29 April 2013

Joshua Trowell

Statutory Planner – City Development

City of Greater Geelong

PO Box 104

GEELONG VIC 3220

Dear Joshua

RE: 137 – 139 Melbourne Road, Rippleside

Greater Geelong Planning Scheme Amendment C291

Planning Permit Application No. 112/2013

We continue to act on behalf of Bill Capron, the land owner and applicant in the above matters.

In accordance with Section 54 of the Planning and Environment Act 1987, please find enclosed with this letter:

  • Three copies of proposed site layout plan;
  • Three copies of the floor plan showing the internal layout of all buildings; and
  • A CD containing PDF and Word versions of all relevant application documents and supplementary material.

In addition, please find below a written submission regarding the proposed use of the site, and a written assessment of the requirements contained in Clause 52.14 – Motor Vehicle, Boat or Caravan Sales.

Proposed use of the site

The proposed use of the site is for Motor vehicle, boat, and caravan sales, consistent with the historical use of the site. It is noted that this application has arisen due to a lack of sufficient documentation to establish an existing use right under Clause 63 of the Greater Geelong Planning Scheme. Please refer to the original town planning report for further details.

The hours of operation of the proposed use are 7am to 7pm daily, with between one to four employees anticipated to be present at any time. The number of employees present on the site will vary according to the specific nature of the use, particular hours of operation and staffing arrangements.

As the site has historically been established and used for Motor vehicle, boat and caravan sales, the proposal will not affect the existing amenity of adjoining residential or commercial properties. Regardless, I have prepared a commentary of each issue which could be considered to affect the amenity of adjoining properties.

Noise

Noise emitted from the site will generally be constrained to the movement of employee and customer vehicles to and from the site and the adjustment of display vehicles.

In this regard, the proposed use will emit a relatively low degree of noise consistent with adjoining and proximate premises also used for Motor vehicle, boat, and caravan sales. This is considered appropriate in the context of a site zoned Business 4 Zone and which fronts a service road to a highway.

No car parking spaces will be located within the rear (eastern) portion of the site. This area will provide a buffer of 9.2 metres to the adjoining residential property and will be screened by hedge plant landscaping against a 2 metre high paling fence.

While employee and customer vehicles will enter the site via a cross over adjacent to the adjoining residential property,there will be nodiscernible contribution to the level of noise already emitted by traffic within Walker Street.

Traffic

The proposed use will have a negligible impact on the number of vehicles utilising the Melbourne Road service road and Walker Street.

Other than employees, it is anticipated that generally no more than 20 customers would attend the site on any day. This would equate to an average of 3.3 vehicle movements per hour over a 12 – hour period.

This volume of traffic would have a minor impact on the local transport system and would not detract from the amenity of adjoining and proximate residential properties.

Light Spill and Glare

There will be nominal light spill and glare associated with the proposed use of the site. In particular, it is noted that the proposed use will rely upon the existing lighting and advertising features of the site.

Existing features include modest roof – height flood lighting orientated towards the car display area, and one flood lit business identification sign located in the south – east corner of the site. There are no internally illuminated business identification, promotion or direction signs at the site.

In this regard, the light spill of the proposed use will be commensurate with other proximate commercial premises fronting the service road, and will not have any further impact on adjoining or residential premises.

Clause 52.14 Motor Vehicle, Boat or Caravan Sales

Crossovers

The site is serviced by four crossovers, with two being located on Walker Street and two located on the Melbourne Road service road.

While the width of the crossovers from Walker Street meet the requirements of Clause 52.14, it is noted that the width of the crossovers from the service road is 10.8 metres, exceeding the maximum width of 9.2 metres.

As the width of the crossovers from the service road is an existing condition of the site, it is considered appropriate that a permit should be granted for a variation of width.

Kerbs, barriers and sealed surface

The site is enclosed by a 2.1 metre high open metal fence, including swing and sliding gates.

While the site is predominantly sealed with concrete, the rear portion of the site has been treated with crushed rock. The rear portion of the site does not form a major component of the use and will only be utilised, in part, by vehicles entering and existing the site.

As the crushed rock treatment is an existing condition of the site and will not detract from the amenity of adjoining residential properties, it is considered appropriate that a permit should granted to vary the requirement.

Buildings and facilities

The site contains an existing, purpose built building including offices, toilets, storeroom, kitchenette and garage / workshop.

A carwash bay is located to the immediate north of the existing building.

While the total building area of 134m2 exceeds the requirement of Clause 52.14, it is considered appropriate that a permit be granted to vary the requirement as the existing building is purpose built and will complement the proposed use.

Car parking spaces

Clause 52.14 requires that one employee, customer or valuation car parking space must be provided for every 10 cars displayed on the site.

The total site are of 1300m2 provides for up to 43 cars to be displayed on the site, generating a demand for four employee, customer or valuation car spaces to be provided.

As the rear portion of the site, comprising a total area of 280m2, is not proposed to form part of the car display area, it is considered appropriate that a permit be granted to vary the requirement and allow for three employee, customer or valuation spaces to be provided on the site.

Titles

The site has historically been held within four titles; Lot TP754552, Lot 1 of TP23208, Lot 2 of TP23208 and Lot 1 of TP704792.

As Clause 52.14 requires all lots to be consolidated into one title, a permit is requested to vary this requirement.

Sites adjoining a residential zone

The site adjoins residentially zoned and developed properties to the east and north, being 3 Walker Street and 2 Margaret Street respectively.

The dwelling a 3 Walker Street presents a sensitive interface to the site, being setback 2.3 metres from the common boundary. Historically, the amenity of this property has been preserved by a 2 metre high paling fence located on the common boundary from the car display area, car park an existing building.

The dwelling at 2 Margaret Street presents a sensitive interface to a lesser extent. In particular it is noted that the dwelling is setback in excess of 9 metres from the common boundary, and is screened by the presence of two sheds and a large tree.

While the existing conditions of the site do not meet the requirements of Clause 52.14, the existing amenity of the dwellings at 3 Walker Street and 2 Margaret Street are proposed to be further enhanced by planting new hedge plants (Pittosporum Tenuifolium) along the common eastern and northern boundaries, save for 7.8 metres of the northern boundary which is otherwise screened by an existing tree.

In addition, the proposed use will rely on existing lighting and advertising features of the site, and will consequently have no further impact on adjoining or residential premises.

Accordingly, it is considered appropriate to grant a permit to vary the requirements of Clause 52.14.

If you have any further queries regarding this matter, please contact me on telephone (03) 9686 9914 or email .

Yours sincerely,

Daniel Drum

Urban and Regional Planner