266‐268 Maroondah Highway, Chirnside Park
Proposed Kaufland Supermarket
Planning Panels Victoria
Date of Hearing: Starting 23rd November, 2018
Date of Statement: 19th November, 2018 Date of Inspection: 22nd October & 8th November, 2018
Prepared For the Applicant: Kaufland Australia Pty Ltd Instructed By: Planning & Property Partners Pty Ltd
STATEMENT TO THE PLANNING PANEL APPOINTED BY THE MINISTER FOR PLANNING FOR THE PROPOSED KAUFLAND STORE AT 266‐268 MAROONDAH HIGHWAY, CHIRNSIDE PARK BY CHARMAINE DUNSTAN, TRAFFIC ENGINEER Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
266‐268 Maroondah Highway, Chirnside Park
Proposed Kaufland Supermarket
Document Control
Issue No. Type Date Prepared By Approved By C. Dunstan/ 1 Final 19/11/2018 C. Dunstan L. Furness
Traffix Template Version 1.1 – March, 2016
Our Reference: 25571A#2 (Chirnside Park)
COPYRIGHT: The ideas and material contained in this document are the property of Traffix Group (Traffix Group Pty Ltd – ABN 32 100 481 570, Traffix Survey Pty Ltd – ABN 57 120 461 510, Traffix Design Pty Ltd – ABN 41 060 899 443). Use or copying of this document in whole or in part without the written permission of Traffix Group constitutes an infringement of copyright.
25571A#2 (Chirnside Park) Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Executive Summary
This evidence statement provides an assessment of the potential traffic engineering impacts of the proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park. My assessment is a peer review of the work undertaken by GTA Consultants, as instructed by Planning & Property Partners Pty Ltd on behalf of Kaufland Australia Pty Ltd. Kaufland Supermarkets will offer a larger format supermarket than current Australian Supermarkets. Kaufland propose stores in the order of 6,000m2 (including attached shops/food hall), compared to approximately 4,000m2 for a Coles or Woolworths supermarket. Kaufland supermarkets will include a full range of food and liquor, comparable to a traditional full line supermarket. In addition, the supermarkets are expected to offer a range of non‐food items such as crockery/cutlery, small scale electronics, stationary, clothing, tools, etc. I am instructed that Kaufland expect that the split between food and non‐food products sold to be in the order of 80/20, with the food offering including liquor (70/10 split of the 80% food). A Kaufland Supermarket will also include a ‘Food Hall’ area serving food and drinks to patrons and two smaller tenancies that will be occupied by speciality retail or similar uses, but associated with Kaufland. My key opinions are set out as follows: a) The traffic analysis contained within the current TIA needs to be reviewed when a new TIA is prepared to comply with the requirements of the Incorporated Document. Specifically: i) The traffic distribution adopted should be reviewed to include a greater proportion of trips arriving/departing to/from the south along Maroondah Highway (from the west and south of the site) and a lower proportion arriving from the north along Maroondah Highway (east of the site). ii) The traffic distribution should consider a proportion of traffic arriving from the south along Manchester Road will, when exiting the site, head back to Manchester Road (instead of Maroondah Highway) and U‐turn on Manchester Road after turning out of Fletcher Road. iii) The proposed right turn lane at intersection of Maroondah Highway/East Ridge Drive needs to be reviewed, specifically: I expect more traffic to enter the site by turning right at East Ridge Drive than forecast by the model. No traffic currently U‐turning at Maroondah Highway/Fletcher Road/Kimberley Drive has been redistributed to turn right directly into East Ridge Drive and this should be taken into account. Some allowance for the Pad Site A or the future development of the residential land to the south of the site should be made. The new right facility into East Ridge Drive has been incorrectly constructed in the SIDRA model. b) I am fundamentally satisfied that the traffic impacts of the Kaufland Store can be accommodated and suitable mitigating measures would be able to be implemented by Kaufland. I am satisfied that a revised TIA, prepared as required by the Incorporated Document, can address these issues to the satisfaction of the relevant road authorities. c) The provision of car parking exceeds the minimum requirements of Clause 52.06‐5 of the Planning Scheme and I am comfortable with the level of car parking proposed.
25571A#2 (Chirnside Park) Page i Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park d) The provision of bicycle parking is generally satisfactory, subject to: i) The provision of secure and undercover bicycle parking for staff. ii) The provision of end‐of‐trip facilities for staff in accordance with Clause 52.34. e) The design and layout of the carpark is generally satisfactory, subject to the provision of improved pedestrian connections through the carpark and to the external road network. f) The proposed loading arrangements will adequately service the proposed use and I am satisfied with the accessibility of the proposed loading bay by vehicles up to the 19m long semi‐trailer. g) Waste collection will be adequately accommodated within the loading bay. h) Having reviewed the relevant background material, I am satisfied that there are no reasons why the proposed rezoning should be refused, subject to appropriate conditions.
25571A#2 (Chirnside Park) Page ii Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Table of Contents
1 Introduction ...... 1 2 Statement of Witness ...... 2 2.1 Qualifications and Experience ...... 2 2.2 Project Team ...... 2 2.3 Scope of Work ...... 2 2.4 Key Tasks ...... 3 2.4.1 Experiments ...... 3 2.4.2 Reference Documents ...... 3 3 Proposal ...... 4 4 Existing Conditions ...... 5 4.1 Road Network ...... 8 4.2 Road Safety Review ...... 11 4.3 Existing Traffic Conditions ...... 13 4.3.1 Analysis of Existing Traffic Conditions ...... 14 4.4 Public Transport ...... 16 5 Traffic Impact Assessment ...... 18 5.1 Traffic Generation Rates ...... 18 5.2 Traffic Distribution Model ...... 20 5.3 Traffic Impact Analysis ...... 23 5.4 Car Parking Assessment ...... 28 5.5 Bicycle Parking ...... 29 5.6 Review of Carpark Design ...... 30 5.7 Review of Loading and Waste Collection ...... 33 6 Consideration of Third Party Submissions ...... 35 7 Conclusions ...... 38
25571A#2 (Chirnside Park) Page iii Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
List of Tables
Table 1: Road Safety Review ...... 12 Table 2: Summary of Existing Operating Conditions (GTA Consultants) ...... 15 Table 3: Nearby Public Transport Services ...... 17 Table 4: Estimated Traffic Generation ...... 19 Table 5: Post‐development traffic conditions (Source: GTA TIA, Table 6.4) ...... 25 Table 6: Statutory car parking requirement – Clause 52.06‐5, Column A...... 28 Table 7: Statutory bicycle parking requirement – Clause 52.34 ...... 29 Table 8: Consideration of Third Party Submissions ...... 35
List of Appendices
Appendix A: Development Plans
25571A#2 (Chirnside Park) Page iv Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
1 Introduction
Kaufland Australia Pty Ltd has requested that the Minister for Planning change the Planning Scheme provisions that apply to the land at 266‐268 Maroondah Highway, Chirnside Park, to facilitate the development of a supermarket‐based store on the site. The Minister for Planning has referred the proposal for the Kaufland Stores in Victoria to an Advisory Committee. The Advisory Committee is expected to: Undertake a strategic assessment of the use of each proposed store site, including an assessment against State and local policies, and, where relevant, recommend any required amendments to the existing Planning Scheme provisions applying to the site or to the land that is surplus to the Kaufland store and associated uses. Undertake an assessment of each of the proposed store developments, including consideration of amenity, traffic and access, built form, urban design and referral authority or statutory body requirements in sufficient detail to enable the Advisory Committee to recommend whether each development should be approved and the conditions of any such approval. Provide advice on the proposed introduction and form of an Incorporated Document in the schedules to Clause 52.03 and Clause 81.01 to each of the planning schemes to enable the use and development of the Kaufland stores, subject to conditions. The amendments to the Yarra Ranges Planning Scheme seek to facilitate the development of a proposed Kaufland supermarket store, via planning approval in the form of an incorporated document. The Amendment specifically proposes the following changes to the Planning Scheme:
Apply the Specific Controls Overlay to the above land and update the schedule to the Specific Controls Overlay accordingly. List the proposed “Kaufland supermarket development, 266‐268 Maroondah Highway, Chirnside Park” incorporated document in the schedule to clause 45.12 and clause 72.04 as an incorporated document to the Yarra Ranges Planning Scheme. I have been instructed by Planning and Property Partners Pty Ltd, on behalf of Kaufland Australia Pty Ltd to provide expert evidence in relation to traffic issues related to the above proposal. My instructions specifically are to peer review the Traffic Impact Assessment (TIA) prepared by GTA Consultants (GTA) and relevant supporting background documents and provide my opinion on the same. I have also considered the issues raised in submissions to the Advisory Committee.
25571A#2 (Chirnside Park) Page 1 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park 2 Statement of Witness
2.1 Qualifications and Experience
My name is Charmaine Chalmers Dunstan. I am a Director of Traffix Group Pty Ltd practicing from Suite 8, 431 Burke Road, Glen Iris. My qualifications and membership of professional associations are as follows: Bachelor of Civil Engineering (honours), Monash University, Clayton Masters of Traffic, Monash University Member, Engineers Australia (IEAUST) Fellow, Victorian Planning & Environmental Law Association I have over 20 years’ experience as a Traffic Engineering and Transport Planning consultant with Traffix Group Pty Ltd and formerly Turnbull Fenner Pty Ltd. My experience also includes a number of local government appointments which involved acting in the role of Council’s Transport Co‐ordinator or Senior Traffic Engineer. I have experience and expertise in traffic management, transportation planning, road safety planning and engineering, parking management and strategy development, and development impact assessment of a broad range of land‐use developments within established metropolitan, regional and growth areas.
2.2 Project Team
Leigh Furness (Senior Associate, Traffix Group) assisted with site inspections, review and analysis of the application material and the preparation of this statement.
2.3 Scope of Work
This report specifically reviews the traffic engineering implications of the proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park. My specific instructions are to review the supporting/background material and in particular the Traffic Impact Assessment (TIA) prepared by GTA (dated 12th November, 2018) and provide a peer review of the proposal. I have reviewed the TIA in detail, including the traffic modelling completed as part of the assessment. As part of my review, I have had regard to submissions by third parties.
25571A#2 (Chirnside Park) Page 2 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
2.4 Key Tasks
Based on the exhibited documents and planning history of the site, the scope of my engagement has included the following tasks: review of the site location and the surrounding transportation network, review and analysis of traffic data, review of historical road safety data, review of supporting documentation and planning history, review of Council policies and other relevant documents, review of the parking implications and impacts of the proposal, review of the potential traffic impacts of the proposal, review of third party submissions, and preparation and giving of Expert Evidence in accordance with Planning Panels Victoria – Guide to Expert Evidence. 2.4.1 Experiments I have visited the site to observe traffic and parking activity within the nearby area. I have reviewed the electronic SIDRA files of the traffic modelling prepared by GTA Consultants. 2.4.2 Reference Documents The following key documents have been relied upon when preparing this report: Various Amendment documentation. Development plans prepared by Leffler Simes Architects (Revision ACP). Preliminary traffic engineering assessment prepared by GTA Consultants (dated 28th June, 2018). Traffic Impact Assessment prepared by GTA Consultants for Kaufland (dated 12th November, 2018). Relevant sections of the Yarra Ranges Planning Scheme. Relevant Australian Standards in relation to off‐street parking, loading for commercial vehicles, bicycle parking and parking for people with disabilities. The RTA Guide to Traffic Generating Developments (2002). Third party submissions.
25571A#2 (Chirnside Park) Page 3 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park 3 Proposal
The proposal is for a Kaufland Supermarket on the site. My assessment is based on the plans prepared by Leffler Simes Architects (Revision ACP), a copy of which is attached at Appendix A. These plans include some relatively minor changes from a traffic engineering perspective compared to those exhibited (the Revision A plans). Kaufland Supermarkets will offer a larger format supermarket than current Australian Supermarkets. Kaufland propose stores in the order of 6,000m2 (including attached shops/food hall), compared to approximately 4,000m2 for a Coles or Woolworths supermarket. Kaufland supermarkets will include a full range of food and liquor, comparable to a traditional full line supermarket. In addition, the supermarkets are expected to offer a range of non‐food items such as crockery/cutlery, small scale electronics, stationary, clothing, tools, etc. I am instructed that Kaufland expect that the split between food and non‐food products sold to be in the order of 80/20, with the food offering including liquor (70/10 split of the 80% food). A Kaufland Supermarket will also include a ‘Food Hall’ area serving food and drinks to patrons and two smaller tenancies that will be occupied by speciality retail or similar use, but associated with Kaufland. The proposal for Chirnside Park will include the following areas:
A 5,594m2 LFA Supermarket, including administration and ‘back of house’ areas. 672m2 LFA of retail space, including the Food Hall, Outdoor Eatery and separate shop tenancies. Trading hours are proposed to be 7am to 12midnight, 7 days. A total of 419 car spaces are proposed on‐site within an at‐grade carpark. Vehicle access to the on‐ site carpark will be via 3 access points:
to Fletcher Road (via an unsignalised T‐intersection), East Ridge Drive (via a roundabout), and a proposed future road to the undeveloped, residentially zoned land to the south (via an unsignalised T‐intersection). Fletcher Road connects to Maroondah Highway via a signalised intersection, while East Ridge Drive (and the proposed future road) both connect via a left‐in and left‐out unsignalised intersection to Maroondah Highway. Furthermore, it is proposed that a new unsignalised right‐turn entry lane be provided from Maroondah Highway into East Ridge Drive. The site forms part of a larger overall site for which a planning permit was previously obtained for a commercial development, which included a Masters Home Improvement store (never constructed), a Dan Murphy’s and a car wash use. The Dan Murphy’s and car wash have both been constructed and will continue operating. An on‐site loading area is proposed with access from the proposed vehicle access via Fletcher Road. The loading bay is capable of simultaneously accommodating three 19m semi‐trailers and a waste collection vehicle up to 12.5m in length. Trucks accessing the loading bays will enter and exit via Fletcher Road.
25571A#2 (Chirnside Park) Page 4 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
The proposed Incorporated Document that will apply to the subject site includes a number of conditions related to traffic engineering matters. These are listed below: Loading and unloading 6. Prior to the commencement of development, a loading management plan must be submitted to and be approved by the Responsible Authority. 7. Any loading and unloading of goods and all manoeuvring of vehicles must only be carried out within title boundaries of the land. Car parking 9. Prior to the commencement of development, a car parking and traffic management report by a recognised traffic consultant must be submitted to and be approved to the satisfaction of the Responsible Authority. 10. All traffic mitigation works and management measures as recommended in the car parking and traffic management report must be implemented at no cost to the Responsible Authority, and must be maintained to the reasonable satisfaction of the Responsible Authority. There is a ‘Pad A Site’ located at the eastern corner of the site. I have not considered this site in any detail as it is not part of this application. In my view, the traffic engineering issues associated with this site should be addressed as part of any future planning permit application for this site. However, the traffic analysis should have some regard to the potential impacts of the development of this site.
4 Existing Conditions
The development site is located on the eastern side of Maroondah Highway, between Fletcher Road and East Ridge Drive in Chirnside Park. A photograph of the site and a locality plan are provided at Figure 1 and Figure 2. The subject site is irregular in shape and has a site area of approximately 39,496m2. The site has frontages to Maroondah Highway, Fletcher Road and East Ridge Road. The site forms part of a larger overall site for which a planning permit was previously obtained for a commercial development, which included a Masters Home Improvement store (never constructed), a Dan Murphy’s and a car wash use. The part of the site proposed to be used for the purposes of the Kaufland supermarket is currently vacant. The Dan Murphy’s and car wash were both constructed and will continue operating. The site currently has vehicle access to a roundabout at East Ridge Drive. A pedestrian path currently traverses the site between the bus stop located along the site’s frontage to Maroondah Highway and a location to the north‐west of the roundabout located along East Ridge Drive. The site is zoned Commercial 1 under the Yarra Ranges Planning Scheme as presented in Figure 3.
25571A#2 (Chirnside Park) Page 5 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Land‐use adjacent to the site comprises largely commercial land uses. Residential uses are located further away from the site. Chirnside Park Shopping Centre, located opposite the site across Maroondah Highway.
Figure 1: Subject Site
Subject Site
Reproduced with Permission of Melways Publishing Pty Ltd Figure 2: Locality Map
25571A#2 (Chirnside Park) Page 6 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Subject Site
Source: Planning Schemes Online Figure 3: Land Use Zoning Map
25571A#2 (Chirnside Park) Page 7 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
4.1 Road Network
Maroondah Highway is a VicRoads Arterial Road and Road Zone Category 1 under the Planning Scheme. Maroondah Highway is aligned generally in a north‐east to south‐west direction. Maroondah Highway, in the vicinity of the site provides 3 traffic lanes in the northbound direction and 2 traffic lanes in the southbound direction over a divided carriageway. Maroondah Highway widens at the intersection with Fletcher Road and Kimberley Drive to provide a right‐turn lane in each direction, a left‐turn slip lane along the south approach and a left‐turn lane along the north approach. Parking along Maroondah Highway is prohibited. An indented bus stop is located along the eastern side of Maroondah Highway in front of the site. Maroondah Highway carries an average weekday traffic volume of 44,500 vehicles per day1. An 80km/h speed limit applies to Maroondah Highway. Fletcher Road is a Council Local Road providing an east‐west connection between Maroondah Highway in the west (where it continues as Kimberley Drive) and Manchester Road (a Council Collector Road) in the east. Fletcher Road provides a single traffic lane in each direction within an undivided carriageway. Fletcher Road carries an average weekday traffic volume of 4,200 vehicles per day2. A 60km/h speed limit applies to Fletcher Road. East Ridge Drive is a Council Local Road extending in a south‐easterly direction from Maroondah Highway. East Ridge Drive provides a single traffic lane in each direction within a divided carriageway between Maroondah Highway and a roundabout located approximately 100m south‐east of Maroondah Highway. The intersection between East Ridge Drive and Maroondah Highway is unsignalised and limited to a left‐in/left‐out arrangement due to the central median. Traffic accessing East Ridge Drive from the southwest is required to U‐turn at the Fletcher Road intersection. The nearest U‐turn to the south‐ west (for exiting traffic) is located at Old Melbourne Road, approximately 600m south‐west of the site. The default urban speed limit of 50km/h applies to East Ridge Drive. An aerial photograph of the nearby road network is presented at Figure 4. Photographs depicting the surrounding road network are presented in Figure 5 to Figure 12.
1 GTA sourced SCATS data for the 5 weekdays beginning 26th February, 2018 2 GTA sourced SCATS data for the 5 weekdays beginning 26th February, 2018
25571A#2 (Chirnside Park) Page 8 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Subject Site
Source: Nearmap Figure 4: Aerial Photograph of Subject Site and Local Road Network
25571A#2 (Chirnside Park) Page 9 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Figure 5: Maroondah Highway – view south‐west Figure 6: Maroondah Highway – view north‐east
Figure 7: Fletcher Road – view east Figure 8: Kimberley Drive – view west
Figure 9: Fletcher Road – view east Figure 10: Fletcher Road – view west
Figure 12: East Ridge Drive – view north towards Figure 11: East Ridge Drive – view west subject site
25571A#2 (Chirnside Park) Page 10 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
4.2 Road Safety Review
A review of road casualty crash statistics has been undertaken in the vicinity of the site for the past 5 years of available data (1st July, 2012 to 30th June, 2017). The review included the area indicated in the figure below.
REVIEW AREA
SUBJECT SITE
Reproduced with permission of Melways Publishing Pty Ltd Figure 13: Casualty Crash Review Area A summary of the reported casualty crashes is provided in the table below. A total of 9 casualty crashes were recorded, 6 of which occurred at the Maroondah Highway/Fletcher Road/Kimberley Drive signalised intersection, with the remaining 3 at individual locations. Of the 6 casualty crashes at the Maroondah Highway/Fletcher Road/Kimberley Drive signalised intersection, 4 were classified as ‘right through’ (DCA 121) crashes, of which 3 involved vehicles travelling in east/west directions. Additionally, 2 of the casualty crashes were classified as ‘rear end (vehicles in same lane)’ (DCA 130) crashes, however they involved vehicles travelling in different directions. Council and VicRoads should continue to monitor the performance of this intersection with regards to vehicles turning right from Fletcher Road into Maroondah Highway.
25571A#2 (Chirnside Park) Page 11 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Table 1: Road Safety Review
DCA Location Date Time Severity Condition Notes Code Maroondah Highway, between Rear end (vehicles in same lane) Thu Fletcher Road/ 15:10 OI Day, Dry 130 between two north‐eastbound 21/04/2016 Kimberley Drive and vehicles. East Ridge Drive Right through between an Wed 16:35 SI Day, Dry 121 eastbound and a westbound 03/07/2013 vehicle. Rear end (vehicles in same lane) Tue 14:20 SI Day, Raining 130 between four eastbound 01/10/2013 vehicles. Right through between a Sun 00:01 SI Dark, Dry 121 southbound and a northbound Maroondah 22/02/2015 vehicle. Highway/Kimberley Right through involving an Drive/Fletcher Road Sun 12:29 SI Day, Dry 121 eastbound and a westbound 15/03/2015 vehicle. Rear end (vehicles in same lane) Sun 15:30 OI Day, Dry 130 between two westbound 21/02/2016 vehicles. Right through involving an Sun 19:45 SI Dark, Dry 121 eastbound and a westbound 14/08/2016 vehicle. Maroondah Lane change right (not Highway, north of Mon 18:10 OI Day, Wet 134 overtaking) involving two south‐ Fletcher Road/ 24/11/2014 westbound vehicles. Kimberley Drive Left near (intersections only) Fletcher Road/ Mon 16:00 OI Day, Dry 116 between an eastbound and a Manchester Road 27/02/2017 northbound vehicle.
LEGEND: OI: Other Injury SI: Serious Injury F: Fatality (C): Bus/Coach (B): Bicyclist (M): Motorcyclist (P): Pedestrian (RT): Rigid Truck
25571A#2 (Chirnside Park) Page 12 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
4.3 Existing Traffic Conditions
GTA undertook traffic counts of the following intersections and site access points: Maroondah Highway/Fletcher Road/Kimberley Drive Fletcher Road/Site Access Maroondah Highway/East Ridge Drive The surveys were completed at the following times:
Friday 20th July, 2018 o 7am‐9am o 4pm‐6pm Saturday 21st July, 2018. o 11am‐1pm These dates were within the Stage Government school terms and I am satisfied that they are reasonable days to survey traffic conditions in the area. The Friday PM and Saturday counts are most relevant to the proposal as they correspond to the peak times for full‐line supermarkets. The volumes for the critical weekday PM and Saturday peak hours are repeated below in the following figures extracted from the GTA TIA.
I note that the surveys do not specifically appear to have recorded vehicles U‐turning at Maroondah Highway, south approach, in order to access East Ridge Drive. Given the left‐in/left‐out nature, of access to East Ridge Drive, I would expect some vehicles are performing this U‐turn. The high volume of traffic using Maroondah Highway is entirely consistent with its function as an arterial road. It is evident from the counts that the current volume of traffic using East Ridge Drive is low, which is reflective of the subject site being currently vacant and the south‐eastern leg of the roundabout not being completed (i.e. proposed future road).
25571A#2 (Chirnside Park) Page 13 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
4.3.1 Analysis of Existing Traffic Conditions GTA Consultants used Sidra Intersection 8.0 to model the performance of the following intersections: Maroondah Highway/Fletcher Road/Kimberley Drive Fletcher Road/Site Access Maroondah Highway/East Ridge Drive The intersection capacity analysis allows estimation of key operating parameters such as intersection degree of saturation (DoS), average delay and 95th percentile queue lengths, which are described below:
95th Percentile Queue Length (m) – one car represents a 7m queue Average delay – no. of seconds delayed Degree of Saturation (DoS) – measure of intersection performance expressed as a ratio of demand/capacity. A DOS greater than 0.95 is generally regarded as unsatisfactory for a signalised intersection, as shown in the table below.
Intersection Degree of Saturation Level of Service Unsignalised intersection Signalised Intersection A Excellent <= 0.60 <= 0.60 B Very Good 0.60 – 0.70 0.60 – 0.70 C Good 0.70 – 0.80 0.70 – 0.90 D Acceptable 0.80 – 0.90 0.90 – 0.95 E Poor 0.90 – 1.00 0.95 – 1.00 F Very Poor >= 1.0 >= 1.0
Table 2 below sets out the existing operating conditions of the intersection, as modelled by GTA (Table 6.3 of the TIA prepared by GTA). The analysis indicates that:
The intersection of Maroondah Highway/Fletcher Road/Kimberley Drive operates at ‘Good’ level of service in the PM peak hour. During the Saturday peak hour, this intersection operates at close to capacity. In particular, the Maroondah Highway north‐east leg and Kimberley Drive are close to saturation. The site access point and Fletcher Road operates well. The intersection of Maroondah Highway and East Ridge Drive operates well, which is reflective of the low volume of traffic using East Ridge Drive.
25571A#2 (Chirnside Park) Page 14 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Table 2: Summary of Existing Operating Conditions (Table 6.3 of GTA TIA)
25571A#2 (Chirnside Park) Page 15 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
4.4 Public Transport
The site has access to bus services located within walking distance of the site, including bus stops located along the site’s frontage to Maroondah Highway and nearby to the site access from Fletcher Road. Chirnside Park Shopping Centre serves as a hub for bus services in the local area with 10 ‘standard’ bus services and 3 ‘Telebus’ services. The hub is approximately 600m walking distance north of the site. The site is not located within the Principal Public Transport Network (PPTN) area. Bus Route 670 provides connections to/from Lilydale and Croydon Railway Stations, while Bus Route 664 provides a connection from Croydon Railway Station and Bus Route 675 provides a connection from Mooroolbark Railway Station. The available public transport services within a convenient walking distance are presented in Figure 14, with a summary of services provided in Table 3.
SUBJECT SITE
Source: PTV, www.ptv.vic.gov.au Figure 14: Public Transport Map
25571A#2 (Chirnside Park) Page 16 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Table 3: Nearby Public Transport Services
Service Between Via
Maroondah Highway – past the site (bus stop located along site’s frontage) Bus Route 670 Ringwood & Lilydale Croydon & Chirnside Park Bus Route 6841 Eildon & Melbourne Lilydale Station Bus Route 963 (Night Bus)2 Ringwood & Lilydale Mooroolbark Bus Route 964 (Night Bus)2 Croydon & Lilydale Kilsyth & My Evelyn Fletcher Road – past the site (bus stop located within close proximity to the site access) Bus Route 664 Chirnside Park & Knox City Croydon & Bayswater Bus Route 675 Chirnside Park & Mooroolbark Manchester Road
(1) Bus Route 684 operates infrequently. (2) Saturday and Sunday morning services only (approximately 12mid‐6am).
25571A#2 (Chirnside Park) Page 17 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park 5 Traffic Impact Assessment
5.1 Traffic Generation Rates
Kaufland Supermarkets will offer a larger format supermarket than current Australian Supermarkets. Kaufland propose stores in the order of 6,000m2 (including attached shops/food hall), compared to approximately 4,000m2 for a Coles or Woolworths supermarket. Kaufland supermarkets will include a full range of food and liquor, comparable to a traditional full line supermarket. In addition, the supermarkets are expected to offer a range of non‐food items such as crockery/cutlery, small scale electronics, stationary, clothing, tools, etc. I am instructed that Kaufland expect that the split between food and non‐food products sold to be in the order of 80/20, with the food offering including liquor (70/10 split of the 80% food). As a new entry into the retail market, there are currently no Kaufland supermarkets operating in Australia. Accordingly, there is no data available for Australian conditions in regards to the traffic generation of a Kaufland supermarket. I am instructed that from a retail sales perspective, the sales of a typical Coles or Woolworths is split approximately 95/5 food/non‐food products, with 10% of the food sales being associated with liquor. Effectively, the difference between a Kaufland supermarket and ‘traditional’ Australian supermarket in terms of offering is the increased proportion of non‐food products sold – up from 5% to 20%. The exact range of non‐food products expected to be sold has not been determined, but from the above it is expected to be a blend of a Kmart, Target and/or electronics retailer would offer. In this context, a hybrid traffic rate of a supermarket and department store in my view would be a reasonable estimation of the likely traffic generation rate of a Kaufland store. The RTA Guide to Traffic Generating Developments (RTA Guide, 2002) is a widely used reference to traffic generation of various land uses in Australian conditions. The RTA Guide includes traffic generation rates for supermarkets and department stores. It provides two rates for department stores:
‘Slow Trade’ stores – this includes major department stores such as David Jones and stores which sell furniture, electrical and whitegoods. ‘Faster Trade’ stores – which includes discount department stores such as K‐Mart and Target. I am satisfied that the non‐food products offered by Kaufland are generally consistent with these types of retailers. GTA has adopted the following key assumptions when assessing the likely traffic generation of a Kaufland supermarket (see Section 6.1 of the GTA report for more information):
GTA assumed that the food portion of the supermarket will generate traffic consistent with the RTA Guide to Traffic Generating Developments (RTA Guide, 2002) and the non‐food component will generate traffic at a rate consistent with a Department Store or Discount Department Store (whichever is higher). This results in the following rates being adopted: o Weekday PM Peak Hour (identified by the RTA as being 4:30pm‐5:30pm):
25571A#2 (Chirnside Park) Page 18 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
. Supermarket – 13.8vph/100m2 LFA . Department / Discount Department Store – 5.1vph/100m2 LFA o Saturday Midday Peak Hour (identified by the RTA as being 11am‐12pm): . Supermarket – 14.7vph/100m2 LFA . Department / Discount Department Store – 3.8vph/100m2 LFA Based on the information provided, I am satisfied with these assumptions, including conservatively adopting the higher of the Department/Discount Department Store rate for each time period. This makes sense in the context of the uncertainty around the products being sold and the popularity of a Kaufland store. The above traffic rates have been applied at a supermarket/discount department store ratio of 85/15 instead of the Kaufland product split of 80/20, to account for the 5% non‐food offering already contained in standard Australian major supermarkets. Application of the above as a weighted average equates to the following hybrid traffic generation rates for the supermarket component of the proposed development: o PM Peak Hour: 12.5vph/100m2 LFA o Saturday Midday Peak Hour: 13.1vph/100m2 LFA For the retail tenancies (including tenancy 1 and tenancy 2, food hall and outdoor eatery), GTA adopted the RTA rates for a shop use have been adopted, namely:
PM Peak Hour: 5.6 vph/100m2 LFA Saturday Midday Peak Hour: 10.7 vph/100m2 LFA I agree with the above assumptions. In the absence of an Australian store to survey, I am satisfied that the above is a reasonable basis to assess a Kaufland supermarket. In particular, the adoption of a hybrid rate between a supermarket and discount department store and the separation of the ‘shop’ floor space is appropriate in the context of information provided to me about the expected product ranges offered by Kaufland. It should be recognised by virtue of their larger floor areas (approximately 5,500m2 for the supermarket floor space of a Kaufland store compared to approximately 4,000m2 for Coles or Woolworths), that the above analysis has assumed that Kaufland stores will generate more traffic than a traditional Coles or Woolworths (notwithstanding the slightly lower overall traffic rate). The table below summarises the expected traffic generation for the subject site. Table 4: Estimated Traffic Generation
PM Peak Hour Traffic Generation Sat Peak Hour Traffic Generation Land Use Size/No. Rate Veh/hr Rate Veh/hr
Supermarket 5,594m2 12.5 trips/100m2 LFA 699 13.1 trips/100m2 LFA 733
Retail 672m2 5.6 trips/100m2 LFA 38 10.7 trips/100m2 LFA 72
Total 737 805
25571A#2 (Chirnside Park) Page 19 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
5.2 Traffic Distribution Model
GTA adopted the following assumptions in regards to traffic direction and splits: Entry movements: o From North via Maroondah Highway ‐ 55% o From South via Maroondah Highway ‐ 20% o From East via Fletcher Road/Manchester Road ‐ 20% o From West Kimberley Drive ‐ 5% Exit movements: o To North via Maroondah Highway ‐ 10% o To South via Maroondah Highway ‐ 40% o To East via Fletcher Road/Manchester Road ‐ 45% o To West Kimberley Drive ‐ 5% 50%/50% split of in/out movements GTA noted that the above splits were the same as adopted in the traffic assessments for the proposed Masters development on the site at the VCAT appeal. I am not entirely satisfied with the distribution adopted above. Specifically: The above distribution assumes a 60% split between trips to and from the north and east along Maroondah Highway towards Lilydale and only 40% to the south and west towards Mooroolbark, Croydon and Croydon North. In my view, I would expect the split to be closer to 50/50 between these two directions based on a review of the economic analysis and the expected catchment area. The distribution allocates 20% of the traffic arriving from the south along Manchester Road from Mooroolbark turning left into Fletcher Road. To exit the site, these drivers are assumed to use Maroondah Highway instead and use Dorset Road or Bellara Drive to travel south. In my view, these routes are potentially circuitous for some patrons compared to using Fletcher Road and Manchester Road, notwithstanding that a U‐turn is required at to head back south along Manchester Road due to the left‐in/left‐out nature of the Fletcher Street/Manchester Road intersection. This is shown in the figure below.
25571A#2 (Chirnside Park) Page 20 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
SUBJECT SITE
Figure 15: Comparison of Routes to the south
25571A#2 (Chirnside Park) Page 21 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
In my opinion, the split of traffic is more likely to be as set below (changes to the GTA distribution in brackets). The principal change is an increase in the percentage of trips arriving/departing to the south‐west along Maroondah Highway and a 50/50 split of the drivers that arrived from the south along Manchester Road departing via Manchester Road and Maroondah Highway (south). Entry movements: o From North via Maroondah Highway ‐ 45% (‐10%) o From South via Maroondah Highway ‐ 30% (+10%) o From East via Fletcher Road/Manchester Road ‐ 20% (No change) o From West Kimberley Drive ‐ 5% (No change) Exit movements: o To North via Maroondah Highway ‐ 10% o To South via Maroondah Highway ‐ 40% o To East via Fletcher Road/Manchester Road ‐ 45% (10% of which U‐turns on Manchester Road). o To West Kimberley Drive ‐ 5% Compared to the GTA analysis, these changes mean that: There is an increased volume of traffic entering the site via the right‐turn facility proposed at East Ridge Drive. There is a reduction in traffic travelling through the intersection of Maroondah Highway/Fletcher Road/Kimberley Drive. There is a reduction in traffic travelling through the intersection of Maroondah Highway/Manchester Road. From my review of the GTA traffic volumes (Figures 6.1 to 6.4), that the traffic volume turning right into East Ridge Drive adopted in the post‐development conditions comprises only the traffic generated by Kaufland. No traffic currently U‐turning at Maroondah Highway/Fletcher Road/Kimberley Drive to access East Ridge Drive has been redistributed to this intersection. The practical implication is that the right turn movement into Fletcher Road from Maroondah Highway should improve compared to the performance indicated by the model, but the right turn lane into East Ridge Drive should operate at a lower level than forecasted. The GTA traffic forecasts make no allowance for the Pad A site or for the potential development of the residential land to the south, which will have access to East Ridge Drive. Some allowance should be made for these future developments, to avoid implementing potentially redundant or inadequate mitigating treatments. GTA has adjusted the traffic accessing the site to account for non‐link diverted trips, in accordance with Austroads Guidelines. In the context of this application, a non‐link diverted trip is where the driver was already travelling directly past the subject site (for instance on the way home from work) and chooses to visit the Kaufland store before continuing their journey (before continuing to their
25571A#2 (Chirnside Park) Page 22 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
home). The Austroads Guide3 indicates that 28% of the site generated traffic for a shopping centre of between 3,000‐20,000m2 is a non‐link diverted trip. The above reduction was only applied to Maroondah Highway (the key arterial road past the site) and I am satisfied with this conservative assumption.
5.3 Traffic Impact Analysis
GTA modelled the following intersections using SIDRA 8: Maroondah Highway/Fletcher Road/Kimberley Drive Fletcher Road/Site Access Maroondah Highway/East Ridge Drive These intersections were also linked in a network, to account for their proximity to each other (they are approximately 300m apart). Having regard to the traffic distribution prepared by GTA and the traffic volumes forecast to travel along Fletcher Road to Manchester Road/Maroondah Highway, it is my opinion that GTA should have also modelled the intersection of Manchester Road/Maroondah Highway. This could have been modelled as a separate intersection (as distinct from the network already modelled). Based on the traffic distribution by GTA (noting that I expect a slightly different distribution), the proposal will increase traffic on the Manchester Road on the south approach to its intersection with Maroondah Highway by 181 vehicle trips per hour. This equates to 6 vehicles per cycle, split between through and right turning traffic at this intersection. I expect that the majority of this traffic will turn right into Maroondah Highway, based on the arterial road network and density of population to the east. In my view, this additional traffic warrants of review of this intersection in the future as part of the TIA required to be prepared under the Incorporated Document. The likely outcomes of the analysis at this intersection would be that either: 1. There is adequate existing capacity at this intersection and no mitigating works are required. 2. The traffic signal phase times may need to be reviewed to accommodate this traffic. 3. The right turn lane from Manchester Road into Maroondah Highway may require lengthening or duplicating. Any of these outcomes is possible and I find it reasonable that the applicant undertakes the mitigating works (if the analysis finds the works to be required) under Scenarios 2 and 3. The modelling of the post‐development traffic conditions by GTA included the provision of a right turn lane into the East Ridge Drive, providing a more direct route into the subject site compared to drivers being required to turn right at the intersection of Maroondah Highway/Fletcher Street/Kimberley Drive.
3 ‘Austroads Guide to Traffic Management Part 12: Traffic Impacts of Developments’ (2016).
25571A#2 (Chirnside Park) Page 23 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
The TIA included the following commentary on this option: In considering the need for the above right turn entry lane, multiple mitigation options were tested for the signalised intersection in the post development scenarios, including the following: Double right turn lane on the Maroondah Highway (south) approach, with short second departure lane on east approach (originally suggested by VicRoads). Double right turn lanes on the Fletcher Road (east) and Kimberley Drive (west) approaches, with associated phasing modifications to allow split east‐west phasing. A combination of the above two modifications. The above options did not provide the same benefits as the proposed right turn lane and created additional complexity within the Maroondah Highway / Fletcher Road intersection. From a preliminary standpoint, I am satisfied that a right turn lane into East Ridge Road would be an acceptable treatment (subject to being adequately tested by modelling), however a solution to upgrade the Maroondah Highway/Fletcher Road/Kimberley Drive intersection may also result in an acceptable outcome. As discussed further below, I have some concerns regarding the modelling of the East Ridge Drive intersection. GTA adopted the following key assumptions in their SIDRA analysis: GTA adopted and updated the SIDRA model originally prepared for the VCAT hearing for the former Masters proposal on the site. Intersection Diagnostic Monitor (IDM) data was sourced for these signalised intersections for the days of the traffic surveys and this data was used for the basis of the signal phase times. It should be noted that the queue lengths on Maroondah Highway northern approach are lower than described by the model, as the model does not include the third traffic lane available north of Fletcher Road. Based on observations of existing operation, the ‘end departures’ under gap acceptance settings has been increased to 4.2 vehicles from the default of 2.2 vehicles. This is to reflect that drivers turning right from Fletcher Road and Kimberley Drive are more aggressive at using the end of cycle yellow time to turn right out of these roads. For the post‐development scenario, SIDRA was used to reallocate the phase times based on the existing cycle time. This was to account for the increased traffic volumes accessing both of these intersections. I have been provided with the SIDRA files created by GTA to analyse the traffic impacts of the development and I am generally satisfied with these models, with one key exception. The new right facility into East Ridge Drive was set to be a ‘continuous’ traffic lane, rather than a ‘give‐way/yield’ lane. Accordingly, traffic turning right into East Ridge Drive was not giving way to any traffic on Maroondah Highway under this model and as a result has an unrealistically high capacity. A summary of the outputs from the GTA analysis is provided in the tables below.
25571A#2 (Chirnside Park) Page 24 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Table 5: Post‐development traffic conditions (Source: GTA TIA, Table 6.4)
The results of the analysis found that the additional traffic generated by Kaufland could readily be accommodated by all intersections, in particular:
The Degree of Saturation for any movement, at any intersection, was not lower than 0.77. This is a ‘Good’ level of service for a signalised or unsignalised intersection. Critical movements at the intersection of Maroondah Highway/Fletcher Road/Kimberley Drive actually improve slightly, which is a result of the revised signal phasing. This indicates that a review of this intersection may be warranted by VicRoads under existing conditions. The largest increases in DoS, queues and delays occur at the Fletcher Road/Site Access and Maroondah Highway/East Ridge Drive intersections. However, these measures remain well
25571A#2 (Chirnside Park) Page 25 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
within acceptable levels for all movements and are more reflective of the fact that these intersections are currently performing very well due to the low traffic volumes currently using them. As noted previously, I have a number of concerns with the analysis included in the TIA (aside from a need to include a review of the intersection of Maroondah Highway/Manchester Road), all of which are related to the Maroondah Highway/East Ridge Drive intersection: I expect more traffic to enter the site by turning right at East Ridge Drive than forecast by the model, with a higher proportion of customers arriving from the south/west along Maroondah Highway. No traffic currently U‐turning at Maroondah Highway/Fletcher Road/Kimberley Drive has been redistributed to turn right directly into East Ridge Drive. The practical implication is that the right turn movement into Fletcher Road from Maroondah Highway should improve compared to the performance indicated by the model, however the right turn into East Ridge Drive should perform less well than forecasted. The new right facility into East Ridge Drive was incorrectly set to be a ‘continuous’ traffic lane, rather than a ‘give‐way/yield’ lane in the SIDRA model. Accordingly, traffic turning right into East Ridge Drive was not giving way to any traffic on Maroondah Highway under this model and as a result this movement has an unrealistically high capacity. The combination of increased traffic volumes turning right at this location (to account for existing East Ridge Drive traffic and a revised traffic distribution for Kaufland), combined with errors in the model, mean that the functionality of the proposed right turn lane into East Ridge Drive needs to be reviewed. If the revised model identified that there was an issue with the function of this facility, there would be a range of mitigating measures that could be implemented to address this. Options may include (but are not limited to): The proposed right turn lane into East Ridge Drive could be signalised. An upgrade of the Maroondah Highway/Fletcher Road/Kimberley Drive intersection could be completed, noting that there are multiple options in this regard such as extra turn lanes or through traffic lanes that could increase the capacity of this intersection, there is space in the existing road reserve to do so. Such an upgrade may also remove the need to include a right turn lane into East Ridge Drive. In the context of the scale of the development, I am satisfied that there would be a range of feasible measures to mitigate the impacts of Kaufland and I do not see a fundamental reason why this issue could not be suitably resolved to the satisfaction of the Responsible Authorities. Ultimately, the TIA required as a condition of the Incorporated Document needs to address these issues and a solution be agreed upon by VicRoads, Council and the applicant.
25571A#2 (Chirnside Park) Page 26 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Summary In my view, the traffic analysis contained within the current TIA needs to be reviewed when a new TIA is prepared to comply with the requirements of the Incorporated Document. Specifically: The traffic distribution adopted should be reviewed to include a greater proportion of trips arriving/departing to/from the south along Maroondah Highway (from the west and south of the site) and a lower proportion arriving from the north along Maroondah Highway (east of the site). The traffic distribution should consider a proportion of traffic arriving from the south along Manchester Road will, when exiting the site, head back to Manchester Road (instead of Maroondah Highway) and U‐turn on Manchester Road after turning out of Fletcher Road. The proposed right turn lane at the intersection of Maroondah Highway/East Ridge Drive needs to be reviewed, specifically: o I expect more traffic to enter the site by turning right at East Ridge Drive than forecast by the model. o No traffic currently U‐turning at Maroondah Highway/Fletcher Road/Kimberley Drive has been redistributed to turn right directly into East Ridge Drive and this should be taken into account. o Some allowance for the Pad Site A or the future development of the residential land to the south of the site should be made. o The new right facility into East Ridge Drive has been incorrectly constructed in the SIDRA model. However, I am fundamentally satisfied that the traffic impacts of the Kaufland Store can be accommodated and suitable mitigating measures would be able to be implemented by Kaufland. I am satisfied that a revised TIA, prepared as required by the Incorporated Document, can address these issues.
25571A#2 (Chirnside Park) Page 27 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
5.4 Car Parking Assessment
The proposed use of the subject land falls within the land‐use categories of ‘supermarket’ and ‘shop’ under Clause 73.03 of the Planning Scheme. The Planning Scheme sets out the parking requirements for new developments under Clause 52.06. The purpose of Clause 52.06 is: To ensure that car parking is provided in accordance with the Municipal Planning Strategy and Planning Policy Framework. To ensure the provision of an appropriate number of car parking spaces having regard to the demand likely to be generated, the activities on the land and the nature of the locality. To support sustainable transport alternatives to the motor car. To promote the efficient use of car parking spaces through the consolidation of car parking facilities. To ensure that car parking does not adversely affect the amenity of the locality. To ensure that the design and location of car parking is of a high standard, creates a safe environment for users and enables easy and efficient use. The Food Hall area could be considered as a ‘Food and Drink Premises’, however the practical implications for the statutory car parking requirement is negligible given that both Shop and Food and Drink Premises have the same car parking requirement. The statutory requirements of the proposal are set out in the table below. The statutory parking requirements are set out at Clause 52.06‐5 of the Planning Scheme. The site is not located within the Principal Public Transport Network area and accordingly the Column A parking rates apply. Table 6: Statutory Car Parking Requirement – Clause 52.06‐5, Column A
Parking Parking Shortfall / Use Size / No. Statutory Parking Rate Requirement (1) Provision Surplus Supermarket 5,594m2 5 spaces per 100m2 279 419 +114 Shop 672m2 4 spaces per 100m2 26 TOTAL 305 419 +114
Notes: 1. Clause 52.06‐5 specifies that where a car parking calculation results in a requirement that is not a whole number, then number of spaces should be rounded down to the nearest whole number.
The provision of 419 car spaces exceeds the statutory minimum requirement for 305 car spaces under Clause 52.06‐5 and a car parking reduction is not required. Direction 14(i) of the Kaufland Store in Victoria Advisory Committee requires Kaufland to provide ‘justification of the propose car parking rates’. I am satisfied that the Planning Scheme parking rate of 5 spaces per 100m2 LFA for supermarket is an appropriate rate to be considered for this scale of supermarket.
25571A#2 (Chirnside Park) Page 28 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Kaufland has made a commercial decision to, where possible, provide a high level of car parking for its stores. The purpose is to maximise customer convenience so that the customers’ experience is that there is always car parking available at Kaufland. The provision of additional car parking for the supermarket use above the minimum requirements is a commercial decision by Kaufland and is not precluded by the requirements of Clause 52.06 applying to the site (i.e. sets minimum, not maximum parking rates) or the decision guidelines. Disabled Parking In addition to the statutory car parking requirements in the Planning Scheme, the Building Code of Australia (BCA) outlines requirements for the provision of car parking for people with disabilities. The BCA indicates the proposed supermarket and shops require the provision of disabled parking at a rate of 1 space for every 50 parking spaces provided, or part thereof. The provision of 10 DDA spaces for 419 car spaces satisfies this requirement. Parking spaces for people with disabilities is included in the total number of spaces required by Clause 52.06‐5 of the Yarra Ranges Planning Scheme.
5.5 Bicycle Parking
The statutory bicycle parking requirements of the proposal are set out in the table below, as per Clause 52.34. Table 7: Statutory Bicycle Parking Requirement – Clause 52.34
Statutory Bicycle Bicycle Parking Use Size / No. Parking Rate Requirement Employee Customer Employee Customer
Supermarket 1 per 600m2, if 1 per 500m2, if 5,594m2 9 11 (included in a ‘Shop’ use) >1,000m2 >1,000m2 Retail, other than 672m2 1 per 300m2 1 per 500m2 2 1 specified
11 12 TOTAL 23
The statutory bicycle parking requirements are met on‐site through the provision of 38 spaces, including 24 employee (surplus of 13) and 14 customer spaces (surplus of 2). Accordingly, bicycle parking provision is satisfactory. All bicycle spaces are shown as open rails with dimensions that accord with AS2890.3‐2015 for horizontal bicycle parking. In addition to the above requirements, 1 shower/changeroom is required for the first 5 staff bicycle spaces, with an additional shower/changeroom required for every 10 staff bicycle spaces after that. The requirement for 11 employee spaces requires 2 shower/changerooms.
25571A#2 (Chirnside Park) Page 29 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
There are two relatively minor issues with the current plans: There is no staff shower/changerooms shown on the plans. The staff bicycle spaces are not secure. Staff spaces are required to be under cover and secure under Clause 52.34. I note that GTA Consultants raised these same issues. I am satisfied that both these issues can readily be addressed by conditions of permit. There is ample space to accommodate an undercover bicycle shelter and no reason why end of trip facilities could not be provided within a building of this size. Subject to these 2 changes, I am satisfied with the bicycle parking provided.
5.6 Review of Carpark Design
My assessment is based on the plans prepared by Leffler Simes Architects (Revision ACP), which understand incorporate some minor recommendations based on other consultants’ advice. These plans include only relatively minor changes from a traffic engineering perspective compared to those exhibited (the Revision A plans). I have reviewed the proposed parking layout under the following guidelines: Clause 52.06‐9 of the Planning Scheme (Design standards for car parking), and AS2890.1‐2004 – Part 1: Off‐Street car parking, where relevant. AS2890.6‐2009 – Part 1: Off‐Street car parking for people with disabilities. The key elements of the design include: Clause 52.06‐9 Design Standard 1 – Accessways All accessways are shown as two‐way accessways with access aisles of at least 6.5m. Most aisles are 7m wide. Pedestrian sight triangles are not specifically shown on the plans, however there are no apparent issues with pedestrian visibility at the site entrances. Clause 52.06‐9 Design Standard 2 – Car parking spaces
All car spaces meet or exceed the minimum requirements of the Planning Scheme, being 2.7m wide x 5.4m long with a 6.5m or 7.0m wide access aisle. The use of slightly larger than ‘normal’ car spaces for a supermarket use is not uncommon and I am satisfied with the dimensions proposed. There are 14 ‘Family’ spaces and 6 ‘Senior’ spaces that have been widened to 3.5m wide. There is no specific standard for ‘family’ or ‘senior’ spaces – it is a decision by Kaufland to provide a higher level of comfortable parking for parents with prams and the elderly. I have no issue with this decision. The 10 DDA spaces fully comply with AS2890.6‐2009.
25571A#2 (Chirnside Park) Page 30 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Clause 52.06‐9 Design Standard 3 – Gradients Grades across the site are minimal in the context of the site size and all parking areas will readily comply with the requirements of Clause 52.06‐9 and AS2890.1‐2004. The vehicle accessway connecting the site to/from East Ridge Drive is provided with relatively modest grades, comprising a main body grade of 1:8, with a bottom transition of 1:20. These grades accord with Clause 52.06‐9 and AS2890.1‐2004 for grade changes and maximum grades. Consideration of Pedestrians In my view, the pedestrian network proposed on the site should be improved, in particular its external connections. My recommendations are set out below and detailed in Figure 16. It should be noted that these recommendations are not prescriptive and these links could be modified or varied to achieve the same outcomes.
A footpath connection to the existing pedestrian walkway through the Dan Murphy’s carpark, where there is an existing pedestrian path/crossing through the Dan Murphy’s carpark. A direct connection from the bus stop to the carpark given the short distance and that this route is a likely pedestrian desire line. Review whether an improved pedestrian connection to the site from the East Ridge Drive roundabout, could be provided. There is a significant level difference in this area, so the practicality of this connection may mean it is not possible to provide. Provide a pedestrian connection from the footpath into the southern carpark and through to the future access road to the south (which is likely to service a residential area in future). Connect the site to Fletcher Road. This is a pedestrian desire line from the various commercial uses on Fletcher Road. The ample road width within this area would allow sufficient space to include such a connection. Provide a public footpath along the site’s frontage to Maroondah Highway.
25571A#2 (Chirnside Park) Page 31 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Legend Proposed Footpath Recommended Additional Connections Connection into carpark and future road
Connect carpark to Fletcher Road Review connection from roundabout
Provide a Connect carpark to public existing pedestrian footpath along pathway to Dan Murphy’s site’s frontage
Direct connection from bus stop to carpark
Figure 16: Recommended Pedestrian Connections These recommendations may result in a minor loss of car parking to accommodate these connections. I am satisfied that this is not significant in the context of a statutory surplus of car parking. Other issues The proposed access between the site carpark and Fletcher Road requires some modifications to the Dan Murphy’s vehicle access point. I am satisfied that the impact of the changes are minimal and that the swept path assessments completed by GTA of the Dan Murphy’s loading bay demonstrate adequate access for vehicles up to the 19m long semi‐trailer. A Traffic Management Plan will be required in due course to detail signage, line marking and management of the carpark. This can be prepared as a condition of any permit issued. Based on the above, I am satisfied the proposed layout of car spaces and vehicle access arrangements are satisfactory and that the access arrangements for the site will provide for safe and efficient movements to and from the surrounding road network.
25571A#2 (Chirnside Park) Page 32 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
5.7 Review of Loading and Waste Collection
Loading Clause 65.01 of the Planning Scheme specifies that: Before deciding on an application or approval of a plan, the responsible authority must consider, as appropriate: The adequacy of loading and unloading facilities and any associated amenity, traffic flow and road safety impacts. I am instructed that Kaufland will require the following deliveries to operate: 6‐10 semi‐trailers per day 1‐2 smaller trucks delivering fresh food A number of smaller trucks and vans will service the shop tenancies Most deliveries will be confined to the hours of operation of the supermarket (7am‐12midnight). One delivery will occur between 12am and 7am. For the Supermarket, a loading dock is provided with 4 loading areas for trucks delivering to the site. Three of the loading docks accommodate 19m semi‐trailers and each is independently accessible. The final loading dock space is designed for waste trucks and has been conservatively designed for 12.5m long Heavy Rigid Vehicle (HRV). GTA has prepared swept path assessments for the 19m long semi‐trailer and 12.5m HRV and I am satisfied that these demonstrate adequate access to the loading bays. All trucks will enter and exit the site via the existing site access to Fletcher Road. Trucks will not reverse within Fletcher Road or the shared vehicle access from Fletcher Road in order to access the loading bays (all reversing movements will occur within the site boundaries and not within the at‐grade carpark). I am therefore satisfied that these facilities are adequate to accommodate the loading needs of the supermarket. A ‘Tenancy Loading Zone’ is provided as an indented parking bay along the central accessway through the site and adjacent to the building entrance. This area is approximately 2.1m wide x 24m long. This smaller loading bay is intended to service the smaller non‐supermarket spaces. I am satisfied that this arrangement is appropriate given the size of the smaller tenancies, however I recommend that the loading area is widened to 2.6m wide to comply with AS2890.5‐1993. Whilst this standard is not technically applicable (it applies to on‐street, public parking), in my view it is appropriate to apply here as many small trucks are up to 2.5m wide. This width could be taken from the vehicle accessway, which if reduced from 8m to 7.5m wide would continue to provide more than adequate width to accommodate two traffic lanes into and out of the site.
25571A#2 (Chirnside Park) Page 33 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Waste Collection Waste collection will occur from the rear loading dock. As discussed above, this area accommodates trucks up to 12.5m long, which easily accommodates the largest commercial waste collection vehicles. The proposed Incorporated Document that will apply to the subject site includes a number of conditions related to waste collection. These are listed below: Waste 4. Prior to the commencement of use, a waste management plan for the development must be prepared to the satisfaction of the Responsible Authority. 5. Provision must be made on the land for the storage and collection of garbage and other solid waste. I am satisfied that waste collection is not a significant issue from a traffic engineering perspective.
25571A#2 (Chirnside Park) Page 34 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park 6 Consideration of Third Party Submissions
The following table sets out my comments in relation to the traffic engineering related issues raised by third party submitters relating to this application. Table 8: Consideration of Third Party Submissions
Submission Traffic Engineering Matter Raised Response No.
CP02 Providing a supermarket on the All pedestrian crossings of Maroondah Highway are opposite side of Maroondah Highway signalised and I am satisfied with the connectivity from Chirnside Park SC is not in the best between the two sides of Maroondah Highway. interest of shoppers. Getting from one side of Maroondah Highway to the other is not acceptable.
CP03 Traffic analysis should be provided for: The TIA prepared by GTA analyses the intersection of Maroondah Hwy/Fletcher Rd/Kimberley Dr. It Maroondah Hwy/Fletcher does not analyse the other two intersections. Rd/Kimberley Dr I am satisfied that an analysis of Fletcher Fletcher Rd/Manchester Rd Road/Manchester Road is not specifically required. Maroondah Hwy/Edward This access is limited to left‐in/left‐out and is highly Rd/Manchester Rd unlikely to be a critical intersection. The traffic modelling prepared by GTA did not include an assessment of Maroondah Hwy/Edward Rd/Manchester Rd. Based on the traffic distribution by GTA, the proposal will increase traffic on the Manchester Road, south approach, by 181 vehicle trips per hour, this equates to 6 vehicles per cycle, split between through and right turning traffic at this intersection. I expect that the majority of this traffic will turn right into Maroondah Highway, based on the arterial road network. In my view, this intersection should be reviewed as part of the TIA required by the proposed Incorporated Document and mitigating works undertaken to the satisfaction of VicRoads and Council.
CP04 The footpaths proposed require Yarra Ranges improvement, including: Shire Council Provide a 2.5m shared path along I agree. I recommended that this link is provided at the site’s frontage, as per Council’s Figure 16. Green Spine strategy along Maroondah Highway.
The footpath along East Ridge Drive I agree. is to be constructed as a 2.5m shared path and transferred to Council’s ownership, instead of
25571A#2 (Chirnside Park) Page 35 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Submission Traffic Engineering Matter Raised Response No. being part of the Future Development Site (A).
The footpath existing the site at I agree. I recommended that this link is provided at Maroondah Highway should also Figure 16. connect to the bus stop.
The footpath intersecting with the The applicant cannot be made to provide a Kaufland Parking Lot should extend connection across another party’s land. My into Dan Murphys. recommendations already include connections into the 2 existing pedestrian links through the Dan Murphy’s carpark.
The existing footpath at the Agree. roundabout to be widened to constructed as a 2.5m wide shared path.
Provide a line marked return on the Noted. chevron island for left turn entry from Kaufland shared zone to the Dan Murphy’s carpark access.
Reduce the car spaces abutting Dan I have no issues with the change from a traffic Murphys from 5.4m to 4.9m to increase engineering perspective. the width of the landscaping strip.
Provide at least 10 secure bicycle The plans show 24 staff spaces, in excess of the spaces for staff. statutory minimum (11 spaces) and Council’s request (10 spaces). I agree that the staff bicycle parking should be secure and the current plans are deficient in this regard.
‘Delete pedestrian crossing of path I don’t understand this comment from Council. from building at roundabout and show indicative splitter island labelled as future works.
CP05 VicRoads I have no issues with any of these conditions. VicRoads 17. Prior to the commencement of These requirements could be updated to development, a Transport Impact specifically include a review of the intersection of Assessment Report (TIAR) Maroondah Highway/Manchester Road, if prepared by a VicRoads necessary. prequalified traffic consultant must be submitted to and be approved to the satisfaction of the Responsible Authority and VicRoads.
25571A#2 (Chirnside Park) Page 36 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
Submission Traffic Engineering Matter Raised Response No. 18. All traffic mitigation works as recommended in the TIAR must be implemented to the satisfaction of the Responsible Authority and at no cost to VicRoads or the Responsible Authority. 19. Vehicular access to the Maroondah Highway frontage and East Ridge Drive between Maroondah Highway and the roundabout is prohibited.
CP07 No issues, subject to the inclusion of a I agree. Transport standard condition in relation to the for Victoria protection of existing public transport services.
CP08 The adequacy of the Maroondah I agree. Highway/Fletcher Road intersection needs to be reviewed in detail.
25571A#2 (Chirnside Park) Page 37 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park 7 Conclusions
This report provides a peer review of the potential traffic engineering impacts of the proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park, as assessed by GTA Consultants. My opinions are set out as follows: a) The traffic analysis contained within the current TIA needs to be reviewed when a new TIA is prepared to comply with the requirements of the Incorporated Document. Specifically: i) The traffic distribution adopted should be reviewed to include a greater proportion of trips arriving/departing to/from the south along Maroondah Highway (from the west and south of the site) and a lower proportion arriving from the north along Maroondah Highway (east of the site). ii) The traffic distribution should consider a proportion of traffic arriving from the south along Manchester Road will, when exiting the site, head back to Manchester Road (instead of Maroondah Highway) and U‐turn on Manchester Road after turning out of Fletcher Road. iii) The proposed right turn lane at intersection of Maroondah Highway/East Ridge Drive needs to be reviewed, specifically: I expect more traffic to enter the site by turning right at East Ridge Drive than forecast by the model. No traffic currently U‐turning at Maroondah Highway/Fletcher Road/Kimberley Drive has been redistributed to turn right directly into East Ridge Drive and this should be taken into account. Some allowance for the Pad Site A or the future development of the residential land to the south of the site should be made. The new right facility into East Ridge Drive has been incorrectly constructed in the SIDRA model. b) I am fundamentally satisfied that the traffic impacts of the Kaufland Store can be accommodated and suitable mitigating measures would be able to be implemented by Kaufland. I am satisfied that a revised TIA, prepared as required by the Incorporated Document, can address these issues. c) The provision of car parking exceeds the minimum requirements of Clause 52.06‐5 of the Planning Scheme and I am comfortable with the level of car parking proposed. d) The provision of bicycle parking is generally satisfactory, subject to: i) The provision of secure and undercover bicycle parking for staff. ii) The provision of end‐of‐trip facilities for staff in accordance with Clause 52.34. e) The design and layout of the carpark is generally satisfactory, subject to the provision of improved pedestrian connections through the carpark and to the external road network. f) The proposed loading arrangements will adequately service the proposed use and I am satisfied with the accessibility of the proposed loading bay by vehicles up to the 19m long semi‐trailer. g) Waste collection will be adequately accommodated within the loading bay. h) Having reviewed the relevant background material, I am satisfied that there are no reasons why the proposed rezoning should be refused, subject to appropriate conditions.
25571A#2 (Chirnside Park) Page 38 Statement to the Planning Panel Proposed Kaufland Supermarket at 266‐268 Maroondah Highway, Chirnside Park
I have made all inquiries that I believe are desirable and appropriate and there are no matters of significance which I regard as relevant which, to the best of my knowledge, have been withheld from the Panel.
CHARMAINE CHALMERS DUNSTAN B.E. (Civil) Hons., Masters of Traffic, M.IEAust., F.V.P.E.L.A
25571A#2 (Chirnside Park) Page 39 Statement to the Planning Panel Proposed Kaufland Supermarket
Appendix A Development Plans
25571A#2 (Chirnside Park) 3 2 1 THIS DRAWING AND DESIGN IS SUBJECT TO TP-08 TP-08 TP-08 COPYRIGHT TP-06 AND MAY NOT BE REPRODUCED WITHOUT PRIOR WRITTENCONSENT OF LEFFLER SIMES PTY LTD 10 9 8 7 6 3 5 4 3 2 1 5160 10900 10900 12150 12980 12980 11340 11380 6530 EX.RL+124.510 EX.RL+124.640 ISSUE AMENDMENT DATE CHK'D ACP AC PANEL 08/11/2018 SJE
EX.RL+121.750
SPRINKLER STORAGE TANKS 0 40 SPRINKLER PUMP ROOM 1. 12 RETAINING WALL L+ .R EX.RL+120.615 WITH HANDRAIL EX SITE DESCRIPTION TOW 116.000 PROPOSED RE-ALIGNED SEWER EASMENT TOW 116.500 NAME AREA 44 TOW 119.700 TOW 115.000 .3 1 KIOSK MSB 12 PROPOSED SITE 39,496 m² L+ 20.215 .R SUBSTATION KIOSK X.RL+1 EX E 113.600 113.650 TOW 115.000 L+ L+ RETAINING WALL AREA ANALYSIS (GFA) PR.R PR.R TOW 116.500 00 FH EX. .5 113.500 113.500 0 RL+ 13 0 NAME AREA 122. 1 L+ L+ .2 89 L+ 8 0 .R 11 PR PR.R PR.R L+ .R PROPOSED KAUFLAND STORE6,914 6,827 m² EX STAFF CARSPACES SERVICES FUTURE DEVELOPMENT (A) 3,116 m² P U ) 169m² BOOM GATE EX P % .RL M 25 TOTAL AREA10,030 9,943 m² +12 A . D 3.78 R (6 0 6 :1 1 BACK OF HOUSE TOW 114.500 L+115.775
10260 SITE PARKING SCHEDULE NEIGHBOURING RETAINING WALL 1,323m² R EX. C NO. OF SITE EX.R L+12 00 4.17 .6 SPACE TYPE PARKS 5 12 ADMINISTRATION 1 113.500 +1 L+ RL R. 239m² BLACK STEEL SHROUD ACCESSIBLE 10 P AROUND WINDOWS. PR.R
FH L+114.875 FAMILY SPACES 14 2x WASTE BINS R EX.R EX. 4 TP-06 L+12 0 4. 0 GENERAL 389 270 2x 1100L RUBBISH BINS 1553 7 32005 4 SUPERMARKET 6 4 3,610m² 113.600 SENIOR 6 TP-08 LOADING STAFF BIKES L+ 1 TP-07 TP-08 TP-06 2 24 SPACES PR.R TOTAL: 419 AREA EXACT LEVEL TO BE CONFIRMED BY CIVIL ENGINEER. EX.RL+124.260 TOW 122.200 BIKE PARKING SCHEDULE RETAINING WALL B 650 TOW 115.000 ADMINISTRATION 2 NO. OF 0 TENANCY 2 5400 7000 S E 68m² 7 EX.RL+117.450 C 0 NAME BIKES A 34m² 0 1 P 0 1 S ENTRY 4 MALL AREA TP-12 1 TP-12 - S 10 SPACES 53m² R 343m² LIQUOR A ACESS. CARS - EX.RL+116.000 C CUSTOMER 14
28955 LY 354m² I FH G M IN D A2 FA P STAFF 24 A A C S EX.RL+115.750 7000 FOOD HALL AREA TENANCY 1 PR.R D O
14 SPACES N TOTAL: 38 A L R PLANTER 278m² 224m² L+113.650 D 15000 CONCRETE FOOTPATH CUSTOMER BIKES CUSTOMER OUTDOOR EATERY E A KAUFLAND RETAIL AREA EXISTING 7000
FOOTPATH 6000 136m² OS A1 TENANCY LOADING ZONE NAME AREA CARWASH OUTDOOR TIMBER PLANTER BLACK STEEL SHROUD BOOM GATE OP PLAZA CANOPY OVER AROUND WINDOWS. R 6840 6840 6840 6840 6840 6840 6840 PUBLIC TOILETS SHARED ZONE COLOURED SHOWN DASHED P 113.650CONCRETE FH 83m² L+ FOOTPATH LIQUOR 354 m² FH 113.500 RETAINING WALL PR.R FH L+ SHARED ZONE COLOURED SUPERMARKET 3,610 m² PR.R CONCRETE L+113.760 R EX. EX.RL+107.300 TOW 113.800 TOTAL AREA 3,964 m² 54 00
L+113.750 70 LEASEABLE FLOOR AREA R 00 EX. 7B 7A 6B 6A 5B 1 5A 4A 3A 54 NAME AREA 00 TP-06 L+106.835 GARDEN R EX. ADMINISTRATION 1 239 m² RAMP UP RETAINING WALL
FOOTPATH 1:20 (5%) ADMINISTRATION 2 68 m² L+115.000 2 R 2 2% FALL 2% FALL 2% BACK OF HOUSE 1,323 m² TP-12 EX. TP-12
8M PYLON SIGN - TYPE 1 P FOOD HALL AREA 278 m² U ) 8M PYLON SIGN - TYPE 1 TOW 113.800 P % M 2 A (1 OUTDOOR EATERY 136 m² R :8 1 TENANCY 1 224 m² 113.200 L+ EX.RL+106.800 112.000 112.000 TENANCY 2 34 m² PR.R L+ L+ EXISTING 5400 7000 5400 5400PR.R 7000 10800 7000 10800PR.R 7000 TOTAL AREA2,302 2,303 m² 2100 1000 22M PYLON SIGN - TYPE 2 SITE LEGEND DAN MURPHY'S RAMP UP NON LEASEABLE AREA FOOTPATH 1:20 (5%) L+113.425 R NAME AREA EX. PROPERTY BOUNDARIES EASEMENTS ENTRY 53 m² FUTURE DEVELOPMENT PROPOSED CAR SPACES MALL AREA 343 m² 33100 8000 61900 F (A) SITE AREA: L FOOTPATH PUBLIC TOILETS 83 m² E BIO-SWALE/ 3,116m² PROPOSED PROVISION FOR T RAIN GARDEN SERVICES 169 m² ELEC. VEHICLE CHARGING C TOTAL AREA 648 m² 112.550 PR.R L+ PROPOSED
H R I T S D R D G E I E V A E L 110.000 112.160 +110.900 PEDESTRIAN LINK PR.R L+ E L+ EXISTING LANDSCAPE TOW 111.300 7000 PR.R R PR.R 111.500 L+ EX.RL+108.800 PROPOSED LANDSCAPE R PR.R O L+112.725 R GARDEN A EX. D RETAINING WALL PROPOSED PLAZA L+111.350 L+110.500 PROPOSED R R 2 PEDESTRIAN LINK EX. EX. TO SITE L+107.500 TP-07 R EX.RL+ EXISTING LEVELS EX. PR.RL+ PROPOSED LEVELS 1 EXISTING BUS STOP A Y GROUND FLOOR H I G H W - N D A H Scale: 1 : 600 M A R O O FH FIRE HYDRANT
3 2 1 FOR ALL LANDSCAPING REFER TO TP-08 TP-08 TP-08 NOTE: LANDSCAPE ARCHITECTS DRAWINGS. PROPOSED SITE PLAN & GROUND FLOOR LEFFLER SIMES PTY LTD SYDNEY 7 YOUNG ST NEUTRAL BAY NSW 2089 T:+61 2 99093344 SCALE JOB NO: 4414 DWG NO. REV. 0 12 24 36 48 60 1:600 PROPOSED KAUFLAND STORE ABN 39 001 043 992 MELBOURNE LEVEL 2 - 370 LT BOURKE ST VIC 3000 T:+61 3 96546344 DATE: MAR '18 WEB: www.lefflersimes.com.au BRISBANE 2 - 290 BOUNDARY ST SPRING HILL QLD 4004 T:+61 7 31235544 266 MAROONDAH HWY, CHIRNSIDE PARK, VIC 3116 DRAWN: LSA TP-04 ACP