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Peregrine Corporation Construction of New Integrated Service Station

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Peregrine Corporation Construction of New Integrated Service Station SCAP Agenda Item 2.2.1 7 September 2017 Peregrine Corporation Construction of new integrated service station complex with car parking and advertising signs. Playford Avenue, Whyalla 850/E001/17 TABLE OF CONTENTS PAGE NO AGENDA REPORT 2-16 ATTACHMENTS 1: PLANS 17-20 2: PHOTOS 21-22 3: APPLICATION DOCUMENTS a. Application Form, Electricity Declaration Form & 23-26 Certificate of Title b. Planning Report by Peregrine Corporation 27-34 c. Air Quality report by HSE Australia 35-47 d. Environment Noise Assessment report by Sonus 48-58 e. Traffic impact Statement by GHD 59-68 4: AGENCY COMMENTS 69-75 5: COUNCIL COMMENTS 76 6: REPRESENTATION 77 7: RESPONSE TO REPRESENTATION 78-79 8: DEVELOPMENT PLAN PROVISIONS 80-83 1 SCAP Agenda Item 2.2.1 7 September 2017 OVERVIEW Application No 850/E001/17 Unique ID/KNET ID #11829973; 2017/04855/01 Applicant Peregrine Corporation Proposal Construction of a new integrated service station complex with car parking and advertising signs. Subject Land Playford Avenue, Whyalla. Zone/Policy Area Local Centre Relevant Authority State Commission Assessment Panel – Schedule 10 – Item 20. Lodgement Date 9 February 2017 Council City of Whyalla Development Plan 8 September 2016 Type of Development Merit Public Notification Category 2 Representations One (1) – to be heard. Referral Agencies Environment Protection Authority & Commissioner of Highways Report Author Malcolm Govett, Planning Officer RECOMMENDATION Development Plan Consent subject to conditions EXECUTIVE SUMMARY Peregrine Corporation has applied for Development Plan consent to construct a new integrated service station complex with car parking and advertising signs within a Local Centre Zone at Playford Avenue, Whyalla. The new integrated service station complex will operate 24 hours a day for seven days a week and will include a drive through food offer facility. The proposal is classified as a form of merit development. The key planning issue is the potential for land use interface conflict with adjacent residential uses due to lighting and traffic noise associated with the 24/7 operations of the proposed service station complex. Category 2 public notification was undertaken and one representation was received. When consulted on the proposal, the Whyalla Council did not raise any significant concerns and indicated its support for the proposal. On balance, it is considered the application has sufficient merit to warrant support. It is recommended the Commission grant Development Plan consent subject to the application of appropriate conditions. ASSESSMENT REPORT 1. BACKGROUND 1.1 Pre-Lodgement Process At the date of lodgement of the application the State Commission Assessment Panel is the relevant planning authority for this application pursuant to Schedule 10 Item 20 (1) of the Development Regulations 2008, because: the total amount to be applied to any work exceeds $3 million, and the State Coordinator-General determined the assessment of the development would be best achieved under a scheme established by the Department of the Minister to facilitate the assessment of such developments. 2 SCAP Agenda Item 2.2.1 7 September 2017 2. DESCRIPTION OF PROPOSAL Application details are contained in the ATTACHMENTS. The proposed development involves the construction of a new integrated service station complex comprising a control building with shop, fuel storage, refuelling facilities with a canopy, a drive through facility, car parks, and advertising signs. All of the existing vegetation on the site is to be removed. DESCRIPTION OF DEVELOPMENT Feature Description Control Building Gross leasable area of about 433 square metres. The floor area covered by the forecourt, order and pick-up canopies has been included in this calculation. Consists of areas designated for retail display, sales, cool rooms, office, preparation, bathroom facilities. Co-branded food offer will be Subway sandwiches. Fuel Canopy & Primary canopy will accommodate 6 fuel filling positions. Refuelling Fuel Tanks 140,000KL. Road Access Two access points to the site, one from Playford Avenue and the other from Elliott Street. Signage Three x 7m high free standing pylon signs. Car Parking 8 on-site car parks The proposal will satisfy the minimum car parking rate of 1.8 spaces per 100m2 of gross leasable area for sites >400m2 with quick service restaurant, i.e. 7.2 spaces. Hours of Operation 24 hours per day, 7 days a week. Traffic Projected peak hour traffic generation is 289 trips which would be within the operational capabilities of the streets servicing the site. All service vehicles will enter the site via Elliott Street and exit via Playford Avenue. Customer vehicles are projected to enter the site predominantly via Playford Avenue. Traffic – Tanker The site has been designed to accommodate the safe Path movement of 19m fuel tankers. Noise Construct 2.1m high solid barrier along the south east boundary of the drive through facility. Construct a 1.8m high solid barrier along the south west boundary of the drive through facility. Restrict hours for refuse collection to between 9.00am and 7.00pm on a Sunday or public holiday, and 7.00am and 7.00pm on any other day. Restrict hours for fuel delivery to between 7.00am and 10.00pm. Incorporate 50mm thick acoustic insulation to the underside of the order station and collection bay roof 3 SCAP Agenda Item 2.2.1 7 September 2017 structure. Locate all mechanical plant in the northern section of the control building roof. Mechanical plant screen must be constructed to a height at least 500mm greater than the tallest piece of equipment it surrounds. Stormwater High risk stormwater under the primary and diesel canopy will be bunded and sent to a blind tank with an alarm. The blind tank will have a capacity in excess of 10,000L. Water outside this area and other impervious areas will be captured and sent to Council infrastructure. 3. SITE AND LOCALITY 3.1 Site Description The subject land holding comprises two allotments, formally identified as: Lot No Section Street Suburb Hundred Title A1121 & Playford Whyalla Randell CT5921/621 A1122 Town of Avenue Whyalla The subject land has a total land area of about 2,024 square metres. It is flat and is currently used as a sealed car park and does not contain any buildings or other significant structures. Vehicle access to the site is currently available only from Playford Avenue. The two formed driveways along the Elliott Street boundary are blocked by metal bollards. There is a total of 11 small native trees of poor condition located on the site; four of them are situated along the Elliott Street boundary of the site and the other seven are situated along the south eastern or laneway boundary of the site. 3.2 Locality The subject land is part of a relatively large Local Centre Zone comprising over 30 separate properties. The subject land is situated on the south eastern boundary of the Zone which is separated from the larger Residential Zone by a 6 metre wide sealed laneway. The adjacent Residential Zone is characterised by low density detached dwellings of varying condition. The Local Centre Zone is centred on the intersection of Playford Avenue and Elliott Street. Playford Avenue is part of the Lincoln Highway which connects Port Augusta and Port Lincoln. Both roads have dual traffic lanes in each direction and on street car parking is available throughout the Local Centre Zone. The other commercial land uses within the Local Centre Zone include: A 24/7 service station Telstra depot New and used car dealership, automotive parts Medical centres, consulting rooms, shops, offices, newsagency Hotel 4 SCAP Agenda Item 2.2.1 7 September 2017 FIGURE 1: SUBJECT LAND VIEWED FROM PLAYFORD AVENUE. FIGURE 2: SUBJECT LAND VIEWED FROM ELLIOTT STREET. 5 SCAP Agenda Item 2.2.1 7 September 2017 FIGURE 3: SUBJECT LAND AND LOCALITY. 4. COUNCIL COMMENTS Referral response is contained in the ATTACHMENTS. 4.1 City of Whyalla The City of Whyalla advises it is satisfied the Applicant has given appropriate consideration to the following matters and that satisfactory measures are proposed to reduce any impacts to nearby residents: service vehicle access to/from the site traffic generation off-street car parking noise levels separation distances to dwellings Council requests that the following conditions or similar be attached to any Development Plan consent: 1. “That all reasonable measures are taken to ensure there is no unreasonable light spill from the development to the neighbouring residential premises. 2. That all works required to carried out on Council land, including the road reserve, be done so via a Council works permit and that those works be undertaken entirely at the expense of the applicant.” These conditions or similar have been included in the recommendation. 6 SCAP Agenda Item 2.2.1 7 September 2017 5. STATUTORY REFERRAL BODY COMMENTS Referral responses are contained in the ATTACHMENTS. 5.1 Environment Protection Authority The Environment Protection Authority (EPA) is a mandatory referral pursuant to Schedule 8 Item 10 (b) of the Development Regulations 2008. The State Commission Assessment Panel must have regard to this advice. The EPA is satisfied the proposed petroleum storage activity would not cause unacceptable environmental impacts due to: the proposed Stage 1 and 2 all underground storage tanks would be double-walled with automatic tank gauging to detect leaks all fuel lines between the underground storage tanks and dispensers would be double contained with leak detection systems all runoff (including spillages) would drain to the full retention Class 1 SPEL Puraceptor The recommended conditions have been included in the final recommendation. 5.2 Commissioner of Highways The Commissioner of Highways is a mandatory referral pursuant to Schedule 8 Item 3 of the Development Regulations 2008. The State Commission Assessment Panel must have regard to this advice.
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