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ABF MEETING Tabled Attachments 21 June 2011
Agenda Briefing Forum 21/06/11
Item 12.1 refers
Tabled Attachment 1
Deputation – Mr R Haeren
TA 2
Proposed McDonalds Great Eastern HighwayDeputation to City of Belmont
21 June 2011
• Proposal– Fast food/ takeaway and
Restaurant
Proposal and Statutory Context
• Zoning– TPS #4– LPS #5
– Seating for 136– Drive through
• Development Requirements– Parking - Comply– Setbacks - Comply– Bulk and Scale - Comply
• Land Use– Fast Food/Take Away– Restaurant
• Exercise of Discretion– Council Policy Positiony– Planning Principles
TA 3
ZONING
• Size and Scale (Too big? Compared with what?)
• Inconsistent with Character?
Grounds for Refusal
• Incompatibility?– Housing Strategy– LPP #1 (Medium Density Res)– LPP # 22 (Belgravia Design)– Objectives and Vision for Mixed
Business Zone• Impact on Amenity?
– Traffic– Antisocial behaviour– Litter– Noise
No item identified that could not be addressed through condition or
management.
TA 4
Character of Precinct
Artery between the City and Perth Airport
- Domestic and International Terminals- Regional influence and significance- Regional influence and significance- Catchment based on westbound
traffic on GEH- 24 hour operating hours to satisfy
demand and complement form and function of Great Eastern Highway
Fast food/ Takeaway Precinct
Precinct defined by dominant food youtlets where site location is compatible within-Muzz Buzz-KFC-Dominoes Pizza-Subway-Fasta Pasta-Hungry Jacks
Intended/Future Character??
• Mixed Business• No defined character statement• Transitional environment
Proposed development is not within the boundary of the Mixed Use Study Area (Draft)
TA 5
Existing amenity is poor• GEH (24-28,000 vpd) = traffic and
noise
Amenity Threshold
• Existing land uses generate traffic, trucks, deliveries
Potential Future Impacts on Amenity• Proposed ribbon office/commercial
development along GEH = ↑ ↑ traffic and rat running by commuters, truck deliveries
• GEH to 6 lanes = ↑ ↑ traffic noise• GEH to 6 lanes = ↑ ↑ traffic, noise, traffic control measures
Amenity is alreadyAmenity is already impacted
TA 6
Traffic Can be Managed
Distance of “rat run” routes:routes:
1.2km & 2.1km from Belgravia
Intersection
Distance to existing East
Bound Store:1.6 km
Perceived amenity impacts• Antisocial behaviour -
unfounded• Traffic – can be managed• Litter – can be managed• Litter – can be managed
“The City’s Technical Services Department recognised that there will be an increase in traffic [but that this will] not
exceed the acceptable capacity of these roads.” Ordinary Council Meeting Report 28 June 2011
TA 7
Planning for Activity Centres
SPP 4.2• Non pedestrian based activity – high trip generators to be located on major roads• Town Centres to be the focus for office and commercial development • Ribbon commercial development is discouraged
Mixed Use Study (Draft 2004)• Promotes ribbon commercial development • Competes with Belmont Forum• Lack of clarity on how incompatible land uses are identified• Inconsistent with contemporary planning practiceInconsistent with contemporary planning practice
Mixed Use Study
TA 8
Criteria for classification?
• That proposed use is appropriate for the location – particularly in the context of the site;
• Nearby sites under the same scheme and policy context operate similarb i
Summary
businesses• The proposal is consistent with the zoning, development provisions and
policy provisions applicable;• McDonalds have demonstrated ability to operate in and adjoining residential
areas – Corporate Social Responsibility;• A policy covering adjoining land operating under different zoning is not a basis
for refusal;• Traffic can be managed - traffic generation is within the design limits for local
roadsroads
TA 9
ABF MEETING Tabled Attachments 21 June 2011
Agenda Briefing Forum 21/06/11
Item 12.1 refers
Tabled Attachment 2
Powerpoint Presentation
Planning Officer
TA 10
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Extract from Town Planning Scheme Map showing zoning of subject site & surrounding zonings
TA 11
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Aerial of subject site
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Proposed easement in gross
Drive through exit
Road widening
Site Plan
Drive through take away lane
TA 12
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Sales and Servery Dining Area –136 seating capacity
Floor PlanTerrace Area
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Great Eastern Highway elevation Signage not subject to this application
Daly Street elevation
TA 13
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Side Elevation (adjoining Lot 33 (95) Daly Street)
Side Elevation (adjoining Lot 718 (237) Great Eastern Highway)
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Subject Lot – outside vision plan area
Prestigious Office Developments
Showroom/Warehouse/Factory Development
Belgravia Residential Estate
/Factory Development
Interface with Residential
Vision Plan for Mixed Business Zone – Formulated under Mixed Use Study
TA 14
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Location of Submissions Received
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Submissions included objections on the following grounds:
• Increased Traffic along Daly Street, Barker Street, Elmsfield Street
• Anti-Social Behaviour in both new fast food/ takeaway outlet and Centenary Park.
• Noise associated with increased traffic and anti-social behaviour
• Land use including 24-hour proposed operations
TA 15
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Centenary Park
Belgravia Estate
Perception of amenity – Belgravia Estate and Centenary Park
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
A th ti ll l i
High Quality Development
Aesthetically pleasing environment
Perception of amenity – Belgravia Estate and Centenary Park
TA 16
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Biodiversity Peaceful Surroundings
Perception of amenity – Belgravia Estate and Centenary Park
Public recreation facilities
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Left in, Left out access only from
No right-hand turn onto Daly Street
No establishedEasement-in-gross
Controlled (lights) intersection and U-Turn permitted
Subject Site
yDaly Street
Great Eastern Highway Upgrades and Access Modifications
Controlled (lights) intersection and U-Turn permitted
TA 17
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Subject site
Access Options:Option 1:Option 2:
East Bound Ingress Options (Going to Subject Lot)
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Subject site
Access Options:Option 1:Option 2:
East Bound Egress Options (Leaving Subject Lot)
TA 18
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Subject site
Access Options:Option 1:Option 2 (unlikely):Option 3 (unlikely):
West Bound Ingress Options (Going to Subject Lot)
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Subject site
Access Options:Option 1: Option 2 (unlikely):Option 3 (unlikely):
West Bound Egress Options (Leaving Subject Lot)
TA 19
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Proposed Location
Cul-de-sac - LyallStreet
Item 12.1 - Lot 716 (235) Great Eastern Highway – Fast Food / Take Away Outlet
Reasons for refusal recommendation:1. Size and scale inconsistent with the aims of TPS14:
i. provide for housing choice and variety in neighbourhoods with a it id tit d hi h l l f itcommunity identity and high levels of amenity.
ii. safeguard and enhance the character and amenity of the built and natural environment of the local government area.
2. The proposed development undermines the objectives of:i. City’s Housing Strategy; ii. Local Planning Policy No. 1; iii. Local Planning Policy No. 22; iv. Mixed Business Zone objectives; andv. City’s Vision for the Mixed Business Zone.
3. Detrimentally impact the existing amenity of adjoining residential and business owners/occupiers.
TA 20
ABF MEETING Tabled Attachments 21 June 2011
Agenda Briefing Forum 21/06/11
Item 12.3 refers
Tabled Attachment 3
Powerpoint
Presentation Planning Officer (GIS)
TA 21
Item 12.3 - Lot 602 (197) St Kilda Road – Proposal to Amend Planning Approval
Extract from Town Planning Scheme Map showing zoning of subject site & surrounding zonings
Item 12.3 - Lot 602 (197) St Kilda Road – Proposal to Amend Planning Approval
Aerial of subject site
TA 22
Item 12.3 - Lot 602 (197) St Kilda Road – Proposal to Amend Planning Approval
Background:
• Late 2003 Council supports the rezoning of Reserve 27040 Lot 1935 (197) St Kilda Road, Rivervale (Orana Park) from ‘Parks and R ti ’ t ‘R id ti l’Recreation’ to ‘Residential’.
• 15 July 2008 – Department of Planning and Infrastructure endorse the disposal of Reserve 27040 and sale of land.
• Item 14.1 Dated 21 October 2008 – 197 St Kilda Rd, Rivervale –Council endorsed the preparation and release of a tender for the disposal of the combined properties at Lot 1935 (197) St Kilda Rd and Lot 27793 (208) Acton Ave RivervaleLot 27793 (208) Acton Ave, Rivervale.
• 28 April 2009 - Contract of Sale is advertised to public
• Certificate of Titles issued 20 July 2010
Item 12.3 - Lot 602 (197) St Kilda Road – Proposal to Amend Planning Approval
TA 23
Letter Received 9 June 2011 Requesting for revision of Planning Condition (527/2010/DA) at 197 St Kilda Rd, Rivervale
Item 12.3 - Lot 602 (197) St Kilda Road – Proposal to Amend Planning Approval
“…it is respectfully requested that Condition No. 11 of Development Approval 527/2010/DA be amended in order to allow the existing Gum tree in question to be removed entirely from the site…an improved outcome could be achieved by removal of the existing tree, and the planting of various other trees in and around the subject development site and locale.”
Item 12.3 - Lot 602 (197) St Kilda Road – Proposal to Amend Planning Approval
Photo of tree and powerlines(St Kilda Road)
TA 24
ABF MEETING Tabled Attachments 21 June 2011
Agenda Briefing Forum 21/06/11
Item 12.4 refers
Tabled Attachment 4
Powerpoint Presentation
Senior Planning Officer
TA 25
Item 12.4 - Proposed Names for Streets & Parks within The Springs
Item 12.4 - Proposed Names for Streets & Parks within The Springs
Extract from Town Planning Scheme Map showing zoning of subject site & surrounding zonings
TA 26
Item 12.4 - Proposed Names for Streets & Parks within The Springs
Aerial of subject site
Item 12.4 - Proposed Names for Streets & Parks within The Springs
Rowe Avenue
Hallam Way
Regatta Terrace
Flame Tree Park
Hawksburn Road
Lauterbach Pass
Deague Lane
Homelea Court
Shortland Jones Park
St Columbans Park
TA 27