21 February 2013 - Derwent Valley Council

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Derwent Valley Council Council Meeting Minutes 21 February 2013 Discussion Planning Scheme Provisions The development application (DA 68/2012) presented to Council consists of the following elements: Supermarket 4200m² Retail Tenancies (1 -7) 2690m² - in total Service station 115m² Take-away shop 280m² Future tenancy 1250m² Warehouse/showroom tenancies A – E 5600m² The warehouse/showroom tenancies (A-E) are located on Lot 2 while the remaining developments are proposed to be located on Lot 1. The subject site is located within the Special Development zone of the Scheme. The Intent of the zone is located at Clause 9.2 and reads: 9.2 INTENT OF THE ZONE The intent of this Zone is to: (a) Facilitate the re-development and re-use of the former Royal Derwent Hospital and Willow Court Centre sites. (b) Protect the cultural heritage values of the significant Structures and spaces within the Zone. (c) Protect the natural landscape values of the Zone. (d) Integrate any new Development with the existing- open space, access and any reticulated service networks. (e) Ensure new Development addresses the identified potential environmental hazards. (f) Limit any potential land use conflicts and other environmental impacts for established uses in the Zone and in adjoining Zones. The proposal will re-develop the northern most part of the old Royal Derwent Hospital site without negatively impacting on the cultural Heritage values of any significant structures in the area or zone. The subject site has been heavily modified by European activity for many years and as a result any natural landscape values have been diminished significantly. It is considered that the footpaths required by a permit condition would ensure that the connectivity between this part of New Norfolk and surround areas would be well improved. The proposed uses are thought to have sufficient setback to adjoining lands or zones that there will produce no substantial land use conflicts. 40
Derwent Valley Council Council Meeting Minutes 21 February 2013 At Clause 9.3 the Scheme provides the opportunity for Council to require a Development Impact Statement from the Applicant. A Development Impact Statement was requested by Council and obtained. The Development Impact Statement requested was to address all the matters listed at Clause 9.3.2 with an emphasis on the “Land Use Impact” section where Council wanted particulars on what impacts the proposed development could be expected to have on the businesses in the New Norfolk C.B. D. Clause 9.3.2 (Development Impact Statement) • Site context and environmental assessment The subject site has been heavily modified by European activity over many years and therefore the Applicant’s assessment that the proposal would produce nil to low environmental impacts is supported. • Land Use Impact The Economic Impact Assessment (EIA) submitted is considered to satisfactorily address the economic plus a number of social impacts and benefits that the proposal will have on the New Norfolk C.B.D.; greater New Norfolk and the Derwent Valley region (via employment and increased convenience and variety) while indicating that the proposal would not have a major impact on the businesses, particularly the smaller businesses of the C.B.D. The proposed development is due to commence operation in 2015 at which time the EIA indicates the development is likely to reduce the average turnover of businesses in the C.B.D. by 3% and Woolworths by 38%.The EIA indicates that Woolworths as the only supermarket in the Main Trade Area (MTA - as defined in the assessment) currently achieves higher than average turnover and that the predicted reduction in turnover would not cause the Woolworths supermarket to become unviable. The EIA lists some of the benefits of the proposal which include: • Direct employment of approximately 140 FTE (Full Time Equivalent – full time; part time; and casual) jobs; • Indirect employment of approximately 130 FTE jobs; • Enhanced shopping facilities and services; • Introduces competition into the market leading to benefits such as reduced prices and increased variety; • Makes the area more attractive to increased residential development; and • Potential to attract new businesses to New Norfolk that do not seek to operate out of the C.B.D. The EIA concluded to indicate that the proposal would not result in Woolworths becoming unviable or cause individual shop or business closures or loss of employment in the C.B.D. 41
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21 February 2013 - Derwent Valley Council

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