2018-10-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                  9 OCTOBER 2018


The applicant suggests the new location provides the ability to establish better sight lines for
traffic, will provide less congestion at the roundabout and better connections to the footpath for
the adjacent hospital. The Department of State Development, Manufacturing, Infrastructure and
Planning (Translink) initially raised concerns but the applicant subsequently addressed their
concerns. The Department indicates the proposed bus stop complies with the relevant standards
and policies. A condition could be imposed to ensure a new shelter is installed in accordance
with Council’s standard drawings.
Landscaping
Given the building footprint, the proposal seeks to remove all trees within the site. The existing
mature trees scattered throughout the 11 subject sites provide limited habitat and mostly provide
amenity. To offset their removal, generous landscaping setbacks are provided to the perimeter of
the site. Soft landscaping setbacks vary to Val Crescent from a minimum of 2m to the turning
area to 12m to the centrally located paved outdoor area. Landscaping setbacks to the 2 directly
adjoining dwellings range between 1.5m to 3m which provide adequate space for good
landscape screening. A condition could be included to provide 100 litre pot size trees and a
survey plan identifying any trees that may be able to be retained on site. It should be noted the
mature eucalypt within the Val Crescent verge is proposed to be retained.
Noise
Given the commercial component of the development, concerns are raised in regard to noise
emanating from the site and for the internal noise levels for the occupants. The applicant has
provided a Noise Assessment prepared by Road Pro Acoustics which states:
        Existing road traffic noise levels were measured and used to validate a 3-dimensional road
        traffic noise model for the site. External road traffic noise levels were calculated, and
        minimum glazing requirements to satisfy the internal noise levels in AS 2107 were
        determined in accordance with AS 3671.
        Noise from carparking activities is not expected to cause a nuisance at nearby residences
        due to low vehicle turnover and undercover parking.
        Service vehicles should only attend the Site, and the service (bin) area should be restricted
        to 7 am to 6 pm due to low ambient noise levels outside of these times.
        Mechanical plant noise should be assessed in detail during the detailed design stage of the
        project, as low background noise levels in the area combined with significant plant
        requirements will make attenuation of those sources critical.
        Subject to provision of the recommendations in this report, the proposed development is
        supported with respect to acoustic amenity.
Council’s Environmental Health Officer raised no concerns with the submitted Noise Assessment.
Air-conditioning, refrigeration, mechanical exhaust fans/ventilation, the laundry and kitchen, plant
rooms, bulk stores and the like are located in the proposed basement which will ameliorate noise
emanating from the site. To ensure no noise nuisance, conditions could be included to ensure
that acoustic measures are included at the building design stage and submitted as part of an
operational works approval and deliveries are between the recommended hours.
Light spill
Concerns are raised regarding potential light spill from vehicles exiting the site and general
external lighting for the development. In terms of vehicle lights, deliveries and the primary shift
changes are during daylight hours with no light spill consequences. The 10:30pm staff shift
change entails reduced employees. Furthermore, the proposed Val Crescent driveway is located
opposite a dwelling’s car port separated by landscaping to the frontage which minimises light spill
from vehicles.




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