I refer to the article in The Courier on February 13, 2024, regarding the development application for the proposed demolition of existing building and construction of a mixed-use development including serviced apartments and commercial premises from 121 to 135 Merton Street Boggabri.

I have reviewed the Statement of Environmental Effects and note the proposed development includes:

• Demolition and removal of the former Westpac Bank building on the corner of Merton and Brent Street.

• Reactivation of restaurant in The Vault and the addition of an outdoor eating area.

• Upgrades to part of The Vault building.

• Construction of a two-storey residential development consisting of 23 units.

• Construction of office /retail development and associated space.

• Construction of car parking and provision of appropriate landscaping. I note the proposed development is located on land zoned E1- Local Centre, which objectives are:

• To provide a range of retail, business and community uses that serve the needs of people who live, work or visit the area.

• To encourage investment in local commercial development that generates employment opportunities and economic growth.

• To enable residential development that contributes to a vibrant and active local centre and is consistent with the Council’s strategic planning for residential development in the area.

• To encourage business, retail, community and other non-residential land uses on the ground floor of buildings. The following uses are permitted under E1-Local Centre

• Amusement centres;

• Boarding houses;

• Centre-based child care facilities;

• Commercial premises;

• Community facilities;

• Entertainment facilities;

• Function centres;

• Hotel or motel accommodation;

• Information and education facilities;

• Local distribution premises;

• Medical centres;

• Oyster aquaculture;

• Places of public worship;

• Public administration buildings;

• Recreation facilities (indoor);

• Respite day care centres;

• Service stations;

• Shop top housing;

• Tank-based aquaculture;

• Veterinary hospitals

I have reviewed the proposed plans and established that the development includes:

• A coffee shop and outdoor eating area in The Vault.

• A children’s playground.

• Approximately 205sqm of office space and meeting rooms on the ground floor.

• Approximately 1,500sqm for 23 apartments totalling including: 10 x 1 bedroom, 4 x 2 bedroom, 4 x 3 bedroom, 5 x studio units.

I note the Statement of Environmental Effects states the development is a complying development; however, I note residential accommodation is not permissible under E1-Local Centre. I note the proposed development is for serviced apartments. Confirmation is required if the serviced apartments will be operated as a commercial venture (eg as a hotel/motel) or is the intention to provide accommodation to mine employees only.

If the intention is for the serviced apartments to be operated as a commercial venture, then the proposed development may be considered as permissible use.

Although I am supportive of improving the commercial centre of Boggabri, I am opposed to the proposed development as it is my opinion that residential apartments will impact on the ability to continue to grow and develop the commercial and retail centre of Boggabri.

I note the objectives of the E1 Local Centre are to encourage business, retail, community and other non-residential land uses on the ground floor of buildings.

When looking at the ground floor of the new buildings the only commercial area incorporated in the design is the 205sqm of office space and meeting rooms.

It is my opinion that this is not sufficient to meet the objectives of the zoning requirements.

The proposed development is a significant footprint on the commercial area of the main street.

Once constructed there will be minimal land available for future retail and commercial development, limiting the ability for future investment in local commercial development and economic growth.

The proposed development does not include any ground floor retail space to enable new shops and businesses.

I am also concerned with having residential accommodation in this area.

When Whitehaven Mine started in Boggabri, they purchased approximately 23 houses and demolished them and committed to build new accommodation.

They have not delivered on this commitment, and the blocks are still vacant.

It would appear that the mine is substituting the proposed development of 23 apartments for the 23 houses.

However, as the proposed development is for serviced apartments it does not provide any new much needed family accommodation in the town.

It is my opinion that the proposed development will not achieve the objectives of the zoning requirements for the land as it will not:

• provide a range of retail, business and community uses.

• encourage investment in local commercial development that generates employment opportunities and economic growth.

• encourage business, retail, community and other non-residential land uses on the ground floor of buildings.

I am supportive of the mine developing office and retail space in the commercial precinct of Boggabri and constructing residential accommodation on the 23 vacant lots of land that they have owned for many years.

Ron Rees
Boggabri

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