1. introduction - litchfield council · 1. introduction this report accompanies an application for...

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STATEMENT OF EFFECT – 2, 4, 6, 14 AND 16 MANDER ROAD, 881 AND 883 STUART HIGHWAY, HOLTZE

1. Introduction

This report accompanies an application for the development of a shop comprising a drive-through liquor outlet

(bottle shop) with ancillary function area and car parking. The bottle shop is the first component of what will become

the Pinelands One-Stop-Shop facility, providing an integrated highway service centre on the above lots, with

boundaries realigned, lots consolidated and access formalised from the Stuart Highway, Mander Road, Mander Court

and through the respective lots. The One-Stop-Shop facility is intended to comprise the bottle shop subject of this

application, a service station, warehouse and self-storage facility, food and showroom sales outlets, in a manner

reflective of the highway frontage to the site. A subdivision application has been lodged separately to this

development application, seeking to consolidate some existing lots, realign internal lot boundaries and provide

access and service easements to ensure the efficient and equitable access and provision of services. The proposed

bottle shop is located on Section 4768 (883 Stuart Highway), however relies on other lots for access to Mander Road

and Mander Court.

The subject land is located within the LI (Light Industry) Zone per the provisions of the Northern Territory Planning

Scheme. This report details the nature of the subject land and locality, the proposed development, considers the

proposal against the relevant provisions of the Northern Territory Planning Scheme, and the relevant components

of Section 46(3) of the Northern Territory Planning Act.

This report (and application) is to be read in conjunction with the following attachments:

Attachment A: Site plan, floor plans and elevations

Attachment B: Title Documents

Attachment C: Concept Subdivision Master Plan

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2. Subject Land

Figure 1: Sections 4768, 5124, 5125, 5126, 5127, 5131 and 5132 Hundred of Bagot (2, 4, 6, 14 and 16 Mander Road and 881-883

Stuart Highway, Pinelands)

Address: Sections 4768, 5124, 5125, 5126, 5127, 5131 and 5132 Hundred of Bagot (2, 4,

6, 14 and 16 Mander Road and 881-883 Stuart Highway, Pinelands)

Title Reference and Land Tenure: 5124 - CUFT 718 059 Estate in fee simple (freehold)

5125 - CUFT 718 069 Estate in fee simple (freehold)






Landowner: Gary Vincent Coleman and Dorothy Josephine Coleman

Land Area: 2.204 hectares (Section 4768 – 9,460m2)

Zone: LI (Light Industry)

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The subject land is located on the northern side of the Stuart Highway, in the area of Pinelands. The site comprises

seven adjoining lots with a collective area of 2.204 hectares, and frontages to the Stuart Highway, Mander Road and

Mander Court. The proposed bottle shop is located in the southern corner of site, in the eastern section of Section

4768 adjacent the Stuart Highway.

The subject land is cleared and void of built form. Vehicle access currently exists from Mander Road and Mander

Court, with vehicle access from Mander Road located adjacent the southern boundary of the site, providing access

(via an access easement) across Sections 5124 and 5125 to Section 4768. The access and easement is located in close

proximity to the Stuart Highway / Mander Road intersection. Adjacent the Stuart Highway frontage is a large unlined

drain within the Stuart Highway road reserve.

The subject land is encumbered by drainage easements to the Litchfield Council and access easements providing

access rights over certain sections to the benefit of other sections, all within the subject land. The subject land is

shown in images 1-4 below.

Image 1: Mander Court frontage. Driveway to the right of image provides access to land adjoining the subject site.

Image 2: Mander Road frontage. Subject land is on the left.

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Image 3: Mander Road access. Sealed driveway generally aligns with access easement to Section 4768.

Image 4: Existing drain along the Stuart Highway frontage.

3. Locality

Figure 1 in section 2 of this report demonstrates the zoning layout in immediate proximity of the site. The site is

located on the north-eastern corner of the intersection between Mander Road and the Stuart Highway in the mixed

light and general industry area of Pinelands, with development and land use on the northern side of the Stuart

Highway comprising a range of light industrial uses, and land on the southern side of the highway comprising general

industry. Land uses in the immediate locality comprise a mix of manufacturing, storage, warehousing, transport,

waste treatment and other uses generally associated with industrial areas. In addition, showroom and trade sales,

vehicle sales and hire and small light industry premises also occur.

To the east of the site, also fronting the northern side of the Stuart Highway, BP Palms / Free Spirit Resort comprises

a large tourism facility including Caravan Park, food and service station.

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To the north of the site, the old railway corridor provides a lineal open space area comprising a pedestrian / cycle

path. Robertson Barracks Defence Base is located approximately 980 metres east-north-east of the site.

4. Proposed Development

The application proposes the construction of a shop for the purpose of a retail liquor outlet with drive-through and

traditional retail service. The bottle shop consists of a drive-through service and checkout area, four drive-through

lanes, 118m2 cool room, 340m2 shop, 59m2 store room, pre-chiller room and office / administration areas. In

addition, a mezzanine level provides a 57m2 function area, intended for use during product launches, wine tasting

and other activities associated with the operation of the bottle shop.

Externally, the development comprises a single storey building with 3 degree roof pitch, roller doors to drive-through

lanes and store room, cfc sheeting and panel wall cladding, feature timber panels, aluminium awnings, rendered and

paint finish to block walls, signage and pedestrian areas. Access to the site will be via a newly constructed access

from the Stuart Highway (refer section 4.1), which will integrate with access from Mander Road and Mander Court,

providing consolidated access points and an internal road network within the Pinelands One-Stop-Shop facility. In

addition to the drive-through lanes, 35 car parking spaces are provided adjacent the western side and rear of the

bottle shop.

Site and floor layout plans, elevations and perspectives are contained in Attachment A.

The proposed development will comprise the first stage of the development of the Pinelands One-Stop-Shop, an

integrated highway service centre with integrated access and internal road network. The service centre is intended

to provide for vehicular traffic, particularly recreation traffic such as fishers, campers and four-wheel drivers, that

includes (subject to separate application) a service station, showroom (bulky goods) and warehouse premises, fast-

food and a self-storage facility, in addition to the proposed bottle shop. The site is intended to provide a single,

integrated facility to stock up on fuel, food, alcohol and equipment (such as fishing or camping supplies), in addition

to a storage facility for boats, caravans, camper trailers and other equipment (in the self-storage facility). Increasing

density of development within Darwin and Palmerston places greater restrictions on the ability to store recreation

vehicles and equipment (such as boats and camper trailers) within residential properties. As such, the facility will

provide a storage facility integrated within the overall ‘supply’ centre.

In addition to the bottle shop, the overall centre provides a range of uses either permitted (showroom sales and

warehouse) or discretionary (service station, restaurant), and overall anticipated within zone LI, and will be subject

to separate applications to the consent authority. A separate subdivision application will be lodged to appropriately

consolidate and realign existing lot boundaries, formalise access easements within the site and provide land for

services and infrastructure. The draft subdivision master plan is provided for reference in Attachment C.

4.1 Traffic and Access

The proposal includes the provision of a left-in, left-out access from the Stuart Highway, coinciding with the location

of the proposed bottle shop. In addition, integrated access for private and service vehicles will be provided from

Mander Road, with service access from Mander Court (primarily loading and waste vehicles). The proponent has

engaged ARUP consulting traffic and transport engineers to review the proposed development, including access

arrangements, vehicle circulation, car parking and impact on the surrounding road network.

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Numerous discussions have occurred with the Department of Transport regarding access to the site from the Stuart

Highway, including consideration of the surrounding road network and the Departments’ intended signalisation of

the Stuart Highway / Mander Road intersection within the next 2 years. Preliminary advice provided:

heavy and light vehicle access can be safely accommodated;

heavy vehicle access is provided into the site from a new access road at the end of the Mander Road cul-

de-sac;

the intersection of Mander Road and Stuart Highway will not be significantly impacted in terms of traffic

congestion and delay by the proposed development;

there is sufficient distance for cars and trucks to come to a stop if a vehicle at the new left out exit blocks

the service road; and

the likelihood of vehicles blocking the service road can be significantly reduced by introducing ‘Keep Clear’

markings and signage – with the introduction of these treatments it is recommended to provide the new

left turn out treatment.

Whilst the Department of Transport have provided in-principle support for the proposed development and,

particularly, access arrangements thereto, the analysis (undertaken for the entire One-Stop-Shop development) is

currently being revised to reflect refinements to future land uses. The refinements are unlikely to affect the bottle

shop subject of this application, including the access thereto, however are expected to become available shortly and

will be presented to the Department of Transport and the consent authority when available.

4.2 Servicing

Byrne Design consulting engineers have been engaged to review the proposed One-Stop-Shop development and

determine servicing requirements and opportunities for connection to reticulated services. The provision of services

to the site is subject to ongoing investigations and discussions with the Power and Water Corporation and the

Litchfield Council. Preliminary investigations indicate:

Ensuring the land is free draining by filling the site to allow building pads with fall towards the new (internal)

access road;

Provide underground drainage (and kerb and gutter) within new internal access road to connect to existing

drainage infrastructure in Mander Road;

Install back of block drainage in Lots 5127, 5131 and 5132 to connect to to Mander Road drainage;

If upgrades to external water infrastructure are required to service the area in order to satisfy the fire

demand flow and future development, the most likely approach will be the provision of a DN225 water

reticulation main from the existing DN300 water distribution main at the intersection of Mander Road and

the Stuart Highway. This water reticulation main will replace the existing DN100 and DN150 reticulations in

that area;

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Alternatively, fire tanks could be utilized to reduce the water supply requirements; and

The site is not currently serviced by reticulated sewerage. Waste disposal options include the provision of

an onsite sewage treatment plant, options to connect into the reticulated sewerage system through the

provision of additional mains and infrastructure upgrades, individual septic systems or the provision of a

separate, site-specific pumping station.

Servicing investigations and designs will continue to be advanced and ongoing discussions with service authorities

held to determine precise service infrastructure outcomes.

5. Section 46(3)(a) - NT Planning Scheme

The relevant provisions within the Northern Territory Planning Scheme (the Scheme) are referred to below.

Nature of Development

The proposed development comprises a shop per the definition within Clause 3.0 of the NT Planning Scheme.

Specifically, the proposal comprises a shop for the purpose of a drive-through retail liquor outlet with drive-through

lanes, internal shop area, cool room, ancillary areas and mezzanine function area.

“shop” means premises used for the display and sale by retail or for hire of goods or services but does not

include a restaurant, retail agricultural stall, service station, showroom sales or vehicle sales and hire;

The subject land is located within zone LI (Light Industry) per Clause 5.11 of the NT Planning Scheme. The

development of a shop within zone LI is identified as discretionary, thus a development permit from the consent

authority is required. Clause 5.11 identifies three objectives for development in Zone LI:

1. The primary purpose of Zone LI is to provide for light industry uses or development activities that will not by

the nature of their operations, detrimentally affect adjoining or nearby land.

The proposal provides a use that, by the nature of operation and the nature of the surrounding land, will not

detrimentally affect adjoining or nearby land. The provision of appropriate access arrangements in accordance with

the requirements of the Department of Transport, ensuring the surrounding road network is not compromised, will

ensure access to surrounding land is not adversely affected by the proposed development. The nature of a drive-

through bottle shop is such that the proposal is unlikely to be overly sensitive to impacts from surrounding light

industrial uses, thus is unlikely to compromise existing uses and development.

2. Offices are expected to primarily provide a service to the light industry in the zone and be of a size

commensurate with the service provided.

The proposal includes a 14m2 office entirely ancillary to the proposed bottle shop (managers office), and thus is not

considered to compromise the intent of subclause 2.

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3. Shops are expected to be limited to those that either service the needs of the light industry in the zone or

would be inappropriate in a commercial zone.

The application proposes the development of a shop within Zone LI. The location and design of the shop reflects the

highway frontage, and it is expected that the majority of patrons will comprise persons travelling along the highway.

The proposed shop will provide a service to the needs of the light industry within the zone, however will not be

limited thereto, and the extent of patronage from the surrounding industrial areas are likely to be a lesser proportion

of overall patronage. Notwithstanding, the proposal, both individually and (more specifically) when considered as

part of the overall One-Stop-Shop, has been specifically designed as a highway frontage service centre, and as such,

is a form of development inappropriate in a commercial zone.

Specifically in relation to the proposed shop, the development:

Compromises compliance with Clause 8.2 that would apply were the land located in a commercial zone,

including (subject to the specific nature of the site on which it would be located) the preservation of vistas,

built form preserving the character of buildings in the immediate locality, the expanse of blank walls, passive

surveillance of the street level (due to the extent of drive-through lanes to the front of the building), site

access for pedestrians, landscaping, public facilities and bicycle storage and end of trip facilities.

Provides a layout and focus on vehicular patronage, including the provision of four drive-through lanes to

the buildings frontage, such that the extent of traffic generation and concentration towards the sites’

frontage, compromises the ability of the facility to function and respond to a commercial area in a manner

desired of commercial development. The proposed shop (and the intended future development for the site)

are clearly focused on vehicular-based patronage, and thus compromised in their ability to respond to the

desired characteristics for commercial zones.

In addition to the above, the proposed bottle shop must be considered in the context of the overall site development.

The intended uses, with the exception of the bottle shop, are of a form anticipated within zone LI (ie service station,

restaurant, storage, warehouse and showroom). The provision of additional shop (beyond the bottle shop) or office

space is not intended. Given the site is intended to operate as an integrated One-Stop-Shop facility, across a land

area in excess of 2 hectares with a clear focus on vehicular patronage, the future development of the site is clearly

inappropriate in a commercial zone. Accordingly, the proposed bottle shop, when considered both in isolation and

in the context of the intended future development, is inappropriate in a commercial zone and thus appropriate in

zone LI in accordance with subclause 3.

The following Clauses are considered relevant in relation to the development of a shop in Zone LI:

Clause 6.1 – Building Height

Clause 6.5.1 – Car Parking

Clause 6.6 – Loading Bays

Clause 6.7 – Signage

Clause 8.1.1 – Shops in Zone LI

Clause 9.1.1 – Industrial Setbacks

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General Provisions

Clause 6.1 relates to general height control, and seeks to ensure that the height of buildings in a zone is consistent

with development provided for by that zone. The relevant provisions of the Clause state:

4. Unless expressly provided by this Planning Scheme, the height of any part of a building is not to exceed 8.5m

above the ground level, unless it is:

a) a flag pole, aerial or antenna; or

b) for the housing of equipment relating to the operation of a lift.

The maximum height of the bottle shop will be 7.3 metres, within the 8.5 metre maximum.

Clause 6.5 – Vehicle Parking

Clause 6.5.1 relates to the provision of car parking. The Table to Clause 6.5.1 requires car parking for the purpose of

a shop be provided at the rate of 6 spaces per 100m2 net floor area. Overall shop area, including the internal retail

space, cool room (given public access will be provided), mezzanine and office (albeit ancillary) is equivalent to 529m2

net floor area. The pre-chiller room and storage room (91m2) are not specifically excluded within the definition of

net floor area per Clause 3.0 of the Scheme, however given their purpose for storage only, will not generate a

demand for car parking to the extent generated by the retail areas. Accordingly, it is considered appropriate to apply

an alternative rate for storage areas (encompassed within the broad definition of industry) at the rate of 2 spaces

per 100m2. Based on the above rates, the proposal will generate a demand for 34 (33.56) car parking spaces. With

35 spaces provided, the proposal complies with the car parking requirements of Clause 6.5.1.

Clause 6.5.3 provides layout requirements for car parking areas and driveways. The proposal includes suitably

dimensioned car parking spaces, driveways, setbacks to car parks, appropriate and individual access to each parking

space, and disabled parking in accordance with Clause 6.5.3. Thirteen car parking spaces adjacent the rear elevation

of the proposed bottle shop comprise parking spaces of 4.8 metres in length with overhang areas ensuring total

space length is 5.5 metres. Appropriate pedestrian space is provided separate to the overhang area.

Clause 6.6 – Loading Bays

Clause 6.6 requires the provision of space for the loading and unloading of vehicles associated with the use of land,

and requires one loading bay for the proposed development. A single loading area, 7.5 metres by 3.5 metres with a

vertical clearance of more than 4 metres is provided. The loading bay is located in the first drive-through lane, and

in accordance with subclause 3, provides access that is adequate for its purpose. Accordingly, the proposal complies

with Clause 6.6.

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Clause 6.7 – Signs

Signage in the Litchfield Council area is subject to the provisions of the Planning Scheme. The proposed development

includes two panel signs attached to the southern and western elevations of the building. The signs have a collective

area of approximately 13m2, thus well within the parameters of Clause 6.7 above. The signs themselves will not be

illuminated, are located above 2.7 metres from the relevant ground level, and do not project closer to the road than

the corresponding awnings. Accordingly, compliance with Clause 6.7 is achieved.

Clause 8.1.1 – Shops in Zone LI

1. The purpose of this clause is to facilitate retailing of a nature and intensity servicing only the needs of

the zones in which the shop is located.

2. In Zones CV, CL, LI, GI, DV, OR and CN the net floor area of a shop is not to exceed 200m2

The retail / shop area, even excluding the cool room and mezzanine function area, comprises some 340m2, well in

excess of the 200m2 maximum per Clause 8.1.1. Net floor area for the shop is equivalent to 529m2. The objective for

Clause 8.1.1 seeks to ensure the retail facility services only the needs of the zones in which the shop is located. This

appears to contradict the objectives for development in zone LI per Clause 5.11, specifically subclause 3, which

provides:

Shops are expected to be limited to those that either service the needs of the light industry in the zone or

would be inappropriate in a commercial zone.

Accordingly, it is clear that the allowance for shops in zone LI extends to those inappropriate within a commercial

zone, and is not limited to only those which service only the needs of the zone in which they’re located. As

established in response to subclause 3 of Clause 5.11 above, the proposed bottle shop, both in isolation and when

considered in the context of the overall One-Stop-Shop development, is inappropriate in a commercial zone, and

much more suited to a highway-frontage industrial area.

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Given objectives identified for development within Clause 5.11, and the fact that the bottle shop is not intended to

service only the industrial zone, the restriction of the floor area to 200m2 should not be directly applied to the

proposed development.

Clause 9.1.1 – Industrial Setbacks

Clause 9.1.1 seeks to ensure that buildings are sited to provide an adequate level of visual amenity in industrial zones,

and requires buildings on the subject land be setback a minimum of 3 metres from the front boundary and 5 metres

from the rear boundary and at least one side boundary.

The proposed shop is setback 4.19 metres to the front (Stuart Highway) boundary, with the roof overhang setback

2.583 metres (thus an encroachment of 0.417 metres). The setback to the eastern side boundary exceeds 6 metres,

and the building is located in excess of 20 metres to the rear boundaries and western side boundary.

The application proposes a minor variation to the setback requirements from the front boundary, providing an

awning / roof overhang setback 2.583 metres from the boundary rather than the required 3 metres. Given the nature

of the variation (comprising the awning only), the additional setback of the building wall over a metre greater than

the required minimum, and the width of the adjacent road reserve (approximately 11 metres between the front

property boundary and the road carriageway), the variation is considered minor. Further, the proposal will not

compromise the visual amenity of the locality and accordingly will not compromise the objectives of Clause 9.1.1.

6. Section 46(3)(b) – Interim Development Control Order

There are no Interim Development Control Orders currently applicable to the subject land.

7. Section 46(3)(c) – Environmental Assessment Act, Waste Management and Pollution Control Act

Formal consideration under the Northern Territory Environmental Assessment Act is not required, and the proposal

is not likely to impact on any environment protection objective under the Waste Management and Pollution Control

Act.

8. Section 46(3)(d) – Merits of Proposed Development

The proposal will increase the range of services and facilities specifically tailored to the highway location, and will

comprise the first stage of an integrated highway-frontage service facility.

9. Section 46(3)(e) – Subject Land, Suitability of Development and effect on other land

Sections 2 and 3 of this report detail the subject land and its locality. The subject land is vacant and provides minimal

land form constraints on development.

10. Section 46(3)(f) –Public Facilities and Open Space

The proposed development does not warrant the direct consideration or provision of additional public facilities or

open space. Notwithstanding, the site is well located to access public services within the nearby Palmerston City

Centre.

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11. Section 46(3)(g) – Public Utilities and Infrastructure

Ongoing service and infrastructure investigations and discussions with relevant agencies will determine the precise

servicing provision to the site in order to accommodate the proposed and future development.

12. Section 46(3)(h) – Impact on Amenity

Given the nature of the locality and the development proposed, there are unlikely to be any adverse impacts on

amenity.

13. Section 46(3)(j) – Benefit/Detriment to Public Interest

The proposal will increase the range of services and facilities available to motorists along the Stuart Highway. The

proposed liquor outlet is not located within close proximity to sensitive receptors comprising land uses or

development likely to be sensitive to an increase in the availability of alcohol.

14. Section 46(3)(k) – Compliance with the Building Act

The application does not comprise any form of subdivision. Accordingly, Section 46(3)(k) is not applicable.

15. Section 46(3)(l) – Development of Scheme Land

The application does not comprise the subdivision of land under a unit titles scheme. Accordingly Section 46(3)(l) is

not applicable.

16. Conclusion

The application proposes the construction of a shop comprising a drive-through bottle shop as the first stage of an

integrated Pinelands One-Stop-Shop service centre. The centre will ultimately comprise vehicle servicing, storage,

showroom, warehouse and food outlet uses, and will function as an integrated facility with access from the Stuart

Highway and Mander Road.

The proposed development is suitable within the subject land given the nature of development proposed, the nature

of intended future development, the location of the site and the provisions within the Northern Territory Planning

Scheme. The proposal does not compromise the use of the surrounding industrial areas, and will appropriately

integrate with the surrounding road network, including the Stuart Highway.

Brad Cunnington

Northern Planning Consultants Pty Ltd

23 March 2016

concept designs (N.T.) pty ltd

Designer - George Savvasc copyright reserved

r e s i d e n t i a l i n d u s t r i a l a n d c o m m e r c i a l d e s i g nph 0407720703fax [email protected]

Stuart Highway, Pinelands

scale One Stop Pinelands CellarbrationsSuperstore

dwg no 16016COLdate 23/03/16

sheet A100

One Stop Pinelands Cellarbrations SuperstoreCover Page

drawn by Author

Drawing ListSheet

Number Sheet Name

A100 Cover PageA101 LocalityA102 Site PlanA103 Floor PlanA104 ElevationsA105 ElevationsA106 Roof PlanA108 SectionA109 PerspectivesA110 Internal Perspective 1A111 Internal Perspective 2A112 Unnamed

Proposed Drive Through Bottle Shop, Lot 1,Stuart Highway, Holtze

TO DARWINTO PALMERSTON

MA

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NEW ACCESS ROAD

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STUART HIGHWAY

FUTURE DEVELOPMENT

FUTURE DEVELOPMENT

FUTURE DEVELOPMENT

FUTURE DEVELOPMENT

Electrical Substation

Electrical Substation 107.661m50.001m40.508m

14.157m

26.4

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7.06

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75.053m

74.515m

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87.589m

7.487m

14.928m 4.801m

20.000m

23.6

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64.149m

10.000m

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61.1

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73.0

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DRIVETHROUGH

SHOWROOMS

STORAGESHEDS

SERVICESTATION

SHOWROOM /WAREHOUSE

STUART HIGHWAY

LOT 1LOT 2LOT 3

LOT 4 LOT 5





scale As indicated One Stop Pinelands CellarbrationsSuperstore


sheet A101

One Stop Pinelands Cellarbrations SuperstoreLocality

drawn by Author

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Locality PlanScale 1:5000

Locality PlanScale 1:1000

Mezzanine above57sqm

9.12 CarparksRequired

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concept designs (north)


r e s i d e n t i a l i n d u s t r i a l a n d c o m m e r c i a l d e s i g n

ph 0407720703fax [email protected]


scale 1 : 200 One Stop Pinelands CellarbrationsSuperstore


sheet A102

One Stop Pinelands Cellarbrations SuperstoreSite Plan

drawn by: Author

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340 sqm

118 sqm

32 s

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59 sqm

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DRIVE THROUGH CHECKOUTO

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scale As indicated One Stop Pinelands CellarbrationsSuperstore


sheet A103

One Stop Pinelands Cellarbrations SuperstoreFloor Plan

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MezzanineScale 1: 100

Ground FloorScale 1: 200

Ground Floor

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4000

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Ground Floor

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Pitching Point 1

4000

3° fall

3° fall

7287







sheet A104

One Stop Pinelands Cellarbrations SuperstoreElevations

drawn by Author

Elevation 1Stuart Highway

Elevation 2

Cfc sheeting with paint finish

Rendered & paint finish toblockwork walls typ.

Feature timber panels

10mm cfc wall panel claddingwith 10mm express joints paintfinish

ROLLER DOOR ROLLER DOOR

Rendered & paint finishto blockwork walls typ.

Powder coated aluminiumwindow and door frames typcial

Powder coatedaluminium awning

Ground Floor

0

Pitching Point 1

4000

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A108

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Pitching Point 1

4000

1697

5600

3° fall

3° fall

7297







sheet A105

One Stop Pinelands Cellarbrations SuperstoreElevations

drawn by Author

Elevation 3

Elevation 4


ROLLER DOOR ROLLER DOOR


3° fall

3° fall 3° fall

3° fall

3° fall 3° fall

33000

9800 23200

1190

028

600

1190

078

0020

800

1500

4050

0

1500

2100

1000

1500

1500

1500

1500







sheet A106

One Stop Pinelands Cellarbrations SuperstoreRoof Plan

drawn by Author

Ground Floor

0

Pitching Point 1

4000

Level 2

2600 SHOP / RETAIL

DRIVE THROUGHCHECKOUT

FUNCTIONDRIVE THROUGH

CHECKOUT

3° fall

3° fall

1600

7297

Ground Floor

0

Pitching Point 1

4000

STOREROOM

PRE-CHILLERROOM



3° fall

3° fall

4000







sheet A108

One Stop Pinelands Cellarbrations SuperstoreSection

drawn by Author

Section 1

Section 2







sheet A109

One Stop Pinelands Cellarbrations SuperstorePerspectives

drawn by KA







sheet A110

One Stop Pinelands Cellarbrations SuperstoreInternal Perspective 1

drawn by KA







sheet A111

One Stop Pinelands Cellarbrations SuperstoreInternal Perspective 2

drawn by KA

Mezzanine above57sqm

STUART HIGHWAY

FUTU

RE

DE

VE

LOP

ME

NT

1

2

3

4

5

6

7

8 9 10 11 12 13 14 15 16 17 18 19 20

212223242526272829303132333435

ST

OR

ER

OO

M

PRE-

CH

ILLE

R

RO

OM

W/C

COOLROOM

EN

TR

Y

SHOP / RETAIL340 sqm

118 sqm

32 s

qm59

sqm


Grassed Area

Grassed Area

Gra

ssed

Are

a

Grassed Area

OF

FIC

E14

sqm

5500

6000

5500

2.5m x 5.5m carparking spacesR

OLL

ER

DO

OR

WA

TE

R E

AS

EM

EN

T

RO

LLE

R D

OO

R

RO

LLE

R D

OO

R

RO

LLE

R D

OO

R

seal

ed c

oncr

ete

driv

away

s

sealed concrete drivaways

2.6m x 4.8m carparking spaces

6212

ENTRY

EX

ITE

XIT

NEW ACCESS ROAD

NEW ACCESS ROAD

EASEMENT

6000

2.5m

x 5

.5m

car

park

ing

spac

es


6377

5500

2500

26008846

9912

2500

7.5m

x3.

5mlo

adin

gba

y

4192

4343

2583

roof above

roof

abo

ve

roof

abo

ve

roof above

6000

6000

concept designs (north)


r e s i d e n t i a l i n d u s t r i a l a n d c o m m e r c i a l d e s i g n

ph 0407720703fax [email protected]




sheet A102

One Stop Pinelands Cellarbrations SuperstoreSite Plan

drawn by: Author

N

SE

W

NE

SW

SE

NW

COLEMANS