Town planning report. Proposed truck / contractor's depot and shipping container storage. at No. 25 Avalon Road, Avalon. April 2015.

Transcription

1 DOC:... BOX:... Twn planning reprt CITY OF GREATER GEELGN STATUTORY PLAPNING 22 APR 2015 IRECEr 'ED Prpsed truck / cntractr's dept and shipping cntainer strage at N. 25 Avaln Rad, Avaln April 2015 lvelja Architectural Drafting Studi 8 Crnatin Street, Geelng West

2 Intrductin The subject site N. 25 Avaln Rad Avaln (Lt 1, PS ) is currently used, withut a planning permit, as a truck / cntractrs dept and fr the strage f shipping cntainers. Cuncil Officers have undertaken enfrcement actin t rectify this matter. This permit applicatin therefre seeks t frmalise the use f the land. Site & Surunds The subject site is lcated n the east side f Avaln Rad and is within the Farming Zne. Land t the nrth is als within the Farming Zne. Land t the nrth east, east and suth f the site is within a Special Use Zne fr the purpse f 'Envirnmental Wetlands, Salt Prductin and Land Based Aquaculture Activities'. Land t the west acrss Avaln Rad is within a Rural Living Zne. The site is currently ccupied by a dwelling set back frm Avaln Rad and sme large crrugated irn sheds lcated in prximity t Avaln Rad. These large sheds are smewhat screened frm the rad by existing vegetatin. The dwelling is lcated twards the suth side f the site and the sheds are lcated t the nrthern side f the site. The site is als used fr the parking f trucks and the strage f shipping cntainers. A gravel driveway prvides access t the site and the truck parking area / shipping cntainer strage area. An pen wire gate and wire fencing enclses the site at the street frntage. The subject site is flat and has several stands f trees and areas f grass. The site cntains easements and a cvenant which relates t access t a gas pipeline easement. The prperty t nrth, at N. 15 Avaln Rad, cntains a large shed and a building that has the appearance f a dwelling. Prperty t the nrth (N. 15 Avaln Rad) as viewed frm Avaln Rad with shipping cntainers n the subject site visible between the Iw buildings n this prperty

3 Prperty t the nrth (N. 15 Avaln Rad) with shipping cntainers and parked trucks visible in prximity t shared prperty bundary View twards entry gates f the subject site a n d shwing the large sheds n the land View within the subject site

4 Existing dwelling n the subject site Lcality Map (Surce: MeWays)

5 Prpsal The prpsed use is best described as a truck / cntractr's dept and an area fr strage f shipping cntainers. Details f the prpsed use cmprise: Currently 24 hur peratin; Trucks leave and arrive a t any time; Mst trucks currently depart the site arund 5.00am t 6.00am; Trucks currently return t the site atany time; There are n staff n site a t the premises, the nly persns present n the site are the truck drivers picking up r returning the trucks; A maximum f 20 trucks (including any assciated trailers) may b e parked n the site; There are generally tw truck mvements per day (ne mvement in and ne mvement ut f the site); The truck parking area is set ut n the site plan frming part f this applicatin; Access t the site frm Avaln Rad is via the existing gates and all weather crushed rck surface accessway; The existing gates are nt lcked as 24 hur access is required t the site; The lcatin f driver car parking fr their cmmuter/private cars is shwn n the site plan frming part f this applicatin; The lcatin f the strage area fr the shipping cntainers is shwn n the site plan frming part f this applicatin; N mechanical repairs r maintenance is cnducted n trucks n site; N new buildings and wrks are prpsed; N alteratins are prpsed t the existing site fencing; N vegetatin is prpsed t be remved; and N alteratins are prpsed t the existing dwelling n the land. The plans frming part f this permit applicatin clearly set ut the areas that will be required t be used fr truck parking and cmmuter / private vehicle parking.

6 Planning Cntrls The subject site is within Farming Zne pursuant t the prvisins f the Greater Geelng Planning Scheme. The purpse f the Farming Zne is: T implement the State Planning Plicy Framewrk and the Lcal Planning Plicy Framewrk, including the Municipal Strategic Statement and lcal planning plicies. T prvide fr the use f land fr agriculture. T encurage the retentin f prductive agricultural land. T ensure that nn agricultural uses, including dwellings, d nt adversely affect the use f land fr agriculture. T encurage the retentin f emplyment and ppulatin t supprt rural cmmunities. T encurage use and develpment fland based n cmprehensive and sustainable land management practices and infrastructure prvisin. Cuncil Officers have advised that the use f the land is best described as a truck / cntractr's dept and shipping cntainer strage. Within the prvisins f the Farming Zne these uses are nt listed as being either Sectin 1, permit nt required r Sectin 3, prhibited uses and therefre fall within the 'Any ther use nt in Sectin 1 r 3' catch all criteria f the Sectin 2, permit required prvisins f the Zne. Accrdingly, a planning permit is required t use the land fr a truck / cntractr's dept and shipping cntainer strage. N new buildings and wrks are prpsed in assciatin with this permit applicatin. Decisin guidelines at Clause apply t the prpsal and include as relevant: General issues The State Planning Plicy Framewrk and the Lcal Planning Plicy Framewrk, including the Municipal Strategic Statement and lcal planning plicies. Any Reginal Catchment Strategy and assciated plan applying t the land. The capability f the land t accmmdate the prpsed use r develpment, including the dispsal f effluent. Hw the use r develpment relates t sustainable land management. Whether the site is suitable fr the use r develpment and whether the prpsal is cmpatible with adjining and nearby land uses. Hw the use and develpment makes use f existing infrastructure and services.

7 Agricultural issues and the impacts frm nn agricultural uses Whether the use r develpment will supprt and enhance agricultural prductin. Whether the use r develpment will adversely affect sil quality r permanently remve land frm agricultural prductin. The ptential fr the use r develpment t limit the peratin and expansin f adjining and nearby agricultural uses. The capacity f the site t sustain the agricultural use. The agricultural qualities f the land, such as sil quality, access t water and access t rural infrastructure. Any integrated land management plan prepared fr the site. Envirnmental issues The impact f the prpsal n the natural physical features and resurces f the area, in particular n sil and water quality. The impact f the use r develpment n the flra and fauna n the site and its surrunds. The need t prtect and enhance the bidiversity f the area, including the retentin f vegetatin and faunal habitat and the need t revegetate land including riparian buffers alng waterways, gullies, rid gelines, prperty bundaries and saline discharge and recharge area. The lcatin f n site effluent dispsal areas t minimise the impact f nutrient lads n waterways and native vegetatin Design and siting issues The need t lcate buildings in ne area t avid any adverse impacts n surrunding agricultural uses and t minimise the lss f prductive agricultural land. The impact f the siting, design, height, bulk, clurs and materials t be used, n the natural envirnment, majr rads, vistas and water features and the measures t be undertaken t minimise any adverse impacts. The impact n the character and appearance f the area r features f architectural, histric r scientific significance r f natural scenic beauty r imprtance. The lcatin and design f existing and prpsed infrastructure including rads, gas, water, drainage, telecmmunicatins and sewerage facilities. Whether the use and develpment will require traffic management measures.

8 >? In additin, the prvisins f Clause Shipping Cntainer Strage als apply t the land. These prvisins set ut decisin guidelines fr cnsideratin f the apprpriateness f the prpsed use, and include as fllws: Whether the lcatin is apprpriate fr shipping cntainer strage having regard t: The zning f the land. Amenity f the neighburhd. Prximity f the land t residential uses and znes r ther sensitive uses. Access t a rad in a Rad Zne. Access t rail facilities. Capacity and suitability f the rad netwrk t accmmdate the type and vlume f vehicle traffic generated by the use. Capacity f the site t accmmdate the prpsed use. The effect n the envirnment and the amenity and character f the neighburhd having regard t: Existing and planned use f land in the neighburhd. Lcatin, height and setback f shipping cntainer stacks, particularly near rad bundaries. Lcatin f facilities fr the cleaning, repair, servicing, painting r fumigatin f shipping cntainers. Hurs f peratin. Design, cnstructin and maintenance f external strage and vehicle mvement areas. Treatment and dispsal f wastewater. Whether the site layut and the design f buildings, landscaping, vehicle access lanes, lading bays, wash bays, lighting and fencing are designed t avid r minimise any significant ff site impacts due t the emissin f nise, light, glare, dust, fumes r drainage. Whether any special measure maybe necessary t prtect the envirnment and the amenity f nearby sensitive uses, including nise attenuatin measures, dust minimisatin measures and waste strage arrangements. The need fr landscaping and fencing t screen r sften the appearance f shipping cntainer strage areas, particularly near rad bundaries. The adequacy and effect f the landscaping n the appearance f the site, taking int accunt the streetscape character, the size f the site, and the height, mass and scale f shipping cntainer stacks n the site.

9 The adequacy f traffic measures t: Achieve safe, efficient vehicle mvement n site and access t and egress frm the land. Prevent inapprpriate use f lcal residential streets. The adequacy f truck parking, lading and truck queuing spacing t accmmdate truck mvements atpeak perids and emplyee requirements n the land. Of relevance within the Lcal Planning Plicy Framewrk is Clause Ecnmic Develpment and Emplyment. This Clause prvides the fllwing guidance fr Rural areas within the municipality: Key issues and influences Clause Rural Agricultural prductin is mdest, but lcally imprtant and ecnmically significant fr landwners. There is ptential fr grwth in agricultural prductin, particularly aquaculture. Farming activity and the rural landscape are very significant elements t the identity, image and liveability f the City f Greater Geelng. Farming and rural landscapes frm nn urban breaks and are a critical element t the settlement strategy, turism functin and lifestyle f the regin. Farming and agriculture are imprtant and valued activities in the nrthern area f the municipality, particularly in the Anakie area. Rural land in a number f urban fringe areas accmmdates a range f uses and develpments which require buffers frm residential areas. The City's rural areas cntain imprtant envirnmental assets. Rural Areas Clause Objectives T supprt the use f the nrthern, western and suthern rural areas fr prductive agriculture. T ensure that rural areas prvide an attractive setting thrugh the preservatin fa farmed rural landscape. T prtect and enhance the Bellarine Peninsula as a prductive rural area with highly significant landscapes based n farming and envirnmental features.

10 Strategies Maintain rural land in large and prductive parcels, in accrdance with the schedules t the farming znes. Minimise nn farming land uses in rural areas. Ensure that any nn farming land uses will nt cmprmise farming activity in the area. Ensure develpment in rural areas respects the farmed landscape character, particularly significant landscapes identified thrugh the Castal Spaces Landscape Assessment Study. Ensure that new dwellings d nt cmprmise the prductive ptential f land and are assciated with the prductive agricultural use f the land. Encurage agricultural develpment with exprt ptential and specifically encurage aquaculture and hrticulture activities in the rural areas arund Avaln Airprt. Planning Assessment The prpsal fr a nn agricultural uses prpsed n land within a Farming Zne is cnsidered apprpriate fr the site. It is nted that the site and surrunding area are nt within a typical farming area. The subject site and the adjining prperty t the nrth are nt currently used fr farming purpses; land t the suth, east and nrth east are used fr salt mining purpses and the land t the west is used fr rural residential purpses. In additin, the limited size f the alltment wuld prvide fr very limited prductive farming activities. With respect fr lcal planning plicy, it is acknwledged within the MSS prvisins at Clause that 'Rural land in a number f urban fringe areas accmmdates a range f uses...'. The site is typical f this utcme. The prperty is lcated t the east f the nearest twnship f Lara. Cnsistent with further plicy directin in this clause, the prpsed use f the land will nt cmprmise any farming activities in the surrunding area, as there are limited such farming activities nearby. The site is als very clse t the exit frm the Princes Freeway and therefre trucks and cars accessing the site frm the Freeway are unlikely t cause any significant detriment t surrunding prperties. The vehicular entry t the site is nt directly ppsite any ther vehicular entry within Avaln Rad and therefre the truck mvements will nt cnflict with ther rad users. In terms f the applicable decisin guidelines within the Farming Zne, the fllwing respnse is prvided: The land has the capabilities t accmmdate the prpsed use. The site is flat and is currently prvided with an all weather crushed rck accessway and cntains limited vegetatin. The site allws fr designated areas fr prpsed strage activities n the land and truck parking t be prvided.

11 There are minimal activities ccurring n the immediately adjining prperties t the nrth and suth and therefre the prpsal will nt have impact n these prperties. T the west acrss Avaln Rad, within vicinity f the intersectin f Cnawarra Drive and Avaln Rad is a dwelling. This dwelling is lcated sme distance frm Avaln Rad. It is cnsidered that generally truck mvements t and frm the site, which ccurs sme distance nrth east f the lcatin f this dwelling, wuld have minimal impact n this prperty. All the prperties alng Avaln Rad and Cnawarra Drive are prximate t the Princes Freeway that receives heavily traffic and vehicular nise n a 24 hur / 7 day basis, similarly, trucks regularly use Avaln Rad heading t access surrunding prperties. Therefre the amenity f the area is nt typical f a quiet farming envirnment r a residential area. The prpsed use will nt adversely affect sil and water quality r cause t permanently remve the land frm agricultural prductin. In the future this site will still be able t be used fr agricultural purpses if the current prpsed use f the land ceases. The prpsed truck parking and shipping cntainer strage areas nminated n the plans frming part f the permit applicatin are lcated away frm the Avaln Rad frntage f the site and will nt have any detrimental impact n the natural envirnment, majr rads r vistas. N traffic management measures are required t be implemented as a result f the prpsed use as there is adequate space n the land fr the safe entry, exiting and n site maneuvres by trucks and cmmuter / private cars. Specifically in relatin t the shipping cntainer strage area, the prpsal apprpriately addresses the relevant prvisins f Clause as fllws: The prpsed strage f shipping cntainers will nt adversely impact n the farming zning r use f the land, the amenity f the neighburhd r surrunding residential uses. The strage will nt generate traffic levels as the cntainers are currently permanently stred and nt intended t be mved n any regular basis. The strage cntainers are well set back frm the rad and are nt readily visible t traffic alng Avaln Rad. The strage area is generally nly visible t the prperty t the nrth and this is currently nt utilised fr any intensive farming use, such that the amenity f the use wuld be affected by the siting f the strage cntainers. The strage cntainers are nt stacked n tp f each ther and nly sit side by side. There are n plans t stack the cntainers n tp f each ther. There is n cleaning r maintenance f the strage cntainers undertaken n site. N additinal landscaping is required n the site t screen the strage area given its distance frm Avaln Rad.

12 Cnclusin Overall the prpsed use f the site fr a nn agricultural use within a Farming Zne area is cnsidered apprpriate as the use will nt cause any unreasnable detriment t surrunding farming land r ther land uses and the viability f the site fr future agricultural use will nt be affected. Specific areas n site have been designated fr the cmpnents f the use. The truck parking and shipping cntainer strage areas are well set back frm Avaln Rad. Cnditins f any permit issued can ensure these areas are apprpriately managed. Accrdingly, it is respectfully requested that a planning permit is issued fr the prpsal.