1.1 769-773 springvale road, mulgrave buildings and … · 2017. 1. 27. · vehicle service centre...

Council Meeting, 31 January 2017 Section 1.1 –

769-773 Springale Road, Mulgrave – Buildings And Works To The Existing Business For A Motor

Vehicle Service Centre With Ancillary Car Sales And Training

1.1 769-773 SPRINGVALE ROAD, MULGRAVE BUILDINGS AND WORKS TO THE EXISTING BUILDING FOR A MOTOR VEHICLE SERVICE CENTRE WITH ANCILLARY CAR SALES AND TRAINING (TPA/46643)

EXECUTIVE SUMMARY:

This application proposes building and works including signage at 769-773 Springvale Road, Mulgrave. The works are required to create a regional Mercedes Benz service centre with enclosed valet drop off, ancillary motor vehicle sales and training facility. Modifications are proposed both internally and externally to existing buildings on the land. Advertising signage and alterations to access to the site from Springvale Road are included. The facility will provide 111 full time employment opportunities. Public notification of the application was not required. Key issues to be considered relate to the appearance of the site from Springvale Road arising from the works (including modified vehicle access) and proposed signage. This report assesses the proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework, Clause 55 and issues raised by objectors The reason for presenting this report to Council is the proposed development cost of $5 million. The proposal is considered appropriate having regard to the relevant provisions of the Monash Planning Scheme. It is recommended that Council issue a Planning Permit subject to conditions. RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE MANAGER: Angela Hughes

RESPONSIBLE PLANNER: James Heitmann

WARD: Oakleigh

PROPERTY ADDRESS: 769-773 Springale Road, Mulgrave

PRE-APPLICATION MEETING: Yes

NUMBER OF OBJECTIONS: N/A

ZONING: Special Use Zone, Schedule 6




EXISTING LAND USE: Warehouse

OVERLAY: Design and Development Overlay, Schedule 1

RELEVANT CLAUSES: State Planning Policy Framework Clause 10.01 (Purpose) Clause 10.02 (Goal) Clause 10.04 (Integrated Decision Making) Clause 11 (Settlement) Clause 11.02 (Urban Growth) Clause 15 (Built Environment and Heritage) Clause 17.02 (Industry)

Local Planning Policy Framework Clause 21 (Municipal Strategic Statement) Clause 21.05 (Economic Development) Clause 21.07 (Business Parks and Industry) Clause 21.08 (Transport and Traffic) Clause 22.03 (Industry and Business Development and Character Policy) Clause 22.04 (Stormwater Management Policy) Zone Clause 37.01 (Special Use Zone, Schedule 6) Overlays Clause 43.02 (Design and Development Overlay, Schedule 1) Particular Provisions Clause 52.06 (Car parking) Clause 52.07 (Loading and unloading of vehicles) Clause 52.34 (Bicycle Facilities) General Provisions Clause 65.01 (Decision Guidelines)

STATUTORY PROCESSING DATE: 3 December 2016

DEVELOPMENT COST: $5 million




LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE




RECOMMENDATION:

That Council resolves to Grant a Planning Permit (TPA/46643) for 769-773 Springale Road, Mulgrave for buildings and works to accommodate a motor vehicle service centre with ancillary car sales and training, business identification signage and alteration of access to land in a road zone subject to the following conditions: 1. Before the development and use starts, three copies of amended plans

drawn to scale and dimensioned, must be submitted to and approved by the Responsible Authority. The submitted plans must clearly delineate and highlight any changes. When approved the plans will be endorsed and will then form part of the permit.

The plans must be generally in accordance with the plans submitted with the application prepared by Max Architects dated 20 September 2016 but modified to show: a) No more than 320m2 of the premises utilised for motor vehicle sales

display. b) Retention of the existing Eucalypt trees adjacent to the south-east

corner of the building. c) Car parking within the front setback clearly nominated as customer

and visitor car parking. d) The provision of a corner splay or area at least 50% clear of visual

obstructions (or with a height of less than 1.2 metres), which may include adjacent landscaping area with a height of less than 0.9 metres, extending at least 2.0 metres long x 2.5 metres deep (within the property) both sides from the edge of the exit lane of each vehicle crossing to provide a clear view of pedestrians on the footpath of the frontage road.

e) Car parking space dimensions. f) The parallel car spaces to the rear of the site having a minimum

length of 6.7 metres. g) Any tandem spaces having an additional 500mm in length between

each space. h) Car parking space clearances in accordance with diagram 1 of Clause

22.06 in relation to the placement of a wall, fence, column, tree, tree guard or any other structure that abuts a car space.

i) The provision of 19 bicycle parking spaces. j) A bin washing facility. K) Details of trees to be removed/retained in accordance with the

Arborist report required by Condition 12. L) Tree protection zones of retained trees.




2. The development and use as shown on the endorsed plans must not be

altered without the written consent of the Responsible Authority. 3. The motor vehicle sales component is to be operated in an ancillary

function to the motor vehicle servicing centre operating from the site. 4. No more than 320m2 of the premises is to be utilised for motor vehicle

sales display. No more than 8 vehicles are permitted to be displayed for sale at any single time.

5. No vehicles are to be displayed within the front setback of the site for the

purpose of motor vehicle sales. 6. No more than 4 persons are to be employed within the premises in the

capacity of motor vehicle sales. 7. Once the development and use has started it must be continued and

completed to the satisfaction of the Responsible Authority. 8. The amenity of the area must not be detrimentally affected by the use or

development, through the:

a) transport of materials, goods or commodities to or from the land;

b) appearance of any building, works or materials;

c) emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil;

d) presence of vermin;

9. No goods must be stored or left exposed outside the building so as to be visible from any public road or thoroughfare.

10. A landscape plan prepared by a Landscape Architect or a suitably qualified

or experienced landscape designer, drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority prior to the commencement of any works. The plan must show the proposed landscape treatment of the site including:- • the location of all existing trees and other vegetation to be retained

on site • provision of canopy trees with spreading crowns located throughout

the site. Canopy trees to replace those removed are to be included in the design

• planting to soften the appearance of hard surface areas such as




driveways and other paved areas • a schedule of all proposed trees, shrubs and ground cover, which will

include the size of all plants (at planting and at maturity), their location, botanical names and the location of all areas to be covered by grass, lawn, mulch or other surface material

• the location and details of all fencing • the extent of any cut, fill, embankments or retaining walls associated

with the landscape treatment of the site • details of all proposed hard surface materials including pathways, patio or decked areas

• Tree protection measures for trees retained on-site.

When approved the plan will be endorsed and will then form part of the permit.

11. Before the occupation of the buildings allowed by this permit, landscaping

works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and then maintained to the satisfaction of the Responsible Authority.

12. An Arboricultural Report must be submitted in conjunction with Condition 1 plans that aims to retain as many existing trees and provides details of tree protection measures required for the retention of the trees particularly in the front setback. This report must be prepared by a qualified Arborist to detail the health and structure of significant trees on site and on abutting land within proximity of any proposed buildings or works. The report must also specify minimum setbacks of buildings and works and any construction techniques necessary to minimise impact on significant trees.

13. Approval of any new/modified crossings and a permit for installation is required from Council’s Engineering Department.

14. The crossings are to be reconstructed to the satisfaction of the Responsible Authority.

15. The southern vehicle crossing will affect an existing VicRoads drainage pit. Approval from VicRoads is required as part of the vehicle crossing application process.

16. The car parking layout of the development shall follow the Design Standards for car parking set out in clause 52.06-8 of the Monash Planning Scheme to the satisfaction of the Responsible Authority.

17. Before the development permitted is completed, areas set aside for parked

vehicles and access lanes as shown on the endorsed plans must be:




(a) constructed to the satisfaction of the Responsible Authority;

(b) properly formed to such levels that they can be used in accordance with the plans;

(c) surfaced with an all-weather sealcoat to the satisfaction of the Responsible Authority;

(d) drained, maintained and not used for any other purpose to the satisfaction of the Responsible Authority;

(e) line-marked to indicate each car space and all access lanes to the satisfaction of the Responsible Authority.

Parking areas and access lanes must be kept available for these purposes at all times.

18. Vehicles under the control of the operator of the use or the operator's staff

must not be parked on the nearby roads.

19. The loading and unloading of goods from vehicles must only be carried out on the land.

20. The accessible parking spaces should be designed in accordance with the Australian Standard for Off-Street Parking for people with disabilities, AS/NZS 2890.6. The vehicle path to and from each accessible space shall have a minimum headroom of 2200mm. The headroom above each dedicated space and adjacent shared area shall be a minimum of 2500mm.

21. Bicycle parking facilities shall generally follow the design and signage requirements set out in Clause 52.34 of the Monash Planning Scheme.

22. Prior to the commencement of works on the site, the owner shall prepare a Waste Management Plan for the collection and disposal of garbage and recyclables for all uses on the site by private contractor. The Waste Management Plan shall provide for: a) The method of collection of garbage and recyclables for uses; b) Designation of methods of collection by private contractor; c) Appropriate areas of bin storage on site and areas for bin storage on

collection days; d) Measures to minimise the impact upon local amenity and on the

operation, management and maintenance of car parking areas; e) Litter management; f) Appropriate ventilation; g) Bin washing facility;




h) Suitable capacity to store all the bins; A copy of this plan must be submitted to and approved by the Responsible Authority. When endorsed the plan will form part of this permit.

23. The enclosed bin storage area is to be provided with appropriate ventilation, a bin washing facility and suitable capacity to store all the bins.

24. No bin or receptacle or any form of rubbish or refuse shall be allowed to

remain in view of the public and no odour shall be emitted from any receptacle so as to cause offence to persons outside the land.

25. The amenity of the area must not be detrimentally affected by the use or

development, through the: a) transport of materials, goods or commodities to or from the land; b) appearance of any building, works or materials; c) emission of noise, artificial light, vibration, smell, fumes, smoke,

vapour, steam, soot, ash, dust, waste water, waste products, grit or oil;

d) presence of vermin.

26. Before the development starts, a Construction Management Plan must be prepared and submitted to the Responsible Authority for approval. The plan must be to the satisfaction of the Responsible Authority. Once approved, the plan must be implemented to the satisfaction of the Responsible Authority. The plan must address the following issues: a) measures to control noise, dust and water runoff; b) prevention of silt or other pollutants from entering into the Council’s

underground drainage system or road network; c) the location of where building materials are to be kept during

construction; d) site security; e) maintenance of safe movements of vehicles to and from the site

during the construction phase; f) on-site parking of vehicles associated with construction of the

development; g) wash down areas for trucks and vehicles associated with construction

activities; h) cleaning and maintaining surrounding road surfaces; i) a requirement that construction works must only be carried out

during the following hours: • Monday to Friday (inclusive) – 7.00am to 6.00pm; • Saturday – 9.00am to 1.00pm; • Saturday – 1.00pm to 5.00pm (Only activities associated with




the erection of buildings. This does not include excavation or the use of heavy machinery.)

27. No goods must be stored or left exposed outside the building so as to be

visible from any public road or thoroughfare.

28. No bin or receptacle or any form of rubbish or refuse shall be allowed to remain in view of the public and no odour shall be emitted from any receptacle so as to cause offence to persons outside the land.

29. The nominated point of stormwater connection for the site is the south- east corner of the property where it must be collected and free drained via a pipe to the Council pit in the road reserve to be constructed to Council Standards. (A new pit is to be constructed if a pit does not exist or is not a standard Council pit).

If the point of discharge cannot be located then notify Council’s Engineering Division immediately.

30. Any new drainage connections into a Council easement drain or work

within the road reserve requires the approval of the City of Monash’s Engineering Division prior to the works commencing.

31. All on-site stormwater is to be collected from hard surface areas and must not be allowed to flow uncontrolled into adjoining properties. The on-site drainage system must prevent discharge from driveways onto the footpath. Such a system may include either:- a) trench grates (150mm minimum width) located within the property;

and/or b) shaping the driveway so that water is collected in a grated pit on the

property; and/or c) another Council approved equivalent.

32. Outdoor lighting must be designed, baffled and located to the satisfaction

of the Responsible Authority to prevent any adverse effect on adjoining land.

33. The location and details of signs shown on the endorsed plans must not be

altered without the written consent of the responsible Authority. 34. Signs must not contain any flashing light. 35. All signs must be located wholly within the boundary of the land.




36. All signs must be constructed and maintained to the satisfaction of the Responsible Authority.

37. Signs must not be illuminated by external lights without the written

consent of the Responsible Authority.

38. The sign must not distract drivers due to its colouring, be mistaken for a traffic signal, be able to be mistaken as an instruction to drivers or constitute a road safety hazard in any way.

39. The sign must not obstruct the view of motorists, obscure traffic signals or constitute a road safety hazard in any way.

40. The intensity of the light in the signs must be limited so as not to cause glare or distraction to motorists, or loss of amenity in the surrounding area, to the satisfaction of the Responsible Authority.

41. If it is deemed that the advertising content of the signs is inappropriate the signs are to be removed within 24 hours of the Responsible Authority advising the owner of the land in writing.

VicRoads Condition 42. All vehicles must enter and exit the land in a forward direction at all times.

43. This permit will expire in accordance with section 68 of the Planning and

Environment Act 1987, if one of the following circumstances applies: • The development and use are not started before 2 years from the

date of issue. • The development is not completed before 4 years from the date of

issue. In accordance with section 69 of the Planning and Environment Act 1987, the responsible authority may extend the periods referred to if a request is made in writing before the permit expires, or within six months of the permit expiry date, where the use or development allowed by the permit has not yet started; or within 12 months of the permit expiry date, where the use or development has lawfully started before the permit expires.

NOTES:- 1. Building approval must be obtained prior to the commencement of the

above approved works.

2. Unless no permit is required under the planning scheme other signs must not be constructed or displayed without a further permit.




3. Three printed copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division prior to the commencement of works. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the permit.

4. A permit must be obtained from Council for any alteration to all vehicular crossings. Engineering permits must be obtained for new or altered vehicle crossings and for connections to Council drains / Council pits / Kerb & Channel and these works are to be inspected by Council (tel. 9518 3555).

BACKGROUND:

The Site and Surrounds The site is situated along the western side of Springvale Road, approximately 200 metres south of the intersection with Wellington Road. The land is irregular in shape having an overall area of 15,929.6 square metres, 95.35 metre wide frontage to Springvale Road (eastern boundary), depth 155.59 metres along the northern boundary, depth of 174.7 along the southern boundary and width of 95.54 metres along the western boundary. The land is currently developed with older style warehouse with office/staff facility orientated to Springvale Road. A drainage and sewerage easement runs through the south-east corner of the property. The premises were previously used as a large cold storage warehousing facility and are currently vacant. The existing layout of the site comprises two linked buildings. The front administration building contains offices, kitchen, shop and staff amenities areas. West of this is a large warehouse and storage facility. Car parking is situated to the north and south of the administration building with a further parking area situated in the front setback. There are two existing vehicle access points to the Springvale Road service road. A number of mature trees/shrubs can be found on the land. An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PROPOSAL:

It is proposed to modify the existing buildings to create a regional Mercedes Benz service centre with ancillary motor vehicle sales and training area. The existing administration building would be reconfigured and extended to better link directly with the rear building. A valet drop off is to be created on the north side maintaining the front setback of the exiting premises. A new canopy and access ramp will be provided to the valet area. Changes to the existing building include




a new mezzanine area including offices and staff amenities. The warehouse would be modified to include a vehicle training and pre-owned area, workshop, vehicle storage, parts delivery and other spaces including loading bays. Works are proposed to the building façade to upgrade the premises (detailed on the plans) and make repairs where required. Business signage is proposed on the facia, at the entry to the site, and centrally along the frontage in the form of a freestanding pylon sign. Three flag poles and a 3 metre high directional sign are also proposed. The submitted plans detail five business identification signs are proposed as follows:

• SG01- Internally illuminated ‘Mercedes-Benz’ branding sign on east elevation as it presents to Springvale Road (0.6 metres).

• SG02- Internally illuminated ‘Waverley’ branding sign on east elevation as it presents to Springvale Road (0.6 metres).

• SG03 – Pylon sign (6 metres in height by 1.6 metre width) with Mercedes-Benz logo internally illuminated (1.23 square metres of logo).

• SG04 – Three nine metre flag poles. Flags to include Mercedes-Benz logo.

• SG05 – Pylon gateway sign (3 metres in height by 1.6 metre width) internally illuminated.

Existing car parking areas will be modified as part of the proposed works. A total of 122 car parking spaces are provided throughout the site. An additional provision of 94 car spaces is made for vehicle storage (separate to defined car parking areas). Customer and visitor car parking areas are located to the front of the site. Attachment 1 details plans forming part of the application.

PERMIT TRIGGERS:

Clause 37.01 Special Use Zone 6 The subject site is located within a Special Use Zone 6 (SUZ6) under the provisions of the Monash Planning Scheme. Planning approval is not required for the Service Centre as it falls within the definition of Industry which is an as-right-use. The training centre and motor vehicles sales that would occur are considered ancillary to the primary use and do not require approval. A planning permit is required in the Special Use Zone, Schedule 6, for buildings and works. Overlays Clause 43.02: Design and Development Overlay




The land is subject to a Design and Development Overlay (Schedule 1). Pursuant to the requirements of Clause 43.02-2 a permit is required to construct a building or construct or carry out works. Buildings and works must be in accordance with any requirements in a schedule to the overlay. A permit may be granted to construct a building or carry out works which are not in accordance with any requirements in the schedule, unless the schedule specifies otherwise. Planning approval is required under the Design and Development Overlay Schedule 1 for the car parking areas in the front 20 metres of the site. A permit may be granted to construct a building or carry out works which are not in accordance with any requirements in the schedule, unless the schedule specifies otherwise. Particular Provisions Clause 52.05 Advertising Signs Category 2 (low level of limitation) signage controls apply to the Special Use Zone 6. A planning permit is required for business identification signage greater than 8 square metres in area and internally illuminated signage. Clause 52.06 Car parking Prior to a new use commencing the required parking spaces must be provided on the land, or to the satisfaction of the Responsible Authority. Clause 52.07 Loading and unloading of vehicles Sufficient land must be provided for the loading and unloading of vehicles in accordance with the requirements of the clause, or to the satisfaction of the Responsible Authority. Clause 52.29 Land adjacent to a Road Zone Category 1 Planning approval is required to create or alter access to land in a Road Zone, Category 1. Clause 52.34 Bicycle facilities A new use must not commence or the floor area of an existing use must not be increased until the required bicycle facilities and associated signage has been provided on the land. Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.

CONSULTATION:

Public Notice




The proposed buildings and works within the Special Use Zone (Schedule 6) and Design and Development Overlay 1 are exempt from public notification requirements and review rights under the Planning and Environment Act 1987. The proposed works are greater than 260 metres from a residential zone and comply with requirements under Design and Development Overlay 1. Referrals Statutory Referrals The application was referred to VicRoads under Section 55 of the Planning and Environment Act 1987. VicRoads has no objection subject to a condition being applied requiring forward access and egress off the site. Internal Referral The application has been referred to Council’s Transport Engineer for comment. Council’s Transport Engineers do not object to the proposal subject to conditions being imposed including the provision of 19 bicycle parking spaces and the submission of a waste management plan.

DISCUSSION:

Consistency with State and Local Planning Policies Clause 11.02 Urban Growth The objective of Clause 11.02-1 is:

“To ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses.”

The proposed development site meets this objective by utilising existing developed land, thus contributing to urban consolidation, whilst being suitable to the neighbourhood character of this commercial area. Clause 15.01 Built Environment and Heritage The objective of Clause 15.01-1 is:

“To create urban environments that are safe, functional and provide good quality environments with a sense of place and cultural identity.”

This Clause contains the following relevant strategies: • Promote good urban design to make the environment more liveable and

attractive. • Ensure new development or redevelopment contributes to community and

cultural life by improving safety, diversity and choice, the quality of living and working environments, accessibility and inclusiveness and environmental sustainability.




• Require development to respond to its context in terms of urban character, cultural heritage, natural features, surrounding landscape and climate.

The proposal is consistent with this clause as it will result in a development that will positively contribute to the established commercial/industrial environment. Municipal Strategic Statement (MSS) Clause 21.03 ‘A Vision for Monash’ identifies overarching strategic directions for the future land use planning and development of the municipality. Monash’s Garden City Character is identified at Clause 21.03-5, with the vision seeking to maintain and enhance the established canopy treed environment throughout the municipality, and which includes industrial land. The proposal requires the removal of vegetation proximate to the building on the north and east side to make way for the valet drop off, new loading bay and front parking areas. The removals are considered appropriate provided plantings incorporating canopy trees are included in a new landscaping outcome for the site. Tree protection measures would also be required for any vegetation retained that may be impacted during the construction process. Clause 21.05 of the MSS specifically relates to Economic Development within the municipality and includes the following relevant objective:

“To facilitate the revitalisation of key areas and ensure that new development is of a high standard that adds to the attractiveness of business and industrial areas and enhances Garden City Character.”

The proposal presents an opportunity to revitalise this area and the design detailing is of a standard that will enhance the attractiveness of the established commercial/industrial area. Clause 21.07 of the MSS applies to Business Parks and Industry and includes the following relevant objectives: • “To continue image enhancement and landscaping of industrial areas and

transport routes consistent with the Garden City Character of Monash. • To positively influence factors affecting the industrial environment within

Monash such as building and car park setbacks from frontage boundaries, design of industrial buildings and surrounds and fencing treatments.

• To improve car parking provision and traffic flow in industrial areas and discourage onstreet parking.

• To positively encourage the renewal and quality of built form in industrial areas.”

The proposal is consistent with these objectives as it will upgrade the existing buildings, improve landscaping and provides sufficient on-site car parking.




Industry and Business Development and Character Policy Clause 22.03 contains the following relevant objectives: • “To ensure that new development is successfully integrated into existing

business or industrial areas to enhance the streetscape character and amenity.

• To ensure that the scale and character of future development creates or enhances a high amenity built form environment and attractive landscape setting.

• To ensure that development contributes to the maintenance and development of a high quality urban environment within the industrial and business areas and their environs, including the enhancement of the image of industrial and business areas when viewed from any road.”

The subject site is identified as being within Industry Character Type 3, and it is a general policy of Clause 22.03 that development complements the current character statement and contributory elements and satisfies the intent of the desired future character statement for the applicable Character Type. The desired future character states the following: • “This Character Type should continue to develop as a modern industrial and

technology park within an attractive landscape setting containing a large number of large, mature, native trees.

• The main road frontages should be well landscaped and contain high profile businesses that should present a positive public image of the municipality to road users.

• The subdivision pattern should be integrated with the surrounding subdivision pattern, and special care should be taken to ensure that entrances are integrated with surrounding roads and land uses.

• Architecture should be appropriate in form and scale to the functional requirements of the business or industry. Buildings that are energy efficient and conform to sustainable principles should be encouraged. Setbacks should be generous and ensure that there is sufficient room for an extensive landscaped strip between the building and the road.

• Parking and service areas should be at the side or rear of buildings with minimum visibility from the street.

• Well designed and attractive signs should be coordinated throughout the area and contribute to a common design theme and identity for each neighbourhood.

• A canopy of large native trees dispersed throughout all neighbourhoods, especially in front setbacks, will soften the extensive areas of paving and unify the diverse range of building types.”

Overall the development is generally consistent with the objectives and policy statements of Clause 22.03. Consistent with tree retention and garden city objectives, the development could be enhanced through the retention of existing




trees adjacent to the south-east corner of the building surrounding car parking areas. Further, an arborist report should review all existing trees with the intention of retaining as many as possible. Design and Development Overlay (DDO), Schedule 1 The development form is generally in accordance with the requirements of Schedule 1. The objectives of Schedule 1 seek: • “To ensure that development, including front setbacks, is in keeping with

and contributes to the Garden City Character as set out in the Municipal Strategic Statement.

• To ensure that the building scale and form in terms of height and bulk complements and does not visually overwhelm surrounding buildings.

• To ensure that streetscape engineering details of new developments integrate with the existing streetscape.

• To ensure that fences or planting along property boundaries do not adversely affect urban character or adjacent open space.

• To ensure that the landscape treatment within the front setback contributes to the positive aspects of the applicable industry or business Character Type identified in Clause 22.03.

• To retain existing on-site vegetation if possible. • To ensure that car parking, vehicle access and service areas do not visually

impinge on front setbacks or affect streetscape elements such as trees and nature strips.

• To minimise visual clutter.” Building and Car Parking Setbacks Pursuant to Design and Development Overlay Schedule 1 a front setback requirement of 20 metres applies to the location of car parking and buildings along Springvale Road. Car parking already exists in the front setback area of the site and it would not make efficient use of the land to remove it. The applicant is proposing to provide additional car parking in front of the building and along the side/rear of the site. The new spaces forward of the building entry are setback 19.59 metres resulting in a minor encroachment of the 20 metre setback requirement of the Overlay. Ample space is available elsewhere for landscape plantings and the encroachment is considered acceptable. The proposed works will result in a significant upgrade to the existing premises. Facade detailing will be modernised to include contemporary materials and finishes (render and metal cladding) and substantial glazing elements consistent with urban design objectives. The scale of the development will be complimentary to the built form of the surrounding areas. Existing car parking areas to the front of the site will be reconfigured to include landscaping and include retention of canopy trees. The works proposed will result in a substantial improvement to the site.




No fencing is proposed in the front setback area. Engineering design and services locations are in accordance with the Overlay. Car Parking, traffic and access The proposal provides external parking for 149 vehicles. The table below details the number of car parking spaces required:

Use Clause 52.06-5 Requirement

Floor Area (m2)

Car parking requirement

generated

Motor Repairs (includes ancillary office and

motor vehicle sales)

3 spaces / 100m2 2,827m2 84 car spaces

Warehouse 2 to each premises +

1.5 spaces / 100m2

2,655m2 41 car spaces

TOTAL REQUIRED 121 car spaces

TOTAL PROVIDED 149 car spaces

Council’s traffic engineer has examined the development and advised that sufficient external parking is provided. An additional 66 car spaces are provided within the building. These spaces will accommodate vehicles that are awaiting delivery pick-up. Motor Vehicle Sales The application proposes to use part of the premises for motor vehicle sales as an ancillary component of the primary operations as a vehicle service centre, vehicle storage and new vehicle delivery. Conditions on the permit will limit the extent of the use for motor vehicle sales. The purpose of the Special Use Zone 6 seeks to encourage development of offices and manufacturing industries and associated commercial and industrial uses within the Monash Technology Precinct. The infiltration of retail uses as a primary function of the business within the precinct is discouraged by policy. The permit applicant submits that the sales component of the proposal will operate as a minor component of the facility. The proposed motor vehicle service facility is envisaged to provide employment for up to 100 persons across the site and achieves policy objectives which seek to facilitate increase employment opportunities and high technology industry development. Conditions on the permit will control the extent of motor vehicle sales taking place on the land including floor space and salesperson limitations. The extent of motor vehicle




sales functions is considered appropriate subject to conditions controlling the extent of the use. Advertising Signage A Category 2 (low limitation) level of advertising control applies pursuant to Clause 52.05. The proposed signage comprises: • Two internally illuminated signs located on the front facia of the building. • A pylon sign 6 metres in height and 1.6 metres in width centrally located

along the site frontage to Springvale Road. • Three 9 metre high flag poles along the frontage displaying the Mercedes

Benz logo. • A 3 metre high by 1.6 metres wide pylon gateway/direction sign inside the

southern entry to the site. The site has a substantial frontage of more 95m to Springvale Road and is within an established commercial area. The provision of signage within front setback areas is consistent with similar development in the surrounding area and provides for prominent business identification and high quality signage. The proposed signage is typical of that associated with these types of uses and is considered acceptable. The signage will assist in the presentation and identification of the business on the land.

CONCLUSION:

The proposed redevelopment of buildings and associated car parking areas are considered appropriate. The works will facilitate the establishment of a regional service centre for Mecedes Benz providing employment and revitalising a site that presents poorly to Springvale Road. Subject to conditions the proposal approval is recommended for approval.




LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (October 2014). Attachment 3 – Zoning and Overlays Map.

1.1 769-773 springvale road, mulgrave buildings and … · 2017. 1. 27. · vehicle service centre...

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