54 Jacka Crescent, Campbell, ACT

LEASE VARIATION - To permit a maximum of 3 dwellings.

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(Source: ACT Planning & Land Authority, reference 201731971)

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  1. Luisa Capezio commented

    Dear Sir / Madam
    LEASE VARIATION - To permit a maximum of 3 dwellings

    Development Application: 201731971:

    Proposal for a lease variation to permit an additional dwelling to allow a maximum of 3 dwellings at 54 Jacka Crescent, Campbell, by Martyn O’Connor (lessee name corrected as authorised by applicant on 21/11/17 R. Myers) and Lucy Snowdon. This proposal is a variation on development application 201732615, requesting the demolition of the existing dwelling and construction of 3 new two storey dwellings, landscaping and associated works.

    I write regarding the above planning application. I have examined the development application and I wish to object strongly to the development of three dwellings in this location and request the development application is reduced to two dwellings with adequate residential and visitor parking.

    The addition of three dwellings at 54 Jacka Crescent, constitutes a total of eleven bedrooms, six car parks and no visitor parking, proposes an immediate public safety risk attributed to extra traffic flow, additional parked cars and additional waste management facilities.

    Jacka Crescent is an uncharacteristically narrow residential street with limited verge and no footpath. The road has been designed to be equally shared by pedestrians, cyclists, cars and service vehicles. Town planner Trevor Gibson and architect Constance Jackson, designed Campbell in 1951 to feature interior streets with curvilinear layout, and culs-de-sac to encourage quiet, safe, low-volume traffic movement and preserve residential atmosphere.

    Additional traffic attributed by DA 201731971 is not within the capacity of the surrounding road network and is currently posing a serious public safety concern to residents. The distance between the dwellings 45 to 75 Jacka Cres Campbell spans only 260 meters and is within the immediate surrounds of the building for DA 201731971. Within this short distance, the street currently accommodates traffic from thirty dwellings and two blocks of flats. The parking entrance for the flats is on Jacka Cres and contributes to traffic flow from an extra 34 cars. In addition, the recent approval of six new dwellings (three from 50 Jacka Cres and three at 67 Jacka Cres), will significantly add to the intensification of the traffic on Jacka Crescent.

    Limiting the approval of DA 201731971 to two dwellings will allow for sufficient resident and visitor parking and ease the public safety issues associated with street parking and burden of traffic.

    RESIDENTIAL ZONES – Lease Variation General Code (effective 15 May 2017)
    ELEMENT 1: VARIATIONS GENERAL
    The lease variation is not in keeping with The National Capital Plan to “Maximise safety and perceptions of safety within the community”.
    Example 1, a single parked car or garbage bin located on Jacka Crescent poses extra safety risk to all pedestrians and cyclists. As intended by the ‘neighbourhood concept’ design for Campbell, both residents and cyclists share the road with the cars. Pedestrians, such as parents pushing prams, dog walkers and cyclists are required to walk in the centre of the road to pass parked cars, garbage bins or other obstacles. In this situation, all passing vehicles pose a significant safety risk to pedestrians and cyclists. This situation and can only be prevented by managing the over-population the inner suburb attributed to the RZ2 code.

    Example 2, on 12 December 2017, works associated with 67 Jacka Cres (block 18) caused a gas leak, forcing workers and residents to park on both sides of the street. When two cars are parked on both sides of the street, there is generally no room for passing cars. In this recent incident, a service vehicle such as an ambulance or fire truck, could NOT have gained access to Jacka Crescent, immediately placing the residents and workers at life-threatening risk.

    I encourage ACT Planning to please take the above two public safety issues into serious consideration when assessing DA 201731971 and all future development applications in the inner Campbell suburb. The approval of DA 201731971 with two dwellings will enable adequate planning for resident and visitor parking and address the public safety issues associated with street parking and burden of traffic.

    ELEMENT 2: VARIATIONS TO INCREASE RIGHTS
    In context of the immediate surroundings of 54 Jacka Cres Campbell, an additional dwelling contravenes all four sections of “element 2” of the lease variation general code as the proposal directly impacts public safety and significantly imposed on the intended characteristics of the inner-suburb of Campbell. Allowing a maximum of two dwellings and using the extra space for the provision of residential and visitor parking allotments will help minimise the extent of change to the block, street and surrounds and increase pedestrian and cyclists’ safety and enable service vehicle to gain entry on the street.

    As required when assessing a DA, I outline the following observations in context of the street, not just the block in question:
    I: sufficient car parking is provided on site or is available off site in accordance with the Parking and Vehicular Access General Code: The applicants have proposed three dwellings, with a total of eleven bedrooms, six car spaces and no visitor parking. The proposed design (DA 201732615) has a single driveway. This design illustrates the impracticality of additional cars parking on the driveway as it encourages congestion and will routinely park-in neighbouring vehicles. Also noted is the insufficient storage allocation permitted for each dwelling. The revised landscaping plan (refer to file 8 of DA 201731971 and DA 201732615) illustrate existing trees and proposed landscaping prevent additional vehicles, storage and waste management facilities to practically co-exist. Approval of a maximum of two dwellings will enable sufficient parking for both residents and visitors and enable residents to use the garage for storage.
    II: any increase in traffic flow is within the capacity of the surrounding road network: The distance between the dwellings 45 to 75 Jacka Cres Campbell spans only 260 meters and is within the immediate surrounds of the building for DA 201731971. Within this short distance, the street currently accommodates traffic from thirty dwellings and two blocks of flats (each with four apartments). The flats driveway for the parking is on Jacka Cres and contributes to traffic flow from 34 cars. In addition, the recent approval of six new dwellings (three from 50 Jacka Cres and three at 67 Jacka Cres), will significantly add to the intensification of the traffic on Jacka Crescent. Additional traffic attributed by DA 201731971 is not within the capacity of the surrounding road network. Proposing two dwellings for DA 201731971 will assist with managing the current traffic burden and impact on public safety currently faced by local residents.
    III: adequate post occupancy waste management and disposal can be provided to the relevant Territory standard: Service vehicle access on Jacka Crescent is currently an issue. 48 waste management bins line Jacka Crescent between numbers 45 to 75 Jacka Crescent (76 bins pending approval of green waste). Extra infilling, as proposed by DA 201731971 will further add pressure on the safety risk facing pedestrians, cyclists, cars and service vehicles who share Jacka Crescent as the road must be shared equally and with minimal risk.
    IV: no unreasonable increase in the level of noise for the occupants of dwellings on the block or on adjoining land. I am in agreement, the current plans do not indicate any unreasonable increase in the level of noise, over and beyond the addition of residents occupying the proposed three dwellings and eleven bedrooms and associated cars. However, in keeping with the intended characteristics of the street and accommodating for the recent approval of 50 and 67 Jacka Cres, plus the existing dwellings in the surrounds, two dwellings at 54 Jacka Cres poses less risk of breaching this code requirement. Consideration of residents, specifically related to loss of privacy and natural light, is essential.

    ELEMENT 3 – VARIATIONS TO ADDED USES
    Section I to IV: please refer above (element 2). In context of the immediate surroundings of 54 Jacka Cres Campbell, an additional dwelling contravenes all four sections of “element 3” of the lease variation general code as the proposal directly impacts public safety and significantly imposes on the intended characteristics of the inner-suburb of Campbell. Allowing a maximum of two dwellings and using the extra space for the provision of residential and visitor parking allotments will help minimise the extent of change to the block, street and surrounds and increase pedestrian and cyclists’ safety and enable service vehicle to gain entry on the street.
    v) no unreasonable risk to occupants of the block through any contamination of the block or on adjoining land
    N/A
    vi) no unreasonable level of odour for the occupants of dwellings on the block or on adjoining land
    N/A
    vii) no unreasonable level of light emission for the occupants of dwellings on the block or on adjoining land.

    Element 5: Variations to express the number of dwellings
    ACT Planning to confirm if the variation to the lease is consistent with: i) all other provisions of the lease; and ii) the Territory Plan, including all relevant codes.

    Due to the intended characteristically narrow residential streets, constricted verges and no footpaths, all residential zoning and development applications in Campbell should be considered very carefully to ensure the ACT Government preserves the historic characteristics of Campbell, significantly reduce traffic congestion and prioritise public safety.

    Yours faithfully,
    Luisa Capezio

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