|
DETERMINATION
(a) The Panel determined as follows:
(1)The
Council is instructed to enter into Consent Orders approving development
application DA/416/2022 for an 80 place child care centre with basement
carparking at 52 Essex Street , Epping subject to the following:
a. Amendment of the plans as
follows:
aa. External window and door
frames to be changed from aluminium to timber.
bb. The roof pitch be increased
to match or very closely align with that of the adjoining dwelling
houses at 50 and 54 Essex Street.
cc. Increase the width of the
eaves to match or very closely align with that of the adjoining dwelling
houses at 50 and 54 Essex Street.
dd. Basement carpark door to be
of timber appearance and appropriately finished to be in keeping with the
heritage conservation area.
b. Amendment of condition
95 (application for any new, reconstructed or extended driveway) to include
specific requirements for signage and other treatments (recommended by
Council’s traffic expert) to ensure pedestrian safety .
c. Amendment of the
Plan of Management referred to in condition 117 to include specific measures
to manage traffic flow during peak times or any traffic mitigation
recommended by Council’s traffic expert.
2. The consent
orders to include the conditions in the Council officer’s report to
this meeting subject to amendment in accordance with the above (and any minor
consequential amendments).
REASONS
1.
The Parramatta Local
Planning Panel (LPP) refused an earlier version of this proposal on 18
October, 2022 for the following reasons:
1.
The Panel is not
satisfied the matter of contamination has been fully assessed in accordance
with SEPP (Resilience and Hazards) 2021 and the Panel believes that the
requirements for remediation of the site are not sufficiently clear as
further investigation is still required.
2.
The Panel notes the
existing strong and generally consistent character of the Heritage
Conservation Area. The Panel finds that the large contemporary domestic
design is incompatible with the Hornsby Development Control Plan 2013,
Heritage 9.3.13 Essex Street (Epping) Heritage Conservation Area. The front
façade is twice the width of other houses in the vicinity, with very
basic detail, uncharacteristic low pitched
roofs and minimal eaves overhangs. Aluminium framed window and door frames
are unsympathetic to the heritage context. The street frontage is dominated
by access ramps, pathways and the double driveway to the basement car park,
with sparse landscape.
3.
The representations
made to the Panel regarding the current traffic situation in the street,
(that Essex Street is presently used as an alternative to main streets in the
Epping area) may present unsatisfactory access to the site and the Panel
requires further assessment dealing with this point.
2.
The amended plans (version
C) have addressed the LPP’s concerns regarding the width of the front
façade but not the other concerns, namely: low pitched roofs,
aluminium framed windows and doors and minimal eaves overhangs.
3.
The Panel is of the view
that the failure to amend the plans to address these concerns will have an
adverse impact on the heritage conservation area and that any approval should
be conditioned to require these changes.
4.
In terms of traffic and
parking, the LPP notes that the advice of the Council’s external
traffic consultant is that the proposal has acceptable impacts and raises no
objections on traffic and parking grounds provided there are specific
measures to manage pedestrian safety and traffic flow at peak times. The LPP
has therefore made some amendments to the recommended conditions of consent.
VOTING:
Unanimous
|
