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Mayor's Summary - 7 - 11 Station Street, Cottesloe

Published on Friday, 25 October 2024 at 12:11:00 PM

 SIGNIFICANT DEVELOPMENT APPLICATION FOR 7-11 STATION STREET

MAYOR’S SUMMARY AND REASONS FOR COUNCIL’S DECISION

At the October Council Meeting held this week, Council considered a preliminary report on the SDAU development for 7-11 Station Street, and resolved to not support it. The application report included over 500 pages with technical information, which the Town’s staff have reviewed to provide preliminary recommendations which can be considered by the community before close of public submissions on 4 November, 2024. A final report will be considered by Council at the November Council Meeting.  

This summary is intended to provide information to the community which may be useful in making submissions.  Submissions must be made by 4 November, 2024 and can be made here: https://haveyoursay.dplh.wa.gov.au/stationstcottaparts/

The reasons for Council’s decision include:

  • The development should not be supported ahead of progression of the Cottesloe Village Precinct Structure Plan (the Precinct Plan). 

The Precinct Plan is being developed by the Town in collaboration with the Shire of Peppermint Grove. It will set out the future direction for the Village, including its built form and land uses, streets and open spaces, environmental performance, access and transport.  Ad-hoc approval ahead of finalising the Precinct Plan will deliver development in a poorly integrated, incohesive and inaccessible manner and will undermine the purpose and function of the Precinct Plan.

The draft Precinct Plan is expected to be considered by both Councils in December this year. It is likely that the final draft will include mixed-podium (3-storey) developments with tower forms up to 8-storeys. Importantly, it is likely to require that development must not adversely overshadow Napoleon Street.

  • The (7-11 Station Street) development’s building height, with a 17-storey and 15-storey tower, will have a significant detrimental impact on the amenity of the area, especially due to overshadowing of Napoleon Street during winter months. 

 

  • The development would be significantly higher than the heights supported in consultation in the Precinct planning process and will negatively impact how Napoleon Street is used and enjoyed.

 

  • The resultant development will be overbearing on the character of the area and have a detrimental visual impact on the heritage listed Albion Hotel.

 

  • The proposal doesn’t satisfy elements of the R- Codes relating to height and solar access, building separation, and building form and orientation.

 

  • The proposal doesn’t include retention of existing mature trees and relies on new trees to be planted in the public domain to improve the tree canopy at ground level.

 

  • The proposal includes two car park access points: one to Station Street and one to De Nardi Lane, which is inconsistent with existing Town Centre Design Guidelines which only permit new vehicle access from De Nardi Lane, due to safety issues.

 

  • There will be a shortfall of up to 17 on-site visitor bays, and a very significant shortfall of 165 car bays for the non-residential uses.

 

  • The proposal requires a large stormwater retention tank and other major infrastructure changes in the Station Street road reserve, which would require the separate approval of Council and is not currently supported for reasons including concerns about long term asset management costs and risk.

 

  • The proposed development is inconsistent with the aims and objectives of the Town’s draft Local Planning Strategy that has recently been advertised and should be considered as a ‘seriously entertained’ document to guide development in the area.

 

 

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