Ordinary Meeting of Council 12 December 2012

3.3 PROPOSED TRANSPORT DEPOT - LOT 11 (NO.416) GREAT NORTHERN HIGHWAY, MIDDLE SWAN

Ward: (Swan Valley/Gidgegannup Ward) (Statutory Planning)

Disclosure of Interest: Nil

Authorised Officer: (Executive Manager Planning)

KEY ISSUES

An application has been submitted for an 850m2 transport depot building,

inclusive of a two storey 250m2 office building, on Lot 11 (No.416)

Great Northern Highway, Middle Swan.

The proposed facility will employ ten staff and is estimated to generate 12

vehicle movements per day.

The land is zoned "Swan Valley Rural" under the City's Local Planning Scheme

No.17 (LPS17) and has provisions for a range of Additional Uses including that

of a 'Transport Depot'.

The application was referred to adjoining property owners for comment. One

objection was received citing concern with traffic conflict from vehicle

movements into/out of the site.

Main Roads WA have reviewed the application and, whilst setting out a

requirement for future rationalisation of access for the various lots with a single

upgraded access road, are accepting of the adequacy of a single upgraded

crossover for the subject site.

The application was considered by the Swan Valley Planning Committee at its

meeting of 22 October 2012. The Committee resolved to recommend to the

City approval of the application subject to various conditions including the

relocation of eight parking bays from the front of the building to the rear.

The Scheme parking standards only require provision of 17 parking bays and it

is not possible to transfer the full eight bays proposed at the front to the rear

without obstructing vehicle access. Two bays can be located to the rear

abutting the building and the balance of six bays can, as surplus to

requirements be deleted.

The proposed size and situation of the building within the lot is considered to

be consistent with the prevailing amenity, noting the size and situation of

existing surrounding development within the Stefanelli landholdings.

It is recommended that the Council approve the proposed Transport Depot at Lot 11

(No.416) Great Northern Highway, Middle Swan subject to standard conditions.

Ordinary Meeting of Council 12 December 2012

AUTHORITY/DISCRETION

Council has discretion under Clause 10.3 of the LPS 17 to approve or refuse applications for planning approval.

BACKGROUND

Applicant: Statewest Surveys

Owner: Stefanelli Nominees Pty. Ltd. (Directors: Giovanni

Stefanelli, Joseph Stefanelli, John Stefanelli

Zoning: TPS - Swan Valley Rural

MRS - Rural

Strategy/Policy: Building & Development Standards- Rural Zones POL-

TP-126

Building & Development Standards - Industrial Zones -

POL-TP-124

Vehicle Parking Standards POL-TP-129

Development Scheme: NA

Existing Land Use: Single house

Lot Size: 4039m2

Use Class: Transport Depot "D" (Additional Use No.57)

DETAILS OF THE PROPOSAL

The application proposes a transport depot building comprising a 27.5m x 22.46m (approx. 600m2) x 7.65m main shed with an attached two storey front office of 250m2. The applicant has advised that the operation would entail approximately 12 vehicle movements per day.

22 parking bays are proposed: 16 to the front and six to the rear. Strip landscaping is proposed to the front of the building and the lot.

DESCRIPTION OF SITE

The subject lot is a regularly configured lot of 4039m2 in area situated as part of the Stefanelli landholdings on the eastern side of Great Northern Highway in Middle Swan. The lot is flat and contains a 1950's detached single dwelling situated to the front. The Stefanelli landholdings, which comprises a transport depot, timberyard and other quasi industrial activities is situated some 700 metres from the Great Northern Highway and Reid Highway/Middle Swan Road intersection, opposite Swan Christian College, Houghton's winery and other viticultural properties.

Ordinary Meeting of Council 12 December 2012

SITE HISTORY/PREVIOUS APPROVALS

Two development applications previously submitted for a warehouse (1988) and a

transport depot (1997) were refused; the former because it was a use not permitted under the zoning and the latter because the application lacked sufficient detail.

APPLICANT'S SUBMISSION

The applicant has provided the following justification (summarised) in support of the proposal:

- the proposed development has sufficient separation from surrounding sensitive land uses;

- the proposed development is consistent with the objectives of the Swan Valley

Planning Act 1995 including the surrounding locality with truck parking to the rear of the building, minimal traffic, a quality building facade and 3m wide landscaping.

PUBLIC CONSULTATION

The application was advertised for public comment, with one objection received citing concern with traffic conflict from vehicle movements into/out of the site. This will be discussed further in the report.

CONSULTATION WITH OTHER AGENCIES AND/OR CONSULTANTS

The proposal was referred to the Swan Valley Planning Committee, Main Roads WA, the Swan River Trust and the Department of Water for comment.

The agencies advised as follows:

Swan Valley Planning Committee

"That the Swan Valley Planning Committee resolves to:

1. Note that the proposal for a Transport Depot on Lot 11(416) Great Northern

Highway, Middle Swan is consistent with the objectives of the Swan Valley Planning Act 1995;

2. Recommend that the proposal be approved by Council;

3. Recommend that approval is conditional upon the construction of the access required by Main Roads department.

4. The number of car bays at the front of the building fronting Great Northern Highway be reduced to 8 and the remainder to be landscaped to the requirement to the requirement of the City of Swan.

Main Roads WA

Ordinary Meeting of Council 12 December 2012 Main Roads WA most recent correspondence dated 10 September 2012 advised that this agency is agreeable in principle to the proposed development having direct access to Great Northern Highway for the foreseeable future.

Main Roads WA has, in consultation with the owners of the subject property and with the Swan Christian College administration, formulated a design for a four way intersection to provide a single consolidated point of access to the Stefanelli landholdings and a service access to the school. Main Roads WA however has not indicated when such intersection design needs to be implemented and existing access arrangements be closed.

Swan River Trust

The Swan River Trust has advised of no objection to the proposal but has recommended that onsite stormwater detention systems incorporate mechanisms to capture hydrocarbons from vehicles. These requirements will be imposed as conditions of any development approval.

DETAILS

Zoning and Permissibility of Use

The subject land is zoned "Rural" under the Metropolitan Region Scheme (MRS) and "Swan Valley Rural" under the City of Swan Local Planning Scheme No.17. The land is also the subject of Additional Use No.57 which provides for the discretionary consideration of a range of uses not permissible in the zone pursuant to the Scheme Zoning Table. This includes "Transport Depot" which is a "D" use as set out under the additional use provisions.

Access to Great Northern Highway

The objection against the proposal from Houghton's on the grounds of traffic and safety would appear to have been adequately considered and satisfactorily addressed by the assent of Main Roads WA to a direct driveway and crossover from the lot onto the Highway.

It is further noted that the anticipated 12 vehicle movements per day are considered a very minor increase to the volume of existing movements along the road. As such the impact on the prevailing amenity as a result of such movements would be virtually imperceptible.

Development Standards

Setbacks

The City's Scheme does not prescribe any setbacks for the Swan Valley Rural zone however the General Rural zone sets out front and rear setbacks of 30 metres and 20 metres to side boundaries. The proposal entails a front setback of 22 metres, a rear setback of 75 metres and side setbacks of 6 metres (northern side boundary) and zero

metres (southern side boundary). The minor reduction in the front setback is considered acceptable noting that additional landscaping will be provided at the front boundary and this will offset the visual impact of the building as viewed from the road. The side setbacks are not considered to have any adverse amenity impacts on the adjoining properties noting that these are all under the same ownership.

Plot ratio

Ordinary Meeting of Council 12 December 2012 Building standards for rural lots nominally restrict buildings to 10% of the lot area. The plot ratio of the development is 0.21:1 however this is not considered to have any adverse amenity impacts noting the development will sit within a "complex" with adjoining lots under the same ownership that already contain buildings of similar size.

Car parking

The applicant has proposed 22 parking bays, comprising 16 to the front of the building and 6 to the rear. The Scheme requirements are for 17 bays therefore the eight bays to the front can be deleted and two additional bays can be provided to the rear of the building, providing a total of 16 bays. This is considered acceptable.

Landscaping

Rural building standards do not normally require landscaping like commercial/industrial development however the proposal entails a three metre wide strip along the lot frontage and some planting to the front of the building facade. Given the Swan Valley

Planning Committee has requested that eight parking bays to the front are relocated to the rear (notwithstanding these bays are largely surplus to scheme requirements) the landscaping area will increase from approximately 67m2 to 177m2. This is considered more than adequate.

Given the above, the proposal is considered to be consistent with the objectives of the

Swan Valley Rural zone and accordingly it is recommended that Council approve the application subject to standard conditions.

OPTIONS AND IMPLICATIONS

Option 1: The Council resolves to approve the proposed Transport Depot at Lot 11 (No.416) Great Northern Highway, Middle Swan subject to standard conditions.

This is the recommended option.

Implications: Development can proceed.

Option 2: The Council resolves to refuse the proposed Transport Depot at Lot 11 (No.416) Great Northern Highway, Middle Swan for the following reason:

(i) The generation of additional vehicle movements onto and out of the site will have an adverse impact on the functionality of the Highway and therein adversely impact the amenity of the locality.

This is not the recommended option.

Implications: The applicant will have a right of review at the State Administrative Tribunal.

Ordinary Meeting of Council 12 December 2012

CONCLUSION

An application has been received for a proposed Transport Depot facility on Lot 11

(No.416) Great Northern Highway, Middle Swan. The land is zoned Swan Valley Rural and a "Transport depot" is designated a "D" use by virtue of Additional Use No.57 applicable to the land. The proposal is not inconsistent with existing surrounding development within the Stefanelli landholdings and the scale and location of the development are considered acceptable.

The Swan Valley Planning Committee has resolved that the proposal is consistent with

the relevant planning objectives of the Swan Valley Planning Act 1995 and on the basis of the above conclusions it is considered that the proposal is consistent with the objectives applicable to the Swan Valley Rural zoning of the land under LPS 17. Public advertising of the proposal generated one objection citing concern with the safety of access from the highway. The anticipated vehicle movements will however be minimal within the context of existing traffic along the Highway and Main Roads WA is satisfied of the adequacy of a direct access arrangement. Approval subject to standard conditions is

recommended

ATTACHMENTS

Location Plan

Site Plan

Elevations

STRATEGIC IMPLICATIONS

Nil

STATUTORY IMPLICATIONS

City of Swan Local Planning Scheme No.17

FINANCIAL IMPLICATIONS

Nil

VOTING REQUIREMENTS

Simple majority

Ordinary Meeting of Council 12 December 2012

RECOMMENDATION

That the Council resolve to:

1) Approve the proposed Transport Depot at Lot 11 (No.416) Great Northern Highway, Middle Swan subject to the Following conditions:

1. This approval is for a 'Transport Depot' as defined under the City's Local Planning Scheme No.17 and as illustrated on the submitted site plan stamped date received by the City of Swan on 14 May 2012.

2. Use of the site for the purpose approved shall not commence until an Occupancy Permit is issued.

3. Provision must be made for access and facilities for use by people with disabilities in accordance with provisions of the Building Code of Australia and AS 1428.1.

4. The parapet wall and footings shall be constructed inside the allotment.

5. Vehicle access onto the site shall be restricted to that shown on the approved site plan.

6. A total of 16 parking bays shall be provided, each measuring 5.5 x 2.5 metres, clearly marked on the ground and served by a 6 metre wide paved accessway. Where the accessway abuts a building or other barrier, a minimum width of 6.5 metres is required. Disabled bays to comply with Australian Standard 2890.6, bays near obstructions to measure 5.5 x 2.8m.

7. The area to the immediate front of the lot proposed to contain eight parking bays is to be utilised instead as landscaping area as depicted on the approved plan.

8. Car parking bays and areas designated for landscaping, shall not be used for the storage, display or selling of any goods or vehicles whatsoever.

9. Vehicle parking area, access and circulation areas must be designed to withstand anticipated loads and sealed, kerbed, drained and maintained to the satisfaction of the City, in accordance with the approved plans.

10. Prior to commencement of any works onsite, the applicant/owner shall submit to the City for its approval a Stormwater Management Plan, prepared by a suitably qualified engineer, that details the onsite stormwater detention system, inclusive of, but not limited to, the following specifications:

(i) capacity to accommodate a 1 in 10 year storm (minimum) with provision for an overland flow path in the event of system failure with measures to mitigate potential erosion;

(ii) incorporation of gross pollutant trap(s) and hydrocarbon interceptor mechanisms;

Ordinary Meeting of Council 12 December 2012

(iii) a bunded truckwash down bay with collection of wastewater into a

dedicated soakwell for onsite infiltration in accordance with the Department of Water's Water Quality Protection Note 68 Mechanical equipment washdown; and

(iv) a programme for maintenance of the detention basin and hydrocarbon interceptor mechanisms.

11. The applicant/owner must construct and maintain the onsite stormwater detention system in accordance with the approved Stormwater Management Plan.

12. An approved effluent disposal system must be installed prior to the occupation of any building the subject of this approval.

13. Prior to substantial commencement of the development subject of this approval, a landscape plan, drawn to a scale of 1:100 must be submitted to the City of Swan for approval.

14. All landscaping must be completed in accordance with the approved detailed landscape plan, prior to the occupation of any building and all landscaping is to be maintained onsite to the satisfaction of the Chief Executive Officer.

15. Emergency lighting design is to be prepared by a qualified electrical consultant.

16. Any additional development, which is not in accordance with the application (the subject of this approval) or any condition of approval, will require further approval from the City.

CARRIED