Code Assessment - 12 Eenie Creek Rd (RESOLVED DRAFT)

heights. Mechanical plant,
                                                                               accepted development within the existing
equipment and storage
                                                                               building without expansion of the use
                                                                               area, so the adaptability of the premises is
                                                                               preserved.

PO13                                   AO13.1, AO13.2
                                                                               Complies with PO
Mechanical plant and equipment         Mechanical plant, refuse and
                                                                               This outcome expressly extends to air
(including air conditioning            recycling area, vents and exhausts
                                                                               conditioning equipment. A showroom of
equipment) and storage areas are       are not visible from a street, public
                                                                               this kind, with a fully glazed northern
designed and located to— (a) avoid     space or adjoining residential use
                                                                               frontage, will require air conditioning,
adverse visual impacts when            and is acoustically screen from
                                                                               and the concept drawings do not yet show
viewed from the street and             adjoining sensitive land use.
                                                                               where the plant is to be located. The
adjoining properties; and (b)          AO13.2 Mechanical plant and
                                                                               proposal is capable of satisfying both
visually integrate with the building   equipment are: located more than 2
                                                                               limbs of the performance outcome and
design. (a) (b) (c) (d) Streetscape    metres from any property
                                                                               the acceptable outcomes, as follows.
                                       boundary; where located at ground
                                       level, screened by fencing 1.5
                                                                               The acoustic limb of AO13.1 is not
                                       metres in height or dense
                                                                               engaged. It applies to plant visible from,
                                       vegetation of at least 1.5 metres in
                                                                               or affecting, an adjoining residential use
                                       width incorporating grouped trees
                                                                               or sensitive land use. There is none. Both
                                       and shrubs with a maximum
                                                                               adjoining parcels, and all forty parcels
                                       separation distance of 1 metre
                                                                               within 150 metres, are in the Medium
                                       measured from the centre of the
                                                                               Impact Industry zone.
                                       tree or shrub; visually integrated
                                       into the line and plane of
                                                                               As to the visual limbs, the existing
                                                                               building presents to the street behind a
                                                                               parapet at 5.9 metres, as shown on sheet
                                                                               A301. Plant mounted at roof level behind
                                                                               that parapet is not visible from the street
                                                                               frontage or from adjoining properties, and
                                                                               does not project beyond the height or
                                                                               width of the building, satisfying AO13.2(c)
                                                                               and (d). Where any plant is instead
                                                                               located at ground level, it can be sited to
                                                                               the rear of the building away from the
                                                                               frontage and screened in accordance with
                                                                               AO13.2(b).

                                                                               The applicant offers, as a condition of any
                                                                               approval, that all mechanical plant and
                                                                               equipment including air conditioning be
                                                                               located and screened in accordance with
                                                                               AO13.2, and that its location be shown on
                                                                               plans submitted for approval. Storage is
                                                                               provided internally within the building as
                                                                               shown on sheet A202 and is not visible
                                                                               from the street.

                                                                               One matter is noted for detailed design:
                                                                               AO13.2(a) requires plant to be located
                                                                               more than 2 metres from any property
                                                                               boundary. The building occupies much of
                                                                               this 809 square metre site, so a roof-
                                                                               mounted location behind the parapet is
                                                                               likely to be the practical solution, and is
                                                                               in any event the better outcome visually.

PO14                                   No acceptable outcome provided
                                                                               Not applicable
Visual amenity and character
                                                                               The site does not adjoin the major road
surrounding the major road
                                                                               network. It fronts the Eenie Creek Service
network No acceptable outcome
                                                                               Road, a local service road.
provided is protected and enhanced