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VOLUME 09286 FOLIO 262 Security no : 124065846690P Produced 05/05/2017 02:57 pm

LAND DESCRIPTION

Lot 2 on Plan of Subdivision 095117. PARENT TITLE Volume 08686 Folio 805 Created by instrument H053743 28/04/1978

REGISTERED PROPRIETOR

Estate Fee Simple Sole Proprietor Trustees of THE MELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES Register of Successory Trusts Folium No 552 H053743 28/04/1978

ENCUMBRANCES, CAVEATS AND NOTICES

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan or imaged folio set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE TP196154L FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL ------------------------END OF REGISTER SEARCH STATEMENT------------------------ Additional information: (not part of the Register Search Statement) Street Address: 209A HURD STREET PORTLAND VIC 3305 DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the timeand in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication orreproduction of the information.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 9286/262 Page 1 of 1

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Land Victoria.

Document Type plan

Document Identification TP196154L

Number of Pages

(excluding this cover sheet)

1

Document Assembled 05/05/2017 15:01

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Saleof Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and inthe form obtained from the LANDATA® System. The State of Victoria accepts no responsibility forany subsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

DRAWING SCHEDULE

DRAWING

NUMBERDRAWING NAME

DA00 COVER SHEET

DA01

DEMOLITION SITE PLAN

DA02

PROPOSED SITE PLAN

DA03

PROPOSED FLOOR PLAN

DA04

DA05

DA06

DA08 SECTIONS - A & B.

DA09

DA10

DA11

ELEVATIONS - SOUTH AND EAST

ELEVATIONS - NORTH AND WEST

DA07

DA 00SITE LOCALITY PLAN

EXISTING SITE PLAN

SIGNAGE

EXTERNAL FINISHES

INTERNAL FINISHES

DA12 LANDSCAPE PLAN

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

COVER SHEETMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773

P1 28.04.17 ISSUE FOR DA APPLICATION

EXISTING & PROPOSED KINGDOM HALL SITE

209 A

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

SITE LOCALITY PLANMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773

N


0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

EXISTING SITE PLANMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773

N

P1 28.04.17 ISSUE FOR DA APPLICATIONP2 10.05.17 REISSUE FOR DA APPLICATION

1

2

3

4

5

6

7

830

29

20.0

EXISTING

SHED

21.0

19.0

19.5

20.5

CAR PARKING

DA 04

209

213

207

SITE 42 660 179Á55'

SHED

SHED

N

E

W

S

T

R

E

E

T

HU

RD

S

TR

EE

T

EXISTING POST &

WIRE RURAL FENCE

NEW

DRIVEWAY

EXISTING

TREE

L.P.

L.P.

L.P.

L.P.

EXISTING GRASS

TO REMAIN

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

PROPOSED SITE PLANMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773

N

P1 28.04.17 ISSUE FOR DA APPLICATIONP2 10.05.17 REISSUE FOR DA APPLICATION

FEMALECOMP.

SO

UN

D

DPDP

DPDP

S/S HR

FFL RL 21.25

MULTI. USE

FOYER

MALE

DP

DP

96 SEATS

AUDITORIUM

STEP RAMP

1:10

PLATFORMFFL +150mm

T

P

T

P

DP

DA074

DA06

1

DA062

NB

SDU

SDU

WC

WC

WC

WC

GR

GR

GR

GR

VB

VB

PTD

PTD

VB

SK

MIX

CTN

OSV

D01

D07

D02

D04

D05

D06

D08

A

DA07

3

B

10mm GYPROCK PB (TYPICAL WALL LINING)

+ 90mm STUD (TYPICAL WALL FRAME)

+ R2.5 GLASSWOOL BATT INSULATION

+ 10mm GYPROCK PB (TYPICAL WALL LINING)

110mm EXTERNAL FACE

BRICK VENEER WITH

TIMBER WALL FRAMES

INTERNALLY

BEAM OVER

150mm HIGH TIMBER

FRAMED PLATFORM

A/CA/C

A/C

CONCRETE

PAVING

CO

NC

RE

TE

P

AV

IN

G

CO

NC

RE

TE

P

AV

IN

G

TV1

65"

TV2

65"

C

O

L

C

O

L

FE

PTD

MB

DA05C

AB

IN

ET

ACOUSTIC INSULATED WALL

SDU

AMB.

AMB.CNB

450mm HIGH LOW

TIMBER STUD WALL

ELEC.

DB

D03

UNISEXACCESS.

GL

AS

S

WIN

DO

W

PASSAGE

FE

MAT

SWGSWGSWG

DP

DP

HWS

A/C

CONCRETE PAVING

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

PROPOSED FLOOR PLANMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773

N


CJCJCJCJCJ

D08

FFL 0

C.L. 2900U/S TRUSS 3300

C.L. 2700

A/C

A/C

CONC. PAVING

COLORBOND BARGE CAPPING

600mm GABLE OVERHANG

LINED WITH F.C. SHEETING



COLORBOND METAL

FASCIA AND GUTTER

100mm Ï PAINTED

PVC DOWNPIPES

COLORBOND BARGE

CAPPING

TIMBER FRAMED

SOLID CORE DOOR

FACE BRICKWORK

AS SELECTED

POWDERCOATED

ALUM. FRAMED GLAZING

AIR-CONDITIONING UNITS

A/C

MBMETER BOARD /

MAIN SWITCHBOARD

COLORBOND RIDGE CAPPING

TOILET EXTRACT FAN

AND ROOF COWL

ROOF EXHAUSTS ROOF FAN COWLS

COLORBOND CORRUGATED

ROOF SHEETING AT 15Á PITCH

0c

25c

KICKPLATE

INSTALL HEAD

FLASHING TO

DOOR

DPDP

DPDP

AIR-CONDITIONING

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

ELEVATIONS - NORTH AND WESTMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773


FS16c

25c25c

CJCJ

FFL 0

C.L. 2700

U/S TRUSS 3300

ROOF RIDGE

DP DP MB

TP

A/C



90mm SQ. TIMBER POST

WITH PAINT FINISH

CONC. PAVING

FACE BRICKWORK

AS SELECTED


188 x 30 PAINTED TIMBER BARGE BOARD

188 x 30 PAINTED TIMBER

BARGE BOARD

ARTICULATION CONTROL JOINTS (CJ)

600mm WIDE EAVES

LINED WITH F.C.

SHEETING

25c

AIR-CONDITIONING UNIT

100mm Ï PAINTED PVC DOWNPIPE

WITH STAND OFF BRACKET

FS16cFS16c

TOILET EXTRACT FAN

AND ROOF COWL

DP

S

32c

S

32c

S

32c

CJCJCJ

D01

FFL 0

C.L. 2700

U/S TRUSS 3300C.L. 2900

CONC. PAVING



100mm Ï PAINTED

PVC DOWNPIPES

COLORBOND BARGE

CAPPING

POWDERCOATED

ALUM. FRAMED GLAZING




COLORBOND METAL

FASCIA AND GUTTER

ARTICULATION CONTROL

JOINTS (CJ)

PROVIDE SMOOTH TRANSITION TO

CONC. PAVING FROM 0 FFL TO PATHS /

DROP OFF AREA FOR WHEELCHAIR /

INFIRM ACCESS

FACE BRICKWORK

AS SELECTED

90mm SQ. PAINTED

TIMBER POSTS



COLORBOND RIDGE CAPPING

CJ CJ

0c

TP

32c

CJ

DPDPDP

TP

DP DP

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

ELEVATIONS - SOUTH AND EASTMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773


0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

SECTIONS - A & BMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773

REFER TO DRAWING A01 FOR SCHEDULES

& DETAILS OF FINISHES AND COMPLIANCE

REFER TO STRUCTURAL AND CIVIL

DRAWINGS FOR SITE PREPARATION AND

DRAINAGE DETAILS


FREESTANDING FRONT BOUNDARY SIGNAGE

GROUND LEVEL

0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

SIGNAGEMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773


DA100 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

EXTERNAL FINISHESMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773


DA10 0 10 20 30 40 50mm

DESCRIPTIONREV

DRAWING TITLE:

CLIENT:

PROJECT:

JOB CODE:

DATE

INTERNAL FINISHESMELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUSTPROPOSED PLACE OF WORSHIP209A Hurd Street, Portland VICTORIA

71773


LDCAUSTRALIA ENGINEERING GROUP

CHRISTIAN CONGREGATION OFJEHOVAH'S WITNESSES PRINT REDUCTION BAR A3 SHEET

0 10 20 30 40 50 N

P1REV

28.04.17DATE

ISSUE FOR DA APPLICATION.DESCRIPTION

DRAWING TITLE:

CLIENT:

PROJECT:PROPOSED PLACE OF WORSHIP

JOB CODE: 71773

DESIGN:GT

DRAWN:GT

SCALE@A3: 1:250

REVISION:

DA12LANDSCAPE PLAN

1 LANDSCAPE PLAN1:250

MELBOURNE CONGREGATION OF JEHOVAH'S WITNESSES TRUST

209A Hurd Street, Portland VICTORIA P2

NEW 1.8 m HIGH COLOURBOND FENCE

EXISTING POST & WIRE RURAL FENCE

EXIS

TIN

GPO

ST

&W

IRE

RURAL

FENCE

NEW

REPLAC

EM

EN

T1.8

mH

IGH

CO

LO

UR

BO

ND

FEN

CE

EXISTINGSHED

NEW

SHED

EXISTING TREE

EXIS

TIN

GTR

EES

EXISTING TREE

PROPOSED KINGDOM HALL

Coast Daisy Bush

H W

Banksia marginata Silver Banksia

PLANT SELECTIONS TAKEN FROM THE PDF PUBLICATION'INDIGENOUS PLANTS OF MOYNE SHIRE.'Courtesy of Moyne Shire Council Environmental Sustainability Strategy, 2012.

4m 4m

TAG

BM

OAOlearia axillaris 1-2 m 1-2 m

Hakea nodosa Yellow Hakea 1-3 m 1-2 m HN

Correa alba White Correa 1m 1m CA

Pultenaea tenifolia Slender Bush Pea 0.5m 0.3m PT

Tetratheca ciliata Pink Bells 0.6m 0.6m TC

BOTANICAL NAME COMMON NAME

Correa alba Shade tolerant, well drained soils.

BMOAHN

CAPT TC

BM

BM

4

5

6

7

8

9

HN

HN

1

2

3

4

5

6

PT

1

5 913

1818

CA

OA1

23

4 5

6

7

TC 9

TC13

PT17

Banksia marginata

Olearia axillaris

Hakea nodosa

Correa alba

Pultenaea tenifolia

Tetratheca ciliata

QUANTITIES & SOURCE

7

9

6

16

72

22

MULCH

12000@45DEG

7500

15000

9900@

45deg

37000

2400

approx 4560 from eastern cnr

PT1

10 20 30

37

37

APPROX 880 SQ M OF MULCH.

Please confirm the amount of mulch required, inc cover,before ordering.

HARD EDGING. Material & dimensions tbc.

GRASS

APPROX 390 SQ M OF GRASS COVERAGE.Please confirm coverage before ordering.

Tube stock & 140 mm pots.






LOCATER GRID IN 4000 INCREMENTS

A B C D E F G H I J K L M N O P

1

2

3

4

5

6

7

8

9

10

11

12

13

1

4

7

CA 62CA

OA

BM

HN

CA

PT

TC

RE-ISSUE FOR DA APPLICATION.P2 10.05.17

CA

3m

WID

EG

RA

VEL

DR

IVE

WA

Y

Place of Worship – 209A Hurd Street Portland 0

Application for Planning Permit

Melbourne Congregation of Jehovah’s Witnesses Trust

Construction of a Replacement Place of Worship

209A Hurd Street Portland Vic 3305


Prepared by Trevor Yacopetti,Authorised Agent of the Melbourne Congregation of Jehovah’s Witnesses TrustMay 2017

ContentsIntroduction ................................................................................................................... 2

1.0 The site and surrounds ......................................................................................... 3

2.0 Proposal ............................................................................................................... 7

4.0 Planning scheme controls ....................................................................................... 11

4.1 General Residential Zone ..................................................................................... 11

4.2 Permit requirement ............................................................................................. 12

5.0 State Planning ......................................................................................................... 13

5.1 Particular Provisions ............................................................................................ 14

6.0 Planning Discussion ................................................................................................. 16

7.0 Conclusion .............................................................................................................. 17


Introduction

This submission forms part of a planning permit application to develop the land at 209A HurdStreet Portland with a Kingdom Hall (Place of Worship) and associated car parking.

For decades, the Portland Congregation of Jehovah’s Witnesses have successfully used theexisting building on the site for Bible instruction and meetings.

The building was purpose built by the local congregation as a place of worship approximately38 years ago, but no longer meets the requirements of the congregation. Due to the changingnature of society, changing demographics within the area and the need to provide a moremodern and functional building, the local congregation would like to construct a new place ofworship on the same site.

The proposed 100 seat building better reflects the needs of the congregation and will providean updated, low maintenance and environmentally efficient built form, allowing thecongregation to continue supporting the local community.

This submission should be read in conjunction with the plans and supporting materialincluding:

DA-00-DA12_P2 Plans by the Christian Congregation of Jehovah’s Witnesses LocalDesign/Construction Department.


1.0 The site and surrounds

The site is known as 209A Hurd Street Portland, (Lot 2 on Plan of Sub-division 095117). Thesite is an irregular shaped parcel of land with an area of 5200 square metres and is zonedGeneral Residential (GRZ1). (See figure 1)

Although abutting New Street, access to the site is via a driveway from Hurd Street (StuchberyCourt) with a frontage of about 15 metres. (See figure 2)

Figure 1: Zoning Plan (Source DELWP) Figure 2: Site Location Plan (Source Google Maps)

The land has a gentle slope from the north-western corner (high point) with a RL of 22.5metres to the south-western corner (low point) with a RL of 19 metres. This is a total fall of 3.5metres across the site – approximately 2.5%.

The large site is presently improved with a single storey, purpose built place of worship(Kingdom Hall of Jehovah’s Witnesses). It has permission to operate as a 100-seat place ofworship.

As shown in Photograph 1 on the following page, the existing building has a domestic formand scale as evident in its modest single storey height, brick construction, the use of domesticstyle windows and the low scale zinc sheet roof. Photograph 1 also shows the place of worshipserviced by the gravel car-park, which surrounds it on the southern, eastern and northernsides.


Photograph 1: View of existing place of worship (facing south-west)

Photograph 2 below shows that the most significant native vegetation on the site is aroundthe perimeter and will not be affected by the proposal. A few non-native small trees andshrubs will be removed to facilitate the new building and will be replaced by the planting ofendemic species.

Photograph 2: View of existing place of worship and surrounding vegetation (facing north)


Photograph 3 below, shows the existing place or worship and the driveway viewed from HurdStreet. The current building has a low visual impact from the road and due to its location onthe block; the proposed building will have even less impact.

Photograph 3: View of existing place of worship and surrounding houses (facing north-west)

Hurd Street, which is a sealed local road running north-south, is well equipped to cope withthe small amount of traffic associated with the existing place of worship. This proposal will notincrease the traffic levels to the site.

Photograph 4 below, shows a view of Hurd Street to the south, including one of severalaccommodation buildings with frontages on the east side of the street.

Photograph 4: View of surrounding houses and other buildings (facing south)


As shown in Figure 3 below, the site has direct abuttal with a vacant allotment to the northand also to the rear portion of five residential properties that front Hurd Street. New Streetforms a physical barrier to the west and beyond that is the well vegetated area surroundingPortland Tourist Park.

Figure 3: Aerial Photograph of Site and Surrounds


2.0 Proposal

It is proposed to demolish the existing place of worship (Kingdom Hall) on the site, and toconstruct a single storey building to the north-east, along with associated car parking.The plans outlining the proposal are highlighted in Figure 4 below.

Figure 4: Development Plan


The Proposed Building

The proposed building is located toward the northern boundary of the lot. The Kingdom Hall isset back 10.65m from the eastern boundary, 8m from the northern boundary and a minimumof 32 m from a proposed new southern boundary fence.

The usual style of construction of a Kingdom Hall consists of brick veneer walls, ahipped/gable roof and gable ends. The building will have domestic scale and form with asingle storey height of around 5 metres to the roof ridge.

The Kingdom Hall is summarised as follows:

§ The building has dimensions of 22.55m by 11.27m comprising a total building area of254m2.

§ A pedestrian entry and foyer are provided to the east of the building, together with toiletsand parent and babies facilities.

§ The main auditorium has dimensions of 15.14m by 10.77m, with seating capacity of 96seats.

§ Ceiling height to the auditorium is 2.9 metres.§ A non–internally illuminated sign will be provided at the front entrance with dimensions of

2.4 metres in length and 1.2 metres in width.

The building includes the following materials:§ Face brickwork PGH – Estate Range or similar with grey mortar.§ Colorbond (Wallaby color) roof at a 15 degree pitch.§ Colorbond (Dune color) external windows and doors.

Redundant timber paling fences on the eastern and southern boundaries will be replaced with1.8m high Colorbond fencing in Domain colour. The same material will be used for the newsouthern boundary fence.

A new sealed 30-space car park with two accessible spaces is proposed to the south of thebuilding. This represents 0.3 spaces per seat.

A feature of the layout is the generous landscaping offered to the respective boundaries, withsetbacks of sufficient size to accommodate existing trees and the addition of substantialendemic vegetation


Kingdom Hall Usage

As the 60 members of Portland Congregation of Jehovah’s Witnesses are to re-locate to thenew building, the general meeting and operating hours will remain the same as current usage.

Use of Kingdom Halls as Authorized by Jehovah's Witnesses:

No social events, such as wedding receptions, fund raising activities such as bingo, orgatherings for social entertainment, youth group activities, or any activity unrelated toworship, are permitted in the Kingdom Hall. It is to be used solely for religious services,counselling and Bible instruction.

Services:

Meetings for Witnessing: 15-20 minutes - discussion of a Bible passage, application, andprayer. The Service may be conducted in the mornings from 9:00am onward, or in theafternoons, or both, and on several days each week, both during the week and at weekends.Normally the number attending would be around 10 to 20, but it could include the wholecongregation.

Evening worship:

Congregation Bible Study, Christian Life and Ministry meetings: Approximately one hourforty-five minutes, usually held on a weeknight from 7:30 to 9:15pm. However may varyaccording to other events that week, and to suit the members of the congregation attending.The program includes hymns, prayer, Bible study, short Bible discourses and presentations.The whole congregation attends.

Weekend Worship (Usually Sunday):

Approximately one hour forty-five minutes in length. The program includes hymns, prayers,and a Sermon followed by a one hour Bible study. This service is held either morning,afternoon or evening, depending on circumstances. The whole congregation attends. Therewill be no recreational or social activates occurring on the site and premises will not be hiredout and used for any other activity.


Other Events:

Wedding service: Program includes music, prayer, the ceremony and signing of the register.The service is for 30 minutes, and the time of the day is set by the bride and groom.

Funeral Service:

The service includes music, prayer and funeral service. Length of service is approximately 30minutes. The time of service is set by the family.

Other Occasional Events:

Memorial of Jesus' death: This is an annual celebration held after sunset, according to theJewish calendar, and can fall on any day of the week. It is a special event and the mostimportant service on the religious calendar of Jehovah's Witnesses.

Special Events:

These include visits by a Circuit Minister, Members of the Worldwide Religious Order, oroverseas visiting guests who come to give spiritual instruction to the congregation. They areusually held on a Saturday afternoon, but can be arranged at any time of the week; generallyone to one and a half hours in length.


4.0 Planning scheme controls

Zones/OverlaysThe site is in the General Residential Zone (GRZ1)No other overlays apply to the site.

4.1 General Residential ZoneThe purpose of the General Residential Zone as listed at Clause 32.08 of the Glenelg PlanningScheme is as follows:

· To implement the State Planning Policy Framework and the Local Planning PolicyFramework, including the Municipal Strategic Statement and local planning policies.

· To encourage development that respects the neighbourhood character of the area.· To encourage a diversity of housing types and housing growth particularly in locations offering

good access to services and transport.· To allow educational, recreational, religious, community and a limited range of other non-

residential uses to serve local community needs in appropriate locations.

The proposal is consistent with the purpose of the General Residential Zone as follows:

· The General Residential Zone allows religious non-residential uses to serve local communityneeds. The Portland Congregation of Jehovah’s Witnesses services the Portland area and theexisting hall is attended by worshippers who reside in Portland and the immediate area.

· The proposed building has a domestic scale and form, including pitched roof forms, eaves, asingle storey height, rectangular wall proportions, large domestic windows and is of face brickconstruction with colourbond roof. This respects the neighbourhood character of the area.

· The proposed building is set back a considerable distance from the site frontage so that it willhave very limited visual impact on the streetscape, either from Hurd Street or New Street.

· The proposed building and car park are well setback from the respective boundaries, allowingfor a generous landscape area that will contribute to the landscape character of the area.


4.2 Permit requirement

32.08 General Residential Zone

The proposed land use falls within the Planning Scheme definition of ‘Place of Worship’ whichis defined as: “Land used for religious activities, such as a church, chapel, mosque, synagogue,and temple.” Notwithstanding this, the use is existing, and accordingly, a permit is notrequired to use the land as a Place of Worship.

“The land use ‘Place of Worship’ is listed as a Section 1 land use provided the following 2conditions are met:

• The gross floor area of all buildings must not exceed 250 square metres.

• The site must adjoin, or have access to, a road in a Road Zone.

The proposed building has an area of 254 square metres that renders it a Section 2 land use.The second condition is met noting the site adjoins New Street that is identified as a RoadZone, Category 1.

Accordingly, a permit is required for the land use ‘place of worship’.

Clause 32.08-8 further states that a permit is required to construct a building or carry outworks for a use in Section 2.

On this basis, a permit is required for both the use and development of a place of worship.


5.0 State Planning Policy Framework

The proposed replacement of the existing place of worship with a new one satisfies the SPPFin the following way:

Clause 15.01-1 seeks “To create urban environments that are safe, functional and providegood quality environments with a sense of place and cultural identity.”

Clause 15.01-1 seeks “To achieve architectural and urban design outcomes that contributepositively to local urban character and enhance the public realm while minimisingdetrimental impact on neighbouring properties.

Clause 15.01-1 seeks “To improve community safety and encourage neighbourhood designthat makes people feel safe.”

Clause 18.02 Car parking and public transport access to development. The objective of thisclause is to ensure access is provided to developments in accordance with forecast demand,taking advantage of all available modes of transport and to minimise impact on existingtransport networks and the amenity of surrounding areas. Key issues:

· Consideration should be given to all modes of travel, including walking, cycling, publictransport, taxis and private vehicles (passenger and freight) in providing for access to newdevelopments.

· Have regard to the existing and potential modes of access including public transport, thedemand for off-street car parking, road capacity and the potential for demand managementof car parking.

· Encourage the efficient provision of car parking through the consolidation of car parkingfacilities.

· Protect the role and function of nearby roads, enable easy and efficient use and themovement and delivery of goods.

· Achieve a high standard of urban design and protect the amenity of the locality, including theamenity of pedestrians and other road users.

· Create a safe environment for users, particularly at night.· Facilitate the use of public transport.· The amenity of residential precincts should be protected from the effects of road congestion

created by on-street parking. The proposal is considered to accord with the purpose and decision guidelines of Clause 18.02.i.e. The proposed use and development are not deemed to have a negative impact on theexisting capacity of Hurd Street. The proposal would provide adequate on-site car parkingspace.


5.1 Particular Provisions

Clause 52.05 (Advertising Signs)

The purpose of Clause 52.05 is to allow adequate and effective signs appropriate to eachzone, to provide for the orderly display of signs, and to ensure that signs do not cause loss ofamenity or adversely affect the natural or built environment or the safety, appearance orefficiency of a road.This zone is in Category 3. The purpose of Category 3 -High Amenity Areas is to ensure thatsigns in high-amenity areas are orderly, of good design and do not detract from theappearance of the building on which a sign is displayed or the surrounding area.

Decision guidelines:· The compatibility of the proposed sign with the existing or desired future character of thearea in which it is proposed to be located.· The potential to obscure or compromise important views from the public realm.· The potential to impact on the quality of significant public views.· The proportion, scale and form of the proposed sign relative to the streetscape, setting orlandscape.· The potential of associated structures to impact any important or significant features of thebuilding, site, streetscape, setting or landscape, views and vistas or area.

The proposed non–internally illuminated signage depicted on drawing DA09 measures 2.4m x1.2m (2.88 square metres).

DA09 also shows a building signage panel that is 3 metres in length and 0.7 metres in widthattached to the west facing wall of the new building.

The proposed signage represents permit required signage in Category 3 of Clause 52.05-9 ofthe Glenelg Planning Scheme.

With consideration of the proportion, scale and form of the proposed signs, they are notdeemed to cause any detriment to the quality of public views and character of the area.


Clause 52.06-5 (Car Parking)

The number of car parking spaces required under Table 1 for Place of Assembly, ExceptAmusement Parlour is 0.3 to each patron permitted.

In line with the building seating capacity of 100 seats, it is proposed to provide 30 on-sitespaces, including two accessible spaces located entirely within the boundary of the subjectland.

Clause 52.06 of the Glenelg Planning Scheme outlines the decision guidelines to be consideredby the Responsible Authority when making decision on applications which require car parkingto be provided. Some of these include:

· To promote the efficient use of car spaces through the consolidation of car parking facilities.· To ensure the provision of an appropriate number of car spaces having regard to the activities

on the land and the nature of the locality.· To ensure that the design and location of car parking areas:

o Does not adversely affect the amenity of the locality, in particular the amenity ofpedestrians and other road users.

o Achieves a high standard of urban design.o Creates a safe environment for users, particularly at night.o Enables easy and efficient use.o Protects the role and function of nearby roads.o Facilitates the use of public transport and the movement and delivery of goods.

As previously discussed, sufficient provision can be made for parking on the site, noting thatcurrently the number of vehicles on site rarely reaches the proposed capacity. Controls arealso proposed to allow safe use at night and minimise the impact of vehicles on surroundinglots or roads.

Clause 65 Decision Guidelines

The proposal is consistent with Clause 65 producing acceptable outcomes in terms of thesuitability of the land.


6.0 Planning Discussion

This proposal responds to key planning criteria as follows:

Neighbourhood CharacterAs noted, the purpose of the General Residential Zone is to encourage development thatrespects the neighbourhood character of the area. While the building has a non-residentialuse, it has a domestic scale and form. Like most of the buildings in the surrounding streets, itis a single storey height.Architecturally, the building incorporates other domestic forms, specifically a pitched roofforms with eaves which is found on most surrounding houses. The rectangular wall shapesand proportions and large domestic type windows can also be referenced in nearby housing.Additionally, the use of face brick construction and a muted colour scheme will result in abuilding which will fit comfortably in this residential context.

LandscapingThe proposed building has generous setbacks: 10.65m from the eastern boundary, 8m fromthe northern boundary and a minimum of 32 m from a proposed new southern fence.This allows most existing vegetation to be retained, including some large native trees thatcontribute to the amenity and character of the area. This existing vegetation will besupplemented with new plantings of species that are mostly endemic to the region.The generous dimensions of the site allow substantial landscape zones which will help tosoften the view of the building and car-park from surrounding properties and roads. This willcontribute to the landscape outcomes sought in the Scheme. The garden area will continue toaccount for well over 70% of the site area, which exceeds the requirement stated in Clause32.08-4 of the Glenelg Planning Scheme.

Amenity ImpactsAny potential amenity impacts to adjoining properties will be significantly limited by thefollowing factors:

· The generous setbacks and topography mean that shadows cast by the building willnot extend onto adjoining properties.

· The single story construction, setbacks, topography and landscaping will also limitany potential impacts associated with overlooking.

· All activities associated with the building take place inside, so even low levelamplified music will not be heard outside the property boundaries. The facebrickwork construction and other building features will greatly limit any noiseproblems.

· The operating hours of the new building will be the same as those of the currentbuilding, which has operated without incident on this site for decades.


Car-ParkingThe provision of 30 on-site car spaces meets the requirements of the Planning Scheme andbased on current usage, ensures all parking generated by the use is accommodated on site.

7.0 Conclusion

Jehovah’s Witnesses have been an integral part of the Portland community for more thanforty years. The proposed place of worship will continue a land use that has served the areawell over this time.

The proposed use and development complies with the Glenelg Planning Scheme and theresidential context of the existing permitted use.

The proposed building is modest and unassuming in design and in keeping with the existingbuildings and the surrounding area. The generous setbacks, along with the nature of thebuilding use and its single storey design will eliminate any potential amenity impacts toadjoining properties. Car-parking that meets the requirements of the Planning Scheme can beprovided on site.

The proposal is well conceived and suitable to the area and achieves a very high level ofcompliance with the provisions of the Planning Scheme. We look forward to working closelywith Council in delivering this proposal.

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