The local government has received a Joint Development Assessment Panel (JDAP) application to use and/or develop land for the following purpose and public comments are invited.
Location
No. 28 (Lot 212) Stirling Terrace & Nos. 36, 38 & 40 (Lots 214, 213, 215) Spencer Street, Albany
Proposed development
Demolition of Norman House and construction of replacement two storey multiple dwelling development (6 units) with undercroft parking, 19 x new grouped dwellings (townhouses), and additions and alterations to heritage buildings Reeves Hardware and Timberyard.
The grouped dwellings proposed to be located on the rear of No. 38 Spencer Street involve 10 fronting Frederick Street and 9 grouped dwellings behind, with internal access provided from Spencer Street.
The development is subject to the requirements of the City of Albany Local Planning Scheme No. 1 (LPS1), the R-Codes, the City's Local Planning Policy 1.4 Heritage Protection (LPP1.4), the City's Albany Town Centre Policy, the City's Historic Town Centre Policy, and the adopted Local Development Plan (LDP) applicable to the area of the site fronting Spencer and Frederick Streets.
The development involves the following variations to LPS1, the R-Codes, LPP1.4 and the LDP:
- Proposed demolition of heritage-protected place Norman House
- Minimum site area per dwelling
- Exceeding the maximum roof height of 8m for a gable roof
- Reduction in minimum landscaping requirements
- Parking shortfall of 12 bays
- Shortfall of open space
- Variation to local development plan requirement to retain view corridor from Frederick Street to the Oak tree associated with Cheyne's Stables and Outbuilding and the Old Albany Post Office ('Penny Post').
The City values everyone’s opinion and would like to hear from our community and stakeholders on the proposed development.
Background
The development site is within the Residential Zone and has a density coding of R60 in accordance with LPS1 and the adopted LDP. The site is also located within the Albany Town Centre Policy area applicable to the lots facing Spencer Street, and the Historic Town Centre Policy area applicable to the lots facing Frederick Street and Stirling Terrace.
The site incorporates three places that are included on the City’s Heritage List, being Norman House & Magnolia Tree, Reeves Hardware and Timberyard and Cheyne's Stables and Outbuilding and Oak Tree. Places included on the City's Heritage List are heritage-protected places in accordance with the Deemed Provisions of the Planning and Development (Local Planning Schemes Regulations 2015, with works proposed to heritage-protected places subject to requirements of LPS1 and the LPP1.4. LPP 1.4 guides conservation and management of heritage-protected places, including the consideration of proposals for new development.
Documentation
The following documents have been submitted to support the development application, and are available to download via the documents list:
- BAL Assessment Certificate
- Heritage Impact Statement – Norman House
- Heritage Impact Statement – Reeves Hardware
- Waste Management Plan
- Overlooking Diagram
- Traffic Impact Statement
- Architectural Drawings
Additional Supporting Information
The Place Record Forms prepared by the City of Albany for the associated heritage-protected places have also recently been updated and are available to download via the documents list.
Submissions
The application proposes variations to LPS1, the LDP, LPP 1.4 and the R-Codes, and therefore consultation for 21 days is required.
Lodge submissions on the proposed development via the survey form below before 9th October 2023:
You must include the following:
- Date
- Email
- The name and address of the person making the submission
- Details of the submission
Online submission form
Survey Form
For further information and documentation on the development proposal, see the following City web page links:
Policies & Information Sheets
Planning Overview (LPS1 and LDP)
Projects, Consultation & DAP
Contact Us
Please contact City of Albany Planning Services if you require clarification on the development application and variations proposed.