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17 October 2016 a Meeting of the WAVERLEY

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17 October 2016 a Meeting of the WAVERLEY Application number DA-110/2016 Site address 6-8 Bronte Road, Bondi Junction Proposal Demolition of the existing commercial building and erection of an 8 storey commercial building. Date of lodgement 24 March 2016 Owner Mac's Pty Limited Applicant Concorde Enterprises Pty Ltd Submissions Two submissions (original plans) One submission (amended plans) Cost of works $4,671, 991 (Amended Scheme) Issues Heritage, Streetscape, Right of Way Recommendation That the application be APPROVED Site Map Note: Brown colour denotes Listed Heritage Items under WLEP 2012 1. PREAMBLE 1.1 Site and Surrounding Locality A site visit was carried out on 23 May 2016. The site is identified as Lot 1 in DP 395647 known as 6-8 Bronte Road, Bondi Junction. It is located on the eastern side of Bronte Road near the intersection of Spring Street and Bronte Road. The site is predominantly rectangular in shape with a slight irregular boundary in the rear south/east corner of the site. The site has a frontage of 9.18m to Bronte Road and a depth of 27.6m and an overall area of 299m2 and is generally flat. Currently occupying the site is a single storey commercial building which is currently occupied by the NAB bank. The building covers the whole site to all boundaries and has no vehicular access. Adjoining the building to the south and east is the Westfield Commercial development and to the north is the Tea Gardens Hotel which is listed as a heritage item. Across the Road from the site there are 4 heritage listed properties known as 1,1a, 3 and 3A-5 Bronte Road. Bondi Junction is the commercial core of the Local Government Area, characterised by the Bus Rail Interchange, predominantly commercial activities with residential towers above. The Bondi Junction area is currently undergoing change with recent approvals and construction of mixed use shop top housing ranging from 38-60m in height. Figure 1: Subject site frontage Figure 2: Site viewed from Spring Street 1.2 Relevant History Previous applications Complying Development (Private) 117/2011- Demolition of an internal partition and construction of workshops - Approved DA-569/2006 - Replace existing signage with new signage for existing premises - Approved LD-582/2000 - Fit out & shopfront alterations to existing retail bank - Approved History to this application On the 14 June 2016, the application was deferred as it was considered that the proposal did not achieve design excellence. The following 4 main issues were raised; Street Proportion and relationship to heritage item Setbacks Materially and architectural expression Ecologically Sustainable Development Amended plans were submitted to address the above matters on 14 July 2016 and are subject to assessment in this report. 1.3 Proposal The application seeks permission for the demolition of the existing building and construction of an 8 storey building intended for ground floor retail and 7 levels of commercial/office floor space above. This application does not seek permission for fit out or use of the building, nor any signage. These elements will be subject to a separate development application. Figure 3: Photo montage of the proposed building. 2. ASSESSMENT The following matters are to be considered in the assessment of this development application under section 79C of the Environmental Planning and Assessment Act 1979 (the Act). 2.1 Section 79C (1)(a) Planning Instruments and Development Control Plans The following is an assessment against relevant legislation, environmental planning instruments, including State environmental planning polices (SEPPs), and development control plans. 2.1.1 SEPP 55 Remediation of Land The subject site is currently used as a commercial use for the National Australia Bank and is proposed to be continued to be used as the same. The use will not be converting to a more ‘sensitive’ land use, therefore no further investigations are considered necessary at this stage. It is considered that the land is suitable for the proposed use. Conditions of consent are to be implemented should any contaminants be found during construction. 2.1.2 SEPP (Infrastructure) 2007 Although in close proximity, the site is not identified within the ‘railway corridor' requiring assessment against the SEPP. 2.1.3 Waverley Local Environmental Plan 2012 (Waverley LEP 2012) The relevant matters to be considered under the Waverley LEP 2012 for the proposed development are outlined below: Table 1: Waverley LEP 2012 Compliance Table Provision Compliance Comment Part 1 Preliminary 1.2 Aims of plan The proposal complies with the aims of the Yes plan. Part 2 Permitted or prohibited development Land Use Table The proposal is defined as a commercial B3 Commercial Core Zone Yes building which is permitted with consent in the zone. Part 4 Principal development standards 4.3 Height of buildings The proposal is 29.4m, well within the 60m Yes 60m height limit. 4.4 Floor space ratio The application proposes 1,668.3m2 of gross 8:1 floor area, equating to an FSR of 5.6:1, well Site Area: 299m2 Yes under the permitted FSR for the site. Permissible floor space= 2392m2 Part 5 Miscellaneous provisions 5.10 Heritage conservation The existing site is not heritage listed, or Yes located in a heritage conservation area, but the adjoining Tea Gardens Hotel to the north Provision Compliance Comment of the site is listed as a Heritage Item. The built form of the building has been modified to have a more appropriate bulk and scale to the adjoining heritage building, to ensure that its significance remains prominent within the streetscape. This matter is discussed in further detail within this report. Part 6 Additional local provisions 6.5 Active street frontages in The ground floor of the building maintains an Yes the Bondi Junction Centre open active frontage to Bronte Road. 2.1.4 Waverley Development Control Plan 2012 - Amendment No 4 (Waverley DCP 2012) The relevant matters to be considered under the Waverley DCP 2012 for the proposed development are outlined below: Table 2: Waverley DCP 2012 – Part B General Provisions Compliance Table Development Control Compliance Comment 1. Waste A bin room is provided at the side of the development to be accessed by the right of way on the southern side of the site. A Waste Yes Management Plan has been submitted with the DA and appropriate conditions of consent will be imposed regarding waste disposal during construction and during occupation. 2. Energy and water BASIX does not apply to commercial buildings, conservation but an Energy Assessment Report is required under the DCP. The report appears to meet the Yes DCP requirements to reduce emissions and a condition of consent is recommended in this regard. 6. Stormwater The stormwater plans submitted with the application satisfy the requirements of the DCP Yes and the Water Management Technical Guidelines. 7. Accessibility and An access report was provided with the adaptability application which identifies non compliances which can be addressed through detailed Yes construction certificate drawings. The report notes that compliance with the relevant statutory requirements can be achieved. 8. Transport Similar to the existing building, no on-site parking Parking zone 1 has been provided for the development. The DCP Yes allows for nil parking for commercial and retail development within the commercial core, which is in parking zone 1. Development Control Compliance Comment 9. Heritage This part of the DCP has controls for heritage items and heritage conservation areas, not for buildings adjoining heritage items. However, the Yes proposal has been assessed against the considerations of clause 5.10 of the LEP and it is considered that the proposal is sympathetic to the adjoining heritage listed hotel. 10. Safety The building is orientated to the street to allow for passive surveillance over Bronte Road. Secondary access is proposed down the right way Yes located along the southern boundary of the site and a security gate is noted on the plans for this area, as well as the use of CCTV. Table 3: Waverley DCP 2012 – Part D1 Commercial and Retail Development Compliance Table Development Control Compliance Comment 1.1 Design 1.1.1 Frontages Yes The front windows are open, providing an active frontage and have an appropriate proportion when considering the heritage items within the streetscape. The placement of a street number will be included as a condition of consent. A continuous awning is proposed along the street frontage. 1.1.2 Lighting Yes Under awning lighting is to be provided. 1.1.3 Amenity Yes The application does not propose internal fit out works and a separate DA will be required for such works. The applicant has indicated that the future tenant is likely to be the bank which currently occupies the site. It is recommended however to future proof the building that suitable provision be made for internal ventilation shaft to accommodate any food premises which may occupy one of the levels over the life of the building. 1.2 Noise Air conditioning units Yes The air conditioning units are proposed on the and plant to be in an (by condition) roof of the development, and a condition will be acoustic enclosure imposed to ensure that these are suitably screened to attenuate noise and for aesthetic purposes. 1.3 Hours of operation General Base Trading Hours: N/A The proposal does not include fit out or Mon to Sat: 7am to 11pm operational details as these will be subject to Sun: 7am to 10pm future DA’s for prospective tenants of the Extended Hour Trials allowed building. Table 4: Waverley DCP 2012 - Part E1 Bondi Junction Compliance Table Development Control Compliance Comment 1.2 Urban form 2 storey shop front Yes The building has a two storey base with the top of facade on Oxford St and the parapet aligning with the Heritage Listed Tea Bronte Rd Gardens Hotel.
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