2017-01-16 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                       16 JANUARY 2017


   Landscaping Code;
   Transport, Roads and Drainage Code;
   Waste Management Code;
   Water Sensitive Design Code; and
   Water Supply and Sewerage Code.
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:

 Code              Discussion

 Driveways and     The applicant intends to provide a total of 125 carparking spaces (Stage 4) on site for
 Carparking        the development. This includes the existing 86 parking spaces provided on site and the
 Code              additional parking provided in the new basement area.
                   The development proposal was referred to Council’s traffic expert for comment. The
                   traffic expert has raised some concerns about the carparking generated by the
                   development in particular the impact upon existing parking areas off site in Doonella
                   and Pelican Streets. The applicant was requested to provide additional car park survey
                   information, however this information was not provided.
                   Having regard to the overall net increase in use area for the bar, gaming and lounge
                   area, there is a net increase in use area of about 360m². The applicable parking rate
                   for this part of the development is 1 space per 10m² of use area, which equates to an
                   additional 36 spaces. Consequently, it is suggested that the proposed development has
                   provided sufficient additional parking for Stage 4 of the development.
                   Access to the development is to be maintained as existing off Memorial Avenue with a
                   new access being proposed off Doonella Street. Another driveway is to be proposed
                   off Pelican Street, which provides access to the additional parking located above the
                   basement.
                   The traffic expert raised an additional concern with respect to the lack of manoeuvring
                   space for a heavy rigid vehicle to service the development from the new access
                   driveway fronting Pelican Street. Consequently, a condition is to be imposed to address
                   this issue, which should result in minor design changes to the proposed built form.

 Water Sensitive   In response to the information request the applicant has provided a Engineering Report
 Design Code       & Stormwater Management Plan. The report is satisfactory and deals with the matter
                   of managing stormwater from the development in terms of the quantity and quality of
                   water leaving the site. Given the extent of sealed areas existing on site, there is no net
                   increase in the amount of stormwater runoff requiring detention.

 Landscaping       Development in the Community Services Zone is to provide a minimum area of 15%
 Code              with an average frontage width of 2m. As discussed above, having regard to the subject
                   land as a whole, the proposed development will provide 16.4% of landscaped open
                   space. This landscaping will need to provide for deep planting and provide for some
                   significant tree species to off set the more mature vegetation to be lost within the
                   existing building setback areas as a result of construction of the proposed basement
                   area.




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