DETAILS OF THE PROPOSAL

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4.8 PROPOSED CONSTRUCTION OF TEMPORARY CARPARK AND SIGNAGE ASSOCIATED WITH LAND SALES OFFICE AND DISPLAY VILLAGE - LOT 30 (NO.51) ORANGE AVENUE, UPPER SWAN (DA472-20)

Ward: (Swan Valley/Gidgegannup Ward) (Statutory Planning) Disclosure of Interest: Nil

Authorised Officer: (Executive Manager Planning and Development)

KEY ISSUES

• The City has received an application seeking development approval for the construction of an additional temporary 27 bay carpark and signage adjacent to the land sales office and display village for the Clementine Estate at Lot 30 (No.51) Orange Avenue, Upper Swan.

• The parent parcel of land upon which the carpark is proposed is partially 'Rural' and 'Urban' under the Metropolitan Region Scheme (MRS) and 'Residential Development' and 'General Rural' under the City of Swan Local Planning Scheme No.17 (LPS17). The carpark is proposed on a portion of the site zoned 'Residential Development'. The 'Residential Development' zone sets out that development and use of land is to be in accordance with a Structure Plan. The Structure Plan depicts this land as being (ultimately) developed for residential lots. Temporary use for car parking is capable of approval.

• The application was advertised for a period of 14 days. Two (2) objections were received contending that the carpark is situated too close to the intersection of Citrus Street and Orange Avenue and will cause traffic congestion and that visitors to the centre will be inclined not to use the carpark but instead park on the Orange Street verge.

• City staff consider both of the above scenarios to be unlikely: - the 54 bays (inclusive of an already approved 27 bay carpark) provided for parking should be sufficient to meet demand such that people will not need to find alternate parking locations and the crossover is sufficient distance (40m) from the intersection to avoid being affected by queuing cars.

It is recommended that approval be issued subject to conditions.

AUTHORITY/DISCRETION

The Council may approve (with or without) conditions or refuse to approve the proposed development pursuant to cl.10.3 of LPS17. If the applicant is aggrieved with the decision of the Council, a right of appeal may exist in accordance with Part 5 of the Planning and Development Act 2005.

(2)

BACKGROUND

Applicant: Rowe Group

Owner: Satterley Brookside Pty Ltd (Directors: Nigel Satterley and David Williams)

Zoning: LPS17 - Residential Development General Rural

MRS - Rural

Urban

Strategy/Policy: Local Planning Policy POL-TP-129 Vehicle Parking Standards

Railway Parade, Apple Street, Orange Avenue and Rose Street Upper Swan Local Structure Plan No.3

Development Scheme: Local Planning Scheme No.17

Existing Land Use: Vacant land for the purposes of residential development

DETAILS OF THE PROPOSAL

The subject application seeks development approval for the construction of a temporary car park to be used in conjunction with the Display Village and Temporary Land Sales Office within the Clementine Estate in Upper Swan and associated signage.

The carpark is located to the east of the approved Land Sales Office at the future intersection of Citrus Street and Peartree Grove and is located approximately 40m from Orange Avenue. The carpark encompasses the provision of 27 car bays taking access from both street frontages and is located on two (2) future residential lots (Lot 35 and Lot 36) that are to be developed at a later date.

The signage proposed includes:

• PVC Banner Sign (along fencing north of the land sales office and associated park);

• Directional Signs (in four (4) locations within the verge surrounding the land sales site);

• Flag Poles (located within the northern adjoining sites property boundaries);

• Hoarding Signage;

• Roof Signage for the Sales Office; and

• Monolith Sign

DESCRIPTION OF SITE

The site is a green field site being developed for the purposes of residential development. The site is vacant with the developer currently in the process of creating the future lots.

(3)

SITE HISTORY/PREVIOUS APPROVALS

DA730-19 - Community Facility & Temporary Sales office and Carpark

PUBLIC CONSULTATION

Public consultation was undertaken as the application sought the approval for construction of a temporary carpark and associated signage which may result in the intensification of the use of the area.

Duration: 14 days from the 22 September 2020 until 7 October 2020.

Method: a letter to the eastern established residential development was sent with the details provided on the City's website.

Submissions received: In total two (2) submissions were received, both objecting to the proposed development. The objections are as follows:

• The proposed car park is too close to Citrus Street a major access road, therefore this will lead to congestion at the Orange Avenue/Citrus Street intersection.

There is an increase in vehicles already accessing the development along Citrus Street and Orange Avenue. Parking for the Clementine development should be further inside the housing estate to the west as per the earlier approved temporary parking land. Thus keeping traffic and parking away from existing residents on Orange Avenue.

• The proposed temporary car park on the corner of Citrus Street and Peartree Grove (associated with the Display Village) is situated too close to Orange Avenue. Should any 'overflow' parking be required, it is extremely likely the vehicles will be parked on Orange Avenue and Citrus Street (east of the development). Orange Avenue will have a high volume of traffic and any parking along the shoulders will cause a safety hazard. Citrus Street (east of the development) is a very narrow, rural road and residents would like to continue to enjoy the peace and quiet on their street.

In response to the above the applicant has provided the following rebuttal:

• The car parking itself won't increase the traffic volume at the intersection of Orange Avenue and Citrus Street. Access to the estate is temporarily limited to the one intersection at Orange Avenue and Citrus Street. Additional access locations to Orange Avenue will be provided in future stages.

• The temporary car parking for the Display Village and the on-street embayments provides for in excess of 60 parking embayments in total, which exceeds the car parking requirements.

In reference to the above comments the City Officer notes that the carpark and its location will not result in any additional vehicles being parked on Orange Avenue and that the provision of parking exceeds the amount required for the sales office as detailed in the below car parking assessment. As such the location of the carpark is considered appropriate.

(4)

CONSULTATION WITH OTHER AGENCIES AND/OR CONSULTANTS

The application was referred to the Department of Planning Lands and Heritage with no response received.

The application was referred to the Department of Biodiversity Conservation and Attractions who did not object to the proposed development, subject to the provision of the following condition.

1. Stormwater run-off from constructed impervious surfaces generated by small rainfall events (i.e. the first 15 mm of rainfall) must be retained and/or detained and treated (if required) at-source as much as practical and will not be permitted to enter the waterway untreated.

DETAILS

City of Swan Local Structure Plan No.17 - Zone Objective Assessment

The development is located within the Upper Swan Local Structure Plan areas residentially zoned land specifically the carpark being located on future Lot 35 and Lot 36 Citrus Street and signage being located on land surrounding the land sales office; which has a Residential Zoning under the associated structure plan. Given this the development has been assessed against the following Residential Zone objectives as set out in the City of Swan Local Planning Scheme No.17.

The objectives of the Residential Zone are to –

a. provide for a range of forms and densities of residential development to meet the needs of the wide variety of households which make up the community;

b. promote a residential environment in each locality consistent with the form and density of residential development permissible in the locality, so as to enhance a sense of place and community identity;

c. preserve and enhance those characteristics which contribute towards residential amenity, and to avoid those forms of development which have the potential to prejudice the development of a safe and attractive residential environment;

d. provide for a limited range of ancillary development compatible with the form and density of residential development, and complementary to the needs of local communities, but which will not compromise residential amenity;

e. avoid development of land for any purpose or in any manner that would detract from the viability or integrity of development in either the Strategic Regional Centre or the Commercial zones.

The carpark being for temporary purposes to allow people visiting the subject development area adequate space for parking (visiting display homes and land sales office) is considered to be appropriate. This being because the future intention of developing the associated lots remains for residential purposes at such a time when the use of the land sales office ceases. As such the temporary carpark and associated signage will not impact the amenity or development of the future residential lots.

(5)

Signage

The location of the signage is all within the walkable catchment of the Land Sales Office and the two (2) associated carparks. The signage is in association with the Clementine Estate display home and land sales village; as such will not impact the amenity or vehicle/road safety of any future residential development. This being said the proposed signage is considered to appropriately address the objectives of the residential zone Provision of parking bays and location of carpark

In respect to the carpark, it has been proposed by the applicant to assist in accommodating visitors to the display village area and associated land sales office (to be developed).

The land sales office has a total floor coverage of 49m² as such requires a total of 1.9 car bays; this being assessed against the City's car parking provisions for an Office at four (4) car bays per 100m² Gross Leasable Area (GLA). This results in an additional 25 bays within the proposed temporary carpark. The additional bays are considered appropriate as they will accommodate visitors to the area in specific relation to the display village that accommodates 21 display homes.

Including previous approvals issued by the City there will be a total of 54 off street car bays available (two (2) temporary carparks) for use in respect to the land sales office and display home village. As there will be a sufficient number of parking bays conveniently close to the sales office, City staff cannot share the concern expressed in submissions that customers will park more remotely from the sales office along the verge of Orange Street.

The vehicle entrance point to the proposed temporary carpark is located approximately 40m from the future intersection of Citrus Street and Orange Avenue. The distance would allow for six (6) to seven (7) cars to comfortably queue to gain access into the carpark. It is highly unlikely that any queue for the carpark would exceed three (3) vehicles at any one time as such would not create issues with congestion at the noted intersection. As such the location of the carpark entrance along Citrus Street is considered appropriate.

The proposed temporary carpark is considered appropriate and it is recommended that that it be supported subject to a specified timeframe for removal (i.e. five (5) years or closure of the sales office whichever occurs sooner).

OPTIONS AND IMPLICATIONS

Option 1: Council may resolve to approve the Proposed Construction of a Temporary Carpark and Signage associated with Land Sales Office and Display Village at lot 30 (No.51) Orange Avenue, Upper Swan; subject to conditions

Implications: The applicant will be able to provide additional parking for customers/clients and additionally provide signage consistent with the needs of land sales office and display village.

This option is recommended.

(6)

Option 2: Council may resolve to refuse the Proposed Temporary Carpark and Signage associated with Land Sales Office and Display Village at Lot 30 (No.51) Orange Avenue, Upper Swan, for the following reasons

1. The location of the carpark will create issues with the parking of vehicles specifically with overflow of vehicles being parked on Orange Avenue.

Implications: If aggrieved by the decision of Council the applicant/owner would have a right of appeal to the State Administrative Tribunal.

This is not the recommended option

CONCLUSION

The proposed development is considered appropriate being as it provides additional parking relief for the operation of the land sales office and display village and that the signage appropriately compliments the land sales office and associated display village.

As such it is recommended that the proposed construction of a temporary carpark and signage associated with the land sales office and display village site at Lot 30 (No.51) Orange Avenue, Upper Swan be approved subject to conditions.

ATTACHMENTS

Location Plan Carpark plan Signage details

STRATEGIC IMPLICATIONS

Nil

STATUTORY IMPLICATIONS

Planning and Development Act 2005

Planning and Development (Local Planning Schemes) Regulations 2015 City of Swan Local Planning Scheme No.17

FINANCIAL IMPLICATIONS

The average cost for a Hearing to defend Council’s decision at the State Administrative Tribunal is $60,000.

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VOTING REQUIREMENTS

Simple majority

RECOMMENDATION

That the Council resolve to:

1) Approve the Proposed Construction of a Temporary Carpark and Signage associated with Land Sales Office and Display Village at Lot 30 (No.51) Orange Avenue, Upper Swan; subject to the following conditions.

1. This approval is for a temporary 'Carpark' as defined in the City's Local Planning Scheme No.17.

2. The temporary car park as shown on the approved plans, is valid for a period of up to:

a) Five (5) years from the date of this determination; or b) until such time as the sales office use ceases;

whichever occurs earliest, unless further approval has been granted by the City. Following expiry of this period, these uses shall not be continued unless a further development approval is granted by the City.

3. The owner shall remove the carpark indicated on the approved plans no later than 14 days after the stipulated time frame in Condition 2. a) and 2. b).

4. The approved development must comply in all respects with the attached approved plans, as dated, marked and stamped, together with any requirements and annotations detailed thereon by the City of Swan. The plans approved as part of this application form part of the development approval issued.

5. Prior to a building permit being issued, stormwater disposal plans, details and calculations in accordance with an approved Urban Water Management Plan (UWMP) for the site must be submitted for approval by the City of Swan and thereafter implemented, constructed and maintained on-site to the satisfaction of the City of Swan

6. Vehicle parking, access and circulation areas must be sealed, kerbed, drained and maintained to the satisfaction of the City of Swan, in accordance with the approved plans.

7. The design of the car parking bays and access ways must comply with AS 2890.1.

8. The proponent shall ensure that appropriate on-site measures are implemented to prevent sediment from entering the stormwater system and river during construction.

(8)

9. Stormwater run-off from constructed impervious surfaces generated by small rainfall events (i.e. the first 15 mm of rainfall) must be retained and/or detained and treated (if required) at-source as much as practical and will not be permitted to enter the waterway untreated.

10. All signage must be fully removed at the expiry of the two (2) year landscape maintenance period for the streetscapes and POS unless otherwise advised by the City of Swan.

CARRIED EN BLOC

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DISCLAIMER: Information shown here on is a composite of information from various different data sources. Users are warned that the information is provided by the City of Swan in this format as a general resource on the understanding that it is not suitable as a basis for decision making without verification with the original source.

Location Plan Proposed temporary car

park and signage associated with /and 6ales

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Version: 2, Version Date: 16/11/2020 Document Set ID: 6033068

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Whilst all care has been taken in the compilation of this document, Rowe Group disclaim any responsibility for any errors or omissions. This document is and remains the property of Rowe Group and may not be reproduced or transmitted, in whole or in part, without the written consent of Rowe Group. All areas and dimensions are subject to survey. 8504_FIG32A_20200708 Upper Swan (Display Village) · DRAWN: A. GLASKIN · DATE CREATED: 2020.07.08 · PROJECTION: PCG94 ·

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D E S I G N APPROVED TEMPORARY

CARPARK REF: DA730-19 (27 BAYS)

INDICATIVE CARPARK LAYOUT - 27 BAYS PUBLIC OPEN SPACE

FORESHORE RESERVE INDICATIVE LAYOUT

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