Town Planning Report - Car wash & Food and drink outlet

“Adamson Town Planning, specialising in providing higher order town planning advice”


           •   PO12 – the proposed building height of the car wash marginally exceeds 8m (about
               8.150m) at the highest point over a very small area as shown on the southern elevation
               (refer Attachment 1). The proposed development is low rise and will have an
               architectural scale that is consistent with the built form within the area, will not visually
               dominate the site and will contribute positively to the streetscape in this location.
           •   PO13 – the site cover for the proposed development is about 40.9% (effective 44.8%),
               which provides for all roofed areas (not excluding any roof overhangs) over the
               effective area (not including the land dedication). The scale of the development is
               compatible with the existing service station developments nearby, and the
               development does not present an appearance of bulk to the street or the neighbouring
               bowling club to the east. Further, provides for landscaping (about 12.7%, effective site
               coverage) mostly around the street frontages with some additional trees to be
               provided in Diamond Lane to replace those required to be removed to allow for road
               widening.
           •   PO14 – the plot ratio for the development is about 0.2:1 (over the effective site area if
               the wash bays are counted as GFA), which is substantially less than the plot ratio
               allowed in the zone (0.8:1 – effective site area).
           •   PO17 – in terms of building setbacks the proposed development has a primary building
               setback of about 2m from Elm Street, which has a small open awning at the frontage
               as a design feature to assist with activating this frontage. The proposed development
               has a 1.55m setback to the edge of roof for the open structure over the vacuum bays
               and dog wash area fronting Diamond Lane. Further, has about a 230mm setback to the
               roof over the proposed food and drink outlet, with the wall setback about 1.83m from
               Opal Street. The development has been appropriately designed and sited to maintain
               visual continuity and the pattern of buildings and landscape elements within the street,
               avoids large continuous walls and has varying building setbacks.
           •   PO18 – the development has a building design and makes use of some lightweight
               building materials that reflect the local streetscape character of Cooroy. Further, is for
               a use and has a design and form that is compatible with what is effectively a mixed use
               setting.
           •   PO19 – in this context, the proposed development contributes positively to providing
               attractive and functional buildings, street and places.
           •   PO20 – the proposed development contains streetscape treatments including open
               awning structures, shade sails over the small outdoor dining area and landscaping to
               enhance the character and amenity of the street.
           •   PO21 – the design of the proposed buildings and other structures present a high level
               of architectural merit with building elements that are consistent with the bulk and scale
               of the adjacent service stations. Generally, the design has small façades, provides a
               strong visual relationship with the proposed landscaping, has a pedestrian scale, which
               makes use of changes in colours, textures and materials and also integrates the
               proposed signage. The built form is well articulated both in a horizontal and vertical
               scale and provides for an interesting streetscape.
           •   PO22 – the proposed development presents a high quality streetscape, celebrates
               being a corner site and provides for some outdoor seating and meeting opportunities
               at ground level, which is desirable.




      21017 – Kings Group                                                                   Page 25