SCHEDULE OF SUBMISSIONS – P216235 PROPOSED HOTEL ON LOT 55 TOWNVIEW TERRACE, MARGARET RIVER

SUB-

MISSION NO.

SUBMITTER

SUMMARY OF COMMENTS

1 Owners of adjoining

property The current boundary fence is adequate for our property. If the developers want to replace the

existing fence we are happy for them to do so if they pay in full for the new fence.

2 Nearby land owner The streetscape will not be preserved with the height above the guidelines.

East elevation not harmonised with build environment.

Traffic in Ned Higgins Lane will be affected dramatically and will have impacts at school times and

on pedestrians.

Would however not support access from Townview Terrace.

Density of hotel too large. 32 rooms on small area is not consistent with the Margaret River Style or

region brand.

3 Nearby land owner Density is excessively high compared to neighbouring norms.

Extra vehicle movements associated with 32 car bays in Ned Higgins Lane will create congestion and

potentially increase no of accidents. This is especially of concern to pedestrians at both street

crossings of Ned Higgins Lane, particularly for users at the primary school end.

Height of the development is excessive and does not conform to the code and will result in

inappropriate dominance of the area, which still contains a mix of residential dwellings.

watercorporation.com.au Development 629 Newcastle Street Services Leederville WA 6007

PO Box 100 T (08) 9420 2099 Leederville WA 6902 F (08) 9420 3193

Your Ref: P216235,PTY/2677 Our Ref: JT1 2010 09374 vo l - DEV343732 Enquiries: Charles Sabato Direct Tel: 9420 2105 Fax: 9420 3193

19 May 2016

Chief Executive Officer Shire Of Augusta-Margaret River PO Box 61 MARGARET RIVER WA 6285

6 WATER

co k P 0 12 A T 1 0 N

IRECEIVED ;15 MAY 2016

SHIRE OF AUGUSTA-MARGARET RIVER

Attention of: Johan Pienaar

Re: Lot 55 Town View Terrace, Margaret River — Proposed Hotel

Thank you for your letter dated May 10, 2016. The Water Corporation offers the following comments in regard to this proposal.

Water and Wastewater Reticulated water and sewerage is currently available to the subject land.

General Comments It should be noted that existing sewerage mains are located in close proximity to the subject land near the northern side boundary (plan attached). Due consideration will be required when developing in this area. The developer is required to fund the full cost of protecting or modifying any of the existing infrastructure which may be affected by the proposed development.

This proposal will require approval by our Building Services section prior to commencement of works. Infrastructure contributions and fees may be required to be paid prior to approval being issued. If the application is retrospective, approval by our Building Services section is still required.

The principle followed by the Water Corporation for the funding of subdivision or development is one of user pays. The developer is expected to provide all water and sewerage reticulation if required. A contribution for Water, Sewerage and Drainage headworks may also be required. In addition the developer may be required to fund new works or the upgrading of existing works and protection of all works. Any temporary works needed are required to be fully funded by the developer. The Water Corporation may also require land being ceded free of cost for works.

Should you have any queries or require further clarification on any of the above issues, please do not hesitate to contact the Enquiries Officer.

Charles Sabato Development Planner Development Services

ABN 28 003 434 917

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Rebecca Kevill

From: amrsc Sent: Monday, 16 May 2016 8:46 AM To: Rebecca Kevill Subject: FW: Proposed Hotel Attachments: Proposed Hotel.pdf; WE_n4436869

_REQUEST_FOR_QUOTATION_AND_GRANT_OF_LICENCE_FOR_DIGITAL_DATA_....pdf

From: Customer Service Centre SSR [mailto:customer.service.centre.ssr@westernpower.com.au] Sent: Sunday, 15 May 2016 4:24 PM To: amrsc Subject: FW: Proposed Hotel

Dear Johan Pienaar

Thank you for contacting us about your proposed work.

As your proposed work is near energised electrical installations and powerlines, the person in control of the work site must ensure that no person, plant or material enters the "Danger Zone" of an overhead powerline or other electrical network assets.

The "Danger Zone" is set out in Western Australian Occupational Safety and Health Regulation 1996 — Specifically Reg 3.64. (Link)

Any information provided to you by Western Power should not be used in isolation and we recommend that you refer to the Occupational Safety and Health Act 1984 and Occupational Safety and Health Regulations 1996. These documents outline WorkSafe WA requirements for working near electricity.

For queries relating to these requirements, visit WorkSafe or contact WorkSafe on 1300 307 877.

To help you plan your works around Western Power's infrastructure, please follow the links below:

Working Near Electricity

Dial Before You Dig

If you require information about Western Power's infrastructure including plans, please complete a request for Digital Data attached.

If you require Western Power to complete work on your behalf, please complete the appropriate application form using the link below:

Customer applications

Should your project involve any changes to existing ground levels around poles and structures, or you will be working underneath power lines or around underground cables, please contact Western Power on 13 10 87.

We are obliged to point out that any change to Western Power's network is the responsibility of the individual developer.

Kind regards

1

Customer Service Officer Customer Service Western Power — 363 Wellington Street Perth WA 6000 T: 13 13 51 Faults/Emergencies and 13 10 87 General Enquiries I F: (08) 9225 2660 E: enquirv@westernpowercom.au W: westernpower.com.au

awesternpower ft

Electricity Networks Corporation, trading as Western Power ABN: 18 540 492 861

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A.B.N. 66159398428

B.R.N. 14041

PH (08) 9226 3236

WEB www.dcpm.com.au

ADD 995 Hay Street

Perth, WA 6000

5th May 2016

Johan Pienaar

Shire of Augusta-Margaret River

Planning and Development Services

PO BOX 61

Margaret River WA 6285

RE: Additional Information- Lot 55, 62 Town View Terrace Margaret River WA 6285

Dear Mr Pienaar,

Thank-you for you prompt feedback on our recently submitted Development Approval Application at the above address. With

regards to you request for additional information, I have itemised your queries and responded to each in turn below.

1. Development Standards – Schedule 13 of Local Planning Scheme No.1 (LPS1)

Schedule 13 of LPS1 sets development standards for various zones under the Scheme. The application

report states that the proposed development adheres to the schedule 13 standards. No detail is provided

to support this statement, especially in relation to the plot ratio standard, which is 1. The proposed 3

storey development has an internal floor area of 1443m², as indicated on drawing SK-200. This would

suggest that the plot ratio standard of 1 (on a 1012m² lot) is exceeded. Detailed calculations are

required to demonstrate compliance with the plot ratio standard. It must be indicated which floor areas

are excluded in the plot ration calculation.

We assume that the definition for plot ratio and plot ration area in the Residential Design Codes should be used. This

definition typically applies to dwellings, and as this is a commercial motel, we assumed that it was not a requirement. If

this was wrongly interpreted, we apologise for the confusion. We have supplied a summary of plot ratio below and you

will see that it generally adheres to the requirement (in fact, it is 1% over)

Plot Ratio Areas

Lower Ground Level 0m². Area used solely for access, parking and bin stores

Upper Ground Level 381.43m²

Level 1 381.43m²

Level 2 261.59m²

Total Plot Ratio 1024.45m² (101.23% of 1012m² site area)

2. Height Variation

Please provide a detailed assessment of the potential impact of the building exceeding the 10m height

standard. Note that each development proposal is assessed on its own merits and any height variation

is required to be justified under the provisions of clause 5.13.3 of LPS1.

Clause 5.13.3 of LPS1 allows for the local government to permit the construction of buildings or structures in

certain circumstances. We would like to refer to section a) where “site constraints are such as to prevent the

construction of a reasonable building on the site without exceeding the relevant limit”

As indicated on our sections and elevations, the site falls one full storey (approx. 3m) from front to back. We

believe that the intent of the 10m height limit is to allow the construction of 3 storey buildings. In order to

A.B.N. 66159398428

B.R.N. 14041

PH (08) 9226 3236

WEB www.dcpm.com.au

ADD 995 Hay Street

Perth, WA 6000

comply with this requirement, we have designed the building in a way that it steps down to follow the natural

ground level and appears to be less than 10m in height from either end.

Due to the difficulty created by the sloping site, there are areas where the building exceeds the height limit in the

areas where it steps. This is simply due to the fact that there are minimum ceiling requirements for the proposed

building to be habitable. If we were to design the building in a way that it did not exceed the height limit at any

point, we would need to restrict the whole building to 2 stories. We believe this puts an unreasonable constraint

on the building and is not really in keeping with the intent of the TPS height limits and intended density for the

area. This constraint would simply be a result of the difficult site which clearly prevents the construction of a

reasonable building as per 5.13.3(a)

3. Impacts on adjoining dwelling

The building on the adjoining lot to the south (64 Townview Terrace) is a single dwelling. The application is silent

on potential impacts such as solar access, adequate daylight, privacy and potential noise impacts from air

conditioning units. The Shire’s Environmental Health Department expressed specific concerns in relation to the

potential noise impacts and requested information on appropriate mitigating measures.

The provisions for impacts on the adjoining dwelling appear to have been extracted from the residential design

codes. To satisfy the council’s enquiry, we have addressed these provisions separately below based on the

requirements of the R-Codes. We have also created an accompanying drawing for the purposes of calculating and

demonstrating the below items

Solar Access, adequate daylight – As per the Residential Design Codes section 5.4.2, we have measured the shading to

the adjoining lot at 21 June, 12pm and it equals 55.8%. The R-Codes set out minimum areas relating to Residential

Zonings, as this has no residential zoning, we are unable to calculate whether this is compliant. We would like to note

that the areas where the shadow falls are mainly on the roof of the dwelling or on heavily vegetated and inaccessible

areas of their yard. The outdoor living areas of the adjoining property appear to be more on the south side of the block.

Privacy – The design of the proposed building has considered visual privacy very carefully, as such, there is not a single

habitable space that views directly onto the adjacent residential property, except for 3 windows, all of which are more

than 1650mm above floor level.

Noise – The acoustic impact of the development has also been considered very carefully. As such, there are no balconies

facing directly onto the adjacent property. Additionally, all of the air conditioning units are being located on the second

floor roof, at the western end of the property. This means that there are no air-conditioning units near the single

residential property, as they have been moved so they are adjacent to the vacant/ carparking lots which are directly

adjacent to that end of the boundary. Additionally, all of the plant will be 2 stories up which will assist in the separation,

and they are all located behind a 1m high concrete parapet wall which will significantly add to the acoustic mitigation of

these units. As they are only intended to be residential split system units (not commercial plant) they are already

designed to be well below the requirements for residential use and likely in the 42db operating range.

A.B.N. 66159398428

B.R.N. 14041

PH (08) 9226 3236

WEB www.dcpm.com.au

ADD 995 Hay Street

Perth, WA 6000

4. Waste Management

The bin store is not considered to be suitable for the access of a rubbish truck and may result in the bins encroaching

into the 5m wide pavement of Ned Higgins Lane on pick up days. Further information is required on how this aspect

of the design will be addressed to function within in the property boundaries. Consideration should be given to using

240 litre wheelie bins and the identifying of a suitable set-out area which will not result in an obstruction of vehicle

movements on Ned Higgins Lane.

After discussing the proposal with Kim Nolan from the Shire on 05/05/16, it was agreed that the hotel service staff

will more than likely be taking the waste across the lane to the skip bin which services the main hotel. To allow for

future redundancy in this proposal, we have proposed storage for 10 x 240L bins. Kim agreed that this would be

more than enough to service the hotel rooms should it be required.

See below sketch for the proposed revised design. Please let us know if updated drawings are required.

A.B.N. 66159398428

B.R.N. 14041

PH (08) 9226 3236

WEB www.dcpm.com.au

ADD 995 Hay Street

Perth, WA 6000

5. Extension of Time

It is further requested that you provide your agreement to extending the time for the Shire to consider the application in

accordance with Regulation 12(4) of the Planning and Development (Development Assessment Panels) Amendment

Regulations 2011 (as amended). Your prompt attention to this matter would be appreciated

While we understand an extension of time may be granted under Regulation 12(4) of the DAP regulations 2011, we do

not understand why we would be required to agree to an extension of time. As per Regulation 12(4A) the time between

the shire providing notice under Regulation 11A (in this case a request for extra information) and the applicant

responding is excluded from the 50/80 days the shire has to submit the report to DAP (in other words ‘stop the clock’),

so the Shire’s request for additional information does not automatically require us to provide consent to an extension

of time.

We are happy to discuss this in further detail as it is an unusual process and one which we are as keen to see run

smoothly as I am sure the Shire is.

We hope that this additional information satisfies your queries and we look forward to hearing from you soon. If you have any

further queries regarding the design, please do not to hesitate to contact us.

Regards,

Clancy White

Director – DCPM

A 995 Hay St, Perth 6000 P 08 9226 3236

F 08 9322 1248

M 0438 380 970

W www.dcpm.com.au