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Coral Bay Roadhouse
Overall Development Plan
Lot 62 Banksia Drive
CORAL BAY
Western Australia
June 2013
Contents
1. Background
2. Proposal
3. Location
4. Population
5. Statutory Planning Context
5.1 SPP 6.3- Ningaloo Coast 2004 5.2 Carnarvon District Zoning Scheme 11 Amendment No 10 5.3 Carnarvon District Zoning Scheme 11 Clause 6.3.2.1 5.3.1 Impact on the proposed Development on the Coastal Environment 5.3.2 Access to the Beach- Construction and Maintenance 5.3.3 Ongoing Coastal Management Programs 5.3.4 Anticipated Ultimate Layout of Buildings and Infrastructure 5.3.5 Servicing- provision and Funding 5.3.6 Tenure Arrangements 5.3.7 Relationship with other management Plans or Policies 5.3.8 Building Type/Theme and construction Materials 5.3.9 Aboriginal Sites 5.3.10 Description of existing Environmental Characteristics and General Site Conditions 5.3.11 Impact on World Heritage
5.3.12 Retain Remnant Vegetation and/or provision of new landscaping
5.3.13 Soil/Stabilisation during construction and upon completion
5.3.14 Management of storm water runoff
5.3.15 Entrance Sign
6. Summary
Attachment 1 Building Plans 6 pages
Attachment 2 Letter from RDL
Attachment 3 Taking Order
Attachment 4 Diagram Lot 62
Attachment 5 DZS 11 amendment No 10
Attachment 6 Engineers Report
Attachment 7 Landscaping Plan
Attachment 8 Signage
Figure 1 Map Coral Coast WA
Figure 2 Aerial Photo of Coral Bay
Figure 3 Detail Survey
Figure 4 Photo Designstone products in Coral Bay
1 Background
In 2003 Batavia Holdings applied to redevelop the existing Service Station on Lot 4 (now Lot
12)which the council declined with the reason being that a coastal plan was being prepared
for the region and it would provide a more desirable outcome. This plan was the Ningaloo
Coast Regional Strategy which was endorsed in August 2004.
The planning objectives of The Ningaloo Coast Regional Strategy (NCRS) in relation to our
Service Station were;
“To remove the existing Service Station use from within the storm surge line with appropriate
remediation and provide a more appropriate Service Station site within the Coral Bay
Settlement”
An agreement between the Department of Regional Development and Lands (RDL) and
Batavia Holdings has been accepted and Batavia Holdings is now working through the
processes to allow this project to begin.
2 Proposal
Batavia Holdings proposal is to provide a Service Station with a Caretakers residence with
secure Boat Parking and services expected by a modern facility, such as hot and cold food,
soft drinks, groceries, gas bottle exchange, batteries, oils and ancillary services of tyre
inflation, pressure cleaning and the appropriate signage.
3 Location
Coral Bay is located 1120 km north of Perth, 240 kilometres north of Carnarvon and 160
kilometres south of Exmouth and 116 kilometres south of Learmonth Airport. It is situated
directly alongside the Ningaloo Reef (see Map Figure 1). The proposed Service Station will be
situated on Lot 62, the corner of Banksia Drive and Monck Head Drive.
4 Population
Coral Bay is a settlement with approximately 250 permanent residents and approximately
2500 tourists at peak times. The Coral Bay settlement has a capped number of beds which
has not been fulfilled and has a designed population of 3600 tourist beds, 500 day visitors
with 400 semi-permanent workers.
The Coral Bay Structure Plan is currently under review which may result in increasing the
above capped population numbers.
Figure 1 Coral Coast Western Australia
5 Statutory Planning Context
5.1 SPP 6.3- Ningaloo Coast, 2004
The Ningaloo Coast Statement of Planning Policy 6.3 applies to all land within the Ningaloo
Coast policy area, including Coral Bay.
The objectives of the policy are to provide guidance on acceptable and sustainable
development; maintain the Ningaloo Coast as an all-season recreational and nature-based
tourism destination and limit growth with managed staged development; preserve and
protect the natural environment and enhance and rehabilitate degraded areas; and
consolidate future residential, commercial, higher-impact tourism and industrial
development in towns of Carnarvon and Exmouth.
Statement of Planning Policy 6.3 –uses The Ningaloo Coast Regional Strategy 2004 to guide
and establish the recommendations of this Strategy. Part of the key objectives of the NCRS is
to remove the existing Service station use from within the storm surge line with appropriate
remediation and provide a more appropriate service station site within the Coral Bay
settlement.
5.2 Carnarvon District Zoning Scheme 11 Amendment No 10 (see attachment no5)
This amendment which is approved and in the final stages of completion is to reclassify Lot
62 from the “Environs Precinct” to the “Services Trades Precinct” and to allow a Caretakers
Dwelling as a discretionary use in this precinct in order to facilitate the development of a
service station and caretaker dwelling upon the Lot.
5.3 Carnarvon District Zoning Scheme Clause 5.3.2.1
5.3.1 Impact on the proposed development on the coastal environment
The purpose for the relocation of this Development is to remove the associated risk to the
marine environment by relocating this necessary part of infrastructure from being within the
Surge line to an appropriate location selected by the NCRS.
The selected Lot 62 is elevated between 8 and 9 meters AHD, inclining towards its southern
and south-eastern boundaries. This incline is the lower slope of an adjacent NE-SW trending
ridge (approximately 16 meters AHD which provides a backdrop to the lot).
It is elevated well above the defined peak steady water level and maximum wave-run-up
zone based on a category 5 cyclone and the predicted 2100 year sea level as in The Global
Environmental Modelling System: Cyclone Inundation Modelling for Coral Bay.
Lot 62 is physically capable of being developed.
5.3.2 Access to the beach-construction and maintenance
This development is not close to the beach and access is not relevant (See Figure 2 below), a
construction management plan will accompany the building application.
5.3.3 Ongoing Coastal Management Programs
Due to the developments location this is not relevant
Figure 2
Existing & Proposed Service
Station Sites
5.3.4 Anticipated Ultimate Layout of Buildings and Infrastructure
The proposed development is designed to provide primarily fuel for the tourist visiting this
area and to support the local tourist business operator and commercial boats. This is a very
vital part of the infrastructure for Coral Bay.
The development will provide secure parking for trailer boats as a convenience for visitors
with the aim to encourage these trailer boats out of the caravan parks and accommodation
areas which is currently causing congestion and safety issues.
Also the development will provide hot and cold food along with convenience goods found in
modern service stations.
Parking to include the following:
1 Handicapped bay
9 Standard vehicle parking bays
6 Long vehicle parking bays for (Vehicle/Caravan-Boat Combination) and large trucks
5 Large vehicle parking bays for Buses, small/medium trucks and Large 4wds
28 secure boat parking bay for various size boats (4-8 meters)
The proposed development is designed with 2 access points, with the most accessible being
off Banksia Drive which provides ample room for car/caravan or car/boat combinations to
access the fuel bowsers and existing onto Monck Head Drive where they can turn right to
Robinson Street or Left to the Boating Facility at Monck Head. Alternatively accesses can be
reversed by entering off Monck Head Drive and existing onto Banksia Drive.
The Caretaker/Managers residence is necessary to provide security on the service station
site as large volumes of fuel will be stored as well as security for boat parking and late call
outs for emergency services of Police, Ambulance and Fesa etc.
It is also common practice for remote service stations and roadhouses to include a
caretaker/manager dwelling. Examples of these include the roadhouses at Nannutarra,
Minilya, Overlander, Billabong, Northampton, Dongara, Cataby to name a few.
See attachment 1- Building Plans (6 Pages)
5.3.5 Servicing-provision and funding
Funding is provided by Batavia Holdings under the Conditional Purchase Agreement with the
Department of Regional Lands and Development. The Service Station will be connected to
Horizon Power grid, Water Corporations Potable Water and an approved onsite waste
disposals system with connection to the Town Sewer once it is extended.
Site drainage will be to the shire requirements. It is anticipated that this will require all
stormwater drainage generated within the lot to be retained and disposed of within the lot.
Figure 3
Lot 62,
Detail
Survey
Figure 3 Detailed Survey for contours,
existing services and attached building
plans for proposed drainage
5.3.6 Tenure Arrangements
This is covered by the Conditional Purchase Agreement with Department of Regional
Development and Lands (RDL) See Attachments 2, 3 &4
5.3.7 Relationship with other management plans or policies
This is discussed in detail in the District Zoning Scheme 11 amendment No 10 section 6
“Strategic Considerations” See attachement 5 Carnarvon District Zoning Scheme11 Amendment No 10
5.3.8 Building type /theme and construction materials
The proposed development will consist of 2 buildings; the main building will be the
commercial Service Station or Roadhouse which will include a canopy over the petrol
bowers. The other building will be the small residence for the manager.
Buildings will be constructed using the proven Designstone System, consisting of 290mm
high x 590mm long x 50mm thick precast concrete panels which are connected to light
gauge steel framing by clips and rods. The steel framing members are then filled with
concrete to lock in the fastening clips and rods to form an integral system.
Specially shaped components will be made for windows and door heads and window sills.
The panels will be textured with a limestone colour and precast off site. The roof will be
heritage red in colour and use colour bond-profiled sheet steel giving the development a
tradition outback appearance. The steel components will be prefabricated off-site as well,
allowing the construction to be quick and eco-friendly by way of less water during
construction with little on site waste. This type of construction is well suited to cyclone areas
and has superior thermal properties as well as minimal exposed steel to ensure longevity in
harsh coastal locations.
)
Figure 4 Existing Designstone
Villa’s in Peoples Park Caravan
Village, Coral Bay
5.3.9 Aboriginal sites The lot has no heritage listings over it (neither Aboriginal nor Non-Aboriginal) nor is it listed
on the State’s Contaminated Sites Database.
5.3.10 Description of existing environmental characteristics and general site condition
The proposed site is elevated between 8 and 9 metres AHD with a ridge to the East of
approximately 16 metres AHD which act as a back drop to the lot when viewed from both
road frontages. The site has road frontage on two sides as it is located on the corner of
Banksia Drive and Monck Head Drive which services the boating facility. The site is vacant
land with no trees and sparsely covered with buffel grass. It is located on the eastern side of
the Coral Bay settlement with no adjoining developments.
Engineers have provided a detailed report on the site which confirms its suitability for the
proposed development. (See attachment 6 Engineers report)
5.3.11 Impacts on World Heritage area
The Ningaloo Coast was added to the World Heritage list on the 24th June 2011 for its
natural beauty and biological diversity. The Government’s vision for the Ningaloo Coast is to
protect its world class natural values while enabling sensitive development of the region as a
sought after nature-based tourism destination, for local, national and international visitors.
The NCRS which provides a comprehensive framework for sustainable tourism development
on the Ningaloo Coast recommended this site (lot 62) as a key planning objective for the
relocation of the Service Station with the vision of the Ningaloo Coast becoming world
heritage listed.
5.3.12 Retention remnant vegetation and/or provision of new landscaping (type and recurrent
maintenance)
Lot 62 is predominantly non-native buffel grass which is common in this area and this will be
cleared and 1930 m2 has been set aside for landscaping which will include the follow
vegetation types.
Coastal Acacia or Wattle trees for wind breaks and soil stabilisation, some exotics will be
used for shade and to give the site its own identity which will include palm trees (Date,
Cotton or Coconut).There will also be Poinciana trees for shade and Bouganvilias for colour
along fence lines. (See attachment 7)
5.3.13 Soil /stabilisation during construction and upon completion
The removal of organic material being mainly buffel grass will be removed in 3 sections to
allow the natural ground to be wet down, compacted and levelled in layers before finally
sheeting with gravel. A water cart will dampen the ground during this process to suppress
the dust before and after sheeting with gravel.
To achieve this we will complete the following schedule.
1. All construction activity will be within the confines of the site.
2. Access will be off Banksia Drive and Monck Head Drive and there will be no need for
access on the adjoining land.
3. The perimeter of the site will be fenced prior to starting earth works and construction.
4. The closest properties being the Research Station, Fesa site and Bayview Caravan Park will
be advised prior to commencement and they will have a contact person and contact number
should any issues arise.
5. The building components will predominantly prefabricate off site to limit the onsite
construction time, labour and to minimise any waste.
6. A temporary fenced area will be provided within the site for rubbish and building debris.
Note.
The site is reasonably level which will minimise the site works and the construction type has
minimal building debris. We will also have an Occupational Health and Safety management
plan for the site similar to the attached.
5.3.14 Management of storm water runoff (i.e. collection and re-use, disposal measures
and containment of petroleum contaminants);
The runoff from the bowser area will go through a petroleum separation system which
removes all petroleum associated products and will conform to the sites dangerous goods
licence. The building roof areas will have tanks for the collection of rainwater which will be
reuse in the pressure cleaning wash down area.
The remaining site area is about 5350 m2 ( excluding the open drainage basins) is a hard
stand area where the runoff will be directed to the western boundary and will be collected
in 2 open drainage basins. The drainage basins have an area of about 525 m2 and will be
have an average depth of about 1.5 meters giving them a capacity of just under 800 KLs.
Allowing for a one off rainfall event of 100mm the runoff from the 5350m2 of hardstand
would be about 535 Kls which can easily be contained in the drainage basins.
5.3.15 Entrance Sign
Off the entrance of Banksia Drive an illuminated sign advertising the facilities provided as
well as the brand of fuel the site will carry will be erected. The sign is marked on the plan in
attachment 8.
6. Summary The proposed development will provide a vital part of Coral Bay’s future infrastructure
requirements and will benefit the local Community as well as the wider Gascoyne region by
ensuring the availability of fuel and associated services for present and future tourism
demands.
The proposed development will achieve a key planning objective of the Ningaloo Coast
Regional Strategy by removing the existing Service Station use from within the storm surge
line with appropriate remediation and provide a more appropriate Service Station site within
the Coral Bay Settlement.
Another planning objective of the NCRS is to provide a well –planned pedestrian oriented
environment for Coral Bay and minimise potential pedestrian – vehicle conflict. The
proposed development will provide an opportunity to make Robinson Street available for
Perdestranization as recommended by the NCRS.
Lastly in lodging this ODP for the approval of the Shire of Carnarvon Council and the Western
Australian Planning Commission through its specific agencies, Batavia Holdings makes a
commitment to further negotiate with all stakeholders over the finalization of the
construction of Banksia Drive. The Construction of the last 500 metres of Banksia Drive is not
vital to the proposed development but will help underpin its success and the completion of
Banksia Drive in another Key Planning Objective of the NCRS.
THIS PAGE HAS BEEN LEFT BLANK INTENTIONALLY
Attachment 3
Attachment 1: Building Plans (6Pages)
Attachment 2: Tenure
Attachment 3: Taking Order
Attachment 4 Diagram Lot 62
Attachment 5 DZS 11 Amendment No10
Attachment 6 Engineers Report
Attachment 7 Landscaping Plan
Attachment 8 Signage