Untitled - Shellharbour City Council

Shellharbour City Council Albion Park Commercial Centre DCP
Table of Contents
1. GENERAL PROVISIONS ............................................................................................................ 1
1.1 CITATION................................................................................................................................. 1
1.2 LAND TO WHICH THIS PLAN APPLIES ........................................................................................ 1
1.3 AIMS AND OBJECTIVES............................................................................................................. 2
1.4 RELATIONSHIP TO ENVIRONMENTAL PLANNING INSTRUMENTS................................................ 2
1.5 OTHER HELPFUL DOCUMENTS.................................................................................................. 2
1.6 SETBACKS ............................................................................................................................... 3
1.7 FLOOR AREA RESTRICTIONS..................................................................................................... 3
1.8 FLOOR SPACE RATIO ................................................................................................................ 3
1.9 HEIGHT.................................................................................................................................... 3
1.10 APPEARANCE........................................................................................................................... 3
1.11 PEDESTRIAN LINKS AND CIRCULATION .................................................................................... 3
1.12 RESIDENTIAL DEVELOPMENT .................................................................................................. 4
1.13 CAR PARKING.......................................................................................................................... 4
1.14 TREE PRESERVATION ORDER................................................................................................... 4
2 AREA A: TONGARRA ROAD FRONTAGES........................................................................... 5
2.1 URBAN DESIGN ........................................................................................................................ 5
2.2 LANDSCAPING ......................................................................................................................... 5
2.3 CONSTRUCTION OF A REAR LANEWAY ..................................................................................... 5
3 AREA B: LOT 1, D.P. 222288, TERRY STREET (DEVELOPMENT SITE)......................... 7
3.1 PRESERVATION OF MELALEUCA DECORA ................................................................................ 7
3.2 OPEN SPACE............................................................................................................................. 8
3.3 MANAGEMENT OF MELALEUCA DECORA................................................................................. 8
3.4 EFFECT OF EXCAVATION ON THE WATER TABLE....................................................................... 8
3.5 LANDSCAPE THEME ................................................................................................................. 8
3.6 TRAFFIC................................................................................................................................... 9
4 AREA C: RUSSELL STREET SOUTH FRONTAGES ........................................................... 10
4.1 EXISTING LAND USE............................................................................................................... 10
4.2 FUTURE DEVELOPMENT ......................................................................................................... 10
List of figures
Figure 1: The land to which this plan applies................................................................. 1
Figure 2: Streetscape design for Tongarra Road frontages ............................................ 6
Figure 3: Approximate location of significant stand of Melaleuca decora .................... 7

Shellharbour City Council Albion Park Commercial Centre DCP
1. GENERAL PROVISIONS
1.1 Citation
This plan may be cited as Shellharbour Development Control Plan No. 94/1 - Albion
Park Commercial Centre.
1.2 Land to which this plan applies
This plan applies to that land edged heavy black shown in Figure 1.
For the purposes of this plan the affected land is divided into three (3) distinct areas
being:
Area A: Tongarra Road frontages
Area B: Lot 1, D.P. 222288, Terry Street ("development site")
Area C: Russell Street South frontages
These areas are identified in Figure 1.
Figure 1: The land to which this plan applies
P 782244
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1
SP 43869
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DP 789925
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DP 735782
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826619
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PT1
PT2
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SP 35222
817942
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DP
826619
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PT1
DP 802839
RUSSELL
McGRATH
SP 21348
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DP 833461
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701273
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42869
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332
DP 881436
286
285
284
283
282
DP 1046094
DP 1111
DP 703238
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(LANEWAY)
PT 32
DP 845162
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DP 164064
PTA
TONGARRA
ST ST
3
B
2
PTB
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1 1
DP 817032
DP 112260
DP 716178
PTA
Area 1 B
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PTB
Area A
DP 524955
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DP 156
DP 1046094
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DP 800517
Area C
RUSSELL
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DP 161334
TERRY
SP 71252
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A
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O'GORMAN
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ET LN
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Shellharbour City Council Albion Park Commercial Centre DCP
1.3 Aims and objectives
This plan aims to:
• ensure that development on the subject land occurs in a coordinated manner;
• encourage harmonious urban design by identifying key elements so as to improve
the appearance of the town centre and create a sense of identity and visual cohesion.
• ensure that vehicular access and parking are both safe and adequate for the
development
• ensure provision is made for appropriate pedestrian movement throughout the
Albion Park Commercial Centre;
• ensure that major new development on land to the south of Tongarra Road does not
sterilise the existing commercial development fronting Tongarra Road and future
commercial development fronting Russell Street;
• protect and preserve the existing significant stand of Melaleuca decora on Lot 1,
D.P. 222288, Terry Street;
• to encourage the provision of "shop-top" style residential development throughout
the Albion Park Commercial Centre.
1.4 Relationship to environmental planning instruments
The plan is also affected by the provisions of
• Illawarra Regional Environmental Plan No. 1
• Shellharbour Local Environmental Plan No. 16, as amended
1.5 Other helpful documents
This plan should be read in conjunction with the following documents:
• Albion Park Town Centre Study by Devine Erby Mazlin
• Commercial Development Control Plan No.2/92
• Council's Landscape Guidelines
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Shellharbour City Council Albion Park Commercial Centre DCP
• Council's Section 94 Contributions Management Plan
1.6 Setbacks
In accordance with the general provisions of Council's Commercial Development
Control Plan (DCP 2/92) the minimum setback from the front boundary is 1.8 metres to
the wall of the proposed building. It is, however, noted that in some instances greater
setbacks may be required eg. due to road widening or in order to improve the
streetscape. In this regard, applicants should consult with Council regarding setbacks
prior to undertaking any design work.
1.7 Floor area restrictions
With the exception of Lot 1, D.P. 222288, Terry Street, the maximum permitted floor
area for the purposes of shops or commercial premises is 500m².
The maximum permitted site coverage is 70% unless, in the opinion of Council, special
circumstances apply.
1.8 Floor space ratio
The maximum permitted floor space ratio is 1.5:1.
1.9 Height
The height of new development should take into account the height of adjacent
development and the overall appearance of the Albion Park Town Centre. In this regard
it is noted that existing development in the Albion Park Commercial area is generally a
maximum of 11m in height and of a two storey appearance. Variations to height will
only be considered by Council where such variations are necessary to accommodate
distinctive design features that would contribute to the visual appeal and identity of the
area. It is the responsibility of the applicant to identify and justify any variations to this
standard.
1.10 Appearance
The design of shops and commercial buildings should enhance existing development
through co-ordinated roof lines, selection of materials and colours. Applicants should
refer to the Albion Park Town Centre Study for additional details and suggestions.
1.11 Pedestrian links and circulation
The general aim of this requirement is to encourage effective pedestrian movement
from one site to another within a pleasant and safe environment and to ensure that major
development does not sterilise the existing road front commercial development on
Tongarra Road or future development on Russell Street.
In this regard the applicant, when designing a development, should take into account the
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Shellharbour City Council Albion Park Commercial Centre DCP
following:
existing pedestrian activity
• the location of existing and proposed shops
• the location of existing and proposed car parking facilities
• the location of community facilities.
Consideration must also be given to the provision of adequate lighting throughout car
parking areas and access laneways to ensure pedestrian safety.
The provision of a dedicated pedestrian accessway to Tongarra Road through Lot B,
D.P. 164064 (currently vacant) is envisaged. This however is subject to satisfactory
negotiations between Council and the affected property owner.
With regard to the provision of pedestrian access to Russell Street the design of
development in Areas B & C (as shown in Figure 1) shall indicate how an appropriate
pedestrian link is to be provided.
1.12 Residential Development
Developments containing a mixture of residential, retail and commercial uses us
strongly encouraged. In this regard the residential component of the development shall
generally be located above the retail/commercial component of the development.
For those developments which propose this form of development Council may waive or
reduce the car parking requirements identified in Council's Car Parking Code for the
residential component of the development.
1.13 Car Parking
The provisions of Council's Commercial Development Control Plan (DCP 2/92) and
Car Parking Policy will apply.
1.14 Tree Preservation Order
Council's Tree Preservation Order, gazetted on 2 November, 1990 applies.
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Shellharbour City Council Albion Park Commercial Centre DCP
2 AREA A: TONGARRA ROAD FRONTAGES
The following provisions relate specifically to those properties in the subject area with
frontage to Tongarra Road (identified as Area A on Figure 1).
2.1 Urban design
Council actively encourages the improvement of the streetscape through the
coordination of signage and the use of street furniture and architectural treatments along
the Tongarra Road frontage, with the intention being to improve the visual appeal of the
area and to create a sense of identity and visual cohesion. In this regard specific
reference is made to the principles outlined in Sections 6 and 7 of the Albion Park Town
Centre Study.
It is acknowledged that those properties fronting Tongarra Road are affected by road
widening thus providing a significant setback from the existing road reserve. This
provides greater opportunity for the implementation of effective streetscape
enhancement. Such a treatment may include a mix of angled parking and landscaping
(including the provision of street furniture and paving). A concept plan for the
streetscape treatment of the Tongarra Road frontage is shown in Figure 2.
The establishment of sidewalk cafes and the like along this frontage is also strongly
encouraged. In this regard, prospective applicants should contact Council to discuss
their proposal prior to the lodgement of a development application.
2.2 Landscaping
In conjunction with the traffic management works identified in Figure 2 Council will
develop a detailed landscaping plan for this area. The objectives of this landscaping
design will be
• to soften the impact of existing commercial development; and
• to provide a pleasant pedestrian environment
• to use predominantly native species and re-establish local plants where appropriate.
NOTE: The traffic management works identified in Figure 2 will not be
undertaken until such time as the proposed Albion Park by-pass has
been constructed.
2.3 Construction of a rear laneway
The rear of those properties fronting Tongarra Road and land adjacent to the northern
boundary of Lot 1, D.P. 222288, Terry Street is affected by a 9(c) - Local Roads
Reservation zoning. The purpose of this reservation for those properties fronting
Tongarra Road is to provide rear access for the purposes of car parking and servicing.
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Shellharbour City Council Albion Park Commercial Centre DCP
This laneway will be constructed by Council when all appropriate land is in Council
ownership and will incorporate for designated parking bays. The location of the
proposed laneway must be acknowledged in the design of any development proposal
over land affected by the reservation.
Figure 2: Streetscape design for Tongarra Road frontages
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Shellharbour City Council Albion Park Commercial Centre DCP
3 AREA B: LOT 1, D.P. 222288, TERRY STREET
(DEVELOPMENT SITE)
The following provisions apply specifically to development on that land identified as
Lot 1, D.P. 222288, Terry Street, Albion Park (identified as Area B in Figure 1).
3.1 Preservation of Melaleuca decora
To ensure the preservation of the existing substantial stand of Melaleuca decora on the
subject land, development apart from that specified below will not be supported on,
over or under that area of the subject land show edged in heavy black and hatched in
Figure 3.
Figure 3: Approximate location of significant stand of Melaleuca decora
P 782244
5
1
SP 43869
1
DP 789925
D
DP 735782
DP
826619
3
PT1
PT2
DP
37866
102
SP 35222
817942
DP
826619
54
606092
1
100
575
PT1
DP 802839
RUSSELL
McGRATH
SP 21348
346
DP 833461
1
701273
1
42869
520
332
DP 881436
286
285
284
283
282
DP 1046094
DP 1111
DP 703238
4
(LANEWAY)
PT 32
DP 845162
2
DP 164064
PTA
TONGARRA
3
B
DP 524955
1
24
1 1
DP 817032
Acceptable development includes:
ST ST
• understorey clearance
2
PTB
DP 1562
DP 112260
2
PTB
1
DP 716178
PTA
DP 1046094
DP 562489
3
T
3
DP 800517
RUSSELL
653
2
DP 161334
TERRY
Significant stand of
Melaleuca decora
1
(approx. location only)
• nature trail construction and maintenance
SP 71252
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3969 1
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DP 808989
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P 69983
2 3
DP 800517 1039097
ST
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1
DP 783007
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360
1
10
2
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809
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4 8
DP 37801
13
DP 38530
2
PT27
DP 211327
2 1
DP 211327
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1
1
3
4
5
DP 38530
12
4
DP 111172
DP 737833
DP 261974
PT27
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102
11117
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O'GORMAN
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DP 998025
• other such development for the purpose of the continued preservation of the existing
trees
ET LN
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DP
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Shellharbour City Council Albion Park Commercial Centre DCP
NOTE: Council's written approval must be obtained prior to any works being
carried out in this area.
Any development application for this site is to be accompanied by a survey plan
showing the precise location of all trees on the site. Any development proposal should
attempt to maintain as many trees as possible on the site particularly within the area
shown on the map. Any removal of trees is to be clearly shown on the survey plan and
detailed justification provided.
3.2 Open space
When developing the subject site the developer will be required to dedicate to Council
an area of open space of at least 3,100m². In recognition of the unique location of the
site in relation to adjacent community facilities and the significant stand of Melaleuca
decora on the site this open space must generally be located within the hatched area
shown in Figure 3.
3.3 Management of Melaleuca decora
Development will not commence on the subject land until such time as a comprehensive
management plan for the stand of Melaleuca decora has been submitted to and approved
by Council.
The contents of the management plan shall be observed by the developer during the
construction of any development on the site. Any ongoing management measures
included in the plan will be implemented by Council once the land has been dedicated.
3.4 Effect of excavation on the water table
A detailed geotechnical investigation is to be undertaken by the applicant to determine
the effect of excavation on the existing water table and potential impact on the
Melaleuca decora. A detailed drainage analysis is also to form part of this investigation.
The depth of any excavations and the drainage systems for the development is to be
determined on the basis of the recommendations of the hydrological investigations and
in accordance with Council advice.
3.5 Landscape theme
Future landscaping on the development site should not only be compatible with the
stand of Melaleuca decora but also attempt to reinstate local native vegetation wherever
possible.
A young Ficus macrophylla (Moreton Bay Fig) is located adjacent to an existing track
linking Terry Street and Russell Street. As this species of tree has an extremely long life
span and this particular tree has the potential to become a prominent site feature, the
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Shellharbour City Council Albion Park Commercial Centre DCP
subject tree should be clearly identified in the detailed tree survey to accompany any
development application for the subject property and incorporated in the landscape
design for the development.
3.6 Traffic
Traffic calming measures are to be implemented on Russell Street in association with
any development on the subject property. These traffic calming measures and the
location and design of entry/exit points are to be developed in conjunction with Council
and the Roads and Traffic Authority.
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Shellharbour City Council Albion Park Commercial Centre DCP
4 AREA C: RUSSELL STREET SOUTH FRONTAGES
The following provisions relate specifically to those properties that have frontages to
Russell Street at the southern boundary of the land to which this plan applies (identified
as Area C in Figure 1).
4.1 Existing land use
The existing "scrap metal yard" is considered to be neither a visually compatible nor
complementary land use to the adjoining commercial, residential and community areas.
Although this use is able to remain under "existing use rights", it is Council's aim that
the use of the property change to become consistent with the objectives of the 3(a) -
General Business zone.
4.2 Future development
Future development in Area C should where possible relate to any existing commercial
development on Lot 1, D.P. 222288, Terry Street, whilst being sympathetic to other
development nearby. Designs should enable pedestrian access to adjacent commercial
development and co-ordinate visual appearance with commercial development to the
north by way of colour, materials, height and landscaping.
It is acknowledged that some form of service industrial land may be appropriate in
Albion Park and that the Russell Street South properties may be suited to this type of
use. However, before consideration can be given to an application for rezoning to
permit such a use further planning assessment would be required. Any such rezoning
proposal would be at the initiative and cost of an interested developer and subject to
normal statutory processes.
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