CITY OF GREATER GEELONG DEVELOPMENT HEARINGS PANEL MINUTES OF THE MEETING HELD AT BROUGHAM STREET OFFICE, 100 BROUGHAM STREET, GEELONG ON THURSDAY 17 JANUARY 2019 Meeting opened at 5:00pm. 1. COMMITTEE MEMBERS PRESENT: Joanne van Slageren, John Rush, John Bryce, Jessica Hurse 2. OTHER OFFICERS PRESENT: Leanne Stockley 3. APOLOGIES: NIL 4. CONFIRMATION OF MINUTES: MOVED: John Rush SECONDED: John Bryce That the minutes of the meeting of 20 December 2018 circulated be adopted. Carried 5. DECLARATION OF INTEREST: NIL 6. MATTERS FOR CONSIDERATION:
Development Hearings Panel Page 2 Application No: Applicant: Subject Land: Owner: PP-470-2018 Plans In Motion Pty Ltd 40-46 Pitman Street, NEWCOMB Ozvic Developments Pty Ltd Zone: Residential Growth Zone, Schedule 2 Overlays: Existing Use: Proposal: Special Building Overlay Single dwellings to each lot Development of Multi-Unit Development, and Removal of Easement E-1 on TP122519N Subject Site 40-46 PITMAN STREET, NEWCOMB
Development Hearings Panel Page 3 Summary The subject site consists of four residential lots on the south side of Pitman Street in Newcomb. The lots are numbers 40 through to 46 and as a whole present with a frontage to Pitman Street of 60.76m. The site has a varied depth of between 51.7m and 56.25m equating to an area of 3355sqm. The Pitman Street carriageway is 7m kerb to kerb, and is truncated at what would be 48 Pitman. The carriageway ends in a cul-de-sac at this point, however the Pitman Street name continues through east to Wilsons Road.. The subject sites are located approximately 320m (by road) south of Bellarine Highway, and 390m west of the intersection of Pitman Street with Boundary Road. Abutting the south boundary of the site is the Bellarine Rail Trail which forms the southern extent of the Residential Growth Zone in this location, and also the extent of the Bellarine Village and Newcomb Central Increased Housing Diversity Area. The land is also affected by the Special Building Overlay. The Bellarine Rail Trail to the immediate south is zoned Public Park and Recreation, and adjoining land further south to this is within the General Residential Zone. The application was submitted seeking approval for the construction of 36 dwellings and the removal of an easement (in favour of Barwon Water). The plans for the proposal have been revised and now extend to the development of 42 dwellings with the proposal being described as a Multi-Dwelling Development. The proposed dwellings are to be constructed in three buildings, each catering for two storeys and additional basement car parking. The basement will protrude above natural ground level by approximately 1.5m resulting the first level of units having a floor level and open space elevated above ground level. The proposed vehicle access to the basement carpark is through the centre of the frontage with ramp access to the car parking via three entries. Car parking is available for all units along with visitor car parking spaces (nine spaces). The basement and upper floor levels are serviced by a lift for the rear building, with the front two buildings serviced by stairs. Pedestrian access is available to the dwellings fronting Pitman Street, as well as via an accessway through the centre of the site to the rear building. The proposal includes communal outdoor areas for residents. The dwellings proposed are: Bedrooms Total Units Car Spaces Car Spaces required Supplied One 15 15 15 Two 22 22 22 Three 5 10 10 8 visitor spaces 9 Total 42 55 56 The proposed materials for the development include render finish brick and fibre cement cladding in terracotta and other various grey tones, and Colorbond roof sheet in grey.
Development Hearings Panel Page 4 The application was advertised via letters to adjoining and surrounding owners and occupiers, with fifty-six (56) objections having been received generally from residents of Pitman Street and Hinchcliff Crescent. A late submission was also received in the form of a petition signed by approximately 700 signatories. Objections relate to concerns for congestion of on-street car parking and traffic associated with the development and future occupants, and safety issues for pedestrians using Pitman Street and Hinchcliff Crescent. Concerns were also raised regarding the lack of response to the existing neighbourhood character via the bulky built form and overdevelopment of the site. Additional concerns include overlooking, overshadowing, difficulty with waste collection and access for emergency services, and disturbance to locality in general. The proposal was referred to Council s internal units for the Special Building Overlay (relevant drainage authority under the overlay), Engineering and Traffic, and Parks and Recreation and Open Space. The Special Building Overlay Unit has objected to the grant of a permit for this proposal based on the current assessment not satisfying the requirements of the overlay. The Traffic Engineering comments on the proposal note that the street network can absorb the number of vehicle movements to be generated per day, however there is likely to be a reduction in amenity due to the limited entry/egress points and cul-de-sac end of Pitman Street. Further, movement will be reduced due to the likelihood of on-street car parking use by the development s occupants (as overflow from the basement car park provision is likely to occur). The location of the development is appropriate for an increased dwelling density given its close vicinity to public transport, recreation facilities, retail and community services and this aspect of the proposal is in compliance with the direction of the Local Planning Policies for infill development in residential areas, and in accordance with the policy direction of Clause 22.63 for Increased Housing Diversity Areas. However, it is considered that the proposal pushes the envelope too far which is evidenced by the proposal s poor compliance with a number of the objectives, and/or standards of Clause 55. As a result, it is considered that the site is not an appropriate location for a development of the intensity proposed here. The Increased Housing Diversity Area policy objectives include the consideration of the density, mass and scale of a proposal in context with the location, role and character of the IHDA. Assessment of the proposal has resulted in there being likely amenity impacts resulting from the intensity proposed, and that the context of the location on the edge of the IHDA, and in a lower order street with access constraints, results in the proposal being not suitable for the location. In accordance with the considerations of the assessment, the proposal is recommended for refusal.
Development Hearings Panel Page 5 Recommendation Moved: Jessica Hurse Seconded: John Rush That the Responsible Authority having considered all matters which the Planning and Environment Act, 1987, requires it to consider, decides to Refuse to Grant a Planning Permit for the Development of Multi-Unit Development, and Removal of Easement E-1 on TP122519N at 40-46 Pitman Street, NEWCOMB on the following grounds: 1. The proposal does not satisfy the objectives of Clause 22.63 Increased Housing Diversity Areas: a) To ensure that the density, mass and scale of residential development is appropriate to the location, role and character of the specific IHDA; and b) To encourage new development to provide a high level of on-site amenity for future residents. 2. The proposal does not satisfy the planning policies at Clause 21.05-7 (Flooding) and 44.05 (Special Building Overlay) for the development of land in areas liable to inundation by stormwater; 3. The proposal does not accord with the objective of Clause 52.06 to ensure that car parking does not adversely affect the amenity of the locality; 4. The proposal does not adequately comply with the objectives and/or standards of Clause 55 for residential amenity impacts, and future occupant amenity; 5. The proposal does not meet with the requirements of Clause 65.01 for consideration of the effect on the amenity of the area. Carried Report The Site & Locality The subject site consists of four residential lots on the south side of Pitman Street in Newcomb. The lots are numbers 40 through to 46 and as a whole present with a frontage to Pitman Street of 60.76m. The site has a varied depth of between 51.7m and 56.25m equating to an area of 3355sqm. The four lots are all developed with single dwellings with outbuildings and vehicle access. The lots are generally landscaped with grassed areas, and contain some garden trees. Number 44 contains a couple of larger established trees in the front setback and at the rear boundary. Generally the locality is quite flat, with open streetscape of grassed nature strips, footpath on both sides of Pitman Street, low, permeable or no front fencing and development generally of single storey scale. The Pitman Street carriageway is truncated at what would be 48 Pitman where a small park is located.
Development Hearings Panel Page 6 The carriageway ends in a cul-de-sac at this point, however the Pitman Street name continues through east to Wilsons Road. Silver Street runs south off the cul-de-sac, but appears to only serve as access to the Barwon Water infrastructure located to the rear of 56 Pitman Street, and is unmade. Pitman Street carriageway has a width of 7m from kerb to kerb and does not include any parking restriction signs or line marking. Aerial view of subject sites (blue) and Pitman Street.
Development Hearings Panel Page 7 Subject site - 40 Pitman Street (new street tree planted) Subject site - 42 Pitman Street
Development Hearings Panel Page 8 Subject Site - 44 Pitman Street (42 in background)
Development Hearings Panel Page 9 Subject Site - 46 Pitman Street
Development Hearings Panel Page 10 Pitman Street as viewed from front of 48 Pitman Street looking west, 40-46 Pitman located on left of street. Barwon Water has a significant sewer asset through the four lots as identified by the red line below:
Development Hearings Panel Page 11 Rear of the subject sites abutting Bellarine Rail Trail
Development Hearings Panel Page 12 The subject sites are located approximately 320m (by road) south of Bellarine Highway, and 390m west of the intersection of Pitman Street with Boundary Road. Abutting the south boundary of the site is the Bellarine Rail Trail which forms the southern extent of the Residential Growth Zone in this location, and also the extent of the Bellarine Village and Newcomb Central Increased Housing Diversity Area represented in blue below. The below map indicates the zoning and overlays to the sites and surrounding land. The subject sites and land to the north, east and west are all within the Residential Growth Zone, Schedule 2 and are affected in part (or wholly) by the Special Building Overlay. The Bellarine Rail Trail to the immediate south is zoned Public Park and Recreation, and adjoining land further south to this is within the General Residential Zone.
Development Hearings Panel Page 13 Zone and overlay mapping Proposal The application was submitted seeking approval for the construction of 36 dwellings and the removal of an easement (in favour of Barwon Water). The plans for the proposal have been revised and now extend to the development of 42 dwellings with the proposal being described as a Multi-Dwelling Development. The proposed dwellings are to be constructed in three buildings, each catering for two storeys and additional basement car parking. The basement will protrude above natural ground level by approximately 1.5m resulting the first level of units having a floor level and open space elevated above ground level. The proposed vehicle access to the basement carpark is through the centre of the frontage with ramp access to the car parking via three entries. Car parking is available for all units along with visitor car parking spaces (nine spaces). The basement also includes storage cages and bicycle parking facilities. Bin storage is also catered for within waste rooms. The basement and upper floor levels are serviced by a lift for the rear building, with the front two buildings serviced by stairs. Pedestrian access is available to the dwellings fronting Pitman Street, as well as via an accessway through the centre of the site to the rear building. Occupant only gates also allow pedestrian access to the Bellarine Rail Trail to the rear of the site. The proposal includes communal outdoor areas for residents.
Development Hearings Panel Page 14 The dwellings proposed are: Bedrooms Total Units Car Spaces required Car Spaces Supplied One 15 15 15 Two 22 22 22 Three 5 10 10 8 visitor spaces 9 Total 42 55 56 The proposed materials for the development include render finish brick and fibre cement cladding in terracotta and other various grey tones, and Colorbond roof sheet in grey. The below image indicates the development form and material/colour finishes: Greater Geelong Planning Scheme Definition and Nesting Pursuant to Clause 73.03 of the Planning Scheme a dwelling is defined as: A building used as a self-contained residence which must include: a) a kitchen sink; b) food preparation facilities c) a bath or shower; and d) a closet pan and wash basin. It includes outbuildings and works normal to a dwelling. Pursuant to Clause 73.04-1 of the Planning Scheme a dwelling is nested in the Accommodation group. Zone The subject site and surrounding land are within the Residential Growth Zone.
Development Hearings Panel Page 15 Clause 32.07 - Residential Growth Zone Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To provide housing at increased densities in buildings up to and including four storey buildings. To encourage a diversity of housing types in locations offering good access to services and transport including activity centres and town centres. To encourage a scale of development that provides a transition between areas of more intensive use and development and other residential areas. To ensure residential development achieves design objectives specified in a schedule to this zone. To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations. Overlay The subject site and surrounding land are affected by the Special Building Overlay. Clause 44.05 - Special Building Overlay Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To identify land in urban areas liable to inundation by overland flows from the urban drainage system as determined by, or in consultation with, the floodplain management authority. To ensure that development maintains the free passage and temporary storage of floodwaters, minimises flood damage, is compatible with the flood hazard and local drainage conditions and will not cause any significant rise in flood level or flow velocity. To protect water quality in accordance with the provisions of relevant State Environment Protection Policies, particularly in accordance with Clauses 33 and 35 of the State Environment Protection Policy (Waters of Victoria). Permit required clause and condition Pursuant to Clause 32.07-5 of the Residential Growth Zone, a permit is required to construct two or more dwellings on a lot; Pursuant to Clause 44.05-2 of the Special Building Overlay, a permit is required to construct or carry out works; Pursuant to clause 52.02 of the Easements, Restrictions and Reserves provision, a permit is required to remove an easement. Restrictive Covenant The subject site(s) are not burdened by a Restrictive Covenant or Section 173 Agreement.
Development Hearings Panel Page 16 Cultural Heritage Management Plan (CHMP) The Aboriginal Heritage Regulations 2007 specify the circumstances in which a Cultural Heritage Management Plan is required for an activity or class of activity. Part 2 - Division 2 of the Aboriginal Heritage Regulations 2007 specifies exempt activities which do not require a Cultural Heritage Management Plan. The proposal is not listed as an exempt activity. Areas of cultural heritage sensitivity are defined within Part 2 - Division 3 of the Aboriginal Heritage Regulations 2007. Part 2 - Division 3 does not identify the site or part of the site as within an area of cultural heritage sensitivity. High impact activities are defined within Part 2 - Division 5 of the Aboriginal Heritage Regulations 2007. Part 2 - Division 5 lists the proposal as a high impact activity. The site is considered to have been the subject of significant ground disturbance which is defined as disturbance of (a) the topsoil or surface rock layer of the ground or (b) a way - by machinery in the course of grading, excavating, digging, dredging or deep ripping, but does not include ploughing other than deep ripping. In accordance with the above assessment, a Cultural Heritage Management Plan is not required. COASTAL INUNDATION AND EROSION: Clause 13.01-1 of the SPPF requires the Responsible Authority to consider the potential coastal impacts of climate change. Strategies include: In planning for possible sea level rise, an increase of 0.2 metres over current 1 in 100 year flood levels by 2040 may be used for new development in close proximity to existing development (urban infill). Plan for possible sea level rise of 0.8 metres by 2100, and allow for the combined effects of tides, storm surges, coastal processes and local conditions such as topography and geology when assessing risks and coastal impacts associated with climate change. Consider the risks associated with climate change in planning and management decision making processes. The subject site is not located within close proximity of existing urban development. Council s data indicates that the site is unlikely to be affected by the potential coastal impacts of climate change at 2040. LANDFILL GAS RISK ASSESSMENT Before deciding on a Planning Permit application, a Responsible Authority is required to consider, amongst other things: Any significant effects the responsible authority considers the environment may have on the use or development [S 60(1) of the PEA]. Clause 13.03-1 of The State Planning Policy Framework which aims to ensure that potentially contaminated land is suitable for its intended future use and development, and that contaminated land is used safely.
Development Hearings Panel Page 17 The EPA has adopted the Best Practice Environmental Management, Siting, Design Operation and Rehabilitation of Landfills (September 2010) or Landfill BPEM.. The Landfill BPEM identifies that: Risks associated with landfill gases may occur for at least 30 years post-closure. Appropriate buffer distances must be maintained between the landfill and sensitive land uses. The BPEM recommends a 500 metre buffer for landfills that contained putrescible waste and 200 metres for landfills that contained non-putrescible waste. Where the recommended buffers are unavailable, it must be demonstrated that risks are suitably mitigated. All buildings and structures and associated infrastructure should be considered. The BPEM specifies that development undertaken within a buffer distance of up to 500 metres may be at risk. As the subject site is not located within 500 metres of an identified former landfill site, a risk assessment is not required. DEVELOPMENTS IN BUSHFIRE PRONE AREAS Clause 13.05 (Bushfire) seeks to strengthen the resilience of settlements and communities to bushfire through risk-based planning that prioritises the protection of human life. The policy must be applied to all planning and decision making under the Planning and Environment Act 1987 relating to land which is: Within a designated bushfire prone area; Subject to a Bushfire Management Overlay; or Proposed to be used or developed in a way that may create a bushfire hazard. The proposal is listed at Clause 13.05 as one of the uses or developments which should be considered: Subdivisions of more than 10 lots. Accommodation. Child care centre. Education centre. Emergency services facility. Hospital. Indoor recreation facility. Major sports and recreation facility. Place of assembly. Any application for development that will result in people congregating in large numbers. The site is not located within a designated bushfire prone area. Officer Direct Or Indirect Interest No Council officers have any direct or indirect interest in the matter to which this report relates, in accordance with Section 80 (C) of the Local Government Act.
Development Hearings Panel Page 18 State Planning Policy Framework Clause 11 Settlement Planning is to anticipate and respond to the needs of existing and future communities through provision of zoned and serviced land for housing, employment, recreation and open space, commercial and community facilities and infrastructure. Planning is to recognise the need for, and as far as practicable contribute towards: Health, wellbeing and safety. Diversity of choice. Adaptation in response to changing technology. Economic viability. A high standard of urban design and amenity. Energy efficiency. Prevention of pollution to land, water and air. Protection of environmentally sensitive areas and natural resources. Accessibility. Land use and transport integration. Planning is to prevent environmental and amenity problems created by siting incompatible land uses close together. Planning is to facilitate sustainable development that takes full advantage of existing settlement patterns and investment in transport, utility, social, community and commercial infrastructure and services. Clause 13.03-1S Floodplain management Objective To assist the protection of: Life, property and community infrastructure from flood hazard. The natural flood carrying capacity of rivers, streams and floodways. The flood storage function of floodplains and waterways. Floodplain areas of environmental significance or of importance to river health. Strategies Identify land affected by flooding, including land inundated by the 1 in 100 year flood event or as determined by the floodplain management authority in planning schemes. Avoid intensifying the impact of flooding through inappropriately located use and development. Locate emergency and community facilities (including hospitals, ambulance stations, police stations, fire stations, residential aged care facilities, communication facilities, transport facilities, community shelters and schools) outside the 1 in 100 year floodplain and, where possible, at levels above the height of the probable maximum flood.
Development Hearings Panel Page 19 Locate use and development that involve the storage or disposal of environmentally hazardous industrial and agricultural chemicals or wastes and other dangerous goods (including intensive animal industries and sewage treatment plants) outside floodplains unless site design and management is such that potential contact between such substances and floodwaters is prevented, without affecting the flood carrying and flood storage functions of the floodplain. Policy guidelines Consider as relevant: Regional catchment strategies and special area plans approved by the Minister for Energy, Environment and Climate Change or Minister for Water. Any floodplain management manual of policy and practice, or catchment management, river health, wetland or floodplain management strategy adopted by the relevant responsible floodplain management authority. Any best practice environmental management guidelines for stormwater adopted by the Environment Protection Authority. Clause 13.05-1S Noise abatement Objective To assist the control of noise effects on sensitive land uses. Strategy Ensure that development is not prejudiced and community amenity is not reduced by noise emissions, using a range of building design, urban design and land use separation techniques as appropriate to the land use functions and character of the area. Clause 15 - Built Environment and Heritage Planning is to recognise the role of urban design, building design, heritage and energy and resource efficiency in delivering liveable and sustainable cities, towns and neighbourhoods. Planning should ensure all land use and development appropriately responds to its surrounding landscape and character, valued built form and cultural context. Planning should protect places and sites with significant heritage, architectural, aesthetic, scientific and cultural value. Planning must support the establishment and maintenance of communities by delivering functional, accessible, safe and diverse physical and social environments, through the appropriate location of use and development and through high quality buildings and urban design. Planning should promote development that is environmentally sustainable and should minimise detrimental impacts on the built and natural environment.
Development Hearings Panel Page 20 Planning should promote excellence in the built environment and create places that: Are enjoyable, engaging and comfortable to be in. Accommodate people of all abilities, ages and cultures. Contribute positively to local character and sense of place. Reflect the particular characteristics and cultural identity of the community. Enhance the function, amenity and safety of the public realm. Clause 15.01-1S (Urban design) seeks to create urban environments that are safe, healthy, functional and enjoyable and that contribute to a sense of place and cultural identity. Relevant strategies to achieve this include: Require development to respond to its context in terms of character, cultural identity, natural features, surrounding landscape and climate. Ensure development contributes to community and cultural life by improving the quality of living and working environments, facilitating accessibility and providing for inclusiveness. Ensure the interface between the private and public realm protects and enhances personal safety. Ensure development supports public realm amenity and safe access to walking and cycling environments and public transport. Ensure that development provides landscaping that supports the amenity, attractiveness and safety of the public realm. Ensure that development, including signs, minimises detrimental impacts on amenity, on the natural and built environment and on the safety and efficiency of roads. Promote good urban design along and abutting transport corridors. Clause 15.01-2S (Building design) seeks to achieve building design outcomes that contribute positively to the local context and enhance the public realm. Relevant strategies to achieve this include: Require a comprehensive site analysis as the starting point of the design process. Ensure the site analysis provides the basis for the consideration of height, scale and massing of new development. Ensure development responds and contributes to the strategic and cultural context of its location. Minimise the detrimental impact of development on neighbouring properties, the public realm and the natural environment. Ensure the form, scale, and appearance of development enhances the function and amenity of the public realm. Ensure buildings and their interface with the public realm support personal safety, perceptions of safety and property security. Ensure development provides safe access and egress for pedestrians, cyclists and vehicles. Ensure development provides landscaping that responds to its site context, enhances the built form and creates safe and attractive spaces.
Development Hearings Panel Page 21 Clause 15.01-3S (Subdivision Design) seeks to ensure the design of subdivisions achieves attractive, safe, accessible, diverse and sustainable neighbourhoods. Strategies In the development of new residential areas and in the redevelopment of existing areas, subdivision should be designed to create liveable and sustainable communities by: Creating compact neighbourhoods that have walkable distances between activities. Developing activity centres in appropriate locations with a mix of uses and services and access to public transport. Creating neighbourhood centres that include services to meet day to day needs. Creating urban places with a strong sense of place that are functional, safe and attractive. Providing a range of lot sizes to suit a variety of dwelling and household types to meet the needs and aspirations of different groups of people. Creating landscaped streets and a network of open spaces to meet a variety of needs with links to regional parks where possible. Protecting and enhancing native habitat. Facilitating an urban structure where neighbourhoods are clustered to support larger activity centres served by high quality public transport. Reduce car dependency by allowing for: o Convenient and safe public transport. o Safe and attractive spaces and networks for walking and cycling. o Subdivision layouts that allow easy movement within and between neighbourhoods. o A convenient and safe road network. Being accessible to people with disabilities. Creating an urban structure and providing utilities and services that enable energy efficiency, resource conservation, integrated water management and minimisation of waste and air pollution. Clause 15.01-4S (Healthy neighbourhoods) seeks to achieve neighbourhoods that foster healthy and active living and community wellbeing. Relevant strategies include: Design neighbourhoods that foster community interaction and make it easy for people of all ages and abilities to live healthy lifestyles and engage in regular physical activity by providing: Connected, safe, pleasant and attractive walking and cycling networks that enable and promote walking and cycling as a part of daily life. Streets with direct, safe and convenient access to destinations. Conveniently located public spaces for active recreation and leisure. Accessibly located public transport stops. Amenities and protection to support physical activity in all weather conditions.
Development Hearings Panel Page 22 Clause 15.01-5S (Neighbourhood character) seeks to recognise, support and protect neighbourhood character, cultural identity, and sense of place. Relevant strategies to achieve this include: Ensure development responds to cultural identity and contributes to existing or preferred neighbourhood character. Ensure development responds to its context and reinforces a sense of place and the valued features and characteristics of the local environment and place by emphasising the: o Pattern of local urban structure and subdivision. o Underlying natural landscape character and significant vegetation. o Heritage values and built form that reflect community identity. Clause 15.02-1S (Energy and resource efficiency) seeks to encourage land use and development that is energy and resource efficient, supports a cooler environment and minimises greenhouse gas emissions. Relevant strategies to achieve this include: Improve the energy, water and waste performance of buildings and subdivisions through environmentally sustainable development. Improve efficiency in energy use through greater use of renewable energy technologies and other energy efficiency upgrades. Clause 16 Housing Planning should provide for housing diversity, and ensure the efficient provision of supporting infrastructure. Planning should ensure the long term sustainability of new housing, including access to services, walkability to activity centres, public transport, schools and open space. Planning for housing should include the provision of land for affordable housing. Clause 16.01-1S (Integrated housing) seeks to promote a housing market that meets community needs. Relevant strategies to achieve this include: Increase the supply of housing in existing urban areas by facilitating increased housing yield in appropriate locations, including under-utilised urban land. Ensure housing developments are integrated with infrastructure and services, whether they are located in existing suburbs, growth areas or regional towns. Clause 16.01-2S (Location of residential development) seeks to locate new housing in designated locations that offer good access to jobs, services and transport. Relevant strategies to achieve this include: Increase the proportion of new housing in designated locations within established urban areas and reduce the share of new dwellings in greenfield and dispersed development areas.
Development Hearings Panel Page 23 Encourage higher density housing development on sites that are well located in relation to jobs, services and public transport. Ensure an adequate supply of redevelopment opportunities within established urban areas to reduce the pressure for fringe development. Facilitate residential development that is cost effective in infrastructure provision and use, energy efficient, water efficient and encourages public transport use. Clause 16.01-2R (Location of residential development - Geelong G21) makes addition of a regional based strategy to facilitate infill development in Central Geelong and West Fyans and around activity areas within urban Geelong and district towns. Clause 16.01-3S (Housing Diversity) seeks to provide for a range of housing types to meet diverse needs. Relevant strategies to achieve this include: Ensure housing stock matches changing demand by widening housing choice. Facilitate diverse housing that offers choice and meets changing household needs through: o A mix of housing types. o Adaptable internal dwelling design. o Universal design. Encourage the development of well-designed medium-density housing that: o Respects the neighbourhood character. o Improves housing choice. o Makes better use of existing infrastructure. o Improves energy efficiency of housing. Support opportunities for a range of income groups to choose housing in wellserviced locations. Clause 16.01-4S (Housing affordability) seeks to deliver more affordable housing closer to jobs, transport and services. Relevant strategies to achieve this include to: Improve housing affordability by: Ensuring land supply continues to be sufficient to meet demand. Increasing choice in housing type, tenure and cost to meet the needs of households as they move through life cycle changes and to support diverse communities. Promoting good housing and urban design to minimise negative environmental impacts and keep costs down for residents and the wider community. Encouraging a significant proportion of new development to be affordable for households on very low to moderate incomes. Increase the supply of well-located affordable housing by: Facilitating a mix of private, affordable and social housing in suburbs, activity centres and urban renewal precincts.
Development Hearings Panel Page 24 Ensuring the redevelopment and renewal of public housing stock better meets community needs. Facilitate the delivery of social housing by identifying surplus government land suitable for housing. Local Planning Policy Framework (LPPF) Clause 21.05-7 Flooding Objectives To protect floodplains. To minimise the potential for damage and risks to public safety and property from flooding. Strategies Ensure that land use and development is compatible with flood prone land. Discourage land use and development in floodplains where flood function may be impaired. Recognise flood hazards associated with waterways and ensure the free passage of water whilst protecting development from flooding impacts. Clause 21.06 (Settlement and Housing) refers to Key Issues and Influences of Housing and Settlement with the following points of relevance: demand for smaller dwelling types is expected to escalate. This trend will be driven by significant growth in smaller households (primarily singles, childless couples and sole parents), as well as emerging preferences for lower maintenance dwellings that are close to urban services. The ageing of the population will contribute substantially to the increase in demand for low maintenance dwellings and retirement accommodation. This accommodation will need to be close to urban services. In order to meet these demands, there is a need to provide for a range of housing typologies including unit, townhouse, attached, multilevel and apartment dwellings. New infill development should be directed to well serviced areas and should be of a high design quality and respond to the locality. All development should contribute positively to the quality of the urban environment so that it may be enjoyed and respected by the existing and future community. Clause 21.06-3 (Urban consolidation) seeks to: To provide for the consolidation of existing urban areas in a managed way. To encourage an appropriate range of development densities. To improve accessibility to urban services.
Development Hearings Panel Page 25 Strategies of relevance include: Manage urban consolidation and housing change across the municipality, by: Maximising opportunities for housing within Increased Housing Diversity Areas (as defined in Clause 22.63 Increased Housing Diversity Areas) by accommodating; o high density housing in the activity centres consistent with their primary commercial and retail role; and o medium density housing in residential areas with more intensive development being located closest to the core of activity centres. Clause 21.06-4 (Neighbourhood character) seeks: To manage the impact of urban change on existing neighbourhoods. To ensure that new development responds to the existing neighbourhood character. To protect areas with a significant garden character. To protect areas with views to significant landscape features. Relevant strategies include: Acknowledge that neighbourhood character in the Increased Housing Diversity Areas will adapt and evolve over time, particularly within and on the edges of activity centres, where land use and development will intensify. Ensure that development is responsive to the established character of the area. Support appropriate medium density housing that respects the existing neighbourhood character in the General Residential Zone areas. Ensure that development in the transition areas of the Residential Growth Zones is responsive to and respectful of the neighbourhood character in any adjoining residential zones. Retain existing vegetation wherever possible, particularly vegetation that contributes to the municipality s tree canopy. Ensure that dwellings and extensions to dwellings over 7.5 metres have regard to the design objectives and decision guidelines of Schedule 14 to the Design and Development Overlay. Clause 22.63 - Increased Housing Diversity Areas This policy provides guidance on development in Council s Increased Housing Diversity Areas (IHDA). IHDAs have been identified around activity centres and have significant capacity to accommodate residential growth and increased housing diversity. These areas can provide residents local shopping needs and/or are serviced by public transport. New development in these areas should encourage walking by residents and discourage reliance on cars for all trips. Medium density housing can have a greater impact on neighbourhood character than traditional detached housing. As housing density intensifies, it is important that design quality improves to ensure a positive contribution to the neighbourhood. Redevelopment of existing housing stock should be well designed, site responsive, contemporary medium density housing. This will lead to an intensification of development patterns overtime. The intensity of redevelopment will be highest around the activity centre core and lower at the edge of the IHDA.
Development Hearings Panel Page 26 Instead of applying a one size fits all approach, medium density development should be achieved through a range of housing typologies that best reflect the local context. Increased residential densities will be achieved through a mix of different building forms and scales. New housing in the form of units, townhouses, terrace housing and apartments will depart from traditional detached housing. In doing so it will respond to unique characteristics of an area such as heritage, significant vegetation, topography and views, which may reduce the development potential. For areas of heritage significance, new development should balance the preservation and restoration of the identified heritage place and other opportunities for new housing. Housing should also meet the needs of a diverse range of future residents including the demand for smaller, low maintenance households and tourist accommodation. Objectives To evolve the character of these areas through more intensive development. To ensure that the density, mass and scale of residential development is appropriate to the location, role and character of the specific IHDA. To ensure development makes a positive architectural and urban design contribution to the IHDA. To promote a diversity of housing types to cater to a variety of lifestyle needs. To promote walking trips and pedestrian safety within the IHDAs. To ensure that streetscape character in heritage areas is maintained. To encourage new development to provide a high level of on-site amenity for future residents. Design Objectives Built Form Encourage innovative, high quality, site responsive medium density housing development. Encourage development that incorporates a combination of horizontal and vertical articulation, materials, textures and colours to create visual interest. Encourage a sympathetic design response when addressing any unique characteristics such as heritage places, significant vegetation, topography and public spaces. Discourage storage areas located within the minimum area of secluded open space. Building Height Encourage two and three storey development. Three storey development should be encouraged on larger sites abutting the activity centre or where the amenity of adjoining properties will not be unreasonably impacted. Encourage the recessing of the third storey to reduce dominance of the building from adjoining properties and the streetscape. Ensure that the height and bulk of the new development on interface properties, between an IHDA and other residential areas, is responsive to the adjoining character and provides a transition in the built form between areas. Landscaping and Vegetation Where appropriate, provide a street tree to enhance the contribution of the development to the streetscape.
Development Hearings Panel Page 27 Subdivision and Consolidation Encourage the consolidation of lots to increase development potential. Discourage the fragmentation of sites and underdevelopment of sites. Car Parking Ensure that the visual prominence of car parking structures is minimised by locating them behind the line of the front façade and designing them to form a visually unobtrusive part of the building. Where more than one car space is provided, encourage the use of a single-width garage or carport and a tandem parking space on existing or proposed lots with a frontage of less than 10.5m. Minimise the number of vehicle crossings and where possible, access should be from lower order roads and rear laneways. Referrals INTERNAL Engineering Services and Traffic Unit 56 car spaces are provided in the basement car park, so the parking demand complies with the minimum statutory parking demand of 56 car spaces. It is noted that Unit 9 contains 3 bedrooms, yet the parking allocation plan shows only 1 car space. This unit must be provided with two car spaces. This should not require an additional car space, as there is one visitor space that is in surplus. Some bicycle parking is provided inside the basement, which is satisfactory. It appears as though each apartment has access to its own individual storage cages. Traffic Generation This development is expected to generate 222 324 vehicle trips per day, which can be absorbed into the local road network. The expected volume will be a noticeable increase on the existing traffic volumes in Pitman St and Hinchcliff Cr, as these two streets are the only entry and exit points from the wider road network. There could be a loss of existing amenity where the additional traffic has an effect on excessive vehicle speeds, on-street parking problems, longer delays to enter Bellerine Hwy and Boundary Rd, and general safety issues in the area. Planning Officer Comment The Traffic Unit is accepting of the additional vehicle movements into the local street network, however has highlighted that there will be a detriment to the existing street amenity. The concern is noted, with the street network being limited by the Pitman Street cul-de-sac end, one place of direct entry/egress at Pitman and Boundary Road intersection, and an indirect entry/egress via Hinchcliff Crescent to Bellarine Highway. The limited carriageway width of Pitman Street at 7m, with unrestricted parking of vehicles on both sides of the street will serve to restrict movement and speeds within the street, as a result of the effective movement carriageway being reduced to approximately 2.8m if vehicles are parked on both sides of the road.
Development Hearings Panel Page 28 As such, whilst the local street network may be able to absorb the vehicle movement numbers; the practical use of the street is likely to be reduced to likely increase in on street parking and limited opportunity for entry/egress due to the cul-de-sac. Engineering Unit - Special Building Overlay The majority of the subject site is within the mapped 1% AEP flood extent as represented by the Special Building Overlay (SBO) covering the site. This information was produced by the Newcomb-Whittington Drainage/ Flood Study Final Report (WBM, 2011). During 1% AEP flood events flooding depths across the site are likely to reach 250mm. Access to the site is also cut by floodwaters of up to 250mm during 1% AEP flood events. 1% AEP flood levels range across the site from 4.8 5.2 metres AHD. As part of the RFI a Surface Water Management Strategy/ Flood Risk Report was requested to assess both the risk to the proposed building from flooding and the effect of the development to neighbouring properties. This was especially important given the significant size of the proposed buildings and the expected change in development area, site impervious surfaces and stormwater conveyance. The Surface Water Management Strategy (SWMS) and Flood Risk Report was prepared by Stormy Water Solutions dated 14 August 2018. The assessment used a 1- dimensional hydraulic modelling (Hec-ras) to re-establish existing flooding conditions onsite and assess the flood risk. The assessment yielded similar 1% AEP flooding results within the subject property, determining that the flood depth, velocity and hazard during a 1% AEP event is within safe limits, that being depth less than 300mm, velocity less than 2 m/s and hazard (the product of depth and velocity) less than 0.3 m 2 /s. Note this is consistent with council information.
Development Hearings Panel Page 29 Typically 2-dimensional modelling would be used as the basis of a flood risk and surface water management strategy, especially in situation where overland flow interactions between catchment, property and the urban drainage networks are expected to be complex. A number of the modelling assumptions are also questioned including the adopted manning roughness value, fraction impervious width of the cross-sections and use of steady state sub-critical. The report does not adequately assess the impact of the development on redirecting overland flows and the expected reduction in existing available flood storage, furthermore the assessment does not provided afflux mapping to determine and show the change in flood depth, velocity and hazard from the proposed development to ensure no offsite impacts. Note: The on-site detention storage as noted in the report is likely to have been undersized. The calculations were made considering high FI in the existing conditions which is likely to have overestimated the existing site coverage of the 4 properties, thus resulting in a lower difference between runoff from existing vs developed conditions. Basement The SWMS indicated that the basement should be protected by a raised lip to the entry of at least 5.2 m AHD. In accordance with the Melbourne Water flood prone area development guidelines and the approach of the City, basement areas must incorporate a continuous apex that is at least 0.3 m above the application 1% AEP flood level. A secondary pedestrian access point is proposed to the basement via stairs along the eastern edge of the ramp. No guidance is provided on how this meets the need for continuous protection from overland flows entering the basement. Also given the area of the entry ramp to the basement is open, how runoff from this area draining into the basement is to be managed. Habitable Floor Level The finished floor level of the habitable ground floor of all buildings is proposed above ground level at 6.3 metres AHD. Not considering the other unresolved flooding concerns this would meet the minimum finished floor level requirements at this location. The Infrastructure Planning Unit objects to the granting of a Planning Permit on the following grounds: 1. The proposed development is not consistent with the purpose Special Building Overlay, Clause 44.05, which includes: a. To ensure that development maintains the free passage and temporary storage of floodwaters, minimises flood damage, is compatible with the flood hazard and local drainage conditions and will not cause any significant rise in flood level or flow velocity. 2. The proposed development is not consistent with the objectives and strategies of Local Planning Policy Framework Municipal Strategic Statement (City of Greater Geelong), Clause 21.05-7 Flooding: a. To minimise the potential for damage and risks to public safety and property from flooding. b. Ensure that land use and development is compatible with flood prone land. c. Discourage land use and development in floodplains where flood function may be impaired.