application on notification – category 2 · car washes: construction of three self-service car...

APPLICATION ON NOTIFICATION – CATEGORY 2 Applicant: Peregrine Corporation Development Number: 711/E015/16 Nature of Development: Demolition of existing buildings and construction of a

Written representations must be received by the close date (indicated above) and can either be posted, hand-delivered, faxed or emailed to the Development Assessment Commission. A representation form is provided as part of this pdf document. Any representations received after the close date will not be considered. Postal Address: The Secretary Development Assessment Commission GPO Box 1815 ADELAIDE SA 5001 Street Address: Department of Planning and Local Government Roma Mitchell House (opposite Adelaide Railway Station) Level 5, 136 North Terrace ADELAIDE Email Address: [email protected] Fax Number: (08) 8303 0753

new Petrol Filling Station with associated uses Type of development: Merit Zone / Policy Area: Commercial Zone – Map MiMu/60 Subject Land: 50 Adelaide Road, Mannum (CT 5293/939) Contact Officer: Daniel Pluck Phone Number: 7109 7196 Start Date: 26 May 2016 Close Date: 10 June 2016 During the notification period, hard copies of the application documentation can be viewed (at no charge) or copied (for a fee) at the Department of Planning, Transport and Infrastructure, Level 5, 136 North Terrace (Roma Mitchell House), Adelaide (opposite Adelaide Railway Station) during normal business hours. Application documentation may also be viewed during normal business hours at the local Council office (if identified on the covering letter sent to adjoining owners of land).

South Australian DEVELOPMENT ACT, 1993

REPRESENTATION ON APPLICATION – CATEGORY 2

Applicant: Peregrine Corporation

Development Number: 711/E015/16

Nature of Development: Demolition of existing buildings and construction of a new Petrol Filling Station

My name:_________________________________________________________________________________________________

My phone number: _________________________________________________________________________________________

PRIMARY METHOD(s) OF CONTACT: Email address: ____________________________________________________________

Postal address: ____________________________________________________________

_______________________________________________Postcode _________________

You may be contacted via your nominated PRIMARY METHOD(s) OF CONTACT if you indicate below that you wish to be heard in support of your submission. My interests are: owner of local property

occupier of local property

a representative of a company/other organisation affected by the proposal

a private citizen

The address of the property affected is ___________________________________________________ Postcode ______________ The specific aspects of the application to which I make comment on are:

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

Should the Development Assessment Commission conduct a public hearing for this Development Application:

I wish to be heard in support of my submission

do not wish to be heard in support of my submission

(Please tick one) By appearing personally

being represented by the following person:

(Please tick one)

Date _________________________________ Signature _________________________________________________

Return Address: The Secretary, Development Assessment Commission, GPO Box 1815, Adelaide SA 5001.

with associated uses

Type of development: Merit

Zone / Policy Area: Commercial Zone

Subject Land: 50 Adelaide Road, Mannum

Contact Officer: Daniel Pluck

Phone Number: 7109 7196

Close Date: 10 June 2016

PRIVATE AND CONFIDENTIAL 1 of 9 3/05/2016 PEREGRINE CORPORATION

3 May 2016 Mr Jeremy Wood Team Leader- Co-Ordinator General & Public Housing Department of Planning, Transport and Infrastructure Roma Mitchell House 136 North Terrace Adelaide SA 5000 Dear Jeremy Development Application – Redevelopment of On the Run Service Station, Corner of Adelaide Rd and Berryman Avenue, Mannum 1. We refer to the approval of the State Co-ordinator General dated 7 March 2016 to lodge

this development application with the Development Assessment Commission as the assessing authority.

2. Please find enclosed the following documents which together, constitute our development application (Application):

a. Development Application Form; b. Electricity Declaration Form; c. Site, Locality and Floor plans and elevations prepared by ADS Architects

(Drawings); d. Copy of Certificate of Title Register Book Volume 5293 Folio 939. e. Traffic Assessment by GHD including tanker turn paths (Traffic Report); and f. Noise Assessment report by Sonus (Noise Report).

3. We are in the process of obtaining a CEMP, stormwater concept plan and landscaping

plan. These will be lodged for assessment shortly.

4. Can you please issue us with an invoice for the development fees and we will attend to prompt payment.

EXECUTIVE SUMMARY OF SITE AND PROJECT DETAILS

Site Address: 50 Adelaide Rd, Mannum

Certificate of Title: Certificates of Title Volume 5293 Folio 939

Site Area: Approximately 7200 square metres


Local Government: Mid Murray Council

Development Plan: Mid-Murray Development Plan (consolidation 30 July 2015)

Zoning: Commercial Zone

Existing Use: Existing OTR BP service station

Summary of Proposal:

1. Demolition of the existing control building and construction of a new control building;

2. Demolition of the existing fuel canopy and construction of a new replacement fuel canopy;

3. Replacement of underground fuel infrastructure (new fuel tanks with a total fuel storage capacity of 140,000L);

4. Removal of existing freestanding pylon and price board and install one 9m pylon;

5. Installation of 3 new self-service car wash bays; 6. Modification existing cross overs; 7. Associated landscaping; and 8. Reconfiguration of on site-car parking.

Locality 5. The site is located on the corner of Adelaide Rd and Berrymann Avenue, Mannum, with

the Commercial Zone of the Development Plan.

6. To the north of the site (separated by Adelaide Road) is the office of the Mid-Murray

Council, to the east of the site (separated by Berryman Avenue) is a residential property, to the south of the site is an auto-mechanic workshop trading as “Mannum Auto Centre.

7. The locality comprises a mix of commercial and residential properties. The site is

adjacent to properties zoned Residential Character and Industrial under the Development Plan.


Description of Proposal 8. The proposed development comprises:

Control Building: Demolition of the existing control building and construction of a new replacement control building. The new control building comprises of areas designated for retail, sales, cool room, office, preparation, bathroom facilities, a cleaning room and storage area. The control building will host a co-branded food offer and will offer 4 outdoor dining tables.

Fuel Canopy & Refuelling:

Construction of a new fuel canopy and fuel dispensing equipment (the site will offer 6 fuel filling positions).

Car washes: Construction of three self-service car wash bays.

Signage: Removal of existing freestanding pylon and price board and replace with one 9m pylon. The 9m pylon is 9020mm (H) x 2280mm (W) x 792mm (D).

Road Access: Access to the site will be existing access points off Adelaide Road (x1) and Berryman Avenue (x2). We propose to modify the existing cross overs leading to


Berryman Avenue and to pave the existing cross over leading to Adelaide Road.

Car Parking: The site currently offers no formal designated customer parking spaces. The redeveloped site will offer 7 car parking spaces. This is in addition to the 6 filling positions under the fuel canopy.

Hours of Operation: No changes are sought to the current hours of operation of the site (24 hrs a day, 7 days a week).

9. The construction and operation of the site will take into account and address the below

considerations:

Noise: In the operation of the site we will comply with the Environment Protection (Noise) Policy 2007 (Noise Policy) and the recommendations in the Noise Report. The acoustic treatments recommended in the Noise Report will be incorporated into the construction of the site. Fuel deliveries and rubbish collection will comply with the times noted in the Noise Report.

Environmental Practices:

The proposal incorporates best environmental practices with respect to vehicle refuelling facilities. Fuel storage tanks will be fitted with vapour recovery systems that ensure air quality is not compromised. The fuel infrastructure consists of double-walled fibreglass tanks. The underground fuel and LPG tanks are sited to comply with AS/NZ S1596 and AS1940. These tanks carry a manufacturer warranty against internal and external corrosion of 40 years. Fuel variances are carefully monitored for signs of leakage. We utilise automatic tank gauging (ATG) which automatically detects discrepancies in the levels in the tanks, thereby allowing the operator to respond proactively to any anomalies. We confirm that our fuel lines are double walled and in respect of the fuel lines from the underground storage tanks to the dispensers, these fuel lines are fitted with a mechanical pressure leakage detection mechanism. The system tests the pressure within the fuel lines when the


dispensers are not in use and should the system detect pressure anomalies, it will automatically shut off the fuel pump to prevent fuel from being pumped from the tanks and minimize any potential for fuel leakage. The fuel line from the tanker fill box to the underground storage tank is single walled and is not fitted with pressure leakage detection. We monitor the potential for leakage and spillage through visual inspection at the time that the fuel is dispensed from the fuel delivery vehicle to the tanker loading box and by submitting our daily fuel reconciliation data for Statistical Inventory Reconciliation Analysis, which is completed by a qualified third party. These measures enable us to identify and manage any potential risks of leakage. We understand that all equipment installed at our sites is classified as Level 1 equipment pursuant to section 3, Table 3.1 of Australia Standard 4897: 2008. We enclose a CEMP for your consideration.

Traffic – Queuing, Parking and Access:

We have obtained the attached Traffic Report, which is supportive of the site design.

Traffic – Tanker Path: The site has been designed to accommodate the safe movement of 19m fuel tankers in accordance with the tanker turn path attached.

Stormwater: Any high risk stormwater under the canopy will be bunded and sent to a blind tank with an alarm. We confirm that the canopy drainage blind tank installed at all OTR sites have a capacity exceeding 10,000L. This tank will be emptied by contractors when required. Water outside this area (forecourt) and other impervious areas (including roof) will be captured on site and sent to the council infrastructure via a Gross Pollutant Trap. We confirm that all of our forecourt canopies, including the canopy at Mannum, are designed to extend beyond the bunded area by 1m for every 3m of canopy height to minimise the entry of clean stormwater. We will shortly submit a stormwater concept plan for consideration and assessment.

Landscaping: We will shortly submit a landscaping plan by our consultants, Oxigen, for consideration and assessment.


Planning Considerations 10. A petrol filling station is a land use that is envisaged in the Commercial zone. The

Development Plan specifies that petrol filling stations are to be assigned Category 2 for public notification purposes.

11. For the reasons set out below, we submit that when the application is assessed against the Mid Murray Council Development Plan (the Development Plan), it satisfies the relevant provisions in relation to land use, desired character, bulk and scale of structures, traffic, access and parking and noise.

12. Below is a summary of the planning policy applying to this development (extracted from the Development Plan):

Desired Character Various commercial activities, such as petrol filling stations, storage sheds, motor repair stations, water filtration plant and machinery yards. The secondary arterial road from Adelaide intersects the major area of the zone, emphasising the importance of upgrading the appearance of commercial development open to view from that road.

The zone is the focus for commercial activity and uses which support economic development. It constitutes one of the prime traffic and visitor entrances to Mannum and thus, while development will be strongly encouraged, it should be designed to create attractive edges to Adelaide Road and Male Road… The articulation of buildings and use of architectural detailing is important along street edges. Such techniques should be used to break-up the mass and dominance of buildings. A variety of advertising is anticipated in the zone, but the extent, style and amount of advertising and signage should not dominate the visual appearance of the zone. Where practicable new development adjacent Adelaide Road and Male Road should be accessed by a service road which should be designed to provide access to adjacent commercial properties. Landscaped buffers should be provided to adjacent residential areas, particularly along Male Road and Adelaide Road, and to the residential areas located along …. Berryman Avenue. Form and Character

4. Development should not be undertaken unless it is consistent with the desired

character and acceptable forms of development for the zone. 5. Development that adjoins, or is separated by a road from residential areas

should be screened by a landscape buffer and or fencing.


6. Buildings should be set back in accordance with the following criteria (subject to adequate provision of car parking spaces and minimum 3 metres landscaping between buildings and the road):

(a) buildings up to a height of 6 metres should be sited at least 8 metres from the primary street alignment; (b) buildings exceeding a height of 6 metres should be sited at least 10

metres from the primary street alignment; and (c) where an allotment has two street frontages, no building should be erected within 3 metres of the secondary street alignment.

7. Buildings should: (a) not occupy more than 50 percent of the total area of the site upon which they are located; and (b) be located to allow vehicular access to the rear of the site adjacent to one side boundary of the site.

8. Development should provide: (a) on-site car parking in accordance with Table MiMu/1, that is surfaced with suitable impervious hard pavement; (b) loading and unloading areas and on-site manoeuvring areas that enable commercial vehicles to enter and exit the site in a forward direction; (c) on-site car parking for commercial vehicles that meets the requirements of AS2890.2 – 2002; and (d) storage areas that are located at the rear of sites and screened from public view.

9. Development causing unreasonable spill-over of light and generations of noise into adjacent living areas or tourist accommodation should be avoided.

10. ….

11. The erection of advertising signs and hoardings should not be undertaken unless they are associated with the business being carried on the allotment on which they are placed.

Land Use 13. The site has a long standing history of being used as a service station and is located

within the Commercial zone. A petrol filling station is a land use that is envisaged in that zone.

14. The impact of the petrol filling station has long been established on this site. The amenity of the area is already impacted by the operation of this development. We submit that the proposed redevelopment does not involve a change in the authorised land use relating to the site.

Design and Appearance 15. The appearance of land, buildings and other structures should not impair the amenity of

the locality in which they are situated.


16. The control building comprises a mix of architectural elements which provide interest to

the building including differing colours and articulation, both vertical and horizontal components incorporated into the building, windows and variations to the facades.

17. Within the setting of the Commercial zone, this form of development is envisaged. The

control building achieves the required set back and height. The control building does not occupy more than 50% of the land area and as such, does not seek to overdevelop the site.

Signage 18. The applicant is seeking to reduce the number of freestanding signage on the site and

proposed to consolidate an existing pylon and price board into one 9m pylon. Within the Commercial zone, we submit that this proposal is reasonable.

Transport, Access and Parking 19. The Development Plan outlines that developments should provide safe and efficient

movement for all motorised and non-motorised transport modes. The applicant has provided a Traffic Engineers Report which analyses the impact of the proposal on the surrounding area.

20. The site design has been assessed against road safety requirements and for clear unobstructed access and egress by a 19 metre semi-trailer. Queuing has been assessed as appropriate by our traffic engineers, GHD, with the requirement of at least 10 metres of available queuing from the property boundary to the closest petrol pump being met.

21. The parking requirement as set out in the Development Plan and the relevant Australian Standards has also been assessed by GHD.

Amenity 22. Generally the Development Plan aims to prevent adverse impact and conflict between

land uses. Controlling the noise output from the proposal will ensure that noise does not detrimentally affect the amenity of the locality or cause unreasonable interference.

23. We have submitted a Noise Report by Sonus. We will be adopting all acoustic measures recommended in this report and will comply with the hours set for fuel and other deliveries. The Noise Report which indicates that we will be able to satisfy the Noise Policy.

24. The three self-service car wash bays located on the south west of the site. Our Noise

Report suggests that the car wash bays can operate in compliance with the Noise Policy. We propose to adopt the acoustic treatments recommended in the Noise report.

25. To this end, we submit that the development should be consistent with the relevant provisions of the Noise Policy.


26. The Development Plan outlines that any development should not detrimentally affect the amenity of the locality or cause nuisance by the emission of effluent, odour, smoke, fumes, dust or other airborne pollutants.

27. We do not anticipate that our operations will generate smoke, fumes, dust or other

airborne pollutants, other than during the construction phase. We have submitted as part of this application a CEMP which outlines the measures we will take to mitigate these impacts.

28. We do not anticipate that the proposal will generate any nuisance for neighbours by way

of food odour or other air pollution. The activities on the site will not involve food preparation techniques which typically generate food odour (eg. grilling and deep frying).

Landscaping

29. Landscaping buffers are designed into the site to meet the requirements of the

Development Plan. A landscaping plan will be submitted shortly for assessment. Conclusion 30. On balance and taking into consideration the site and its association with surrounding

land uses, it is unlikely the proposal will significantly and detrimentally impact upon the surrounding Commercial zone and nearby residential properties. Potential impacts on adjacent properties and the locality including noise generation; access and parking have been assessed and we submit, should be found to be acceptable. This has been further confirmed by comments on traffic and noise discussed in both the reports received from GHD and Sonus.

31. In these circumstances, we submit that the development warrants approval.

32. We hope that the above adequately addresses your requirements. If you require any further information, please do not hesitate to contact me at your convenience.

Yours Sincerely

Thuy Luu-Nguyen Peregrine Corporation

TRAFFIC COMPLIANCE STATEMENT

Page 1 of 7

Proposed development of an “On the Run” Integrated Service Station site at

Berryman Avenue, Mannum.

BACKGROUND The following information is supplied as a site specific supplement to previous GHD findings, detailed in a report provided to Peregrine Corporation in December 2014, referenced as “On the Run” Petrol Stations Traffic Management Report, herein after referred to as the “TM Report”. This particular statement is an indication from GHD that the queuing and parking issues related to this site have been assessed against the findings of the above report and that access points to/from site have also been assessed against the requirements of applicable Australian Standards, Austroads Guidelines, DPTI requirements and best practice. This information is based upon instructions received from Peregrine Corporation regarding the proposed development of an integrated service station at the above site, as detailed on ADS Architect Drawing No. 1180 SK01b dated 29.03.16 and GHD 33-17057-17 SK022 to SK027 attached. EXISTING SITE DETAILS Located at the corner of Berryman Avenue and Randell Road (Adelaide Road) Mannum, this property presently includes a BP Service station, with four double starter gate bowsers under a fuel canopy adjacent the north-eastern side of the site including an existing control building of approximately 255 m2 and an existing business, Mannum Auto Centre, located on the southern section of the property.

Figure 1 Site Location Mannum

Site Location


Page 2 of 7

Access and egress to the site can be gained via existing crossover areas to both roads, positioned approximately 54 metres south-west of the intersection on Berryman Avenue and 34 metres north-west on the Randell (Adelaide) Road. The two closest existing crossovers along Berryman Avenue to the intersection of Randell Road and Berryman Avenue/ Walker Avenue will be closed with the remaining crossover to be modified to allow for a fuel tanker exiting onto Berryman Avenue. The existing crossing on Randell Road is sufficient for the vehicle turning paths required however, realignment will be required to resolve traffic conflicts associated with the crossover and the existing access into the Council Chambers. This crossover will also be modified to accommodate the turning profile of a fuel tanker with the opposing vehicular movements as detailed in GHD Sketch 33-17057-17 SK023. Randell Road functions as an urban arterial road managed and maintained by the Department of Planning, Transport and Infrastructure (DPTI) which has measured (September 2015) traffic volumes at 2700 vehicles per day (8% Commercial Vehicles). This route carriageway is configured with a single traffic lane in each direction, governed by the urban speed limit of 50 km/h. To manage the intersection of Berryman Avenue / Walker Avenue and Randell Road, “Give Way” and associated pavement markings have been installed. A “Koala” Crossing is also located on Randell (Adelaide) Road, just south-east of the said intersection which accommodates pedestrian traffic associated with the nearby Mannum Community College. Council has advised that the measured traffic flows at this location are as follows;

Berryman Avenue - traffic counts are 743 (vehicles per day) with 4.5% commercial vehicle content (February 2007).

Walker Avenue - traffic counts are 1270 (vehicles per day) with 10.8% commercial vehicle content (September 2007).

PROPOSAL It is proposed (by the developer) that:

1. A new (225 m2) control building positioned within the northern sector with adjacent outdoor seating with tensile shade umbrellas;

2. A new Fuel Canopy with six filling points positioned on the southern side of the control building;

3. Seven (7) customer parking bays are proposed to be positioned at the shop front and adjacent to the fuel canopy facility;

4. Three (3) new “car wash bays” are proposed to be positioned in the south-west corner of the site;

5. The existing crossover on Berryman Avenue is to be modified to accommodate required vehicle turning paths;

6. Upgrade and realign the crossover to Randell Road.


Page 3 of 7

TRAFFIC ASSESSMENT

1. Queuing

The proposed development as detailed on ADS Architect Drawing No. 1180 SK01b has been assessed and found to be in accordance with the requirements of the TM Report with adequate storage within the property provided for motorists waiting to use the bowsers. The required minimum of 10 m separation from the property boundary to the existing closest pump in the fuel canopy area to the access driveway is available, providing queuing capacity of two passenger vehicles and potential to avoid congestion on the public road (if any). The clearance from the crossover on Berryman Avenue and the closest pump is 10 m and the clearance from the closest pump and the property boundary adjacent Randell Road is 12 m. The intended retention of the existing driveway crossover on Berryman Avenue creates the potential to accommodate a minimum of six vehicles queued behind the full fuel canopy. An appropriate clearance of 3.5 m minimum is also available for vehicles bypass movements.

2. Parking Based upon the site investigations and analysis conducted by GHD as set out in the TM Report, the retail parking generation rate which is likely to be created by this proposed development and other similar “On the Run” sites are as follows;

2.5 spaces / 100 m2 GFA for sites < 300 m2 without quick service restaurant 3.3 spaces / 100 m2 GFA for sites between 300 m2 and 400 m2 with quick service

restaurant 1.8 spaces / 100 m2 GFA for sites > 400 m2 with quick service restaurant.

(Excludes staff car parking requirements)

The proposed development has been assessed and found to comply with these requirements namely the minimum car parking rate of 2.5 spaces / 100 m2 of GFA for a control building of 225 m2 (required rate 6 spaces). The actual rate provided is seven (7), at the fuel canopy / shop front area. This equates to 3.5 spaces / 100 m2 GFA i.e. 6 plus one staff parking space, totalling 7 parking spaces thereby exceeding the requirements as set out above. A review of the Mid Murray Council Development Plan (consolidated 31 July 2014) indicates;

A Petrol Filling station has a minimum parking rate of 1 space per 2 pumps; Additionally, 5 parking spaces are required per 100 square metres of retail floor

space.

As the proposed site will contain 6 pumps, a minimum of 3 parking spaces will be required as well as 5 additional spaces to satisfy the minimum parking space requirements for a retail floor space of 115 square metres. As such the Mid Murray Council Development Plan requirement would be 8 parking spaces. However previous investigations conducted by GHD as set out in the TM Report indicate that the minimum required parking spaces is 6 and the proposed number exceeding this requirement. The site design also includes a single disabled parking space. A review of The Building Code of Australia indicates the provision of 1 disabled parking space for every 50 parking spaces or part therefore for a service station development. On this basis, the proposed supply of 1 disabled parking space is considered satisfactory.


Page 4 of 7

All car parking spaces proposed in the new car park have been designed allowing an ‘overhang’ over a portion of the perimeter paving. Bollards have been included for the spaces adjacent to the Control Building shop front area set back in accordance with Australian Standard 2890.

3. Access/Egress Driveway crossovers are proposed to be realigned to accommodate the swept path of fuel tankers and refuse collection vehicles. The crossover located on Randell Road will need to be realigned to comply with AS 2890 and address the traffic conflicts associated with this crossover and the existing access to the Council Chambers on the opposite side of the road. Adjacent the service station is a residential property which currently shares the same crossover as the service station. This will also require modification including relocation or modification of an existing SEP. To ensure compliance with AS 2890 and address traffic conflict issues the existing crossover will be reduced and retained for the residential property. A minimum 2 m separation will be provided between this crossover and a proposed new service station crossover. The crossover will also be upgraded to include a paved surface. These features together with the location of fixed objects within the site have been assessed against road safety requirements and for clear unobstructed access and egress by a 19 m semi-trailer and a 8.8 m Medium Rigid Vehicle. Analysis of the turn paths (see Attachment 1) shows the modifications required to the existing crossovers. In summary, these design features are consistent with the recommendations in the TM Report, appropriate Australian Standards and Local Council / DPTI requirements.

4. Traffic Generation Traffic generation rates applicable to the site have been sourced from the NSW Roads and Traffic Authority (RTA) Guide to Traffic Generating Development (2002) (herein referred to as the RTA Guide). The guide provides rates for service station and convenience stores and fast food outlets based on survey data. The following applicable rates are provided:

Service Station evening peak hour vehicle trips = greater of 0.04A(S) + 0.3A(F) or 0.66A(F)

Where A(S) = area of site

A(F) = gross floor area of convenience store

McDonald’s outlet evening peak hour vehicle trips = average of 180 veh/hr up to 230 veh/hr

This location does not contain a ‘drive through’ however it does contain quick service facilities including outdoor seating arrangements. The traffic generation estimates will therefore be based on a service station with a quick service restaurant to accommodate this factor. It should be noted that this rate is a conservative estimate for a service station and does not account for the:

Integrated and unique nature of an OTR development offering multiple services which generate multi-purpose trips;

Passing trade that is already on the road network i.e. linked trips as opposed to new trips generated. Queensland Department of Main Roads Guidelines for Assessment of Road Impacts of Development (2006) (there is no SA reference, accordingly this is


Page 5 of 7

the only document that is available for such an analysis) indicates that up to 60% of trips for fast food developments could be linked trips including 35% which are directly passing by the site before deciding to enter.

Existing traffic utilising the site which would further discount the new trip estimate. Based on a site area A(S) of 2081 m2 and convenience store gross floor area A(F) of 225 m2, Table 1 shows the peak hour traffic generated by the site. Table 1 Peak hour traffic generation

Service Station Quick Service Restaurant

Total

0.04 A(S) + 0.3 A(F) = 83+68 = 151 trips 180 trips 331 trips

0.66 A(F) = 149 trips 180 trips 329 trips

Passing Trade Discount (35%) 116 trips

Total Additional Peak Hour Traffic Generation 215 trips This level of traffic generated by the development could not be expected to compromise the operation or safety of the internal site access roads or external surrounding road network.

5. Road Safety Pedestrian activity adjacent to the site is low and serviced with existing dolomite footpaths and formal crosswalks to the nearby “Koala Crossing” at Randell Road. The “Koala Crossing” caters for the pedestrian traffic created by the nearby Mannum Community College In terms of traffic accidents crash data for the last complete five (5) year period has been obtained from Location SA Map Viewer for the area around the intersection of Berryman Avenue and Randell Road. A review of these records indicates that there have been two (2) reported crashes (Injury) at the intersection of Berryman Avenue and Randell Road. One of the crashes to occur was a rear end crash resulting in an injury. The second crash was a right angle crash that also resulted in an injury. As such, it is considered that the crash history for the area is not directly linked to movements at or near the intended access and egress locations. Author Reviewer

Sarah Hartland Dave Murray


Page 6 of 7

TRAFFIC COMPLIANCE STATEMENT CERTIFICATION It is hereby certified that the proposed development described in this document and shown on the attached ADS Architect Drawing No. 1180 SK01b and GHD 33-17057-17 SK022; SK023; SK024; SK025; SK026 & SK027.

is in accordance with the GHD report provided to Peregrine Corporation in December 2014, referenced as “On the Run” Petrol Stations Traffic Management Report

is in accordance with Austroads Guidelines. and GHD verifies that the subsequent detailed design could meet the requirements of

appropriate Australian Standards.

Dave Murray Chris Dunn Experienced Traffic Engineering Practitioners 23/03/16

ATTACHMENT 1–TURNING PATHS & VEHICLE QUEUING

Page 7 of 7

stobie

relocate sign

telstra

relocate stobie

sign

lock box

flag

stobie

1 : 1 0 0 A T A 1

relocate existing

price board

re-clad existing

flag pole pylon

sign

ice chest

control building

entry

sales

store

prep

cool

fzr

toilet

retail display

canopy

car wash

plant

relocated stobie

9m

pylon

central under canopy

forecourt drainage

line of perimeter crest

to bunded forecourt

drainage

denotes A0 size

poster board

fuel fills

approximate location

new underground fuel

tanks

air and

water

point

denotes 2.4x1.2m fence

mounted non-illuminated

poster board

new 2.1m high colorbond

boundary fence

painted line

marking

tensile shade

umbrellas with

fixed seating

under


boundary fence

S2

S2

S2

S1

S1

S1 S1

S1

S1

S1

S1

boundary

boundary

boundary

boundary

boundary

boundary

landscaping notes

all new landscaped beds to be planted with a combination of;

• Acacia Cognata 'Limelight'

• Anigozanthos 'Bush Revolution'

• Anigozanthos 'Bush Pioneer'

• Buxus Microphylla var. Japonica

• Dianella Caerulea 'Little Jess'

• Dianella Revoluta 'Little Rev'

• Erigeron Karviskianus

• Hibiscus Tiliaceus Rubra 'Red Cottonwood'

• Juniperus Conferta

• Juniperus Sabina

• Lavendula Stoechas 'Avonview'

• Lomandra Longifolia 'Fine 'n' Dandy'

• Lomadra Longifolia 'Lime Tuff'

• Murraya Paniculata

• Nandina Domestica 'Seika Obession'

• Photinia Robusta x Serrulata 'Blackjack'

• Rhaphiolepis x Delacourii

• Rhaphiolepis x Indica 'Oriental Pearl'

• Rosmarinus Officinalis 'Prostatus'

• Syzgium Austral 'Resilience'

• Tulbaghia Violacea

• Westringia Fruticosa 'Little Gem'

• Westringia Fruticosa 'Smokey'

• Westringia Fruticosa 'Wynyabbie Gem'

• Yucca varieties

fuel vents

remove

existing

tree

2350

5815

S1

S1

wash bay 01

wash bay 02

wash bay 03

painted line

marking

painted line

marking

relocated and

re-clad existing

price board

relocate existing overhead high

voltage power lines to lie

outside of property boundary

2 9 . 0 3 . 1 6

14JN1180sk01b

Scale 1:100 at A1

0 1 2 5 10m

date

for A1

rev no.

job no.scale

approved (PD)

Conditions of Use: This document may only be used by GHD's client (and any other

person who GHD has agreed can use this document) for the purpose for which it was

prepared and must not be used by any other person or for any other purpose.

rev description app'd date

SK

Level 4, 211 Victoria Square Adelaide SA 5000 Australia

GPO Box 2052 Adelaide SA 5001

T 61 8 8111 6600 F 61 8 8111 6699

E [email protected] W www.ghd.com

Plot Date: Cad File No:30 March 2016 - 4:56 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK022.dwgPlotted by: Sarah Hartland

PEREGRINE CORPORATION PTY LTD

OTR BERRYMAN AVE, MANNUM SA

TURNING PROFILES

022

A

33-17057

PRELIMINARY

1:100

MARCH 2016

A ISSUE FOR DISCUSSION

0 1 4 5m32

SCALE 1:100 AT ORIGINAL SIZE

1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1

BERRYMAN AVENUE

RANDELL ROAD

MODIFY EXISTING CROSSINGFOR RESIDENTIAL PROPERTY

MODIFY EXISTINGCROSSOVER

RELOCATE SEP ORREPLACE WITHTRAFFICABLE LID

CLOSE PART OFEXISTING CROSSOVER

REALIGN AND PAVENEW CROSSOVER

EXISTING COUNCILCARPARK ENTRY

date

for A1

rev no.

job no.scale

approved (PD)





SK



T 61 8 8111 6600 F 61 8 8111 6699





TURNING PROFILES

SEMI ENTRY CAR EXIT

023

A

33-17057

PRELIMINARY

1:200

MARCH 2016


0 2 8 10m64


RELOCATE PRICEBOARD AND FLAG

1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1

BERRYMAN AVENUE

RANDELL ROAD




RELOCATEPRICE BOARDAND FLAG




date

for A1

rev no.

job no.scale

approved (PD)





SK



T 61 8 8111 6600 F 61 8 8111 6699





TURNING PROFILES

024

A

33-17057

PRELIMINARY

1:200

MARCH 2016


0 2 8 10m64


1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1

BERRYMAN AVENUE

RANDELL ROAD








date

for A1

rev no.

job no.scale

approved (PD)





SK



T 61 8 8111 6600 F 61 8 8111 6699





TURNING PROFILES

025

A

33-17057

PRELIMINARY

1:200

MARCH 2016


0 2 8 10m64


1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1

BERRYMAN AVENUE

RANDELL ROAD








date

for A1

rev no.

job no.scale

approved (PD)





SK



T 61 8 8111 6600 F 61 8 8111 6699





TURNING PROFILES

026

A

33-17057

PRELIMINARY

1:200

MARCH 2016


0 2 8 10m64


1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1

BERRYMAN AVENUE

RANDELL ROAD








date

for A1

rev no.

job no.scale

approved (PD)





SK



T 61 8 8111 6600 F 61 8 8111 6699





TURNING PROFILES

027

A

33-17057

PRELIMINARY

1:200

MARCH 2016


0 2 8 10m64


BP Mannum Corner of Adelaide Road and Berryman Avenue, Mannum

Environmental Noise Assessment

S4777C1 April 2016

Sonus Pty Ltd 17 Ruthven Avenue

ADELAIDE SA 5000 Phone: +61 8 8231 2100

www.sonus.com.au ABN: 67 882 843 130

Contact: Jason Turner M: +61 (0) 410 920 122

E: [email protected]

BP Mannum Environmental Noise Assessment S4777C1 April 2016

Page 2

INTRODUCTION An environmental noise assessment has been made of the proposed redevelopment of an

integrated service facility at the corner of Adelaide Road and Berryman Avenue, Mannum.

The existing site comprises a control building and four fuel bays, which operate 24 hours per

day, and a motor repair workshop. The proposal is to demolish these structures and

incorporate a new control building, six fuel bays, three manual carwash bays, and additional

car parking.

The assessment considers the noise impacts at the closest dwellings, as shown in Appendix

A, from the proposed development. It ensures that the noise at the site does not

unreasonably interfere with the amenity of the residences and specifically considers the

following noise sources:

vehicle movements and car park activity;

patrons in the designated outdoor seating area;

activity at the petrol filling stations;

activity at the manual carwash bays;

mechanical plant serving the control building;

rubbish collection, and;

deliveries to the site.


Page 3

CRITERIA Development Plan The site and residence locations are shown in Appendix A. The subject site and residences

to the northwest are located in a Commercial Zone of the Mid Murray Council Development

Plan1. Residences are also located within the Development Plan’s Residential Character

Zone to the southeast and Residential Zone to the southwest. The Plan has been reviewed

and particular regard given to the following relevant provisions:

Council Wide Provisions

OBJECTIVES

Interface Between Land Uses

Objective 25: Development located and designed to prevent adverse impact and conflict

between land uses.

Objective 26: Protect community health and amenity and support the operations of all

desired land uses.

PRINCIPLES OF DEVELOPMENT CONTROL

Interface Between Land Uses

87. Development should not detrimentally affect the amenity of the locality or cause

unreasonable interference through any of the following:

... (b) noise:

...

88. Development should be designed and sited to minimise negative impact on existing and

potential future land uses considered appropriate in the locality.

Noise

92. Development should be designed, constructed and sited to minimise negative impacts of

noise and to avoid unreasonable interference.

93. Development should be consistent with the relevant provisions in the current Environment

Protection (Noise) Policy.

Commercial Zone Provision

OBJECTIVES

Objective 3: Development that minimizes any adverse impacts upon the amenity of the

locality within the zone. 1 Consolidated 31 July 2014.


Page 4

Environment Protection (Noise) Policy 2007 Council Wide Interface Between Land Uses Principle of Development Control 93 references

the Environment Protection (Noise) Policy 2007 (the Policy), which provides objective criteria

for environmental noise from a development to residences. The Policy provides goal noise

levels for general activity as well as specific requirements for 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 satisfy all provisions of the Development Plan

related to environmental noise.

General Activity

The Policy provides goal noise levels to be achieved at noise receivers (the residences),

based on the principally promoted land use where the noise source (the development) and

the noise receivers are located.

A “compliance” goal noise level is applied to an existing or approved noise source, such as

the operation of mechanical plant, fuel delivery, vehicle movements and car park activity at

the site. The Policy applies a more onerous “development” average goal noise level (by a

margin of 5 dB(A)) for new noise sources in recognition of the increased sensitivity to a new

noise source. In addition, a night time maximum instantaneous noise level of 60 dB(A) is

also applied to new noise sources when assessed at a residence within an area which

principally promotes residential land use. The new sources which will be assessed against

these more stringent criteria include the manual carwash bays and patron activity in the

outdoor area.

When measuring or predicting noise levels for comparison with the Policy, penalties may be

applied to the average goal noise level for each characteristic of tone, impulse, low

frequency and modulation of the noise source. In order to apply a penalty, the characteristic

must be dominant when considered within the context of the existing acoustic environment

at the residence. In this circumstance, a penalty has been applied in the absence of any

significant influence from the local road network.


Page 5

Based on the above, the combined operation of all noise sources is assessed against the

“compliance” noise criteria. In addition, all new noise sources are assessed against the

“development” criteria.

Due to the variation in goal noise levels, a table has been developed which summarises and

includes the influence of a penalty and the zoning where applicable. The zoning is as shown

in Appendix A.

Residence Zoning

Day Time Goal Noise Level dB(A)

Night Time Goal Noise Level dB(A)

Night Time Instantaneous Max. Noise Level dB(A)

New Noise Sources

Residential 47 40 60

Residential Character 47 40 60

Commercial 52 45 N/A

All Noise Sources Operating Concurrently

Residential 52 45 N/A

Residential Character 52 45 N/A

Commercial 57 50 N/A

Note: day is 7AM to 10PM and night 10PM to 7AM

Noise from 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).


Page 6

ASSESSMENT

Noise levels at the residences in the vicinity of the development have been predicted based

on a range of previous noise measurements and observations at similar facilities which

include:

car park activity such as vehicle movements, the opening and closing of vehicle doors

and getting in and out of cars;

patron activity at outdoor seating;

fuel delivery and truck movements;

manual wash bay and the associated plant room, and;

mechanical plant serving the control building.

The predictions of noise from the facility have also been based on the following worst case

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

Day Time (7am to 10pm):

continual operation of the high pressure spray in the two manual carwash bays.

Continuous operation of mechanical plant; and,

Car park activity associated with 1 vehicle in each of the designated car park

bays and 2 at each of the petrol filling stations.

Night Time (10pm to 7am):

continual operation of the high pressure spray use in at least one of the manual

carwash bays.

Continuous operation of mechanical plant; and,

Car park activity associated with 1 vehicle in each of the designated car park

bays and 1 at each of the petrol filling stations.

Based on the predictions, the following acoustic treatment measures are recommended for the

site to achieve the noise criteria of the Policy:

2 Default assessment period of the Policy.


Page 7

Manual Car Wash Bays

Ensure the walls between car wash bays extend to the canopy above and are of a

solid construction. As shown in Appendix B the walls should be extended toward the

northeast and be installed with acoustic absorption to the full extent shown in

accordance with the following detail;

Install 50mm thick acoustic insulation (with a minimum density of 32 kg/m3) to the full

extent of the underside of the roof. The insulation should be installed in accordance

with the following detail or similar;

Provides signage to prevent vehicles moving too far forward in the bay, or restrict

reach of the high pressure spray to be beyond a nominated point (refer Appendix B)

50mm thick acoustic insulation with a minimum density of 32 kg/m3. The insulation should be installed to the full extent of the ceiling. Other materials such as “Pyrotek Reapor” can be used in lieu of the insulation.

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

Manual wash bay ceiling

50mm thick acoustic insulation with a minimum density of 32 kg/m3. The insulation should be installed to the full height of the screen, or up to a point that is practicable. Other materials such as “Pyrotek Reapor” can be used in lieu of the insulation.

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

Manual car wash bay wall


Page 8

Car Wash Plant Room

Ensure the roller access doors incorporate brush seals at all edges, at the top and at

the threshold.

Patrons

Construct 1.8m high barriers around the outdoor patron area, for the extent shown in

Appendix B. The barriers may be constructed from any material with a surface

density greater then 8kg/m2 (such as glass) and should be sealed airtight at the

ground and joins.

General Activity

As currently documented, construct the fence at the side and rear boundary of the

site, as depicted in Appendix B, from 2.1 metre high ‘Colorbond’ sheet steel or

similar. Ensure the fence is airtight at all junctions including with the ground.

Construct the fence between the control building and manual car wash bays, as

shown in Appendix B, to a minimum height of 3m above the ground level of the

adjacent house. The fence should have a minimum construction of 6mm thick fibre

cement sheet (or any other material with a surface density of at least 10kg/m2),

sealed airtight at all junctions, such as at the control building wall and manual wash

bay wall and have 50mm thick acoustic insulation (minimum density 32kg/m3) installed

to the inner face.

Reduce noise from alarms produced by equipment (such as tyre filling stations, car

wash pay stations) as far as practical, and;

Ensure that the ground surface is smooth and all inspection points, grated trenches,

etc. are correctly fixed to remove the potential for impact noise being generated when

driven over.

Noise from Mechanical Plant At the Development Application stage of a project, the mechanical plant is not yet designed

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

refrigeration equipment operating at other similar facilities to provide an indicative selection

for the proposed facility.


Page 9

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

measurements of the following indicative air conditioning and refrigeration equipment;

3 x display fridges

3 x freezers

1 x evaporative cooling unit

3 x packaged cooling units

1 x amenity exhaust fan

1 x kitchen exhaust fan

Based on the predictions, the following acoustic measures are likely to be required in order

to achieve the Policy criteria;

Locate all mechanical plant in the location shown in Appendix A.

Install mechanical plant barriers in the locations shown in Appendix A, to a height at

least equivalent to the tallest piece of equipment it surrounds. The barriers should be

sealed air tight along all vertical joins and can be constructed from a sheet steel, fibre

cement sheet or a material with an equivalent surface density. The bottom of the

barrier should continue down as close as practicable to the roof deck below. It is

noted that a small gap may be left between the bottom of the barrier and the roof

deck, as may be required for drainage.

Install acoustic absorption to the inside of the barriers for the extent shown in

Appendix B, in accordance with the following detail;


Page 10

Incorporate a proprietary in-line attenuator to the discharge side of any significant

exhaust fan, such as those servicing kitchen areas.

These measures should be reviewed during the detailed design phase of the project, once

final equipment selections have been made. A design noise level of no more than 46 dB(A)

at any residence in the Commercial Zone or 38 dB(A) within the Residential or Residential

Character Zones will ensure the noise criteria are achieved. Rubbish Collection

restrict the hours of rubbish collection from the site to the hours of Division 3 of the

Environment Protection (Noise) Policy 2007. That is, only between the hours of 9am

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

Fuel Deliveries

restrict the hours of fuel delivery to the site to the daytime hours of the Policy (7am to

10pm).

With the above acoustic measures in place, the predicted noise levels from the proposed

development will achieve the relevant requirements of the Policy when measured at the

residences in the vicinity. That is, the concurrent operation of noise sources at the site, as

outlined in the assessment section of this report, is predicted to achieve the goal noise

levels, as shown in the following table;

Weatherproof capping

50mm thick acoustic insulation with a minimum density of 32 kg/m3. The insulation should be installed to the full height of the screen, or up to a point that is practicable. Other materials such as “Pyrotek Reapor” can be used in lieu of the insulation.

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

Solid screen


Page 11

Residence Zoning

Day Time Predicted Average

Noise Level (dB(A))

Day Time Goal

Noise Level dB(A)

Night Time Predicted Average

Noise Level (dB(A))

Night Time Goal Noise Level dB(A)

Night Time Predicted Maximum

Noise Level (dB(A))

Night Time Instantaneous

Max. Noise Level dB(A)

New Noise Sources

Residential 33 47 33 40 40 60

Residential Character 40 47 40 40 56 60

Commercial 45 52 45 45 N/A N/A

All Noise Sources Operating Concurrently

Residential 37 52 34 45 N/A N/A

Residential Character 47 52 45 45 N/A N/A

Commercial 50 57 48 50 N/A N/A


Page 12

CONCLUSION An environmental noise assessment has been made of the proposed integrated service

facility redevelopment at the corner of Adelaide Road and Berryman Avenue, Mannum.

The assessment considers noise at the closest residences from new and existing noise

sources proposed at the facility. These include mechanical plant, manual car wash bays and

a plant room, patrons, vehicle movements and car park activity within the site, and fuel

deliveries. The noise predictions have been assessed against criteria developed from the

Environment Protection (Noise) Policy 2007, which account for both new and existing noise

sources.

With the following recommended acoustic measures in place, the predicted noise levels from

the development will achieve the relevant requirements of the Environment Protection

(Noise) Policy 2007 for typical use of the facility:

appropriate positioning and screening of mechanical plant;

specific boundary fence constructions;

specific construction of manual car wash bays and associated plant room;

Limiting the noise from alarms and surface irregularities; and,

restricting the times for rubbish collection and fuel deliveries.

Based on the above, it is considered that the proposal will not cause a nuisance or impair

the amenity of the locality, thereby achieving the relevant provisions of the Mid Murray

Council Development Plan.


Page 13

APPENDIX A: Site Locality

(2 Storey)

Residential Character Zone

Commercial Zone

Residential Zone

Subject Site

N


Page 14 APPENDIX B: Site Layout & Mark-up

2.1m high boundary fence

3m high boundary wall

Acoustic absorption to underside of

canopy

Acoustic absorption to

walls

Extend walls for the extent shown and

seal to the underside of the canopy

Provide signage to prevent vehicles stopping too far

forward in the bay, or restrict reach of the high pressure

spray to be beyond this point

1.8m high glass (or similar) barrier

Mechanical plant location

Solid mechanical plant screens in accordance with the provided detail and to a minimum height equivalent to the tallest piece of equipment.

stobie

relocate sign

telstra

relocate stobie

sign

lock box

flag

stobie

1 : 1 0 0 A T A 1

relocate existing

price board

re-clad existing

flag pole pylon

sign

ice chest

control building

entry

sales

store

prep

cool

fzr

toilet

retail display

canopy

car wash

plant

relocated stobie

9m

pylon

central under canopy

forecourt drainage

line of perimeter crest

to bunded forecourt

drainage

denotes A0 size

poster board

fuel fills

approximate location

new underground fuel

tanks

air and

water

point

denotes 2.4x1.2m fence

mounted non-illuminated

poster board


boundary fence

painted line

marking

tensile shade

umbrellas with

fixed seating

under


boundary fence

S2

S2

S2

S1

S1

S1 S1

S1

S1

S1

S1

bo

un

da

ry

bo

un

da

ry

bo

un

da

ry

boundary

boundary

boundary

landscaping notes

all new landscaped beds to be planted with a combination of;

• Acacia Cognata 'Limelight'

• Anigozanthos 'Bush Revolution'

• Anigozanthos 'Bush Pioneer'

• Buxus Microphylla var. Japonica

• Dianella Caerulea 'Little Jess'

• Dianella Revoluta 'Little Rev'

• Erigeron Karviskianus

• Hibiscus Tiliaceus Rubra 'Red Cottonwood'

• Juniperus Conferta

• Juniperus Sabina

• Lavendula Stoechas 'Avonview'

• Lomandra Longifolia 'Fine 'n' Dandy'

• Lomadra Longifolia 'Lime Tuff'

• Murraya Paniculata

• Nandina Domestica 'Seika Obession'

• Photinia Robusta x Serrulata 'Blackjack'

• Rhaphiolepis x Delacourii

• Rhaphiolepis x Indica 'Oriental Pearl'

• Rosmarinus Officinalis 'Prostatus'

• Syzgium Austral 'Resilience'

• Tulbaghia Violacea

• Westringia Fruticosa 'Little Gem'

• Westringia Fruticosa 'Smokey'

• Westringia Fruticosa 'Wynyabbie Gem'

• Yucca varieties

fuel vents

remove

existing

tree

2350

5815

S1

S1

wash bay 01

wash bay 02

wash bay 03

painted line

marking

painted line

marking

relocated and

re-clad existing

price board

relocate existing overhead high

voltage power lines to lie

outside of property boundary

3m high precast boundary

fence between control

building and plant room

1800mm high

glazed cafe screen

surrounding seating

area

1800mm high

glazed cafe screen

along boundary

acoustic absorption to car

wash area as per acoustic

report

A D S A r c h i t e c t s

9 3 G i l l e s S t r e e t A d e l a i d e 5 0 0 0 T : 8 2 2 3 2 2 4 4

2 6 . 0 4 . 1 6

14JN1180sk01c

Scale 1:100 at A1

0 1 2 5 10m

autogas

diesel

unleaded

9m pylon

1 : 1 0 0 A T A 1

1 : 1 0 0 A T A 1

1 : 1 0 0 A T A 1

canopy

control building car wash

control buildingcar wash

back illuminated

signage panel

corporate fascia

cladding

back illuminated

signage panel

car wash beyond

control building

beyond

back illuminated

signage panel

back illuminated

signage panel

red painted CFC

wall cladding

yellow painted CFC fascia cladding

with back illuminated signage

black painted CFC

wall cladding

silicone butt joined

glass shopfront

yellow painted CFC

fascia cladding

white painted

precast plant room

approximate

neighbouring

ground line

boundary wall

shown dotted in

foreground

white painted precast

boundary wall face

fuel canopy beyond

painted CFC wall

cladding

tensile shade

umbrellas with fixed

seating under

tensile shade

umbrellas with fixed

seating under

5100

5400

5400

4350

3000

5100

refusewhite painted precast

wall face

boundary fence

shown dotted in

foreground

glazed cafe screen

dotted in foreground



2 6 . 0 4 . 1 6

14JN1180sk02b

Scale 1:100 at A1

0 1 2 5 10m

9m pylon

1 : 1 0 0 A T A 1

1 : 1 0 0 A T A 1

1 : 1 0 0 A T A 1

canopy control building

canopycontrol building

car wash

back illuminated

signage panel

corporate fascia

cladding

car wash beyond

back illuminated

signage panel

black painted CFC

wall cladding

white painted CFC

wall cladding

painted CFC

wall cladding

back illuminated

signage panel

back illuminated

signage panel

corporate fascia

cladding

white painted

precast wall

panels

roll up door

white painted

precast wall panels

approximate

neighbouring

ground line

control building

beyond

canopy beyond

6300

5400

4200

5100

car wash plant

room beyond

yellow painted CFC

fascia cladding



2 6 . 0 4 . 1 6

14JN1180sk03b

Scale 1:100 at A1

0 1 2 5 10m

application on notification – category 2 · car washes: construction of three self-service car...

Documents