The Victorian Civil and Administrative Tribunal (VCAT) has affirmed Port Phillip City Council’s decision to refuse a planning permit for a self-storage facility at 180 St Kilda Road, St Kilda. The proposal by Zig Inge 180 St Kilda Road Pty Ltd sought to add two storeys to an existing three-storey building for the facility.
VCAT found the proposed land use inconsistent with the Commercial 1 Zone’s purpose of creating vibrant mixed-use commercial centres. The Tribunal highlighted the facility’s lack of street activation and minimal pedestrian activity on St Kilda Road, contrasting with the area’s policy intent for active frontages and diverse retail.
Key reasons for the refusal included:
Inappropriate Land Use: The self-storage facility was deemed a “poor fit” for the “premier commercial strip” of St Kilda Road, failing to contribute to a vibrant activity center or provide meaningful employment.
Amenity Impacts: Concerns were raised about unreasonable acoustic impacts on nearby residential properties due to vehicle movements, particularly reversing trucks, in the narrow rear laneway. The design of the loading bay was found to exacerbate noise issues.
Traffic and Safety: The proposal was expected to increase conflict and delays in the laneway, which was not designed for regular truck traffic, potentially causing blockages on Alma Road.
Lack of Community Benefit: VCAT concluded that the identified disbenefits, including poor street activation, low employment, and adverse amenity impacts, significantly outweighed the purported benefits of redeveloping a vacant building.
While the proposed built form largely complied with design guidelines, the Tribunal emphasised that a permit should not be granted if a proposal fails to achieve a net community benefit, especially when it contradicts clear and consistent planning policy.
Jubilant response from locals
The VCAT decision has been welcomed by the residents at Europa on Alma and Somerset Street with great jubilation.
Europa Residents Committee chairperson Vanessa Lucas told TWiSK that the retirement village residents feel their concerns about traffic problems, noise and loss of amenity presented by the residents to the Tribunal have been acknowledged and addressed.
‘VCAT has understood the fundamental problem of a Commercial 1 Zoning existing because of a St Kilda Road address, while the proposed development was designed so that the commercial activity would occur in the rear lane where all of the surrounding buildings are residential.
‘The proposal failed to ensure that the interface between commercial and residential uses was well designed to protect residential amenity.
‘Our grave concerns that many difficult and dangerous situations would arise in the laneway have been averted,’ she concluded.
Council officers recommended the application for approval, but Council unanimously voted not approve it after a concerted effort by local residents.
