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611A LEARMONTH STREET,

BUNINYONG
Amended December 2019

PLANNING REPORT
TABLE OF CONTENTS

1. INTRODUCTION ..............................................................................................................................1

2. PROPOSAL SUMMARY ...................................................................................................................1

3. THE SUBJECT SITE AND SURROUNDING DEVELOPMENT .......................................................2

3.1 The Subject Site .....................................................................................................................................2

3.2 Surrounding Development.....................................................................................................................3

4. PROPOSED DEVELOPMENT .........................................................................................................4

4.1 Use as an Emergency Service Facility .................................................................................................4

4.2 Development of the Site (Buildings & Works) ......................................................................................5

4.3 Car Parking & Access ............................................................................................................................5

5. PLANNING CONSIDERATIONS ......................................................................................................6

5.1 State & Local Planning Policy Frameworks (VPP & LPP) ...................................................................7

5.2 Neighbourhood Residential Zone – Schedule 2 (Clause 32.09) .........................................................8

5.2.1Land Use ................................................................................................................................................8

5.2.2Buildings and Works ..............................................................................................................................8

5.3 Car Parking & Access (Clause 52.06) ..................................................................................................9

5.3.1Car Parking.............................................................................................................................................9

5.3.2Access ....................................................................................................................................................9

5.4 Aboriginal Cultural Heritage ...................................................................................................................9

5.5 Heritage Overlay ....................................................................................................................................9

5.6 Vegetation Protection Overlay............................................................................................................ 10

5.7 Land Adjacent to a Road Zone .......................................................................................................... 10

5.8 Stormwater Management in Urban Development (Clause 53.18) ................................................... 10

6. CONCLUSION .................................................................................................................................11
1. INTRODUCTION

Keen Planning has prepared this report on behalf of the Applicant, the Country Fire Authority (CFA), in
support of a planning permit for the use and development of the land for an Emergency Service Facility
(Buninyong Fire Station) at 611A Learmonth Street, Buninyong.

The report describes the subject site, directly adjoining properties and the surrounding urban context,
and provides an assessment of the proposal against the relevant controls and policies of the Ballarat
Planning Scheme.

This report should be read in conjunction with the following documentation, which forms the Planning
Permit Application submitted to Council:
• Completed Planning Permit Application Form;
• Current copy of the Certificate of Title for the site (dated 05/09/2019);
• Feature & Level Survey, prepared by Beveridge Williams (dated 04/12/2018);
• Development Plans (TP-01 to TP-05), prepared by Hugh Cartwright Design Group (dated Sept
2019);
• Landscape Plan, prepared by Mexted Rimmer Landscape Architects (dated 01/10/2019);
• Cultural Heritage Management Plan, prepared by Australian Cultural Heritage Management (dated
04/10/2019);
• Traffic Impact Assessment, prepared by TTM (dated 15/06/19)
• Development Impact Report, prepared by Axiom Tree Management (dated 19/02/28)
• Stormwater Management Plans, prepared by Brock Consulting Pty Ltd.

2. PROPOSAL SUMMARY

Subject Site 611A Learmonth Street, Buninyong

Zoning Neighbourhood Residential Zone – Schedule 2 (NRZ2)

Overlays Vegetation Protection Overlay – Schedule 1 (VPO1)

Proposal Development & Use of the land for an Emergency Services Facility (Fire
Station).

Permit Triggers Clause 32.09 – A permit is required to use the land for any use not in
Section 1 or 3 (Unspecified Section 2 use).
Clause 32.09 – A permit is required to construct a building or construct
or carry out works for a use in Section 2 of Clause 32.09-2.
Clause 43.01 – A permit is required to construct or carry out works within
a Heritage Overlay.
Clause 52.29 – A permit is required to create or alter access to a road
in a Road Zone, Category 1.

Site Area 3,600 metres square.

Car Parking Spaces 32 total – 17 sealed spaces and 15 unsealed.

Site Coverage 16 percent.

PLANNING REPORT – Buninyong Country Fire Authority Facility 1


3. THE SUBJECT SITE AND SURROUNDING DEVELOPMENT

3.1 The Subject Site

The subject site is located on the south side of Learmonth Street (in close proximity to the intersection with
Midland Highway). The site is rectangular in shape and has a frontage of 60.0 metres, a depth of 60.00 metres
and a total area of 3,600 square metres.

The site consists of three vacant allotments which have recently been consolidated into one. Vehicular access
is provided to the east of the site frontage via a single crossover.

The site is vacant, with the exception of a row of small canopy trees spread in a north-south direction towards
the western end of the site starting from the site frontage. The site is currently unfenced.

Image 1: View to the south-west of the subject site frontage.

Image 2: View to the south of the subject site frontage.

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Subject Site

Buninyong Golf Club


Clubhouse

611 Learmonth Street

21 Club house Close

Image 3: Aerial photograph showing the subject site and immediately surrounding properties.
Source: maps.au.nearmaps.com

3.2 Surrounding Development

Adjoining the subject site to the west, is the Buninyong Golf Club Clubhouse which consists of a double storey
rendered brick building, with a pitched roof. The clubhouse building is surrounded to the south and west by
the golf course.

A sealed car parking area is located in front of the clubhouse building between the golf course site and Midland
Highway which is accessed via Learmonth Street. An additional unsealed car parking area is provided to the
east of the clubhouse building which is also accessed via Learmonth Street.

Image 4: Buninyong Golf Clubhouse and car parking area – Learmonth Street frontage.

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Adjoining the subject site to the east on Learmonth Street is 611 Learmonth Street, comprising of a single
storey brick dwelling with a pitched tile roof. The private open space for the site is provided to the rear of the
site. Vehicular access is provided to the east of the site frontage. Vegetation on site is minimal, consisting of
a small shrubs/trees.

Image 5: 611 Learmonth Street – Learmonth Street frontage.

To the south of the subject site, on Club House Close, is 21 Club House Close. The secluded private open
space for the property exists to the rear of the dwelling (adjacent to the southern boundary of the subject site).

The character of the area is largely residential, with a reasonably consistent grid subdivision pattern. Dwellings
are typically single or double storey on large lots with low site coverage. Common materials throughout the
locality include brick and/or render with the majority of the dwellings being older dwellings with typical terracotta
pitched roofs.

The area includes extensive amounts of vegetation which reflects the areas rural setting, and includes some
farming uses, such as vineyards to the southeast.

4. PROPOSED DEVELOPMENT

The Country Fire Authority (CFA) proposes to develop the subject site as a purpose built Fire Station aimed
at enhancing the operational capabilities of the Buninyong Volunteer Fire Brigade. The proposed facility is
designed to ensure optimum service delivery standards for the current and future needs of the community.
The facility will be relocating from the current site located at 307 Learmonth Street due to the site no longer
meeting the needs of the CFA.

Details of the key elements (use, buildings & works, car parking & access) of the proposed development are
provided in the following sections.
4.1 Use as an Emergency Service Facility
• The facility will be managed and operated by the Country Fire Authority (CFA).
• The facility will be primarily used for the co-ordination and deployment of emergency service responses,
volunteer training, and office/administrative functions.
• The facility will be operated by volunteers and will therefore only be manned during callouts,
training/meetings or equipment maintenance.
• The brigade currently has 45 active volunteer members.
• Onsite training and meetings are held on Tuesday evenings with up to 25 volunteers in attendance.
• The facility will provide onsite facilities for the parking for up to three (3) emergency vehicles and
associated equipment.

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• Call-outs/responses are currently averaging approximately 180 per year.

4.2 Development of the Site (Buildings & Works)


• The proposal will involve the construction of a single storey building and associated car parking area.
• A fire station building is proposed to front Learmonth Street, with a total floor area of 571 square metres
and a maximum building height of 6.3 metres.
• The building will be setback between 5.1 metres and 10.0 metres from Learmonth Street.
• The building will be setback 5.0 metres from the eastern property boundary and 20.4 metres from the
western property boundary.
• The building will be separated into two distinct areas. The larger eastern section will contain a three bay
motor room, workshop and various storage rooms. While the western balance of the building containing
an office, turn-out rooms, multi purpose room, a kitchen and toilet facilities.
• A storage shed, generator pad and two rain water tanks will be located towards the rear, south eastern
corner of the site.
• A 19.5 metre Hose Drying Tower is proposed to be located centrally on the site to the rear of the main
building.
• A 1.8 metre high Colorbond fence is proposed to the rear (south) and side (west) property boundary of
the site. Fencing will also be provided between the side boundaries and building to restrict access to the
rear of the site when no one is in attendance.
4.3 Car Parking & Access
• A total of 32 off-street car parking spaces are proposed to be provided on site at the rear of the building.
17 spaces will be sealed with an additional 15 spaces being unsealed.
• Two new vehicle crossovers are proposed to open onto the Learmonth Street frontage. A 6 metre wide
crossover will be located to the west of the frontage and provides access to the car parking area and rear
of the motor room. The second crossover will be 15 metres wide and located in front of the motor room.
• In addition to the two new crossovers from the site it is also proposed to construct a 6 metre wide crossover
to link Learmonth Street and the Midland Highway. This is required to provide direct access to the Midland
Highway from the site.

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5. PLANNING CONSIDERATIONS

The following sections of this report detail our assessment of the proposal against the main
considerations of the State and Local Planning Policy Frameworks of the Ballarat Planning Scheme.
The relevant clauses of these frameworks that have been addressed are as follows:

Applicable VPP:
Clauses of Clause 11 Settlement
Planning Scheme
Clause 13 Environmental Risks and Amenity
Clause 15 Built Environment and Heritage
Clause 19 Infrastructure
LPP:
Clause 21.01 Municipal Overview
Clause 21.02 Settlement and Housing
Clause 21.04 Environmental Resilience
Clause 21.06 Built Form, Heritage and Design
Clause 21.08 Transport and Infrastructure
Clause 21.09 Local Areas
ZONE:
Clause 32.09 Neighbourhood Residential Zone – Schedule 2
OVERLAYS:
Clause 42.04 Vegetation Protection Overlay – Schedule 1
Clause 43.01 Heritage Overlay
PARTICULAR / GENERAL PROVISIONS:
Clause 52.06 (Car Parking)
Clause 52.29 (Land Adjacent to a Road Zone, Category 1)
Clause 53.18 (Stormwater Management in Urban Development)
Clause 65 (Decision Guidelines)

PLANNING REPORT – Buninyong Country Fire Authority Facility 6


Subject Site

Image 6: Zone Map – Source: www.mapshare.vic.gov.au/vicplan

Subject Site

Image 7: Overlay Map – Source: www.mapshare.vic.gov.au/vicplan

5.1 State & Local Planning Policy Frameworks (VPP & LPP)

The proposed development meets the objectives of State and Local Planning Policy as follows:
• Consistent with Clause 11.02-1 (Supply of Urban Land) and Clause 21.02 (Housing and Settlement), as
the proposal provides an opportunity to utilise an undeveloped parcel of land that can make use of existing
infrastructure and services, to build upon the structure of the town/settlement in support of an integrated
network of urban areas.

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• Consistent with Clause 18 (Transport), the location of the subject site adjacent to the Midland Highway
which provides direct access to the entire township and surrounding areas. The development has been
designed to provide for safe and efficient vehicle access (refer to section 5.4.2), consistent with Clause
21.08 (Transport and Infrastructure).
• In support of encouraging environmentally sustainable development, consistent with the objectives of
Clause 21.03 (Environmental and Landscape Values), the proposal will assist in increasing the extent and
quality of vegetation and biodiversity across the municipality, by providing a substantial increase in the
vegetation at the site, including the provision of a minimum 21 canopy trees.
• Consistent with the objectives of Clause 15 (Built Environment and Heritage) and Clause 21.06 (Built
Form, Heritage and Design), the proposal will provide a purpose built Emergency Services Facility building
that incorporates the use of materials and elements such as brick and angled roof forms that are consistent
with materials and elements in the surrounding area.
• The proposed development complies with the objectives and strategies of Clause 21.07 (Economic
Development), by providing a use within an established area that will support the local economy.
• The proposed Emergency Services Facility will provide an invaluable community service that contributes
to the protection of an area identified with Clause 21.09 (Local Areas) as one that will accommodate some
of the regions future growth.
• The proposed development will provide an essential service in support of the sustainable growth of
Buninyong and surrounding area with the proposed Emergency Services Facility providing a service that
contributes to building the community resilience and the capacity to respond to emergencies.

5.2 Neighbourhood Residential Zone – Schedule 2 (Clause 32.09)

5.2.1 Land Use

The proposed land use is considered appropriate for the site for the following reasons:
• The zone does envisage the inclusion of non-residential uses that are appropriately located and are
needed to meet the needs of the community. We submit that the proposed Emergency Service Facility is
appropriately located given it is on the perimeter of the Residential Zone and is needed to protect the
surrounding community in the event of an emergency.
• The Emergency Service Facility is volunteer operated meaning that regular use will be limited to Tuesday
evenings (brigade meeting) and Sunday mornings (equipment maintenance) or whenever responding to
an emergency. Given the limited use of the site the potential for any amenity impacts of the surrounding
residential properties will be limited.

5.2.2 Buildings and Works

The proposed building and works are considered to be appropriate within the Neighbourhood Residential
Zone for the following reasons:
• The proposed building is single storey and has a maximum building height of 6.2 metres ensuring it is of
a scale expected within a residential locality.
• An appropriate number of car spaces (32) are provided for the building, to retain all parking needs on site
(see section 5.4.1).
• The active frontage of the proposal to Learmonth Street, including the building form and height, the access
path and the front landscaping, all contribute positively to an appropriate frontage presentation of the
building to the street.
• Although being a purpose built Emergency Services Facility the use of external materials and finishes,
such as face brick and Colorbond cladding, are consistent with the material used in the surrounding area
making the building sympathetic to the surrounding character.

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• The 19.5 metre Hose Drying Tower will not be unreasonably visually dominant to the surrounding area,
as it is located to the rear of the building and setback approximately 30 metres from the Learmonth Street
frontage, 28 metres from the residential properties to the east and it is a narrow open structure.

5.3 Car Parking & Access (Clause 52.06)

5.3.1 Car Parking

The Traffic Impact Assessment Report prepared by TTM Consultants (dated 15/06/2019) states that there are
no traffic engineering reasons for a planning permit not to be issued. A summary of the report is as follows:
• There is no listed statutory car parking requirement for an Emergency Service Facility in Clause 52.06
(Car Parking) and therefore parking is required to be provided to the satisfaction of the Responsible
Authority.
• The site is provided with 17 formalised parking spaces and an additional overflow area that can
accommodate 15 spaces which will comfortably meet the demand generated by volunteers.
• Callouts are generally attended to by 3-5 volunteers with Tuesday night meetings attracting the most
visitors to the site when up to 25 members will attend.

Based on the above findings of TTM Consultants, it is considered that the proposed level of onsite car
parking is appropriate and exceeds the anticipated peak parking demands for the development.

5.3.2 Access

The Traffic Impact Assessment Report prepared by TTM Consultants (dated 15/06/2019) provides an
assessment of the proposed vehicle access, including any possible impact on the operation, safety, efficiency
and amenity of traffic flow along Learmonth Street and Midland Highway.

A summary of this assessment is as follows:


• The proposed access to the site is considered to be appropriately located.
• A swept path analysis was undertaken for an 8.8 metre long Service Vehicle (Fire Truck) and concluded
that satisfactorily access is provided for these vehicles to enter, exit and manoeuvre within the site.
• Traffic generated by the proposed fire station will have no significant impact on safety, capacity and
amenity of Learmonth Street or Midlands Highway.
• A crossover from Learmonth Street to Midlands Highway will be required to allow Emergency Service
Vehicles to exit the motor room. Signage will need to be provided to stop vehicles entering Learmonth
Street from Midland Highway.

Based on the above findings of TTM Consultants, it is considered that the access arrangements are
appropriate for the development.

5.4 Aboriginal Cultural Heritage

The site is located in an area identified as having Aboriginal Cultural Heritage Significance and a Cultural
Heritage Management Plan has been prepared by Australian Cultural Heritage Management with a copy
included as an attachment to this report. The findings conclude that is unlikely that any Aboriginal Cultural
Heritage will be impacted by the development of the site.

5.5 Heritage Overlay

The road reserve at the front of the site which contains both Learmonth Street and Midlands Highway is
covered by a Heritage Overlay due to the Buninyong Avenue of Honour being located on a portion of the road
reserve. The proposed development does involve buildings and works (construction of crossover) within the
area covered by the Heritage Overlay.

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We submit that the works are appropriate and in support we note the following:
• The proposed crossover will not result in the removal of any of the trees that form the ‘Avenue of Honour’.
• The works proposed are restricted to the construction of a vehicle crossover to provide access from the
subject site directly to Midland Highway which is required to minimise Emergency Services Vehicle
response times when leaving the site in response to emergencies.
• The section of crossover that will be located between the trees that form part of the ‘Avenue of Honour’
will be limited in width (5 metres), will be located outside of the tree protection zones of the closest trees
and will be green in colour to blend with the existing vegetation.
• Our understanding is that the trees within closest proximity to the proposed crossover are not ones that
were originally planted when the ‘Avenue of Honour’ was established.

5.6 Vegetation Protection Overlay

The subject site is covered by a Vegetation Protection Overlay and therefore a permit is required to remove,
lop or destroy vegetation. The proposal requires the removal of eight trees to facilitate the development. In
support of the removal we note the following:
• The Arborist Report provided as an attachment to this report identifies that none of the trees outside of the
development site will be impacted by the proposed buildings and works.
• Although eight trees are proposed to be removed to facilitate the development, 21 canopy trees in addition
to other smaller shrubs are proposed throughout the site to ensure the development contributes positively
to the landscape character of the area.

5.7 Land Adjacent to a Road Zone

The proposal will require the creation of two new vehicle crossover to Learmonth Street with one that will
extend through too Midland Highway. The location of the crossovers has been considered by TTM Consulting
Traffic Engineers to be appropriate to ensure traffic and safely enter and exit the subject site and not disrupt
the exiting road network.

5.8 Stormwater Management in Urban Development (Clause 53.18)

A Stormwater Management Plan has been prepared by Brock Consulting Pty Ltd which demonstrates
how stormwater will be managed onsite and includes details of detention, retention and discharge.
The plan has been developed in accordance with the Objectives and Standards of Clause 53.18-5 of
the Planning Scheme and we note the following:
• Hard surfaces have minimised where possible with 45 percent of the site being permeable
allowing for natural infiltration.
• An onsite stormwater detention system has been incorporated into the design to manage flows
from the site into the existing stormwater drainage system.
• The development incudes the incorporation of two 22,000 litre tanks that will capture and detain
rainwater which can then be reused throughout the site for things such as watering of landscaping
and/or be plumbed into toilets.
• All storage and work areas are covered to minimise the potential for chemical pollutants or other
toxins entering the stormwater system.
With regards to Clause 53.18-6 (Site Management Objectives) we note that the final methods of how
the site will be managed prior and during construction have not been finalised at this stage however all
measures will be in accordance with current best practice techniques. Once finalised these measures
will be detailed in a Construction Management Plan, a copy of which can be provided to Council prior
to commencement of works onsite.

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6. CONCLUSION

It is submitted that the proposed use and development is appropriate for the subject site and consistent with
the future planning of the area. In support of this statement, the following points are noted:
• The proposed development is consistent with the strategic directions of the State and Local Planning
Policy Frameworks.
• The proposed use of the site provides a valuable community service that provides for the safety and
security of the community.
• The proposal will have no unreasonable amenity impacts on the surrounding area, including:
o The proposal is well setback from adjoining residential properties.
o Traffic impacts on the surrounding street will be negligible considering the low intensity of the use.
o Peak car parking needs are accommodated on site.
• The built form will be sympathetic to the surrounding character of the area as the purpose built Emergency
Services building will incorporate the use of materials (brick) and design elements (pitched roof forms)
which are common throughout the locality.
• The site will be well landscaped and includes the provision of 21 canopy trees which will help to enhance
the landscape character of the area.
• The layout of the proposed development allows for the orderly and functional movement of vehicles when
entering and exiting the site and provides ample onsite car parking for the expected peak demand for the
use.

KEEN PLANNING

PLANNING REPORT – Buninyong Country Fire Authority Facility 11

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