The height, scale, massing, and built form of the proposal together with the extent of hardstand areas will dominate the surroundings and respond negatively to the surrounding context.
The lack of sufficient setbacks in the proposal will make the proposal dominate the surroundings and be excessively visually prominent.
The Proposal contains insufficient landscaping particularly it lacks sufficient provision of native canopy trees indigenous to the area and with broad canopies to provide visual buffer for the structures and light associated with the Proposal.
The Proposal lacks sufficient best practices in water sensitive urban design as well as measures to prevent the entry of litter to the stormwater network.
The proposal will generate unreasonable amenity impacts to surrounding residential uses, through acoustic, additional motor traffic on not just Hereford Road but also surrounding streets likely to be used in order to access the premises.
The proposal demonstrates poor vehicle circulation, entry, egress.
The Proposal will create unacceptable discharge of stormwater due to the extent of its hardstand areas and lack of sufficient and acceptable systems for onsite stormwater detention.
The Applicant has not demonstrated by reports of light, acoustic, environmental and social impact consultants that the Proposal will not generate unreasonable amenity impacts upon the public realm and the surrounding residential uses.
The Proposal will create unreasonable local traffic impacts and potential for vehicle conflicts due to significant volumes of vehicles entering and exiting the site and the impacts extending to surrounding local streets, impact pedestrian safety, and increase noise associated with the traffic.
The Proposal fails to respond appropriately to the Clause 65 VPP matters.
The Proposal is not an "acceptable planning outcome".
The Proposal responds poorly to the matters in the C189yran Amendment of the Yarra Ranges Planning Scheme.
The Proposal responds poorly to Clause 32.09-14 Decision guidelines for Neighbourhood Residential Zone 2 (NRZ2) in the Yarra Ranges Planning Scheme.
The Proposal responds poorly to the Decision Guidelines at 7.0 in the Schedule to the NRZ2 of the Yarra Ranges Planning Scheme.
The Proposal responds poorly to the matters in Clause 43.02-6 Decision Guidelines for the Design and Development Overlay 5 (DDO5) in the Yarra Ranges Planning Scheme.
The site is located in a Least Change Area according to the C189yran Amendment to the Yarra Ranges Planning Scheme.
The Proposal fails to respond appropriately to the Design Objectives and Decision Guidelines in the Schedule to the DDO5 in the Yarra Ranges Planning Scheme.
The Proposal fails to respond appropriately to the matters in Clause 42.03 Significant Landscape Overlay (SLO) of the Yarra Ranges Planning Scheme.
The Proposal fails to respond appropriately to Schedule 22 to Clause 42.03 Significant Landscape Overlay (SLO22) of the Yarra Ranges Planning Scheme.
The Proposal fails to respond appropriately to the Clause 44.06 Bushfire Management Overlay (BMO) in the Yarra Ranges Planning Scheme.
The Proposal responds poorly to Council's policies relating to activity centres, out of centre development and non-residential uses in residential zones.
It is urged that the Proposal should not be supported.
