29 April 2013
Joshua Trowell
Statutory Planner – City Development
City of Greater Geelong
PO Box 104
GEELONG VIC 3220
Dear Joshua
RE:
137 – 139 Melbourne Road, Rippleside
Greater Geelong Planning Scheme Amendment C291
Planning Permit Application No. 112/2013
We continue to act on behalf of Bill Capron, the land owner and applicant in the above
matters.
In accordance with Section 54 of the Planning and Environment Act 1987, please find
enclosed with this letter:
 Three copies of proposed site layout plan;
 Three copies of the floor plan showing the internal layout of all buildings; and

A CD containing PDF and Word versions of all relevant application documents and
supplementary material.
In addition, please find below a written submission regarding the proposed use of the site,
and a written assessment of the requirements contained in Clause 52.14 – Motor Vehicle,
Boat or Caravan Sales.
Proposed use of the site
The proposed use of the site is for Motor vehicle, boat, and caravan sales, consistent with
the historical use of the site. It is noted that this application has arisen due to a lack of
sufficient documentation to establish an existing use right under Clause 63 of the Greater
Geelong Planning Scheme. Please refer to the original town planning report for further
details.
The hours of operation of the proposed use are 7am to 7pm daily, with between one to
four employees anticipated to be present at any time. The number of employees present
on the site will vary according to the specific nature of the use, particular hours of
operation and staffing arrangements.
As the site has historically been established and used for Motor vehicle, boat and caravan
sales, the proposal will not affect the existing amenity of adjoining residential or
commercial properties. Regardless, I have prepared a commentary of each issue which
could be considered to affect the amenity of adjoining properties.
Noise
Noise emitted from the site will generally be constrained to the movement of employee
and customer vehicles to and from the site and the adjustment of display vehicles.
In this regard, the proposed use will emit a relatively low degree of noise consistent with
adjoining and proximate premises also used for Motor vehicle, boat, and caravan sales. This
is considered appropriate in the context of a site zoned Business 4 Zone and which fronts a
service road to a highway.
No car parking spaces will be located within the rear (eastern) portion of the site. This
area will provide a buffer of 9.2 metres to the adjoining residential property and will be
screened by hedge plant landscaping against a 2 metre high paling fence.
While employee and customer vehicles will enter the site via a cross over adjacent to the
adjoining residential property, there will be no discernible contribution to the level of
noise already emitted by traffic within Walker Street.
Traffic
The proposed use will have a negligible impact on the number of vehicles utilising the
Melbourne Road service road and Walker Street.
Other than employees, it is anticipated that generally no more than 20 customers would
attend the site on any day. This would equate to an average of 3.3 vehicle movements per
hour over a 12 – hour period.
This volume of traffic would have a minor impact on the local transport system and would
not detract from the amenity of adjoining and proximate residential properties.
Light Spill and Glare
There will be nominal light spill and glare associated with the proposed use of the site. In
particular, it is noted that the proposed use will rely upon the existing lighting and
advertising features of the site.
Existing features include modest roof – height flood lighting orientated towards the car
display area, and one flood lit business identification sign located in the south – east
corner of the site. There are no internally illuminated business identification, promotion
or direction signs at the site.
In this regard, the light spill of the proposed use will be commensurate with other
proximate commercial premises fronting the service road, and will not have any further
impact on adjoining or residential premises.
Clause 52.14 Motor Vehicle, Boat or Caravan Sales
Crossovers
The site is serviced by four crossovers, with two being located on Walker Street and two
located on the Melbourne Road service road.
While the width of the crossovers from Walker Street meet the requirements of Clause
52.14, it is noted that the width of the crossovers from the service road is 10.8 metres,
exceeding the maximum width of 9.2 metres.
As the width of the crossovers from the service road is an existing condition of the site, it
is considered appropriate that a permit should be granted for a variation of width.
Kerbs, barriers and sealed surface
The site is enclosed by a 2.1 metre high open metal fence, including swing and sliding
gates.
While the site is predominantly sealed with concrete, the rear portion of the site has been
treated with crushed rock. The rear portion of the site does not form a major component
of the use and will only be utilised, in part, by vehicles entering and existing the site.
As the crushed rock treatment is an existing condition of the site and will not detract from
the amenity of adjoining residential properties, it is considered appropriate that a permit
should granted to vary the requirement.
Buildings and facilities
The site contains an existing, purpose built building including offices, toilets, storeroom,
kitchenette and garage / workshop.
A carwash bay is located to the immediate north of the existing building.
While the total building area of 134m2 exceeds the requirement of Clause 52.14, it is
considered appropriate that a permit be granted to vary the requirement as the existing
building is purpose built and will complement the proposed use.
Car parking spaces
Clause 52.14 requires that one employee, customer or valuation car parking space must be
provided for every 10 cars displayed on the site.
The total site are of 1300m2 provides for up to 43 cars to be displayed on the site,
generating a demand for four employee, customer or valuation car spaces to be provided.
As the rear portion of the site, comprising a total area of 280m2, is not proposed to form
part of the car display area, it is considered appropriate that a permit be granted to vary
the requirement and allow for three employee, customer or valuation spaces to be
provided on the site.
Titles
The site has historically been held within four titles; Lot TP754552, Lot 1 of TP23208, Lot
2 of TP23208 and Lot 1 of TP704792.
As Clause 52.14 requires all lots to be consolidated into one title, a permit is requested to
vary this requirement.
Sites adjoining a residential zone
The site adjoins residentially zoned and developed properties to the east and north, being
3 Walker Street and 2 Margaret Street respectively.
The dwelling a 3 Walker Street presents a sensitive interface to the site, being setback 2.3
metres from the common boundary. Historically, the amenity of this property has been
preserved by a 2 metre high paling fence located on the common boundary from the car
display area, car park an existing building.
The dwelling at 2 Margaret Street presents a sensitive interface to a lesser extent. In
particular it is noted that the dwelling is setback in excess of 9 metres from the common
boundary, and is screened by the presence of two sheds and a large tree.
While the existing conditions of the site do not meet the requirements of Clause 52.14, the
existing amenity of the dwellings at 3 Walker Street and 2 Margaret Street are proposed to
be further enhanced by planting new hedge plants (Pittosporum Tenuifolium) along the
common eastern and northern boundaries, save for 7.8 metres of the northern boundary
which is otherwise screened by an existing tree.
In addition, the proposed use will rely on existing lighting and advertising features of the
site, and will consequently have no further impact on adjoining or residential premises.
Accordingly, it is considered appropriate to grant a permit to vary the requirements of
Clause 52.14.
If you have any further queries regarding this matter, please contact me on telephone (03)
9686 9914 or email daniel.drum@10cg.com.au.
Yours sincerely,
Daniel Drum
Urban and Regional Planner