Record No: DA15/175-01 - 11114/16
Division: Environmental Services Division
Author(s): May Li
Property: 15 Austin Street, Lane Cove
DA No: DA 175/2015
REASON FOR REFERRAL
Lane Cove Public School Council (LCPS) have lodged a late submission on 23 February 2016 in response to the notification of the development proposal involving the demolition of an existing dwelling house and construction of a boarding house comprising 16 boarding rooms. The agenda for the IHAP had closed requiring this supplementary report which provides a discussion relating to the concerns raised in the submission.
The development application was lodged with Council on 5 November 2015. Council notified the development proposal in accordance with Council’s notification policy between 10 November 2015 and 24 November 2015.
Lane Cove Public School Council have lodged a late submission and raised concerns relating to the proposed boarding house and state that the application should be rejected on the grounds that it does not provide adequate safeguard to ensure the safety of children at LCPC. The concerns raised are discussed below:
· The boarding house sector has been subjected to significant well-documented problems with the abuse of alcohol and drugs as well as violence.
In the judgment of Rianon Mateer v Lane Cove Council related to a boarding house development proposal at 1 Johnson Lane, Lane Cove West, Commissioner O’Neil stated the following findings:
· The proposed boarding house is considered as new generation boarding house, as each room includes a bathroom and kitchenette.
· The rent level in a new generation boarding house is likely to exclude those in very low income range residents from occupying this type of accommodation.
· There is a gap in affordable housing in Lane Cove area for those within the low to moderate income range include essential works, such as teachers, childcare workers, emergency services workers, aged care workers, shop assistants, clerks and retail staff.
· The future occupants of the proposal will be less likely to have any particular disadvantage or vulnerability associated with elevated levels of alcohol related harm because there is a gap in affordable housing in the Lane Cove area for those within the low to moderate income range and a purpose built, new generation boarding hous with private kitchenettes and bathrooms is an attractive and affordable housing option and did not accept that the stress levels of the occupants of a new generation, purpose built boarding house would necessarily be higher than the stress levels of the general population, for example compared to the occupants of a rented studio apartment in a residential apartment building.
In view of the above, there is no evidence to suggest that boarding houses are associated with abuse of alcohol, drugs and violence given each room is proposed to be self contained with it’s own kitchen and bathroom.
· The proposed boarding house development would not be sympathetic, harmonious or compatible with the adjoining area.
The site is located within R3- Medium Density Residential and boarding houses are permissible within the zone. A boarding house development is a type of residential development and would provide a housing mix in Lane Cove area.
· There is likely to be inadequate parking for residents leading to many additional cars being parked in Austin Street.
The provisions in State Environmental Planning Policy (Affordable Housing) 2009 (the SEPP) specifies the parking requirement for boarding house developments. The minimum parking provision for the proposed boarding house comprising 16 rooms is 5 car spaces. The proposal provides 6 on-site car parking spaces including 2 disabled car spaces. The proposal provides for adequate parking for motor cycles and bicycles. The proposal meets the parking requirement of the SEPP.
The submission does not raise concerns relating to the building design. The proposed boarding house is permissible within R3 – Medium Density Residential zone. There is no evidence to support the concerns raised relating to social impacts of a boarding house in Lane Cove area.
A condition in the recommendation of the assessment would require the use of the proposed boarding house to comply with the Plan of Management submitted with the development application and all complaints be addressed appropriately by the Board Management of the boarding house.
The submission is attached for your reference.
IHAP considers the supplementary report along with the original report.
Environmental Services Division
Late submission from Lane Cove Public School Council