffic Impact and Parking Assessment for the proposed Alexander &
Albemarle Building Redevelopment and advise as follows:

       It is proposed to replace two existing office buildings with three larger buildings including the Alexander
        Building, the Albemarle Building and the Pavilion;
       The proposed development will provide 45,609m2 GFA of office space as well as a 300m2 GFA café;
       The currently existing buildings do not provide any car parking bays and all of the site’s parking demand
        is catered for by the public car park on the western side of Furzer Street;
       It is estimated that the existing buildings generate a parking demand of 119 bays each (based on the
        parking provision in accordance with the General Code);
       The proposed development will retain the same level of dependence on the public car park (in
        accordance with the General Code), but will provide sufficient parking bays to cater for all additional
        parking demand;
       The proposed car parking supply (205 bays) is less than 10% greater than the minimum requirements in
        accordance with the General Code (196 bays), thereby minimising the site’s traffic impact in accordance
        with Green Star TR-2;
       The 205 car parking bays include 20 bays for small vehicles, 11 bays for fuel efficient cars and 3
        accessible parking bays;
       In addition to the above car parking supply it is proposed to provide 10 motorcycle bays;
       The basement car park (including bay dimensions, aisle widths, driveway crossovers, ramp grades and
        column locations) is designed in accordance with AS/NZS 2890.1;
       All service vehicles (including delivery and waste collection vehicles) will enter and exit the site in a
        forward direction;
       The proposed bicycle parking supply (i.e. 270 Class 1, 2 spaces and 55 Class 3 spaces) exceeds the
        minimum requirement in accordance with the Bicycle Parking General Code (which requires a minimum
        of 241 Class 1, 2 spaces and 44 Class 3 spaces);
       It is anticipated that trip generation during the morning peak period will be higher than the trip
        generation during the evening peak period, such that it is deemed unnecessary to assess the proposed
        development’s traffic impact during the evening peak period;
       The anticipated trip generation has been conservatively estimated to be a total of 163vph during the
        morning peak period (131 trips in and 32 trips out);
       It is anticipated that the vast majority of motorists approaching the site from the north (via the Melrose
        Drive/Launceston Street signalised intersection) will prefer to turn left from Melrose Drive into either
        Worgan Street or Corinna Street rather than turning right into Furzer Street from Launceston Street due
        to the favourable conditions in terms of traffic efficiency and road safety;
       It is anticipated that motorists leaving the site northbound (via the signalised intersection) will either
        turn left from Furzer Street into Launceston Street (which is anticipated to operate efficiently due to
        motorists only having to give way to westbound through movements) or turn right into Melrose Drive
        from Worgan Street or Corinna Street (which is anticipated to operate efficiently as a result of platooning
        of the southbound traffic along Melrose Drive approaching from the signalised intersection); and
       The analysis of the Worgan Street/Furzer Street intersection (with the current stop priority control) using
        SIDRA software indicates that the intersection will operate well within its operational capacity regardless
        of whether the proposed development proceeds or not.

Hughes Trueman advise that the proposed development will not have any adverse impact on the surrounding
road network in terms of traffic efficiency or road safety. Hughes Trueman recommend that the proposed
development be approved on traffic grounds.

Refer to Appendix L for TRAFFIC ASSESSMENT




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 39
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

4.00       STATEMENT AGAINST RELEVANT CRITERIA


                               Commercial Zones – Town Centres Precinct Code

                                          PART A – CZ2 Business Zone
Element 1: Restrictions on Use
Intent:
    a)     To provide for office accommodation and business services to facilitate the decentralisation of
           employment.
    b)     To enable Australian Government departments and ACT Government departments to efficiently
           consolidate in town centres.
               Rule                                 Criteria                              Discussion
1 .1 Active Frontages
                                     C19                                      Land use is consistent with the
There is no applicable rule.         Buildings fronting main pedestrian       Woden Town Centre Masterplan.
                                     areas and routes incorporate uses        Building foyer, public access areas
                                     that generate activity in the public     and staff breakout spaces are located
                                     space                                    off main pedestrian areas to generate
                                                                              activity in the public realm.


1.2 Shop
R20                                  C20                                      Not applicable
The following GFA restrictions       Shops are limited to a scale
apply:                               appropriate to providing convenient
Shop: maximum 200m2 per shop         shopping and personal services for
                                     the local workforce and residents




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 40
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 2: Building and Site Controls

Intent:
a)    To encourage a built form and scale of development that reflects the town centre’s role as the main
      commercial focus for its district
b)    To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
      or the desired future character of the area established within the Plan
c)    To promote an attractive pedestrian environment

              Rule                                  Criteria                                Discussion

2.4 Woden (Phillip south of Launceston Street)
                                    C30                                         The Alexander & Albemarle Buildings
There is no applicable rule.        a) Building heights comply with all         are 10 storeys with a central 5 storey
                                           of the following:                    Pavilion Building.
                                         i. are compatible with existing,       The building height is equal to the
                                              or future desired character of,   existing buildings to retain the
                                              adjacent development              stepping form of Woden Town
                                                                                Centre, define street edges and
                                        ii. are appropriate to the scale        maintain the civic amenity of Woden.
                                              and function of the use
                                                                                The building height maintains the
                                       iii. minimise detrimental impacts,       same overshadowing profile as
                                              including overshadowing and       existing with a minor increase in
                                              excessive scale.                  overshadowing to the south boundary
                                    b) Maximum building heights are             with the relocation of the Albemarle
                                           generally 6 storeys                  Building to 14m from the boundary.
                                    c)     Buildings up to 12 storeys may       The building areas comply with
                                           be permitted to create marker        Commonwealth          accommodation
                                           buildings and provide                requirements.
                                           architectural emphasis on            The building arrangement generates
                                           corner sites and other               a significant public space named
                                           appropriate locations                “Supply Place” on North Walk
                                                                                connected to Furzer Street as a city
                                                                                garden.
                                                                                The development seeks to build a
                                                                                contemporary memory of the existing
                                                                                Alexander & Albemarle Buildings with
                                                                                a proportionate facade grid and
                                                                                reinforce the heritage significance of
                                                                                the Woden Library with a strong
                                                                                tower form to the Furzer Street edge.
                                                                                The buildings are scaled with vertical
                                                                                elements to Furzer Street to control
                                                                                the apparent building volume as
                                                                                successfully achieved with the new
                                                                                SIRIUS building.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 41
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 3: Built Form
Intent:
a)    To ensure that the design of buildings reinforces the town centre’s role as the main commercial focus for its
      district
b)    To ensure that the massing, scale, colours and materials used for buildings results in harmonious and a high
      quality urban design outcomes
c)    To promote development that creates a diverse, lively and attractive character and provides an attractive and
      interlinked pedestrian environment

               Rule                                 Criteria                               Discussion
3.1 Building Design - General
R32                                  C32                                      Building foyer, public access areas
Buildings incorporate display        Buildings fronting main pedestrian       and staff breakout spaces are located
windows and entrances with           areas and routes are designed to         off main pedestrian areas to generate
direct pedestrian access at          incorporate active frontages with        activity in the public realm.
ground floor level on frontages to   direct pedestrian access.
main pedestrian areas and
routes as defined in Figures A5 –
A9.
3.2 Materials and Finish - General
                                     C33                                      Building colours are generally in the
There is no applicable rule.         Building colours and materials are       range off-white to grey in accordance
                                     consistent with existing development     with the Woden Town Centre context.
                                     within the particular town centre.       The development seeks to continue
                                                                              the narrative form of the SIRIUS
                                                                              building with a dark blue glass entry
                                                                              statement and build a contemporary
                                                                              memory of the existing Alexander &
                                                                              Albemarle      Buildings     with    a
                                                                              proportionate facade grid.
                                                                              The development also seeks to
                                                                              reinforce the heritage significance of
                                                                              the Woden Library with a strong off-
                                                                              white tower form to the Furzer Street
                                                                              edge.
                                                                              Refer to Appendix B for External
                                                                              Finishes Schedule and Finishes
                                                                              Board.
                                     C34                                      Highly reflective glass is not
There is no applicable rule.         Extensive areas of highly reflective     proposed for the development.
                                     glass are not permitted.                 Refer to DRR section 3.4 for glass
                                                                              performance parameters.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 42
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Block 49, 50, 51, 52, Section 8, Phillip

                                      PART B - General Development Controls

Element 1: Restrictions on Use
Intent:
a.    To ensure that community and recreation facilities remain available to the community
b.    To ensure there is sufficient off-road parking to serve commercial centres
c.    To provide opportunities for higher density residential development, while protecting existing commercial
      uses and the amenity of residents living in commercial zones
               Rule                                  Criteria                               Discussion
1.1 Existing Community and Recreation Sites
R57                                   C57                                       The      development  provides     a
A development proposal does           A proposal that reduces the range of      significant public space named
not reduce the range of               community or recreation facilities        “Supply Place” on North Walk
community or recreation facilities    available within a centre                 connected to Furzer Street as a city
available within a centre.            demonstrates through a social impact      garden.
                                      assessment that there is enough land
                                      or sufficient other facilities in the
                                      locality to meet anticipated demand.
1.2 Existing Car Parks
R58                                   C58                                       Not applicable
Development on existing car           Development on existing car parks
parks (Figures B1-B3) complies        (Figures B1-B3) may be considered
with all of the following:            where it meets all of the following:
a.    retains the existing level of   a.   in accordance with the Parking
      car parking                          and Vehicular Access General
b.    accommodates onsite any              Code, there is enough car
      additional demand for car            parking for the needs of the
      parking that is generated by         centre as a whole
      the development                 b.   the development does not
c.    ensures that car parking             adversely affect the overall
      remains available for public         function of the centre in terms of
      access                               economic, social, traffic and
                                           parking and urban design
d.    complies with the Parking            impacts.
      and Vehicular Access
      General Code.
1.3 Residential Use
R59                                                                             Not applicable
All multi-unit housing is designed    This is a mandatory requirement.
to comply with Part C (5) of the      There is no applicable criterion.
Residential Zones Multi Unit
Housing Development Code.
R60                                                                             Not applicable
All single dwelling housing is        This is a mandatory requirement.
designed to comply with the           There is no applicable criterion.
relevant parts of the Residential
Zones Single Dwelling Housing
Development Code.
R61                                                                             Not applicable
All dwellings for the purposes of     This is a mandatory requirement.
supportive housing and/or             There is no applicable criterion.
residential care accommodation
are designed to comply with the
relevant parts of the Residential
Zones Development Code and
the relevant Australian Standard
for Adaptable Housing.


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Block 49, 50, 51, 52, Section 8, Phillip

R61A                                                                         Not applicable
Where more than one                   This is a mandatory requirement.
development code applies to a         There is no applicable criterion.
development, this development
code takes precedence when
there is inconsistency of
provisions between codes.

Element 2: Building and Site Controls
Intent:
a)   To ensure that development is compatible with, and does not adversely impact on, the environment
             Rule                                Criteria                               Discussion
2.1 Subdivision
R62                                                                          The Alexander & Albemarle Building
Subdivision is only permitted         This is a mandatory requirement.       Redevelopment is located on Furzer
where it meets all of the             There is no applicable criterion.      Street in the Woden Town Centre at
following:                                                                   Blocks 49, 50, 51 & 52, Section 8, in
a. it is part of a development                                               the division of Phillip, ACT. Blocks
      application for another                                                49, 50, 51 & 52 will be consolidated
      assessable development                                                 to form a single block to
                                                                             accommodate the Alexander &
b. it is demonstrated that any                                               Albemarle Building Redevelopment.
      residual block can                                                     The consolidation process includes
      accommodate another                                                    the direct grant of Block 49 &
      assessable development                                                 51/8/Phillip to the developer.
      designed in accordance
      with the relevant sections of
      this Code.
2.2 Demolition
R63                                   C63                                    Refer to DRR Appendix R for utility
In accordance with section 148        If a Statement of Endorsement is not   endorsements.
of the Planning and Development       provided the application will be       Hydraulic services are approved in
Act 2007, the application is          referred to relevant utilities in      principle by ActewAGL.
accompanied by a Statement of         accordance with the requirements of    Electrical services are under review
Endorsement from utilities            the Planning and Development Act       by ActewAGL.
(including Water, Sewerage,           2007.
Stormwater, Electricity and Gas)                                             Refer to DRR Appendix G for land
stating that:                                                                contamination advice.
a.    All network infrastructure on                                          Refer to DRR Appendix H for
      or immediately adjacent the                                            asbestos report.
      site has been identified on
      the plan
b.    All potentially hazardous
      substances and conditions
      (associated with or resulting
      from the demolition
      process) that may
      constitute a risk to utility
      services have been
      identified
c.    All required network
      disconnections have been
      identified and the
      disconnection works
      comply with utility
      requirements
d.    All works associated with
      the demolition comply with
      and are in accordance with
      utility asset access and
      protection requirements.

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Block 49, 50, 51, 52, Section 8, Phillip

2.3 National Capital Plan Requirements

                                    C64                                        Not applicable
There is no applicable rule.        Where a development is subject to
                                    Special Requirements under the
                                    National Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, the
                                    development is not inconsistent with
                                    the Special Requirements or
                                    Development Control Plan. Where
                                    any provision of this code is
                                    inconsistent with Special
                                    Requirements under the National
                                    Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, that
                                    provision has no effect.

Element 3: Built Form
Intent:
a.   To ensure that the massing, scale, colours and materials used for buildings results in harmonious and high
     quality urban design outcomes
b.   To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
     or the desired future character of the area established within the Plan
c.   To provide for buildings that promote a safe and assessable urban environment
Note: Under the Building Act 2004, most buildings need to meet the requirements of the Building Code of
Australia. For certain classes of buildings, this will include prescribed energy requirements.
3.1 Building Design and Materials
There is no applicable rule.        C65                                        The Alexander & Albemarle Building
                                    Development contributes to the             height is equal to the existing
                                    amenity and character of the adjacent      buildings to retain the stepping form
                                    public spaces by addressing all of the     of Woden Town Centre, define street
                                    following:                                 edges and maintain the civic amenity
                                                                               of Woden.
                                    a) providing interesting, functional
                                          and attractive facades that          The building arrangement generates
                                          contribute positively to the         a significant public space named
                                          streetscape setting and              “Supply Place” on North Walk
                                          pedestrian experience                connected to Furzer Street as a city
                                                                               garden.
                                    b) minimising the visual impact of
                                          reflected sunlight                   The development seeks to build a
                                                                               contemporary memory of the existing
                                    c)    incorporating articulated building   Alexander & Albemarle Buildings with
                                          forms to compliment the              a proportionate facade grid and
                                          existing, or future desired          reinforce the heritage significance of
                                          character of, adjacent               the Woden Library with a strong
                                          development                          tower form to the Furzer Street edge.
                                    d) integrating plant installations
                                                                               Building glass reflectivity is limited to
                                          and service structures with the
                                          building design, so they are set     a maximum of 15% to control
                                          back from the building facade        reflected sunlight.
                                          and screened from public areas.      The buildings are scaled with vertical
                                                                               elements to Furzer Street to control
                                                                               the apparent building volume as
                                                                               successfully achieved with the new
                                                                               SIRIUS building.
                                                                               Building service zones are screened
                                                                               from Furzer Street with inset loading
                                                                               areas to access all services. Rooftop
                                                                               plantrooms are setback 5m from
                                                                               building parapets.




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Block 49, 50, 51, 52, Section 8, Phillip

3.2 Crime Prevention Through Environmental Design
                                   C66                                     Refer to DRR Appendix M for CPTED
There is no applicable rule.       The development meets the               report.
                                   requirements of the Crime Prevention
                                   Through Environmental Design
                                   General Code.
3.3 Access and Mobility
                                   C67                                     Refer to DRR Appendix N for Access
There is no applicable rule.       The development meets the               Policy.
                                   requirements of the Access and
                                   Mobility General Code.
3.4 Car Parking Structures
                                   C68                                     Not applicable
There is no applicable rule.       Car parking structures are designed
                                   to integrate with the built form of
                                   adjacent existing development.
3.5 Location Requirements for Community and Recreation Facilities
                                   C68A                                    Not applicable
There is no applicable rule.       The development meets the
                                   requirements of the Community and
                                   Recreation Facilities Location
                                   Guidelines General Code.

Element 4: Parking and Site Access
Intent:
a)   To ensure safe and efficient access for vehicles and pedestrians
b)   To ensure adequate parking facilities are provided
4.1 Traffic Generation
                                   C69                                     Refer to DRR Appendix L for Traffic
There is no applicable rule.       The existing road network can           Assessment
                                   accommodate the amount of traffic
                                   that is likely to be generated by the
                                   development.
4.2 Main Pedestrian Areas and Routes
                                   C70                                     Three pedestrian options across
There is no applicable rule.       Main pedestrian areas and routes are    Supply Place between North Walk
                                   retained unless it can be shown that    and Furzer Street including diagonal
                                   as part of any change, the pedestrian   pathway NW - SE;
                                   access, circulation system, structure   Pedestrian zone along Furzer Street
                                   and legibility of the centre is         between buildings and kerb line
                                   adequately maintained.                  nominally 3.1m wide at narrowest
                                                                           points, with further 2.5m available as
                                                                           flush trafficable porous paving street
                                                                           tree wells (subject to service
                                                                           locations & clearances);
                                                                           North Walk corridor 9m wide, with
                                                                           reconstructed raised tree planters set
                                                                           no further forward than existing light
                                                                           columns;
                                                                           Pedestrian use of Alexander loading
                                                                           dock driveway to gain access to
                                                                           North Walk discouraged by greater
                                                                           area of planted zones and blade
                                                                           walling subject to utility clearances
                                                                           (physical access through space
                                                                           maintained for safety)


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Block 49, 50, 51, 52, Section 8, Phillip

4.3 Access
                                    C71                                        Three driveways are provided off
There is no applicable rule.        Driveways and pedestrian entrances         Furzer Street for development
                                    to the site are clearly visible from the   carpark and service access.
                                    front site boundary.
R72                                 C72                                        Building service zones are screened
Loading docks or vehicular          Loading docks and vehicular entries        from Furzer Street with inset loading
entries to buildings are not        do not dominate the street frontage or     areas to access all services.
located on frontages to the         conflict with parking and pedestrian
street.                             movements in front of the building.
                                    C73                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Site access complies with the              Assessment.
                                    requirements of the Parking and
                                    Vehicular Access General Code.
4.4 Parking
                                    C74                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Car Parking complies with the              Assessment
                                    requirements of the Parking and
                                    Vehicular Access General Code.
                                    C75                                        Refer to DRR section 3.12 for bicycle
There is no applicable rule.        Bicycle Parking complies with the          parking assessment.
                                    requirements of the Bicycle Parking
                                    General Code.
4.5 Circulation
R76                                                                            Refer to DRR Appendix L for Traffic
Onsite provision is made for the    This is a mandatory requirement.           Assessment
loading and unloading of            There is no applicable criterion.          Refer to DRR Appendix O for turning
vehicles, with adequate                                                        manoeuvre assessment.
manoeuvring space so that
vehicles can enter and leave the
site travelling in a forward
direction.
Note: Loading, unloading and
associated manoeuvring area is in
addition to minimum parking
requirements.




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Block 49, 50, 51, 52, Section 8, Phillip


Element 5: Amenity
Intent:
a.    To promote a high level of amenity through consideration of personal safety, landscaping and visual impact

              Rule                                 Criteria                              Discussion
5.1 Landscape
There is no applicable rule.        C77                                      a)
                                    A documented landscape design            Supply      Place    planned as      a
                                    concept shows how landscape              contemporary recreation of 'city park'
                                    associated with the development          appeal of existing landscaped
                                    addresses all of the following:          courtyard, ie. a balanced and visually
                                                                             appealing composition of grass,
                                    a) is sensitive to site attributes,      plantings, pavements and furniture;
                                         including streetscapes and
                                         landscapes of documented            Existing semi-deciduous mature trees
                                         heritage significance               lining western edge of North Walk
                                                                             retained or re-established at similar
                                    b) is of an appropriate scale            spacing to maintain a 'green edge' to
                                         relative to the road reserve        North Walk;
                                         width and building bulk
                                                                             Green edges' also established to
                                    c)   uses vegetation types and           southern pedestrian link between
                                         landscaping styles which            adjacent streets and buildings;
                                         complement the streetscape
                                                                             Street and North Walk gradients
                                    d) integrates with parks, reserves       matched, then translated into building
                                         and public transport corridors      approach and Supply Place grading
                                    e) does not adversely affect the         scheme characterised by use of
                                         structure of the proposed           blade and retaining walls to achieve
                                         buildings or adjoining buildings    grade change where necessary;
                                    f)   contributes to energy efficiency    Adopts prevalent Woden Town
                                         and amenity by providing            Centre rectilinear geometry at
                                         substantial shade in summer,        perimeters       through     pavement
                                         especially to west-facing           selection, configuration of walls and
                                         windows and open car park           regular tree spacing, but provides
                                         areas, and admitting winter         relief to this grid patterning within
                                         sunlight to outdoor and indoor      Supply Place and Furzer Street
                                         living areas                        frontage by angular landscape
                                    g) improves privacy and minimises        geometry responding to symmetry of
                                         overlooking between buildings       three new buildings;
                                    h) satisfies utility maintenance         Blade walls to pavilion building
                                         requirements and minimises the      frontage (for grade change handling
                                         visual impact and risk of           & provision of seating area/s) extend
                                         damage to aboveground and           no further forward to street than
                                         underground utilities               Alexander & Albemarle building
                                                                             envelope
                                    i)   provides adequate sight lines for
                                         vehicles and pedestrians,           b)
                                         especially near street corners      Pedestrian zone along Furzer Street
                                         and intersections                   between buildings and kerb line
                                    j)   does not obscure or obstruct        nominally 3.1m wide at narrowest
                                         building entries, paths and         points, with further 2.5m available as
                                         driveways to reduce the actual      flush trafficable porous paving street
                                         or perceived personal safety        tree wells (subject to service
                                         and security.                       locations & clearances);
                                                                             Re-established tree plantings along
                                                                             North Walk assist proposed building
                                                                             colonnade in 'scaling' buildings and
                                                                             offering overhead element
                                                                             Proposed tree plantings within Supply
                                                                             Place (Eucalyptus, Liquidambar,
                                                                             Liriodendron) are of significant scale
                                                                             appropriate to the building masses;


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Block 49, 50, 51, 52, Section 8, Phillip

                                                                          Grade change structures, including
                                                                          cafe terrace and over-podium raised
                                                                          tree planting zones, articulate plan
                                                                          geometry and visually articulate &
                                                                          relieve significant ground plane area
                                                                          of Supply Place;
                                                                          Composition of irrigated grass,
                                                                          garden beds, pavements and tree
                                                                          canopy avoids excessive zones of
                                                                          any single treatment
                                                                          c)
                                                                          complements         streetscape     by
                                                                          adoption of adjacent Furzer Street
                                                                          landscape pavements, bicycle rail
                                                                          furniture and street tree species &
                                                                          surrounds across verge areas (tree
                                                                          plantings contingent on underground
                                                                          service locations & Actew / TaMS
                                                                          design acceptance)
                                                                          d)
                                                                          Improves pedestrian access to
                                                                          Supply Place from North Walk by
                                                                          establishing openings through in
                                                                          raised North Walk tree plantings;
                                                                          Integrates with Sirius Place by
                                                                          installation of new steps offering
                                                                          direct pedestrian passage between
                                                                          Sirius     Place     and     Alexander
                                                                          development
                                                                          New 'Supply Place' (park) accessible
                                                                          from all new building entries;
                                                                          e)
                                                                          In-ground tree plantings set minimum
                                                                          3.6m from proposed building facade;
                                                                          Raised tree planting zones over
                                                                          basement slab nom. 1800 deep to
                                                                          provide appropriate growing medium
                                                                          for new and transplanted trees;
                                                                          f)
                                                                          Range of deciduous, semi-deciduous
                                                                          and evergreen tree canopies will
                                                                          provide amenity through seasonal
                                                                          variation in shading of ground plane;
                                                                          Re-established North Walk tree edge
                                                                          and reconstructed planter walls will
                                                                          allow incidental shaded seating;
                                                                          Zelkova serrata street tree plantings
                                                                          will provide some shading of western
                                                                          pavilion and lower tower block
                                                                          windows from late afternoon sun on
                                                                          maturity;
                                                                          Deciduous tree canopy adjacent
                                                                          seating & bbq space and evergreen
                                                                          canopy partially over irrigated grass
                                                                          to encourage summer use;
                                                                          g)
                                                                          Semi-deciduous trees to southern
                                                                          and eastern interfaces contribute to
                                                                          privacy between buildings and limit
                                                                          overlooking.
                                                                          Transplanted semi-mature trees and

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Block 49, 50, 51, 52, Section 8, Phillip

                                                                                  proposed evergreen native trees
                                                                                  planted over podium within Supply
                                                                                  Place will filter overlooking views to
                                                                                  publicly accessible landscape zones,
                                                                                  and     provide      landscape   buffer
                                                                                  between buildings.
                                                                                  h)
                                                                                  Minimises structures over known
                                                                                  underground assets (Final setout of
                                                                                  walls subject to asset protection
                                                                                  clearances);
                                                                                  Tree root barriers to be included in
                                                                                  detailed documentation;
                                                                                  i)
                                                                                  Low plantings only (max. 1m) at
                                                                                  corners and intersections;
                                                                                  j)
                                                                                  Low plantings (maintained to max.
                                                                                  1m) at building entries;
                                                                                  Blade walls to pavilion building street
                                                                                  frontage guide pedestrians central to
                                                                                  verge away from basement carpark
                                                                                  building exit point;
                                                                                  Building entries including cafe
                                                                                  typically    open       paved   ground
                                                                                  surfacing with any planted garden
                                                                                  zones set away from entry;


There is no applicable rule.           C78                                        Not applicable
                                       Tree Planting in and around car parks
                                       provides shade and softens the visual
                                       impact of parking areas.
5.2 Lighting
R79                                    C79                                        Refer to DRR Appendix for External
External lighting is provided to       External lighting is provided in           Lighting Plan
building frontages, to all             accordance with the Crime
pathways, roads, laneways and          Prevention Through Environmental
car-parking areas in accordance        Design General Code.
with Australian Standard
AS1158.1.3 Pedestrian Lighting.
R80                                    C80                                        All external lighting will minimise light
All external lighting provided is in   All outdoor lighting, including security   spill to AS 4282 and Greenstar Office
accordance with AS 4282                and car park lighting, is designed and     v3 requirements.
Control of the Obtrusive Effects       sited to minimise light spill.
of Outdoor Lighting.
5.3 Signs
There is no applicable rule.           C81                                        Signs are subject to separate
                                       Signs comply with the Signs General        application.
                                       Code.
5.4 Neighbourhood Plans
There is no applicable rule.           C82                                        Not applicable
                                       Where a Neighbourhood Plan exists
                                       development demonstrates response
                                       to the key strategies and actions of
                                       the relevant Neighbourhood Plan.




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     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 6: Environment
Intent:
a)    To identify and mitigate potential onsite and offsite environmental impacts of development and incorporate
      alternative design options where necessary

               Rule                                   Criteria                                  Discussion
6.1 Water Sensitive Urban Design
Note: Refer to the Water Ways: Water Sensitive Urban Design General Code for more information on Water Sensitive Urban
Design

R83                                   C83                                         Refer to DRR Appendix E for WSUD
Evidence is provided that shows       This is a mandatory requirement.            report.
the development achieves a            There is no applicable criterion.
minimum 40% reduction in mains
water consumption compared to
an equivalent development
constructed in 2003 using the
ACTPLA on-line assessment tool
or another tool as included in the
Water Ways: Water Sensitive
Urban Design General Code.
The 40% target is met without
any reliance on landscaping
measures to reduce
consumption.
This requirement does not apply
for extensions with an increase in
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.
R84                                   C84                                         Refer to DRR Appendix E for WSUD
All sites of size greater than        Evidence is provided that                   report.
        2
2000m need to provide                 demonstrates that for all sites of size
                                                          2
evidence of stormwater storage        greater than 2000m , a reduction of
greater than or equal to the          1-in-3 month stormwater peak run off
                             2
volume of 1.4kL per 100 m of          flow to pre-development levels with
impervious area and release           release of captured flow over a period
over a period of 1 to 3 days.         of 1 to 3 days can be achieved.
50% of the volume of rainwater        This requirement does not apply for
tanks with a toilet connection        extensions with an increase in the
may be regarded as contributing       combined roof area, driveway, car
towards this requirement.             manoeuvring areas and car parking
This requirement does not apply       areas of less than 25% of the original
for extensions with an increase in    area.
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.




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     Alexander Albemarle
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R85                                  C85                                        Refer to DRR Appendix E for WSUD
                                                                       2        report.
Sites of size greater than           Sites of size greater than 5,000m
        2
5,000m need to provide               need to provide evidence showing a
evidence showing a reduction in      reduction in average annual
average annual stormwater            stormwater pollutant export load of:
pollutant export load of:
                                     d)    suspended solids by 60%
a)    suspended solids by 60%
                                     e)    total phosphorous by 45%
b)    total phosphorous by 45%
                                     f)    total nitrogen by 40%
c)    total nitrogen by 40%
                                     compared to an urban catchment with
compared to an urban catchment       no water quality management
with no water quality                controls, using any other method.
management controls, using the
MUSIC model to demonstrate           This requirement does not apply for
compliance.                          extensions with an increase in the
                                     combined roof area, driveway, car
This requirement does not apply      manoeuvring areas and car parking
for extensions with an increase in   areas of less than 25% of the original
the combined roof area,              area.
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.

R86                                  C86                                        Refer to DRR Appendix E for WSUD
All sites of size greater than       Evidence is provided by a suitably         report.
        2
2000m and subject to                 qualified person that shows that for all
                                                                       2
redevelopment need to ensure         sites of size greater than 2,000m
that the capacity of the existing    and subject to redevelopment
pipe (minor) stormwater              EITHER
connection to the site is not
exceeded in the 1-in-20 year         a reduction of 1-in-5 year and 1-in-
storm event.                         100 year stormwater peak run off flow
                                     to pre-development levels. See
All sites of size greater than       WaterWays General Code for more
        2
2000m and subject to                 detail.
redevelopment need to ensure
that the capacity of the existing    OR
overland (major) stormwater          That the capacity of the downstream
system to the site is not            piped stormwater system to its outlet
exceeded in the 1-in-100 year        with an open channel is not exceeded
storm event.                         in the 1-in-20 year storm event


For estate and multiple block        For estate and multiple block
                                                                        2
developments larger than             developments larger than 5,000m ,
        2
5,000m , retardation of              retardation of stormwater to meet the
stormwater to meet the above         above requirements are to be met at
requirements are to be met at the    the estate scale unless it can be
estate scale rather than by          demonstrated that this is less feasible
measures on individual blocks.       than measures on individual blocks.




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6.2 Heritage

R87                                   C87                                      The existing Alexander & Albemarle
In accordance with section 148        If advice from the Heritage Council is   Buildings are not included on the
of the Planning and Development       required, but not provided, then the     ACT Heritage Register.
Act 2007, applications for            application will be referred to the      The adjacent Woden Library was
development on land or buildings      Heritage Council in accordance with      registered on the ACT Heritage
subject to interim or full heritage   the requirements of the Planning and     Register in 2009.
registration are to be                Development Act 2007.                    The development seeks reinforce the
accompanied by advice from the                                                 heritage significance of the Woden
Heritage Council stating that the                                              Library with a strong tower form to
development meets the                                                          the Furzer Street edge.
requirements of the Heritage Act
2004.
6.3 Trees
R88                                   C88                                      Tree removals and tree protection
                                                                               measures are described in Tree
In accordance with section 148        If an approved Tree Management           Management Plan (Dwg TMP-01)
of the Planning and Development       Plan is required, but not provided,      and Landscape Management and
Act 2007, where the                   then a draft Tree Management Plan is     Protection Plan (Dwg LMPP_01)
development proposal requires         to accompany the application. The        accompanying the application. One
groundwork within the tree            draft Tree Management Plan will be       tree (#19) is to be retained and
protection zone of a protected        referred to the relevant agency in       protected. A further eleven trees are
tree, or is likely to cause damage    accordance with the requirements of      proposed to be stockpiled and
to or removal of, any protected       the Planning and Development Act         transplanted to within the landscape
trees, the application must be        2007.
                                                                               development of Supply Place.
accompanied by a Tree
Management Plan approved
under the Tree Protection Act
2005.
Note: “Protected tree” is defined
under the Tree Protection Act 2005.

R89                                   C89                                      Measures for the protection of
Trees on development sites may        Retained trees are protected and         retained trees are described in Tree
be removed only with the prior        maintained during construction to the    Management Plan (Dwg TMP-01)
agreement in writing of the           satisfaction of the Territory.           and Landscape Management and
Territory.                                                                     Protection Plan (Dwg LMPP_01)
                                                                               accompanying the application




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 53
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.4 Hazardous Material

R90                                  C90                                       Refer to DRR Appendix H for
For the demolition of multi-unit     If an endorsed Hazardous Materials        Hazardous Materials Report
housing (including garages and       Survey is not provided the application
carports) constructed* prior to      will be referred to the relevant agency
1985, and Commercial/Industrial      in accordance with the requirements
premises constructed prior to        of the Planning and Development Act
2005, a Hazardous Materials          2007.
Survey (including an asbestos
survey) is carried out and signed
by an appropriately licensed
person and is endorsed by
Environment Protection.

The Survey is provided and
covers the disposal of hazardous
materials, showing that:
a)   Hazardous material
     disposal (including
     asbestos) is to be at a
     licensed disposal facility in
     the ACT
b)   If hazardous materials are
     to be transported for
     disposal interstate,
     approval from the
     Environment Protection
     Authority is obtained prior
     to removal of material from
     the site
c)   An appropriately licensed
     contractor is engaged for
     the removal and transport
     of all hazardous materials
     (including asbestos)
     present at the site.

* construction date means the
date when the Certificate of
Occupancy was issued
6.5 Contamination
R91                                  C91                                       Refer to DRR Appendix G for land
A statement is provided that the     If a statement that the site has been     contamination advice.
potential for land contamination     assessed is not provided, the
has been assessed in                 application will be referred to the
accordance with the ACT              relevant agency in accordance with
Government Strategic Plan –          the requirements of the Planning and
Contaminated Sites                   Development Act 2007.
Management 1995 and the ACT
Environment Protection Authority
Contaminated Sites
Environmental Protection Policy
2000, and it is demonstrated that
the land is suitable for the
proposed development.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 54
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


6.6 Erosion and Sediment Control

R92                                  C92                                       Not applicable
For sites less than 0.3 of a         If a plan is not provided, the
hectare, a plan is provided to       application will be referred to the
demonstrate that the                 relevant agency in accordance with
development complies with the        the requirements of the Planning and
ACT Environment Protection           Development Act 2007.
Authority, Environment
Protection Guidelines for
Construction and Land
Development in the ACT, August
2007.
R93                                  C93                                       Refer to DRR Appendix A for
For development on a site            If an endorsed Sediment and Erosion       Sediment and Erosion Control Plan
greater than 0.3 of a hectare, the   Control Plan is not provided the
application is accompanied by an     application will be referred to the
Erosion and Sediment Control         relevant agency in accordance with
Plan endorsed by ACT                 the requirements of the Planning and
Environment Protection.              Development Act 2007.
6.7 Excavation
There is no applicable rule.         C94                                       A single level basement is proposed
                                     Onsite cut and fill is minimised and      in accordance with land capacity
                                     managed to ameliorate negative off        requirements.
                                     site impacts.
6.8 Wind
There is no applicable rule.         C95                                       Not applicable
                                     For buildings higher than 19m but
                                     less than 28m, a wind assessment
                                     report prepared by a suitably qualified
                                     person demonstrates that the
                                     development will not impact
                                     adversely on safety and comfort in
                                     the public realm and other open
                                     spaces associated with the
                                     development.
R96                                                                            Refer to DRR Appendix K for Wind
For buildings higher than 28m, a     This is a mandatory requirement.          Assessment.
report on wind testing conducted     There is no applicable criterion.
by a suitably qualified person
establishes that the following
wind speeds are met by the
development:
a)   main pedestrian areas and
     routes: 10 m/s, and
b)   all other streets and public
     places: 16 m/s.
6.9 Air Emissions - Odours
R97                                  C97                                       Refer to DRR Appendix J for Air
A statement is provided that all     This is a mandatory requirement.          Emissions Statement.
exhaust and ventilation systems      There is no applicable criterion.
for food retail premises are
installed and operated to comply
with AS1668.1 The Use of
Ventilation and Air-conditioning
in Buildings.



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 55
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.10 Noise
R98                                   C98                                       Refer to DRR Appendix I for Noise
A Noise Management Plan,              If an endorsed Noise Management           Assessment and Noise Management
prepared by an accredited             Plan is not provided, the application     Plan.
acoustic specialist who is a          will be referred to the relevant agency
member of the Australian              in accordance with the requirements
Acoustical Society, endorsed by       of the Planning and Development
Environment Protection is             Act 2007.
provided for the following uses:
-     club
-     drink establishment
-     hotel
-     industry (except light
      industry)
-     indoor entertainment facility
-     restaurant
The Noise Management Plan
details the design, siting and
construction methods, which will
be used to minimise the impact
of noise on neighbours.


Element 7: Services
Intent:
a)    To ensure, to the satisfaction of the relevant authority, provision of all necessary onsite services required for
      the construction and operation stages of the proposed use

               Rule                                  Criteria                                Discussion
7.1 Waste Management
R99                                   C99                                       Refer to DRR Appendix O for Waste
In accordance with section 148        If a statement of compliance is not       Management Plan
of the Planning and Development       provided the application will be
Act 2007, applications are to be      referred to the Department of
accompanied by a statement of         Territory and Municipal Services in
compliance from the Department        accordance with the requirements of
of Territory and Municipal            the Planning and Development Act
Services stating that the waste       2007.
facilities and management
associated with the development
are in accordance with the
current version of the
Development Control Code for
Best Practice Waste
Management in the ACT.
R100                                  C100                                      Refer to DRR Appendix F for Site
A Statement of Compliance from        If a Statement of Compliance is not       Servicing
the relevant agency is provided,      provided the application will be
which confirms that the               referred to the relevant agency in
discharge (or potential discharge     accordance with the requirements of
by accident or spillage) of non-      the Planning and Development Act
domestic liquid waste to the          2007.
sewerage or stormwater
networks complies with utility
standards and requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 56
  Alexander Albemarle
 Block 49, 50, 51, 52, Section 8, Phillip

7.2 Servicing and Site Management
R101                                     C101                                    Refer to DRR Appendix O for Waste
In accordance with section 148           If a Statement of Endorsement is not    Management Plan
of the Planning and Development          provided the application will be
Act 2007, the application is             referred to the relevant agency in
accompanied by a Statement of            accordance with the requirements of
Endorsement from the relevant            the Planning and Development Act
agency stating that the waste            2007.
facilities and management
associated with the development
are in accordance with the
Design Standards for Urban
Infrastructure.
7.3 Utilities
R102                                     C102                                    Refer to DRR Appendix R for utility
A Statement of Compliance from           If a Statement of Compliance is not     endorsements.
each relevant utility provider (for      provided the application will be        Hydraulic services are approved in
water, sewerage, stormwater,             referred to the relevant agency in      principle by ActewAGL.
electricity and gas) is provided,        accordance with the requirements of     Electrical services are under review
which confirms that the location         the Planning and Development Act        by ActewAGL.
and nature of earthworks, utility        2007.
connections, proposed buildings,
pavements and landscape
features comply with utility
standards, access provisions and
asset clearance zones.
Note: Where there is a conflict
between planning and utility
requirements, the utility requirements
take precedence over other
provisions of this Code.

R103                                                                             Refer to DRR Appendix R for utility
All new permanent or long-term           This is a mandatory requirement.        endorsements.
electricity supply lines are             There is no applicable criterion.       Electrical services are under review
underground.                                                                     by ActewAGL.
7.4 Waste Water
R104                                     C104                                    Refer to DRR Appendix R for utility
Subject to ACTEWAGL approval,            This is a mandatory requirement.        endorsements.
all under cover areas drain to the       There is no applicable criterion.       Hydraulic services are approved in
sewer.                                                                           principle by ActewAGL.
7.5 Storage
R105                                     C105                                    Not applicable
Outdoor storage areas address            Where the proposed use requires
all of the following:                    open areas for storage of goods and
a)     are located behind the            materials, adequate provision is
       building line                     included in the design and layout of
                                         the site for these areas, and they do
b)     are screened from view            not encroach on car parking,
       from any road or other            driveways or landscaped areas.
       public area
c)     do not encroach on car-
       parking areas, driveways,
       or landscape areas.
7.6 Easements
R106                                                                             Refer to DRR Appendix Q for
There is no encroachment over            This is a mandatory requirement.        Implementation Plan and proposed
easements or rights of way.              There is no applicable criterion.       Easements.




 May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 57
Alexander
Albemarle
Blocks 49, 50, 51, 52, Section 8, Phillip


Design Response Report

May & Russell Architects Pty Ltd
ACN 087 172 718
Unit 5/7 Napier Close
PO Box 268
Deakin West ACT 2600
T (02) 6285 3077 F(02) 6281 3340
E pmpr@mayrussell.com.au


Project Code: 09_50
May 2010
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


DESIGN REPORT


CONTENTS

1.0              PREAMBLE
1.1              Project Name
1.2              Project Developer
1.3              Design Consultants

2.0              PROJECT BACKGROUND
2.1              Site
2.2              Existing Office Development
                      Alexander & Albemarle Buildings
                      Trees
                      Geotechnical Study
                      Site Contamination
                      Hazardous Materials
                      Land Survey
                      Heritage
                      Infrastructure
2.3              Planning Control and Guidelines
                      Territory Plan
                      Woden Town centre Background
                      Woden Master Plan

3.0              PROPOSED OFFICE DEVELOPMENT
3.1              Alexander & Albemarle Buildings Demolition
3.2              Alexander & Albemarle Buildings Redevelopment
3.3              Environment
                      Greenstar V3
                      NABERS Energy
                      Daylight
                      Noise
                      Air Quality
                      Water Sensitive Urban Design
                      Wind Environment
                      Overshadowing
                      External Lighting
3.4              Façade
3.5              Authorities
3.6              Building Code of Australia
3.7              Crime Prevention through Environmental Design
3.8              Access for People with Disabilities
3.9              Waste Management
3.10             Schedule of External Finishes
3.11             Schedule of Areas
3.12             Schedule of Parking
3.13             Traffic Assessment

4.0              STATEMENT AGAINST RELEVANT CRITERIA




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 1
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


APPENDIX A              DA DRAWINGS
                        DESIGN IMAGES
                        SITE ANALYSIS
                        LOCATION PLAN
                        SITE PLAN
                        FLOOR PLANS
                        ELEVATIONS
                        SECTIONS
                        GFA PLANS
                        SHADOW DIAGRAM
                        LANDSCAPE PLAN
                        LNDSCAPE LEVELS
                        LANDSCAPE DETAILS
                        LANDSCAPE ELEVATIONS
                        TREE MANAGEMENT PLAN
                        LANDSCAPE MANAGEMENT & PROTECTION PLAN
                        COMBINED SITE SERVICES PLAN
                        EXTERNAL SERVICES TERMINATIONS PLAN
                        EXTERNAL SERVICES NEW CONNECTIONS PLAN
                        SITE STORMWATER MANAGEMENT PLAN
                        ELECTRICAL & COMMUNICATIONS DEMOLITION PLAN
                        HV RETICULATION PLAN
                        SUBSTATION RETICULATION PLAN
                        EXTERNAL LIGHTING PLAN
                        POLLUTION CONTROL PLAN & DETAILS
                        TEMPORARY TRAFFIC MANAGEMENT PLAN
                        EXTERNAL SERVICES PLAN – STORMWATER
                        CIVIL WORKS PLAN
                        WASTE CENTRE VEHICLE ACCESS PLAN
                        SURVEY CERTIFICATE

APPENDIX B              EXTERNAL FINISHES SCHEDULE, MAY + RUSSELL
APPENDIX C              HERITAGE, ACT HERITAGE COUNCIL
APPENDIX D              TREE ASSESSMENT, ENVIROLINKS
APPENDIX E              WSUD REPORT, TENNANT HYDRAULIC CONSULTING SERVICES
APPENDIX F              GEOTECHNICAL SURVEY, COFFEY
APPENDIX G              LAND CONTAMINATION, ENVIRONMENT PROTECTION UNIT
APPENDX H               ASBESTOS REPORT, ROBSON ENVIRONMENTAL
APPENDIX I              ACOUSTICS REPORT, AECOM
APPENDIX J              AIR EMISSIONS REPORT, NORTHROP
APPENDIX K              WIND ENVIRONMENT REPORT, WINDTECH
APPENDIX L              TRAFFIC ASSESSMENT, HUGHES TRUEMAN
APPENDIX M              CPTED REPORT, MAY + RUSSELL
APPENDIX N              ACCESS REVIEW, ERIC MARTIN & ASSOCIATES
APPENDIX O              WASTE MANAGEMENT PLAN, MAY + RUSSELL, SELLICK, AWT
APPENDIX P              GREENSTAR OFFICE V3 PATHWAY, NORTHROP
APPENDIX Q              SURVEY CERTIFICATE & IMPLEMENTATION PLAN, KLEVEN SPAIN
APPENDIX R              AUTHORITIES CORRESPONDANCE




REVISION SCHEDULE

Date       Number       Amendments                                               Code
24.05.10   1            Issued for DA                                               A


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010      Page 2
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


1.00    PREAMBLE

Jure Investments Pty Ltd proposes to redevelop the existing Alexander & Albemarle Building site in Woden Town
Centre to provide new office accommodation for an Australian Government Department to current
Commonwealth accommodation guidelines.


1.01    PROJECT NAME

NAME                                          Alexander & Albemarle Building Redevelopment




1.02    PROJECT DEVELOPER

DEVELOPER                                     DOMA Constructions


1.03 CONSULTANTS

PROPERTY                                      Colliers International
ARCHITECTURE                                  May + Russell Architects
LANDSCAPE                                     Enviro Links Design
COST                                          Wilde & Woollard
STRUCTURE                                     AWT Consulting Engineers
TRAFFIC                                       Hughes Trueman
CIVIL                                         Sellick Consultants
MECHANICAL, ELECTRICAL, FIRE                  Northrop Building Services
FIRE SAFETY                                   Defire
HYDRAULICS                                    Tennant Hydraulic Consulting Services
ACCESS                                        Eric Martin and Associates
ACOUSTICS                                     AECOM
LIFTS                                         Vertrans Consultants
NABERS ENERGY                                 Exergy Australia
GREENSTAR                                     Northrop Building Services




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                            Page 3
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


2.00    PROJECT BACKGROUND


2.01    SITE

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT.
Blocks 49, 50, 51 & 52 will be consolidated to form a single block to accommodate the Alexander & Albemarle
Building Redevelopment. The consolidation process includes the direct grant of Block 49 & 51/8/Phillip to the
developer.




Refer to Appendix Q for IMPLEMENTATION PLAN



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                          Page 4
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 5
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010   Page 6
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.02    EXISTING OFFICE DEVELOPMENT




Albemarle under construction 1968 (ACT Heritage Library)




ALEXANDER & ALBEMARLE BUILDINGS
The Alexander & Albemarle Buildings were constructed in 1968-69 to the precinct design of the NCDC.
AREA SCHEDULE
Alexander Building                11,902m2 GFA
Albemarle Building                11,930m2 GFA


May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                           Page 7
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

TREES
A tree assessment was undertaken by Landscape Consultants Enviro Link Design to assess landscape value and
compliance requirements.

Tree damaging activity approval is required to allow for construction of the proposed Alexander & Albemarle
Building redevelopment.

We note that refurbishment of the existing buildings to retain both the existing structures and existing trees has
been investigated. Tenders for office accommodation in the refurbished Albemarle Building have been rejected by
the Commonwealth accommodation market due to the small floor plate. To retain Commonwealth tenants new
buildings to current environmental standards and providing at least 1,500m2 NLA of office accommodation are
required.

The significant public places between the Alexander and Albemarle Buildings are to be replaced with a new city
garden “SUPPLY PLACE” incorporating advanced tree planting.
Refer to Appendix D for TREE ASSESSMENT

GEOTECHNICAL STUDY
A geotechnical study of the site conducted by Coffey (2010) notes that “the Geology Map of Canberra,
Queanbeyan and Environs indicates that the site is underlain by weathered Rhyodacite of the Deakin Volcanics
Formation.”

The subsurface profile is expected to be fill from to 0.6m/1.1m, with colluvium to 1.7m/2.7m underlain by
weathered rhyodacite to 7.6m/10.0m. Groundwater levels are likely to be greater than 8m below the ground
surface.
Refer to Appendix F for GEOTECHNICAL SURVEY

SITE CONTAMINATION
The Environment Protection Unit has advised that the Alexander and Albemarle Building sites are not recorded on
the Register of contaminated sites. Underground fuel storage tanks were removed in 1997 from both the
Alexander and Albemarle Building sites.
Refer to Appendix G for LAND CONTAMINATION REPORT

HAZARDOUS MATERIALS
The Alexander & Albemarle Buildings have been surveyed by Robson Laboratories (2009) to determine the extent
and condition of asbestos based materials. Both buildings contain asbestos based materials including asbestos
cement sheet, asbestos core fire doors, pipe flange jointing, control boards and lift brake pads. All asbestos
material located in both buildings is non-friable and in difficult to access areas and has been labelled to Worksafe
Australia requirements. Robson advises that “the risk to occupants of exposure to airborne fibre significantly
above background levels during their normal occupation of the premises is extremely low.”

An Asbestos Management Plan has been prepared for both buildings by Robson Laboratories to manage the
asbestos risk in accordance with the Worksafe Australia requirements. The “Asbestos Code of Practice and
Guidance Notes” does not require removal of asbestos based material providing it remains in good condition.
However, no emergency works or routine maintenance may be carried out on asbestos materials unless by a
licensed asbestos removalist.

Demolition of the buildings will require asbestos removal by a licensed asbestos removalist in accordance with the
approved Asbestos Management Plan.
Refer to Appendix H for ASBESTOS REPORT

LAND SURVEY
A land survey of the site was conducted by Kleven Spain (2006) to verify property boundaries, locate all site
features, site services, trees, contours, Scarborough House levels and install survey markers.
Refer to Appendix Q for SURVEY CERTIFICATE



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 8
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

HERITAGE
The existing leases require buildings to be named “ALEXANDER BUILDING” and “ALBEMARLE BUILDING” after
ships of the First Fleet recognising the significance of the Division “PHILLIP” name in Australian history.

Alexander
The Alexander was one of six convict transport ships in the First
Fleet. The First Fleet carried convicts and soldiers to Australia to start
a penal colony. This was the start of European settlement of
Australia. The Alexander was a ship of 452 tons under the command
of Master Duncan Sinclair, and her surgeon was William Balmain. It
was 114ft (35m) long and 31ft (9m) wide. The ship was built in Hull
in 1783.

Before leaving England, fever broke out on board and sixteen men
died. She left Portsmouth on 13 May 1787, carrying 195 male
convicts. 15 more convicts died on the journey, the most for any ship
in the fleet. She arrived at Port Jackson, Sydney, Australia, on 26
January 1788. She left Port Jackson on 14 July 1788 in company with
the Friendship, whose crew she picked up when that ship was
scuttled. She reached England on 3 June 1789. Little is known about
her return journey but in 1808 she disappeared from records.

The ship had a contract with the British Government to carry convicts.
The owners were paid at a rate of 10 shillings per ton per month until
the ship returned to Deptford. They had to agree to keep the
prisoners secure and in safe custody.

The First Fleet consisted of 11 ships which arrived in the colony in 1788 including HMS Sirius, HMS Supply,
Alexander, Charlotte, Friendship, Lady Penrhyn, Prince Of Wales, Scarborough, Borrowdale, Fishburn and Golden
Grove.

Albemarle
Built in 1780 in France weighing 530 tons. The
Albemarle departed Portsmouth, England on 27
March 1791 under the command of Master
George Bowen, and arrived at Port Jackson,
Sydney on 13 October 1791. The Albemarle
transported 282 male convicts and 6 female
convicts - the arrival of six females is a mystery.
There were 32 male deaths including 2
executions. Early in the voyage, several convicts
attempted to take over the ship. Two convicts,
Siney and Lyons were shot and the two seamen
who were also implicated were put in irons and
then landed at Madeira to be sent back to
England for sentencing.

The Third Fleet consisted of 11 ships which arrived in the colony in 1791 including Atlantic, William Ann,
Britannia, Matilda, Salamander, Albemarle, Mary Anne, Admiral Barrington, Active and Gorgon as well as The
Queen which sailed from Cork, Ireland




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 9
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

INFRASTRUCTURE

SEWER
Each site is currently serviced by 2No sewer ties each, being a 150dia tie for each of the towers and 100dia tie for
each of the annexe buildings. The ties each connect to the 300dia ACTEW sewer main that runs through the
verge along the Furzer street site boundaries.

Each of ties serving the annexe buildings will be disconnected and the existing ties serving the towers will be
retained to service the proposed new buildings.

The existing downstream sewer drainage system has sufficient capacity to receive the additional loading from the
proposed development.

As the existing sewer runs close the site boundary any requirement for soil anchors from the construction of the
new basements will need to be set at a level to run below the sewer.

WATER
Each of the sites are currently serviced by multiple water tie connections from a 225dia water main in the Furzer
Street verge. Each of the existing ties will be removed and new consolidated domestic and fire service water
supplies will provided for each site respectively.

The new water service ties will be configured to provide a grade 1 water supply connection from the authority
mains as is required for the fire protection of high rise buildings (refer to hydrant protection for further
information).

The existing water mains have sufficient capacity to service the proposed developments, and preliminary
modelling indicates that fire booster pumps will not be required (pending confirmation regarding fire sprinkler
protection).

An existing water easement is indicated on the Alexander site which accommodates a high flow fire hydrant. This
hydrant may be removed and replaced with 2No standard fire hydrants in the Furzer Street verge. The easement
will then be able to be extinguished.

STORMWATER
Each site is currently serviced by 2No 375dia stormwater tie points and receives stormwater drainage systems
that also service the adjacent Block 77. One of the ties will be retained for re-use for each site and the others
terminated.

Offsite SW works will accordingly be required to provide a separate drainage system for Block 55. Refer to civil
documentation for details.

Each of the tie points intended for re-use are of sufficient capacity to service the proposed developments.

GAS
Alexander Blg: Natural gas is currently supplied to this building via a high pressure steel supply to the eastern
side of the building via a reticulation that extends through the adjacent Block 55 having extended from the a
reticulation located in Bowes Street. This service will be terminated and a new service will be extended from an
existing gas supply located in Furzer Street.

Albemarle Blg: A natural gas supply is currently supplied to this building via a service line extending from the gas
supply located in Furzer Street. This service is of insufficient capacity to supply the proposed building, and
accordingly will be terminated and a new service provided.


Refer to Appendix A for SITE SERVICING PLANS




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 10
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

2.03     PLANNING CONTROLS AND GUIDELINES

TERRITORY PLAN
Commercial Zones - Overview
The Commercial Zones are established to recognise the various functions, values and characteristics within
commercial areas, and to provide a level of consistency and equity across the geographic range of commercial
centres. Commercial areas are structured to reflect the principles of a hierarchical system of centres, which
comprise the City Centre, town centres, group centres, and local centres.

The City Centre is also known as Canberra City or Civic.
The Town Centres include Belconnen, Gungahlin, Tuggeranong and Woden.
The Group Centres include Calwell, Charnwood, Chisholm, Conder, Curtin, Dickson, Erindale, Hawker, Jamison,
Kaleen, Kambah, Kingston, Kippax, Manuka, Mawson, Wanniassa and Weston.

The hierarchy has been developed to ensure that people have a wide choice of facilities and services wherever
they live or work within Canberra. Outside this hierarchy, there are other commercial areas in office parks and in
corridors along main avenues. The Commercial Zones also include areas for residential mixed and multi-use
development, and leisure and accommodation.

CZ2 Business Zone
This Zone is intended for more fringe commercial activities, primarily non-retail commercial uses, commercial
accommodation, and some restaurants and indoor entertainment and recreation facilities. Residential and
community uses are also permissible, subject to design and siting, provided they are not incompatible with
primary uses.

Part A – Town Centres - Overview
Town centres provide the main commercial and community focus for the district populations of Belconnen,
Gungahlin, Tuggeranong and Woden/Weston Creek. They also provide opportunities for business investment and
employment and facilitate decentralisation. Planning policies seek to promote town centres as vibrant and viable
centres with a wide range of services, facilities and employment and provide opportunities for higher density
residential development.

Objectives:
The objectives for the town centres are to:
    a) Provide the main focus for shopping, community, business and recreation activity for the district
         populations of Belconnen, Gungahlin, Tuggeranong and Woden/Weston Creek.
    b) Provide opportunities for business investment and employment while facilitating decentralisation of
         employment from the Central National Area.
    c) Encourage a mix of land uses, including medium and higher density residential uses, which contribute to
         an active and diverse character.
    d) Provide an urban structure which is simple, legible and flexible.
    e) Maintain and enhance environmental amenity and encourage a high standards of urban design that is
         consistent with the function of the centre.
    f) Encourage activities, particularly at street frontage level, that contribute to pedestrian and social
         interaction.

The Alexander & Albemarle Building Redevelopment is located in Woden Town Centre Zone CZ2




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WODEN TOWN CENTRE ZONES


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WODEN TOWN CENTRE BACKGROUND
The NCDC Woden Town Centre Plan envisaged the centre as follows:

The Woden Town Centre will provide employment for 10,000 workers. It will have some 400,000 to 530,000 sq.
ft of retail space, two hotels, restaurants, cafes, private offices, banks, a post office, theatre, library, police
station, a church centre, clubs, a bus station, and many smaller buildings. It will provide a choice of goods,
services, and activities sufficient for all but the most specialised demands.

The centre will have higher density housing at the periphery. An adjacent cemetery which existed before the
town was planned may eventually become part of a park. Also at the periphery are sites for a multi-storey
hostel, a technical college, and a recreation centre consisting of an enclosed oval, swimming pool, tennis courts,
squash courts, and bowling greens.

The Woden Town Centre is of cruciform shape. The town square is in the centre. The surrounding car parks will
accommodate 4,000 cars, initially in surface car parks, but partial decking will provide a greater capacity later. A
system of feeder roads allows access to the individual buildings. Vehicles and pedestrians are segregated mainly
by pedestrian malls and terraces at surface level, but the air-conditioned, enclosed retail centre has service
access at the lower level and pedestrian circulation on the upper.

The civic design concept for the centre provides for an urban core of light-coloured buildings of three to nine
storeys, one building of seventeen floors and a higher building facing the town square. The town square will
have a central sunken court with colonnades on three sides. On the fourth side steps will lead down to a
forecourt which may be approached by vehicles. Landscaping of the car parks will protect cars from the sun,
screening them from the view within the centre.

Tomorrow’s Canberra, NCDC, 1970




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WODEN MASTER PLAN
The Woden Town Master Plan published by ACTPLA in 2004 seeks to “foster the growth of an innovative, safe
and collaborative living and working environment that values the social and physical heritage of Woden Town
Centre.” The Master Plan identifies the existing Alexander and Albemarle Buildings as a development opportunity
to achieve the needs of major government tenants. The Master Plan is considered when assessing Development
Applications in Woden.

Office Accommodation
Provide sites for new offices and permit redevelopment of existing buildings to achieve the needs of major
government tenants.
      Where possible encourage the refurbishment / replacement of existing Grade C office space to Grade A
       and B standard within the existing office campus structure
      Avoid dispersing the office core and diminishing the effectiveness of collocation with existing and proposed
       public transport options
      Include a mix of retail and entertainment activities at ground level to create the attractive street setting
       that is a prerequisite for Grade A office space
      Implement opportunities for dedicated undercover parking both on and off site to satisfy the needs of
       major tenants
      Identify office refurbishment and rolling office replacements that include, but are not limited to:
       - Bonner House
       - Juliana House
       - Sirius Building
       - Alexander and Albemarle Buildings
       - 5 Bowes Street (Sir Keith Campbell Building)
       - Scarborough House
      Recognise the efficiencies that occur for large anchor tenants such as the Department of Health and Aged
       Care in having a central reception area that serves the whole department rather than replicating reception
       services at a number of buildings. This may be achievable within the existing campus structure by better
       linking separate buildings.




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3.00      PROPOSED OFFICE DEVELOPMENT


3.01      ALEXANDER & ALBEMARLE BUILDING DEMOLITION


Demolition of existing multi story buildings and associated site works comprising Alexander Building Block 50,
Section 8, Phillip and Albemarle Building Block 52, Section 8, Phillip with adjoining links including bridges,
basements and service tunnels and termination of services to Authority requirements.




DEMOLITION REQUIREMENTS

1.   All works to be in accordance with the ACT WorkCover, “ACT Safe Demolition Work Code of Practice” and the
     requirements of AS 2601.
2.   Hours of work – 7am to 5pm Monday to Saturday, no work is to be carried out on Sundays or Public Holidays.
3.   Access to the site to minimise disruption to traffic and pedestrians shall be in accordance with an approved
     Temporary Traffic Management Plan.
4.   All works to comply with an approved Sediment and Erosion Protection Plan.
5.   All works to comply with an approved Landscape Management Protection Plan.
6.   The use of explosives is prohibited and shall NOT be carried out under this contract.
7.   The contractor shall restrict dust caused by works to a practicable minimum by :
     a.   spraying affected areas on a regular basis with water as necessary to control dust.
     b.   all demolition haulage vehicles entering and leaving the site shall at all times have their loads covered.
     c.   surrounding streets shall be kept free of dirt and dust on a regular basis by way of street sweeper and/or
          water tanker.
8.   Noise and vibration from the use of heavy equipment shall be minimised by :
     a.   restricting times when noisy work is carried out.
     b.   all construction plant and equipment to be fitted with properly maintained noise suppression devices.

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3.02     ALEXANDER & ALBEMARLE BUILDING REDEVELOPMENT

The Alexander & Albemarle Building Redevelopment is designed to provide approximately 40,600m2 NLA of
“GREEN” office accommodation in the Woden Offices Precinct.

The office development is a new generation PCA Grade “A” quality office development offering flexible, functional
accommodation with a 4.5 star NABERS Energy and 5 Greenstar rating.
Design Standard:              Commonwealth Accommodation design brief
Grade:                        Property Council of Australia “A-Grade” quality office accommodation
Environment:                  4.5 star NABERS ENERGY, 5 star Greenstar v3
DESCRIPTION
The buildings comprise approximately 40,600m2 of office accommodation in two office towers facing Furzer Street
linked by a Pavilion Building. The building entries are off Furzer Street with landscaped walkways providing access
to both Furzer Street and the proposed ‘Supply Place’. Supply Place is designed as a significant public place
linking the Alexander & Albemarle Building redevelopment with North Walk.

The development seeks to build a contemporary memory of the existing Alexander & Albemarle Buildings with a
proportionate facade grid and reinforce the heritage significance of the Woden Library with a strong tower form
to the Furzer Street edge.

Office accommodation is provided in rectangular office floor plates offering approximately 1,900m2 of
accommodation per floor. Perimeter windows with effective sunshading optimize daylight and outlook access.
Office floors are modular and column free except for columns located at centre zone office partition locations.

Two primary service cores include conventional control lifts, stairs, toilets, cleaner’s facilities and service risers.
The primary service cores are centrally located in both the Alexander and Albemarle Buildings with a maximum
walking distance of 45m to integrated service core facilities to optimise the accommodation solution. An inter-
floor stair is located centrally to both buildings to facilitate inter-floor travel. The buildings are designed with
breakout spaces for tea room facilities to enable integration of staff facilities into the fitout design.

A café is incorporated into the building design on the Ground Floor of the Albemarle Building fronting onto the
proposed ‘Supply Place’ to provide opportunities for informal staff meetings.

205 car parking spaces and 10 motorcycle spaces are provided at Basement Level. 270 class 2 bicycle parking
spaces are provided in accordance with the building 5 Greenstar pathway.

A service zone with access off Furzer Street is located at Ground level to each building with loading area and
associated secure receiving area, waste centre including general waste and recyclables, mail room and fire
centre.

An Access Policy has been be implemented for base building and fitout works to address both the mandatory
requirements of the Building Code of Australia (BCA) and the considerations of potential Disability Discrimination
Act (DDA) requirements.

The buildings are designed to achieve a 4.5 star ABGR rating and 5 Greenstar rating with an environmentally
responsive façade and energy efficient services. Independent commissioning with post-occupancy tuning and
monitoring will ensure all technologies are operating as intended with maximum energy efficiency.


Refer to Appendix A for PROJECT DA DRAWINGS




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3.03    ENVIRONMENT

GREENSTAR
The Alexander & Albemarle Building Redevelopment will achieve an accredited 5 Green Star Office Design V3
rating, and after construction is complete will confirm the design initiatives have been implemented by also
obtaining an accredited 5 Green Star Office As-Built V3 rating.

Green Star is a suite of environmental rating tools that can be used on new and refurbished commercial office
buildings and office fitouts. Each rating tool evaluates the environmental performance of the project across 9
categories – construction management, indoor environment quality, energy, transport, water, materials,
landuse/ecology, emissions and environmental innovation. Each of these categories consists of a number of
credits and the project is awarded a Green Star rating based on the total number of credits achieved. Up to 6
Green Stars are awarded in recognition of the projects environmental achievements, with 1 star equating to poor
performance, and 6 stars being titled “World Leader”.

An accredited Green Star rating demonstrates that the project has significantly reduced the environmental impact
compared to a non-rated project, and can lead to ongoing financial savings to the building owner and occupier,
improved occupant satisfaction, wellbeing and (potentially) productivity. In order to reward projects where a
substantial environmental benefit has been achieved, the Green Building Council will only accredit projects with
either a 4, 5 or 6 Green Star rating. The titles associated with each of these Star ratings are “Best Practice”,
“Australian Excellence” and “World Leader” respectively.

A wide range of initiatives has been incorporated into the building to achieve a 5 Greenstar rating. Key measures
include:

Management
      Building Users Guide will be accessible for all building users which provides user friendly information on
       the building services and efficient operation, public transport facilities, materials and waste procedures
       and environmentally friendly expansion and re-fit considerations.
      Building Contractor will recycle a minimum of 80% by mass of all demolition and construction waste.
      Building Contractor will be required to have an ‘Environmental Management’ IS014001 certification.

Indoor Environment Quality
       External views and natural daylight will be provided to building occupants for over 60% NLA.
       Materials with low/no Volatile Organic Compounds will be selected for all carpets, sealants/adhesives
        and paints. Volatile Organic Compounds contribute to Sick Building Syndrome often associated with new
        commercial buildings.
       The mechanical services will be designed with best practice air change effectiveness, which ensures
        perfect mixing of air within the space so that air breathed in by the occupants is cleaner than the air
        exhausted from the space.

Energy
      The building is targeting an extremely high energy efficiency rating of 4.5 star NABERS Energy plus an
       additional 40% reduction in CO2 emissions per annum.
      Lighting will be zoned to areas below 100m2 and individually switched, allowing the user to turn lights
       off when not in use.
      High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
       in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
       per 100 Lux.
      Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
       individually monitored and optimised.

Transport
       The building is located within 250m of the Woden Bus Interchange which is a major public transport hub
        providing bus services to most areas in the Canberra region.
       Cyclist facilities including bicycle storage areas, lockers and showers will be provided for 10% of all
        building staff and visitor bicycle storage areas will also be provided.
       Car parking spaces will be provided for car-pooling, small cars, hybrid cars and motorbikes.




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Water
        Water fixtures and fittings will be the highest efficiency rated products available at the time of
         construction.
        Rainwater harvesting and storage will be provided to supplement all water reuse requirements.

Materials
         A recycling waste storage area will be provided with sufficient area for the storage of paper, glass,
          plastics, metals and organic recyclables.
         Concrete, aggregate and steel building elements will include recycled materials.

Land Use and Ecology
       The building will be constructed on a Brownfield (previously developed) site, which reduces the need for
        developing Greenfield sites which could be used for agricultural or recreational purposes.
       The ecological value of the site will not be reduced beyond its existing state.

Emissions
       Refrigerants and thermal insulants will have an Ozone Depletion Potential of zero.
       Discharges to the external sewer network will be reduced by over 30%.
       No light beam will extend outside the building boundary or upwards into the night sky.
Refer to Appendix P for PROJECT GREENSTAR OFFICE V3 PATHWAY


NABERS ENERGY
The NABERS Energy strategy for the Alexander & Albemarle Building Redevelopment is to design a building with
the lowest demand required for its occupation (i.e. façade insulation, solar performance etc), design building
systems that are flexible in use but will operate as efficiently as possible during operation as they are the lowest
energy technologies available and either through demand control or intelligent switching/controls (PIR Sensor
control of lighting, database learning functions for the mechanical control etc) allow the facility to be managed
and operated to achieve this performance by implementing a metering system that incorporates energy
(electricity and gas) and water metering that reflects the modelled NABERS performance such that it can be
tracked and managed accordingly to achieve the monthly and ongoing annual targets.

A wide range of initiatives has been incorporated into the building to achieve a 4.5 star NABERS Energy rating.
Key measures include:

Building Façade
        Eastern and western façade with minimal glazing to reduce heat loss during winter and heat gain during
         summer.
        High performance glazing on the northern and southern façades minimise direct solar gain during
         summer and heat loss during winter, while providing good daylighting and visual comfort levels to the
         occupants.

Mechanical Systems
       High efficiency low temperature variable volume air-conditioning systems. These systems have been
        shown to provide substantial benefits in terms of efficiency, operational robustness and space
        requirements. Further features of the air-conditioning system include:
               (a)    Careful zoning to remove the need for energy-wasting reheat and to maximise efficiency
                      in after-hours operation;
               (b)    High efficiency chillers, fans, boilers, pumps and motors, taking advantage of the latest
                      technological advances available in these areas;
               (c)    Swirl diffusers, providing excellent mixing of air while enabling a wide range of air-supply
                      temperatures
               (d)    State-of-the art air-conditioning controls using leading edge practices to avoid energy
                      waste while delivering excellent comfort control,
               (e)    Carbon dioxide control of fresh air to minimise unnecessary fresh air ventilation during
                      periods of low occupancy;
               (f)    Economy cycle and night purge modes to take maximum advantage of the Canberra
                      climate’s natural cooling potential.




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Electrical Systems
         High efficiency lighting systems will provide optimum efficiency while also providing maximum flexibility
          in tenant fitout. A best practice lighting design will achieve a lighting power density of only 1.5 W/m2
          per 100 Lux.
         Electricity and gas submetering systems to enable the energy consumption of key end-uses to be
          individually monitored and optimised.

Hydraulic Systems
       High efficiency reticulated heat pump or solar thermal domestic hot water with water conservation fittings
        to minimise water consumption while providing adequate service.

Building Commissioning
        State-of-the-art commissioning and post-occupancy tuning to ensure that all technologies in the building
         are functioning as intended and that energy efficiency is maximised


DAYLIGHT
The Alexander & Albemarle Building Redevelopment is seeking to achieve 1 credit for Greenstar Daylight (IEQ-4)
with 30% of the NLA required to achieve a daylight factor of > 2.5% (the ratio of inside illuminance to outside
illuminance under a uniform design sky). The achievement of one credit requires glazing with an average Visual
Light Transmission (VLT) of over 40%. We note that this high VLT will require the use of internal blinds for glare
control.


NOISE
AECOM has been commissioned by May + Russell on behalf of DOMA Group to provide an acoustic assessment
for the development of a commercial building at the west of Blocks 49, 50, 51, 52 Section 8 Phillip, A.C.T. The
site lies within an area of predominantly commercial buildings.
This report has provided recommendations to protect the acoustic amenity of future users of the site and
occupants of neighbouring buildings. The assessments and recommendations have been produced to meet the
requirements of the Territory Plan 2008. This development code draws on other noise related documents such as
AS/NZS 2107 Acoustics – Recommended design sound levels and reverberation times for building interiors and
the A.C.T. Environment Protection Regulations (EPR).
Traffic noise from Furzer Street and Melrose Drive is currently the most dominant source of noise in the area.
Calculations of internal noise have been conducted for internal areas facing Furzer Street.
Noise levels have been determined by unattended noise logging over a period from 12:00 noon Tuesday 14th
August, 2007 to 14:00 Friday 24th August, 2007, inclusive.
Façade calculations have been performed with double glazing of 6/12/6 and based on our experience at the Sirius
Building, this glazing will achieve the isolation required to meet AS 3671 and AS 2107. Thicker glass would result
in a greater reduction of noise from outside noise sources.
There are no acoustic site conditions that would preclude the proposed development from complying with the
relevant noise criteria identified in this report. Noise intrusion into the redevelopment can be adequately
attenuated by the proposed façade glazing.
External environmental criteria for noise emissions from mechanical plant associated with the development have
been established.
Noise emission from the site can be controlled by standard noise control techniques and appropriate siting for
mechanical services, which are to be detailed during the design stage of the project.
Assessment of the noise emissions from the site should be carried out during the design stage of the project,
once the details of the mechanical plant are certain.
A noise management plan has been prepared and general recommendations on noise control have been given to
minimise noise intrusion to adjacent residents. This noise management plan builds on the relevant criteria for
environmental noise emissions and discusses the current noise environment around the proposed site.
Refer to Appendix I for ACOUSTIC ASSESSMENT




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AIR QUALITY
Northrop have advised that all exhaust and ventilation systems for retail premises (café) in the Alexander and
Albemarle Buildings will be designed to comply with AS 1668.2 -1991 (The use of mechanical ventilation and air
conditioning in buildings Part 2: Mechanical ventilation for acceptable indoor-air quality).
Refer to Appendix J for AIR EMISSIONS REPORT


WATER SENSITIVE URBAN DESIGN
THCS have advised that the hydraulic services for the Alexander & Albemarle Building redevelopment project will
address Water Sensitive Urban Design requirements as follows:

MAINS WATER USE REDUCTION
This criterion of the WSUD General Code is addressed in the proposed development by the use of water efficient
fixtures as scheduled below together with toilet flushing with recycled grey water. Cooling towers are supplied
with captured rainwater which are estimated to contribute up to 50% of the annual water consumption.

STORMWATER RETENTION
All stormwater run-off from each respective site will be captured, treated and retained and re-used onsite for
supply to cooling towers (in lieu of supply to toilets). The onsite retention tanks are sized to maximize the
captured volume of water and accordingly exceed the requirements of this criteria.

STORMWATER QUALITY
The requirements for these criteria will be exceeded in this development as a result of targeting 2 Green Star
Credit points against Emi-5 which requires all stormwater leaving the site for up to a 1 in 20 year storm event to
be treated/filtered in accordance with either;
         Victorian EPA, Best Practice Guidelines for Environment Management for Urban Stormwater, or
         Australian and New Zealand Environmental Conservation Council (ANZECC)’s Guidelines for Urban
          Stormwater Management.
In addition to the above the peak discharge flow rate from the site must not exceed that of the predevelopment
conditions for up to a 1 in 2 year storm event.

The required outcomes for this will be satisfied by a stormwater treatment train comprising;
    1. Surface run-off to be filtered through landscape and subsurface drainage.
    2. Gross pollutants and coarse sediment, fine sediment and hydrocarbons to be filtered using `Spel
        Stormceptor Class 1’ (or equal) stormwater improvement device.
    3. Flow rates up to that of a 1 in 3 month storm event to be directed to the stormwater retention tank via a
        bypass control sump, through which residual pollutants will be settled out into the retention tank.
    4. Excess flow rate for higher intensity storms to bypass directly to the `Onsite Stormwater Detention’
        control sump, through which the flow will be limited to the predevelopment 1 in 2 year flow rate, with
        excess inflow to overflow back into the retention/detention storage tank.

STORMWATER QUANTITY
This criteria is exceeded in the proposed development with run-off calculations undertaken to ensure the peak
run-off from each of the sites is limited to that of a 2 year recurrence interval in order to comply with the Green
Star category Emi 5 (refer to `Stormwater quality above). Calculations have demonstrated that Block 52 has a
reduced run-off compared to the equivalent predevelopment area, and Block 50 has an increase resulting OSD
being required.

The detention volume indicated is based on a high early discharge below ground OSD system being utilised.
Refer to Appendix E for WSUD REPORT




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WIND ENVIRONMENT
Wind Environment Engineer - Windtech Consultants has modelled the wind environment impact of the proposed
development to determine wind conditions in trafficable areas. The site is exposed to both prevailing North-west
winds and storm South winds.

The wind tunnel study carried out by WINDTECH to investigate the wind environment effects of the Alexander &
Albemarle Building Redevelopment indicates that the wind conditions on the surrounding pedestrian footpaths
and within the various ground level areas of the site will be acceptable for their intended uses with the inclusion
of the following treatments:
         Retain the existing trees along the eastern aspect of the development site.
         A strategic layout of densely foliating trees as been recommended in this report for the ground level
          areas of the site. These trees should be capable of growing to an approximate height of 5m, with a
          foliage canopy width of approximately 5m. Note that the layout of trees shown in this report is the
          minimum layout necessary to provide adequate wind conditions for the site. Additional trees are
          expected to further enhance wind conditions.
         Densely foliating shrubs capable of growing to a height of 1.2m around the perimeter of the outdoor
          seating adjacent to the proposed café.
         Two 3m deep awnings extending off the link bridges between the Central Building and both the North
          and South Buildings of the development respectively.




Refer to Appendix K for WIND ENVIRONMENT REPORT

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OVERSHADOWING
We have reviewed overshadowing from the proposed development. Woden is a strongly urbanised place with
overshadowing from gateway buildings a characteristic of the existing environment. Mid winter solar access to
pedestrian areas is limited by overshadowing from the proposed Alexander and Albemarle Buildings and the
existing Centra Plaza building. Solar access to pedestrian areas is available for the rest of the year.

We have assessed the site development potential as the existing 10 storeys to define the Woden Office Precinct
edge and stepping form and to minimise overshadowing.




Refer to Appendix A for SHADOW DIAGRAM




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EXTERNAL LIGHTING
Pedestrian lighting will be provided to the footpaths around the perimeter of the building, and will be designed in
accordance with AS 1158, with luminaires complying with the ACT Territory and Municipal Services design
standards. Luminaires in pedestrian areas shall be Bega ‘8081 and 8082’ style as per TAMS specifications and to
match those currently in use across the Woden precinct. The Bega luminaire is a full-cut-off style, and as such is
suitable for use under the Green Star light pollution requirements. The pedestrian luminaires along the footpaths
adjacent to Furzer Street shall be connected to the public network, and controlled and supplied from the existing
streetlight control cubicle across the road on Furzer Street. The matching pedestrian lights inside the property
boundary shall be supplied from the new building. The intended lighting design level for these footpaths will be
Category P4 from AS/NZS 1158.3.1:2005.

The Supply Place area lighting will be designed to complement the landscape design and architectural intent of
the space. The design includes the use of custom-modified decorative post-top luminaires which serve aesthetic
and symbolic purposes while providing the required illumination to the space. Green star light pollution
restrictions will be taken into account in all outdoor areas.

For the main pedestrian routes through the site the intended design light level from AS/NZS 1158.3.1:2005 is
Category P6. Design principles from the ACT Crime Prevention and Urban Design resource manual will be
followed as appropriate.




Refer to Appendix A for EXTERNAL LIGHTING PLANS




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3.04    FACADE

The Alexander & Albemarle Building Redevelopment is designed to achieve a 4.5 star NABERS ENERGY rating and
5 Greenstar rating with an environmentally responsive façade and energy efficient services.




CURTAIN WALLING SPECIFICATION
Curtain wall system to AS 1288 with powder coated aluminium window system and colour matched double glazed
window units and shadowbox spandrel glazing (design objectives - shading co-efficient 0.28, light transmittance
40%, light reflectance 14%; U-value 1.7w/m2/C).

GLASS SCHEDULE

                 Product                         Colour                       Visible U value     SC
                                                                  Trans       Refl Out Summer
TYPE G1 DARK GREY
China Southern Glass
6CED32-78 on grey+12A+6C                       Dark Grey           33            6      1.6      0.28
TYPE G2 BLUE
China Southern Glass
6CED52-67 on K blue+12A+6C                        Blue             39            7      1.6       0.3
TYPE G3 LIGHT GREY
China Southern Glass
6CED12-46 on clear+12A+6C                         Blue             43           15      1.6      0.29
TYPE G4 - CLEAR
China Southern Glass
6CEB14-50 on clear+12A+6C                         Clear            48           15      1.8      0.42




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Block 49, 50, 51, 52, Section 8, Phillip

3.05     AUTHORITIES

The Alexander & Albemarle Building Redevelopment is located on Furzer Street in the Woden Town Centre at
Blocks 49, 50, 51 & 52, Section 8, in the division of Phillip, ACT. Blocks 49, 50, 51 & 52 will be consolidated to
form a single block to accommodate the Alexander & Albemarle Building Redevelopment. The consolidation
process includes the direct grant of Block 49 & 51/8/Phillip to the developer.

The Alexander & Albemarle Building Redevelopment is consistent with the ACTPLA Woden Town Centre Master
Plan which seeks to “foster the growth of an innovative, safe and collaborative living and working environment that
values the social and physical heritage of Woden Town Centre.” The Master Plan identifies the existing Alexander
& Albemarle Buildings as a development opportunity to achieve the needs of major government tenants.

The project team has met with ACTPLA, TAMS, ActewAGL, the ACT Fire Brigade and other agencies as part of the
design development process.
Refer to Appendix R for the following AUTHORITIES CORRESPONDANCE

Land & Property Services
24 May 2010          Direct grant of Blocks 49 & 51, Section 8, Phillip to the developer

ACTPLA
13 May 2010             ACTPLA Pre-application meeting minutes

TAMS
20 April 2010           TaMS North Walk tree inspection notes

ACTEWAGL
17 May 2010             ActewAGL approval in principle for hydraulics site servicing
19 May 2010             ActewAGL electrical site servicing review


3.06     BUILDING CODE OF AUSTRALIA

A BCA/Fire Safety Compliance Audit of the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT has been
prepared by Defire (ACT). The design has been assessed under the requirements of the current BCA (2010).

The following non-compliances are proposed to be satisfied by Alternative Solutions:
        Fire rating to plantroom storage structure
        Fire rating to mechanical system riser shafts
        Fire rating to roof structure
        Exit travel distances
        On-site fire water storage
        Fire hydrant coverage
        Fire hose reel coverage
        Sprinkler valve room access
        Zone smoke control to Ground Floor

Northrop have modelled the aggregate solar heat gain of the selected glazing and advise that the building does
not comply with the deemed-to-satisfy provisions of the BCA Part J2. As compliant glass would result in thermal
comfort issues BCA J2 is to be addressed by the alternative thermal calculation method.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 30
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


3.07    CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)

Planner, Chris Purdon has assessed community safety risk factors utilizing the ACT Crime Prevention and Urban
Design Resource Manual.
Crime Prevention Through Environmental Design (CPTED) includes consideration of the following objectives that
contribute to community safety:
LAND USE MIX
       To promote natural surveillance, a wide range of legitimate activities, community ownership and
        increased use of public spaces.
       To create a mix of uses (such as restaurants, business and shops which open at night and after hours)
        which promote round-the-clock surveillance and are compatible with neighbouring uses such as
        residential areas.
BUILDING DESIGN
       To integrate public buildings into the wider public realm.
       To use buildings to support natural surveillance of adjacent open space.
       To construct sturdy, attractive buildings to reduce temptations to vandalism and graffiti.
       To reduce the risk of public buildings contributing to crime or safety problems.
NATURAL SURVEILLANCE AND SIGHTLINES
       To provide unimpeded sightlines, particularly along pedestrian pathways.
       To encourage natural surveillance from surrounding buildings and land uses.
       To improve natural surveillance through increased legitimate use of spaces.
LIGHTING
       To promote legitimate activity by users of public spaces after dark.
       To encourage the use of appropriate types of lighting fixtures.
       To ensure the appropriate placement of lighting to avoid shadows and glare which might put pedestrians
        at risk.
LANDSCAPING
       To create a friendly and pleasant environment, at the same time as protecting users.
       To support ease of maintenance by not creating fragile landscaped areas.
       To support and reinforce security principles such as natural surveillance and sightlines, by the selection
        and placement of appropriate landscaping.
SPACES SAFE FROM ENTRAPMENT
       To reduce the risk of attack by hidden persons.
       To eliminate possible entrapment spaces and reduce the danger of people being attacked where they
        have no direct means of escape.
       To ensure that the location and design of facilities such as automatic teller machines do not create
        entrapment spaces.
SIGNAGE
       To provide adequate, easily legible signage to assist pedestrians, particularly older people and people
        with disabilities, to find their way safely.
       To provide signage which indicates safe places and routes.
MANAGEMENT AND MAINTENANCE
       To ensure prompt repairs and maintenance.
       To facilitate prompt reporting of any damage or repair needs.
       To promote a perception that an area is well maintained and is well cared for by its local community.
       To discourage graffiti and vandalism.
       To install equipment and fixtures that are vandal-resistant and can be easily cleaned, repaired or
        replaced without creating an “institutional” appearance.




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Block 49, 50, 51, 52, Section 8, Phillip

Purdon notes that adherence to CPTED principles does not guarantee that crime and anti-social behaviour will not
occur. Nevertheless inclusion of design features which improve perceptions of safety and encourage interaction
between public and private spaces creates a more usable environment.

Purdon confirms that the proposed development has a number of design features that are likely to materially
reduce the prospect of anti-social behaviour and enhance the potential for crime prevention. In particular, the
following elements should be noted as consistent with the CPTED objectives and principles:
        Simplified building footprint on site with many fewer opportunities for entrapment or concealment
        Improved street frontages with no entrapment/concealment
        Improved night lighting
        Main entry to Furzer Streets will activate the street
        Better building security systems
        Wider spaces between Alexander/Albemarle Buildings and adjacent offices allows for better street
         visibility and pedestrian access/egress as safety
        Better passive surveillance to central city garden

Purdon’s recommendation to locate both Alexander & Albemarle Building foyers centrally providing increased
surveillance to Supply Place has been adopted in the proposed development.

Refer to Appendix M for CPTED REPORT


3.08     ACCESS FOR PEOPLE WITH DISABILITIES

Access design for the proposed ALEXANDER/ALBEMARLE OFFICES DEVELOPMENT is based on the following
access strategy. It is intended that the Access Policy will be implemented for base building and fitout works to
address both the mandatory requirements of the Building Code of Australia (BCA) and the considerations of
potential Disability Discrimination Act (DDA) requirements.


Standard:                          AS 1428.1 - 2009
                                   90th percentile design basis; path of travel – 1000 w x 2000h with
                                   passing spaces 2000l x 1800w; change of level – 5mm; toilet – 2700 x
                                   1950; toilet/shower 2700 x 2350.
Parking:                           1 disabled person’s space to AS 2890.1 (1% of cars, 4800w x 5400l
                                   with shared access zone, 2500 high with 2300 high path of travel from
                                   entry)
Path of Travel:                    by lifts at same level, to AS1428.1 - 2009 for general circulation
Entry:                             glazed auto sliding doors including after/hours access
Lifts:                             disabled person access to AS 1735.12
Inter-floor stair:                 inter-floor stair to AS1428.1 - 2009 (1000w with handrail on both sides)
Fire Stairs:                       no access
Sanitary Facilities:               1 unisex disabled person facility per upper floor to AS1428.1 – 2009, 1
                                   pan, 1 basin, each floor reverse configuration; ambulant disabled
                                   person facility per service core to AS1428.1 - 2009
Sanitary Facilities (Ground):      1 unisex disabled person facility to Ground Floor to AS1428.1 - 2009 –
                                   1 pan, 1 shower, 1 basin
Tea Facilities:                    tea facilities to AS 1428.2
Identification:                    sanitary compartments to BCA
EWIS:                              audible and visual alarm to AS 2220
Tactiles:                          to BCA

Refer to Appendix N for ACCESS REVIEW by Eric Martin & Associates




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 32
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.09     WASTE MANAGEMENT


THE CODE
The Waste Centre is to include a waste management system designed in accordance with the “Development
Control Code for Best Practice Waste Management in the ACT” (code) with paper, cardboard, glass, aluminium
and PET plastic recycle facilities. Two days storage of waste on site is required under the code.
The code advises that the following issues should be considered in waste storage facility design:
       Screening from view
       Ease of use for waste generators
       Ease of use for waste collectors
       Public safety
       Sewerage
       Noise
       Fire risk
       Shade/ventilation/weather protection
Tenants are required to comply with “Best Practice Waste Management within ACT Government Buildings”
strategies for waste management.

WASTE GENERATION
Waste generation has been assessed in accordance with the code as follows:

ALEXANDER BUILDING WASTE GENERATION

Office @ 20,474m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 20474/100m2 GFA/day = 2.05m3/day
      -     Recycling paper - 0.005m3 x 20474/100m2 GFA/day = 1.02m3/day
      -     Recycling co-mingled - 0.001m3 x 20474/100m2 GFA/day = 0.21m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

ALBEMARLE + PAVILION BUILDING WASTE GENERATION

Office @ 24,735m2 GFA
    Waste generation:
      -     Waste – 0.01m3 x 24735/100m2 GFA/day = 2.47m3/day
      -     Recycling paper - 0.005m3 x 24735/100m2 GFA/day = 1.24m3/day
      -     Recycling co-mingled - 0.001m3 x 24735/100m2 GFA/day = 0.25m3/day
    Waste management strategy:
      -     Waste transferred to waste centre by cleaner daily
      -     Classified paper waste transferred to secure waste centre by tenant weekly

Café @ 300m2 300 Meals/Day
    Waste generation:
     -    Waste – 300l x 300/100 meals/day = 900l day
     -    Recycling paper - nil
     -    Recycling co-mingled – 150l x 300/100 meals/day = 450l/day
    Waste management strategy:
     -    Waste to be transferred from Café to Waste Centre in 240l MGB’s 3x daily by Café operator




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                           Page 33
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for two times weekly collection.
       Waste generation = 10.25m3/week; capacity = 12.0m3/week
      Recyclables waste: 1 x 1.1m3 hopper for co-mingled waste including plastic, glass, aluminium and milk
       cartons for weekly collection.
       Waste generation = 1.05m3/week; capacity = 1.1m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 22 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 5.1m3/week; capacity = 5.28m3/week

ALBEMARLE + PAVILION BUILDING WASTE CENTRE
Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
   General waste: 4 x 1.5m3 hoppers for general waste for three times weekly collection.
       Waste generation = 16.85m3/week; capacity = 18.0m3/week
      Recyclables waste: 2 x 1.1m3 hoppers for co-mingled waste including plastic, glass, aluminium and milk
       cartons for twice weekly collection.
       Waste generation = 3.5m3/week; capacity = 2.2m3/week
      Bio-waste: allow for bio-waste collection to agreed tenant targets
Secure Waste Centre to include the following facilities subject to ongoing design development with waste contractor:
    Classified Paper Waste: 26 x 240l MGBs for paper waste for weekly collection.
       Waste generation = 6.2m3/week; capacity = 6.24m3/week

WASTE COLLECTION
     240l sulo bins are 600w x 750d @ 1000w x 1000d space per bin
     1.1m3 hoppers are 1360w x 1070d @ 1500w x 1200d space per hopper
     1.5m3 hoppers are 1800w x 900d @ 3000w x 2400d space per hopper
     3.0m3 hoppers are 1800w x 1500d @ 3000w x 2400d space per hopper
     4.5m3 hoppers are 1800w x 1600d @ 3000w x 2400d space per hopper
     Allow 600 between hoppers for access

Refer to Appendix O for WASTE MANAGEMENT PLAN




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                            Page 34
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.10       EXTERNAL FINISHES SCHEDULE

Paving:                      Honed selected coloured unit paving to Landscape Consultant specification
Foyer Shopfront:             Clear glazing in powdercoat finish aluminium framed shopfront airlock with
                             automatic sliding door and swing door for after hours egress
Soffits:                     Pre-finished metal architectural ceiling system with feature lighting; R3.5 insulation
                             to floors over
Column Bases:                Selected stone finish
Feature Walling:             Pre-finished aluminium panel façade system with silicone gasket jointing system on
                             structural steel frame (design objectives - insulation R1.5, U-value < 0.45w/m2/C)
Curtain Walling:             Curtain wall system to AS 1288 with powder coated aluminium window system and
                             colour matched double glazed window units and shadowbox spandrel glazing
                             (design objectives - shading co-efficient 0.28, light transmittance 40%, light
                             reflectance 14%; U-value 1.7w/m2/C)
Masonry Walls:               Honed selected coloured masonry with sealer to 2400mm above pavement level to
                             service areas
Plantroom Walls:             Powdercoat metal wall cladding system, powdercoat frameless stormproof louvre
                             system
Roofing:                     Colorbond metal roofing system; insulation R3.5; walkway maintenance access
                             system; fall restraint system to code
Sun Shading:                 Powdercoat aluminium sun shading shelf system integrated with façade to north
                             elevation
Substation, Gas Meter:       Powdercoat louvre wall/door system to Authority standards
Bollards:                    Proprietary concrete vehicle impact bollards to building perimeter

Refer to Appendix B for EXTERNAL FINSHES SCHEDULE




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 35
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.11       SCHEDULE OF AREAS


                              ALEXANDER BUILDING          ALBEMARLE BUILDING      PAVILION

                              PCA           ACTPLA        PCA            ACTPLA   PCA        ACTPLA
                              NLAm2         GFAm2         NLAm2          GFAm2    NLAm2      GFAm2
                              /floor        /floor        /floor         /floor   /floor     /floor
Level   11 Plantroom Store    0             200           0              200
Level   10                    1884          2080          1884           2080
Level   9                     1884          2080          1884           2080
Level   8                     1884          2080          1884           2080
Level   7                     1884          2080          1884           2080
Level   6                     1884          2080          1884           2080
Level   5                     1890          2080          1890           2080     918        1020
Level   4                     1890          2080          1890           2080     918        1020
Level   3                     1890          2080          1890           2080     918        1020
Level   2                     1890          2080          1890           2080     918        1020
Level 1 Ground Office         1228                        928
Level 1 Ground Mail Room      70            1754          70             1754     400        481
Level 1 Ground Cafe           0                           300
Basement 1                    0             0             0              0        0          0
TOTAL                         18278         20674         18278          20674    4072       4561


                              PCA           ACTPLA
                              NLAm2         GFAm2
                              /floor        /floor
ALEXANDER BUILDING            18278         20674
ALBEMARLE BUILDING            18278         20674
PAVILION                      4072          4561
TOTAL                         40628         45909




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                      Page 36
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.12    SCHEDULE OF PARKING

May + Russell have assessed minimum parking generation rates for the proposed Alexander & Albemarle Building
Redevelopment as follows:

ALEXANDER BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20474/100 = 205 cars
Deduct 5% bicycle substitution                                                    205 - 10 = 195 cars
Deduct allowance for ALEXANDER BUILDING @ 11,902m2 GFA                            195 – 119 = 76 cars
OFFICE PARKING GENERATION                                                                     76 cars
CAR PARKING PROVISION                                                                         76 cars
ALBEMARLE BUILDING CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                             20174/100 = 202 cars
Deduct 5% bicycle substitution                                                    202 - 10 = 192 cars
Deduct allowance for ALBEMARLE BUILDING @ 11,930m2 GFA                            192 – 119 = 73 cars
OFFICE PARKING GENERATION                                                                     73 cars
CAFE CAR GENERATION (employees)                                                      300/100 = 3 cars
CAR PARKING PROVISION                                                                         76 cars
PAVILION CAR PARKING
OFFICE CAR GENERATION (ACTPLA PVAG)                                               4561/100 = 46 cars
Deduct 5% bicycle substitution                                                       46 - 2 = 44 cars
OFFICE PARKING GENERATION                                                                     44 cars
CAR PARKING PROVISION                                                                         44 cars
COMBINED CARPARK (minimum parking generation)
Alexander + Albemarle + Pavilion Building                                 76 + 76 +44= 196 cars total
       Parking for disabled persons (1% minimum)                                               2 cars
       10% small cars to Greenstar TRA-2                                                      20 cars
       80% preferred parking paces for fuel efficient cars                  subject to carpark design

CARPARK DESIGN PARAMETERS
Parking to ACT Parking and Vehicular Access Guidelines (PVAG) – 1:100 m2 GFA cars in office building basement
(including 1% disabled, allow 5% bicycle substitution, allow 10% small cars, allow 80% of preferred parking
spaces for fuel efficient transport to Greenstar TRA-2), design to AS 2890.1

ALEXANDER BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
ALBEMARLE BUILDING MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        76 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                76 X 5% = 4 motorbikes
PAVILION MOTORBIKE PARKING
CAR PARKING PROVISION                                                                        44 cars
MOTORBIKE PARKING GENERATION (Greenstar TRA-2)                                44 X 5% = 2 motorbikes


COMBINED MOTORBIKE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building            4 + 4 + 2 = 10 motorbikes total

MOTORBIKE DESIGN PARAMETERS
Parking to Greenstar TRA-2 - 5% parking spaces for mopeds and/or motorbikes to TRA-2 in office building
basement, design to AS 2890.1. ACT Parking and Vehicular Access Guidelines (PVAG) requirement is 1:30 cars




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                              Page 37
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

ALEXANDER BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1218 X 10% = 122 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     18274 / 750= 25 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20474 – 250) / 250 = 81 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20474 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 81 = 41 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               41/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         122 Class 2, 25 Class 3

ALBEMARLE BUILDING BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                    1198 X 10% = 120 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                     17978 / 750= 24 bicycles


CAFE GENERATION (ACTPLA BPG)
TENANT BICYCLE GENERATION (ACTPLA BPG)                                                                 nil
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                                        2 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                 (20174 – 250) / 250 = 80 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                (20174 – 400) / 950 = 21 bicycles
ADDITIONAL class 2 BICYCLES                                             122 – 80 = 42 additional bicycles
CAR SUBSTITUTION PERMITTED                                                               42/4 = 10 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                         120 Class 2, 24 Class 3

PAVILION BICYCLE PARKING
TENANT BICYCLE PROVISION (Greenstar TRA–3)                                      272 X 10% = 28 bicycles
VISITOR BICYCLE PROVISION (Greenstar TRA–3)                                       4072 / 750= 6 bicycles

CAR SUBSTITUTION CHECK
TENANT BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 250) / 250 = 18 bicycles
VISITOR BICYCLE GENERATION (ACTPLA BPG)                                  (4561 – 400) / 950 = 5 bicycles
ADDITIONAL class 2 BICYCLES                                              28 – 18 = 10 additional bicycles
CAR SUBSTITUTION PERMITTED                                                                10/4 = 2 cars
No additional bicycles required

BICYCLE PARKING PROVISION                                                           28 Class 2, 6 Class 3


COMBINED BICYCLE PARKING (minimum parking generation)
Alexander + Albemarle + Pavilion Building    122 + 120 + 28 = 270 Class 2 bicycles total
                                                 25 + 24 + 6 = 55 Class 3 bicycles total

BICYCLE DESIGN PARAMETERS
Parking to Greenstar TRA-3 10% staff bicycles @ one person per 15m2 of NLA in Class 2 enclosure; 1:750m2 NLA
visitor bicycles to Class 3 adjacent to public entry, allow for shower and changing facilities to Greenstar TRA-3,
design to AS 2890.3. ACT Bicycle Parking Guidelines (BPG) – 1:250m2 GFA employee bicycles to Class 2; 1:950m2
GFA visitor bicycles to Class 3.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 38
 Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

3.13    TRAFFIC ASSESMENT




Hughes Trueman have undertaken a Traffic Impact and Parking Assessment for the proposed Alexander &
Albemarle Building Redevelopment and advise as follows:

       It is proposed to replace two existing office buildings with three larger buildings including the Alexander
        Building, the Albemarle Building and the Pavilion;
       The proposed development will provide 45,609m2 GFA of office space as well as a 300m2 GFA café;
       The currently existing buildings do not provide any car parking bays and all of the site’s parking demand
        is catered for by the public car park on the western side of Furzer Street;
       It is estimated that the existing buildings generate a parking demand of 119 bays each (based on the
        parking provision in accordance with the General Code);
       The proposed development will retain the same level of dependence on the public car park (in
        accordance with the General Code), but will provide sufficient parking bays to cater for all additional
        parking demand;
       The proposed car parking supply (205 bays) is less than 10% greater than the minimum requirements in
        accordance with the General Code (196 bays), thereby minimising the site’s traffic impact in accordance
        with Green Star TR-2;
       The 205 car parking bays include 20 bays for small vehicles, 11 bays for fuel efficient cars and 3
        accessible parking bays;
       In addition to the above car parking supply it is proposed to provide 10 motorcycle bays;
       The basement car park (including bay dimensions, aisle widths, driveway crossovers, ramp grades and
        column locations) is designed in accordance with AS/NZS 2890.1;
       All service vehicles (including delivery and waste collection vehicles) will enter and exit the site in a
        forward direction;
       The proposed bicycle parking supply (i.e. 270 Class 1, 2 spaces and 55 Class 3 spaces) exceeds the
        minimum requirement in accordance with the Bicycle Parking General Code (which requires a minimum
        of 241 Class 1, 2 spaces and 44 Class 3 spaces);
       It is anticipated that trip generation during the morning peak period will be higher than the trip
        generation during the evening peak period, such that it is deemed unnecessary to assess the proposed
        development’s traffic impact during the evening peak period;
       The anticipated trip generation has been conservatively estimated to be a total of 163vph during the
        morning peak period (131 trips in and 32 trips out);
       It is anticipated that the vast majority of motorists approaching the site from the north (via the Melrose
        Drive/Launceston Street signalised intersection) will prefer to turn left from Melrose Drive into either
        Worgan Street or Corinna Street rather than turning right into Furzer Street from Launceston Street due
        to the favourable conditions in terms of traffic efficiency and road safety;
       It is anticipated that motorists leaving the site northbound (via the signalised intersection) will either
        turn left from Furzer Street into Launceston Street (which is anticipated to operate efficiently due to
        motorists only having to give way to westbound through movements) or turn right into Melrose Drive
        from Worgan Street or Corinna Street (which is anticipated to operate efficiently as a result of platooning
        of the southbound traffic along Melrose Drive approaching from the signalised intersection); and
       The analysis of the Worgan Street/Furzer Street intersection (with the current stop priority control) using
        SIDRA software indicates that the intersection will operate well within its operational capacity regardless
        of whether the proposed development proceeds or not.

Hughes Trueman advise that the proposed development will not have any adverse impact on the surrounding
road network in terms of traffic efficiency or road safety. Hughes Trueman recommend that the proposed
development be approved on traffic grounds.

Refer to Appendix L for TRAFFIC ASSESSMENT




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 39
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

4.00       STATEMENT AGAINST RELEVANT CRITERIA


                               Commercial Zones – Town Centres Precinct Code

                                          PART A – CZ2 Business Zone
Element 1: Restrictions on Use
Intent:
    a)     To provide for office accommodation and business services to facilitate the decentralisation of
           employment.
    b)     To enable Australian Government departments and ACT Government departments to efficiently
           consolidate in town centres.
               Rule                                 Criteria                              Discussion
1 .1 Active Frontages
                                     C19                                      Land use is consistent with the
There is no applicable rule.         Buildings fronting main pedestrian       Woden Town Centre Masterplan.
                                     areas and routes incorporate uses        Building foyer, public access areas
                                     that generate activity in the public     and staff breakout spaces are located
                                     space                                    off main pedestrian areas to generate
                                                                              activity in the public realm.


1.2 Shop
R20                                  C20                                      Not applicable
The following GFA restrictions       Shops are limited to a scale
apply:                               appropriate to providing convenient
Shop: maximum 200m2 per shop         shopping and personal services for
                                     the local workforce and residents




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 40
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 2: Building and Site Controls

Intent:
a)    To encourage a built form and scale of development that reflects the town centre’s role as the main
      commercial focus for its district
b)    To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
      or the desired future character of the area established within the Plan
c)    To promote an attractive pedestrian environment

              Rule                                  Criteria                                Discussion

2.4 Woden (Phillip south of Launceston Street)
                                    C30                                         The Alexander & Albemarle Buildings
There is no applicable rule.        a) Building heights comply with all         are 10 storeys with a central 5 storey
                                           of the following:                    Pavilion Building.
                                         i. are compatible with existing,       The building height is equal to the
                                              or future desired character of,   existing buildings to retain the
                                              adjacent development              stepping form of Woden Town
                                                                                Centre, define street edges and
                                        ii. are appropriate to the scale        maintain the civic amenity of Woden.
                                              and function of the use
                                                                                The building height maintains the
                                       iii. minimise detrimental impacts,       same overshadowing profile as
                                              including overshadowing and       existing with a minor increase in
                                              excessive scale.                  overshadowing to the south boundary
                                    b) Maximum building heights are             with the relocation of the Albemarle
                                           generally 6 storeys                  Building to 14m from the boundary.
                                    c)     Buildings up to 12 storeys may       The building areas comply with
                                           be permitted to create marker        Commonwealth          accommodation
                                           buildings and provide                requirements.
                                           architectural emphasis on            The building arrangement generates
                                           corner sites and other               a significant public space named
                                           appropriate locations                “Supply Place” on North Walk
                                                                                connected to Furzer Street as a city
                                                                                garden.
                                                                                The development seeks to build a
                                                                                contemporary memory of the existing
                                                                                Alexander & Albemarle Buildings with
                                                                                a proportionate facade grid and
                                                                                reinforce the heritage significance of
                                                                                the Woden Library with a strong
                                                                                tower form to the Furzer Street edge.
                                                                                The buildings are scaled with vertical
                                                                                elements to Furzer Street to control
                                                                                the apparent building volume as
                                                                                successfully achieved with the new
                                                                                SIRIUS building.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 41
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Block 49, 50, 51, 52, Section 8, Phillip

Element 3: Built Form
Intent:
a)    To ensure that the design of buildings reinforces the town centre’s role as the main commercial focus for its
      district
b)    To ensure that the massing, scale, colours and materials used for buildings results in harmonious and a high
      quality urban design outcomes
c)    To promote development that creates a diverse, lively and attractive character and provides an attractive and
      interlinked pedestrian environment

               Rule                                 Criteria                               Discussion
3.1 Building Design - General
R32                                  C32                                      Building foyer, public access areas
Buildings incorporate display        Buildings fronting main pedestrian       and staff breakout spaces are located
windows and entrances with           areas and routes are designed to         off main pedestrian areas to generate
direct pedestrian access at          incorporate active frontages with        activity in the public realm.
ground floor level on frontages to   direct pedestrian access.
main pedestrian areas and
routes as defined in Figures A5 –
A9.
3.2 Materials and Finish - General
                                     C33                                      Building colours are generally in the
There is no applicable rule.         Building colours and materials are       range off-white to grey in accordance
                                     consistent with existing development     with the Woden Town Centre context.
                                     within the particular town centre.       The development seeks to continue
                                                                              the narrative form of the SIRIUS
                                                                              building with a dark blue glass entry
                                                                              statement and build a contemporary
                                                                              memory of the existing Alexander &
                                                                              Albemarle      Buildings     with    a
                                                                              proportionate facade grid.
                                                                              The development also seeks to
                                                                              reinforce the heritage significance of
                                                                              the Woden Library with a strong off-
                                                                              white tower form to the Furzer Street
                                                                              edge.
                                                                              Refer to Appendix B for External
                                                                              Finishes Schedule and Finishes
                                                                              Board.
                                     C34                                      Highly reflective glass is not
There is no applicable rule.         Extensive areas of highly reflective     proposed for the development.
                                     glass are not permitted.                 Refer to DRR section 3.4 for glass
                                                                              performance parameters.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 42
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Block 49, 50, 51, 52, Section 8, Phillip

                                      PART B - General Development Controls

Element 1: Restrictions on Use
Intent:
a.    To ensure that community and recreation facilities remain available to the community
b.    To ensure there is sufficient off-road parking to serve commercial centres
c.    To provide opportunities for higher density residential development, while protecting existing commercial
      uses and the amenity of residents living in commercial zones
               Rule                                  Criteria                               Discussion
1.1 Existing Community and Recreation Sites
R57                                   C57                                       The      development  provides     a
A development proposal does           A proposal that reduces the range of      significant public space named
not reduce the range of               community or recreation facilities        “Supply Place” on North Walk
community or recreation facilities    available within a centre                 connected to Furzer Street as a city
available within a centre.            demonstrates through a social impact      garden.
                                      assessment that there is enough land
                                      or sufficient other facilities in the
                                      locality to meet anticipated demand.
1.2 Existing Car Parks
R58                                   C58                                       Not applicable
Development on existing car           Development on existing car parks
parks (Figures B1-B3) complies        (Figures B1-B3) may be considered
with all of the following:            where it meets all of the following:
a.    retains the existing level of   a.   in accordance with the Parking
      car parking                          and Vehicular Access General
b.    accommodates onsite any              Code, there is enough car
      additional demand for car            parking for the needs of the
      parking that is generated by         centre as a whole
      the development                 b.   the development does not
c.    ensures that car parking             adversely affect the overall
      remains available for public         function of the centre in terms of
      access                               economic, social, traffic and
                                           parking and urban design
d.    complies with the Parking            impacts.
      and Vehicular Access
      General Code.
1.3 Residential Use
R59                                                                             Not applicable
All multi-unit housing is designed    This is a mandatory requirement.
to comply with Part C (5) of the      There is no applicable criterion.
Residential Zones Multi Unit
Housing Development Code.
R60                                                                             Not applicable
All single dwelling housing is        This is a mandatory requirement.
designed to comply with the           There is no applicable criterion.
relevant parts of the Residential
Zones Single Dwelling Housing
Development Code.
R61                                                                             Not applicable
All dwellings for the purposes of     This is a mandatory requirement.
supportive housing and/or             There is no applicable criterion.
residential care accommodation
are designed to comply with the
relevant parts of the Residential
Zones Development Code and
the relevant Australian Standard
for Adaptable Housing.


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Block 49, 50, 51, 52, Section 8, Phillip

R61A                                                                         Not applicable
Where more than one                   This is a mandatory requirement.
development code applies to a         There is no applicable criterion.
development, this development
code takes precedence when
there is inconsistency of
provisions between codes.

Element 2: Building and Site Controls
Intent:
a)   To ensure that development is compatible with, and does not adversely impact on, the environment
             Rule                                Criteria                               Discussion
2.1 Subdivision
R62                                                                          The Alexander & Albemarle Building
Subdivision is only permitted         This is a mandatory requirement.       Redevelopment is located on Furzer
where it meets all of the             There is no applicable criterion.      Street in the Woden Town Centre at
following:                                                                   Blocks 49, 50, 51 & 52, Section 8, in
a. it is part of a development                                               the division of Phillip, ACT. Blocks
      application for another                                                49, 50, 51 & 52 will be consolidated
      assessable development                                                 to form a single block to
                                                                             accommodate the Alexander &
b. it is demonstrated that any                                               Albemarle Building Redevelopment.
      residual block can                                                     The consolidation process includes
      accommodate another                                                    the direct grant of Block 49 &
      assessable development                                                 51/8/Phillip to the developer.
      designed in accordance
      with the relevant sections of
      this Code.
2.2 Demolition
R63                                   C63                                    Refer to DRR Appendix R for utility
In accordance with section 148        If a Statement of Endorsement is not   endorsements.
of the Planning and Development       provided the application will be       Hydraulic services are approved in
Act 2007, the application is          referred to relevant utilities in      principle by ActewAGL.
accompanied by a Statement of         accordance with the requirements of    Electrical services are under review
Endorsement from utilities            the Planning and Development Act       by ActewAGL.
(including Water, Sewerage,           2007.
Stormwater, Electricity and Gas)                                             Refer to DRR Appendix G for land
stating that:                                                                contamination advice.
a.    All network infrastructure on                                          Refer to DRR Appendix H for
      or immediately adjacent the                                            asbestos report.
      site has been identified on
      the plan
b.    All potentially hazardous
      substances and conditions
      (associated with or resulting
      from the demolition
      process) that may
      constitute a risk to utility
      services have been
      identified
c.    All required network
      disconnections have been
      identified and the
      disconnection works
      comply with utility
      requirements
d.    All works associated with
      the demolition comply with
      and are in accordance with
      utility asset access and
      protection requirements.

May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                Page 44
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Block 49, 50, 51, 52, Section 8, Phillip

2.3 National Capital Plan Requirements

                                    C64                                        Not applicable
There is no applicable rule.        Where a development is subject to
                                    Special Requirements under the
                                    National Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, the
                                    development is not inconsistent with
                                    the Special Requirements or
                                    Development Control Plan. Where
                                    any provision of this code is
                                    inconsistent with Special
                                    Requirements under the National
                                    Capital Plan, or any relevant
                                    Development Control Plan prepared
                                    under the National Capital Plan, that
                                    provision has no effect.

Element 3: Built Form
Intent:
a.   To ensure that the massing, scale, colours and materials used for buildings results in harmonious and high
     quality urban design outcomes
b.   To ensure that buildings are compatible with the built form, siting and scale of development in adjacent areas
     or the desired future character of the area established within the Plan
c.   To provide for buildings that promote a safe and assessable urban environment
Note: Under the Building Act 2004, most buildings need to meet the requirements of the Building Code of
Australia. For certain classes of buildings, this will include prescribed energy requirements.
3.1 Building Design and Materials
There is no applicable rule.        C65                                        The Alexander & Albemarle Building
                                    Development contributes to the             height is equal to the existing
                                    amenity and character of the adjacent      buildings to retain the stepping form
                                    public spaces by addressing all of the     of Woden Town Centre, define street
                                    following:                                 edges and maintain the civic amenity
                                                                               of Woden.
                                    a) providing interesting, functional
                                          and attractive facades that          The building arrangement generates
                                          contribute positively to the         a significant public space named
                                          streetscape setting and              “Supply Place” on North Walk
                                          pedestrian experience                connected to Furzer Street as a city
                                                                               garden.
                                    b) minimising the visual impact of
                                          reflected sunlight                   The development seeks to build a
                                                                               contemporary memory of the existing
                                    c)    incorporating articulated building   Alexander & Albemarle Buildings with
                                          forms to compliment the              a proportionate facade grid and
                                          existing, or future desired          reinforce the heritage significance of
                                          character of, adjacent               the Woden Library with a strong
                                          development                          tower form to the Furzer Street edge.
                                    d) integrating plant installations
                                                                               Building glass reflectivity is limited to
                                          and service structures with the
                                          building design, so they are set     a maximum of 15% to control
                                          back from the building facade        reflected sunlight.
                                          and screened from public areas.      The buildings are scaled with vertical
                                                                               elements to Furzer Street to control
                                                                               the apparent building volume as
                                                                               successfully achieved with the new
                                                                               SIRIUS building.
                                                                               Building service zones are screened
                                                                               from Furzer Street with inset loading
                                                                               areas to access all services. Rooftop
                                                                               plantrooms are setback 5m from
                                                                               building parapets.




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Block 49, 50, 51, 52, Section 8, Phillip

3.2 Crime Prevention Through Environmental Design
                                   C66                                     Refer to DRR Appendix M for CPTED
There is no applicable rule.       The development meets the               report.
                                   requirements of the Crime Prevention
                                   Through Environmental Design
                                   General Code.
3.3 Access and Mobility
                                   C67                                     Refer to DRR Appendix N for Access
There is no applicable rule.       The development meets the               Policy.
                                   requirements of the Access and
                                   Mobility General Code.
3.4 Car Parking Structures
                                   C68                                     Not applicable
There is no applicable rule.       Car parking structures are designed
                                   to integrate with the built form of
                                   adjacent existing development.
3.5 Location Requirements for Community and Recreation Facilities
                                   C68A                                    Not applicable
There is no applicable rule.       The development meets the
                                   requirements of the Community and
                                   Recreation Facilities Location
                                   Guidelines General Code.

Element 4: Parking and Site Access
Intent:
a)   To ensure safe and efficient access for vehicles and pedestrians
b)   To ensure adequate parking facilities are provided
4.1 Traffic Generation
                                   C69                                     Refer to DRR Appendix L for Traffic
There is no applicable rule.       The existing road network can           Assessment
                                   accommodate the amount of traffic
                                   that is likely to be generated by the
                                   development.
4.2 Main Pedestrian Areas and Routes
                                   C70                                     Three pedestrian options across
There is no applicable rule.       Main pedestrian areas and routes are    Supply Place between North Walk
                                   retained unless it can be shown that    and Furzer Street including diagonal
                                   as part of any change, the pedestrian   pathway NW - SE;
                                   access, circulation system, structure   Pedestrian zone along Furzer Street
                                   and legibility of the centre is         between buildings and kerb line
                                   adequately maintained.                  nominally 3.1m wide at narrowest
                                                                           points, with further 2.5m available as
                                                                           flush trafficable porous paving street
                                                                           tree wells (subject to service
                                                                           locations & clearances);
                                                                           North Walk corridor 9m wide, with
                                                                           reconstructed raised tree planters set
                                                                           no further forward than existing light
                                                                           columns;
                                                                           Pedestrian use of Alexander loading
                                                                           dock driveway to gain access to
                                                                           North Walk discouraged by greater
                                                                           area of planted zones and blade
                                                                           walling subject to utility clearances
                                                                           (physical access through space
                                                                           maintained for safety)


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Block 49, 50, 51, 52, Section 8, Phillip

4.3 Access
                                    C71                                        Three driveways are provided off
There is no applicable rule.        Driveways and pedestrian entrances         Furzer Street for development
                                    to the site are clearly visible from the   carpark and service access.
                                    front site boundary.
R72                                 C72                                        Building service zones are screened
Loading docks or vehicular          Loading docks and vehicular entries        from Furzer Street with inset loading
entries to buildings are not        do not dominate the street frontage or     areas to access all services.
located on frontages to the         conflict with parking and pedestrian
street.                             movements in front of the building.
                                    C73                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Site access complies with the              Assessment.
                                    requirements of the Parking and
                                    Vehicular Access General Code.
4.4 Parking
                                    C74                                        Refer to DRR Appendix L for Traffic
There is no applicable rule.        Car Parking complies with the              Assessment
                                    requirements of the Parking and
                                    Vehicular Access General Code.
                                    C75                                        Refer to DRR section 3.12 for bicycle
There is no applicable rule.        Bicycle Parking complies with the          parking assessment.
                                    requirements of the Bicycle Parking
                                    General Code.
4.5 Circulation
R76                                                                            Refer to DRR Appendix L for Traffic
Onsite provision is made for the    This is a mandatory requirement.           Assessment
loading and unloading of            There is no applicable criterion.          Refer to DRR Appendix O for turning
vehicles, with adequate                                                        manoeuvre assessment.
manoeuvring space so that
vehicles can enter and leave the
site travelling in a forward
direction.
Note: Loading, unloading and
associated manoeuvring area is in
addition to minimum parking
requirements.




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Block 49, 50, 51, 52, Section 8, Phillip


Element 5: Amenity
Intent:
a.    To promote a high level of amenity through consideration of personal safety, landscaping and visual impact

              Rule                                 Criteria                              Discussion
5.1 Landscape
There is no applicable rule.        C77                                      a)
                                    A documented landscape design            Supply      Place    planned as      a
                                    concept shows how landscape              contemporary recreation of 'city park'
                                    associated with the development          appeal of existing landscaped
                                    addresses all of the following:          courtyard, ie. a balanced and visually
                                                                             appealing composition of grass,
                                    a) is sensitive to site attributes,      plantings, pavements and furniture;
                                         including streetscapes and
                                         landscapes of documented            Existing semi-deciduous mature trees
                                         heritage significance               lining western edge of North Walk
                                                                             retained or re-established at similar
                                    b) is of an appropriate scale            spacing to maintain a 'green edge' to
                                         relative to the road reserve        North Walk;
                                         width and building bulk
                                                                             Green edges' also established to
                                    c)   uses vegetation types and           southern pedestrian link between
                                         landscaping styles which            adjacent streets and buildings;
                                         complement the streetscape
                                                                             Street and North Walk gradients
                                    d) integrates with parks, reserves       matched, then translated into building
                                         and public transport corridors      approach and Supply Place grading
                                    e) does not adversely affect the         scheme characterised by use of
                                         structure of the proposed           blade and retaining walls to achieve
                                         buildings or adjoining buildings    grade change where necessary;
                                    f)   contributes to energy efficiency    Adopts prevalent Woden Town
                                         and amenity by providing            Centre rectilinear geometry at
                                         substantial shade in summer,        perimeters       through     pavement
                                         especially to west-facing           selection, configuration of walls and
                                         windows and open car park           regular tree spacing, but provides
                                         areas, and admitting winter         relief to this grid patterning within
                                         sunlight to outdoor and indoor      Supply Place and Furzer Street
                                         living areas                        frontage by angular landscape
                                    g) improves privacy and minimises        geometry responding to symmetry of
                                         overlooking between buildings       three new buildings;
                                    h) satisfies utility maintenance         Blade walls to pavilion building
                                         requirements and minimises the      frontage (for grade change handling
                                         visual impact and risk of           & provision of seating area/s) extend
                                         damage to aboveground and           no further forward to street than
                                         underground utilities               Alexander & Albemarle building
                                                                             envelope
                                    i)   provides adequate sight lines for
                                         vehicles and pedestrians,           b)
                                         especially near street corners      Pedestrian zone along Furzer Street
                                         and intersections                   between buildings and kerb line
                                    j)   does not obscure or obstruct        nominally 3.1m wide at narrowest
                                         building entries, paths and         points, with further 2.5m available as
                                         driveways to reduce the actual      flush trafficable porous paving street
                                         or perceived personal safety        tree wells (subject to service
                                         and security.                       locations & clearances);
                                                                             Re-established tree plantings along
                                                                             North Walk assist proposed building
                                                                             colonnade in 'scaling' buildings and
                                                                             offering overhead element
                                                                             Proposed tree plantings within Supply
                                                                             Place (Eucalyptus, Liquidambar,
                                                                             Liriodendron) are of significant scale
                                                                             appropriate to the building masses;


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Block 49, 50, 51, 52, Section 8, Phillip

                                                                          Grade change structures, including
                                                                          cafe terrace and over-podium raised
                                                                          tree planting zones, articulate plan
                                                                          geometry and visually articulate &
                                                                          relieve significant ground plane area
                                                                          of Supply Place;
                                                                          Composition of irrigated grass,
                                                                          garden beds, pavements and tree
                                                                          canopy avoids excessive zones of
                                                                          any single treatment
                                                                          c)
                                                                          complements         streetscape     by
                                                                          adoption of adjacent Furzer Street
                                                                          landscape pavements, bicycle rail
                                                                          furniture and street tree species &
                                                                          surrounds across verge areas (tree
                                                                          plantings contingent on underground
                                                                          service locations & Actew / TaMS
                                                                          design acceptance)
                                                                          d)
                                                                          Improves pedestrian access to
                                                                          Supply Place from North Walk by
                                                                          establishing openings through in
                                                                          raised North Walk tree plantings;
                                                                          Integrates with Sirius Place by
                                                                          installation of new steps offering
                                                                          direct pedestrian passage between
                                                                          Sirius     Place     and     Alexander
                                                                          development
                                                                          New 'Supply Place' (park) accessible
                                                                          from all new building entries;
                                                                          e)
                                                                          In-ground tree plantings set minimum
                                                                          3.6m from proposed building facade;
                                                                          Raised tree planting zones over
                                                                          basement slab nom. 1800 deep to
                                                                          provide appropriate growing medium
                                                                          for new and transplanted trees;
                                                                          f)
                                                                          Range of deciduous, semi-deciduous
                                                                          and evergreen tree canopies will
                                                                          provide amenity through seasonal
                                                                          variation in shading of ground plane;
                                                                          Re-established North Walk tree edge
                                                                          and reconstructed planter walls will
                                                                          allow incidental shaded seating;
                                                                          Zelkova serrata street tree plantings
                                                                          will provide some shading of western
                                                                          pavilion and lower tower block
                                                                          windows from late afternoon sun on
                                                                          maturity;
                                                                          Deciduous tree canopy adjacent
                                                                          seating & bbq space and evergreen
                                                                          canopy partially over irrigated grass
                                                                          to encourage summer use;
                                                                          g)
                                                                          Semi-deciduous trees to southern
                                                                          and eastern interfaces contribute to
                                                                          privacy between buildings and limit
                                                                          overlooking.
                                                                          Transplanted semi-mature trees and

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                                                                                  proposed evergreen native trees
                                                                                  planted over podium within Supply
                                                                                  Place will filter overlooking views to
                                                                                  publicly accessible landscape zones,
                                                                                  and     provide      landscape   buffer
                                                                                  between buildings.
                                                                                  h)
                                                                                  Minimises structures over known
                                                                                  underground assets (Final setout of
                                                                                  walls subject to asset protection
                                                                                  clearances);
                                                                                  Tree root barriers to be included in
                                                                                  detailed documentation;
                                                                                  i)
                                                                                  Low plantings only (max. 1m) at
                                                                                  corners and intersections;
                                                                                  j)
                                                                                  Low plantings (maintained to max.
                                                                                  1m) at building entries;
                                                                                  Blade walls to pavilion building street
                                                                                  frontage guide pedestrians central to
                                                                                  verge away from basement carpark
                                                                                  building exit point;
                                                                                  Building entries including cafe
                                                                                  typically    open       paved   ground
                                                                                  surfacing with any planted garden
                                                                                  zones set away from entry;


There is no applicable rule.           C78                                        Not applicable
                                       Tree Planting in and around car parks
                                       provides shade and softens the visual
                                       impact of parking areas.
5.2 Lighting
R79                                    C79                                        Refer to DRR Appendix for External
External lighting is provided to       External lighting is provided in           Lighting Plan
building frontages, to all             accordance with the Crime
pathways, roads, laneways and          Prevention Through Environmental
car-parking areas in accordance        Design General Code.
with Australian Standard
AS1158.1.3 Pedestrian Lighting.
R80                                    C80                                        All external lighting will minimise light
All external lighting provided is in   All outdoor lighting, including security   spill to AS 4282 and Greenstar Office
accordance with AS 4282                and car park lighting, is designed and     v3 requirements.
Control of the Obtrusive Effects       sited to minimise light spill.
of Outdoor Lighting.
5.3 Signs
There is no applicable rule.           C81                                        Signs are subject to separate
                                       Signs comply with the Signs General        application.
                                       Code.
5.4 Neighbourhood Plans
There is no applicable rule.           C82                                        Not applicable
                                       Where a Neighbourhood Plan exists
                                       development demonstrates response
                                       to the key strategies and actions of
                                       the relevant Neighbourhood Plan.




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     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

Element 6: Environment
Intent:
a)    To identify and mitigate potential onsite and offsite environmental impacts of development and incorporate
      alternative design options where necessary

               Rule                                   Criteria                                  Discussion
6.1 Water Sensitive Urban Design
Note: Refer to the Water Ways: Water Sensitive Urban Design General Code for more information on Water Sensitive Urban
Design

R83                                   C83                                         Refer to DRR Appendix E for WSUD
Evidence is provided that shows       This is a mandatory requirement.            report.
the development achieves a            There is no applicable criterion.
minimum 40% reduction in mains
water consumption compared to
an equivalent development
constructed in 2003 using the
ACTPLA on-line assessment tool
or another tool as included in the
Water Ways: Water Sensitive
Urban Design General Code.
The 40% target is met without
any reliance on landscaping
measures to reduce
consumption.
This requirement does not apply
for extensions with an increase in
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.
R84                                   C84                                         Refer to DRR Appendix E for WSUD
All sites of size greater than        Evidence is provided that                   report.
        2
2000m need to provide                 demonstrates that for all sites of size
                                                          2
evidence of stormwater storage        greater than 2000m , a reduction of
greater than or equal to the          1-in-3 month stormwater peak run off
                             2
volume of 1.4kL per 100 m of          flow to pre-development levels with
impervious area and release           release of captured flow over a period
over a period of 1 to 3 days.         of 1 to 3 days can be achieved.
50% of the volume of rainwater        This requirement does not apply for
tanks with a toilet connection        extensions with an increase in the
may be regarded as contributing       combined roof area, driveway, car
towards this requirement.             manoeuvring areas and car parking
This requirement does not apply       areas of less than 25% of the original
for extensions with an increase in    area.
the combined roof area,
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.




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Block 49, 50, 51, 52, Section 8, Phillip

R85                                  C85                                        Refer to DRR Appendix E for WSUD
                                                                       2        report.
Sites of size greater than           Sites of size greater than 5,000m
        2
5,000m need to provide               need to provide evidence showing a
evidence showing a reduction in      reduction in average annual
average annual stormwater            stormwater pollutant export load of:
pollutant export load of:
                                     d)    suspended solids by 60%
a)    suspended solids by 60%
                                     e)    total phosphorous by 45%
b)    total phosphorous by 45%
                                     f)    total nitrogen by 40%
c)    total nitrogen by 40%
                                     compared to an urban catchment with
compared to an urban catchment       no water quality management
with no water quality                controls, using any other method.
management controls, using the
MUSIC model to demonstrate           This requirement does not apply for
compliance.                          extensions with an increase in the
                                     combined roof area, driveway, car
This requirement does not apply      manoeuvring areas and car parking
for extensions with an increase in   areas of less than 25% of the original
the combined roof area,              area.
driveway, car manoeuvring areas
and car parking areas of less
than 25% of the original area.

R86                                  C86                                        Refer to DRR Appendix E for WSUD
All sites of size greater than       Evidence is provided by a suitably         report.
        2
2000m and subject to                 qualified person that shows that for all
                                                                       2
redevelopment need to ensure         sites of size greater than 2,000m
that the capacity of the existing    and subject to redevelopment
pipe (minor) stormwater              EITHER
connection to the site is not
exceeded in the 1-in-20 year         a reduction of 1-in-5 year and 1-in-
storm event.                         100 year stormwater peak run off flow
                                     to pre-development levels. See
All sites of size greater than       WaterWays General Code for more
        2
2000m and subject to                 detail.
redevelopment need to ensure
that the capacity of the existing    OR
overland (major) stormwater          That the capacity of the downstream
system to the site is not            piped stormwater system to its outlet
exceeded in the 1-in-100 year        with an open channel is not exceeded
storm event.                         in the 1-in-20 year storm event


For estate and multiple block        For estate and multiple block
                                                                        2
developments larger than             developments larger than 5,000m ,
        2
5,000m , retardation of              retardation of stormwater to meet the
stormwater to meet the above         above requirements are to be met at
requirements are to be met at the    the estate scale unless it can be
estate scale rather than by          demonstrated that this is less feasible
measures on individual blocks.       than measures on individual blocks.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                               Page 52
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.2 Heritage

R87                                   C87                                      The existing Alexander & Albemarle
In accordance with section 148        If advice from the Heritage Council is   Buildings are not included on the
of the Planning and Development       required, but not provided, then the     ACT Heritage Register.
Act 2007, applications for            application will be referred to the      The adjacent Woden Library was
development on land or buildings      Heritage Council in accordance with      registered on the ACT Heritage
subject to interim or full heritage   the requirements of the Planning and     Register in 2009.
registration are to be                Development Act 2007.                    The development seeks reinforce the
accompanied by advice from the                                                 heritage significance of the Woden
Heritage Council stating that the                                              Library with a strong tower form to
development meets the                                                          the Furzer Street edge.
requirements of the Heritage Act
2004.
6.3 Trees
R88                                   C88                                      Tree removals and tree protection
                                                                               measures are described in Tree
In accordance with section 148        If an approved Tree Management           Management Plan (Dwg TMP-01)
of the Planning and Development       Plan is required, but not provided,      and Landscape Management and
Act 2007, where the                   then a draft Tree Management Plan is     Protection Plan (Dwg LMPP_01)
development proposal requires         to accompany the application. The        accompanying the application. One
groundwork within the tree            draft Tree Management Plan will be       tree (#19) is to be retained and
protection zone of a protected        referred to the relevant agency in       protected. A further eleven trees are
tree, or is likely to cause damage    accordance with the requirements of      proposed to be stockpiled and
to or removal of, any protected       the Planning and Development Act         transplanted to within the landscape
trees, the application must be        2007.
                                                                               development of Supply Place.
accompanied by a Tree
Management Plan approved
under the Tree Protection Act
2005.
Note: “Protected tree” is defined
under the Tree Protection Act 2005.

R89                                   C89                                      Measures for the protection of
Trees on development sites may        Retained trees are protected and         retained trees are described in Tree
be removed only with the prior        maintained during construction to the    Management Plan (Dwg TMP-01)
agreement in writing of the           satisfaction of the Territory.           and Landscape Management and
Territory.                                                                     Protection Plan (Dwg LMPP_01)
                                                                               accompanying the application




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 53
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.4 Hazardous Material

R90                                  C90                                       Refer to DRR Appendix H for
For the demolition of multi-unit     If an endorsed Hazardous Materials        Hazardous Materials Report
housing (including garages and       Survey is not provided the application
carports) constructed* prior to      will be referred to the relevant agency
1985, and Commercial/Industrial      in accordance with the requirements
premises constructed prior to        of the Planning and Development Act
2005, a Hazardous Materials          2007.
Survey (including an asbestos
survey) is carried out and signed
by an appropriately licensed
person and is endorsed by
Environment Protection.

The Survey is provided and
covers the disposal of hazardous
materials, showing that:
a)   Hazardous material
     disposal (including
     asbestos) is to be at a
     licensed disposal facility in
     the ACT
b)   If hazardous materials are
     to be transported for
     disposal interstate,
     approval from the
     Environment Protection
     Authority is obtained prior
     to removal of material from
     the site
c)   An appropriately licensed
     contractor is engaged for
     the removal and transport
     of all hazardous materials
     (including asbestos)
     present at the site.

* construction date means the
date when the Certificate of
Occupancy was issued
6.5 Contamination
R91                                  C91                                       Refer to DRR Appendix G for land
A statement is provided that the     If a statement that the site has been     contamination advice.
potential for land contamination     assessed is not provided, the
has been assessed in                 application will be referred to the
accordance with the ACT              relevant agency in accordance with
Government Strategic Plan –          the requirements of the Planning and
Contaminated Sites                   Development Act 2007.
Management 1995 and the ACT
Environment Protection Authority
Contaminated Sites
Environmental Protection Policy
2000, and it is demonstrated that
the land is suitable for the
proposed development.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                  Page 54
  Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip


6.6 Erosion and Sediment Control

R92                                  C92                                       Not applicable
For sites less than 0.3 of a         If a plan is not provided, the
hectare, a plan is provided to       application will be referred to the
demonstrate that the                 relevant agency in accordance with
development complies with the        the requirements of the Planning and
ACT Environment Protection           Development Act 2007.
Authority, Environment
Protection Guidelines for
Construction and Land
Development in the ACT, August
2007.
R93                                  C93                                       Refer to DRR Appendix A for
For development on a site            If an endorsed Sediment and Erosion       Sediment and Erosion Control Plan
greater than 0.3 of a hectare, the   Control Plan is not provided the
application is accompanied by an     application will be referred to the
Erosion and Sediment Control         relevant agency in accordance with
Plan endorsed by ACT                 the requirements of the Planning and
Environment Protection.              Development Act 2007.
6.7 Excavation
There is no applicable rule.         C94                                       A single level basement is proposed
                                     Onsite cut and fill is minimised and      in accordance with land capacity
                                     managed to ameliorate negative off        requirements.
                                     site impacts.
6.8 Wind
There is no applicable rule.         C95                                       Not applicable
                                     For buildings higher than 19m but
                                     less than 28m, a wind assessment
                                     report prepared by a suitably qualified
                                     person demonstrates that the
                                     development will not impact
                                     adversely on safety and comfort in
                                     the public realm and other open
                                     spaces associated with the
                                     development.
R96                                                                            Refer to DRR Appendix K for Wind
For buildings higher than 28m, a     This is a mandatory requirement.          Assessment.
report on wind testing conducted     There is no applicable criterion.
by a suitably qualified person
establishes that the following
wind speeds are met by the
development:
a)   main pedestrian areas and
     routes: 10 m/s, and
b)   all other streets and public
     places: 16 m/s.
6.9 Air Emissions - Odours
R97                                  C97                                       Refer to DRR Appendix J for Air
A statement is provided that all     This is a mandatory requirement.          Emissions Statement.
exhaust and ventilation systems      There is no applicable criterion.
for food retail premises are
installed and operated to comply
with AS1668.1 The Use of
Ventilation and Air-conditioning
in Buildings.



May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                 Page 55
     Alexander Albemarle
Block 49, 50, 51, 52, Section 8, Phillip

6.10 Noise
R98                                   C98                                       Refer to DRR Appendix I for Noise
A Noise Management Plan,              If an endorsed Noise Management           Assessment and Noise Management
prepared by an accredited             Plan is not provided, the application     Plan.
acoustic specialist who is a          will be referred to the relevant agency
member of the Australian              in accordance with the requirements
Acoustical Society, endorsed by       of the Planning and Development
Environment Protection is             Act 2007.
provided for the following uses:
-     club
-     drink establishment
-     hotel
-     industry (except light
      industry)
-     indoor entertainment facility
-     restaurant
The Noise Management Plan
details the design, siting and
construction methods, which will
be used to minimise the impact
of noise on neighbours.


Element 7: Services
Intent:
a)    To ensure, to the satisfaction of the relevant authority, provision of all necessary onsite services required for
      the construction and operation stages of the proposed use

               Rule                                  Criteria                                Discussion
7.1 Waste Management
R99                                   C99                                       Refer to DRR Appendix O for Waste
In accordance with section 148        If a statement of compliance is not       Management Plan
of the Planning and Development       provided the application will be
Act 2007, applications are to be      referred to the Department of
accompanied by a statement of         Territory and Municipal Services in
compliance from the Department        accordance with the requirements of
of Territory and Municipal            the Planning and Development Act
Services stating that the waste       2007.
facilities and management
associated with the development
are in accordance with the
current version of the
Development Control Code for
Best Practice Waste
Management in the ACT.
R100                                  C100                                      Refer to DRR Appendix F for Site
A Statement of Compliance from        If a Statement of Compliance is not       Servicing
the relevant agency is provided,      provided the application will be
which confirms that the               referred to the relevant agency in
discharge (or potential discharge     accordance with the requirements of
by accident or spillage) of non-      the Planning and Development Act
domestic liquid waste to the          2007.
sewerage or stormwater
networks complies with utility
standards and requirements.




May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                    Page 56
  Alexander Albemarle
 Block 49, 50, 51, 52, Section 8, Phillip

7.2 Servicing and Site Management
R101                                     C101                                    Refer to DRR Appendix O for Waste
In accordance with section 148           If a Statement of Endorsement is not    Management Plan
of the Planning and Development          provided the application will be
Act 2007, the application is             referred to the relevant agency in
accompanied by a Statement of            accordance with the requirements of
Endorsement from the relevant            the Planning and Development Act
agency stating that the waste            2007.
facilities and management
associated with the development
are in accordance with the
Design Standards for Urban
Infrastructure.
7.3 Utilities
R102                                     C102                                    Refer to DRR Appendix R for utility
A Statement of Compliance from           If a Statement of Compliance is not     endorsements.
each relevant utility provider (for      provided the application will be        Hydraulic services are approved in
water, sewerage, stormwater,             referred to the relevant agency in      principle by ActewAGL.
electricity and gas) is provided,        accordance with the requirements of     Electrical services are under review
which confirms that the location         the Planning and Development Act        by ActewAGL.
and nature of earthworks, utility        2007.
connections, proposed buildings,
pavements and landscape
features comply with utility
standards, access provisions and
asset clearance zones.
Note: Where there is a conflict
between planning and utility
requirements, the utility requirements
take precedence over other
provisions of this Code.

R103                                                                             Refer to DRR Appendix R for utility
All new permanent or long-term           This is a mandatory requirement.        endorsements.
electricity supply lines are             There is no applicable criterion.       Electrical services are under review
underground.                                                                     by ActewAGL.
7.4 Waste Water
R104                                     C104                                    Refer to DRR Appendix R for utility
Subject to ACTEWAGL approval,            This is a mandatory requirement.        endorsements.
all under cover areas drain to the       There is no applicable criterion.       Hydraulic services are approved in
sewer.                                                                           principle by ActewAGL.
7.5 Storage
R105                                     C105                                    Not applicable
Outdoor storage areas address            Where the proposed use requires
all of the following:                    open areas for storage of goods and
a)     are located behind the            materials, adequate provision is
       building line                     included in the design and layout of
                                         the site for these areas, and they do
b)     are screened from view            not encroach on car parking,
       from any road or other            driveways or landscaped areas.
       public area
c)     do not encroach on car-
       parking areas, driveways,
       or landscape areas.
7.6 Easements
R106                                                                             Refer to DRR Appendix Q for
There is no encroachment over            This is a mandatory requirement.        Implementation Plan and proposed
easements or rights of way.              There is no applicable criterion.       Easements.




 May + Russell Architects, 09_50, DESIGN RESPONSE REPORT, Rev. A, 24/05/2010                                   Page 57

				
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