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