date: thursday, 23 july 2020 location: council chamber ... · 7/23/2020 · city of mount gambier...

Civic Centre, 10 Watson Terrace Mount Gambier SA 5290

PO Box 56

Mount Gambier SA 5290

Telephone 08 87212555 Facsimile 08 87249791

[email protected]

mountgambier.sa.gov.au

I hereby give notice that a Council Assessment Panel will be held on:

Date: Thursday, 23 July 2020

Time: 5.45 p.m.

Location: Council Chamber, Level 4

Civic Centre

10 Watson Terrace

Mount Gambier

AGENDA

Council Assessment Panel

23 July 2020

Tracy Tzioutziouklaris

Assessment Manager

17 June 2020

City of Mount Gambier Council Assessment Panel Agenda

23 July 2020

Order Of Business

1 Acknowledgement of Country ............................................................................................ 3

2 Apology(ies) ......................................................................................................................... 3

3 Confirmation of Minutes ...................................................................................................... 3

4 Invitees ................................................................................................................................. 3

5 Reports ................................................................................................................................. 4

5.1 35 Jubilee Highway East, Mount Gambier – Report No. AR20/41473 ..................... 4

5.2 48 Penola Road, Mount Gambier – Report No. AR20/41474................................... 7

5.3 1 Saxon Court, Mount Gambier – Report No. AR20/42472 ................................... 10

5.4 62 Wehl Street South, Mount Gambier – Report No. AR20/42520 ........................ 14

5.5 186 Lake Terrace, Mount Gambier – Report No. AR20/44427 ............................... 21

5.6 1 Stableford Court, Mount Gambier – Report No. AR20/44539 ............................. 24

6 Urgent Motions without Notice ......................................................................................... 28

7 Meeting Close .................................................................................................................... 28


23 July 2020

1 ACKNOWLEDGEMENT OF COUNTRY

WE ACKNOWLEDGE THE BOANDIK PEOPLES AS THE TRADITIONAL CUSTODIANS OF THE LAND WHERE WE MEET TODAY. WE RESPECT THEIR SPIRITUAL RELATIONSHIP WITH THE LAND AND RECOGNISE THE DEEP FEELINGS OF ATTACHMENT OUR INDIGENOUS PEOPLES HAVE WITH THIS LAND.

2 APOLOGY(IES)

Nil

3 CONFIRMATION OF MINUTES

Council Assessment Panel - 18 June 2020

RECOMMENDATION

That the minutes of the Council Assessment Panel meeting held on 18 June 2020 be confirmed as an accurate record of the proceedings of the meeting.

4 INVITEES

The Presiding Member read the following statement to the Applicant/Owner/Representor that attended the meeting:

As from 1 October 2017, every Council is required to establish an Assessment Panel under provisions within the new Planning, Development and Infrastructure Act 2016 to determine and make decisions on development applications as delegated to the Panel.

The Assessment Panel continues to operate under the Development Act, until such time as the new Planning, Development and Infrastructure Act 2016 is fully functional.

When the Panel is considering an application, it must assess the proposal against Council’s Development Plan.

The meeting itself is informal, however, all decisions made by the Assessment Panel are formal.

Representors will be allocated 5 minutes to make their presentation, after which, Panel Members may ask questions to clarify any issues. It is solely a question and answer session. There will be no debate entered into.

Once the Panel has heard all representations, you will be asked to leave as the Assessment Panel holds its discussions and reaches its decision in confidence.

Council Officers will advise you of the decision as soon as practical after the meeting.

Item 5.3 - The Applicant – Peter Hennington


23 July 2020

Item 5.1

5 REPORTS

5.1 35 JUBILEE HIGHWAY EAST, MOUNT GAMBIER – REPORT NO. AR20/41473

Development No: DA 381/0190/2020

Applicant: City of Mount Gambier

Property Address: 35 Jubilee Highway East, Mount Gambier

Property Owner: City of Mount Gambier

Report No: AR20/41473

CM9 Reference: AF19/488

Author: Emily Ruffin, Planning Officer

Authoriser: Tracy Tzioutziouklaris, Manager Development Services

Nature of Development:

Non-complying/Category 3

Description: To display a Variable Message Display Unit in association with community events

Zoning: Residential

Policy Area: N/A

Heritage: N/A

REPORT RECOMMENDATION

1. That Council Assessment Panel Report No. AR20/41473 titled ‘35 Jubilee Highway East, Mount Gambier ’ as presented on 23 July 2020 be noted.

2. The Council Assessment Panel resolve to proceed with the assessment of the application.


23 July 2020

Item 5.1

BACKGROUND

Variable Message Display Units (VDMU) are becoming more commonly used throughout the City of Mount Gambier as advertising signage announcing local events. These types of signs are development and require Development Approval to be obtained prior to the commencement of the display of the advertisement. Whilst VMDU’s are development they are generally used for a few days prior to a particular event and are usually removed the day after that particular event concludes. It would be difficult, time consuming and impractical to require a Development Application each time someone wishes to use a Variable Message Display Unit to announce a local community event. Especially when considering the information needed to be lodged with a Development Application, the time frame within which it takes to assess an application and the issuing of an approval. To assist in this process the City of Mount Gambier is obtaining Development Approval for a number of locations throughout the City of Mount Gambier where the Variable Message Display Units can be located. This application is one of the subject localities Council has identified as being suitable for a VDMU. The subject site is an irregular shaped allotment with frontage to Jubilee Highway East, Crouch Street North and North Terrace. The site is set above street level from Jubilee Highway.

The Mount Gambier Visitor Information Centre, Bus Depot and public amenity facilities is located on the subject site. The immediate area, whist Residentially zoned, is characterised by a mixture of uses, including a bowling club opposite, detached residential dwellings, and nearby commercial developments including Motels, Fast Food Outlet, and sporting ground (Frew Park).

PROPOSED DEVELOPMENT

The proposed development is to locate a Variable Message Display Unit to be used as advertising in association with community events. The criteria under which the displays will operate is detailed within the attached documentation. The use of Variable Message Displays Unit for advertising community events have been identified as development and are a form of Advertising. Within the Residential Zone ‘advertisement and/or advertising hoarding’ is identified as a non-complying form of development. The Variable Message Display Unit will be located on the site of the Mount Gambier Visitor Information Centre, and will be used for advertising local events. The proposed advertising display is associated with the existing approved use of the site. A copy of the site plan and elevations are attached for the Members information and perusal.

DEVELOPMENT PLAN PROVISIONS

The objectives and principles relevant to this proposal are contained within the Mount Gambier (City) Development Plan – Consolidated 21 April 2016 and include the following: Mount Gambier (City) Outdoor Advertisements Objectives 1 and 3


23 July 2020

Item 5.1

Principles 1, 2, 3, 5, 6, 9 Residential Zone Objective: 3 Desired Character Statement Principles of Development Control: 2, 8 and 18

PLANNING ASSESSMENT

The proposed development, being an advertising display, is a non-complying form of development within the Residential Zone. The advertising display is related to the existing approved use of the subject site, is temporary in nature, and is proposed to operate within prescribed criteria. The location of the proposed Variable Message Display Unit is to be on the Jubilee Highway East frontage, which whilst zoned Residential, is characterised by a mixture of uses, including Commercial uses with associated signage, the proposed display is appropriately scaled and temporary in nature, and appropriately addresses the highway frontage. As the development is a non-complying form of development, the Council Assessment Panel as the relevant planning authority must resolve to: 1. Refuse the application pursuant to Section 39(4)(d) of the Development Act and notify the

Applicant accordingly; or 2. Resolve to proceed with an assessment of the application.

CONCLUSION

Whilst an ‘advertisement and/or advertising hoarding’ is identified as a non-complying form of development within the Residential Zone the proposed display of a Variable Message Display Unit warrants the support of the Council Assessment Panel and the resolution to proceed with an assessment of the application.

INVITES

Nil

ATTACHMENTS

1. Plans, Proposal Description and Statament of Effect 2. Map - DA 381/0190/2020 - 35 Jubilee Highway East, Mount Gambier


23 July 2020

Item 5.2

5.2 48 PENOLA ROAD, MOUNT GAMBIER – REPORT NO. AR20/41474


Applicant: City of Mount Gambier

Property Address: 48 Penola Road, Mount Gambier

Property Owner: City of Mount Gambier







Description: To display a Variable Message Display Unit in association with community events

Zoning: Residential

Policy Area: N/A

Heritage: Local Heritage Place


1. That Council Assessment Panel Report No. AR20/41474 titled ‘48 Penola Road, Mount Gambier ’ as presented on 23 July 2020 be noted.



23 July 2020

Item 5.2

BACKGROUND

Variable Message Display Units (VDMU) are becoming more commonly used throughout the City of Mount Gambier as advertising signage announcing local events. These types of signs are development and require Development Approval to be obtained prior to the commencement of the display of the advertisement. Whilst VMDU’s are development they are generally used for a few days prior to a particular event and are usually removed the day after that particular event concludes. It would be difficult, time consuming and impractical to require a Development Application each time someone wishes to use a Variable Message Display Unit to announce a local community event. Especially when considering the information needed to be lodged with a Development Application, the time frame within which it takes to assess an application and the issuing of an approval. To assist in this process the City of Mount Gambier is obtaining Development Approval for a number of locations throughout the City of Mount Gambier where the Variable Message Display Units can be located. This application is one of the subject localities Council has identified as being suitable for a VDMU. The subject site is a slightly irregular shaped allotment with frontage to Penola Road and Jubilee Highway East. The site is set slightly below street level from both Penola Road and Jubilee Highway West.

The site is located on portion of Frew Park which comprises a cricket oval and association, community facilities including the John Frew Center which is used for community groups including Sunset Kitchen and RV Parking facilities and dump point. Frew Park is identified as a place of Local Heritage. The immediate area, whist Residentially zoned, is characterised predominately by commercial uses (noting the zoning changed on the southern portion of Frew Park to Commercial), including car sales yard, Motel, Fast Food Outlet/s, service station and office building (The Convent).


The proposed development is to display a Variable Message Display Unit in association with community events. The criteria under which the displays will operate is detailed within the attached documentation. The use of Variable Message Displays Boards for advertising community events have been identified as development and are a form of Advertising. Within the Residential Zone ‘advertisement and/or advertising hoarding’ is identified as a non-complying form of development. The Variable Message Display Board will be located on the site of Frew Park, to the northern side of the Penola Road entry, as identified on the attached plans. The site is used as a community recreation facility, and the Variable Message Display Unit will be used for advertising local community events. The proposed advertising display is associated with the existing approved use of the site. A copy of the site plan and elevations are attached for the Members information and perusal.


23 July 2020

Item 5.2


The objectives and principles relevant to this proposal are contained within the Mount Gambier (City) Development Plan – Consolidated 21 April 2016 and include the following: Mount Gambier (City) Outdoor Advertisements Objectives 1 and 3 Principles 1, 2, 3, 5, 6, 9 Residential Zone Objective: 3 Desired Character Statement Principles of Development Control: 2, 8 and 18

PLANNING ASSESSMENT

The proposed development, being an advertising display, is a non-complying form of development within the Residential Zone. The advertising display is related to the existing approved use of the subject site, is temporary in nature, and is proposed to operate within prescribed criteria. The location of the proposed Variable Message Board is to be on the Penola Road frontage, which whilst zoned Residential, is characterised by Commercial uses with associated signage. The proposed display is appropriately scaled and temporary in nature, and appropriately addresses the Penola Road. As the development is a non-complying form of development, the Council Assessment Panel as the relevant planning authority must resolve to: 1. Refuse the application pursuant to Section 39(4)(d) of the Development Act and notify the


CONCLUSION

Whilst an ‘advertisement and/or advertising hoarding’ is identified as a non-complying form of development within the Residential Zone the proposed display of a Variable Message Display Unit warrants the support of the Council Assessment Panel and the resolution to proceed with an assessment of the application.

INVITES

Nil

ATTACHMENTS

1. Plans, Proposed Operating Criteria and Statement of Effect 2. Map - DA 381/0199/2020 - 48 Penola Road, Mount Gambier


23 July 2020

Item 5.3

5.3 1 SAXON COURT, MOUNT GAMBIER – REPORT NO. AR20/42472


Applicant: Peter Hennnington

Property Address: 1 Saxon Court, Mount Gambier

Property Owner: Matthew and Belinda Cox






Consent/Category 1

Description: To demolish the existing carport and to construct a residential outbuilding (garage) in association with the existing residential dwelling

Zoning: Residential

Policy Area: N/A

Heritage: N/A


1. That Council Assessment Panel Report No. AR20/42472 titled ‘1 Saxon Court, Mount Gambier ’ as presented on 23 July 2020 be noted.

(a) The Applicant and Owner be advised that having regard to the Development Plan and all supporting documentation, the proposed development is considered to be at serious variance with Council’s Development Plan and Development Plan Consent be refused for the following reasons: 1. The proposed outbuilding (garage) wall height and overall height is greater than what

is specified for garages within the Development Plan. 2. The proposed outbuilding (garage) will visually dominate the dwelling with which it is

associated 3. The proposed outbuilding (garage) does not complement the dwelling with which it is

associated 4. The proposed outbuilding (garage) does not contribute to the desired character of the

area


23 July 2020

Item 5.3

BACKGROUND

The subject property is a residential allotment of approximately 1,002 square metres in area, located in the north eastern area of the City of Mount Gambier.

A detached dwelling, residential outbuilding (carport) and garden shedding is currently located on the subject site.

The allotment has the primary frontage to Saxon Court of approximately 30 metres, and secondary street frontage to Aquarius Court of approximately 24 metres, with a corner cut-off of approximately 7 metres. The primary frontage of the dwelling is to Saxon Court, with the pedestrian and garage entry opening onto this street frontage.

The allotment is set above street level from Aquarius Court.

The character of the locality is established by single storey detached dwellings and associated outbuildings on standard to slightly larger residential sized allotments.


The proposed development is to demolish the existing detached carport, and to construct a detached outbuilding (garage) associated with the existing detached dwelling.

The outbuilding is proposed to be set in line with the primary facade of the dwelling, alongside the existing garage located under the main roofline.

The outbuilding will be located 1.5 metres off the side boundary, and setback 5.39 metres from Saxon Court.

The outbuilding is to have a floor area of 65.13 square metres, a wall height of 3.6 metres, and an overall height of 4.4 metres. The outbuilding (garage) is to be used for the parking of a caravan, motorbikes, motor vehicles, a workbench space and a space for a pool table. The parking of the caravan is the basis for the proposed wall height, along with using a roller door to match the dwelling as opposed to a panel door which would require less clearance height to install.

The outbuilding is to be colourbond clad, with a double roller door addressing the street frontage, and a single roller door to the rear.


The development plan provisions as contained with the Mount Gambier (City) Development Plan as consolidated 21 April 2016 which relate to this application include;

Residential Zone

Objectives 3

Desired Character Statement

Principle of Development Control 1, 6

Form and Character 8, 9, 11

Mount Gambier (City)

Residential Development

Objectives 1

Principle of Development Control 1, 8, 11, 12, 13

Form and Character 8, 9, 11


23 July 2020

Item 5.3

PLANNING ASSESSMENT

The application is referred to the Council Assessment Panel as the proposed residential outbuilding (garage) has;

- a wall height exceeding 3 metres,

- an overall height greater than 4 metres;

- a floor area greater than 60 sqm;

- as a result of the wall and overall height could be seen to dominate the dwelling and streetscape;

- the proposal results in greater than 6 metres wide of garaging facing the primary street (9.61 metres when combined with the existing garage under the main roof line), and;

- the proposed garage could result in traffic safety concerns when considering the minimal street setback and proposed use.

The proposal to demolish the existing carport does not require planning consent. The existing carport to be demolished has a floor area of 48 square metres, is setback 2.2 metres from the dwelling frontage, has a wall height of 2.54 metres, an overall height of 3.9 metres and does not have enclosed walls. A photograph of the location of the existing carport/proposed location of the outbuilding (garage) has been attached for the panels information.

The proposed outbuilding (garage) when viewed against the dwelling will have;

Outbuilding (Garage) Dwelling

Roof Pitch 10 degree 22.5 degree

Roof Style Gable Hip

Wall Height 3.6 metres 2.5 metres

Overall Height 4.4 metres 4.3 metres to peak of dwelling garage roof

Roofing Material Custom Orb Custom Orb

Wall Material Trim deck Rendered

The proposed roof form and pitch, building material and detailing does not complement the associated dwelling.

The proposal does include the installation of a roller door in order to complement the dwelling, this has resulted in the need for additional wall height as opposed to the wall height that would be required if a panel door was used.

The proposed outbuilding (garage) being built in line with the existing dwelling will result in a wall height difference of some 1.1 metres between the dwelling and the garage, with the garage wall height being higher than the dwelling. Being on a corner allotment, and given the street height steps up to the south the streetscape impact may be mitigated, however the proposed garage is likely to dominate the appearance of the dwelling from the street.

The proposed floor area is only slightly greater than 60 square metres, and the floor area itself is not of significant concern, however the site layout and functionality is further discussed below.

The proposed use of the garage is in association with the existing dwelling, and is considered appropriate.


23 July 2020

Item 5.3

The street setback of 5.39 metres to the garage the use of the garage for caravan parking, with the subject site also being a corner allotment, has the potential to result in safety issues for road users. If a caravan is being reversed into the outbuilding (garage) here is inadequate space in front of the garage for a standard passenger vehicle to clear the kerb area without a trailer or caravan attached. Generally a minimum setback of 5.5 metres for garages is required, as this is the depth required to clear a passenger vehicle over the kerb.

The allotment is set below 3 Saxon (adjoining to the south) by approximately 1.5 metres, with a 1.5 metres colour bond fence installed into of the retained boundary, thus the proposed garage will not adversely impact the adjoining property, with only approximately 600 mm wall, and 1.4 metres to the roof pitch to sit above fence level.

There are no overshadowing concern resulting from the proposed outbuilding (garage).

Whilst it is noted that similar sized outbuilding (garages) are located with the immediate locality, these are generally located in the rear yards of dwellings, and not immediately addressing the street frontage. The layout of the subject site does limit the capacity to deliver an outbuilding in the rear yard. The proposed outbuilding will not impact adjoining properties.

The proposed outbuilding (garage) will dominate the appearance of the dwelling when viewed from the street, has the potential to create traffic safety concerns given the proposed use (and reason for the wall height) is for storing a caravan, and does not complement the dwelling with which it is associated, nor contribute to the desired charter of the area.

CONCLUSION

The proposed outbuilding (garage) will dominate the appearance of the dwelling with which it is associated, does not complement the dwelling, nor contribute to the desired charter of the area and with the proposed minimal street setback and has the potential to create traffic safety concerns. The proposal is considered to be at serious variance to the Council Development Plan provisions and Development Plan Consent should not be granted.

INVITES

The Applicant – Peter Hennington

ATTACHMENTS

1. Elevations of existing dwelling 2. Site plan of existing dwelling 3. Photographs of subject property 4. Map - DA 381/0212/2020 - 1 Saxon Court, Mount Gambier 5. Site Plan and supporting documentation


23 July 2020

Item 5.4

5.4 62 WEHL STREET SOUTH, MOUNT GAMBIER – REPORT NO. AR20/42520


Applicant: Aaron and Toni Heemskerk

Property Address: 62 Wehl Street South, Mount Gambier

Property Owner: Aaron and Toni Heemskerk






Consent/Category 1

Description: To demolish part of the existing shop and dwelling, and to construct a detached dwelling in association with the existing shop and outbuilding (garage)

Zoning: Residential

Policy Area: Wehl Street South Historic (Conservation) Policy Area

Heritage: N/A


1. That Council Assessment Panel Report No. AR20/42520 titled ‘62 Wehl Street South, Mount Gambier ’ as presented on 23 July 2020 be noted.

2. The Applicant be advised that the Council Assessment Panel would be willing to favourably consider the Development Application seeking to construct a dwelling at 62 Wehl Street South, Mount Gambier subject to reconsideration of the proposed design of the dwelling to incorporating the following design amendments:

(a) Timber barges and fascias

(b) Roll type barge capping

(c) D or OG gutter profile

(d) Confirmation on plan of proposed roofing iron colour in an heritage appropriate colour

3. The Presiding Member of the Council Assessment Panel and the Assessment Manager be granted the power, function and/or duty to grant Development Plan Consent upon the satisfactory resolution of the matters identified within (2) as above as having regard to the Development Plan provisions and all supporting documentation, the proposed development is not considered to be at serious variance with the Council’s Development Plan. Development Plan Consent be granted subject to the following condition:

(a) The development shall be carried out is accordance with the Plan/s as approved by Council, and maintained in good condition thereafter.


23 July 2020

Item 5.4

4. The applicant and owner be advised of the following reasons for Councils conditions of approval:

(e) The development is not seriously at variance with the provisions of the Council Development Plan.

(f) To promote orderly and proper development.


23 July 2020

Item 5.4

BACKGROUND

The subject property is a regular shaped allotment, with a street frontage to Wehl Street South of 22 metres and a depth of 61 metres, with a total land area of approximately 1,342 square metres.

A shop and dwelling, and associated residential outbuilding (garage) is currently located on the subject site.

The allotment is set slightly above street level.

The allotment is located adjacent established residential dwellings, including a group of circa 1980s units to the south, to the rear of the allotment an access driveway to a Place of Worship exists, and opposite the property is open land associated with the Old Gaol. The immediate area is characterised by a variety of dwelling styles, including historic cottages, and multiple sets of circa 1980/early 1990 unit developments.

The property is located within the Residential Zone and the Wehl Street South Historic (Conservation) Policy Area.


The proposed development is to;

Demolish the rear (dwelling portion) of the existing shop and dwelling; and

To construct a single story detached dwelling with garage, portico and verandah under the main roofline with;

(i) a total floor area of 327 square metres (sqm), comprising 217 sqm living area, 44 sqm verandah, 7 sqm portico, and 59 sqm garage;

(ii) wall height of 2.6 metres; (iii) maximum roof height of 5.54 metres; (iv) Hipped pitch roofing, and; (v) flush pointed Mount Gambier store walls and custom orb colourbond roofing,

The dwelling is proposed to have a 22.5 degree roof pitch, 600 mm eaves all round, gutter profiles are not clearly identified on plan, but visually appear to be d prolife gutters. The dwelling will be separated from the shop by 2.4 metres, and will have a minimum side boundary setback of 0.90 metres, and rear boundary setback of 19 metres.

The established palm tree onsite is proposed to be retained, along with existing landscaping to the northern side of the driveway.


The development plan provisions as contained with the Mount Gambier (City) Development Plan as consolidated 21 April 2016 which relate to this application include;

Residential Zone

Objectives 1, 2 and 3


Principle of Development Control 1, 3,

Form and Character 8, 10

Mount Gambier (City)

Historic Conservation Area


23 July 2020

Item 5.4

Objectives 1, 2, 3, 4, 5


Principles of Development Control 1, 4, 5, 6, 8, 10, 12, 13, 16, 18

PLANNING ASSESSMENT

The application is referred to the Council Assessment Panel as the proposed new dwelling is not supported by the Council Heritage Advisor.

The proposed development meets the residential provisions of the Development Plan, including boundary setbacks, wall and overall height, private open space and site coverage provisions.

There are no concerns in relation to the demolition of the rear half of the shop and dwelling.

The portion of the building used for the shop will remain in its current form and will continue to be used as a shop. Whilst this is not a traditional pattern of development, it is not dissimilar to the separation of residential dwellings within the immediate locality, and is not considered out of character with the area.

The dwelling design has integrated eave overhangs, roof pitch, gutter profiling and boundary setbacks patterns which reflect the character of the locality, and take cues from the existing historic built form.

The proposed development maintains the width of frontage of the allotment, and does not propose to amend the existing established access arrangements, and will retain the existing established tree located onsite.

Whilst the proposed garage under the main roofline does not have a single vehicle width garage door or separated doors, this faces inward to the allotment, and does not directly address the street. The applicant has considered this design element and requires a double width door for site functionally.

No changes to the onsite boundary fences are proposed.

The desired character statement for the Wehl Street South Historic (Conservation) Policy Area makes note of existing small side boundary setbacks, and seeks to maintain boundary setbacks and avoid boundary to boundary development, the proposed new dwelling delivers on this objective.

The Historic Conservation Area policies support infill development at the rear of larger allotments, with this development having the capacity to deliver on this objective.

The immediate locality and existing built form within the subject locality vary significantly, with many examples of infill development not complementing the historical character of the area. As a result the character of the area is now mixed, with the proposed development considered to be more complementary to the character of the historic conservation area than many of the existing infill development examples within the immediate locality.

Councils Heritage Advisor has made the following comments in relation to the proposal:

“The existing shop on the subject land is a small workers cottage with double hipped roofs. While it is not listed as a local or contributory place this building is characteristic of the historic conservation policy area.

The proposed infill dwelling is a project home that appears to demonstrate no regard for the heritage design requirements that are clearly set out in Council's Development Plan.

The Development Plan requirements for new buildings in the heritage area include:

Objectives

Objective 3: Development that complements the historic character of the area.


23 July 2020

Item 5.4

Assessment: The proposed project home will not complement the historic character. .

Objective 5: Development that contributes to the desired character.

Assessment: The proposed project home will not contribute to the desire character.

Desired Character

Development will need to be complementary to the specific character elements identified in each policy area, taking into account the immediate locality. In particular, new development will adopt appropriate building styles, design elements and construction materials, together with appropriate street and side setbacks for the particular locality.

Assessment: The proposed building style, roof form and pitch, scale and bulk are not appropriate.

They do not complement the special character of the locality.

The proposed side setback to northern boundary does not reflect the pattern of the locality.

The setback from the existing building on the site is inadequate.

Infill development will be restricted to… sympathetic infill development at the rear of very large allotments.

Assessment. As this is a large allotment, there is clearly scope for an infill dwelling at the rear. However the proposed project home with minimal setbacks is not sympathetic to or respectful of the existing pattern of development.

Principles of Development Control

1 Development shall not occur unless it is consistent with the desired character of the policy area.

Assessment: The style and character of the proposal is not consistent with the desired character.

6 Development should take design cues from the existing historic built forms… it is not necessary to replicate historic detailing, however design elements for consideration include:

scale and bulk

width of frontage

proportion and composition, roof lines, roof pitches, openings and verandahs

Assessment: The proposal does not respond to or take design cues from historic buildings.

The scale and bulk of the proposed roof are excessive and dominant.

The width of frontage does not conform to the established pattern.

The roof proportions, roof pitch and roof lines do not reflect the established pattern.

The double garage door opening is not a suitable opening proportions.

Summary

A key purpose of Council establishing this historic conservation area was to ensure that future infill does not detract from or further erode its heritage values. Project homes are not suitable in this locality. The design of infill building need to have regard to the specific qualities of each site.

Recommendation

On balance, the proposed development demonstrates no regard for the Development Plan objectives and policies for this locality.

I therefore recommend REFUSAL of the proposal in its current form.


23 July 2020

Item 5.4

Heritage Advisory Service

Council provide the heritage advisory service to assist applicants in understanding the heritage requirements. As heritage advisor, I would be pleased to consult with the applicants, to understand their aims and to develop a design response that conforms to Councils planning policies.

As discussed, for the roof on an infill dwelling in the Wehl Street South Historic (Conservation ) Policy Area to reflect the character of the locality it would need to have:

1. Roof pitch not less than 27.5º

2. Consistent ridge heights

3. Roof spans significantly reduced

4. 300 eaves and verge overhangs

5. Eaves height above ground similar to existing. Provide elevations drawings showing new and existing buildings.

6. Timber barges and fascias

7. Roll type barge capping”

Following consultation with the Heritage Advisor an additional elevation (Southern) was provided, and the applicant requested an assessment be made based on these plans.

The revised plans were referred back to Council Heritage Advisor, with the following comments provided:

“Thank you for the amended plans (Heemskerk 12.pdf)

The applicant has provided an internal site elevation showing the relationship of the new and existing buildings. This indicates that the site will be filled and that a retaining wall will be constructed.

There has been no material change made to the built form or heritage impact.

No changes as discussed or recommended to reduce the heritage impact have been made.

I re-iterate my carefully considered professional recommendation to Council that the application be refused, for the reasons previously detailed.

Construction of unmodified project homes infill development in the historic conservation policy areas in Mt Gambier will irreversibly diminish the historic streetscape character and visual amenity of these important areas. This form of development is not supported by Council’s clear heritage policies which have been consistently applied since 1992.”

The applicant has indicated they wish to retain the roof span and ridge heights as they are installing cathedral ceilings internally.

The southern elevation does indicate eave heights are similar to the existing cottage, albeit achieved by the rear portion of the allotment being retained.

The plans do not clearly indicate facia, gutter, barge capping details, and it is recommend that revised plans be provided prior to approval clearly indicating;

1. Timber barges and fascias

2. Roll type barge capping


23 July 2020

Item 5.4

3. D or OG gutter profile

4. Confirmation on plan of proposed roof colour

This detailing reflects the minimum standard in regard to an infill dwelling within a heritage area. The dwelling will be visible from the Wehl Street South Frontage, and whilst there are opportunities for further refinement to ensure the dwelling complements the existing cottage (shop) on site, including refining the roof span to reduce bulk and scale, when viewed in the content of existing built form improvements in the locality it would be difficult to argue the proposal is at significant variance from the Development Plan Provisions, and as such it is difficult to support the refusal recommendation of the Heritage Advisor.

CONCLUSION

The proposed dwelling a warrants the support of the Council Assessment Panel. There remains opportunities for further design improvements for the proposed development, however the proposed development is not considered to be at serious variance to the provisions of the Development Plan and it is recommended Development Plan Consent be granted subject to the conditions.

INVITES

Nil

ATTACHMENTS

1. Plans of Proposed Developement 2. Map - DA 381/0142/2020 - 62 Wehl Street South, Mount Gambier


23 July 2020

Item 5.5

5.5 186 LAKE TERRACE, MOUNT GAMBIER – REPORT NO. AR20/44427

Development No: DA381/0242/2020

Applicant: Quickmix Industries Pty Ltd

Property Address: 186 Lake Terrace East, Mount Gambier

Property Owner: Andrew Michael Buchalka






Non-Complying/Category 3 EPA Schedule 22 referral

Description: To construct a workshop to be utilised for the manufacturing of pre-cast concrete products in association with the existing concrete batching plant

Zoning: Commerce/Industry

Policy Area: N/A

Heritage: N/A


1. That Council Assessment Panel Report No. AR20/44427 titled ‘186 Lake Terrace, Mount Gambier’ as presented on 23 July 2020 be noted.



23 July 2020

Item 5.5

BACKGROUND

The subject site is a regular shaped allotment with frontage to Lake Terrace East, Mount Gambier. The site is set generally at street level, and has a frontage of 72.22 metres and extends to a depth of 201.17 metres, providing a total land area of approximately 1.44 hectares. The property is zoned Commerce/Industry within the Mount Gambier (City) Development Plan.

An existing office, shedding and concrete batching plant is located on the subject site. The manufacturing of concrete pre-cast products occurs onsite, within a smaller shed (proposed to be demolished) and includes open air storage areas. Within the immediate area is a mixture of land uses, including residential properties and greyhound racing track opposite, a truck depot and open rural land.


The proposed development is to construct a manufacturing workshop for the production of precast concrete products. The proposed workshop is to be 20.0 metres wide by 49.0 metres long and will have a total floor area of 960 sqm. It is to be constructed with a wall height of 9 metres and a total height of 11 metres to the peak of the roof. The workshop will be set back approximately 63 metres from the primary street frontage, and approximeately 30 metres form the eastern boundary. The application has indicated no changes to operating hours, traffic volumes or outdoor lighting are proposed as part of this development application. A copy of the site plan and elevations and a statement of support are attached for the Members information and perusal.


The objectives and principles relevant to this proposal are contained within the Mount Gambier (City) Development Plan – Consolidated 21 April 2016 and include the following: Commerce/Industry Zone Objectives 1 Principles of Development Control 1, 2, 3, 4 Mount Gambier (City) Industrial and Commercial Development Objectives 2, 5, 6, 7 Principles of Development Control 1, 3, 4, 5, 6, 7, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39, 40, 41, 42, 45, 46, 51, 52, 53, 54, 44, 56, 57 Interface Between Land Uses Objectives 1, 2 Principles of Development Control 1, 2, 3


23 July 2020

Item 5.5

PLANNING ASSESSMENT

The proposed development is most appropriately defined as a general industry which is a non-complying form of development within the Commerce/Industry Zone. The Commerce Industry Zone does envisage smaller scale manufacturing industries to occur within the zone. However, the development as proposed is identified within Schedule 22 as a type of development that has the potential to have a major environmental impact, with pre-cast concrete manufacturing requiring a referral to the Environment Protection Authority. When considering the potential for the proposed development to have environmental impacts, result in the proposed development being defined as a General Industry. The proposed use, being manufacturing of pre-cast concrete products occurs onsite, with the proposed workshop improving the level of site development. No changes to operating hours are proposed. The proposal may result in reduced off-site impacts and a higher standard of overall site development, with such impacts and design considerations to be considered should the panel proceed with the assessment of the application. The proposal, whilst not defined as a non-complying use within the zone, warrants the assessment of the application. As the development is a non-complying form of development, the Council Assessment Panel as the relevant planning authority must resolve to: 1. Refuse the application pursuant to Section 39(4)(d) of the Development Act and notify the


CONCLUSION

Whilst General Industry is identified as a non-complying form of development within the Commerce/Industry Zone the proposal warrants the support of the Council Assessment Panel and the resolution to proceed with an assessment of the application.

INVITES

Nil

ATTACHMENTS

1. Statement of Support 2. Plans of proposed workshop 3. Map - 186 Lake Terrace


23 July 2020

Item 5.6

5.6 1 STABLEFORD COURT, MOUNT GAMBIER – REPORT NO. AR20/44539

Development No: DA381/0222/2020

Applicant: Mr Glen Shephard

Property Address: 1 Stableford Court, Mount Gambier

Property Owner: Glen Shepherd and Tracey Shepherd







Description: To construct a store to be used in association with the existing residential use of the subject property

Zoning: Country Living

Policy Area: N/A

Heritage: N/A


1. That Council Assessment Panel Report No. AR20/44539 titled ‘1 Stableford Court, Mount Gambier ’ as presented on 23 July 2020 be noted.



23 July 2020

Item 5.6

BACKGROUND

The subject site is an irregular shaped corner allotment located with frontage to both Stableford Court and Eldridge Drive. The allotment has a street frontage to Stableford Court of approximately 31.61 metres, a frontage to Eldridge Drive of approximately 85.03 metres, and extends to depth of 70 to 72 metres, comprising a total land area of approximately 4456 square metres. The allotment is located adjacent improved country living properties, which are generally improved by single storey residential dwelling, detached outbuildings, open style fencing and extensive landscaping. An existing single storey dwelling, with double garage and pergola under main roofline is located on the subject site. The subject site is located within the Country Living Zone.


The proposed development involves;

- the construction of a store with:

o a total floor area of 162 square metres;

o a wall height of 3.6 metres; and

o an overall height of 4.493 metres

The proposed store is to be built to behind the existing dwelling, to the rear corner of the allotment, with minimum setback to 2 metre from the rear boundary. The store is proposed to be colourbond clad. Three roller doors of approximately 2.4 meters height, and 2.65 metres width are proposed to be installed inward facing to the allotment, along with a pedestrian access door. The applicant has identified the use of the proposed store is;

- a caravan with a height of 3.1 metres - boat - storage area for garden maintenance equipment - workbench area for hobbies - games/rumpus/gym area

There is no proposed separation between the different uses/areas within the proposed building. The existing dwelling located on the subject property has a double garage under the main roofline. A copy of the relevant plans and statement of support is attached for Members information and perusal.


23 July 2020

Item 5.6


The application to construct a store at 1 Stableford Court, Worrolong, has been considered based on the information provided by the applicant. The proposed development is defined as a ‘store’ based on the definitions as identified by the Development Regulations 2008; “a building or enclosed land used for the storage of goods, and within or upon which no trade (whether wholesale it retail) or industry is carried on, but does not include a junk yard, timber yard or public service depot” Council has also sought legal advice in relation to the classification of applications large garages/outbuildings associated with a residential development, which has confirmed the definition of the land use would be most appropriately defined as a store. Given the overall size and height of the proposed building, the scale is incongruent with the scale of building that would usually be defined as a domestic outbuilding, and as such cannot be classified as a residential outbuilding. As the proposed development is for a store the proposed development is a non-complying form of development within the Residential Zone. As such the objectives and principles relevant to this proposal are contained within the Mount Gambier (City) Development Plan – Consolidated 21 April 2016 and include the following: Country Living Zone Objectives 1 Desired Character Statement Principle of Development Control 1, 2, 3 Mount Gambier (City) Design and Appearance Objective 1 Principles of Development Control 1, 2, 3, 4, 5, 7, 17 Form of Development Objective 1 Principle of Development Control 2, 5 Interface between Land Uses Objective 1, 2 Principles of Development Control 2,3 Orderly and Sustainable Development Objective 1,3, 4, 6, 7 Principles of Development Control 1, 4 Residential Development Objective 1 Principles of Development Control 8, 9, 10, 11, 12, 13, 17, 18, 19, 20, 21, 22, 28, 34, 38


23 July 2020

Item 5.6

PLANNING ASSESSMENT

Within the Country Living Zone a ‘Store’ is not an envisaged land use and is identified as a non-complying form of development. The proposed store has a floor area, wall height and overall height is greater than envisaged in the Country Living Zone. The Development Plan identifies a floor area for outbuildings is to be no greater than 60 square metres, a maximum wall height of 3 metres and an overall height of 4 metres. The Country Living Zone specifically envisages low profile buildings, with significant boundary setbacks to reduce visual impact. The location of the proposed garage to the rear corner of the allotment will mitigate potential visual impacts, with opportunity for onsite landscaping forward of the building, and along internal property boundaries. Within the locality outbuilding/sheds associated with dwellings vary in size, with the original outbuildings constructed alongside dwellings in the late 90s/early 2000’s generally being of 80 square metres in area to 120 square metres, with 2.7 metres wall height, and more recently approved outbuildings in the locality having wall heights of 3.4 to 3.6 metres, with floor areas exceeding 120 square metres. Based on the information provided by the applicant, the scale of the proposed store, the intent for the store to be used by the occupants of the dwelling, the location to the rear of the allotment and the existing nature of sheds/outbuilding existing in the locality the proposed use is not considered inappropriate in the locality.

CONCLUSION

As the proposed change of use is non-complying the Council Assessment Panel as the relevant planning authority must therefore resolve to:

1. Refuse the application pursuant to Section 39(4)(d) of the Development Act and notify the Applicant accordingly; or

2. Resolve to proceed with an assessment of the application

It is recommend the Council Assessment Panel proceed with an assessment of the application.

INVITES

Nil

ATTACHMENTS

1. Supporting statement and plans 2. Map - 1 Stableford Court


23 July 2020

6 URGENT MOTIONS WITHOUT NOTICE

7 MEETING CLOSE

b o u n d a r y

820

920

820

820

820 820

820

1200

920

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W6

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D1

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robe

robe

linen

robe

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sd

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PANEL LIFT DOOR TO OWNERS SELECTION

B

FULL HT CAVITYSLIDIING DOORS

MJ MJ MJ MJ

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FULL HT CAVITYSLIDIING DOORS

1200

3000

240

8100

240

240

4500

90

7500

690

1495

2240

1800

90

2610

600

90

4260

90

3380

100

3990

8580

3690

600

1686

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3780

2940

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24036909024051180300590180023003580240

3300902700901000903300600903300903490240

3900

240

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1420 18620 3310

2404700

902590

904500 2300

907000

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5100 1065

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3000

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1420 4790 3070 4590 2240 7240

1600790

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4800

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6000

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3410

1660

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5280

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6700

4930

1710

2510

600

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1000

90

600

579090

1500

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900

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S I T E P L A N / S C A L E 1 : 2 0 0

dpdp

dp dp

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E X I S T I N GS H E D

E X I S T I N G S A L O N

9690

6 1 m

2 2 m

RWT

W E H L S T S T H

18750

b o u n d a r y

b o

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d a

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EXISTING TREE TO REMAIN

EXISTING TUBULAR FENCE

EXISTING FENCE

4850

PROPOSED NEW RESIDENCE

EXISTING DRIVEWAY

EXISTING LANDSCAPE

NOTE: SITE TO BE DEEMED FLAT.MINOR VARIATIONS MAY OCCUR.

FLOOR LEVEL TO BE 150mm ABOVE GROUND LEVEL

EXISTING LARGE CAPACITY R.W.T TAKE ROOF WATER FROM SHED.RETICULATE TO WC OR LAUNDRY.

EXISTING STRUCTURE TO BE DEMOLISHED

90mm STORMWATER PIPE TO STREET

90mm STORMWATER PIPE JOIN TO EXISTING RAINWATER DISPOSAL

90mm STORMWATER PIPE

dp

W2

W3

22.50°

S O U T H E L E V A T I O N / S C A L E 1 : 1 0 0

co

m.g.s

mj mj mj

wawa m.g.s

VERANDAH AS PER DETAIL.

D1

W11W12

W13W14

22.50°

W10

N O R T H E L E V A T I O N

m.g.sm.g.s

mjmjmjmj

wa W15

W16

W1

22.50°

E A S T E L E V A T I O N

co

m.g.s m.g.s

mjmjmj

wa

W1D / S / L x 4

W2D / S / L x 4

W3D / S / L x 4

W5D / S / L x 4

W6D / S / L x 4

W7D / S / L x 4

W10, W11, W12, W15

W13D / S / L x 4

W14D / S / L x 4

W16D / S / L x 4

600 2400 1800 2000 1100 1500 1500

600 1600 2000

1800

600

600

1500

900 60

0

W I N D O W S C H E D U L E

D1D / S / L x 3

D2D / S / L x 3

600

1800

W4, W8, W9D / S / L x 4

491 1200 491

2400

652 4800

W17D / S / L x 4

4800

W18D / S / L x 5

W I N D O W L E G E N D

D DOMESTIC FRAME.C COMMERCIAL FRAME.DG DOUBLE GLAZING.S SINGLE GLAZING.L x 4 PRIMED PINE LINING 4 X SIDES.

- POWDER COATED ALUMINIUM FRAME WINDOWS.- ALL WINDOWS FITTED WITH FLYSCREENS.

*WINDOW SIZES NOMINAL . WINDOW MANUFACTURER TO CHECK MEASURE ALL WINDOWS ON SITE.

F L O O R P L A N / S C A L E 1 : 1 0 0

REFER TO DETAIL 2

REFER TO DETAIL 1

A

A

B

MJ

DP

sdSMOKE DETECTOR HARD WIRED WITH 9V BATTERY BACKUP

MASONRY JOINT FULL HEIGHT THORUGH BOTH LEAVES OF MASONRY

90mm PVC DOWNPIPE

L E G E N D

A R E A S

LIVING 217m2

DECK 44m2

VERANDAH 7m2

GARAGE 59m2

TOTAL 327m2

VERANDAH PAVING TO OWNERS SELECTION

line of bulkhead

line

of bu

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dDECK TO OWNERS SELECTION

C2

C2

C1

C1

C1

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W E S T E L E V A T I O N / S C A L E 1 : 1 0 0

wa wawa wa

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m.g.s m.g.s

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EXISTING SALON

PROPOSED NEW RESIDENCEEXISTING SHED

EXISTING TREE

REAR BOUNDARY

2400mm SETBACK FROM EXISTING SALON BUILDING

600mm HIGH RETAINING WALL

2400

MASONRY ONLY, UP TO 600mm IN HEIGHTMASONRY UP TO 600mm IN HEIGHT AND A TILED ROOFMASONRY UP TO 600mm IN HEIGHT AND A METAL ROOFMASONRY OF AT LEAST 2100mm AND A TIMBER FLOORMASONRY ONLY, GREATER THAN 600mm IN HEIGHTMASONRY INC CONCRETE OR TIMBER FLOOR AND TILED ROOF

I N G A L L I N T E L S P A N T A B L ELOADTYPE DESCRIPTION

ABCDEF

LINTEL DESCRIPTION

85 x 775 x 10

90x90x6100x100x6100x100x6150x100x6100x100x8100x75x10150x90x10150x100x10

200x6+200x6200x8+200x6200x10+200x10250x10+200x6250x10+200x10250x12+200x10250x12+250x10

FLAT

ANGLES

TBAR

CFHR

HRCFHRCFHRHRHRHR

HRWHRWHRWHRWHRWHRWHRW

MAXIMUM OPENING WIDTHLOAD TYPE

A B C D E F 900

1200

30003270335040703600371049905040

5010527057005700570057005700

650800

19501750210023402250214031903230

3180360041004520474048904980

650800

22002180240028702550253037303760

3840418045505030527054305540

650800

20501490225019902400

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2590292033703930413044604540

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26502320290030103040266038603900

3480385041904630485050005100

nsns

11501170126015601420

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CF=COLD FORMED HR=HOT ROLLEDMIN. BEARING LENGTH < = 1000mm - 100mm OPENINGS > 1000mm - 150mmLINTELS TO BE PROPPED DURING CONST. OR UNTIL MORTAR CURES - MID SPAN OR MAX 1.5m

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BUILDING DESIGN (08) 872334464 BAY RD MT. GAMBIER 5290

Revisions Date

C COPYRIGHT PROTECTED

THESE DRAWINGS ARE TO BE READ IN CONJUNCTION WITH THE ENGINEERS REPORT No.

BUILDING SUB FLOORS AND PERIMETERS TO BE TREATED FOR THE PREVENTION OF SUBTERRANEAN TERMITES IN ACCORDANCE WITH AS 3660.WRITTEN DIMENSIONS TAKE PREFERENCE OVER SCALED DIMENSIONS.

G E N E R A L N O T E S

- ALL TIMBER FRAMING TO BE IN ACCORDANCE WITH AS 1648.2 2010.- MINIMUM STRESS GRADE FOR STRUCTURAL TIMBER MGP10 UNLESS OTHERWISE NOTED.- REFER TO WALL FRAME MANUFACTURERS SPECIFICATIONS FOR MEMEBER SIZES, LINTEL SIZES, JAMB STUDS AND BRACING REQUIREMENTS.- REFER TO ROOF TRUSS MANUFACTURERS SPECIFICATIONS FOR LAYOUT, SPACINGS, CONNECTION DETAILS AND BRACING REQUIREMENTS.

T I M B E R F R A M I N G

H1 INSIDE, ABOVE GROUND. COMPLETELY PROTECTED FROM WEATHER, WELL VENTILATED AND PROTECTED FROM TERMITES.H2 INSIDE, ABOVE GROUND. PROTECTED FROM WETTING. NIL LEECHING.H3 OUTSIDE, ABOVE GROUND. SUBJECT TO PERIODIC MODERATE WETTING AND LEECHINGH4 OUTSIDE. IN-GROUND. SUBJECT TO SEVERE WETTING AND LEECHING.H5 OUTSIDE, IN-GROUND OR IN FRESH WATER. SUBJECT TO EXTREME WETTING AND LEECHING, AND/OR WHERE THE CRITICAL USE REQUIRES A HIGHER DEGREE OF PROTECTION.H6 MARINE WATERS. SUBJECT TO PROLONGED IMMERSION IN SEA WATER.

T I M B E R D U R A B I L I T Y C L A S S

B U S H F I R E P R O V I S I O N S - G E N E R A L

E N E R G Y E F F I C I E N C Y / C L I M A T E Z O N E 6

- FIRE DANGER INDEX - FDI 80- VEGETATION CLASSIFICATION - OPEN WOODLAND 'B 06'- DOWNSLOPE - 3 DEGREES

- EXCLUSIONS (2.2.3.2 AS 3959) DISTANCE FROM VEGETATION - 100m LOW THREAT VEGETATION EG. MANAGED GRASSLAND

BUSHFIRE ATTACK LEVEL - BAL - LOW

CONSTRUCTION IMPLICATIONS: NO SPECIFIC BUSHFIRE REQUIREMENTS/

CHIMNEYS AND FLUESTHE CHIMNEY OR FLUE OF AN OPEN SOLID-FUEL BURNING APPLIANCE MUST BE FIT WITH A DAMPER OR FLAP THAT CAN BE CLOSED TO SEAL THE OPENING.ROOF LIGHTSROOF LIGHTS TO HABITABLE ROOMS MUST BE SEALED IN ACCORDANCE WITH THE BCAEXTERNAL WINDOWS AND DOORSALL EXTERNAL SWING DOORS MUST BE FITTED WITH DRAUGHT SEALS, TO BOTTOM EDGE.FOAM OR RUBBER COMPRESSIBLE STRIPS MUST BE FITTED TO ALL EDGES OF OPENABLE WINDOWS AND TO OTHER EDGES OF EXTERNAL SWINGS DOORS.EXHAUST FANS AND EVAPORATIVE COOLERSMUST BE FITTED WITH A SELF CLOSING DAMPER OR FILTERS WHEN SERVING AN HABITABLE ROOM.

VENTILATION REQUIREMENTSALL HABITABLE ROOMS MUST BE VENTILATED WITH AN OPENING SIZE NOT LESS THAN 5% OF THE FLOOR AREA OF ROOM. OPENING MUST OPEN TO A SUITABLY SIZED COURT OR OPEN TO SKY, AN OPEN VERANDAH OR CARPORT.EXHAUST FANS USED TO VENTILATE SANITARY COMPARTMENTS MUST EXHAUST DIRECTLY TO OUTSIDE OF BUILDING BY WAY OF DUCTS. IF EXHAUSTED INTO ROOF SPACE, ROOF NEEDS TO BE ADEQUATELY VENTILATED BY OPEN EAVES AND OR ROOF VENTS.

LIGHTING LEVELS ARE NOT TO EXCEED 5 WATTS PER SQUARE METRE OF FLOOR AREA. 4W/M2 FOR TERRACES. ADJUSTMENT FACTORS CAN APPLY FOR DIMMERS IN ACCORDANCE WITH BCA.3.12.5.3HOT WATER SYSTEMS SHALL COMPLY WITH THE FOLLOWING: -SOLAR OR HEAT PUMP SYSTEMS WITH AT LEAST 22 RENEWABLE ENERGY CERTIFICATES /ZONE.-GAS HOT WATER SYSTEM RATED AT NOT LESS THAN 5 STARS.HEATING ONLY SYSTEMS SHALL HAVE A MIN. R VALUE OF R1.0 FOR DUCTWORK AND R0.4 FOR FITTINGS.

2. B U I L D I N G S E A L I N G1. G L A Z I N G REFER TO ATTACHED ENERGY REPORT.

3. A I R M O V E M E N T

4. S E R V I C E S

Check and verify all dimensions and levels beforecommencing any work or shop drawings. Discrepanciesare to be reported to this office before proceeding.

P E R S P E C T I V E

F I N I S H E S S C H E D U L E

co COLORBOND CUSTOM ORB ROOF.FASCIA AND GUTTERS TO MATCH.

ht HARDITEX m.g.s FLUSH POINTED MOUNT GAMBIER

STONE WALLS FOR PAINT FINISH.wa WA LIMESTONE

PROPOSED NEW RESIDENCEA & T HEEMSKERK62 WEHL ST SOUTHMOUNT GAMBIER

4 7 8 / 0 6 . 1 9 1

EXISTING CROSSOVER TO BE MAINTAINED

A1

S O U T H E L E V A T I O N

eruffin

Typewritten Text

Recieved COMG 01/07/2020

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Typewritten Text

35mm SET DOWN AS PER DETAIL

35mm SET DOWN AS PER DETAIL

R A F T S L A B- 100mm THICK CONCRETE RAFT SLAB SL72 40mm COVER- 200µm MEMBRANE UNDER- EXTERNAL BEAMS: 350w X 300d. 1/3TM11 BOT- INTERNAL BEAMS: N/A 300w X 300 d 1/ 3TM11 BOT- RE-ENTRANT CORNERS: 3 x N12 X 2000L- SET DOWNS AS DETAILED- 25mm K3 R1.25 FOIL BOARDS

SITE CLASSIFICATION "S"ARTICULATED MASONRY VENEER AS 287025mpa CONCRETEMAINTAIN SLAB THICKNESS AT ALL SET DOWNSALL COMPACTED FILL TO 95% S.D.D

18620 3310

3990

8580

690

3000

600

4790 3070 4590 2240 7240

600

5280

6000

4930

5880 16050

2045

TO

CENT

RE O

F PO

ST

5280

TO

CENT

RE O

F PO

ST

7075 TO CENTRE OF POST

7275 TO CENTRE OF POST

100

2877

4170

25

600

600

250

600

600

22.5°

22.5°

2700

F O O T I N G P L A N / S C A L E 1 : 1 0 0 PF1

PF2PF2

PF2

PF1

PF2

PF2PF2

REFER TO DETAIL 2

R O O F F R A M I N G P L A N / S C A L E 1 : 1 0 0

2/200 UB STEEL PORTAL TO ENGINEERS DETAIL

425 x 85 GL13 LAMINATED BEAM

190 x 45 RAFTERS FIXED TO TRUNCATED TRUSS

190

x 45

MGP1

0 RAF

TERS

@ 60

0 CRS

C2

C2

C1

C1

C1

C1

190

x 45

MGP1

0 RAF

TERS

@ 60

0 CRS

P O R T A L F R A M E / S C A L E 1 : 2 5

425 x 85 GL13 LAMINATED RIDGE BEAM.SEE ENGINEERS DWGS FOR MORE DETAILS.

PORTAL FRAME AS PER ENGINEERS DETAIL.

LINE OF RAFT FOOTING

C2C2

200 UB TO ENGINEERS DETAILS

LINE OF RAFT FOOTING

SB3

SB1SB1

PF1PF2

1

S E C T I O N A / S C A L E 1 : 5 0

10mm WR PLASTERBOARD LINING TO ALFRESCO

R4.0 INSULATION

10mm PLASTERBOARD CEILING AND WALL LINING

R2.0 WALL INSULATION

22mm DECK TO OWNERS SELECTION

PORTAL FRAME TO ENGINEERS DETAIL SHOWN SHADED IN GREY.

TRUSS AND FRAMES TO MANUFACTURERS SPECIFICATIONS

COLORBOND ROOF SHEETING

90 x 45 MGP10 BATTENS @ 900CRS

6mm HARDIFLEX SOFFIT

ALUMINIUM FRAME WINDOWS TO SELECTION. REFER TO SCHEDULE FOR MORE DETAILS.

STONE SILL R2.0 WALL INSULATION

CORNICE TO OWNERS SELECTIONLINTEL AS PER SCHEDULE

WALL WRAP

ALL IMPORTED FILL COMPACTED TO 95% SDD

90 x 45 H3 PINE JOISTS @ 450 CRS

90 x 90 H3 PINE BEARERS @ 1500 CRS

90 x 90 H4 PINE STUMPS @ 1500 CRSWITH 250 Ø x 150 D CONCRETE SOLE PLATE

MOUNT GAMBIER STONE FLUSH POINTED FOR PAINT FINISH.WEEP HOLES @ 1200 CRS.MASONRY TIES @ 300mm CRS VERT, 600mm CRS HORIZ. AND AROUND OPENINGS.

REFER TO DETAIL 3 FOR MORE INFORMATION.

D.P.C

S E C T I O N D E T A I L 1 S C A L E 1 : 2 0

LINE OF PF2

FORM POCKET AT REBATE LEVEL FOR COLUMN

PORTAL FRAME

STUD FRAMEWORK

D E T A I L 3 / S C A L E 1 : 1 0

TRUNCATED TRUSS TGG1

JOIST HANGER BRACKET TO BC OF TGG1. 4 30 x 2 REINFORCED HEAD NAILS PER CONNECTION FACE

90 x 35 STUD WALL FRAME

SQUARE SET PLASTERBOARD LINING

190 x 45 MGP10 RAFTERS @ 600 CRS

D E T A I L 2 / S C A L E 1 : 1 0

10mm PLASTERBOARD WALL LINING

230 PFC TO ENGINEERS DETAIL

CONTROL JOINT FOAM

MGS

POLYURETHANE SEALANT WHERE STONE ABUTS STEEL POST

SELECTED ALUMINIUM WINDOW

89 x 3.5 SHS COLUMN

1003

5

400

S E T D O W N D E T A I L / S C A L E 1 : 1 0


Revisions Date



LOCALITY

TABLE 3.5.2.1 RAINFALL DURATION INTENSITIES5 min duration rainfall intensity (mm/h)Average recurrence interval once in -

20 Years 100 Years

ADELAIDEGAWLER

MT. GAMBIERMURRAY BRIDGEPT. AUGUSTAPT. PIRIEYORKYOWN

124110103120133122155

184158144178199181166

TABLE 3.5.2.2 GUTTER AND DOWNPIPE SELECTION

TABLE A. GUTTER SIZES FOR VARIOUS RAINFALL INTENSITIES AND ROOF CATCHMENT AREAS PER DOWNPIPE.

Design Rainfall Intensity (mm/h) as per table 3.5.2.1

Roof catchment Area per Downpipe - m2

30 40 50 60 70

Size of Gutter required to drain Roof catchment area into one (1) downpipe ( A, B, C, D, E and F defined in Table B).

90120140160175200225

A or CA or CA or CA or CA or CA or CA or C

A or CA or CA or CA or CA or CA or CA or C

A or CA or CA or CA or CA or CA or DA or D

A or CA or CA or DA or EB or EB or E

ETABLE B. GUTTER SIZES FOR VARIOUS RAINFALL INTENSITIES

Gutter Type (as per Table A.) Gutter Description Minimum Cross Sectional

Area mm2

65007900520063009000

Medium rectangularLarge rectangular115 D Gutter125 D Gutter150 D Gutter

ABCDEF Gutter must be designed in accordance with

AS/NZS 3500.3 or section 5 of AS/NZS 3500.5TABLE C. DOWNPIPE SELECTION

Downpipe Section

internal gutterexternal gutter

A or CA or DB or EB or E

EFF

Gutter Sections - (as per table B)

A B C D EYesYesYesYes

75mm dia100mm x 50mm90mm dia100mm x 75mm

YesYesYesYes

YesYesYesYes

YesYesYesYes

YesYesYesYes

Legend - Yes - downpipe is suitable for the eaves gutter selectionNo - downpipe is not suitable for eaves gutter selection

TABLE A. OVERFLOW VOLUME FOR CONTINUOUS MEASURE (L/s/m)

Design 5 minute duration rainfall

intensity (mm/h)

from table

3.5.2.1

2 4 6 8 10 12 14 16

Ridge to Gutter Length (m)

150175200

0.080.100.11

0.170.190.22

0.250.290.33

0.330.390.44

0.420.490.56

0.500.580.68

0.580.680.78

0.670.780.89

TABLE B. OVERFLOW VOLUME FOR DEDICATED MEASURE (L/s)

Design 5 minute

duration rainfall

intensity (mm/h)

(from Table 3.5.2.1)

Roof Catchment Area m2

30 40 50 60 70

150175200

1.31.51.7

1.71.92.2

2.12.42.8

2.52.93.3

2.93.43.9

TABLE 3.5.2.4 ACCEPTABLE OVERFLOW MEASURETABLE A. ACCEPTABLE CONTINUOUS OVERFLOW MEASURE

Description Overflow Capacity(L/s/m) Construction

Controlled back gap with

A) a permanent min. spacer installed between the gutter and the fascia; and

B) one spacer per bracket with the spacer not more than 50mm wide; and

C) that back of the gutter installed a min. of 10mm below the top of the fascia

1.5

TABLE B. ACCEPTABLE DEDICATED OVERFLOW MEASURE

Rainhead with -

A) a 75mm dia. hole in the outward face of the rainhead

B) the centreline of the hole positioned 100mm below the top of the fascia

3.5

Rainfall intensity in Mt. Gambier (mm/h)Roof Area m2

Ridge to Gutter length (m)

Number of Downpipes as per 3.5.2.2 Table (a) and size

Continuous overflow as per table (a) as per 3.5.2.4

Dedicated overflow as per table (b) as per 3.5.2.4

100mm75 mm

top of fascia

top of fascia10mm

spacer

O V E R F L O W P R O V I S I O N S


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HARD WIRED SMOKE DETECTOR9 VOLT BATTERY BACK UP

22.5°

3.0m 3.0m

300

150mm PENERTRATION TO DROPPER BOX

400 AND SIDES 500 MIN. ON COMBUSTABLE FLOORS

MINIMUM CLEARANCES PERMANUFACTURERS SPECIFICATION

FLUE HEIGHT MEASURED FROM NEAREST ROOF@ 3.6m DISTANCE

TRIPLE SKIN FLUE CASING THROUGH ROOFMIN 50mm FROM ALL TIMBERS

300

MASONRY WALLS

FLUE HEIGHT MEASURED FROM NEAREST ROOF@ 3.0m DISTANCE

TRIPLE SKIN FLUE CASING THROUGH ROOFMIN 50mm FROM ALL TIMBERS

MIN 50mm CLEARANCETO MASONRY ALL AROUND

ACTIVE FLUE

I N S E R T F R E E S T A N D I N G

ZERO CLEARANCE INSTALLATION KIT REQUIREDFOR TIMBER FRAME

150 PENERTRATION TO DROPPER BOX

OPTIONAL DECORATIVE SHIELD

SECOND SKINMIN THROUGHROOF

MIN HEIGHT 4600

MIN. 1000 ABOVE ROOF

DECORATIVE CEILING PLATE

PENDANT LIGHT CEILING MOUNTED

PRESSURE PUMP

1300

4 WAY HEATER FAN LIGHT

2 WAY HEATER FAN LIGHT

RH

D

TV OUTLET AT HEIGHT INDICATED ON PLANTELEPHONE OUTLET

CEILING MOUNTED SWEEP FAN

LIGHT SWITCH ON ARCHITRAVE WITH DIMMER CONTROLLIGHT SWITCH ON ARCHITRAVE WITH 2 WAY FUNCTIONLIGHT SWITCH ON ARCHITRAVE

300D CEILING MOUNTED EXHAUST FAN

12V. RECESSED DOWNLIGHT

SURFACE MOUNTED LIGHT FITTING - CEILING

MOVEMENT SENSOR / SWITCH

DOUBLE GPO MOUNTED IN CABINETS FOR DISH WASHERDWDOUBLE GPO MOUNTED IN CEILING SPACE FOR RANGE HOOD

SURFACE MOUNTED LIGHT FITTING -WALL AT HEIGHT INDICATED ON PLAN

WALL MOUNTED DOUBLE GPO AT HEIGHT INDICATED ON PLAN

2

UPLIGHT WALL LIGHT AT HEIGHT INDICATED ON THE PLAN

METER BOX

N O T E S :

SINGLE BATTEN - LEDDOUBLE BATTEN - LED

12V. TRAPEZE LIGHTING SYSTEM12V. TRACK LIGHTING SYSTEM

SUB - BOARD

ALL LIGHT FITTINGS FANS ETC. OVEN AND HOT PLATES ( IF ELECTRICAL )

ELECTRICIAN TO ALLOW FOR THE INSTALLATION OF THE FOLLOWING ITEMS

COAX CABLE TO TV. OUTLETS LOOPED IN CEILING FOR HOOK UP BY OTHERSALL DOWNLIGHTS WITH UNVENTED COVERS OR LEDS THAT ARE IC4 RATED (SUITABLE FOR INSULATION TO BE CLOSELY INSTALLED TO THE SIDE AND TOP)

30 x 0.8 GALV STRAP LOOPED AROUND 10 GALV PIN 1800 DOWN CAVITY.4 x 2.8 NAILS EACH STRAP TAIL.TIE DOWNS @ 1200 CRS.

10mm GALV PIN EMBEDDED 40mm INTO MASONRY BOTH SIDES OF CAVITY.

R A F T E R / T R U S S T O M A S O N R Y

RAFTER/TRUSS STRAP TIED TO BEAM 0.8 GALV STRAP.5 x 2.8 GALV NAILS EACH TIE.

12 GALV. ALTHREAD WELDED TO 50 x 50 x 5 ANGLE CLAMP.1 x M12 COACH BOLT INTO TOP OF BEAM.

T I E D O W N D E T A I L S / S C A L E : N T S

BEAM HOUSED INTO MASONRY.MIN 250 END BEARING.

EPOXY TIE DOWN ROD INTO SLAB OR FOOTING 100mm

B E A M T O M A S O N R Y

600

15001500

MINIMUM EXTENT OF WATERPROOFING

U N E N C L O S E D S H O W E R

WATER RESISTANT WALL LININGS

ELASTOMERIC WP MEMBRANE TO WALL JUNCTIONMIN 40 EACH SIDE OF CORNER

1800

ENCLOSED SHOWER SCREEN

ELASTOMERIC WP MEMBRANE TURNED UP WALL

ELASTOMERIC WP MEMBRANE TURNED INTO DRAINAGE FLANGE AS DETAILED

ENCLOSED SHOWER SCREEN

E N C L O S E D S H O W E R

40mm MIN

CERAMIC TILES

WATER RESISTANT PLASTERBOARD OR VILLABOARD OR CEMENT RENDER FOR MASONRY WALLS

ELASTOMERIC WP MEMBRANE APPLIED TO VERTICAL CORNER TO 1800H AND TO FLOOR/WALL JUNCTION IN SHOWER ALCOVE.TURN INTO DRAINAGE FLANGE OF FLOOR TRAP AS SHOWN.TIMBER OR MASONRY WALLS

FOAM ROD TAPED IN CORNER OR SILICONE SEALANT AS BOND BREAKER FOR WP MEMBRANE

SILICONE SEAL FLOOR WALL JUNCTION

SHOWERSCREEN

FALLFALL

MORTAR BEDDRAINAGE FLANGE/FLOOR TRAP

WATERPROOF MEMBRANE

FLOOR SUBSTRATE (CONCRETE)

25mm MIN

150mm

S H O W E R B A S E / C O N C R E T E F L O O R

CORNICE TO SELECTION

OVERHEAD CUPBOARDS

WET AREA WALL SHEETING

CERAMIC TILES OR SIMILAR

3mm SILICONE JOINT

TIMBER FRAME OR MASONRY WALL

FLOOR UNIT CUPBOARD

100mm MIN. SKIRTING TILE WITH 3mm SILICONE JOINT

CONCRETE FLOOR

S P L A S H B A C K / S K I R T I N G

W E T A R E A D E T A I L S / S C A L E : N T S

S E C T I O N B / S C A L E 1 : 2 5

300 x 100 COLORBOND BOX GUTTER

90 x 45 MGP10 JOISTS @ 600CRS

PLASTERBOARD CEILING LINING

SHS STEEL POST TO ENGINEERS DETAILS

230 PFC TO ENGINEERS DETAILS

FORM SETDOWN IN SLAB FOR C1

ALUMINIUM AS PER SCHEDULE

PF2 AS PER ENGINEERS DETAILS

C1

C1

REFER TO DETAIL 4

6mm HARDIFLEX SOFFIT

REFER TO DETAIL 5

90mm DOWNPIPE

FOR CONNECTION DETAILS REFER TO ENGINEERING

COLORBOND ROOF DECKING

90 x 45 MGP10 BATTENS @ 900CRS

D E T A I L 4 / S C A L E 1 : 2 0

600

600

100

400

150

150 DEEP SETDOWNBASE PLATE LOCATED BELOW STONE

PF2

D E T A I L 5 / S C A L E 1 : 1 0

COLORBOND ROOF DECKING

90 x 45 MGP10 BATTEN @ 900CRS

COLORBOND FLASHING TO SUIT

250 PFC TO ENGINEERING

90 x 45 MGP10 TRIMMER

5mm POLYURETHANE SEALANT HARDIFLEX TO STEEL

6mm HARDIFLEX EXPRESSED JOINTS

TRIM HARDIFLEX 5mm HIGHER THAN PFC TO FORM DRIP

F I R E B O X D E T A I L S / S C A L E : N T S


Revisions Date



E L E C T R I C A L P L A N / S C A L E 1 : 1 0 0


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Received COMG 01/07/2020

62 Wehl Street South, Mount Gambier

Map Zoom: 400 m Plot Date: Tuesday, 7 July 2020

Location Plan – Proposed Variable Message Display Unit Visitor Centre – Adjacent to the Visitor Centre

Proposed location for use of VMDUs for the advertising of community events. Proposed Criteria under which the Variable Message Display Unit is to be utilised For a community event - defined as an event of a religious, educational, cultural, social or recreational character. Some examples of a community event include:

Blue Lake Fun Run

New Years Eve Celebrations at Vansittart Park

Fringe Festival

Carols by Candlelight

Sutton Reserve Community Day Some examples of events that are not considered as community events:

Events associated for the sole benefit of a private business

Membership drives for individual sporting/community clubs PROPOSED CONDITIONS OF APPROVAL FOR USE OF THE VDMU The Conditions applicable to the placement of a VMDU at these locations are: 1. The advertising display of the Variable Message Display Unit does not exceed 4.6

square metres. 2. No landscaping shall be damaged during the placement and removal of the Variable

Messaged Display Unit.

Received by COMG 29/05/2020

3. The Variable Message Display Unit shall be located on the subject site no longer than seven (7) days before an event.

4. The Variable Message Display Unit must be removed within one (1) day after the event

to which it is associated. 5. Any damage to Council’s infrastructure, such as the kerb and/or footpaths, during the

placement and removal of the Variable Message Display Unit shall be made good to the satisfaction of Council.

EXAMPLE ELEVATION OF VUMD


1

LOCATION PLAN – PROPOSED VARIABLE MESSAGE DISPLAY UNIT VISITOR CENTRE – ADJACENT TO THE VISITOR CENTRE

BACKGROUND The Development Act 1993 identifies when advertising displays/signs are development or not. Advertising displays/signs that announce a local event of a religious, educational, cultural, social or recreational character do not require Development Approval provided the advertising display/signs meet the following criteria: • The total advertisement area on 1 site/property does not exceed 2 square metres; and • The advertisement does not move, flash, reflect light and is not internally illuminated; Variable Message Display Units usually display writing only, which can move or flash, are internally illuminated and generally have an advertising area of greater than 2 square metres. When considering these requirements, Variable Message Display Units are development and require Development Approval to be obtained prior to the commencement of the display of an advertisement. The VMDU’s will be placed on the site for a few days prior to a particular event and will be removed the day after that particular event concludes. It is difficult, time consuming and impractical to require a Development Application each time someone wishes to use a VMDU to announce a local community event. Especially when considering the information needed to be lodged with a Development Application, and the time frame within which it takes to assess an application and the issuing of an approval. Therefore, this application seeks to obtain Development Approval for VMDUs to be displayed at this site to allow people to advertise community events. PROPOSED CRITERIA UNDER WHICH THE VARIABLE MESSAGE DISPLAY UNIT IS TO BE UTILISED A community event is defined as an event of a religious, educational, cultural, social or recreational character. Some examples of a community event include: • Blue Lake Fun Run


2

• New Years Eve Celebrations at Vansittart Park • Fringe Festival • Carols by Candlelight • Sutton Reserve Community Day Some examples of events that are not considered as community events: • Events associated for the sole benefit of a private business • Membership drives for individual sporting/community clubs.

It is not envisaged that the placement of a VMDU to advertise a community event will prevent or detract from the achievement of the objectives of the Community Land Management Plans and/or Council Policy A170. In the locality identified the proposed VMDU’s will: • Not be a hazard to the general public; • The impact on the character and amenity of the localities is minimal; • The sign will be displayed at the pleasure of Council; • Be able to be managed to the required standards of Council. The location identified for the siting of a VMDU has been chosen based on the following: • There is minimal potential for any interruption to the safe and efficient movement of

vehicles on the adjoining road network; • There is likely to be minimal, if any, damage to any trees/shrub or other landscaping

elements; • There is likely to be minimal, if any, impact on more sensitive land uses such as the

surrounding residential development; • The site provides reasonable exposure to enable the advertisement to reach the broader

community; and • The location stops the VMDU from being located within any car parking space on a road. PROPOSED CONDITIONS OF APPROVAL FOR USE OF THE VDMU The following conditions are considered appropriate for any approval to allow the placement of a VMDU at this location: 1. The advertising display of the Variable Message Display Unit does not exceed 4.6 square

metres. 2. No landscaping shall be damaged during the placement and removal of the Variable

Messaged Display Unit. 3. The Variable Message Display Unit shall be located on the subject site no longer than

seven (7) days before an event. 4. The Variable Message Display Unit must be removed within one (1) day after the event




3


Council owned VUMD has a trailer size of 2650mm x 1720mm. The area of the display board is 4.6m2. Other locally available VUMDs 3300mm x 1800mm. The areas of these display boards is 3.6m2.

CONCLUSION The VDMU’s are of a temporary nature, are located on the site for a short period of time and are directly related to a community event. On this basis, and based on the information provide din this application, it is considered appropriate to allow the display of VMDUs on this site.


a | po box 335 . millicent . south australia . 5280

e | [email protected]

m | 0418 838 152 abn | 91 376 720 132

7 July 2020

STATEMENT OF SUPPORT

DEVELOPMENT APPLICATION 381/0242/20200

BY

QUICKMIX INDUSTRIES PTY LTD

FOR A

PRE-CAST CONCRETE PRODUCT MANUFACTURING SHED

AT

186 LAKE TERRACE EAST, MOUNT GAMBIER

Page | 2

Table of Contents

Table of Contents ................................................................................... 2

1. Subject Land – Details ....................................................................... 3

2. Zoning ............................................................................................... 4

3. Character of the Locality .................................................................... 6

4. Development Description ................................................................... 7

5. Current Pre-Cast Concrete Product Manufacturing ............................ 9

6. Planning Considerations .................................................................. 10

6.1 Assessment of Proposed Development .................................... 10

7. Conclusion ....................................................................................... 13

Page | 3

1. Subject Land – Details

The following are the key details of the Subject Land –

Existing Use Quickmix Industries Pty Ltd operate an integrated concrete batching and pre-cast concrete product manufacturing enterprise at their complex at 186 Lake Terrace East, Mount Gambier.

Property Description

The Subject Land is located at 186 Lake Terrace East, Mount Gambier and is described as Allotment 41 in Filed Plan 13253 in the Hundred of Gambier being 1.444 hectares in area.

The Subject Land is delineated in red on the aerial location Photo 1 below.

Photo 1 – An aerial view of the Quickmix Industries integrated concrete

batching and pre-cast concrete manufacturing facility.

Certificate of Title

Volume 6159 Folio 722

Registered Owners

Andrew Michael Buchalka of PO Box 1840, Mount Gambier SA 5290

Applicant Quickmix Industries Pty Ltd PO Box 1840, Mount Gambier SA 5290

Local Government

City of Mount Gambier

Development Plan

Development Plan (Mount Gambier City) – consolidated on 21 April 2016.

Page | 4

2. Zoning

The following zoning is applicable to the subject land –

Zoning

The Subject Land is primarily located within the Commerce / Industry Zone of the City of Mount Gambier’s Development Plan (consolidated version 21 April 2016) and is not located in a Policy Area.

The primary objectives for the Commerce / Industry Zone is –

“A zone primarily accommodating manufacturing industries and wholesale activities which have direct contact with the public through the display or retail sale of goods manufactured on the site.”

“A zone accommodating service trade premises and other activities involving the repair and servicing of consumer items, except crash repair workshops.”

Principle of Development Control (PDC) #1 provides that –

“Development undertaken in the Commerce/Industry Zone should be primarily small-scale manufacturing industries, service trade premises and service industries which provide consumer access to the premises upon which the manufacturing, sale or servicing takes place.”

The extract from Zone Map MtG(C)/16 below shows the Subject Land (in pink) located within the Commerce / Industry Zone.

Extract from Zone Map MtG(C)/16 showing the location of the subject land.

The Subject Land abuts the Residential Regeneration Zone and General Industry Zone of Council’s Development Plan and the Primary Production Zone of the District Council of Grant’s Development Plan

Page | 5

Zoning (Con’t)

Form of Industrial Development

It is submitted that the proposed pre-cast concrete product manufacturing shed is a form of Light Industry / Service Industry which are defined under the Development Regulations 2008 as follows –

“Light Industry means an industry where the process carried on, the materials and machinery used, the transport of materials, goods or commodities to and from the land on or in which (wholly or in part) the industry is conducted and the scale of the industry does not—

(a) detrimentally affect the amenity of the locality or the amenity within the vicinity of the locality by reason of the establishment or the bulk of any building or structure, the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit, oil, spilled light, or otherwise howsoever; or

(b) directly or indirectly, cause dangerous or congested traffic conditions in any nearby road.”

“Service Industry means a light industry in which—

(a) goods manufactured on the site (but not any other goods) are sold or offered for sale to the public from the site; or

(b) goods (other than vehicles or vehicle parts) are serviced, repaired or restored,

and the site occupied for such sale, service, repair or restoration (but not manufacture) does not exceed 200 square metres.”

Category of Development

In the Commerce / Industry Zone of the Development Plan (Mount Gambier City) a “Service Industry” is classified as a Category 1 merit development and a “Light Industry” is classified as a Category 2 merit development.

As the Subject Land abuts / adjoins another Zone boundary the proposed development is a form of Category 2 development.

Page | 6

3. Character of the Locality Within the locality surrounding the Subject Land there is a mix of light industry, residential, educational, recreational and primary production landuses.

The character of the locality surrounding the Subject Land is a transitional location where the landuses go from established residential development (zoned for regeneration) to light industry / general industry and primary production landuses.

The following aerial photograph (Photo 2) shows the landuses in the locality surrounding of the Subject Land being a mixture of existing landuses.

Photo 2 – Landuse Plan in proximity to the Subject Land.

Page | 7

4. Development Description

The proposed pre-cast concrete product manufacturing shed development is to accommodate the existing pre-cast concrete product manufacturing operations currently undertaken on the Subject Land.

The location of the proposed pre-cast concrete product manufacturing shed on the Subject Land is delineated on Photo 3 below.

Photo 3 – Location of the proposed pre-cast concrete product manufacturing shed on the Subject Land.

Pre-Cast Concrete Product Manufacturing Shed

The proposed development comprises the construction of a steel framed shed 48.0 metres long x 20.0 metres wide x 9.0 metre wall height (and an overall height of 10.838 metres), having a floor area of 960 m2.

The proposed shed is to be full enclosed and clad in Colorbond (“Surf Mist”) material – corrugated roof cladding and Trimdek wall cladding. The floor of the shed is to be concrete.

The proposed shed / canopy structure is to be used to accommodate the existing pre-cast concrete product manufacturing currently undertaken on the site.

Page | 8

An isometric view of the proposed shed / canopy is shown below.

Page | 9

5. Current Pre-Cast Concrete Product Manufacturing

The Subject Land contains Quickmix Industries’ existing concrete batching plant operations and pre-cast concrete product manufacturing operations.

The pre-cast concrete product manufacturing produces a range of products for the local and regional market including livestock water troughs, feedlot troughs, septic tanks, culverts & pipes, garden products, concrete tilt panels and retaining walls.

EPA Licence 1335

The Quickmix Industries Pty Ltd site is licenced by the EPA (Licence #1335 – expiring on 31 October 2021) to undertake an activity of environmental significance under Schedule 1 Part A of the Environment Protection Act 1993, being –

▪ Concrete Batching Works (Schedule 1 – 2(5)) being – “the conduct of works for the production of concrete or concrete products that are manufactured or are capable of being manufactured by the mixing of cement, sand, rock, aggregate or other similar materials, being works with a total capacity for production of such products exceeding 0.5 cubic metres per production cycle.”

Page | 10

6. Planning Considerations

The Subject Land is located in the Commerce / Industry Zone of the Development Plan (Mount Gambier City) (21 April 2016) and is not located in a Policy Area.

An extract from Zone Map MtG(C)/16 showing the location of the Subject Land (delineated in pink) is shown below.

Extract from Zone Map MtG(C)/16.

6.1 Assessment of Proposed Development

The following provisions of the Development Plan in the General Section & Commerce / Industry Zone are relevant to the assessment of the proposed development on the Subject Land –

General Section

▪ Design and Appearance


14 Development should be designed and sited so that outdoor storage, loading and service areas are screened from public view by an appropriate combination of built form, solid fencing and/or landscaping.

Page | 11

▪ Industrial and Commercial Development

Objectives

Objective 1: The location of wholesaling, storage, transport and service industries in suitable areas.

Objective 5: Industrial land and activities protected from encroachment by incompatible land uses.

Objective 6: Development at the interface between industrial activities and sensitive uses which is compatible with surrounding activities, particularly those in adjoining zones.

Objective 7: Industrial and commercial activities, which do not cause land water or air contamination and which effectively manage their wastes (including wastewater)and stormwater, in an environmentally sustainable manner.

PRINCIPLES OF DEVELOPMENT CONTROL

1 Industrial development should only be located in Industry (Enterprise), Commerce / Industry, Light Industry or General Industry Zones.

2 Where industrial zones abut residential areas (including Country Living Zone), light industrial development should be located near the residential area to minimise the nuisance to householders.

5 The intensity and/or nature of an industrial activity should not result in land, water or air pollution and should effectively manage wastes/emissions in an environmentally responsive manner.

6 Industrial activities should not result in environmental harm (which includes environmental nuisance), nor cause risk to the health of residents, workers and visitors through the emission of airborne pollutants.

7 The nature, scale and intensity of the activity should not result in levels of noise, vibration, dust, odours or other airborne emissions likely to have a negative impact on the amenity of the locality or cause a nuisance to sensitive land uses (e.g. residential or food processing industrial uses).

15 All servicing, loading and unloading of vehicles, including garbage collection, should be capable of being carried out wholly within the site and with collection points being positioned at convenient locations.

21 Chemicals and materials used in industrial operations and related activities should be stored and handled on site and disposed of in a manner which guards against the risk of fire, explosion and pollution.

22 Chemicals and materials should be stored in locations that:

(a) provide emergency site access and protection measures; and

(b) avoid an interface with sensitive land uses (eg residential, childcare facilities or food processing industrial uses).

35 The hours of operation of an activity should not detract from the amenity of any residential area (including Country Living Zone).The hours of operation should be determined having consideration for:

(a) the nature of the activity;

(b) the impact on local amenity; and

(c) the use of mechanisms such as acoustic walls and site design and layout to avoid impact on residential areas or other sensitive areas.

36 Industrial and commercial activities should not affect the level of amenity in adjoining nonindustrial areas by virtue of noise emitted.

37 The noise level emanating from an industrial activity should not exceed relevant EPA policy for noise control, through the use of appropriate separation distances and/or the provision of acoustic barriers.

38 Outdoor lighting should be designed and installed so that it does not intrude on other properties or roads in the locality.

39 Outdoor lighting should be provided in accordance with Australian Standard 4282 – 1997:

▪ Interface between Land Uses

Objectives

Objective 1: Development located and designed to prevent adverse impact and conflict between land uses.

Page | 12

Objective 2: Protect community health and amenity and support the operation of all desired land uses.


1 Development should not detrimentally affect the amenity of the locality or cause unreasonable interference through any of the following:

(b) noise; (c) vibration; (d) electrical interference; (e) light spill; (g) hours of operation; (h) traffic impacts.

2 Development should be sited and designed to minimise negative impact on existing and potential future land uses considered appropriate in the locality.

5 Sensitive uses likely to conflict with the continuation of lawfully existing developments and land uses considered appropriate for the zone should not be developed or should be designed to minimise negative impacts.

Noise

6 Development should be sited, designed and constructed to minimise negative impacts of noise and to avoid unreasonable interference.

7 Development should be consistent with the relevant provisions in the current Environment Protection (Noise) Policy.

Commerce / Industry Zone

OBJECTIVES

Objective 1: A zone primarily accommodating manufacturing industries and wholesale activities which have direct contact with the public through the display or retail sale of goods manufactured on the site.

PRINCIPLES OF DEVELOPMENT CONTROL

1 Development undertaken in the Commerce/Industry Zone should be primarily small-scale manufacturing industries, service trade premises and service industries which provide consumer access to the premises upon which the manufacturing, sale or servicing takes place.

2 Development undertaken in the Commerce/Industry Zone should comply with the principles of development control pertaining to industrial development.

3 Development should be of a high standard with attractive building designs and with landscaped frontages to major arterial and other main roads.

5 The following kinds of development are assigned as Category 1 Development in the Commerce/ Industry Zone:

▪ Service industry

6 The following kinds of development are assigned as Category 2 Development in the Commerce/ Industry Zone:

▪ Light industry

Assessment

The proposed pre-cast concrete product manufacturing shed development is consistent with Zone Objective 1 being a manufacturing industry producing pre-cast concrete products.

The pre-cast concrete product manufacturing shed development, is not expected to create adverse impacts on the development within or adjacent the Zone. The proposed shed is located 30 metres from the eastern property boundary being a significant distance from the nearest residential development.

It is considered that the proposed pre-cast concrete product manufacturing shed development is an activity associated with the operation of the existing concrete batching and pre-cast concrete product manufacturing undertaken on the site and have been located so as to not impact on adjoining residential properties.

Page | 13

There is to be no change to the current operating hours, traffic volumes or flood lighting on the site and as such there are not expected to be any impacts for adjoining properties or general locality from the proposed development.

The proposed development is considered to be an appropriate form of development in this locality.

7. Conclusion

It is submitted that the proposed pre-cast concrete product manufacturing shed development on the Subject Land is not significantly at variance with the relevant Objectives and Principles of Development Control in the Commerce / Industry Zone of the Development Plan and when assessed against the provisions of the Development Plan, demonstrates significant merit as a form of non-complying development.

Accordingly the proposed development demonstrates sufficient planning merit for the non-complying development application to be further assessed against the provisions of the Development Plan in accordance with Regulation 17 of the Development Regulations 2008..

F.N. (Frank) Brennan PSM MPIA Accredited Planning Professional APP20190029 Principal Consultant FRANK BRENNAN CONSULTING SERVICES

35 Jubilee Highway East, Mount Gambier

Map Zoom: 873.7 m Plot Date: Tuesday, 7 July 2020

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LOCATION PLAN – PROPOSED VARIABLE MESSAGE DISPLAY UNIT FREW PARK – 46-48 PENOLA ROAD, MOUNT GAMBIER

BACKGROUND The Development Act 1993 identifies when advertising displays/signs are development or not. Advertising displays/signs that announce a local event of a religious, educational, cultural, social or recreational character do not require Development Approval provided the advertising display/signs meet the following criteria: • The total advertisement area on 1 site/property does not exceed 2 square metres; and • The advertisement does not move, flash, reflect light and is not internally illuminated; Variable Message Display Units usually display writing only, which can move or flash, are internally illuminated and generally have an advertising area of greater than 2 square metres. When considering these requirements, Variable Message Display Units are development and require Development Approval to be obtained prior to the commencement of the display of an advertisement. The VMDU’s will be placed on the site for a few days prior to a particular event and will be removed the day after that particular event concludes. It is difficult, time consuming and impractical to require a Development Application each time someone wishes to use a VMDU to announce a local community event. Especially when considering the information needed to be lodged with a Development Application, and the time frame within which it takes to assess an application and the issuing of an approval. Therefore, this application seeks to obtain Development Approval for VMDUs to be displayed at this site to allow people to advertise community events. PROPOSED CRITERIA UNDER WHICH THE VARIABLE MESSAGE DISPLAY UNIT IS TO BE UTILISED A community event is defined as an event of a religious, educational, cultural, social or recreational character. Some examples of a community event include:

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• Blue Lake Fun Run • New Years Eve Celebrations at Vansittart Park • Fringe Festival • Carols by Candlelight • Sutton Reserve Community Day Some examples of events that are not considered as community events: • Events associated for the sole benefit of a private business • Membership drives for individual sporting/community clubs.

It is not envisaged that the placement of a VMDU to advertise a community event will prevent or detract from the achievement of the objectives of the Community Land Management Plans and/or Council Policy A170. In the locality identified the proposed VMDU’s will: • Not be a hazard to the general public; • The impact on the character and amenity of the localities is minimal; • The sign will be displayed at the pleasure of Council; • Be able to be managed to the required standards of Council. The location identified for the siting of a VMDU has been chosen based on the following: • There is minimal potential for any interruption to the safe and efficient movement of

vehicles on the adjoining road network; • There is likely to be minimal, if any, damage to any trees/shrub or other landscaping

elements; • There is likely to be minimal, if any, impact on more sensitive land uses such as the

surrounding residential development; • The site provides reasonable exposure to enable the advertisement to reach the broader

community; and • The location stops the VMDU from being located within any car parking space on a road. PROPOSED CONDITIONS OF APPROVAL FOR USE OF THE VDMU The following conditions are considered appropriate for any approval to allow the placement of a VMDU at this location: 1. The advertising display of the Variable Message Display Unit does not exceed 4.6 square

metres. 2. No landscaping shall be damaged during the placement and removal of the Variable

Messaged Display Unit. 3. The Variable Message Display Unit shall be located on the subject site no longer than

seven (7) days before an event. 4. The Variable Message Display Unit must be removed within one (1) day after the event



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Council owned VUMD has a trailer size of 2650mm x 1720mm. The area of the display board is 4.6m2. Other locally available VUMDs 3300mm x 1800mm. The areas of these display boards is 3.6m2.

CONCLUSION The VDMU’s are of a temporary nature, are located on the site for a short period of time and are directly related to a community event. On this basis, and based on the information provide din this application, it is considered appropriate to allow the display of VMDUs on this site.

Map - 186 Lake Terrace

Map Zoom: 397.5 m

Plot Date: Wednesday, 15 July 2020

48 Penola Road, Mount Gambier

Map Zoom: 643.3 m Plot Date: Tuesday, 7 July 2020

Attn:

Emily Ruffin

Planning officer

City of Mount Gambier

Re: Shed application - 1 Stableford Court, WORROLONG

Please find attached additional information as requested for my shed application.

Please note I have modified the alignment of the shed from the original request, essentially the shed is located in the same vicinity, however has been adjusted for the front of the shed to be facing south rather than west in the original request.

Kind Regards

Glen Shephard.

Scanned by: sgray on 08/07/2020 11:23:42

Attn City of Mount Gambier Council:

Re: Outbuilding/Shed application 1 Stableford Court, WORROLONG.

In support of my outbuilding/shed application I provide the following information.

• The proposed outbuilding/shed will be located in the north/eastern area of the site.

• The dimensions of the proposed outbuilding/shed are 18 metres length, 9 metres in width with a wall height of 3.6m. The outbuilding/shed will be accessed via 3 x rollers doors and 1 x personal access door, with all doors located on the western side. The outbuilding/shed will be constructed of a steel frame, and clad in colorbond walls, colorbond roofing, colorbond trim and gutters in smooth cream finish.

• The outbuilding/shed requested is in proportion to the intended use, has a minimal footprint

on the property being 1.1 acres in size, and is in proportion to existing sheds already erected within the area.

• I have no pre-existing outbuildings/sheds, with this proposal being my only structure separate to the existing dwelling.

• The eastern side of the outbuilding/shed will back onto 3 Stableford Court. The outbuilding/shed will not interfere with the occupants of that address, is not near their place of residence, and with established screening trees already located along this boundary that already exceed the height of the proposed outbuilding/shed. Any visual impact to this property is minimal. The proposed application has the outbuilding/shed set back 2 metres from this boundary at the minimum point at the southern end, with this distance increasing at the northern end.

• The northern side of the outbuilding/shed will back onto 4 Ambrose Court. The outbuilding/shed will not interfere with the occupants of that address, is not near their place of residence, with a shed on that property and an established screening tree and further to be planted minimising any visual impact from that property. The proposed application has the shed set back 3 metres from this boundary.

• The western side of the outbuilding/shed will face towards Eldridge Drive, and is set back

some 49 metres from the boundary. Screening trees have already been planted around the boundary of 1 Stableford Court, and when established any visual impact of the outbuilding/shed from the street will be minimal.

• The southern side of the outbuilding/shed faces towards Stableford Court, and is set back

some 60 metres. A driveway, existing dwelling, screening and screening plants reduces visual impact of the outbuilding/shed from Stableford court.

• Access to the outbuilding/shed will be from the existing driveway on Stableford Court, with

no further driveway access requested in this application.

• The outbuilding/shed will not be used to run a business from, will be used for personal domestic purposes and activities that will not create excessive noise.

• A portion of the outbuilding/shed will be used for domestic purposes and include housing a caravan, and boat in order that they may be kept under cover and out of the weather when not in use. The remainder of the outbuilding/shed will be used to house garden


maintenance equipment, a workshop/hobby area, games/rumpus room/general purpose, and home gym.

• The height and depth requested is to allow access for a 21ft off/road touring caravan, with a roof mounted air conditioner, measuring 3.1m in height. With 400mm in access height lost due to door mounting. This is a recreational vehicle that I already own.

• Stormwater will be captured and stored in a rainwater tank, with this water to be used in irrigation at the property, with excess water to be connected to existing stormwater run-off.

In support of this application I provide the following documents for consideration.

Appendix 1

• Site plan. Showing existing dwelling, location of proposed outbuilding/shed. Location of established screening trees near proposed outbuilding/shed location. Distances from proposed outbuilding/shed to existing dwelling, Eldridge Drive, Stableford Court, and neighbouring properties.

Appendix 2

• Site plan showing dimensions of block of land.

Appendix 3

Outbuilding/shed plan showing south and north facing elevations.

Appendix 4

Outbuilding/shed plan showing east and west facing elevations.

Appendix 5

• Outbuilding/shed plan showing overview of shed, and location of doors/access.

Appendix 6

• Aerial view of surrounding properties with similar structures already in place.

Kind Regards

Glen Shephard.


Appendix 1

Re: 1 Stableford Court WORRLONG


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CLIENT: Glen Shepherd DRAWING TITLE: Floor Plan Elevation SITE ADDRESS: Wocrolong, SCALE 1:100.367

PHONE EMAIL: gIen_dcg©yahoo.com.au


Appendix 6



STATEMENT OF MERIT

RE: Shed application —1 Stableford Court, WORROLONG

In support of my application for a shed/domestic outbuilding to be erected on my property I provide the following information with consideration to the relevant provisions within the council's development plan.

The proposed development is acceptable with consideration to the relevant development provisions as:

• The shed/domestic outbuilding will be set back from public roads of a distance greater than 20 metres as stipulated in the provisions. In this application the closest distance to any roadway is 49 metres to the boundary of the property of Eldridge Drive.

• Does not impact on convenient and safe vehicle access to the property. • The shed/domestic outbuilding will be screened with plants, minimising any visual effect to

neighbouring properties and public areas. • The location of the shed/domestic outbuilding will be less visible from the road/public areas

than other shed/domestic outbuildings already constructed in the general locality.

• Established screening plants are already in place on the eastern side; these plants already exceed the height of the proposed shed/outbuilding and virtually eliminates any visual impact to the neighbouring property on that boundary.

• The northern side of the shed/domestic outbuilding is located adjacent to existing shed/outbuilding structures on that neighbouring property, with provision for further screening plants to be planted, reducing any additional visual impact to that neighbour.

• The western side of the shed/domestic outbuilding has screening plants already planted around the border of the property. A request made to the city of mount gambier council on 6 t h

July 2020 for planting of trees/shrub on the boundary of the reserve on the northern side of the property will provide further screening from the road and public areas.

• The southern side of the shed/domestic outbuilding provides access to the structure. The existing dwelling, plants and screening provides minimal visual opportunity for the shed/domestic outbuilding to be viewed from Stableford Court.

The proposed land use does not undermine the objectives of the zone as:

• The total land size is 4456m2.

• The proposed shed/domestic outbuilding is 162m2.

• The shed/domestic outbuilding will only occupy 3.6% of the total land size.

• The size of the shed/domestic outbuilding does not compromise the open plan country living zone, leaving sufficient provisions for landscaping and private open space.

• The proposed shed/domestic outbuilding does not impact available winter sunlight to any adjacent dwellings or existing dwellings on the property.


• The shed/domestic outbuilding will be constructed of colour bond material of a colour that will complement the existing dwelling, adjoining dwellings, and is consistent with outbuildings on adjacent properties.

• The shed/domestic outbuilding is set back to a location on the property so as to not negatively impact the character of the area, and will not dominate the appearance of the property from the street.

The proposed use of the land is the most appropriate for the intended use and will assist in gradually achieving the provisions of the development plan as:

• There is no pre-existing shed/domestic outbuildings on the property.

• The size and dimensions of the shed/domestic outbuilding is considered to eliminate the necessity for further shed/outbuildings to be erected on the property, and to be fit for

purpose. • The proposal maintains private open space on the property, affords further opportunities

for landscaping with the addition of screening vegetation.

• Provides an area that will be used for private/domestic purposes for the enjoyment of the occupants.

• Provides an area that assists in maintaining the property and maintaining a tidy presence in the area with items able to be housed within the shed/domestic outbuilding when not in

use. • Provides a weather proof area for recreational vehicles to be kept and protected from the

weather and deterioration when not in use. The alternative is for external storage under tarpaulins.

The proposed land use is not a significant variation from the provisions of the development plan as:

• The proposed shed/domestic outbuilding is to be used for private domestic purposes only.

• The proposed use of the land is consistent and proportionate with the use of neighbouring properties, with sheds of similar size being used for similar purposes.

• The proposed shed/domestic outbuilding does not interfere with the general amenity of the

area with consideration for the country living zone.

Glen Shephard


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Map - 1 Stableford Court

Map Zoom: 200 m

Plot Date: Wednesday, 15 July 2020

1 Saxon Court, Mount Gambier

Map Zoom: 400 m Plot Date: Tuesday, 7 July 2020

eruffin

Typewritten Text

Recieved COMG 06/07/2020

eruffin

Typewritten Text

date: thursday, 23 july 2020 location: council chamber ... · 7/23/2020 · city of mount gambier...

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