SCAP Agenda Item 2.2.2 12 March 2020 Leyton Properties ...

SCAP Agenda Item 2.2.2

12 March 2020

Leyton Properties Pty Ltd Proposed Car Wash, Vacuum bays and Signage. Calton Road, Gawler East, Lot 9010 CT 6205/146 (Proposed lots 2044 and 2050 in DA 490/D026/19) 490/E010/19

TABLE OF CONTENTS

PAGE NO AGENDA REPORT 2-20 ATTACHMENTS

1: PLANS 21-26 2: Certificate of Title 27-28 3: Development Application Form 29 4: APPLICATION DOCUMENTS

a. Planning Report b. Traffic and Parking Report c. Acoustic Report d. Stormwater Management Plan

30-92 93-105 106-120 121-129

5: COUNCIL COMMENTS 130-168 6: Copy of Representations 169-183 7: Response to Reps 184-192 8: DEVELOPMENT PLAN PROVISIONS 193-208


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OVERVIEW Application No 490/E010/19 KNET ID 2019/17131/01 Applicant Leyton Properties Pty Ltd Proposal Proposed Car Wash, Vacuum Bays and Signage Subject Land Calton Road, Gawler East, Lot 9010 CT 6205/146 (Proposed

lots 2044 and 2050 in DA 490/D026/19) Zone/Policy Area Residential (Gawler East) Zone – Mixed Use Centre Policy

Area 3 Relevant Authority State Commission Assessment Panel

*as the delegate of the State Planning Commission Lodgement Date 27/11/2019 Council Town of Gawler Gawler (CT) Development Plan (consolidated 18 July 2019) Type of Development Merit Public Notification Category 3 Representations 9 representations (4 wish to be heard) Referral Agencies N/A Report Author Hannah Connell – Planning Officer RECOMMENDATION Development Plan Consent

EXECUTIVE SUMMARY

The application seeks Development Plan Consent to construct a car wash, vacuum bays and signage at Calton Road, Gawler East. The subject site is located in the Town of Gawler and comprises allotments 2044 and 2050 in Development Application DA 490/D026/19, approved at SCAP on the 13th February 2020. The proposed car wash will be located on allotment 2044, with a petrol station proposed on allotment 2050 (490/E008/19). The car wash will operate independently to the petrol station, however will share the access/egress arrangements to the site. Comprising a Category 3 form of development, the application underwent public consultation as prescribed by Section 38(5) of the Development Act 1993. Nine (9) representations were received in respect to the proposal, one of which is from the Town of Gawler. Town of Gawler have raised a number of comments about the application, which are summarised in section 4 and 6 of this report. On balance, it is considered that the proposed car wash is not seriously at variance with the Gawler (CT) Development Plan, and the intent of the Mixed Use Centre Policy Area 3. Accordingly, it is recommended that the SCAP grants Development Plan Consent subject to conditions.

ASSESSMENT REPORT 1. BACKGROUND

1.1 Strategic Context The site area has a combined area (allotments 2044 and 2050) of 4075 sqm. The site is located with the Residential (Gawler East) Zone– Mixed Use Centre Policy Area 3 of


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the Gawler (CT) Development Plan. The relevant provisions in this Zone (and Policy Area) envisage a functional and diverse zone accommodating a mix of commercial, retail, recreation, community, residential, office, consulting rooms and educational uses. From a strategic perspective, the nature of the proposal is broadly consistent with the zoning for the land.

2. DESCRIPTION OF PROPOSAL Application details are contained in the ATTACHMENTS. The application proposes to construct a car wash, vacuum bays and signage.

Land Use Description

Car wash, vacuum bays and signage.

Building Height 1 storey/6.2 metres Description of elements

• A drive-through car wash consisting of four open manual bays, a plant room and two enclosed auto-wash bays with a flat roof and precast concrete walls with a maximum height of 6.2 metres;

• Four vacuum bays (1.5m height) to be located to the north of the car wash with vacuums on concrete plinths; and

• 'Height bars' to be located to the south of the car wash to restrict the entry of 'over height' vehicles to the auto-wash bays.

Site Access A new crossover to Calton Road providing left in, right in and left out movements.

A crossover to GELR providing left-in/right-in and left-out movements.

Car Parking Two (2) spaces to accommodate staff parking. Landscaping Landscaping proposed around the edge of the site and

includes bushes and shrubs along the road frontages and around the buildings.

Signage • 3 x flat wall signs measuring at 2.54m by 3.7m to be located on the northern, southern and eastern elevations of the car wash and

• 1 x ‘car wash’ flat walls sign measuring 4.99 by 0.9m to be located on the astern elevation of the car wash.

Encroachments N/a

3. SITE AND LOCALITY

3.1 Site Description The site is located at the corner of Calton Road and GELR. The subject site is legally described as: Lot No Suburb Hundred Title Reference 9010 Gawler East Barossa 6205/146


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The site (lots 2044 and 2050) have a combined areas of 4,075 sqm and are currently vacant. The site was previously part of the former Quarry to the west. One Regulated tree exists on the application site at the north-western corner of lot 2044. The removal of this tree was considered under the parent application and does not form part of the consideration of this application. 3.2 Locality The surrounding locality is predominantly characterised by low density residential to the north and the former quarry site to the west. The eastern part of the locality contains part of the recently developed 2015 Springwood development, comprising 387 residential allotments which occur at medium-to-low density. The southern parts of the locality are characterised by vast areas of low intensity horticulture and agriculture, made more visually prominent than other parts of the locality due to natural topographical features. Calton Road (to the north of the site) provides connections west toward the Gawler Town Centre and east to the Barossa food and wine district. In terms of community facilities, the main facilities are provided within the heart of the Gawler Town Centre, approximately 1.5 km west of the subject site. These include common services such as shops and restaurants and the Gawler Central rail station. There are no car wash facilities within the immediate vicinity.

4. COUNCIL COMMENTS

4.1 Gawler Council Comments Applicant’s Response Land Use The Mixed Use Centre Policy area 3

contemplates a wide range of land uses that serve the local community. The proposed use is in keeping with this intent and therefore satisfies Objective 1, 3 and PDC 1 and 6 of the policy area.

No comment required.

Earthworks and Retaining

Based on the current proposed stormwater/civil plan, the proposal is considered to provide for a balanced extent of earthworks across to the two allotments. Consistent with Zone PDC 31.


Design This intent is considered to be achieved by the proposal, with the built form comprises of a high standard façade.


Stormwater The associated stormwater system in which the proposal will connect/discharge into is yet to be constructed in its final form. The current stormwater management for this portion of the site is an interim system that is discharged

Stormwater from the car wash and petrol filling station (which are proceeding via separate development applications), will be treated and detained on the site before proceeding to Calton Road. From there, the treated stormwater will be


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onto the former quarry site located within the Springwood land. This discharge/outlet point of the current system will be redefined as part of the on-going development of the springwood estate. Until the receiving system has been defined, confirmed and approved, Council is unable to support the proposed stormwater management.

piped to an existing detention basin which is located to the west of the ElectraNet easement within the Springwood development. Over time, this arrangement will be superseded by the broader stormwater management system for the entire Springwood development which has now been approved via the land divisions.

Traffic and Car Parking /infrastructure Provision

The access/egress arrangements are of a sufficient width and configuration to facilitate two-way simultaneous turning movements. The traffic volume associated with the site is considered to be in keeping with the traffic volume proposed as part of the associated land division applications. The Gawler East Link Road has and the associated traffic interventions have not completed construction, any works or refinements to roads that are required to accommodate the proposed development should be completed as part of the associated land division applications and secured via an Infrastructure Agreement (being as part of external infrastructure works) for the subject application to ensure such works (if required) are provided and orderly development is achieved. Zone PDC 42 outlines that development should only occur if the required physical and community infrastructure has been provided or secured via a legally binding agreement. To date this infrastructure has not been completed/provided nor secured. As such, the proposal does not satisfy Zone PDC 42 (being all elements a to d). The provision of car parking is acceptable for the site.

The total traffic generation associated with the car wash was included as part of the previous traffic assessment prepared under Land Division (490/D026/19). This included an analysis of the infrastructure interventions required to accommodate the masterplan into the surrounding road network. Clauses (a) and (b) of PDC 42 will be satisfied via the construction of the Gawler East Link Road which is scheduled for completion in the third quarter of 2020 . More specifically, the Gawler East Link Road will facilitate vehicular access to the eastern side of the site of the proposed Car Wash and will provide the 'public lighting, pedestrian and bicycle paths and associated landscape treatments' as sought by clause (b) of PDC 42.

Landscaping A detailed landscaping plan should be prepared as a reserved matter or condition of consent. Consideration of the ‘taller shrubs’ proposed to be situated towards the rear of the site should be reflected within such a plan to assist in improving the proposed landscaping.

The proposal includes landscaping along both road frontages. A condition is recommend to ensure further details are provided in respect to landscaping.


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Signage Signage contained within the proposal generally aligns with Table Ga/4 of the Town of Gawler Development Plan which seeks for flat wall signs to be limited to one sign per wall.

No comments required.

Noise The predicted noise levels from the proposed development are considered by Sonus to achieve the relevant noise criteria, outlined within the Environment Protection (Noise) Policy 2007 subject to the provision of treatments. The recommendations presented by Sonus should be included within a condition of consent imposed on the application, should consent be granted.

No comments required.

Crime Prevention

Whilst the proposal is considered to be designed in a manner that facilitates passive surveillance from the adjoining public realm, consideration should be given to crime prevention through urban design in order to ensure the proposal assists in deterring anti-social behaviour.

Please refer to section 12 of the report.

Easements (i.e. Electranet)

The proposal does not appear to result in any conflict with existing/proposed easements or infrastructure. However, consideration should be given to these elements to ensure adequate separation is maintained and such services are not impacted by the proposed development.


5. STATUTORY REFERRAL BODY COMMENTS

No Statutory Referrals were required pursuant to Schedule 8 of the Development Regulations 2008.

6. PUBLIC NOTIFICATION

Comprising a Category 3 form of development, the application underwent public consultation as prescribed by Section 38(5) of the Development Act 1993. Public notification was undertaken with nine (9) representations being received. Four (4) representors wish to be heard by SCAP. Representor ID

Issue Wish to be head

R1 -Separation of the proposal across two Development Applications -Properties Notified- Categorisation -Timing of Consent

Yes

R2 Oppose the development No


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-Disagree with the location of the development of the car wash and vacuum bays. -Run off from the proposed car wash will impact residents in Evanston (southerly direction). -Traffic and speed created by the development on Phillips Avenue. -No safe footpaths in ‘Hamilton Park Estate’ or on Calton Road, forcing pedestrians on the road.

R3 Oppose the development -continual noise and traffic will change the character of the area -concerned about the number of trees that have been removed -Question whether this facility is required, given the increase in electric/hybrid vehicles. -Recommend the following amendments: -The car wash and vacuum bays be relocated from fronting Calton Road to the Adelaide (southern) side of the service station.

-All access to the site to be limited to the Gawler East Link Road with no direct access to Calton Road.

-Replacing the car wash and vacuum bays, a green belt 20 metres wide and raised 3 metres in the centre be constructed from Wilkinson Court to just short of the overhead power line along Calton Road, punctuated only by the Gawler East Link Road.

No

R4 Oppose the development -Continual noise and disruption from the wash bays and vacuum units. - Recommend a Physical barrier high enough to mitigate the noise to the northern side of the development. -Signage to be kept to a minimum.

No

R5 Oppose the development -Increased traffic, noise, lighting, visual impact , odours, signage design and size, landscaping fencing and retaining walls, traffic issues re vehicles and pedestrians, proposed road changes.

Yes

R6 Oppose the development - Proposed road changes to allow access to the development, Traffic issues re vehicle’s and pedestrians, Unsuitable development for proposed lots 2044 and 2050 in DA 490/D026/19), Noise, Signage design and proposed size. Landscaping fencing and retaining walls, Visual impact,

Yes


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Lighting, Odours R7 Oppose the development

-High level of traffic using Phillips Avenue to get to the car wash -Increase noise levels -No concrete/paved footpaths, need to rectify this issue. -Car wash will spoil the ‘look’ of the semi-country view. -Artificial lighting and petrol fumes

No

R8 Oppose the development -Presumably car wash would form part of the service station, both are inappropriate for this quiet residential area. -The Gawler area is adequately provided for by existing facilities (at Hillier).

Yes

R9 Support the development with some concerns. -Potential impact of traffic on their street

No

The Applicant has provided a response to the above comments which are provided in the ATTACHMENTS. A summary of the key themes is listed below: • Suitability of the land use;

• Increased traffic and congestion (including on Phillip Avenue);

• Increased noise;


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• Visual impact; and

• Connection with the proposed petrol filling station.

These themes are also discussed in detail in the body of the report. A number of other matters were raised by the representors which have been addressed by the applicant below: • Increased run-off from the site – this has been addressed in the Stormwater Management Plan prepared by Sagero Engineers which demonstrates that stormwater will be managed appropriately;

• Lack of footpaths on Calton Road – it is understood that the associated land division is proposing to construct a footpath on the southern side of Calton Road which will improve pedestrian connectivity in the area;

• Global warming and increase in electric/hybrid vehicles – it is unclear how these matters are directly applicable to the subject application for a car wash;

• Increased odours – the proposed development does not include any activities that have the potential to detrimentally affect the locality in terms of additional odours;

• Increased lighting – while the proposed development will increase the amount of lighting in the locality, we reiterate that the Development Plan seeks a range of non-residential development in this area which inevitable will lead to an increase in lighting;

• Increased signage – the proposed signage is relatively modest and is consistent with the type and design of signage that is typically associated with development of this nature;

• Devaluation of properties – this is not a relevant issue in the assessment of development applications. A copy of each representation, and the applicant’s response is contained as an attachment to this report. 7. POLICY OVERVIEW The subject land is situated in the Residential Gawler East Zone (Mixed Use Centre Policy Area 3) as described within the Gawler (CT) Development Plan, consolidated 18 July 2019. Relevant planning policies are contained in the ATTACHMENTS and summarised below.

7.1 Zone Policy Residential (Gawler East) Zone The Zone objectives seek to deliver a predominantly residential area comprising a range of low and medium-density dwellings with associated integrated infrastructure, retail, commercial, recreational, educational and community development in accordance with Structure Plan Map Ga/1 (Overlay 1) Enlargement G.


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7.2 Policy Area Mixed Use Centre Policy Area 3 The Policy Area seeks to encourage a diverse zone accommodating a mix of commercial, retail, recreation, community, residential, office, consulting rooms and educational uses. Desired Character In terms of urban design and built form, a ‘main street’ environment will be created, where buildings address the street and car parks are primarily located to the rear. In order to minimise the overall extent of off street parking shared car parking is encouraged, and the convenience, availability and function of on street parking in mixed use environments will be recognised. Commercial and mixed use buildings will be established close to the street frontage and incorporate verandas and other protruding elements in order to create a pedestrian-friendly environment and outdoor dining opportunities. These areas will be enhanced by large street trees, high quality paving, lighting and street furniture. Building facades will be designed in a manner to create diversity of interest through the appearance of an aggregation of smaller buildings. 7.3 General Provisions

The provisions provide guidance in regards to noise, movement and parking of vehicles, parking, signage and effective design outcomes. The relevant planning policies are contained in the concluding ATTACHMENTS.

8. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the Gawler (CT) Development Plan. Those relevant provisions are included in the ATTACHMENTS to this report.

8.1 Land Use

The Residential (Gawler East) Zone seeks to secure retail, commercial, recreational, educational and community development in master-planned locations in accordance with Structure Plan Map Ga/1 (Overlay 1) Enlargement G. The Mixed Use Centre Policy Area 3 incorporates a wide range of land uses that serve the local community. A car wash facility is considered to be in keeping with the desired character and intent of the Mixed Use Centre Policy Area 3 and complies with the following objectives: Objective 1: A functional and diverse zone accommodating a mix of commercial, retail, recreation, community, residential, office, consulting rooms and educational uses. Objective 3: Development that contributes to the desired character of the policy area. The proposed use is therefore considered to be consistent with the Zone and Policy Area and meets the locational requirements for commercial development as identified by the Structure Plan Map Ga/1 (Overlay 1) Enlargement G.


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8.2 Design and Appearance The proposed car wash will be sited in the centre of proposed lot 2044 and have a maximum height of 6.2 metres. The built form is set back appropriately from common boundaries (including Calton Road) and will include landscaping at the northern, southern and western boundaries to soften the appearance of the site. The proposed car wash is considered to be of a sympathetic scale to the locality and complements the height of buildings on the northern side of Calton Road. The building’s exterior will be finished in precast concrete, painted black with yellow detailing. The overall design approach is considered to be positive and incorporates interesting facades that positively contribute to the wider public realm. The proposed vacuum bays will be situated toward the north of the car wash and consists of four (4) parking bays with associated 3 x vacuums on concrete plinths. The concrete plinths will have a maximum height of 1.5metres and thus not considered to be unduly dominant. Similarly, the proposed retaining walls (up to 2.4m) and associated fencing (up to 1.8m) is not considered to have a detrimental impact on the visual amenity of the site. Signage is also proposed to the exterior of the car wash and is discussed in section 12.5 of the report. On balance, the proposed car wash and associated works are considered to result in a high quality design that complements the desired character of the Mixed Use Centre Policy Area 3.


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8.3 Interface Between Land Uses

Objective 42: Development located and designed to minimise adverse impact and conflict between land uses. Objective 43: Protect community health and amenity from adverse impacts of development. Objective 44: Protect desired land uses from the encroachment of incompatible development. PDC 107: 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.

The proposed development is not considered to result in adverse amenity impacts upon neighbouring residents. The site is separated from nearby sensitive uses via public roads (Calton Road and Gawler East Link Road- currently under construction). The proposed separation from nearby residences is considered to offset the overall impact of the proposed car wash in terms of visual bulk and overshadowing. Notwithstanding the above, it is recognised that comments were received during public notification in regards to visual impact. It is acknowledged that the proposed car wash will infill a vacant site and inevitably there will be a physical change in the appearance of the land. However, by virtue of the proposed buildings siting, appearance, height and set-back from neighbouring properties, it is not considered that the visual impacts are unreasonable in the context of the Mixed Use Centre Policy Area 3. Furthermore, the applicant has provided the following response in respect to visual impact: ‘It is noted that almost all of the representors are separated and shielded from the subject site by a 20m wide vegetated reserve running along the northern side of Calton Road. The vegetated buffer, combined with a separation distance of at least 45m between the subject site and the residential development to the north, provides an effective screen thereby reducing the visual impact of the proposed development. In addition to the above, the proposed development includes a 1.5m wide landscaped strip along the Calton Road frontage which will include mass plantings of assorted groundcovers and low shrubs. This landscaping will assist to soften the appearance of the proposed car wash when viewed from Calton Road and the residential properties to the north’. In terms of operating hours, the proposed car wash will be conditioned to ensure operating hours are between the hours of 10pm and 7am on any given day. This is considered to preserve the amenity of the surrounding area. Lighting will also be controlled via condition.


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The applicant has submitted technical reports to address the traffic and noise impacts associated with the proposal. These are summarised in sections 9.0 and 12.0 of the report. On balance it is considered that the proposed car wash results in an acceptable form of development in the Mixed Use Policy Area 3 and has been designed to minimise adverse impacts to neighbouring properties.

9.0 Traffic Impact, Access and Parking (City Wide)

Development plan policies seek the safe and efficient movement of vehicular traffic (to and from the development site) and the adequate provision of off-street car parks (to cater for normal operational use). PDC 370 states that a Traffic Impact Study should be undertaken to determine the potential impact of developments on the surrounding arterial road network. Works that are required as a direct result of providing safe and efficient access to any proposed development should be provided. A Traffic and Parking report was prepared by CIRQA for the proposed petrol station and car wash. Surrounding Roads The development site is located on the southern side of Calton Road. Calton road has an Annual Average Traffic (AADT) volume in the order of 4600 to 5000 vehicles per day and a posted 50 km/h speed limit. GELR, currently under construction to the east of the site is expected to have traffic forecasts in the order of 6,500 vpd with a 50km/h speed limit. Calton Road and Gawler East link Road are proposed to be connected via a roundabout. Traffic Assessment It is noted that the proposal will increase the number of expected traffic movements to and from the site. This requires a careful consideration of existing traffic flows on the surrounding road network (in terms of capacity constraints) and whether improvements or alternations are required to ensure current service levels are maintained (or not unduly affected). The Report estimates that 36 vehicles an hour (at full occupancy) could service the car wash. This is based on all manual and auto-wash bays being in use at the same time. In reality, the vehicle demand will be much lower, particularly during off-peak times. CIRQA Traffic Engineers have confirmed that the proposed trip generation for the site can be accommodated and evenly distributed on to the adjacent road network (Calton Road (to/from the west of the site) and Gawler East Link Road (to/from the south of the site)). This also takes into account the cumulative effects of the proposed petrol station and car wash, which is in the order of 110 ‘passing trade’ trips and 80 additional (‘new’) trips in the peak hour. Furthermore, the total traffic generation associated with both the car wash and the petrol station was included as part of the previous traffic assessment prepared under approved Land Division (490/D026/19). This included an analysis of the infrastructure interventions required to accommodate the masterplan into the surrounding road network.


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10.0 Access (Council Wide)

PDC 354 Development should have direct access from an all-weather public road. PDC 355 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 development proposes two, two-way access points to the site. These are proposed to be shared with the proposed petrol station. One access will be provided to Calton Road and provide left-in/right-in/left-out movements, with the other proposed to Gawler East Link Road which proposes left in/right-in/left-out movements. Right-turn out movements from the site will be restricted. The Traffic and Parking Report prepared by Cirqa confirms that all vehicles will be able to enter and exit the site in a forward direction. It is noted that the Gawler Council states that the access/egress points are of a sufficient width and configuration to facilitate two-way simultaneous turning movements. On balance, it is considered that the proposed access/egress arrangements will not detrimentally impact the existing/proposed road network and complies with PDC 355 above.

11.0 Parking (Council Wide)

362 Development should be consistent with Australian Standard AS 2890 Parking facilities. Table Ga/1 sets out the vehicle parking rates for different land uses in the Gawler (CT) Development Plan. The table does not specify a car parking rate for a car wash land use. The development proposes two car parking spaces. This is considered to be acceptable given that the car wash will provide parking within the manual wash and vacuum bays. There is also capacity within the proposed layout to accommodate cars queuing within the development site. The submitted Traffic and Parking Review also confirms that the proposed parking spaces will be designed to Australian Standard AS 2890 in accordance with PDC 362 above. Overall, the parking requirements are considered to be acceptable for the site.

12.0 Environmental Factors

12.1 Crime Prevention Objective 20: A safe, secure, crime resistant environment where land uses are integrated and designed to facilitate community surveillance.


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The proposed car wash layout is open in nature and provides low level landscaping to ensure that the site remains visible from Calton Road. In addition, the car wash will be adjacent to a 24/7 petrol station, which will provide constant surveillance. It is considered that the car wash has been designed to facilitate a crime resistant environment.

12.2 Noise Emissions Residential Gawler East Zone PDC 34 Development should be designed and sited to minimise negative impact on existing and potential future land uses considered appropriate in the locality. Council Wide Interface between Land Uses Noise Generating Activities PDC 113 Development that emits noise (other than music noise) should include noise attenuation measures that achieve the relevant Environment Protection (Noise) Policy criteria when assessed at the nearest existing noise sensitive premises. PDC 114 Development with the potential to emit significant noise (e.g. industry) should incorporate noise attenuation measures that prevent noise from causing unreasonable interference with the amenity of noise sensitive premises.

An Environmental Noise Assessment has been prepared by Sonus. The report assessed the cumulative noise impacts of the proposed car wash facility and associated petrol station (490/E008/19). This was achieved by establishing a 3d Noise model of the subject site and the surrounding area.

The Sonus Report considers the noise levels at residences (considered to be sensitive receivers) in the vicinity of the site as a result of the following activities:

• vehicle movements • car park activity • fuel deliveries • automatic and manual wash bays • vacuum bays • rubbish collection and • mechanical plant servicing the facility.

The Report’s conclusion is that the predicted noise levels from the site activity will achieve the relevant requirements of the Environment Protection (Noise) Policy 2007 criteria subject to the recommended treatments. The goal noise levels of 50 dB(A) during the day time and 43 dB(A) during the night time are predicted to be achieved at all existing residences.

To ensure that the potential for any noise level exceedances are minimised (and that residential amenity is maintained) a number of additional mitigating treatments have been recommended by Sonus:

• Installing doors to the automatic wash bays; • Installing acoustic absorption within the manual wash bays; • Upgrading the roof of the automatic wash bay and plant room; • Screening the roof top plant and restricting its noise levels subject to a subsequent

design phase


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• review; • Reducing the noise from any alarms as far as practical; • Ensuring all inspection points, grated trenches, etc. are correctly fixed; • Restricting the times for rubbish collection and fuel deliveries (to only occur between

the hours of 9am and 7pm on a Sunday/Public Holiday and 7am and 7pm on any other day; and

• Restricting the times for use of the wash facilities (to not be used between the hours of 10pm and 7am).

The acoustic treatments recommended in the noise report by Sonus will be incorporated into the design and construction of the development. The treatments and restriction on operation hours will ensure that existing sensitive receivers are not unduly affected by the proposed development. The recommendations made in the Sonus Nosie repot are proposed to be secured via condition.

12.3 Waste Management

In terms of waste management, this will be managed on the site via a bin store proposed on the western side of petrol shop. The bins will be emptied on an ‘as needs basis’ by a private contractor. The submitted CIRQA Traffic and Parking Report demonstrates that the turn path for 19m fuel tankers can be accommodated on the site. Waste collection only occurs between the hours of 9am and 7pm on a Sunday or public holiday and 7am and 7pm on any other day. Therefore it is considered that there is sufficient room for smaller medium rigid vehicles to collect the waste and access/egress the site in a safe and efficient manner.

12.4 Stormwater

A Stormwater Management Plan and associated Grading Plans & Details has been prepared by Sagero for the development site. This includes a holistic approach covering both the petrol station and car wash.

Stormwater from the car wash and petrol filling station will be treated and detained on site before entering the public Stormwater network in Calton Road. The stormwater will then be piped to an existing detention basin which is located to the west of the Electranet easement.

The above arrangement is proposed to be rolled over once the broader stormwater management system or the entire Springwood development has been implemented.

12.5 Signage PDC 200 The location, siting, size, shape and materials of construction, of advertisements should be: (a) consistent with the desired character of areas or zones as described by their objectives; (b) consistent with the predominant character of the urban or rural landscape; or (c) in harmony with any building or site of historic significance or heritage value in the locality. PDC 201 Advertisements should not detrimentally affect by way of their siting, size, shape, scale, glare, reflection or colour the amenity of areas, zones, or localities, in which they are situated.


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PDC 202 Advertisements should not impair the amenity of areas, zones, or localities, in which they are situated by creating, or adding to, clutter, visual disorder and the untidiness of buildings and spaces. PDC 204 The scale of advertisements should be compatible with the buildings on which they are situated and with nearby buildings and spaces. PDC 210 Advertisements should not obscure a driver's view of other road vehicles, of rail vehicles at or approaching level crossings, of pedestrians and of features of the road such as junctions, bends, changes in width, traffic control devices and the like that are potentially hazardous. PDC 211 Advertisements should not be so highly illuminated as to cause discomfort to an approaching driver, or create difficulty in his perception of the road, or of persons or objects on it. The proposed development includes the following signage:

• Three flat wall signs measuring 2.54m by 3.7m to be located on the northern, southern and eastern elevations of the proposed car wash;

• One ‘Car Wash’ flat wall sign measuring 4.99m by 0.9m to be located on the eastern elevation of the car wash building.

Overall, it is considered that there is an appropriate amount of signage proposed to the car wash facility. The proposed signage is of high quality design and will advertise the proposed carwash. The signage does not impair the amenity of the locality and will not result in visual clutter on the application site. Illumination of the signage will be controlled via condition to ensure that light intensity and overspill does not cause nuisance to adjacent occupiers or cause a distraction to drivers on adjacent public roads. CONCLUSION The application seeks to provide a car wash, which is considered to be an appropriate use in keeping with the general intent of the Mixed Use Policy Area 3. The concerns of the representors ranging from inappropriate land use, increase in noise, light spill, environmental factors, visual impact, fencing/retaining walls, traffic concerns and pedestrian safety issues have been satisfactorily addressed by the applicant. After considering the site and its context, plans and relevant technical reports from the applicant, Council and the community, and the suitability of the proposed use in the Residential Gawler East Zone, the proposal displays sufficient merit to warrant approval. 1. RECOMMENDATION It is recommended that the State Commission Assessment Panel:

1) RESOLVE that the proposed development is NOT seriously at variance with the policies in the Development Plan.

2) RESOLVE that the State Commission Assessment Panel is satisfied that the proposal generally accords with the related Objectives and Principles of Development Control of the Gawler (CT) Development Plan.


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3) RESOLVE to grant Development Plan Consent to the proposal by Leyton Properties Pty Ltd for Proposed Car Wash, Vacuum bays and Signage at CT 6205/146 subject to the following conditions of consent.

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 490/E010/19. Hours of Operation 2. The hours of operation of the car wash facility (inclusive of the vacuum bays), shall be

limited between the hours of 7:00am and 10:00pm. 3. Waste collection associated with the hereby approved use shall be limited between the

following hours: • 9am and 7pm on a Sundays and public holidays; and • 7am and 7pm on any other day Noise 4. All sound attenuation measures, treatments and operational restrictions recommended

in the Sonus Environmental Noise Assessment (Report Number: S6185C2) dated September 2019 entitled Retail Development Springwood must be implemented prior to the occupation of the site and adhered to on a continuous basis.

Car Park 5. All loading and unloading of vehicles and manoeuvring of vehicles in connection with

the now approved land use shall be carried out entirely within the subject land. 6. Parking layout to conform to the requirements of the most recent Australian/New

Zealand Standard 2890 Parts 1 – 4 at the date of the approval. 7. All car parking spaces shall be clearly delineated at all times by the use of white/yellow

paint. Such works shall be completed to the Council’s satisfaction prior to the occupation of the development herein approved.

8. No materials, goods or containers shall be stored in the car park or driveways at any

time unless otherwise approved by the Council. 9. Driveway, car parking spaces, manoeuvring areas and landscaping areas shall not be

used for storage or display of materials or goods. 10. Entranceways shall be sealed to the kerb and gutter, at the Developer's expense prior

to the occupation of the site and to the reasonable satisfaction of the Council. 11. All car parking spaces, driveways and associated manoeuvring areas shall be sealed

in bitumen, concrete or brick pavers prior to first occupation of the site.


12 March 2020

Waste 12. Containers, bins or receptacles used for the temporary storage of garbage, waste or

refuse arising from the premises, shall be located and/or screened from public view to the reasonable satisfaction of SCAP.

Lighting 13. External lighting shall be restricted to that necessary for security and safety purposes

only and shall be directed and shielded in such a manner as to not cause nuisance to adjacent properties or motorists.

Stormwater 14. The proposed Class 1 separator and treatment device (indicated as SPEL Puraceptor

or similar) shall be installed onsite in working order prior to the commencement of the use hereby approved.

15. All stormwater from buildings and paved areas shall be disposed of in accordance with

recognised engineering practices in a manner and with materials that does not result in the entry of water onto any adjoining property or any building, and does not affect the stability of any building.

Landscaping 16. A detailed landscaping plan shall be prepared and submitted to the relevant authority

for approval indicating the location and species of landscaping to be planted within the designated landscaped areas.

17. The proposed landscaping shall be planted on the site in accordance with the approved

plan prior to the occupation of the site and shall be maintained and nurtured at all times, with any diseased or dying plants replaced.

18. Mechanical plant shall be designed to be screened from public view and to the

satisfaction of SCAP. Advertising Signage 19. Illuminated signs shall not be of a light intensity to cause a light overspill nuisance to

adjacent occupiers, or cause a distraction to drivers on adjacent public roads.

20. The advertisement(s) and support structure(s) shall be prepared and erected in a professional and workmanlike manner and maintained in good repair at all times, to the reasonable satisfaction of SCAP.

ADVISORY NOTES a. This Development Plan Consent will expire after 12 months from the date of this

Notification, unless final Development Approval from Council has been received within that period or this Consent has been extended by the State Commission Assessment Panel.

b. The applicant is also advised that any act or work authorised or required by this Notification must be substantially commenced within 1 year of the final Development Approval issued by Council and substantially completed within 3 years of the date of


12 March 2020

final Development Approval issued by Council, unless that Development Approval is extended by the Council.

c. The applicant has a right of appeal against the conditions which have been imposed on this Development Plan Consent. 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. 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 0289).

d. A Construction Environmental Management Plan (CEMP) shall be prepared in collaboration with the Town of Gawler (Council) and be implemented in accordance with current industry standards – including the Local Nuisance and Litter Control Act 2016, the EPA publications “Handbook for Pollution Avoidance on Commercial and Residential Building Sites – Second Edition” and were applicable, “Environmental Management of On-site Remediation” – to minimise environmental harm and disturbance during constriction. The management plan should incorporate, without being limited to the following matters:

• Timing, staging and methodology of the construction process and working hours;

• Traffic management strategies; • Control and management of construction noise, vibration, dust and mud; • Management of infrastructure services during construction and re-

establishment of local amenity and landscaping; • Stormwater and groundwater management during construction; • Site security, fencing and safety and management of impact on local amenity

for residents, traffic and pedestrians; • Disposal of construction waste, any hazardous waste and refuse in an

appropriate manner according to the nature of the waste; • Protection and cleaning of roads and pathways; • Overall site clean-up; • Work in the public realm; • Hoardings; and • Tradesperson vehicle parking.

Hannah Connell Planning Officer DEVELOPMENT DIVISION DEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

MIXED CENTRE POLICY AREA

PROPOSED GAWLER EAST LINK ROAD

CALTON ROAD

MA

JOR

TR

AN

SM

ISS

ION

IN

FR

AS

TR

UC

TU

RE

EA

SE

ME

NT

MA

JOR

TR

AN

SM

ISS

ION

INF

RA

ST

RU

CT

UR

E/ E

AS

EM

EN

T

GAS PIPELINE

RESIDENTIAL (GAWLER

EAST) ZONE

RURAL LIVING ZONE

RESIDENTIAL ZONE (POLICY 10)

RESIDENTIAL ZONE

(POLICY 6)

SUBJECT SITE

DA ISSUEISSUED FOR DEVELOPMENT APPROVAL

Scale

Date

Job No.

Rev:Dwg No. A1 SHEET

28 Chesser Street, Adelaide, South Australia 5000

Telephone : 08 8203 5800 ABN 65 007 846 586

brownfalconer.com.au

24/02/2020 3:15:31 PM

1 : 5000

1

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PROPOSED CARWASH CNR

CALTON RD & GAWLER EAST LINKROAD, SPRINGWOOD

COVER SHEET

2018001

LEYTON PROPERTY

3298 DA10

01/16/18

LEYTON PROPERTY PTY LTD

PROPOSED CARWASH DEVELOPMENT

CORNER OF CALTON ROAD & GAWLER EAST LINK ROAD, SPRINGWOOD

DA10 COVER SHEET 1

DA11 SITE PLAN 4

DA12 SITE ELEVATIONS & SIGNAGE SCHEDULE 2

DA13 BUILDING ELEVATIONS 1

DA14 LANDSCAPING PLAN 4

DA15 3D IMAGES 2

1 : 5000

SITE CONTEXT PLAN

Rev. Amendment Date

1 ISSUED FOR DEVELOPMENT APPROVAL 11/11/19

CARWASH

VACUUM BAYS

FUEL SHOP

FUEL CANOPY

35375

920

1841

VACUUMS ON CONCRETE PLINTHS.

10.38 GLASS DOORS TO AUTO-WASH BAYS IN ACCORDANCE

WITH ACOUSTIC ENGINEER'S REPORT.

AUTO-WASH 1 AUTO-WASH 2 PLANT ROOMMANUAL

WASH 1

MANUAL

WASH 2

MANUAL

WASH 3

MANUAL

WASH 4

VAC BAY 1VAC BAY 2

VAC BAY 3VAC BAY 4

10020

7990

5500

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

LOADING

ZONE

HEIGHT BARS.

BIN

BIN

BIN

6567

PYLON SIGN 'S1'

WC

'S5'

'S5'

2400

1 2 3 4 5 6 7 8 9

10

STAFF/

MAINT.

3108

12

11

2600 3611 14005400

14005400

1400 3610 2600

FL 119.900

FL 120.900120.750

121.090

120.750 120.750

120.050 120.050

119.750 119.750

118.840

118.860

120.150119.850

119.750

119.750

119.350

119.750

119.235

119.475

RETAINING WALL

RE

TA

ININ

G W

ALL

RETAINING WALL

RETAINING WALL

RE

TA

ININ

G W

ALL

RE

TA

ININ

G W

ALL

BOUNDARY

BOUNDARY

BO

UN

DA

RY

BO

UN

DA

RY

BOUNDARY

BOUNDARY

BO

UN

DA

RY

NEW ENTRY/ EXIT

NE

W E

NT

RY

/ EX

IT

GRATED DRAIN

GR

AT

ED

DR

AIN

CALTON ROAD

GA

WL

ER

EA

ST

LIN

K R

OA

D

compressors

FE

NC

E-2

FENCE-2 FENCE-1

FENCE-1

FE

NC

E-1

NOT PART OF THIS APPLICATION


FENCE-2

1800MM HIGH COLORBOND GOOD NEIGHBOUR

FENCING MOUNTED ON TOP OF RETAINING WALL.COLOUR: 'MONUMENT'

FENCE-1

1800MM HIGH ALUMINIUM PICKET FENCING

MOUNTED ON TOP OF RETAINING WALL.COLOUR: 'MONUMENT'

FENCE TYPES


Scale

Date

Job No.



Telephone : 08 8203 5800 ABN 65 007 846 586


24/02/2020 3:15:48 PM

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SITE PLAN

2018001

LEYTON PROPERTY

3298 DA11

02/12/18

1 : 200

SITE PLAN

DEVELOPMENT SUMMARY

SITE AREA 4068m²

SHOP 194m²

CANOPY/FORECOURT 372m2

CAR WASH 354m²

LANDSCAPING 596m2 (14.65%)

PARKING PROVIDED 12

NOTES:

1. SPEL UNIT IS TO BE A 'SPEL

PURACEPTOR CLASS 1 FULL

RETENTION SEPARATOR'. REFER TO

CIVIL FOR SPEL AND DETENTION SIZES.

2. WASTE WATER COLLECTED IN THE

SPEL PURACEPTOR WILL BE REMOVED

BY AN EPA LICENSED WASTE

TRANSPORTER TO LICENSED WASTE

DEPOT AUTHORISED TO RECEIVED

SUCH WASTE.

3. FUEL SYSTEMS TO INCLUDE:

- DOUBLE WALLED FIBREGLASS TANKS.

- ATG SYSTEM.

- DOUBLE WALLED FUEL LINES.

- PRESSURE LEAK DETECTION SYSTEM

TO AS4897-2008, THE DESIGN,

INSTALLATION AND OPERATION OF

UNDERGROUND PETROLEUM STORAGE

SYSTEMS.

- STAGE 2 VAPOUR RECOVERY (VR2).

4. CAR PARK LIGHTING DESIGN IS TO

COMPLY WITH AS/NZS 1158.1.3.

Rev. Amendment Date



3 FILL POINTS AND VR2 NOTE ADDED 17/02/20

4 PYLON SIGN TO REDUCED TO 7M. 24/02/20


VACUUMS ON CONCRETE

PLINTHS.

PYLON SIGN - 'S1' CARWASH.

REFER ELEVATIONS.

FUEL CANOPY TO SUIT MOBIL

STANDARDS. REFER ELEVATIONS.

X-CONVENIENCE SHOP BEHIND.

REFER SPECIFIC ELEVATIONS.

REFDER TO CIVIL DRAWINGS FOR

BOUNDARY RETAINING WALLS

VACUUMS ON CONCRETE

PLINTHS.

PYLON SIGN - 'S1'CARWASH.

REFER ELEVATIONS.





HEIGHT BARS.


REFER ELEVATIONS.





APPROXIMATE GROUND LINE TO

REAR BOUNDARY. REFER TO

CIVIL DRAWINGS FOR BOUNDARY

RETAINING WALLS

FENCE-1 FENCE-2

VACUUMS ON CONCRETE

PLINTHS.


REFER ELEVATIONS.





HEIGHT

BARS.

FENCE-1 FENCE-2

MOBIL BRANDING

INTERNALLY ILLUMINATED.

X-CONVENIENCE BRANDING

INTERNALLY ILLUMINATED LOGO.

SYNERGY FUEL TECHNOLOGY

INTERNALLY ILLUMINATED PANEL.

DIGITAL PRICE SCREENS.

CARWASH BRANDING.


BLACK PERIMETER STEEL FRAME.

COFFEE STATION & SMOKES EXPRESS

INTERNALLY ILLUMINATED PANELS.

7000

2740

871

1761

INTERNALLY ILLUMINATED

LOGO CORPORATE YELLOW TO

FRONT & WHITE TO SIDES.

ARTWORK SUPPLIED BY

GRAPHICS CONTRACTOR.

5605

450

871

CORPORATE YELLOW

STENCILLED 'X' LOGO.

WHITE STENCILLED

LETTERING.

1800

BLACK CFC

FASCIA.

450

1800

6625

WHITE STENCILLED

LETTERING.

BLACK CFC

FASCIA.

1050

2700

600


ARTWORK TO BE SUPPLIED BY


S6

S7

3700

2000

540

4988

900

YELLOW STENCILLED

GRAPHICS TO

PRECAST WALL.

7150

3725

3200

3500 150 3500

175MM HIGH SUSPENDED

NON-ILLUMINATED SIGN.

RED WITH WHITE

GRAPHICS.

2850

YELLOW STEEL PORTALS.

2850

200

900

150

100

1546 520

325

2516


Scale

Date

Job No.



Telephone : 08 8203 5800 ABN 65 007 846 586


24/02/2020 3:17:45 PM

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SITE ELEVATIONS & SIGNAGE

SCHEDULE

2018001

LEYTON PROPERTY

3298 DA12

08/01/19

1 : 200

SITE ELEVATION - NORTH

1 : 200

SITE ELEVATION - EAST

1 : 200

SITE ELEVATION - SOUTH

1 : 200

SITE ELEVATION - WEST

1 : 50

Sign S1

1 : 50

Sign S21 : 50

Sign S31 : 50

Sign S41 : 50

Sign S5

1 : 50

Sign S6, S71 : 50

Sign S91 : 50

Sign S81 : 50

Sign S10

Rev. Amendment Date





CW-CL 4500

CW-RL 6200

020301 PAINTED YELLOW BATTENS

AT EQUAL CENTRES.

15GLASS ROLLER DOORS TO

AUTO-WASH BAYS

S6 S6 S7

CW-CL 4500

CW-RL 6200

Ground Floor 0

030125MM REBATED BANDS

PAINTED YELLOW.

HEIGHT BARS COMPRISING

OF PAINTED STEEL &

SUSPENDED HEIGHT SIGNS.

CW-CL 4500

CW-RL 6200

02 0301

PAINTED YELLOW BATTENS

AT EQUAL CENTRES.

GLASS ROLLER DOORS TO

AUTO-WASH BAYS16 S7

CW-CL 4500

CW-RL 6200

0103 03HEIGHT BARS COMPRISING

OF PAINTED STEEL &


3200

S7

S8 S8

S9

Ground Floor 0

Ceiling Level 3500

Roof 5300

08 07 09 0506 1004 15S3 S2

Ground Floor 0

Ceiling Level 3500

Roof 5300

080906 04 S4S10

Ground Floor 0

Roof 5300

0805 06S3

Ground Floor 0

Ceiling Level 3500

Roof 5300

051006

Ground Floor 0

Roof 5500

14 1211 13

5650

1050

S5

Ground Floor 0

Roof 5500

141211 13S5

MATERIALS LEGEND

CAR WASH WALL

PRECAST CONCRETE - PAINT FINISH

CORPORATE COLOUR - BLACK

01

02

03

04

CAR WASH CLADDING

CFC SHEET - PAINT FINISH


CARWASH EXPOSED STEEL STRUCTURE

PAINT FINISH

CORPORATE COLOUR - YELLOW

MOBIL-X (SHOP) WALL TREATMENT

FACE BRICK

AUTRAL - WILDERNESS - BLACKBUTT


PRECAST CONCRETE - PAINT FINISH

CORPORATE COLOUR 'WHITE'

05

06

07

08


TEXTURE PAINTED CONCRETE PANEL

WITH 25MM DEEP REBATED GROOVES.

MOBIL-X (SHOP) FASCIA

EXPRESSED JOINT CFC - PAINT FINISH


MOBIL-X (SHOP) FASCIA

EXPRESSED JOINT CFC - PAINT FINISH

CORPORATE COLOUR 'BLACK'

09 SHOPFRONT GLAZING ALUMINIUM FRAMED

POWDERCOAT - BLACK

11

12

13

MOBIL CANOPY FASCIA

PREFINISHED METAL CLADDING

CORPORATE COLOUR - 'WHITE'.

MOBIL CANOPY COLUMN CLADDING

PREFINISHED 3MM ALUMINIUM PANEL


MOBIL FORECOURT 'RED' ELEMENT.

14 MOBIL CANOPY FASCIA BLUE BAND


CORPORATE COLOUR - 'BLUE'

10 WOODGRAIN FINISH ALUMINIM SLAT GATES

TO LOADING BAY.

15 ROLLER SHUTTERS - TO SELECTION

PAINTED STEEL - 'GREY'

16 PA DOOR (STEEL FACING)

PAINTED STEEL - 'GREY'


Scale

Date

Job No.



Telephone : 08 8203 5800 ABN 65 007 846 586


24/02/2020 3:16:07 PM

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BUILDING ELEVATIONS

2018001

LEYTON PROPERTY

3298 DA13

02/12/18

1 : 100

Carwash - South Elevation1 : 100

Carwash - West Elevation

1 : 100

Carwash - North Elevation1 : 100

Carwash - East Elevation

1 : 100

Mobil-X - North Elevation

1 : 100

Mobil-X - East Elevation

1 : 100

Mobil-X - South Elevation1 : 100

Mobil-X - West Elevation

1 : 100

Mobil-X - Canopy North Elevation (South similar)1 : 100

Mobil-X - Canopy West Elevation (East similar)

NOT PART O

F THIS A

PPLICATIO

N

Rev. Amendment Date


DIANELLA REVOLUTA

BLACK ANTHER FLAX LILY0.4M (H) X 0.4M (W)

DIANELLA

TAS RED0.4M (H) X 0.5M (W)

ANIGOZANTHOS BUSH GEM

BUSH BLITZ0.6M (H) X 0.4M (W)

CORREA ALBA 'STAR SHOWER'

NATIVE FUSHCIA0.4M (H) X 2.0M (W)

CORREA

DUSKY BELLS0.5M (H) X 2.0M (W)

DAMPIERA ROSMARNIFOLIA

BLUE FLOWERED FORM0.5M (H) X 1.0M (W)

PLANTING LIST

PLANTING NOTES

• ALL GARDEN BEDS TO BE MULCHED 100MM MINIMUM DEEP AND DRIP IRRIGATED.

• MASS PLANTING TO SUIT AREAS, SCREENING AND/OR SIGHTLINES. GENERALLY TO HAVE LOW LEVEL PLANTING TO STREET FRONTAGES & MEDIUM TO HIGH LEVEL PLANTING TO THE REAR OF THE SITE.

CARWASH

VACUUM BAYS

FUEL SHOP

FUEL CANOPYAUTO-WASH 1 AUTO-WASH 2 PLANT ROOM MANUAL

WASH 1

MANUAL

WASH 2

MANUAL

WASH 3

MANUAL

WASH 4

VAC BAY 1VAC BAY 2

VAC BAY 3VAC BAY 4

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

LOADING

ZONE

MASS PLANTING:

ASSORTED TALLER SHRUBS TO REAR OF SITE.

BIN

BIN

BIN

WC

1 2 3 4 5 6 7 8

9

10

STAFF/

MAINT.12

11

MASS PLANTING:

ASSORTED GROUNDCOVERS & LOW SHRUBS.

MASS PLANTING:

ASSORTED GROUNDCOVERS & LOW SHRUBS TO FRONT OF SITE.




Scale

Date

Job No.



Telephone : 08 8203 5800 ABN 65 007 846 586


24/02/2020 3:16:17 PM

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LANDSCAPING PLAN

2018001

LEYTON PROPERTY

3298 DA14

09/02/19

1 : 200

LANDSCAPING PLAN

Rev. Amendment Date



3 FILL POINTS AND VR2 NOTE ADDED 17/02/20




Scale

Date

Job No.



Telephone : 08 8203 5800 ABN 65 007 846 586


24/02/2020 3:16:32 PM

2

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/02/

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3D IMAGES

2018001

LEYTON PROPERTY

3298 DA15

02/12/18

VIEW FROM CALTON ROAD ENTRY

VIEW OF CARWASH ENTRY

VIEW OF CARWASH FROM CALTON ROAD VIEW OF SHOP & CANOPY FROM CONNECTOR ROAD ENTRY

VIEW OF SHOP FROM CONNECTOR ROAD

VIEW FROM CALTON ROAD & CONNECTOR RD INTERSECTION

Rev. Amendment Date





2

2

2

2

2

The Registrar-General certifies that this Title Register Search displays the recordsmaintained in the Register Book and other notations at the time of searching.

Certificate of Title - Volume 6205 Folio 146Parent Title(s) CT 6186/895

Creating Dealing(s) VE 12885392

Title Issued 26/03/2018 Edition 2 Edition Issued 06/07/2018

Estate TypeFEE SIMPLE

Registered ProprietorFIVE AMES FARMING PTY. LTD. (ACN: 609 760 536)

OF 63 GAWLER TERRACE GAWLER SOUTH SA 5118

Description of LandALLOTMENT 9010 DEPOSITED PLAN 114845IN THE AREA NAMED GAWLER EASTHUNDRED OF BAROSSA

EasementsSUBJECT TO EASEMENT(S) OVER THE LAND MARKED A ON D114845 TO THE MINISTER FORINFRASTRUCTURE (T 1374106)

SUBJECT TO EASEMENT(S) OVER THE LAND MARKED C ON D114845 TO TRANSMISSION LESSORCORPORATION OF 1 UNDIVIDED 2ND PART (SUBJECT TO LEASE 9061500) AND ELECTRANET PTY. LTD. OF 1UNDIVIDED 2ND PART (T 2370109)

SUBJECT TO EASEMENT(S) OVER THE LAND MARKED E ON D114845 TO ELECTRANET PTY. LTD. (TG 12371822)

SUBJECT TO EASEMENT(S) OVER THE LAND MARKED T ON D114845 (TG 9662213)

SUBJECT TO EASEMENT(S) OVER THE LAND MARKED U ON D114845 (TG 10297076)

SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED H ON D114845 FOR DRAINAGE PURPOSES TOTHE COUNCIL FOR THE AREA (223LG RPA)

SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED J ON F252234 FOR ELECTRICITY SUPPLYPURPOSES TO DISTRIBUTION LESSOR CORPORATION (SUBJECT TO LEASE 8890000) (223LG RPA)

SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED K(T/F) ON F252234 FOR ELECTRICITY SUPPLYPURPOSES TO DISTRIBUTION LESSOR CORPORATION (SUBJECT TO LEASE 8890000) (223LG RPA)

Schedule of DealingsDealing Number Description

11764743 AGREEMENT UNDER DEVELOPMENT ACT 1993 PURSUANT TO SECTION 57A

12459905 AGREEMENT UNDER DEVELOPMENT ACT, 1993 PURSUANT TO SECTION 57(2)

12915311 MORTGAGE TO NATIONAL AUSTRALIA BANK LTD. (ACN: 004 044 937)

Product Register Search (CT 6205/146)

Date/Time 22/08/2018 09:41AM

Customer Reference a010816

Order ID 20180822001699

Cost $28.75

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NotationsDealings Affecting Title NIL

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Administrative Interests NIL

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26 November 2019 REF No.: 00846-002

State Commission Assessment Panel

Level 5, 50 Flinders Street

ADELAIDE SA 5000

Attention: Ms Hannah Connell

By Email: [email protected]

Dear Hannah,

RE: DEVELOPMENT APPLICATION FOR A PROPOSED CAR WASH AT SPRINGWOOD,

CALTON ROAD GAWLER EAST – PROPOSED LOTS 2044 & 2050 IN DA 490/D026/19

1. Background

Ekistics Planning & Design acts for Leyton Property Pty Ltd who are seeking to construct a car wash and vacuum

bays on proposed lots 2044 and 2050 at Calton Road, Gawler East. It is intended that the car wash will

complement a petrol filling station and shop which will be located on the same site and is progressing via a

separate development application (490/E008/19).

By letter dated 15 November 2018, the State Coordinator General advised that the State Commission

Assessment Panel (SCAP) would be the relevant authority to assess all of the remaining portions of the

Springwood development. This 'call-in' by the State Coordinator General was conditional on the development

proceeding via a series of 'Development Packages'. The first Development Package included a number of land

divisions as well as the Springwood Sales Centre and the Springwood 'Supermarket and Speciality Shops'.

Development Package 2 included an application for a petrol filling station (490/E008/19) as well as a separate

application for a childcare centre on proposed Lot 2048 (DA 490/E009/19). By email dated 8 November 2019,

the State Coordinator General confirmed that the proposed car wash could also be lodged as part of

Development Package 2 and assessed by SCAP (refer to Appendix 1).

This letter provides:

• Information in relation the subject land and locality;

• A description of the proposed development;

• An outline of the relevant procedural matters; and

• An assessment of the proposal against the key, relevant provisions of the Town of Gawler Development

Plan.

REF #00846-002 | 26 November 2019 2

The assessment has been based on the following plans and documentation which also form part of the

Development Application and is appended as follows:

• Appendix 2: Proposed plans and elevations prepared by Brown Falconer Architects;

• Appendix 3: Traffic and Parking Report prepared by CIRQA Traffic Consultants;

• Appendix 4: Environmental Noise Assessment prepared by Sonus; and

• Appendix 5: Stormwater Management Plan prepared by Sagero.

Please note that Appendices 3 to 5 also refer to the proposed petrol filling station which, as mentioned

previously, is proceeding via a separate development application. This provides a clearer picture of how the site

will ultimately operate in terms of traffic movements, stormwater management and acoustic treatments.

2. Subject Site

The subject site comprises proposed Allotments 2044 and 2050 in Development Application 490/D026/19 see

Figures 2.1 and 2.2.

Figure 2.1 Associated land division – subject site is Lots 2044 and 2050

REF #00846-002 | 26 November 2019 3

Figure 2.2 Associated land division (enlargement) – subject site is Lots 2044 and 2050

Proposed Lots 2044 and 2050 have a combined area of 4,075m2 and an irregular shape. The subject site has a

maximum depth of 50.37m and a maximum width of 94.53m. The subject site will sit on a prominent corner at

the junction of the Springwood north-south collector road and Calton Road.

3. Proposed Development

Description of Development

The proposed development involves the construction of a car wash and associated vacuum bays, signage and

landscaping. The car wash and vacuum bays will only operate between the hours of 7:00am and 10:00pm.

A copy of the architectural plans and elevations prepared by Brown Falconer architects are contained within

Appendix 2. Key features of the development are summarised below:

• A drive-through car wash consisting of four open manual bays, a plant room and two enclosed auto-

wash bays with a flat roof and precast concrete walls with a maximum height of 6.2 metres;

• Four vacuum bays to be located to the north of the car wash with vacuums on concrete plinths;

• 'Height bars' to be located to the south of the car wash to restrict the entry of 'over height' vehicles to

the auto-wash bays;

• A new crossover to the proposed north-south collector road providing left-in, right-in and left out

movements;

• A new crossover to Calton Road providing left in, right in and left out movements;

REF #00846-002 | 26 November 2019 4

• Signage in the form of:

» Three flat wall signs measuring 2.54m by 3.7m to be located on the northern, southern and eastern

elevations of the proposed car wash;

» One ‘car wash’ flat wall sign measuring 4.99m by 0.9m to be located on the eastern elevation of the

car wash building;

• A stormwater management system which will manage water across the site and will include the

following elements:

» A Class 1 separator and treatment device such as a SPEL Puraceptor which will treat stormwater,

separate oils, grease and hydrocarbons and contain any spills;

» Three detention tanks each with a capacity of 23m3 which will be positioned after the SPEL

Puraceptor and prior to the managed discharge of treated water into the street water table on

Calton Road; and

• Landscaping around the site including mass plantings of bushes and shrubs along the road frontages

and around the buildings.

4. Procedural Matters

Relevant Authority

By letter dated 15 November 2018 and pursuant to Schedule 10(20) of the Development Regulations 2008, the

State Coordinator General has assigned the State Commission Assessment Panel (SCAP) as the relevant Planning

Authority. Further, by email dated 8 November 2019, the State Coordinator General confirmed that the

application for a car wash would also be assessed by SCAP (see Appendix 1).

Nature of Development

Based on the various components of the development described within Section 3.1 of this report, the

development application is perhaps best described as follows:

Car wash and vacuum bays with associated signage and landscaping.

A ‘car wash’ is an un-defined use as it is not listed within Schedule 1 of the Development Regulations 2008.

Similarly, within the ‘Procedural Matters’ section of the Residential (Gawler East) Zone, ‘car wash’ is neither

listed as ‘complying’ or ‘non-complying’. Consequently, the application is a consent development, to be

assessed on its merits against the relevant provisions of the Development Plan.

Public Notification

Principle of Development Control (PDC) 45 of the Residential (Gawler East) Zone provides the following

guidance in relation to public notification:

PDC 45 Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008.

Further, the following forms of development (except where the development is non-complying) are

designated:

REF #00846-002 | 26 November 2019 5

Category 1

Fencing (including a combination of fencing and retaining walls) up to a maximum height of 2.8

metres

Category 2

All development listed within Principle of Development Control 1 of the Residential (Gawler East)

Zone, Mixed Use Policy Area 3 and Local Centre Policy Area 19.

Fencing (including a combination of fencing and retaining walls) with a height in excess of 2.8

metres.

We note that Schedule 9 of the Development Regulations 2008 does not specifically assign a category of

notification for a 'car wash' in the Residential (Gawler East) Zone. Therefore, it is necessary to refer to the lists

of envisaged forms of development contained within PDC 1 of the Zone and PDC 1 of the Policy Area to

determine the correct category of notification. Given that a 'car wash' is not listed as an envisaged form of

development in either the Zone or the Policy Area, it is not a Category 2 form of development. Therefore, the

proposal defaults to a ‘Category 3’ form of development for the purposes of public notification.

Agency Consultancy

Pursuant to Schedule 8 of the Development Regulations, the proposed development does not trigger any

referrals to Government Agencies. However, given that SCAP is the relevant Authority, the proposal will be

referred to the Town of Gawler for comments.

5. Planning Considerations

Overview

The subject site is located within the Town of Gawler and, accordingly, the relevant Development Plan is the

Gawler (CT) Development Plan – consolidated 18 July 2019. More specifically, the subject site is located within

the ‘Residential (Gawler East) Zone’, and the ‘Mixed Use Centre Policy Area 3’.

The following section provides an assessment of the proposal against the Gawler (CT) Development Plan. For

convenience, this assessment has been grouped under a series of headings which reflect the key relevant

planning ‘themes’ from the Development Plan.

Land Use

The Residential (Gawler East) Zone contemplates a wide range of land uses within broadly defined areas that

are illustrated at a high-level on the Gawler East Structure Plan Map Ga/1 (Overlay 1) Enlargement G. The

Structure Plan identifies areas that will be developed for residential uses as well as other areas that are

intended to be developed as a 'Mixed Use Centre' and 'Neighbourhood Centres'. This desired mix of land uses is

expressed within Objective (Obj) 1 and the Desired Character of the Zone as well as Obj 1 and the Desired

Character of the Policy Area:

REF #00846-002 | 26 November 2019 6

Zone

Obj 1 A predominately residential area comprising a range of low and medium-density dwellings, with

associated integrated infrastructure, retail, commercial, recreational, educational and community

development in master-planned locations in accordance with Structure Plan Map Ga/1 (Overlay 1)

Enlargement G.

Desired Character (extract)

---

The zone will accommodate a diversity of housing forms. The Mixed Use Centre Policy Area 3 will comprise a

mix of residential development and a range of commercial, retail, educational, recreational and community

facilities. A smaller range of retail facilities, together with compact housing are anticipated within the Local

Centre Policy Area 19.

---

Policy Area

Obj 1: A functional and diverse zone accommodating a mix of commercial, retail, recreation, community,

residential, office, consulting rooms and educational uses.


Mixed Use Centre Policy Area 3 will accommodate retail, commercial, community, education and formal

recreation facilities and clubrooms to service the local community.

---

Low impact, commercial business activities that provide employment opportunities for the local population

are envisaged. Such development will need to have particular regard to ensuring that minimal off-site

impacts occur with respect to noise, air, water and waste emissions, commercial traffic generation and

movement.

---

Commercial business activities and retail facilities will be established in the Neighbourhood Centre area

indicated on Structure Plan Map Ga/1 (Overlay 1) Enlargement G.

---

In addition, specific guidance in relation to envisaged land uses is provided in PDC 1 of the Policy Area. PDC 1

lists a 'petrol filling station' as an envisaged use but does not specifically identify all of the various elements that

are often associated with petrol filling stations – such as a car wash.

Given the proposed development's close connection to the proposed petrol filling station and given that the

Policy Area seeks a diverse mix of land uses (including commercial development), the car wash is an appropriate

land use on the subject site.

REF #00846-002 | 26 November 2019 7

In terms of the strategic location of the proposed car wash, Structure Plan Map Ga/1 (Overlay 1) Enlargement G

provides indicative, high-level direction for development within the Springwood development. In particular, it

provides indicative locations for a potential Neighbourhood Centre (see Figure 5.1). The proposed car wash and

other proposed development in the Springwood 'village centre' are located within the designated

Neighbourhood Centre nominated on the Structure Plan and reflect the alignment of the Gawler East Link Road.

For this reason, the location of the car wash is consistent with the strategic direction provided by the Structure

Plan.

Figure 5.1 Gawler East Structure Plan

Design and Appearance

The Development Plan contains a variety of provisions which seek to ensure that development is of a high

architectural standard, complements the character of the locality and minimises any visual impact on nearby

existing development. For example, the Desired Character of the Policy Area provides the following guidelines

in relation to the design and appearance of development.

REF #00846-002 | 26 November 2019 8


---

In terms of urban design and built form, a ‘main street’ environment will be created, where buildings address

the street and car parks are primarily located to the rear. In order to minimise the overall extent of off street

parking shared car parking is encouraged, and the convenience, availability and function of on street parking

in mixed use environments will be recognised.

Gathering points for formal and informal community events will be established, either by means of a central

pedestrian plaza, a village green or series of nodes.

Commercial and mixed use buildings will be established close to the street frontage and incorporate verandas

and other protruding elements in order to create a pedestrian-friendly environment and outdoor dining

opportunities. These areas will be enhanced by large street trees, high quality paving, lighting and street

furniture. Building facades will be designed in a manner to create diversity of interest through the

appearance of an aggregation of smaller buildings.

The Desired Character of the Policy Area is reinforced by the following PDCs which seek to provide more specific

guidance in terms of the design and appearance of new buildings:

PDC 3 Development should be designed to ensure that:

(a) buildings are designed to address the street frontage with servicing areas located internal to the

centre and appropriately screened from public view;

(b) the establishment of shared car parking areas to the rear of buildings and on-street.

PDC 4 Public space established should be activated by uses around its edges.

PDC 5 Buildings should have a maximum of 5 storeys in height.

PDC 6 Development should not be undertaken unless it is consistent with the desired character for the policy

area.

The proposed car wash directly responds to the design and appearance provisions in the following ways:

• The buildings will address the Calton Road frontage of the site;

• Visual interest has been created through the use of a range of building materials and colours as well as

landscaping; and

• The proposed development will assist to activate the entrance to the Springwood development by

establishing a use where people and vehicles are frequently entering and exiting the site.

Additional guidance for the design, appearance and function of commercial development is provided in PDC 25

of the Council Wide section of the Development Plan:

PDC 25 Development or redevelopment within business, centre, shopping or mixed use zone or associated

policy areas, should:

REF #00846-002 | 26 November 2019 9

(a) conform with the objectives and desired character of the zone or policy area;

(b) preserve buildings of historical or architectural significance;

(c) provide for the integration of existing and future facilities so as to promote ease of pedestrian

movement and sharing of facilities as well as to retain the opportunity for future expansion

within the zone.

(d) stage development taking into consideration any future expansion of the zone, or policy area, as

a whole.

(e) make multiple use of facilities and share utility spaces.

(f) unified design of buildings to produce a close relationship between uses in a lively setting.

(g) use materials compatible with the natural features of the site and adjacent buildings.

(h) be designed and laid out to avoid nuisance or hazard arising from:

(i) microclimatic conditions;

(ii) excessive noise;

(iii) odours;

(iv) overlooking;

(v) overshadowing; or

(vi) visual intrusion.

(i) be designed to be compatible with existing development through:

(i) a buffer between development in the zone and adjacent areas;

(ii) landscaping which complements adjacent development and enhances the visual appearance

and character of the zone;

(iii) pedestrian paths and spaces which are shaded, defined and protected from the wind; and

(iv) service yards, loading areas and outdoor storage areas which are screened;

(v) foster human scale, define spaces, reinforce paths and edges, screen utility areas, and

generally enhance the visual amenity of the area.

(j) ensure outdoor signs, both free-standing and attached to buildings, are located and designed in

such a way as to:

(i) be in scale with the development as a whole, the building therein, and the desired character

of the zone or policy area, or otherwise be compatible with the character of the locality;

(ii) not impair the view of or from nearby developments;

(iii) not distract attention from traffic control information; and

REF #00846-002 | 26 November 2019 10

(iv) illumination from signs or floodlights should not spill over to adjacent areas.

(k) provide access and car parking for residential areas located within centres separate from the

access and car parking areas serving the other centre facilities.

(l) integrate of public transport requirements and sheltered waiting areas for passengers.

(m) provide retail showrooms for the trading of bulky goods on the periphery of centres, or in

designated precincts within zones or policy areas.

(n) provide:

(i) off-street loading, service areas and service vehicle manoeuvring areas;

(ii) lighting for buildings and ancillary areas, with no light-spill causing nuisance or hazard; and

(iii) unobtrusive facilities for storage and removal of waste materials;

(iv) parking, access and facilities for the disabled;

(v) public spaces such as malls, plazas and courtyards;

(vi) public facilities including toilets, infant changing facilities for parents, seating, telephones and

community information boards; and

(vii) design of buildings and infrastructure to minimise energy consumption for lighting, heating,

cooling and ventilation and reuse of stormwater.

The proposed development appropriately responds to PDC 25 in the following ways:

• Through the integration of facilities across the site and the broader Springwood 'village centre' to

ensure pedestrians can move between areas easily and conveniently;

• By establishing a unified design theme for the car wash on a prominent location at the entrance to the

'village centre' which responds to the overall Urban Design Masterplan for Springwood;

• Through the careful design and placement of the loading area, vehicular access and parking areas in

order to minimise the potential for conflict and ensure the free movement of traffic and pedestrians

through the development; and

• Through the design of the signage which is in scale with the development as a whole, which doesn't

impair the view of or from nearby developments and which will not cause a distraction for traffic.

Access and Parking

In order to address the relevant transportation and access provisions of the Development Plan, CIRQA Traffic

Consultants has been engaged to review the proposed development and provide a traffic and parking report

(Appendix 3). As mentioned previously, the CIRQA report also addresses the traffic and parking requirements of

the separate development application for the petrol filling station.

In terms of the supply of parking spaces, CIRQA has indicated that the majority of car parking will be

accommodated within the car wash facility itself as well as the adjacent queuing areas. In any event, two car

REF #00846-002 | 26 November 2019 11

parking spaces will be provided near the vacuum bays which, in CIRQA's opinion, will easily accommodate the

parking demands of this element of the proposal.

CIRQA has also assessed the proposed access arrangements to Calton Road and the Gawler East Link Road and

has confirmed that the access points will comply with the requirements of the Australian Standards.

Based on CIRQA's assessment, the proposed development appropriately addresses the following key provisions

in the Council Wide section of the Development Plan in relation to transportation and access.

PDC 26 Provision for the movement of people and goods within business, centre, shopping or mixed

use zones or associated policy areas, should:

(a) not cause inconvenient and unsafe traffic and pedestrian movements;

(b) provide safe and convenient access for private cars, cyclists, pedestrians, service vehicles,

emergency vehicles and public utility vehicles;

(c) concentrate development for pedestrian convenience, and not extend unnecessarily along

road frontages; (increasing the depth of development is a more desirable alternative);

(d) separate pedestrian and vehicle movements within zones or areas, for pedestrian safety and

convenience.

(e) provide access points onto the arterial roads as shown on the relevant Structure Plans to:

minimize traffic hazards; queuing on the roads; right turn movements; and interference with

the function of intersections, junctions and traffic control devices.

(f) not cause congestion or detract from the safety of traffic on abutting roads, and minimize:

traffic hazards; queuing on public roads; and intrusion into adjacent residential areas.

(g) provide for service vehicles and the storage and removal of waste goods and materials.

(h) provide sufficient off-street parking to accommodate customer, employee and service

vehicles if there is insufficient public car parking in the locality.

(i) consolidate and co-ordinate parking areas into convenient groups, rather than located

individually, and the access points minimized, and so located and designed that:

(i) vehicular movement between them does not require the use of public roads;

(ii) the number of access points is minimized; and

(iii) it is not necessary for vehicles to back onto public roads.

(j) locate, design and orientate car parks in such a way as to facilitate safe, direct and

convenient access of pedestrians between them and the facilities they serve, safe and

convenient traffic circulation, minimal conflict between customer and service vehicles, and

should include adequate provision for manoeuvring into and out of parking bays.

(k) provide on-site parking determined by:

REF #00846-002 | 26 November 2019 12

(i) the amount, type and timing of movement generated by the use;

(ii) the design, location and configuration of parking spaces;

(iii) the ability of the site to accommodate the parking spaces;

(iv) the potential for shared use of parking spaces; and

(v) the effect on surrounding activities and uses.

(l) share use of car parking between developments to reduce the total extent of car parking

areas.

(m) provide for landscaping in order to screen, shade and enhance the appearance of car parking

areas.

(n) ensure that all sources of noise, including refrigeration and air conditioning equipment,

garbage collection and car parking, do not cause excessive or disturbing noise at

neighbouring properties.

PDC 340 Development should provide safe and convenient access for all anticipated modes of transport

including cycling, walking, public and community transport, and motor vehicles.

PDC 362 Development should be consistent with Australian Standard AS 2890 Parking facilities.

Stormwater and Flooding Considerations

A site specific Stormwater Management Plan for the subject site has been prepared by Sagero (Appendix 5).

This plan complements and builds upon the overall Stormwater Management Plan for the entire Springwood

development which has been submitted with the land division applications. As mentioned previously, the

Sagero report also addresses stormwater requirements of the separate development application for the petrol

filling station.

The Stormwater Management Plan identifies how the proposed development will meet the Council's guidelines

in terms of detention. This will include the installation of a Class 1 separator and treatment device such as a

SPEL Puraceptor which will treat stormwater, separate oils, grease and hydrocarbons and contain any spills. In

addition, three detention tanks each with a capacity of 23m3 will be positioned after the SPEL Puraceptor and

prior to the managed discharge of treated water into the street water table on Calton Road.

For these reasons, the proposal addresses the key provisions under the Natural Resources heading in the

Council Wide Section of the Development Plan.

Obj 58: Storage and use of stormwater which avoids adverse impact on public health and safety.

PDC 150 Development should be sited and designed to:

(a) capture and re-use stormwater, where practical;

(b) minimise surface water runoff;

(c) prevent soil erosion and water pollution;

REF #00846-002 | 26 November 2019 13

(d) protect and enhance natural water flows;

(e) protect water quality by providing adequate separation distances from watercourses and other

water bodies;

(f) not contribute to an increase in salinity levels;

(g) avoid the water logging of soil or the release of toxic elements;

(h) maintain natural hydrological systems and not adversely affect:

(i) the quantity and quality of groundwater;

(ii) the depth and directional flow of groundwater;

(iii) the quality and function of natural springs.

PDC 151 Water discharged from a development site should:

(a) be of a physical, chemical and biological condition equivalent to or better than its pre-developed

state;

(b) not exceed the rate of discharge from the site as it existed in pre-development conditions.

PDC 152 Development should include stormwater management systems to protect it from damage during a

minimum of a 1-in-100 year average return interval flood.

PDC 153 Development should have adequate provision to control any stormwater over-flow runoff from the site

and should be sited and designed to improve the quality of stormwater and minimise pollutant transfer

to receiving waters.

PDC 154 Development should include stormwater management systems to mitigate peak flows and manage the

rate and duration of stormwater discharges from the site to ensure the carrying capacities of

downstream systems are not overloaded.

PDC 155 Development should include stormwater management systems to minimise the discharge of sediment,

suspended solids, organic matter, nutrients, bacteria, litter and other contaminants to the stormwater

system.

PDC 157 Stormwater management systems should:

(a) maximise the potential for stormwater harvesting and re-use, either on-site or as close as

practicable to the source;

(b) utilise, but not be limited to, one or more of the following harvesting methods:

(i) the collection of roof water in tanks;

(ii) the discharge to open space, landscaping or garden areas, including strips adjacent to car

parks;

(iii) the incorporation of detention and retention facilities;

(iv) aquifer recharge.

REF #00846-002 | 26 November 2019 14

Signage

The proposed development includes a number of signs which reflect the intended use of the site as a car wash.

The design, extent and size of the signage reflects the proposed use of the site without visually dominating the

associated buildings. Further, the proposed signage will:

• Complement the design of the building;

• Be contained within the boundaries of the site;

• Not affect existing street trees or obscure views to attractive landscaping;

• Not cause a distraction for drivers or obstruct their views of other vehicles; and

• Be limited to information relating to the proposed use of the land.

For these reasons, the signage satisfies the relevant provisions of the Development Plan.

Landscaping

A conceptual landscaping plan has been prepared for the development and is included with the architectural

plans contained in Appendix 2. The proposal includes landscaping around the perimeter of the site as well as

around the buildings. These landscaped areas will be planted with a range of species of bushes and

groundcovers which will complement the overall landscape theme of the Springwood development. More

specifically, the proposed landscaping will assist to soften the appearance of the buildings and hard stand areas

when viewed from the surrounding streets. Accordingly, the development satisfies PDC 25 of the Development

Plan which seeks:

PDC 25 Development or redevelopment within business, centre, shopping or mixed use zone or associated

policy areas, should:

---

(i) be designed to be compatible with existing development through:

(i) a buffer between development in the zone and adjacent areas;

(ii) landscaping which complements adjacent development and enhances the visual

appearance and character of the zone;

(iii) pedestrian paths and spaces which are shaded, defined and protected from the wind;

and

(iv) service yards, loading areas and outdoor storage areas which are screened;

(v) foster human scale, define spaces, reinforce paths and edges, screen utility areas, and

generally enhance the visual amenity of the area.

Interface Considerations

The subject site is located within the Mixed Use Centre Policy Area 3 which clearly anticipates a neighbourhood

level centre (including a range of commercial development) in this area. Currently, the site and land to the

south is vacant but will be developed over time to create a master-planned community comprising residential

development supported by a range of non-residential land uses. On this basis, potential interface issues have

REF #00846-002 | 26 November 2019 15

been carefully considered during the preparation of the Springwood masterplan and as part of the urban design

of the whole project.

Further to the above, the nearest residential development to the north of the site is separated and shielded

from the subject site by a 20m wide vegetated reserve running along the northern side of Calton Road.

Presumably, this reserve assisted to provide a visual and acoustic buffer between the residential area and the

former quarrying activities on the southern side of Calton Road. In any event, the vegetated buffer provides an

effective screen between the dwellings to the north and the subject site which will reduce any impacts

associated with noise and lights.

In addition, Sonus has prepared an Environmental Noise Assessment (Appendix 4) which assessed the proposed

development against the Environment Protection (Noise) Policy 2007 and the relevant 'interface' provisions of

the Development Plan. Sonus concludes that the proposed development will achieve the relevant noise criteria

expressed in the Environment Protection (Noise) Policy 2007 subject to a number of relatively modest

treatments which have generally been reflected on the architectural plans. In addition, Sonus has

recommended that the automatic and manual wash bays and the vacuums bays not be used between the hours

of 10pm and 7am. Similarly, Sonus has recommended that waste collection only occur between the hours of

9am and 7pm on a Sunday or public holiday and 7am and 7pm on any other day.

Sonus concludes as follows:

An environmental noise assessment has been made of the proposed development at the corner of Calton Road

and the Gawler East Link Road, Springwood.

The assessment considers noise levels at nearby existing residences from vehicle movements, car park activity,

fuel deliveries, automatic and manual wash bays, vacuum bays, rubbish collection and mechanical plant

servicing the facility.

The predicted noise levels from the development will achieve the relevant noise criteria, derived in accordance

with the Environment Protection (Noise) Policy 2007 subject to the treatments in this report, comprising;

• Installing doors to the automatic wash bays;

• Installing acoustic absorption within the manual wash bays;

• Upgrading the roof of the automatic wash bay and plant room;

• Screening the roof top plant and restricting its noise levels subject to a subsequent design

phase review;

• Reducing the noise from any alarms as far as practical;

• Ensuring all inspection points, grated trenches, etc. are correctly fixed;

• Restricting the times for rubbish collection and fuel deliveries; and

• Restricting the times for use of the wash facilities.

REF #00846-002 | 26 November 2019 16

It is therefore considered that the facility has been designed to minimise adverse impacts, avoid unreasonable

interference on amenity, and will not detrimentally affect the locality by way of noise, thereby achieving the

relevant provisions of the Development Plan related to environmental noise.

For the reasons outlined above, the proposed development appropriately responds to the following relevant

interface provisions within the Development Plan:

Zone

PDC 34 Development should be designed and sited to minimise negative impact on existing and potential

future land uses considered appropriate in the locality.

Council Wide

Obj 42: Development located and designed to minimise adverse impact and conflict between land uses.

Obj 43: Protect community health and amenity from adverse impacts of development.

PDC 107 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.

PDC 108 Development should be sited and designed to minimise negative impacts on existing and potential

future land uses desired in the locality.

6. Conclusion

Following a detailed review of the proposed development against the relevant provisions of the Development

Plan, we have formed the opinion that the proposal warrants Development Plan Consent for the following

reasons:

• The proposed land use is consistent with the intent of the Mixed Use Centre Policy Area 3 which seeks

a "… functional and diverse zone accommodating a mix of commercial, retail, recreation, community,

residential, office, consulting rooms and educational uses";

• The subject site is identified as a Neighbourhood Centre within the Gawler East Structure Plan Map

Ga/1 (Overlay 1) Enlargement G as well as the Springwood Masterplan;

REF #00846-002 | 26 November 2019 17

• The location and design of the proposed development will complement other proposed development

in the Springwood 'village centre' such as the petrol filling station proposed to be co-located on the

subject site (forming part of a separate Development Application) as well as the supermarket and

specialty shops to the south (forming part of a separate Development Application);

• The proposed development has been designed to address Calton Road, and the building provides visual

interest through the use of a variety of building materials, complementary colours and articulation;

• A coordinated signage theme is proposed, with the signage reflective of the proposed use as a car

wash;

• The proposed development has been designed to accommodate safe and convenient movements for

vehicles, and the CIRQA report concludes that sufficient onsite parking will be provided to cater for the

anticipated parking demand;

• Stormwater will be managed and treated appropriately through the use of a SPEL Puraceptor (or

similar) and a series of detention tanks;

• Interface issues have been addressed appropriately to ensure that the proposed development will

achieve the criteria of the Environment Protection (Noise) Policy 2007 as demonstrated in the

Environmental Noise Assessment prepared by Sonus; and

• The proposed landscaping will assist to soften the appearance of the building and hardstand areas

when viewed from the adjoining streets which will assist to enhance the amenity of the locality

The proposed development is therefore highly aligned with the most relevant provisions of the Development

Plan and warrants Development Plan Consent, subject to reasonable and relevant conditions.

Should you have any questions or queries please do not hesitate to contact the undersigned on (08) 7231 0286.

Yours sincerely,

Kieron Barnes Senior Associate

Appendix 1. Email from State Coordinator General

1

Kieron Barnes

From: Mason, Kerrieanne (DTTI) <[email protected]> on behalf of Hallion, Jim

(DTTI) <[email protected]>

Sent: Friday, 8 November 2019 6:49 AM

To: Warwick Mittiga

Cc: Richard Dwyer; Kieron Barnes; 'Hamish Brown'; Hallion, Jim (DTTI)

Subject: RE: CM: Springwood Applications [DLM=For-Official-Use-Only]

For Official Use Only

Warwick,

Thanks for your email and update on development applications. The decision to close the office was made by cabinet on the basis that once the PDI Act and regulations become operational across the state by mid-2020 the regulatory powers of the State Coordinator-General can be performed by staff in DPTI. I have informed the Premier that I will not be seeking a contract renewal beyond 31 December 2019. In moving forward, I have not made any plans.

It would appear that the Planning Officers in DPTI may have some issues with the current application hence the suggested approach. There will however be two application fees. As there is no variation to the land division proposed nor any variation in the operation of this use, I agree with proceeding with two applications rather than the current single application proposed.

Regards

Jim Hallion State Coordinator-General Office of the State Coordinator-General

T +61 (8) 8303 2084 | M +61 0419 811 041

E [email protected] | W dtti.sa.gov.au

GPO Box 320, ADELAIDE SA 5001 Level 9, 131-139 Grenfell Street, ADELAIDE SA 5000

DISCLAIMER:The information in this e-mail may be confidential and/or legally privileged. It is intended solely for the addressee. Access to this e-mail by anyone else is unauthorised. If you are not the intended recipient, any disclosure, copying, distribution or any action taken or omitted to be taken in reliance on it, is prohibited and may be unlawful. If you have received this email in error, please delete it from your system and notify the sender immediately. DTTI does not represent, warrant or guarantee that the integrity of this communication has been maintained or that the communication is free of errors, virus or interference.

Appendix 2. Architectural Plans and Elevations

MIXED CENTRE POLICY AREA

PROPOSED GAWLER EAST LINK ROAD

CALTON ROAD

MA

JOR

TR

AN

SM

ISS

ION

IN

FR

AS

TR

UC

TU

RE

EA

SE

ME

NT

MA

JOR

TR

AN

SM

ISS

ION

INF

RA

ST

RU

CT

UR

E/ E

AS

EM

EN

T

GAS PIPELINE

RESIDENTIAL (GAWLER EAST) ZONE

RURAL LIVING ZONE

RESIDENTIAL ZONE (POLICY 10)

RESIDENTIAL ZONE(POLICY 6)

SUBJECT SITE


Scale

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PROPOSED CARWASH CNRCALTON RD & GAWLER EAST LINKROAD, SPRINGWOOD

COVER SHEET

2018001

LEYTON PROPERTY

3298 DA10

01/16/18

LEYTON PROPERTY PTY LTD

PROPOSED CARWASH DEVELOPMENT

CORNER OF CALTON ROAD & GAWLER EAST LINK ROAD, SPRINGWOOD

DA10 COVER SHEET 1

DA11 SITE PLAN 1

DA12 SITE ELEVATIONS & SIGNAGE SCHEDULE 1

DA13 BUILDING ELEVATIONS 1

DA14 LANDSCAPING PLAN 1

DA15 3D IMAGES 1

1 : 5000

SITE CONTEXT PLAN

Rev. Amendment Date


CARWASH

VACUUM BAYS

FUEL SHOP

FUEL CANOPY

35375

920

1841


10.38 GLASS DOORS TO AUTO-WASH BAYS IN ACCORDANCE WITH ACOUSTIC ENGINEER'S REPORT.

AUTO-WASH 1 AUTO-WASH 2 PLANT ROOM MANUAL

WASH 1

MANUAL

WASH 2

MANUAL

WASH 3

MANUAL

WASH 4

VAC BAY 1VAC BAY 2

VAC BAY 3VAC BAY 4

10020

7990

5500

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

LOADING ZONE

HEIGHT BARS.

BINBIN

BIN

6567

PYLON SIGN 'S1'

WC

'S5'

'S5'

2400

1 2 3 4 5 6 7 8 9

10

STAFF/

MAINT.

3108

12

11

2600 3611 1400 5400 1400 5400 1400 3610 2600

FL 119.900

FL 120.900120.750

121.090

120.750 120.750

120.050 120.050

119.750 119.750

118.840

118.860

120.150119.850

119.750

119.750

119.350

119.750

119.235

119.475

RETAINING WALL

RE

TA

ININ

G W

AL

L

RETAINING WALL

RETAINING WALL

RE

TA

ININ

G W

AL

L

RE

TA

ININ

G W

AL

L

BOUNDARY

BOUNDARY

BO

UN

DA

RY

BO

UN

DA

RY

BOUNDARY

BOUNDARY

BO

UN

DA

RY

NEW ENTRY/ EXIT

NE

W E

NT

RY

/ EX

IT

GRATED DRAIN

GR

AT

ED

DR

AIN

CALTON ROAD

GA

WLE

R E

AS

T L

INK

RO

AD

compressors

FE

NC

E-2

FENCE-2 FENCE-1

FENCE-1

FE

NC

E-1



FENCE-2

1800MM HIGH COLORBOND GOOD NEIGHBOUR FENCING MOUNTED ON TOP OF RETAINING WALL.COLOUR: 'MONUMENT'

FENCE-1

1800MM HIGH ALUMINIUM PICKET FENCING MOUNTED ON TOP OF RETAINING WALL.COLOUR: 'MONUMENT'

FENCE TYPES


Scale

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SITE PLAN

2018001

LEYTON PROPERTY

3298 DA11

02/12/18

1 : 200

SITE PLAN

DEVELOPMENT SUMMARY

SITE AREA 4068m²

SHOP 194m²CANOPY/FORECOURT 372m2

CAR WASH 354m²


PARKING PROVIDED 12

NOTES:

1. SPEL UNIT IS TO BE A 'SPEL PURACEPTOR CLASS 1 FULL RETENTION SEPARATOR'. REFER TO CIVIL FOR SPEL AND DETENTION SIZES.

2. WASTE WATER COLLECTED IN THE SPEL PURACEPTOR WILL BE REMOVED BY AN EPA LICENSED WASTE TRANSPORTER TO LICENSED WASTE DEPOT AUTHORISED TO RECEIVED SUCH WASTE.

3. FUEL SYSTEMS TO INCLUDE:- DOUBLE WALLED FIBREGLASS TANKS.- ATG SYSTEM.- DOUBLE WALLED FUEL LINES.- PRESSURE LEAK DETECTION SYSTEM TO AS4897-2008, THE DESIGN, INSTALLATION AND OPERATION OF UNDERGROUND PETROLEUM STORAGE SYSTEMS.- STAGE 1 VAPOUR RECOVERY (VR1).

4. CAR PARK LIGHTING DESIGN IS TO COMPLY WITH AS/NZS 1158.1.3.

Rev. Amendment Date



VACUUMS ON CONCRETE

PLINTHS.


REFER ELEVATIONS.





REFDER TO CIVIL DRAWINGS FOR

BOUNDARY RETAINING WALLS

VACUUMS ON CONCRETE

PLINTHS.


REFER ELEVATIONS.





HEIGHT BARS.


REFER ELEVATIONS.





APPROXIMATE GROUND LINE TO

REAR BOUNDARY. REFER TO

CIVIL DRAWINGS FOR BOUNDARY

RETAINING WALLS

FENCE-1 FENCE-2

VACUUMS ON CONCRETE

PLINTHS.


REFER ELEVATIONS.





HEIGHT

BARS.

FENCE-1 FENCE-2

1000

0

2740

MOBIL BRANDING


X-CONVENIENCE BRANDING


SYNERGY FUEL TECHNOLOGY

INTERNALLY ILLUMINATED PANEL.

DIGITAL PRICE SCREENS.

CARWASH BRANDING.


BLACK PERIMETER STEEL FRAME.

COFFEE STATION & SMOKES EXPRESS

INTERNALLY ILLUMINATED PANELS.

871

1761


LOGO CORPORATE YELLOW TO

FRONT & WHITE TO SIDES.

ARTWORK SUPPLIED BY


5605

450

871

CORPORATE YELLOW

STENCILLED 'X' LOGO.

WHITE STENCILLED

LETTERING.

1800

BLACK CFC

FASCIA.

450

1800

6625

WHITE STENCILLED

LETTERING.

BLACK CFC

FASCIA.

1050

2700

600


ARTWORK TO BE SUPPLIED BY


S6

S7

3700

2000

540

4988

900

YELLOW STENCILLED

GRAPHICS TO

PRECAST WALL.

7150

3725

3200

3500 150 3500

175MM HIGH SUSPENDED

NON-ILLUMINATED SIGN.

RED WITH WHITE

GRAPHICS.

2850

YELLOW STEEL PORTALS.

2850

200

900

150

100

1546 520

325

2516


Scale

Date

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SITE ELEVATIONS & SIGNAGESCHEDULE

2018001

LEYTON PROPERTY

3298 DA12

08/01/19

1 : 200

SITE ELEVATION - NORTH

1 : 200

SITE ELEVATION - EAST

1 : 200

SITE ELEVATION - SOUTH

1 : 200

SITE ELEVATION - WEST

1 : 50

Sign S1

1 : 50

Sign S21 : 50

Sign S31 : 50

Sign S41 : 50

Sign S5

1 : 50

Sign S6, S71 : 50

Sign S91 : 50

Sign S81 : 50

Sign S10

Rev. Amendment Date




CW-CL 4500

CW-RL 6200

020301 PAINTED YELLOW BATTENS

AT EQUAL CENTRES.

15GLASS ROLLER DOORS TO

AUTO-WASH BAYS

S6 S6 S7

CW-CL 4500

CW-RL 6200

Ground Floor 0

030125MM REBATED BANDS

PAINTED YELLOW.

HEIGHT BARS COMPRISING

OF PAINTED STEEL &


CW-CL 4500

CW-RL 6200

02 0301

PAINTED YELLOW BATTENS

AT EQUAL CENTRES.

GLASS ROLLER DOORS TO

AUTO-WASH BAYS16 S7

CW-CL 4500

CW-RL 6200

0103 03HEIGHT BARS COMPRISING

OF PAINTED STEEL &


3200

S7

S8 S8

S9

Ground Floor 0

Ceiling Level 3500

Roof 5300

08 07 09 0506 1004 15S3 S2

Ground Floor 0

Ceiling Level 3500

Roof 5300

080906 04 S4S10

Ground Floor 0

Roof 5300

0805 06S3

Ground Floor 0

Ceiling Level 3500

Roof 5300

051006

Ground Floor 0

Roof 5500

14 1211 13

5650

1050

S5

Ground Floor 0

Roof 5500

141211 13S5

MATERIALS LEGEND

CAR WASH WALLPRECAST CONCRETE - PAINT FINISH


01

02

03

04

CAR WASH CLADDINGCFC SHEET - PAINT FINISH


CARWASH EXPOSED STEEL STRUCTUREPAINT FINISH

CORPORATE COLOUR - YELLOW

MOBIL-X (SHOP) WALL TREATMENTFACE BRICK

AUTRAL - WILDERNESS - BLACKBUTT

MOBIL-X (SHOP) WALL TREATMENTPRECAST CONCRETE - PAINT FINISH


05

06

07

08

MOBIL-X (SHOP) WALL TREATMENTTEXTURE PAINTED CONCRETE PANEL

WITH 25MM DEEP REBATED GROOVES.

MOBIL-X (SHOP) FASCIAEXPRESSED JOINT CFC - PAINT FINISHCORPORATE COLOUR 'WHITE'

MOBIL-X (SHOP) FASCIAEXPRESSED JOINT CFC - PAINT FINISHCORPORATE COLOUR 'BLACK'

09 SHOPFRONT GLAZING ALUMINIUM FRAMEDPOWDERCOAT - BLACK

11

12

13

MOBIL CANOPY FASCIAPREFINISHED METAL CLADDINGCORPORATE COLOUR - 'WHITE'.

MOBIL CANOPY COLUMN CLADDINGPREFINISHED 3MM ALUMINIUM PANELCORPORATE COLOUR 'WHITE'

MOBIL FORECOURT 'RED' ELEMENT.

14 MOBIL CANOPY FASCIA BLUE BANDINTERNALLY ILLUMINATEDCORPORATE COLOUR - 'BLUE'

10 WOODGRAIN FINISH ALUMINIM SLAT GATES TO LOADING BAY.

15 ROLLER SHUTTERS - TO SELECTIONPAINTED STEEL - 'GREY'

16 PA DOOR (STEEL FACING)PAINTED STEEL - 'GREY'


Scale

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BUILDING ELEVATIONS

2018001

LEYTON PROPERTY

3298 DA13

02/12/18

1 : 100

Carwash - South Elevation1 : 100

Carwash - West Elevation

1 : 100

Carwash - North Elevation1 : 100

Carwash - East Elevation

1 : 100

Mobil-X - North Elevation

1 : 100

Mobil-X - East Elevation

1 : 100

Mobil-X - South Elevation1 : 100

Mobil-X - West Elevation

1 : 100

Mobil-X - Canopy North Elevation (South similar)1 : 100

Mobil-X - Canopy West Elevation (East similar)

NOT PART O

F THIS A

PPLICATIO

N

Rev. Amendment Date


DIANELLA REVOLUTA

BLACK ANTHER FLAX LILY0.4M (H) X 0.4M (W)

DIANELLA

TAS RED0.4M (H) X 0.5M (W)

ANIGOZANTHOS BUSH GEM

BUSH BLITZ0.6M (H) X 0.4M (W)

CORREA ALBA 'STAR SHOWER'

NATIVE FUSHCIA0.4M (H) X 2.0M (W)

CORREA

DUSKY BELLS0.5M (H) X 2.0M (W)

DAMPIERA ROSMARNIFOLIA

BLUE FLOWERED FORM0.5M (H) X 1.0M (W)

PLANTING LIST

PLANTING NOTES

• ALL GARDEN BEDS TO BE MULCHED 100MM MINIMUM DEEP AND DRIP IRRIGATED.

• MASS PLANTING TO SUIT AREAS, SCREENING AND/OR SIGHTLINES. GENERALLY TO HAVE LOW LEVEL PLANTING TO STREET FRONTAGES & MEDIUM TO HIGH LEVEL PLANTING TO THE REAR OF THE SITE.

CARWASH

VACUUM BAYS

FUEL SHOP

FUEL CANOPYAUTO-WASH 1 AUTO-WASH 2 PLANT ROOM MANUAL

WASH 1

MANUAL

WASH 2

MANUAL

WASH 3

MANUAL

WASH 4

VAC BAY 1VAC BAY 2

VAC BAY 3VAC BAY 4

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

AC

OU

ST

IC A

BS

OR

PT

ION

LOADING ZONE

MASS PLANTING:

ASSORTED TALLER SHRUBS TO REAR OF SITE.

BINBIN

BIN

WC

1 2 3 4 5 6 7 8

9

10

STAFF/

MAINT.12

11

MASS PLANTING:

ASSORTED GROUNDCOVERS & LOW SHRUBS.

MASS PLANTING:

ASSORTED GROUNDCOVERS & LOW SHRUBS TO FRONT OF SITE.




Scale

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LANDSCAPING PLAN

2018001

LEYTON PROPERTY

3298 DA14

09/02/191 : 200

LANDSCAPING PLAN

Rev. Amendment Date




Scale

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3D IMAGES

2018001

LEYTON PROPERTY

3298 DA15

02/12/18

VIEW FROM CALTON ROAD ENTRY

VIEW OF CARWASH ENTRY

VIEW OF CARWASH FROM CALTON ROAD VIEW OF SHOP & CANOPY FROM CONNECTOR ROAD ENTRY

VIEW OF SHOP FROM CONNECTOR ROAD

VIEW FROM CALTON ROAD & CONNECTOR RD INTERSECTION

Rev. Amendment Date




Appendix 3. Traffic and Parking Report

SERVICE STATION AND CAR WASH CALTON ROAD, SPRINGWOOD

TRAFFIC AND PARKING REPORT

CIRQA\\Projects\19158 Service Station and Car Wash Calton Road Springwood 10Sep19 V1.docx Disclaimer and Document Control

DISCLAIMER The information and data contained within this document are the property of CIRQA Pty Ltd and

copyright. This document and the information contained therein is for the use of the authorised

Client noted below. The document may not be used, copied, reproduced or modified in whole or

in part for any purpose other than for which it was supplied by CIRQA Pty Ltd. CIRQA Pty Ltd

accepts no responsibility or liability to any other party who may use or rely upon this document

or the information contained therein.

DOCUMENT CONTROL Report title: Service Station and Car Wash, Calton Road, Springwood

Traffic and Parking report

Project number: 19158

Client: Leyton Property

Client contact: Hamish Brown

Version Date Details/status Prepared by Approved by

Draft 29 Aug 19 For review BC BNW

V1 10 Sep 19 For submission BC BNW

CIRQA Pty Ltd ABN 12 681 029 983

PO Box 144, Glenside SA 5065

150 Halifax Street, Adelaide SA 5000

(08) 7078 1801

www.cirqa.com.au

CIRQA\\Projects\19158 Service Station and Car Wash Calton Road Springwood 10Sep19 V1.docx Page 1 of 8

1. INTRODUCTION

CIRQA has been engaged to provide design and assessment advice for the proposed petrol filling station and car wash at Calton Road, Springwood. This report provides a review of the subject site, the proposed development, its access and parking provisions and the associated traffic impact on the adjacent road network. The traffic and parking assessments have been based upon plans prepared by Brown Falconer (drawing no. 8888 DA02, refer Appendix A).

2. BACKGROUND

2.1 SUBJECT SITE

The subject site is located on the southern side of Calton Road and forms part of the broader Springwood residential development (which will also include supporting retail and commercial components). The site is currently vacant. Ultimately, the site will be bound by Calton Road to the north, a new collector road to the east and residential development to the south and west. The Town of Gawler’s Development Plan identifies that the site is located within the Residential (Gawler East) Zone. Figure 1 illustrates the location of the subject site and associated existing access points.

Figure 1 – Location of the subject site and adjacent roads

(Source: Brown Falconer, 2019)


2.2 ADJACENT ROAD NETWORK

Calton Road is a local road under the care and control of the Town of Gawler. Adjacent the site, Calton Road comprises a 6.6 m wide carriageway (approximate) with a single traffic lane in each direction. Traffic data indicates that Calton Road has an Annual Average Daily Traffic (AADT) volume in the order of 4,600 to 5,000 vehicles per day (vpd), albeit are forecast to increase to 5,500 vpd on completion of the Springwood development. A 50 km/h speed limit applies on Calton Road. The future road (to east of the subject site) will be a collector road under the care and control of the Town of Gawler. It is understood that the collector road will comprise single traffic lanes in each direction separated by a central median (in the vicinity of the subject site). Traffic forecasts (prepared by others) indicate that the collector road will ultimately accommodate in the order of 6,500 vpd. A 50 km/h speed limit will apply on the collector road. The intersection of Calton Road and the collector road will be controlled with a single lane roundabout.

2.3 WALKING AND CYCLING

There are no footpaths provided on Calton Road. However, a shared pedestrian/cyclist path will be provided within the Springwood Estate verge on the southern side of Calton Road. No formal cycling facilities are provided on Calton Road. Cyclists are required to either share the traffic lane with vehicles or (in the future) ride on the dedicated shared pedestrian/cyclist path provided on the southern side.

2.4 PUBLIC TRANSPORT

There are no immediate public transport facilities, however the Gawler East Circuit bus service (clockwise loop) is provided within approximately 760 m in Cheek Avenue/Cork Road. This service connects with the Gawler Train Station, however, only operates Monday to Friday. Ultimately, it is anticipated that additional services will operate within the Springwood development.

3. PROPOSED DEVELOPMENT

3.1 LAND USE AND YIELD

The proposed development comprises the construction of a new petrol filling station. The petrol filling station will comprise eight domestic (light) vehicle fuel bowsers (in a ‘domino’ configuration) and an associated 190 m² convenience store. In addition, a car wash will be developed on the western portion of the petrol station site comprising two automatic car wash bays, three manual car


wash bays and six vacuum bays plus additional queuing areas behind the car wash bays.

3.2 ACCESS AND PARKING DESIGN

Access to the site is proposed to be provided via two two-way access points. One access will be left-in/right-in/left out to Calton Road while the second will be left-in/right-in/left-out only from the collector road. Simultaneous turning movements will be accommodated at both accesses. All vehicles will be able to enter and exit the site in a forward direction. Adequate storage will be provided at the fuel bowsers to ensure vehicles queued behind bowsers do not impact other movements into and out of the site as illustrated in Figure 2.

Figure 2 – Queuing provisions for bowsers closest to the access points

The site will be serviced by 12 parking spaces including one space for use by persons with disabilities. The parking area will comply with the requirements of the Australian/New Zealand Standard for “Parking Facilities – Part 1: Off-street car parking” (AS/NZS 2890.1:2004) and the Australian/New Zealand Standard for “Parking Facilities – Part 6: Off-street parking for people with disabilities” (AS/NZS 2890.6:2009) in that: • regular spaces will be 5.4 m long and 2.6 m wide;

• the parking space for use by persons with disabilities will be 2.4 m wide and 5.4 m long with an adjacent shared area of the same dimension; and


• a minimum aisle width of 6.2 m will be provided.

Two bicycle parking rails will be provided on-site (capable of accommodating two bicycles each).

3.3 COMMERCIAL VEHICLE SERVICING

Delivery and service movements would typically be undertaken outside of peak demand periods associated with the site and the peak commuter periods associated with the adjacent road network. Fuel tankers would be anticipated to access the site two to three times per week with additional movements made by medium and small rigid vehicles to service the retail store (say ten vehicles per week). The number of commercial movements is low and would easily be accommodated on site and on the adjacent road network. All vehicles (including commercial vehicles) will be able to enter and exit the site in a forward direction. Figure 3 illustrates the turn path of the largest vehicle anticipated to access the site (a 19 m Semi-Trailer tanker).

Figure 3 – 19.0 m Semi-Trailer tanker turn path into and out of the site

4. PARKING ASSESSMENT

4.1.1 PETROL FILLING STATION

The Town of Gawler’s Development Plan identifies a minimum parking rate of one space per service bay plus five spaces per 100 m² of retail floor space. Based upon the convenience store (retail) floor area of 190 m², there is a parking requirement for 9.5 parking spaces (no service bays are proposed on-site). The


proposed provision of 10 spaces therefore exceeds the requirement of the Development Plan for the petrol filling station component. In reality, recent survey data for petrol filling stations indicates lower demand rates than that suggested by the Development Plan and the peak demand associated with the site will likely be lower than forecast above.

4.1.2 CAR WASH FACILITY

No parking rate is identified for car wash facilities in the Town of Gawler’s Development Plan. In reality, the majority of demand associated with the car wash facility will be accommodated in the bays themselves (12 spaces) and adjacent queuing areas rather than separate parking spaces. There would be minimal demand for separate parking spaces associated with this component of the proposal, other than an occasional requirement for maintenance staff parking. The provision of two spaces for the car wash will easily accommodate demands associated with this component. On the basis of the above assessment, it is considered that more than sufficient car parking will be provided as part of the proposal.

4.2 BICYCLE PARKING

The Development Plan does not provide a specific rate for the provision of bicycle parking at petrol filling stations (or similar uses). The proposal includes the provision of two bicycle parking rails (capable of accommodating four bicycles). Such a provision is considered adequate for the proposed use.

5. TRAFFIC ASSESSMENT

5.1 TRAFFIC GENERATION AND DISTRIBUTION


The NSW Roads and Traffic Authority’s (now Roads and Maritime Services) “Guide to Traffic Generating Developments” identifies two trip generation formulae for developments classified as “service stations and convenience stores”, dependant on site area and gross floor area of an associated convenience store (if applicable). These formulae are listed as: (1) Evening peak hour trips = 0.04 A(S) + 0.3 A(F); or

(2) Evening peak hour trips = 0.66 A(F); where:

A(S) = area of site (m²); and A(F) = gross floor area of convenience store (m²). Based upon the above formulae, an approximate site area (for the petrol station component) of 2,450 m² and a convenience store gross floor area of 190 m², it is


forecast that the site could generate between 125 trips (formula 2) and 155 trips (formula 1) in the pm (evening) peak hour. In addition, it is commonly accepted that in the order of 70% of vehicle trips associated with petrol filling stations are related to passing trade (i.e. vehicles already on the road network), with the remaining 30% of vehicle trips considered to be additional trips on the adjacent road network. This equates to a pm trip generation of approximately 109 trips associated with “passing trade” and 46 trips associated with additional (new) movements (based on the higher of the above rates).

5.1.2 CAR WASH FACILITIES

The RTA Guide provides no rate specific to car wash facilities. It is, therefore, common to assess such uses on a ‘first principles’ basis. A single automated car wash typically has a service rate of between 5 to 10 minutes per vehicle. On this basis, the two automatic car wash bays could service between 12 and 24 vehicles in a single hour. A single manual car wash has a lower service rate of approximately one car every 15 minutes. Therefore, the manual car wash bays could service approximately 16 vehicles per hour. The vacuum bays are then utilised by patrons associated with the automatic and manual car washes and generally don’t generate additional traffic (above that already associated with the car wash bays). On the basis of the above, the car wash facilities could service up to 36 vehicles in an hour (at full occupancy). As with the petrol station, it is assumed that a reasonable proportion of the traffic generated by these facilities will be passing. In reality, the level of traffic generated by the wash facilities would be below its theoretical capacity (particularly during the peak commuter hours when use of such a facility would be relatively low). Furthermore, a proportion of trips generated by the wash facilities would also likely to be associated (shared) with the petrol filling station.

5.1.3 TOTAL TRAFFIC

On the basis of the above, it is conservatively forecast that there will be in the order of 110 ‘passing trade’ trips and 80 additional (‘new’) trips associated with the overall development in the peak hour. It is anticipated that these movements will be relatively evenly distributed between Calton Road (to/from the west of the site) and the collector road (to/from the south of the site) with only a small proportion of movements distributed to/from the east along Calton Road.


5.2 TRAFFIC IMPACT

The potential traffic generation associated with future commercial development on the subject site was included as part of previous traffic assessments prepared for the broader Springwood development. The analysis of the overall traffic impacts has therefore considered the impact of the development of the site and the future road network and infrastructure interventions have been designed accordingly. Detailed analysis of the traffic impact of the proposal is therefore not warranted. Nevertheless, it is noted that right-turn out movements from the site will be restricted (by central median on both frontage roads). This will minimise impacts on through bound movements on Calton Road and the collector road, and maximise safety at the site access points. Drivers wishing to head right-out on Calton Road or right-out on the collector road will be able to undertake a left-out of the collector road access point and then utilise the roundabout to complete their desired journey. The remaining movements at the access points are low conflict movements. There will be adequate sight distance provisions and drivers will be able to safely and appropriately enter and exit the traffic stream. Separated right-turn treatments are also proposed to minimise impact of right turning vehicles on through bound movements on the adjacent roads. On the basis of the above, it is considered that the impact of the proposal on the adjacent road network will be minimal (particularly given the broader assessment and associated road layout has taken into account the potential development of the site).

6. SUMMARY

The proposed development at Calton Road, Springwood, comprises the construction of a new petrol filling station, associated shop and a car wash facility. Access to the site will be provided via separate access points on Calton Road and on the collector road (with right-out movements restricted). The parking areas and associated access points will comply with the requirements of the Australian Standards. An assessment of parking demands identified that the provision of 12 parking spaces will adequately satisfy the parking demand associated with the petrol filling station and the car wash. The proposal is forecast to generate approximately 80 additional peak hour movements on the adjacent roads (excluding passing trade). However, the traffic generation of the site has previously been taken into account with the previous assessments for the broader Springwood development. Accordingly, the forecast traffic generation is considered to be within the capacity of the adjacent


roads and intersections. The movements associated with the site will be readily accommodated at the site’s access points and on the adjacent road network.

CIRQA\\Projects\19158 Service Station and Car Wash Calton Road Springwood 10Sep19 V1.docx Appendix A

APPENDIX A BROWN FALCONER PLANS

CARWASH

VACUUM BAYS

FUEL SHOP

FUEL CANOPY

35375

920

1841




WASH 1

MANUAL

WASH 2

MANUAL

WASH 3

MANUAL

WASH 4

VAC BAY 1VAC BAY 2

VAC BAY 3VAC BAY 4

10020

7990

5500

AC

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LOADING ZONE

HEIGHT BARS.

BINBIN

BIN

6567

PYLON SIGN 'S1'

WC

'S5'

'S5'

2400

1 2 3 4 5 6 7 8 9

10

STAFF/

MAINT.

3108

12

11

2600 3611 1400 5400 1400 5400 1400 3610 2600

FL 119.900

FL 120.900120.750

121.090

120.750 120.750

120.050 120.050

119.750 119.750

118.840

118.860

120.150119.850

119.750

119.750

119.350

119.750

119.235

119.475

RETAINING WALL

RE

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RETAINING WALL

RETAINING WALL

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GR

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compressors

FE

NC

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FENCE-2 FENCE-1

FENCE-1

FE

NC

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FENCE-2


FENCE-1


FENCE TYPES


Scale

Date

Job No.



Telephone : 08 8203 5800 ABN 65 007 846 586


22/11/2019 4:47:17 PM

As indicated

2

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PM


SITE PLAN

2018001

LEYTON PROPERTY

3298 DA11

02/12/18

1 : 200

SITE PLAN

DEVELOPMENT SUMMARY

SITE AREA 4068m²


CAR WASH 354m²


PARKING PROVIDED 12

NOTES:





Rev. Amendment Date



Appendix 4. Acoustic Report

Retail Development Springwood Environmental Noise Assessment

S6185C2 September 2019

sonus.

Jason Turner Senior Associate Phone: +61 (0) 410 920 122 Email: [email protected] www.sonus.com.au

Retail Development - Springwood Environmental Noise Assessment S6185C3 September 2019

Page 2

sonus.

Document Title : Retail Development - Corner Calton Road & Gawler East Link Road, Springwood

Environmental Noise Assessment

Document Reference : S6185C3

Date : September 2019

Prepared By : Jason Turner, MAAS Reviewed By : Chris Turnbull, MAAS

© Sonus Pty Ltd. All rights reserved. This report may not be reproduced other than in its entirety. The report is for the sole use of the client for the particular circumstances described in the report. Sonus accepts no responsibility to any other party who may rely upon or use this report without prior written consent.


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INTRODUCTION

An environmental noise assessment has been made of the proposed development at the corner of Calton

Road & the Gawler East Link Road, Springwood.

The development comprises a service station facility which includes a control building, car parking, automatic

and manual wash bays, vacuum bays and landscaping.

The closest existing noise sensitive locations to the site are the residences located to the north on the

opposite side of Calton Road and further to the east on the opposite side of the proposed Gawler East Link

Road, as shown in Appendix A. The site is within a mixed use policy area which will be the subject of future

development. The assessment therefore considers noise levels at the existing residences only from the

following activity:

On-site vehicle movements;

General car park activity;

Automatic and manual car wash bays;

Vacuum bays;

Fuel deliveries;

Rubbish collection; and,

Mechanical plant servicing the facility.

The assessment has been based on:

Brown Falconer drawings of the proposal with job number “2018001”, drawing numbers “DA01” to

“DA05” inclusive and dated August 2019;

Operating hours of the facility being up to 24 hours per day, 7 days per week with the exception of

the automatic and manual wash bays and vacuum bays;

The assumption that;

o The site will have no LPG facilities; and,

o The automatic and manual wash bays and vacuum bays will not operate at night.

Previous noise measurements and manufacturer noise data from similar sites, including plant and

equipment, car parking activity, car wash and vacuum bay operation and fuel delivery.


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CRITERIA

Development Plan

The subject site is located within the Mixed Use Centre Policy Area of the Residential (Gawler East) Zone

within the Gawler Council Development Plan1 (the Development Plan). The nearest existing residences on the

opposite side of Calton Road are located within the Residential Zone, while the residences to the east are

within the Residential (Gawler East) Zone. The Development Plan has been reviewed and the following

provisions considered relevant to the noise assessment.

Interface Between Land Uses

Objective 42: Development located and designed to minimise adverse impact and conflict between land

uses.

Objective 43: Protect community health and amenity from adverse impacts of development.

Objective 44: Protect desired land uses from the encroachment of incompatible development.

PRINCIPLES OF DEVELOPMENT CONTROL

107 Development should not detrimentally affect the amenity of the locality or cause

unreasonable interference through any of the following:

(b) noise;

108 Development should be sited and designed to minimise negative impacts on existing and

potential future land uses desired in the locality.

111 Sensitive uses likely to conflict with the continuation of lawfully existing developments and

land uses desired for the zone should be designed to minimise negative impacts.

112 Non-residential development on land abutting a residential zone should be designed to

minimise noise impacts to achieve adequate levels of compatibility between existing and

proposed uses.

1 Consolidated 18 July 2019.


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Noise Generating Activities

113 Development that emits noise (other than music noise) should include noise attenuation

measures that achieve the relevant Environment Protection (Noise) Policy criteria when

assessed at the nearest existing noise sensitive premises.

114 Development with the potential to emit significant noise (e.g. industry) should incorporate

noise attenuation measures that prevent noise from causing unreasonable interference with

the amenity of noise sensitive premises.

Environment Protection (Noise) Policy 2007

Interface between Land Uses PDC 113 from the Development Plan references the Environment Protection

(Noise) Policy 2007, which provides goal noise levels to be achieved at residences from general activity at a

site and specific provisions for other activity such as rubbish collection.

The Policy is based on the World Health Organisation Guidelines to prevent annoyance, sleep disturbance

and unreasonable interference on the amenity of an area. Therefore, compliance with the Policy is

considered to be sufficient to satisfy all provisions of the Development Plan relating to environmental noise.

Rubbish Collection

The Policy deals with rubbish collection by effectively limiting the hours to the least sensitive period of the

day. Division 3 of the Policy requires rubbish collection to only occur between the hours of 9am and 7pm on

Sundays or public holidays, and between 7am and 7pm on any other day, except where it can be shown that

the maximum (Lmax) noise level from such activity is less than 60 dB(A).

General Activity other than Rubbish Collection

The Policy provides goal noise levels to be achieved at residences based on the principally promoted land use

of the Development Plan zones in which the noise source (the development) and the noise receivers

(residences) are located.


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Based on the principally promoted land uses in the Development Plan, the following goal noise levels are

provided by the Policy to be achieved at all existing residences:

An average (Leq) noise level of 50 dB(A) during the day time (7am to 10pm);

An average (Leq) noise level of 43 dB(A) during the night time (10pm to 7am); and,

A maximum (Lmax) noise level of 60 dB(A) during the night time.

When measuring or predicting noise levels for comparison with the Policy, adjustments may be made to the

average goal noise levels for each “annoying” characteristic of tone, impulse, low frequency, and modulation

of the noise source. The characteristic must be dominant in the existing acoustic environment and therefore

the application of a penalty varies depending on the assessment location, time of day, the noise source being

assessed, and the predicted noise level. The application of penalties is discussed further in the Assessment

section of this report.


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ASSESSMENT

The noise level at the existing residences from the proposed site activity has been predicted based on a range

of previous noise measurements and observations at similar facilities. These include:

Car park activity such as people talking as they vacate or approach their vehicles, the opening and

closing of vehicle doors, vehicles starting, vehicles idling, and vehicles moving into and accelerating

away from their park position;

General vehicle movements and idling on site;

Automatic and manual wash bays and the associated plant room;

Vacuum bays;

Fuel delivery trucks; and,

Mechanical plant serving the control building.

At the Development Application stage of a project, it is usual practice that the mechanical plant is not yet

designed or selected. Therefore, the assessment has considered typical air conditioning, refrigeration and

exhaust fans operating at other similar facilities to provide an indicative assessment.

Noise predictions have been made based on manufacturer’s data and previous noise measurements of the

following indicative air conditioning and refrigeration equipment;

Equipment Quantity

Display fridges 2

Freezer 1

Packaged cooling units 2

Amenity exhaust fan 1

The final design should ensure the relevant goal noise levels of the Environment Protection (Noise) Policy

2007 are achieved at all residences when accounting for the other noise sources on the site.

The sound power levels for the above activities are provided as Appendix D.

Rubbish Collection

In order for rubbish collection to achieve the requirements of the Policy, the hours for collection should be

restricted to that of Division 3 of the Policy. That is, rubbish collection should only be between the hours of

9am and 7pm on a Sunday or public holiday, and 7am and 7pm on any other day.


Page 8

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General Activity

The predictions of noise from sources other than rubbish collection at the facility have been based on the

following operational assumptions for the level of activity in any 15-minute2 period:

during the day (7am to 10pm):

o continuous operation of all mechanical plant on the control building roof;

o 15 vehicle movements through the site using the petrol filling stations;

o A stationary vehicle idling continuously at half of the refuelling bays (while waiting to use the

filling station);

o 8 vehicle movements through the site using the car park bays or car wash facilities;

o A stationary vehicle idling continuously at both of the automatic car washes (while waiting to

use the wash bay);

o Continuous operation of both automatic car wash bays;

o 5 minutes of high pressure spray in each of the manual wash bays;

o Continuous use of 2 vacuum units; and,

o A single fuel delivery.

During the night (10pm to 7am):


o 10 vehicle movements through the site using the petrol filling stations; and,

o 5 vehicle movements through the site using the car park bays.

Based on the above, the following acoustic treatments are recommended for the site to achieve the goal

noise levels of the Policy:

2 Default assessment period of the Policy.


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Car Wash & Vacuum Bays

Ensure that the automatic and manual wash bays and vacuum bays are not used during the

night time hours of the Policy (10pm to 7am);

As has been documented, install glass doors (minimum 10.38mm thick laminated glass) to the

entry and exit of the automatic car washes, which automatically before the wash cycle starts

and do not open until the dry cycle has finished. Roller door brush seals should be installed to

the doors to seal as close as possible to air tight when closed;

As has been documented, install acoustic absorption material to the walls of the manual wash

bays. Minimum 50mm thick polyester insulation of 32kg/m3 density may be used in

accordance with the following detail to provide weather proofing, or a proprietary weather

proof product with a minimum NRC rating of 0.8 may be used without the weather proofing

detail.

In addition to the above, install acoustic absorption material to the underside of the manual wash

bay ceiling to the same specification as the wall treatment. The absorption may be held in place by

any material with a minimum open area of 15%.

Ensure the roof of the automatic car washes and the plant room incorporate a layer of 9mm thick

compressed fibre cement sheet, with 50mm thick acoustic insulation having a minimum density of

32 kg/m3 laid over the top (between the ceiling and the sheet metal roof deck).

50mm thick acoustic insulation with a minimum density of 32 kg/m

3.

The insulation should be installed to the full area of the wall.

Wash bay wall

Perforated material with an open area greater than 15%, spaced from the insulation to provide weather proofing. Examples of the products are perforated sheet steel, etc.

Wash bay side


Page 10

sonus.

General Activity

Restrict fuel deliveries to the daytime hours of the Policy. That is, between 7am and 10pm

only;

Should amplified music played outdoors be proposed, it should be set at a level which is

inaudible at any dwelling at any time.

Reduce noise from any alarms produced by site equipment, such as for compressed air,

carwash bays or vacuum bays as far as practical.

Ensure there are no irregularities on the site and all inspection points, grated trenches, etc. are

correctly fixed to remove the potential for impact noise being generated when driven over.

Should a solid fence, such as “Colorbond” sheet steel, be constructed for the portion shown

below for other reasons, then acoustic absorption material should be installed to the same

specification as the manual car wash wall treatment on the site side of the fence for its full

extent. Should an acoustically open fence, such as tubular steel, be proposed, no further

treatment will be required.


Page 11

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Mechanical Plant

Locate all mechanical plant (other than for the car wash facilities) on the control building

roof;

Construct a barrier between the roof top plant and the residences to the north (on the opposite

side of Calton Road), which is at least the same height as the tallest condensing unit and is

constructed from a minimum 0.42 BMT sheet metal (Colorbond) or an acoustic equivalent.

If a barrier is constructed on the opposite side of the units (southern side), the construction

should incorporate acoustic absorption material to the same specification as the manual wash

bay wall treatment to the full extent on the plant side of the barrier

The noise level and any acoustic treatment associated with mechanical plant should be reviewed during the

detailed design phase, should the final equipment selections have different sound power levels or should a

different number of units be proposed to those specified within this report.

With the inclusion of the acoustic treatments described above and the assumed level of activity at the site,

the predicted average (Leq) noise levels at the existing residences are no more than 50 dB(A) during the day

time and 42 dB(A) during the night. Given the potential for low noise levels in the environment and

modulating vehicle noise to be audible for periods during the night time when there is limited activity on

Calton Road & the Gawler East Link Road but activity on the site, a 5 dB(A) penalty has been added to the

night time predicted noise level which conservatively applies to all activity after 10pm and before 7am. That

is, the predicted noise level at night of 37 dB(A) has been penalised to become 42 dB(A).

Based on the above, the goal noise levels of 50 dB(A) during the day time and 43 dB(A) during the night time

are predicted to be achieved at all existing residences.

In addition, based on the inclusion of the acoustic treatment described above, the predicted maximum noise

level at any existing residence is no more than 54 dB(A), therefore achieving the Policy requirement of

60 dB(A) for night time activity.


Page 12

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CONCLUSION


Road and the Gawler East Link Road, Springwood.

The assessment considers noise levels at nearby existing residences from vehicle movements, car park

activity, fuel deliveries, automatic and manual wash bays, vacuum bays, rubbish collection and mechanical

plant servicing the facility.

The predicted noise levels from the development will achieve the relevant noise criteria, derived in

accordance with the Environment Protection (Noise) Policy 2007 subject to the treatments in this report,

comprising;

Installing doors to the automatic wash bays;

Installing acoustic absorption within the manual wash bays;

Upgrading the roof of the automatic wash bay and plant room;

Screening the roof top plant and restricting its noise levels subject to a subsequent design phase

review;

Reducing the noise from any alarms as far as practical;

Ensuring all inspection points, grated trenches, etc. are correctly fixed;

Restricting the times for rubbish collection and fuel deliveries; and

Restricting the times for use of the wash facilities.

It is therefore considered that the facility has been designed to minimise adverse impacts, avoid

unreasonable interference on amenity, and will not detrimentally affect the locality by way of noise, thereby

achieving the relevant provisions of the Development Plan related to environmental noise.


Page 13

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APPENDIX A: Site locality and nearby residences.

N


Page 14

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APPENDIX B: Noise level data.

Equipment/Activity Sound Power Level

General activity

General activity 83 dB(A) SWL

Idling car 75 dB(A) SWL

Moving car 82 dB(A) SWL

Moving fuel truck 96 dB(A) SWL

Car door slam 94 dB(A) Lmax

Vehicle accelerating quickly 97 dB(A) Lmax

Car Wash

Automatic Car Wash – Wash Cycle 87 dB(A) (noise level within building)

Automatic Car Wash – Dry Cycle 92 dB(A) (noise level within building)

Manual Wash Bay 96 dB(A) SWL

Plant Room 78 dB(A) (noise level within building)

Vacuum Bay (loaded) 82 dB(A) SWL

Vacuum Bay (un loaded) 76 dB(A) SWL

Mechanical Plant

AC condenser unit (2 off) 75 dB(A) SWL

Freezer (1 off) 75 dB(A) SWL

Display fridge (2 off) 81 dB(A) SWL

Amenity exhaust fan (1 off) 67 dB(A) SWL

Appendix 5. Stormwater Management Plan

118.50

119.00

119.50

120.00

120.50

121.00

121.50

121.5

0

122.00

122.0

0

Project No.

North Client Architect

Designed

Drawn

Project Drawing Title

Scale Q.A. Check

Dwg. No.

Date

Issue

A1

Issue. Description Date Drawn Chkd

NGSAUG 2019

1:200 AND

AS NOTED

C01 C

A ISSUED FOR INFORMATION NGS RGS

PH +61 08 8100 5000

fax +61 08 8232 8743

LEVEL 1, 185 WAKEFIELD STREET

Adelaide SA 5000

PO Box 1644

STRUCTURAL

CIVIL

FOR INFORMATION

A.C.N. 162 095 847

COPYRIGHT SAGERO STRUCTURAL CIVIL ENGINEERING PTY. LTD.C

RGS

DO NOT SCALE

STORMWATER PLAN

NOTES, LEGEND AND

SCHEDULE

26.07.19

PETROL STATION,

GAWLER

EAST-SPRINGWOOD

SA190020

B REVISED DRAINAGE AND ELEVATIONS NGS RGS22.08.19

C LEVELS REVISED CPS RGS29.08.19

118.50

119.00

119.50

120.00

120.50

121.00

121.50

121.5

0

122.00

122.0

0

Project No.


Designed

Drawn


Scale Q.A. Check

Dwg. No.

Date

Issue

A1


C02 C

A ISSUED FOR INFORMATION RGS

PH +61 08 8100 5000

fax +61 08 8232 8743


Adelaide SA 5000

PO Box 1644

STRUCTURAL

CIVIL

GRADING PLAN AND DETAILS

A.C.N. 162 095 847


DO NOT SCALE

NGSAUG 2019

1:200 AND

AS NOTED

NGS

FOR INFORMATION

RGS

26.07.19

PETROL STATION,

GAWLER

EAST-SPRINGWOOD

SA190020


C LEVELS REVISED NGS RGS29.08.19

Appendix 3. Traffic and Parking Report

SERVICE STATION AND CAR WASH

CALTON ROAD, SPRINGWOOD

TRAFFIC AND PARKING REPORT

CIRQA\\Projects\19158 Service Station and Car Wash Calton Road Springwood 10Sep19 V1.docx Disclaimer and Document Control

DISCLAIMER

The information and data contained within this document are the property of CIRQA Pty Ltd and

copyright. This document and the information contained therein is for the use of the authorised

Client noted below. The document may not be used, copied, reproduced or modified in whole or

in part for any purpose other than for which it was supplied by CIRQA Pty Ltd. CIRQA Pty Ltd

accepts no responsibility or liability to any other party who may use or rely upon this document

or the information contained therein.

DOCUMENT CONTROL

Report title: Service Station and Car Wash, Calton Road, Springwood

Traffic and Parking report

Project number: 19158

Client: Leyton Property

Client contact: Hamish Brown

Version Date Details/status Prepared by Approved by

Draft 29 Aug 19 For review BC BNW

V1 10 Sep 19 For submission BC BNW

CIRQA Pty Ltd

ABN 12 681 029 983

PO Box 144, Glenside SA 5065

150 Halifax Street, Adelaide SA 5000

(08) 7078 1801

www.cirqa.com.au


1. INTRODUCTION

CIRQA has been engaged to provide design and assessment advice for the

proposed petrol filling station and car wash at Calton Road, Springwood.

This report provides a review of the subject site, the proposed development, its

access and parking provisions and the associated traffic impact on the adjacent

road network. The traffic and parking assessments have been based upon plans

prepared by Brown Falconer (drawing no. 8888 DA02, refer Appendix A).

2. BACKGROUND

2.1 SUBJECT SITE

The subject site is located on the southern side of Calton Road and forms part of

the broader Springwood residential development (which will also include

supporting retail and commercial components). The site is currently vacant.

Ultimately, the site will be bound by Calton Road to the north, a new collector road

to the east and residential development to the south and west. The Town of

Gawler’s Development Plan identifies that the site is located within the

Residential (Gawler East) Zone.

Figure 1 illustrates the location of the subject site and associated existing access

points.

Figure 1 – Location of the subject site and adjacent roads

(Source: Brown Falconer, 2019)


2.2 ADJACENT ROAD NETWORK

Calton Road is a local road under the care and control of the Town of Gawler.

Adjacent the site, Calton Road comprises a 6.6 m wide carriageway (approximate)

with a single traffic lane in each direction. Traffic data indicates that Calton Road

has an Annual Average Daily Traffic (AADT) volume in the order of 4,600 to 5,000

vehicles per day (vpd), albeit are forecast to increase to 5,500 vpd on completion

of the Springwood development. A 50 km/h speed limit applies on Calton Road.

The future road (to east of the subject site) will be a collector road under the care

and control of the Town of Gawler. It is understood that the collector road will

comprise single traffic lanes in each direction separated by a central median (in

the vicinity of the subject site). Traffic forecasts (prepared by others) indicate

that the collector road will ultimately accommodate in the order of 6,500 vpd. A

50 km/h speed limit will apply on the collector road.

The intersection of Calton Road and the collector road will be controlled with a

single lane roundabout.

2.3 WALKING AND CYCLING

There are no footpaths provided on Calton Road. However, a shared

pedestrian/cyclist path will be provided within the Springwood Estate verge on

the southern side of Calton Road.

No formal cycling facilities are provided on Calton Road. Cyclists are required to

either share the traffic lane with vehicles or (in the future) ride on the dedicated

shared pedestrian/cyclist path provided on the southern side.

2.4 PUBLIC TRANSPORT

There are no immediate public transport facilities, however the Gawler East

Circuit bus service (clockwise loop) is provided within approximately 760 m in

Cheek Avenue/Cork Road. This service connects with the Gawler Train Station,

however, only operates Monday to Friday. Ultimately, it is anticipated that

additional services will operate within the Springwood development.

3. PROPOSED DEVELOPMENT

3.1 LAND USE AND YIELD

The proposed development comprises the construction of a new petrol filling

station. The petrol filling station will comprise eight domestic (light) vehicle fuel

bowsers (in a ‘domino’ configuration) and an associated 190 m² convenience

store. In addition, a car wash will be developed on the western portion of the

petrol station site comprising two automatic car wash bays, three manual car


wash bays and six vacuum bays plus additional queuing areas behind the car

wash bays.

3.2 ACCESS AND PARKING DESIGN

Access to the site is proposed to be provided via two two-way access points.

One access will be left-in/right-in/left out to Calton Road while the second will be

left-in/right-in/left-out only from the collector road. Simultaneous turning

movements will be accommodated at both accesses. All vehicles will be able to

enter and exit the site in a forward direction.

Adequate storage will be provided at the fuel bowsers to ensure vehicles queued

behind bowsers do not impact other movements into and out of the site as

illustrated in Figure 2.

Figure 2 – Queuing provisions for bowsers closest to the access points

The site will be serviced by 12 parking spaces including one space for use by

persons with disabilities. The parking area will comply with the requirements of

the Australian/New Zealand Standard for “Parking Facilities – Part 1: Off-street

car parking” (AS/NZS 2890.1:2004) and the Australian/New Zealand Standard for

“Parking Facilities – Part 6: Off-street parking for people with disabilities” (AS/NZS

2890.6:2009) in that:

regular spaces will be 5.4 m long and 2.6 m wide;

the parking space for use by persons with disabilities will be 2.4 m wide and

5.4 m long with an adjacent shared area of the same dimension; and


a minimum aisle width of 6.2 m will be provided.

Two bicycle parking rails will be provided on-site (capable of accommodating two

bicycles each).

3.3 COMMERCIAL VEHICLE SERVICING

Delivery and service movements would typically be undertaken outside of peak

demand periods associated with the site and the peak commuter periods

associated with the adjacent road network. Fuel tankers would be anticipated to

access the site two to three times per week with additional movements made by

medium and small rigid vehicles to service the retail store (say ten vehicles per

week). The number of commercial movements is low and would easily be

accommodated on site and on the adjacent road network. All vehicles (including

commercial vehicles) will be able to enter and exit the site in a forward direction.

Figure 3 illustrates the turn path of the largest vehicle anticipated to access the

site (a 19 m Semi-Trailer tanker).

Figure 3 – 19.0 m Semi-Trailer tanker turn path into and out of the site

4. PARKING ASSESSMENT


The Town of Gawler’s Development Plan identifies a minimum parking rate of one

space per service bay plus five spaces per 100 m² of retail floor space. Based

upon the convenience store (retail) floor area of 190 m², there is a parking

requirement for 9.5 parking spaces (no service bays are proposed on-site). The


proposed provision of 10 spaces therefore exceeds the requirement of the

Development Plan for the petrol filling station component. In reality, recent survey

data for petrol filling stations indicates lower demand rates than that suggested

by the Development Plan and the peak demand associated with the site will likely

be lower than forecast above.

4.1.2 CAR WASH FACILITY

No parking rate is identified for car wash facilities in the Town of Gawler’s

Development Plan. In reality, the majority of demand associated with the car

wash facility will be accommodated in the bays themselves (12 spaces) and

adjacent queuing areas rather than separate parking spaces. There would be

minimal demand for separate parking spaces associated with this component of

the proposal, other than an occasional requirement for maintenance staff

parking. The provision of two spaces for the car wash will easily accommodate

demands associated with this component.

On the basis of the above assessment, it is considered that more than sufficient

car parking will be provided as part of the proposal.

4.2 BICYCLE PARKING

The Development Plan does not provide a specific rate for the provision of bicycle

parking at petrol filling stations (or similar uses). The proposal includes the

provision of two bicycle parking rails (capable of accommodating four bicycles).

Such a provision is considered adequate for the proposed use.

5. TRAFFIC ASSESSMENT

5.1 TRAFFIC GENERATION AND DISTRIBUTION


The NSW Roads and Traffic Authority’s (now Roads and Maritime Services) “Guide

to Traffic Generating Developments” identifies two trip generation formulae for

developments classified as “service stations and convenience stores”,

dependant on site area and gross floor area of an associated convenience store

(if applicable). These formulae are listed as:

(1) Evening peak hour trips = 0.04 A(S) + 0.3 A(F); or

(2) Evening peak hour trips = 0.66 A(F); where:

A(S) = area of site (m²); and

A(F) = gross floor area of convenience store (m²).

Based upon the above formulae, an approximate site area (for the petrol station

component) of 2,450 m² and a convenience store gross floor area of 190 m², it is


forecast that the site could generate between 125 trips (formula 2) and 155 trips

(formula 1) in the pm (evening) peak hour.

In addition, it is commonly accepted that in the order of 70% of vehicle trips

associated with petrol filling stations are related to passing trade (i.e. vehicles

already on the road network), with the remaining 30% of vehicle trips considered

to be additional trips on the adjacent road network. This equates to a pm trip

generation of approximately 109 trips associated with “passing trade” and 46

trips associated with additional (new) movements (based on the higher of the

above rates).

5.1.2 CAR WASH FACILITIES

The RTA Guide provides no rate specific to car wash facilities. It is, therefore,

common to assess such uses on a ‘first principles’ basis. A single automated car

wash typically has a service rate of between 5 to 10 minutes per vehicle. On this

basis, the two automatic car wash bays could service between 12 and 24 vehicles

in a single hour. A single manual car wash has a lower service rate of

approximately one car every 15 minutes. Therefore, the manual car wash bays

could service approximately 16 vehicles per hour. The vacuum bays are then

utilised by patrons associated with the automatic and manual car washes and

generally don’t generate additional traffic (above that already associated with

the car wash bays). On the basis of the above, the car wash facilities could

service up to 36 vehicles in an hour (at full occupancy). As with the petrol station,

it is assumed that a reasonable proportion of the traffic generated by these

facilities will be passing.

In reality, the level of traffic generated by the wash facilities would be below its

theoretical capacity (particularly during the peak commuter hours when use of

such a facility would be relatively low). Furthermore, a proportion of trips

generated by the wash facilities would also likely to be associated (shared) with

the petrol filling station.

5.1.3 TOTAL TRAFFIC

On the basis of the above, it is conservatively forecast that there will be in the

order of 110 ‘passing trade’ trips and 80 additional (‘new’) trips associated with

the overall development in the peak hour.

It is anticipated that these movements will be relatively evenly distributed

between Calton Road (to/from the west of the site) and the collector road

(to/from the south of the site) with only a small proportion of movements

distributed to/from the east along Calton Road.


5.2 TRAFFIC IMPACT

The potential traffic generation associated with future commercial development

on the subject site was included as part of previous traffic assessments prepared

for the broader Springwood development. The analysis of the overall traffic

impacts has therefore considered the impact of the development of the site and

the future road network and infrastructure interventions have been designed

accordingly. Detailed analysis of the traffic impact of the proposal is therefore

not warranted.

Nevertheless, it is noted that right-turn out movements from the site will be

restricted (by central median on both frontage roads). This will minimise impacts

on through bound movements on Calton Road and the collector road, and

maximise safety at the site access points. Drivers wishing to head right-out on

Calton Road or right-out on the collector road will be able to undertake a left-out

of the collector road access point and then utilise the roundabout to complete

their desired journey. The remaining movements at the access points are low

conflict movements. There will be adequate sight distance provisions and drivers

will be able to safely and appropriately enter and exit the traffic stream.

Separated right-turn treatments are also proposed to minimise impact of right

turning vehicles on through bound movements on the adjacent roads.

On the basis of the above, it is considered that the impact of the proposal on the

adjacent road network will be minimal (particularly given the broader assessment

and associated road layout has taken into account the potential development of

the site).

6. SUMMARY

The proposed development at Calton Road, Springwood, comprises the

construction of a new petrol filling station, associated shop and a car wash

facility. Access to the site will be provided via separate access points on Calton

Road and on the collector road (with right-out movements restricted). The

parking areas and associated access points will comply with the requirements of

the Australian Standards.

An assessment of parking demands identified that the provision of 12 parking

spaces will adequately satisfy the parking demand associated with the petrol

filling station and the car wash.

The proposal is forecast to generate approximately 80 additional peak hour

movements on the adjacent roads (excluding passing trade). However, the traffic

generation of the site has previously been taken into account with the previous

assessments for the broader Springwood development. Accordingly, the

forecast traffic generation is considered to be within the capacity of the adjacent


roads and intersections. The movements associated with the site will be readily

accommodated at the site’s access points and on the adjacent road network.

CIRQA\\Projects\19158 Service Station and Car Wash Calton Road Springwood 10Sep19 V1.docx Appendix A

APPENDIX A BROWN FALCONER PLANS

CARWASH

VACUUM BAYS

FUEL SHOP

FUEL CANOPY

35375

920

1841




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MANUAL

WASH 2

MANUAL

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MANUAL

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VAC BAY 1VAC BAY 2

VAC BAY 3VAC BAY 4

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119.350

119.750

119.235

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Telephone : 08 8203 5800 ABN 65 007 846 586


22/11/2019 4:47:17 PM

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SITE PLAN

2018001

LEYTON PROPERTY

3298 DA11

02/12/18

1 : 200

SITE PLAN

DEVELOPMENT SUMMARY

SITE AREA 4068m²


CAR WASH 354m²


PARKING PROVIDED 12

NOTES:





Rev. Amendment Date



Appendix 4. Acoustic Report

Retail Development

Springwood


S6185C2

September 2019

sonus

Jason Turner

Senior Associate

Phone: +61 (0) 410 920 122

Email: [email protected]

www.sonus.com.au

Retail Development - Springwood


S6185C3

September 2019

Page 2

sonus

Document Title : Retail Development - Corner Calton Road & Gawler East Link Road, Springwood


Document Reference : S6185C3

Date : September 2019

Prepared By : Jason Turner, MAAS

Reviewed By : Chris Turnbull, MAAS

© Sonus Pty Ltd. All rights reserved.

This report may not be reproduced other than in its entirety. The report is for the sole use of the client for the particular

circumstances described in the report. Sonus accepts no responsibility to any other party who may rely upon or use this

report without prior written consent.



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sonus

INTRODUCTION


Road & the Gawler East Link Road, Springwood.

The development comprises a service station facility which includes a control building, car parking, automatic

and manual wash bays, vacuum bays and landscaping.

The closest existing noise sensitive locations to the site are the residences located to the north on the

opposite side of Calton Road and further to the east on the opposite side of the proposed Gawler East Link

Road, as shown in Appendix A. The site is within a mixed use policy area which will be the subject of future

development. The assessment therefore considers noise levels at the existing residences only from the

following activity:

· On-site vehicle movements;

· General car park activity;

· Automatic and manual car wash bays;

· Vacuum bays;

· Fuel deliveries;

· Rubbish collection; and,

· Mechanical plant servicing the facility.

The assessment has been based on:

· Brown Falconer drawings of the proposal with job number “2018001”, drawing numbers “DA01” to

“DA05” inclusive and dated August 2019;

· Operating hours of the facility being up to 24 hours per day, 7 days per week with the exception of

the automatic and manual wash bays and vacuum bays;

· The assumption that;

o The site will have no LPG facilities; and,

o The automatic and manual wash bays and vacuum bays will not operate at night.

· Previous noise measurements and manufacturer noise data from similar sites, including plant and

equipment, car parking activity, car wash and vacuum bay operation and fuel delivery.



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CRITERIA

Development Plan

The subject site is located within the Mixed Use Centre Policy Area of the Residential (Gawler East) Zone

within the Gawler Council Development Plan1 (the Development Plan). The nearest existing residences on the

opposite side of Calton Road are located within the Residential Zone, while the residences to the east are

within the Residential (Gawler East) Zone. The Development Plan has been reviewed and the following

provisions considered relevant to the noise assessment.


Objective 42: Development located and designed to minimise adverse impact and conflict between land

uses.




107 Development should not detrimentally affect the amenity of the locality or cause

unreasonable interference through any of the following:

(b) noise;

108 Development should be sited and designed to minimise negative impacts on existing and

potential future land uses desired in the locality.

111 Sensitive uses likely to conflict with the continuation of lawfully existing developments and

land uses desired for the zone should be designed to minimise negative impacts.

112 Non-residential development on land abutting a residential zone should be designed to

minimise noise impacts to achieve adequate levels of compatibility between existing and

proposed uses.

1 Consolidated 18 July 2019.



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Noise Generating Activities

113 Development that emits noise (other than music noise) should include noise attenuation

measures that achieve the relevant Environment Protection (Noise) Policy criteria when

assessed at the nearest existing noise sensitive premises.

114 Development with the potential to emit significant noise (e.g. industry) should incorporate

noise attenuation measures that prevent noise from causing unreasonable interference with

the amenity of noise sensitive premises.

Environment Protection (Noise) Policy 2007

Interface between Land Uses PDC 113 from the Development Plan references the Environment Protection

(Noise) Policy 2007, which provides goal noise levels to be achieved at residences from general activity at a

site and specific provisions for other activity such as rubbish collection.

The Policy is based on the World Health Organisation Guidelines to prevent annoyance, sleep disturbance

and unreasonable interference on the amenity of an area. Therefore, compliance with the Policy is

considered to be sufficient to satisfy all provisions of the Development Plan relating to environmental noise.

Rubbish Collection

The Policy deals with rubbish collection by effectively limiting the hours to the least sensitive period of the

day. Division 3 of the Policy requires rubbish collection to only occur between the hours of 9am and 7pm on

Sundays or public holidays, and between 7am and 7pm on any other day, except where it can be shown that

the maximum (Lmax) noise level from such activity is less than 60 dB(A).

General Activity other than Rubbish Collection

The Policy provides goal noise levels to be achieved at residences based on the principally promoted land use

of the Development Plan zones in which the noise source (the development) and the noise receivers

(residences) are located.



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sonus

Based on the principally promoted land uses in the Development Plan, the following goal noise levels are

provided by the Policy to be achieved at all existing residences:

· An average (Leq) noise level of 50 dB(A) during the day time (7am to 10pm);

· An average (Leq) noise level of 43 dB(A) during the night time (10pm to 7am); and,

· A maximum (Lmax) noise level of 60 dB(A) during the night time.

When measuring or predicting noise levels for comparison with the Policy, adjustments may be made to the

average goal noise levels for each “annoying” characteristic of tone, impulse, low frequency, and modulation

of the noise source. The characteristic must be dominant in the existing acoustic environment and therefore

the application of a penalty varies depending on the assessment location, time of day, the noise source being

assessed, and the predicted noise level. The application of penalties is discussed further in the Assessment

section of this report.



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ASSESSMENT

The noise level at the existing residences from the proposed site activity has been predicted based on a range

of previous noise measurements and observations at similar facilities. These include:

· Car park activity such as people talking as they vacate or approach their vehicles, the opening and

closing of vehicle doors, vehicles starting, vehicles idling, and vehicles moving into and accelerating

away from their park position;

· General vehicle movements and idling on site;

· Automatic and manual wash bays and the associated plant room;

· Vacuum bays;

· Fuel delivery trucks; and,

· Mechanical plant serving the control building.

At the Development Application stage of a project, it is usual practice that the mechanical plant is not yet

designed or selected. Therefore, the assessment has considered typical air conditioning, refrigeration and

exhaust fans operating at other similar facilities to provide an indicative assessment.

Noise predictions have been made based on manufacturer’s data and previous noise measurements of the

following indicative air conditioning and refrigeration equipment;

Equipment Quantity

Display fridges 2

Freezer 1

Packaged cooling units 2

Amenity exhaust fan 1

The final design should ensure the relevant goal noise levels of the Environment Protection (Noise) Policy

2007 are achieved at all residences when accounting for the other noise sources on the site.

The sound power levels for the above activities are provided as Appendix D.

Rubbish Collection

In order for rubbish collection to achieve the requirements of the Policy, the hours for collection should be

restricted to that of Division 3 of the Policy. That is, rubbish collection should only be between the hours of

9am and 7pm on a Sunday or public holiday, and 7am and 7pm on any other day.



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sonus

General Activity

The predictions of noise from sources other than rubbish collection at the facility have been based on the

following operational assumptions for the level of activity in any 15-minute2 period:

· during the day (7am to 10pm):


o 15 vehicle movements through the site using the petrol filling stations;

o A stationary vehicle idling continuously at half of the refuelling bays (while waiting to use the

filling station);

o 8 vehicle movements through the site using the car park bays or car wash facilities;

o A stationary vehicle idling continuously at both of the automatic car washes (while waiting to

use the wash bay);

o Continuous operation of both automatic car wash bays;

o 5 minutes of high pressure spray in each of the manual wash bays;

o Continuous use of 2 vacuum units; and,

o A single fuel delivery.

· During the night (10pm to 7am):


o 10 vehicle movements through the site using the petrol filling stations; and,

o 5 vehicle movements through the site using the car park bays.

Based on the above, the following acoustic treatments are recommended for the site to achieve the goal

noise levels of the Policy:

2 Default assessment period of the Policy.



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Car Wash & Vacuum Bays

· Ensure that the automatic and manual wash bays and vacuum bays are not used during the

night time hours of the Policy (10pm to 7am);

· As has been documented, install glass doors (minimum 10.38mm thick laminated glass) to the

entry and exit of the automatic car washes, which automatically before the wash cycle starts

and do not open until the dry cycle has finished. Roller door brush seals should be installed to

the doors to seal as close as possible to air tight when closed;

· As has been documented, install acoustic absorption material to the walls of the manual wash

bays. Minimum 50mm thick polyester insulation of 32kg/m3 density may be used in

accordance with the following detail to provide weather proofing, or a proprietary weather

proof product with a minimum NRC rating of 0.8 may be used without the weather proofing

detail.

· In addition to the above, install acoustic absorption material to the underside of the manual wash

bay ceiling to the same specification as the wall treatment. The absorption may be held in place by

any material with a minimum open area of 15%.

· Ensure the roof of the automatic car washes and the plant room incorporate a layer of 9mm thick

compressed fibre cement sheet, with 50mm thick acoustic insulation having a minimum density of

32 kg/m3 laid over the top (between the ceiling and the sheet metal roof deck).

50mm thick acoustic insulation with

a minimum density of 32 kg/m3.

The insulation should be installed

to the full area of the wall.

Wash bay wall

Perforated material with an

open area greater than 15%,

spaced from the insulation to

provide weather proofing.

Examples of the products are

perforated sheet steel, etc.

Wash bay side



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General Activity

· Restrict fuel deliveries to the daytime hours of the Policy. That is, between 7am and 10pm

only;

· Should amplified music played outdoors be proposed, it should be set at a level which is

inaudible at any dwelling at any time.

· Reduce noise from any alarms produced by site equipment, such as for compressed air,

carwash bays or vacuum bays as far as practical.

· Ensure there are no irregularities on the site and all inspection points, grated trenches, etc. are

correctly fixed to remove the potential for impact noise being generated when driven over.

· Should a solid fence, such as “Colorbond” sheet steel, be constructed for the portion shown

below for other reasons, then acoustic absorption material should be installed to the same

specification as the manual car wash wall treatment on the site side of the fence for its full

extent. Should an acoustically open fence, such as tubular steel, be proposed, no further

treatment will be required.



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sonus

Mechanical Plant

· Locate all mechanical plant (other than for the car wash facilities) on the control building

roof;

· Construct a barrier between the roof top plant and the residences to the north (on the opposite

side of Calton Road), which is at least the same height as the tallest condensing unit and is

constructed from a minimum 0.42 BMT sheet metal (Colorbond) or an acoustic equivalent.

· If a barrier is constructed on the opposite side of the units (southern side), the construction

should incorporate acoustic absorption material to the same specification as the manual wash

bay wall treatment to the full extent on the plant side of the barrier

The noise level and any acoustic treatment associated with mechanical plant should be reviewed during the

detailed design phase, should the final equipment selections have different sound power levels or should a

different number of units be proposed to those specified within this report.

With the inclusion of the acoustic treatments described above and the assumed level of activity at the site,

the predicted average (Leq) noise levels at the existing residences are no more than 50 dB(A) during the day

time and 42 dB(A) during the night. Given the potential for low noise levels in the environment and

modulating vehicle noise to be audible for periods during the night time when there is limited activity on

Calton Road & the Gawler East Link Road but activity on the site, a 5 dB(A) penalty has been added to the

night time predicted noise level which conservatively applies to all activity after 10pm and before 7am. That

is, the predicted noise level at night of 37 dB(A) has been penalised to become 42 dB(A).

Based on the above, the goal noise levels of 50 dB(A) during the day time and 43 dB(A) during the night time

are predicted to be achieved at all existing residences.

In addition, based on the inclusion of the acoustic treatment described above, the predicted maximum noise

level at any existing residence is no more than 54 dB(A), therefore achieving the Policy requirement of

60 dB(A) for night time activity.



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CONCLUSION


Road and the Gawler East Link Road, Springwood.

The assessment considers noise levels at nearby existing residences from vehicle movements, car park

activity, fuel deliveries, automatic and manual wash bays, vacuum bays, rubbish collection and mechanical

plant servicing the facility.

The predicted noise levels from the development will achieve the relevant noise criteria, derived in

accordance with the Environment Protection (Noise) Policy 2007 subject to the treatments in this report,

comprising;

· Installing doors to the automatic wash bays;

· Installing acoustic absorption within the manual wash bays;

· Upgrading the roof of the automatic wash bay and plant room;

· Screening the roof top plant and restricting its noise levels subject to a subsequent design phase

review;

· Reducing the noise from any alarms as far as practical;

· Ensuring all inspection points, grated trenches, etc. are correctly fixed;

· Restricting the times for rubbish collection and fuel deliveries; and

· Restricting the times for use of the wash facilities.

It is therefore considered that the facility has been designed to minimise adverse impacts, avoid

unreasonable interference on amenity, and will not detrimentally affect the locality by way of noise, thereby

achieving the relevant provisions of the Development Plan related to environmental noise.



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APPENDIX A: Site locality and nearby residences.

N



S6185C3

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sonus APPENDIX B: Noise level data.

Equipment/Activity Sound Power Level

General activity

General activity 83 dB(A) SWL

Idling car 75 dB(A) SWL

Moving car 82 dB(A) SWL

Moving fuel truck 96 dB(A) SWL

Car door slam 94 dB(A) Lmax

Vehicle accelerating quickly 97 dB(A) Lmax

Car Wash

Automatic Car Wash – Wash Cycle 87 dB(A) (noise level within building)

Automatic Car Wash – Dry Cycle 92 dB(A) (noise level within building)

Manual Wash Bay 96 dB(A) SWL

Plant Room 78 dB(A) (noise level within building)

Vacuum Bay (loaded) 82 dB(A) SWL

Vacuum Bay (un loaded) 76 dB(A) SWL

Mechanical Plant

AC condenser unit (2 off) 75 dB(A) SWL

Freezer (1 off) 75 dB(A) SWL

Display fridge (2 off) 81 dB(A) SWL

Amenity exhaust fan (1 off) 67 dB(A) SWL

Appendix 5. Stormwater Management Plan

118.50

119.00

119.50

120.00

120.50

121.00

121.

50

121.5

0

122.00

122.0

0

Project No.


Designed

Drawn


Scale Q.A. Check

Dwg. No.

Date

Issue

A1


NGS AUG 2019 1:200 AND

AS NOTED

C01 C

A ISSUED FOR INFORMATION NGS RGSPH +61 08 8100 5000

fax +61 08 8232 8743


Adelaide SA 5000

PO Box 1644STRUCTURAL

CIVIL

FOR INFORMATION

A.C.N. 162 095 847

COPYRIGHT SAGERO STRUCTURAL CIVIL ENGINEERING PTY. LTD.CRGS

DO NOT SCALE

STORMWATER PLAN

NOTES, LEGEND AND

SCHEDULE

26.07.19

PETROL STATION,

GAWLER

EAST-SPRINGWOOD

SA190020


C LEVELS REVISED CPS RGS29.08.19

118.50

119.00

119.50

120.00

120.50

121.00

121.

50

121.5

0

122.00

122.0

0

Project No.


Designed

Drawn


Scale Q.A. Check

Dwg. No.

Date

Issue

A1


C02 C

A ISSUED FOR INFORMATION RGSPH +61 08 8100 5000

fax +61 08 8232 8743


Adelaide SA 5000

PO Box 1644STRUCTURAL

CIVIL

GRADING PLAN AND DETAILS

A.C.N. 162 095 847


DO NOT SCALE

NGS AUG 2019 1:200 AND

AS NOTEDNGS

FOR INFORMATION

RGS

26.07.19

PETROL STATION,

GAWLER

EAST-SPRINGWOOD

SA190020


C LEVELS REVISED NGS RGS29.08.19

16 January 2020

Ms Simone FogertyPresiding Member State Assessment Commission Panel Cl- Department of Planning Transport and InfrastructurePO BOX 1815 Adelaide SA 5001

� WL-Ml 6Dear M�Fogerty,

Re: Development Applications

Ga,,•1e--· I - -·� '"' . �

Town of Gawler Administration Centre

43 High Street

PO Box 130

Gawler East SA 5118

Phone: (08) 8522 9211

Fax: (08) 8522 9212

[email protected] .gov.au

gawler.sa .gov.au

1. 490/E008/19 Petrol Filling Station with associated Shop, Car Parking and

Signage

2. 490/E010/19 Proposed Car Wash, Vacuum Bays and Signage

Please find enclosed a report of the Town of Gawler Council Assessment Panel on the two(2) Development Applications as above.

The report was adopted unanimously by the Panel at its meeting held on 15 January 2020.

Should you require any further information do not hesitate to contact Ryan Viney, ManagerDevelopment, Environment and Regulatory Services on 85229271 [email protected].

Yours sincerely,

Dr�:=11� Presiding Member

490/557/2019 – 490/E008/2019 PETROL FILLING STATION WITH ASSOCIATED SHOP, CAR PARKING AND SIGNAGE

Element Discussion Land Use 1. The proposed development comprises the following

components:

2. A Petrol Filling Station comprising:

2.1. A single storey shop and control building

consisting of a gross leasable floor area of 194m2

(including a servery, cool room, toilet, store room

and office);

2.2. A service yard and bin store on the western side

of the shop;

2.3. A 6.7-metre-high fuelling canopy consisting of an

internally illuminated fascia;

2.4. 8 double-sided fuel bowsers serviced by two 110

kilolitre below-ground fuel tanks;

3. 10 car parking spaces and 2 bicycle parking rails;

4. Retaining walls up to 2.4 metres in height; and

5. Signage, including:

5.1. One internally illuminated double sided pylon sign

measuring 10m in height and 2.74m in width

adjacent to Calton Road;

5.2. Two internally illuminated ‘Mobil’ canopy sings

measuring 1.06m by 2.7m to be located on each

elevation of the fuelling canopy;

5.3. One internally illuminated ‘Eat + Drink + Relax’ flat

wall sign measuring 1.8m by 6.63m to be located

on the eastern elevation of the shop;

5.4. Two internally illuminated ‘X Convenience’ signs

measuring 1.8m by 5.61ms to be located on the

northern and southern elevations of the shop;

5.5. One internally illuminated 0.87m high 'X'

corporate logo sign to be located on the northern

elevation of the shop; and

5.6. One internally illuminated ‘Coffee Station’ and one

internally illuminated ‘Smokes Express’ flat wall

signs (measuring 0.9m by 2.52m and 0.33m by

2.07m respectively) to be located on the eastern

elevation of the shop.

6. Landscaping

7. The Mixed Use Centre Policy area contemplates a

wide range of land uses that serve the local community.

The proposed use is in keeping with this intent and

represents a desired use (being both a petrol filling

station and shop).

8. The proposal therefore satisfies Objective 1, 3 and

PDC 1 and 6 of the policy area.

Earthworks and Retaining 1. A site civil/stormwater management plan has been

provided as part of the application. However, the

existing and/or future finished levels of the land are

dependent on the final design and approval of the

associated land division applications and completion

of the Gawler East Link Road (given the

interconnectivity of this use with the adjoining petrol

filling station proposal).

2. Depending on the level of earthworks that result in

both the associated land division and Gawler East Link

Road works, there may be a need for a variation to the

current civil/stormwater management plan.

3. Based on the current proposed stormwater/civil plan,

the proposal is considered to provide for a relatively

balanced extent of earthworks across to the two

allotments consistent with Zone PDC 31.

4. The subject proposal incorporates predominately

excavation resulting in the provision of a maximum

2.4-metre-high retaining wall.

5. The provision of the cut retaining walls is not

considered to have a detrimental impact on the

character of the area or interfacing public realm due to

the visibility internal to the site.

6. The provision of high-quality landscaping within the

site will assist in softening the impact of any retaining

walls. This approach is consistent with Zone PDC 29.

Design 1. The desired character statement of the Policy Area

seeks to create a ‘main street’ environment with

buildings addressing the street with car parking

located primarily to the rear. The appearance of siting

of buildings is encouraged to be within close proximity

to street frontages and be of an architecturally high

standard to create diversity of interest through the


2. Given the nature of the proposed use, satisfying this

objective is not readily achievable. However, the intent

is considered to be achieved by the proposal which

provides for a built form of a high standard

incorporating various materials.

3. Zone Objective 7, PDC 22(b) and Policy Area

Objectives 2, 3 and PDC’s 3, 4, 5 and 6 are considered

to be satisfied by the proposal.

Stormwater 1. The applicant has provided a stormwater

management plan prepared by Sagero Civil and

Structural Engineers. The stormwater management

system is proposed holistically across the two sites to

form one individual system. The stormwater

management system comprises:

2. Three underground detention tanks accommodating a

combined capacity of 69m3;

3. A Class 1 separator and treatment device being a

SPEL Puraceptor. This device is provided to treat

stormwater, separate oils, grease and hydrocarbons;

4. Internal inlet pits to capture surface water; and

5. A stormwater pump discharging stormwater at a rate

of 20Litres/Second into the Public stormwater network

(created as part of the accompanying land division

applications).

6. Whilst the stormwater system is supported in principle

by Council’s engineers, the associated stormwater

system in which the proposal will connect/discharge

into is yet to be constructed in its final form. The

current stormwater management for this portion of the

site is an interim system that is discharged onto the

former quarry site located within the Springwood land.

This discharge/outlet point of the current system will

be redefined as part of the on-going development of

the springwood estate.

7. Until the receiving system has been defined,

confirmed and approved, Council is unable to support

the proposed stormwater management.

8. Irrespective of the above and of most concern is the

location of the proposed stormwater detention and

water quality treatment required to facilitate the

proposed petrol filling station being located within the

car wash land. As the car wash is not proposed within

the subject application, the proposed petrol filling

station does not technically provide for the detention

and water quality treatment device.

9. Unless and until appropriate detention and water

quality treatment is provided and secured for the petrol

filling station proposal (being that its provision is not

dependent on obtaining another consent), the

proposal should not be supported.

Traffic and Car Parking 1. Access to the site is proposed to be provided via two

two-way access points. One access point will facilitate

left-in/right-in and left out movements to Calton Road

whilst the second will be limited to left-in/right-in and

left-out only from/to the collector road. The

access/egress points are of a sufficient width and

configuration to facilitate two-way simultaneous

turning movements.

2. Due to the configuration of the proposed development

and the internal driveway areas, all vehicles will be

able to enter and exit the site in a forward direction.

3. The applicant has engaged Cirqa Traffic Consultants

to review the proposed traffic and carparking

arrangements for the two proposed land uses. In

summary, Cirqa noted the following:

3.1. Adequate storage will be provided at the fuel

bowsers to ensure vehicles queued behind

bowsers do not impact other movements into and

out of the site;

3.2. Fuel tankers would be anticipated to access the

site two to three times per week with additional

movements made by medium and small rigid

vehicles to service the retail store (say ten

vehicles per week). The number of commercial

movements is low and would easily be

accommodated on site and on the adjacent road

network. All vehicles (including commercial

vehicles) will be able to enter and exit the site in a

forward direction;

3.3. it is forecast that the [petrol filling station] site

could generate between 125 trips (formula 2) and

155 trips in the pm (evening) peak hour;

3.4. it is considered that the impact of the proposal on

the adjacent road network will be minimal

(particularly given the broader assessment and

associated road layout has taken into account the

potential development of the site).

3.5. The movements associated with the site will be

readily accommodated at the site’s access points

and on the adjacent road network.

4. As indicated above, the traffic volume associated with

the site is considered to be in keeping with the traffic

volumes proposed as part of the associated land

division application 490/D025/19 and 490/D026/19 for

the adjoining road network. Accordingly, the traffic

network proposed as part of the associated land

division applications is not considered to be exceeded

by the proposal.

5. Council’s engineering staff have reviewed the

proposal inclusive of Cirqa’s traffic assessment and

concur with the findings of the report. As such, the

proposal is considered to provide for appropriate

access/egress arraignments and will not detrimentally

impact the existing/proposed road network.

6. Irrespective of the above, as the Gawler East Link

Road has and the associated traffic interventions have

not completed construction, any works or refinements

to roads that are required to accommodate the

proposed development should be completed as part of

the associated land division applications and secured

via an Infrastructure Agreement (being as part of

external infrastructure works) for the subject

application to ensure such works (if required) are

provided.

7. The proposal seeks to provide for 10 dedicated car

parking spaces to service the proposed car wash use

in a manner that is consistent with AS2890.1:2004 and

AS2891.6:2009 (being the Australian Standard for off

street parking and off-street parking for people with

disabilities).

8. The Town of Gawler Development Plan identifies a

minimum parking rate of one space per service bay

plus five spaces per 100m2 of proposed retail floor

space. As the convenience store (retail) is limited to a

floor area of 190m2, the proposal subsequently

requires 9.5 parking spaces. As a total of 10 car

parking spaces has been provided, the Development

Plan rate has been appropriately satisfied.

Landscaping 1. The proposal includes a conceptual landscaping plan

which depicts the provision of landscaping around the

perimeter of the site adjacent to the external public

roads.

2. Whilst a detailed landscaping plan has not been

provided, the Site Plan adequately demonstrates that

sufficient area has been designated for the provision

of landscaping.

3. A detailed landscaping plan should be prepared as a

reserved matter or condition of consent. Consideration

of the ‘taller shrubs’ proposed to be situated towards

the rear of the site should be reflected within such a

plan to assist in improving the proposed landscaping.

Signage 1. The proposal seeks to establish various forms of flat

wall signage situated in both the proposed shop/control

building and the fuel canopy. A free standing pylon sign

is also proposed adjacent to the Calton Road frontage.

2. The pylon signage is detached and separated from the

proposed petrol filling station and is proposed to a

maximum height of 10 metres. Table Ga/4 of the

Development Plan seeks to limit such signs to a

maximum height of 7.0 metres with a maximum

advertisement area of 12 square metres. Whilst the

proposal is limited to one pylon sign therefore satisfying

the desired limitation in Table Ga/4, the proposed

height is considered an inappropriate dispensation in

the context of the locality. A reduction in the 10-metre

pylon sign height to accord with Table Ga/4 should

therefore be required.

3. It is also noted that signage associated with the

adjoining car wash is also present within the petrol

filling station’s pylon sign. Given this use is proposed in

a manner that is separate to that of the petrol filling

station, this third party signage is discouraged. Should

the facility operate as a single integrated development

then the co-location of signage would not be of

concern.

4. A reduction in the height of the pylon sign would also

ensure the scale of the size is more in keeping with the

scale of the proposed development.

5. The flat wall signage contained within the proposal is

not considered to amount to proliferation and aligns

with the intent of Table Ga/4 of the Town of Gawler

Development Plan and therefore does not offend CW

Objectives 69, 70 nor PDC’s 199, 200, 201, 202 and

204.

Noise 1. The applicant engaged Sonus Acoustic Consultants to

undertake an Environmental Noise Assessment. The

assessment considers noise levels at the existing

residences from the following activities:

1.1. On-site vehicle movements;

1.2. General car park activity;

1.3. Fuel deliveries;

1.4. Rubbish collection; and,

1.5. Mechanical plant servicing the facility.

2. The predicted noise levels from the proposed

development are considered by Sonus to achieve the

relevant noise criteria, outlined within the Environment

Protection (Noise) Policy 2007 subject to the provision

of treatments.

3. The required treatments include:

3.1. Screening the roof top plant and restricting its

noise levels subject to a subsequent design

phase review;

3.2. Reducing the noise from any alarms as far as

practical;

3.3. Ensuring all inspection points, grated trenches,

etc. are correctly fixed; and

3.4. Restricting the times for rubbish collection and

fuel deliveries.

4. Provided the abovementioned treatments are

adopted, the proposal is considered to accord with the

requirements of the Environment Protection (Noise)

Policy 2007 and therefore satisfy Council Wide

Objectives 42-44 (inclusive) and Council Wide PDC

107, 108, 111, 112, 113 and 114.

5. The recommendations presented by Sonus should be

included within a condition of consent imposed on the

application, should consent be granted.

Crime Prevention 1. Whilst the proposal is considered to be designed in a

manner that facilitates passive surveillance from the

adjoining public realm, consideration should be given

to crime prevention through urban design in order to

ensure the proposal assists in deterring anti-social

behaviour. The proposal seeks to provide for the 24

hour ongoing use of the site which will assist in

providing continuous surveillance of the subject land.

2. In any event, the proposal should appropriately

consider Council Wide Objective 20 and Principle of

Development Control 42, 43, 44, 45, 46, 47, 48, 49 and

51.

General Infrastructure Provision

1. Zone PDC 42 outlines that development should only

occur if the required physical and community

infrastructure has been provided or secured via a

legally binding agreement.

2. The physical and community infrastructure outlined

within this provision includes:

2.1. Gawler East Link Road as illustrated on Structure

Plan Map Ga/1 (Overlay 1) Enlargement G, and

associated traffic interventions (road and

intersection upgrades);

2.2. public lighting, pedestrian and bicycle paths and

associated landscaping treatments associated

with the Gawler East Link Road;

2.3. community facilities (including recreation

facilities); and

2.4. stormwater management systems.

3. To date this infrastructure has not been

completed/provided nor secured. As such, the

proposal does not satisfy Zone PDC 42 (being all

elements a to d).

SEA Gas 1. Whilst the proposed application does not trigger any

referrals under Schedule 8 of the Development

Regulation 2008, it is highly recommended that an

informal referral be sought to ensure public safety is

maintained and compliance with AS2885 is achieved.

Zone PDC 36 (b) is of note given that the proposed

petrol filling station will contain a fuel source within

close proximity to the SEAgas high pressure pipeline.

Easements and Associated Infrastructure (i.e. Electranet)

1. The proposal does not appear to result in any conflict

with existing/proposed easements or infrastructure.

However, consideration should be given to these

elements to ensure adequate separation is maintained

and such services are not impacted by the proposed

development.

490/558/2019 – 490/E010/2019

PROPOSED CAR WASH, VACUUM BAYS AND SIGNAGE

Element Discussion

Land Use 1. The proposed land use has been defined by the

applicant as a Car Wash and will consist of a number

of associated elements which includes:

1.1. A Car Wash building measuring 35.38 metres

(Length) by 10.02 metres (Width) with a wall

height of 6.2 metres. The building comprises:

1.1.1. A four-bay drive through manual car wash;

1.1.2. A two-bay automotive drive through car

wash; and

1.1.3. A plant room

1.2. Four vacuum bays;

1.3. Signage in the form of:

1.3.1. Three flat wall signs measuring 2.54

metres by 3.7 metres located on the

northern, southern and eastern elevations

of the proposed car wash building;

1.3.2. One flat wall sign measuring 4.99 metres

by 0.9 metres on the eastern elevation of

the proposed car wash building.

1.4. Two car parking spaces;

1.5. Landscaping.

2. The Mixed Use Centre Policy area contemplates a

wide range of land uses that serve the local

community. The proposed use is in keeping with this

intent and therefore satisfies Objective 1, 3 and PDC

1 and 6 of the policy area.

Earthworks and Retaining 1. A site civil/stormwater management plan has been

provided as part of the application. However, the

existing and/or future finished levels of the land are

dependent on the final design and approval of the

associated land division applications and completion

of the Gawler East Link Road (given the

interconnectivity of this use with the adjoining petrol

filling station proposal).

2. Depending on the level of earthworks that result in

both the associated land division and Gawler East Link

Road works, there may be a need for a variation to the

current civil/stormwater management plan.

3. Based on the current proposed stormwater/civil plan,

the proposal is considered to provide for a balanced

extent of earthworks across to the two allotments.

Consistent with Zone PDC 31.

4. The provision of fill retaining walls adjacent to the

street frontage should be limited in height and were

required, appropriately treated to reduce the resulting

bulk on the adjoining public realm.

5. The provision of landscaping within the lower lying

portion of fill retaining walls adjacent to road frontages

should be encouraged to assist in softening the impact

of any fill retaining walls. This approach is consistent

with Zone PDC 29.

Design 1. The desired character statement of the Policy Area

seeks to create a ‘main street’ environment with

buildings addressing the street and car parking located

primarily to the rear. The appearance of siting of

buildings is encouraged to be within close proximity to

street frontages and be of an architecturally high

standard to create diversity of interest through the


2. This intent is considered to be achieved by the

proposal, with the built form comprises of a high

standard façade.

3. Zone Objective 7, PDC 22(b) and Policy Area

Objectives 2, 3 and PDC’s 3, 4, 5 and 6 are considered

to be satisfied by the proposal.

Stormwater 1. The applicant has provided a stormwater

management plan prepared by Sagero Civil and

Structural Engineers. The stormwater management

system is proposed holistically across the two sites to

form one individual system. The stormwater

management system comprises:

1.1. Three underground detention tanks

accommodating a combined capacity of 69m3;

1.2. A Class 1 separator and treatment device being a

SPEL Puraceptor. This device is provided to treat

stormwater, separate oils, grease and

hydrocarbons;

1.3. Internal inlet pits to capture surface water; and

1.4. A stormwater pump discharging stormwater at a

rate of 20Litres/Second into the Public stormwater

network (created as part of the accompanying

land division applications).

2. Whilst the stormwater system in principle is supported

by Council’s engineers, the associated stormwater

system in which the proposal will connect/discharge

into is yet to be constructed in its final form. The

current stormwater management for this portion of the

site is an interim system that is discharged onto the

former quarry site located within the Springwood land.

This discharge/outlet point of the current system will

be redefined as part of the on-going development of

the springwood estate. Until the receiving system has

been defined, confirmed and approved, Council s

unable to support the proposed stormwater

management.

Traffic and Carparking 1. Access to the site is proposed to be provided via two,

two-way access points. One access point will facilitate

left-in/right-in and left out movements to Calton Road

whilst the second will be limited to left-in/right-in and

left-out only from/to the collector road. The

access/egress points are of a sufficient width and

configuration to facilitate two-way simultaneous

turning movements.

2. Due to the configuration of the proposed development

and the internal driveway areas, all vehicles will be

able to enter and exit the site in a forward direction.

3. The applicant has engaged Cirqa Traffic Consultants

to review the proposed traffic and carparking

arrangements for the two proposed land uses. In

summary, Cirqa noted the following:

3.1. A single automated car wash typically has a

service rate of between 5 to 10 minutes per

vehicle. On this basis, the two automatic car wash

bays could service between 12 and 24 vehicles in

a single hour. A single manual car wash has a

lower service rate of approximately one car every

15 minutes. Therefore, the manual car wash bays

could service approximately 16 vehicles per hour.

The vacuum bays are then utilised by patrons

associated with the automatic and manual car

washes and generally don’t generate additional

traffic (above that already associated with the car

wash bays). On the basis of the above, the car

wash facilities could service up to 36 vehicles in

an hour (at full occupancy);

3.2. In reality, the level of traffic generated by the wash

facilities would be below its theoretical capacity

(particularly during the peak commuter hours

when use of such a facility would be relatively

low). Furthermore, a proportion of trips generated

by the wash facilities would also likely to be

associated (shared) with the petrol filling station.

3.3. it is considered that the impact of the proposal on

the adjacent road network will be minimal

(particularly given the broader assessment and

associated road layout has taken into account the


3.4. The movements associated with the site will be

readily accommodated at the site’s access points

and on the adjacent road network.

4. As indicated above, the traffic volume associated with

the site is considered to be in keeping with the traffic

volumes proposed as part of the associated land

division application 490/D025/19 and 490/D026/19 for

the adjoining road network. Accordingly, the traffic

network proposed as part of the associated land

division applications is not considered to be exceeded

by the proposal.

5. Council’s engineering staff have reviewed the

proposal inclusive of Cirqa’s traffic assessment and

concur with the findings of the report. As such, the

proposal is considered to provide for appropriate

access/egress arraignments and will not detrimentally

impact the existing/proposed road network.

6. Irrespective of the above, as the Gawler East Link

Road has and the associated traffic interventions have

not completed construction, any works or refinements

to roads that are required to accommodate the

proposed development should be completed as part

of the associated land division applications and

secured via an Infrastructure Agreement (being as

part of external infrastructure works) for the subject

application to ensure such works (if required) are

provided and orderly development is achieved.

7. The proposal seeks to provide for 2 dedicated car

parking spaces to service the proposed car wash use

in a manner that is consistent with AS2890.1:2004 and

AS2891.6:2009 (being the Australian Standard for off

street parking and off-street parking for people with

disabilities).

3. As detailed within the Cirqa report, the Town of Gawler

Development Plan does not specify a car parking rate

for car wash land uses. Further, as car parking spaces

are provided for the car wash within the car wash or

vacuum bays themselves and adjacent queuing

areas, the provided 2 car parking spaces are

anticipated to be appropriate to accommodate staff

parking. The provision of car parking is therefore

considered appropriate.

Landscaping 1. Landscaping is provided throughout the site and

adjacent to the road frontage. This landscaping is

provided in the following forms:

1.1. Landscaping to Calton Road frontage;

1.2. Landscaping to western side boundary; and

1.3. Landscaping rear boundary.

2. Whilst a detailed landscaping plan has not been

provided, the Site Plan adequately demonstrates that

sufficient area has been designated for the provision

of landscaping.

3. A detailed landscaping plan should be prepared as a

reserved matter or condition of consent. Consideration

of the ‘taller shrubs’ proposed to be situated towards

the rear of the site should be reflected within such a

plan to assist in improving the proposed landscaping.

Signage 1. The proposed development seeks for the provision of

signage in the form of flat wall signs. The flat wall signs

are provided within the following parameters:

1.1. Three flat wall signs measuring 2.54 metres by

3.7 metres located on the northern, southern and

eastern elevations of the proposed car wash

building;

1.2. One flat wall sign measuring 4.99 metres by 0.9

metres on the eastern elevation of the proposed

car wash building.

2. The proposed signage will not conceal any

architectural elements and is in keeping with the scale

of the building.

3. Signage contained within the proposal generally

aligns with Table Ga/4 of the Town of Gawler

Development Plan which seeks for flat wall signs to be

limited to one sign per wall. The proposal on the

eastern elevation seeks for the establishment of two

flat wall signs. Whilst the reduction in signage on this

elevation would be encouraged to achieve greater

consistency with Table Ga/4, the proposal does not

offend CW Objectives 69, 70 nor PDC’s 199, 200, 201,

202 and 204.

4. It is also noted that a portion of the pylon sign

(measuring 3.70 metres by 2.54 metres) is also

anticipated to be used to advertise the proposed car

wash. However, this does not form part of this

application and is proposed within the application for

the petrol filling station.

Noise 1. The applicant engaged Sonus Acoustic Consultants to

undertake an Environmental Noise Assessment. The

assessment considers noise levels at the existing

residences from the following activities:

1.1. On-site vehicle movements;

1.2. General car park activity;

1.3. Automatic and manual car wash bays;

1.4. Vacuum bays; and,

1.5. Mechanical plant servicing the facility.

2. The predicted noise levels from the proposed

development are considered by Sonus to achieve the

relevant noise criteria, outlined within the Environment

Protection (Noise) Policy 2007 subject to the provision

of treatments.

3. The required treatments include:

1.1. Installing doors to the automatic wash bays;

1.2. Installing acoustic absorption within the manual

wash bays;

1.3. Upgrading the roof of the automatic wash bay and

plant room;

1.4. Screening the roof top plant and restricting its

noise levels subject to a subsequent design

phase review;

1.5. Restricting the times for use of the wash facilities.

4. Provided the abovementioned treatments are

adopted, the proposal is considered to accord with the

requirements of the Environment Protection (Noise)

Policy 2007 and therefore satisfy Council Wide

Objectives 42-44 (inclusive) and Council Wide PDC

107, 108, 111, 112, 113 and 114.

5. The recommendations presented by Sonus should be

included within a condition of consent imposed on the

application, should consent be granted.

Crime Prevention 1. Whilst the proposal is considered to be designed in a

manner that facilitates passive surveillance from the

adjoining public realm, consideration should be given

to crime prevention through urban design in order to

ensure the proposal assists in deterring anti-social

behaviour. It is noted that the adjoining land use (petrol

filling station) will provide for a 24 hour use of the site

which will assist in providing on-going surveillance of

the subject land.

2. In any event, the proposal should appropriately

consider Council Wide Objective 20 and Principle of

Development Control 42, 43, 44, 45, 46, 47, 48, 49 and

51.

General Infrastructure Provision

3. Zone PDC 42 outlines that development should only

occur if the required physical and community

infrastructure has been provided or secured via a

legally binding agreement.

3.1. The physical and community infrastructure

outlined within this provision includes:

3.2. Gawler East Link Road as illustrated on Structure

Plan Map Ga/1 (Overlay 1) Enlargement G, and

associated traffic interventions (road and

intersection upgrades);

3.3. public lighting, pedestrian and bicycle paths and

associated landscaping treatments associated

with the Gawler East Link Road;

3.4. community facilities (including recreation

facilities); and

3.5. stormwater management systems.

4. To date this infrastructure has not been

completed/provided nor secured. As such, the

proposal does not satisfy Zone PDC 42 (being all

elements a to d).

Easements and Associated Infrastructure (i.e. Electranet)

1. The proposal does not appear to result in any conflict

with existing/proposed easements or infrastructure.

However, consideration should be given to these

elements to ensure adequate separation is maintained

and such services are not impacted by the proposed

development.

490/557/2019 – 490/E008/2019 PETROL FILLING STATION WITH ASSOCIATED SHOP, CAR PARKING AND SIGNAGE 490/558/2019 – 490/E010/2019 PROPOSED CAR WASH, VACUUM BAYS AND SIGNAGE

Procedural Matters

Element Discussion Processing of Applications (Timing):

1. Legal advice was previously sought with regards to the

three previous commercial applications (shopping

centre, sales centre and childcare centre) regarding

the processing of the three applications without each

corresponding allotment existing for each of the

proposals (which included lack of legal road access

given internal location within site) and further the need

to consider earthworks.

2. Whilst Council has previously provided the formal

referral comments in respects of the three previous

commercial applications, this advice remains relevant

for the consideration of the additional two applications

before the panel.

3. In summary, the legal advice previously received

noted:

3.1. Each of the respective land divisions cannot and

should not be assessed and determined unless

and until the divisions which create the relevant

public roads from which access will be taken, are

approved. Until this occurs, none of the proposed

developments in the 3 development applications

have a lawful means of access. The 3

development applications cannot be granted a

Development Plan consent on this basis. To do so

would be contrary to the Gawler (CT)

Development Plan and would, be against general

practice (see, e.g. Rohrlach & Anor v City of Unley

[2011] SAERDC 19).

3.2. Further, fundamental aspects of the 3

development applications, being floor levels

stormwater management and retaining wall

heights are uncertain and are subject on as-yet

undetermined development applications. It would

be inappropriate and contrary to the Development

Plan to grant Development Plan consent to the 3

development applications without certain

information in this regard. Specifically, floor levels

and retaining wall heights are significant planning

merit considerations such that they cannot be

dealt with as reserve matters for the reasons

expressed in the Supreme Court judgment of Mar

Mina (SA) Pty Ltd v City of Marion & Anor [2008]

SASC 120.

3.3. The lack of lawful access does not render the 3

development applications hypothetical. The test

for a “hypothetical” development is whether there

is a reasonable prospect of the development

proceeding (see Hackney Hotel Pty Ltd v

Corporation of the Town of St Peters (1983) 32

SASR 145 and Rampling v City of Holdfast Bay

[2010] SAERDC 60).

3.4. Once the relevant land division applications are

approved and plans deposited at the Land Titles

Office (LTO) such that the proposed public roads

are sufficiently certain so as to facilitate future

developments relying on them for access, and so

that levels and retaining wall heights can be

confirmed, the 3 development applications may

then be granted Development Plan consent.

3.5. In conclusion neither of the 3 previous and 2

current development applications can/should be

determined until:

3.5.1. The divisions creating the public roads for

which each of the 3 development

applications are reliant for access are

approved and the relevant plans of division

deposited at the LTO; or

3.5.2. Each of the 3 development applications is

amended to provide access to an existing

public road and to remove all uncertainty

concerning levels and retaining walls

(which are currently specified as being

contingent on the outcome of the relevant

land division applications).

3.6. Whilst the subject two applications now under

consideration differ to the previous three

applications as Calton Road exists, the proposal

seeks to develop an allotment that does not legally

exist and seeks to accommodate access from the

Gawler East Link Road which is yet to be

constructed. Furthermore, the proposal indicates

traffic intervention works at the intersection of

Calton Road and the Gawler East Link Road which

are yet to be completed.

3.7. As such, the previous advice remains relevant to

the consideration of the two subject proposals.

Description of Proposal 1. The proposed petrol filling station has been described

by SCAP as a ‘Petrol filling station with associated

shop, car parking and signage”. The description omits

other elements proposed within the application that

form development in their own right; such as retaining

walls (proposed up to 2.4 metres in height).

2. The description set out by the applicant’s planning

consultant being, ‘Petrol filling station (24 hour

operation) with associated shop, fuel canopy, car

parking, signage, retaining walls, fencing and

landscaping’ is considered to be a more accurate

description of the proposed development and should

be adopted should the application proceed to a

determination in its current form.

Separation of proposed Elements

1. The subject application represents one of two proposals

currently before the State Commission Assessment

Panel (SCAP), with the other being the ‘Future Car

Wash’ indicated within the subject proposal. Whilst

Council understands that the car wash is not proposed

within the subject application, the approach to separate

the two elements and deal with each proposal

separately is not supported by the Town of Gawler.

2. The current approach is inconsistent with the ruling of

the Supreme Court in the matter between Fiora V

Development Assessment Commission [2017]

SASCFC 52 (19 May 2017), which resolved that where

land is proposed to be used for a single use at the one

time, the entire use must be included in the application

and not divided up piecemeal. In paragraph 69 of the

judgement, Debelle J noted:

2.1.1. When discharging the task imposed on it by

reg 16(1), the planning authority must

objectively examine the documents and other

information before it and, as a matter of

practical reality, decide what the nature of the

development is. To the extent that the

documents and other information before the

planning authority may disclose links

between one application and another, that is

a relevant factor. Similarly, the extent to which

the documents and other information may

disclose intentions of the applicants, they too

are relevant because those intentions may

disclose whether, in truth, the four separate

applications are for one larger development.

...

Although this application is limited to one

parcel of land, it has features which disclose

that it is linked with other intended land uses

and forms part of one overall development...

3. The development of the two allotments once completed

is considered to form in itself one holistic development.

This is evidenced by the following:

3.1. co-ordination of access/egress points to the subject

sites;

3.2. interlinked internal vehicle network within site;

3.3. provision of petrol station pylon sign within future

car wash land;

3.4. consideration of traffic impacts as one single

development by applicant’s traffic consultant

(Cirqa);

3.5. consideration of noise impacts as one single

development by applicant’s sound engineer

(Sonus);

3.6. Provision of a single stormwater design to

accommodate both developments, in which all

water quality treatment devices, stormwater

detention and the stormwater discharge point are

located within the site of the carwash not currently

forming part of this development proposal; and

3.7. Sites being benched in a manner to accommodate

internal vehicle movements between sites.

4. Given the interrelated nature of the two developments,

one development could not proceed without the other

element also taking place (particularly as it relates to

vehicle movements and stormwater management).

5. The Council is very concerned about the decision to

treat the single facility as two separate applications. The

application should be amended such that all elements

forming the single facility are considered within one

holistic application. This approach would be consistent

with the Supreme Court decision mentioned above.

Categorisation 1. In isolation Council administration concur with the

decision to categorise the subject Petrol Filling Station

and associated Shop as a Category 2 form of

development and the Car Wash proposal as Category

3. However, yhis decision would be displaced should the

two applications currently before SCAP be amended to

be considered as one holistic application.

2. The consolidation of the two applications as one in the

opinion of Council, would result in the application

constituting a Category 3 form of development. This is

due to the Carwash element not being detailed within

Gawler East Residential Zone Principle of Development

Control 45 and the development not being comprising of

a minor nature (Schedule 9 Clause 2(g) of the

Development Regulations 2008).

3. As detailed above, the decision to split the two proposed

elements into two applications, circumvents the

development as a whole from being considered a

Category 3 form of development.

Properties Notified 1. Council previously had concerns with the extent of

properties notified during the category 2 public

notification period undertaken in relation to the petrol

filling station application. Council understands that the

same properties were directly notified for the purposes

of the Category 3 notification (excluding the Council as

the adjacent reserve owner). This concern was

premised on the interpretation of the definition of

‘adjacent land’ and was raised within Council’s formal

representation submitted to SCAP during the public

notification period. In accordance with the Development

Act 1993, adjacent land is defined as follows:

1.1. adjacent land in relation to other land, means

land—

1.1.1. that abuts on the other land; or

1.1.2. that is no more than 60 metres from the other

land and is directly separated from the other

land only by—

1.1.2.1. a road, street, footpath, railway or

thoroughfare; or

1.1.2.2. a watercourse; or

1.1.2.3. a reserve or other similar open space

2. In the opinion of the Council administration, there are an

additional 6 properties situated within 60 metres of the

subject land that were separated by a Council Reserve

and Road (Calton Road). In accordance with Section 38

Clause (4)(a), notification should have been given to the

owner or occupier of each piece of adjacent land. Upon

Council broaching this concern, SCAP advised that a

number of additional properties were to be notified

separately outside of the original notification period to

address the omission. Of the 6 additional properties

raised by Council, 4 were indicated to be notified by

SCAP during this additional notification.

3. Despite the confirmation of additional public notification

to be undertaken for the petrol filling station, Council

administration still maintain concerns with the extent of

properties notified. This concern is relative to an

additional two properties that should have been notified

in the opinion of Council administration. These two

properties are directly adjacent the subject land and

within 60 metres, separated by Calton Road and the

adjoining public reserve. The two additional properties

are 9 and 10 Norman Court, Gawler East.

Referrals 1. The applicant’s planning consultant within their planning

statement submitted with the application to the SCAP,

notes that the proposed developments do not trigger

any referrals under Schedule 8 of the Development

Regulation 2008.

2. The Council is of the opinion that a referral to the

Environmental Protection Agency (EPA) pursuant to

Schedule 8 Clause 10 (b) (Activities of environmental

significance, development that involves, or is for the

purposes of, an activity specified in Schedule 21) of the

Development Regulations 2008 is triggered by the petrol

filling station application.

3. The proposed petrol station contains two 110Kl

underground fuel storage tanks equalling a total of 220

cubic metres of fuel (being a mixture of hydrocarbons)

which exceeds the nominated value outlined within

Schedule 21 Clause (3) of the Development Regulations

2008. Schedule 21 Clause (3) states:3.1. Hydrocarbon storage or production works: the

conduct of works or a facility—

3.1.1. For the storage of hydrocarbon or hydrocarbon

products in tanks that, in aggregate,

have a storage

capacity—

3.1.2. in any other case—exceeding 100 but not

exceeding 2 000 cubic metres;

4. As this prescribed figure is exceeded, a referral to the

Environmental Protection Agency should be

undertaken.

5. In addition, the Council recommends a referral be

undertaken to SEAGas to ensure compliance with

AS2885 and Zone PDC 36 (b) given that the petrol filling

station application contains higher concentrations of

people (given the continual ongoing nature of the

proposed commercial use) and a fuel source within

close proximity to the SEA Gas high pressure pipeline.

Recommended Conditions

490/E008/2019 – Petrol Filling Station General Conditions

1. The development hereby approved shall be undertaken in accordance withDevelopment Application No 490/E010/2019, the approved plans, details andconditions therein.

2. Containers, bins or receptacles used for the temporary storage of garbage,waste or refuse arising from the premises, shall be located and/or screenedfrom public view to the reasonable satisfaction of Council.

3. Mechanical plant shall be designed to be screened from public view and to thesatisfaction of Council.

4. Prior to construction commencing, a Construction Environmental ManagementPlan shall be prepared and provide to the satisfaction of the Town of Gawler,which address the mitigation or minimisation of impacts (especially from noiseand dust) and must be implemented during the construction phase.

Hours of Operation Conditions

5. Waste collection associated with the hereby approved use shall be limitedbetween the following hours:

• 9am and 7pm on a Sundays and public holidays; and• 7am and 7pm on any other day

Car Parking Conditions

6. All loading and unloading of vehicles and manoeuvring of vehicles inconnection with the now approved land use shall be carried out entirely withinthe subject land.

7. Parking layout to conform to the requirements of the most recentAustralian/New Zealand Standard 2890 Parts 1 – 4 at the date of the approval

8. All car parking spaces shall be clearly delineated at all times by the use ofwhite/yellow paint. Such works shall be completed to the Council's satisfactionprior to the occupation of the development herein approved.

9. No materials, goods or containers shall be stored in the car park or drivewaysat any time unless otherwise approved by the Council.

10. Driveway, car parking spaces, manoeuvring areas and landscaping areas shallnot be used for storage or display of materials or goods.

11. Entranceways shall be sealed to the kerb and gutter, at the Developer'sexpense prior to the occupation of the site and to the reasonable satisfaction ofthe Council.

12. All car parking spaces, driveways and associated manoeuvring areas shall besealed in bitumen, concrete or brick pavers prior to first occupation of the site.

Lighting Conditions

13. External lighting shall be restricted to that necessary for security and safetypurposes only and shall be directed and shielded in such a manner as to notcause nuisance to adjacent properties or motorists.

Stormwater Conditions

14. The proposed Class 1 separator and treatment device (indicated as SPELPuraceptor or similar) shall be installed onsite in working order prior to thecommencement of the use hereby approved.

15. All stormwater from buildings and paved areas shall be disposed of inaccordance with recognised engineering practices in a manner and withmaterials that does not result in the entry of water onto any adjoining propertyor any building, and does not affect the stability of any building.

Landscaping Conditions

16. A detailed landscaping plan shall be prepared and submitted to the relevantauthority for approval indicating the location and species of landscaping to beplanted within the designated landscaped areas.

17. The proposed landscaping shall be planted on the site in accordance with theapproved plan prior to the occupation of the site and shall be maintained andnurtured at all times, with any diseased or dying plants replaced.

Advertising Conditions

18. Illuminated signs shall not be of a light intensity to cause a light overspillnuisance to adjacent occupiers, or cause a distraction to drivers on adjacentpublic roads.

19. The advertisement(s) and support structure(s) shall be prepared and erectedin a professional and workmanlike manner and maintained in good repair at alltimes, to the reasonable satisfaction of Council.

Noise Attenuation 20. All sound attenuation measures, treatments and operational restrictions

recommended in the Sonus Environmental Noise Assessment (ReportNumber: S6185C2) dated September 2019 entitled Retail DevelopmentSpringwood must be implemented prior to the occupation of the site andadhered to on a continuous basis.

Recommended Conditions

490/E010/2019 – Car Wash

General Conditions

1. The development hereby approved shall be undertaken in accordance withDevelopment Application No 490/E008/2019, the approved plans, details andconditions therein.

2. Containers, bins or receptacles used for the temporary storage of garbage,waste or refuse arising from the premises, shall be located and/or screenedfrom public view to the reasonable satisfaction of Council.

3. Mechanical plant shall be designed to be screened from public view and to thesatisfaction of Council.

4. Prior to construction commencing, a Construction Environmental ManagementPlan shall be prepared and provide to the satisfaction of the Town of Gawler,which address the mitigation or minimisation of impacts (especially from noiseand dust) and must be implemented during the construction phase.

Hours of Operation Conditions

21. The hours of operation of the car wash facility (inclusive of the vacuum bays),shall be limited between the hours of 7:00am and 10:00pm.

22. Waste collection associated with the hereby approved use shall be limitedbetween the following hours:

• 9am and 7pm on a Sundays and public holidays; and• 7am and 7pm on any other day

Car Parking Conditions

8. All loading and unloading of vehicles and manoeuvring of vehicles inconnection with the now approved land use shall be carried out entirely withinthe subject land.

9. Parking layout to conform to the requirements of the most recentAustralian/New Zealand Standard 2890 Parts 1 – 4 at the date of the approval

10. All car parking spaces shall be clearly delineated at all times by the use ofwhite/yellow paint. Such works shall be completed to the Council's satisfactionprior to the occupation of the development herein approved.

11. No materials, goods or containers shall be stored in the car park or drivewaysat any time unless otherwise approved by the Council.

12. Driveway, car parking spaces, manoeuvring areas and landscaping areasshall not be used for storage or display of materials or goods.

13. Entranceways shall be sealed to the kerb and gutter, at the Developer'sexpense prior to the occupation of the site and to the reasonable satisfactionof the Council.

14. All car parking spaces, driveways and associated manoeuvring areas shall besealed in bitumen, concrete or brick pavers prior to first occupation of the site.

Lighting Conditions

15. External lighting shall be restricted to that necessary for security and safetypurposes only and shall be directed and shielded in such a manner as to notcause nuisance to adjacent properties or motorists.

Stormwater Conditions

16. The proposed Class 1 separator and treatment device (indicated as SPELPuraceptor or similar) shall be installed onsite in working order prior to thecommencement of the use hereby approved.

17. All stormwater from buildings and paved areas shall be disposed of inaccordance with recognised engineering practices in a manner and withmaterials that does not result in the entry of water onto any adjoining propertyor any building, and does not affect the stability of any building.

Landscaping Conditions

18. A detailed landscaping plan shall be prepared and submitted to the relevantauthority for approval indicating the location and species of landscaping tobe planted within the designated landscaped areas.

19. The proposed landscaping shall be planted on the site in accordance with theapproved plan prior to the occupation of the site and shall be maintained andnurtured at all times, with any diseased or dying plants replaced.

Advertising Conditions

20. Illuminated signs shall not be of a light intensity to cause a light overspillnuisance to adjacent occupiers, or cause a distraction to drivers on adjacentpublic roads.

21. The advertisement(s) and support structure(s) shall be prepared and erectedin a professional and workmanlike manner and maintained in good repair atall times, to the reasonable satisfaction of Council.

Noise Attenuation

22. All sound attenuation measures, treatments and operational restrictionsrecommended in the Sonus Environmental Noise Assessment (Report

Number: S6185C2) dated September 2019 entitled Retail Development Springwood must be implemented prior to the occupation of the site and adhered to on a continuous basis.

connellh

Image

Applicant:

Development Number:

Nature of Development:

Development Type:

Zone I Policy Area:

Subject Land:

Contact Officer:

Phone Number:

Close Date:

My interests are:(please tick one)

The address ofthe property affected is:

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South AustralianDEVELOPMENT ACT, 1993

REPRESENTATION ON APPLICATION - CATEGORY 3

Leyton Poperties PTY Ltd

4eo/EoLo/Ie

Proposed car wash, vacuum bays and signage

Merit

Residential (Gawler East)- Mixed Use Centre Policy Area 3

Calton Road, Gawler East, Lot 9010 CT 62O5/L46 (Proposed lots 2044 and2050 in DA49a/Do26lt9)

Hannah Connell

7LO9 7828

5.00pm Monday 3'd February 2020

owner of local property

occupier of local property

a representative of a company/other organisation affected by the proposal

a private citizen

My Name /)s,[",6t ;,t^ e t(' My phone number f)? ?7r LL 571

Primary method(s) of contact: Email:

PostalAddress: Postcode: 5tt?

You mav be contacted via vour nominated PRIMARY METHOD(s) OF CONTACT if vou indicate below that vou wish tobe heard bv the State Commission Assessment Panel in support of vour submission.

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I support the development with some concerns

I oppose the development

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Return Address: The Secretary State Commission Assessment Panel, GPO Box 1815, Adelaide, SA 5001 /orEmail: [email protected]

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Hi Hannah Residential (Gawler East) – Mixed use centre policy area 3 Please find attached my objection to the proposed car wash, vacuum bays and signage. Well to say that I am very disappointed in the Gawler Council is an understatement. I am aware of the proposed shopping centre in the new Springwood location but not the Service Station or the proposed car wash with vacuum bays and signage. I oppose the development of the proposed car wash with vacuum bays and signage. Rainfall Not sure where you have gathered your information as Gawler East does not get the volume that you have noted. The main street (Murray Street) of Gawler collects more rain than at the top of Gawler East (Hamilton Park Estate). The rain ban circles the district and heads to the Barossa Valley. Yes we do occasionally get rain but not the volumes that you refer to. The run off from the proposed car wash will impact the residents in Evanston as the flow of water will run down the hill in a southerly direction. Footpaths The area is frequented by local residents who regularly walk and ride bikes. There are no footpaths on either side of Calton Road making it a hazard for the all concerned. Phillips Avenue, Gawler East A direct impact is on Phillips Avenue, Gawler East. I agree with the initial closing of the southern end of the street whilst the roundabout construction is taking shape and would like to see this as a permanent fixture. However, using this street as a thoroughfare is highly dangerous. There are no footpaths in ‘Hamilton Park Estate’ forcing residents to walk on the road. Phillips Avenue, Gawler East has three blind bends and with an increase in vehicle traffic the residents are in danger of an accident occurring. Regards, Tracey Edmead 043 937 1040

9/1/2020

Development Act 1993 Category 3

Notice Of Application To Development.

Leyton Properties Development Pty Ltd

Gawler East Link Road

Calton Road Junction with Link Road

Mobil X Convenience Service Station and Car Wash.

To whom this concerns.

I am a resident of Phillips Avenue Gawler East and a such am expressing my thoughts based on the

invitation to make a submission regarding the above-mentioned Development Application.

I understand that the developer has certain rights regarding how they see fit to develop their land

and their enterprise. One also understands that the developer does not in any way feel a need to be

sensitive to their immediate environment and indeed our own environment. As residents we have

been extremely disappointed with a roundabout being built at the end of our street, but the

proposed development of a service station and car wash has taken this disappointment and

frustration to the extreme. I will make the assumption that the construction will proceed whether

we as residents have any say at all as with most of these situations, we are at the whim of big

enterprises and development planners wherever we reside.

The continual noise and disruption to our environment will be of a nature that as a consequence, our

properties will be greatly de valued and our lifestyle will be greatly disrupted.

The continual noise coming from the wash bays and vacuum units will be unbearable. I have seen

the exact evidence I am talking about at other similar locations in South Australia.

This sounds very much like a case of, Not In My Back Yard. But it is and the result will be a continual

annoyance to many residents in the area.

As I believe this development is a for gone conclusion I can only ask that there is some requirement

for a physical barrier high enough to retard noise and tastefully constructed, to the northern side of

the development, being Calton road as well as the side of the development being the side closest to

the East Link Road. Signage should be kept to a minimum. We will all know it is there.

Regards

Gerald Hopgood

34 Phillips Avenue Gawler East SA 5118

Po Box 620 Gawler SA 5118

Phone 0401 67 27 47

Email [email protected]

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Chris and Lyn Gill

47 Phillips Ave

Gawler East SA 5118

0490 023 468

[email protected]

8/1/20 The Secretary


GPO Box 1815

Adelaide 5001

The Secretary:

RE: Development Number 490/E010/19 – Proposed car wash, vacuum bays and signage. Calton

Road Gawler East.

I write to register our objection to this development proposal and to notify you of a desire to mak e

representations to SCAP, concerning this proposal and the connected development proposal

490/E008/19. (Petrol filling station).

Lyn and I reside on the north eastern corner of Calton Road and Phillips Avenue Gawler East,

directly across Calton road from the proposed two developments.

I am aware that the proposed petrol filling station is a category 2 application under the

Development Act 1993 and a letter notifying of the proposed development must be sent to an

owner or occupier of each piece of adjacent land.

We did not receive any letter and on speaking to our local Council (Town of Gawler) we can only

conclude that we are not considered adjacent land. However, we were advised by the Council that

SCAP would be contacting us and those residents within 60 metres of the proposed petrol filling

station. We wait in anticipation.

With regard the Category 3 application 490/E010/19 our issues of concern are:

Proposed road changes to allow access to the development

Traffic issues re vehicle’s and pedestrians

Unsuitable development for proposed lots 2044 and 2050 in DA 490/D026/19)

Noise

Signage design and proposed size.

Landscaping fencing and retaining walls

Visual impact

Lighting

Odours

C.J. GILL

mailto:[email protected]

Applicant:

Development Number:

Nature of Development:

Development Type:

Zone I Policy Area:

Subject Land:

Contact Officer:

Phone Number:

Close Date:

South AustralianDEVETOPMENT ACT, 1993

REPRESENTATION ON APPLICATION - CATEGORY 3

Leyton Poperties PTY Ltd

49O/EOLO/L9

Proposed car wash, vacuum bays and signage

Merit

Residential (Gawler East)- Mixed Use Centre Policy Area 3

Calton Road, Gawler East, Lot 9010 CT 62O5/L46 (Proposed lots 2044 and

2050 in DA490/Do26179)

Hannah Connell

7LOg 7828

5.00pm Monday 3'd February 2020

d o*n"rof local property

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Return Address: The Secretary State Commission Assessment Panet, GPO Box 1815, Adelaide, SA 5001 /orEmail: [email protected]

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Primary method(s) of contact: Email:

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You mav be contacted via vour nominated PRIMARY METHOD(s) OF CONTACT if vou indicate below that vou wish tqbe heard bv the State Commission Assessment Panel in support of vour submission.

My interests are:(pleose tick one)

My interests are:(pleose tick one)

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Signature:

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{ wishto be heard in support of my submission

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Re Proposed 24 hour Service Station/Car Wash Facility Adjacent to Phillips Ave Gawler East

SA

As residents of Phillips Ave Gawler East for 19 years, we object to this proposal being

constructed approx. 150 metres from our residence.

Instead of being a quiet residential avenue that we have enjoyed, the continual noise and

traffic will change the character of the area forever.

We are particularly concerned about the number of trees that have been removed in the name

of progress, for which there appears no accountability.

Also with global warming and the increase in electric /hybrid vehicles, is this facility actually

required at all!

While not anti-development, surely any new facility such as proposed should be considerate

of both the environment and existing surrounding residents, not just for the profitability of the

developers. The fact this was mooted in “The Bunyip” on 19/12/19 over the Christmas

season, weI assume, is just coincidental timing.

If this facility is to be built, surely the following amendments would make the proposal far

less intrusive on the surrounds.

1 The car wash and vacuum bays be relocated from fronting Calton Road to the Adelaide

(southern) side of the service station.

2 All access to the site to be limited to the Gawler East Link Road with no direct access to

Calton Road.

3 Replacing the car wash and vacuum bays, a green belt 20 metres wide and raised 3 metres

in the centre be constructed from Wilkinson Court to just short of the overhead power line

along Calton Road, punctuated only by the Gawler East Link Road. This could then be

planted with gums and other native trees and shrubs to replace the trees removed by the

developer. This would then provide an aesthetic and sound deadening barrier far more in

keeping with the local area.

Hopefully, someone in authority will see the merits of our amendments to ensure we do not

end up with an unnecessary eyesore so close to an existing residential area. Developers come

and go but if its approved and built, it is there forever!

Sincerely

Ross W. & Judi A. Gregory

45 Phillips Avenue Gawler East. SA

25 February 2020 REF No.: 00846-002


GPO Box 1815

ADELAIDE SA 5000

Attention: Hannah Connell, Planning Officer

By Email: [email protected]

Dear Hannah,

RE: DA 490/E010/19 - PROPOSED CAR WASH, VACUUM BAYS AND SIGNAGE AT CALTON

ROAD, GAWLER EAST – RESPONSE TO CATEGORY 3 REPRESENTATIONS

We refer to the proposed development involving the construction of a car wash, vacuum bays and signage at

Calton Road, Gawler East. More specifically, we refer to the representations received during the Category 3

notification process. Ekistics Planning and Design has been engaged by Leyton Property Pty Ltd to respond to

the representations.

At the outset, we note that the proposed car wash and vacuum bays will form part of the new Springwood Town

Centre which is being developed in accordance with:

• A detailed Master Plan prepared by Tract Consulting; and

• The recently approved land division which has created the site of the car wash and the adjoining public

road to the east.

We also note that the subject land is within the 'Mixed Use Centre Policy Area 3' of the 'Residential (Gawler

East) Zone' in which a wide range of land uses are contemplated including a "… mix of commercial, retail,

recreation, community, residential, office, consulting rooms and educational uses" (Objective 1).

While a 'car wash' is not specifically listed as an envisaged form of development in the Policy Area, a number of

other complementary land uses, such as a petrol filling station, are listed. For this reason, we consider that the

proposed land use is appropriate in this location, is consistent with the wide range of land uses sought by the

Development Plan and will complement the other proposed developments in the Springwood Town Centre.

1. Response to Representations

Following the Category 3 public notification process, nine (9) representations were forwarded for the applicant’s

response. The location of the nine (9) representors is identified on Figure 2.1 and Table 2.1 on the following

page.

REF #00846-002 | 25 February 2020 2

Figure 2.1 Location of representors (red) with indicative location of car wash (blue)

Table 1.1 Representors

Name Address Wish to be heard? (Y/N)

Deborah Russell 9a Melaleuca Drive, Gawler East Y

Cesar Chaparro 31 Hartley Walk, Gawler East N

Tracey Edmead 29 Phillips Avenue, Gawler East N

Ross and Judi Gregory 45 Phillips Avenue, Gawler East Not stated

Gerald Hopgood 34 Phillips Avenue, Gawler East Not stated

Narene Wardleworth (x2) 48 Phillips Avenue, Gawler East Y

Chris and Lyn Gill 47 Phillips Avenue, Gawler East Y

Jenny Lemke 9 Matz Court, Gawler East N

Town of Gawler Owner of adjoining public roads and public reserve Y

The representations raised a number of concerns which we have summarised under the following key planning

themes:

• Suitability of the land use;

• Increased traffic and congestion;

REF #00846-002 | 25 February 2020 3

• Increased noise;

• Visual impact; and

• Connection with the proposed petrol filling station.

Each theme is addressed respectively below.

Suitability of the Land Use

Several representations raised concerns about the suitability of the proposed land use for the site with one

representor suggesting that an additional car wash was not required in this area. In response, we reiterate that

the Residential (Gawler East) Zone contemplates a wide range of land uses within broadly defined areas that are

illustrated at a high-level on the Gawler East Structure Plan Map Ga/1 (Overlay 1) Enlargement G. The Structure

Plan identifies areas that will be developed for residential uses as well as other areas that are intended to be

developed as a 'Mixed Use Centre' and 'Neighbourhood Centres'. This policy framework has been established to

ensure that the future population of Springwood (which is likely to be in the order of 6,000 people), has

convenient access to services and facilities such as shops, petrol filling stations, car wash facilities and child care

centres.

The mix of services and facilities desired by the Development Plan is more particularly expressed within Obj 1

and the Desired Character of the Mixed Use Centre Policy Area:

Policy Area

Obj 1: A functional and diverse zone accommodating a mix of commercial, retail, recreation, community,

residential, office, consulting rooms and educational uses.


Mixed Use Centre Policy Area 3 will accommodate retail, commercial, community, education and formal

recreation facilities and clubrooms to service the local community.

---

Low impact, commercial business activities that provide employment opportunities for the local population

are envisaged. Such development will need to have particular regard to ensuring that minimal off-site

impacts occur with respect to noise, air, water and waste emissions, commercial traffic generation and

movement.

---

Commercial business activities and retail facilities will be established in the Neighbourhood Centre area

indicated on Structure Plan Map Ga/1 (Overlay 1) Enlargement G.

---

In addition, specific guidance in relation to envisaged land uses is provided in PDC 1 of the Policy Area. While

PDC 1 does not list a 'car wash', it does list a 'petrol filling station' as an envisaged use. Given that many modern

REF #00846-002 | 25 February 2020 4

petrol filling stations also have a car wash element, and given that the Policy Area seeks a diverse mix of land

uses (including commercial development), the car wash is an appropriate land use on the subject site.

Increased Traffic

Several representors raised concerns in relation to increased traffic levels including the potential that Phillips

Avenue will be used as a thoroughfare. In response, we note that the Gawler East Structure Plan Map Ga/1

(Overlay 1) Enlargement G identifies that the Gawler East Link Road will be constructed adjacent the site and is

forecast to deliver a significant volume of traffic (in the order of 6,500 vehicles per day) past the subject site to a

proposed roundabout on Calton Road. This increase in traffic will occur whether or not the proposed car wash

or petrol filling station are developed on the subject site.

We also note that CIRQA Traffic Engineers has assessed the traffic impacts of the proposed car wash along with

the proposed petrol filling station which is proceeding via a separate development application. CIRQA has

estimated that there will be "… in the order of 110 'passing trade' trips and 80 additional ('new') trips …" in the

peak hour associated with the two developments (car wash and petrol filling station). CIRQA also anticipated

that these movements "… will be relatively evenly distributed between Calton Road (to/from the west of the site)

and the collector road (to/from the south of the site) with only a small proportion of movements distributed

to/from the east along Calton Road".

In terms of the traffic impact of the two development applications, CIRQA has noted:

The potential traffic generation associated with future commercial development on the subject site was

included as part of previous traffic assessments prepared for the broader Springwood development. The

analysis of the overall traffic impacts has therefore considered the impact of the development of the site and

the future road network and infrastructure interventions have been designed accordingly. Detailed analysis of

the traffic impact of the proposal is therefore not warranted.

Nevertheless, it is noted that right-turn out movements from the site will be restricted (by central median on

both frontage roads). This will minimise impacts on through bound movements on Calton Road and the

collector road, and maximise safety at the site access points. Drivers wishing to head right-out on Calton

Road or right-out on the collector road will be able to undertake a left-out of the collector road access point

and then utilise the roundabout to complete their desired journey. The remaining movements at the access

points are low conflict movements. There will be adequate sight distance provisions and drivers will be able to

safely and appropriately enter and exit the traffic stream. Separated right-turn treatments are also proposed

to minimise impact of right turning vehicles on through bound movements on the adjacent roads.

On the basis of the above, it is considered that the impact of the proposal on the adjacent road network will

be minimal (particularly given the broader assessment and associated road layout has taken into account the


Based on CIRQA's assessment, the proposed development appropriately addresses the key provisions in the

Development Plan in relation to transportation and access.

REF #00846-002 | 25 February 2020 5

Increased noise

A number of representors raised concerns about increased levels of noise. In response, we note that the

proposed car wash includes a number of acoustic measures which are designed to restrict the transfer of noise.

In addition, Sonus Acoustic Engineers have prepared a detailed acoustic assessment which was included in the

original development application. Importantly, this assessment also factors in the anticipated noise that is likely

to be generated by the petrol filling station which is progressing via a separate development application.

The Sonus assessment notes that the proposed development will achieve the relevant noise criteria expressed

in the Environment Protection (Noise) Policy 2007 subject to the following restrictions as well as a number of

relatively modest treatments which have generally been reflected on the architectural plans:

• The automatic and manual wash bays as well as the vacuums bays are not be used between the hours

of 10pm and 7am; and

• Waste collection only occurs between the hours of 9am and 7pm on a Sunday or public holiday and 7am

and 7pm on any other day.

More specifically, Sonus conclude as follows:

An environmental noise assessment has been made of the proposed development at the corner of Calton Road

and the Gawler East Link Road, Springwood.

The assessment considers noise levels at nearby existing residences from vehicle movements, car park activity,

fuel deliveries, automatic and manual wash bays, vacuum bays, rubbish collection and mechanical plant

servicing the facility.

The predicted noise levels from the development will achieve the relevant noise criteria, derived in accordance

with the Environment Protection (Noise) Policy 2007 subject to the treatments in this report, comprising;

• Installing doors to the automatic wash bays;

• Installing acoustic absorption within the manual wash bays;

• Upgrading the roof of the automatic wash bay and plant room;

• Screening the roof top plant and restricting its noise levels subject to a subsequent design

phase review;

• Reducing the noise from any alarms as far as practical;

• Ensuring all inspection points, grated trenches, etc. are correctly fixed;

• Restricting the times for rubbish collection and fuel deliveries; and

• Restricting the times for use of the wash facilities.

It is therefore considered that the facility has been designed to minimise adverse impacts, avoid unreasonable

interference on amenity, and will not detrimentally affect the locality by way of noise, thereby achieving the

relevant provisions of the Development Plan related to environmental noise.

REF #00846-002 | 25 February 2020 6

Visual impact

A number of representors raised a concern about the visual impact of the proposed car wash. Some

representors suggested that the car wash should not be located on Calton Road while others suggested that a

'20m wide green belt' or a physical barrier should be constructed to screen the development. In response to

these concerns, we once again note that the subject land sits within the Mixed Use Centre Policy Area 3 which

contemplates non-residential development in this location. We also note that, by their very nature, 'vehicle'

related land uses such as car washes and petrol filling stations need to be sited on significant roads such as

Calton Road and the Gawler East Link Road in order to 'capture' passing trade.

Further to the above, it is noted that almost all of the representors are separated and shielded from the subject

site by a 20m wide vegetated reserve running along the northern side of Calton Road (see Figure 2). The

vegetated buffer, combined with a separation distance of at least 45m between the subject site and the

residential development to the north, provides an effective screen thereby reducing the visual impact of the

proposed development.

Figure 2 Locality showing 20m vegetated reserve on the northern side of Calton Road

REF #00846-002 | 25 February 2020 7

In addition to the above, the proposed development includes a 1.5m wide landscaped strip along the Calton

Road frontage which will include mass plantings of assorted groundcovers and low shrubs. This landscaping will

assist to soften the appearance of the proposed car wash when viewed from Calton Road and the residential

properties to the north.

Connection with the proposed petrol filling station

The Town of Gawler has suggested that the proposed development should be assessed in association with the

separate petrol filling station as one single development application. More specifically, the Council has

suggested that the car wash can not proceed without the petrol filling station. This is incorrect. The car wash

has been designed to operate as a standalone facility and is not dependent on the petrol filling station. While

the proposed car wash will share the same access and stormwater arrangements as the petrol filling station,

these elements will be required whether or not the petrol station proceeds. For this reason, the proposed

access and stormwater arrangements have been included in both applications. This means that if one of the

developments does not proceed for whatever reason, the other application can proceed unhindered.

Notwithstanding the above, we note that the traffic, stormwater and acoustic reports have considered the

cumulative impact of both development applications. This is intended to provide a clearer picture of how the

site will ultimately operate in terms of traffic movements, stormwater management and acoustic treatments.

As mentioned, should the petrol filling station not proceed for some reason, the car wash can be constructed

and operated as a standalone facility.

Other matters

A number of other matters which were raised by the representors have been addressed below:

• Increased run-off from the site – this has been addressed in the Stormwater Management Plan prepared

by Sagero Engineers which demonstrates that stormwater will be managed appropriately;

• Lack of footpaths on Calton Road – it is understood that the associated land division is proposing to

construct a footpath on the southern side of Calton Road which will improve pedestrian connectivity in

the area;

• Global warming and increase in electric/hybrid vehicles – it is unclear how these matters are directly

applicable to the subject application for a car wash;

• Increased odours – the proposed development does not include any activities that have the potential to

detrimentally affect the locality in terms of additional odours;

• Increased lighting – while the proposed development will increase the amount of lighting in the locality,

we reiterate that the Development Plan seeks a range of non-residential development in this area which

inevitable will lead to an increase in lighting;

• Increased signage – the proposed signage is relatively modest and is consistent with the type and design

of signage that is typically associated with development of this nature;

• Devaluation of properties – this is not a relevant issue in the assessment of development applications;

REF #00846-002 | 25 February 2020 8

• Landscaping, fencing and retaining walls – while the exact nature of the concerns are unclear, it is noted

that the proposal includes landscaping along both road frontages and the height of the retaining walls

(up to 2.4m) and fencing (1.8m) is not considered excessive given the required earthworks;

• Notification of additional properties – it is understood that the Department of Planning, Transport and

Infrastructure has undertaken the notification process correctly in accordance with the Development

Act 1993 and Development Regulations 2008; and

• Timing of consent – given that the associated land division, which creates the site and the associated

public road to the east, has now been approved, there is no reason to delay the assessment of the

proposed car wash.

2. Conclusion

Following our review of the representations received during the Category 3 notification process, we remain of

the view that the proposal warrants Development Plan Consent for the following reasons:

• The proposed land use is consistent with the intent of the Mixed Use Centre Policy Area 3 which seeks

a "… functional and diverse zone accommodating a mix of commercial, retail, recreation, community,

residential, office, consulting rooms and educational uses";

• The subject site is identified as a Neighbourhood Centre within the Gawler East Structure Plan Map

Ga/1 (Overlay 1) Enlargement G as well as the Springwood Masterplan;

• The location and design of the proposed development will complement other proposed development

in the Springwood 'village centre' such as the petrol filling station proposed to be co-located on the

subject site (forming part of a separate Development Application) as well as the supermarket and

specialty shops to the south (forming part of a separate Development Application);

• The proposed development has been designed to address Calton Road, and the building provides visual

interest through the use of a variety of building materials, complementary colours and articulation;

• A coordinated signage theme is proposed, with the signage reflective of the proposed use as a car

wash;

• The proposed development has been designed to accommodate safe and convenient movements for

vehicles, and the CIRQA report concludes that sufficient onsite parking will be provided to cater for the

anticipated parking demand;

• Stormwater will be managed and treated appropriately;

• Interface issues have been addressed appropriately to ensure that the proposed development will

achieve the criteria of the Environment Protection (Noise) Policy 2007 as demonstrated in the

Environmental Noise Assessment prepared by Sonus; and

• The proposed landscaping will assist to soften the appearance of the building and hardstand areas

when viewed from the adjoining roads which will assist to enhance the amenity of the locality

REF #00846-002 | 25 February 2020 9

The proposed development is therefore highly aligned with the most relevant provisions of the Development

Plan and warrants Development Plan Consent, subject to reasonable and relevant conditions.

We trust that you now have sufficient information to finalise your assessment of the proposed development to

enable the application to be presented at the March 12 meeting of the State Commission Assessment Panel

(SCAP). We would appreciate the opportunity to address the SCAP and answer any questions that Member's

may have.

If any further information is required, please contact the undersigned on (08) 7231 0286.

Yours Sincerely

Kieron Barnes Senior Associate

RESIDENTIAL (GAWLER EAST) ZONE

Introduction

The Objectives and Principles of Development Control that follow apply in the Residential (Gawler East) Zone shown on Gawler Maps Ga/5, 6, 9 and 20 and Policy Areas Map Ga/15 and 17. They are additional to those expressed for the whole of the Council area.

OBJECTIVES

Objective 1: A predominately residential area comprising a range of low and medium-density dwellings, with associated integrated infrastructure, retail, commercial, recreational, educational and community development in master-planned locations in accordance with Structure Plan Map Ga/1 (Overlay 1) Enlargement G.

Objective 2: Development sensitive to the particular topography of the area and which has minimal visual and environmental impacts.

Objective 3: A residential zone comprising a range of dwellings types, including a minimum of 15 percent affordable housing.

Objective 4: Increased dwelling densities in close proximity to centres, future public transport routes and public open spaces.

Objective 5: Open space systems designed to provide multiple use reserve areas that promote water management, habitat retention and enhancement, and recreational linkages.

Objective 6: Development that achieves co-ordination in allotment configuration and physical and community infrastructure provision.

Objective 7: Development that contributes to the desired character of the zone.

DESIRED CHARACTER

The Residential (Gawler East) Zone is located within both the Town of Gawler and The Barossa Council. The Gawler East area encompasses broad hectare land which is expected to support a population of approximately 10 000 persons.

The zone will develop in accordance with Structure Plan Map Ga/1 (Overlay 1) Enlargement G and be undertaken in an orderly manner that achieves the most efficient use of land, the extension or expansion of infrastructure services and the timely provision of community facilities. No more than 1000 allotments should be created within the area defined by Gawler East Development Constraints Concept Plan Figure CoP/5 until such time as the Gawler East Link Road is complete.

The zone will accommodate a diversity of housing forms. The Mixed Use Centre Policy Area 3 will comprise a mix of residential development and a range of commercial, retail, educational, recreational and community facilities. A smaller range of retail facilities, together with compact housing are anticipated within the Local Centre Policy Area 19.

It is essential that development respects and enhances the natural attributes of the zone through the retention of significant views, creek lines, native vegetation and locations of ecological significance. Innovative and best practice solutions in respect to water reuse, grey water supply and stormwater management will be implemented. Retention of on-site stormwater will be maximised where practical. Any stormwater leaving the site will be dispersed to reduce the risk of erosion to the natural surroundings and impacts to the downstream receiving waters.

Dwellings will range between 1 and 3 storeys in height; however buildings at the interface with adjoining zones other than the Open Space Zone will not exceed 2 storeys.

Buildings of between 3 and 5 storeys, such as apartment buildings, will be located in the Mixed Use Centre Policy Area 3, the former quarry area, adjacent to open space, and where necessary to frame the end of important or significant vistas. It is important that development achieve a clear transition in building height for a cohesive streetscape.

Housing forms will be simple and incorporate a high degree of articulation to the street façade while delivering a mix of housing types and forms to provide interesting streetscapes and promote social interaction. This will include the provision of recessed of vehicle garaging and the inclusion of front verandas/porticos and appropriate landscaping.

The delivery of housing diversity will require innovative solutions for front or rear access and parking. Rear access will be provided in the form of ‘service lanes’, which support vehicular access requirements at reduced speeds providing a safe pedestrian environment. At the land division stage, on-street car parking should be provided near areas of proposed medium to high density developments.

Allotment configuration is envisaged to be compact particularly within the Mixed Use Centre Policy Area 3, with building setbacks minimised to assist in facilitating an enclosed and active street. This will incorporate opportunities for multi-storey apartments, terrace and rear lane mews housing that will achieve a range of housing types within a single street.

The slope of the land will dictate the location of particular dwelling types, with some more compact dwelling types located on relatively flat sites, whilst more traditional dwelling types will be located on those portions of the site with moderate to high slope. On topographically steep sites alternative design solutions, such as split level dwellings, that are able to meet desired earthworks and driveway gradient outcomes are appropriate.

The form and distribution of major open space will be influenced by Council Wide Open Space Development Plan provisions and by the need for integrated stormwater detention, treatment and re-use given limitations on the potable water supply for the area. It will also be influenced by the location of natural drainage corridors, and the need to integrate with existing corridors, including the eastern escarpment at Evanston Park. Public open space areas will need to accommodate both active and passive recreation opportunities and the retention of identified conservation areas.

A co-ordinated network of linear parks, including cohesive pedestrian and bicycle movement corridors and visual links, will be established between the new development and adjoining natural creek lines, public recreation areas, local shopping and community services and surrounding road networks.

Steeper environments and watercourses that are proposed to be vested to Council as reserves and/or easements, will be restored to an appropriate natural state in consultation with the Town of Gawler.

Steeper slopes result in higher bushfire risk. Providing vehicle access between the Open Space Zone and residential development together with appropriate buffers assists in managing bushfire risk. Reference to Australian Standard AS3959 – 2009 (incorporating amendments to 2009 and 2011) is recommended to inform and reduce bushfire risk. Any revegetation of areas will take into account the level of bushfire risk, local topography and the need for ongoing management of bushfire risk, ensuring significant hazards are neither created nor exacerbated.

Reserves for public purposes such as active and passive recreation and stormwater management, including the provision of associated infrastructure, will be designed to an appropriate standard and level of service suitable to the locality to ensure long term economic, environmental and social sustainability.

Portion of the eastern boundary of the zone is located adjacent to the Para Woodland Reserve. It is essential that development form an appropriate interface with the Para Woodland Reserve. The interface will act as a buffer between the residential area and the Reserve, balancing access, management of bushfire risk, management of potential invasion by pest plants, minimising the impact of domestic pets on native wildlife and as a provision of open space. The interface will vary in width as appropriate to meet the above criteria and will comprise of a combination of roads, paths, public open space and, where appropriate, areas of natural character for stormwater management. Where housing is included in the interface area it is expected that houses will address the Reserve. The

interface area will be planted with locally indigenous species (mainly groundcovers and low shrubs) selected to minimise the bushfire risk by providing an area of reduced fuel hazard.

The north-eastern, eastern and southern boundary of the zone adjoins agricultural, rural and rural living land. It is essential that development provide an appropriate buffer between dwellings and land used for agriculture. Larger allotments together with open space and road networks and increased dwelling setbacks will be established at the peripheries of the zone boundary in order to provide an appropriate low density transition and interface with adjacent rural and rural living land.

The Gawler East Link Road shown on Structure Plan Map Ga/1 (Overlay 1) Enlargement G is intended to have a boulevard character comprising wide footpaths and cycle paths on both sides and substantive street tree plantings. Dwellings will front and address the road with setbacks to contribute to the boulevard character. In addition, dwellings fronting the road will be sited, designed and constructed to mitigate traffic noise impacts.

Infrastructure Corridors have been created in response to the presence of key public infrastructure, namely 132 kV and 275 kV transmission lines. This infrastructure comprises a significant component of the State’s high voltage power transmission network. The zone provisions are aimed at protecting this significant public infrastructure from encroachment by incompatible land uses and protecting the infrastructure corridors from being fragmented by land division and therefore ensuring on-going access for maintenance is available and that the security and reliability of the power network is not compromised. No residential allotments should infringe on the corridors or existing easements. These corridors provide the opportunity for co-locating compatible land use activities such as other appropriate infrastructure, at-grade car parking and roads, a linear park or a cycling/walking trail.

Development should have regard to the impact of high noise emission and adverse air quality sources, such as from the high-pressure gas transmission pipeline valve, non-residential development and the Gawler East Link Road. Dwellings fronting this road will be sited, designed and constructed to mitigate traffic noise and adverse air quality impacts.

An Aboriginal heritage survey has been undertaken for the Gawler East area. It indicates that prior to colonial contact the South Para River and its tributaries were associated with long-term seasonal Aboriginal occupation, with adjoining hill crests providing views of culturally significant landscape features and surveillance for the Kaurna Nation peoples. While there has since been a high level of ground disturbance in the area, there is the potential for future activities to disturb sub-surface archaeological deposits particularly along the banks of the South Para River. Activities within this area which may damage, disturb or interfere with any Aboriginal site or object need to be undertaken in accordance with the provisions of the Aboriginal Heritage Act 1988.


Land Use

1 The following forms of development are envisaged in the zone:

Affordable housing Aged persons’ accommodation Community facilities Domestic outbuilding in association with a dwelling Domestic structure Dwelling Dwelling addition Dwelling with associated home based business uses Land division Non-residential use that serves the local community, for example:

- child care facility - health and welfare service - open space - pre-school - primary and secondary school

- recreation area - shop, office or consulting room

Retirement village Supported accommodation

2 Development listed as non-complying is generally inappropriate.

Form and Character

3 Development should not be undertaken unless it is consistent with the desired character for the zone.

4 Development should occur in accordance with Structure Plan Map Ga/1 (Overlay 1) Enlargement G.

5 Road reserves should be of a width, design and alignment that can:

(a) provide for safe and convenient movement and parking of vehicles and other users according to projected vehicle volumes, speeds and the character of the road;

(b) accommodate bus routes where required;

(c) provide for shared, on-street parking bays for nearby residents and visitors wherever practical to achieve unrestricted movement along collector roads;

(d) allow vehicles to enter or reverse from an allotment or garage in a single movement, allowing for cars parked on the opposite side of the road (where applicable) or fixed infrastructure on the street;

(e) allow for the efficient movement of service and emergency vehicles; and

(f) accommodate street planting, landscaping, street furniture and utilities infrastructure.

6 Direct allotment access may be provided to the Gawler East Link Road:

(a) where the Road gradient is not more than 8 percent at the point the driveway accesses the Road; or

(b) where the Road gradient is more than 8 percent if the allotment has a regular frontage of at least 25 metres.

7 Dwellings fronting the Gawler East Link Road should be sited, designed and constructed to mitigate traffic noise and adverse air quality impacts.

8 The use and placement of outbuildings should be ancillary to and in association with a dwelling or dwellings.

Land Division

9 Land division should facilitate the provision of a broad range of housing options, including affordable housing.

10 Land division should accommodate open space and movement networks that provide for strong connections and safe and convenient access to public facilities, public transport and potential future development of adjoining sites.

11 Land division:

(a) should not exceed 1000 allotments until at least the following infrastructure indicated by Structure Plan Map Ga/1 (Overlay 1) Enlargement G has been constructed:

(i) the Gawler East Link Road between Calton Road and Gawler - One Tree Hill Road; and

(ii) the Gawler East Link Road between Gawler - One Tree Hill Road and Potts Road; and

(iii) an upgrade of Potts Road and its intersection with Main North Road to accommodate the traffic flows associated with further continued development.

(b) should not prejudice the construction of the Gawler East Link Road as detailed in the Structure Plan Map Ga/1 (Overlay 1) Enlargement G and associated pedestrian and bicycle paths, landscaping treatments and public lighting.

(c) should facilitate the construction of on and off-site stormwater management systems and community facilities.

12 Land division creating reserves containing steeper environments and watercourses, that are proposed to be vested to Council, should be restored to an appropriate natural state through the removal of declared plant species, control of other environmental weeds and the planting and management of native vegetation in order to achieve desired amenity, recreation, conservation, biodiversity, management of bushfire risk and ongoing management outcomes.

13 Land division creating reserves for public purposes such as stormwater management and active and passive recreation, including the provision of associated infrastructure, should be designed to an appropriate standard and level of service suitable for the locality to ensure long term economic, environmental and social sustainability.

14 Rear lanes should:

(a) have a minimum reserve width of 6.5 metres;

(b) be limited in length to a maximum of 100 metres;

(c) have a minimum carriageway width of 5.5 metres;

(d) include protuberances to accommodate landscaping and lighting should not exceed 1.0 metre;

(e) landscaping should be in the form of tall vertical trees in preference to low level shrubs;

(f) be designed to accommodate garbage trucks and emergency service vehicles.

15 Public lighting should be provided to all public roads, laneways, paths and open spaces.

16 Development with frontage to the eastern side of the Gawler – One Tree Hill scenic road should be established on allotments of no less than 1000 square metres in area and incorporate high quality of building articulation and appropriate landscaping between buildings and the road in order to retain distant vistas, ensure visual interest and a scenic landscape character along this corridor.

17 Land located west of the South Para River should not be divided for the purpose of creating additional allotments unless forming part of an integrated development scheme where all infrastructure is delivered to service the land in an orderly and economic manner including potable water supply, grey water supply, waste water disposal, formed all-weather public roads and access, and stormwater disposal.

18 Detention and/or retention basins should incorporate good design techniques that:

(a) allow sediments to settle so as to treat stormwater prior to discharge into watercourses;

(b) allow for sediments to be easily removed from the basin and disposed of off-site;

(c) ensure human health and safety, particular with respect to high velocity drainage points;

(d) ensures the control of mosquitoes and nuisance insects (e.g. midges); and

(e) ensure detention and retention infrastructure (in conjunction with Water Sensitive Design) is designed to have a capacity that limits outflow to predevelopment flow rates in a 100 year ARI event

(f) improve water quality through treatment of detained water.

19 Transmission lines should be protected from encroachment through the provision of:

(a) a 30 metre wide corridor (15 metres each side from the centreline) for the 132kV line;

(b) a 100 metre wide corridor for the 275kV line as required by relevant authorities.

20 Residential allotments should not be created within the Major Transmission Infrastructure Corridors shown on Structure Plan Map Ga/1 (Overlay 1) Enlargement G, or within the existing easements for the 132kV and 275kV transmission lines.

Land Use and Density

21 Housing with an average site area for dwellings less than 250 square metres should be located within the Mixed Use Centre Policy Area and Local Centre Policy Area or within walking distance of public open space, local shops and public facilities.

Built Form/Setbacks

22 Buildings should not exceed the following heights:

(a) two storey development for properties adjacent to the boundary of adjoining zones other than the Open Space Zone;

(b) three storeys for the balance of the zone, other than apartment/mixed use buildings within the Mixed Use Centre Policy Area where a 5 storey limit applies.

23 Where allotments have direct frontage to an open space reserve, housing should address the reserve and incorporate a high quality design outcome (i.e. articulation of building facades) and that promotes casual surveillance (i.e. windows and open style fencing that promotes surveillance).

24 Where an allotment immediately adjoins public open space, clear, safe and convenient pedestrian access should be provided to the dwelling.

25 Residential building setbacks should satisfy the minimum dimensions outlined in Table 1 except where a proposed plan of division is accompanied by a building envelope plan that demonstrates that lesser building setbacks will contribute to the achievement of the desired character for the zone:

Table 1

Parameter Value

Primary Street Frontage (excluding arterial or collector roads forming the zone boundary and the One Tree Hill Scenic Road shown on Map Ga/1 (Overlay 1) Part A and Part B

3.0 metres to front facade 1.5 metres for dwellings where vehicle access obtained from the rear or side 1.5 metres to veranda/balcony elements 0.5 metres to entry porch and portico

Secondary Street Frontage (Corner Lots) 1.5 metres to façade 0.6 metres for dwellings on allotments with a frontage equal to or less than 9.0 metres 0.5 metres for veranda/balcony elements 0 metres for entry porch/portico

Side Boundary (excluding road frontage) 0.0 metres for dwellings on allotments with a road frontage equal to or less than 9.0 metres; 0.9 metres for dwellings on allotments with a frontage greater than 9.0 metres, other than a garage wall with a maximum length of 6.0 metres

Rear Boundary (other than rear lane) 0.9 metres

Open Space Reserve Frontage 1.5 metres where dwellings front the reserve 0.5 metres to entry porch and portico, veranda and balcony elements

Single Carport/Garage metres from primary street frontage 0.5 metres for laneway frontage

Double Carport/Garage 5.0 metres from primary street frontage 0.5 metres for laneway frontage

Arterial or Collector Roads 5.0 metres to front façade 5.5 metres to carport/garage

Gawler - One Tree Hill Scenic Road shown on Map Ga/1 (Overlay 1) Part A and Part B

15.0 metres to all buildings (excluding minor protrusions such as porches, porticos, eaves, verandas, balconies or similar

Rear Lane (upper level dwelling) 0.5 metres for laneway frontage

Private Open Space

26 Dwellings should include private open space which conforms to the requirements of Table 2:

Table 2

Site area of dwelling

Minimum area of private open space

Provisions

Greater than 250 square metres

60 square metres (minimum dimension of 2.5 metres)

(a) Balconies, roof patios, decks and the like, can comprise part of this area provided the area of each is 8 square metres or greater and has a minimum dimension of 2.0 metres.

(b) One part of the space should be directly accessible from a living room and have an area of 25 square metres with a minimum dimension of 4 metres and a maximum gradient of 1-in-10.

Site area of dwelling


Provisions

250 square metres and less

35 square metres (minimum dimension of 2.5 metres)

(a) Balconies, roof patios and the like can comprise part of this area provided the area of each is 8 square metres or greater and has a minimum dimension of 2.0 metres.

(b) One part of the space is directly accessible from a living room and has an area of 16 square metres with a minimum dimension of 4 metres and a maximum gradient of 1-in-10.

25 square metres (minimum dimension of 2.5 metres) where:

(a) The dwelling has no more than two bedrooms (or rooms that could reasonably be used as bedrooms) and a total floor area of not more than 110 square metres

(b) Separate areas are provided for the provision of a rainwater tank and the storage of refuse and recycling bins.

Upper level dwellings


(a) 8 square metres and accessible from a living room.

Amenity and Public Spaces

27 Residential development should have regard to existing and possible future noise and adverse air quality sources, such as from the high pressure gas transmission pipeline valve, the Gawler East Link Road and non-residential developments, with respect to site layout, orientation, design and construction to ensure a safe and comfortable residential environment and to minimise conflict with existing non-residential activities

28 Development should balance the desire for an open streetscape and passive surveillance with the need for functional privacy. Clear delineation should be provided between public and private spaces, which may incorporate fencing, landscaping or a combination of these elements.

29 Retaining walls greater than 1.0 metre in height should:

(a) not be directly visible from a public road or the public realm

(b) where located between a building and a road frontage, be stepped in increments of not more than 1.0 metre

(c) not cause significant adverse impacts on the amenity of adjacent properties, particularly in relation to overshadowing, cutting off light or views.

30 Residential development should provide an area for the storage of waste receptacles that is screened from primary and secondary street frontages.

31 Development should be designed and sited to relate to the slope of the land, so that:

(a) the bulk and scale of the buildings do not dominate the landscape;

(b) the amount of cut and fill is minimised.

32 Fences should be located to minimise their visual impact and be constructed of materials which are of a low light-reflective nature.

Bushfire Protection

33 To protect against bushfire, dwellings should not be sited within 40 metres of a slope greater than 20 degrees, where the length of the slope is greater than 10 metres and covered by unmanaged vegetation.

Separation of Use

34 Development should be designed and sited to minimise negative impact on existing and potential future land uses considered appropriate in the locality.

35 Residential development adjacent to non-residential zones and land uses should be located, designed and/or sited to protect residents from potential adverse impacts from non-residential activities.

High Pressure Gas Pipeline

36 Development, including land division, in the vicinity of a high pressure pipeline, as depicted on Structure Plan Map Ga/1 (Overlay 1) Enlargement G, should:

(a) not affect the continued operation of the pipeline infrastructure

(b) be located, designed, and developed having regard to the location of the infrastructure and the potential public safety impacts.

Car Parking

37 For each dwelling, the maximum width (including the width of any support structure) of any garage or carport opening that faces a street, should be no greater than six metres or 50 percent of the frontage width, whichever is the lesser, except where a site has a frontage of less than 12 metres and the dwelling is:

(a) two or more storeys; and

(b) incorporates protrusions such as verandas, projecting windows, porches, balconies etc. which provide articulation in the building as it presents to the street, in which case garages or carports should have a maximum width of 6 metres or 80 percent of the width of the site, whichever is the lesser.

38 No maximum width applies to garage or carport openings where a site has rear vehicular access and from which vehicular access is obtained.

39 Development within Mixed Use Centre Policy Area 3 and Local Centre Policy Area 19 should have car parking in accordance with the following table based on calculations relating to net-leasable floor areas:

Form of Development No. of required car spaces

Apartment 1 space for every unit plus 1 additional space for every 5 2-bedroom units plus 1 additional space for every 3 bedroom unit with a visitor park of 1 space for every 5 units.

Bank 5.5 spaces per 100 square metres

Office 4 spaces per 100 square metres

Shop 5.5 spaces per 100 square metres

Affordable Housing

40 Development should include a minimum 15 percent of residential dwellings for affordable housing.

41 Affordable housing should be distributed throughout the zone to avoid over-concentration of similar types of housing in a particular area.

Infrastructure Coordination

42 Development, including land division, should only occur once required physical and community infrastructure is either provided, or a legally binding agreement has been executed for the provision of the infrastructure items, including the following:

(a) Gawler East Link Road as illustrated on Structure Plan Map Ga/1 (Overlay 1) Enlargement G, and associated traffic interventions (road and intersection upgrades);

(b) public lighting, pedestrian and bicycle paths and associated landscaping treatments associated with the Gawler East Link Road;

(c) community facilities (including recreation facilities); and

(d) stormwater management systems.

PROCEDURAL MATTERS

Complying Development

43 Complying developments are prescribed in Schedule 4 of the Development Regulations 2008.

Non-complying Development

44 Development (including building work, a change in the use of land, or division of an allotment) for the following is non-complying:

Crematorium

Development in the form of land division in the area defined by the Gawler East Development Constraints Concept Plan Figure CoP/5 is non-complying if:

(a) there exist 1000 allotments within the area defined by the Gawler East Development Constraints Concept Plan Figure CoP/5; and

(b) the following infrastructure has not been completed

(i) the Gawler East Link Road between Calton Road and Gawler - One Tree Hill Road;

(ii) the Gawler East Link Road between Gawler - One Tree Hill Road and Potts Road;

(iii) an upgrade of Potts Road and its intersection with Main North Road to accommodate the traffic flows associated with further continued development.

Fuel Depot Horticulture Hospital except where located within Mixed Use Policy Area 3 Industry Intensive animal keeping Junk Yard Major public service depot Office greater than 150 square metres, except where located within Mixed Use Centre Policy

Area 3 and/or Local Centre Policy Area 19 Prescribed mining operations Refuse destructor Shop or group of shops with a gross leasable floor area exceeding 250 square metres, except

where located within Mixed Use Centre Policy Area 3 and/or Local Centre Policy Area 19 Telecommunications Facility above 30 metres in height Warehouse Waste reception, storage, treatment or disposal, except a sewerage treatment plant.

Public Notification

45 Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008.

Further, the following forms of development (except where the development is non-complying) are designated:

Category 1

Fencing (including a combination of fencing and retaining walls) up to a maximum height of 2.8 metres

Category 2

All development listed within Principle of Development Control 1 of the Residential (Gawler East) Zone, Mixed Use Policy Area 3 and Local Centre Policy Area 19.

Fencing (including a combination of fencing and retaining walls) with a height in excess of 2.8 metres.

MIXED USE CENTRE POLICY AREA 3

Introduction

The Objectives and Principles of Development Control that follow apply in the Mixed Use Centre Policy Area 3 of the Residential (Gawler East) Zone shown on Policy Areas Map Ga/15. They are additional to those expressed for the whole of the Council area.

OBJECTIVES

Objective 1: A functional and diverse zone accommodating a mix of commercial, retail, recreation, community, residential, office, consulting rooms and educational uses.

Objective 2: Development that minimises any adverse impacts upon the amenity of the locality within the policy area.

Objective 3: Development that contributes to the desired character of the policy area.

DESIRED CHARACTER

Mixed Use Centre Policy Area 3 will accommodate retail, commercial, community, education and formal recreation facilities and clubrooms to service the local community. It is envisaged that a full range of residential development will form an integral component of this policy area to activate it outside of commercial and retail business hours. Housing forms will include, but not be limited to, mixed use development within a single building where dwellings will typically be established above non-residential land uses.

Low impact, commercial business activities that provide employment opportunities for the local population are envisaged. Such development will need to have particular regard to ensuring that minimal off-site impacts occur with respect to noise, air, water and waste emissions, commercial traffic generation and movement.

A retail facility, not exceeding 10 000 square metres in floor area, will comprise a supermarket and a range of specialty shops to serve the weekly shopping needs of the community. Restaurants, cafes, hotels (incorporating dining) and take away outlets are envisaged and will develop the centre as a destination point and provide uses that extend the hours of the centres operation to promote surveillance and safety of the adjacent recreation and education facilities.

Commercial business activities and retail facilities will be established in the Neighbourhood Centre area indicated on Structure Plan Map Ga/1 (Overlay 1) Enlargement G.

It is envisaged that community facilities and additional educational establishments will be established to complement the existing role of the Gawler Township. Future educational establishments will be

located in accordance with the Structure Plan Map Ga/1 (Overlay 1). Schools are expected to form a focal point for the new community providing opportunities for the establishment of significant buildings and shared open space.

In terms of urban design and built form, a ‘main street’ environment will be created, where buildings address the street and car parks are primarily located to the rear. In order to minimise the overall extent of off street parking shared car parking is encouraged, and the convenience, availability and function of on street parking in mixed use environments will be recognised.

Gathering points for formal and informal community events will be established, either by means of a central pedestrian plaza, a village green or series of nodes.

Commercial and mixed use buildings will be established close to the street frontage and incorporate verandas and other protruding elements in order to create a pedestrian-friendly environment and outdoor dining opportunities. These areas will be enhanced by large street trees, high quality paving, lighting and street furniture. Building facades will be designed in a manner to create diversity of interest through the appearance of an aggregation of smaller buildings.


Land Use

1 The following forms of development are envisaged in the policy area:

Advertisement Bank Child care centre Community facility Consulting room Detached dwelling Educational establishment Group dwelling Health centre Home activity Hospital Hotel Indoor recreation centre Library Licensed premises Motel Nursing home Office Office and dwelling Personal service establishment Petrol filling station Place of worship Pre-school Recreation area Residential flat building Restaurant Retail showroom Row dwelling Semi-detached dwelling Serviced accommodation Shop Shop and dwelling Supermarket.

2 Development listed as non-complying is generally inappropriate.

Form and Character

3 Development should be designed to ensure that:

(a) buildings are designed to address the street frontage with servicing areas located internal to the centre and appropriately screened from public view;

(b) the establishment of shared car parking areas to the rear of buildings and on-street.

4 Public space established should be activated by uses around its edges.

5 Buildings should have a maximum of 5 storeys in height.

6 Development should not be undertaken unless it is consistent with the desired character for the policy area.

7 Filling of land and retaining walls exceeding 1.0 metre in height are appropriate where they are associated with the remediation and development of the former quarry site.

General Provisions


OBJECTIVES

Objective 42: Development located and designed to minimise adverse impact and conflict between land uses.




107 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.

Access 354 Development should have direct access from an all weather public road. 355 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. Vehicle Parking 362 Development should be consistent with Australian Standard AS 2890 Parking facilities.

Infrastructure PDC 370 A Traffic Impact Study should be undertaken to determine the potential impact of developments on the surrounding arterial road network. Works that are required as a direct result of providing safe and efficient access to any proposed development should be provided. Crime Prevention Objective 20: A safe, secure, crime resistant environment where land uses are integrated and designed to facilitate community surveillance. Noise Generating Activities 113 Development that emits noise (other than music noise) should include noise attenuation measures that achieve the relevant Environment Protection (Noise) Policy criteria when assessed at the nearest existing noise sensitive premises. 114 Development with the potential to emit significant noise (e.g. industry) should incorporate noise attenuation measures that prevent noise from causing unreasonable interference with the amenity of noise sensitive premises. Outdoor Advertisements The context for advertising or advertising displays is critical in assessing the compatibility of the development with the Desired Future Character or character of a locality or zone. Signage types are defined in Table Ga/4.

OBJECTIVES

Objective 69: An urban environment and rural landscape not disfigured by advertisements.

Objective 70: Advertisements in retail, commercial and industrial urban areas, and centre zones, designed to enhance the appearance of those areas.

Objective 71: Advertisements not hazardous to any person.


199 Advertising and advertising displays should, in addition to general provisions, conform with the performance criteria in Table Ga/4. 200 The location, siting, size, shape and materials of construction, of advertisements should be: (a) consistent with the desired character of areas or zones as described by their objectives; (b) consistent with the predominant character of the urban or rural landscape; or (c) in harmony with any building or site of historic significance or heritage value in the locality. 201 Advertisements should not detrimentally affect by way of their siting, size, shape, scale, glare, reflection or colour the amenity of areas, zones, or localities, in which they are situated. 202 Advertisements should not impair the amenity of areas, zones, or localities, in which they are situated by creating, or adding to, clutter, visual disorder and the untidiness of buildings and spaces. 204 The scale of advertisements should be compatible with the buildings on which they are situated and with nearby buildings and spaces. 209 Advertisements should not create a hazard to persons travelling by any means.

210 Advertisements should not obscure a driver's view of other road vehicles, of rail vehicles at or approaching level crossings, of pedestrians and of features of the road such as junctions, bends, changes in width, traffic control devices and the like that are potentially hazardous. 211 Advertisements should not be so highly illuminated as to cause discomfort to an approaching driver, or create difficulty in his perception of the road, or of persons or objects on it.

Natural Resources

Objective 58: Storage and use of stormwater which avoids adverse impact on public health and safety. PRINCIPLES OF DEVELOPMENT CONTROL

152 Development should include stormwater management systems to protect it from damage during a minimum of a 1-in-100 year average return interval flood. 153 Development should have adequate provision to control any stormwater over-flow runoff from the site and should be sited and designed to improve the quality of stormwater and minimise pollutant transfer to receiving waters. 154 Development should include stormwater management systems to mitigate peak flows and manage the rate and duration of stormwater discharges from the site to ensure the carrying capacities of downstream systems are not overloaded. 155 Development should include stormwater management systems to minimise the discharge of sediment, suspended solids, organic matter, nutrients, bacteria, litter and other contaminants to the stormwater system. 156 Stormwater management systems should preserve natural drainage systems, including the associated environmental flows. 157 Stormwater management systems should: (a) maximise the potential for stormwater harvesting and re-use, either on-site or as close as practicable to the source; (b) utilise, but not be limited to, one or more of the following harvesting methods: (i) the collection of roof water in tanks; (ii) the discharge to open space, landscaping or garden areas, including strips adjacent to car parks; (iii) the incorporation of detention and retention facilities; (iv) aquifer recharge.

SCAP Agenda Item 2.2.2 12 March 2020 Leyton Properties ...

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