AGENDA ITEM: DAC 3 · 2015-06-05 · AGENDA ITEM: DAC 3.1 . Application No: 415/E001/15 KNET Reference: 2015/02106/01 Applicant: Peregrine Corporation Proposal: Demolition of existing

AGENDA ITEM DAC 31 Application No 415E00115 KNET Reference 20150210601 Applicant Peregrine Corporation Proposal Demolition of existing structures and construction of

integrated service station complex including automated carwash and associated vacuum facilities car parking signage and co branded retail with associated drive through facilities

Subject Land 177179 and 181 Adelaide Road Murray Bridge (CT 593626 CT 5991732 and CT 5633123)

Relevant Authority Development Assessment Commission Role of the Commission Schedule 10 section 20 ndash Certain developments over $3m

which have been determined by the State Coordinator General

Zone Policy Area Light Industry Zone (Map MuBr27) Categorisation Merit Notification Category 3 Representations Three Lodgement Date 28 January 2015 Council Murray Bridge Council Development Plan Murray Bridge Council Development Plan Consolidated 13

March 2014 Referral Agencies DPTI ndash Transport EPA DPTI Reports - Officers Report Daniel Pluck Recommendation Approve with conditions

EXECUTIVE SUMMARY The applicant seeks approval for the demolition of all structures on site and construction of an integrated service station complex including automated carwash and associated vacuum facilities car parking signage and co branded retail with associated drive through facilities The subject land is located at 177179 and 181 Adelaide Road Murray Bridge (CT 593626 CT 5991732 and CT 5633123) On balance and taking into the consideration the site and its association with surrounding land uses it is unlikely the proposal will significantly and detrimentally impact upon the Light Industry and surrounding Residential Zones Potential impacts on adjacent properties and the locality including noise generation access and parking have been assessed and are considered to be acceptable ASSESSMENT REPORT 1 BACKGROUND The Minister has appointed the State Coordinator General with powers to determine certain development over $3 million in value be considered by the Development Assessment Commission (DAC) as the relevant authority pursuant to Schedule 10 of the Development Regulations 2008 The applicant requested that the State Coordinator General consider making such a determination for this proposal

After considering the request and being satisfied that the proposal met the criteria specified within Schedule 10 the State Coordinator General has determined DAC to be the relevant authority for the purposes of assessing this application 3 DESCRIPTION OF PROPOSAL The proposal is for an 24 hour 7 days per week Integrated Service Station complex which comprises a petrol filling station with associated 558m2 control building including shop and co-branded fast food restaurant with associated drive through facilities canopy and fuel filling points new underground fuel tanks (2 x 70000L fuel tanks) 7m pylon sign 7m free-standing sign and a 33m price board 3 metre acoustic fencing on the eastern boundary automated car wash facility with car vacuuming station and 35 car parking spaces The current plan being assessed in this report are contained in ATTACHMENT 3 All other application details are contained in the ATTACHMENT 4 3 DEVELOPMENT PLAN POLICY SUMMARY MURRAY BRIDGE COUNCIL DEVELOPMENT PLAN ndash CONSOLIDATED 13 March 2014

The subject land is located in the Light Industry Zone as shown above LIGHT INDUSTRY ZONE The Light Industry Zone should accommodate a range of light industrial Storage and warehouse land uses Within the zone Light Industry Service Industry a store and

warehouse are envisaged uses Retail and office development should be of a minor nature and should only occur in association with light industry service industry or commercial development on the same site The Zone maps can be viewed in ATTACHMENT 2 4 SITE AND LOCALITY The land is described as follows

Lot No Street Suburb CT Reference A31 in DP 5476 Adelaide Road Murray Bridge CT 5633123 A95 in FP 168167 Adelaide Road Murray Bridge CT 593626 A94 in FP 168167 Adelaide Road Murray Bridge CT 5991732

Locality Plans and photographs are contained in ATTACHMENT 1 5 REFERRAL AGENCY COMMENTS ENVIRONMENT PROTECTION AUTHORITY (EPA) The EPA is a mandatory referral in accordance with Schedule 8 and Schedule 21 of the Development Regulations 2008 In its response EPA discuss air quality site contamination construction management and water quality being matters directly related to the referral trigger In addition other comments were provided in relation to noise stormwater and waste management In conclusion the EPA considered that the activity of lsquopetroleum storagersquo would not result in any adverse air quality site contamination construction or water quality (lsquohigh riskrsquo areas) impacts DEPARTMENT OF PLANNING TRANSPORT AND INFRASTRUCTURE ndash TRANSPORT SAFETY AND SERVICE DIVISION (TSSD) The Commissioner of Highways is a mandatory referral in accordance with Schedule 8 of the Development Regulations 2008 TSSD has provided a response which discusses traffic access parking and signage TSSD in consultation with the applicant resolved a number of traffic issues on the site which resulted in amendments to the plans The issues addressed are summarised as follows

bull Extending the chanelised right turn lane in order to provide increased space for vehicles to store clear of the through lane A concept illustrating this road upgrade is shown on GHD Turn Path Analysis Plan Job No 33-1705720 SK001 Revision A dated April 2015 In-principle this is supported

bull the proposed auto wash exit being too close to the new ingress which had the

potential to encourage vehicles to undertake exit movements at the ingress and increase conflict on Adelaide Road The amended plan indicates that the auto wash facility has been relocated a further 2 metres to the north and that the angle of its exit point has been reorientated and provided with lsquoGive Wayrsquo signage to guide drivers to the main egress point

bull the amended plan also includes a separate crossover to accommodate exit movements for vehicles utilising the drive through facility The new crossover is considered acceptable in this instance as it will potentially reduce vehicular conflict at the main petrol station egress and improve driverrsquos angle of approach to the roadway thereby maximising sightlines and road safety

bull DPTI is satisfied that a delivery vehicle can undertake a left turn in and left turn out and store clear of the ingress point while decanting The largest vehicle permitted on site for delivery purposes is a 190 metre Articulated Vehicle (as per AS28902-2002)

The amendments have been considered suitable by TSSD and no objection is raised subject to a number of conditions ensuring the measures are implemented Full agency comments can be viewed in ATTACHMENT 5 6 MURRAY BRIDGE COUNCIL COMMENT

bull Land is within the Light Industry Zone The objective of the zone is to

accommodate light industry storage and warehouse land uses bull Over proliferation of signage bull Car Parking bull Access conflict in right turn from Adelaide Road from adjoining fresh food market bull 19 metre truck access and manoeuvring bull Disposal and treatment of stormwater bull Food safety practices

The full report can be viewed in ATTACHMENT 6 7 PUBLIC NOTIFICATION AND REPRESENTATIONS The application is Category 3 Three representations have been received The key matters raised are as follows

Ref Summary Wish to be heard R1 Amenity noise litter traffic and interface waste management Yes R2 car parking fencing noise litter food odour lighting Yes R3 No planning related concerns raised No

The full Representations can be viewed in ATTACHMENT 8 Applicants Response

bull Landscaping details can provided as a condition of approval bull The site is situated in the Light Industry Zone which envisages a range of light

industrial storage and warehouse land uses (Objective 1 amp PDC 1) The proposal to use the site for an integrated purpose which includes fuel retail and co-brand food offer is not inconsistent with the current commercial uses of other sites in the zone Peregrine submit that the land use is appropriate within the zone

bull Peregrinersquos signage uses LED technology is professionally designed built and themed to appropriately advertise goods and services available from the site Peregrine submit that proposed signage is consistent with the requirements of the Development Plan

bull Peregrine document stormwater design or calculations at the time of submitting for Building Rules Consent We are will engage with Council at that time to formulate an appropriate system to meet councilrsquos requirements

bull Peregrine confirm that discharge from the site will be treated by a GPT and grease arrestor

bull Peregrine note that construction and fit out details will be prepared as and when development plan consent is obtained

bull Peregrine provided a supporting Traffic Compliance Statement (TCS) provided by GHD Within the TCS GHD outlined that this level of traffic generated by the development could not be expected to compromise the operation or safety of the internal site access roads

bull GHD has also undertaken an assessment of the number of car parks to be provided as part of the development and notes that 35 spaces exceeds the statutory parking demand

bull Sonus acoustic engineers prepared a noise assessment for Peregrine in which a number of acoustic treatments were recommended including the use of acoustic absorption materials increasing fence heights (along the boundary adjoining the house situated at 175 Adelaide Rd) and other site management practices These

treatments will also enable Peregrine to meet the Environment Protection (Noise) Policy 2007

bull The method of lighting used for the site will be a mix of bollard and pole lighting (fitted with spill guards to direct light back into the site) which will be located in manner designed to keep light within our site and not spill onto adjoining properties

bull Peregrine confirm that refuse will be collected approximately every 2 days to minimise odour from food scraps and other refuse Peregrine advise that the refuse collection area is fully enclosed (covered) which will alleviate the risk of waste being blown into adjoining properties

bull Litter management will be dealt with through regular litter patrols around the site It is Peregrinersquos standard operating procedure to require site staff to walk around the site and along adjoining streets to collect any litter clearly generated from the uses on the subject site

bull Issues of on-site operations such as security and anti-social behaviour have been raised in the representations Peregrinersquos facilities throughout South Australia are well managed to minimise the likelihood of anti-social behaviour There is nothing about the development that will intrinsically lead to increased anti-social behaviour Indeed Peregrine has a vested interest in providing a safe and inviting environment for its customers and patrons

To that end the development of the land will have the following particular benefits

1 Provide an appropriately lit site that will have 24 hour per day monitoring from staff

2 The proposal will utilise CCTV cameras as both a deterrent and method of detecting anti-social behaviour for passing on to SAPOL

3 The site will accommodate more staff members than a typical service station (on account of the co-branded food offer) which will allow additional staff to exit the control building and provide an active presence and casual surveillance across the whole property and the adjacent public realm

The full Response to Representations can be viewed in ATTACHMENT 8 The full Response to Council can be viewed in ATTACHMENT 9 Acoustic Reports can be viewed in ATTACHMENT 4a Traffic Reports can be viewed in ATTACHMENT 4b 8 PLANNING ASSESSMENT Land Use

The suitability of the proposal within the Light Industry Zone has been raised Whilst light industry service industry a store and warehouse are specifically envisaged I refer to PDC 4 which indicates suitability of commercial and retail uses

4 Retail and office development should be of a minor nature and should only occur in association with light industry service industry or commercial development on the same site

To gain an understanding of what is defined as commercial development I refer to the Commercial Zone of the same Development Plan The Commercial Zone is a zone accommodating a range of commercial and business land uses Of these land uses the following forms of development are envisaged

bull bulky goods outlet bull consulting room bull motor vehicle related business other than wrecking yard bull office with a gross leasable area of 100 square metres or less bull petrol filling station

bull service trade premises bull shop with a gross leasable area of 150 square metres or less bull store bull warehouse

I would therefore surmise that whilst not specifically envisaged within the Light Industry Zone commercial development in the form of retail development in association with a petrol filling station is a suitable land use within the Light Industry Zone as outlined in PDC 4 of the zone

Bulk and Scale

The Light Industry Zone states that buildings should occupy no more than 50 per cent of the site area Overall the site area is 3327m2 Therefore the maximum building size allowable for the site would be 16635m2 (50 of the site area) The building proposed is 558m2 well within the maximum allowable for the site

Generally the Development plan outlines that buildings should be designed to reduce their visual bulk and provide visual interest through design elements such as

(a) articulation (b) colour and detailing (c) small vertical and horizontal components (d) design and placing of windows (e) variations to facades

The proposed building includes differing colours and articulation both vertical and horizontal components incorporated into the building windows and variations to the facades

Generally the building proposed meets with the provisions of design and appearance within the Development Plan and is sympathetic to the scale of development in and envisaged in the locality

Amenity

Noise

Generally the Development Plan aims to prevent adverse impact and conflict between land uses Controlling the noise output from the proposal will ensure that noise does not detrimentally affect the amenity of the locality or cause unreasonable interference

To this end development should be consistent with the relevant provisions in the current Environment Protection (Noise) Policy

An acoustic report as been provided by Sonus Acoustics which recommends the following noise attenuation be incorporated into the proposal which in the opinion of Sonus will allow the development to achieve the relevant requirements of the Environment Protection (Noise) Policy 2007

bull Appropriate positioning of mechanical plant on the Control Building Roof

bull Specific construction of boundary fences

bull Specific construction of the automatic car wash and associated plant room

bull Acoustic absorption on the control building and

bull Restriction on the times for rubbish collection and fuel delivery at the site

The applicant has amended their original plan to incorporate the requirements above A condition is included requiring that the applicant incorporate these concepts into their proposal to reinforce this position

It is further noted that the subject land sits within the Light Industry Zone and on a main highway being an environment which already has relatively high noise levels

I am satisfied that the proposal is unlikely to create unreasonable interference in the form of noise and generally responds to the requirements in the Development plan

Odour

The Development Plan outlines that any development with the potential to emit harmful or nuisance-generating air pollution should incorporate air pollution control measures to prevent harm to human health or unreasonable interference with the amenity of sensitive uses within the locality

In a recent court decision GIC Australia Pty Ltd ACN 123 994 829 v City of Holdfast Bay 28 November 2014 it was agreed upon by odour experts that the addition of carbon filtration to a similar proposal which included cooking food would reduce odour so that no odour emitted would constitute an ldquoenvironmental nuisancerdquo as defined in the Environment Protection Act (1999)

Therefore the implementation of suitably designed and maintained carbon filters are required to ensure the proposal will meet the appropriate EPA Guidelines A condition (Condition 2) has been included ensuring a carbon filter form part of odour mitigation solution for the food cooking operation As a result of this addition I am satisfied the proposal is unlikely to detrimentally impact upon the surrounding locality Landscaping I consider that a landscaping plan should be provided upon detailed design of the proposal and recommend a condition that a landscaping plan including the incorporation of substantial trees where appropriate is provided to the satisfaction of the DAC

Signage

Within the Light Industry Zone advertisements should not include any of the following

(a) flashing or animated signs (b) bunting streamers flags wind vanes and similar (c) roof-mounted advertisements projected above the roof line (d) parapet mounted advertisements projecting above the top of the parapet

Generally the location siting design materials size and shape of advertisements andor advertising hoardings should be consistent with the predominant character of the urban or rural landscape and be coordinated with and complement the architectural form and design of the building they are to be located on Freestanding signs should be limited to only one primary advertisement per site or complex and be of a scale and size in keeping with the desired character of the locality and compatible with the development on the site

Upon lodgement of the proposal the seven metre signs proposed were eight and nine metres Given the surrounding signage throughout the Light Industry Zone is between four to seven metres the applicant amended the signage to conform to the existing streetscape The current signage proposed includes a seven metre pylon sign seven metre free-standing sign and a 33m price board One seven metre and 33 metre signage will advertise the petrol filling and associated uses whilst the seven metre free-standing sign with advertise the proposed fast food restaurant

To make an assessment of the suitableness of this signage the development plan states that signage should be consistent with the predominant character of the landscape

Therefore it is appropriate to determine whether the signage is consistent with the surrounding predominant character of the Light Industry Zone in this location

The surrounding sites within the zone contain various forms of signage including large freestanding podium signage varying in size from approximately four to seven metres signage attached to buildings flags streamers and hoardings The surrounding signage advertises various uses such as vehicle sales and food and goods Various examples can be viewed in the attached photos

In addition the site is made up of three separate allotments the potential to have three signs on this section of Adelaide Road would be considered appropriate as three separate developments could be approved on the three separate allotments

I consider that the signage included with this application is consistent with the predominant character found either side of the development It is also considered reasonable that signage of this scale is suitable for a major arterial road such as Adelaide Road where the speed limit does not exceed 80kmph TSSD raise no objection to the signage from a road safety perspective

Traffic Access and Parking

Access

In relation to access arrangements the development plan states that development should be provided with safe and convenient access which

(a) avoids unreasonable interference with the flow of traffic on adjoining roads (b) accommodates the type and volume of traffic likely to be generated by the development or land use and minimises induced traffic through over-provision (c) is sited and designed to minimise any adverse impacts on the occupants of and visitors to neighbouring properties

The accessegress has been amended from the original design Access to the site is gained via the south west corner of the site whilst two egresses now exist These are in the form of an egress from the drive through component of the development and an egress for the balance of traffic on the site including passenger and delivery vehicles The proposed arrangement is unlikely to interfere with neighbouring properties TSSD provided comment on the amended access design and is satisfied that this arrangement was suitable to allow safe passage of vehicles to and from the site

Parking Requirement

Table MuBr2 - Off Street Vehicle Parking Requirements outline that a Petrol Filling Station should provide 5 spaces per 100 square metres of retail floor space This equates to 26 car parking spaces The applicant proposes 35 car parking spaces This is a suitable parking number for the site which would conform to Australian Standards

CONCLUSION On balance and taking into consideration the site and its association with surrounding land uses it is unlikely the proposal will significantly and detrimentally impact upon the surrounding Light Industry and Residential Zones Potential impacts on adjacent properties and the locality including noise generation access and parking have been assessed and considered to be acceptable This has been further confirmed by comments on traffic and noise discussed in both the reports received from GHD and Sonus Consultants In summary

bull In context of the Light Industry Zone the bulk and scale of all structures are considered appropriate

bull Traffic access and parking has been proven suitable bull Amenity concerns have been adequately mitigated via appropriate acoustic

treatments and odour reducing technologies Therefore after considering the site plans and relevant reports development plan responses from agencies council and the community on balance the proposal displays sufficient merit to warrant approval The proposal is not seriously at variance with the Development Plan and I recommend conditional Development Plan Consent RECOMMENDATION It is recommended that the Development Assessment Commission

1) RESOLVE that the proposed development is NOT seriously at variance with the

policies in the Development Plan 2) RESOLVE to grant Development Plan Consent with the following planning

conditions and notes attached Planning Conditions

1 That except where minor amendments may be required by other relevant Acts or by conditions imposed by this application the development shall be established in strict accordance with the details and following plans submitted in Development Application No

Plans ADS Architect Plans 03062015 ndash 14JN1212sk01d ndash Site and Floor Plan 12122014 - 14JN1212sk02A ndash Mezzanine Floor Plan 03062015 - 14JN1212sk03c ndash Elevations 03062015 - 14JN1212sk04c ndash Elevations 03062015 - 14JN1212sk05c ndash Elevations 03062015 - 14JN1212sk06c ndash Elevations Other

bull 19m Semi-Trailer ndash Turn Path Analysis ndash April 2015 ndash job no 33-1705720 rev no A (SK001)

bull B99 - Turn Path Analysis ndash April 2015 ndash job no 33-1705720 rev no A (SK002)

bull Sonus Pty Ltd - On the Run Murray Bridge ndash Environmental Noise Assessment Report Ref S4589C1 MARCH 2015

2 That prior to operation of the restaurant a carbon filtration system (Odor-Gard(c)

or equivalent) shall be installed to mitigate odour from the cooking operations in accordance with the manufacturers design and specification Ongoing maintenance shall also be undertaken in accordance with manufacturerrsquos specification

3 The acoustic measures recommended on pages 6 to 11 of the lsquoSonus Pty Ltd - On the Run Murray Bridge ndash Environmental Noise Assessment Report Ref S4589C1

MARCH 2015rsquo shall be implemented prior to commencement of the use herein approved on the site

4 That all car parks driveways and vehicle manoeuvring areas shall conform to Australian Standards and be constructed drained and paved with bitumen concrete or paving bricks in accordance with sound engineering practice and appropriately line marked to the satisfaction of the Development Assessment Commission prior to the occupation or use of the development

5 That all car parking areas driveways and vehicle manoeuvring areas shall be

maintained at all times to the reasonable satisfaction of the Development Assessment Commission

6 That all materials and goods shall be loaded and unloaded within the boundaries

of the subject land

7 That the applicant shall submit a detailed landscaping plan for approval by the Development Assessment Commission prior to the commencement of site works The landscaping shown on that approved plan shall be established prior to the operation of the development and shall be maintained at all times

8 That the development and the site shall be maintained in a serviceable condition

and operated in an orderly and tidy manner at all times

9 That all trade waste and other rubbish shall be stored in covered containers prior to removal and shall be kept screened from public view

10 That the air conditioning andor air extraction plant andor ducting shall be

screened such that no nuisance or loss of amenity is caused to residents and users of properties in the locality to the reasonable satisfaction of the Development Assessment Commission

11 That all external lighting of the site including car parking areas and buildings

shall be designed and constructed to conform with Australian Standards and must be located directed and shielded and of such limited intensity that no nuisance or loss of amenity is caused to any person beyond the site

12 That all stormwater design and construction shall be in accordance with

Australian Standards and recognised engineering best practices to ensure that stormwater does not adversely affect any adjoining property or public road

TSSD Conditions

13 The existing channelised right turn lane adjoining the site shall be extended to the satisfaction of DPTI All existing pavement to accommodate the upgrading of the channelised right turn lane shall be upgradedmodified (where required) to DPTI standards and requirements

14 All road works associated with the development shall be designed and

constructed to comply with Austroads Guides and Australian Standards and to the satisfaction of DPTI All costs (including design construction project management and any changes to road drainage lighting etc) shall be borne by the applicant Prior to undertaking any detailed design the applicant shall contact DPTIrsquos Investigations and Safety Officer Ms Alison Allen on telephone (08) 7223 6022 or mobile 0418 826 186 or email AlisonAllensagovau to obtain approval and discuss any technical issues regarding the required works

15 The applicant shall enter into a Developer Agreement with DPTI to undertake and complete the required road works

16 All road works associated with the development shall be completed prior to the

commencement of operation of the development

17 All vehicles shall enter and exit the site in a forward direction

18 The Adelaide Road crossovers shall provide a minimum of 10 metres separation from all roadside infrastructure including street trees

19 The Adelaide Road access points shall be suitably line marked and signed in order

to reinforce the desired traffic flow through the site

20 The largest vehicle permitted on site shall be restricted to a 190 metre Articulated Vehicle as per AS28902-2002

21 All redundant crossovers shall be reinstated with Council standard kerb and gutter

at the applicants cost prior to commencement of operation of the development EPA Conditions

22 All fuel storage tanks (apart from diesel and LPG) must be fitted with a Stage 1 vapour recovery system (which includes the underground storage tank vent pipes being fitted with a pressure vacuum relief valve) that directs the displaced vapours back into the tanker during filling

23 The space between the walls of all double-walled fibreglass tanks must be filled with a gel that is monitored for any changes in colour Any changes in colour must be promptly investigated

24 All fill lines between the tanks and dispensers must be fitted with pressure leak

detection sensors In the event of product loss the lines would lose pressure and immediately signal an alarm

25 Following the installation of the in-ground fuel tanks all trafficked areas must be

hard surfaced using either bitumen concrete or other impervious material

26 The forecourt canopy must be designed to extend beyond the bunded area by one metre for every three metres of canopy height to minimise the entry of clean stormwater

27 All runoff from hard paved areas in the refuelling and fuel delivery area must be

diverted to a 10000 litre blind tank (with alarm) which is emptied as necessary via an EPA licensed waste transporter to an appropriate waste facility

28 Any sludge and oily waste collected within the blind tank is considered waste and

must be removed by an EPA licensed waste transporter to a licensed waste depot Advisory Notes

a) The development must be substantially commenced within 12 months of the date of this Notification unless this period has been extended by the Development Assessment Commission

b) The applicant is also advised that any act or work authorised or required by this Notification must be completed within 3 years of the date of the Notification unless this period is extended by the Commission

c) The applicant will require a fresh consent before commencing or continuing the

development if unable to satisfy these requirements

d) The applicant has a right of appeal against the conditions which have been imposed on this Development Plan Consent or Development Approval

e) Such an appeal must be lodged at the Environment Resources and Development Court within two months from the day of receiving this notice or such longer time as the Court may allow

f) The applicant is asked to contact the Court if wishing to appeal The Court is

located in the Sir Samuel Way Building Victoria Square Adelaide (telephone number 8204 0300)

g) The applicant is reminded of its general environmental duty as required by Section 25 of the Environment Protection Act to take all reasonable and practicable measures to ensure that the activities on the whole site (including remediation) during construction do not pollute the environment in a way which causes or may cause environmental harm

h) EPA information sheets guidelines documents codes of practice technical bulletins etc can be accessed on the following web site httpwwwepasagovau

i) Signage should be designed in accordance with DPTI ldquoAdvertising Signs ndash

Assessment Guidelines for Road Safetyrdquo (August 2014) The document is available via the following link

httpwwwdptisagovau__dataassetspdf_file0019145333DPTI-Advertising-Signs-Assessment-Guidelinespdf

DEVELOPMENT PLAN POLICY PROVISIONS LIGHT INDUSTRY ZONE OBJECTIVES 1 A zone accommodating a range of light industrial storage and warehouse land uses PRINCIPLES OF DEVELOPMENT CONTROL Land Use 1 The following forms of development are envisaged in the zone light industry service industry store warehouse 2 Development listed as non-complying is generally inappropriate Form and Character 3 Buildings should occupy no more than 50 per cent of the site area 4 Retail and office development should be of a minor nature and should only occur in association with light industry service industry or commercial development on the same site 5 Development should incorporate a landscape buffer of dense locally indigenous vegetation to a minimum depth of 5 metres located at the interface of the adjoining Residential Zone in the following areas (a) west of Maurice Road and north of Dorset Street (b) south of Adelaide Road and west of Maurice Road 6 Development adjacent Adelaide Road should have access as far as practicable from the Adelaide RoadMaurice Road intersection 7 Advertisements and advertising hoardings should not include any of the following (a) flashing or animated signs (b) bunting streamers flags wind vanes and similar (c) roof-mounted advertisements projected above the roof line (d) parapet mounted advertisements projecting above the top of the parapet 8 Development that involves either of the following (a) the construction of a new building on vacant land (b) an increase of the floor area of an existing building by more than 50 per cent should incorporate the following measures to limit the rate of stormwater discharged from the site (i) installation of a rainwater tank with a capacity of 2000 litres for every 100 square metres of roof area which is plumbed to at least a water closet or a water heater

(ii) a minimum of 25 per cent of the site comprising permeable surfaces (iii) incorporate on-site stormwater detention structurestechniques which controls the discharge of stormwater from the site so that it does not exceed a maximum peak flow rate equivalent to 50 per cent impervious site coverage for a 1-in-100 year average return interval flood event GENERAL SECTION Advertisements OBJECTIVES 1 Urban and rural landscapes that are not disfigured by advertisements andor advertising hoardings 2 Advertisements andor advertising hoardings that do not create a hazard 3 Advertisements andor advertising hoardings designed to enhance the appearance of the building and locality PRINCIPLES OF DEVELOPMENT CONTROL 1 The location siting design materials size and shape of advertisements andor advertising hoardings should be (a) consistent with the predominant character of the urban or rural landscape (b) in harmony with any buildings or sites of historic significance or heritage value in the area (c) coordinated with and complement the architectural form and design of the building they are to be located on 2 The number of advertisements andor advertising hoardings associated with a development should be minimised to avoid (a) clutter (b) disorder (c) untidiness of buildings and their surrounds 4 The content of advertisements should be limited to information relating to the legitimate use of the associated land 5 Advertisements andor advertising hoardings should (a) be completely contained within the boundaries of the subject allotment (b) be sited to avoid damage to or pruning or lopping of on-site landscaping or street trees (c) not obscure views to vistas or objects of high amenity value 6 Advertisements andor advertising hoardings should not be erected on (a) a public footpath or veranda post (b) a road median strip or traffic island 7 Advertisements andor advertising hoardings attached to buildings should not be sited on the roof or higher than the walls of a building unless the advertisement or

advertising hoarding is appropriately designed to form an integrated and complementary extension of the existing building 8 Advertisements andor advertising hoardings erected on a veranda or that project from a building wall should (a) have a clearance over a footway to allow for safe and convenient pedestrian access (b) where erected on the side of a veranda not exceed the width of the veranda or project from the veranda (c) where erected on the front of a veranda not exceed the length of the veranda or project from the veranda (d) where projecting from a wall have the edge of the advertisement or advertising hoarding abutting the surface of the wall 9 Advertisements should be designed to conceal their supporting advertising hoarding from view 10 Advertisements should convey the owneroccupier andor generic type of business merchandise or services using simple clear and concise language symbols print style and layout and a small number of colours 11 Advertisements which perform a secondary role in identifying the business goods or services should only be readable in the immediate vicinity of the site Safety 13 Advertisements andor advertising hoardings should not create a hazard by (a) being so highly illuminated as to cause discomfort to an approaching driver or to create difficulty in the driverrsquos perception of the road or persons or objects on the road (b) being liable to interpretation by drivers as an official traffic sign or convey to drivers information that might be confused with instructions given by traffic signals or other control devices or impair the conspicuous nature of traffic signs or signals (c) distracting drivers from the primary driving task at a location where the demands on driver concentration are high (d) obscuring a drivers view of other road or rail vehicles ator approaching level crossings or of pedestrians or of features of the road that are potentially hazardous (eg junctions bends changes in width traffic control devices) Free standing Advertisements 14 Free standing advertisements andor advertising hoardings should be (a) limited to only one primary advertisement per site or complex (b) of a scale and size in keeping with the desired character of the locality and compatible with the development on the site Advertising along Arterial Roads 19 Advertising andor advertising hoardings should not be placed along arterial roads that have a speed limit of 80 kmh or more Centres and Retail Development OBJECTIVES

1 Shopping administrative cultural community entertainment educational religious and recreational facilities located in integrated centres 11 A shop or group of shops located outside of zones that allow for retail development should (a) be of a size and type that will not hinder the development function or viability of any centre zone (b) not demonstrably lead to the physical deterioration of any designated centre (c) be developed taking into consideration its effect on adjacent development Crime Prevention OBJECTIVES 1 A safe secure crime resistant environment where land uses are integrated and designed to facilitate community surveillance PRINCIPLES OF DEVELOPMENT CONTROL 1 Development should be designed to maximise surveillance of public spaces through the incorporation of clear lines of sight appropriate lighting and the use of visible permeable barriers wherever practicable 2 Buildings should be designed to overlook public and communal streets and public open space to allow casual surveillance 3 Development should provide a robust environment that is resistant to vandalism and graffiti 5 Development including car park facilities should incorporate signage and lighting that indicate the entrances and pathways to from and within sites 6 Landscaping should be used to assist in discouraging crime by (a) screen planting areas susceptible to vandalism (b) planting trees or ground covers rather than shrubs alongside footpaths (c) planting vegetation other than ground covers a minimum distance of 2 metres from footpaths to reduce concealment opportunities Design and Appearance OBJECTIVES 1 Development of a high architectural standard that responds to and reinforces positive aspects of the local environment and built form 2 Roads open spaces buildings and land uses laid out and linked so that they are easy to understand and navigate PRINCIPLES OF DEVELOPMENT CONTROL 1 The design of a building may be of a contemporary nature and exhibit an innovative style provided the overall form is sympathetic to the scale of development in the locality and with the context of its setting with regard to shape size materials and colour

2 Buildings should be designed and sited to avoid creating extensive areas of uninterrupted walling facing areas exposed to public view 3 Buildings should be designed to reduce their visual bulk and provide visual interest through design elements such as (a) articulation (b) colour and detailing (c) small vertical and horizontal components (d) design and placing of windows (e) variations to facades 4 Where a building is sited on or close to a side boundary the side boundary wall should be sited and limited in length and height to minimise (a) the visual impact of the building as viewed from adjoining properties (b) overshadowing of adjoining properties and allow adequate sun light to neighbouring buildings 5 Building form should not unreasonably restrict existing views available from neighbouring properties and public spaces 7 The external walls and roofs of buildings should not incorporate highly reflective materials which will result in glare 8 Structures located on the roofs of buildings to house plant and equipment should form an integral part of the building design in relation to external finishes shaping and colours 9 Building design should emphasise pedestrian entry points to provide perceptible and direct access from public street frontages and vehicle parking areas 11 Buildings landscaping paving and signage should have a coordinated appearance that maintains and enhances the visual attractiveness of the locality 12 Buildings (other than ancillary buildings or group dwellings) should be designed so that their main faccedilade faces the primary street frontage of the land on which they are situated 14 Development should be designed and sited so that outdoor storage loading and service areas are screened from public view by an appropriate combination of built form solid fencing andor landscaping 15 Outdoor lighting should not result in light spillage on adjacent land Building Setbacks from Road Boundaries 18 The setback of buildings from public roads should (a) be similar to or compatible with setbacks of buildings on adjoining land and other buildings in the locality (b) contribute positively to the streetscape character of the locality (c) not result in or contribute to a detrimental impact upon the function appearance or character of the locality Interface between Land Uses

OBJECTIVES 1 Development located and designed to prevent adverse impact and conflict between land uses 2 Protect community health and amenity and support the operation of all desired land uses PRINCIPLES OF DEVELOPMENT CONTROL 1 Development should not detrimentally affect the amenity of the locality or cause unreasonable interference through any of the following (a) the emission of effluent odour smoke fumes dust or other airborne pollutants (b) noise (c) vibration (d) electrical interference (e) light spill (f) glare (g) hours of operation (h) traffic impacts 2 Development should be sited and designed to minimise negative impact on existing and potential future land uses considered appropriate in the locality Noise 6 Development should be sited designed and constructed to minimise negative impacts of noise and to avoid unreasonable interference 7 Development should be consistent with the relevant provisions in the current Environment Protection (Noise) Policy Landscaping Fences and Walls OBJECTIVES 1 The amenity of land and development enhanced with appropriate planting and other landscaping works using locally indigenous plant species where possible 2 Functional fences and walls that enhance the attractiveness of development PRINCIPLES OF DEVELOPMENT CONTROL 1 Development should incorporate open space and landscaping and minimise hard paved surfaces in order to (a) complement built form and reduce the visual impact of larger buildings (eg taller and broader plantings against taller and bulkier building components) (b) enhance the appearance of road frontages (c) screen service yards loading areas and outdoor storage areas (d) minimise maintenance and watering requirements (e) enhance and define outdoor spaces including car parking areas (f) maximise shade and shelter (g) assist in climate control within and around buildings (h) minimise heat absorption and reflection (i) maintain privacy (j) maximise stormwater reuse

(k) complement existing vegetation including native vegetation (l) contribute to the viability of ecosystems and species (m) promote water and biodiversity conservation 2 Landscaping should (a) include the planting of locally indigenous species where appropriate (b) be oriented towards the street frontage (c) result in the appropriate clearance from powerlines and other infrastructure being maintained 3 Landscaping should not (a) unreasonably restrict solar access to adjoining development (b) cause damage to buildings paths and other landscaping from root invasion soil disturbance or plant overcrowding (c) introduce pest plants (d) increase the risk of bushfire (e) remove opportunities for passive surveillance (f) increase leaf fall in watercourses (g) increase the risk of weed invasion 4 Fences and walls including retaining walls should (a) not result in damage to neighbouring trees (b) be compatible with the associated development and with existing predominant attractive fences and walls in the locality (c) enable some visibility of buildings from and to the street to enhance safety and allow casual surveillance (d) incorporate articulation or other detailing where there is a large expanse of wall facing the street (e) assist in highlighting building entrances (f) be sited and limited in height to ensure adequate sight lines for motorists and pedestrians especially on corner sites (g) in the case of side and rear boundaries be of sufficient height to maintain privacy andor security without adversely affecting the visual amenity or access to sunlight of adjoining land (h) be constructed of non-flammable materials 5 Fencing should be open in form to allow cross ventilation and access to sunlight Orderly and Sustainable Development OBJECTIVES 1 Orderly and economical development that creates a safe convenient and pleasant environment in which to live 2 Development occurring in an orderly sequence and in a compact form to enable the efficient provision of public services and facilities 3 Development that does not jeopardise the continuance of adjoining authorised land uses 4 Development that does not prejudice the achievement of the provisions of the Development Plan

6 Urban development contained within existing townships and settlements and located only in zones designated for such development 7 Development of the town of Murray Bridge as the main regional service and community centre within the district and Murray Mallee generally PRINCIPLES OF DEVELOPMENT CONTROL 1 Development should not prejudice the development of a zone for its intended purpose 3 The economic base of the region should be expanded in a sustainable manner 4 Urban development should form a compact extension to an existing built-up area 7 Where development is expected to impact upon the existing infrastructure network (including the transport network) development should demonstrate how the undue effect will be addressed 8 Vacant or under utilised land should be developed in an efficient and co-ordinated manner to not prejudice the orderly development of adjacent land Transportation and Access OBJECTIVES 2 Development that (a) provides safe and efficient movement for all motorised and non-motorised transport modes (b) ensures access for vehicles including emergency services public infrastructure maintenance and commercial vehicles (c) provides off street parking (d) is appropriately located so that it supports and makes best use of existing transport facilities and networks PRINCIPLES OF DEVELOPMENT CONTROL Movement Systems 10 Driveway cross-overs affecting pedestrian footpaths should maintain the level of the footpath 13 Development should make sufficient provision on site for the loading unloading and turning of all traffic likely to be generated Access 22 Development should have direct access from an all weather public road 23 Development should be provided with safe and convenient access which (a) avoids unreasonable interference with the flow of traffic on adjoining roads (b) accommodates the type and volume of traffic likely to be generated by the development or land use and minimises induced traffic through over-provision (c) is sited and designed to minimise any adverse impacts on the occupants of and visitors to neighbouring properties

25 The number of vehicle access points onto arterial roads shown on Overlay Maps - Transport should be minimised and where possible access points should be (a) limited to local roads (b) shared between developments 27 Development with access from roads with existing or projected traffic volumes exceeding 6000 vehicles per day should be sited to avoid the need for vehicles to reverse on to the road Access for People with Disabilities 29 Development should be sited and designed to provide convenient access for people with a disability Vehicle Parking 30 Development should provide off-street vehicle parking and specifically marked disabled car parking places to meet anticipated demand in accordance with MuBr2 - Off Street Vehicle Parking Requirements 31 Development should be consistent with Australian Standard AS 2890 Parking facilities 32 Vehicle parking areas should be sited and designed in a manner that will (a) facilitate safe and convenient pedestrian linkages to the development and areas of significant activity or interest in the vicinity of the development (b) include safe pedestrian and bicycle linkages that complement the overall pedestrian and cycling network (c) not inhibit safe and convenient traffic circulation (d) result in minimal conflict between customer and service vehicles (e) avoid the necessity to use public roads when moving from one part of a parking area to another (f) minimise the number of vehicle access points to public roads (g) avoid the necessity for backing onto public roads (h) where reasonably possible provide the opportunity for shared use of car parking and integration of car parking areas with adjoining development to reduce the total extent of vehicle parking areas and the requirement for access points 33 Vehicle parking areas should be designed to reduce opportunities for crime by (a) maximising the potential for passive surveillance by ensuring they can be overlooked from nearby buildings and roads (b) incorporating walls and landscaping that do not obscure vehicles or provide potential hiding places (c) being appropriately lit (d) having clearly visible walkways 35 Parking areas that are likely to be used during non daylight hours should provide floodlit entrance and exit points and site lighting directed and shaded in a manner that will not cause nuisance to adjacent properties or users of the car park 36 Parking areas should be sealed or paved in order to minimise dust and mud nuisance 37 To assist with stormwater detention and reduce heat loads in summer vehicle parking areas should include soft (living) landscaping

38 Parking areas should be line-marked to indicate parking bays movement aisles and direction of traffic flow

After considering the request and being satisfied that the proposal met the criteria specified within Schedule 10 the State Coordinator General has determined DAC to be the relevant authority for the purposes of assessing this application 3 DESCRIPTION OF PROPOSAL The proposal is for an 24 hour 7 days per week Integrated Service Station complex which comprises a petrol filling station with associated 558m2 control building including shop and co-branded fast food restaurant with associated drive through facilities canopy and fuel filling points new underground fuel tanks (2 x 70000L fuel tanks) 7m pylon sign 7m free-standing sign and a 33m price board 3 metre acoustic fencing on the eastern boundary automated car wash facility with car vacuuming station and 35 car parking spaces The current plan being assessed in this report are contained in ATTACHMENT 3 All other application details are contained in the ATTACHMENT 4 3 DEVELOPMENT PLAN POLICY SUMMARY MURRAY BRIDGE COUNCIL DEVELOPMENT PLAN ndash CONSOLIDATED 13 March 2014

The subject land is located in the Light Industry Zone as shown above LIGHT INDUSTRY ZONE The Light Industry Zone should accommodate a range of light industrial Storage and warehouse land uses Within the zone Light Industry Service Industry a store and








































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Documents

AGENDA ITEM: DAC 3 · 2015-06-05 · AGENDA ITEM: DAC 3.1 . Application No: 415/E001/15 KNET Reference: 2015/02106/01 Applicant: Peregrine Corporation Proposal: Demolition of existing