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Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
Appendices
Appendix E - Oxigen Landscape Character and Visual
Assessment
Highway Service Centre NuriootpaLandscape character and visual assessment
Issue — Draft
Date — 13.03.18
Project —18.005
Oxigen Pty Ltd 98–100 Halifax Steet Adelaide SA 5000
T +61 (08) 7324 9600 design@oxigen.net.au oxigen.net.au
© 2018 Oxigen Pty Ltd
—
© 2018 Oxigen Pty Ltd
Issue — Draft
Revision — V2
Contents1 — Introduction 5PurposeBackgroundProposed development
2 — Site 6ContextSite description
3 — Landscape assessment 8MethodologyLandscape character
4 — Visual assessment 20MethodologyViewshedLandscape sensitivityViewpointsPhotographyViewpoint 1Viewpoint 2Viewpoint 3Viewpoint 4Viewpoint 5
5 — Summary 28Cumulative visual impactConclusion
3Contents
4 oxigen.net.auHighway Service Centre Nuriootpa Draft V2
1 — IntroductionPurpose
This landscape character and visual assessment report is prepared in relation to a proposal for the construction of a new, integrated highway service centre located on the Sturt Highway at Nuriootpa.
This report has been prepared Oxigen by Landscape Architects and Urban Designers as part of the Nuriootpa (Sturt Highway Service Centre) Development Plan Amendment process.
This report:
— Describes the existing landscape character of the proposal’s locality.
— Reviews the likely visibility of the proposal from publicly accessible locations within the surrounding region.
Background
The following background information has been referenced in relation to this report:
— The Barossa Council Development Plan, Consolidated 11 August 2016.
— The Barossa Council Development Plan, Nuriootpa (Sturt Highway Service Station), Statement of Intent, July 2017.
— Nielson Architects, Site Plan, KFC Nuriootpa, not dated.
Proposed development
The proposal is for a new, integrated highway service centre. The facility will provide refuelling facilities for cars and trucks, a rest stop area for trucks, food outlets and associated land uses. It is also proposed to include a road train marshalling area, RV dump point, playground and outdoor eating.
51 — Introduction
2 — SiteContext
The site of the proposal is located within allotment 147, Sturt Highway, at the intersection of the Sturt Highway and Belvidere Road, Nuriootpa (refer Figure 01), approximately 80km from Adelaide and 2.5km from the township of Nuriootpa.
The site is located within the Barossa Council local government area and is within the Primary Production Zone (Barossa Valley District) and at the edge of the Character Preservation District. The Light Regional Council flanks the site to the north and west.
Adjacent development to the east and west of the site comprises open broadacre cropping, scattered rural dwellings, vineyards and wineries, including ancillary buildings. Adjacent development south
Figure 01: Location of proposed development (Source: Nearmaps, 2018)0 100 500
LegendLocation of proposed development
Site property boundary
of the site is characterised by the Sturt Highway, residential development at the edge of the Nuriootpa township, open reserves, vineyards and institutional buildings (TAFE SA). These elements introduce an urban character to the locality. The site is bound to the north by the Barossa Go Kart Club and a woodland.
Within the site’s locality, scattered copses of mature trees are located along road corridors and water courses, property boundaries and within private properties.
Generally, the site’s locality is influenced by road lighting, overhead power lines, directional signage and urban development, resulting in a different, more urban, character than might be found in other areas of the Character Preservation District.
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
Vin
e St
Mur
ray
St
Moppa R
d
Moppa Rd Sth
Nuriootpa High School
Redeemer Lutheran
School
TAFE SA
Hahn Corp
Caltex
to Adelaide
to The RiverlandKalimna Rd
Site
Nuriootpa
Light Regional Council
Barossa Council
Light Regional Council
Barossa Go Kart Club
6 oxigen.net.auHighway Service Centre Nuriootpa Draft V2
Site description
Currently, the site’s allotment comprises existing vineyards, sheds, ancillary structures and tanks, fencing and isolated mature trees.
The Barossa Bottling Services and Rocland Estate buildings and storage tanks are located to the north west corner of the allotment. The buildings and tanks are partially screened to the south by vines and a row of mature trees. Two dams are located within the allotment.
Figure 02: Proposed site (Source: Nearmaps, 2018)0 50 100
The proposed service centre is located on the south east corner of the site within an area that currently comprises a vineyard.
A number of mature trees are located within the site boundary in isolated clusters between vineyard blocks. Mature rows of eucalyptus trees are located south of the site within the Sturt Road verge and north of the site within the Barossa Go Kart Club and adjacent woodland.
LegendLocation of proposal
Property boundaries
Belv
ider
e Rd
Sturt Hwy
Old K
apunda Rd
Milw
ay R
d
Rocland Estates
Barossa Bottling Services
TAFE SA
Barossa Go Kart Club
Site of proposal
72 — Site
3 — Landscape assessmentLandscape character
The landscape of the locality is characterised by:
— An agricultural landscape used primarily for viticulture and broad-acre cropping. The landscape character includes rural dwellings, fences, sheds and ancillary buildings and structures associated with wine and agricultural production.
— An open rural character with scattered stands of mature native vegetation located within road verges, private properties and reserves.
— Residential development comprising single storey detached dwellings and institutional buildings (TAFE SA) at the edge of the Nuriootpa township.
— The Sturt Highway, including road lighting, overhead power lines and directional signage.
Methodology
The following section describes the existing character of the site and locality, including the following:
— Existing structures
— Development plan zoning
— Character preservation
— Topography
— Water and drainage
— Vegetation
— Access
— Soil
8 oxigen.net.auHighway Service Centre Nuriootpa Draft V2
Image 01: View north to the site from the Sturt Highway
Image 02: View west to the site from Belvidere Road
Image 03: View of adjacent vineyards and residential development at the edge of the Nuriootpa township
93 — Landscape assessment
Image 06: TAFE SA Barossa Campus
Image 04: Existing sheds and ancillary structures within the site’s allotment
Image 05: Existing structures located within the site
Existing development within and adjacent to the site of the proposal includes:
— Ancillary buildings and structures associated with viticulture (Barossa Bottling Services and Rocland Estate).
— Storage sheds and rural dwellings scattered within private properties to the east, north and west of the site.
— Residential development to the southern side of the Sturt Highway, generally characterised by medium to large allotments containing detached single storey dwellings.
— A service station and rest stop located approximately 1.5km east of the site at 174 Murray Street, Nuriootpa.
— TAFE SA, Barossa Valley campus to the south of the site.
Existing structures
10 oxigen.net.auHighway Service Centre Nuriootpa Draft V2
Figure 03: Existing development (Source: Nearmaps, 2018)0 100 200
Site of proposal
Site property boundary
Building
Legend
Barossa Go Kart Club
Rocland Estates
Barossa Bottling Services
TAFE SA
Site of proposal
Mill
way
Rd
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
The Vines Retirement
Estate
113 — Landscape assessment
The site is located within The Barossa Council local government area and is within the ‘Primary Production (Barossa Valley Region)’ zone. The zone’s objectives and principles of development control aim to:
— Maintain and support economically productive, efficient and environmentally sustainable primary production activity.
— Preserve the rural land character by limiting additional dwellings and non-agricultural development.
— Support development that contributes to the desired character of the zone.
Figure 04: Development plan zoning (Source: Nearmaps, 2018 and Data SA, 2018)
Development plan zoning
0 100 500
Site of proposal
Site property boundary
Council Boundary
Primary Production
Residential
Commercial
District Town Centre
Industry
Recreation
Primary Production (Barossa Valley Region)
Light Regional Council
Light Regional Council
Residential
Industry (Barossa Valley
Region)
Recreation
Residential District Town Centre
Commercial
Legend
Site
Kalimna Rd West
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
Milw
ay R
d
Mur
ray
St
Moppa R
d
Moppa Rd Sth
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The site is also located within a Character Preservation District. The District’s objectives and principles of development control aim to:
— Value, protect and retain the scenic and rural landscape character of the area by maintaining and supporting primary production activity.
— Control development at entrances to towns, not diminish the rural setting, character and heritage of the district.
— Ensure buildings and development compliments the character of the district.
— Actively support tourism.
— Preserve the heritage value of the area.
Figure 05: Character preservation (Source: Nearmaps, 2018 and Data SA, 2018)
Character preservation
0 100 500
3 — Landscape assessment
Site of proposal
Site property boundary
Council Boundary
Character Preservation District
Legend
Light Regional Council
Light Regional Council
Site
Character Preservation District
Area excluded from District
Kalimna Rd West
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
Milw
ay R
d
Mur
ray
StM
oppa Rd
Moppa Rd Sth
13
Topography
Site of proposal
Figure 06: Site topography (Source: Nearmaps, 2018 and Data SA, 2018)
The topography of the locality includes:
— A gently sloping landscape that subtly rises from east to west.
— Subtle undulations in landform resulting from construction of dam batters and roadside swales that restrict views to the site.
0 100 200
Site of proposal
Site property boundary
Contour
Legend
Barossa Go Kart Club
Rocland Estates
Barossa Bottling Services
TAFE SA
Mill
way
Rd
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
The Vines Retirement
Estate
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270m
272m
272m
274m
274m
276m
276m
278m
278m
274m
276m
276m
Water and drainage
Figure 07: Site stormwater and drainage (Source: Nearmaps, 2018 and Data SA, 2018)
Stormwater and drainage within the locality includes:
— Dams located within the allotment and adjacent properties.
— Open grass swales located to the northern side of the Sturt Highway and eastern side of Belvidere Road.
— Tributaries of the North Para River to the southern side of the Sturt Highway.
0 100 200
3 — Landscape assessment
Site of proposal
Site property boundary
Water body
Water course
Drainage swale
Stormwater culvert
Legend
Barossa Go Kart Club
Rocland Estates
Barossa Bottling Services
TAFE SA
Mill
way
Rd
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
The Vines Retirement
Estate
Site of proposal
15
Image 07: Existing roadside vegetation looking east along the Sturt Highway
Image 08: Existing roadside vegetation looking south along Belvidere Road
Image 09: Existing vegetation north of the site
Existing vegetation within the locality includes:
1 Mature roadside trees located along the Sturt Highway and Belvidere Road. Prominent species include eucalyptus, sheoak and native pine.
2 Mature eucalypts within a stand located at the northern edge of the site.
3 Scattered eucalyptus species located within the site and adjacent vineyards.
4 A stand of mid-block trees.5 Eucalyptus woodland to the north of the site
and adjacent to the Barossa Go Kart Club.6 Densely populated vegetation along water
corridors to the south of the site.
Vegetation
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Site of proposal
Site property boundary
Legend
Figure 08: Site vegetation (Source: Nearmaps, 2018)0 100 200
3 — Landscape assessment
1
6
6
5
34
2
1
Barossa Go Kart Club
Barossa Bottling Services
TAFE SA
Mill
way
Rd
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
The Vines Retirement
Estate
Site of proposal
Rocland Estates
17
Figure 09: Access (Source: Nearmaps, 2018 and Data SA, 2018)
Circulation and access
0 100 200
110
100
50
to Truro Road
to The Riverland
to Nuriootpa
Site of proposal
Primary arterial road
Collector road
Access (private)
Speed limit
LegendCirculation and access includes:
— The Sturt Highway, which is classified as national highway (Primary Arterial).
— Old Kapunda Road, a sealed collector road providing vehicle access to the township of Nuriootpa.
— Belvidere Road, a sealed collector road providing vehicle access to Kapunda and Truro via Truro Road.
— An internal road within the site that provides access from Belvidere Road to Rocland Estate and Barossa Bottling Services.
00
Barossa Go Kart Club
Barossa Bottling Services
TAFE SA
Mill
way
Rd
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
The Vines Retirement
Estate
Rocland Estates
Site of proposal
to Adelaide
18 oxigen.net.auHighway Service Centre Nuriootpa Draft V2
Soils
Figure 10: Soils (Source: Nearmaps, 2018 and Data SA, 2018)
Site of proposal
Thick sand over clay
Deep sandy loam
Legend
0 100 200
Legend Thick sand over clay is the dominant soil found within the site’s locality (Data SA, 2018) - this is typical of this region the Barossa Valley. A narrow band of deep sandy loam soil passes to the east of the site.
Barossa Go Kart Club
Barossa Bottling Services
TAFE SA
Mill
way
Rd
Belv
ider
e Rd
Sturt Hwy
Old Kapunda Rd
The Vines Retirement
Estate
Rocland Estates
Site of proposal
3 — Landscape assessment 19
4 — Visual assessmentMethodology
The methodology used for this visual assessment includes use of the following analytical techniques:
i. ViewshedThis describes the viewshed of the proposal; that is, the area from which the site may be visible. The definition of a viewshed incorporates the parameters of human vision which assist in defining the viewshed.
ii. Landscape sensitivityLandscape sensitivity is primarily an assessment of the extent to which the landscape can accept change. It considers the visual change to the existing landscape as a result of the proposal.
iii. Assessment of visual impact from publicly accessible viewpointsAn assessment of the visual impact from viewpoints within the landscape is based on site inspection. The viewpoints are the locations from which the site is visible, assisting in the analysis of the overall visual impact of the proposal.
The visual impact of a development is affected by the following criteria:
— The distance of the viewer from the development.
— The nature of the surrounding landscape.
— The number of viewers able to see the development.
Accordingly, the overall effect of the proposal on each viewpoint has been assessed, ranking each as being negligible, low, medium or high. An assessment of the overall effect of the proposal can then be made by balancing each of the above criteria.
iv. Magnitude of visual impactThe overall visual impact of the proposed development has been assessed on the following scale:
— Negligible adverse effects – very small visual impact over the day-to-day experience. Negligible adverse effects are usually based on distance.
— Low adverse effect – these effects are noticeable but do not cause any significant adverse visual impacts. Low adverse effects occur if the distance, viewer numbers and landscape sensitivity is assessed as low.
— Medium adverse effect – there are significant effects that may be able to be mitigated or remedial action taken. Medium adverse effects depend on all three assessment criteria being assessed as higher than low.
— High or unacceptable adverse effects – these effects are extensive and cannot be avoided, mitigated or remedial action taken. High or unacceptable adverse effects usually requires all three assessment criteria to be assessed as high.
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Viewshed
An analysis of viewshed is particularly useful in a landscape setting where there are likely to be open views to the subject and factors like distance, size, materiality and colour will influence visibility.
The viewshed is defined as the area in which the site of the proposal may be visible from publicly accessible viewpoints, including roads and road verges, and reserves within the locality.
In this case, the viewlines to the subject are restricted by overhead power lines, rural dwellings and ancillary buildings, subtle undulations of the topography and large trees located within road verges, reserves and adjacent properties.
The most significant views of the site are from the Sturt Highway travelling west, where breaks in vegetation allow open views to the site.
Landscape sensitivity
Typically, a visual landscape assessment is also based on the sensitivity of the surrounding landscape.
Given the site of the proposal is located within the Primary Production Zone (Barossa Valley) and a Character Preservation District, particular care must be taken to ensure that development is designed so that any potential negative visual effects are minimised. In this case, the sensitivity rating of the location is given a medium rating:
— The site of the proposal sits within a landscape context that is already modified. It forms part of an area that comprises cleared native vegetation for the purposes of primary production.
— Views to the site are infrequent and broken by rural dwellings and ancillary buildings, vegetation, overhead power lines and localised changes in topography.
— Existing vegetation to the northern, western and southern boundaries of the site form a definite and distinguishable backdrop to the site.
— The speed limit of 110km hour along the Sturt Highway reduces the time duration in which the site is viewed to moving traffic.
4 — Visual assessment 21
Property Boundary
Viewpoint1
Legend 0 50 100
1
3
2
5 4
Figure 11: Viewpoints (Source: Nearmaps, 2018 )
Viewpoints
A photographic survey was undertaken to record viewpoints and assist in determining the visibility of the site.
Figure 09 identifies viewpoints from where the site is visible from publicly accessible locations, including roads and road verges, and reserves. Viewpoints include:
1 Belvidere Road2 Sturt Highway 01 (travelling east)3 Sturt Highway 02 (travelling east)4 Sturt Highway 03 (travelling west)5 Sturt Highway 04 (travelling west)
Photography
Photos included in this report were taken using a Nikon digital SLR camera with a 45mm focal lens.
Belv
ider
e Rd
Sturt Hwy
Old K
apunda Rd M
ilway
Rd
Rocland Estates
Barossa Valley Bottling Services
TAFE SA
Barossa Go Kart Club
Site of proposal
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Viewpoint 1
Summary of visual impact from viewpoint 1
Location Belvidere Road, Nuriootpa
Description Belvidere Road runs in an approximate north-south direction to the east of the site.
Distance to site 50m
Visibility Views are restricted by existing vegetation within the Belvidere Road verge and adjacent property (Barossa Go Kart Club).
Significance of view Negligible
Overall visual impact Negligible
Photograph 01: Site viewed travelling south along Belvidere Road
Site
4 — Visual assessment 23
Photograph 02: Site viewed travelling east along the Sturt Highway
Site
Viewpoint 2
Summary of visual impact from viewpoint 2
Location Sturt Highway, Nuriootpa
Description Sturt Highway runs in an approximate east-west direction passing to the south of the site. This view is taken on the approach to the site from the east.
Distance to site 300m
Visibility Travelling along the Sturt Highway, generally open views to the site are possible. Views are partially restricted in the foreground by a dam embankment, overhead power lines and groundcover vegetation.
Significance of view Medium
Overall visual impact Medium
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Photograph 03: Site viewed travelling east along Sturt Highway
Site
Viewpoint 3
Summary of visual impact from viewpoint 3
Location Sturt Highway, Nuriootpa
Description Sturt Highway runs in an approximate east-west direction to the south of the site. This view is taken on the approach to the site from the east.
Distance to site 150m
Visibility Generally, open views to the site are possible at this location due to a lack of foreground vegetation. Stobie poles and overhead power lines run parallel to the Sturt Highway and form prominent features in the view.
Significance of view Medium
Overall visual impact Medium
4 — Visual assessment 25
Photograph 04: Site viewed travelling west along the Sturt Highway
Viewpoint 4
Summary of visual impact from viewpoint 4
Location Sturt Highway, Nuriootpa
Description Sturt Highway runs in an approximate east-west direction to the south of the site. This view is taken from the approach to the site from the west.
Distance to site 150m
Visibility Large existing trees located within the northern verge of the Sturt Highway and existing vines located within a vineyard restrict views to the site.
Significance of view Low to medium
Overall visual impact Low to medium
Site Approximate location of proposed vehicle
crossover
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Photograph 05: Site viewed travelling west along the Sturt Highway
Site
Viewpoint 5 Summary of visual impact from viewpoint 5
Location Sturt Highway, Nuriootpa
Description Sturt Highway runs in an approximate east-west direction to the south of the site. This view is taken from the approach to the site from the west approximately at the intersection of the Sturt Highway and Old Kapunda Road.
Distance to site 300m
Visibility Large existing trees located within the northern verge of the Sturt Highway restrict views to the site.
Significance of view Low
Overall visual impact Low
4 — Visual assessment 27
Cumulative Visual Impact
The following table summarises the results of the preceding analysis of the viewpoints from publicly accessible viewpoints with the locality.
Viewpoint Location of viewer Distance to the site
Summary evaluation from visual assessment
1 Non-elevated viewpoint travelling south along Belvidere Road
50m Negligible
2 Non-elevated viewpoint travelling west along the Sturt Highway
300m Medium
3 Non-elevated viewpoint travelling west along the Sturt Highway
150m Medium
4 Non-elevated viewpoint travelling east along the Sturt Highway
150m Low to medium
5 Non-elevated viewpoint travelling east along the Sturt Highway
300m Low
5 — Summary
28 oxigen.net.auHighway Service Centre Nuriootpa Draft V2
Conclusion
The site of the proposal is located within the Primary Production (Barossa Valley) zone and a Character Preservation District. Development within this zone should balance the needs of primary production, tourism and residential living with the preservation of the scenic qualities of the Barossa Valley. The visual effects of developments within this zone should be minimised by design that incorporates appropriate scale, bulk and mass, form, and colour and material selection.
The visual assessment has demonstrated that the overall visual impact of the proposal is likely to be medium. The main viewpoints that are impacted by the proposal are from the Sturt Highway. The assessment demonstrates that from publicly accessible viewpoints the site of the proposal will be visible to varying degrees, and that visibility is influenced by existing trees and vegetation, rural dwellings and ancillary buildings, overhead power lines, topography and the limited time duration in which the site is viewed to moving traffic.
Whilst this visual assessment has determined that development on this site may result in a medium visual impact, that is acceptable from a site planning point of view, it is important that the proposal be evaluated further in respect to the detailed design that will also include final plans, elevations, landscaping and photomontage images. The resolution of these details that will also include height and mass, colours, signage, materials palette etc. will determine whether the proposal is acceptable when considered against the provisions of the development plan.
5 — Summary 29
People, nature and space.People, nature and space. Oxigen Pty Ltd 98–100 Halifax Steet Adelaide SA 5000
T +61 (08) 7324 9600 design@oxigen.net.au oxigen.net.au
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment
Council
Nuriootpa (Sturt Highway Service Centre) DPA
The Amendment
For Consultation
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment
1
Amendment Instructions Table
Name of Local Government Area: The Barossa Council Name of Development Plan: The Barossa Council Name of DPA: Nuriootpa (Sturt Highway Service Centre) The following amendment instructions (at the time of drafting) relate to the Council Development Plan consolidated on 1 November 2018. Where amendments to this Development Plan have been authorised after the aforementioned consolidation date, consequential changes to the following amendment instructions will be made as necessary to give effect to this amendment.
Am
endm
ent I
nstr
uctio
n N
umbe
r Method of Change Amend Replace Delete Insert
Detail what in the Development Plan is to be amended, replaced, deleted or inserted. If applicable, detail what material is to be inserted and where. Use attachments for large bodies of material.
Is R
enum
berin
g re
quire
d (Y
/N) Subsequent
Policy cross-references requiring update (Y/N) if yes please specify.
COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): No ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): Yes Primary Production (Barossa Valley Region) Zone 1. Insert At the end of zone objective 3 the following; “except as
provided for in Nuriootpa Highway Service Centre Policy Area 13.”
No No
2. Insert In the Desired Character statement after paragraph 3, the following; “Provision has been made for the development of a highway service centre at the corner of the Sturt Highway and Belvidere Road, with policy area specific policies applicable to this land contained in Nuriootpa Sturt Highway Service Centre Policy Area 13.”
No No
3. Amend In Procedural Matters, Non-complying Development - Exceptions; under Advertisement and/or advertising hoarding replace “(a) or (b)” with “(a), (b) or (c)”,
No No
4. Insert In Procedural Matters, Non-complying Development - Exceptions; under Advertisement and/or advertising hoarding, and at the end, the following: “(c) Is located within Nuriootpa Sturt Highway Service Centre Policy Area 13 and is limited to information relating to approved services and facilities within the Policy Area”
No No
5. Insert In Procedural Matters, Non-complying Development - Exceptions; after the Alterations, additions or replacement of an existing dwelling entry, the following: “Any
No No
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment
2
development not listed elsewhere as an exception which is envisaged within and associated with a highway service centre in Nuriootpa Sturt Highway Service Centre Policy Area 13.”
6. Insert In Procedural Matters, Exceptions, Land Division entry, at the end: “(c) is to create a separate allotment for an envisaged land use located in Nuriootpa Sturt Highway Service Centre Policy Area 13.”
No No
7. Insert In Procedural Matters, Exceptions after the Pergola entry, the following: “Petrol filling station including electric vehicle recharging facilities but which does not include any associated servicing of motor vehicles and which is located within Nuriootpa Sturt Highway Service Centre Policy Area 13”
8. Insert In Procedural Matters, Exceptions after the Shade sail entry, the following: “Shop in form of a cafe, fast food outlet or restaurant where: (a) it will be associated with a petrol filling station which together comprise a highway service centre (b) located within Nuriootpa Sturt Highway Service Centre Policy Area 13 Shop in the form of a convenience shop where: (a) it has a gross leasable floor area of no more than 250 square metres (b) it will be ancillary to and in association with a petrol filling station and shop in form of a cafe, fast food outlet or restaurant which together comprise a highway service centre (c) located within Nuriootpa Sturt Highway Service Centre Policy Area 13”
No No
9. Insert In Procedural Matters, Exceptions; at the end of the exception applicable to restaurant; the following “or is located in Nuriootpa Sturt Highway Service Centre Policy Area 13.”
No No
10. Insert In Procedural Matters, Exceptions, at the end of the exception relating to a winery, the following, “or is located in Nuriootpa Sturt Highway Service Centre Policy Area 13.”
11. Insert Under Public Notification, in the list of Category 1 land uses, the following; “All development associated with a highway service centre in Nuriootpa Sturt Highway Service Centre Policy Area 13.”
No No
Policy Area 12. Insert After Principle of Development Control 26 the Policy Area
provisions contained in Attachment A No No
TABLES Amendments required (Yes/No): No MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps) Amendments required (Yes/No): Yes Map Reference Table 13. Insert In Policy Area Maps, after Residential Lyndoch Policy Area
12; under Policy Area Name “Nuriootpa Sturt Highway Service Centre Policy Area 13” and under the associated Policy Area Map Numbers “Baro/2”
No No
14. Insert In Concept Plan Maps after Lyndoch Fringe, the following “Nuriootpa Sturt Highway Service Centre and Baro/18”
No No
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment
3
Map(s) 15. Insert After Zone Map Baro/2 the Policy Area map contained in
Attachment B No No
16. Insert After Concept Plan Map Baro/17, the Concept Plan map contained in Attachment C
No No
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment: Attachment A
Attachment A: Policy Area Provisions
Nuriootpa Sturt Highway Service Centre Policy Area 13
Refer to the Map Reference Tables for a list of the maps that relate to this policy area.
OBJECTIVES 1 Development of land uses that provide essential services and facilities to cater for the needs of
highway users. 2 Development that contributes to the desired character of the policy area.
DESIRED CHARACTER Development within the Policy Area will comprise a continuation of existing industry and commercial activities associated with the wine industry together with the potential development of a highway service centre which would provide essential services and facilities to encourage highway users to stop and take an effective break in the interests of driver safety. A highway service centre within the Policy Area will provide safe and convenient access onto and off the highway, a recognised and expected range of services and facilities to cater for the needs of both heavy and light vehicle traffic and will be open on a 24-hour/7-days per week basis. A highway service centre will include the following core services and facilities: • designated parking areas for a range of light and heavy vehicles; • undercover areas for petrol, diesel and LPG sales and electric vehicle recharging designed to
cater for light and heavy vehicles; • food and refreshment facilities excluding the sale of alcohol; • comfortable and safe, free access toilets, shower and washroom facilities; • rest facilities for truck drivers • public telecommunication facilities; • indoor sit-down eating areas • outdoor picnic and eating areas and playground facilities. A highway service centre may include the following ancillary services and facilities: • convenience store not exceeding 250 square metres; • truck marshalling yards • local and regional tourist information; • facilities for emergency services; • RV dump point; A highway service centre will not include any of the following services and facilities: • accommodation facilities • vehicle servicing and repairs (except for emergency vehicle repairs) • general retail facilities • entertainment, amusement or gaming facilities • sale, distribution and consumption of alcohol The built form of the highway service centre will be low in scale, functional, efficient and aesthetically pleasing to encourage drivers to stop. Buildings will adopt a unified architectural design, and signage will be integrated throughout and shared to minimise the proliferation of signage. Advertising will not dominate the buildings to which they relate. The design, cladding, colour and layout of the buildings will respond to the local landscape character and visual context by avoiding highly commercial architectural finishes and maximising use of stone, timber and other rustic architectural elements.
Landscaping and signage will be located and designed to assist drivers to identify entrance points and to integrate the built form development into the landscape. Particular importance will be given to landscaping the development as viewed from the Sturt Highway east of the land. Shaded picnic and public outdoor dining facilities will be an important part of the landscape design. PRINCIPLES OF DEVELOPMENT CONTROL
Land Use 1 The following forms of development are envisaged in the policy area:
• industry and commercial activities associated with the wine industry • highway service centre which includes the following core services and facilities:
- petrol, diesel and LPG sales and electric vehicle recharging facilities - cafés and restaurants - free public amenities - public telecommunication facilities - rest facilities for truck drivers indoor and outdoor eating areas - playground facilities for children.
• the following where ancillary to a highway service centre: - advertisements and advertising hoardings promoting approved uses and activities located
within the policy area - facilities for emergency services - RV dump point; - a single convenience retail area not exceeding 250 square metres - truck marshalling facilities
2 Development should be undertaken in accordance with Concept Plan Map Baro/18 – Nuriootpa Sturt Highway Service Centre with any highway service centre only located within Area 2 as shown on the Concept Plan.
3 The development of a highway service centre should:
(a) provide safe and convenient access to and from the adjoining road network; (b) be visible from the adjoining roadway and be clearly signposted to promote safe access from
the highway, but should not be so prominent so as to adversely impact on the landscape character of the locality;
(c) provide a layout that is simple, understandable and accessible for drivers and which separates heavy from light vehicles wherever possible, and keeps internal traffic speeds to not more than 20kph;
(d) adopt a unified architectural design with building material, colour and the layout of buildings to address the visual context of the locality;
(e) locate buildings, (excluding an advertising hoarding) a minimum of 25m from the road alignment;
(f) provide a minimum of 5 metres of landscaping along the road frontages, with additional internal landscaping around buildings and to separate driveways;
(g) include landscaping which provides safe driver sightlines and that reflect local landscape character;
(h) be well lit; (i) provide for integrated and shared advertising to minimise the proliferation of signage; and (j) manage noise, odour, visual or light spill impacts on road users and any existing adjacent
sensitive land uses. 4 No more than one multi-tenancy pylon sign should be erected, it should not be more than 12m
high and should only identify the primary facility and individual tenancies approved within the policy area.
5 Advertising should only relate to approved services and facilities within the policy area, should be
integrated with the design of the buildings and should not be located above the roofline of any building, including above any refuelling area canopy.
.
6 Individual freestanding signs for individual tenancies approved within the policy area should not exceed 6 metres in height and should be sited a minimum of 20m from each other and from adjoining road reserves.
7 Fencing where required should be traditional rural post and wire fencing, except as required to
screen service areas.
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment: Attachment B
Attachment B: Map Baro/2 Nuriootpa Highway Service
Centre Policy Area 13
Policy Area Map Baro/2Policy Area Boundary
Policy Area 13 Sturt Highway Service Centre
Version A 10/6/18
13
Light Regional Council
S T U R T H W Y
S T U R T H W Y
MO
PPA RD
OLD KAPUNDA RD
HANCKEL RD
WILDLIFE ROAD
BELV
IDER
E RO
AD
PERAMANGK ROAD
MO
PPA ROAD SO
UTH
VINE
STR
EET
KALIMNA ROAD WEST
MIL
WAY
AVE
NUE
NEIL
AVE
NUE
ATZE PARADE
HEATH PLACE
BELOW STREET BOEHM STREET
ELIZ
ABET
H AV
ENUE
GO
THIC
AVE
NUE
SCHAEDEL STREET
DRINKWATER CRESCENT
CALEB VIRGO COURT
A2
A1
A3
A145
A148
S217
A4S96
A500
A5
A21
A7
A6
B65
A151
A251
A147
A747
A301
A100
A686
A110
A101
A731
A12
A643
A102A212
A20
A149
A306
A91
Q260
A680
A213
A540
BAROSSA COUNCIL
NURIOOTPA
0 500m
Lamberts Conformal Conic Projection, GDA94
Development Plan Boundary
MAP Baro/1 AdjoinsM
AP
Bar
o/1
Adj
oins
MAP Baro/5 Adjoins
MA
P Baro/3 A
djoins
Nuriootpa (Sturt Highway Service Centre) DPA The Barossa Council
The Amendment: Attachment C
Attachment C: Concept Plan Map Baro/17
2
1
S T U R T H W YS T U R T H W Y
OLD KAPUNDA RD
BELV
IDER
E RO
AD
MOPPA ROAD SOUTH
MIL
WAY
AVE
NUE
ATZE
PAR
ADE
SCHAEDEL STREET
DR
INKW
ATER C
RESC
ENT
DRINKWATER CRESCENT
A147
A5
A148
A1
A212
A151
A149
A21
A213
A306
A797
A210
A207
A203
A209
A208
A204
A30
A1001
0 250m
STURT HIGHWAY SERVICE CENTREBAROSSA COUNCIL
Concept Plan Map Baro/18
Version A 10/6/18
AccessVehicle LinksWine Industry AreaHighway Service Centre AreaLandscape Buffer
12
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