19 Belmore Road, Lorn

STATEMENT OF ENVIRONMENTAL EFFECTS

19 Belmore Road, Lorn

Lot E DP 393499

Zoning: B1 Neighbourhood Centre

Proposed Development: Partial demolition of the existing

structure and a staged development creating additional

retail space and associated office space, and change of

use.

Prepared by Advantage for CVS Caremark Pty Ltd

A D V A N T A G E BUILDING DESIGN THAT’S ALL ABOUT YOU

Prepared by Advantage for CVS Caremark Pty Ltd Published: 07/09/2020 2

CONTENTS

INTRODUCTION 3

EXISTING CONDITIONS 3

Local and Regional Context 3

The Site 4

PROPOSED DEVELOPMENT 4

General Description 4

Calculations 4

PLANNING CONTROLS 4

Maitland Local Environmental Plan 2011 5

Maitland Development Control Plan 2011, Part C.4 Heritage Conservation 5

Maitland Development Control Plan 2011, Part E.3 (4) Lorn Heritage Conservation Area 5

PART C DESIGN GUIDELINES 6

Part C.4 Heritage Conservation 4. General Requirements for Alterations and Additions 6

Maitland Development Control Plan 2011, Part E.3 (4) Lorn Heritage Conservation Area 8

CONCLUSION 9



INTRODUCTION

This Statement of Environmental Effects accompanies a Development Application lodged on behalf of

CVS Caremark Pty Ltd in relation to land known as 19 Belmore Road, Lorn (Lot E DP 393499). The

proposal is for the partial demolition of the existing structure and a staged development creating

additional retail space and associated office space, and change of use.

This statement describes the subject site and the surrounding area, together with the relevant

planning controls and policies relating to the site and type of development as set out in Section 79C

(1) of the Environmental Planning and Assessment act 1979. As a result of this assessment, it is

considered that the development of the site in the manner proposed is acceptable and is worthy of

the support of Council.

EXISTING CONDITIONS

Local and Regional Context

The site is located in the commercial centre of Lorn on Belmore Road, the main thoroughfare through

the village. Lorn is an existing ‘garden suburb’ characterised by single and double storey Victorian

homes and early 20th century character. The commercial area is a mixture of old and new structures,

some designed in sympathy with the surrounding structures, other not. The subject site is zoned B1

Neighbourhood Centre pursuant to the Maitland Local Environmental Plan (2011).

Map of location.



The Site

The subject site contains an existing structure that has most recently been used as a fast food outlet.

It is located on the south eastern side of Belmore Road and has an area of 635.76m². The lot falls to

the rear where it bounds an existing car park.

PROPOSED DEVELOPMENT

General Description

The proposal is for the partial demolition of the existing structure and a staged development creating

additional retail space and associated office space., and change of use. The primary entrance is off

Belmore Road with proposed access from below also.

The staging of the development involves: Stage 1, incorporating the partial demolition of the existing

structure and addition to the existing offering increased retail and associated office space.

Stage 2 adds additional floor space to the development as well as on site parking.

Parking is provided for the first stage in the existing Council owned car park at the rear of the lot. It

has been advised by council that the equivalent of 10 spaces has been set aside for this development.

The second stage of the development incorporates parking into the ground floor while still utilising 8

spaces in the car park. 2 spaces will be lost to the car park to gain access to the site.

Calculations

The development indices for the proposed are as follows:

Description Proposed Requirement Compliance

Area of Site (m2) 635.76m²

Site Coverage (m2) 73.9%

Driveway / Paths/ Courtyards (m2) 36.78m²

Hours of Operation

See business description provided by the client – Lorn Village Pharmacy

Parking Requirements

NIL additional for stage 1. Accessible parking is ideally suited to park on street on Belmore Road where

accessible path of travel is available.

Waste Management

Existing kerb side pickup will accommodate collection requirements. Items such as “sharps” will be

collected by the appropriate supplier.



PLANNING CONTROLS

The proposed development is identified as Local Development under the provisions of the

Environmental Planning and Assessment Act 1979, as amended. The following is an assessment of the

proposal against the relevant provisions of the Act and the relevant planning instruments and policies

of Maitland City Council.

Maitland Local Environmental Plan 2011

The subject land is zoned B1 Neighbourhood Centre under the provisions of the MLEP2011. The provisions of the Maitland

LEP and the B1 residential zone are: -

1 Objectives of zone

• To provide a range of small-scale retail, business and community uses that serve the needs of people who live or work in

the surrounding neighbourhood.

• To provide retail, business and community facilities to meet the needs of a growing population.

2 Permitted without consent

Home occupations

3 Permitted with consent

Boarding houses; Business premises; Centre-based child care facilities; Community facilities; Home-based child care; Hotel or

motel accommodation; Medical centres; Neighbourhood shops; Neighbourhood supermarkets; Oyster aquaculture; Respite

day care centres; Roads; Shop top housing; Tank-based aquaculture; Any other development not specified in item 2 or 4

4 Prohibited

Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Biosolids

treatment facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism

boating facilities; Correctional centres; Crematoria; Depots; Eco-tourist facilities; Entertainment facilities; Exhibition homes;

Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Function centres; Hardware and

building supplies; Heavy industrial storage establishments; Helipads; Highway service centres; Home occupations (sex

services); Industrial retail outlets; Industrial training facilities; Industries; Jetties; Landscaping material supplies; Marinas;

Mooring pens; Moorings; Mortuaries; Open cut mining; Passenger transport facilities; Plant nurseries; Pond-based

aquaculture Recreation facilities (major); Registered clubs; Residential accommodation; Resource recovery facilities;

Restricted premises; Roadside stalls; Rural industries; Rural supplies; Sewage treatment plants; Sex services premises;

Specialised retail premises; Storage premises; Timber yards; Tourist and visitor accommodation; Transport depots; Truck

depots; Vehicle body repair workshops; Vehicle sales or hire premises; Warehouse or distribution centres; Waste disposal

facilities; Water recreation structures; Water recycling facilities; Wharf or boating facilities; Wholesale supplies

Maitland Development Control Plan 2011, Part C.4 Heritage

Conservation

Aims of this section are:-

To assist owners and developers who are contemplating carrying out development that may impact on a heritage listed

property or conservation area.

To promote an attractive living and working environment for the community of Maitland, which builds on its particular

identity.

Maitland Development Control Plan 2011, Part E.3 (4) Lorn Heritage

Conservation Area

This section of the DCP outlines the specific characteristics of the area as well as Council’s conservation policies.



PART C DESIGN GUIDELINES

Part C.4 Heritage Conservation 4. General Requirements for

Alterations and Additions

Objective / Performance Criteria / Provision Compliance Proposal as Assessed

4.1 Sympathetic Design

To ensure that new alterations and additions

Respect the architectural character and style of the building and area concerned.

To maintain and enhance the existing character of the street and the surrounding locality.

To enhance the public appreciation of the area. YES

The proposed development has been designed to be sympathetic to the character or central Lorn.

During the design process advice and approval was sought from town planners at council including Greg Claydon and Leanne Harris who approved of the concept in general.

The development addresses the street as single storey.

The roof is a hip with separate verandah style roof over the entry porch.

4.2 Siting, Setback and Orientation

To maintain and enhance the existing character of the street and the surrounding area.

To ensure that new alterations or additions respect established patterns of settlement (i.e. pattern of subdivision and allotment layout, landscaped settings, car parking and fencing.)

To provide an appropriate visual setting for heritage items and heritage conservation areas.

To ensure that the relationship between buildings and their sites which contribute to the character of the area are not disturbed or devalued.

YES

The proposal aims to demolish a portion of the existing structure addressing the street including the awning over the footpath and move the building line back from the street frontage to square the proposed structure with the side boundary. This will also allow space for landscaping in the setback.

4.3 Size and Scale

To ensure that new alterations and additions respect the character of the building and surrounding area.

YES

The existing structure has a small street frontage that is not viewed as being sympathetic with the surrounding structures The proposal aims to remove the front most portion of the existing building and change the way the building addresses Belmore Road.

From Belmore road the development will be seen as a single storey structure with a hip roof and verandah to the front.

As the block falls to the rear a ground floor area for parking, access and utilities will fill the space under the first floor (on the Belmore Road level) with vehicle access from the carpark to the rear.

The proposed structure has a maximum height of 9.5m above natural ground.

4.4 Roof Form

To retain characteristic scale and massing of roof forms within Conservation Areas and on heritage items when designing alterations and additions.

YES The roof of the proposed development is designed as a hip roof with a pitch of 27°. There




is a separate verandah roof over the entry fronting Belmore Road.

4.5 Shopfronts

To retain shopfronts which contribute to the heritage significance of the building and surrounding area.

To ensure that new shopfronts complement the significance and character of the existing building and surrounding area.

YES

The front façade has been designed to be sympathetic to the existing streetscape and character of Belmore Road and Lorn in general. Greg Claydon and Leanne Harris have seen the façade and have deemed it generally acceptable.

4.6 Accessibility

Providing access to building for people with disabilities is required under the Disability Discrimination Act. Heritage places are no exception, however there is also a need to conserve these places and not alter them in a way which will impact on their heritage significance.

YES

The proposal includes a lift, to be installed at stage 2.

It is not feasible to have an accessible path of travel from the rear car park to the Belmore Street entrance for stage 1 of the development. Therefore it is suggested that people requiring accessible access park on Belmore Road and use the Belmore Street entrance.

An Accessible WC is provided as part of the development.

4.7 Materials and Colours

To ensure that materials and colours used in alterations and additions respect the significance and character of the existing building and surrounding area.

YES

A colour scheme of warm neutral tones has been chosen and shown on the plans.

The development incorporates weatherboard, bagged brickwork and Colorbond Custom Orb roofing.

Resene Caraway:

Weatherboard, bagged brick.

Resene Mondo:

Bagged brick.

Colorbond Surfmist:

Windows & architraves, posts and beams.




Colorbond Jasper:

Fascia and gutter.

Colorbond Jasper:

Custom orb roof sheeting.

4.8 Design of New Detail and Opening

To ensure that the character and pattern of new door and window openings in alterations or additions is compatible with the appearance of the original buildings and the area as a whole.

YES

The openings in the front façade and in general is compatible with the appearance of surrounding area.

4.9 Evidence for Authentic Reconstruction

To ensure that reconstruction reveals the known significance of the place (i.e. from physical and/or documentary evidence.) c) To encourage the integration of building and landscape elements

NA

4.10 Removal of Unsympathetic Alterations and Additions

To ensure that contributions of all periods to a place are respected.

To ensure that removal of any fabric only occurs when it is of slight significance, and the fabric which is to be revealed is of much greater significance.

NA

4.11 Services and New Technologies

To minimise any obtrusive effect of new building services and technical equipment in Conservation Areas and on heritage items.

YES All services and utilities will be located out of sight from the street frontage.

4.12 Landscaping

To maintain the rhythm of gardens, open spaces and tree planting in a heritage streetscape;

To ensure that planting does not compromise important views into or out of conservation areas;

To maintain the landscape character of the locality in any new development;

YES

Landscaping is proposed within the front setback to soften the façade and compliment landscaping within the setbacks of surrounding properties.

Species of plants shall be chosen with guidance from the 1985 Lorn Conservation Area Planning Study.

Maitland Development Control Plan 2011, Part E.3 (4) Lorn Heritage

Conservation Area

The proposal seeks to partially demolish an existing shopfront on Belmore Road and incorporate the

remained of the structure into retail space and associated office space. The existing shopfront does



not complement the existing streetscape so its loss does not negatively impact the character of the

area.

The proposal maintains the single storey street frontage that is common and encouraged in Lorn.

The infill development does not modify the historic character of Lorn

CONCLUSION

The role of the development industry is crucial to public acceptance of new forms of housing and the

future environment of the Lower Hunter. Designers and developers should recognise that good design

and high standards of development will increase public acceptance of housing variety.

The proposal meets with the objectives of council requirements and therefore the owners respectably

request that council approve the application in its current state.

Date post:	11-Apr-2022
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19 Belmore Road, Lorn

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