People Power Only Works When Applied. Kaufland development deferred.

For people power to work the people must stand up. This I suggest did not occur yesterday when the State Commission Assessment Panel (SCAP) hearing heard representations yesterday.

If you have not heard already, the Anzac Highway Le Cornu Kaufland development has been deferred. SCAP have, since receiving the representations, deliberated and decided the development is sufficiently at variance to the City of Unley Development Plan to warrant a number of issues addressed.

Only two people represented against the development. One of these used a proxy in Goodwood Ward Councillor Luke Smolucha.

More could have represented and chose not to use people power. Those who represented focused on gaining concessions rather than against the proposed development, many of which are included in the Panel’s requirements.

I sense both groups may have wrongly felt it was a fait-accompli and not worth challenging.

As a witness to the proceedings yesterday I had two overwhelming impressions. Firstly, I was impressed with Kaufland’s project manager Sam.

Kaufland, Anzac HighwayHe demonstrated to me he had an empathy for those in the community disturbed by the impact their development might have in the community. He gave a number of assurances during the hearing.

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The most significant of these was that he would ensure that deliveries would be via Maple Street. Drivers would not use Leah and Leader Streets to access the site. After the hearing he gave me a personal assurance that he would also ensure that the contract for construction of the development would also not use Leah Street to access the site.

In particular, he agreed that the demolition, earthmoving and concrete trucks would not use Leah Street. This is now on the public record as I expect this will be highlighted in the Eastern Courier meaning it is public knowledge.

They also worked hard to address a significant variance to Council’s development plan concerning at grade carparking. They are proposing to provide extensive screening to avoid what I highlighted on my recent blog concerning this deficiency.

The second overwhelming feeling I got from attending was my perception with the paradigm of the panel, while different to the community, was correct.

They were, in my opinion, concerned that the development was at significant variance from the objectives of Council’s Development Plan. Members of the panel sought feedback from nearly all who spoke on the question of it being a major supermarket with no residential component. This included both representors and Kaufland’s representatives.

They were almost begging for opposition on these grounds. Looking I  suspect for people power to present itself.

Their concerns mirrored my own assessment, as I blogged on back in May. The absence of a response was, in my mind, a trigger for them to consider approval, and ultimately to seek deferral to address concerns. In other words, a lack of opposition bought about the fait-accompli the community felt warranted rolling over on.

I truly believe that had there been greater numbers of people (greater people power) representing and/or an emphasis placed by those who did on highlighting the development was diametrically opposed to the development plan, the decision may have gone the other way. We will, however, never know.

Of course there is another twist to this. People Power may have felt the alternative was equally or more unpalatable. That being that the development plan allows for up to 6 storey development.

On a brighter note. Kaufland may prove to be a good corporate citizen and neighbour however.

As I indicated earlier, we may find that many of the fears our community may have may actually be just that; fears. I was once told that humans spend 80% of their time worrying about things that will never happen. That may prove accurate here.

If I have assessed Kaufland’s paradigm correctly, that may prove to be the case with the LeCornu development.

And …. the panel itself is clearly seeking the best possible solutions, to the benefit of the community.

The proposed Kaufland Development on the LeCornu Anzac Highway site is fundamentally flawed.

The proposed Kaufland Development on the LeCornu Anzac Highway site is fundamentally flawed. As I argued in my other blog today it is seriously at variance to the Development Plan.

I argued it is diametrically the opposite of the vision the State Government and the Council have for this site. A vision for medium density housing.

The Government was quite clear in how it looked to house our population into the future. It was by focusing on increasing residential density in the inner rim council areas. The development plan recognises this. The proposal does not. It recreates the carparking focus of the past.

Car parking at grade is a major component of this development. Because of the focus on this, the proposal is seriously at variance to the development plan.

The development plan views this site as primarily in a residential area. To compliment this, one of the Principles of Development Control in the Unley Development Plan states:

“no” vehicle parking is to be located or made visible from the Anzac Highway or Leader Street frontages, except where parking is required for people with a disability.”

In other words, the development plan recognises that parking at grade is a visual eyesore. Parking at grade (at street level) should not be a major part of a residential zone. With its retail focus, this development contravenes this basic principle.

With a focus therefore on anything but residential this development fails miserably. Because it is a retail only project, it is fundamentally flawed. Therefore, it is seriously at variance to the Development Plan.

The State Commission Assessment Panel must surely recognize the complete failure of the development to meet the fundamental requirement of the Development Plan.

Approval by the SCAP will make a mockery of what the Government and Council have endeavoured to achieve in addressing population growth. Taking a site so suited to medium density residential development and focusing it instead on a mega supermarket is diametrically opposite to the vision and should be refused.

Kaufland, Anzac Highway: Seriously at Variance to Unley Development Plan

The proposed Kaufland development on the old Anzac Highway LeCornu site is, I believe, seriously at variance to the Unley Development Plan.

Kaufland, Anzac HighwayAn initial cursory look at the plans last week had me thinking it was not seriously at variance. This was based on recognising only the built form.

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The height of the proposed structure is only 2 storeys. The set back to Anzac Highway well over the allowable 3m. The set back to Leader Street, where it abuts the adjacent residential zone, is 5m rather than the 2m allowed.

Taking an opportunity this week to check  the development proposed more thoroughly revealed to me differently. Without a doubt, the Kaufland proposal is seriously at variance to the development plan.

The Development Plan stems from the recent Ministerial (Specific Sites) DPA. A plan influenced by Council’s input. Input in keeping with our strategy for all Urban Corridor Development Zones within our Council. Input the Government (as previously reported on this blog site) is now using to correct poor design outcomes in other Council areas.

Here is the crunch.

The proposed development is a fully retail development focusing on a mega supermarket. It has no residential component. This is diametrically the opposite of what the then minister, and Council envisaged for this area.

The first two objectives for what is called Policy Area 24 within the plan are as follows:

Objective 1

A medium Density Residential area” supported” by local shops, offices and community spaces.

Objective 2

A highly varied streetscape allowing “multiple” built form design responses that supports innovative housing and mixed-use development.

 

The desired character for the policy area therefore is (as the plan says) to “primarily’ serve a residential function with support “only” of shops, offices etc. There can be no argument therefore. This development therefore is clearly seriously at variance to the intention of the development plan.

The Development Plan goes even deeper. It includes a minimum density requirement. It calls for a minimum density of 45 dwellings per hectare. The development site is 20,950 m2 in size. This means there should be at least 90 homes/units on this site

This surely is a critical requirement. Without even a single house it can therefore seriously only be viewed as seriously at variance to the plan.

This fundamental flaw in the Kaufland Development creates a major conflict for a residential area. My blog today on carparking demonstrates further that it is  seriously at variance to the development plan and should be refused.

Kaufland have confirmed their interest in the Anzac Highway Le Cornu Site

By presenting a development application Kaufland have confirmed their interest in the Anzac Highway Le Cornu site.

 

Anzac Highway LeCornu siteThey recently lodged a development application for “a new retail development”. The proposed development is only for the front 60% of the existing LeCornu site . A development that will include a major supermarket, a range of small tenancies and office space.

A development which will not contain any residential component. Accordingly the 5 storeys height allowed under the new development plan will not be reached.

Other developers will be offered the remaining eastern rear 40% in due course. When this happens it may well be a 5 storey development.

The State Commission Assessment Panel (SCAP) will determine the application and not Council.  Under the current planning laws we are allowed only a commentary role. We are limited to matters of direct involvement. Such matters as:

  • public realm improvements.
  • street trees.
  • stormwater.
  • traffic management.
  • waste management.
  • encroachments, or the like.

Our Administration will review the proposal.  In due course draft comments will be provided to Elected Members for our perusal and feedback before we submit them. We will then present them to SCAP.

Furthermore, the application will be subject to Category 2 public notification to adjacent properties. Notification will however be limited only to direct neighbours and property owners on the opposite side of the streets of the site within 60 metres of the boundaries of the site. Once the timing for Cat 2 notification is known, I will alert readers of this blog via my Facebook page.

In the meantime, I will seek audience with our administration so that I may view the detail of the proposal and offer assistance to Council’s input. I am aware of a number of concerns of near neighbours. I will ensure their concerns  are considered in our submission.