A $6.2 million development for a hotel/motel on Endsleigh Street nearly four metres higher than planning limits allow has been recommended for approval.
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Ten public submissions opposing the plan were received by Orange City Council with many complaining about the bulk and size of the 61-room complex next to the western railway line.
The height limit for the area is 12 metres.
The Orange CBD Hotel development will include the rare use of a car stacker in Orange in the underground car park.
Council will consider a staff report recommending the DA be approved at its meeting on Tuesday night.
Council recently approved a separate large hotel development in Summer Street, which also exceeded the planning height limits.
The applicant submitted modified plans for the development after the initial plans attracted concerns from council staff and residents.
This development will provide significant economic benefits to the city.
- Orange City Council report
A report to council says the modified plans met requirements.
"[The] main issues of this hotel proposal centre on the building's height (almost four metres above height limits for the area), valet-parking, heritage, streetscape, character, waste management and building design," it said.
"The proponent seriously considered these issues during the assessment process, substantially amending the proposal to address concerns of staff and submissions made by residents.
"The result is a pleasing development that while large, will not adversely impact on the surrounding environment, indeed permitting the extra height gives more setback and relief to the nearby heritage rail bridge.
"This development will provide significant economic benefits to the city both during construction and operation."
The plan includes demolishing vacant railway sheds, known as perway structures, used by track-repair gangs.
One submission said they were pleased to see the sheds would be recognised with their site and a plaque to be displayed in the car park.
The four-storey building will have parking for 67 vehicles including 21 in car stackers. The staff report said submissions had raised concerns about the stackers being maintained.
"While the inclusion of a car stacker is new for Orange, the use of car stackers is becoming more common where sites are constrained in area," it said.
"A number of conditions will be included to ensure that the car stackers are installed in accordance with the manufacturer's specification and are appropriately maintained," the report said.
Cars will enter the building from Endsleigh Avenue and exit along the short section of Kite Street.
"The development is not expected to have any significant impact on pedestrian safety given that it is likely to be a low speed environment," it said.
It said motel guests would use the railway bridge to walk to the CBD.
The proposal also involves converting a cottage on Endsleigh Avenue, named Ivanhoe, into a reception and restaurant area with a lobby lift to the motel at the rear.
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