Metro West JDAP - Agenda - 18 April 2012 - Town of Cambridge

As the revisions proposed do not alter the purpose or intent of the overalldevelopment, and as the previous proposal complied with the policies andstrategies above, it can be considered that the revised application is also capableof satisfying the intent of these documents.Further, the Stirling Highway Activity Corridor Study (SHACS) is currently beingundertaken by the Department of Planning (DoP). This was identified within theprevious report and it was found that the proposed works would not impede onthe likely outcomes of this study. Further consultation (as will be discussedbelow) has been undertaken with the DoP and Main Roads Western Australia(MRWA) and the findings previously provided are still applicable.4.3 Local PoliciesWhen considering this application regard must be had to the following LocalPlanning Policies: Local Planning Policy 5.3 - End-of Trip Facilities; Local Planning Policy 6.4 - Designing Out Crime; and Local Planning Policy 8.13 - University PrecinctThe assessment of the revised application is considered to be consistent with theassessment of the original application and that it therefore satisfies the objectivesof each Local Planning Policy listed above.5.0 Consultation:5.1 Public ConsultationThe revised application was not advertised to the general public as it was not arequirement of the city's Local Planning Policy 2.2 - Public Notification ofPlanning Proposals. This is as the proposal did not represent a significantapplication where strategic and amenity issues are not known as the originalapplication, which was greater in density and scale, was advertised for a total of26 days running from 8 September 2011 until 3 October 2011.A total of 8 submissions were received during the original consultation period.This included one submission in support, one conditional support submission andsix objections. The main issues identified were as follows: Higher level consideration of the precinct and how it is developed requiresconsideration; Redevelopment needs to be harmonious with its surroundings; Vehicular traffic and car parking associated with the proposal; and Noise pollution associated with the proposal.These issues were addressed as part of the original application and the JDAPwas made aware of the submissions raised. This is available as part of theprevious responsible authority report on the matter. Ultimately the JDAPapproved this application and therefore it is considered that as the revised designscheme is lower in scale, that the revised application also addresses theidentified issues.5

Plot ratio:Schedule 2 (A21) Proposedprovision0.85 0.496 + 0.32(approximate) = 0.816ResponseThe proposed plot ratio isless than the maximumspecified withinAmendment 16.As outlined within the Detail section, the revised application would provide anadditional 9935m 2 of floor space. This would result in an additional plot ratio (tothat existing) of 0.496 over the site.Height:Schedule 2 (A21)provisionMaximum building heightof 12.8m and 11.8m wallheight wheredevelopment is set back20m or more from astreet or propertyboundary.Maximum building heightof 9.9m and 8.9m wallheight wheredevelopment is set backless than 20m from astreet.Maximum building heightof 7m and 6m wall heightwhere development is setback less than 10m froma property boundary.ProposedMaximum wall height of14.3m within 7m ofnorthern propertyboundary.Maximum building heightof 15m within 11m ofnorthern propertyboundary.Maximum wall height of14.2m within 6.8m ofeastern propertyboundary.Maximum building heightof 15.6m within 11.6m ofeastern propertyboundary.Building located over 40mfrom western propertyboundary.Building located over 50m(approximately) fromsouthern propertyboundary.ResponseSee discussion below.The revised application would exceed the height requirements of Schedule 2(A21). However, the height requirements imposed as part of this SchemeAmendment were set as a consequence of the residential neighbourhoodsurrounding the site. As this application is with regard to a site that is locatedwithin a university precinct and is surrounded by university related development(with the exception being residential development to the north), the proposedbuilding and wall heights are appropriate.As stated, the exception is the residential neighbourhood to the north. Thisneighbourhood would experience limited impact from overlooking and bulk andscale and nil impact from overshadow caused by the proposal. This is as aconsequence of the following:7

The extensive vegetation on Park Road. This vegetation would screen largesections of the proposal. The 20m setback of the proposed buildings from residential allotments. The residential neighbourhood is located north of the site, thereby allowingthese allotments direct solar access throughout the day.Setback: Street setback to be a minimum of 4m for a 10m distance from theeastern property boundary, unless existing dwellings along this boundary areretained, and an average of 6m thereafter. Eastern side property setback to be aminimum of 4m, unless existing dwellings along this boundary are retained.Design Response:The proposal would not specifically satisfy these requirements as the minimumsetback proposed is 2m to the Park Road property boundary and 3m to WinthropAvenue property boundary. However, as with the building height requirementsabove, the context for this site is quite different to that of the amendment site.Car parking: Minimum of 1 and maximum of 2 car parking bays per 10 beds.Design Response:The revised application incorporates 24 car parking bays for the additional 236student beds. This represents 1 car parking bay per 10 beds which thereforecomplies with this requirement.Bicycle parking: 1 bay per 3.5 beds (with half of the bays being secured).Design Response:The proposal incorporates 71 bicycle bays, which represents 1 bay per 3.5 beds.50 per cent of these bays are proposed to be secured in accordance with theserequirements.Summary: The revised application, in accordance with the originally approvedapplication, generally complies with the provisions above. The main exception isbuilding and wall height. However, as the requirements of Scheme Amendment16 directly relate to a site located within a residential area, it is considered thatthe building and wall heights permitted were developed for the purposes of asmall scale neighbourhood and not a site such as this. Further, as also statedabove, this assessment is simply provided as a guide and cannot legally beutilised in determining this application.8.0 Options/AlternativesThe JDAP have the ability to refuse the application as the determination of thisapplication for development approval requires a discretionary decision. However,there are not considered to be any other sound options or alternatives for theapplication. This is due to the fact that there are no site specific provisions toguide and control any assessment, that the applicant has provided soundplanning arguments and that the JDAP has recently approved a similarapplication of greater density and scale. It is therefore considered that theproposal should be approved.8

9.0 ConclusionThe revised application to redevelop Saint Catherine’s College including theaddition of 236 student accommodation units, associated facilities, Head ofCollege residence and car parking at 2 Park Road, Crawley requires adiscretionary decision to be made by the JDAP. However, the city is satisfiedthat the proposal continues to meet the intention and recommended outcomes ofState significant strategies and policies. Further the revised application continuesto meets the requirements of the city’s Town Planning Scheme No. 4 andrelevant Local Planning Policies. Finally, the proposal would further enhance thesite’s close proximity to university, medical, retail and recreational services. Thecity therefore recommends that the JDAP approve the revised application subjectto the conditions outlined within this report.9

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