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Attachment 1 V2 Executive Summary This report has been prepared by MGA Town Planners on behalf of Realcom Pty Ltd to support a development application for a ‘Service Station’ to be established at Lots 6 and 7, 323 - 325 Great Eastern Highway, Midvale (subject land). The subject land is located within the suburb of Midvale, approximately 1.1km east of the Midland Strategic Metropolitan Centre (SMC), and is bounded by Great Eastern Highway to the south and Victoria Parade to the east. The proposal comprises the following buildings and activities: • A building being 320m² nla (net lettable area) to contain the ‘Service Station’ convenience store component, which will sell convenience goods and motor vehicle accessories. • A covered refuelling area under which four doubled sided (8) refuelling bays and bowsers are to be established. • Underground fuel tanks. • A refuse storage facility (32m²) adjacent to the western side of the service station building. • 10 parking bays immediately south of the service station building, including a universal access bay. • A delivery tanker movement path that is demonstrated to be safe and orderly. • Pylon signage at the front boundary fronting Great Eastern Highway. The proposed development will result in the following orderly outcomes: • A design facilitating orderly traffic movement and deliveries, as determined by Transcore in its Traffic Impact Assessment. • A convenience for the benefit of local residents and commuters passing by, involving the sale of petroleum products and other goods meeting daily / sporadic household needs. • The provision of local employment opportunities, particularly suited to those requiring flexible and varied hours of work. • Noise impacts are able to be limited to acceptable levels as demonstrated through investigations by Lloyd George Acoustics. • Vapour control infrastructure will be implemented, to mitigate impacts on adjoining residents. • A stormwater pollution control system will be implemented providing stormwater treatment and hydrocarbon capture (Puraceptor system or similar). A compliance and merit assessment of the proposal is included in this report. The proposal involves minor variations to the established planning framework. It is respectfully requested that the Development Assessment Panel, on counsel from the Shire, gives favourable consideration and grants consent to the proposal. 2 Table of Contents Executive Summary ................................................................................................................................. 2 1.0 Introduction ................................................................................................................................ 4 2.0 Subject Land ................................................................................................................................ 5 3.0 Site Context ................................................................................................................................. 6 4.0 Development Proposal................................................................................................................ 9 4.1 Preamble ................................................................................................................................. 9 4.2 Development Overview .......................................................................................................... 9 5.0 Planning Framework and Development Assessment ............................................................... 11 5.1 Preamble ............................................................................................................................... 11 5.2 State Strategic and Statutory Planning Framework .............................................................. 11 5.3 Local Strategic and Statutory Planning Framework .............................................................. 14 6.0 Planning Issues .......................................................................................................................... 22 6.1 Land Use ................................................................................................................................ 22 6.2 Adjoining Property Owner (North) ....................................................................................... 22 6.3 Transport and Parking Statement ......................................................................................... 23 6.4 Environmental Noise Assessment ......................................................................................... 25 6.5 Drainage and Pollution Control ............................................................................................. 26 6.6 Variations to LPS4 Standards ................................................................................................ 26 7.0 Conclusion ................................................................................................................................. 27 Appendix 1 – Certificate of Title Appendix 2 – Site Plans, Floor Plans, Elevations Appendix 3 – Transport Impact Assessment Appendix 4 – Environmental Noise Assessment Appendix 5 – Drainage and Servicing Reports Figure 1 – Subject Land (Existing) Figure 2 – Context Plan Figure 3 – Site Plan (Proposed Development) Figure 4 – MRS Zoning Figure 5 – LPS Zoning Figures 6a-6d – Existing/Proposed Signage Figure 7 - Swept Path Analysis 3 1.0 Introduction This development application has been prepared by MGA Town Planners on behalf of Realcom Pty Ltd to support a development application for a ‘Service Station’ to be established at Lots 6 and 7, 323 - 325 Great Eastern Highway, Midvale (subject land). The proposal comprises the following buildings and uses: • A building being 320m² nla (net lettable area) to contain the ‘Service Station’ convenience store, which will also sell convenience goods and motor vehicle accessories. • A covered refuelling area under which four doubled sided (8) refuelling bays are to be established. • Underground fuel tanks. • A refuse storage facility (32m²) adjacent to the western side of the service station building. • 10 parking bays immediately south of the service station building, including a universal access bay. • A delivery tanker movement path that is demonstrated to be safe and orderly. • Pylon signage at the front boundary fronting Great Eastern Highway. • Vapour control infrastructure will be implemented, to mitigate impacts on adjoining residents. • A stormwater pollution control system will be implemented providing stormwater treatment and hydrocarbon capture (Puraceptor system or similar). Justification for the proposal is provided in terms of its design and planning merit through an assessment against State and local strategic and statutory policy. Project Team This development proposal has been prepared by the following project team: • Hindley and Associates – Architecture. • MGA Town Planners – Planning. • Transcore – Transport Impact Assessment. • Lloyd George – Environmental Noise Assessment. • Development Engineering Consultants – Drainage Design. 4 2.0 Subject Land The subject land may be described as follows: • Lot 6, 325 Great Eastern Highway, Midvale, on Certificate of Title 1882 Volume 39. • Lot 7, 323 Great Eastern Highway, Midvale, on Certificate of Title 1882 Volume 37. Lot 6 is owned by Longbench Pty Ltd, and Lot 7 is owned by Raymond Kevill, Bradley Kevill, Mark Kevill and Scott Kevill. The subject land contains a showroom building that is to be demolished to make way for the proposed development. Figure 1 provides an aerial view of the subject land and the existing building to be removed. Refer to Appendix 1 – Certificate(s) of Title Figure 1 – Aerial view of subject land (existing) 5 3.0 Site Context Figure 1 above shows the subject land located on Great Eastern Highway, at the corner of Victoria Parade. The subject land is within the suburb of Midvale, less than 1.2km east of the Midland CBD. Great Eastern Highway is a Primary Regional Road, being the main route utilised by residents in the locality to travel to and from employment centres to the west, such as the Midland CBD and Perth CBD. The subject land is surrounded by the suburbs of Midland to the north and west, Midvale to the north and east, and Bellevue to the south. The majority of land use within 2km to the north and north – west in the suburbs of Midland and Midvale is residential, and immediately to the south there is existing commercial development fronting each side of Great Eastern Highway. To the west of Roe Highway, land use is predominantly commercial to the south of Great Eastern Highway on land zoned ‘General Commercial’ and ‘Industrial’ in Bellevue. To the east of Roe Highway and, this transitions to residential development south of Great Eastern Highway. 6 Figure 2 – Context Plan Opportunities and Constraints Opportunities and constraints relevant to the proposal include the following: Opportunities • To the north and west, there are no service stations within 2km from the subject land. 7 • Currently, residents to the north of the subject land must travel east across Roe Highway to access service stations contained in the Midvale industrial area, or otherwise travel south across Great Eastern Highway to access a service station in the suburb of Bellevue, at the corner of Ferguson Street. • The established local resident population to the north in the suburbs of Midland and Midvale will benefit from improved and more convenient access to petroleum and daily household convenience needs,
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