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Report
Application No.
Applicant’s Name
Applicant's Address
Subject Land
Description of Development
Application Type
Relevant Development Plan
Zone
Properties Notified
Representations Received
Recommendation
040/2012/13
Mr Norman Sheun
20 Patapinda Rd
OLD NOARLUNGA SA 5168
143-145 Regency Rd, Croydon Park SA 5008
Change of use of tenancy to restaurant with interior
fit-out and deck addition with associated landscaping
and modifications to the existing car parking (noncomplying)
Non Complying, Category 3
Consolidated 13 June 2013
Light Industry
6
Nil
Seek concurrence of DAC for consent to be granted
SITE AND SURROUNDING LOCALITY
The site is triangular in shape and has road frontages to Regency Road and Durant Road
and is in close proximity to the junction of Regency Road and Days Road, approximately 35
metres to the west. The tenancy to the east was approved in June 2012 for 'internal
alterations changing from a video store to a travel agency'.
The locality could be considered as having a disparate pattern of development, with a range
of commercial and industrial developments to the east along Regency Road, a TAFE
education campus to the north, and a local centre to the west containing a number of small
convenience shops and takeaway food outlets. There is a single storey detached dwelling
south of the subject site, and more dwellings along Durant Road, which also contains a small
Council reserve.
In the wider locality is more general industry to the west, bulky goods retail showrooms and
the Coopers Brewery to the east and residential development along the western side of Days
Road.
The subject site is located within a Light Industry Zone, abuts a Residential Zone to the
south, and is adjacent a Local Centre Zone to the west. The subject site is hard sealed in
bitumen and concrete for the most part, other than some landscaping in the form of
shrubbery at the rear, where the site adjoins residential development.
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Subject Site
Notified Properties (Directly by Post)
*Not all of 137 Regency Road, CROYDON PARK (TAFE SA) is identified on the above map.
DESCRIPTION OF THE PROPOSAL
The proposal consists of the change of use of the eastern tenancy to a restaurant (for sushi
and related products) that will seat 30 people. The use will also allow for takeaway but this is
not considered to be the predominant form of business. In addition the proposal seeks:
•
•
•
•
The construction of an outdoor decking area approximately 55 square metres in size
and a height of 1.3m;
Additional landscaping to the front of the site;
Bollards provided for safety of customers from nearby traffic movements and;
Reconfiguration of the car park and modifications to, and expansion of, existing waste
area.
NATURE OF THE DEVELOPMENT
The application was considered to be a 'restaurant'. The term restaurant in the Development
Regulations 2008 (Schedule 1) is defined as:
"… land used primarily for the consumption of meals on the site."
Further discussion regarding the designation of this use for assessment purposes is
discussed under 'Assessment of the Proposal'. Restaurant is a type of development that is
non-complying in the Light Industry Zone. The proposal can still be considered taking into
account the relevant provisions of the Development Plan, however concurrence from the
Development Assessment Commission is required.
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Schedule 9, Part 1, 3 of the Regulations suggests certain developments can be assigned to
Category 1 despite their non-complying nature. Primarily as the proposal includes a change
in land use, the development proposed does not satisfy the criteria listed within this clause
nor is it assigned to a Category in Part 2 of Schedule 9.
The application was therefore processed as a Category 3 form of development for public
notification purposes where a total of 6 properties were notified of the development directly
and a notice was placed in the newspaper.
No representations were received during the period of notification.
ASSESSMENT OF THE STATEMENT OF EFFECT
For all forms of non-complying development Council must consider the potential
environmental, social and economic impacts when determining whether a development
proposal presents as a reasonable form of development within the locality, notwithstanding
that it represents a non-complying form of development.
Pursuant to Regulation 17 (5) of the Development Regulations 2008, the statement of effect
must include:
•
•
•
•
•
A description of the nature of the development and the nature of its locality;
A statement as to the provisions of the Development Plan which are relevant to the
assessment of the proposed development;
An assessment of the extent to which the proposed development complies with the
provisions of the Development Plan;
An assessment of the expected social, economic and environmental effects of the
development on its locality; and
Any other information specified by the relevant authority when it resolves to proceed
with an assessment of the application.
The statement of effect provided by the applicant meets the above criteria and is considered
satisfactory for an informed assessment of the proposal.
Environmental Impact
It is considered that a high degree of background traffic noise is prevalent in the locality
currently, given the proximity to a local centre that is open to late and has a two way
entry/exit point to Durant Road. The traffic noise from the busy junction of Regency Road,
which is a designated B-Double route, and Days Road, would also be a source of
background noise in the locality at all hours. As the baseline noise level is considered to be
high, the likely impact of additional traffic on the subject site is considered of a minor nature
for noise impact purposes.
Likewise the baseline air quality is considered likely to be poor given the nearby junction of
Regency Road and Days Road, with a reasonably high amount of localised air pollution
likely. Particulate matter contained in diesel emissions is most likely to create undue
localised odour and air quality impacts. There are many freight movements on Regency
Road daily and therefore additional movements of small rigid trucks and vans to and from the
site are not considered to be changing the nature of the baseline environment, from the
perspective of air quality.
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Considering the baseline environment, and design measures adopted, any potential increase
in emissions and noise outputs are likely to be negligible in the context. The traffic generation
is considered to be suitably managed with an adequate provision of car parking, and more
orderly traffic conditions than current.
The applicant states that the proposed restaurant is not considered to create unreasonable
disturbance to the adjoining residential property owners by way of emissions, noise,
vibration, light spill or traffic impacts. The planning consultant who wrote the report does not
provide reasoning for this statement within this section. Nonetheless the wider report does
emphasise that the cooking of the food is to occur off-site and the hours of operation
proposed is likely to not cause unreasonable disturbance as listed above
Economic Impact
The consideration of this impact is considered pertinent amid concern about how the
proposed new shop would function alongside an existing centre without diminishing the
centres function or viability.
It has been noted that an existing travel agency operates from the current site. The applicant
contends that the proposed development will be able to co-exist without detrimental
economic impact on the existing shopping centre to the west of the subject site. The
proposed restaurant is small in scale and will achieve an expansion of services provided in
the locality to service the local population, which includes the nearby industrial and
commercial premises and the TAFE.
It is reasonable to determine that the proposed development will be able to co-exist without
detrimental economic impact on the existing shopping centre to the west of the subject site.
Social Impact
With regard to the social impact of the proposal the development should have a positive
impact on the locality due to the fact that the building will provide potential areas of
development for small business to expand and grow within the area and over time should
provide increased employment opportunities. There is potential for some negative social
impacts emanating from the site via the increased use of the local street network for access
and egress to the site. However, due to the size of the proposed shops and the potential
traffic volumes this impact is considered to be minor.
CONSULTATION WITH OTHER AGENCIES/DEPARTMENTS
The application was referred to the following Agencies and/or Departments:
Council's Technical Services Department:
The application was forwarded to Technical Services for review. The proposal does not seek
to add any additional roof area or other impervious surfaces thus the net stormwater disposal
is very unlikely to increase.
In relation to traffic matters. There was prolonged assessment on this matter and a number
of amendments made. Council's Traffic Engineer generally agreed with the operation of the
car park as modified, however suggested that the front car park be modified to provide six
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car parking spaces perpendicular to Regency Road and for waste collection to be operated
via the car park behind the tenancies. The applicant has provided amended plans to address
this request.
Council's Traffic Engineer did not concur with DPTI’s comments (see below) in relation to
making the site operate in a one way direction and consider that the applicant’s revised plans
address many of DPTI’s reasonable concerns.
Department of Planning, Transport and Infrastructure
The proposal represented a form of development, which in the opinion of the relevant
authority was likely to:
•
Change the nature of movement through an existing access (Schedule 8, Table 2,
(3)(b)).
This was a point of contention in the assessment process. The reasoning behind the referral
was that the decking and proposed new landscaping was likely to modify and restrict the flow
of existing traffic movements in the car park resulting in changes to the nature and frequency
of movements to certain access points which may have an effect of the operation of the
arterial road.
DPTI responded (dated 19/03/2014) to the original referral by indicating that the Department
did not support the development in its current form and suggested amended plans showing:
•
•
•
•
•
•
•
the Regency Road access designed on the eastern boundary with a 3.5 metre width,
70 degrees to the kerb line to encourage in-only movements;
the removal of car parks 20 and 24 to provide an access clear area;
the removal of the proposed landscaping and bollards north of the restaurant;
line marking to reflect the desired one-way traffic flow through the site;
car park 2 entrance relocated in accordance with Figure 3.1 in AS/NZ 2890.2:2004;
the provision of a shared space for the disabled park; and
the removal of car park 19.
In response, the applicant amended to plans to some degree to address some issues raised
by DPTI but also submitted rebuttals to some of the requested amendments. When amended
plans were submitted Council Administration under Regulation 27 (1) of the Development
Regulations 2008 referred the application back to DPTI for comment.
In their response (dated 4/06/2014), DPTI again indicated that that the Department did not
support the development in its current form and suggested amended plans showing.
•
•
•
•
the Regency Road access designed on the eastern boundary with a 3.5 metre width,
70 degrees to the kerb line to encourage in-only movements;
the removal of car parks 20 and 24 to provide an access clear area;
the removal of the proposed landscaping and bollards north of the restaurant;
line marking to reflect the desired one-way traffic flow through the site.
The applicant indicated they are not wishing to make any further amendments on the
proposal.
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SUMMARY OF THE PROPOSAL
The following is a summary of the proposal:
The proposal consists of the change of use of the eastern tenancy to a restaurant (for sushi
and related products) that will seat 30 people. The use will also allow for takeaway but this is
not considered to be the predominant form of business. In addition the proposal seeks:
•
•
•
•
The construction of an outdoor decking area approximately 55 square metres in size
and a height of 1.3m;
Additional landscaping to the front of the site;
Bollards provided for safety of customers from nearby traffic movements and;
Reconfiguration of the car park and modifications to, and expansion of, existing waste
area.
Setbacks
Front
(Regency Road)
Rear
(South)
Side (east)
Side (west)
(Durant Road)
Existing
Building
4.8 metres
23 metres
3.9 metres
12m
Decking
3.6 metres
N/A
N/A
(To existing
building)
14.3m
Development
Plan
Requirements
In line with
adjoining buildings
on adjoining
allotments
(Industrial
Development PDC
3)
Restricted to a height of 3m on the boundary. (Industrial
Development PDC 2)
On-site Car Parking
On-site Parking Provided
Development Plan Provisions
35 spaces
(for both travel agency and restaurant)
Restaurant: One per 3 seats provided or capable
of being provided. (=10 spaces)
Shop:
7 spaces per every 100 square
metres of gross retail floor area.
(=10.5 spaces)
Total required on site for all uses, 20.5 spaces
ASSESSMENT OF THE PROPOSAL
When determining if the proposed development is a reasonable form of development for the
subject site, an assessment is conducted against the relevant provisions of the Development
Plan. The appropriateness of the proposal is therefore reliant on satisfying such provisions
and having no unreasonable impact on adjoining properties and on the amenity and
character of the locality.
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Zoning and Land Use
General Section - Interface Between Land Uses Objectives: 1 & 2
General Section - Interface Between Land Uses PDC: 1, 2, 3, 4, 5, 6 & 7
General Section - Industrial Development Objective: 1
General Section - Centres & Retail Development Objective: 1
Light Industry Zoning Objectives: 1 & 2
Light Industry Zoning Principles of Development Control: 1 & 2
The Zone, being a Light Industry Zone, is for the purposes of light industrial and commercial
activity, with limited potential to cause undue noise, dust, smell or heavy vehicle traffic. The
use of the Zone in planning policy formation provides for a transition between the heavy uses
in an Industry Zone and adjoining residential areas.
The land to the south is a Residential Zone and to the west is a Local Centre Zone. The
subject site is at the cusp of three separate zones in which a number of different types of
land uses are accommodated. It is also in close proximity to a signalised junction between a
secondary arterial road, and a major collector road.
The application was determined to be a change of use to a restaurant. The term restaurant in
the Development Regulations 2008 (Schedule 1) is defined as:
'… land used primarily for the consumption of meals on the site'.
A restaurant is also listed as a 'shop' under the same Schedule providing ambiguity as to the
terminology. However, the specific use of 'restaurant' under the Development Regulations
implies that such a use is precise and worthy of special consideration.
The proposal relates to a specific tenancy on the land and has no identifiable direct
association with the travel agency also existing on the land and is unlikely that those who
travel to the restaurant would also use the services of the travel agency at the same time.
Nonetheless, the hours of operation for the proposed restaurant is longer than the currently
approved travel agency. Notwithstanding the Development Plan Guidelines, empirical
evidence suggests that the proposed use will be more of a car park generator than the
existing travel agency.
On this basis, it is considered that the proposed use is likely to change the nature of
operations on the site such that the restaurant will become the more predominant use on the
land. This methodology has been expressed in Eliza Jane Investments Pty Ltd V City Of
Playford [2007] SAERDC 72.
The proposed use, it is considered, is unlikely to adversely impact on the area subject to
design (particularly amenity, visual appearance and car parking). The use is considered to
have a positive impact in the locality taking in context the variety of current uses in the Light
Industry Zone and adjoining zones more broadly.
These will be further assessed in subsequent sections.
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Amenity, Character & Visual Appearance of Built Form
General Section - Design and Appearance Objectives: 1 & 3
General Section - Design and Appearance PDC's: 3, 8, 11, 14 &15
General Section - Interface Between Land Uses PDC's: 3, 4, 5, 6 & 7
General Section - Landscaping Fences and Walls Objectives: 1
General Section - Landscaping Fences and Walls PDC's: 1, 2, 3, 6 & 7
Light Industry Zoning Principles of Development Control: 4
The amenity of the locality is considered to be relatively poor due to the high volumes of
traffic, disparate and degraded pattern of development and lack of notable vegetation and
the low socio-economy of the area. The area has a variety and convenience shops, including
many food outlets in the adjacent Centre catering for the local population.
The subject site is blighted by the appearance of the bright yellow out-dated shop contained
on the site at present, and dominance of hard-sealed concrete and bitumen.
The proposed development seeks to reinvigorate the site with new decking, car parking and
additional landscaping. The applicant also seeks to paint the existing building to improve the
visual amenity of the building.
The applicant proposes to update existing signage that is in poor condition with a modern
design, which is considered will improve the visual amenity of the site. None of the signs are
proposed to be illuminated.
As discussed previously, especially in the 'Assessment of the Statement of Effect' section, it
is considered that the proposed development will not reduce the amenity of the locality by
way of noise, smell, visual impact, excessive traffic or any other type of impact source.
Nevertheless, suitable conditions of approval are contained in the recommendation that
adequately address these issues, should Development Plan Consent be granted.
Access, Car Parking and Manoeuvring Areas
Council Wide - Table PAdE/5 - 'Off Street Vehicle Parking Requirements'
General Section - Transportation and Access Objectives: 2
General Section - Transportation and Access PDC's: 8, 9, 10, 13, 30, 31, 32, 33, 34, 38, 40,
42, 43, 44 & 45
Light Zoning Objectives: 1
The application seeks to keep three access points with modifications to the "car park 1"
entrance with a slight relocation further south. The applicant also proposes to alter the nature
of vehicle movements in the car park resulting in what is regarded by Council's Traffic
Engineer as improved safety outcomes.
The current car parking provision on the site is more than adequate for the traffic demand on
the site, however the lack of line-marking, kerbing and traffic calming devices contained on
the site at present, make for a disorderly car park.
The proposed development seeks to provide 35 car parking spaces, including perpendicular
car parking spaces at the front of the site with wheel stopping devices, and a number of staff
only car parking spaces at the rear. The Development Plan expects a rate of 24 car parking
spaces to be used resulting in a surplus of car parking spaces.
With one of the tenancies being a travel agency with a low level of customers coupled the
proposed use of the restaurant; it is considered that the car parking provided will adequately
cope with expected demand.
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The proposal includes that waste will be picked up in the rear car park. Analysis conducted
by Council's Traffic Engineer has considered that the width of the aisle, access point onto
Durant Road and relevant rear car parks are labelled as ‘staff only’ - it is not expected that
there will be frequent instances of conflicting movements of commercial and visitor vehicles.
In terms of aisle widths, turning paths, car park dimensions and design, the car parking
proposed is in accordance with the Australian Standards (AS/NSZ 2890.1: 2004) for offstreet parking. However, it is recommended that a condition requesting amended plans be
submitted that shows car park 26 modified so that a walkway can be developed abutting the
northern edge of the decking, should Development Plan Consent be granted.
Overall the car parking and manoeuvring is considered to be substantially in accordance with
the majority of relevant Development Plan provisions.
Landscaping
General Section - Landscaping Fences and Walls Objectives: 1
General Section - Landscaping Fences and Walls PDC's: 1, 2, 3, 6 & 7
The Development Plan seeks that:
"15
Landscaping within each allotment should be provided so that:
(a) a landscaped set-back area at least 3 metres wide is located along
boundaries of allotments with any road or reserve
(b) an intensive landscape buffer of at least 2 metres wide is provided at the rear
of allotments where it adjoins a zone boundary.
(PDC 15 - Light Industry Zone)"
While the development is not for industrial purposes, the subject site is contained in the Light
Industry Zone. The proposed development includes a strip of landscaping along the front
(Regency Road), landscaping at the north-western side of the site and planter boxes near
the proposed decking and entry. The landscaping includes plant varieties such as Australian
fuchsia, lavender Grevillia and native rosemary.
The total amount of landscaping provided is approximately 11 percent of the site; however
this is much greater than the existing provision of landscaping on the site and most of this is
towards the site frontage, which has more effect in terms of providing a balance to built form.
It is recommended that a condition be imposed on any approval that requires a full landscape
plan to be lodged with Council, providing for a range of trees and shrubs to be planted, prior
to full Development Approval being granted, should this application be successful in
obtaining Development Plan Consent.
CONCLUSION
The proposed development is for the purposes of a Non Complying form of development, as
it is a form of development listed in the Light Industry Zone as Non-Complying. As a NonComplying form of development the application must display a significant amount of merit to
warrant support from Council. The existing site is considered to lack reasonable amenity and
has a poor presentation to Regency Road with the large expanse of concrete and chain
fencing to the front of the site not providing for a visually appealing streetscape.
The proposed development improves the built form and provides for a much greater balance
of landscaping on the site than what currently exists. Furthermore the car parking provided is
considered to be much more orderly than the current layout of the site, and will make traffic
movements on site much more orderly and safe.
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Whilst the land is within the Light Industry Zone, the subject site is at the cusp of three
separate zones in which a number of different types of land uses are accommodated. One of
the main features of the Light Industry Zone is to accommodate uses with limited potential to
cause undue noise, dust, smell or heavy vehicle traffic. It is considered that the application
as proposed continues to meet this objective.
It is considered that the proposed development can function alongside the existing Centre in
harmony, without diminishing its function. It is also considered that the development is
suitably located adjacent a busy junction of two main roads, which offers the benefit of high
exposure.
Overall, the proposed development is considered to meet many of the Development Plan
provisions, despite being a Non-Complying form of development, and will improve the
amenity of the locality. Therefore it is considered that the proposal is worthy of Council’s
support.
The relevant application details have been supplied to all Members. (Refer Attachments)
CITY PLAN
A vibrant and attractive City that is well-planned and accessible, with safe and healthy places
to live, work and play. (Goal)
Urban form shaped by appropriate policy and principles of development control expressed in
the Port Adelaide Enfield (City) Development Plan. (Objective)
Detrimental health impacts from industrial areas and transport corridors minimised through
appropriate land use planning that balances the needs of industry and residents. (Objective)
An urban environment characterised by attractive and sustainable landscaping and useable
open space throughout residential and commercial areas. (Objective)
Natural and built heritage that is widely appreciated and preserved. (Objective)
A strong and sustainable local economy built on the growth of a diverse range of economic
activities that provides employment and other benefits for the community. (Goal)
Urban and industrial development does not have a detrimental impact on the quality of the
natural environment. (Objective)
CORPORATE PLAN
Provide an efficient and effective development assessment service. (Strategy)
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RECOMMENDATION
That the Port Adelaide Enfield Development Assessment Panel resolves that:
1.
Pursuant to Section 35(2) of the Development Act 1993, the proposal is NOT
considered to be seriously at variance with the relevant provisions of the Port Adelaide
Enfield (City) Development Plan.
2.
Pursuant to Section 35 of the Development Act 1993, the Port Adelaide Enfield
Development Assessment Panel seeks the concurrence of the Development
Assessment Commission to the GRANTING of Development Plan Consent to
Development Application No. 040/2012/13 by Mr Norman Sheun for a change of use of
tenancy to restaurant with interior fit-out and deck addition with associated landscaping
and modifications to the existing car parking (non-complying) at 143-145 Regency Rd,
Croydon Park SA 5008 subject to the following conditions:
2.1
Except where minor amendments may be required by other relevant acts, or by
conditions imposed by this application, the development is to be established in
strict accordance with the details and plans submitted in Development Application
040/2012/13 and all works shall be completed to the reasonable satisfaction of
Council prior to the occupation and/or use of the development.
2.2
The proposed finished floor level of any addition(s) shall complement the finished
floor level of the existing building unless otherwise directed by Council.
2.3
All loading and unloading of vehicles and manoeuvring of vehicles shall be done
entirely upon the subject land.
2.4
Wheel stopping devices constructed of concrete, metal or wood shall be placed
at the end of each parking bay so as to prevent overhang and damage to
adjoining landscape by motor vehicles, to the reasonable satisfaction of Council.
2.5
The proposed car parking layout and access areas shall conform with the
Australian Standard 2890.1 for Off-Street Parking Facilities.
2.6
All car parks shall be line marked or paved in a distinctive fashion to delineate
each car parking space and shall be maintained in a clear and visible condition
at all times.
2.7
Driveway, manoeuvring areas, car parking spaces, and landscape areas shall not
be used for the storage or display of any materials or goods.
2.8
Access to buildings and designated disabled car parking spaces shall be
designed and provided in accordance with the provisions contained in
"Guidelines for the provision of parking for people with disabilities in South
Australia" (March 1993) and AS1428, Parts 1, 2 and 4.
2.9
Prior to Development Approval being granted Council requires a landscaping
plan specifying the types and height of the proposed landscaping to be approved
by Council prior to the issue of full Development Approval.
The proposed landscaping shall be established on the site in accordance with the
approved plan prior to the occupation of the site and it shall be maintained and
nurtured at all times, with any diseased or dying plants replaced to the
satisfaction of Council.
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2.10 Prior to Development Approval being granted Council requires an amended site
plan showing modifications to 'car park 26' so that the walkway is extended to
'car park 2' abutting the northern edge of the decking to the satisfaction of
Council.
2.11 The restaurant herein approved shall not seat more than 30 persons at any one
time.
2.12 The hours of operation of the restaurant shall not exceed 6:00am to 9:00pm
Monday to Saturday.
2.13 Waste disposal vehicles and general delivery vehicles that service the premises,
shall be restricted to between 9:00am to 6:00pm Monday to Friday.
Advisory Notes
•
The applicant is reminded that any future signs, hording, advertising, bunting, or flags
should be subject of a further application to Council under the Development Act 1993
•
The granting of this consent does not remove the need for the applicant to obtain all
other consents that may be required by other statutes or regulations.
•
The applicant is advised that any works (stormwater connections, driveways, etc)
undertaken on Council owned land will require the approval of Council's Technical
Services Department, prior to any works being undertaken. Further information may be
obtained from the Technical Services Department on telephone (08) 8405 6600.
•
The Environment Protection (Water Quality) Policy 2003 requires any person who is
undertaking an activity, or is an occupier of land to take all reasonable and practicable
measures to avoid the discharge or deposit of waste from that activity or land into any
waters or onto land in a place from which it is likely to enter any waters (including the
stormwater system).
The policy also creates offences that can result in on-the spot fines or legal
proceedings. The following information is provided to assist you to comply with this
legislation:
(1) Building and construction must follow sediment control principles outlined in the
"Stormwater Pollution Prevention – Code of Practice for the Building and
Construction Industry (EPA, 1999). Specifically, the applicant must ensure:

During construction no sediment should leave the building and construction
site. Appropriate exclusion devices must be installed at entry points to
stormwater systems and waterways.

A stabilised entry/exit point should be constructed to minimise the tracking
of sand, soil and clay off site. However, should tracking occur, regular
clean-ups are advised.
(2) Litter from construction sites is an environmental concern. All efforts should be
made to keep all litter on site. The applicant should ensure that bins with securely
fitted lids, capable of receiving all waste from building and construction activities,
are placed on site.
(3) All building and construction wastewaters are listed pollutants under the
Environment Protection (Water Quality) Policy 2003 and as such must be
contained on site.
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It is important that you familiarise yourself with the terms of the Policy and ensure that
all contractors engaged by you are aware of the obligations arising under it. For further
information please contact the Environment Protection Authority on telephone 8204
2004.
Reason for Approval
•
To ensure the development proceeds in an orderly manner.
•
To preserve and enhance the amenity of the locality.
•
To minimise disruption and unsafe vehicle movements onto adjoining public roads.
•
To ensure usable and safe car parking.
•
To minimise the impact on adjoining residents.
•
To ensure the proposal is established in accordance with the approved plans.