Stop the High-Density Creep in Ramsgate
SIGN THE PETITION: No Mega-Woolworths in Ramsgate and Beverley Park
Any future development of the site should be in line with the current generous zoning and building heights - 9 storeys is too high!
One of Australia’s largest Woolworths is too large for this site
The traffic impacts will be severe creating even more congestion in an already highly congested area and create more rat-runs n the streets of Beverley Park and Sans Souci
The impacts on the shops remaining on Rocky Point Road have not been addressed
The rezoning of ‘residential’ properties to ‘commercial’ sets a dangerous precedent for high-density creep all along Rocky Point Road
Elise Borg explains how she believes any future development of the Rocky Point Rd, Ramsgate Rd and Targo Rd site should be in line with the already generous current zoning and height requirements which permits 7 storeys in the commercial zone and 5-storeys and neighbourhood shops in the residential zone.
SIGN THE PETITION TO OPPOSE THE SIZE OF THE PROPOSAL
New Planning Proposal at 193-199 Rocky Point Rd, 66-68 Ramsgate Rd and 2-6 Targo Rd
The subject site
The combined site at Rocky Point Rd, Ramsgate Rd and Targo Rd has been subject to a number of Planning Proposals in recent years, some of which sought to have building heights of 10-storeys including 211 apartments and 553 underground parking spaces. The latest Planning Proposal was deferred in Dec 2019.
There is a new Planning Proposal from Woolworths Group and developer Time and Place. The proposal includes 3 residential towers of 6, 8 and 9 storeys with approximately 170 apartments and 500 basement car spaces, as well as a Dan Murphy’s, 20 specialty shops and a full-line 4,000sqm basement supermarket, making it one of Woolworths' biggest stores in Australia.
I don’t think anyone would argue that this area could benefit from revitalisation, and the artist’s impression from the developer certainly does look appealing with an open plaza and bustling nightlife.
The current zoning is already generous
The current zoning at the site
The rezoning of this location in 2015 provided very generous height limits and floor space allowances for this site. All of the shop frontages on Rocky Point Rd are zoned B2 commercial which permits 21m, or 7-storeys and commercial usage. The B2 zone finishes at the end of the Targo Rd carpark, and if you were to draw a line directly through to Ramsgate Rd.
Stop the high-density creep
Locals, I think, now ‘reluctantly’ accept the increase in building heights and densities along Rocky Point Road that was implemented in 2015.
This proposal however will seek further rezoning, not just of building heights from 7-storeys to 9-storeys, but of an expansion of the commercial zone.
The reason the B2 commercial zone finishes at the rear of the car park, and the properties next door at No 2, 4 and 6 Targo Rd, and 66 & 68 Ramsgate Rd are zoned residential R3 medium density is so that there is a transition, a step-down from the high-rise on Rocky Point Rd to the low-density residential that we have on Targo Rd. A full-line supermarket is not permitted in a residential zone. So if the developer wanted a smaller Woolworths Metro, then it may be able to be located within the existing B2 zone, but they want a full-line supermarket and one of the largest Woolworths in Australia, which would likely require the residential homes being rezoned commercial.
A 5-storey transition from the medium density to the low density residential-zone is already quite excessive, however that is what the current zoning allows. To increase this to 6, 8 or 9-storeys and then also include commercial shops will only exacerbate the impact of the transition to the residential zone.
Traffic impacts
Entry to the site
All trucks will enter the site from Ramsgate Road and exit via Targo Road onto Rocky Point Road. Cars can enter via Ramsgate Road and enter/exit via Targo Road.
2 new sets of traffic lights & removal of on-street parking
New traffic lights at the intersection of Targo Road, The Promenade and Ramsgate Road could allow a right-hand turn from The Promenade onto Ramsgate Road causing the back-streets of Sans Souci to be overrun with north-bound delivery trucks and vehicles entering the site via Ramsgate Road.
The second set of traffic lights will be located on the corner of Targo and Rocky Point Roads. Traffic is often queued on Rocky Point Road well past Targo Road. Even with traffic lights, turning right onto Rocky Point Road from Targo Road will be highly restricted and will force more cars to exit west down Targo Road. The proposal also includes the removal of 14 on street car spaces on Rocky Point Rd which service the 7 shops that will not be included in the development.
High-intensity use of the site will have huge traffic impacts
Given how congested the area is already, it's hard to conceive that two new sets of traffic lights at either end of Targo Road will improve traffic flow. This development will lead to a huge increase in vehicles on the residential street of Targo Road and greater through-traffic for Beverley Park for those entering from north of the site.
Setting a dangerous precedent
Changing the residential zoning of the 5 adjoining residential properties, sets a dangerous precedent for high-density creep to occur into residential areas all along Rocky Point Road. We have to ask ourselves…….where does it end?? If this high-density creep is allowed to occur at this site, what is stopping it from occurring around Dalkeith, Lloyd, Torwood and Hillview Streets and beyond?
Any future development should be in line with current zoning and building heights
Any future development should be in line with the already generous current zoning which permits 7 storeys in the commercial zone and 5-storeys and neighbourhood shops in the residential zone.
