due to the proximity to the street corner (great eastern...

Due to the proximity to the street corner (Great Eastern Highway and Bulong Avenue) and the presence of a power pole, the bus bay is not able to be located any further south-west towards the corner of Bulong Avenue. Additionally, swept path diagrams submitted by the applicant (refer Attachment 1) shows that service vehicles turning left into Bulong Avenue from Great Eastern Highway are unable to safely access the site through the proposed entry-only Bulong Avenue crossover. The applicant has also stated this movement has significant impacts on traffic flow and safety. This further demonstrates the development has not provided evidence that safe vehicle movements can be undertaken which pose no impact to the traffic flow/safety of the road network, and that the land use is inappropriate. Architectural Design of the Proposed Development The objectives of the Mixed Use zone outline that the building should be of a high standard of architectural design set in pleasant garden surrounds with limited vehicle access from properties to primary roads. Figures 7 and 8 show the elevation of the development facing Great Eastern Highway.

Figure 7 – Great Eastern Highway elevation of proposed Convenience Store

Figure 8 – Great Eastern Highway elevation of proposed Fast Food outlet

Page 25

The Applicant has stated in their submission that the proposal is a “vibrant built form” and an “attractive, high quality outcome.” The City seriously queries the basis for such statements when reviewing the submitted plans. The most dominant feature of the proposed development is the canopy over the fuel bowsers. The canopy design is large (244m2 in area), flat and boxy. Council, in recent times, has not accepted flat roofed carports on Great Eastern Highway and have pushed for better design outcomes such as articulation, pitched roofs and softening of the boxy appearance.

Figure 9 – Indication of How Caltex Designs Can Incorporate a ‘Fit for Purpose’ Design and Accentuate Features on the Canopy to move it away from ‘Traditional Style’ Industrial Services Station Design. Figure 9 is a Caltex which is located on the corner of Beaufort and Bulwer Street. This development shows how Caltex is capable of pushing form and function of fuel canopies to a different architectural design. It is not accepted or supported that the proposed plans provide a ‘good’ (at minimum) architectural design as it relates to the fuel canopy. Figure 10 is an example of a canopy for a service station which demonstrates a higher standard of architectural design can be achieved for the proposed development.

Figure 10 – Example of an alternative design of a Fuel Bowser Canopy which offers a higher standard of Architectural Design (Brisbane Airport, Queensland)

6

Given the land use and the space required on site to accommodate a large number of customer vehicles, the main buildings are provided a significantly large front set back of approximately 39m. This creates a stark frontage dominated by vehicles and hard surfaces, with little interaction with the street and minimal visual interest. It is not considered the built form of the canopy for the proposed development is consistent with the intent of the Mixed Use zone which specifically asks for a high standard of architectural design, or DA6. Therefore, the design of the development is not supported. Sensitivity of Surrounding Land Uses and Separation Distances The EPA Guidance Statement for Separation Distances between Industrial and Sensitive Land Uses No. 3 June 2005 provides generic separation distances between a number of land uses which generate emissions and those classified as sensitive land uses. The following separation distances applied are shown in the below except of the EPA Guidance Statement: Industry Description

of industry Impacts Buffer distance

(m) Gaseous Noise Dust Odour Risk

Service station

Involving vehicle cleaning / detailing facilities and the retailing of spare parts and foodstuffs

All other 24 hour operations

200

Table 1 – Excerpt from EPA Guideline Statement Appendix 1 The proposed development is located adjacent to a serviced apartment development and 60m to the ‘Residential’ zone down Bulong Avenue and 36m to the ‘Residential’ zone over Great Eastern Highway. A residence is considered to be a sensitive land use. The application did not provide any information addressing the separation distances from sensitive land uses. Therefore it is recommended that the applicant provide a statement recognising the EPA Guidance Statement and indicating the measures which can be imposed to minimise the creation and discharge of emissions as acknowledged in Table 1. Parking and internal movements Car Parking The development requires 52 car parking spaces and provides 38 spaces as outlined in Attachment 12 and below in Table 2 below.

Page 27

Land Use LPS15 Requirement Provided Service Station 18 8 Convenience Store 12 18 (shown as 'general bays')

Fast Food Outlet 21.25 20 (19 drive-through and 1 waiting bay)

46 bays (less 8 bowser bays) Total 52 bays (rounded up) 38 bays (14 bay shortfall)

Table 2 – Parking Table As eight (8) of the parking spaces under ‘Service Station’ are proposed at the fuel bowsers and LPS15 excludes these from the calculation, the development provides only 38 compliant parking spaces which represents a shortfall of 14 parking spaces. Queuing bays within a drive-through for a fast-food outlet may be permitted under LPS15, however it must be noted that these are not included as of right, rather, at the discretion of the decision-maker when considering the overall number, location and breakdown of parking on a site. In this case the fast food outlet proposes 40 seats, which require 10 parking spaces under LPS15, however provides all parking for this land use within the 19 drive-through bay and 1 waiting bay. Not allocating any parking for seated customers is not considered acceptable as there will invariably be a proportion of fast food outlet visitors who will choose to sit down to consume their meal after either travelling by car or foot. The applicant has not put forward any justification in this regard, and therefore providing all parking for the fast food outlet within the drive-through bays is not supported. The applicant has stated the two land uses (convenience store and fast food outlet) should be treated as reciprocal users of the total site parking as some trips generated by the convenience store will also involve purchasing food from the restaurant and vice versa. However no appropriate justification has been provided as to how the different land uses and their allocated parking bays will work together. Importantly, by way of their design, the 19 drive through bays and 1 fast food waiting bay (total of 20 bays) have no ability to share their use with any other land use i.e. only fast food outlet customers visiting by car can use the drive-through bays and the waiting bay. Removing these 20 bays from any possible reciprocal parking arrangement leaves only the 18 general parking spaces available, with the following parking still required to be provided: • Fast-food outlet seated visitors (10 bays required); • Convenience store (12 bays); and • Service Station (18 bays)

40 bays required: 18 bays proposed = 22 bay shortfall It is acknowledged a level of parking reciprocity between the uses could exist, however not to the extent that 22 parking spaces can be credited to the development. The car parking arrangement as proposed is therefore not supported.

Page 28

Internal traffic A critical conflict point for vehicles exists at the fast-food outlet exit, as shown in red circle in Figure 11 below:

Figure 11 – Internal traffic conflict point This conflict arises from the concentration of all trucks and light vehicles exiting at the south-eastern crossover on Bulong Avenue. It is the City’s position that the simple inclusion of directional signage and line-markings could improve, but not eradicate these conflicts. This indicates the combination of land uses, and those vehicles proposing to access the site are not compatible with internal traffic movements and therefore are not supportable. Bike parking No bike parking is proposed, however the applicant has noted that there is ample space to accommodate it. It is not immediately clear where bike parking can be provided on the plans, and therefore any progression of this application must provide 16 bike parking spaces as outlined in Attachment 12, and show these in line with Australian Standards. Pedestrian Movements A canopy link is proposed between the bowsers and the main building where the convenience store and fast food outlet are located. There is no crossing or line-markings proposed to formalise this for pedestrian access. A crossing is proposed from the Bulong Avenue verge, however this does not link to an existing footpath, therefore its inclusion is queried and any benefit would be minimal.

Page 29

No provision for a high order pedestrian access plan has been provided as part of this application. Pedestrian access links to existing infrastructure are necessary for those customers accessing the site. Two pedestrian access links are required for appropriate functionality and safety of this site, in particular: 1. For those filling their vehicle which are required to cross vehicle access ways

to access the service station to pay; and 2. For those customers accessing the site via the existing pedestrian access

way on Great Eastern Highway who wish to utilise the convenience store or fast food outlet.

An internal pedestrian movement network is required for the subject proposal in accordance with the provisions of the City’s LPS15. By the development not providing a safe pedestrian access network, the result is an inactive relationship between the street fronts and the development. While the City is of the view that the development proposal may be capable of modification to accommodate the required bicycle parking and pedestrian access facilities, it is necessary to first resolve the concerns over the land use, design, vehicle access and provision of car parking. Therefore given the inherent issues with these above aspects, approval of the application cannot be recommended. Signage A signage assessment is contained within Attachment 11 and identified a number of variations to City’s Local Planning Policy 12 – Signage Applications (LPP12). The proposed pylon signs are by definition considered to be monolith signs, as the face of the sign is within 1.2m from the ground level (0.3m proposed). The applicant has provided a signage assessment (refer Attachment 3) where a 20.1m2 pylon sign (i.e. monolith sign as explained above) is listed for inclusion for the fast-food outlet. No plans for this sign were provided with the application, however the City would be unlikely to support a second monolith sign on the site. In line with LPP12, an integrated monolith sign of maximum area 12m2 would be a more appropriate sign and would be supported. This would allow for each land use to be afforded exposure at the street frontage, while not cluttering the streetscape with excessive signage. Council Recommendation: N/A Alternate Recommendation: That the Metro Central JDAP resolves to: Defer DAP Application DAP/16/01012 and accompanying plans dated 7 October 2016 for the development of a Service Station, Convenience Store and Take Away/Fast Food Outlet at Lots 104, 105, 106, 107 (Nos. 443) Great Eastern Highway and Lot 36 (No. 85) Bulong Avenue, Redcliffe, in accordance with City of Belmont Local Planning Scheme No. 15, to allow the applicant more time to provide the following additional supporting information: 1. Amend the floor area of the Convenience Store to limit its area to 100m² GFA

or lesser, which would not undermine the Local Planning Strategy or the Commercial Strategy;

Page 30

2. Provide alternative access which complies with the Strategic Vehicle Access

Plan for Great Eastern Highway, and does not involve direct access onto Great Eastern Highway;

3. Amend and redesign the proposed buildings to achieve a high standard of

architectural design consistent with examples provided in this report;

4. Provide additional parking spaces to comply with City of Belmont Local Planning Scheme No. 15;

5. Address the conflict identified with vehicles entering the development from

Great Eastern Highway and buses using the bus stop;

6. Address internal traffic conflicts;

7. Provide high level pedestrian access and linkages and bike parking in accordance with City of Belmont Local Planning Scheme No. 15;

8. Provide separation distance information to comply with the EPA Guidelines;

and

9. Amend the signage to comply with the City of Belmont Local Planning Policy 12 – Signage Applications.

Conclusion: As outlined in this report, the proposal is inconsistent with Local Planning Scheme No. 15 (LPS15), in particular Clause 1.6 (a), (f) and (h), Clause 4.2, Clause 5.19.2 and Clauses 6.2.4.1 and 6.2.4.2. The proposed design falls well short of the vision for high quality development within the Mixed Use zone and DA6, and other compliance issues relating to parking, signage and pedestrian access further support the City’s stance that the proposal is fundamentally flawed. The proposal does not comply with Clause 2, Schedule 2, Part 2, Division 1 of the Planning and Development (Local Planning Schemes) Regulations 2015 (the Regulations) in relation to the Local Planning Strategy, or Schedule 2, Part 9, Clause 67 (c), (g), (r), (s), (t) and (u) of the Regulations. The land uses are inconsistent with the vision for Development Area 6 (DA6), but more so, development within DA6 cannot be approved until a Structure Plan is adopted. The proposal does not minimise access off Great Eastern Highway, does not comply with the Strategic Vehicle Access Plan for Great Eastern Highway and has not received the support of Main Roads WA. Given the significant non-compliance with the statutory legislation that the proposal needs to be determined against, the development cannot be supported and the City recommends that the application be refused.

Page 31

ATTACHMENT 1 – Development Plans (7 October 2016) Lot 107 (435), Lot 106 (437), Lot 105 (439), Lot 104 (441) Great Eastern Highway & Lot 36 (85) Bulong Avenue Redcliffe LG Reference: 159/2016/DAP DAP Reference: DAP/16/01012

HYDRANT

MH

MH

COMMS PITS

MH MH

PIPE

MH

MH

BIN

POLE

POLE

POLE

BOLLARD

BOLLARDS

SIGN

SIGN

SIGNSIGN

SIGN

SIGN

SIGNTBM RL 6.51

LIGHT

LIGHT

ELECT MH

ELECT MHS

POWER POLE

LIGHT POLE

COMMS PILLAR

POWER POLE

COMMS PITS

POWER POLECOMMS PIT

POWER DOME

SEWER MH

SEWER MH

WATER METER

VALVE

VALVE

DRAINAGE MH

DRAINAGE MH

TREE

PALMS

TREE

TREE

MAIL BOX

SIDE ENTRY PIT

SIDE ENTRY PIT

GULLY

GULLY

GULLYGULLY

GULLY

GULLY

GULLY

GULLYGULLY

GULLY

6.2

6.4

6.4

6.4

6.4

6.4

6.4

6.6

6.6

6.6

6.6

6.6

6.6

6.6

6.8

6.8

6.8

6.8

6.8

6.8

6.8

7.0

7.0

7.0

7.0

7.0

7.0

7.0

7.2

NAIL

CONCRETE

BUILDING

CONCRETE KERB

FENCE

FENCE

FENCE

FENCEFENCE

FENCE

FENCE

FENCE

FENCEROAD CENTREL INE

CONCRETE KERB

CONCRETE KERB

FENCE

BITUMEN DRIVEWAY

ROAD CENTRELINE

G R E A T E A S T E R N H I G H W A Y

ROAD CENTRELINE

C O O L G A R D I E A V E N U E

B U L O N G A V E N U E

LOT 36

LOT 102

LOT 104LOT 105 LOT 106

LOT 107

MHMH

BUS SHELTER

GULLY

PATH

CONCRETE KERB

CONCRETE KERB

CONCRETE KERB

CONCRETE KERB

C A R P A R K

C A R P A R K

OVERHEAD POWER LINE

OVERHEAD

POWER

L

INE

OVERHEAD POWER LINE

Lot Bdy 58.69

Lot Bdy 52.86

Lot Bdy 12.18

Lot Bdy 32.42

Lot Bdy 8.50Lot Bdy 44.68

Lot Bdy 41.79

Lot Bdy 43.14

Lot Bdy 44.12

Lot Bdy 45.11

Lot Bdy 18.51 Lot Bdy 13.46Lot Bdy 13.46

Lot Bdy 7.42

Lot Bdy

8.17

Lot Bdy 40.09


Lot Bdy 13.42

Lot Bdy 18.45

Lot Bdy 53.91

Lot Bdy 8

90°

270°

84°20'

90°

90°

90°

85°48'12"

94°11

'48"96

°17'20

"

183°33'50"

GARDEN

EASEMENT (ON DP 51103)

EASEMENT (ON D 71733)

EASEMENT (ON D 71733)

LOT 103

7.0

7.2

BUILDING

6.6

6.6

6.6

6.6

7.0

6.8

6.6

7.2

6.8

6.6

SURVEYOR:

DRAWN:

CHECKED:

JOB No.

DATUM: DATE:

CCAD FILE:

PROJECT:

TITLE: DWG NO.

SCALE

AHD

LOCALGRID:

1:200 (AT A1 SIZE)

CLIENT:

220708fs.ccx

L:\208282

M.S.

C.P.P.

208282_F01Rev 0

5 CRESSALL ROAD, BALCATTA, W.A. 6021TEL: (O8) 9240 4444 FAX: (08) 9240 6666

email: [email protected]

SPECTRUMSURVEY &

MAPPINGABN 70 009 218 231

D.W.

26.6.2008

REDCLIFFELOTS 102, 104-107 & 36

GREAT EASTERN HIGHWAY

FEATURE SURVEY

COMMERCIAL DESIGN MANGEMENTMETRES

10 0 10

NOTES:

1. THE POSITION OF THE LOT BOUNDARIES AND EASEMENTS ON THIS DRAWING ARE INDICATIVEONLY AND ARE SUBJECT TO A RESURVEY.

2. VISIBLE SERVICES ONLY HAVE BEEN LOCATED.3. AHD LEVELS DERIVED FROM WATER CORPORATION MANHOLE.4. LEVEL DATA CONTAINED IN DIGITAL FILE.5. FOR EASEMENTS AND ENCUMBERANCES REFER TO CERTIFICATES OF TITLE.

N

DateDrawnRevisionNo

²

LOADINGAREAKEEP

CLEAR

²

LOAD

ING

AR

EA

²

Australia Ltd

ACN 004 610 459

Viva Energy

LOT 36

FENCE FENCE

ATG

AREA : 31.4

AREA : 5.0

DOORRELEASEBUTTON SERVICES

RISER

THRESHOLDRAMP 1:14

Refrigerated DonutCabinet

Heated PieCabinet

CoffeeBlack & WhiteOne

RefrigeratedSandwichCabinet

Bin

Micro

wave

unde

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AREA : 23.5

AREA : 4.7

AREA : 6.1

AREA : 39.6

2385

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SK03

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CONCEPT FLOOR PLAN

1:100@A3

SK02

I

HUNGRY JACK'S PTY. LTD.

L6 - 100 WILLIAM STREET

WOOLLOOMOOLOO NSW 2011

151203

DECEMBER 2015

REDCLIFFE

435-441 GREAT EASTERN

HIGHWAY, REDCLIFFE WA 6104

K S Architects

Suite 302/12 Ormonde Pde

Hurstville NSW 2220

ABN 48 602 616 928

PH : 02 9579 6292

[email protected]

HUNGRY JACK'S

E 13.04.16 JHLREVISED FLOOR PLAN

F 19.04.16 JHLISSUE FOR DA

3.2M HIGH DRIVE

THRU LIGHTS

3.2M HIGH DRIVE

THRU LIGHTS

3.2M HIGH DRIVE

THRU LIGHTS

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M

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G 26.05.16 JHLSITE PLAN UPDATED

H 08.06.16 JHLSITE PLAN UPDATED

I 11.07.16 JHLFFL ADDED

MAIN ENTRY ELEVATION1:100 FACING FUEL STATION

1SK02

D/T PICK UP TUNNEL ELEVATION1:100 FACING BULONG AVE

2SK02

ELEVATIONS SHEET 1

1:100@A3

SK03

G




151203

DECEMBER 2015

REDCLIFFE



K S Architects


Hurstville NSW 2220

ABN 48 602 616 928

PH : 02 9579 6292

[email protected]

HUNGRY JACK'S

REAR TUNNEL ELEVATION1:100 DRIVE THRU TUNNEL

3SK02

DELIVERY ELEVATION1:100

4SK02

ELEVATIONS SHEET 2

1:100@A3

SK04

H




151203

DECEMBER 2015

REDCLIFFE



K S Architects


Hurstville NSW 2220

ABN 48 602 616 928

PH : 02 9579 6292

[email protected]

HUNGRY JACK'S

S2

S9

S3

Maximum height 5.0metres Maximum height 5.0metres

S3S2

S3 S3S2

S3 S3S2

S3 S3

FFL 7.050NGL 7.000 NGL 7.000

FFL 7.050

7500 7500 7500 40004000

2700

MIN

.

FFL 6.750CANOPY BUNDINGNGL 6.700

S7

S3 S3

S7

S3 S3

S7

S3 S3

S7

S3 S3

8000

4700

850

2400

4600

FFL 7.050 FFL 6.750CANOPY BUNDING

NGL 7.000FFL 7.050

NGL 7.000 NGL 6.700

S2S3

S6S7

S9

4700

850

FFL 7.050FFL 6.750CANOPY BUNDING

NGL 6.700 NGL 7.000

FFL 7.050

NGL 7.000

SITE ELEVATIONS

SIG02 C

FM FM CK 1:200 1:100

...

WARNINGDRAWINGs NOT TO BE SCALED OFF THE DRAWINGS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION.

WARNINGROAD WIDTHS ARE INDICATIVE ONLY ANDARE NOT TO BE USED FOR CONSTRUCTION

A ISSUED FOR TENDER FM 12.02.16

DWG

FILE

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HELL

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WTH

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M\6_

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PLOT

TIM

E: 25

Aug

2016

, 1:29

pmDATEBYREV DESCRIPTION

FOR TENDERSTATUS

REV

DESIGNED APPROVEDDRAWN

PMC PROJECT No DRAWING No

PROJECT

TITLE

CLIENT

CONSULTANT'S PROJECT No

VIVA ENERGY PROJECT NUMBER

A.C.N. 004 610 459THIS STANDARD DRAWING IS THE PROPERTY OF VIVA ENERGY AUSTRALIA LTD. COPIESOF THE CURRENT APPROVED VERSION OF VIVA ENERGY STANDARD DRAWINGS AREDISTRIBUTED ON THE PROVISION THAT NO MODIFICATION WILL OCCUR UNLESS THEMODIFICATION IS AUTHORISED, CHECKED AND APPROVED BY AN AUTHORISED VIVAENERGY REPRESENTATIVE. MODIFICATIONS WHICH ARE REQUIRED FOR THIS DRAWINGTO GAIN APPROVAL FOR A SITE SPECIFIC APPLICATION MUST INCLUDE THERE-NUMBERING OF THIS DRAWING TO THE NUMBERING SCHEME OF THE PROJECT.

VIVA ENERGY AUSTRALIA LTD

A.C.N. 052 275 635

Level 11, 501 Swanston StreetMelbourne VIC 3000AustraliaT: +61 3 8676 1200F: +61 3 8676 [email protected]://www.meinhardtgroup.com© Copyright

Meinhardt Australia Pty Ltd

SCALE @ A3

PROPOSED RETAIL DEVELOPMENTREDCLIFFE, W.A.435-441 GREAT EASTERN HIGHWAY

..

112911

SCALE @ A1

ELEVATIONSCALE 1:

1SIG01100

ELEVATIONSCALE 1:

2SIG01100

ELEVATIONSCALE 1:

3SIG01100

ELEVATIONSCALE 1:

4SIG01100

S1 SIGNPROPOSED 7mPYLON SIGN


PROPOSED CANOPY 'SHELL WHITE'FASCIA PANEL WITH NON-ILLUMINATED'SHELL YELLOW' CURVED FASCIA STRIP

AND ILLUMINATED 'SHELL RED' RED BAR

PROVIDE 50mm WHITESPACE TO BOTH SIDES OFPECTEN SIGNAGE

PROPOSED FUEL CANOPY'SHELL' PECTEN FASCIA SIGN

(LED ILLUMINATED)CANOPY HEIGHTCLEARANCE SIGN

PROPOSED RETAIL FUEL CANOPY

RED PAINTED FINISH

SHOP FRONT GLAZING

LEADERBOARDENTRY / BOLLARDS

PROPOSED FUEL CANOPY'SHELL' PECTEN BEYOND

SPREADER TO RUNPARALLEL WITH UNDERSIDE OF CANOPY


PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIEDNON-ILLUMINATED YELLOW/RED VINYL




NEW SK700 MPD8DISPENSERS


AND ILLUMINATED 'SHELL RED' RED BAR

CANOPY LINK

CANOPY LINK

CANOPY LINK

CANOPY LINK



PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIED

NON-ILLUMINATED YELLOW/RED VINYL



BOUN

DARY

LIN

E

BOUN

DARY

LIN

E

BOUN

DARY

LIN

E

BOUN

DARY

LIN

E

BOUN

DARY

LIN

E

BOUN

DARY

LIN

E

NO FENCING AROUND THE PROPERTY

NO FENCING AROUND THE PROPERTYNO FENCING AROUND THE PROPERTY



NO FENCINGAROUND THE

PROPERTY

B GENERAL REVISION JB 13.04.16C UPDATED NGL MC 25.08.16

RELOCATEDBUS STOP

ARMCO RAIL

PROPOSED CROSSOVER(ENTRY ONLY)

PROP

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CRO

SSOV

ER(E

NTRY

ONL

Y)PR

OPOS

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ROSS

OVER

(EXI

T ON

LY)

ADJOINING PROPERTY(ENTRY/EXIT)

18

SERVICEYARD

LOADINGAREAKEEP

CLEAR

12PROPOSED CARPARKING

1

waitin

gba

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11

AIR &WATER

LOADING AREA

PROPOSED CARPARKING

PROP

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CARP

ARKI

NG

FENCE FENCE

FENCE

FENC

E

FENC

E

FENCE

FENCE

FENC

E

FOOTPATH

FOOTPATH

CONCRETECROSSOVER

S2NON-ILLUMINATED

SPREADER

S6NON-ILLUMINATED

LEADER BOARD

S7NON-ILLUMINATED

"NO ENTRY"

S1SHELL INTERNALLYILLUMINATED SITE

IDENTIFICATION SIGN(NTS)

7000

S2S3 10

0027

00 M

INIM

UM

1000

640

S4NON-ILLUMINATED

"AIRTEC" UNIT

S8NON-ILLUMINATED

"SEASONAL SIGNAGE"

320

1400

80018

00

S3NON-ILLUMINATEDPUMP NUMBERS

LED NUMBERS REDLEDs ON BLACKBACKGROUND

FINAL LED PRICEDISPLAYS TO BEFINALISED

S2

S3 S3

(VAR

IES)

S9

4700

1200

1200

S9"SHELL" LOGO LED

ILLUMINATEDPECTEN FASCIA SIGNAGE

(VAR

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SIGNAGEPLAN AND ELEVATIONS

SIG01 B

FM FM CK 1:400 1:200

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A.C.N. 052 275 635



SCALE @ A3


..

112911

SCALE @ A1

SIGNAGE ELEVATIONNTS

3SIG02

4SIG02

2SIG02

1SIG02

VENTS

S1 SIGNPROPOSED 7MPYLON SIGN

FILL POINT

PROPOSED CANOPY FASCIAPANELS SHELL WHITE WITH APPLIED

NON-ILLUMINATED YELLOW/RED VINYL


AND ILLUMINATED 'SHELL RED' RED BARPROPOSED FUEL CANOPY'SHELL' PECTEN FASCIASIGN (LED ILLUMINATED)

PROPOSED CANOPY 'SHELL WHITE'FASCIA PANEL WITH NON-ILLUMINATED'SHELL YELLOW' CURVED FASCIA STRIPAND ILLUMINATED 'SHELL RED' RED BAR

S9

S2

S6

S3 S3S7

S2

S6

S3 S3S7

S2

S6

S3 S3S7

S2

S6

S3 S3S7

B GENERAL REVISION FM 16.02.16

Lot Bdy 58.69

Lot B

dy 4

3.14

Lot B

dy 4

4.12

Lot B

dy 4

5.11

Lot Bdy 18.51


Lot Bdy 7.42

Lot Bdy 8.17

Lot B

dy 4

0.09

Lot Bdy 13.40Lot Bdy 13.42Lot Bdy 13.42Lot Bdy 18.45

90

90

908548'12"

9411'48"


EASE

MENT

(

ON D

7173

3)

CONCRETE

FENCE FENCE

FENCE

FENC

E

BASE

OF

CONC

RETE

KER

B

FOOTPATH

BASE OF CONCRETE KERB

CONCRETECROSSOVER


8326

mm

RELOCATEDBUS STOP

ARMCO RAIL


PROP

OSED

CRO

SSOV

ER(E

NTRY

ONL

Y)PR

OPOS

ED C

ROSS

OVER

(EXI

T ON

LY)

18

1360

0

30500 11935

8000

4000 7500 7500 7500 400016255

7255

9380

DOOR

RELEASE

BUTTON

SERVICES

RISER

THRESHOLD

RAMP 1:14

Refrigerated

Donut Cabinet

Heated Pie

Cabinet

Coffee

Black &

White One

Refrigerated

Sandwich

Cabinet

Bin

Microw

ave under

SERVICEYARD

LOADINGAREAKEEP

CLEAR


1

waitin

gba

y

11

AIR &WATER

LOADING AREA

PROPOSED CARPARKING

PROP

OSED

CARP

ARKI

NG

KERBING TO BE MODIFIED

Lot Bdy 58.69

Lot B

dy 4

3.14

Lot B

dy 4

4.12

Lot B

dy 4

5.11

Lot Bdy 18.51


Lot Bdy 7.42

Lot Bdy 8.17

Lot B

dy 4

0.09


90

908548'12"

9411'48"


EASE

MENT

(

ON D

7173

3)

CONCRETE

FENCE FENCE

FENCE

FENC

E

BASE

OF

CONC

RETE

KER

B

FOOTPATH


CONCRETECROSSOVER


8326

mm

RELOCATEDBUS STOP

ARMCO RAIL


PROP

OSED

CRO

SSOV

ER(E

NTRY

ONL

Y)PR

OPOS

ED C

ROSS

OVER

(EXI

T ON

LY)

18

1360

0

30500 11935

8000

4000 7500 7500 7500 400016255

7255

9380

DOOR

RELEASE

BUTTON

SERVICES

RISER

THRESHOLD

RAMP 1:14

Refrigerated

Donut Cabinet

Heated Pie

Cabinet

Coffee

Black &

White One

Refrigerated

Sandwich

Cabinet

Bin

Microw

ave under

SERVICEYARD

LOADINGAREAKEEP

CLEAR


1

waitin

gba

y

11

LOADING AREA

PROPOSED CARPARKING


PROPOSED SITE PLAN19m B-DOUBLE TRUCKSITE CIRCULATION

SK01C N

JB JB 1:200 1:400

TBA

A PRELIMINARY ISSUE JN 23.06.15.

NOTE:GRADIENTS WILL COMPLY WITHAUSTRALIAN STANDARDS WITHREGARDS TO HEAVY VEHICLES.


FRONT TANKER LOADINGREAR TANKER LOADING


NOTE:ROAD MARKINGS ARE APPROXIMATE& SHOULD BE TREATED AS SUCH.

NOTE:PROPERTY DIMENSIONS TO BECONFIRMED WITH SITE SURVEY,INCLUDING OPEN DRAIN ANDEXISTING TREES & VEGETATION.

Telephone: (02) 9699 3088

www.meinhardtgroup.com

c Copyright

Fax: (02) 9319 7518

A.C.N. 051 627 591

Level 4, 66 Clarence St,Sydney NSW 2000

DWG

FILE

: \\10

.30.1.

4\data

\Pro

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1291

1 - S

HELL

-GRO

WTH

-201

5\6BI

M\6_

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K00 P

relim

inary.

dwg

- MH

PLO

T TI

ME: 1

1 Mar

2016

, 3:07


NOT FOR CONSTRUCTIONPRELIMINARY

STATUS

REV



PROJECT

NORTHTITLE

CLIENT





A.C.N. 052 275 635



SCALE @ A3


..

112911

SCALE @ A1

B NEW SITE LAYOUT (INCL. ADJ. FOOD PARTNER) JB 07.10.15.C REVISED SITE LAYOUT JB 13.11.15.D BUILDING PLAN UPDATED/ VEHICLE & TRUCK ACCESS TO SITE JB 22.12.15.E GENERAL REVISION JN 22.01.16F REVISE SERVICE YARD AREA/ ADD CANOPY LINK & ARMCO JB 10.02.16G GENERAL REVISION - SERVICE YARD AREA JB 10.02.16H GENERAL REVISION JB 11.02.16J GENERAL REVISION/ ADJUST TENANT DRIVE THRU ACCESS JB 12.02.16K ORIENTATION OF NORTH ARROW UPDATED FM 16.02.16L GENERAL REVISION JN 2.03.16M MAIN ENTRY CROSSING REVISED/ SITE ACCESS JB 08.03.16N CROSSING REVISED/ POTENTIAL BUS STOP RELOCATION JB 11.03.16

Lot Bdy 58.69

Lot B

dy 4

1.79

Lot B

dy 4

3.14

Lot B

dy 4

4.12

Lot B

dy 4

5.11

Lot Bdy 18.51


Lot Bdy 7.42

Lot Bdy 8.17

Lot B

dy 4

0.09


Lot B

dy 5

3.91

Lot B

dy 8

90270

90

90

908548'12"

9411'48"


EASE

MENT

(

ON D

7173

3)

FENCE FENCE

FENCE

FENC

E

FENC

E

FENCE

FENCE

BASE

OF

CONC

RETE

KER

B

FOOTPATH





5922

mm

RELOCATEDBUS STOP

ARMCO RAIL


PROP

OSED

CRO

SSOV

ER(E

NTRY

ONL

Y)PR

OPOS

ED C

ROSS

OVER

(EXI

T ON

LY)

ADJOINING PROPERTY(ENTRY/EXIT)

18

1360

0

30500 11935

8000

4000 7500 7500 7500 400016255

7255

9380

DOOR

RELEASE

BUTTON

SERVICES

RISER

THRESHOLD

RAMP 1:14

Refrigerated

Donut Cabinet

Heated Pie

Cabinet

Coffee

Black &

White One

Refrigerated

Sandwich

Cabinet

Bin

Microw

ave under

SERVICEYARD

LOADINGAREAKEEP

CLEAR


1

waitin

gba

y

11

AIR &WATER

LOADING AREA

PROPOSED CARPARKINGPR

OPOS

EDCA

RPAR

KING


PROPOSED SITE PLANSU DELIVERY TRUCKSITE CIRCULATION

SK01C K

JB JB 1:300 1:600

TBA

A SU DELIVERY TRUCK ACCESS (FOOD PARTNER) JB 22.12.15.

NOTE:GRADIENTS WILL COMPLY WITHAUSTRALIAN STANDARDS WITHREGARDS TO HEAVY VEHICLES.


SU DELIVERY TRUCK ACCESS


NOTE:ROAD MARKINGS ARE APPROXIMATE& SHOULD BE TREATED AS SUCH.

NOTE:PROPERTY DIMENSIONS TO BECONFIRMED WITH SITE SURVEY,INCLUDING OPEN DRAIN ANDEXISTING TREES & VEGETATION.

Telephone: (02) 9699 3088

www.meinhardtgroup.com

c Copyright

Fax: (02) 9319 7518

A.C.N. 051 627 591

Level 4, 66 Clarence St,Sydney NSW 2000

DWG

FILE

: \\10

.30.1.

4\data

\Pro

jDir\1

1291

1 - S

HELL

-GRO

WTH

-201

5\6BI

M\6_

4 MHT

PM\

0-Si

tes\R

edcli

ffe, W

A\Dr

awing

s\112

911 R

edcli

ffe S

K00 P

relim

inary.

dwg

- MH

PLO

T TI

ME: 1

1 Mar

2016

, 3:08


NOT FOR CONSTRUCTIONPRELIMINARY

STATUS

REV



PROJECT

NORTHTITLE

CLIENT





A.C.N. 052 275 635



SCALE @ A3


..

112911

SCALE @ A1

B GENERAL REVISION JN 22.01.16C REVISE SERVICE YARD AREA/ ADD CANOPY LINK & ARMCO JB 10.02.16D GENERAL REVISION - SERVICE YARD AREA JB 10.02.16E GENERAL REVISION JB 11.02.16F GENERAL REVISION/ ADJUST TENANT DRIVE THRU ACCESS JB 12.02.16G ORIENTATION OF NORTH ARROW UPDATED FM 16.02.16H GENERAL REVISION JN 2.03.16J MAIN ENTRY CROSSING REVISED/ SITE ACCESS JB 08.03.16K CROSSING REVISED/ POTENTIAL BUS STOP RELOCATION JB 11.03.16

REDCLIFFE SERVICE STATATION AND FAST FOOD LANDSCAPE CONCEPT PLAN

REV A

DATE 18.02.2016

JOB NO PA1257

DWG NO LA.01URBIS PTY LTD - PERTH LEVEL 1, 55 ST. GEORGES TCE, PERTH WA 6000

Conceptual Only:For discussion purposes only. Subject to further study, engineering input,

survey and Council approval. Areas and dimensions are approximate only. SCALE: 1:300 @ A3 / 1:150 @ A1

ETEUCALYPTUS TORQUATACORAL GUM

SPACING: AS SPECIFIED

ArANIGOZANTHOS FLAVIDUS ‘RED‘KANGAROO PAW’

SPACING: 350

CdCHRYSOCEPHALUM ‘DESERT FLAME’

SPACING: 400

DcDARWINIA CITRIODORA

SPACING: 600

AcACACIA COGNATA ‘LIMELIGHT’‘DWARF MOP TOP’

SPACING: 600

AfAGONIS FLEXUOSA ‘NANA’ ‘DWARF PEPPERMINT

SPACING: 800

KpKENNEDIA PROSTRATA‘RUNNING POSTMAN’

SPACING: 800

TREES:

SHRUBS:

GROUND COVERS:

LANDSCAPING NOTES1. ALLOW TO CARRY OUT AUTOMATIC RETICULATION

TO ALL LAWN AND LANDSCAPE AREAS WITH AN

AUTOMATIC CONTROLLER LOCATED AS INDICATED

ON THE ARCHITECTURAL PLANS. CONTROLLER TO BE

FITTED WITH A RAIN SENSOR. ZONING OF AREAS TO BE

DETERMINED BY SUB-CONTRACTOR.

2. THE LOCATION, DIRECTION AND TYPE OF SPRINKLERS

ARE TO BE SELECTED BY THE SUB-CONTRACTOR.

SUBCONTRACTOR IS TO ENSURE THAT NO WATER IS

SPRAYED ONTO BUILDINGS, ROADS, CROSSOVERS,

PATHS AND OTHER PAVED AREAS.

3. ALL LANDSCAPING BEDS TO BE MULCHED TO A

DEPTH OF 100MM WITH ORGANIC MULCH.

4. PLANTING BEDS SHALL HAVE A MINIMUM DEPTH

OF 400MM OF CLEAN TOP SOIL. TOP SOIL TO BE OF

SUITABLE HORTICULTURAL QUALITY, FREE OF ALL

CONTAMINANTS SUCH AS LIMESTONE ROAD BASE

MATERIAL, CEMENT, CONCRETE, ROCK AND BUILDER’S

RUBBLE.

5. ALL PLANTS EXCEEDING 900MM IN HEIGHT SHALL

BE PROPERLY STAKED AND SECURED.

6. ALL PLANTS SHALL BE FERTILIZED DURING

PLANTING WITH A SLOW RELEASE FERTILIZER HAVING

AN NPK + WETTING AGENT RATIO OF 18:2:6:10.

7. LANDSCAPE WORK TO VERGE TO BE UNDERTAKEN

IN ACCORDANCE WITH COUNCIL REQUIREMENTS

8. PLANTS MIX SPECIES TO BE GROUPED IN CLUMPS OF

3-5 WITHIN NOMINATED AREA.

FOOTPATH

17M TANKER LOADING - FUEL LOADING

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

PRO

DU

CED

BY A

N A

UTO

DESK

EDU

CA

TION

AL PR

OD

UC

T

BU

LON

G A

VE

NU

E

GREAT EASTERN HIGHWAY

BO

UN

DA

RY

ATTACHMENT 2 – Applicant Report (10 February 2016) Lot 107 (435), Lot 106 (437), Lot 105 (439), Lot 104 (441) Great Eastern Highway & Lot 36 (85) Bulong Avenue Redcliffe LG Reference: 159/2016/DAP DAP Reference: DAP/16/01012

PROPOSED CONVENIENCE STORE & FAST FOOD TAKEAWAY OUTLET

MARCH 2016

Lot 104, 105, 106, 107 Great Eastern Highway

and Lot 36 Bulong Avenue, Redcliffe.

DEVELOPMENT APPLICATION

due to the proximity to the street corner (great eastern...

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