The height, scale and massing of the proposal will be somewhat dominant for a local suburban shopping strip context.
The lodgment date of this proposal indicates that the applicant anticipates it to be controversial and may like to minimise objections - though they would probably say that I'm embarking upon speculation with that view.
The basement carparking aspect of the proposal and location of its entry and exit points and crossover construction within the road reserve will create unreasonable amenity impacts within the narrow Day Street, given that parking is currently allowed on the eastern side of Day Street and the existing uses.
The overall proposal will generate unreasonable amenity impacts upon surrounding residential sites based on acoustic, traffic and pedestrian safety.
I consider these impacts cannot be mitigated except if the crossovers associated with the proposal were placed in Carpenter Street, or in the alternate if significant local traffic controls and works in the surrounds were implemented after a Traffic Engineer's review, this would be unacceptable as the measures in mitigation would be imposed at the community's (via Council) expense while the community of Day Street and Muscio Street residents contend with impacts of increased traffic and its pedestrian safety and acoustic impacts.
Part of the local context is several small shops that have a significant attendance by customers who travel by walking, as well as by driving.
Carpenter Street, though a popular local thoroughfare, it must be mentioned that it is not a feeder nor arterial road, indeed it has a speed limit of 50kmh and its responsible authority is the Council.
At the equinox, the land west of the subject site will experience substantial overshadowing prior to late morning and unreasonable amenity impacts noting the context.
The provision of a centre based childcare facility on the building's first floor does not respond appropriately to modern accessibility and DDA standards, unless an elevator linking the carpark, ground and first floor is provided with internal dimensions of more than 3 square metres.
While some growth in this local commercial centre is desirable, the proposal overall does seem a rather heavy impact upon Day Street, if the whole of Day Street and the surrounding streets are considered in the local traffic context.
The proposal, particularly the parking entry and crossover locations, fails to positively respond to:
Zone B1 Neighbourhood Centre
1 Objectives of zone
• To provide a range of small-scale retail, business and community uses that serve the needs of people who live or work in the surrounding neighbourhood.
• To provide retail facilities for the local community commensurate with the centre’s role in the local and regional retail hierarchy.
• To create opportunities to improve the public domain and encourage the integration of centres with public transport and pedestrian networks.
• To ensure that development reflects the desired future character and dwelling densities of the area.
Due to the significant number of concentrated (peak period) motor car trips likely to be associated with the proposal's implementation, the proposal as is appears an inappropriate planning outcome for the site and context and should be refused.
