council reference: re: request for a permissible change …

BRISBANE URBAN STRATEGIES PTY LTD PO BOX 3368 | LEVEL1, 39 GREY STREET ACN 064 941 591 ABN 12 064 941 591 SOUTH BRISBANE 4101 QUEENSLAND T 07-3360 4200 | F 07-3360 4260

AUSTRALIA [email protected]

04 July 2014 Chief Executive Officer Ipswich City Council PO Box 191 IPSWICH QLD 4305 Council Reference: 8227/06 Dear Sir RE: REQUEST FOR A PERMISSIBLE CHANGE TO A DEVELOPMENT

APPROVAL – 2306-2312 WARREGO HIGHWAY, HAIGSLEA

1.0 OVERVIEW

We write to Council with respect to an approval issued over the abovementioned site and our subsequent request lodged on 19 December 2013. We understand that Council was satisfied that the changes proposed at that time met with the Permissible Change test, however at our request Council has placed the current application ‘on hold’ while our client carried out further investigation to determine if the layout proposed was financially viable. That investigation is now complete and as a result the proposal has been changed as shown on the accompanying plans form TRG. A letter of support is also provided by TTM Consulting Pty Ltd. The original approval was issued on 25 March 2010 which was subsequently amended on 24 August 2010 by way of a Negotiated Decision Notice. The approval was granted over 2306-2312 Warrego Highway, Haigslea, otherwise referred to as Lot 2 on RP88984 and Lot 2 on RP125005. The approval granted was for the following:

Proposal Development Decision Approval Type

Business Use (Service Station, Fast Food Outlet, Restaurant)

Making a Material Change of Use of Premises

Approved Development Permit

Temporary Accommodation (Motel)



Advertising Device (Pylon Sign)

Carrying out Operational Works


ERA11 – Petroleum Storage and ERA15 – Sewerage Treatment Plant



- 2 -

The initial Permissible Change request was lodged on the 19 December 2013 in conjunction with a concurrent request to extend the Relevant Period, requesting amendments to the original development application as follows:

Permissible Change

Removal of the motel use from the development and the associated parking for that motel. The detention tank shown located under the building will remain, the remaining area will be replaced with grass and landscaping;

Reducing overall GFA of the Service Centre from 1250sqm to 1,000sqm;

Reducing and rearranging a number of car parks provided for the Service Centre from 70 to 62 spaces, reflecting the reduction in the usage area and GFA;

Increase in truck parking spaces from 5 to 6;

Addition of a ‘drive through’ associated with the Fast Food Outlet

Relocation and resizing of the truck canopy; and

Minor modifications to the on-site servicing, manoeuvring and parking layout. Relevant Period Extension

The Relevant Period for the original approval expires on the 25 March, 2014;

The initial Relevant Period extension was requested for up till 24 August, 2015;

On 21 May, 2014, an updated Relevant Period extension request was lodged to further extend the period to 24 August, 2016. The request was accepted by both Council and TMR, due to the ongoing negotiations with TMR causing the development to be substantially behind schedule.

The amendments are primarily limited to a re-orientation of the building and car park layout to face the Warrego Highway as opposed to facing the east. Gross Floor Area and car parking numbers will remain as per the plans previously submitted. Landscaping buffers will remain to boundaries. 2.0 CONCLUSION We are of the opinion there is no doubt the development as currently proposed meets the criteria to constitute a Permissible Change, further the proposed alterations meet the criteria set out in Section 374 of the Sustainable Planning Act 2009 to which Council must consider a request to change a Development Approval. Thank you for your consideration of this request and we look forward to your favourable response. Yours faithfully URBAN STRATEGIES PTY LTD Nicholas Condoleon Town Planner CC DTMR via SARA

TTM Consulting Pty Ltd ABN 65 010 868 621

Brisbane | Gold Coast | Sunshine Coast

Melbourne | Sydney

PO Box 1310

Coorparoo BC, QLD 4151

1/129 Logan Road

Woolloongabba, QLD 4102

t (07) 3327 9500

f (07) 3327 9501

[email protected]

www.ttmgroup.com.au

2 July 2014

Our Ref: 13BRT0674 let4 14 07 01

Your Ref:

Attention: James Harris

Switch Project Management

Level 16, 414 Latrobe St

Melbourne VIC 3000

Dear James,

RE: Haigslea Service Centre Development – 2306 Warrego Highway

1. Introduction

TTM have been engaged to prepare a letter in relation to the proposed modifications to the internal layout

of the approved Service Station and Fast Food Outlet on the above mentioned site. The layout maintains

the same building area and parking numbers as per the plans recently submitted as part of a Permissible

Change application. Essentially the proposed building and car park layout has been re-orientated to face

the Warrego Highway as opposed to facing east.

This letter addresses internal layout issues only, as TTM have recently undertaken a comprehensive review

of the external traffic conditions ( report dated 28 March 2014 - including updated traffic surveys / analysis

and a Road Safety Audit), which was approved by DTMR. Given the scale of the development is the same as

that assessed, it is not considered necessary to revise the external assessment.

2. Parking Supply

The proposed parking supply of 62 spaces is considered acceptable based on the reduced floor area of the

service centre.

The originally approved scheme was based on a parking supply rate of 5.7 spaces per 100m2 (70 spaces for

1215m2), whereas the current proposal is based on a parking supply rate of 6.2 spaces per 100m2 (62

spaces for 1000m2).

As such, the proposed parking supply rate is actually higher than the originally approved scheme.

3. Internal Layout

The proposed car park layout complies with the minimum standards, with 7.0m wide parking aisles and

parking bays 2.6m x 5.4m.

2

With respect to the Drive Thru facilities, TTM have checked the swept paths of vehicles to negotiate the

lane configurations provided. The proposed design is sufficient for B99 vehicles to manoeuvre through the

lanes with adequate clearances to kerbs.

B Double swept paths have also been checked to ensure that the truck fuel and parking areas are capable

of accommodating these vehicles. The paths provided on the development plan indicate that these vehicles

can circulate through the site in a safe and efficient manner.

Given the interaction of traffic within the proposed site (i.e. trucks / drive thru / service station), it is

recommended that a detailed signs and linemarking plan be provided at the detailed design / operation

works phase to ensure traffic and pedestrians are guided through the facility in a safe and efficient manner.

4. Conclusion

It is concluded that the modified layout is generally consistent with the design parameters previously

approved for the subject site and that the proposed layout is considered acceptable on the basis that a

signs and linemarking plan be provided as part of the detailed design phase.

If you have any queries in relation to the information provided, contact Brian Camilleri on 3327 9500.

Yours faithfully,

Brian Camilleri

Principal Director

(RPEQ 7577)

TTM Consulting Pty Ltd

SITE INFORMATION

RPD

LOT : 2

RP: 125005

LOT: 2

RP: 88984

LOCAL AUTHORITY: IPSWICH CITY COUNCIL

SITE CLASSIFICATION : SU

SITE AREA : 11,195 m²

GFA

GROUND SERVICE CENTRE : 1,000 m²

PLOT RATIO : 0.089

SITE COVER : 1442 m²

SITE COVER : 12.90%

LANDSCAPING : 1675 m²

CARPARKS/DRIVEWAYS : 7419 m²

PROPOSED SERVICE

CENTRE 1000m²

PRICE

SIGN

INOUT

TRUCK PARKING (6)

LIN

E O

F C

AN

OP

Y O

VE

R

ILLUMINATED SIGN OVER

6000

1900

6000 6000

LANDSCAPING

LANDSCAPING

BIO RETENTION ZONE

REMOTE

FUEL FILL

POINT

2000

1290

R

8

0

0

0

UN

DE

RG

RO

UN

D F

UE

L T

AN

KS

ZONE OF SPEL COLLECTION

ILLUMINATED SIGN OVER

LIN

E O

F C

AN

OP

Y O

VE

R

P

E

T

R

O

L

D

I

S

P

.

C

O

L

.

90004000

40

00

900

04

00

0

4000

T1

151m²

T2

140m²

T3

70m²

SERVICE

STATION

SHOP

180m²

HEIGHT

BAR

A

D

B

L

U

E

D

I

S

P

.

D

I

E

S

E

L

D

I

S

P

.

CAR PARKING (62)

TITLE BOUNDARY 38.634 90° 00

TITLE BOUNDARY 116.871 270° 32' 15"

TITLE BOUNDARY 63.091 180° 00'

TITLE BOUNDARY

20.121 90° 00'


AIR/

WATER

T4

70m²

HEIGHT

BAR

D

I

E

S

E

L

D

I

S

P

.

D

I

E

S

E

L

D

I

S

P

.

C

O

L

.

A

D

B

L

U

E

D

I

S

P

.

D

I

E

S

E

L

D

I

S

P

.

C

O

L

.

C

O

L

.

PLA

NT

EN

CLO

SU

RE

TITLE BOUNDARY 102.148 179° 58' 32"


P

E

T

R

O

L

D

I

S

P

.

C

O

L

.

P

E

T

R

O

L

D

I

S

P

.

C

O

L

.

P

E

T

R

O

L

D

I

S

P

.

C

O

L

.

P

E

T

R

O

L

D

I

S

P

.

C

O

L

.

P

E

T

R

O

L

D

I

S

P

.

C

O

L

.

9000

LA

ND

SC

AP

IN

G

WA

IT

IN

G B

AY

AIR

LOCK

FOOD COURT

ENTRYENTRY

AIR

LOCK

CASHIER

SERVERY

WA

IT

IN

G B

AY

CASHIERSERVERY

LIN

E O

F E

AV

E O

VE

R

150

00

100

00

113

65

10

00

54

00

20

00

13

65

0

20

00

63

00

55

0

33

00

25

00

30

00

15

00

46

25

42

00

59

35

42

00

42

10

19

75

384

55

40

07

00

054

00

332

054

00

700

0

9140 5400 2030

1500

3000

1500

3000

1200

465047615

150

3000

1000

26008410

1500

COUNTER

OFFICE

STORECOOLROOM

WC

AMMENITIES

63m²

C

O

L

.

7400

C

TP04

C1

TP04

B

TP04

A

TP04

D

TP04

PROJECT

CLIENT

DRAWING TITLE

AMENDMENT DETAILS

NORTH

REVISION No. SHEET

of

SCALE @ A1

CHECKED

DATE

DRAWN

PROJECT No.

DATEBYREV

PROJECT ADDRESS

DRAWING No.

ISSUE

Level 1, 1336-1338 Malvern Road

Malvern, Victoria 3144 Australia

T: +61 3 9542 9300 F: +61 3 9542 9310

www.trg-aus.com

The Retail Group Pty Ltd ABN 85 050 134 686

RBP No. DP-AD1689

BUILDER / CONTRACTOR TO VERIFY ALL DIMENSIONS ON SITE PRIOR

TO PRODUCING SHOP DRAWINGS, ORDERING MATERIALS OR

COMMENCING WORK ON SITE. USE FIGURED DIMENSIONS ONLY, DO

NOT SCALE DRAWINGS & INFORM t rg OF ANY CONFLICT OR

DISCREPANCY BETWEEN SITE CONDITIONS AND DOCUMENTS.

DRAWINGS SHALL BE READ IN CONJUNCTION WITH RELEVANT

CONSULTANTS DRAWINGS, REGULATORY CODES AND STANDARDS.

© - COPYRIGHT trg

COPYRIGHT OF DESIGNS SHOWN HEREIN IS RETAINED BY THIS

OFFICE, WRITTEN AUTHORITY IS REQUIRED FOR ANY REPRODUCTION.

PROPOSED SERVICE STATION AND

FAST FOOD DEVELOPMENT

2306 WARREGO HIGHWAY

HAIGSLEA

QLD 4306

PROPOSED

SITE PLAN

DEC. '13 1:200

PW AB

TOWN PLANNING

13200

TP01

C

01 04

SWITCH PROJECT MANAGEMENT

0m 6m2m 4m 8mTown Planning

Not for construction

1:200 @ A1 SIZE

Ø PLANNING AMENDMENT ISSUE PW 19-12-13

A HOLDING TANK ADDED, TRUCK CANOPYINCREASED, FILL BOX MOVED

PW 14-02-14

B SURVEY UPDATED & SITE LAYOUTREVISED

PW 25-06-14

C PALNNING ISSUE PW 02-07-14

TENANCY 2

SERVICE

CENTRE

1000m²

PUBLIC

AMENITIES

OFFICE

STORECOOLROOM

COUNTER

FUEL SALES/

CONVENIENCE

SALES

ENTRY

SERVERY CASHIER

INDICATIVE

LAYOUT ONLY

TENANCY 3TENANCY 1

FOOD

COURT

SEATING

AREA

ENTRY

TENANCY 4

SERVERY

CASHIER

PLANT

ENCLOSURE

BINS

WC

INOUT

UN

DE

RG

RO

UN

D F

UE

L T

AN

KS


TITLE BOUNDARY 116.871 270° 32' 15"


TITLE BOUNDARY

20.121 90° 00'


TITLE BOUNDARY 102.148 179° 58' 32"


VACANT LANDVACANT LAND

VACANT LAND

B

U

T

L

E

R

S

R

O

A

D

WARREGO HIGHWAY

WARREGO HIGHWAY

VACANT LAND

AUSTRALIAN

MOTORCYCLE

MUSUEM

EXISTING REAL

ESTATE OFFICE

WARREGO HIGHWAY

PROJECT

CLIENT

DRAWING TITLE

AMENDMENT DETAILS

NORTH

REVISION No. SHEET

of

SCALE @ A1

CHECKED

DATE

DRAWN

PROJECT No.

DATEBYREV

PROJECT ADDRESS

DRAWING No.

ISSUE



T: +61 3 9542 9300 F: +61 3 9542 9310

www.trg-aus.com


RBP No. DP-AD1689








© - COPYRIGHT trg






HAIGSLEA

QLD 4306

PROPOSED INTERNAL

LAYOUT & LOCALITY PLAN

DEC. '13 SHOWN

PW AB

TOWN PLANNING

13200

TP02

B

02 04


Ø PLANNING AMENDMENT ISSUE RC 19-12-13

A SITE LAYOUT REVISED PW 25-06-14

B PLANNING ISSUE PW 02-07-14



1:200 @ A1 SIZE

A1:100

LAYOUT PLAN

B1:500

LOCALITY PLAN

PROPOSED SERVICE

CENTRE 1000m²

INOUT

TRUCK PARKING (6)

UN

DE

RG

RO

UN

D F

UE

L T

AN

KS

T1

151m²

T2

140m²

T3

70m²

SERVICE

STATION

SHOP

180m²

CAR PARKING (62)


TITLE BOUNDARY 116.871 270° 32' 15"


TITLE BOUNDARY

20.121 90° 00'


T4

70m²

TITLE BOUNDARY 102.148 179° 58' 32"


FOOD COURT

ENTRYENTRY

COUNTER

OFFICE

STORECOOLROOM

WC

AMMENITIES

63m²

SEWER SYSTEM TO BE INSTALLED IN

KEEPING WITH APPROVED SYSTEM AS

PER STAMPED PLANNING PERMIT PLAN

DA-03.06 B, AND TO SPECIFICATION TO BE

PROVIDED BY ENGINEER TO SUIT SITE

WITHOUT HOTEL. FINAL DESIGN TO BE

COMPLETED FOR OPERATIONAL WORKS.

5000 LITRE HOLDING TANK

WITH ALARM IN ACCORDANCE

WITH DA CONDITIONS.

BIO RETENTION ZONE

270 LITRES OF FUEL

STORAGE AS PER

DA CONDITIONS

10,000 LITRE HOLDING TANK

WITH ALARM IN ACCORDANCE

WITH DA CONDITIONS.

LIQUIDS CAPTURED IN THIS AREA

TO DRAIN TO HOLDING TANK LIQUIDS

LIQUIDS OUTSIDE THIS AREA TO BE

CAPTURED IN STORMWATER TREATMENT

LIQUIDS CAPTURED IN THIS

AREA TO DRAIN TO HOLDING

TANK LIQUIDS. LIQUIDS

OUTSIDE THIS AREA TO BE

CAPTURED IN STORMWATER

TREATMENT

FILL BOX

PROJECT

CLIENT

DRAWING TITLE

AMENDMENT DETAILS

NORTH

REVISION No. SHEET

of

SCALE @ A1

CHECKED

DATE

DRAWN

PROJECT No.

DATEBYREV

PROJECT ADDRESS

DRAWING No.

ISSUE



T: +61 3 9542 9300 F: +61 3 9542 9310

www.trg-aus.com


RBP No. DP-AD1689








© - COPYRIGHT trg






HAIGSLEA

QLD 4306

PROPOSED

SEWERAGE & FUEL LAYOUT

DEC. '13 1:200

PW AB

PRELIMINARY

13200

TP03

C

03 04



A HOLDING TANK ADDED, TRUCK CANOPYINCREASED, FILL BOX MOVED

PW 17-02-14

B SITE LAYOUT REVISED PW 25-06-14

C PLANNING ISSUE PW 02-07-14



1:200 @ A1 SIZE

STEEL FRAMED CANOPY

WITH CFC SHEETED

FASCIA, PAINT FINISH

DIESEL

DISPENSERS

BO

UN

DA

RY

BO

UN

DA

RY

BIN COLLECTION

AREA SHOWN IN

FOREGROUND

CL

FFL

BIN ENCLOSURE

PRECAST CONCRETE WALL

PANELS WITH SELECTED

APPLIED FINISH. (TYP)

FAST FOOD

SERVERY

WINDOWS

30

00

42

00

PLANT ENCLOSURERIBBED PRECAST CONCRETE

WALL PANELS WITH SELECTED


55

00

90

0

CAR PARKING

COMPRESSED SHEET

CLADDING AWNING WITH,

PAINT FINISH.

SCALE

A

1:100TP01

SOUTH ELEVATION

GROUND LINE

BO

UN

DA

RY

BO

UN

DA

RY

12m HIGH INTERNALLY

ILLUMINATED PRICE SIGN,

SHOWN IN FOREGROUND.

3100

STEEL FRAMED CANOPY

WITH CFC SHEETED


50

00

MIN

.

90

0

CL

FFL




PETROL

DISPENSERS

PROPOSED PARAPET LEVEL

DISPENSER

SIGNAGE

46

00

30

00

PETROL

DISPENSERS

DISPENSER

SIGNAGE

B

1:100TP01

EAST ELEVATION

COMPRESSED SHEET

CLADDING WITH FLUSH

JOINTS, PAINT FINISH.

STEEL FRAMED CANOPY

WITH CFC SHEETED


DASHED LINE DENOTES

PETROL DISPENSERS

SHOWN IN FOREGROUND

CL

FFL

33

00

46

00

COMPRESSED SHEET

CLADDING WITH EXPRESSED


SIGNAGE ZONE 3D INTERNALLY

ILLUMINATED APPROX. .9mX2.7m

(FINAL GRAPHICS BY TENANT)

12m HIGH INTERNALLY



760

DIESEL

DISPENSERS

BO

UN

DA

RY

BO

UN

DA

RY

59

00

BO

UN

DA

RY


ILLUMINATED APPROX. 1.4mX2.7m


70

00

11

00

FIXED GLAZING IN

POWDERCOATED

ALUMINIUM FRAME

30

00

COMPRESSED SHEET

CLADDING WITH FLUSH


C

1:100TP01

NORTH ELEVATION - SERVICE CENTRE

DASHED LINE DENOTES

CANOPY SHOWN IN

FOREGROUND

ALL HEIGHTS ARE DESIGN INTENT

ONLY AND ARE TO BE CONFIRMED.

GROUND LINE

BO

UN

DA

RY

BO

UN

DA

RY

STEEL FRAMED CANOPY

WITH CFC SHEETED


CL

FFL




RIBBED PRECAST CONCRETE

WALL PANELS WITH SELECTED


PETROL

DISPENSERS

PROPOSED PARAPET LEVEL

DISPENSER

SIGNAGE

12m HIGH INTERNALLY



3100

FAST FOOD

SERVERY WINDOWS

90

0

50

00

MIN

.

30

00

46

00

MIN

.

D

1:100TP01

WEST ELEVATION

PETROL

DISPENSERS

12m HIGH INTERNALLY



760

DIESEL

DISPENSERS

BO

UN

DA

RY

BO

UN

DA

RY

BO

UN

DA

RY

C1

1:100TP01

NORTH ELEVATION - CANOPY

STEEL FRAMED CANOPY

WITH CFC SHEETED



ILLUMINATED APPROX. 1.0mØ


SERVICE CENTRE

SHOWN IN

BACKGROUND

50

00

90

0

PROJECT

CLIENT

DRAWING TITLE

AMENDMENT DETAILS

NORTH

REVISION No. SHEET

of

SCALE @ A1

CHECKED

DATE

DRAWN

PROJECT No.

DATEBYREV

PROJECT ADDRESS

DRAWING No.

ISSUE



T: +61 3 9542 9300 F: +61 3 9542 9310

www.trg-aus.com


RBP No. DP-AD1689








© - COPYRIGHT trg



PROPOSED SERVICE STATION

AND FAST FOOD DEVELOPEMENT


HAIGSLEA

QLD 4306

PROPOSED

ELEVATIONS

DEC. '13 1:200

PW AB

TOWN PLANNING

13200

TP04

B

04 04



A SITE LAYOUT REVISED PW 27-06-14

B PLANNING ISSUE PW 02-07-14



1:200 @ A1 SIZE

council reference: re: request for a permissible change …

Documents