development application - proposed roadhouse · 2014. 12. 2. · caversham village shopping centre,...

Development Application - Proposed Roadhouse

Part Lot 400 (Proposed Lot 500) Bennett Street, Caversham

Prepared by Harley Dykstra Pty Ltd for Capelight Nominees Pty Ltd

Proposed Roadhouse

Part Lot 400 Bennett Street, Caversham i | P a g e

DOCUMENT CONTROL

Control Version DATE Status Distribution Comment

A 27/10/14 Draft Client Draft for Comment and Approval

B 11/11/14 Final City of Swan For Approval C D E

Prepared for: Capelight Nominees Pty Ltd

Prepared by: AR

Reviewed by: DM

Date: 11/11/14

Job No & Name: 20218 Capelight Nominees Pty Ltd

Version: B

DISCLAIMER

This document has been prepared by HARLEY DYKSTRA PTY LTD (the Consultant) on behalf of

Capelight Nominees Pty Ltd (the Client). All contents of the document remain the property of the

Consultant and the Client except where otherwise noted and is subject to Copyright. The

document may only be used for the purpose for which it was commissioned and in accordance with the terms of engagement for the commission.

This document has been exclusively drafted. No express or implied warranties are made by the

Consultant regarding the research findings and data contained in this report. All of the

information details included in this report are based upon the existent land area conditions and research provided and obtained at the time the Consultant conducted its analysis.

Please note that the information in this report may not be directly applicable towards another

client. The Consultant warns against adapting this report's strategies/contents to another land

area which has not been researched and analysed by the Consultant. Otherwise, the Consultant accepts no liability whatsoever for a third party's use of, or reliance upon, this specific document.

Proposed Roadhouse

Part Lot 400 Bennett Street, Caversham ii | P a g e

CONTENTS

DOCUMENT CONTROL ........................................................................................................................................... i

DISCLAIMER ........................................................................................................................................................... i

CONTENTS ............................................................................................................................................................. ii

1 INTRODUCTION ............................................................................................................................................. 1

2 BACKGROUND & SITE CONTEXT ................................................................................................................. 2

2.1 Land Details ............................................................................................................................................ 2

2.2 Zoning & Land Use Permissibility ....................................................................................................... 4

2.3 Surrounding Land Use ........................................................................................................................... 4

2.4 Topography (need more detailed heights) ........................................................................................ 4

2.5 Vegetation ............................................................................................................................................... 4

3 PROPOSAL ..................................................................................................................................................... 5

3.1 Building Design, Layout and Use ......................................................................................................... 5

3.2 Signage ..................................................................................................................................................... 5

4 SERVICING ..................................................................................................................................................... 6

4.1 Traffic ....................................................................................................................................................... 6

4.2 Water & Sewer Supply ........................................................................................................................... 6

4.3 Drainage ................................................................................................................................................... 6

4.4 Electricity & Telecommunications ...................................................................................................... 6

5 PLANNING REQUIREMENTS ......................................................................................................................... 7

5.1 City of Swan Local Planning Scheme No.17 ...................................................................................... 7

5.1.1 City of Swan Local Planning Policy - Vehicle Parking Standards (POL-TP-129) ................. 8

6 CONCLUSION................................................................................................................................................. 9

Proposed Roadhouse

Part Lot 400 (Proposed Lot 500) Bennett Street, Caversham 1 | P a g e

1 INTRODUCTION

This report seeks Development Approval for a Roadhouse to be constructed on parent Lot 400,

(proposed Lot 500) Bennett Street, Caversham. The proposed development comprises a Service

Station and incidental Shop along with associated car parking, storage, landscaping and service infrastructure. Further details are provided in the following Report.

Proposed Roadhouse


2 BACKGROUND & SITE CONTEXT

2.1 Land Details

Lot 400 is 1.4272ha in area and is situated on the eastern side of Bennett Street (refer to Location

Plan at Figure 1). Lot 400 has recently been approved for subdivision on 7 April 2014 (WAPC ref:

149297). The existing landowners are currently in the process of fulfilling the relevant conditions

outlined in the attached Approval Letter at Appendix A. Lot 400 proposes the creation of two lots

(Lot 500 and Lot 501) as depicted on the approved Plan of Subdivision and Deposited Plan at

Appendix A. The Roadhouse is to be constructed on the northern part of proposed Lot 500 Bennett Street, Caversham (“the subject land”), which is 4189m2 in area.

The subject land currently accommodates an existing dwelling on the north-west corner of the

subject land as evident on the Aerial Photograph (Figure 2 - over page). The existing dwelling is to be removed to accommodate the proposed development.

Figure 1 – Location Plan

Proposed Roadhouse


Figure 2 – Aerial Photograph

Table 1 below provides a summary of the legal description of the subject land. A copy of the Certificate of Title is included at Appendix A.

Lot Plan Volume Folio Area Landowners

400 74642 2827 897 1.4272ha Bernd Schwinkowski

Leili Schwinkowski

Table 1 Legal Description

Proposed Roadhouse


2.2 Zoning & Land Use Permissibility

The subject land is zoned “Urban Deferred” under the Metropolitan Region Scheme and “General

Rural” under the City of Swan Local Planning Scheme No.17. The adjoining proposed Lot 501 is

zoned “Swan Valley Rural” under the City of Swan Local Planning Scheme No.17 along its south

east margins, whilst the balance of the Lot is reserved “other regional roads” under the MRS and

will accommodate an extension of Lord Street. The Roadhouse is proposed to be developed within

the General Rural zone. A Roadhouse is a “D” use within the General Rural zone, which means the use is not permitted unless Council has exercised its discretion by granting planning approval.

2.3 Surrounding Land Use

The subject land adjoins Lord Street Corridor which continues through the northern and southern

boundaries of the adjoining proposed Lot 501. Lord Street, south of Reid Highway to Benara Road

is planned to be built in 2 phases. The northern section which continues from Reid Highway the

intersection with Suffolk Street will be complete in early 2016 to coincide with the opening of the

Caversham Village Shopping Centre, located along Suffolk Street 1.8km north east of the subject

land. The balance section from Suffolk to Benara Road, which will abut the Roadhouse site, is

likely to be built in 2017 or 2018 depending on City of Swan and land developer agreements for the Caversham Urban area east of Lord Street.

The subject land is 50m south of land zoned Swan Valley Rural which currently consist of a winery

and restaurant. The adjoining property to the north of the subject land consists of residential

development forming part of the Swan Urban Growth Corridor. The subject land is approximately 4.2 km north west of the City Centre and Midland redevelopment Area.

The subject land is located within a poultry farms buffer area. The poultry farm is located 70m

south west of the subject land (Lot 13 Bennett Street, Caversham). However, due to the nature of

the proposed development, this will not have a negative impact as the proposed Roadhouse will consist of short visits for the transaction of convenience goods and fuel.

2.4 Topography (need more detailed heights)

The subject land is relatively flat. The eastern portion of the subject land has an approximate

height of 6.5m AHD with the site grading up towards the western boundary to an approximate

height of 8.5m AHD. Land will be filled to required levels prior to development to tie into surrounding (Lord Street) development.

2.5 Vegetation

As evident on the Aerial Photograph at Figure 2, some existing trees are located on the subject land which are to be removed to accommodate the proposed development.

Proposed Roadhouse


3 PROPOSAL

This application seeks Development Approval for a Roadhouse consisting of a service station and

incidental shop to be constructed on parent Lot 400, (proposed Lot 500) Bennett Street,

Caversham, along with associated car parking, landscaping and service infrastructure. There is a

strong need for a service station at this location given traffic observations and the planned growth of the area.

The service station has not yet assigned an outlet provider, therefore the Roadhouse proposal

reflects a generic design to allow for a future operator to secure a lease for the site at a later

stage. Leasing and building licenses would be secured to allow construction completion prior to

the opening of adjoining Lord Street.

The service station component includes 6 regular motor vehicle fuelling bays. The Roadhouse will include an incidental shop which will be used for the retail of convenience goods.

Landscaping is proposed along the northern and eastern boundaries of the Lot, and a tree and shrub buffer will be established along the northern and western edges of the development area.

The improvements to the site proposed by this application are depicted on the Development Site

Plan at Appendix B. A Floor Plan and Elevations are also included at Appendix B which detail the internal layout of the building and streetscape appeal of the development.

3.1 Building Design, Layout and Use

The site layout has been informed by a Transport Assessment (included at Appendix C) and

designed on the basis of the traffic circulation required for vehicles entering the site from Bennett

Street and exiting the site either onto Bennett Street or Lord Street. Crossover points are well

separated from the road intersection, and have due regard to internal vehicle circulation requirements as well as truck turning and maneuvering requirements.

The position of the Roadhouse on the site will allow for ample parking and landscaping areas to provide a suitable interface with the residential land use to the north of the site.

In terms of scale, the Roadhouse shall be of single storey construction with a floor area of 185m2

and hence will be consistent with the scale of development both now and in the future. A separate canopy structure with a floor area of 442m2 will provide shelter for the fuel filling area.

3.2 Signage

Signage is to be provided as per the attached signage elevation at Appendix B. Generic signs have been used to accommodate any possible future operator.

Proposed Roadhouse


4 SERVICING

4.1 Traffic

Vehicles shall enter the site from Bennett Street and exit the site from either Bennett Street or

Lord Street, with crossovers positioned separately along each of the major road frontages. Each

of the crossovers will be serviced with appropriately designed slip lanes in accordance with the traffic report, which is included at Appendix C.

4.2 Water & Sewer Supply

Reticulated water and sewerage service is available within the Bennett Street road reserve and it is a Condition of the Lot 400 subdivision for connection to the subject land (Lot 500).

4.3 Drainage

A Storm Water Drainage Plan will be provided in support of the application under separate cover.

4.4 Electricity & Telecommunications

Power and telecommunications infrastructure is available within the road reserves abutting the subject land and could readily be extended to service the land.

Proposed Roadhouse


5 PLANNING REQUIREMENTS

5.1 City of Swan Local Planning Scheme No.17

The subject land is zoned “Urban Deferred” under the Metropolitan Region Scheme and “General

Rural” under the City of Swan Local Planning Scheme No.17. The Objectives of the General Rural Zone are to:

(a) facilitate the use and development of land for a range of productive rural activities,

which will contribute towards the economic base of the region;

(b) provide for a limited range of compatible support services to meet the needs of the

rural community, but which will not prejudice the development of land elsewhere which

is specifically zoned for such development;

(c) ensure the use and development of land does not prejudice rural amenities, and to

promote the enhancement of rural character;

(d) ensure that development and land management are sustainable with reference to the capability of land and the natural resource values.

The proposed use is a Roadhouse which is defined as:

land and buildings used for the predominant purpose of a service station but incidentally

including a café or restaurant and/or a shop.

Service station is defined as:

(a) the retail sale of petroleum products, motor vehicle accessories and goods of an

incidental/convenience retail nature; and

(b) the carrying out of greasing, tyre repairs and minor mechanical repairs to motor

vehicles,

but does not include premises used for a transport depot, panel beating, spray painting, major repairs or wrecking.

Shop is defined as:

premises used to sell goods by retail, hire goods, or provide services of a personal nature

(including a hairdresser or beauty therapist) but does not include a showroom or fast food outlet.

Proposed Roadhouse


Within the General Rural zone, a Roadhouse is a “D” use, which means that the use is not permitted unless Council has exercised its discretion by granting planning approval.

Given that a Roadhouse comprising of a service station and incidental shop can be approved

within the General Rural zone, and that the proposed development will provide a service to meet

the needs of the community today and into the future. Given the area currently lacks any

Roadhouse / Service Station outlets, the subject land is a logical location for a Roadhouse development.

On this basis the proposed use is consistent with the above mentioned objective of the General Rural zone.

5.1.1 City of Swan Local Planning Policy - Vehicle Parking Standards (POL-TP-129)

Local Planning Policy – Vehicle Parking Standards ensures that adequate provisions are made for the parking of vehicles. Minimum parking provisions for a Roadhouse are not specified in POL-TP-129 and are to be negotiated with Council.

The parking calculation for a service station may generally be used as a basis upon which to

calculate carparking requirements, given a service station is the predominant use within a

Roadhouse development. The parking calculation for a service station is 1 space for every 230

square metres gross site area but not less than 8 spaces. If this calculation was to be considered for this proposal, the site would be required to provide 19 car bays.

The proposed development provides a total of 24 car bays, with 11 car bays and 1 universal bay

adjacent to the Roadhouse and the equivalent of 12 car bays located in refueling positions. Due to

the nature of the development, parking required would only be for short periods with quick

transactions of convenience goods and fuel. This principle is applied in the case of other Local

Planning Schemes, such as the City of Wanneroo DPS No. 2, where 50% of the required number of car bays may be located in refueling positions.

Therefore the proposal provides a sufficient number of parking bays to service a development of this type.

Proposed Roadhouse


6 CONCLUSION

The Application has demonstrated development of a Roadhouse on a portion of parent Lot 400 (proposed Lot 500), would not compromise the orderly and proper planning in this locality.

Further, the submission has shown the servicing requirements of the facility, including access, car parking, and stormwater (under separate cover) can be appropriately managed.

In view of the abovementioned attributes of the proposal and the supporting plans and

information submitted, it is respectfully requested that approval for the proposed Roadhouse on portion of parent Lot 400 (proposed Lot 500) Bennett Street, Caversham be granted.

APPENDIX A

Approved Plan of Subdivision

Certificate of Title

Proposed Deposited Plan

LANDGATE COPY OF ORIGINAL NOT TO SCALE

www.landgate.wa.gov.au

JOB 45725625Tue Sep 23 14:24:56 2014

57.48

83.19

125.

62 400 94011.4113ha

(13.8203ha)

30.36

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172°17'6"

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D 3111518

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MARKS PLACED PERTAINING TO THIS PLAN.THE TRUE FINAL POSITION AND TYPE OF ALL SURVEYUSE ONLY THE SURVEY SHEET/S WHEN DETERMINING

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AMENDMENT DATE

AMENDMENTS TABLEVERSION AUTHORISED BY

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R.D.L. FILE No.

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TITLELOT FORMER TENURE

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SEE SHEET 4FOR INTERESTS AND NOTIFICATIONS

4 M. COLE 24/03/2013Landgate Audit requirements

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NOT TO SCALEENLARGEMENT 'D1'

NOT TO SCALEENLARGEMENT 'D2'

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(Drainage)EASEMENT SEC 27A OF THE T. P.& D. ACT, REG 5 D 77088

(Drainage)EASEMENT SEC 27A OF THE T. P.& D. ACT, REG 5 DP 48633

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CITY OF SWAN

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SEC 136C OF THE T.L.A. LOT 400 LOT 9401

LOT 9401

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F (CARRIAGEWAY)EASEMENT ATHIS PLAN

DP 72631 & DP 76203AS REDEFINED ON

EASEMENT SEC 195 OF THE LAA DOC L690004 LOT 9401 CITY OF SWAN

(Water Supply)EASEMENT

REG 33 (b)SEC 167 OF THE P.& D. ACT LOT 9401 WATER CORPORATION

33b (Sewerage)EASEMENT

REG 33 (b)SEC 167 OF THE P.& D. ACT LOT 9401 WATER CORPORATION

REG 33 (a)SEC 167 OF THE P.& D. ACT LOT 9401

SEC 136C OF THE T.L.A.




33a 33a 1,CITY OF SWAN

33b 1

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(Drainage)EASEMENT

(Drainage)EASEMENT

(Drainage)EASEMENT

(Drainage)EASEMENT

33a 3, 33a 2

33c 1

33c 3, 33c 2 (Electricity Supply)EASEMENT

REG 33 (c)SEC 167 OF THE P.& D. ACT LOT 9401 CORPORATION

ELECTRICITY NETWORKS

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LOT 9401B RESTRICTIVE COVENANT SEC 129BA OF THE TLA

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Martin J. COLE 2013.05.24 14:46:40 +08'00'

LAN

DG

ATE

CO

PY

OF O

RIG

INA

L NO

T TO S

CA

LE

www.landgate.w

a.gov.au

JOB

45725625T

ue Sep 23 14:24:56 2014

88.639

68°58'42"

37.76144°25'16"

123.98

8

1°26

'25"

157

125.

62

400

90°26'8"

0°21

'41"

PFB121770/9140

PFB121770/9141

PFB121770/9142

PFB121770/99002

Spike

D 3111518

601 659DP 37893

1005DP 3097614458

~ 46992

9401

DP 30976DP 30976

Deck Spike

Deck Spike

Star Iron Picket

Denotes Peg unless stated otherwise

Denotes Nail

Denotes Nail and Plate

Denotes Spike

Denotes Drill Hole

Denotes Standard Survey Mark (SSM)

Denotes Permanent Survey Mark (PSM)

Denotes Permanent Control Mark (PCM)

Denotes Temporary Control Mark (TCM)

LEGEND

Denotes Deck Spike

Denotes Deck Spike and Plate

SURVEY SHEETSURVEY INFORMATION ONLYFOR HEADING SEE SHEET 1


GRID DATUM IS PCG94

CARRIED OUT ON FIELD OBSERVATIONSARE THE RESULT OF LEAST SQUARES ADJUSTMENTS

ALL BEARINGS AND DISTANCES ON THIS SHEET

On fence post

fence postIn base of

MGR

FINAL

74.669

14.105

76°16'8"

16.127

92.813

108°36'39"247°36'17"

84°1'43"

N

0 4010


SCALE 1 : 500 @ A2


DEPOSITED PLAN


at A2

VERSION

OF SHEETS

1 :

SHEET 05


500

054

ISON

COUR

T

BENN

ETT

STRE

ET

74642

.CSD74642 - LOT17 - DP95324dp-040hMNG Ref:

HELD

BY

LANDGATE

IN D

IGIT

AL FO

RM

ON

LY.

Martin J. COLE 2013.05.24 14:46:55 +08'00'

SURVEY SHEET AUDITED DATE: RJHDOCKET:

17/02/2014

LAN

DG

ATE

CO

PY

OF O

RIG

INA

L NO

T TO S

CA

LE

www.landgate.w

a.gov.au

JOB

45725625T

ue Sep 23 14:24:56 2014

development application - proposed roadhouse · 2014. 12. 2. · caversham village shopping centre,...

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