Posted 19/8/06

What We Know Council Did...

26 July, 2006 (draft Minutes): Amendments to Call Centre Permit

Permit Approved on 24 May (Minutes) With Amendments Made 26 July

EXTRACT FROM MINUTES, Ordinary Council Meeting – Wednesday, 24 May, 2006

26 July, 2006 (draft minutes): Amendments Made To Call Centre Permit

CLOSURE OF MEETING

 

9.51 pm.  It  was moved by Cr Neil seconded by Cr Letchford that the meeting be closed pursuant to Section 89(2)(h)of the Local Government Act 1989 to consider;

 

3. An item of Urgent of Other Business in relation to the Development of Retail Shops & Offices, Prince Street, Gisborne – Planning permit P206 - 0150

CARRIED

 

9.52 pm  Cr Gyroffy left the meeting and did not return.

 

9.54 pm  Cr Guthrie left the meeting and did not return.

 

 

OPENING OF MEETING

 

10.40 pm  It was moved by Cr Letchford seconded by Cr Harvey that the meeting return to open Council and the resolutions of Council be recorded in open Council and the Confidential Report circulated to Councillors be made public.

CARRIED

 

 

14.3      DEVELOPMENT OF RETAIL SHOPTS & OFFICES, PRINCE STREET, GISBORNE

 

File Ref:         4/3635/1200/PA3  P206-0150

 

Synopsis:

 

Further to the report and decision at Council's Planning Committee on 12 July 2006 to amend the planning permit conditions, Council has received advice that the conditions still present an unworkable restriction on the operation of the primary activity.

 

After meeting again with the key tenant and discussions with the applicant, it is suggested that these issues could be resolved with further modifications to the conditions as provided in the attachment.

 

Officer Comment:

 

In summary to achieve a mutually acceptable outcome Council needs to be prepared to accept the following:

• Car parking for the retail floor area discounted as follows - 3.7 spaces per 100m² rather than 8 spaces/100m² – this rate reduction has been previously applied to other sites in the Gisborne Town Centre.  This would require 94 spaces for retail uses on-site and only 76 spaces are currently available.
• For the office component, car parking provided at the rate specified in the Planning Scheme of 3.5 spaces per 100m² of floor area which requires 210 spaces.  Only 163 spaces on-site are proposed

There are a further 50 on-street spaces to be constructed on the western side of Prince Street and the eastern side of Goode Street as shown in plans submitted on    6 July 2006. This equates to a contribution by Council in excess of 1500m² or $200,000.

 

In order to meet the total of 304 spaces necessary, the amended approval of Council given on 17 July 2006 proposed a further 16 spaces be provided in the form of a cash contribution.  The applicant has accepted this arrangement or the alternative of building further on-street car parking spaces at a site/s and standard acceptable to Council.  This latter arrangement is acceptable to the Director, Sustainable Environment & Infrastructure.

 

Given that the reduction in parking spaces is only for the retail component and not the office space and that the tenant is likely to generate the most substantive turnover in parking within the office area will have dedicated secure parking if it considered that the removal of the cap of 150 staff may be endorsed by Council.

 

From the most recent discussions with the national tenant, the call centre activities will be most busy in the evenings and weekends.  This will not impact on parking substantially given 107 secure parking spaces will be provided for this in the development's basement. However access to Goode Street should be closed between 7pm and 7am to protect the residential amenity of the area.

 

It is noted that the rate for retail parking prescribed in the planning scheme is accepted as being high for rural and regional centres. In the event that the reduction in the provision of carparking spaces across the town centre leads to a problem in the future, Council will need to consider a special charges scheme to provide additional parking. This is impact on this developers and others in the defined area.

 

Conclusion:

 

Given that Council has not applied any reduction to the provision of parking for the office use; and the business which was proposed to have its staff levels capped has the full compliment of parking required in a secure location, the removal of Condition 4 limiting staff numbers is recommended.

 

It is also suggested that to ensure flexibility and certainty for both Council and the developer as the detailed design phase commences, that Condition 2 be amended to define that the balance of car parking spaces to be provided to achieve a total of 304 spaces being built to accommodate this use may be achieved by payment or construction elsewhere in the surrounding area to Council's satisfaction.

 

Officer Recommendation:

 

That Council approve the amended conditions for Permit P206-0150 as follows

• Condition 1 be amended to provide for boom gates on the Goode Street entrances, to limit this to egress between the hours of 7.00 pm and 7.00 am, provision of access from the basement car park to the on-site carpark and a requirement that parking in Goode Street be designed for 60 degree
• Condition 2 be amended to provide for the option to construct the shortfall of parking on other sites to the satisfaction of the responsible authority.
• Condition 4 be deleted.

It was moved by Cr Letchford seconded by Cr Relph that the Officer Recommendation be adopted.  

 

CARRIED

 

Closure of Meeting 

 

The meeting closed at 10.40  pm  

EXTRACT FROM MINUTES, Ordinary Council Meeting – Wednesday, 24 May, 2006

Permit Approved on 24 May With Amendments Made On 26 July

It was moved by Cr. Letchford seconded by Cr. Harvey

1. Prior to the commencement of the development hereby permitted 3 copies of amended plans are to be provided to and approved by the Responsible Authority. Such plans must generally be in accordance with those provided with the application but amended to show:

• 183 car spaces on the site, including 3 disabled bays.
• 38 on-street car spaces
• Schedule of materials and finishes
•  Provide boom gates for Goode Street entrances, to limit this to egress between the hours of 7.00pm and 7.00am,
• Provide access from the basement carpark to the on site car park
• Parking in Goode Street be designed for 60 degree parking.

2. Prior to the commencement of the use hereby permitted the five separate titles must be consolidated so that buildings do not cross title boundaries.  An option to construct the shortfall of parking on other sites to the satisfaction of the Responsible Authority exists.
3. The number of employees in at any one time in offices 4 and 5 (call centre) must not exceed 80 without the further written consent of the Responsible Authority.
4.  4. Prior to the commencement of the development hereby permitted the applicant must:  a) lodge a $5,000.00 landscape bond with Council to be refunded following the completion of all  required landscaping and screen planting to the satisfaction of the Responsible Authority.  
5. The use of the site shall be carried out in accordance with the endorsed plans and shall not be altered or modified without the prior written consent of the Responsible Authority. 
6. The use hereby permitted shall not cause injury to or prejudicially affect the amenity of the location by means of the emission of noise, dust, odour or waste products.
7. The site shall be so ordered and maintained as not to prejudicially affect the amenity of the locality by reason of appearance.
8. Where external lighting is provided it must be fitted with suitable baffles and located so as to prevent the emission of direct light towards adjoining properties or roadways to the satisfaction of the Responsible Authority.
9. No advertising signage is to be erected on the site without the further written approval of the Responsible Authority.

Major Projects

10.  The applicant/owner shall restrict sediment discharges from any construction sites within the property in accordance with Construction Techniques for Sediment Pollution Control (EPA 1991) and Environmental Guidelines for Major Construction Sites (EPA 1995).
11. The drainage system must be designed and constructed to limit downstream flow to pre-development levels.
12.  The flow paths of a 1% AEP storm shall be determined and the development designed so that no private property is inundated by such a storm. The flow paths shall be indicated on drainage plans.
13.  The drainage system must be designed to include provision to intercept litter prior to connection with any Council drain or discharge to a water course.
14.  Stormwater runoff from paved areas must be intercepted at all street boundaries by installation of a grating, connected to the underground drainage system and not allowed to flow across the adjacent footpath or nature strip.
15.  Vehicle crossings, driveways and parking areas are to be constructed to the satisfaction of the Responsible Authority in accordance with Macedon Ranges engineering standards.
16.  All driveways must be designed to allow all vehicles to enter and exit the site in a forward direction.
17.  All civil engineering works associated with the development must be undertaken in accordance with Macedon Ranges Shire Council Policy “Engineering Requirements for Infrastructure Construction”.
18.  All car parking areas are to be constructed to a sealed standard and line marked to the satisfaction of the Responsible Authority.
19.  Should adverse amenity impacts occur traffic control measures (signs) are to be provided to control access to Goode Street between 7pm and 7am to the satisfaction of the Responsible Authority. Such signs are to be erected within 60 days of written notification being given to the applicant/occupier.
20.  Without the further written consent of the Responsible Authority the shift changeovers are to be staggered to ensure that no more than 15 staff changeover at any one time.
21.  The applicant must make its best endeavours to ensure that call centre employees make maximum use of the basement car parking at all times.
22.  The loading dock area is to be amended to the satisfaction of the Responsible Authority prior to any approval of engineering plans.
23. This permit shall expire if the use and/or the development hereby permitted is not commenced within two years of the date of the permit. A written application may be made to the Responsible Authority for the extension of the permit prior to the permit expiring or within three months after the expiry of the permit.

Formal Motion

 

It was moved by Cr Gyroffy that the motion now before the meeting be adjourned for a maximum of 2 weeks.

The motion was put and lost.

  LOST

The motion before the Council was put and carried.

CARRIED