4.2 12 natalia avenue, oakleigh south buildings and … · 9/30/2014 · 12 natalia avenue,...

Council Meeting, 30 September 2014 Section 4.2 – 3

12 Natalia Avenue, Oakleigh South - Buildings And Works Comprising Construction Of Four Warehouses With Associated Car Parking And Landscaping

4.2 12 NATALIA AVENUE, OAKLEIGH SOUTH BUILDINGS AND WORKS COMPRISING CONSTRUCTION OF FOUR WAREHOUSES WITH ASSOCIATED CAR PARKING AND LANDSCAPING AND REDUCTION OF THE LOADING BAY REQUIREMENTS.

(TPA/42763)

EXECUTIVE SUMMARY:

The application is for the development of four warehouses and ancillary offices. The land is occupied by Pirea Building Supplies P/L which operates as a timber yard.

Public notification of the application was not required. The proposed use and development is consistent with the zoning of the land and appropriate having regard to surrounding land use and development. Key issues to be considered include front setbacks, building height, car parking, loading bays and fencing. The report assesses the proposal against the provision of the Monash Planning Scheme including the relevant state and local planning policy framework. The reason for presenting this report to Council is the proposed development cost of $3.8 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 ACTING MANAGER: Adrian White

RESPONSIBLE PLANNER: Danielle Loh

WARD: OAKLEIGH

PROPERTY ADDRESS: 12 Natalia Avenue, OAKLEIGH SOUTH

PRE-APPLICATION MEETING: No

NUMBER OF OBJECTIONS: N/A

ZONING: Industrial 1 Zone

EXISTING LAND USE: Warehouse

OVERLAY: Design and Development (Schedule 1)

RELEVANT CLAUSES:

State Planning Policy Framework

Clause 11 (Settlement) Clause 14.02-1 (Catchment planning

Local Planning Policy Framework

Clause 21 (Municipal Strategic Statement)

Council Meeting, 30 September 2014 Section 4.2 – Page 14


and management) Clause 15 (Built environment and heritage) Clause 17 (Economic development)

Clause 21.05: Economic Development Clause 21.07: Business Parks and Industry Clause 22.03 (Industry and Business Development and Character Policy) Clause 22.04 (Stormwater Management Policy) Particular Provisions Clause 52.06 (Car Parking) Clause 52.07 (Loading and Unloading of Vehicles) Clause 52.10 (Uses with adverse amenity potential) General Provisions Clause 65 (Decision Guidelines)

STATUTORY PROCESSING DATE: 4 August 2014

DEVELOPMENT COST: $3,800,000



LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE



RECOMMENDATION:

Council resolves to Grant a Planning Permit (TPA/42763) to allow building and works comprising construction of four warehouses with associated car parking and landscaping and reduction of the loading bay requirements at 12 Natalia Avenue, Oakleigh South under the Monash Planning Scheme, subject to the following conditions:

1. Before the development 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, but modified to show:

a) The location of essential services and any consequential relocation of car spaces, or reduction in floor area, of Warehouse D to satisfy the car parking requirements of Clause 52.06 of the Monash Planning Scheme and the Building Regulations 2006.

b) Two additional car spaces associated with Warehouse “A”.

c) Two additional car spaces associated with Warehouse “B”.

d) One additional car space associated with Warehouse “C”.

e) Detail of the proposed 1.8 metre high front fencing.

f) An internal radius of at least 2 metres at changes of direction or intersection for the two access points to Warehouse D.

g) All car parking spaces with a minimum width of 2.6 metres.

h) The Warehouse “C” accessible space designed in accordance with the Australian Standard for Off-Street Parking for people with disabilities, AS/NZS 2890.6 to the satisfaction of Council.

i) A corner splay or area at least 50% clear of visual obstructions (which may include adjacent landscaping areas with a height of less than 0.9 metres) extending at least 2.0 metres long x 2.5 metres deep (within the property) 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.

j) The dimension and location of the loading bays for the storage units in Warehouse “D”.

2. The development as shown on the endorsed plans must not be altered without the written consent of the Responsible Authority.

3. Once the development has started it must be continued and completed to



the satisfaction of the Responsible Authority.

4. Warehouse D must only be used as a self storage facility and co-ordinated by a single operator to the satisfaction of the Responsible Authority.

5. The amenity of the area must not be detrimentally affected by the development, through the:

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

(b) appearance of any building, works or materials; and

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

6. No goods must be stored or left exposed outside the building/s so as to be

visible from any public road or thoroughfare.

7. 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.

8. Adequate provision shall be made for the storage and collection of garbage and other solid wastes and these facilities are to be located on the site to the satisfaction of the Responsible Authority.

9. Before the development starts, a construction management plan must be prepared and submitted to the Responsible Authority for approval. 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).

10. No equipment, services, architectural features or structures of any kind,

including telecommunication facilities, other than those shown on the endorsed plans shall be permitted above the roof level of the building unless otherwise agreed to in writing by the Responsible Authority.

11. 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 including substantial planting within the front setback;

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

12. Before the occupation of the buildings allowed by this permit, landscaping works as shown on the endorsed plans must be completed and maintained to the satisfaction of the Responsible Authority.

13. 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) a trench grate (150mm minimum internal 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.

14. Stormwater discharge is to be detained on site to the predevelopment

level of peak stormwater discharge. Approval of any detention system is required by the City of Monash, the Responsible Authority, prior to works commencing.

15. Before the development starts, a site layout plan drawn to scale and dimensioned must be approved by the Responsible Authority. The plans must show a drainage scheme providing for the collection of stormwater within the site and for the conveying of the stormwater to the nominated point of discharge if it is found to be structurally sound by Council Officers otherwise the nominated point of discharge is the north-east corner of the property where the entire site’s stormwater must be collected and free drained via a pipe to the Council pit in the nature strip 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.

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

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

18. Driveways must be maintained in a fit and proper state so as not to compromise the ability of vehicles to enter and exit the site in a safe manner or compromise operational efficiency of the road or public safety (e.g. by spilling gravel onto the roadway).

19. The development must be provided with a corner splay or area at least 50% clear of visual obstructions (which may include adjacent landscaping areas with a height of less than 0.9 metres) extending at least 2.0 metres long x 2.5 metres deep (within the property) 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.

20. The layout of the development shall follow the Design Standards for car parking set out in Clause 52.06-8 of the Monash Planning Scheme.

21. The accessible parking spaces must be designed (other than length of space which should be 4.9 metres) in accordance with the Australian



Standard for Off-Street Parking for people with disabilities, AS/NZS 2890.6.

22. 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.

23. 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 is 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 development allowed by the permit has not yet started; or within 12 months of the permit expiry date, where the 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. No signs must be constructed or displayed without a further permit unless a permit is not required under the provisions of the Monash Planning Scheme.

3. Building Permit approval for this development must take into consideration the location of future subdivision boundaries and their compliance with the Fire Separation Provisions of the Building Code of Australia, including Separating Walls and Openings near Boundaries, as well as the requirements of the Building Regulations.

4. Once the development has started it must be continued and completed to



the satisfaction of the Responsible Authority.

5. Disabled access to the building must be provided to the satisfaction of the Responsible Authority. All work carried out to provide disabled access must be constructed in accordance with Australian Standards Design for Access and Mobility AS 1428.1.

6. Any new drainage work within the road reserve, the work will require the approval of the Council’s Engineering Division prior to the works commencing. Three copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the permit. A refundable security deposit of $500 is to be paid prior to the drainage works commencing.

7. Engineering permits must be obtained for new vehicle crossings and for new connections to the Council pits and these works are to be inspected by Council (telephone: 9518 3555).

8. Use of Easement approval is required for the common driveway and Warehouse B. Approval should be given subject to:

Council and South East Water approval being obtained.

The use of easement agreement being signed by Council.

A construction joint being made along the easement line.

9. The proposed crossings are to be constructed in accordance with the City of Monash standards.

10. Approval of each proposed crossing, and a permit for installation or modification of any vehicle crossing is required from Council’s Engineering Department.

11. The redundant crossings are to be removed and reinstated with kerb and channel to the satisfaction of Council. The footpath and naturestrip are to be reinstated to the satisfaction of Council.

12. All new crossings are to be no closer than 1.0 metre measured at the kerb to the edge of any tree canopy, power pole, drainage or service pit or other services. Approval from affected service authorities is required as part of the vehicle crossing application process

13. Tree planting should be kept off the drainage easement.



BACKGROUND:

The Site and Surrounds

The subject land is situated on the south side of Natalia Avenue and is used as a timber yard. Vehicle access is available from Natalia Avenue and Coora Road. The land is irregular in shape with frontage to Natalia Avenue and Coora Road of 104 metres and 55 metres respectively. The land has an area of 1.362 hectares and is encumbered by a drainage and sewerage easement. Surrounding land is used for storage, light industry and general industry. There is also another timber yard to the east of the land.

Three of the seven buildings on the land are of recent origin the details of which are as follows:

Planning Permit TPA/27573 issued on 11 September 2002 for a warehouse building fronting Natalia Avenue. The development is complete.

Planning Permit TPA/33298 issued on 28 November 2005 for two warehouses – one facing Natalia Avenue and the other facing Coora Road. Both have been completed.

Planning Permit No TPA/40391 issued on 18 September 2012 for an industrial building on the eastern side of the land. The permit has not been acted upon and the applicant advises that it would be allowed to lapse if a planning permit is granted for the current proposal.

The four remaining buildings would have to be demolished before construction of the proposed development could commence. An aerial photograph of the subject land and surrounding land can be found attached to this report (Attachment 2).

PERMIT TRIGGERS:

Zoning

The land is zoned Industrial 1 Zone (Clause 33.01-4) under the Monash Planning Scheme where a permit is required to construct a building or construct or carry out works.

A permit is not required to use land for office, industry or warehouse subject to Clause 52.10 (Uses with adverse amenity potential) which specifies minimum buffer distances from such uses to land in a residential zone.



Overlays

Clause 43.02 -: Design and Development Overlay (Schedule 1) A permit is required for buildings and works. Attachment 3 contains the zoning and overlays applicable to the subject land and surrounding land. Particular Provisions

Clause 52.06: Car Parking Prior to a new building being occupied the required car parking spaces must be provided on the land or as approved by the responsible authority. A permit is required to reduce (including reduce to zero) the requisite number of car parking spaces. Clause 52.07 Loading and Unloading of Vehicles No building or works may be constructed for the manufacture, servicing, storage or sale of goods or materials unless space is provided on the land for loading and unloading vehicles. A permit is required to waive the requirement.

PROPOSAL:

It is proposed to construct four warehouses one of which would comprise a self storage facility. Four buildings would have to be demolished for the development to take place. The applicant seeks a reduction in the applicable car parking requirement and a waiver of the loading bay requirement. The proposal is summarised as follows:

Warehouse “A” - a building fronting Natalia Avenue with a net floor area of 979 square metres.

Warehouse “B” - a building fronting Natalia Avenue with a net floor area of 979 square metres.

Warehouse “C” - a building fronting Coora Road with a net floor area of 1511 square metres.

Warehouse “D” – containing 25 self storage units with a total net floor area of 2220 square metres. The units would vary between 72 and 129 square metres in size.

An internal driveway accessing Warehouse “C” and “D” from Coora Road.

Precast concrete panel construction and low pitch metal roofing.

Maximum building height between 7.3 metres and 9.3 metres.

Landscaping along each building frontage and both sides of the internal driveway.



Eighty nine on-site car spaces.

Loading bays for Warehouses A, B and C.

The type of goods or materials proposed to be stored in the warehouses is unknown. The height of the proposed buildings is similar to those in the immediate vicinity.

CONSULTATION:

Public Notice

In an Industrial 1 Zone, an application for buildings and works is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Planning and Environment Act 1987. The application is not exempt from public notice under Clause 43.02 (Design and Development Overlay Schedule 1) or Clause 52.06 (Car Parking). However, due to the nature of the proposal, the zoning of the land and surrounding land uses, public notification of the application was not required. It is considered that the proposal will not cause material detriment to any person. Referrals

External

There is no requirement to refer the application externally. Internal

The application was referred to Council’s Engineering, Traffic and Building Units for comment. Relevant comments from these units form part of the assessment of the application.

DISCUSSION:

State Planning Policy Framework

Relevant Industrial objectives in Clause 17.02 are:

“To facilitate the sustainable development and operation of Industry and research and development activity.”

“To create opportunities for innovation and the knowledge economy within existing and emerging industries, research and education.”

It is considered that these strategies and objectives would be satisfied by the proposal.



Local Planning Policy Framework

The Municipal Strategic Statement (MSS) outlines the key strategic planning, land use and development objectives for the City of Monash. The MSS recognises the leafy suburbs and treed streetscapes as being defining characteristics of the municipality. Clause 21.03-4: Strategic Framework Plan.

The major strategic direction of the plan is to:

“[Develop] sustainable employment opportunities to maintain Monash as a predominant business location in Melbourne’s eastern region.”

Clause 22.03: Industry and Business Development and Character Policy. This Clause seeks to enhance the Garden City Character of industrial and business areas. The proposal is considered consistent with these objectives and policies. Front Setback

The Design and Development Overlay requires a setback of 7.6 metres from Natalia Avenue and Coora Road to any building or car park. A permit is required to reduce this requirement. In considering whether to permit such a reduction Council should have regard to the setback of buildings and car parks in the vicinity of the land. In this respect the proposed landscape setback of 3 metres from Natalia Avenue and Coora Road is consistent with that of other premises in the vicinity. For that reason the proposed setbacks are considered satisfactory. To ensure the front setback areas are suitably planted a condition could be placed on any permit issued requiring a landscape plan to be submitted prior to the development commencing. Building Height

The height of the proposal is consistent with approved developments and existing developments within the surrounding area. The nominal 7.0 metre height limit prescribed in DDO1 is historic and typically only applied where land immediately abutting residential interface. The proposed height of the building will suitably compliment existing development within the surrounding area. Car Parking

Under Clause 52.06 of the Monash Planning Scheme a new use must not commence, or the floor area of an existing use must not be increased, until the required number of car spaces has been provided. A permit may be granted to reduce the requirement.



The following table shows the number of car parking spaces required and provided:

Use Total Floor

Area

(net sqm)

Monash Planning Scheme Car Parking

Requirement

Total number of car parking

spaces required

Total number of car parking

spaces provided

Warehouse A (including ancillary showroom)

979 2 + 1.5 car spaces/100sqm net

floor area

16 14

Warehouse B (including ancillary showroom)


floor area

16 14

Warehouse C (including ancillary showroom)


floor area

24 23

Warehouse D (25 self storage units)


floor area

35 38

TOTAL 5689 - 91 89

Eighty-nine car spaces are proposed leading to a shortfall of two car spaces. Warehouses “A” and “B” would each be short two car spaces and Warehouse “C” would be short one space. There is known to be a significant demand for car parking in the vicinity of the land so this shortfall is unsatisfactory. Should a permit issue a condition requiring the outstanding car spaces to be provided on the land has been recommended. Thirty-eight car spaces are proposed for the 25 self storage units inside Warehouse “D”. This exceeds the requirements of Clause 52.06 by three car spaces. However some of the car spaces are located where essential services are likely to be required so they will need to be relocated or the number of self storage units may have to be reduced. This could be made a condition of any permit issued. Loading and unloading of Vehicles

Clause 52.07 of the Monash Planning Scheme requires space to be provided for the loading and unloading of vehicles. Warehouses A, B and C would have loading areas in accordance with the requirements of this clause. Each of the storage units in Warehouse “D” would have a reduced loading bay area commensurate with their likely use. Given their size they will likely be used by tradesman or small businesses. Given their periodic use it would be acceptable for loading and unloading to take place immediately outside the roller door.



Uses with adverse amenity potential

The applicant advises that there is no intended end user of the proposed warehouses. Clause 52.10 of the Monash Planning Scheme is available in the event that an application is received to use any of the buildings for a purpose with adverse amenity potential. Front Fencing

It is proposed to replace the existing mesh fence with a 1.8 metre high fence. The fence would be constructed of metal railing similar to fencing used elsewhere and would be visually transparent allowing visual interaction with the public domain. It is considered satisfactory. However a condition should be added to any permit issued requiring details of the fence.

Building over easement

The proposed warehouses would be situated over a disused easement. Council’s Drainage Engineer confirms that the easement is unused. However a minor use of easement permit would be required for the proposed development from Council.

CONCLUSION:

The proposal is considered satisfactory as it complies or has due regard with the requirements of the Monash Planning Scheme including relevant State and Local policies and decision guidelines of the Design and Development Overlay. The design response is satisfactory having regard to the surrounding context and is consistent with relevant objectives of the Industry and Business Development and Character Policy. The proposal should be approved subject to conditions.



LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (November 2012). Attachment 3 – Zoning and Overlays Map.

4.2 12 natalia avenue, oakleigh south buildings and … · 9/30/2014 · 12 natalia avenue,...

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