DEVELOPMENT APPLICATION FORM
AUTHORITY: PORT PIRIE REGIONAL COUNCIL FOR OFFICE USE
APPLICANT: ANDRASH COMMERCIAL PT PIRIE PTY LTD Development No: I o /
Postal Address: C / - FUTURE URBAN PTY LTD Previous Development No:
GPO BOX 2403, ADELAIDE, SA, 5001 Assessment No: A OWNER: VERN WILLIAM FAGGOTTER Complying Application forwarded to SCAP/Council on: ELAINE FRANCES FAGGOTTER Postal Address: PO BOX 149, MINLATON, SA, 5575 Non-complying
Notification Cat 2 / /
BUILDER: TO BE CONFIRMED Notification Cat 3 Decision:
Postal Address: Referrals Type:
Licence No: SCAP Date: / /
CONTACT PERSON FOR FURTHER INFORMATION: Decision Fees Receipt No Date Name: MR FABIAN BARONE Planning: YES Telephone: (08) 8221 5511 Building: Email: [email protected] Mobile: 0423 490 724 Land Division:
Additional: EXISTING USE: VACANT LAND Dev Approval:
DESCRIPTION OF PROPOSED DEVELOPMENT: CONSTRUCTION OF AN INTEGRATED SERVICE STATION COMPLEX
LOCATION OF PROPOSED DEVELOPMENT:
HOUSE LOT NUMBER ROAD SUBURB HUNDRED VOLUME FOLIO NU BER 513 AUGUSTA HWY NAPPERBY PIRIE 5360 13
DOES EITHER SCHEDULE 21 OR 22 OF THE DEVELOPMENT REGULATIONS, 2008 APPLY? YES: NO: gf
HAS THE CITE LEVY BEE PAID? YES: NO: |7f
DEVELOPMENT COST (Do not include any fit-out costs): $750,000
I acknowledge that copies of this development application and any supporting documentation may be provided to interested persons in accordance with the Development Regulations, 2008.
SIGNATURE: Dated: FEBRUARY 5, 2020
FOR ANDRASH COMMERCIAL PT PIRIE PTY LTD LAND Product Register Search (CT 5360/13) SERVICES Date/Time 03/02/2020 10:50AM iSA Customer Reference X Con Order ID 20200203003018
BEAL PROPERTY ACT, 1886 The Registrar-General certifies that this Title Register Search displays the records maintained in the Register Book and other notations at the time of searching.
Certificate of Title - Volume 5360 Folio 13 Parent Title(s) CT 3287/22 Creating Dealing(s) CONVERTED TITLE
Title Issued 06/09/1996 Edition 8 Edition Issued 06/01/2010 Estate Type FEE SIMPLE Registered Proprietor VERN WILLIAM FAGGOTTER ELAINE FRANCES FAGGOTTER OF PO BOX 149 MINLATON SA 5575 AS JOINT TENANTS Description of Land ALLOTMENT 513 FILED PLAN 188645 IN THE AREA NAMED NAPPERBY HUNDRED OF PIRIE Easements NIL Schedule of Dealings NIL Notations Dealings Affecting Title NIL Priority Notices NIL
Notations on Plan NIL
Registrar-General's Notes CONTROLLED ACCESS ROAD VIDE PLAN 5 Administrative Interests NIL
Land Services SA Page 1 of 2 Copyright Privacy Terms of Use: Copyright / Privacy / Terms of Use Product Register Search (CT 5360/13) LAND Date/Time 03/02/2020 10:50AM SERVICES Customer Reference X Con SA Order ID 20200203003018
THIS PLAN IS SCANNED FOR CERTIFICATE OF TITLE 3287/ 22
CHAINS
FOR METRIC CONVERSIONS 1 LINK = 0 201168 METRES 1 CHAIN = 100 LINKS 1 ACRE = 0-404686 HECTARES 1 ROOD = 1011-7 1 PERCH = 25-29 m2
NOTE: SUBJECT TO ALL LAWFULLY EXISTING PLANS OF DIVISION
Land Services SA Page 2 of 2 Copyright Privacy Tarms of Use: Copyright / Privacy / Terms of Use
LANDSCAPE LEGEND
ISOLEPIS NODOSA ‘KNOBBY CLUB RUSH’
MYOPORUM PARVIFOLIUM ‘CREEPING BOOBIALLA (FINE LEAF FORM)’
WESTRINGIA FRUTICOSA ‘JERVIS GEM’
AGONIS FLEXUOSA ‘WESTLAD BURGUNDY’
STORMWATER BASIN
POA LABILLARDIERI ‘ESKDALE’
Environmental Consultants
Tierra Environment Pty Ltd ABN 84 111 615 680
31 Hauteville Terrace Eastwood SA 5063 08 8373 2512 [email protected]
2 March 2020
Fabian Barone Future Urban c/- [email protected]
Dear Fabian,
Proposed Service Station Complex, Lot 513 Augusta Highway, Napperby Acid Sulfate Soils Investigation and Management
Further to our discussions with Jeevan Deut, below is a summary of Tierra’s proposed work regarding Acid Sulfate Soils at the proposed service station complex at Lot 513 Augusta Highway, Napperby. Tierra have proposed intrusive investigations to assess Acid Sulfate Soils (ASS) at the above site. Should those investigations identify Potential (PASSM) or Actual ASS (AASSM) at the site an Acid Sulfate Soils Management Plan (ASSMP) will be prepared, taking into consideration these materials and the nature of the proposed development. The ASSMP will address: - The nature and location of any PASSM and AASSM at the site - The elements of the proposed development that may impact or be impacted upon by these materials - Measures required to avoid or manage these impacts - Monitoring that may be required during construction works The ASS Management Plan will provide guidance on the measures required for the development to proceed in a way that prevents or minimises the potential for onsite and offsite impacts, using cost-effective and environmentally sustainable methods. Please let us know if you need any further information on our proposed work.
Yours sincerely
Daryl Burrows Principal Scientist
J:\20\ANG 20 025\00\P01\Letter 02032020.docx 1 of 1 3 March 2020
MLM/19-0253
13 March 2020
Mr Fabian Barone Future Urban GPO Box 2403 ADELAIDE SA 5001
Dear Fabian,
PROPOSED INTEGRATED SERVICE STATION COMPLEX, AUGUSTA HIGHWAY – NAPPERBY
I refer to the proposal to develop an integrated service station complex at the above site. As requested, I have reviewed the parking and traffic implications associated with the proposal. In undertaking this assessment, I have liaised with the Department of Planning, Transport and Infrastructure (DPTI), regarding the access configuration for the subject site.
1 EXISTING SITUATION
The subject site has frontage to Augusta Highway and Gulf View Road along its western and southern boundaries respectively. The site is currently vacant with no formal crossovers. Figure 1 illustrates the subject site.
Figure 1: Locality
F:\19-0253 Fabian Barone 13 Mar 2020 19-0253 13 March 2020 Page 2 of 10
Augusta Highway is an arterial road under the care and control of the Commissioner of Highways and is gazetted for the use of PBS Level 3A vehicles (A-doubles). Adjacent the site, Augusta Highway comprises of a single lane in each direction. The lanes are approximately 3.5 m in width, with an adjacent 1.5m wide sealed shoulder. A further 2.0m of unsealed shoulder is provided on both sides of the road. The road is subject to the rural speed limit of 100 km/h adjacent the site.
The road has an annual average daily traffic (AADT) volume in the order of 2,700 vehicles per day (vpd) of which 22% are commercial vehicles. Of the commercial vehicle component, approximately 150 vpd are within the Class 6 to 9 range (large rigid trucks and semi-trailers) and 200 are Class 11 (multi-trailer). Accordingly, it is estimated that there would be approximately 270 vph (60 vph commercial vehicles of which 15 would be large rigid trucks or semi-trailers and 20 would be multi- trailer combinations).
Assuming there is an equitable distribution of traffic in each direction on the highway, Augusta Highway would have approximately 135 northbound and 135 southbound vehicles per hour in each direction, with approximately 10 multi-trailer combination vehicles in each direction and approximately eight rigid trucks/semi-trailers.
Gulf View Road is an unsealed rural two-way road within the care and control of Port Pirie Regional Council. The approximate road width is 10m. The road provides access to the Napperby township, albeit most drivers would access the town via Nelshaby Road and Oaks Road as this route is sealed. It is anticipated that there would be a daily traffic volume of less than 300 vehicles on Gulf View Road. The rural default speed limit of 100 km/h would be applicable to Gulf View Road, albeit the condition of the road would be unlikely to encourage this speed.
The intersection of Gulf View Road and Augusta Highway is a T-intersection (albeit the western side of the intersection is a portion of unmade road). It is treated with a short sealed apron and controlled with a give-way sign and associated linemarking.
Existing turning volumes at the intersection have not been recorded but would be minimal, given the condition of Gulf View Road and the alternative route available for drivers to access Napperby. Figure 2.26 of Austroads Guide to Traffic Management (AGTM06) identifies that a Basic Turn Treatment is required (BAL or BAR) at all intersections, albeit such treatments are not currently provided.
A review of the operation of the intersection using a critical gap assessment that even in the unlikely event that the volume of the road was to reach 300 vpd and that 30% of traffic was to turn right from Augusta Highway to Gulf View Road, drivers would experience a delay of 0.3 seconds. Accordingly, the chance of a northbound driver being propped at the intersection simultaneously with a northbound driver continuing along the highway would be negligible.
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2 PROPOSED DEVELOPMENT
The proposed development will comprise of the following components:
• ten petrol pumps arranged in five rows of two petrol filling pumps (suitable for domestic vehicles);
• five high flow diesel filling pumps for trucks; and
• a control building with a total floor area of 275 m2 with retail facilities.
2.1 ACCESS Access to the proposed development will be provided via a single crossover on Augusta Highway which will cater for ingress movements only and via two crossovers on Gulf View Road which will both cater for ingress and egress movements. The easternmost crossover on Gulf View Road will be suitable for PBS Level 3A vehicles while the westernmost crossover will only be designed for domestic vehicles.
The proposed ingress on Augusta Highway will be treated with a channelised left turn lane (CHL). This facility will be designed in accordance with the criteria for highways to increase separation to through traffic. Figure 2 illustrates the proposed treatment.
Figure 2: Proposed CHL to be provided at the ingress from Augusta Highway
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In developing the above solution, consideration was given to ensuring that a future channelised left- turn lane (CHL) could be accommodated should DPTI upgrade the Augusta Highway/Gulf View Road intersection. Figure 3 illustrates the proposed ingress location relative to such a future treatment.
Figure 3: Proximity of proposed ingress to the Augusta Highway/Gulf View Road intersection
19-0253 13 March 2020 Page 5 of 10
The proposed crossovers will be designed in accordance with Australian/New Zealand Standard, Parking Facilities Part 1: Off-street car parking (AS/NZS 2890.1:2004) and will be designed to provide for vehicles to be able to enter and exit the site in a forward direction.
The easternmost crossover will be designed to cater for a PBS Level 3A vehicle to exit via a right turn to Gulf View Road. Figure 4 illustrates a 36.5 m long PBS Level 3A vehicle entering and exiting the site in a forward direction.
Figure 4: PBS Level 3A accessing the site
Gulf View Road will, therefore, need to be gazetted for use by such vehicles. This will require an application to the National Heavy Vehicle Regulator (NHVR) and endorsement by Council. Subject to the road being upgraded to meet the requirements for use by a PBS Level 3A vehicle, the requirements for the road to be gazetted would be met. Figure 5 illustrates the concept upgrade which will be required for Gulf View Road (between the access and Augusta Highway).
19-0253 13 March 2020 Page 6 of 10
Figure 5: Proposed upgrade to Gulf View Road
A secondary internal connection will be constructed between the subject site and the existing Rangeview Caravan and Cabin Park. This connection will be suitable for use by pedestrians and vehicles (including caravans) as the volumes will be very low (limited to users of both facilities). The driveway will be designed in accordance with the requirements of AS/NZS2890.1:2004. It will have a minimum width of 3.5m and will included a widened passing area.
2.2 PARKING AREA The proposed development will include 33 parking spaces adjacent the control building (including two parking spaces for disabled persons). Additional spaces would also be available along the southern and western boundaries of the site (albeit the demand is unlikely to require the use of these spaces. The design of the proposed parking spaces will comply with the requirements of the AS/NZS 2890.1:2004 in that:
• parking spaces will have a length of at least 5.4 m;
• regular spaces will have a width of 2.6 m;
• adjacent aisles will be at least 5.8 m wide; and
• spaces will be at least 300 mm clear of adjacent obstructions (such as walls or fences). There will be two spaces allocated for use by people with a disability. These spaces will be 2.4 m wide with an adjacent 2.4 m wide shared space, in accordance with the requirements of the Australian/New Zealand Standard, Parking facilities Part 6: Off-street parking for people with disabilities (AS/NZS 2890.6:2009).
Truck parking will be provided in 26 angled spaces. These spaces would be suitable for a combination of semi-trailers and articulated over-sized vehicles (up to a PBS Level 3A vehicle). The semi-trailer spaces have also been designed for two spaces to accommodate a longer vehicle if
19-0253 13 March 2020 Page 7 of 10
required. These spaces will comply with the requirements for truck parking spaces as identified in Australian/New Zealand Standard, Parking Facilities Part 2: Off-street commercial vehicle facilities (AS/NZS 2890.2:2002).
2.3 QUEUING The design of the integrated service station complex has taken into consideration the relatively higher proportion of recreational vehicles (campervans, trailers) on Augusta Highway. Ample space is available to the west of the petrol filling points such that a queue of a domestic vehicle and a recreational vehicle could be accommodated at all petrol filling points. A queue of more than two vehicles will be accommodated at each fuel filling point. Figure 6 illustrates that queuing on site will not impact the vehicle access and that a B99 will be able to manoeuvre past the queued vehicles.
Figure 6: Available queuing at the subject site
3 PARKING ASSESSMENT
Port Pirie Regional Council’s Development Plan (Consolidated 14 November 2019) identifies a parking provision rate of ten spaces per service station for customer and employee use. The proposed development will significantly exceed this requirement.
As a comparison, parking count data at existing facilities has identified a demand of 3.3 spaces/100m2 at similar development sites within Adelaide. The subject site is in a rural area in a major highway and will therefore not necessarily have a parking demand consistent with these surveys. Nonetheless, if this rate was to be adopted there would be a theoretical demand for nine spaces.
Given the significantly greater number of spaces identified on the plan (even excluding those on the perimeter of the site) than in either assessment, it can be concluded that there will be adequate parking on the subject land.
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4 TRAFFIC ASSESSMENT
Traffic forecast at petrol stations is often based on a trip rate per floor area. However, the generation associated with such facilities in remote locations is more related to existing drivers on the road choosing to refuel at the subject site.
The subject facility will be on Highway 1 approximately 180km north of Virginia and 120km north of Port Wakefield. The closest refuelling facility is the existing BP approximately 4km south of Gulf View Road. This existing (BP) site is also east of the highway. North of the subject site, no other refuelling facilities are available between the subject site and Port Augusta.
Port Wakefield is a significant refuelling location for commercial vehicles. Given the relative close proximity of Port Wakefield to the subject site (in relation to travel distance refuelling requirements), there will be a low demand for drivers to use the subject site (which would probably explain why there is not refuelling facility on the western side of the highway close to the subject site).
Southbound drivers who have not refuelled in Port Augusta are more likely to use the subject site. In the event that 30% of southbound traffic and 10% of northbound drivers were to stop at the proposed facility, this would equate to 55 drivers entering and 55 drivers exiting the site during the peak hour. Of these movements:
• approximately 40 would turn left to the subject site from Augusta Highway; • approximately 15 would turn right from Augusta Highway to Gulf View Road (and then left into the site); • approximately 40 would turn left to Augusta Highway from Gulf View Road; and • approximately 15 would turn right to Augusta Highway from Gulf View Road.
Of these trips, it is anticipated that nine southbound vehicles would be commercial vehicles and two northbound vehicles would also potentially be commercial vehicles (of which four and one respectively could have multiple trailers.
The proposal will not result in a measurable increase in traffic on the road network (if any), albeit it will result in an increase in turning movements. The left turn proposed to facilitate movements from Augusta Highway to the subject site would meet the requirements of a channelised left turn treatment (CHL), albeit the warrant criteria for such a treatment as identified in AGTM06 would not be met. This will result in an improved safety environment on Augusta Highway in relation to the primary entry movement for the subject site.
The proposal would also potentially result in a small increase in drivers turning right to Gulf View Road. However, even if the forecast peak of 15 additional vehicles were to turn right during the peak hour, there would still only be a delay of 0.3 seconds. Accordingly, there would be no significant increase in risk associated with this movement.
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Notwithstanding the above, the sealed width adjacent the intersection is currently 5.0m, with an adjacent 2.0m shoulder. As such, there is adequate width for a domestic vehicle to pass a truck waiting to turn right (or a truck pass a domestic vehicle waiting to turn right) within the existing infrastructure, as illustrated in Figure 7.
Figure 7: B99 passing a semi-trailer waiting to turn right to Gulf View Road
Given the minimal chance that a driver would be stopped waiting to turn at this location and the even lessor chance that a northbound driver would also be approaching the intersection, there would be a negligible increase in the number of passing movements required, albeit this movement would be improved by minor shoulder sealing on the western side of the road opposite the Gulf View Road intersection.
Traffic volumes on Gulf View Road will increase between Augusta Highway and the proposed access points. It is anticipated, though, that the volume will not exceed 1000 vpd and therefore the road will still be local in nature. In any event, Gulf View Road will need to be upgraded and sealed to accommodate PBS Level 3A vehicles and will therefore be at least 6.5m in width. It will, therefore, safely cater for two-way traffic associated with the road and significantly improve the safety along the road.
It is also worthy to note that the widening of Gulf View Road will incorporate increased radii at the Augusta Highway intersection to cater for turning movements of large vehicles. This will provide for simultaneous turns at the intersection which will also improve the safety of all drivers turning at this location. The design (and gazettal) will not need to allow for left turn movements to Gulf View Road by large vehicles as these will be safely accommodated at the new ingress.
The proposal, therefore, will have negligible impact on the adjacent road network and will result in road safety improvements.
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5 GULF VIEW ROAD GAZETTAL
An application will need to be lodged with the National Heavy Vehicle Regulator (NHVR) for Gulf View Road to be gazetted to allow for PBS Level 3A vehicles. This is a standard process which is relatively simple once Council has endorsed the use of the road by such vehicles.
The design of the road will need to meet appropriate Standards as documented in the Austroads suite of documents and Council criteria and the works completed prior to the NHVR gazetting the road. As such, the upgrade works can be considered part of the development proposal and therefore need to be completed prior to the proposed complex being granted practical completion.
6 SUMMARY
In summary, the proposed development will provide refuelling facilities adjacent the Augusta Highway for domestic and commercial vehicles. The proposed development has been designed to provide access and parking for PBS Level 3A vehicles and will be designed in accordance with relevant Australian Standards and design guidelines.
The proposal will include adequate parking and will result in minimal impact on the surrounding roads. Road improvements at the access and on Gulf View Road will improve existing road conditions and provide for improved safety for drivers.
The gazettal of Gulf View Road by the NHVR will formalise the use of Gulf View Road by heavy vehicles and provide for a safe functional traffic arrangement for the proposed development.
Yours sincerely, MFY PTY LTD
MELISSA MELLEN Director
REF: 0801 – Response to RFI
1 8 March 2020
Ground Floor, 89 King William Street GPO Box 2403 Mr Grant McKenzie Adelaide SA 5001 PH: 08 8221 5511 Director – Development and Regulation W: www.futureurbangroup.com Port Pirie Regional Council E: [email protected] By email: [email protected] ABN: 34 452 110 398
Dear Grant,
RE: DEVELOPMENT APPLICATION 354/011/20
We have been instructed by the Applicant, Andrash Commercial Pt Pirie Pty Ltd, to respond to the Port Pirie Regional Council’s (‘the Council’s’) request for additional information by letter dated February 13, 2020.
Our response is set out below.
Civil Works Plan
The Civil Works Plan appended to the attached Stormwater Management Plan (‘the SMP’) contains all of the requested information – see Drawing WGA191478 – DR – CC – 0001, Revision B at Appendix A for more detail.
Wetlands of National Importance
According to Overlay Map PtPi/14 – Natural Resources of the Development Plan, the site forms part of a ‘wetland of national importance’.
This is now acknowledged within the attached SMP, which also confirms, amongst other things, that:
• the “discharge of stormwater runoff from the developed site is via soakage and evaporation from the proposed basin located adjacent the Princess [sic] Highway boundary”; • “stormwater runoff from the trafficable pavements and particularly those associated with the fuel pumps will be treated by a SPEK [sic] Puraceptor”; and • “the quality of the stormwater runoff will be similar to the existing conditions.”
In light of the above and in acknowledgement of the fact that the site is located near the periphery of this particular wetland, the proposal is not considered to be at odds with Principle 3 of the ‘Natural Resources’ Module on the basis that it is unlikely to adversely affect a sensitive ecological area.
Acid Sulfate Soils
The attached letter from Tierra Environment’s Principal Scientist, Mr Daryl Burrows, confirms that:
• Tierra Environment (‘Tierra’) intends, post receipt of development plan consent, to undertake intrusive investigations to assess the soils within the confines of the site; • should ‘potential’ and/or ‘actual’ acid sulfate soils be discovered by Tierra, an acid sulfate soils management plan will be prepared;
REF 0801 | 18 March 2020 1
• the Acid Sulfate Soils Management Plan (‘the ASSMP’) will: » identify the location and nature of any ‘potential’ and/or ‘actual’ acid sulfate soils, and the elements of the proposal that may impact, or be impacted upon by, these soils; » put measures in place to avoid or manage these impacts; and » enable the site preparation and construction phases to be closely monitored by experts in this field.
In essence, the ASSMP “will provide guidance on the measures required for the development to proceed in a way that prevents or minimises the potential for onsite [sic] and offsite [sic] impacts, using cost-effective and environmentally sustainable methods”, as sought by Principle 21 of the ‘Hazards’ Module.
Stormwater Basin
The ‘Proposed New Site Plan’ (Drawing PA – 02, Revision B) and the SMP that were submitted at the time of lodgement were inconsistent with one another. This has since been rectified by reconfiguring the stormwater basin and by deleting those car parking spaces oriented to, and positioned along the eastern side of, the Augusta Highway.
The particulars of the stormwater basin are disclosed on Page 7 of the SMP. They are also depicted across Drawing WGA191478 – DR – CC – 0001, Revision B at Appendix A of the SMP.
Sensitive Receptors
The Environment Protection (Noise) Policy, 2007 seeks to protect ‘quiet localities’.
According to the Environment Protection (Noise) Policy, 2007, a locality is a ‘quiet locality’ if:
“The Development Plan provisions that make land use rules for the locality principally promote land uses that all fall within either or both of the following land use categories:
(a) Residential;
(b) Rural Living.”
With this in mind, it is important to note that:
• the Primary Production Zone, the Zone within which the site is located, is not intended to be used for residential/rural living purposes (hence the reason as to why dwellings currently fall within the ambit of non-complying development); • there are no existing dwellings within 750 metres of the site and it is very unlikely that any new dwellings will be erected near the site given that dwellings currently fall within the ambit of non-complying development; • no maximum noise levels have been established for development within the Primary Production Zone; • no amplified music is likely to be played outside of the control building; and • the noises associated with the integrated service station complex are likely to be drowned out by the ambient noise associated with the Augusta Highway.
Notwithstanding the above, the Applicant will endeavour to keep all noise to an absolute minimum, particularly between the hours of 10:00 pm and 7:00 am.
REF 0801 | 18 March 2020 2
Facilities for Truck Drivers
No ‘overnight’ facilities are proposed as part of this development application.
A separate development application for development plan consent to place another eight, single bed cabins within confines of the existing caravan and cabin park is about to be lodged with the Council. If this development application is approved, the number of single bed cabins will rise from six to 14.
The aim, therefore, is to expand and upgrade the existing caravan and cabin park prior to the integrated service station complex becoming fully operational.
Landscaping
The ‘New Landscape Plan’ (Drawing PA 06, Revision B) has been amended and now incorporates native species which are drought tolerant.
The plants within the stormwater basin will not require supplementary irrigation for obvious reasons however, drip irrigation will be installed within the gardens beds that are to be established around the perimeter of the site.
Car Parking
In order to accommodate the stormwater basin in its revised configuration and to reduce the extent of impervious surfaces within the confines of the site, the Applicant has resolved to delete 60 car parking spaces.
The remaining 58 car parking spaces will continue to cater for the theoretical demand generated by the integrated service station complex (10 car parking spaces).
Sealed Link
The link between the existing caravan and cabin park and the integrated service station complex is required for two reasons.
First, it will enable guests departing the existing caravan and cabin park to conveniently refuel their vehicles, as they will be able to bypass the Augusta Highway.
Second, it will encourage truck drivers to make the most of the adjacent accommodation on offer without having to trudge through native vegetation or walk alongside the Augusta Highway which, in our opinion, presents a greater safety risk.
The link will be:
• not less than 10 metres in width; • sealed with asphalt; • graded to fall from east to west so that runoff can be absorbed by the adjacent native vegetation; and • line-marked to differentiate between the carriageway and the pedestrian path.
REF 0801 | 18 March 2020 3
External Road Works
The attached email from the Department of Planning, Transport and Infrastructure (‘DPTI’) confirms, amongst other things, that:
• “DPTI would not normally seek a Development Agreement for the roadworks prior to planning consent being granted, especially given the uncertainty as to whether planning consent will be granted or whether the development will ever proceed”; and • “DPTI generally recommends conditions to be imposed that requires a Development Agreement for the required roadworks and for these to be completed prior to the development becoming operational.”
Further to this, the Applicant is not prepared to enter into an infrastructure deed or a land management agreement for any of the external works affecting Gulf View Road, as a reserved matter could simply be imposed on the Development Plan Consent which requires the Applicant to either:
• carry out these works at their expense and to the satisfaction of the Council before the Development Approval is issued; or • provide a bond in a form that is satisfactory to the Council so that these works can be carried out by the Council or a private contractor before the Development Approval is issued.
Human Wastewater
An Envirocycle Commercial System will be installed to process human wastewater.
The layout of this System is depicted on Page 13 of the attached SMP and the particulars of this System can be viewed by clicking on the link beneath this sentence. https://envirocycle.com.au/products
Fees
The fees requested by the Council were paid on February 20, 2020.
Development Cost
We have been advised by the Applicant that:
• the shell of the control building is expected to cost approximately $400,000 to complete; • the car fuel canopy is expected to cost approximately $175,000 to complete; and • the truck fuel canopy is expected to cost approximately $175,000 to complete.
These costs are based on the costs that have been incurred by the Applicant in relation to the many other integrated service station complexes it has constructed within South Australia.
REF 0801 | 18 March 2020 4
We trust that the Council now has all of the information it reasonably requires to complete its assessment of the proposal.
Yours sincerely
Fabian Barone Director
REF 0801 | 18 March 2020 5
Colliers International Pty Ltd Napperby X- Convenience Service Station
STORMWATER MANAGEMENT PLAN
Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 01 May 2020
Revision History
Rev Date Issue Originator Checker Approver
A 23 Jan 2020 Draft JKL CH CH
B 4 Feb 2020 Revised JKL CH CH
C 2 Mar 2020 Approval Issue JS CH CH
D 5 Mar 2020 Revised JS CH CH
E 13 Mar 2020 Revised JS CH CH
F 1 May 2020 Revised CH CH CH i WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F CONTENTS
1 INTRODUCTION ...... 3 1.1 Background ...... 3 1.2 Scope ...... 3 1.3 Stormwater Management Requirements and References ...... 4 2 CATCHMENT OVERVIEW ...... 5 2.1 Existing Site ...... 5 2.2 Development ...... 5 2.3 Existing Known Assets and Receiving Environment ...... 6 3 CATCHMENT HYDROLOGY ...... 7 3.1 Pre-Development Stormwater Flow Estimation ...... 7 3.2 Post Development Stormwater Flow Estimation ...... 7 3.3 Stormwater Basin ...... 7 3.4 Building Floor Levels ...... 8 3.5 Wetlands of National Significance ...... 8 4 STORMWATER MANAGEMENT ...... 9 4.1 General Stormwater Management Approach ...... 9 4.2 Stormwater Quality Management ...... 10 5 SITE MANAGEMENT ASPECTS ...... 11 5.1 Contingency Measures, Maintenance, Monitoring and Spill Management ...... 11 5.2 Stormwater, Erosion and Drainage Management Plan ...... 12 6 WASTEWATER ...... 13 7 SUMMARY ...... 14
Appendices Appendix A Preliminary Stormwater Management Plan Appendix B Stormwater Calculations Appendix C SPEL Puraceptor Details
ii WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 1 INTRODUCTION
1.1 BACKGROUND Wallbridge Gilbert Aztec (WGA) was engaged by Colliers International to prepare a Stormwater Management Plan (SMP) for the proposed X-Convenience Service Station in Napperby. The Service Station (Development) is proposed on a 2.67ha parcel of land located at the corner of Gulf View Road and the Augusta (Princes) Highway (refer to Figure 1-1). The existing site is mostly dry, undeveloped rural land.
Figure 1-1 - Site Location
1.2 SCOPE This report presents the stormwater strategy for the Development as well as the function and design approach for the stormwater system. It is important to note that this report is a Strategy only for Planning Approval, detailed design of individual stormwater management elements will be undertaken during the detailed design phase.
The intent of this report is to provide the functional basis for the management of stormwater on the Development based on the following:
• A general overview of the stormwater internal network drainage design and on-site detention to control discharge and spill management; • Hydrology calculations to define the stormwater detention requirements (if applicable);
3 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F • Stormwater quality management and treatment, including modelling to demonstrate compliance to statutory requirements. The SMP presented in this report is intended to demonstrate responsive performance outcomes. This is supported by calculations, modelling and a concept sketch design layout.
1.3 STORMWATER MANAGEMENT REQUIREMENTS AND REFERENCES The following listed Authorities have their own guidelines and requirements as relevant to stormwater management. Through an engagement process, additional requirements have been advised that are specific to the Development. These have been outlined below.
Environment Protection Authority (EPA)
The following guidelines have been adhered to in the development of the SMP, which specifically address stormwater management for service stations:
• Stormwater Management for Service Stations and sites with Underground Storage Tanks, EPA (2016);
• Guidelines for Stormwater from Service Stations & Fuel Dispensing Areas, Brisbane City Council (2007)
• Retail Petrol Stations Guidelines, EPA
Port Pirie Regional Council (Council) Further to the EPA requirements outlined above, there are several general Council requirements. Council have been contacted to provide advice on stormwater requirements for the proposed development. These requirements include:
• Water quality objectives to EPA requirements – suitable for site application, oil and grease separator plus gross pollutants
• Flood protection for the 1 in 100 year flooding event
Council have also provided further feedback (refer their letter dated 13th February 2020 – Ref A9712/775.17).
4 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 2 CATCHMENT OVERVIEW
2.1 EXISTING SITE The development is proposed on a parcel of land located at the corner of Gulf View Road and the Augusta (Princes) Highway, to the south of the existing Rangeview Caravan Park. The site is currently undeveloped and covered by grassed vegetation as shown in Figure 1-1.
2.2 DEVELOPMENT The total site area of the parcel of land is approximately 26,700m2. The development will incorporate two fuelling canopies, a single-story petrol station / kiosk and landscaped / paved area.
Figure 2-1 below depicting a preliminary site plan is provided as a guide only. It should be noted that this is subject to change
.
Figure 2-1 - Proposed Development Site
5 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 2.3 EXISTING KNOWN ASSETS AND RECEIVING ENVIRONMENT The development lies in an undeveloped area, therefore there are no existing assets within the site at the time of writing this report. There is an existing 1200mm x 600mm Box Culvert at the south-west edge of the site boundary which directs stormwater runoff west under the August Highway.
Council have advised that the subject land is designated as “Wetlands of National Significance”, although it is understood that the site is close to the boundary of the Wetlands.
6 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 3 CATCHMENT HYDROLOGY
3.1 PRE-DEVELOPMENT STORMWATER FLOW ESTIMATION The existing site characteristics are described in Section 2. The existing site lies on a parcel of undeveloped land and is considered to be largely pervious.
3.2 POST DEVELOPMENT STORMWATER FLOW ESTIMATION The post-development catchment characteristics are described in Section 2.
The pre and post development parameters are summarised in Table 3.1 for comparison.
Table 3.1 - Pre and Post Development Catchment Comparison
Catchment Type Pre-Development Area (% Post-Development Area (% of of total) total)
Pavement Area (C = 0.8) - 90.0%
Roof Area (C = 1.0) - 10.0%
Grassed Area (C = 0.3) 100.0% -
Weighted Runoff Coefficient 0.30 0.98
3.3 STORMWATER BASIN As there is no stormwater infrastructure in the vicinity of the development, the stormwater management strategy for the development will be to prevent stormwater water flow from leaving the site by redirecting stormwater flows into an infiltration (unlined) basin.
The basin has been designed with capacity to store stormwater runoff up to a 1 in 10 Wet Year, without overflow from the site. It is not intended to provide stormwater detention, with all captured water to dissipate through infiltration or evaporation.
A water balance has been completed, with the basin requiring a total surface area of approximately 2,200m2 and average depth of 800mm to manage stormwater runoff from the development. Water balance calculations have been included in Appendix B.
Where rainfall exceeds that of a 1 in 10 Wet Year, the basin will overtop at the south-west site boundary via a lowered cement treated rubble overflow weir. Localised earthworks will be required to provide a flow path for excess stormwater to be directed into the adjacent existing 1200mm x 600mm RCBC and under Augusta Highway.
7 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F Refer to Figure 3-1 for an image of the existing 1200mm x 600mm RCBC.
Figure 3-1 – Existing RCBC under Augusta Highway.
3.4 BUILDING FLOOR LEVELS The Council development plan requires that building floor levels must be above 3.40m AHD to provide protection from the 1 in 100 year flood event. Survey of the site has indicated that the existing surface level in the vicinity of the proposed new building is approximately 3.70m AHD.
It is recommended that building floor levels are set a minimum of 300mm above the existing surface level to provide flood protection against localised rainfall events.
3.5 WETLANDS OF NATIONAL SIGNIFICANCE It is acknowledged that the development site is located in an area designated as “Wetlands of National Significance”. Discharge of stormwater runoff from the developed site is via soakage and evaporation from the proposed detention basin located adjacent the Princess Highway boundary. Stormwater runoff from the trafficable pavements and particularly those associated with the fuel pumps will be treated by a SPEL Puraceptor. Refer to Section 4.2 below to further details. The quality of the stormwater runoff will be similar to the existing conditions.
8 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 4 STORMWATER MANAGEMENT
4.1 GENERAL STORMWATER MANAGEMENT APPROACH The proposed developed site occupies an area of approximately 26,700m2. The approach taken for the management of stormwater is based on isolating the high-risk areas such as the loading, refuelling and car park areas from external stormwater sources. It is also based on ensuring that roof runoff is collected in a separate piped system and discharged to the proposed stormwater basin.
The approach taken in this management plan is to ensure that all stormwater runoff generated from within the site is treated and managed to ensure that there are no adverse impacts to stormwater and environment. This approach places an emphasis on managing high risk areas of the development such as the refuelling, loading and hardstand areas. Roof runoff is a very low risk as it is relatively clean and therefore permitted to be discharged directly into the proposed stormwater basin.
In summary, the stormwater management approach includes the following key features which are described in more detail in the following sections, and included in the stormwater management plan in Appendix A:
• Roof runoff from the petrol station kiosk is directed to an underground stormwater network within the site and will be separated from untreated runoff from the fuelling and carparking areas
• The Fuel Dispensing Areas (FDA) are covered to prevent rainfall entering the area
• The pavement surfaces will be graded to prevent external stormwater from entering the site
• The pavement surfaces will be graded to prevent any site generated stormwater runoff from leaving the site
• The fuelling area beneath the two canopies drain to underground containment vessels in the form of blind sumps. The sumps would be nominally 600mm x 600mm x 1000mm deep and would be inspected every month as part of the routine maintenance and inspection programme for the Service Station. They will be pumped out as required. The sumps have no connections to stormwater or sewer.
• External pavement area runoff is collected and conveyed to a Class 1 separator and treatment device such as a SPEL Puraceptor or equivalent approved prior to discharge into the stormwater basin
• The potential for both minor and major spill volumes are accommodated within the Class 1 separator such as a SPEL Puraceptor or equivalent approved.
General site stormwater calculations are provided in Appendix B.
9 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 4.2 STORMWATER QUALITY MANAGEMENT Stormwater runoff from pavement surface areas are managed according to the high risk they present in terms of the pollution they generate, potential for spills, and isolating catchment areas that may generate relatively clean runoff such as roof areas. Stormwater quality management is aimed at providing the following general approach:
• Connect the maximum roof area possible directly to the stormwater drainage system leaving the site. Stormwater runoff from roof areas is considered relatively clean, albeit it may contain a small fraction of airborne dust / fine sediment. However, treatment of roof runoff is not a requirement.
• Pavement areas shall be managed as follows:
– Refuelling areas are graded such that any minor runoff or spill beneath the canopy is collected and discharged to a blind sump. – General pavement areas and car parks are graded to prevent cross contamination with stormwater from areas external to the site. Conversely, all pavement runoff within the site is intercepted using trench grating at all entry and exit driveways within the site. – All stormwater runoff from pavement areas including car parks, hardstand, fuel loading and driveways are captured in grated inlet pits and conveyed via reinforced concrete pipe to a Class 1 separator / treatment system such as a SPEL Puraceptor stormwater pollutant trap or equivalent approved system. Refer to Appendix C for further detail. Advice from the supplier of the SPEL Puraceptor was sought to determine an appropriate size to ensure that the trapping performance, spill containment volume, sediment, oil and gross pollutant trapping performance meets EPA guidelines for permitted concentrations to be discharged to stormwater. The SPEL Puraceptor P.040 can treat up to 40L/s peak flow rate.
In the event of a major fuel spill, the SPEL Puraceptor will be required to capture and contain the volume within its chamber. Based on other similar sites, a spill containment volume equivalent to a compartment of a tanker has been adopted. This volume equates to 7000L, however the selection of the Puraceptor model PO40/8.C1.2C. SP will accommodate 8000L.
The SPEL Puraceptor includes the following key features:
• Flame trap
• Probe with alarm activation to alert the maintenance operations to clean the unit when the oil storage reaches 10% of the available storage volume. This allows for volume for spill containment
• Spill containment volume 8000 L
• Treatment and separation of oils, grease and hydrocarbons
• Trapping of sediment and gross pollutants
• A coalescer to enhance treatment performance and oil trapping
• Performance that exceeds the EPA requirements for stormwater discharge, and
• Certified to BS EN 858-1 2002 “Separation systems for Light Liquids (Oil and Petrol)”
The selection of the SPEL Puraceptor Pollutant treatment and separator is appropriately selected for the site to comply with the EPA requirements defined in this report.
10 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 5 SITE MANAGEMENT ASPECTS
5.1 CONTINGENCY MEASURES, MAINTENANCE, MONITORING AND SPILL MANAGEMENT The stormwater system on site will include contingency measures in the event of an emergency such as a contamination spill. Such measures to be included on the site include the following:
• All refuelling areas are covered with a forecourt canopy and graded in a manner to exclude stormwater runoff from entering or exiting the area
• Grading the ground surface within the refuelling area to prevent potential spills to enter the stormwater system
• Minor spills are captured and managed through the underground containment vessel (Not part of this general stormwater management plan)
• A shut off valve at the drainage pipe leaving the site
• Class 1 separator and treatment system which contains provision for spill containment
• The preparation of an emergency spill response and action plan to be submitted to the EPA as part of the licensing arrangements of the business. (Not part of this general stormwater management plan)
• Ensuring that the site management plan includes a requirement to clean and maintain the Class 1 separator at not more than 6 monthly intervals
The implementation of the above measures has been incorporated into the stormwater management plan, while other actions are subject to a separate application and licensing arrangement with the EPA.
Other spill management actions can be implemented quickly by the centre management staff to isolate a potential spill before it reaches the stormwater system by:
• Quickly and safely stop the spill source and isolate it
• Contain the spilt material away from the stormwater system
• Clean up the spill using the appropriate measures according to the type of substance spilt.
11 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F Following the development phase of the project, a management plan which includes the emergency response plan is to be prepared and submitted for Council and EPA approval. This plan is not covered in this report. However, such items will include and not be limited to the following:
• Operational management plan for the stormwater treatment and infrastructure systems which will include the following key elements
– Contingency and spill management plan – Maintenance plan – Operational plan It is expected that the future site management and maintenance team will be responsible for maintaining the treatment systems, spill management systems and all stormwater infrastructure for the life of the development.
It is also noted that the geotechnical investigation for the site has yet to be undertaken and as such this report is unable to comment on the possible affects of groundwater, particularly in regard to the underground fuel tanks. Should the groundwater be only slightly above the base of the tank, then localised dewatering will be required during excavation to enable the tank to be placed. If it is higher, then buoyancy will become an issue and a thicker base slab will need to be poured so that the tank can be anchored to it.
5.2 STORMWATER, EROSION AND DRAINAGE MANAGEMENT PLAN During the construction phase of the development a Stormwater, Erosion and Drainage Management Plan (SEDMP) shall be implemented in accordance with the Environment Protection Act 1993. A plan will be prepared to meet the requirements in accordance with the Code of Practice for the Construction and Building Industry (1999) during the final documentation phase.
The SEDMP encompasses surface stormwater management practices that shall be implemented during the construction phase. The SEDMP provides a guide to the constructor to plan site management measures that should be implemented in order to prevent sediment and pollutant exports during the construction stages. Whilst the site’s conditions will change as the construction progresses, it is the environmental duty of the constructor to ensure that the site SEDMP is progressively maintained and upgraded to suit.
The SEDMP shall include and not be limited to the implementation of the following techniques such as; sediment traps, silt fences, hay bales, diversion swales to control site flow, single site access point with shaker pad and other measures as deemed necessary. The design of the SEDMP will be undertaken as part of the detailed design phase.
12 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 6 WASTEWATER
Due to the locality of the Development, wastewater will be treated onsite using an Envirocycle Commercial System.
Refer to Figure 6.1 for the schematic of the proposed Envirocycle Commercial System layout.
Figure 6-1: Envirocycle Commercial System Schematic.
13 WGA Napperby X-Convenience Service Station Project No. WGA191478 Doc No. WGA191478-CV-RP-0002 Rev. F 7 SUMMARY
In summary, the stormwater management plan for the development site achieves the following:
• No on-site detention has been provided as there is no existing stormwater network in the vicinity of the development.
• No external stormwater flows will be permitted to enter the site and subsequently no stormwater flows from the development will leave the site, up to a 1 in 10 Wet Year.
• All stormwater on site will be directed to a proposed stormwater basin where it will be disposed of via evaporation or infiltration.
• Stormwater treatment requirements have been met in accordance requirements for petrol stations as stipulated by Council and EPA.
• Stormwater treatment using a Class 1 pollutant separator including storage to accommodate a spill volume of up to 8000L. A Spel Puraceptor model PO40/8.C1.2C.SP has been nominated.
• Management of site stormwater to recognised Australian Engineering practices.
The stormwater management plan provides details of the above outcomes and is presented in Appendix A.
Wastewater will be treated onsite using an Envirocycle Commercial System.
This report is provided for a Planning Application and further calculations and detailed design will be necessary prior to proceeding to construction.
APPENDIX A PRELIMINARY STORMWATER MANAGEMENT PLAN
APPENDIX B STORMWATER CALCULATIONS
Pre-Development Region Runoff Coefficient Area (m2) C x A (m2) C Weighted Average C I (mm/hr) I (mm/s) Q (m3/s) Q (L/s) Pre-existing 0.3 26700 8010 1 1 in 10 0.30 24.90 6.9167E-06 0.06 55.40 26700 8010 0.3 1 in 100 0.36 72.60 2.0167E-05 0.19 193.84
Time of concentration L 250 m n 0.06 weedy s 0.004 m/m
1 in 5 1 in 100 I 24.90 mm/hr I 72.60 mm/hr tc 50.00 mins tc 33.27 mins 0.00 0.00
tc 50.00 mins tc 33.27 mins 1 in 5 24.90 mm/hr 1 in 100 72.60 mm/hr
Post-Development Region Runoff Coefficient Area (m2) C x A (m2) C Weighted Average C I (mm/hr) I (mm/s) Q (m3/s) Q (L/s) Fuel Canopies 1.0 930 930.00 0.03 1 in 10 0.82 35.90 9.9722E-06 0.22 217.75 Petrol Station Area 1.0 1450 1450.00 0.05 1 in 100 0.98 107.00 2.9722E-05 0.78 778.82 Remaining Area 0.8 24320 19456.00 0.91 26700 21836 0.82
Time of concentration L 250 m n 0.03 concrete pipes / k&g s 0.004 m/m
1 in 5 1 in 100 I 35.90 mm/hr I 107.00 mm/hr tc 29.09 mins tc 18.79 mins 0.00 0.00
tc 29.09 mins tc 18.79 mins 1 in 5 35.90 mm/hr 1 in 100 107.00 mm/hr
APPENDIX C SPEL PURACEPTOR DETAILS
SPEL Puraceptor TM Petrol Stations - Pollution Prevention Stormwater Treatment & Hydrocarbon Capture
www.spel.com.au Standards & Guidelines for Petrol Station Stormwater Pollution Control There is no Australian Standard for oil/water separators. There are only guidelines for hydrocarbon discharge limits for stormwater discharge. All State and territory regulating environmental authorities (or EPA) have guidelines with varying terminology stating that hydrocarbons are not to be visual (10ppm) in stormwater and receiving waters.
European Standard (oil and petrol separators)
In the absence of an Australian Standard, the European British Standard BSEN 858-1:2002 applies when compliance is the regulating issue. It is the world’s most stringent standard for hydrocarbons separation for the use of oil/petrol separators in surface water drainage systems. Prevents the emission of petrol odours.
Australian Runoff Quality The Australian Runoff Quality A Guide to Water Sensitive Urban Design (Engineers Australia) ISBN 0 85825 852 8 Chapter 9 `Hydrocarbon Management` refers to The Standard and the European Agency UK Oil Separator Selection and Design` for petrol stations.
Non-Compliant Sites Picture shows an undersized Petrol stations with the following defects. canopy with fuel pumps outside the canopy dripline • Canopy drip line that does not allow for the 10 degree inset • Fuel hose line that reaches outside the drip line • Fuel bowsers that have no canopy • Defective Oil/Water plate separator (Sewer connected)
Picture shows a common site at petrol stations - Picture shows a defective forecourt design with Unseemly & highly visible hydrocarbons polluting uncovered fuel pumps. oils and fuels discharging directly to the street the stormwater. The concentration in the picture drain. is in excess of 10ppm
2 Solution for Non-Compliant Petrol Stations SPEL Puraceptor Class 1 stormwater treatment system is a solution for the treatment, capture and retention of hydrocarbons off petrol stations. SPEL Puraceptor Class 1 Existing operations can be retro-fitted with the SPEL Puraceptor Class 1 to ensure compliance with relevant environmental guidelines, and capture any potential spills. SPEL`s Puraceptor Class 1 oil/ water separator is connected to the stormwater provides the site with the highest degree of environmental protection; - a protection that complies with council and EPA Petrol forecourt and surrounds at a busy metropolitan petrol station rendered compliant. The guidelines. catchment consists of a grated drain encompassing the complete perimeter of the under-sized canopy. Surface water and forecourt runoff drains to the Puraceptor located under the two trafficable covers in the foreground.
Puraceptor Certification Council Approvals In-Situ Testing Australian Independent Tests The compliance of the SPEL NATA analysis of Puraceptors The Puraceptor has been Puraceptor with the stringent Class 1 operating at similar applications independently tested at the requirements of BSEN 858-1:2002 has in Australia reveal `no detection` internationally-respected University been welcomed by many regulators of hydrocarbons from a captured of South Australia (UNISA) and at and approvals have been granted for concentration of >8,000ppm. the UK`s leading hydraulics research more than 100 installations to date. faculty HR Wallingford. • Water quality analyses at NATA-certified laboratories demonstrated no overall detection (0.032mg/L) of hydrocarbons from inflow concentrations of >5,000ppm
3 Puraceptor Benefits • Full retention Class 1 treatment oil/water separator. It treats all liquid. There is no bypass. • Complies with regulating requirements for no visable Independently tested for reducing sheen. the average annual loads: • University tested and certified to independent European a97% total suspended solids (TSS) Standard BSEN 858-1:2002 for the capture and retention of hydrocarbons with a discharge quality of no visible a100% > 5mm gross pollutant solids (GP) trace from a tested inflow concentrator of >5,000ppm. a99.9% light liquids (TPH) (certified discharge quality • Capture and contain oil/fuel spillages. of 5ppm or less, European standard BSEN 858- 1:2002 • Can be sized to capture and contain a spill from a refuelling tanker and prevent discharge to stormwater. a>30% particulate specialisation of phosphorus & nitrogen • Passive gravity function ensuring treatment is continuous. • Equipped with an intrinsically safe oil alert probe providing regular detection for oil build-up. Set to alarm when oil hydrocarbons occupy 10% of the chamber`s volume. • Oil alert probe enables `self-monitoring`, suitable for unmanned and remote locations. • Equipped with a dipped inlet pipe ensuring fire water is extinguished. • Equipped with a vapour trap preventing vapours from discharging and preventing the emission of odours. • Water tight structure. • 50 year design life. • Annual maintenance interval using low-cost technology. • Operations & Maintenance manual with a ledger for accurate recording of maintenance operations. • Maintenance performed from ground level; no entering of tank is required, satisfying O.H.& S. requirements.
4 1 Maintenance Stormwater An oil sensing 3 6 • Designed for high performance and low discharge probe is installed maintenance over a long life span quality is <0.1mg/L within a protective guard • Visible oils (TPH) are skimmed from the hydrocarbon content to continually monitor surface of the water level exceeding the Environmental hydrocarbon depth in • Easy and safe to access and clean, with Protection Agency (E.P.A.) the Puraceptor. Once access shafts positioned on all chambers. requirements of 10mg/l the level reaches the • Entry of the unit is not required. hydrocarbon content. pre-determined depth, • Recommended maintenance intervals are 12 Onsite Testing: The Puraceptor is designed to the alarm is triggered months or after major spills. provide easy access for Site Personnel to collect signalling the need for • Only oils, sediment and gross pollutants water samples for regulatory compliance. maintenance. need to be removed. All stormwater does not require removal. The SPEL® • The cylindrical design ensures sediment 4 7 collects centrally on the floor of the chambers AUTOMATIC PURACEPTOR effecting easy, quick CLOSURE tanks contain an removal. There are DEVICE (A.C.D.) immersed dipped inlet no square corners or is a precisely pipe to extinguish unreachable cavities engineered device flames and prevent and recesses. comprising a water- inflammable vapours • Waste is removed buoyant ball that from passing through by a vacuum loading is sensitive to any to the drainage system. Complies with truck. (Suction truck) change in the water density as a consequence Section 6.3.4 of BSEN 858-1:2002 SPEL of light liquids build up, thereby automatically PURACEPTOR can withstand temperatures SPEL ® activating a process of depressing the A.C.D. to of up to 140ºC. 2 PURACEPTOR SHUT OFF the separator, preventing pollutants units are glass from discharging to drains and waterways. reinforced plastic vessels made by the 5 SPEL PURACEPTOR Class 1 separators incorporate technical advanced coalescer units. They consist of a quality stainless steel mesh chop hoop filament container with an adjustable handle and high volume reticulated winding process foam insert. (patented) producing The coalescer unit is mounted in the second chamber, providing a circumferential and coalescence process for the separation of smaller globules of light longitudinal strength liquid pollutants before final discharge to stormwater. complying with AS 2634 1983 for tank design.
1 1 3 6
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Secondary Oil Retention Separation Chamber Chamber
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5 HEAD OFFICE PO Box 6144 Silverwater NSW 1811
100 Silverwater Rd Silverwater NSW 2128
Phone: +61 2 8705 0255 Fax: +61 2 8014 8699 DESIGN OFFICES New South Wales 61 2 8705 0255 Canberra 61 2 6128 1000 Queensland 61 7 3271 6960 Victoria & Tasmania 61 3 5274 1336 South Australia 61 8 8275 8000 West Australia 61 8 9350 1000 Northern Territory 61 2 8705 0255 New Zealand 64 9 276 9045 www.spel.com.au
SPEL Environmental accepts no responsibility for any loss or damage resulting from any person acting on this information. The details and dimensions contained in this document may change, please check with SPEL Environmental for confirmation of current specifications. 0033.8 Puraceptor_Petrolstations 6 5 4 3 2 1
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NOT FOR CONSTRUCTION
ā CONFIDENTIAL - The drawings must not be disclosed to any third Drawn Date CLIENT: DISTRIBUTOR : parties without written permission from SPEL Environmental Sydney. Unauthorised disclosure may result in prosecution. M.M. 13/09/2013 TITLE SPEL PURACEPTOR ā SPEL Environmental - This drawing is the property of SPEL Environmental ABN: 83 151 832 629 and is subject to return on CHECKED BY Date P.040.C1.2C.A.300 A demand. It is submitted for the use only in connection with the A proposal and contracts of SPEL Environmental with the expressed GENERAL ARRANGEMENT conditions that it is not to be reproduced or copied in any form. Verified Date This data must only be used in accordance with our standard terms and conditions. Approved Date SIZE SHEET REV ā Copyright CODE ā SPEL Environmental accepts no responsibility for any loss or 500060 A3 1 1 damage resulting from any person acting on this information. Dig. Add. SCALE The details and dimensions contained in this document may change, DWG No. please check with SPEL Environmental for confirmation of current specifications. N.T.S SP13-PC1560-S 6 5 4 3 2 1
Colin Hill SENIOR CIVIL ENGINEER Telephone: 08 8223 7433 Email: [email protected]
ADELAIDE 60 Wyatt St Adelaide SA 5000 Telephone: 08 8223 7433 Facsimile: 08 8232 0967 MELBOURNE Level 2, 31 Market St South Melbourne VIC 3205 Telephone: 03 9696 9522 PERTH Level 1, 66 Kings Park Road West Perth WA 6005 Telephone: 08 9336 6528 DARWIN Suite 7/9 Keith Ln Fannie Bay NT 0820 Telephone: 08 8941 1678 Facsimile: 08 8941 5060 WHYALLA 1/15 Darling Tce Whyalla SA 5600 Phone: 08 8644 0432 WALLBRIDGE GILBERT AZTEC www.wga.com.au [email protected]
REF: 0801 – Response to the EPA
22 May 2020
Ground Floor, 89 King William Street GPO Box 2403 Ms Hayley Riggs Adelaide SA 5001 PH: 08 8221 5511 Delegate W: www.futureurbangroup.com Environment Protection Authority E: [email protected] By email: [email protected] ABN: 34 452 110 398
Dear Hayley,
RE: DEVELOPMENT APPLICATION 354/011/20
We have been instructed by the Applicant, Andrash Commercial Pt Pirie Pty Ltd, to respond to your request for additional information by letter dated April 28, 2020.
Our response is set out in sequential order below.
1. We have been advised by the Applicant that a Stage 1 Vapour Recovery System will be fitted to the underground storage tanks and that the vent pipes will be fitted with a pressure vacuum relief valve to minimise loss during the unloading and storage of fuel.
2. The Site Plan (Drawing PA – 02) has been updated to show:
• the location and dimensions of each underground fuel tank; • the location of the underground tank filling points; and • where the tankers will be parked whilst the refuelling process takes place.
The updated Site Plan is attached to our response.
3. The additional information that has been requested in relation to the blind sumps can be found on Page 9 of the updated Stormwater Management Plan.
The updated Stormwater Management Plan is also attached to our response and the Civil Works Plan at Appendix A of the updated Stormwater Management Plan now shows the location of each blind sump.
4. The Civil Works Plan at Appendix A of the updated Stormwater Management Plan now shows the location of the Class 1 Separator and Treatment Device.
5. We have been advised by the Applicant that any sludge and/or oily waste captured by the Class 1 Full Retention Separator will be removed by a licensed waste transport operator and taken to an appropriate waste facility.
6. The Civil Works Plan at Appendix A of the updated Stormwater Management Plan now shows the location of the grated drains.
7. We have been advised by the Applicant that the following petroleum products will be stored within the confines of, and sold from, the integrated service station complex:
• unleaded petrol; • premium unleaded petrol; • diesel; and • liquid petroleum gas.
REF 0801 | 22 May 2020 1
8/9. The Applicant intends to install double-walled fibre glass storage tanks and lines, and to fit these tanks and lines with a pressure leak detection system. If a leak or drop in pressure is detected by this system, a complete shutdown will occur.
The prospective operator of the integrated service station complex (X Convenience) is also expected to use an automated tank gauge system which is to be regularly monitored and assessed by a third-party analyser.
10. Page 12 of the updated Stormwater Management Plan now confirms that:
“The geotechnical investigation for the site has yet to be undertaken and as such this report is unable to comment on the possible affects [sic] of groundwater, particularly in regard to the underground fuel tanks. Should the groundwater be only slightly above the base of the tank, then localised dewatering will be required during excavation to enable the tank to be placed. If it is higher, then buoyancy will become an issue and a thicker base slab will need to be poured so that the tank can be anchored to it.”
If you have any further queries or concerns, please do not hesitate to contact the undersigned in the first instance.
Yours sincerely
Fabian Barone Director
REF 0801 | 22 May 2020 2
EPA Reference: 34779
10 June 2020
Ms Adina Teaha Planning Officer Port Pirie Regional Council 115 Ellen Street PORT PIRIE SA 5540
Dear Ms Teaha
DIRECTION - Activities of Major Environmental Significance
Development Application No. 354/011/20 Applicant Andrash Commercial Pt Pirie PTY LTD (Future Urban Pty Ltd) Location A513 FP188645 HD Pirie, 12138 Augusta Highway, Napperby SA 5540 Activity of Environmental Significance Schedule 8 Item 11; Schedule 22 Part A Activities, Item 22-1(5a) Proposal Petrol filling station, shop, truck parking facility, car parking and associated infrastructure, linked to existing caravan park
Decision Notification A copy of the decision notification must be forwarded to: Client Services Officer Environment Protection Authority GPO Box 2607 ADELAIDE SA 5001
I refer to the above development application forwarded to the Environment Protection Authority (EPA) in accordance with Section 37 of the Development Act 1993. The proposed development involves an activity of major environmental significance as described above.
The following response is provided in accordance with Section 37(4)(b)(ii) of the Development Act 1993 and Schedule 8 Item 11 of the Development Regulations 2008.
In determining this response the EPA had regard to and sought to further the objects of the Environment Protection Act 1993, and also had regard to:
• the General Environmental Duty, as defined in Part 4, Section 25 (1) of the Act; and
page 1 of 7 • relevant Environment Protection Policies made under Part 5 of the Act.
Please direct all queries relating to the contents of this correspondence to Greg Ahrens on telephone (08) 8204 9289 or facsimile (08) 8124 4670 or email [email protected].
THE PROPOSAL
The proposal is for the construction of an integrated service station complex comprising;
• a control building for the operation of the petrol filling station and associated shop; • two freestanding canopies with a total of 15 double sided bowers (fuel pumps); • four underground fuel tanks with a total capacity of 440 kilolitres; • vehicle parking, including overnight truck parking bays; • associated civil works including vehicle pavements, hardstands, stormwater system and basin, and a link road between petrol station and existing caravan park; • wastewater (effluent) system; and • landscaping
The control building and fuel pumping facilities would operate between 5am and midnight 7 days per week.
SITE DESCRIPTION
The proposed development is located at 12138 Augusta Highway, Napperby and formally comprised in Allotment 513, Filed Plan 188645 in Certificate of Title Volume 5360, Folio 13.
The subject land has a primary public road frontage of 731 metres to Augusta Highway (western boundary) and a secondary public road frontage of 161 metre Gulf View Road (southern boundary) and a total area of approximately 8.54 hectares.
The subject land is irregularly shaped and includes an existing caravan park located in the ’northern portion’ of the allotment. The applicant has indicated, notwithstanding the location of the caravan park on the allotment, that land use is independent of the proposed development. The site of the proposed petrol station development is on the ‘southern portion’ of the allotment and comprises an area of approximately 2.67 Hectares.
The site is located within the Primary Production Zone of the Port Pirie Council Development Plan (consolidated 14 November 2019).
The site has not been inspected by EPA staff but has been viewed via GIS information systems and aerial photography available to the EPA.
CONSIDERATION
Advice in this letter includes consideration of the location with respect to existing land uses and is aimed at protecting the environment and avoiding potential adverse impacts upon the locality.
The ‘Discussion Relating to Direction’ is provided in accordance with section 37(4)(b)(ii) of the Development Act, 1993 and Schedule 8 Item 11 of the Development Regulations, 2008.
page 2 of 7 It should be noted that the referral trigger to the EPA for assessment was for storage and retail sale of petroleum products only, as per Schedule 22, (5a) of the Development Regulations, 2008. The EPA has therefore provided an assessment of the potential environmental impacts associated with the proposed ‘petroleum storage and dispensing activity only’ and not any food preparation/sales activities within control building, overnight truck parking area or the sites onsite wastewater effluent treatment system proposed as part of the development.
The EPA has not assessed the proposed development against the provisions of the Development Plan.
The 'Other Comments' section of this response is to assist the relevant to authority undertake an environmental assessment of those parts of the application outside the scope of the activity of environmental significance that triggered the referral to the EPA.
DISCUSSIONS RELATING TO DIRECTION
Interface Between Land Uses
The EPA publication Evaluation distances for effective air quality and noise management (August 2016) recommends an evaluation distance of 100 metres between a service station/retail outlet operating 24 hours a day (on a highway) and a sensitive receiver (i.e. dwelling, Residential Zone etc.). From an air quality perspective (human health and amenity), the EPA considers the 50 metre evaluation distance to be appropriate.
The site is located within a predominately undeveloped rural area, with the exception of the caravan park located on the northern portion of the subject land. It is apparent from GIS imagery and the plans provided that the closest sensitive receiver would be the caravan park which is located more than 50 metres away from the nearest fuel bowser. In this regard, air quality impacts are considered below.
In relation to noise, as the referral trigger to the EPA only relates to petroleum storage, refer to the 'Other Comments' section below.
The Evaluation distances for effective air quality and noise management (August 2016) publication is available at: http://www.epa.sa.gov.au/data_and_publications/search-documents?q=DISTANCE+GUIDELINES&published=&category=&doctype=4 .
Air Quality
Petrol vapour emissions at retail petrol stations are a significant and growing source of air pollution in South Australia. Emissions of volatile organic compounds contribute to air pollution and are emitted from storage systems holding hydrocarbon (other than diesel and LPG), as well as from fuel bowsers and tanker deliveries.
Vapour recovery systems are designed to reduce petrol emissions into the atmosphere from underground storage systems. The EPA notes the applicant, as stated in the written correspondence from Future Urban dated 22 May 2020, has proposed a Stage 1 vapour recovery system be fitted to the underground storage tanks, including that the underground storage tank vent pipes be fitted with a pressure vacuum relief valve, to minimise loss during the unloading and storage of fuel.
page 3 of 7 Given the distance to the nearest sensitive receivers exceeds 50m metres when measured from any fuel bowser, along with the applicants undertaking to installation of a Stage 1 vapour recovery system, the EPA considers the petroleum storage would not result in unacceptable air quality impacts. Conditions are directed below in this regard.
Water Quality
Potentially contaminated stormwater runoff can be generated at retail petrol stations from the hard surfaced forecourt areas including re-fuelling areas, parking areas, footpaths, loading areas and other trafficable areas.
The EPA notes as part of its assessment, only run-off (stormwater and spills) for the ‘site’ pertaining to the proposed petrol station has been considered, and not the balance of the existing caravan park or undeveloped land.
The provided Stormwater Management Plan (SMP) prepared by Wallbridge Gilbert and Aztec (WGA) marked as Doc No WGA191478-CV-RP-0002 Rev. F and dated 1 May 2020 identifies that:
• Roof runoff from the control building would be directed to an underground stormwater network and would be separated from untreated runoff from the fuelling and carparking areas; • The two fuel dispensing areas would be covered to prevent rainfall entering the area and would be graded to drain to underground containment vessels; • Runoff from pavement area (external to the fuel dispensing areas) would be collected and conveyed to a Class 1 separator and treatment device such as a SPEL Puraceptor or equivalent prior to discharge into the stormwater basin; • The pavement surfaces would be graded to prevent external stormwater from entering the site and for site generated runoff from leaving the site; and • The potential for both minor and major spill volumes are accommodated within the Class 1 separator such as a SPEL Puraceptor or equivalent.
As detailed on the concept civil works plan marked drawing no. WGA191478-DR-CC-0001 Rev C and dated 01.05.20 (forming appendix A of the SMP) all runoff from hardstand areas (with the exception of the areas under the canopies) would be collected via kerb and gutter, strip drains and a series of grated inlet pits and pass via an underground pipe system to a Puraceptor Class 1 full retention oil/water separator (or equivalent). It is proposed that this has a 8,000 litre capacity retention tank to capture a major spill on site from a delivery truck. This is satisfactory to the EPA.
Outflow from the Puraceptor Class 1 full retention oil/water separator (or equivalent) would then discharge to one of two evaporation basin on the site and positioned adjacent the Augusta Highway. Basin detention capacity has been designed to achieve appropriate ‘post-development flow' via a controlled discharge to the Council roadside swale drain. This is satisfactory to the EPA and a condition regarding stormwater runoff from hardstand areas of the site be directed to the oil/water separator is directed below in this regard.
The Class 1 full retention oil/waste separator (as proposed) provides for the separation and retention of sludge and oily residue prior to discharge of the treated water to the Council’s stormwater drainage network. The operation and maintenance of such system requires the periodic pump out of sludge or oily residue by an EPA licenced waste transporter and disposal to an appropriately licenced waste page 4 of 7 facility. This requirement would also apply to any liquids captured within the bunded sumps located in the fuel dispensing areas under the freestanding canopies. A condition is directed below in this regard.
Potential Site Contamination
Leak Detection
The new underground storage tanks are proposed to be double contained fiberglass with leak detection systems. In addition, the delivery pipework (tanks to pumps) would be double contained with a leak detection system installed.
The EPA recommends that to demonstrate the general environmental duty (as required under section 25 of the Environment Protection Act, 1993) has been met, the leak monitoring systems should be designed and installed in accordance with Australian Standard 4897-2008 - The design, installation and operation of underground petroleum storage systems.
The applicant's Planning Consultant, Future Urban, has confirmed via email dated 27 May 2020 that the leak monitoring systems for all fuel tanks and fuel lines and would be designed and installed in accordance with the AS4897-2008.
The proposed fuel storage methods and protection measures for minimisation and/or detection of leakage are satisfactory to the EPA. Conditions are directed below in this regard.
Environmental Authorisation
The operation of a petrol station requires an Environmental Authorisation (EPA Licence) pursuant to the Environment Protection Act, 1993. A note is included below to remind the applicant of the need to obtain a licence.
OTHER COMMENTS
Noise
Integrated petrol/service station complexes comprise many varied noise sources, including the following:
• cars and trucks entering, operating within and leaving the premises • closing of vehicle doors, and customer voices • fuel deliveries and rubbish collection • operation of fuel pumping equipment • car wash and vacuum facilities • operation of fixed plant and equipment (including roof mounted refrigeration and air conditioning plant).
As the referral to the EPA relates to petroleum storage and sale only, the EPA has not undertaken an assessment of any potential noise impacts, or impacts associated with the truck movements or overnight parking.
As the proposed facility would operate during night time hours, seven days a week the planning authority should be satisfied that the proposed development would comply with the Environment page 5 of 7 Protection (Noise) Policy 2007.
Coastal Acid Sulphate Soil & Wetlands
The EPA notes that the site is located within both a ‘wetland of national importance’ and ‘coastal acid sulphate soils’ overlay contained in Council Development Plan.
In regards to the potential for acid sulphate soils, the DA documentation indicates that ‘post receipt of Development Plan Consent that the applicant intend to undertake intrusive investigations to assess the soils within the confines of the site. Should potential and/or actual acid sulphate soils be discovered then an acid sulphate soil management plan will be prepared.’
As the referral to the EPA relates to petroleum storage only, the EPA has not undertaken an assessment of any potential acid sulphate soil impacts associated with the proposed development of the site (or of any potential impacts associated with the ‘Wetlands of National Importance’ overlay in the Council Development Plan), however notes the proponents commitment to testing to determine the status of the soil, and if tests conclude that the soil is either potential or actual acid sulphate soil then developing an Acid Sulphate Soils Management Plan, something which the Council should consider further in its assessment of the proposal.
Wastewater (Effluent) System
The EPA notes that the site does not appear to be connected into a community wastewater management system or sewer, and that the proposal includes the installation of an on-site treatment and disposal system. As the referral to the EPA relates to petroleum storage and sale only, the EPA has not undertaken an assessment of the on-site treatment and disposal of wastewater and associated potential impacts on water quality.
The Council should satisfy itself that matters such as acid sulphate soils and locational impacts associated with the proximity of the site to a wetland (such as groundwater and water quality) have been considered and addressed in the assessment of the proposal.
CONCLUSION
Based on the information provided with the application and provided the conditions are implemented below, the EPA is satisfied that the proposed petroleum storage and sale activity would not cause unacceptable environmental impacts.
DIRECTION
The planning authority is directed to attach the following conditions to any approval:
1. Prior to operation, all fuel storage tanks (apart from diesel and LPG) must be fitted with a Stage 1 vapour recovery system (which includes underground storage tank vent pipes being fitted with a pressure vacuum relief valve) that directs the displaced vapours back into the tank during filling. 2. Prior to operation, all underground fuel storage tanks must be double-walled and fitted with a leak detection system designed and installed in accordance with clause 4.5 of Australian Standard 4897-2008 The design, installation and operation of underground
page 6 of 7 petroleum storage systems. 3. Prior to operation, all fuel lines between the underground storage tanks and fuel dispensers must be double contained and fitted with a leak detection system, designed and installed in accordance with clause 4.5 of Australian Standard 4897-2008 The design, installation and operation of underground petroleum storage systems. 4. Stormwater runoff from all hardstand areas (including the refuelling and fuel delivery areas) must be managed in accordance with the provided Stormwater Management Plan prepared by WGA (Doc No WGA191478-CV-RP-0002 Rev. F) and in the concept civil works plan (drawing no. WGA191478-DR-CC-0001 Rev C) and dated 01.05.20. 5. Stormwater runoff from hardstand areas must be directed to a full retention oil/water separator (no bypass function) that: a. has as a minimum spill capture capacity of 8,000 litres b. reduces oil content in the outlet to less than 5 mg/L (as confirmed by independent third party scientific testing) c. operates effectively in the event of a power failure d. is maintained in accordance with the manufacturer operational and maintenance requirements to ensure design capacity and treatment standards are available at all times. 6. Any sludge or oily residue collected within the full retention oil/water separator and fuel dispensing area blind sumps/containment vessels must be removed by an EPA licensed waste transporter to a licensed waste depot.
The following notes provide important information for the benefit of the applicant and are requested to be included in any approval:
• The applicant is reminded of its general environmental duty, as required by Section 25 of the Environment Protection Act, to take all reasonable and practicable measures to ensure that the activities on the whole site, including during construction, do not pollute the environment in a way which causes or may cause environmental harm. • An environmental authorisation in the form of a licence is required for the operation of this development. The applicant is required to contact the Environment Protection Authority before acting on this approval to ascertain licensing requirements. Information on applying for a licence (including licence application forms) can be accessed here: http://www.epa.sa.gov.au/business_and_industry/applying_for_a_licence • A licence may be refused where the applicant has failed to comply with any conditions of development approval imposed at the direction of the Environment Protection Authority. • EPA information sheets, guidelines documents, codes of practice, technical bulletins etc can be accessed on the following web site: http://www.epa.sa.gov.au
Yours faithfully Courtney Stollznow Delegate ENVIRONMENT PROTECTION AUTHORITY
page 7 of 7
In reply please quote: 2020/00393/01, Process ID: 621325 Enquiries to: Marc Hryciuk Telephone: 7109 7877 E-mail: [email protected] TRANSPORT PLANNING AND PROGRAM DEVELOPMENT
Transport Assessment 11 May 2020 GPO Box 1533 ADELAIDE SA 5001
Ms Adina Teaha ABN 92 366 288 135 Port Pirie Regional Council PO Box 45 PORT PIRIE SA 5540
Dear Ms Teaha
SCHEDULE 8 - REFERRAL RESPONSE
Development No. 354/011/20 Applicant Andrash Commercial Port Pirie Pty Ltd Location 12138 Augusta Highway, Napperby Proposal Petrol filling station, shop, truck parking facility, car parking and associated infrastructure, linked to existing caravan park
I refer to the above development application forwarded to the Commissioner of Highways (CoH) in accordance with Section 37 of the Development Act 1993. The proposed development involves development adjacent a main road as described above.
The following response is provided in accordance with Section 37(4)(b) of the Development Act 1993 and Schedule 8 of the Development Regulations 2008.
CONSIDERATION
The subject site has frontage to Augusta Highway, an arterial road under the care, control and management of the CoH and Gulf View Road, a Council road. The adjacent section of Augusta Highway is classified as a Major Traffic Route, Primary Freight Route and a Tourist Route under the Department of Planning, Transport and Infrastructure’s (DPTI) ‘A Functional Hierarchy for South Australia’s Land Transport Network’. The adjacent section of Augusta Highway carries approximately 2,700 vehicles per day (22% commercial vehicles), has speed limit of 100 km/h and is gazetted for use by PBS Level 3B vehicles (42m long vehicles).
Access and Road Safety
The adjacent section of Augusta Highway is a controlled access road pursuant to Part 2A of the Highways Act 1926. There are currently no authorised accesses to/from Augusta Highway associated with the subject development site.
The subject development proposes a petrol filling station and truck stop with access to both Augusta Highway and Gulf View Road. Prior to the lodgement of the subject application, MFY acting on behalf of the developer engaged with the department to determine an acceptable access arrangement to serve the site.
It is proposed that the Augusta Highway access will be limited to left turn in movements only and that all other movements will be via Gulf View Road. The access to Augusta Highway will be provided with a left turn lane and the Augusta Highway/Gulf View Road junction will be upgraded to facilitate safe access to the site. It is understood that the site will accommodate #15452245 2
vehicles up to PBS Level 3B vehicles and that the upgrades to the Augusta Highway/Gulf View Road junction include widening of the junction apron to facilitate the swept path of these vehicles as well as provide a BAR/shoulder seal treatment on Augusta Highway to ensure that vehicles turning right into Gulf View Road do not obstruct through traffic on Augusta Highway. It is understood that the section of Gulf View Road immediately adjacent to the site will also be upgraded and sealed. These arrangements are consistent with the department’s discussions with MFY and are supported. As Gulf View Road is currently not approved for use by Restricted Access Vehicles, approval will need to be gained from the National Heavy Vehicle Regulator.
It is noted that the proposed development also incorporates an internal link between the subject development and adjacent caravan park. The department supports this arrangement as it will avoid the need for vehicles accessing both sites to circulate via Augusta Highway and also provides improved accessibility to the caravan park.
Signage and Lighting
The subject application proposes two illuminated signage panels, one above the main entry and one affixed to the western façade of the control building. The signage has been assessed against the department’s publication ‘Advertising Signs Assessment Guidelines for Road Safety’ and it is recommended that all signage visible from the adjacent roads should operate in a manner consistent with this guideline – refer to advice below for further information.
It is understood that the site will be illuminated at night. Any external lighting should be appropriately located and/or shielded in order to minimise the potential for driver distraction.
Drainage
The subject development proposes on site detention of stormwater for a 1 in 10 year event with discharge to the existing culvert on Augusta Highway. This culvert provides for the drainage of Augusta Highway. No detail has been provided proving that the culvert will have sufficient capacity to cater for the existing drainage as well as any overflow drainage from the site. It is recommended that further assessment be undertaken and that a final stormwater management plan is provided to the satisfaction of both Council and DPTI.
ADVICE
The Department of Planning, Transport and Infrastructure supports the proposed development and directs the planning authority to attach the following conditions to any approval:
1. Access to the subject site shall be located in accordance with Proposed New Site Plan Project Number 1853-04, Drawing No PA-02, Revision B, dated 30/01/20. The access to Augusta Highway shall be limited to left turn in movements only and be provided with a channelised left turn lane (CHL). The Augusta Highway/Gulf View Road junction shall be upgraded to provide a basic right turn (BAR)/sealed shoulder treatment and sealed apron to cater for the largest vehicle to access the site.
All road works shall be designed and constructed in general accordance with Austroads Guidelines and Australian Standards and to DPTI’s satisfaction, with all associated (including project management and any necessary road lighting and drainage upgrades) costs to be borne by the applicant. The applicant should contact Mr Bonaventure Tan, Asset Engineer on (08) 8648 5243 or [email protected] to discuss the requirements. All road works shall be undertaken prior to the development becoming operational.
2. All vehicles shall enter and exit the site in a forward direction.
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The planning authority is also advised to attach the following conditions to any approval:
3. All off-street car parking shall be designed in accordance with AS/NZS 2890.1:2004 and AS/NZS 2890.6:2009. All commercial vehicle facilities shall be designed in accordance with AS 2890.2-2018.
4. All signage visible from the adjacent roads shall not flash, scroll, move or change and shall not be permitted to operate in such a manner that could result in impairing the ability of a road user by means of high levels of illumination or glare. All illuminated signs visible from the adjacent roads shall be limited to a low level of illumination (i.e. ≤ 150Cd/m2).
5. All floodlighting associated with the development shall be appropriately located and/or shielded in order to minimise the potential for driver distraction.
6. All stormwater run-off shall be collected on-site and discharged without jeopardising the integrity and safety of the adjacent road network. A final stormwater plan shall be provided to the satisfaction of DPTI and Council prior to the commencement of construction. Any alterations to the road drainage infrastructure required shall be at the applicant’s expense.
The following notes provide important information for the benefit of the applicant and are required to be included in any approval: a. The adjacent section of Augusta Highway is a controlled access road pursuant to Part 2A of the Highways Act 1926. There are currently no authorised accesses to/from Augusta Highway associated with the subject development site. Upon the completion of the construction of the access point the applicant should contact Mr Daniel Sladic, Transport Assessment Officer on 7109 7812 to organise the issuing of an access permit under Section 30DA of the Highways Act 1926. b. Gulf View Road is not gazetted for use by vehicles larger than General Access Vehicles. The applicant will need to apply to the National Heavy Vehicle Regulator via www.nhvr.gov.au for permits to utilise this road for access by Restricted Access Vehicles.
Yours sincerely
A/MANAGER, TRANSPORT ASSESSMENT for COMMISSIONER OF HIGHWAYS
A copy of the decision notification form should be forwarded to [email protected]
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May 13, 2020 To Whom it May concern.
Re Native Vegetation on Block F188645 A513 Napperby.
I visited this block, in my capacity as an Accredited Consultant for the Native Vegetation Council, on April 23rd 2020. This inspection and desktop analysis showed that this block contains native samphire shrubland and an application to clear native vegetation must be made under Regulation 12(33) of the Native Vegetation Act (1991) to enable the construction of a New Dwelling or Building on the site. The vegetation does not constitute a threatened Ecological Community under the Federal Environmental Protection and Biodiversity Conservation Act 1999 (EPBC Act) . The vulnerable Ecological Community – Subtropical and Temperate Coastal Saltmarsh must be connected to tidal influences and contain a diverse species mix.(Conservation advice Subtropical and Temperate Coastal Saltmarsh). The vegetation on A513 is no longer connected to tidal influences due to the presence of Significant infrastructure including the Augusta Highway, the Coomamia- Pt Augusta Railway and the Spencer Highway. This has resulted in reduced species diversity and structure on the proposed clearance site. The site shows significant deposition of fine soil particles from adjacent agricultural land. Vegetation has also been impacted by significant populations of White Snails. To progress the application for clearance, an application and a data report will be provided and submitted to the Native Vegetation Branch for consideration. This data report will detail the vegetation condition, its Biodiversity value and the costs that will be incurred if it is cleared. This clearance will be allowed only after approval is given by the Native Vegetation Council or their delegate. This Clearance can only then occur after approval has been given to the development under the Development Act 1993. Please contact me for any further information.
Yours sincerely
Anne Brown Anne BrownI Living Flinders Program Specialist | Greening Australia Office address: 36 High Street Wirrabara SA 5481
P - | M 0409 684 312 | W www.greeningaustralia.org.au |
Greening Australia Ltd Tel: 1300 886 589 Email: [email protected] ABN 40 002 963 788 Website: www.greeningaustralia.org.au