to: ordinary council monday 10 december 2012 subject ... · agenda item 14.4.4 report no 238112cncl...

Agenda Item 14.4.4

Report No 238112cncl

TO: ORDINARY COUNCIL MONDAY 10 DECEMBER 2012

SUBJECT: DEVELOPMENT CONSENT AUTHORITY — AGENDA ITEMS FOR MEETING 12 DECEMBER 2012

AUTHOR: CINDY SAVAGE — PROJECT/ADMINISTRATION OFFICER

EXECUTIVE SUMMARY

The following items appeared on the Development Consent Authority Agenda for the meeting to be held on the 12 December 2012.

IT IS RECOMMENDED that the contents of this report regarding items to be discussed at the Development Consent Authority meeting to be held on 12 December 2012 be received and noted.

SESSION 1

Item 1. Lot 9134, 7 Whittaker Street (PA2012/0193) Showroom with Ancillary Warehouse and Office Areas Applicant — Whittaker Street Nominees Pty Ltd

Approval is sought to develop the land for single tenancy, mixed-use development in excess of 500m2 for warehousing and sales. The landscaping is entirely consistent with the landscaping provisions on existing adjacent development sites. The proposed on-site car parking provisions comply with the requirements of the Northern Territory Planning Scheme. Stormwater will be directed to both the front and rear of the property.

Attachment A

Item 2. Lot 7394, 25 Gap Road (PA2012/0819) Alterations and Additions to Medical Clinic including Change of Use from Office Areas to Consulting Rooms and Refurbishment of Bathroom Applicant — Zone A Pty Ltd

Approval is sought to alter existing office to develop additional consulting rooms in the Clinic, and to upgrade a non complying accessible toilet to conform to the current Australian Standard for Access and Mobility — AS 1428 2009. Request a variation to the Northern Territory Planning Scheme for car parking as patients are collected from their homes from the clinics bus service.

Attachment B

Item 3. Lot 9394, 116 Stegar Road (DP06/0596B) Proposed Variation of Development Permit — Develop Stage 1(91 lots) in 4 sub-Stages and Amendments to Approved Subdivisions Layout Applicant — Australian Property Projects Pty Ltd

Report No. 238112cnc1 Agenda Item 14.4.4 Page ..../2

Approval is sought to undertake the subdivision of the first 91 lots into 4 sub-stages and to take minor boundary alterations to allotments and roads 2 and 4. The revised layout does achieve Alice Springs Town Council requirements for stormwater drainage channels between allotments and stormwater retention ponding to control the rate of discharge from the property and road intersection requirements.

Attachment C

Item 4. Lot 7734, 12 Railway Terrace (PA2012/0918) Light Industry in 3 Storey Building (Shed) Applicant — Gregory Taylor

Approval is sought to build a 3 storey shed for light industry. The proposed shed has a height of approximately 7.15 metres, and is not expected to erode the low-rise character of development in Alice Springs. The site is located within the Car Parking Contribution Plan Area and the proposed development requires 12 car parking spaces and provides only 3 car parking spaces, a shortfall of 9 spaces.

Attachment D

Cindy Savage PROJECT/ADMINISTRATION OFFICER

Gre uxton DI CTOR TECHNICAL SERVICES

Attachment A Nal Alice Springs

vitrfeir'f► it c c

DCA REF: PA201210913 EDM Ref: Lot 9134

Enquiries: Mark Pierson

21 November 2012

The Chairman Development Consent Authority PO Box 2130 ALICE SPRINGS NT 0871

Attention: Mr Peter Somerville

RE: PROPOSED DEVELOPMENT - LOT 9134, 7 WHITTAKER STREET, ALICE SPRINGS

I refer to an email from the Development Assessment Services, dated 13 November 2012, reference PA201210913, for a showroom with ancillary warehouse and office areas. I confirm that Council's fee for assessment of this development is set out in the Alice Springs Town Council Municipal Plan. The development assessment fee for commercial development between $1 million and $10 million is currently 0.4% plus 0.4% of estimated total development cost (GST exempt) and must be paid prior to Council undertaking further assessment pursuant to the development permit upon issue.

The present application has been reviewed against Council's technical requirements for developments. Further observations may be provided by Council's representative at any hearing of the application should such be deemed necessary. In this context, Council recommends that the Authority include the following conditions in any Development Permit issued pursuant to the application:

1. All storrnwater runoff from impervious areas is to be contained within the site or discharged to the Council stormwater drainage system according to the Alice Springs Town Council Stormwater Discharge Guidelines as at November 2009. if the developer discharges stormwater into the Council stormwater drainage system a permit must be obtained from Council for work within the road reserve before commencement of the work.

2. Kerb crossovers and driveways from the site boundary to the public street shall be subject to the approval of the Alice Springs Town Council and shall be provided to the requirements and satisfaction of the Director Technical Services, Alice Springs Town Council, at no cost to the Council. Note: a permit must be obtained prior to the construction of any kerb crossovers and driveways. Any kerb crossovers not required to service the development shall be reinstated to the satisfaction of the Director of Technical Services, Alice Springs Town Council, at no cost to the Council.

3. Sight lines shall be provided at the junction between the means of ingress and egress to the site and any public roads and fencing constructed to comply with part 3.2.4 (b) of AS/NZS 2890.1 to the satisfaction of the Director Technical Services, Alice Springs Town Council. No fence, hedge or tree exceeding 0.6 metres in height shall be planted in front of the sight line.

93 Todd Street • PO Box 1071 Alice Springs NT 0871

41Mktlft Tel: (08) 89 500 500 • Fax: (o8) 89 530 558 • Email: astcoastc.nt.govau • Web: www.alicesprings.nt.gov.au

Development Consent Authority Page.../- 2 -

If the Development Consent Authority or the applicant would like to discuss this matter further, they should contact ASTC Manager Developments on 89500538.

Yours faithfully

40.111.11011110":1110■01011112000101400Inftemmompowwr

Mark Pierson MANAGER DEVELOPMENTS

Cc: Whittaker Street Nominees Pty Ltd PO Box 4999 ALICE SPRINGS NT 0871 Via email: [email protected]

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SUBJECT DEVELOPMENT SITE LOT 9134 WHITTAKER STREET

zone a atch,c11 • ,IAnn.1

Ref: 2184/TP.02 (Revised) Date: 03 October 2012

Department of Lands, Planning Et Environment PO BOX 1596 Alice Springs NT 0871

Attn: The Chairman

RE: PROPOSED MIXED USE WAREHOUSE I "SHOWROOM SALES" DEVELOPMENT, LOT 9134 WHITTAKER STREET, ALICE SPRINGS

Dear Sir, With reference to the above, the following is written in support of the subject Warehouse / Showroom Sales application and address the aspects subject to compliance with the noted clauses of the NT Planning Scheme:

Site Location Plan

1.0 Lot Zoning Et Development Proposal Lot 9134 is zoned SU (Special Use - SA3)

2.0 Net Floor Area Provisions The development proposal provides for a single tenancy with the following Net Floor Area (NFA) provisions:

ZONE A 511012012 )0AwordUces Folder121005218:75211345Planning121134 Lot 9134 Whittaker Street Proposed Showroom Sales Development_TP02-Revised Statement of Effect.docx 1 of 9

LOT 9184

lif..2.)gDgaga,G1146,4

[6440QAT.yagz,145cfgacla-.3 Imagery Date 5/2/2009 a! 2004 23'41'47,87" S 133 - 52'35.40" E elev 581 m Eye alt 686 m

The proposed landscaping complies with these requirements as is located predominantly in these noted / required areas - refer Proposed Site Plan drawing.

Clause SA3(5) Subject to Subclause SA3(5).."The area of the site covered by buildings or structures must not exceed 50% of the site".

This application provides a Total Building Area (including awnings) of 1343m2 over a Total Site Area of 3010m2, which equates to 44.6% of the site area.

Aerial Photo of Subject Lot 9134 Whittaker Street

Streetscape View of Lot 9134 Whittaker Street

ZONE A 5/10/2012 XAAwordiJobs Folcier1210012180121134SPlarring ,2184 Lot 9134 Whittaker Street_Proposed Showroom Sales Development_TP02-Revised Statement of Effect.docx 3 of 9

Streetscape View of adjacent Lot 9133 Whittaker Street development

Artistic Impressions of proposed Lot 9134 Whittaker Street development

5.0 Summary In summary, we submit the proposed Warehouse I Showroom Sales development is entirely consistent with the existing adjacent and neighbouring development (refer photo above) in the local area and as such will provide a genuine positive enhancement to the amenity it streetscape of the existing Western Precinct SA3 Special Use zone.

Should you require any further information or clarifications, please contact the undersigned on 89 522665.

Yours,\sjOcerely ZONtA Pty. Ltd.

STUART CHALMERS DIRECTOR

ZONE A 5110/2012 VkAwordlJobs FoWerk210012180121841Planning1.2184_Lot 9134 Whittaker Street_Proposed Showroom Sales Development_T P02-Re ,Ased Statement of Effeadocx 9 of 9

410<ii6.T9 93 Todd Street • PO Box 1071 Alice Springs NT 0871

42600. Tel: (08) 89 500 Soo • Fax: (o8) 89 530 558 • Email: [email protected] • Web: www.alicesprings.nt.gov.au

1. All stormwater runoff from impervious areas is to be contained within the site or discharged to the Council stormwater drainage system according to the Alice Springs Town Council Stormwater Discharge Guidelines as at November 2009. If the developer discharges stormwater into the Council stormwater drainage system a permit must be obtained from Council for work within the road reserve before commencement of the work.


3. Sight lines shall be provided at the junction between the means of ingress and egress to the site and any public roads and fencing constructed to comply with part 3.2.4 (b) of AS/NZS 2890.1 to the satisfaction of the Director Technical Services, Alice Springs Town Council. No fence, hedge or tree exceeding 0.6 metres in height shall be planted in front of the sight line.

Attachment B

Pm— NIA

Alice Springs

DCA REF: PA2012/0819 EDM Ref: Lot 7394


2 November 2012



RE: PROPOSED DEVELOPMENT - LOT 7394, 25 GAP ROAD, THE GAP

I refer to an email from the Development Assessment Services, dated 22 October 2012, reference PA2012/0819, for alterations and additions to an existing medical Clinic, including change of use from office areas to consulting rooms.

I confirm that Council's fee for assessment of this development is set out in the Alice Springs Town Council Municipal Plan. The Community Facility Plan Approval Fee is currently set at $112.00 (GST exempt) per hour and must be paid prior to Council undertaking any assessment pursuant to the development permit upon issue.

The present application has been reviewed against Council's technical requirements for developments. Further observations may be provided by Council's representative at any hearing of the application should such be deemed necessary. In this context, Council recommends that the Authority include the following conditions in any Development Permit issued pursuant to the application:



Yours faithfully


Cc: Zone A Pty Ltd Cl- Mr Stuart Chalmers PO Box 4999 ALICE SPRINGS NT 0871 Via email: [email protected]

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Reno • • pty ltd architects • planners

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Ref: 02203-tp01 27th September 2012

The Chairperson Development Consent Authority Department of Lands, Planning and Environment PO BOX 1596 Alice Springs NT 0871

RE.: PROPOSED CONSULTING ROOMS — 2 OF AND COMPLIANT ACCESSIBLE TOILET CENTRAL AUSTRALIAN ABORIGINAL CONGRESS — LOT 7394 GAP ROAD ALICE SPRINGS, N.T.

On behalf of our Client, Central Australian Aboriginal Congress, we provide this report and attached drawings in support of our Application for Development Consent.

PROPOSED DEVELOPMENT The Central Australian Aboriginal Congress urgently requires additional consulting rooms in the Clinic Building on Gap Road.

It is not the intention of Congress to increase the number of contact medical staff in the Clinic, however, with additional consulting rooms, it will be possible to prepare rooms for the next patient thereby making the Clinic more efficient consequently significantly reducing patient waiting time.

The only practical way to satisfy this identified immediate need is to refit 2 existing offices in the north west corner of the existing Clinic Building as consulting rooms.

In addition to this and prior to undertaking any further construction on this site, Congress have to upgrade a non complying accessible toilet to conform with the current Australian Standard for Access and Mobility - AS 1428 2009.

SITE ZONING AND CURRENT USE Lot 7394 is zoned TC (Tourist Commercial). Medical Clinics are a discretionary use in this zone.

The Central Australian Aboriginal Congress has occupied this site for almost 25 years and continues to provide essential medical and counselling services for the indigenous people of Central Australia. These services dovetail with those provided by the Alice Springs Hospital and therefore significantly reduces the workload of the Hospital.

CLAUSE 6.4 PLOT RATIO The Northern Territory Planning Scheme requires that buildings in a TC zone do not exceed a plot ratio of 1.

The entire built infrastructure of the Central Australian Aboriginal Congress is single storey and therefore has a plot ratio of much less than 1. This proposal doesn't add any floor area to the existing buildings and therefore, the existing plot ratio will remain unchanged.

ZONE A Pty. Ltd. 27 September 2012 X:lAword\Jobs Folder1220012200122031Planning12203 TP01.doc Pagel of 3

Clinic Building

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Office Office

Clinic Build ng - Part "B" Existing Floor Plan Scale 1:100 @ A3 NOTE Dimensions to be verified on site.

Clinic Bui ding - Part "A" Proposed Floor Plan Scale 1:100 @ A3

Clinic Build ng - Part "B" Proposed Floor Plan Scale 1:100 @ A3

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Attachment C

DEVELOPMENT APPLICATION: DP 06/0596

Subdivision of 9349 Stegar Road into 94 allotments

- Variation to Existing Condition 1 of DP 06/0596

Reason for the proposed variation

The proposed variation to existing Condition 1 is comprised of two components as follows:

1. To undertake the subdivision of the first 91 lots (known as Stage 1 of the total land area being divided) into 4 sub-stages.

When the subdivision application was first lodged in 2005/6 there was a strong demand for land, and the pre-release interest in land purchase

suggested that the stage 1 subdivision could be carried out as a single project. Since that time financial constraints imposed after the GFC in 2008, and declining property values and interest in building make it necessary to undertake the Stage 1 works in more manageable and affordable parcels. through staged delivery. The proposed staged delivery will be achieved by

breaking the stage 1 area into sub-stages comprising:

Stage 1A — 20 lots

Stage 1B — 22 lots

Stage 10 25 lots

Stage 1 D 24 lots

2. To make minor boundary alterations to allotments and two roads in the

approved subdivision layout

Since the DP approval was issued in 2006 there has been on-going

development of the subdivision details with the various Authorities involved. To date this has included meeting the requirements of ASTC for drainage, and PAWC for water and electrical systems. In essence the original scheme

remains intact but there have been boundary alterations to the alignment of Roads 2 and 4, and alterations to the shape of some of allotments along these roads to suit the road and drainage re-alignments.

The effect of the proposed variation

1. The proposed variation to permit the Stage 1 area of the current DP plan to be undertaken is sub-stages does not in itself alter the approved subdivision layout for this part of the project. Its impact on the overall approved DP subdivision is therefore minimal. It will however require some components of the subdivision to be built in a manner that acknowledges a progressive approach to development, and the need to make services function correctly in the interim period before full completion.

2. The alterations to roads 2 and 4, and some of the allotments that abut these roads, have been necessary to address the needs of service Authorities. They don't alter the total number of allotments in the Stage 1 part of the overall subdivision, nor alter minimum site areas or minimum frontages to the allotments in this stage.

The revised layout does however achieve ASTC requirements for stormwater drainage channels between allotments, and stormwater retention ponding to control the rate of discharge from the property. It also addresses road intersection matters and other requirements of ASTC.

PAWC water and electrical layouts can also be achieved in a better manner with this layout, and sewer layout options are also able to be achieved .

It is considered that there are no detrimental impacts that are likely to arise from the proposed alterations to this Condition of the current DR

The margin of the alteration to the authorised DP

1. The alteration of the current approval to permit the subdivision of these 91 lots to be undertaken in stages will not have any material impact on the intent or objectives of the original DP. It is therefore considered to not have any margin of alteration.

2. The margin of alteration caused by the changes to the two roads and a number of allotments in the stage 1 area may initially look to be greater than the permissible 5% to the original authorised DP, however these alterations only affect a relatively small amount of the total land area of lot 9347. It also needs to be acknowledged that there has been:

• No alteration to the intent and objectives of the plan that was originally approved

• No change to the total number of allotments • No change to the range of the approved allotment areas (0.4 —0.7Ha) • No change to minimum allotment frontages

While it is therefore difficult to absolutely measure the margin of change resulting from this component of the alteration, we consider it to be less than 5%.

Details of the method used to calculate margin

1. Undertaking the subdivision of Stage 1 of the Emily Valley Estate project in 4 stages, instead of as one parcel, does not alter the approved layout. It is considered that there is no margin to measure for this aspect of the alteration.

2. The margin of alteration caused by the re-alignment of the two roads and other allotments has been calculated by visual assessment of the change in relation to the original approved subdivision plan for the total land parcel.

Given that the total land holding of lot 9349 is some 267 Ha in area, and the changes to Stage 1 affect approximately 15 Ha (roughly 38 lots x 0.4Ha), this equates to an alteration of about 5% of the original approval.

BA Planning

For Emily Valley Estates P/L 22 nd October 2012

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Attachment D

Alice Springs

DCA REF: RA201210918 EDM Ref: Lot 7734


21 November 2012



RE: PROPOSED DEVELOPMENT - LOT 7734, 12 RAILWAY TERRACE, ALICE SPRINGS

I refer to an email from the Development Assessment Services, dated 13 November 2012, reference PA201210916, for a 3-storey light industry shed. I confirm that Council's fee for assessment of this development is set out in the Alice Springs Town Council Municipal Plan. The development assessment fee for commercial development less than $1 million is currently 0.5% plus 0.5% of estimated total development cost (GST exempt) and must be paid prior to Council undertaking further assessment pursuant to the development permit upon issue.

The present application has been reviewed against Council's technical requirements for developments. Further observations may be provided by 'Council's representative at any hearing of the application should such be deemed necessary. in this context, Council recommends that the Authority include the following conditions in any Development Permit issued pursuant to the application:

1. All storm water runoff from impervious areas is to be contained within the site or discharged to the Council storrnwater drainage system according to the Alice Springs Town Council Stormwater Discharge Guidelines as at November 2009. If the developer discharges stomiwater into the Council stonrwater drainage system a permit must be obtained from Council for work within the road reserve before commencement of the work.


3. Sight lines shall be provided at the junction between the means of ingress and egress to the site and any public roads and fencing constructed to comply with part 3.2.4 (b) of AS/WS 2890.1 to the satisfaction of the Director Technical Services, Alice Springs Town Council. No fence, hedge or tree exceeding 0.6 metres in height shall be planted in front of the sight line.

93 Todd Street * PO Box ao71 Alice Springs NT o871

41111%116st Tel: (08) 89 500 50o • Fax: (08) 89 530 558 • Email: [email protected] • Web: www.alicesprings.nt.gov.au



Yours faithfully


Cc: Mr Gregory Taylor PO Box 1817 ALICE SPRINGS NT 0871 Via email: gtlocknkey@bigpond. corn

Statement of Effect of use or Deveolpment Proposal- 12 Railway Tce (Lot 7734)

46(3)(a) an assessment demonstrating how the proposed development will comply with any planning scheme that applies to the land;

With the guidance and consultations with DLPE and Zone A Architects, the proposed building has been, after a few revisions, designed to meet

the criteria within the NT planning scheme where the zoning is listed as CB. The proposal is for a "Light Industry" category, which is subject to

discretionary use by DLPE.

46(3)(b) an assessment demonstrating how the proposed development will comply with an interim development control order, if any, applying

to the land;

There is no knowledge of any interim development control order.

46(3)(c) if a public environmental report or an environmental impact statement has been prepared or is required under the Environmental

Assessment Act in relation to the proposed development, a copy of the report or statement and the results of any assessment of the report or

statement under that Act by the Minister administering that Act;

There has so far been no request for a formal environmental impact statement. The building has been designed to minimise any

public/environmental impact, by keeping the building to a reasonable height with colour schemes to help the building blend with surrounding

existing vegetation and will be subject to further landscaping upon completion to further lessen any visual impact.

46(3)(d) an assessment demonstrating the merits of the proposed development;

The proposed development has merits including: Alice Springs will have a new, modern and fresh looking building within the CBD, adding to

the sought after "vibrancy". Clean lines and a tidy look facing the highway will be a welcome change as opposed to the current views along the

highway through Alice Springs, where many buildings demonstrate tired and un-kept appearances. Also, with the current lack of construction

activity in town, it will be beneficial to the building company that is elected to undertake the project, with money being spent by a local, with a

locally owned construction company. There is to be no signage or bright finishes to stand out, as this building is designed to be minimally eye

catching, but if spotted and observed, to be visually appealing. Although only a "shed" the building will sit well in its surrounds and should not

detract from the heritage values of the building that is viewed from Railway Terrrace, as it is hidden by screening vegetation. Also, if required,

please see the supporting documentation from the NT Heritage Department with this application, where approval has been given for the

proposed shed to go ahead.

46(3)(e) a description of the physical characteristics of the land and a detailed assessment demonstrating the land's suitability for the purposes

of the proposed development and the effect of development on that land and other land;

The land where the proposed structure is to be built, is currently mostly flat with a slight downward slope from West to East (Total of approx.

400mm fall) and bare except for a couple of noxious weeds (Athel Pine trees x 2 which will be removed) and one small to medium sized gum

tree which is full of termites, part of which has already fallen to the ground and a few of Conifers which will be transplanted to the front yard.

The termite infested gum tree will be removed. There is one heritage listed toilet in the vicinity which will remain as is and will have protection

provided by the proposed "verandah" portion of the structure. See elevations if required. The structure will obviously cut down road noise

that comes from the highway which can always be heard from the existing dwelling. The new building will not affect the existing heritage listed

building as is in no way physically attached to it and is set back as far as practically possible. The building design has been modified and

reduced in size numerous times to satisfy the Heritage Department to a point where both parties were satisfied (the owner and the Heritage

Dept.).

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to: ordinary council monday 10 december 2012 subject ... · agenda item 14.4.4 report no 238112cncl...

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