Metro North-West JDAP - Agenda - Meeting No 23 ... - City of Stirling

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Element Satisfies Scheme/ Policy OR Variation Required Comment Development to avoid street trees The application proposes the removal of two street trees. This is discussed further in the comment section of the report. Design of parking bays Parking bays shall be designed in accordance with the relevant Australian Standard. Bin storage areas Shall be in accordance with the City’s Bin Storage Area Policy. Complies. Compliant bin storage areas have been provided. Land Use The subject lot is zoned ‘Industrial’ under the Metropolitan Region Scheme (MRS) and ‘Mixed Business’ under the City of Stirling’s Local Planning Scheme No. 3 (LPS3). The applicant has provided the following information with respect to the proposed use: “The proposed development aims to accommodate an established national and international engineering services company and its expanding operations. The company seeks to relocate their operations from an existing facility in Osborne Park to Balcatta where the premises will serve as their head office for national and global operations, offering services to the mineral and mining exploration industry. The company has a presence in all significant mining and exploration regions, and provides innovative drilling fluids and advanced downhole survey instrumentation to the mining, waterwell, oil and gas, horizontal directional drilling (HDD) and civil engineering industries worldwide.” The Mixed Business Design Guidelines state: • Showroom and other active commercial uses shall be located on the ground floor level; and • Office and other non-active uses shall be located on upper levels. The elevation facing Balcatta road proposed proposes a café and office on the ground floor. The elevation facing Natalie Way proposes industry - light, office and café on the ground floor. The percentage of the frontage each usage occupies is detailed in the table below: Frontage Use Percentage Total compliant Total non compliant Balcatta Road Café 16.7% 16.7% 83.3% Office 83.3% Natalie Way Café 20% 20% 80% Office 28.2% Industry – Light 52.8% Page 10
As outlined above, the majority of the two frontages are occupied by ‘non-active uses’. Any variation to the guidelines needs to be considered against the objectives of the guidelines, which requires development: - To provide a more intense commercial business development form within established industrial areas of the City. - To ensure that the Mixed Business areas are accessible by all modes of transport. - To create attractive and well maintained landscaped areas between the setback line and the street; and - To ensure that buildings facing the street maintain an attractive façade that enhances the amenity of the streetscape. The applicant has stated there are a number of office developments along Balcatta Road and that this development would be consistent with the existing land use pattern along Balcatta Road. Whilst this is noted, the majority of these developments were approved prior to the Mixed Business zoning coming into place. Under District Planning Scheme No.2, which was replaced by Local Planning Scheme No.3 which was gazetted on the 6 August 2010. As with any zoning and policy transition, it can be expected that there may be a conflict between existing uses and new development. The applicant cites a recent development approval at 231 Balcatta Road which was permitted to have office on the ground floor. However it is contended that the circumstances surrounding that application were different in that the application proposed the refurbishment of the existing building, as opposed to a new building, as is the case in this instance. The existing showroom tenancies that had been approved on the ground floor are no longer feasible as showroom tenancies given their small size and low ceiling heights. The subject application is a new development and it the development ought to comply with the provisions of the Mixed Business Design Guidelines and the intentions of the current zoning. The applicant further contends that the provision of a café at the corner of the development provides the active use that the Mixed Business Design Guidelines seek. Whilst this is acknowledged, this accounts for only a small part of the total frontage. The applicant believes that the topography of the site limits any potential interaction with the street, whereby the ground floor of the building is already located above the street level and therefore the development should not need to strictly adhere to the requirements of the guidelines. The City does not consider that the level difference means this requirement should not be achieved as interaction would still be possible. The applicant argues that the overall design of the building should be considered on the merits of its overall design and function and that the glazing along the street frontages will provide an active interface between the office use and the street. LPS3 provides the following objectives for the ‘Mixed Business’ zone: a) To facilitate a development mix of showrooms and service industry of a higher aesthetic quality located on major traffic routes. b) To provide a more intense commercial business development form within established industrial areas of the City. c) To ensure that traffic management, road safety, site access, onsite parking, building design and streetscape appearance are not compromised. Page 11
Page 1 and 2: Metro North-West Joint Development
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Metro North-West JDAP - Agenda - Meeting No 23 ... - City of Stirling

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