They're not taking ‘yes’ for an answer at Inverloch

A NOTICE of Decision to Grant a Permit for the medium-to-high density residential and commercial development at 2-4 The Esplanade Inverloch has already been passed by the Bass Coast Shire Council.

It got the council’s nod of approval at the June 15 meeting of council, on a 6:2 vote with only the Inverloch councillors Les Larke and Leticia Laing opposed.

So, after months of negotiations, changes to plans and public consultation, resulting in upwards of 60 objections being received, it’s effectively done and dusted, unless the developer challenges any of the council’s 25 conditions at VCAT.

Condition 1 (a) for example calls for the deletion of the entire fourth floor of the proposed building, including plans for food and drink service from that level, overlooking Anderson Inlet and the beautiful coast at Inverloch.

Notwithstanding the fact that council has already made its decision, the powerful South Gippsland Conservation Society has continued to object, after initially writing letters of opposition and even seeking to meet with the council, onsite.

In a statement this week, the South Gippsland Conservation Society has continued to raise questions about the proposed development as follows:

South Gippsland Conservation Society (SGCS) President Ed Thexton said that the Bass Coast Council at its most recent meeting on June 15, agreed to issue a planning permit, for a proposed multi-level serviced apartment complex at 2-4 The Esplanade, Inverloch.

The SGCS has a special interest in this development, not only as the Bunurong Environment Centre occupies the adjoining land, but because the proposal contains elements that the society believes are inconsistent with the Society’s core principles and the stated objectives of the Bass Coast Planning Scheme as applied to Inverloch township.

“Prior to the Council meeting, SGCS and other community members submitted multiple objections (more than 60) to the proposal and 9 days later SGCS followed up with a letter to the Mayor, Councillors and Chief Executive Officer reiterating our concerns and asking Council to reconsider its decision in light of the level of opposition to the proposal,” said Mr Thexton.

“Our position is based primarily on the following points:

1. The maximum 9.5m building height specified by the relevant Design Development Overlay (DDO10) has been exceeded by more than 5 metres.

2. The maximum height has been deemed by Council to be “desirable” rather than “mandatory”, despite clear community expectations over the past 30 years that are clearly stated in the Inverloch Design Framework and its precursor documents.

3. The proposed landscaping is inadequate and effectively occurs only on the public areas adjoining the site.

4. The incorporation of a roof-top bar area in the proposal seems to be an unwarranted extravagance given there are already two hotels within 50 metres and the bar area is not accessible from within the apartment complex.

“To its credit, Council has sought to delete the roof-top bar but nevertheless the building height still exceeds the 9.5 metre limitation,” Mr Thexton said.

“Despite our invitation, no Councillors took the opportunity to learn about the significance of the site and to understand how the proposal impacts the surrounding environs (especially The Glade, a very popular public space) and to hear concerns from members about the site’s relationship with the Bunurong Environment Centre and the Inverloch Town Centre.”

Mr Thexton said: “We are also concerned that the proposal seems likely to close off the opportunity for realisation of a number of Council, Victorian Government and community initiatives in Inverloch. These include the future Cultural Centre proposed in Council’s Dinosaurs Trail Masterplan, the Victorian Government’s plans for an Inverloch trailhead for the Yallock-Bulluk Marine and Coastal Park, community and Council aspirations for an Inverloch Maritime Museum to celebrate the Amazon shipwreck and other Bass Coast maritime history, as well as incorporation of a redeveloped Bunurong Environment Centre (the home of our Society).”

The Society is now taking steps to discuss these issues with both Council and the developer to help us determine what actions we should consider in preparing a roadmap for the future of our relationship with the site.

The Society would also like to consult further with our Inverloch community before deciding on what should be the next-level response to this Council decision. If you have views on this proposal, any relevant community feedback can be submitted via email to info@sgcs.org.au.

The Proposal

The proposal is seeking approval for the construction of a four storey mixed use development at 2-4 The Esplanade, Inverloch in accordance with the development plans prepared by Cornetta Partners Architects. The application was amended to replace the proposed bar with a café.

Key features of the proposal include:

· Construction of a four storey mixed use building comprising 42 apartments and three commercial tenancies.

· The building will have a maximum height of 14.2 metres at the northern and western elevations (15.45 metres when the lift over-run is included).

· A ground level car park providing 48 car parking spaces with vehicle access from The Esplanade.

· Provision for two commercial tenancies with a floor area of 354.48 square metres at street level with undercover space in front of these tenancies to allow for activities and/or outdoor dining opportunities to ‘spill’ onto the street and park land. The active shop fronts are provided partly along The Esplanade with most of the glazing and tenancy access to the eastern public side of the building.

· The main guest access to the apartments is located centrally along The Esplanade frontage.

· Reception and staff facilities, service and waste areas and toilets are situated on the ground floor.

· Accommodation at Levels 1 and 2 includes two studios, 26 x 1 bedroom and 14 x 2-bedroom serviced apartments. The apartments are arranged around a central lift core and accessed from an internal corridor. All apartments have access to external balconies.

· Communal facilities comprising a break-out room and multi-purpose area are located on the accommodation levels at level 1 and 2.

· Level 3 comprises a roof top café (food and drink premises) with associated terrace, ‘pop top’ roof and garden area.

· The proposal provides a selection of building finishes and materials that merge built form to the surrounding natural features. This primarily includes brick pattern tiles (grey) with strong horizonal aluminium framing elements (white).

The Conditions

The Council resolved to issue a Notice of Decision to Grant a Permit for the proposal subject to 25 conditions including:

· Deletion of the fourth level and food and beverage use from that level.

· Reversal of the service road to operate in a one-way easterly direction to maintain operation of the existing bus stop on The Esplanade.

· Provision for electric vehicle integration within the parking area of development to allow for future installation of electric vehicle charging infrastructure.

· Bicycle spaces and signage to be added.

· Tree protection measures added

· Within 3 months of the completion of the building or within the next applicable planting season, whichever is the earlier; the landscaping works shown on the endorsed plans must be carried out and completed to the satisfaction of the responsible authority.

· The stormwater retardation system must be designed to ensure that stormwater discharges arising from the proposed development of the land are restricted to pre-development flow rates.

· Include measures to reduce the impact of noise, dust and other emissions created during the construction process.

· Measures to ensure that no mud, dirt, sand, soil, clay or stones are washed into or allowed to enter the storm water drainage system.

· All machinery bought on the site must be weed and pathogen free.

· A truck wheel-wash must be installed and used or a similar arrangement employed so vehicles leaving the site do not deposit mud or other materials on roadways. All machinery wash down, lay down and personnel rest areas must be clearly fenced and located in disturbed areas.

· Best practice erosion and sediment control techniques must be used to protect any native flora and fauna.

· The hours of construction work are to be 7am to 6pm Monday to Friday and 7am to 1pm Saturday, with no construction on Sunday or public holidays.

· The location of the construction workers compound must be located a reasonable distance from any neighbouring residence to minimise amenity impacts.

· A liaison officer be appointed for contact by residents and the Responsible Authority in the event of relevant queries or problems being experienced.

· External lighting must be designed, baffled and located so as to limit intensity and prevent any adverse effect on adjoining land to the satisfaction of the responsible authority.

· Noise levels emanating from the premises must not exceed those required to be met under State Environment Protection Policy (Control of Music Noise from Public Premises).

· No external sound amplification equipment or loud speakers are to be used for the purpose of announcement, broadcast, playing of music or similar purpose.

· The Permit will expire if: (a) The development does not start within 2 years from the date of this Permit; or (b) The development is not completed within 4 years of the date of this Permit. (c) The use is not commenced within 4 years of the date of this Permit. (d) The use is discontinued for a period of 2 years or more.