Response to Information Request - October 2024

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




Response to Information Request:

The request for information has been further discussed with the Coordinator, Planning and
the applicant (GSLC). It should be noted that the design and location of the maintenance
sheds was undertaken in discussion with the adjoining property owners.

At the outset, the applicant sought to minimise the impact of the location of the proposed
maintenance sheds on the adjoining residential properties. This was achieved by separating
Buildings B & C and maximising the amount of landscaping that could be provided, while
also having regard to the constrained location (refer Site Plan). The proposed maintenance
sheds are the minimum size required to meet the needs of the GSLC in the long term.

The maintenance sheds have been separated by 3m to minimise the impact along the length
of the built form with dense landscaping to be provided within the 2m building setback and
between the sheds. The proposed landscaping will provide a suitable vegetated buffer to the
adjoining residential properties, which is a matter that can be conditioned.

The building wall length is not excessive (11m for each shed) with the Buildings B & C being
separated by 3m. The proposed development meets performance outcome PO19 of the
Community Facilities Zone Code. Further, the proposed sheds meet all other acceptable
outcomes in terms of building height (AO17.1), site cover, gross floor area and building bulk
(AO18.1, AO18.2 and AO18.3 when considering the current Master Plan submitted for the
preliminary approval (MCU23/0096)).

The height of the sheds near the eastern boundary is 2.7m rising away from the property
boundary to about 4m over a length of 6.5m. There are no openings in the walls facing the
residential properties with the main access roller doors facing away from these properties.
The existing maintenance sheds in this general location face towards the residential
properties and the proposed new shed design is considered to be a better planning outcome
in terms of maintaining an appropriate level of amenity for the adjoining residential
properties. The existing sheds are to be removed.

It is noted there is a 2m high fence constructed along the length of the southeastern
boundary, which is desirable, given the nature of the use. Consequently, the proposed sheds
are 700mm higher than the fence at the closet point and will be mostly screened by
landscaping.

The location of the maintenance sheds is on a part of the site that is quite constrained given
the shape of the allotment and having regard to the existing dam towards the north, with the
existing tennis courts also forming a pinch point in this location. Vehicle and machinery
access is also required to the maintenance sheds (refer Site Plan). The proposed new
maintenance sheds while larger in area will not have a significant impact on the amenity of
the adjoining properties.

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23002 – Good Shepherd Lutheran College – Maintenance and Sports Sheds

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




The proposed building setback is reduced by 1m from 3m to 2m. It could be the case that a
building two (2) storeys (8m) in height could be constructed having a 3m setback. A letter
has been obtained from the adjoining property owner at 42 Seacove Court, who supports
the location of the shed, noting that this is a preferred outcome given the proposed sheds
are low set structures with dense landscaping to be provided (refer Attachment 1).

The land currently occupied by the GSLC is to be used effectively and in an efficient manner
to maximise the use of the land for educational purposes, consistent with the Community
Facilities Zone (annotated Educational Establishment). The proposed sheds are needed and
have been located to limit the impact on the existing open space and landscaped areas
within the GSLC, minimise adverse impacts and maintain a satisfactory level of visual amenity
for the adjoining premises.

Attached are amended proposal plans for the Maintenance Sheds and Sports Shed, which
provide the cardinal directions on the elevations (refer Attachments 2A, 2B & 2C).

In accordance with section 13 of the Development Assessment Rules, this completes the
response to the Information Request.

Should you have any concerns with the proposed development or require further
information please contact me.

Yours faithfully




Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd




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23002 – Good Shepherd Lutheran College – Maintenance and Sports Sheds