minutes - City of Stirling

MINUTES OF THE ORDINARY MEETING OF COUNCIL
18 SEPTEMBER 2012
The operation of the manual car wash itself is not considered to impact on the amenity of the
locality. Vehicles will be washed by hand using equipment limited to a central ducted
vacuum cleaner, high pressure cleaners, hand held buff machine, and extraction steam
clean unit. As vehicles will not be mechanically washed, the operation will not emit excessive
noise, and is therefore not expected to detract from the amenity of the residential properties
within the locality. Although the car wash will be located approximately 23m from the nearest
residential property boundary, as it is on the decked parking level, it is not expected to be
visible from that property. Additionally as the existing vehicle access ramp to the upper floor
decked parking is located inbetween the proposed car wash and the closest residential
property, it is considered this will act to sufficiently screen views, particularly as the adjoining
residential property’s ground level is up to approximately 4.0m lower that the level of the
decked parking. These factors will ensure that the residential amenity of those located
closest to the proposed car wash is not adversely affected.
As previously mentioned, the proposed motor vehicle wash will result in the loss of 14 car
bays as a direct result of the construction of the physical structures and reconfiguration of
manoeuvring areas and parking bays in the existing parking area. An additional two (2) car
bays are also required for the office use. The submitted plans indicate that of the
reconfigured layout, 17 bays will be used for the exclusive purpose of the car wash, being
either in the drop off area, the wash area, or the pick up area. If the vehicles are waiting to
be collected it is reasonable to assume that the drivers are in the shopping centre. As they
would have to park their vehicle somewhere in the car park in any case, the 17 bays that
have been allocated for vehicle drop off, washing, and collection will not result in a decrease
in parking on site.
The approved plans from the most recent substantial development application for a 1350m 2
addition to the shopping centre approved by Council (DA05/0525 refers) required a total of
1890 parking bays to be provided on site. However, as a result of the assessment process
undertaken as part of the subject development application, it has become apparent that the
parking provided on site does not equate to the required 1890 bays. This is, as advised by
the applicant, presumably due to the parking bays not being marked out in accordance with
the approved plans.
This application seeks approval for the existing unauthorised parking layout, in addition to
the further reduction in parking resulting from the proposed development. The actual number
of parking bays provided on site, as currently constructed, is 1851 bays. The total number of
parking bays required, inclusive of the subject development application is 1890. This
requirement is based on the agreed parking ratio of 1 bay per 18.38m 2 Net Lettable Area
(refer condition 1 of Council’s approval for DA05/0525), rather than the parking requirements
specified in Table 1 of TPS38.
The parking ratio proposed as a result of the as-constructed parking layout, and this current
car wash application, is 1 bay per 18.935m 2 Net Lettable Area. However, it is noted that
where the minimum parking requirements of TPS38 for a Shop use applied to the subject
site (1 bay per 20m 2 Net Lettable Area), a total of 1737 bays would be required. On this
basis given the provision of 1835 bays (as proposed), a 98 bay parking surplus would be
evident on the subject site.
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