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COUNCIL DEVELOPMENT ASSESSMENT PANEL MEETING 2 June 2015

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COUNCIL DEVELOPMENT ASSESSMENT PANEL MEETING 2 June 2015 COUNCIL DEVELOPMENT ASSESSMENT PANEL MEETING 2 June 2015 AGENDA BUSINESS ITEM – 8.1 Applicant: Woolcock Construction Pty Ltd Landowner: Balcos Pty Ltd Agent: Eric Lampard Ward: Onkaparinga Valley Development Application: 15/258/473 Originating Officer: Vanessa Nixon Application Description: Change of use to Stage 2 tenancies from service trade premises to bulky goods tenancies Subject Land: Lots:11, 12, 13, 14, 15 &16 General Location: 37 Onkaparinga Valley Sec: P4013 DP:91829 CT:6123/945 Road Balhannah Subject Land: Lot:502 Sec: P4013 DP:91829 CT:6123/952 (Refer to Locality Plan Attachment 1) Subject Land: Lot:55 Sec: P4013 DP:91829 CT:6123/947 Development Plan Consolidated : 9 Zone/Policy Area: Country Township January 2014 (Balhannah And Oakbank) Zone - Maps AdHi/20 and 61 Balhannah West Policy Area Form of Development: Site Area: 1.8 hectares Merit Public Notice Category: Category 3 Representations Received: 9 Merit Representations to be Heard: 3 Notice published in The Advertiser on 24 April 2015 1. EXECUTIVE SUMMARY The purpose of this application is to change the use of a section of the building from service trade premises to bulky goods tenancies. The subject land is located within the Country Township (Balhannah & Oakbank) Zone - Balhannah West Policy Area and is a merit form of development. Six representations in opposition and three representations in support of the proposal were received during the Category 3 public notification period. Council has allowed some small-scale retail on the subject site but considers a bulky goods outlet an inappropriate extension and intensification of approved development which would negatively impact on the existing retail centre of this small township. As per the CDAP delegations, the CDAP is the relevant authority for Category 3 development where representors wish to be heard. The main issues relating to the proposal are inappropriate land use in the zone as well as concerns raised by representors regarding noise and traffic. In consideration of all the information presented, and following an assessment against the relevant zone and Council Wide provisions within the Development Plan, staff are recommending that the proposal be REFUSED Development Plan Consent. Council Development Assessment Panel Meeting – 2 June 2015 Woolcock Construction 15/258/473 2. DESCRIPTION OF THE PROPOSAL The proposal is to change the approved use of stage two from service trade premises to bulky goods. The proposed plans and details are included in Attachment 2. 3. HISTORY January 13, 2015 Variation to 11/1091/473 and 14/239 - change to car park layout, signage and internal layout (tenancy 5, 6 and 7) December 2, 2014 CDAP Refused the change in use of Approved Stage 2 - Service Trade Premises to shop (Retail Supermarket) with additional associated car parking areas, fencing & retaining walls (including a combined fence & retaining wall structure 3.9m high) November 4, 2014 Variation to Development Authorisation 11/1091/473: internal works to relocated building 6 (lunchroom, office and facilities), removal of sliding door to building 2, amendment to rear fencing (2.4m high), relocation of Balhannah Kitchens tenancy and alteration to floor areas of north eastern retail tenancies 3 and 4 November 3, 2014 Variation to development authorisation 11/1091/473 to add a service door to tenancy 5 in Building 8 and construction of a verandah addition to tenancy 4 September 18, 2013 CDAP Approved Staged redevelopment of existing service trade premises & cold store facility to create 3 service trade premises and 5 retail tenancies, associated car parking & altered access, associated landscaping, new signage, and to relocate existing sand & metal depot and fencing, timber & rural supplies and to upgrade Pugh Road. Stage 1: Redevelopment of service trade premises to create 2 service trade premises (for existing hardware and garden store and kitchen showroom) and 5 new retail tenancies, associated car parking and signage, reduction in cold storage to 950m2, relocation of existing sand and metal depot & fencing, timber and rural supplies, relocation of storage building (building 6), removal of gas bullet, Colorbond® fence 2.4m high and upgrade of Pugh Road (from Onkaparinga Valley Road to Trade Centre crossover). Stage 2: Construction of additional service trade premises (1125m2 floor area) September 21, 2011 Demolition of various structures (including office and verandah on southern side of Pugh Road) June 16, 2002 Replacement Cool room building (building 2) February 12, 2002 Deck (garden centre) March 5, 1998 Storage building addition September 13, 1996 Storage Building (Building 6) October 11, 1995 Class 8 Freezer Room (further northern extension to previous application) June 8, 1990 Verandah (over garden shop) February 27, 1987 Gable over main entry and verandah (front of building 8) March 29, 1985 Coldstore (northern extension to previous application) Council Development Assessment Panel Meeting – 2 June 2015 Woolcock Construction 15/258/473 September 26, 1983 Meat examination room (lean to on south side of building 1) June 22, 1981 New cold store & freezer rooms (building 5) March 23, 1981 Garage 1978 Amenities Block 4. REFERRAL RESPONSES No referrals were required for this application. 5. CONSULTATION The application was categorised as a Category 3 form of development in accordance with Section 38(2)(c) of the Development Act 1993 requiring formal public notification and a public notice. Nine (9) representations were received. Of these, six (6) representations are opposing the proposal, and three (3) are in support of the proposal. Some were from adjacent and nearby properties. The following representors wish to be heard: Name of Representor Representor’s Property Nominated Speaker Address Joma Real Estate (John Balhannah Junction TBA Vass) Shopping Centre R & G Foale 10 Sunningdale Ct TBA P & S Brokensha 9 Sunningdale Ct Sandy & Paul The applicant or their representative – Eric Lampard may be in attendance. The issues contained in the representations can be briefly summarised as follows: zoning adverse impacts on Balhannah Junction shopping centre noise character of country township heritage listing traffic pollution truck movements extended trading hours signage loading bay These issues are discussed in detail in the following sections of the report. Copies of the submissions are included as Attachment 3 and the applicant’s response to these is provided in Attachment 4. 6. PLANNING & TECHNICAL CONSIDERATIONS This application has been evaluated in accordance with the following matters: Council Development Assessment Panel Meeting – 2 June 2015 Woolcock Construction 15/258/473 i. The Site’s Physical Characteristics The subject land is 1.8 hectares in area and is currently being extensively redeveloped. The land is on the western or low side of Onkaparinga Valley Road and slopes away to the west towards the Onkaparinga River. The rear (western) portion of the land is in the Onkaparinga River flood zone. The land is bounded to the south by Pugh Road which is currently being developed as a residential land division for eight allotments and is currently owned by Balcos. The site has had cold storage and hardware sales activities for many years. The redevelopment has created a central car park surrounded by built form which envisaged a number of retail activities fronting Onkaparinga Valley Road. The two largest tenancies in this configuration have been approved as service trade premises. The remaining tenancies are small scale retail (132m2 & 135m2), one at 150m2 (post office), one at 260m2 and one at 320m2 and one smaller tenancy (250m2) being also classified as service trade premises (Balhannah Kitchens). There is an internal service road through the rear of the site ensuring continued access to the remaining cold storage activities on site amongst other functions. ii. The Surrounding Area To the west of the site on the other side of the Onkaparinga River is rural primary production land. The north, east and south are residential land uses. The Balhannah Junction Shopping Centre is 500m along Onkaparinga Valley Road in a northerly direction. iii. Development Plan Policy considerations a) Policy Area/Zone Provisions The subject land lies within the Balhannah West Policy Area of the Country Township Balhannah & Oakbank Zone and these provisions seek: Balhannah West Policy Area - development of the policy area for low density residential use - An attractive approach from the west by establishing large gardens and trees along Onkaparinga Valley Road. The following are considered to be the relevant Policy Area provisions: Objectives: 1, 2 PDCs: 1, 2, 3, 7 The subject land has existed as a commercial site supporting local producers since at least the 1970s. Mitre 10 and the Balhannah Coldstores until recently operated on 14 allotments on the northern and southern side of Pugh Road which is on the western side of Onkaparinga Valley Road. The southern side of Pugh Road (6 allotments) operated as rural supplies and a sand and metal depot. One of the allotments had a dwelling fronting Onkaparinga Valley Road. Council Development Assessment Panel Meeting – 2 June 2015 Woolcock Construction 15/258/473 The northern side of Pugh Road until recently operated as coldstores and Mitre 10 (northern site). The Mitre 10 showroom was operating out of converted coldstore buildings. Many of the other buildings on this site (1, 8 and 9) were built as cold stores but were not operating as such due to declining demand. Application 11/1091/473 addressed matters of long term confusion on the site with regards to parking and vehicle access. This resulted in less built form across the two sites and more seamless commercial and customer traffic to and from the site and an improved streetscape on Onkaparinga Valley Road. All of the commercial activities until recently conducted across 14 allotments will be consolidated onto the 10 allotments on the north side of Pugh Road. Some of those commercial activities have been downscaled (cold storage) and replaced with new commercial opportunities complementary to activities already on site.
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