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

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.
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