,WHP - City of Sydney · compared to other roller shutters or security doors using other materials....

Local Planning Panel 10 October 2018

Development Application: 10-16 Bay Street, Ultimo

File No.: D/2018/740

Summary

Date of Submission: 4 July 2018

Applicant: City of Sydney

Architect: Chez Design Management

Owner: City of Sydney

Cost of Works: $97,991

Zoning: Permissible in the B4 - Mixed Use zone

Proposal Summary: The application seeks consent for the replacement of an existing boom-gate with a rapid roller shutter and associated security fencing to the Bay Street Depot vehicular entrance.

The Bay Street Depot is a City of Sydney owned and operated Council Depot with various local heritage-listed buildings located within the site. The proposed roller door and associated structures will not impact on the heritage fabric of the buildings.

The application is referred to the Local Planning Panel for determination as the land is owned by the City of Sydney.

Summary Recommendation: The development application is recommended for approval, subject to conditions.

Development Controls: (i) Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005 (Deemed SEPP)

(ii) Sydney Local Environmental Plan 2012 (Gazetted 14 December 2012, as amended)

(iii) Sydney Development Control Plan 2012 (in force on 14 December 2012, as amended)

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Item 8.


Attachments: A. Recommended Conditions of Consent

B. Selected Drawings

Recommendation

It is resolved that consent be granted to Development Application No. D/2018/740 subject to the conditions set out in Attachment A to the subject report.

Reasons for RecommendationThe application is recommended for approval for the following reasons:

(A) The proposal is consistent with the B4 Mixed Use zone.

(B) The proposal is consistent with the relevant controls for the site.

(C) The proposal will not detrimentally impact on surrounding heritage items.

(D) The proposal provides for the ongoing operational viability and improved security for the Council Depot.

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Background

The Site and Surrounding Development1. A site visit was carried out by staff on 10 July 2018.

2. The site is irregular in shape, with an area of 19,982sqm. It has frontages to William Henry Street to the north, Wattle Street to the east, Macarthur Street to the south and Bay Street to the west.

3. The site has been used as a Council depot by the City of Sydney since the early 1900s. The site was initially used as a base for garbage and night soil carts and has since expanded to include maintenance works, administration areas and storage for Council vehicles. The buildings within the site reflect both the continued expansion of the property and range of uses.

4. Surrounding land uses are commercial and residential in nature. This part of Ultimo is currently undergoing transition and a number of properties adjoining the subject site are under construction. The site is within close proximity to the Glebe Affordable Housing Project, UTS, Central Park and Broadway Shopping Centre. The proposed works are located inside the vehicular entry from Bay Street adjacent to the Stables Building. The stables building, garages and boundary wall to Bay Street are identified as a heritage item (I2277) under Schedule 5 of the Sydney Local Environmental Plan 2012. The site is not located within a heritage conservation area.

Figure 1: Aerial image of subject site and surrounding area

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Figure 2: Vehicular access to the site from Bay Street. The proposed roller door is to replace the boom gate, indicated by the arrow

Figure 3: Site viewed from Bay Street with the Stables Building behind the wall to the right

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Proposal

5. The application seeks consent for the following alterations to Council's Bay Street Depot:

(a) installation of a custom rapid roller shutter inside the Bay Street vehicular entry to replace the existing boom gate; and

(b) installation of aluminium framed chain wire mesh fencing with interim vertical supports between the new rapid door and main entry wall.

6. Plans of the proposed development are provided below.

Figure 4: 3D perspective of the proposed roller door and fencing

7. Identical doors have been installed at the City's Alexandria Canal Depot.

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Figure 5: City's Alexandria Canal Depot

History Relevant to the Development Application

8. On 1 June 2005, D/2005/540 was approved for alterations to the Bay Street Depot including placement of five free-standing polymer rainwater tanks and connection of poly downpipes to capture roof runoff water.

9. On 11 October 2012, D/2012/1147 was approved for alterations to the Bay Street Depot including an above and below ground hydrant and house reel ring main, installation of pipe work and pump station, a hydrant booster point on the boundary wall and enclosure of two windows on the Bay Street elevation.

10. On 19 January 2015, D/2014/1807 was approved for the replacement of roof sheeting and associated structures and replacement of windows to the stables building.

11. On 5 May 2016, D/2015/1724 was approved for upgrade works to the Bay Street Depot including demolition of workshops, new substation and pump room on Bay Street and works to vehicular entry on William Henry Street.

12. On 14 November 2017, D/2017/1405 was approved for internal alterations to the Bay Street Depot including demolition of the mezzanine within the existing main stable block, removal of internal partitioning, office and meal rooms, and internal reconfiguration of the Harness Workshop to provide new accessible and female amenities.

13. On 4 December 2017, D/2015/1724/A was approved for the modification of consent to amend conditions to allow for the staging of works and construction certificates.

14. On 4 July 2018, the subject development application was lodged.

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15. On 24 July 2018, a written request was made to the applicant for further architectural details.

16. On 2 August 2018, additional details were received.

Economic/Social/Environmental Impacts

17. The application has been assessed under Section 4.15 of the Environmental Planning and Assessment Act 1979, including consideration of the following matters:

(a) Environmental Planning Instruments and DCPs.

Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005 (Deemed SEPP)18. The site is located within the designated hydrological catchment of Sydney Harbour

and is subject to the provisions of the above SREP.

19. The Sydney Harbour Catchment Planning Principles must be considered in the carrying out of development within the catchment. The key relevant principles include:

(a) protect and improve hydrological, ecological and geomorphologic processes;

(b) consider cumulative impacts of development within the catchment;

(c) improve water quality of urban runoff and reduce quantity and frequency of urban run-off; and

(d) protect and rehabilitate riparian corridors and remnant vegetation.

20. The development is consistent with the controls contained with the deemed SEPP.

Sydney LEP 201221. The site is located within the B4 - Mixed Use zone. The use is defined as a waste or

resource management facility and is permissible.

22. The relevant matters to be considered under Sydney Local Environmental Plan 2012 (Sydney LEP 2012) for the proposed development are outlined below.

Compliance Tables

Development Control Compliance Comment

4.3 Height of Buildings Yes A maximum height of 15m is permitted.

A height of 4.2m is proposed.

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Development Control Compliance Comment

5.10 Heritage conservation Yes The site contains a heritage item, I2277, known as "Bay Street Depot former stables and factory buildings, including interiors and Bay Street garages street wall."

See discussion under the heading Issues.

Part 6 Local Provisions - Height and Floor Space

Compliance Comment

Division 4 Design excellence Yes The proposed roller door and its associated structures are appropriate the building type and surrounds. The form and appearance of the proposed works are considered acceptable given the industrial nature of the site.

Sydney Development Control Plan 201223. The relevant matters to be considered under Sydney Development Control Plan 2012

(Sydney DCP 2012) for the proposed development are outlined below.

3. General Provisions Compliance Comment

3.9 Heritage Yes The site contains a heritage item, I2277, known as "Bay Street Depot former stables and factory buildings, including interiors and Bay Street garages street wall."

See discussion under the heading Issues.

Issues

Operational Requirements24. The applicant states that the proposed rapid roller shutter and associated fencing has

been developed to meet the practical and functional safety and security requirements required for the depot without impacting on the adjacent heritage buildings.

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25. The key feature of the rapid roller shutter system is the 3-phase geared motor with electric brake. The door speeds are adjustable with a standard opening speed of 1.5m per second and a closing speed of 0.7m per second. This will significantly assist in site security and ensure that vehicles entering the site are able to clear Bay Street quickly to avoid potential traffic congestion.

26. The door panel is manufactured from polyester reinforced, fire retardant PVC and coated with UV absorbers. The panel includes a full width clear PVC safety vision screen. The use of these materials means that noise output is significantly reduced compared to other roller shutters or security doors using other materials.

27. The size of the roller door provides the necessary operational clearances for the vehicles that access the depot. Clearance of the opening matches the size of the opening of the Bay Street facade.

28. The door is set back 9m from the Bay Street entry which will allow the existing security checkpoint to remain in use and provide an area for vehicles to queue that does not obstruct traffic on Bay Street.

Heritage29. The site contains a local heritage item, I2277, known as "Bay Street Depot former

stables and factory buildings, including interiors and Bay Street garages street wall", under Schedule 5 of the Sydney LEP 2012.

30. The heritage impact statement submitted in support of the application states that the proposal is acceptable as it conforms to the existing industrial nature of the site and retains and preserves the heritage fabric of the buildings on the site.

31. The proposed roller door is set back 9m from the heritage-listed boundary wall and its associated free-standing structures do not require attachment to the heritage-listed Stables Building. The door will obstruct partial views currently available to the Stables Building through the wall opening, but due to the site's function as a Council depot, the installation of a roller door will be congruent with the industrial environment. Views to west, east and south of the Stables Building will be maintained from Bay Street and Macarthur Street.

32. The City's Heritage Specialist raised concerns that the proposed door and structures could impact on the heritage fabric and visual curtilage of the Stables Building and encouraged the applicant to explore alternative design options. In response to these concerns, the applicant provided further justification for the appropriateness of the door for the depot's operational and security requirements. The applicant has also supplied 3D perspectives showing that the door is adequately set back from the heritage items on the site and will clearly not impact on any heritage fabric. The supplied information was assessed as acceptable and the proposal is supported.

33. The proposal generally complies with the relevant aims, objectives and controls outlined in the Sydney LEP 2012 and Sydney DCP 2012.

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Figure 6: Extract of the Sydney LEP 2012 heritage map showing the relationship between the proposed works (indicated by the red circle) and the adjoining heritage items on the site

Other Impacts of the Development34. The proposed development is capable of complying with the Building Code of Australia

(BCA).

35. It is considered that the proposal will have no significant detrimental effect relating to environmental, social or economic impacts on the locality, subject to appropriate conditions being imposed.

Suitability of the site for the Development 36. The proposal is of a nature in keeping with the overall function of the site. The

premises are in a commercial/industrial/residential surrounding and amongst similar uses to that proposed.

Internal Referrals

37. The conditions of other sections of Council have been included in the proposed conditions.

38. The application was discussed with the Building Services Unit; who advised that the proposal is acceptable subject to the recommended conditions.

39. The application was discussed with the City's Heritage Specialist; who raised concerns with the design of the proposed door and its relationship to the Stables Building. The applicant has demonstrated that the door will not physically impact any heritage fabric, and is considered acceptable.

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External Referrals

Notification, Advertising and Delegation 40. In accordance with Schedule 1 of the Sydney DCP 2012, the proposed development is

required to be notified. As such the application was notified for a period of 14 days between 5 July 2018 and 20 July 2018, and in response no submissions were received.

Public Interest

41. It is considered that the proposal will have no detrimental effect on the public interest, subject to appropriate conditions being proposed.

S7.11 Contribution

42. The development is exempt from the provisions of the City of Sydney Development Contributions Plan 2015 as the installation of the roller door will not increase the need for additional services.

Relevant Legislation

43. The Environmental Planning and Assessment Act 1979.

Conclusion

44. The application proposes the installation of a rapid roller shutter at the City of Sydney Council's Bay Street Depot.

45. The site contains a locally listed heritage item, I2277, which includes the former stables and factory buildings, interiors, and Bay Street garages and street wall. The applicant has submitted a heritage impact statement which adequately addresses the appropriateness of the development relative to the heritage constraints of the site. The door and its associated structures will not detrimentally impact on the heritage fabric of the buildings or the visual integrity of the curtilage of the Stables Building.

46. The proposal represents a good operational outcome for the depot by improving safety and security.

47. The development is therefore in the public interest and is recommended for approval subject to conditions.

GRAHAM JAHN, AM

Director City Planning, Development and Transport

Zeb McInnes, Planner

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,WHP - City of Sydney · compared to other roller shutters or security doors using other materials....

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