LIVE-#2330569-v1-Agenda - Planning & Environment Committee … · 2010-10-04 · First Floor 09175 TP03 REV A 24 June 2009 Elevations 09175 TP04 REV A 24 June 2009 Elevations 09175

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Agenda – Planning & Environment Committee 11/11/09 - #2330569

PLANNING & ENVIRONMENT COMMITTEE

11 NOVEMBER 2009

13 MATERIAL CHANGE OF USE (CODE) EXTENSION TO BUSINESS FACILITIES – 34 SEVERIN STREET, PARRAMATTA PARK – DIVISION 5 Claire Garner : 8/7/1740 #2329102

PROPOSAL: EXTENSION TO BUSINESS FACILITIES APPLICANT: NQ FINANCIAL SERVICES PTY LTD C/- BRAZIER MOTTI PTY LTD PO BOX 1185 CAIRNS QLD 4870 LOCATION: 314 SEVERIN STREET PARRAMATTA PARK

4870 PROPERTY: LOT 11 ON RP701399 & LOT 1 ON RP711977 PLANNING DISTRICT: INNER SUBURBS PLANNING AREA: COMMERCIAL PLANNING SCHEME: CAIRNSPLAN 2009 REFERRAL AGENCIES: DEPARTMENT OF TRANSPORT & MAIN

ROADS (CONCURRENCE) STATUTORY ASSESSMENT DEADLINE: 30 /11/2009 APPLICATION DATE: 15/09/2009 DIVISION: 5 APPENDIX: 1. APPROVED PLAN(S) & DOCUMENT(S) 2. CONCURRENCE AGENCY CONDITIONS & REQUIREMENTS 3. DEVELOPER CONTRIBUTION CALCULATIONS

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LOCALITY PLAN

RECOMMENDATION: That Council approves the request for Material Change of Use (Code) Extension to Business Facilities over land described as Lot 11 on RP701399 & Lot 1 on RP711977, located at 34 Severin Street, Parramatta Park, subject to the following: APPROVED DRAWING(S) AND / OR DOCUMENT(S) The term ‘approved drawing(s) and / or document(s)’ or other similar expressions means:

Drawing or Document Reference Date Site Plan 09175 TP01 REV A 24 June 2009 Ground Floor 09175 TP02 REV A 24 June 2009 First Floor 09175 TP03 REV A 24 June 2009 Elevations 09175 TP04 REV A 24 June 2009 Elevations 09175 TP05 REV A 24 June 2009 ASSESSMENT MANAGER CONDITIONS 1. Carry out the approved development generally in accordance with the

approved drawing(s) and/or document(s), and in accordance with:- a. The specifications, facts and circumstances as set out in the

application submitted to Council;

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b. The following conditions of approval and the requirements of Council’s Planning Scheme and the FNQROC Development Manual.

Except where modified by these conditions of approval Timing of Effect 2. The conditions of the Development Permit must be effected prior to

Commencement of Use, except where specified otherwise in these conditions of approval.

Amendment to Design 3. The roof form must be redesigned to accommodate the following:

d. A hipped style with a pitch similar to the roof of the existing building; e. Eaves of a minimum 500mm; f. The ridge line altered to be the same height as that of the existing

building.

Details of the above amendments must be endorsed by the Chief Executive Officer prior to issue of a Development Permit for Building Work.

Water Supply Contributions 4. Pay a monetary contribution to Council in accordance with the Planning

Scheme Policy towards the provision of water supply infrastructure.

Contributions must be paid at the rates applicable at time of payment. On the present method of calculation, the contributions are $2814.28 (0.76 EDUs).

Payment is required prior issue of a Development Permit for Building Work. Wastewater Contributions 5. Pay a monetary contribution to Council in accordance with the Planning

Scheme Policy towards the provision of sewerage infrastructure.

Contributions must be paid at the rates applicable at time of payment. On the present method of calculation, the contributions are $2362.84 (0.76 EDUs).

Payment is required prior issue of a Development Permit for Building Work. Transport Contributions 6. Pay a monetary contribution to Council in accordance with the Planning

Scheme Policy towards the provision and upgrading of the road network.

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Contributions must be paid at the rates applicable at time of payment. On the present method of calculation, the contributions are $26,469.83 (2.27 EDUs).

Payment is required prior issue of a Development Permit for Building Work. Stormwater Quality 7. Pay a monetary contribution to Council in accordance with Council’s Trunk

Infrastructure Contributions Policy towards the improving Stormwater Quality.

Contributions must be paid at the rates applicable at time of payment. On

the present method of calculation, the contributions are $471.65 for Stormwater Quality.

Payment is required prior issue of a Development Permit for Building Work. Storage Room 8. The use of the storage room shall only be for storage purposes ancillary to

the existing business facilities use of the site and must not be used for any other purpose relating to the operation of those business facilities or for any storage purpose that does not relate directly to the main use of the site.

Matching Colours and Materials 9. The external colours and materials used in the development must match

those used in the existing building on the site in order to provide a cohesive visual appearance and to protect the character values of the precinct.

Details of colours and materials to be used for the external walls, roof,

window frames, stairs and balustrades must be endorsed by the Chief Executive Officer prior to issue of a Development Permit for Building Work

Vehicle Parking 10. The amount of vehicle parking must be as specified in Council's Planning

Scheme which is a minimum of 8 spaces must be provided on site. The car parking layout must comply with the Australian Standard AS2890.1 2004 Parking Facilities – Off Street Car Parking and be constructed in accordance with Austroads and good engineering design. In addition, all parking, driveway and vehicular manoeuvring areas must be imperviously sealed, drained and line marked.

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Damage to Infrastructure 11. In the event that any part of Council’s existing sewer/water infrastructure is

damaged as a result of construction activities occurring on the site, including but not limited to, mobilisation of heavy earthmoving equipment, stripping and grubbing, the applicant/owner must notify Cairns Water immediately of the affected infrastructure and have it repaired or replaced by Cairns Water, at the developers cost, prior to the Commencement of Use.

Minimum Fill and Floor Levels: CBD and Environs Area - Zone 2 12. If a raised slab is to be created for the car parking area then the development

of the site must not consume more than sixty (60) percent of the existing flood storage volume of the site and must be conducted so as not to impede or hinder the surface water flow onto or off the subject land.

Three (3) copies of a plan of works, with supporting flood storage volume calculations, must be submitted to and be endorsed by the Chief Executive Officer prior to issue of a Development Permit for Building Work.

Lawful Point of Discharge 13. The applicant/owner must ensure that the flow of all external stormwater from

the property is directed to a lawful point of discharge such that it does not adversely affect surrounding properties or properties downstream from the development, all to the requirements and satisfaction of the Chief Executive Officer.

Sediment and Erosion Control 14. Soil and water management measures must be installed/implemented prior

to discharge of water from the site, such that no external stormwater flow from the site adversely affects surrounding or downstream properties (in accordance with the requirements of the Environmental Protection Act 1994, and the FNQROC Development Manual).

Air-conditioning Screens 15. Air conditioning units located above ground level and visible from external

properties and the street must be screened with appropriate materials to improve the appearance of the building. Such screening must be completed prior to the Commencement of Use.

Lighting 16. All lighting installed upon the premises including car parking areas must be

certified by Ergon Energy (or such other suitably qualified person). The vertical illumination at a distance of 1.5 metres outside the boundary of the subject land must not exceed eight (8) lux measured at any level upwards from ground level.

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Crime Prevention Through Environmental Design 17. The applicant/owner must ensure that all lighting and landscaping

requirements comply with Council’s General Policy Crime Prevention Through Environmental Design (CPTED).

Amalgamation Required 18. The applicant/owner is responsible for the reconfiguration (amalgamation)

of Lot 11 on RP701399 and Lot 1 on RP711977 into one lot. The Plan of Survey must be registered with the Department of Environment and Resource Management at the applicant's/owner's cost prior to Commencement of Use.

CONCURRENCE AGENCY CONDITIONS & REQUIREMENTS

Concurrency Agency

Concurrence Agency Reference

Date Council Electronic Reference

Department of Transport & Main Roads

21418091102 (3382.01)

1 October 2009 2342162

Refer to Appendix 2: Concurrence Agency Requirements. (Please note that these conditions / requirements may be superseded by subsequent negotiations with the relevant referral agencies). ADVICE 1. This approval, granted under the provisions of the Integrated Planning Act

1997, shall lapse four (4) years from the day the approval takes effect in accordance with the provisions of Section 3.5.21 of the Integrated Planning Act 1997.

2. All building site managers must take all action necessary to ensure building

materials and / or machinery on construction sites are secured immediately following the first cyclone watch and that relevant emergency telephone contacts are provided to Council Officers, prior to commencement of works.

3. This approval does not negate the requirement for compliance with all other

relevant Local Laws and other statutory requirements. 4. Headwork contribution calculations are attached as Appendix 3. Please note

that the contributions must be paid at the rates applicable at the time of payment. Updated calculations must be requested prior to payment.

5. For information relating to the Integrated Planning Act 1997 log on to

www.ipa.qld.gov.au. To access Council’s Development Manual, Local Laws and other applicable Policies log on to www.cairns.qld.gov.au.

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EXECUTIVE SUMMARY: Council is in receipt of an application for the extension of existing Business Facilities (Offices) located at 314 Severin Street, Parramatta Park, more particularly described as Lot 11 on RP701399 and Lot 1 on RP711977. The site falls within the Martyn & Severin Street Character Precinct Overlay and Flood Management Overlay. The site contains a high-set Queenslander that has been converted into offices. The proposal is to build a separate two-storey, modern building at the rear of the lot to provide storage space for the existing Business Facilities. The proposed development is considered to be suitable within the Character Precinct and the Commercial Planning Area and it generally satisfies the relevant codes applying to the site. The application has been recommended for approval, subject to reasonable and relevant conditions. TOWN PLANNING CONSIDERATIONS: Site The subject site is Located at 314 Severin Street, Parramatta Park and is otherwise described as Lot 11 on RP701399 and Lot 1 on RP711977. The site is located on the eastern side of the street and has a total area of 551m2 and frontage to Severin Street of approximately 12.5 metres. The site contains a high-set Queenslander that has been converted into offices and is in a good state of repair. This original building has been extended previously to the side and rear. Car parking on the site is currently provided at the rear of the site and is accessed via a security gate in the front elevation of the existing building. On-street parking is provided by parallel spaces on both sides of the street. The surrounding area consists of a mix of commercial, residential and light industrial uses accommodated within a mix of modern buildings and refurbished Queenslanders. Proposal The proposal is for a Material Change of Use for the extension of existing Business Facilities, involving the construction of a two-storey, modern-style building at the rear of the lot to provide storage space for the existing offices. The ground floor of the proposed building would consist of a covered parking area while the first floor would provide additional floor area to be used as storage space for the existing offices. The proposed building would have a height of 5.3m and would have an NLA of 209.5m2, which combined with the existing office NLA of 200.64m2 would provide a total NLA of 410.14m2 with a total site cover of 74.3%. A total of 8 spaces would be provided in the covered car parking area and access to this would be as existing. Pedestrian access to the new building would be provided via a connecting walkway from the existing offices at first floor level.

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The building would extend for the full width of the site with setbacks of approximately 300mm to each side. The building would be of modern design with a ridged roof and the first floor would be constructed from concrete blocks on top of supporting posts and beams. Impact of Proposal The proposed development is defined as an extension to existing Business Facilities which is a Code Assessable Use in the Commercial Planning Area of the Inner Suburbs Planning District under CairnsPlan. The relevant codes applying to the site are as follows: CairnsPlan Assessment

CairnsPlan Inner Suburbs Planning District

Code Applicability Compliance

Planning Area Commercial Complies Land Use Business Facilities (Extension to offices) Complies

Hillslopes r - Vegetation Conservation & Waterway Significance r - Character Precinct Complies (see below) Potential or Actual Acid Sulphate Soil Material r - Bushfire Management r - Flood Management Conditioned to comply Height and Impact of Buildings r - Operational Aspects of the Cairns International Airport Complies

Overlays

Local Heritage r - Excavation and Filling Code Complies Infrastructure Works Code Complies Landscaping Code Complies (see below) Parking & Access Code Complies (see below) Reconfiguring a Lot Code r -

General

Development Near Major Transport Corridors & Facilities Complies

Compliance Issues Character Precinct The proposed building would be of modern design and is proposed to have a gabled roof with a higher ridgeline than the existing building. A condition of approval would require this roof profile to be redesigned to incorporate a hipped style that is sympathetic to the character of the main building and wider character precinct whilst reducing its visual bulk. The height of the roof ridge would also be required to be reduced so that is lower than and subordinate to the existing building. It is acknowledged that the proposed two storey extension would have some impact on the amenity of the occupants of the adjoining residential property 310 Severin Street as it would be directly to the north of their rear yard. The required amendments to the roof design would assist in reducing the potential overshadowing impact. It is acknowledged that at a height of only 5.3 metres, the proposed building would be of a scale that is in keeping with other two storey buildings within the Character Precinct and wider Commercial Planning Area. It is considered that the impact on the adjoining property is not significant enough to warrant any further amendments to the height or design.

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The streetscape is characterised by a mix of building styles including original character dwellings, a commercial concrete building and a modern-style, single storey, dual occupancy building. The proposed two storey extension would be visible from obscure angles but would mostly be screened by the existing building from the streetscape. However, due to the large size of the building it is considered reasonable and relevant to condition that exterior colours and materials match those of the existing building to ensure the visual appearance remains cohesive. Landscaping Currently 68m2 (12.45%) of the site is landscaped, with this landscaping being entirely to the Severin Street frontage. This existing level of landscaping is greater than the 10% required by the Landscaping Code and the proposed development would not impact on the site frontage. It is considered that the existing landscaping is well maintained and enhances the streetscape. Vehicular Access and Parking Eight (8) parking spaces are proposed to be provided to the rear of the site and this number is the minimum required at a rate of one (1) space per 25m2 for the existing Business Facilities (200.64m2 Net Lettable Area (NLA)). The proposed extension would increase the total NLA to 410m2 which would usually require seventeen (17 spaces). However, the building has been designed to accommodate only storage relating to the existing Business Facilities use of the site and would not increase the intensity of the use by way of increasing office floor space. Further, the sole use of the building for storage purposes would be comparable to an ancillary Industry A (warehouse) use which attracts a lower rate of parking provision of one (1) space per 90m2. If the proposal were to be considered in this respect then the shortfall of parking spaces would only be three (3) instead of nine (9). A condition of approval would require that the storage area is not used for any other purpose other than storage of materials that are directly related to the main business facilities use of the site. In respect of the above points it is considered that parking provision based on the existing NLA complies with the Performance Criteria of the Code. It is not envisaged that any vehicles larger than a private car would need to enter the site and the parking layout has been designed in this respect The parking spaces and access would be conditioned to meet the requirements of AS2890.1 and it is considered that this is possible. Public Notification / Submissions The application is code assessable and as such, no public notification was required. Internal Referrals The application was referred to the following internal departments:

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Development Engineering – requested Conditions 12-14 to be added to any approval. Conditions relating to providing a two metre wide footpath and repairing damage to the existing kerb and channel were also requested but these are not considered relevant as there is an existing concrete footpath to the front of the site and no new access is proposed. HEADWORKS / CONTRIBUTIONS: The proposed development triggers Developer’s Headwork’s Contributions. Refer to Appendix 2 to view calculations. Claire Garner Planning Officer Action Officer Simon Clarke Manager Development Assessment

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APPENDIX 1 APPROVED PLAN(S) & DOCUMENT(S)

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APPENDIX 2 CONCURRENCE AGENCY CONDITIONS & REQUIREMENTS

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APPENDIX 3 DEVELOPER CONTRIBUTION CALCULATIONS

Documents

LIVE-#2330569-v1-Agenda - Planning & Environment Committee … · 2010-10-04 · First Floor 09175 TP03 REV A 24 June 2009 Elevations 09175 TP04 REV A 24 June 2009 Elevations 09175