2019-12-10 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                               10 DECEMBER 2019


With regards to the floor area of the shop, the Business Uses Code provides for the following
probable solution:
 The gross floor area used for the associated retail sale of goods is limited to 15% of the gross
   floor area.
While this would equate to 40m2 compared to the 120m2 proposed, the corresponding specific
outcome specifies that the,
 The associated sale of goods, including foodstuffs, is ancillary to the service station use.
In this regard, the proposed shop is considered ancillary to the service station use, being fully
located within the service station and designed to operate in conjunction with the primary use of
the site being the supply of fuel. On the whole it is reasonable to assume that the majority of
patrons to the site will purchase fuel, with the purchase of food and drink remaining secondary or
ancillary to the service station use.
Driveways and Carparking Code
The Driveways and Carparking Code requires the development to provide a total of 12 car
parking spaces. The 120m2 use area proposed for the shop would attract a requirement for 7
spaces, with a total of 12 spaces required.
The traffic and car parking impacts of the development have been reviewed by Council’s
consultant traffic engineer who advised the proposed car parking is appropriate and will satisfy
the likely parking demands.
The planning scheme seeks to ensure provision of 1 bicycle space for Type 2 Shop or Salon per
100m2 GFA. The applicant has provided space for 2 bicycle parking spaces within the
landscaping of the site which complies with the scheme requirements.
Landscaping Code
The site currently features minimal landscaping and no significant vegetation. The applicant
proposes to include approximately 443m2 of soft landscaping on the site equating to around 17%
of the total site area. This proposal exceeds the minimum 10% required in the Business Centre
Zone.
The proposal includes minimum 3 metre wide landscaped areas to the boundaries with a seating
area and feature canopy tree proposed on the eastern side of the proposed building. This is
considered appropriate to provide shade and shelter for pedestrians and patrons taking short
breaks as well as softening the appearance of the building. The pedestrian arbour proposed on
the Weyba Road frontage provides a point of interest in the landscape, although serves little
purpose other than creating height within the landscape. Soft landscaping is proposed to include
a variety of ground covers, shrubs and green wall on the front of the proposed building.
The proposal plan indicates also that a lockable fence and gate would be located behind the wall
preventing access to the area behind the building where the water tanks are located. The
location of the gate however, is some 11 metres from the end of the wall that extends east of the
building, behind the seating area and feature tree. Application of CPTED principles would
indicate this area as a potential risk as an entrapment area with little surveillance between the
building wall, acoustic wall and will be potentially screened with dense shrubs and trees.
The inclusion of a lockable gate is supported, however the location of the gate and fence should
be brought eastwards to no greater than 0.5m from the eastern end of the wall. This will
eliminate a potential concealment or entrapment point.
The concept landscape plan is generally supported and it is recommended that a condition be
included requiring an Operational Works application generally reflective of the concept landscape
plan subject to the CPTED issues being addressed.




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