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Metro East Joint Development Assessment Panel

Agenda

Meeting Date and Time: 12 March 2018; 10:00am Meeting Number: MEJDAP/150 Meeting Venue: Department of Planning, Lands and Heritage

140 William Street Perth Attendance

DAP Members Ms Megan Adair (Presiding Member) Mr Christopher Antill (A/Deputy Presiding Member) Mr Peter McNab (Specialist Member) Cr Ron Mitchell (Local Government Member, City of Gosnells) Cr Julie Brown (Local Government Member, City of Gosnells) Officers in attendance Ms Tracey Baglin (City of Gosnells) Mr Pasutadoll Seangsong (Western Australian Planning Commission) Minute Secretary Ms Renata Mlinar (Department of Planning, Lands and Heritage) Applicants and Submitters Mr Nik Hidding (Peter Webb and Associates) Members of the Public / Media Nil 1. Declaration of Opening

The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held. In accordance with regulation 27(3A) of the Planning and Development (Development Assessment Panel) Regulations 2011, Ms Megan Adair has been appointed as Presiding Member for this meeting.

2. Apologies

Mr Paul Kotsoglo (Presiding Member) Ms Stacey Towne (Deputy Presiding Member)

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3. Members on Leave of Absence

Panel member, Mr Paul Kotsoglo has been granted leave of absence by the Director General for the period of 5 March 2018 to 20 March 2018 inclusive. Panel member, Ms Stacey Towne, has been granted leave of absence by the Director General for the period of 26 January 2018 to 26 April 2018.

4. Noting of Minutes

Note the Minutes of the Metro East JDAP meeting no. 147 held on 23 February 2018. Minutes of the Metro East JDAP meeting no. 148 held on 2 March 2018 and meeting no. 149 held on 9 March 2018 were not available at time of agenda preparation.

5. Declarations of Due Consideration

Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.

6. Disclosure of Interests

Nil

7. Deputations and Presentations

7.1 Mr Nik Hidding, Peter Webb and Associated presenting in support of

the application at Item 8.1. The presentation will confirm support for the two recommendations for Approval and Mr Hidding will address design changes as per Condition 2.

8. Form 1 – Responsible Authority Reports – DAP Applications

8.1a Property Location: Lot 99 (1882) Albany Highway, Maddington Application Details: Proposed Motor Vehicle Sales Dealership and

Motor Vehicle Repair Workshop Applicant: Mr Nik Hidding, Peter Webb and Associates Owner: Mr John Hirniak, Intercoast Holdings Pty Ltd

Responsible Authority: City of Gosnells DAP File No: DAP/17/01338

8.1b Property Location: Lot 99 (1882) Albany Highway, Maddington Application Details: Proposed Motor Vehicle Sales Dealership and

Motor Vehicle Repair Workshop Applicant: Mr Nik Hidding, Peter Webb and Associates Owner: Mr John Hirniak, Intercoast Holdings Pty Ltd Responsible Authority: Western Australian Planning Commission DAP File No: DAP/17/01338

9. Form 2 – Responsible Authority Reports – Amending or cancelling DAP

development approval

Nil

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10. Appeals to the State Administrative Tribunal

Nil

11. General Business / Meeting Closure

In accordance with Section 7.3 of the DAP Standing Orders 2017 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment.

Form 1 - Responsible Authority Report (Regulation 12)

Property Location: 1882 (Lot 99) Albany Highway Maddington Development Description: Motor Vehicle, Boat or Caravan Sales and

Motor Vehicle Repairs DAP Name: Metro East Joint Development Panel Applicant: Peter Webb & Associates Owner: Intercoast Holdings Pty Ltd Value of Development: $3 million LG Reference: DA17/00352 Responsible Authority: City of Gosnells Authorising Officer: Chris Terelinck, Director Planning and

Development Services DAP File No: DAP/17/01338 Report Due Date: 1 March 2018 Application Received Date: 30 November 2018 Application Process Days: 90 days Attachment(s): 1. Location Plan

2. Development Plans and Elevations 3. Submissions received from public

authorities. Officer Recommendation: That the Metro East Joint Development Assessment Panel (JDAP) resolves to:

Approve DAP Application reference DAP/17/01338 and accompanying plans SK1 and SK2 (dated 19 February 2018) in accordance with Clause 68 of the Planning and Development (Local Planning Schemes) Regulations 2015 and the provisions the City of Gosnells Town Planning Scheme No. 6, subject to the following conditions: Conditions: 1. This decision constitutes planning approval only and is valid for a period of 2

years from the date of approval. If the subject development is not substantially commenced within the 2 year period, the approval shall lapse and be of no further effect.

2. The application/landowner shall submit revised plans, generally in accordance with the approved plans, but incorporating the following modifications to the City’s satisfaction to address the requirements of the Maddington Town Centre Development Policy, prior to the issue of a Building Permit.

(a) The provision of a 3 metre high architectural feature on the corner façade

of the proposed new showroom building, to increase building height where it addresses the intersection of Albany Highway and The Strand.

(b) The proposed new showroom building being relocated 6 metres closer to Albany Highway than on Sk A.10.

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(c) the relocation of the 13 Display Bays, from the currently shown location forward of the proposed Motor Vehicle Sales building to the rear of this building

(d) the provision of consolidated areas of landscaping along The Strand, to generally mirror the landscaping provided at Lot 93.

(e) The removal of the eastern-most crossover to Albany Highway.

3. The proposed carparking bays are to be provided and marked, prior to the occupation of the development, and thereafter maintained to the satisfaction of the City.

4. Existing vehicle crossovers that are not required as part of the development

shall be removed and the verge reinstated to the satisfaction of the City.

5. Existing structures nominated on the approved plan on the lot(s) are to be demolished to the satisfaction of the City. A Demolition Permit must be obtained from the City prior to the removal/demolition of the buildings, in accordance with the Building Regulations 2012.

6. The site is to be connected to the reticulated sewerage system.

7. Satisfactory arrangements being made with the City for the disposal of

industrial wastewater.

8. A geotechnical report is to be submitted in accordance with Australian Standards, certifying that the land is physically capable of development and detailing site conditions with respect to soil, groundwater and stormwater disposal. The report is to stipulate whether the site is suitable for on-site infiltration or what works are required to be implemented to provide for this capability or a suggested alternate means of disposal.

9. The applicant shall submit a drainage design, prescribing a functional drainage

system, including detailed engineering drawings, and necessary technical information to demonstrate functionality of the design. The design is to be endorsed prior to the lodgement of a Building Permit application and thereafter implemented to the satisfaction of the City of Gosnells.

10. Floodlights shall not be illuminated after 10.00pm with all illumination being

confined to the limits of the development and be in accordance with the City’s Animals, Environment and Nuisance Local Law 2009. Floodlights erected on columns or posts require the lodgement of a Building Permit application.

11. A landscape plan for the development site and the adjoining road verge(s) is to

be submitted in accordance with the City’s Landscape Plan Information Sheet, and approved by the City, prior to the commencement of development.

12. Landscaping and irrigation of the development site and adjoining road verges is

to be installed prior to occupying the proposed development, and thereafter maintained, in accordance with the approved landscaping plan, to the satisfaction of the City.

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13. Prior to the commencement of operation, the applicant shall submit a site plan

detailing the future reconfiguration to car parking bays, display bays and/or landscaping areas that will occur as a result of the future widening of Albany Highway. That plan is to be approved by the City and implemented to the City’s satisfaction at the time of proposed widening takes place.

Advice Notes 1. The applicant/owner is advised that Albany Highway does not form part of the

Restricted Access Vehicle road network and separate vehicular access permits may be required to be obtained.

2. You are advised of the need to obtain a Building Permit prior to the commencement of work.

3. Your attention is drawn to the requirements for access to buildings for people

with disabilities in accordance with the Building Code of Australia and AS1428.1. Detailed drawings are to be submitted with the Building Permit application identifying means of access from carparking areas to the entrance of the building and throughout the building, as required by AS1428.1.

4. In relation to the disposal of industrial wastewater the applicant is advised:

i) The approval of the Water Corporation is required for disposal of all

industrial wastewater produced from activities on-site;

ii) Provision of a bunded washdown area a minimum of 75mm in height, serviced by an approved petrol and oil waste disposal treatment system is required. Washdown areas greater than 20m2 in size must be roofed.

iii) Detailed plans and specifications of the petrol and oil waste disposal treatment system must be submitted together with the building plans prior to lodgement of a Building Permit application.

iv) All petrol and oil waste disposal treatment systems are to be registered with the Waste Management Division of the Department of Water and Environment Regulation.

Details: outline of development application Insert Zoning MRS: Urban and Primary Regional Road TPS: Highway Commercial Insert Use Class: Motor Vehicle, Boat or Caravan Sales and

Motor Vehicle Repair Insert Strategy Policy: Maddington Town Centre Policy Precinct 2A Insert Development Scheme: Town Planning Scheme No. 6 Insert Lot Size: 9,885m2 Insert Existing Land Use: Vehicle Showroom and Offices

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The proposal includes the following: • The demolition of the existing office building and the provision of a new

vehicle display showroom building (“New Ford Showroom”)

• Minor modification to the existing vehicle display showroom building (“Existing Kia Showroom”).

• The provision of a new motor vehicle workshop in the north-west corner of the site.

• The provision of four new wash bays and a bin store.

• The retention of three crossovers to Albany Highway and one crossover to The Strand (although the applicant has generally agreed to the removal of the eastern-most crossover so as to improve the existing access situation).

• The provision of 114 car parking bays (excluding display bays) located on the subject site.

• The provision of a new 6m high Monolith Sign abutting Albany Highway located within the area shown as MRS road widening and a new Directional Sign located at The Strand entrance.

Background: Site History The site was originally approved for a car yard in 1987, with subsequent approvals including a Wash & Service Bay Building (approved 1995), and a Vehicle Showroom and Offices (approved 1996). The site currently accommodates a motor vehicle sales business for Ford and Kia Motors. Site Context The property abuts a Railway Reserve (Perth to Armadale rail line) to the north, a Primary Regional Road (Albany Highway) to the south and a Road Reserve (The Strand) to the east. The property is located within the Maddington Town Centre Development Policy Area Precinct 2A. Legislation & policy: Legislation • Metropolitan Region Scheme

• Town Planning Scheme No. 6

• Planning and Development Act 2005

• Planning and Development (Local Planning Schemes) Regulations 2015 State Government Policies • Development Control Policy 5.1 - Regional Road (Vehicular Access)

• Main Roads WA Albany Highway Access Management Strategy

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Local Policies • Local Planning Policy 4.9 – Signage and Flags

• Local Planning Policy 5.1 – Maddington Town Centre Development Consultation: Public Consultation The proposal was not required to be advertised for public consultation. Consultation with other Agencies or Consultants The application was referred to the following agencies for comment. • Department of Planning, Lands and Heritage (DPLH)

• Main Roads Western Australia, due to the site including and abutting a Primary Regional Road.

• Public Transport Authority In response, comments were received from all three agencies, with the DPLH and the Public Transport Authority raising no objection to the proposal. MRWA did not support the proposal and provided comments as shown in attachment 3. Planning assessment: Town Planning Scheme No. 6 Land Use Permissibility The subject site is zoned Highway Commercial and Primary Regional Road under TPS 6. In accordance with Table 1 of TPS 6, Motor Vehicle Sales and Motor Vehicle Repairs are ‘D’ uses in the Highway Commercial Zone meaning they are not permitted unless the local government has exercised its discretion by granting planning approval. Landscaping Scheme Standard (Table

2A) Assessment

Canopy shade trees at the rate of 1 tree for every 4 open air parking bays.

The application does not propose shade trees over the carparking bays.

In considering this variation, it is acknowledged that imposing this requirement will either impede view lines of the signage and building as viewed from the street, or conflict with the service area. While it is acknowledge that canopy shade trees as part of the car parking area may not be practical in this instance, it is considered necessary for the site to accommodate some landscaping. It is noted that Lot 93 (located on the other side of The Strand) accommodates two separate consolidated landscaping areas, both abutting The Strand. Given that

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The Strand is likely to serve an important pedestrian link in future, it is considered desirable for a similar outcome to occur on and near the subject site. If the application be approved, it will therefore be recommended that a condition be imposed requiring the proposal to be modified to provide for consolidated areas of landscaping along The Strand, to generally mirror the landscaping provided at Lot 93. Local Planning Policy 4.9 – Signage and Flags The Monolith Sign and Directional Sign comply with all relevant provisions of LPP 4.9. Local Planning Policy 5.1 – Maddington Town Centre Development LPP 5.1 provides guidance on determining development within the Maddington Town Centre Development Area. It primarily relates to new built form and encourages high quality activated streetscapes and a vibrant and active mixed use Town Centre. The subject proposal complies with all provisions of LPP 5.1 (including the provision of car parking before and after the future road widening), with the exception of those detailed in the table below: Policy Requirement Assessment/Comment 1. 1.1 Presentation of buildings to public

streets

a) Provide strong architectural features on corner properties and those that adjoin square and public gathering spaces.

The proposal does not provide strong architectural features to the corner of Albany Highway and The Strand. However, this could be readily accommodated by a detail change to the façade treatment.

e) Achieve a nil primary street setback, with minor architectural variation for the purpose of providing relief to the façade.

The proposal does not achieve a nil setback to the building from the abutting streets, however the applicant wishes to leave space at the front of the building for vehicle display.

2. 2.1 Building Placement, Scale & Design

f) Provide vehicle parking areas to the rear of the building, which are designed to support the amenity of the development through features such as an articulated entrance, trees within parking areas, complimentary materials and finishes, and other detail to create an attractive courtyard setting.

The proposal includes car parking in front of the proposed building, as viewed from both Albany Highway and The Strand.

3. 4.1 Location of Vehicle Parking Areas

Vehicle parking areas, carports and garages must be located at the rear of buildings, and should not be located so as to face the primary street boundary.

The proposal includes car parking in front of the proposed building, as viewed from both Albany Highway and The Strand.

If the building was relocated toward Albany Highway it would provide a reduced parking area out front for dedicated vehicle display, and additional parking at the rear for service and customer visitation.

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Policy Requirement Assessment/Comment 6. 8.1 Passive Surveillance

Buildings facing streets, laneways, car parking areas, the Railway Station or any other public space must:

a) Be designed and constructed so as to avoid blank windowless walls (or predominantly blank windowless walls) at any level facing theses spaces.

The proposed development involves predominantly windowless walls on the façade facing the railway reserve. However, the façade has been provided with concrete groove lines providing architectural variation and is to be painted to provide visual interest.

b) Incorporate balconies overlooking public spaces to assist in the provision of passive surveillance of these areas. Balustrading to balconies must be at least 50% visually permeable.

The proposal does not involve the provision of balconies as the building is single storey with an internal mezzanine level.

7. 13 Precinct 2A Requirements The primary planning objective within Precinct 2A is the redevelopment of the current Highway Commercial sites facing Albany Highway to take advantage of the strategic location of this precinct. Development in this precinct should comprise of: • Intensive residential; • Civic and community; • Intensive commercial; • Consulting and medical; • Entertainment; • Retail and office uses.

The subject application proposes showroom type uses, being the motor vehicle sales and repairs, which is not consistent with the preferred uses as specified in the Policy. It must be noted that the site currently accommodates those uses and therefore it is not unreasonable that they be allowed to continue, subject to the proposed building achieving a consistency in design and built form to go some way towards mitigating any detrimental impacts that the use may have upon the precinct area.

As detailed above, the proposal does not comply with a number of requirements of the policy. In considering the variations, the following is relevant. • The subject site abuts Albany Highway, which is proposed to be upgraded in

future to accommodate six lanes of traffic. It is therefore acknowledged that the location is in many ways better suited to vehicular-based commercial activities rather than a pedestrian-based Transit Orientated Development (TOD) and for that reason, at least some of the Policy provisions are not relevant to the current proposal. That notwithstanding, given the high exposure of the site, by virtue of it fronting two streets and one PTA accessway, being located in very close proximity to the railway station and it being located in the centre of the Town Centre area, it is considered reasonable to apply some of the components of the policy, to ensure an optimum built form outcome, having regard to the intended form of the Maddington Town Centre and the general principles of TOD.

• Two new vehicle showrooms have recently been approved in the near vicinity

at 2 Kelvin Road and 1910 Albany Highway Maddington, with construction completed and currently underway, respectively. The new buildings on those sites are setback 15m and 6m from Albany Highway, respectively. It is considered that both sites strike an appropriate balance between Highway

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Commercial development and achieving some of the core objectives of the Policy.

• A key component of the Policy is to reduce the impact and dominance of

parked vehicles on the streetscape. The subject application incorporates 35 display bays between the proposed building and Albany Highway, which is considered likely to have a detrimental impact on the streetscape and somewhat limit the ability to create a town centre based of TOD principles.

Based on the above, it is considered that the built form component fails to satisfy the broad intent of the Local Planning Policy. The above notwithstanding, it is considered appropriate to recommend the application be approved, subject to the imposition of specific conditions to ensure the delivery of an appropriate built form outcome. It should be noted that City staff advocated the submission of a revised plan that incorporated a reduced setback for the proposed new showroom building, however, the applicant seeks approval for the proposal, as it stands. Traffic and Access Albany Highway is a Primary Regional Road under the care and control of MRWA and The Strand is an Access Road under the care and control of the City of Gosnells. As previously detailed, the proposal involves the retention of the three existing crossovers to Albany Highway and the existing crossover to The Strand, although the applicant has generally agreed to the removal of the eastern-most crossover so as to improve the existing access situation. The applicant has stated that, apart from the removal of one crossover, access and egress movements for deliveries and waste collection will not change as part of the current application. As such, the City considers the application acceptable from a traffic and access perspective As previously noted, Main Roads are not supportive of the application, but did not provide substantive reasons to justify that positon. Given MRWA’s objection to the proposal, it is noted that the applicant requires two separate planning approvals; one under TPS 6 and one under the MRS, with the Department of Planning, Lands and Heritage being the responsible authority for the latter process. Conclusion: The proposal in its current form is not supported as it does not comply with Local Planning Policy 5.1 – Maddington Town Centre Development and the proposed built form and car parking outcomes will have a detrimental impact on the streetscape, in the context of a developing town centre. It will therefore be recommended that the application be approved with conditions to resolve the abovementioned concerns.

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The City of Gosnells provides the information contained herein. The Council of the City of Gosnells shall not be liable for any loss or damage howsoever caused as a result of reliance upon information contained in these documents.

1882 Albany Hwy Maddington

Date: 1/03/2018

Scale: 1:983

110°18'

BOUNDARY 62.10

109°32''

97°25'45''

138°29'6''

BOUNDARY 112.25

BOU

NDAR

Y 61

.58

NEW FORDDIRECTIONAL SIGN

12 DISPLAYBAYS

11 STAFFBAYS

6000

EXTENT OF DEMOLITION

OF EXISTING BUILDINGS

EXISTINGCROSS OVER

EXISTINGCROSS OVER

29 DISPLAYBAYS

NEW SETBACK REQUIREDBY MAIN ROADS

EXISTINGCROSS OVER

EXISTINGCROSS OVER

6770

SALESMNGR

SALESSALESF&IAC EX.LUNCH

RECP'T

CUSTOMERLOUNGE

EX.STORE

17 DISPLAYBAYS

EXIST'G TREESSHOWN AS GREYLINES (TYPICAL)

LINE OF EXISTING HOOPBOLARDS TO REMAIN (TYPICAL)

A-

DEMOLISHEXIST'G WALL

BOUNDARY 30.88

FC

SERVICERECEPTION

BOUNDARY 62.49

NEW MATURE TREESSHOWN AS SOLID LINE(TYPICAL)

CAR PARKING SUMMARY

MOTOR VEHICLE, BOAT OR CARAVAN SALES:1 BAY/100m² DISPLAY AREA + 1 BAY PER STAFF MEMBER

KIA DISPLAY (564/ 100) + 9 = 14.64 = 15 BAYS

FORD DISPLAY (660/ 100) + 22 = 28.6 = 29 BAYS

MOTOR VEHICLE REPAIR:4 BAYS / WORKSHOP BAY + 1 / EMPLOYEE (4 x 15) +18 = 78 = 78 BAYS

(15 ACTIVE BAYS + 18 EMPLOYEES)

TOTAL NO. BAYS = 122 BAYS

MINUS DISPLAY CARS USED BY STAFFKIA = 2 BAYSFORD = 6 BAYS

TOTAL NO. BAYS REQUIRED = 114 BAYS

FORD DIRECTIONAL SIGN

2000

900

6000h X 1770w

KIA PYLON SIGN KIA DIRECTIONAL SIGN

6000

1770

2000

570

AREA (m²)

LOT AREA 9 885

KIA SHOWROOM

OFFICES 112

AMENITIES 26

SHOWROOM 267

405

FORD SHOWROOM

OFFICES 204

AMENITIES 50

SHOWROOM 449

703

WORKSHOP

AMENITIES 87

TRAINING 83

STORES 82

PARTS 103

WORKSHOP 1250

(INCL. FOREMAN & COMPR)

1555

BINS & WASH BAYS

BINS 34

EQUIPMENT 21

WASHBAYS 126

181

TOTAL BUILDING AREA 2842

1210

(C.O

.S.)

SOUTH WEST ELEVATION - ALBANY HIGHWAY

4500

(C.O

.S.)

TOP

OF G

LAZI

NG

100 20

00

1265

1150

SIGN

175

EQ

200

3000

3200

ENTR

Y AR

CH

SHOWROOM

ILLUMINATED KIA LOGO &ACM CLADDING TOCORPORATE STANDARDS

PAINT EXIST'G WALLSDULUX DRIVE TIME

150

6795

TOP

OF F

ASCI

A

6945

TO P

OF

PARA

PET

LINE OF EXISTING BUILDING(DASHED)

30002400

ILLUMINATED DEALER WORDMARKCORPORATE STANDARDS (4300 w x 900 h )

ILLUMINATED FORD LOGO (2400w x1000h) & ACM CLADDING TOCORPORATE STANDARDS.

ILLUMINATED FORD LOGO & ACMCLADDING TO CORPORATESTANDARDS2277

4500

(C.O

.S.)

TOP

OF G

LAZI

NG175

RED & SILVER ACM WITH ILLUMINATEDKIA LOGO TO ENTRY ARCH TOCORPORATE STANDARDS.

4300

1200

5700

ENTR

Y PO

RTAL

SHOWROOMENTRY

DELIVERY

5550ENTRY PORTAL

ALUCOBOND SILVER SUNRISE

4500

TOP

OF G

LAZI

NGSH

OWRO

OM C

L

2400

6900

OVER

ALL

SERVICE

ILLUMINATED WORDMARK &DEALER NAME CLADDING TOCORPORATE STANDARDS

2000

2000

2000

2000

2000

OUTLINE OFWORKSHOP BEYOND

3225

NON ILLUMINATEDWORDMARK (3225w x 550h)

NON ILLUMINATEDWORDMARK (3225w x 550h)

1210

(C.O

.S.)

SOUTH EAST PART ELEVATION

RELOCATEDCAR ENTRY

PAINT EXIST'G WALLSDULUX DRIVE TIME45

00 (C

.O.S

.)TO

P OF

GLA

ZING17

5

200

3000

3200

ENTR

Y AR

CH

100 20

00150

6795

TOP

OF F

ASCI

A

6945

TO P

OF

PARA

PET

4500

(C.O

.S.)

TOP

OF G

LAZI

NG

1150

SIGN

EQEQ

ILLUMINATED KIA LOGO &ACM CLADDING TOCORPORATE STANDARDS

SERVICE CANOPY

NORTH WEST ELEVATION

ALUCOBOND SILVER SUNRISE

4500

TOP

OF G

LAZI

NGSH

OWRO

OM C

L

2400

6900

OVER

ALL

SOUTH EAST ELEVATION

900

4500

TOP

OF G

LAZI

NGSH

OWRO

OM C

L

2400

6900

OVER

ALL

3000

ILLUMINATED FORD LOGO & ACMCLADDING TO CORPORATESTANDARDS

ILLUMINATED DEALERWORDMARK CORPORATESTANDARDS

PAINTED CONCRETE PANELSCOLORBOND IRONSTONE

ALUCOBOND SILVER SUNRISE4300

SERVICE

NORTH EAST ELEVATION

6900

OVER

ALL

PAINTED CONCRETE PANELSCOLORBOND IRONSTONE

SOUTH EAST ELEVATION

PAINTED CONCRETE PANELSTRANQUIL RETREAT.

6000

TOP

OF P

ARAP

ET

NORTH WEST ELEVATION

PAINTED CONCRETE PANELSTRANQUIL RETREAT.

EXISTING WALLBOUNDRY WALL

6000

TOP

OF P

ARAP

ET

EXISTING FENCETO REMAIN

NORTH EAST ELEVATION

PAINTED CONCRETE PANELSTRANQUIL RETREAT.

6000

PAINTED CONCRETE PANELSACE OF HEARTS.

PAINTED CONCRETE PANELSFORD ISLAND BLUE.

SHOWROOMOFFICE

2700

OFFI

CE C

L.

KIA SHOWROOM SECTION A

TOILETSSHOWROOM45

00BE

AM P

ITCH

POI

NT

6600

KIA SHOWROOM & WORKSHOP SECTION

1210

(C.O

.S.)

4500

(C.O

.S.)

TOP

OF G

LAZI

NG

100 15

00 800

SIGN

175

EQEQ

200

3000

3200

ENTR

Y AR

CH

150

6275

TOP

OF F

ASCI

A

6425

TO P

OF

PARA

PET

4500

(C.O

.S.)

TOP

OF G

LAZI

NG175

FORD SHOWROOM SECTION

4500

TOP

OF G

LAZI

NGSH

OWRO

OM C

L

2400

6900

OVER

ALL

5700

ENTR

Y PO

RTAL

2700

OFFI

CE C

L

Form 1 - Responsible Authority Report (Regulation 12)

Property Location: Lot 99 (1882) Albany Highway, Maddington Application Details: Motor Vehicle Sales Dealership and Repair

Workshop DAP Name: Metro East JDAP Applicant: Mr Nik Hidding, Peter Webb & Associates Owner: Mr John Hirniak, Intercoast Holdings Pty Ltd LG Reference: DA17/00352 Responsible Authority: Western Australian Planning Commission Authorising Officer: Director - Perth and Peel Planning Department of Planning File No: WAPC 25-50460-1; DAP/17/01338 Report Date: 1 March 2018 Application Receipt Date: 14 February 2018 Application Process Days: 12 Days Attachment(s): 1: Development Plans and Elevations

2: Location Plan 3: Site Aerial Photo & MRS Overlay 4: MRWA Submission 5. Albany Highway Access Strategy Plan

Officer Recommendation: Approve DAP Application reference DAP/17/01338 and accompanying plans dated 11 January 2018 subject to the following conditions: Conditions 1. This decision constitutes planning approval only and is valid for a period of 2

years from the date of approval. If the development is not substantially commenced within the 2 year period, the approval shall lapse and be of no further effect.

2. The submission of amended plans, generally in accordance with the attached

Scheme A.10 plans (refer to Attachment A), to be further modified to remove the easternmost driveway on Albany Highway closest to the intersection of The Strand.

3. No development other than landscaping and vehicle display bays shall be permitted on the land identified for future road widening as shown on the enclosed extract of Drawing No. 201432-0110 (refer to Attachment B).

Advice Notes 1. The landowner/applicant is advised to liaise with Main Roads WA (MRWA) to

ascertain the extent of the current and future land requirement associated with future widening of Canning Highway. The current land requirement is depicted on Main Roads WA Drawing No. 201432-0110. The Albany Highway Vehicular Access Strategy also identifies future rationalise access along this section of the road.

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Details: Property Address: Lot 99 (1882) Albany Highway, Maddington Zoning MRS: Urban TPS: Highway Commercial Use Class: Motor Vehicle, Boat or Caravan Sales; Motor

Vehicle Repair; Motor Vehicle Wash; Showroom; Trade Display

Strategy/Policy: Development Control Policy No. 5.1 - Regional Roads (Vehicular Access)

Development Scheme: Metropolitan Region Scheme Lot Size: 9,888m2 Existing Land Use: Commercial Tenancies Value of Development: $3 Million The application seeks planning approval for the redevelopment and expansion of vehicle dealerships on Lot 99 Albany Highway, Maddington. The proposal includes: • a new retrofitted 450m2 showroom building for Kia; • a new 703m2 showroom for Ford; • 1,555m2 enclosed vehicle workshop; • car wash bays; • new 6 metre Kia pylon sign to replace an existing structure of a similar height; • 131 vehicle display area fronting Albany Highway; and • 122 parking bays for staff and customers. The proposed new workshop is to be constructed directly abutting the rear of Kia showroom building with A nil setback to the railway reserve. The site currently has access from three existing crossovers on Albany Highway and one on the Strand. All existing crossovers are to be retained. Background: The value of the proposed development falls within the prescribed financial threshold where the applicant can opt into determination by a Development Assessment Panel (DAP) pursuant to Regulation 6 of the Planning and Development (Development Assessment Panels) Regulations 2011. Further, due to the City of Gosnells (the City) disagreement with the recommendation provided by Main Roads WA (MRWA), the City's ability to consider applications as delegate to the WAPC under the Metropolitan Region Scheme (MRS) is revoked. In this instance, the application is required to follow a dual reporting process, whereby the City and the WAPC each submit a responsible authority report to the JDAP under the City of Gosnells Town Planning Scheme No. 6 (TPS 6) and MRS respectively. Site Context The subject site is situated on Albany Highway on the corner of The Strand, and is directly opposite the Maddington train station. The site is partly zoned Urban and partly reserved for Primary Regional Roads under the MRS. The Urban zoned portion in the MRS is zoned Highway Commercial under the TPS 6. The site abuts land reserved for Railways under the MRS.

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The proposed land uses are classified as 'Motor Vehicle, Boat or Caravan Sales, Motor Vehicle Repair, Motor Vehicle Wash, Showroom and Trade Display' uses under TPS 6. These uses are Discretionary (D) Uses, which are permitted at the discretion of the Local Government (Attachment 2 - MRS Zoning/Location Plan; Attachment 3 - Site Aerial Photo). Within this section of Albany Highway there are numerous uses (car showrooms, motor vehicle and caravan sales), thus the proposal is consistent with the predominant land uses and amenity of the area. Legislation • Planning and Development Act 2005 • Metropolitan Region Scheme • City of Gosnells Town Planning Scheme No. 6 State Government Policies • Development Control Policy No. 5.1 – Regional Roads (Vehicular Access) • Local Planning Policy 5.2 - Gosnells Town Centre Development Policy Local Government Policies • Maddington Town Centre Development Policy Consultation: The City initially referred the development application to MRWA, which objected to the proposal. However the City does not concur with MRWA's reasons. The City's response to the objection is discussed under the Planning Assessment heading below. Although the City has indicated that there remain concerns in relation to the design of the built-form, these issues can be resolved. The Public Transport Authority (PTA) and the Department of Transport raised no objections. A meeting was organised at the Department of Planning, Lands and Heritage (DPLH) on 22 February 2018 specifically to discuss MRWA submission. The meeting was attended by the proponent and officers from MRWA, the Department of Transport and DPLH. At the meeting the MRWA has maintained its objection based on the reasons outlined in its original submission. While the meeting did not elicit additional submission by MRWA, the site plan was subsequently modified to delete one of the crossovers on Albany Highway closest to The Strand (refer to Attachment A). Planning Assessment: Policy Consideration Pursuant to Clause 30(1) of the MRS, the WAPC is required to have regard to the following when determining applications for development: (i) the purpose for which the land is zoned or reserved under the MRS. (ii) the orderly and proper planning of the locality; and (iii) the preservation of the amenities of the locality.

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When considering applications on land abutting or affected by regional road reservation, the WAPC is required to consider the effects of such proposals on traffic flow and road safety. Consideration of the above is informed by relevant WAPC policies such as Development Control Policy 5.1 Vehicular Access (Regional Roads) (DC 5.1). The objectives of DC 5.1 as applicable to this application are: • To ensure that vehicle access to regional roads and the type of abutting

developments is controlled and conforms with sound planning principles; and • To improve traffic flow and safety on all regional roads, either new or existing, by

minimising the number of junctions or driveways. DC 5.1 states that: "where alternative access is or could be made available from side or rear streets or from rights-of-way, no access shall be permitted to the regional road unless special circumstances apply." The site is serviced by three existing crossovers on Albany Highway. The development relates to the rear portions of the site, with the balance area to be retained as an open vehicle display area. No change is proposed to existing service delivery and waste collection. No additional crossover is proposed to allow a right turn movement onto Albany Highway. It is noted that the Albany Highway Vehicular Access Strategy was prepared in 2014 by MRWA in consultation with the City of Gosnells, which seeks to rationalise access onto Albany Highway through gradual removal of existing crossovers (see Attachment 5 - Vehicular Access Strategy Kenwick Link to Gosnells Road West). The proposal does not prejudice future implementation of the Access Strategy. As there are no permanent structures located within the Albany Highway road reserve, the proposal does not compromise the ability to introduce a left turn pocket to Kelvin Road nor preclude the possibility of providing direct access via the Sampson Street extension. The proposal does not undermine long term objectives of ensuring safe and efficient vehicular access to the site. Interface to Maddington Train Station The proposed vehicle workshop will be built hard up against the existing Kia Showroom with a nil side setback to the Maddington train station's park and ride. It is noted that the PTA is currently reviewing the design of Maddington Station as part of its railway crossing removal program for the Perth-Armadale railway line. Preliminary design for the station identifies a raised train station platform with bus transfer station underneath. It is anticipated that the redeveloped station can be accommodated within the 40 metre wide railway corridor. MRWA submission The submission provided by MRWA and the City's response to the grounds of objection are summarised below (MRWA's comments are highlighted in italicised texts): 1. This section of Albany Highway has been planned to be 6 lanes with no right

turn into the site.

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