due to the proximity to the street corner (great eastern...
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Due to the proximity to the street corner (Great Eastern Highway and Bulong Avenue) and the presence of a power pole, the bus bay is not able to be located any further south-west towards the corner of Bulong Avenue. Additionally, swept path diagrams submitted by the applicant (refer Attachment 1) shows that service vehicles turning left into Bulong Avenue from Great Eastern Highway are unable to safely access the site through the proposed entry-only Bulong Avenue crossover. The applicant has also stated this movement has significant impacts on traffic flow and safety. This further demonstrates the development has not provided evidence that safe vehicle movements can be undertaken which pose no impact to the traffic flow/safety of the road network, and that the land use is inappropriate. Architectural Design of the Proposed Development The objectives of the Mixed Use zone outline that the building should be of a high standard of architectural design set in pleasant garden surrounds with limited vehicle access from properties to primary roads. Figures 7 and 8 show the elevation of the development facing Great Eastern Highway.
Figure 7 – Great Eastern Highway elevation of proposed Convenience Store
Figure 8 – Great Eastern Highway elevation of proposed Fast Food outlet
Page 25
The Applicant has stated in their submission that the proposal is a “vibrant built form” and an “attractive, high quality outcome.” The City seriously queries the basis for such statements when reviewing the submitted plans. The most dominant feature of the proposed development is the canopy over the fuel bowsers. The canopy design is large (244m2 in area), flat and boxy. Council, in recent times, has not accepted flat roofed carports on Great Eastern Highway and have pushed for better design outcomes such as articulation, pitched roofs and softening of the boxy appearance.
Figure 9 – Indication of How Caltex Designs Can Incorporate a ‘Fit for Purpose’ Design and Accentuate Features on the Canopy to move it away from ‘Traditional Style’ Industrial Services Station Design. Figure 9 is a Caltex which is located on the corner of Beaufort and Bulwer Street. This development shows how Caltex is capable of pushing form and function of fuel canopies to a different architectural design. It is not accepted or supported that the proposed plans provide a ‘good’ (at minimum) architectural design as it relates to the fuel canopy. Figure 10 is an example of a canopy for a service station which demonstrates a higher standard of architectural design can be achieved for the proposed development.
Figure 10 – Example of an alternative design of a Fuel Bowser Canopy which offers a higher standard of Architectural Design (Brisbane Airport, Queensland)
Page 26
Given the land use and the space required on site to accommodate a large number of customer vehicles, the main buildings are provided a significantly large front set back of approximately 39m. This creates a stark frontage dominated by vehicles and hard surfaces, with little interaction with the street and minimal visual interest. It is not considered the built form of the canopy for the proposed development is consistent with the intent of the Mixed Use zone which specifically asks for a high standard of architectural design, or DA6. Therefore, the design of the development is not supported. Sensitivity of Surrounding Land Uses and Separation Distances The EPA Guidance Statement for Separation Distances between Industrial and Sensitive Land Uses No. 3 June 2005 provides generic separation distances between a number of land uses which generate emissions and those classified as sensitive land uses. The following separation distances applied are shown in the below except of the EPA Guidance Statement: Industry Description
of industry Impacts Buffer distance
(m) Gaseous Noise Dust Odour Risk
Service station
Involving vehicle cleaning / detailing facilities and the retailing of spare parts and foodstuffs
All other 24 hour operations
200
Table 1 – Excerpt from EPA Guideline Statement Appendix 1 The proposed development is located adjacent to a serviced apartment development and 60m to the ‘Residential’ zone down Bulong Avenue and 36m to the ‘Residential’ zone over Great Eastern Highway. A residence is considered to be a sensitive land use. The application did not provide any information addressing the separation distances from sensitive land uses. Therefore it is recommended that the applicant provide a statement recognising the EPA Guidance Statement and indicating the measures which can be imposed to minimise the creation and discharge of emissions as acknowledged in Table 1. Parking and internal movements Car Parking The development requires 52 car parking spaces and provides 38 spaces as outlined in Attachment 12 and below in Table 2 below.
Page 27
Land Use LPS15 Requirement Provided Service Station 18 8 Convenience Store 12 18 (shown as 'general bays')
Fast Food Outlet 21.25 20 (19 drive-through and 1 waiting bay)
46 bays (less 8 bowser bays) Total 52 bays (rounded up) 38 bays (14 bay shortfall)
Table 2 – Parking Table As eight (8) of the parking spaces under ‘Service Station’ are proposed at the fuel bowsers and LPS15 excludes these from the calculation, the development provides only 38 compliant parking spaces which represents a shortfall of 14 parking spaces. Queuing bays within a drive-through for a fast-food outlet may be permitted under LPS15, however it must be noted that these are not included as of right, rather, at the discretion of the decision-maker when considering the overall number, location and breakdown of parking on a site. In this case the fast food outlet proposes 40 seats, which require 10 parking spaces under LPS15, however provides all parking for this land use within the 19 drive-through bay and 1 waiting bay. Not allocating any parking for seated customers is not considered acceptable as there will invariably be a proportion of fast food outlet visitors who will choose to sit down to consume their meal after either travelling by car or foot. The applicant has not put forward any justification in this regard, and therefore providing all parking for the fast food outlet within the drive-through bays is not supported. The applicant has stated the two land uses (convenience store and fast food outlet) should be treated as reciprocal users of the total site parking as some trips generated by the convenience store will also involve purchasing food from the restaurant and vice versa. However no appropriate justification has been provided as to how the different land uses and their allocated parking bays will work together. Importantly, by way of their design, the 19 drive through bays and 1 fast food waiting bay (total of 20 bays) have no ability to share their use with any other land use i.e. only fast food outlet customers visiting by car can use the drive-through bays and the waiting bay. Removing these 20 bays from any possible reciprocal parking arrangement leaves only the 18 general parking spaces available, with the following parking still required to be provided: • Fast-food outlet seated visitors (10 bays required); • Convenience store (12 bays); and • Service Station (18 bays)
40 bays required: 18 bays proposed = 22 bay shortfall It is acknowledged a level of parking reciprocity between the uses could exist, however not to the extent that 22 parking spaces can be credited to the development. The car parking arrangement as proposed is therefore not supported.
Page 28
Internal traffic A critical conflict point for vehicles exists at the fast-food outlet exit, as shown in red circle in Figure 11 below:
Figure 11 – Internal traffic conflict point This conflict arises from the concentration of all trucks and light vehicles exiting at the south-eastern crossover on Bulong Avenue. It is the City’s position that the simple inclusion of directional signage and line-markings could improve, but not eradicate these conflicts. This indicates the combination of land uses, and those vehicles proposing to access the site are not compatible with internal traffic movements and therefore are not supportable. Bike parking No bike parking is proposed, however the applicant has noted that there is ample space to accommodate it. It is not immediately clear where bike parking can be provided on the plans, and therefore any progression of this application must provide 16 bike parking spaces as outlined in Attachment 12, and show these in line with Australian Standards. Pedestrian Movements A canopy link is proposed between the bowsers and the main building where the convenience store and fast food outlet are located. There is no crossing or line-markings proposed to formalise this for pedestrian access. A crossing is proposed from the Bulong Avenue verge, however this does not link to an existing footpath, therefore its inclusion is queried and any benefit would be minimal.
Page 29
No provision for a high order pedestrian access plan has been provided as part of this application. Pedestrian access links to existing infrastructure are necessary for those customers accessing the site. Two pedestrian access links are required for appropriate functionality and safety of this site, in particular: 1. For those filling their vehicle which are required to cross vehicle access ways
to access the service station to pay; and 2. For those customers accessing the site via the existing pedestrian access
way on Great Eastern Highway who wish to utilise the convenience store or fast food outlet.
An internal pedestrian movement network is required for the subject proposal in accordance with the provisions of the City’s LPS15. By the development not providing a safe pedestrian access network, the result is an inactive relationship between the street fronts and the development. While the City is of the view that the development proposal may be capable of modification to accommodate the required bicycle parking and pedestrian access facilities, it is necessary to first resolve the concerns over the land use, design, vehicle access and provision of car parking. Therefore given the inherent issues with these above aspects, approval of the application cannot be recommended. Signage A signage assessment is contained within Attachment 11 and identified a number of variations to City’s Local Planning Policy 12 – Signage Applications (LPP12). The proposed pylon signs are by definition considered to be monolith signs, as the face of the sign is within 1.2m from the ground level (0.3m proposed). The applicant has provided a signage assessment (refer Attachment 3) where a 20.1m2 pylon sign (i.e. monolith sign as explained above) is listed for inclusion for the fast-food outlet. No plans for this sign were provided with the application, however the City would be unlikely to support a second monolith sign on the site. In line with LPP12, an integrated monolith sign of maximum area 12m2 would be a more appropriate sign and would be supported. This would allow for each land use to be afforded exposure at the street frontage, while not cluttering the streetscape with excessive signage. Council Recommendation: N/A Alternate Recommendation: That the Metro Central JDAP resolves to: Defer DAP Application DAP/16/01012 and accompanying plans dated 7 October 2016 for the development of a Service Station, Convenience Store and Take Away/Fast Food Outlet at Lots 104, 105, 106, 107 (Nos. 443) Great Eastern Highway and Lot 36 (No. 85) Bulong Avenue, Redcliffe, in accordance with City of Belmont Local Planning Scheme No. 15, to allow the applicant more time to provide the following additional supporting information: 1. Amend the floor area of the Convenience Store to limit its area to 100m² GFA
or lesser, which would not undermine the Local Planning Strategy or the Commercial Strategy;
Page 30
2. Provide alternative access which complies with the Strategic Vehicle Access
Plan for Great Eastern Highway, and does not involve direct access onto Great Eastern Highway;
3. Amend and redesign the proposed buildings to achieve a high standard of
architectural design consistent with examples provided in this report;
4. Provide additional parking spaces to comply with City of Belmont Local Planning Scheme No. 15;
5. Address the conflict identified with vehicles entering the development from
Great Eastern Highway and buses using the bus stop;
6. Address internal traffic conflicts;
7. Provide high level pedestrian access and linkages and bike parking in accordance with City of Belmont Local Planning Scheme No. 15;
8. Provide separation distance information to comply with the EPA Guidelines;
and
9. Amend the signage to comply with the City of Belmont Local Planning Policy 12 – Signage Applications.
Conclusion: As outlined in this report, the proposal is inconsistent with Local Planning Scheme No. 15 (LPS15), in particular Clause 1.6 (a), (f) and (h), Clause 4.2, Clause 5.19.2 and Clauses 6.2.4.1 and 6.2.4.2. The proposed design falls well short of the vision for high quality development within the Mixed Use zone and DA6, and other compliance issues relating to parking, signage and pedestrian access further support the City’s stance that the proposal is fundamentally flawed. The proposal does not comply with Clause 2, Schedule 2, Part 2, Division 1 of the Planning and Development (Local Planning Schemes) Regulations 2015 (the Regulations) in relation to the Local Planning Strategy, or Schedule 2, Part 9, Clause 67 (c), (g), (r), (s), (t) and (u) of the Regulations. The land uses are inconsistent with the vision for Development Area 6 (DA6), but more so, development within DA6 cannot be approved until a Structure Plan is adopted. The proposal does not minimise access off Great Eastern Highway, does not comply with the Strategic Vehicle Access Plan for Great Eastern Highway and has not received the support of Main Roads WA. Given the significant non-compliance with the statutory legislation that the proposal needs to be determined against, the development cannot be supported and the City recommends that the application be refused.
Page 31
ATTACHMENT 1 – Development Plans (7 October 2016) Lot 107 (435), Lot 106 (437), Lot 105 (439), Lot 104 (441) Great Eastern Highway & Lot 36 (85) Bulong Avenue Redcliffe LG Reference: 159/2016/DAP DAP Reference: DAP/16/01012
HYDRANT
MH
MH
COMMS PITS
MH MH
PIPE
MH
MH
BIN
POLE
POLE
POLE
BOLLARD
BOLLARDS
SIGN
SIGN
SIGNSIGN
SIGN
SIGN
SIGNTBM RL 6.51
LIGHT
LIGHT
ELECT MH
ELECT MHS
POWER POLE
LIGHT POLE
COMMS PILLAR
POWER POLE
COMMS PITS
POWER POLECOMMS PIT
POWER DOME
SEWER MH
SEWER MH
WATER METER
VALVE
VALVE
DRAINAGE MH
DRAINAGE MH
TREE
PALMS
TREE
TREE
MAIL BOX
SIDE ENTRY PIT
SIDE ENTRY PIT
GULLY
GULLY
GULLYGULLY
GULLY
GULLY
GULLY
GULLYGULLY
GULLY
6.2
6.4
6.4
6.4
6.4
6.4
6.4
6.6
6.6
6.6
6.6
6.6
6.6
6.6
6.8
6.8
6.8
6.8
6.8
6.8
6.8
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.2
NAIL
CONCRETE
BUILDING
CONCRETE KERB
FENCE
FENCE
FENCE
FENCEFENCE
FENCE
FENCE
FENCE
FENCEROAD CENTREL INE
CONCRETE KERB
CONCRETE KERB
FENCE
BITUMEN DRIVEWAY
ROAD CENTRELINE
G R E A T E A S T E R N H I G H W A Y
ROAD CENTRELINE
C O O L G A R D I E A V E N U E
B U L O N G A V E N U E
LOT 36
LOT 102
LOT 104LOT 105 LOT 106
LOT 107
MHMH
BUS SHELTER
GULLY
PATH
CONCRETE KERB
CONCRETE KERB
CONCRETE KERB
CONCRETE KERB
C A R P A R K
C A R P A R K
OVERHEAD POWER LINE
OVERHEAD
POWER
L
INE
OVERHEAD POWER LINE
Lot Bdy 58.69
Lot Bdy 52.86
Lot Bdy 12.18
Lot Bdy 32.42
Lot Bdy 8.50Lot Bdy 44.68
Lot Bdy 41.79
Lot Bdy 43.14
Lot Bdy 44.12
Lot Bdy 45.11
Lot Bdy 18.51 Lot Bdy 13.46Lot Bdy 13.46
Lot Bdy 7.42
Lot Bdy
8.17
Lot Bdy 40.09
Lot Bdy 13.40Lot Bdy 13.42
Lot Bdy 13.42
Lot Bdy 18.45
Lot Bdy 53.91
Lot Bdy 8
90°
270°
84°20'
90°
90°
90°
85°48'12"
94°11
'48"96
°17'20
"
183°33'50"
GARDEN
EASEMENT (ON DP 51103)
EASEMENT (ON D 71733)
EASEMENT (ON D 71733)
LOT 103
7.0
7.2
BUILDING
6.6
6.6
6.6
6.6
7.0
6.8
6.6
7.2
6.8
6.6
SURVEYOR:
DRAWN:
CHECKED:
JOB No.
DATUM: DATE:
CCAD FILE:
PROJECT:
TITLE: DWG NO.
SCALE
AHD
LOCALGRID:
1:200 (AT A1 SIZE)
CLIENT:
220708fs.ccx
L:\208282
M.S.
C.P.P.
208282_F01Rev 0
5 CRESSALL ROAD, BALCATTA, W.A. 6021TEL: (O8) 9240 4444 FAX: (08) 9240 6666
email: ssm@ssm.net.au
SPECTRUMSURVEY &
MAPPINGABN 70 009 218 231
D.W.
26.6.2008
REDCLIFFELOTS 102, 104-107 & 36
GREAT EASTERN HIGHWAY
FEATURE SURVEY
COMMERCIAL DESIGN MANGEMENTMETRES
10 0 10
NOTES:
1. THE POSITION OF THE LOT BOUNDARIES AND EASEMENTS ON THIS DRAWING ARE INDICATIVEONLY AND ARE SUBJECT TO A RESURVEY.
2. VISIBLE SERVICES ONLY HAVE BEEN LOCATED.3. AHD LEVELS DERIVED FROM WATER CORPORATION MANHOLE.4. LEVEL DATA CONTAINED IN DIGITAL FILE.5. FOR EASEMENTS AND ENCUMBERANCES REFER TO CERTIFICATES OF TITLE.
N
DateDrawnRevisionNo
²
LOADINGAREAKEEP
CLEAR
²
LOAD
ING
AR
EA
²
Australia Ltd
ACN 004 610 459
Viva Energy
LOT 36
FENCE FENCE
ATG
AREA : 31.4
AREA : 5.0
DOORRELEASEBUTTON SERVICES
RISER
THRESHOLDRAMP 1:14
Refrigerated DonutCabinet
Heated PieCabinet
CoffeeBlack & WhiteOne
RefrigeratedSandwichCabinet
Bin
Micro
wave
unde
r
AREA : 23.5
AREA : 4.7
AREA : 6.1
AREA : 39.6
2385
SK031
SK03
2
SK04
4
CONCEPT FLOOR PLAN
1:100@A3
SK02
I
HUNGRY JACK'S PTY. LTD.
L6 - 100 WILLIAM STREET
WOOLLOOMOOLOO NSW 2011
151203
DECEMBER 2015
REDCLIFFE
435-441 GREAT EASTERN
HIGHWAY, REDCLIFFE WA 6104
K S Architects
Suite 302/12 Ormonde Pde
Hurstville NSW 2220
ABN 48 602 616 928
PH : 02 9579 6292
info@kasarchitects.com.au
HUNGRY JACK'S
E 13.04.16 JHLREVISED FLOOR PLAN
F 19.04.16 JHLISSUE FOR DA
3.2M HIGH DRIVE
THRU LIGHTS
3.2M HIGH DRIVE
THRU LIGHTS
3.2M HIGH DRIVE
THRU LIGHTS
3
.
2
M
H
I
G
H
D
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V
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3.2M
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3.2M
H
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3.2M
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S
G 26.05.16 JHLSITE PLAN UPDATED
H 08.06.16 JHLSITE PLAN UPDATED
I 11.07.16 JHLFFL ADDED
MAIN ENTRY ELEVATION1:100 FACING FUEL STATION
1SK02
D/T PICK UP TUNNEL ELEVATION1:100 FACING BULONG AVE
2SK02
ELEVATIONS SHEET 1
1:100@A3
SK03
G
HUNGRY JACK'S PTY. LTD.
L6 - 100 WILLIAM STREET
WOOLLOOMOOLOO NSW 2011
151203
DECEMBER 2015
REDCLIFFE
435-441 GREAT EASTERN
HIGHWAY, REDCLIFFE WA 6104
K S Architects
Suite 302/12 Ormonde Pde
Hurstville NSW 2220
ABN 48 602 616 928
PH : 02 9579 6292
info@kasarchitects.com.au
HUNGRY JACK'S
REAR TUNNEL ELEVATION1:100 DRIVE THRU TUNNEL
3SK02
DELIVERY ELEVATION1:100
4SK02
ELEVATIONS SHEET 2
1:100@A3
SK04
H
HUNGRY JACK'S PTY. LTD.
L6 - 100 WILLIAM STREET
WOOLLOOMOOLOO NSW 2011
151203
DECEMBER 2015
REDCLIFFE
435-441 GREAT EASTERN
HIGHWAY, REDCLIFFE WA 6104
K S Architects
Suite 302/12 Ormonde Pde
Hurstville NSW 2220
ABN 48 602 616 928
PH : 02 9579 6292
info@kasarchitects.com.au
HUNGRY JACK'S
S2
S9
S3
Maximum height 5.0metres Maximum height 5.0metres
S3S2
S3 S3S2
S3 S3S2
S3 S3
FFL 7.050NGL 7.000 NGL 7.000
FFL 7.050
7500 7500 7500 40004000
2700
MIN
.
FFL 6.750CANOPY BUNDINGNGL 6.700
S7
S3 S3
S7
S3 S3
S7
S3 S3
S7
S3 S3
8000
4700
850
2400
4600
FFL 7.050 FFL 6.750CANOPY BUNDING
NGL 7.000FFL 7.050
NGL 7.000 NGL 6.700
S2S3
S6S7
S9
4700
850
FFL 7.050FFL 6.750CANOPY BUNDING
NGL 6.700 NGL 7.000
FFL 7.050
NGL 7.000
SITE ELEVATIONS
SIG02 C
FM FM CK 1:200 1:100
...
WARNINGDRAWINGs NOT TO BE SCALED OFF THE DRAWINGS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION.
WARNINGROAD WIDTHS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION
A ISSUED FOR TENDER FM 12.02.16
DWG
FILE
: X:\1
1291
1 - S
HELL
-GRO
WTH
-201
5\6BI
M\6_
4 MHT
PM\
0-Si
tes\R
edcli
ffe, W
A\Dr
awing
s\112
911 R
edcli
ffe W
A-SI
G02.d
wg -
MH
PLOT
TIM
E: 25
Aug
2016
, 1:29
pmDATEBYREV DESCRIPTION
FOR TENDERSTATUS
REV
DESIGNED APPROVEDDRAWN
PMC PROJECT No DRAWING No
PROJECT
TITLE
CLIENT
CONSULTANT'S PROJECT No
VIVA ENERGY PROJECT NUMBER
A.C.N. 004 610 459THIS STANDARD DRAWING IS THE PROPERTY OF VIVA ENERGY AUSTRALIA LTD. COPIESOF THE CURRENT APPROVED VERSION OF VIVA ENERGY STANDARD DRAWINGS AREDISTRIBUTED ON THE PROVISION THAT NO MODIFICATION WILL OCCUR UNLESS THEMODIFICATION IS AUTHORISED, CHECKED AND APPROVED BY AN AUTHORISED VIVAENERGY REPRESENTATIVE. MODIFICATIONS WHICH ARE REQUIRED FOR THIS DRAWINGTO GAIN APPROVAL FOR A SITE SPECIFIC APPLICATION MUST INCLUDE THERE-NUMBERING OF THIS DRAWING TO THE NUMBERING SCHEME OF THE PROJECT.
VIVA ENERGY AUSTRALIA LTD
A.C.N. 052 275 635
Level 11, 501 Swanston StreetMelbourne VIC 3000AustraliaT: +61 3 8676 1200F: +61 3 8676 1201info@meinhardtgroup.comhttp://www.meinhardtgroup.com© Copyright
Meinhardt Australia Pty Ltd
SCALE @ A3
PROPOSED RETAIL DEVELOPMENTREDCLIFFE, W.A.435-441 GREAT EASTERN HIGHWAY
..
112911
SCALE @ A1
ELEVATIONSCALE 1:
1SIG01100
ELEVATIONSCALE 1:
2SIG01100
ELEVATIONSCALE 1:
3SIG01100
ELEVATIONSCALE 1:
4SIG01100
S1 SIGNPROPOSED 7mPYLON SIGN
S1 SIGNPROPOSED 7mPYLON SIGN
PROPOSED CANOPY 'SHELL WHITE'FASCIA PANEL WITH NON-ILLUMINATED'SHELL YELLOW' CURVED FASCIA STRIP
AND ILLUMINATED 'SHELL RED' RED BAR
PROVIDE 50mm WHITESPACE TO BOTH SIDES OFPECTEN SIGNAGE
PROPOSED FUEL CANOPY'SHELL' PECTEN FASCIA SIGN
(LED ILLUMINATED)CANOPY HEIGHTCLEARANCE SIGN
PROPOSED RETAIL FUEL CANOPY
RED PAINTED FINISH
SHOP FRONT GLAZING
LEADERBOARDENTRY / BOLLARDS
PROPOSED FUEL CANOPY'SHELL' PECTEN BEYOND
SPREADER TO RUNPARALLEL WITH UNDERSIDE OF CANOPY
PROPOSED RETAIL FUEL CANOPY
PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIEDNON-ILLUMINATED YELLOW/RED VINYL
PROPOSED RETAIL FUEL CANOPY
PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIEDNON-ILLUMINATED YELLOW/RED VINYL
PROPOSED RETAIL FUEL CANOPY
NEW SK700 MPD8DISPENSERS
PROPOSED CANOPY 'SHELL WHITE'FASCIA PANEL WITH NON-ILLUMINATED'SHELL YELLOW' CURVED FASCIA STRIP
AND ILLUMINATED 'SHELL RED' RED BAR
CANOPY LINK
CANOPY LINK
CANOPY LINK
CANOPY LINK
PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIEDNON-ILLUMINATED YELLOW/RED VINYL
PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIEDNON-ILLUMINATED YELLOW/RED VINYL
PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIED
NON-ILLUMINATED YELLOW/RED VINYL
S1 SIGNPROPOSED 7mPYLON SIGN
S1 SIGNPROPOSED 7mPYLON SIGN
BOUN
DARY
LIN
E
BOUN
DARY
LIN
E
BOUN
DARY
LIN
E
BOUN
DARY
LIN
E
BOUN
DARY
LIN
E
BOUN
DARY
LIN
E
NO FENCING AROUND THE PROPERTY
NO FENCING AROUND THE PROPERTYNO FENCING AROUND THE PROPERTY
NO FENCING AROUND THE PROPERTY
NO FENCING AROUND THE PROPERTY
NO FENCINGAROUND THE
PROPERTY
B GENERAL REVISION JB 13.04.16C UPDATED NGL MC 25.08.16
RELOCATEDBUS STOP
ARMCO RAIL
PROPOSED CROSSOVER(ENTRY ONLY)
PROP
OSED
CRO
SSOV
ER(E
NTRY
ONL
Y)PR
OPOS
ED C
ROSS
OVER
(EXI
T ON
LY)
ADJOINING PROPERTY(ENTRY/EXIT)
18
SERVICEYARD
LOADINGAREAKEEP
CLEAR
12PROPOSED CARPARKING
1
waitin
gba
y
11
AIR &WATER
LOADING AREA
PROPOSED CARPARKING
PROP
OSED
CARP
ARKI
NG
FENCE FENCE
FENCE
FENC
E
FENC
E
FENCE
FENCE
FENC
E
FOOTPATH
FOOTPATH
CONCRETECROSSOVER
S2NON-ILLUMINATED
SPREADER
S6NON-ILLUMINATED
LEADER BOARD
S7NON-ILLUMINATED
"NO ENTRY"
S1SHELL INTERNALLYILLUMINATED SITE
IDENTIFICATION SIGN(NTS)
7000
S2S3 10
0027
00 M
INIM
UM
1000
640
S4NON-ILLUMINATED
"AIRTEC" UNIT
S8NON-ILLUMINATED
"SEASONAL SIGNAGE"
320
1400
80018
00
S3NON-ILLUMINATEDPUMP NUMBERS
LED NUMBERS REDLEDs ON BLACKBACKGROUND
FINAL LED PRICEDISPLAYS TO BEFINALISED
S2
S3 S3
(VAR
IES)
S9
4700
1200
1200
S9"SHELL" LOGO LED
ILLUMINATEDPECTEN FASCIA SIGNAGE
(VAR
IES)
SIGNAGEPLAN AND ELEVATIONS
SIG01 B
FM FM CK 1:400 1:200
...
WARNINGDRAWINGs NOT TO BE SCALED OFF THE DRAWINGS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION.
WARNINGROAD WIDTHS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION
A ISSUED FOR TENDER FM 12.02.16
DWG
FILE
: C:\U
sers\
MEIN
HARD
T\De
sktop
\In-P
rogr
ess\_
1129
11 -
GROW
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16 F
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16, 1
0:17a
mDATEBYREV DESCRIPTION
FOR TENDERSTATUS
REV
DESIGNED APPROVEDDRAWN
PMC PROJECT No DRAWING No
PROJECT
TITLE
CLIENT
CONSULTANT'S PROJECT No
VIVA ENERGY PROJECT NUMBER
A.C.N. 004 610 459THIS STANDARD DRAWING IS THE PROPERTY OF VIVA ENERGY AUSTRALIA LTD. COPIESOF THE CURRENT APPROVED VERSION OF VIVA ENERGY STANDARD DRAWINGS AREDISTRIBUTED ON THE PROVISION THAT NO MODIFICATION WILL OCCUR UNLESS THEMODIFICATION IS AUTHORISED, CHECKED AND APPROVED BY AN AUTHORISED VIVAENERGY REPRESENTATIVE. MODIFICATIONS WHICH ARE REQUIRED FOR THIS DRAWINGTO GAIN APPROVAL FOR A SITE SPECIFIC APPLICATION MUST INCLUDE THERE-NUMBERING OF THIS DRAWING TO THE NUMBERING SCHEME OF THE PROJECT.
VIVA ENERGY AUSTRALIA LTD
A.C.N. 052 275 635
Level 11, 501 Swanston StreetMelbourne VIC 3000AustraliaT: +61 3 8676 1200F: +61 3 8676 1201info@meinhardtgroup.comhttp://www.meinhardtgroup.com© Copyright
Meinhardt Australia Pty Ltd
SCALE @ A3
PROPOSED RETAIL DEVELOPMENTREDCLIFFE, W.A.435-441 GREAT EASTERN HIGHWAY
..
112911
SCALE @ A1
SIGNAGE ELEVATIONNTS
3SIG02
4SIG02
2SIG02
1SIG02
VENTS
S1 SIGNPROPOSED 7MPYLON SIGN
FILL POINT
PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIED
NON-ILLUMINATED YELLOW/RED VINYL
PROPOSED CANOPY 'SHELL WHITE'FASCIA PANEL WITH NON-ILLUMINATED'SHELL YELLOW' CURVED FASCIA STRIP
AND ILLUMINATED 'SHELL RED' RED BARPROPOSED FUEL CANOPY'SHELL' PECTEN FASCIASIGN (LED ILLUMINATED)
PROPOSED CANOPY 'SHELL WHITE'FASCIA PANEL WITH NON-ILLUMINATED'SHELL YELLOW' CURVED FASCIA STRIPAND ILLUMINATED 'SHELL RED' RED BAR
S9
S2
S6
S3 S3S7
S2
S6
S3 S3S7
S2
S6
S3 S3S7
S2
S6
S3 S3S7
B GENERAL REVISION FM 16.02.16
Lot Bdy 58.69
Lot B
dy 4
3.14
Lot B
dy 4
4.12
Lot B
dy 4
5.11
Lot Bdy 18.51
Lot Bdy 13.46Lot Bdy 13.46
Lot Bdy 7.42
Lot Bdy 8.17
Lot B
dy 4
0.09
Lot Bdy 13.40Lot Bdy 13.42Lot Bdy 13.42Lot Bdy 18.45
90
90
908548'12"
9411'48"
EASEMENT (ON DP 51103)
EASE
MENT
(
ON D
7173
3)
CONCRETE
FENCE FENCE
FENCE
FENC
E
BASE
OF
CONC
RETE
KER
B
FOOTPATH
BASE OF CONCRETE KERB
CONCRETECROSSOVER
BASE OF CONCRETE KERB
8326
mm
RELOCATEDBUS STOP
ARMCO RAIL
PROPOSED CROSSOVER(ENTRY ONLY)
PROP
OSED
CRO
SSOV
ER(E
NTRY
ONL
Y)PR
OPOS
ED C
ROSS
OVER
(EXI
T ON
LY)
18
1360
0
30500 11935
8000
4000 7500 7500 7500 400016255
7255
9380
DOOR
RELEASE
BUTTON
SERVICES
RISER
THRESHOLD
RAMP 1:14
Refrigerated
Donut Cabinet
Heated Pie
Cabinet
Coffee
Black &
White One
Refrigerated
Sandwich
Cabinet
Bin
Microw
ave under
SERVICEYARD
LOADINGAREAKEEP
CLEAR
12PROPOSED CARPARKING
1
waitin
gba
y
11
AIR &WATER
LOADING AREA
PROPOSED CARPARKING
PROP
OSED
CARP
ARKI
NG
KERBING TO BE MODIFIED
Lot Bdy 58.69
Lot B
dy 4
3.14
Lot B
dy 4
4.12
Lot B
dy 4
5.11
Lot Bdy 18.51
Lot Bdy 13.46Lot Bdy 13.46
Lot Bdy 7.42
Lot Bdy 8.17
Lot B
dy 4
0.09
Lot Bdy 13.40Lot Bdy 13.42Lot Bdy 13.42Lot Bdy 18.45
90
908548'12"
9411'48"
EASEMENT (ON DP 51103)
EASE
MENT
(
ON D
7173
3)
CONCRETE
FENCE FENCE
FENCE
FENC
E
BASE
OF
CONC
RETE
KER
B
FOOTPATH
BASE OF CONCRETE KERB
CONCRETECROSSOVER
BASE OF CONCRETE KERB
8326
mm
RELOCATEDBUS STOP
ARMCO RAIL
PROPOSED CROSSOVER(ENTRY ONLY)
PROP
OSED
CRO
SSOV
ER(E
NTRY
ONL
Y)PR
OPOS
ED C
ROSS
OVER
(EXI
T ON
LY)
18
1360
0
30500 11935
8000
4000 7500 7500 7500 400016255
7255
9380
DOOR
RELEASE
BUTTON
SERVICES
RISER
THRESHOLD
RAMP 1:14
Refrigerated
Donut Cabinet
Heated Pie
Cabinet
Coffee
Black &
White One
Refrigerated
Sandwich
Cabinet
Bin
Microw
ave under
SERVICEYARD
LOADINGAREAKEEP
CLEAR
12PROPOSED CARPARKING
1
waitin
gba
y
11
LOADING AREA
PROPOSED CARPARKING
KERBING TO BE MODIFIED
PROPOSED SITE PLAN19m B-DOUBLE TRUCKSITE CIRCULATION
SK01C N
JB JB 1:200 1:400
TBA
A PRELIMINARY ISSUE JN 23.06.15.
NOTE:GRADIENTS WILL COMPLY WITHAUSTRALIAN STANDARDS WITHREGARDS TO HEAVY VEHICLES.
WARNINGDRAWINGs NOT TO BE SCALED OFF THE DRAWINGS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION.
FRONT TANKER LOADINGREAR TANKER LOADING
WARNINGROAD WIDTHS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION
NOTE:ROAD MARKINGS ARE APPROXIMATE& SHOULD BE TREATED AS SUCH.
NOTE:PROPERTY DIMENSIONS TO BECONFIRMED WITH SITE SURVEY,INCLUDING OPEN DRAIN ANDEXISTING TREES & VEGETATION.
Telephone: (02) 9699 3088
www.meinhardtgroup.com
c Copyright
Fax: (02) 9319 7518
A.C.N. 051 627 591
Level 4, 66 Clarence St,Sydney NSW 2000
DWG
FILE
: \\10
.30.1.
4\data
\Pro
jDir\1
1291
1 - S
HELL
-GRO
WTH
-201
5\6BI
M\6_
4 MHT
PM\
0-Si
tes\R
edcli
ffe, W
A\Dr
awing
s\112
911 R
edcli
ffe S
K00 P
relim
inary.
dwg
- MH
PLO
T TI
ME: 1
1 Mar
2016
, 3:07
pmDATEBYREV DESCRIPTION
NOT FOR CONSTRUCTIONPRELIMINARY
STATUS
REV
DESIGNED APPROVEDDRAWN
PMC PROJECT No DRAWING No
PROJECT
NORTHTITLE
CLIENT
CONSULTANT'S PROJECT No
VIVA ENERGY PROJECT NUMBER
A.C.N. 004 610 459THIS STANDARD DRAWING IS THE PROPERTY OF VIVA ENERGY AUSTRALIA LTD. COPIESOF THE CURRENT APPROVED VERSION OF VIVA ENERGY STANDARD DRAWINGS AREDISTRIBUTED ON THE PROVISION THAT NO MODIFICATION WILL OCCUR UNLESS THEMODIFICATION IS AUTHORISED, CHECKED AND APPROVED BY AN AUTHORISED VIVAENERGY REPRESENTATIVE. MODIFICATIONS WHICH ARE REQUIRED FOR THIS DRAWINGTO GAIN APPROVAL FOR A SITE SPECIFIC APPLICATION MUST INCLUDE THERE-NUMBERING OF THIS DRAWING TO THE NUMBERING SCHEME OF THE PROJECT.
VIVA ENERGY AUSTRALIA LTD
A.C.N. 052 275 635
Level 11, 501 Swanston StreetMelbourne VIC 3000AustraliaT: +61 3 8676 1200F: +61 3 8676 1201info@meinhardtgroup.comhttp://www.meinhardtgroup.com© Copyright
Meinhardt Australia Pty Ltd
SCALE @ A3
PROPOSED RETAIL DEVELOPMENTREDCLIFFE, W.A.435-441 GREAT EASTERN HIGHWAY
..
112911
SCALE @ A1
B NEW SITE LAYOUT (INCL. ADJ. FOOD PARTNER) JB 07.10.15.C REVISED SITE LAYOUT JB 13.11.15.D BUILDING PLAN UPDATED/ VEHICLE & TRUCK ACCESS TO SITE JB 22.12.15.E GENERAL REVISION JN 22.01.16F REVISE SERVICE YARD AREA/ ADD CANOPY LINK & ARMCO JB 10.02.16G GENERAL REVISION - SERVICE YARD AREA JB 10.02.16H GENERAL REVISION JB 11.02.16J GENERAL REVISION/ ADJUST TENANT DRIVE THRU ACCESS JB 12.02.16K ORIENTATION OF NORTH ARROW UPDATED FM 16.02.16L GENERAL REVISION JN 2.03.16M MAIN ENTRY CROSSING REVISED/ SITE ACCESS JB 08.03.16N CROSSING REVISED/ POTENTIAL BUS STOP RELOCATION JB 11.03.16
Lot Bdy 58.69
Lot B
dy 4
1.79
Lot B
dy 4
3.14
Lot B
dy 4
4.12
Lot B
dy 4
5.11
Lot Bdy 18.51
Lot Bdy 13.46Lot Bdy 13.46
Lot Bdy 7.42
Lot Bdy 8.17
Lot B
dy 4
0.09
Lot Bdy 13.40Lot Bdy 13.42Lot Bdy 13.42Lot Bdy 18.45
Lot B
dy 5
3.91
Lot B
dy 8
90270
90
90
908548'12"
9411'48"
EASEMENT (ON DP 51103)
EASE
MENT
(
ON D
7173
3)
FENCE FENCE
FENCE
FENC
E
FENC
E
FENCE
FENCE
BASE
OF
CONC
RETE
KER
B
FOOTPATH
BASE OF CONCRETE KERB
BASE OF CONCRETE KERB
BASE OF CONCRETE KERB
BASE OF CONCRETE KERB
5922
mm
RELOCATEDBUS STOP
ARMCO RAIL
PROPOSED CROSSOVER(ENTRY ONLY)
PROP
OSED
CRO
SSOV
ER(E
NTRY
ONL
Y)PR
OPOS
ED C
ROSS
OVER
(EXI
T ON
LY)
ADJOINING PROPERTY(ENTRY/EXIT)
18
1360
0
30500 11935
8000
4000 7500 7500 7500 400016255
7255
9380
DOOR
RELEASE
BUTTON
SERVICES
RISER
THRESHOLD
RAMP 1:14
Refrigerated
Donut Cabinet
Heated Pie
Cabinet
Coffee
Black &
White One
Refrigerated
Sandwich
Cabinet
Bin
Microw
ave under
SERVICEYARD
LOADINGAREAKEEP
CLEAR
12PROPOSED CARPARKING
1
waitin
gba
y
11
AIR &WATER
LOADING AREA
PROPOSED CARPARKINGPR
OPOS
EDCA
RPAR
KING
KERBING TO BE MODIFIED
PROPOSED SITE PLANSU DELIVERY TRUCKSITE CIRCULATION
SK01C K
JB JB 1:300 1:600
TBA
A SU DELIVERY TRUCK ACCESS (FOOD PARTNER) JB 22.12.15.
NOTE:GRADIENTS WILL COMPLY WITHAUSTRALIAN STANDARDS WITHREGARDS TO HEAVY VEHICLES.
WARNINGDRAWINGs NOT TO BE SCALED OFF THE DRAWINGS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION.
SU DELIVERY TRUCK ACCESS
WARNINGROAD WIDTHS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION
NOTE:ROAD MARKINGS ARE APPROXIMATE& SHOULD BE TREATED AS SUCH.
NOTE:PROPERTY DIMENSIONS TO BECONFIRMED WITH SITE SURVEY,INCLUDING OPEN DRAIN ANDEXISTING TREES & VEGETATION.
Telephone: (02) 9699 3088
www.meinhardtgroup.com
c Copyright
Fax: (02) 9319 7518
A.C.N. 051 627 591
Level 4, 66 Clarence St,Sydney NSW 2000
DWG
FILE
: \\10
.30.1.
4\data
\Pro
jDir\1
1291
1 - S
HELL
-GRO
WTH
-201
5\6BI
M\6_
4 MHT
PM\
0-Si
tes\R
edcli
ffe, W
A\Dr
awing
s\112
911 R
edcli
ffe S
K00 P
relim
inary.
dwg
- MH
PLO
T TI
ME: 1
1 Mar
2016
, 3:08
pmDATEBYREV DESCRIPTION
NOT FOR CONSTRUCTIONPRELIMINARY
STATUS
REV
DESIGNED APPROVEDDRAWN
PMC PROJECT No DRAWING No
PROJECT
NORTHTITLE
CLIENT
CONSULTANT'S PROJECT No
VIVA ENERGY PROJECT NUMBER
A.C.N. 004 610 459THIS STANDARD DRAWING IS THE PROPERTY OF VIVA ENERGY AUSTRALIA LTD. COPIESOF THE CURRENT APPROVED VERSION OF VIVA ENERGY STANDARD DRAWINGS AREDISTRIBUTED ON THE PROVISION THAT NO MODIFICATION WILL OCCUR UNLESS THEMODIFICATION IS AUTHORISED, CHECKED AND APPROVED BY AN AUTHORISED VIVAENERGY REPRESENTATIVE. MODIFICATIONS WHICH ARE REQUIRED FOR THIS DRAWINGTO GAIN APPROVAL FOR A SITE SPECIFIC APPLICATION MUST INCLUDE THERE-NUMBERING OF THIS DRAWING TO THE NUMBERING SCHEME OF THE PROJECT.
VIVA ENERGY AUSTRALIA LTD
A.C.N. 052 275 635
Level 11, 501 Swanston StreetMelbourne VIC 3000AustraliaT: +61 3 8676 1200F: +61 3 8676 1201info@meinhardtgroup.comhttp://www.meinhardtgroup.com© Copyright
Meinhardt Australia Pty Ltd
SCALE @ A3
PROPOSED RETAIL DEVELOPMENTREDCLIFFE, W.A.435-441 GREAT EASTERN HIGHWAY
..
112911
SCALE @ A1
B GENERAL REVISION JN 22.01.16C REVISE SERVICE YARD AREA/ ADD CANOPY LINK & ARMCO JB 10.02.16D GENERAL REVISION - SERVICE YARD AREA JB 10.02.16E GENERAL REVISION JB 11.02.16F GENERAL REVISION/ ADJUST TENANT DRIVE THRU ACCESS JB 12.02.16G ORIENTATION OF NORTH ARROW UPDATED FM 16.02.16H GENERAL REVISION JN 2.03.16J MAIN ENTRY CROSSING REVISED/ SITE ACCESS JB 08.03.16K CROSSING REVISED/ POTENTIAL BUS STOP RELOCATION JB 11.03.16
REDCLIFFE SERVICE STATATION AND FAST FOOD LANDSCAPE CONCEPT PLAN
REV A
DATE 18.02.2016
JOB NO PA1257
DWG NO LA.01URBIS PTY LTD - PERTH LEVEL 1, 55 ST. GEORGES TCE, PERTH WA 6000
Conceptual Only:For discussion purposes only. Subject to further study, engineering input,
survey and Council approval. Areas and dimensions are approximate only. SCALE: 1:300 @ A3 / 1:150 @ A1
ETEUCALYPTUS TORQUATACORAL GUM
SPACING: AS SPECIFIED
ArANIGOZANTHOS FLAVIDUS ‘RED‘KANGAROO PAW’
SPACING: 350
CdCHRYSOCEPHALUM ‘DESERT FLAME’
SPACING: 400
DcDARWINIA CITRIODORA
SPACING: 600
AcACACIA COGNATA ‘LIMELIGHT’‘DWARF MOP TOP’
SPACING: 600
AfAGONIS FLEXUOSA ‘NANA’ ‘DWARF PEPPERMINT
SPACING: 800
KpKENNEDIA PROSTRATA‘RUNNING POSTMAN’
SPACING: 800
TREES:
SHRUBS:
GROUND COVERS:
LANDSCAPING NOTES1. ALLOW TO CARRY OUT AUTOMATIC RETICULATION
TO ALL LAWN AND LANDSCAPE AREAS WITH AN
AUTOMATIC CONTROLLER LOCATED AS INDICATED
ON THE ARCHITECTURAL PLANS. CONTROLLER TO BE
FITTED WITH A RAIN SENSOR. ZONING OF AREAS TO BE
DETERMINED BY SUB-CONTRACTOR.
2. THE LOCATION, DIRECTION AND TYPE OF SPRINKLERS
ARE TO BE SELECTED BY THE SUB-CONTRACTOR.
SUBCONTRACTOR IS TO ENSURE THAT NO WATER IS
SPRAYED ONTO BUILDINGS, ROADS, CROSSOVERS,
PATHS AND OTHER PAVED AREAS.
3. ALL LANDSCAPING BEDS TO BE MULCHED TO A
DEPTH OF 100MM WITH ORGANIC MULCH.
4. PLANTING BEDS SHALL HAVE A MINIMUM DEPTH
OF 400MM OF CLEAN TOP SOIL. TOP SOIL TO BE OF
SUITABLE HORTICULTURAL QUALITY, FREE OF ALL
CONTAMINANTS SUCH AS LIMESTONE ROAD BASE
MATERIAL, CEMENT, CONCRETE, ROCK AND BUILDER’S
RUBBLE.
5. ALL PLANTS EXCEEDING 900MM IN HEIGHT SHALL
BE PROPERLY STAKED AND SECURED.
6. ALL PLANTS SHALL BE FERTILIZED DURING
PLANTING WITH A SLOW RELEASE FERTILIZER HAVING
AN NPK + WETTING AGENT RATIO OF 18:2:6:10.
7. LANDSCAPE WORK TO VERGE TO BE UNDERTAKEN
IN ACCORDANCE WITH COUNCIL REQUIREMENTS
8. PLANTS MIX SPECIES TO BE GROUPED IN CLUMPS OF
3-5 WITHIN NOMINATED AREA.
FOOTPATH
17M TANKER LOADING - FUEL LOADING
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
PRO
DU
CED
BY A
N A
UTO
DESK
EDU
CA
TION
AL PR
OD
UC
T
BU
LON
G A
VE
NU
E
GREAT EASTERN HIGHWAY
BO
UN
DA
RY
ATTACHMENT 2 – Applicant Report (10 February 2016) Lot 107 (435), Lot 106 (437), Lot 105 (439), Lot 104 (441) Great Eastern Highway & Lot 36 (85) Bulong Avenue Redcliffe LG Reference: 159/2016/DAP DAP Reference: DAP/16/01012
PROPOSED CONVENIENCE STORE & FAST FOOD TAKEAWAY OUTLET
MARCH 2016
Lot 104, 105, 106, 107 Great Eastern Highway
and Lot 36 Bulong Avenue, Redcliffe.
DEVELOPMENT APPLICATION
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