coles & bunnings, victor harbor lot 5 adelaide road, mccracken, sa

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      APPLICATION ON NOTIFICATION – CATEGORY 2 Applicant: Development Number: Nature of Development:

453/E004/16

Type of development: Zone / Policy Area: Subject Land: Contact Officer: Phone Number: Start Date: Close Date:

Merit Neighbourhood Centre Lot 5 Adelaide Road, McCracken SA 5211 Brett Miller 8343 2988 25 October 2016 9 November 2016

Coles Property Group C/- Intro Design Pty Ltd To construct a mixed use development comprising a group of shops, a bulky goods outlet and medical consulting rooms with ancillary car parking, loading areas, acoustic fencing and landscaping

During the notification period, hard copies of the application documentation can be viewed at the Department of Planning, Transport and Infrastructure, Level 2, 211 Victoria Square, Adelaide, during normal business hours. Application documentation may also be viewed during normal business hours at the local Council office (if identified on the public notice).

Written representations must be received by the close date (indicated above) and can either be posted, hand-delivered, faxed or emailed to the Development Assessment Commission. A representation form is provided as part of this pdf document. Any representations received after the close date will not be considered. Postal Address: The Secretary Development Assessment Commission GPO Box 1815 ADELAIDE SA 5001 Street Address: Development Division Department of Planning, Transport and Infrastructure Level 2, 211 Victoria Square ADELAIDE Email Address: [email protected] Fax Number: (08) 8303 0753

intro.com.co

McCRACKEN NEIGHBOURHOOD CENTRE ADELAIDE ROAD // VICTOR HARBOR // AUGUST 2016

Activating human space

CONTENTS 01

INTRODUCTION

4

02

SUBJECT LAND AND LOCALITY

5

02.1 02.2

SUBJECT LAND LOCALITY

5 6

03

THE PROPOSED DEVELOPMENT

7

03.1 03.2 03.3 03.4 03.5

LAND DIVISION DESIGN STATEMENT TRANSPORT AND ACCESS ACOUSTIC STORMWATER

7 8 8 9 9

04

PLANNING ASSESSMENT

11

04.1 04.2 04.3

NATURE OF DEVELOPMENT PUBLIC NOTIFICATION ASSESSMENT

11 11 11

05

CONCLUSIONS

04.3.1 04.3.2 04.3.3 04.3.4 04.3.6

LAND USE FORM OF DEVELOPMENT BUILT FORM ENVIRONMENTAL TRANSPORT AND ACCESS

11 12 12 15 17

19

01

PROJECT

INTRODUCTION

McCRACKEN NEIGHBOURHOOD CENTRE

Intro has been engaged by Coles Property Group Developments Pty Ltd (the Applicant) to provide planning advice pertaining to the proposed mixed use development, comprising a supermarket with ancillary specialty tenancy, bulky goods outlet and consulting rooms located at Lot 5 Adelaide Road, McCracken. In undertaking the project design, the Applicant has commissioned the following sub-consultants to provide specialist advice Project Management

Moto Projects

Architecture:

Hames Sharley

Town Planning:

Intro

Traffic Engineering:

GTA Traffic Consultants

Civil and Structural:

CPR Engineering

Services:

Lucid

Acoustic:

Resonate

Landscape Architecture:

Tract

In forming my opinions herein, I confirm that I have viewed the proposal plans prepared by Hames Sharley, I have attended the subject land and locality and considered the relevant provisions of the Victor Harbor (City) Development Plan (consolidated – 25 May 2016).

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02 02.1

PROJECT

SUBJECT LAND AND LOCALITY

McCRACKEN NEIGHBOURHOOD CENTRE

SUBJECT LAND

The subject land is bounded by McCracken Drive to the north, Adelaide Road to the east, Hindmarsh Road and Down Street to the South and existing residential dwellings to the west. The street address for the subject land is Lot 5 Adelaide Road, McCracken The subject land is more particularly described within the following Certificate of Title: ALLOTMENT

DEPOSITED PLAN

VOLUME/FOLIO

HUNDRED

5

28364

5422/89

Goolwa

The Certificate of Title forms Appendix 01 of this planning statement. The subject land comprises a total site area of some 6.3Ha. The subject land slopes from the east to the southwest and north west. The subject land slopes approximately 3m over a distance of approximately 275m. A site survey has been provided in Appendix 02.

FIGURE 02.1: SUBJECT LAND

The subject land is located within the Neighbourhood Centre Zone, of the authorised Development Plan. The subject land has a road frontage to Adelaide Road, Hindmarsh Road, Down Street and McCracken Drive. The majority of the western boundary interfaces with residential properties. The subject land currently is devoid of any built form improvements. A relatively limited quantum of vegetation exists on the subject land. The vegetation which exists is typically

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constrained to the eastern, northern and western site boundaries and in a concentrated area to the north-east of the site. No vegetation which exists on the land is identified as regulated or significant. No heritage listed items are associated with the subject land or directly affected by the proposed development.

02.2

LOCALITY

Cognisant of the nature of the subject land, the design of the proposed development and the surrounding land uses, the locality is considered to be relatively constrained. The locality is considered to be bounded to the north by the dwellings on the northern side of McCracken Drive, to the east by Adelaide Road, to the south by Hindmarsh Road and Down Street and to the west by the adjoining residential properties. The subject land is highly accessible to vehicles cognisant of the prevailing road networks adjacent to the north and west. Adelaide Road is identified as Primary Arterial Road within the Development Plan. The locality to the north contains a range of established trees and single storey dwellings. The dwellings share common driveways, and have been oriented east-west to face this common area. The dwellings present a side boundary to McCracken Road and as such typically present render and brick facades with limited glazing to the street. The dwellings are setback typically from 7-8m from McCracken Road. The eastern and southern locality is influenced by Adelaide Road and Hindmarsh Road respectively. These roads function as a Primary Arterial Road which feed into Victor Harbor. At its widest point where it the interfaces with the subject land, Adelaide Road is some 15m in width. Adelaide Road typically experiences vehicle movements averaging 5,700 vehicles per day. Port Elliot Road experiences 8,100 vehicles per day. Vehicle numbers are greatest at the Port Elliot Road, Adelaide Road roundabout. The broader area east and south of Adelaide Road and Hindmarsh Road exists a range of commercial premises. These have been constructed in a piecemeal fashion and do not contribute a cohesive streetscape to the locality. To the south-west of the subject land exists a commercial premises and dwellings. The western locality contains a range of single and double storey detached dwellings. These dwellings do not display a consistent built form appearance or character, however, are typically on allotments which are 600750sqm in size and are setback some 8m from the road boundary. These dwellings are oriented towards Rapid Drive to their west. These dwellings present their back yards and rear fences to the subject land. The locality is influenced by the Adelaide Road and Hindmarsh Road corridor. North and West of the subject land exists primarily residential development, whereas, east and south of the subject land exists predominantly commercial development.

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03

PROJECT

THE PROPOSED DEVELOPMENT

McCRACKEN NEIGHBOURHOOD CENTRE

The particular elements of the proposal are detailed within the plans prepared Hames Sharley dated June 2016, which form Appendix 03 of this planning statement. The proposed development comprises a mixed use development comprising a group of shops, a bulky goods outlet and consulting rooms with ancillary car parking, loading, acoustic fencing and landscaping. The group of shops take the form of a Coles and Liquorland. The bulky goods outlet takes the form of a Bunnings. The floor area associated with the retail and bulky goods tenancies is some 14,065sqm. In total 568 car parks have been proposed to service all uses. The Bunnings occupies a built form area of 9825sqm and provides the following particular facilties: • • • •

Main Warehouse Nursery and Bagged Goods; Timber Trade Sales; and Building Materials and Landscape Yard.

The Coles displays a built form area of 4030sqm and the Liquorland has an area of 210sqm. The consulting rooms are located at the corner of Adelaide Road and McCracken Drive. In total ten consulting rooms are proposed as part of the development. The angled orientation of Adelaide Road results in varying building setbacks. The consulting rooms are located in the north-eastern corner of the site, at the intersection between McCracken Drive and Adelaide Road. This building is setback, at its closest point, 11m from Adelaide Road and 8m from McCracken Drive. Coles is setback 94m from Adelaide Road and 46m from McCracken Drive. At its furthest point Bunnings is located a similar setback to Adelaide Road, however, at its closest point the built form is setback 45m from the Adelaide Road frontage. The proposed Bunnings is setback some 20m from the western site boundary whereas Coles is setback approximately 25m. The proposed development incorporates a comprehensive landscaping strategy, with landscape buffers provided to the North, East, and West of the site. A landscape buffer has also been allowed to the south of the mixed use development in a future residential stage of development. A 12.5m landscape buffer is provided to the west of the subject land at the interface with the residential dwellings. A relatively small portion of this space is used to facilitate turning manoeuvres and for water tank storage. The proponent has committed to providing additional landscaping and establishing a shared pathway within the council verge to the east of the site. A range of landscaping has been provided within the proposed car park. A number of car parks which are in close proximity to the Coles tenancy hare covered by shade sails.

03.1

LAND DIVISION

A land division application will be lodged via EDALA and will occur concurrent to this process.

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03.2

DESIGN STATEMENT

The following Design Statement has been provided by Hames Sharley. MASSING AND DESIGN Careful attention to the building mass has been taken into consideration for the development, in particular to both Coles and Bunnings buildings. Coles standard design has an approximate external wall height of 6 meters, while Bunnings is approximately 9m, the design team has therefore located Bunnings on the lowest portion of the site. In addition to siting the buildings, the design team has located the floor level for Bunnings 500mm lower than Coles to again reduce the overall mass of the Bunnings building. The setback from the Western boundary is 20m, consisting of a 10m buffer zone and 10m road zone. The 20m provides significant separation to the residential adjacent the site. It is proposed a 3m high fence be provided in the 10m buffer zone to address both visual and acoustic impact in this area. The Allied Health building is located on the North Eastern corner of the site, it has been designed as a landmark building with a clear entry statement. This building is integrated with the landscape feature for this prominent corner and entry into Victor Harbour. Natural materials are proposed for the building which reflect the colours of the surrounding landscape. LANDSCAPE The main entries to the site from the North East and South East are landscaped with native plants which blend with the existing landscaped tress adjacent to Adelaide Road. This landscaping provides a pleasant transition into the site allowing also for a soft scape response to significant existing level changes. The existing vegetation adjacent Adelaide Road will consist of a shared walkway which will traverse between the established existing trees. Planting on the Western edge of the site will retain the majority of the existing trees and bushes. This will provide a natural buffer zone of approximately 10 meters to the loading road edge. Shade for carparking has been provide with evergreen trees at the end and middle of aisles, in addition shade sails are provided near the Coles entry. Both the sails and trees will provide a softening to the visual impact of the carpark as well as significantly reducing the heat during summer months. Pedestrian access through the carpark has been provided at central locations and connect to the shared walkways to the perimeter of the site, denoted on the drawings as “Pedestrian Zones”. The Pedestrian zones are aligned with the entries to both Bunings and Coles providing clear directions for those using the site.

03.3

TRANSPORT AND ACCESS

The parking layout has been designed in accordance with AS/NZS2890.1. The parking spaces are suitable for User Class 3A: short term, high turnover parking. As such, parking spaces will generally be 2.7 metres wide and a minimum 5.5 metres long and set within a minimum 6.6 metre wide car parking aisle. These dimensions meet or exceed the minimum requirements of AS/NZS2890.1. Disabled parking spaces will be located near the building entrances and meet the dimensions of ‘Australian / New Zealand Standards for Off-Street Parking Facilities for People with Disabilities’ (2009, henceforth referred to as AS/NZS2890.6). Further to the above, the grades within the parking area will conform to the following requirements (as per AS/ NZS2890.6 and AS2890.2) and addressed in the detailed design:

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• • • • • •

Maximum grade of 1 in 20 (5%) across nature strip; Maximum grade of 1 in 40 (2.5%) across any footpath; Maximum grade of 1 in 20 (5%) for 15 metres into the site (where commercial vehicles use the driveway, i.e. northern driveway); A maximum grade of 1 in 6.5 (15.4%) along commercial vehicles circulation roads, the maximum grade shall be 1 in 8 (12.5%) where reverse manoeuvres are required A maximum grade of 1 in 20 (5%) measured parallel to the angle of parking; Maximum grade of 1 in 16 (6.25%) measured in any other direction to the angle of parking.

GTA notes that shade sails are proposed over some car parking spaces near the Coles and Liquorland stores. The shade sails will maintain a minimum headroom clearance of 2.2m and shade sail structures will be located so that they are outside of the design envelope around a parked vehicle. This will be confirmed in detailed design. Loading areas for the Bunnings and Coles/Specialty Retail stores are proposed to be located at the rear of the buildings near the western boundary of the site. It is also understood that a bin store and refuse collection area would be contained within each loading area. The loading areas will be accessed from the roundabout at the intersection of Adelaide Road / Hindmarsh Road / Port Elliot Road and via an internal service road. Loading vehicles will then return to the road network via an internal service road and exit only access to McCracken Drive. The loading areas, internal service road and access points will accommodate swept paths for vehicles up to a 19.0 metre semi-trailer in size and be been designed in accordance with the relevant standards for off-street commercial vehicle facilities. GTA has completed a swept path assessment using AutoTURN software to ensure that the relevant loading vehicles can navigate the site and the proposed loading areas. The results of the assessment are shown in Figures 6.1 to 6.5. The Traffic Impact Assessment is provided in Appendix 04.

03.4

ACOUSTIC

The proposal incorporates a range of acoustic measures which comprise active noise reduction techniques such as an acoustic barrier. Further passive noise reduction techniques such as management policies. The following particular acoustic solution is proposed: • • • •

limit articulated truck deliveries to both Bunnings and Coles to day time only, that is from 7 am to 10 pm; light utility vehicles and small trucks up to 5 tonne may carry out deliveries to both Bunnings and Coles from 6 am to 10 pm; install a 3 m high acoustic barrier to the western side of the development; and turn off the truck engines and refrigeration units when in the loading dock during unloading and install clear signage in the loading dock area as a reminder of this.

The Environmental Noise Assessment is provided in Appendix 05.

03.5

STORMWATER

The project has designed the main warehouse slab level at RL47.75. This is 0.85 m lower than the crown in the road level at the intersection of McCracken drive and Adelaide Road (RL48.60). The project has designed the site 3 main floor slab at RL48.25 which is 0.35m lower than the corresponding level of the crown of the road at the intersection of McCracken Drive and Adelaide Road(RL48.60). The project has designed the Allied Health building floor level to be RL48.75 which is 0.15m higher than the

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crown of the road at the intersection of McCracken Drive and Adelaide Road (RL48.60). Overland flow paths will be managed to be a minimum of 300mm higher than adjacent pavement level and to grade levels away from the building. The project provides for a garden centre offering to the customer base. As such it is the intention of the project to provide for 4 in ground stormwater collection and re-use tanks of 35,000L each totalling 140,000L for re-use in supply of water to the garden centre for irrigation and for toilet flushing. This will capture roof run-off. In general terms the stormwater management from the sealed areas of the post development situation include the following: • • • • • • •

the new garden area of approx 1050m² is to discharge to SA Water sewer system after it bypasses relevant settlement tanks and processing to meet SA Water standards; the new roof areas of the building on Site 2 of approx 9760m² will feed the 4 x 35,000L rainwater re-use tanks. Overflow form these tanks connect to the sites stormwater system; the carpark area of Site 2 disposes via gross pollutant trap to the stormwater system draining to the detention basin on the southern side of Site 1; the roof discharge from Site 3 and the carpark drainage for Site 3 is collected on a combined system, passes through a gross pollutant trap and drains to the detention basin on the southern side of Site 1. The Allied Health building drains into this system also; the detention basin has a capacity of 700m³ and includes allowances for 50m³ (or 50,000L) for the Residential site drainage; the total detention for the project provides for 1090m³ of storage; and discharge points from the site are maintained to meet existing conditions.

The Stormwater Management Plan has been provided in Appendix 06.

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04

PROJECT

PLANNING ASSESSMENT

McCRACKEN NEIGHBOURHOOD CENTRE

This planning assessment will consider the relevant provisions determined to be most pertinent to the proposed development.

04.1

NATURE OF DEVELOPMENT

The proposed development is contained within the Neighbourhood Centre Zone as detailed within the Victor Harbor Council Development Plan (consolidated – 26 May 2016). The particular details of the proposed development are referenced in the preceding chapter. For ease of assessment I recommend that the nature of the proposed development be described as: The construction of a mixed use development comprising, retail, bulky goods and consulting rooms with ancillary loading facilities, car parking, landscaping and acoustic screening The proposed development is described as neither complying nor non-complying within the Development Plan and as such will be assessed on its merits as a consent form of development.

04.2

PUBLIC NOTIFICATION

The public notification section of the Neighbourhood Centre Zone defers the categorisation of development to Schedule 9 of the Development Regulations 2008. Clause 6(h) of Schedule 9 states that any kind of development located in the Neighbourhood Centre Zone will navigate the Category 1 public notification process. This is superseded by Clause 18(c) of Schedule 9 which states an application will navigate the Category 2 public notification process if it satisfies the following: a building in a situation referred to in clause 6 of this Schedule where the site of the proposed development is adjacent land to land in a zone under the relevant Development Plan which is different to the zone that applies to the site of the development The subject land is located adjacent to the Residential Zone and Commercial Zone and therefore, the proposal will navigate the Category 2 Public Notification procedures. The Category 2 public notification procedures are detailed with Section 38 of the Development Act 1993. Section 38 (4) states: Where a person applies for a consent in respect of the Development Plan for a Category 2 development, notice of the application must be given, in accordance with the regulations, to— (a) (b)

an owner or occupier of each piece of adjacent land; and other person of a prescribed class.

04.3

ASSESSMENT

The following provisions are considered to be relevant to the assessment of the proposed development 04.3.1

LAND USE

Objective 1:

An activity centre providing a range of shopping, community, business, and recreational facilities for the surrounding neighbourhood.

PDC 1:

The following forms of development are envisaged in the zone: … Bulky goods outlet …

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Consulting room … Shop Supermarket … PDC 2:

Development listed as non-complying is generally inappropriate.

PDC 3:

Development should be undertaken in accordance with Concept Plan Figures NCe/1 and NCe/2.

The proposed development consists of the construction of a group of shops, a supermarket, a bulky goods outlet and consulting rooms. All of the proposed land uses are envisaged within PDC 1. The development does not propose any land uses which are non-complying. The proposed development accords with Concept Plan Figure NCe/2 insofar as: • • •

the commercial land uses are located within the section defined as Neighbourhood Centre; there are limited access points to Adelaide Road, with the key access sited at the roundabout; and a vegetative buffer has been established surrounding the subject land.

The proposal dedicates the southern portion of the land for residential purposes, which also aligns with the Concept Plan Figure NCe/2. The specific details of this future stage of development will form a future application. 04.3.2 FORM OF DEVELOPMENT COUNCIL WIDE PROVISIONS PDC 1:

Development should be in accordance with the City of Victor Harbor Structure Plan (Maps ViH/1 (Overlay 1) and (Overlay 2)), the Victor Harbor (Town) Structure Plan (Map ViH/1 (Overlay 1) Enlargement A) and the Victor Harbor (Town) District Centre Structure Plan (Map Vi1 (Overlay 1) Enlargement B).

The proposed development accords with the Victor Harbor (Town) Structure Plan (Map ViH/1 (Overlay 1) Enlargement A) insofar as it seeks to establish a Neighbourhood Centre upon land which is designated for such. It is acknowledged that the subject land acts as an informal gateway into Victor Harbor. The proposed development has been sited sensitively such that the built form elements do not have a substantial visual impact on the approach into the township. Hames Sharely have prepared a perspective render from a key view along Adelaide Road on the approach into Victor Harbor, this is provided in Figure 04.1 below. A range of trees within the public realm will be retained and the proponent will provide a range of supplementary plantings within this space. As is evidenced within this figure, the proposal will have a minimal visual impact on this gateway. 04.3.3 BUILT FORM NEIGHBOURHOOD CENTRE ZONE Objective 6:

Development that contributes to the desired character of the zone.

PDC 6:

Development should not be undertaken unless it is consistent with the desired character for the zone.

Development will be of a high architectural design standard and appearance that responds to and reinforces positive aspects of the local environment and built form. Active frontages will be promoted through the frequency of different tenancies, diversity of activities, a high proportion of windows and numerous pedestrian entrances. Verandahs will be provided to create a comfortable and intimate place for pedestrians and large blank walls will be avoided. A consistent landscaping approach will be employed in each activity centre location to provide a unified, linking aspect over the various land uses.

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The activity centres at McCracken and Hayborough occupy prominent locations and, as such, it is important that built form and associated advertisements do not overwhelm the respective localities. This will be achieved through the appropriate siting of taller buildings (or taller elements of buildings), use of setbacks from roadways (including a minimum of 3 metre setback from both Adelaide and Hindmarsh roads) and adjacent residential sites, landscaping of all frontages to soften built form, and the use of colours and materials.

The proposed built form apperance will be developed in line with Coles’ and Bunnings’ national standards for centre design and visual appearance. This ensures that the proposed buildings will present a cohesive appearance to the locality, and a high standard of design is achieved. The tenancies provide entrances at key locations, with signage, wayfinding and building design contributing to a clearly planned and legible centre. The overall site employs a consistent landscaping approach which has been developed to provide a cohesive appearance utilising drought tolerant species. The subject land is located within the McCracken area. The development scheme has been designed to ensure that it does not overwhelm the locality through building bulk or scale. Buildings have been sited away from the Adelaide Road frontage by some 75m. The provision of a car park and landscaping, both within the car park and bordering the site, ensures that the proposed centre has an appropriate visual response. PDC 7:

Buildings should:

(a)

not exceed three storeys (or 12 metres in height) above existing natural ground level;

(b)

be orientated towards the street and not turn its back on the public domain;

(c)

have setbacks from street boundaries to cater for appropriate car parking, access, manoeuvring and landscaped areas.

The proposed development has been designed such that it: • • •

has a maximum height not exceeding 9m when measured from the lowest point of the ground; is oriented towards the street; and is setback from all boundaries to cater for appropriate car parking, access, manoeuvring and landscaped areas. PDC 9:

Development should be sited and designed to minimise negative impacts on existing and potential future land uses desired in the locality.

The proposed development has been sited and design to minimise potential deleterious impacts on the amenity of the adjoining residential premises. The proposal has setback the buildings between 20m and 25m from the residential interface which will minimise the visual impact on these dwellings. A range of acoustic measures have been incorporated into the built form solution which include the provision of an acoustic fence. The acoustic fence is 3m in height and is located 1m away from the existing property boundary. The design solution is considered appropriate and will minimise the potential deleterious impacts on existing dwellings. COUNCIL WIDE PROVISIONS PDC 131:

Shopping development should be located as follows:

(a)

a shop, or group of shops, with a gross leasable area of greater than 450 square metres should be located in a business, centre, or shopping zone, or area;

(b)

a shop or group of shops with a gross leasable area of 450 square metres or less should not be located on a primary arterial road unless located in a business, centre, or shopping zone, or area;



The proposed development provides a shopping facility located in a Neighbourhood Centre Zone. The proposed group of shops exceeds the nominal 450sqm minimum desired for development along an arterial road.

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PDC 134:

Landscaping should form an integral part of centre design, and be used to foster human scale, define spaces, reinforce paths and edges, screen utility areas, and generally enhance the visual amenity of the locality.

The proposed landscaping solution has been developed in conjunction with the overall centre design, and has been employed to screen the development from residential area to the west, define the edges of the site and provide a human scale and amenity to the car park. PDC 136:

Centres should have a minimal adverse impact on traffic movements on primary and primary arterial, roads.

PDC 137:

Centres should develop on one-side of a primary, or primary arterial, road, or one quadrant of a primary, or primary arterial, road intersection. Where centre facilities already straddle a primary or primary arterial, road, or the intersection of two primary, or primary arterial, roads, development within them should:

(a)

concentrate on one-side of the primary, or primary arterial, road, or one quadrant of the primary, or primary arterial, road intersection; and

(b)

minimise the need for pedestrian and vehicular movement across the primary or primary arterial, road, from one part of the centre to another.

The subject land is located adjacent to a primary arterial road. A Traffic Impact Analysis has been undertaken by GTA who find that the development of the site will not deleteriously affect the performance of the Adelaide Road / Hindmarsh Road / Port Elliot Road roundabout. Further the McCracken Drive and Adelaide Road intersection will continue to operate satisfactorily. PDC 322:

Building development should be located and designed in respect of the size, colour, form, siting, architectural style and materials of construction of buildings to harmonise with, the objectives for an area, other buildings of historical significance or heritage value or, in the absence of guidance from these, the predominant character of existing building development.

PDC 323:

Development should take place in a manner which will not, in respect of its appearance, interfere with the achievement of the objectives for an area or, otherwise, the existing character of scenically or environmentally important areas, including areas which are prominently visible from other land or are frequented by the public.

The proposed building has been designed such that it accords with the specific requirements set out within the Neighbourhood Centre Zone. The proposal has been designed to locate the building away from the road and adjoining residential zones. The colour, form and materiality will be developed in line with the respective brands’ national standard for centre appearance and ensure that they present a cohesive built form to the locality. There are no buildings of historical significance or heritage value in close proximity to the subject land. The proposed development leaves the most visually prominent portion of land for future residential development. This approach is in line with what is desired by Concept Plan Figure NCe/2. PDC 329:

Development should take place in a manner which will minimise alteration to the existing land form.

PDC 330:

Excavation and earthworks should take place in a manner that is not extensively visible from surrounding localities.

The proposed development will minimise alteration to the existing land form through appropriate siting and levels selected for the proposed development. The Coles tenancy and Bunnings tenancy have been set at different heights to one another, which allows for the buildings to better respond to the site. A proposed survey plan and finished floor levels for the proposed tenancies have been provided in Appendix 02 and 03 respectively. PDC 379:

Non-residential buildings which are large in bulk or height in comparison to other buildings in the locality on land with frontage to the same road should be setback further from that road than those other buildings.

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The proposal is for commercial buildings which differ in bulk and scale to residential buildings. Cognisant of this, the buildings have been setback from all road and property boundaries. This approach ensures that the bulk and height of the proposed buildings do not overwhelm locality. 04.3.4 ENVIRONMENTAL NEIGHBOURHOOD ZONE PDC 11:

Development should mitigate interface impacts that are likely to adversely affect nearby residential uses and general amenity in adjoining zones. This can be achieved by:

(a)

utilising noise attenuation devices and building design to minimise the emission and effect of noise;

(b)

providing visual relief by way of landscaping on the perimeter of the site and within vehicle parking areas;

(c)

utilising air pollution control measures to prevent unreasonable interference with local amenity;

(d)

locating waste collection and storage areas away from the boundary with adjacent zones and within specially designed enclosures;

(e)

amending hours of operation;

(f)

siting and designing lighting to avoid overspill to adjoining properties.

The proposed development incorporates a range of design outcomes which assist in mitigating the potential interface impacts with the adjoining residential zone. The proposed building ensures it is appropriately setback from the residential properties, and locates building plant further away from the residential boundaries. The following particular measures have been incorporated into the proposed design: • • • •

Noise attenuation through the provision of an acoustic fence at the boundary with these dwellings; a visual buffer by incorporating a 10m wide landscaping buffer between the dwellings and the proposed buildings; appropriately designed and sited waste management facilities; and siting and design of the proposed lighting solution by ensuring all lighting accords with the relevant Australian Standards.

Further, the proposed development will ensuring hours of operation for the loading dock occur outside of the noise sensitive hours as prescribed by the Environment Protection Noise (Policy) 2007. COUNCIL WIDE PROVISIONS Objective 54:

A safe and secure, crime resistant environment.

The proposed development creates a robust, secure and crime resistant environment through the use of simple design techniques such as surveillance and legibility. Building design and fencing clearly delineates between public and private areas. PDC 215:

Development should be designed to maximise surveillance of public spaces through the incorporation of clear lines of sight, appropriate lighting and the use of visible permeable barriers wherever practicable.

The proposed development has been designed to provide passive surveillance through to Adelaide Road and McCracken Drive. Legibility, clear lines of sight and appropriate lighting applications ensure that the proposed development will be a safe environment throughout the day. The proposal plans incorporate a lighting and surveillance plan. Perimeter lighting will border the site, a range of lighting elements are located within the proposed car park. The entirety of the built form, that is Coles, Bunnings and the consulting rooms, will contain active surveillance through the use of security cameras. This surveillance extends to the rear of the Coles and Bunnings buildings within the loading dock. All lighting will be designed and established in accordance with the relevant Australian Standards.

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PDC 216:

Buildings should be designed to overlook public and communal streets and public open space to allow casual surveillance.

PDC 217:

Development should provide a robust environment that is resistant to vandalism and graffiti.

The proposed buildings are oriented so their primary facades front Adelaide Road. Clear lighting and lines of sight will facilitate casual surveillance. The proposal creates a robust environment that is resistant to vandalism and graffiti by using a simple material palette. The material palette will incorporate precast concrete panels, various light weight cladding elements and glazing. The precast concrete panels will be painted and are easy to maintain. If the light weight cladding elements are damaged beyond repair, they are easily repairable. PDC 218:

Development should provide lighting in frequently used public spaces including:

(a)

along dedicated cyclist and pedestrian pathways, laneways and access routes; and

(b)

around public facilities such as toilets, telephones, bus stops, seating, litter bins, automatic teller machines, taxi ranks and car parks.

The proposed development provides perimiter lighting, lighting within the car park and to the rear of the building within the loading areas. All lighting will be designed to accord with the relevant Australian Standards. PDC 142:

Centres should have minimal adverse impacts on residential areas.

Resonate Acoustics have undertaken an environmental noise impact assessment upon and surrounding the subject land. The report makes the following conclusions: • • •



The main noise sources for this development are associated with deliveries and use of the loading docks, car park activity, and mechanical plant. The predicted levels from car park activity during the peak weekend period are within the relevant day and night criteria for all receptors. To control noise from deliveries and unloading the following is required: • limit articulated truck deliveries to both Bunnings and Coles to day time only, that is from 7 am to 10 pm; • light utility vehicles and small trucks up to 5 tonne may carry out deliveries to both Bunnings and Coles from 6 am to 10 pm; • install a 3 m high acoustic barrier, offset 1 m from the existing 1.5 m boundary fence, to the western side of the development; and • turn off the truck engines and refrigeration units when in the loading dock during unloading and install clear signage in the loading dock area as a reminder of this. The predicted noise levels based on the preliminary selections for the package units to service both Bunnings and Coles are within the relevant day and night criteria for all receptors. However, all mechanical plant such as air conditioning condensers, ventilation systems and thermal plant will require detailed assessment to ensure that the noise emissions are compliant with the current Environment Protection (Noise) Policy, Part 5—Development authorisation applications, Clause 20 Development authorisation applications.

On this basis the proposed Coles and Bunnings Development will be able to operate within the Victor Harbor Council Development Plan and the South Australian environmental noise policy requirements. In addition to the acoustic measures put in place, the site has been planned to provide the most intensive use, that is, the operation of the car park adjacent to Adelaide Road. Adelaide Road has the capacity to accommodate the additional vehicles movements the proposal will generate, and furthermore, the opposing side of Adelaide Road displays a range of commercial development ensuring that residential amenity is protected.

16

PROJECT

McCRACKEN NEIGHBOURHOOD CENTRE

PDC 143:

Centres should be so located as to make effective use of existing investment in public infrastructure utilities, transport and other facilities, and any costs involved should be offset by benefits to the population being served.

Objective 73:

Infrastructure provided in an economical and environmentally sensitive manner.

PDC 299:

Development should only occur where it has access to adequate utilities and services, including:

(a)

electricity supply;

(b)

water supply;

(c)

drainage and stormwater systems;

(d)

effluent disposal systems;

(e)

formed all-weather public roads;

(f)

telecommunications services.

The proponent has signed an infrastructure deed agreement for the joint funding of upgrades to a range of works within the public realm surrounding the site. The subject land is located contiguous to an existing urban area, and as such is serviced with all infrastructure requirements. Lucid Engineers have undertaken a review of all the existing infrastructure and what is required for the site. The Services Utilites Infrastructure Report is provided in Appendix 07. PDC 303:

Development should not occur until adequate and coordinated drainage of the land is provided.

The proposed development incorporates an appropriate stormwater management solution, the details of which are provided in Appendix 07. 04.3.6 TRANSPORT AND ACCESS The following commentary has been provided by GTA Traffic Consultants: Recommended car parking rates for new development within the Neighbourhood Centre zone are contained in Table ViH/7 Car and Bicycle Parking Requirements of the Victor Harbor (City) Development Plan. The recommended car parking rates that are applicable to the proposed development include: • • •

Bulky Goods and hardware retail, 3 spaces per 100 square metres (2.5 spaces per 100 square metres if it is a multi-tenancy development) Medical Centre, 4 spaces per consulting room Shop/supermarket (excluding restaurant/café), 5.5 spaces per 100 square metres floor area

Based on the Development Plan rates above, the proposed single tenancy Bunnings store with a floor area of 9,825sq.m would generate a requirement for 295 car parking spaces. The proposed Coles supermarket and Liquorland store with a combined floor area of 4,240sq.m would generate a requirement for 233 car parking spaces. The final number of consulting rooms proposed for the Allied Health building is currently unknown, however assuming there would be up to 10 consulting rooms, the proposed Medical Centre would generate a requirement for a further 40 car parking spaces. On the above basis, there would be a combined requirement for 568 car parking spaces. In addition, Principle of Development Control (PDC) 197 (f) for the Movement of People and Goods states: (i) where a development is required to provide car parking of 25 spaces or more, at least one car parking space

17

PROJECT

McCRACKEN NEIGHBOURHOOD CENTRE

should be provided in every 25 spaces for the disabled; and (ii) parking spaces for the disabled should be conveniently located in relation to building entrances, ramps, and other specialised access facilities required or necessary for use by the disabled; Based on the Development Plan requirements above, the proposed Bunnings store should provide 12 disability car parking spaces, 9 spaces should be provided for the Coles and Specialty retail stores and 2 spaces should be provided for the proposed Medical Centre. A total of 268 car parking spaces are proposed within the Bunnings site at a rate of 2.7 spaces per 100sq.m. When assessed against the Development Plan car parking rates there is a shortfall of 27 car parking spaces. A total of 300 car parking spaces are proposed within the Coles, Liquorland and Allied Heath building site. Assuming that the Allied Health building could contain up to 10 consulting rooms, there would be a requirement for 40 car parking spaces for the Allied Heath use based on the Development Plan rates. This leaves a total of 260 car parking spaces for the Coles and Liquorland stores at a rate of 6.1 spaces per 100sq.m. This exceeds the Development Plan requirements and will result in a theoretical surplus of 27 car parking spaces. The design of the car parking areas will enable customers to move freely between each site and therefore it is reasonable to expect that some customers will make use of the Coles/Specialty Retail car parking area when visiting the Bunnings store and vice versa and a percentage of customer are also likely to visit both stores as part of a single trip. On this basis, the shared use of the car parking areas is considered appropriate and should be encouraged to minimise the number of unused car parking spaces and prevent short trips being between stores by car. The combined uses of the site generate a requirement for 568 car parking spaces when assessed against the Development Plan and a total of 568 car parking spaces will be provided. The overall provision of car parking will therefore meet the Development Plan requirement and is considered appropriate. GTA notes that the proposed development includes 11 disability parking spaces near the Bunnings store entrance and 8 disability parking spaces near the Coles and Liquorland store entrances. A further 4 disability parking spaces are located near the Allied Health building entrance. The provision of disability parking complies with the Development Plan requirements and is considered appropriate.

18

05

PROJECT

CONCLUSIONS

McCRACKEN NEIGHBOURHOOD CENTRE

It is concluded that the proposal is an appropriate development within the Neighbourhood Centre Zone, for the following reasons: • • • • • • • • •

the land use is envisaged within the Neighbourhood Centre Zone; the form of development is depicted within the relevant Structure Plan; the built form height and appearance accords with the relevant Zone and Council Wide provisions; the proposed setbacks accord with all of the relevant Zone requirements; the proposed levels are appropriate and ensure that the amenity of the locality is protected; the proposal incorporates suitable site access for commercial and customer vehicles; the total quantum of car parks provided is appropriate and the proposed loading dock functions in the correct manner; the proposed acoustic solution ensures the amenity of the locality is protected; and the built form solution can facilitate appropriate waste, stormwater and wastewater management.

It is for the reasons discussed herein that the proposal is considered to display sufficient merit and warrants Development Plan consent being granted.

19

APPENDIX

01

REGISTER SEARCH OF CERTIFICATE OF TITLE COST : $19.20 (GST exempt ) REGION : EMAIL AGENT : JOL1 BOX NO : 046 SEARCHED ON : 20/09/2011 AT : 09:59:24 CLIENT REF SALES - RK

* VOLUME 5422 FOLIO 89

PARENT TITLE AUTHORITY DATE OF ISSUE EDITION

: : : :

*

CT 4385/793 CONVERTED TITLE 28/05/1997 2

REGISTERED PROPRIETOR IN FEE SIMPLE ----------------------------------MINISTER FOR EMPLOYMENT, TRAINING AND FURTHER EDUCATION OF ADELAIDE SA 5000 DESCRIPTION OF LAND ------------------ALLOTMENT 5 DEPOSITED PLAN 28364 IN THE AREA NAMED MCCRACKEN HUNDRED OF GOOLWA EASEMENTS --------SUBJECT TO THE EASEMENT OVER THE LAND MARKED A TO THE ETSA CORPORATION (TG 7115661) SCHEDULE OF ENDORSEMENTS -----------------------NIL NOTATIONS --------DOCUMENTS AFFECTING THIS TITLE -----------------------------NIL REGISTRAR-GENERAL'S NOTES ------------------------NIL

END OF TEXT.

Page 1 of 2

5422 20/09/2011

09:59:24

Page 2 of 2

89

APPENDIX

02

6065300 N

6065200 N

RESERVE

6065100 N

6065000 N

6064900 N

6064800 N

6064700 N 285700 E

PSM 6626/2353 (S305) E:285826.479 N:6064757.704 EL: 44.16m

285800 E

5

285900 E

PSM 6626/1726 (S308) E:285895.186 N:6065248.644 EL:48.77

TBM METAL PIN (S114) E:285903.149 N:6065202.217 EL:48.23

717 TBM METAL PIN (S152) E:285961.782 N:6064889.810 EL: 44.30m

PSM 6626/1730 (S303) E:285951.508 N:6064810.639 EL: 40.27m

286000 E

286100 E

COORDINATE SYSTEM 47.36WT WATER TABLE 45.16FL FLOOR LEVEL

TOP OF BANK 48.12LIGHT U/S LUMINAIRE LEVEL

48.12IL INVERT LEVEL or

or

REV DATE

DESCRIPTION ADDITIONS, AMENDMENTS AND APPROVALS

CALC FIELD

PSM

PEG / TBM

TEL. COMM. PILLAR / PIT

EDGE OF VEGETN

CHANGE OF GRADE

ROAD SIGN / HOARD.

DRAIN

SURVEY MARKS

TAP

TRAFFIC LIGHT

WATER METER

SIGN / BUS SIGN

BOREHOLE

SPRINKLR / IRRIG VALVE

LITTER BIN

POWER / LIGHT POLE

HYDRANT

MAIL BOX / SIGNAL BOX

CABLE MARKER

DOMESTIC OUTLET

TICKET MACHINE

STOBIE / WOODEN POLE

DOWNPIPE

ROAD / ELEC. SERVICE

POST / BOLLARD

DOMESTIC SUMP

WATER SV / FP

SEWER MH / IO / SIP

STORMWATER M'HOLE

ELEC. / GAS METER

UNKNOWN POINT / SERVICE

SEP / GRATING

GAS SERVICE

SEWER PIPE UG TREE / SHRUB Possible REGULATED / SIGNIFICANT TREE by measurement only (trunk greater than 2.0m circumference). Professional advice from council / arborist required.

TEL. COMM. UG WATER PIPE UG BUILDING WALL GI BUILDING

ELEC OVERHEAD

CONCRETE FENCE GATE

0

VERTICAL: AHD HORIZONTAL: GROUND PLANE ORIENTED TO: MGA 94 ZONE 54 SCALE: GROUND (CSF = 1.00015625 )

10

20

PSM 6626/2280 PSM 6626/1162

RL: E: N:

40.755 SDB 285915.248 SDB 6064955.158 SDB

60

80

100 m

© ALEXANDER & SYMONDS PTY. LTD.

ADOPTED STATION & AUTHORITY

40

1:1000

Notes: Property boundaries shown hereon have been compiled from the government records and have not been verified by field survey.

SDB denotes SA Government survey data base values ( Dated: 31/08/ 1995 )

CONTOUR INTERVAL: SURVEY: TLH DRAWN: MRE CHECKED: RES

ORIGINAL SHEET SIZE A1

0.2m MAY 2016 10/05/2016 10//05/2016

Alexander & Symonds Pty Ltd 11 King William Street Kent Town, South Australia 5067 PO Box 1000 Kent Town, SA 5071 ABN 93007 753 988

T F W E

(08) 8130 1666 (08) 8362 0099 www.alexander.com.au [email protected]

Alexander

Symonds

+ Property + Land Development + + Construction + Mining + + Spatial Information Management +

DETAIL SURVEY LOT 5 ADELAIDE ROAD VICTOR HARBOR

Surveying Consultants

DRAWING No.

SHEET 1 OF 1

A053716 Detail(0) 1000

REVISION

0

APPENDIX

03

DRAWING LIST No. DA001 DA002 DA003 DA004 DA005 DA006 DA007 DA008 DA009 DA010 DA011 DA012 DA013 DA014 DA015 DA016

Sheet Name COVER PAGE LOCATION PLAN DEMOLITION PLAN SITE PLAN ROOF PLAN MOVEMENT PLAN SPARE LIGHTING & SURVEILLANCE PLAN LANDSCAPE PLAN STREET PERSPECTIVE SITE ELEVATIONS ELEVATIONS - BUNNINGS SHEET 1 ELEVATIONS - BUNNINGS SHEET 2 ELEVATIONS - COLES ELEVATIONS - ALLIED HEALTH MATERIAL SCHEDULE PLAN

Revision

Status

Date

9 3 4 17 5 6

ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA

20.07.16 29.06.16 29.06.16 15.07.16 15.07.16 15.07.16

6 3 7 6 6 9 8 5 3

ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA ISSUED FOR DA

15.07.16 29.06.16 20.07.16 08.07.16 08.07.16 08.07.16 20.07.16 07.07.16 29.06.16

COVER PAGE

LOT 5 Adelaide Road, McCracken, South Australia

Scale: NTS

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

© Hames Sharley:

Project Number: Drawing Number: Revision: Date:

31341 DA001 9 20.07.16

McCR

N DR ACKE

IVE

AIDE ADEL ROAD

TOTAL SITE APPROX. 63100m2

OAD

AD ELA ID

ER OA D

TR ELLIO PORT

Location Plan 1 : 3000

LOCATION PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:3000 @ A1 240

North:

Project Number: Drawing Number: Revision: Date:

31341 DA002 3 29.06.16

RAPID DRIVE EXISTING TREES TO BE RETAINED

EXISTING TREES TO BE RETAINED

T EE TR S WN DO

EXISTING TREES TO BE REMOVED

SITE 1

SITE 2

SITE 3

11,200m2

27,800m2

24,100m2

129700

181200

144500

BOUNDAR Y

BOUNDARY

EXISTING TREES TO BE REMOVED

EXISTING TREES TO BE REMOVED

HI ND M AR SH

McCRAKEN

DRIVE

BO UN DA RY

EXISTING TREES TO BE REMOVED

RO AD

EXISTING TREES TO BE REMOVED

ADELAIDE ROAD EXISTING TREES TO BE RETAINED

Site Plan - Demolition 1 : 700

DEMOLITION PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:700 @ A1 56

North:

Project Number: Drawing Number: Revision: Date:

31341 DA003 4 29.06.16

SCHEDULE OF AREAS

AREA + PARKS

BUNNINGS

9825m2 268 PARKS ACHIEVED

LEGEND

COLES (4030m2) + LIQUORLAND (210m2)

4240m2 300 PARKS ACHIEVED

PROPERTY BOUNDARY ALLIED HEALTH

800m2 -

BUNNINGS CAR PARKS TOTAL

14,865m2

COLES & HEALTH CAR PARKS

568 PARKS

DDA CAR PARKS

2 DA011

DDA PARK SHARED AREA EXISTING VEGETATION

RAPID DRIVE

NEW VEGETATION

3M ACOUSTIC FENCE AS PER ACOUSTIC REPORT. 1M OFFSET FROM EXISTING BOUNDARY FENCE. 3M ACOUSTIC FENCE AS PER ACOUSTIC REPORT. 1M OFFSET FROM EXISTING BOUNDARY FENCE.

STANDARD FOOTPATH

EXISTING 1.5M BOUNDARY FENCE

LANDSCAPE BUFFER ZONE EXISTING TREES

EXISTING TREES TO REMAIN

TURN IN AREA FOR TRUCKS

SERVICES TANKS PUMP ROOM

RL 48.800 m

RL 47.300 m 10000

EXISTING TREES TO REMAIN

RL 47.550 m

FENCING AREA TO WATER TANKS

LANDSCAPE BUFFER ZONE RL 47.450 m

SERVICE LOADING / EXIT

10000

T EE TR S WN DO

5000

FENCE

SERVICE LOADING / EXIT

RL 47.000 m AWNING ABOVE

BUNNINGS LOADING AREA

FOOTPATH

RL 43.800 m

REFER TRAFFIC REPORT FOR NEW WORKS.

RL 44.500 m

GOODS INWARD

SLIDING GATE

RL 43.500 m

RL 46.500 m

BIN STORAGE ZONE RL 48.000 m

SITE 3

BAGGED GOODS

SITE 1

SITE 2

LOADING

RL 47.750m

TIMBER TRADE SALES

MAIN WAREHOUSE

2m HIGH GOOD NEIGHBOUR FENCE ON BOUNDARY PROPOSED STORM WATER DETENTION. REFER CIVIL DRAWING FOR DETAIL.

EXISTING TREES TO REMAIN

LIQUORLAND ENTRY MAIN ENTRY

BUILDING MATERIALS LANDSCAPE YARD

AWNING

3 DA011

TRADE ENTRY/EXIT

SHARED FOOTPATH

AWNING

BUNNINGS CAR PARKS 268

STANDARD FOOTPATH

LIQUORLAND 210 m² 210m2

BBQ AREA

BICYCLE PARKING

LANDSCAPED AREA

COLES COLES 4030 m² 4030m2

OUTDOOR NURSERY (SAILS ABOVE)

TOTAL BUNNINGS AREA 9825m2

RL 47.600 m

RL 48.250m

COLES ENTRY

AWNING ABOVE

DRIVE

9500

CANOPY ABOVE

COLES + MEDICAL CAR PARKS 300

TROLLEY BAY

OUT

McCRAKEN

PROPOSED EASEMENT LINE

IN PROPOSED EASEMENT LINE

RL 45.950 m TRUCKS ONLY

PROPOSED ENTRY. REFER TRAFFIC REPORT FOR NEW WORKS.

RL 47.900 m

EXISTING STOBIE POLE

RL 48.100 m

PEDESTERIAN ZONE

SHARED PATHWAY

SHADE SAILS

PEDESTERIAN ZONE

RO AD

LANDSCAPING

PEDESTERIAN ZONE

EXISTING VEGETATION

8500

HI ND M AR SH

ALLIED HEALTH

BOUNDARY LINE

NEW LANDSCAPING

800m2

RL 48.300 m

RL 48.750m

TRANSFORMER

RL 41.500 m

4 DA011

RL 48.300 m

EXISTING VEGETATION

RL 48.300 m

RL 43.000 m

EXISTING ENTRY SIGNAGE WALL

RL 48.700 m

EXISTING ROUNDABOUT SHARED PATHWAY

ADELAIDE ROAD

EXISTING VEGETATION

RL 46.300 m

EXISTING POWERLINES RL 48.300 m

EXISTING TREES TO REMAIN PROPOSED ENTRY

1

EXISTING TREES TO REMAIN

REFER TRAFFIC REPORT FOR NEW WORKS.

DA011

Site Plan - Masterplan 1 : 700

SITE PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:700 @ A1 56

North:

Project Number: Drawing Number: Revision: Date:

31341 DA004 17 15.07.16

3.00°

AWNING

3.00°

INDICATIVE EXTERNAL PLANT

SHADE SAILS TO OUTDOOR NURSERY

3.00°

3.00°

INDICATIVE PLANT

BUNNINGS ENTRY AWNING

ENTRY CANOPY

AWNING

2.00°

3.00°

2.00°

AWNING

Site Plan - Roof 1 : 700

ROOF PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:700 @ A1 56

North:

Project Number: Drawing Number: Revision: Date:

31341 DA005 5 15.07.16

TRADE MOVEMENT VEHICLE MOVEMENT PEDESTRIAN MOVEMENT

TRADE MOVEMENT

BUNNINGS

COLES

PEDESTRIAN MOVEMENT

VEHICLE MOVEMENT

ADELAID E ROAD

PEDESTRIAN MOVEMENT

Site Plan - Movement 1 : 700

MOVEMENT PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:700 @ A1 56

North:

Project Number: Drawing Number: Revision: Date:

31341 DA006 6 15.07.16

SURVEILLANCE AREA PERIMETER LIGHTING CAR PARK LIGHTING

SITE PERIMETER LIGHTING

SURVEILLANCE AREA 1

SITE PERIMETER LIGHTING

EXTENT OF CARPARK LIGHTING

SURVEILLANCE AREA 2

Site Plan - Surveillance 1 : 700

LIGHTING & SURVEILLANCE PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:700 @ A1 56

North:

Project Number: Drawing Number: Revision: Date:

31341 DA008 6 15.07.16

LANDSCAPE PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:400 @ A1 32

North:

Project Number: Drawing Number: Revision: Date:

31341 DA009 3 29.06.16

SITE APPROACH FROM NORTH ON ADELAIDE ROAD.

STREET PERSPECTIVE

LOT 5 Adelaide Road, McCracken, South Australia

Scale: NTS

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

© Hames Sharley:

Project Number: Drawing Number: Revision: Date:

31341 DA010 7 20.07.16

LEVELS LEGEND BUNNINGS

1

LIQUORLAND

COLES

2

DA012

(B) - BUNNINGS (C) - COLES (H) - ALLIED HEALTH

ALLIED HEALTH

4

DA012

DA014

TOP OF PARAPET (B) RL 56500

Garden Centre >>

FINISHED FLOOR (B) RL 47750

1 SITE ELEVATION - EAST 1 : 500

ALLIED HEALTH

COLES

BUNNINGS

4

1

2

DA013

DA013

DA014

1 DA015

TOP OF WALL (C) RL 53300

FINISHED FLOOR (C) RL 48250

2 SITE ELEVATION - WEST 1 : 500

BUFFER

BUNNINGS

ALLIED HEALTH

3 DA012

1 DA015

TOP OF PARAPET (B) RL 56500

FINISHED FLOOR (B) RL 47750

3 SITE ELEVATION - SOUTH 1 : 500

ALLIED HEALTH

BUNNINGS (BEYOND)

BUFFER

2 DA014

COLES

2 DA014

TOP OF PARAPET (B) RL 56500

FINISHED FLOOR (C) RL 48250

FINISHED FLOOR (B) RL 47750

4 SITE ELEVATION - NORTH 1 : 500

SITE ELEVATIONS

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:500 @ A1 40

Project Number: Drawing Number: Revision: Date:

31341 DA011 6 08.07.16

LEVELS LEGEND (B) - BUNNINGS (C) - COLES (H) - ALLIED HEALTH

9500

LOADING ZONE

PPC06 - PAINTED PRECAST CONCRETE "GREEN"

TRADE SALES ENTRY AWNING

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

PLANT BEYOND

BUNNINGS SIGNAGE

LWC01 - LIGHTWEIGHT CLADDING "BEIGE"

MAIN ENTRANCE

TOP OF PARAPET (B) RL 56500

PAINT CHANGE (B) RL 49850

FINISHED FLOOR (B) RL 47750

BICYCLE PARKING

1 ELEVATION BUNNINGS - EAST (1) 1 : 200

GLA01 - GLAZING MAIN ENTRANCE

LWC01 - LIGHTWEIGHT CLADDING "BEIGE"

BUNNINGS SIGNAGE

PPC06 - PAINTED PRECAST CONCRETE "GREEN"

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

OUTDOOR NURSERY ENTRANCE & AWNING

SHADE SAILS BEYOND

MSH01 'FINGERPROOF' MESH FENCE

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

TOP OF PARAPET (B) RL 56500

PAINT CHANGE (B) RL 49850

FINISHED FLOOR (B) RL 47750

2 ELEVATION BUNNINGS - EAST (2) 1 : 200

BOUNDARY

BBQ AREA

10000

10000

LANDSCAPE BUFFER

LOADING LANE

EXISTING VEGETATION

TROLLEY BAYS

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

INDICATIVE NEW PLANTING

BUNNINGS SIGNAGE

INDICATIVE PLANT BEYOND

PPC06 - PAINTED PRECAST CONCRETE "GREEN"

BUNNINGS SIGNAGE

INDICATIVE NEW PLANTING

TOP OF PARAPET (B) RL 56500

PAINT CHANGE (B) RL 49850

FINISHED FLOOR (B) RL 47750

LOADING BAY

3 ELEVATION BUNNINGS - SOUTH 1 : 200

ELEVATIONS - BUNNINGS SHEET 1

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:200 @ A1 16

Project Number: Drawing Number: Revision: Date:

31341 DA012 6 08.07.16

LEVELS LEGEND (B) - BUNNINGS (C) - COLES (H) - ALLIED HEALTH

OUTDOOR NURSERY

OUTDOOR NURSERY REAR EXIT

MSH01 - 'FINGERPROOF' MESH FENCE

INDICATIVE PLANT BEYOND

BUNNINGS SIGNAGE

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

PPC06 - PAINTED PRECAST CONCRETE "GREEN"

TOP OF PARAPET (B) RL 56500

PAINT CHANGE (B) RL 49850

FINISHED FLOOR (B) RL 47750

1 ELEVATION BUNNINGS - WEST (1) 1 : 200

BOUNDARY NEW FENCE ON BOUNDARY INDICATIVE PLANT BEYOND

BUNNINGS SIGNAGE

PPC06 - PAINTED PRECAST CONCRETE "GREEN"

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

ROLLER DOOR

AWNING 9500 OFFSET FROM BOUNDARY

TOP OF PARAPET (B) RL 56500

PAINT CHANGE (B) RL 49850

FINISHED FLOOR (B) RL 47750

NEW FENCE ON BOUNDARY (IN FOREGROUND)

2 ELEVATION BUNNINGS - WEST (2) 1 : 200

LOADING BAY

INDICATIVE CAR PARKING VEGETATION

TRADE EXIT ROLLER DOORS

BUNNINGS ENTRY

SHADE SAILS BEYOND

MSH01 'FINGERPROOF' MESH FENCE

PPC06 - PAINTED PRECAST CONCRETE "GREEN"

BUNNINGS SIGNAGE

10000

PPC07 - PAINTED PRECAST CONCRETE "WHITE"

10000

BOUNDAR Y

TRADE ENTRY ROLLER DOORS

TOP OF PARAPET (B) RL 56500

Trade>> Timber>>

PAINT CHANGE (B)

NT CE JA AD

Y NC NA TE

L AL W

RL 49850

CARPARK

FINISHED FLOOR (B) RL 47750

3 ELEVATION BUNNINGS - NORTH 1 : 200

LOADING PATH

ELEVATIONS - BUNNINGS SHEET 2

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:200 @ A1 16

Project Number: Drawing Number: Revision: Date:

31341 DA013 9 08.07.16

FEATURE ROOF CANOPY RED PAINT FINISH TO FRONT EDGE

PPC03 - PAINTED PRECAST CONCRETE "WARM GREY"

PPC01 - PAINTED PRECAST CONCRETE "LIGHT GREY"

LIQUORLAND SIGNAGE

PPC05 - PAINTED PRECAST CONCRETE "RED"

CANOPY - RED PAINT TO EDGE

COLES ENTRY PORTAL

LEVELS LEGEND

COLES SIGNAGE

GLA01 GLAZING

PPC02 - PAINTED PRECAST CONCRETE "MEDIUM GREY"

ROF01 - ROOF CLADDING "LIGHT GREY"

(B) - BUNNINGS (C) - COLES (H) - ALLIED HEALTH

PPC04 - PAINTED PRECAST CONCRETE "DARK GREY" VEGETATION BEYOND

TOP OF WALL (C)

3600

RL 53300

1000

RL 48.250 m

FINISHED FLOOR (C) RL 48250

1 ELEVATION COLES - EAST 1 : 200

ENTRY CANOPY

PPC04 - PAINTED PRECAST CONCRETE "DARK GREY"

PPC02 - PAINTED PRECAST CONCRETE "MEDIUM GREY"

PPC01 PAINTED PRECAST CONCRETE "LIGHT GREY"

INDICATIVE PLANT BEYOND

PPC05 - PAINTED PRECAST CONCRETE "RED"

ROF01 - ROOF CLADDING "LIGHT GREY" 3 DEGREE SLOPE.

TOP OF WALL (C)

6000

5050

1000

4500

5050

RL 53300

SPRING POINT

3200

COLES SIGNAGE

PPC03 - PAINTED PRECAST CONCRETE "WARM GREY"

FINISHED FLOOR (C) RL 48250

2 ELEVATION COLES - NORTH 1 : 200

TIM01 - TIMBER SCREEN

INDICATIVE PLANT

PPC03 - PAINTED PRECAST CONCRETE "WARM GREY"

PPC01 - PAINTED PRECAST CONCRETE "LIGHT GREY"

PPC02 - PAINTED PRECAST CONCRETE "MEDIUM GREY"

PPC04 - PAINTED PRECAST CONCRETE "DARK GREY"

COLES ENTRY PORTAL

ENTRY CANOPY

TOP OF WALL (C) RL 53300

LOADING BAY CAR PARKING

FINISHED FLOOR (C) RL 48250

BICYCLE PARKING

3 ELEVATION COLES - SOUTH 1 : 200

5 3D - LIQUORLAND

PPC03 - PAINTED PRECAST CONCRETE "WARM GREY"

PPC02 - PAINTED PRECAST CONCRETE "MEDIUM GREY"

ENTRY CANOPY BEYOND

PPC05 - PAINTED PRECAST CONCRETE "RED"

ROF01 - ROOF CLADDING "LIGHT GREY"

PPC04 - PAINTED PRECAST CONCRETE "DARK GREY"

AWNING

INDICATIVE PLANT

TOP OF WALL (C)

1000

RL 53300

FINISHED FLOOR (C) RL 48250

LOADING

4 ELEVATION COLES - WEST 1 : 200

ELEVATIONS - COLES

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:250 @ A1 20

Project Number: Drawing Number: Revision: Date:

31341 DA014 8 20.07.16

SIGNAGE ZONE

LEVELS LEGEND

GLA01 - GLAZING

(B) - BUNNINGS (C) - COLES (H) - ALLIED HEALTH

LWC02 - LIGHTWEIGHT CLADDING "OCHRE"

ROOF (H) RL 53950

LWC03 - LIGHTWEIGHT CLADDING "WHITE" TIM01 TIMBER SCREEN FINISHED FLOOR (H) RL 48750

1 ELEVATION ALLIED HEALTH - SOUTH 1 : 100

GLA01 - GLAZING ROOF (H)

LWC02 - LIGHTWEIGHT CLADDING "OCHRE"

RL 53950

ADMIN MEETING

LWC03 - LIGHTWEIGHT CLADDING "WHITE"

OFFICE

TIM01 TIMBER SCREEN FINISHED FLOOR (H)

RECEPTION

RL 48750

ALLIED HEALTH AIRLOCK

2 ELEVATION ALLIED HEALTH - WEST FOYER/WAITING

1 : 100

1

3

6

9

2

4

7

10

5

8

SPARE

PLANT

GLA01 - GLAZING ROOF (H) RL 53950

LWC02 - LIGHTWEIGHT CLADDING "OCHRE" LWC03 - LIGHTWEIGHT CLADDING "WHITE" TIM01 TIMBER SCREEN

FINISHED FLOOR (H) RL 48750

5 FLOOR PLAN - ALLIED HEALTH 1 : 200

3 ELEVATION ALLIED HEALTH - EAST 1 : 100

GLA01 - GLAZING ROOF (H)

LWC02 - LIGHTWEIGHT CLADDING "OCHRE"

RL 53950

LWC03 - LIGHTWEIGHT CLADDING "WHITE" MIDDLE (H) RL 50400

TIM01 TIMBER SCREEN

FINISHED FLOOR (H) RL 48750

4 ELEVATION ALLIED HEALTH - NORTH 1 : 100

ELEVATIONS - ALLIED HEALTH

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:100 @ A1 8

Project Number: Drawing Number: Revision: Date:

31341 DA015 5 07.07.16

COLES

BUNNINGS

ALLIED HEALTH

GENERAL

PPC01

PPC06

LWC02

TIM01

PAINTED PRECAST CONCRETE "LIGHT GREY"

PAINTED PRECAST CONCRETE "GREEN"

LIGHTWEIGHT CLADDING "OCHRE"

TIMBER SCREEN

PPC02

PPC07

LWC03

ROF01

PAINTED PRECAST CONCRETE "MEDIUM GREY"

PAINTED PRECAST CONCRETE "WHITE"

LIGHTWEIGHT CLADDING "WHITE"

ROOF CLADDING "LIGHT GREY"

PPC03

LWC01

GLA01

PAINTED PRECAST CONCRETE "WARM GREY"

LIGHTWEIGHT CLADDING "BEIGE"

GLAZING

PPC04

MSH01

PAINTED PRECAST CONCRETE "DARK GREY"

'FINGERPROOF' MESH FENCE

PPC05 PAINTED PRECAST CONCRETE "RED"

MATERIAL SCHEDULE PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:200 @ A1 16

Project Number: Drawing Number: Revision: Date:

31341 DA016 3 29.06.16

APPENDIX

04

Mixed Use Development McCracken Transport Impact Assessment Client //

Coles Group Property Development Ltd

Office //

SA

Reference //

16A1217000

Date //

19/07/16

Mixed Use Development McCracken Transport Impact Assessment Issue: B 19/07/16 Client: Coles Group Property Development Ltd Reference: 16A1217000 GTA Consultants Office: SA

Blank Report (150630 v1.7)

Quality Record Issue

Date

Description

Prepared By

Checked By

A

7/7/16

Final

Sam Adams

Paul Morris

B

19/7/16

Final - Amended Swept Paths

Sam Adams

Paul Morris

© GTA Consultants (GTA Consultants (SA) Pty Ltd) 2016 The information contained in this document is confidential and intended solely for the use of the client for the purpose for which it has been prepared and no representation is made or is to be implied as being made to any third party. Use or copying of this document in whole or in part without the written permission of GTA Consultants constitutes an infringement of copyright. The intellectual property contained in this document remains the property of GTA Consultants.

Approved By

Signed

Paul Morris

PMO

Paul Morris

Melbourne | Sydney | Brisbane Canberra | Adelaide | Perth Gold Coast | Townsville

Table of Contents 1.

2.

3.

4.

5.

6.

7.

8.

9.

Introduction

1

1.1 Background & Proposal

1

1.2 Purpose of this Report

1

1.3 References

1

Existing Conditions

2

2.1 Subject Site

2

2.2 Road Network

3

2.3 Sustainable Transport Infrastructure

8

2.4 Development Plan

8

Development Proposal

10

3.1 Land Uses

10

Car Parking

11

4.1 Development Plan Car Parking Requirements

11

4.2 Adequacy of Parking Supply

11

4.3 Car Park Layout

12

Vehicle Access and Sight Distance

13

5.1 Vehicle Access

13

5.2 Sight Distance

14

Loading Facilities

17

6.1 Development Plan Requirements

17

6.2 Proposed Loading and Refuse Collection Arrangements

17

Sustainable Transport Infrastructure

21

7.1 Bicycle Infrastructure

21

7.2 Walking and Cycling Network

21

Traffic Impact Assessment

23

8.1 Traffic Generation

23

8.2 Traffic Impact

28

Conclusion

31

16A1217000 // 19/07/16 Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Appendices

A:

Concept Design of Roundabout Access

B:

Concept Design of Adelaide Road Access

Figures Figure 2.1:

Subject Site and its Environs

2

Figure 2.2:

Adelaide Road / McCracken Drive Intersection – Existing Traffic Volumes during Road Network Peak Hour Period (3:15pm-4:15pm)

4

Adelaide Road / McCracken Drive Intersection – Existing Traffic Volumes during Anticipated Site Peak Hour Period (5pm-6pm)

5

Adelaide Road / Port Elliot Road / Hindmarsh Road Roundabout – Existing Traffic Volumes Saturday AM Peak Hour (11:20am to 12:30pm)

5

Figure 2.5:

Summary of Crashes in Vicinity of Subject Site

7

Figure 2.6:

Extract from Development Plan – Neighbourhood Centre (McCracken) Concept Plan

9

Figure 2.3: Figure 2.4:

Figure 3.1:

Proposed Layout Plan

10

Figure 5.1:

Proposed Vehicle Access Points to the Subject Site

13

Figure 5.2:

Area of Nature Strip to be modified to Accommodate Sight Lines

16

Figure 6.1:

19.0m Semi-Trailer Entering Site

18

Figure 6.2:

19.0m Semi-Trailer Entering and Exiting Bunnings Loading Area

18

Figure 6.3:

19.0 Semi-Trailer Passing a Vehicle within the Bunnings Loading Area

19

Figure 6.4:

19.0m Semi-Trailer Reversing into Coles Loading Dock

19

Figure 6.5:

19.0m Semi-Trailer Exiting Site to McCracken Drive

20

Figure 8.1:

Population Catchment Map

26

Figure 8.2:

Estimated Directional Distribution

27

Figure 8.3:

Saturday Peak Hour Site Generated Traffic Volumes

28

Tables Table 2.1:

Adelaide Road / Hindmarsh Road / Port Elliot Road Intersection – Existing Operating Conditions during Saturday Peak Period

6

Table 8.1:

Comparison of 2005 and 2015 turning movements

25

Table 8.2:

Adelaide Road Access Saturday Peak Period Assessment

29

Table 8.3:

Roundabout Access Saturday Peak Period Assessment

29

16A1217000 // 19/07/16 Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

1.

Introduction

1.1

Background & Proposal

1

A Development Application is to be submitted for a proposed mixed use development in McCracken near the township of Victor Harbor. The development is to comprise a bulky goods retail store (Bunnings), a supermarket (Coles), specialty retail and a medical centre. GTA Consultants was commissioned by Coles Group Property Development Ltd in April 2016 to undertake a transport impact assessment of the proposed development.

1.2

Purpose of this Report

This report sets out an assessment of the anticipated transport implications of the proposed development, including consideration of the following: i ii iii iv v vi vii

1.3

existing traffic and parking conditions surrounding the site; parking demand likely to be generated by the proposed development; suitability of the proposed parking in terms of supply (quantum) and layout; traffic generation characteristics of the proposed development; proposed access arrangements for the site and an assessment of access options; pedestrian, cyclist and public transport access in relation to the site; transport impact of the development proposal on the surrounding road network.

References

In preparing this report, reference has been made to the following:        

Austroads Guide to Road Design, Part 4A: Unsignalised and Signalised Intersections Austroads Guide to Road Design, Part 4B: Roundabouts concept plans for the proposed development Victor Harbor (City) Development Plan (consolidated 26 May 2016) traffic and car parking surveys undertaken by GTA Consultants as referenced in the context of this report various technical data as referenced in this report an inspection of the site and its surrounds other documents as nominated.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

2. 2.1

Existing Conditions

2

Subject Site

The subject site is located at the northwest corner of the Hindmarsh Road/Adelaide Road/Port Elliot Road intersection in McCracken near the township of Victor Harbor. The site of approximately 60,000m2 has frontages of 170m to McCracken Drive, 290m to Adelaide Road, 170m to Hindmarsh Road and 120m to Down Street (approx.). The site comprises of three subsites. The southern site (Site 1) will contain a storm water detention basin and associated infrastructure with the balance of this site to remain vacant. The central site (Site 2) is proposed for a Bunnings store and the northern site (Site 3) is proposed for a Coles supermarket, Specialty Retail stores and an Allied Health building. The subject site is located within a Neighbourhood Centre zone. The site is currently vacant with the surrounding properties including a mix of residential, commercial and retail land uses. The location of the subject site and the surrounding environs is shown in Figure 2.. Figure 2.1: Subject Site and its Environs

(PhotoMap courtesy of NearMap Pty Ltd) (Reproduced with Permission from Melway Publishing Pty Ltd)

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

2.2

Road Network

2.2.1

Adjoining Roads

Hindmarsh Road Hindmarsh Road is a dual carriageway, painted median divided road comprising a single lane in each direction. Hindmarsh Road is approximately 11.5m wide adjacent the subject site. The road is under the care, control and management of the Department of Planning, Transport and Infrastructure (DPTI). Hindmarsh Road carries approximately 14,000 vehicles per day1 and has a posted speed limit of 60km/h.

Adelaide Road Adelaide Road is a two-way, two-lane single carriageway road with sealed shoulders. The road has a carriageway width of approximately 6m with approximately 2m wide sealed shoulders on either side. The road is under the care control and management of the Department of Planning, Transport and Infrastructure (DPTI). Adelaide Road carries approximately 4,900 vehicles per day past the subject site1 and has a posted speed limit of 60km/h.

Port Elliot Road Port Elliot Road is generally a two-way, two-lane single carriageway road with a width of approximately 12.5m. The road is under the care control and management of the Department of Planning, Transport and Infrastructure (DPTI). Painted bicycle lanes exist on Port Elliot Road for a distance of approximately 260m on the approach to and departure from the Adelaide Road / Port Elliot Road / Hindmarsh Road roundabout. Port Elliot Road carries approximately 8,200 vehicles per day 1 and has a posted speed limit of 60km/h.

McCracken Drive McCracken Drive is a two-way single carriageway road with a width of approximately 7.5m. The road is under the care, control and management of the City of Victor Harbor. McCracken Drive carries approximately 1,500 vehicles per day2 and has a posted speed limit of 40km/h.

Down Street Down Street is a two-way single carriageway road with a width of approximately 8.5m. The road is under the care, control and management of Victor Harbor Council. Down Street carries approximately 800 vehicles per day3 and is subject to the default built up urban area speed limit of 50km/h.

DPTI Road Asset Management Section – 2 November 2014 Based on traffic surveys undertaken by GTA Consultants on 4 December 2014 3 Based on traffic surveys undertaken by GTA Consultants on 4 December 2014 1 2

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

2.2.2

Surrounding Intersections

The following intersections currently exist in the vicinity of the site:   

Hindmarsh Road / Adelaide Road / Port Elliot Road (unsignalised roundabout) McCracken Drive / Adelaide Road (unsignalised) Down Street / Hindmarsh Road (unsignalised).

2.2.3

Traffic Volumes

GTA Consultants undertook traffic movement counts on Thursday 4 December 2014 during the evening peak period from 3:00pm – 6:00pm at the intersection of Adelaide Road and McCracken Drive. The survey aimed to capture existing traffic volumes during the weekday peak road network period as well as the existing traffic volumes during the anticipated weekday site peak period. The survey was undertaken on a Thursday evening as this is typically the busiest weekday shopping period. The road network peak hour traffic volumes and the site peak hour traffic volumes are shown in Figure 2.2 and Figure 2.3. Figure 2.2: Adelaide Road / McCracken Drive Intersection – Existing Traffic Volumes during Road Network Peak Hour Period (3:15pm-4:15pm)

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 2.3: Adelaide Road / McCracken Drive Intersection – Existing Traffic Volumes during Anticipated Site Peak Hour Period (5pm-6pm)

Traffic volumes for the Adelaide Road / Port Elliot Road / Hindmarsh Road roundabout for Saturday the 07 March 2015 have been provided by the Department of Planning, Transport and Infrastructure (DPTI) as the critical period for determining the impacts of the development on the surrounding road network. GTA notes that this survey was conducted on a long weekend, and volumes are therefore likely to be higher than volumes on a typical non-long weekend. The DPTI traffic volumes are shown in Figure 2.4. Figure 2.4: Adelaide Road / Port Elliot Road / Hindmarsh Road Roundabout – Existing Traffic Volumes Saturday AM Peak Hour (11:20am to 12:30pm)

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

2.2.4

Intersection Operation

Turning movement data from the Adelaide Road / Hindmarsh Road / Port Elliot Road intersection from March 2015 (as shown in Figure 2.5) has been obtained from DPTI. Based on this data the existing operation of the intersection of Adelaide Road / Hindmarsh Road / Port Elliot Road has been assessed using SIDRA INTERSECTION4, a computer based modelling package which calculates intersection performance. Table 2.1 presents a summary of the existing operation of the intersection. Table 2.1:

Adelaide Road / Hindmarsh Road / Port Elliot Road Intersection – Existing Operating Conditions during Saturday Peak Period

Intersection Leg Port Elliot Rd Adelaide Rd Hindmarsh Rd

Movement

Degree of Saturation

Average Delay (sec)

Level of Service

Queue Distance (m)

Left

0.513

5.2

LOS A

29.7

Right

0.513

11.3

LOS A

29.7

Left

0.471

7.9

LOS A

25.3

Right

0.471

12.4

LOS A

25.3

Left

0.508

3.2

LOS A

35.1

Right

0.508

8.2

LOS A

35.1

On the basis of the above assessment, it is clear that the intersection of Adelaide Road / Hindmarsh Road / Port Elliot Road currently operates well with minimal queues and delays on all approaches even on a long weekend Saturday.

2.2.5

Crash Statistics

The reported accident casualty history for the roads and intersections adjoining the subject site has been sourced from DPTI. A summary of the accidents for the last available five year period (2009-2014) is shown in Figure 2.5.

4

Program used under license from Akcelik & Associates Pty Ltd.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 2.5: Summary of Crashes in Vicinity of Subject Site

Figure 2. shows that there have been a total of twelve crashes reported near the subject site within the last five year period. Six of the crashes resulted in property damage only and six crashes caused an injury. The majority of crashes (8 of the 12 crashes) were recorded as being the result of driver inattention. One crash was due to driving under the influence of alcohol, one crash was due to a driver falling sick or asleep at the wheel and two crashes were due to following the vehicle in front too closely. A review of the crash data did not show a regular pattern of crashes or crash types and suggests that the surrounding intersections and roads are generally operating safely. Of particular note, five of the six crashes at the roundabout were the result of driver inattention with one being the result of a driver falling sick or asleep at the wheel.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

2.3

Sustainable Transport Infrastructure

2.3.1

Public Transport

Premier Stateliners Group run coach services between Goolwa and Victor Harbor stopping at Middleton, Port Elliot and Hayborough. Coach services operate 3 x daily on weekdays, 2 x daily on Saturdays and once a day on Sundays. The nearest bus stops are located approximately 200m to the east of the site on Port Elliot Road and 300m west of the site on Hindmarsh Road. In addition, the Southern Communities Transport Scheme provides a Community Shopping Bus that currently provides a door to door service to and from central Victor Harbor.

2.3.2

Pedestrian Infrastructure

There are currently no formal pedestrian footpaths along the frontage of the subject site. A footpath exists on the southern side of Hindmarsh Drive opposite the site.

2.3.3

Cycle Infrastructure

There are currently no formal bicycle facilities on the roads immediately adjoining the subject site. Painted bicycle lanes exit for a short distance (approx. 260m) on Port Elliot Road on the approach to and departure from the Port Ellliot Road / Hindmarsh Road / Adelaide Road roundabout.

2.4

Development Plan

The subject site is located in a Neighbourhood Centre zone. As part of the Victor Harbor Centres and Residential Ministerial DPA, a concept plan was developed for the site which sets out key objectives and principles in relation to land use, site access and pedestrian connections. The concept plan is shown in Figure 2.6.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 2.6: Extract from Development Plan – Neighbourhood Centre (McCracken) Concept Plan

Source: Victor Harbor (City) Development Plan (consolidated 26 May 2016)

As can be seen in Figure 2.6, the concept plan proposes vehicular access points on McCracken Drive, Adelaide Road, from the Adelaide Road/Port Elliot Road/Hindmarsh Road roundabout and from Down Street. A vegetation/landscaping buffer is proposed around the perimeter of the site with a shared pedestrian and cycle path proposed along the Hindmarsh Road and Adelaide Road frontages of the site.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

3. 3.1

Development Proposal

3

Land Uses

The proposed development includes:        

Bunnings warehouse with 9,825sq.m GLFA Car parking for 268 vehicles within the Bunnings site Coles supermarket with 4,030sq.m GLFA and a Liquorland store with 210sq.m GLFA Allied Health centre with 800sq.m GLFA and 10 consulting rooms Car parking for 300 vehicles within the Coles and Allied Heath Centre site Internal service road for heavy vehicles New access points to Adelaide Road and McCracken Drive New footpaths/shared use paths along the site frontages.

Figure 3.1 presents the proposed site layout. Figure 3.1: Proposed Layout Plan

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

4. 4.1

Car Parking

4

Development Plan Car Parking Requirements

Recommended car parking rates for new development within the Neighbourhood Centre zone are contained in Table ViH/7 Car and Bicycle Parking Requirements of the Victor Harbor (City) Development Plan. The recommended car parking rates that are applicable to the proposed development include: Bulky Goods and hardware retail

3 spaces per 100 square metres (2.5 spaces per 100 square metres if it is a multi-tenancy development)

Medical Centre

4 spaces per consulting room

Shop/supermarket (excluding restaurant/café) 5.5 spaces per 100 square metres floor area Based on the Development Plan rates above, the proposed single tenancy Bunnings store with a floor area of 9,825sq.m would generate a requirement for 295 car parking spaces. The proposed Coles supermarket and Liquorland store with a combined floor area of 4,240sq.m would generate a requirement for 233 car parking spaces. The proposed Allied Health building will contain 10 consulting rooms which based on the rates above would generate a requirement for a further 40 car parking spaces. On the above basis, there would be a combined requirement for 568 car parking spaces. In addition, Principle of Development Control (PDC) 197 (f) for the Movement of People and Goods states: (i)

where a development is required to provide car parking of 25 spaces or more, at least car parking space should be provided in every 25 spaces for the disabled; and

one

(ii)

parking spaces for the disabled should be conveniently located in relation to building entrances, ramps, and other specialised access facilities required or necessary for use by the disabled;

Based on the Development Plan requirements above, the proposed Bunnings store should provide 12 disability car parking spaces, 9 spaces should be provided for the Coles and Specialty retail stores and 2 spaces should be provided for the proposed Medical Centre.

4.2

Adequacy of Parking Supply

A total of 268 car parking spaces are proposed within the Bunnings site at a rate of 2.7 spaces per 100sq.m. When assessed against the Development Plan car parking rates there is a shortfall of 27 car parking spaces. A total of 300 car parking spaces are proposed within the Coles, Liquorland and Allied Heath building site of which 40 spaces will be allocated to the Allied Health building. This leaves a total of 260 car parking spaces for the Coles and Liquorland stores at a rate of 6.1 spaces per 100sq.m. This exceeds the Development Plan requirements and will result in a theoretical surplus of 27 car parking spaces. 16A1217000 // 19/07/16

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

The design of the car parking areas will enable customers to move freely between each site and therefore it is reasonable to expect that some customers will make use of the Coles/Specialty Retail car parking area when visiting the Bunnings store and vice versa and a percentage of customer are also likely to visit both stores as part of a single trip. On this basis, the shared use of the car parking areas is considered appropriate and should be encouraged to minimise the number of unused car parking spaces and prevent short trips being between stores by car. The combined uses of the site generate a requirement for 568 car parking spaces when assessed against the Development Plan and a total of 568 car parking spaces will be provided. The overall provision of car parking will therefore meet the Development Plan requirement and is considered appropriate. GTA notes that the proposed development includes 11 disability parking spaces near the Bunnings store entrance and 8 disability parking spaces near the Coles and Liquorland store entrances. A further 4 disability parking spaces are located near the Allied Health building entrance. The provision of disability parking complies with the Development Plan requirements and is considered appropriate.

4.3

Car Park Layout

The parking layout has been designed in accordance with AS/NZS2890.1. The parking spaces are suitable for User Class 3A: short term, high turnover parking. As such, parking spaces will generally be 2.7 metres wide and a minimum 5.5 metres long and set within a minimum 6.6 metre wide car parking aisle. These dimensions meet or exceed the minimum requirements of AS/NZS2890.1. Disabled parking spaces will be located near the building entrances and meet the dimensions of ‘Australian / New Zealand Standards for Off-Street Parking Facilities for People with Disabilities’ (2009, henceforth referred to as AS/NZS2890.6). Further to the above, the grades within the parking area will conform to the following requirements (as per AS/NZS2890.6 and AS2890.2) and addressed in the detailed design:      

Maximum grade of 1 in 20 (5%) across nature strip; Maximum grade of 1 in 40 (2.5%) across any footpath; Maximum grade of 1 in 20 (5%) for 15 metres into the site (where commercial vehicles use the driveway, i.e. northern driveway); A maximum grade of 1 in 6.5 (15.4%) along commercial vehicles circulation roads, the maximum grade shall be 1 in 8 (12.5%) where reverse manoeuvres are required A maximum grade of 1 in 20 (5%) measured parallel to the angle of parking; Maximum grade of 1 in 16 (6.25%) measured in any other direction to the angle of parking.

GTA notes that shade sails are proposed over some car parking spaces near the Coles and Liquorland stores. The shade sails will maintain a minimum headroom clearance of 2.2m and shade sail structures will be located so that they are outside of the design envelope around a parked vehicle. This will be confirmed in detailed design.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

5. 5.1

Vehicle Access and Sight Distance

5

Vehicle Access

Vehicle access to the site is proposed at the following locations: 

  

A new two-way access from the western side of the existing roundabout at the intersection of Adelaide Road / Hindmarsh Road and Port Elliot Road. This access will be used as an entry and exit for light vehicles and an entry only for heavy vehicles. A new two-way customer vehicle access to Adelaide Road. A new two-way customer vehicle access to McCracken Drive. A new one-way egress only access to McCracken Drive for heavy vehicles.

The approximate locations of the proposed vehicle access points are shown in Figure 5.1. Figure 5.1: Proposed Vehicle Access Points to the Subject Site

The proposed access point on the western side of the existing roundabout at the Adelaide Road / Hindmarsh Road / Port Elliot Road intersection would accommodate two-way entry and exit movements by customer vehicles and has also been designed to accommodate entry 16A1217000 // 19/07/16

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

movements by vehicles up to a 19.0m semi-trailer in size. The access has been designed to Austroads guidelines for a roundabout. A concept design of the proposed roundabout access has been developed and is shown in Appendix A. The proposed access to Adelaide Road will be located approximately 170 metres to the north of the Adelaide Road / Hindmarsh Road / Port Elliot Road roundabout. The access would be designed for all turning movements by customer vehicles and would include an auxiliary left turn lane into the subject site. The access would also be designed to provide short back to back right turn lanes into the subject site and Adamson Street to the north. The length of the right turn lanes will be capable of accommodating the anticipated vehicle queues. A concept design of the proposed Adelaide Road access has been developed and is shown in Appendix B. Two access points are proposed to McCracken Drive. The western access would be located near the western boundary of the site, approximately 70 metres east of Rapid Drive. This access would serve as an egress only for loading vehicles up to a 19.0m semi-trailer in size. The eastern access to McCracken Drive would be located approximately 75 metres west of Adelaide Road and serve as an entry/exit point for customer vehicles and will be designed for two-way vehicle flows. GTA notes that both of the proposed McCracken Drive access points will be off-set from the existing access points on the opposite side of the road. The location and design of the access points would be in accordance with the relevant standards and guidelines. GTA also notes that the location of the access points is generally consistent with the Development Plan concept plan for the site which is shown in Figure 2.6 above.

5.2

Sight Distance

5.2.1

Adelaide Road and McCracken Drive Access

In order to provide fundamental safety at the access points to Adelaide Road and McCracken Drive, adequate sight distances must be provided. Two categories of sight distances are: 



Safe Intersection Sight Distance (SISD) – sight distance of vehicle on approach to the intersection to observe obstruction in the road (i.e. stalled car), decide on course of action and react Minimum Gap Sight Distance (MGSD) – sight distance of vehicles exiting the site to observe oncoming vehicles on the major road.

It should be noted that ‘Guide to Road Design – Part 4A: Unsignalised and Signalised Intersections’ (Austroads, 2009, henceforth referred to as Austroads Guide) indicates that MGSD is the minimum requirement for property access points. However, GTA has also assessed the available SISD. The sight distances above are influenced by the speed of vehicles along Adelaide Road and McCracken Drive. Based upon the formula provided within the Austroads Guides, a design speed of 40km/h has a SISD and MGSD of 73 and 55 metres respectively and a design speed of 60km/h has a SISD and MGSD of 123 and 83 metres respectively. GTA has undertaken appropriate assessment of the above sight distances at each of the proposed access points and found that the required sight distance is available for vehicles 16A1217000 // 19/07/16

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

approaching the intersection (SISD) and vehicles at the intersection (MGSD). Therefore, it is GTA’s opinion the sight distances at these access points would be adequate.

5.2.2

Adelaide Road / Hindmarsh Road / Port Elliot Road Access

Austroads ‘Guide to Road Design – Part 4A: Unsignalised and Signalised Intersections’ provides guidance on the minimum sight distance requirements at roundabouts. The Austroads Guide contains 3 sight distance criterion for roundabouts of which 2 are considered mandatory. The mandatory sight distance requirements are: 



Criterion 1 - Adequate Approach Sight Distance (ASD) must be provided to enable approaching vehicles to have a clear view of the upcoming roundabout and location of the holding line. Criterion 2 - Acceptable gap sight distance must be provided to enable a vehicle entering a roundabout to have adequate sight distance to two potentially conflicting movements within the roundabout, namely a vehicle entering from the approach immediately to the right and a vehicle travelling on the circulating roadway.

The sight distances for Criterion 2 are influenced by the speed of vehicles on the approach immediately to the right and within the roundabout and the type of roundabout i.e. local or arterial road. Based upon the formula provided within the Austroads Guides, an arterial road roundabout with a 60km/h speed on the approach immediately to the right has a sight distance requirement of 84 metres. GTA has undertaken appropriate assessment of the above sight distances at the roundabout and found that the nature strip to the south of the access would need to be modified to ensure that the minimum 84 metre sight distance could be achieved. The approximate area of nature strip that would be affected is shown in Figure 5.2.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 5.2: Area of Nature Strip to be modified to Accommodate Sight Lines

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

6. 6.1

Loading Facilities

6

Development Plan Requirements

PDC 198 for the Movement of People and Goods as provided within the Victor Harbor (City) Development Plan states: All development should be adequately serviced by providing: (b) adequate on-site area which enables the manoeuvring, loading, unloading, fuelling and storage of vehicles associated with the use of the site, and which facilities the entry and exit of vehicles in a forward direction.

6.2

Proposed Loading and Refuse Collection Arrangements

Loading areas for the Bunnings and Coles/Specialty Retail stores are proposed to be located at the rear of the buildings near the western boundary of the site. It is also understood that a bin store and refuse collection area would be contained within each loading area. The loading areas will be accessed from the roundabout at the intersection of Adelaide Road / Hindmarsh Road / Port Elliot Road and via an internal service road. Loading vehicles will then return to the road network via an internal service road and exit only access to McCracken Drive. The loading areas, internal service road and access points will accommodate swept paths for vehicles up to a 19.0 metre semi-trailer in size and be been designed in accordance with the relevant standards for off-street commercial vehicle facilities. GTA has completed a swept path assessment using AutoTURN software to ensure that the relevant loading vehicles can navigate the site and the proposed loading areas. The results of the assessment are shown in Figures 6.1 to 6.5.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 6.1: 19.0m Semi-Trailer Entering Site

Figure 6.2: 19.0m Semi-Trailer Entering and Exiting Bunnings Loading Area

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 6.3: 19.0 Semi-Trailer Passing a Vehicle within the Bunnings Loading Area

Figure 6.4: 19.0m Semi-Trailer Reversing into Coles Loading Dock

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 6.5: 19.0m Semi-Trailer Exiting Site to McCracken Drive

Figures 6.1 to 6.5 demonstrate that loading vehicles up to a 19.0m semi-trailer in size will be able to enter the site in a forward direction via the proposed roundabout access, travel along the internal service road and access the loading areas via either a forward entry or reverse entry manoeuvre. Vehicles will then exit the site in a forward direction to McCracken Drive.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

7.

Sustainable Transport Infrastructure

7.1

Bicycle Infrastructure

7.1.1

Development Plan Guidelines

7

PDC 204 for the Movement of People and Goods as provided within the Victor Harbor (City) Development Plan states: An adequate supply of on-site secure bicycle parking should be provided to meet the demand generated by the development in accordance with the requirements set out in Table ViH/7.

7.1.2

End-of-Trip Bicycle Infrastructure

Table ViH/7 within the Victor Harbor (City) Development Plan provides the following bicycle parking rates applicable to the proposed development: Shop Consulting Rooms

1 per 300sq.m over 1000sq.m 1 per 4 practitioners

GTA notes that the Development Plan does not contain a specific bicycle parking requirement for a Bulky Goods and hardware retail use. Based on the Development Plan rates above, the proposed Coles and Liquorland stores with a combined floor area of 4,240sq.m would generate a requirement for 11 bicycle parking spaces. The proposed Allied Health building with 10 consulting rooms would generate a requirement for a further 3 bicycle parking spaces. GTA anticipates there would be a limited number of customers who would cycle to the proposed Bunnings store with most cycling trips associated with staff. To accommodate staff bicycle parking requirements for the Bunnings store and the occasional customer arrival by bicycle GTA recommends that 4 bicycle parking spaces are provided for this use. A total of 4 bicycle parking spaces will be provided near the Bunnings store, 4 spaces will be provided near the Allied Health building and 10 spaces will be provided near the Coles and Liquorland stores. The combined provision of 18 bicycle parking spaces will meet the Development Plan requirements and is considered appropriate for the proposed uses of the site.

7.2

Walking and Cycling Network

Provision for cyclists would be made in the form of an off-road shared use path that would be located along the Hindmarsh Road and Adelaide Road frontages of the site and will be designed in accordance with the relevant standards and design guidelines for shared use paths. There are currently no footpaths along the frontage of the site with the exception of a footpath on the southern (opposite) side of Hindmarsh Road. The development proposes the construction of new footpaths at the following locations:   

Along the Hindmarsh Road frontage from Down Street to the new roundabout access; Along the Adelaide Road frontage from the new roundabout access to McCracken Drive; Along McCracken Drive between Adelaide Road and Rapid Drive;

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken



Along the Down Street frontage of the site between Hindmarsh Road and the southern boundary of 57 Rapid Drive.

As discussed above, the footpaths along the Hindmarsh Road and Adelaide Road frontages will be in the form of a shared use path. The footpaths along the McCracken Drive and Down Street frontages will be standard pedestrian footpaths. It is also proposed to construct a pedestrian refuge across the existing raised splitter island on the Hindmarsh Road approach to the roundabout. This would enable pedestrians to connect to the existing footpath on the southern side of Hindmarsh Road as requested by City of Victor Harbor.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

8.

Traffic Impact Assessment

8.1

Traffic Generation

8.1.1

Design Rates

8

Weekday Traffic generation estimates for proposed developments are often sourced from the NSW RMS (formerly RTA) Guide to Traffic Generating Developments (henceforth referred to as the RTA Guide). The August 2013 update to the RTA Guide includes the following trip generation rates for major Hardware and Building Supplies Stores: Weekday (PM Peak Hour)

2.85 trips per 100sq.m GFA

Weekday (Daily)

32.46 trips per 100sq.m GFA

On the above basis, the proposed Bunnings store with a floor area of 9,825sq.m could be expected to generate in the order of 280 vehicle movements during the evening peak period and some 3,189 vehicle movements daily. The RTA Guide also includes trip generation rates for shopping centres. The traffic generation rates from the RTA Guide that would be most applicable to the proposed concept development are as follows: Shopping Centres Weekday (PM Peak Hour) Weekday (Daily)

12.3 trips per 100sq.m GLFA 121 trips per 100sq.m GLFA

Based on the rates above, the proposed shopping centre component of the development (the Coles and Liquorland stores) with a floor area of 4,240sq.m could generate up to 522 vehicle movements during the evening peak period and some 5,130 vehicle movements daily. The RTA Guide does not contain traffic generation rates for a medical centre or medical consulting rooms. Therefore, traffic generation rates for the proposed Medical Centre have been sourced from surveys undertaken by GTA at various medical consulting rooms throughout Australia. The traffic generation rates applicable to the proposed development are shown below: Medical Consulting Rooms

Evening Peak Hour

5.8 trips per practitioner

Daily

39 trips per practitioner

Based on the rates above, the proposed Medical Centre, with 10 consulting rooms could be expected to generate in the order of 58 trips during the evening peak hour and 390 trips daily. The combined uses of the site could therefore generate a total 860 vehicle movements during the evening peak period and up to 8,709 vehicle movements daily.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Weekend Following liaison with DPTI as part of the DPA process, the following Saturday peak period rates have been applied to the proposed Bunnings and Coles/Specialty Retail uses: Bunnings

4.92 trips per 100sq.m

Shopping Centre

16.3 trips per 100sq.m

Notwithstanding that the Medical Centre is likely to experience a lower traffic generation rate on weekends compared to weekdays, GTA has applied the higher weekday traffic generation rates for the weekend assessment as a conservative approach. Based on the above rates, the proposed Bunnings store could be expected to generate in the order of 483 vehicle movements during the Saturday peak period and the proposed Coles and Liquorland uses could generate up to 691 vehicle movements during the Saturday peak period. As per the weekday assessment, the Medical Centre could generate a further 58 trips in the Saturday peak period. On the above basis, the combined uses of the site could be expected to generate around 1,232 trips during the Saturday peak period. Through previous liaison with DPTI it has been agreed that the Saturday peak period is the critical peak period for the site. The Saturday peak period has therefore been used to assess the worst case traffic impact of the site on the surrounding road network.

8.1.2

Link Trip Discount

Given that the site is located adjacent the Adelaide Road / Hindmarsh Road / Port Elliot Road intersection, an intersection of three major connector roads into and through the Victor Harbor township, it is reasonable to assume that a passing trade or ‘linked trip’ discount could be applied to the site. The concept of linked trips is also supported by Austroads Guide to Traffic Management Part 12 where it is recognised that traffic generated (or attracted to) a development will be composed of the following:   

New trips that will not be made on the network if the development does not proceed; Existing trips between an origin and destination that divert a significant distance to visit the development; Existing trips that used the roads immediately abutting the development and break the journey to use the development.

Based on the floor area of the proposed development, Austroads suggests that up to 28% of trips could be undiverted drop in trips i.e. they already exist on the roads immediately abutting the development. This is supported by travel pattern surveys undertaken by GTA Consultants at other shopping centres where approximately 30% of customers surveyed were identified as undiverted drop in trade. Application of a 28% discount factor results in an overall trip generation for the site of some 887 new vehicle trips on the road network in the Saturday peak period. Notwithstanding the above, DPTI have advised they will only accept a 20% linked trip discount for the purposes of any analysis. Application of a 20% linked trip discount results in an overall trip generation for the site of some 986 new vehicle trips onto the road network in the Saturday peak period.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

8.1.3

Distribution and Assignment

The directional distribution and assignment of traffic generated by the proposed development will be influenced by a number of factors, including the: i ii iii iv v vi

configuration of the arterial road network in the immediate vicinity of the site; existing operation of intersections providing access between the local and arterial road network; distribution of households in the vicinity of the site; surrounding employment centres, retail centres and schools in relation to the site; likely distribution of employee’s residences in relation to the site; configuration of access points to the site.

The Saturday traffic survey data collected by DPTI in March 2015 at the Adelaide Road / Port Elliot Road / Hindmarsh Road roundabout has been compared to data collected at the roundabout from 2005. The results are summarised in Table 8.1 below with red highlighting an increase in volumes since 2005 and green highlighting a decrease in volumes since 2005. Table 8.1:

Comparison of 2005 and 2015 turning movements

Year

Adelaide Road to Port Elliot Road

Adelaide Road to Hindmarsh Road

2005

117

340

95

2015

99

337

40

Hindmarsh Road to Adelaide Road

Hindmarsh Road to Port Elliot Road

501

249

480

521

210

608

Port Elliot Road Port Elliot Road to Adelaide to Hindmarsh Road Road

As can be seen in Table 8.1, since 2005 there has generally been a reduction in traffic volumes at the roundabout, with the exception of the right turn from Hindmarsh Road to Port Elliot Road and the left turn from Port Elliot Road to Hindmarsh Road. This finding is supported by recent surveys undertaken by GTA Consultants where a reduction in volumes from 2005 was also recorded. Given the reduction in trips to and from Adelaide Road, it can only be assumed that a significant number of trips that previously used the roundabout to access the Victor Harbor and regional coastal areas have been transferred to the Welch Road / Waterport Road ring road which opened after the 2005 survey was conducted and offers a free flowing and higher speed option. The generally low growth in volumes between Hindmarsh Road and Port Elliot Road between 2005 and 2015 also suggests that some of this traffic may now use the ring road to bypass the central Victor Harbor area. The March 2015 survey was undertaken on a long weekend where higher volumes could be expected due to a higher number of recreational trips and therefore the actual reduction in trips at the roundabout on a typical weekend would be greater than those shown. An assessment of Census population data for the Victor Harbor and Alexandrina Council areas has been performed to identify the major catchment areas for the site, their populations and their likely direction of travel to the site. A summary of this assessment is shown in the Figure 8.1.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 8.1: Population Catchment Map

Having consideration to the above, for the purposes of estimating vehicle movements, the directional distributions shown in Figure 8.2 have been assumed.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 8.2: Estimated Directional Distribution

In addition, the following has been assumed: 

  

The directional split of traffic (i.e. the ratio between the inbound and outbound traffic movements) has been assumed to be 50/50 for the Bunnings, Coles/Specialty Retail and Medical Centre. 80% of trips to/from the north along Adelaide Road will be via the Adelaide Road access with 20% via the McCracken Drive access. 90% of trips to/from the south along Hindmarsh Road will be via the roundabout access with 10% via the Adelaide Road access. 90% of trips to/from the east along Port Elliot Road will be via the roundabout access with 10% via the Adelaide Road access.

Based on the above, Figure 8.3 has been prepared to show the estimated increase in traffic movements at the proposed access points to the subject site during the Saturday peak following full site development.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Figure 8.3: Saturday Peak Hour Site Generated Traffic Volumes

8.2

Traffic Impact

The proposed development would gain access from McCracken Drive, Adelaide Road and the Adelaide Road / Hindmarsh Road / Port Elliot Road roundabout. The trips generated by the subject site would therefore be shared between the access points which in turn will reduce the impact of the site generated traffic on the surrounding intersections by dispersing the turning movements across multiple intersections. Providing an access from the existing roundabout adjacent to the site will improve safety by reducing the number of right turn movements that will need to be made at the McCracken Drive / Adelaide Road intersection and from the proposed Adelaide Road access point. It is generally considered safer to undertake right turns at a roundabout when compared to a T-junction. Providing an access from the existing roundabout would also enable heavy vehicles to safely enter the site at this location.

8.2.1

Adelaide Road Access Operation

Table 8.2 presents a summary of the operation of the Adelaide Road Access intersection during the Saturday peak period following full site development.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Table 8.2:

Adelaide Road Access Saturday Peak Period Assessment

Approach

Movement

Degree of Saturation (DoS)

Average Delay (sec)

95th percentile queue length (m)

Adelaide Road (South)

Left turn into site

0.023

5.6

0.0

Through (northbound)

0.138

0.0

0.0

Adelaide Road (North)

Through (southbound)

0.241

0.0

0.0

Right turn into site

0.117

6.7

3.8

Access (West)

Left turn out of site

0.180

3.7

5.0

Right turn out of site

0.110

10.0

2.6

Table 8.2 demonstrates that the Adelaide Road access will operate at a very good level of service with no notable queues or delays anticipated during the Saturday peak period. Of particular note, the through movements on Adelaide Road would continue to operate at LOS A and therefore the proposed access would have little to no impact on the safety or operation of the surrounding road network. A 95th percentile queue length of 1 vehicle could also be expected for right turns into the site. This peak queue would be accommodated entirely within the proposed right turn storage area.

8.2.2

Adelaide Road / Hindmarsh Road / Port Elliot Road Roundabout Operation

As discussed in Section 2.2.4, the Adelaide Road / Hindmarsh Road / Port Elliot Road roundabout is currently operating well with no notable queues or delays on all approaches and all movements operating at LOS A. Table 8.3 presents a summary of the operation of the roundabout following full site development. Table 8.3:

Roundabout Access Saturday Peak Period Assessment

Approach

Movement

Degree of Saturation (DoS)

Average Delay (sec)

95th percentile queue length (m)

Left

0.779

16.2

85.9

Port Elliot Road

Straight

0.779

21.1

85.9

Right

0.779

22.3

85.9

Left

0.809

31.2

94.1

Straight

0.809

35.8

94.1

Right

0.809

38.1

94.1

Left

0.621

16.2

47.2

Straight

0.621

15.6

47.2

Right

0.621

21.8

47.2

Left

0.805

4.9

89.5

Straight

0.805

4.5

89.5

Right

0.805

9.5

89.5

Adelaide Road

Access

Hindmarsh Road

During the Saturday peak period, with a long weekend Saturday volumes considered, the roundabout achieves an overall Level of Service of B with each approach operating at LOS C or better with no notable queues or delays anticipated. GTA has also considered a worst case scenario whereby a higher proportion of trips arrive from the south through the roundabout. Even under this worst case scenario the overall Level of Service of the roundabout will be maintained at LOS B with queues on the critical Adelaide Road leg being similar to those on Port Elliot Road and Hindmarsh Road. 16A1217000 // 19/07/16

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

On the above basis, GTA considers that the surrounding road network will continue to operate satisfactorily with the addition of the proposed roundabout access.

8.2.3

Traffic Impact Summary

The above analysis indicates that in order to minimise the impact of the site generated traffic on the adjacent road network and existing residential land uses immediately to the north and west of the site, multiple access points should be provided with some access gained directly from the adjacent arterial road network. The analysis also indicates that based on the provision of three customer access points to the site the surrounding road network would remain within the estimated operational road capacities and therefore no upgrades to the external road network would be required as a result of the proposed development.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

9.

Conclusion

Based on the analysis and discussion presented within this report, the following conclusions are made: i ii

iii iv v vi

vii

viii

ix x

xi

The combined uses of the site generate a Development Plan requirement for 568 car parking spaces of which 23 should be designated as disability car parking spaces. A total of 568 car parking spaces will be provided within the site, including 23 disability car parking spaces which is consistent with the Development Plan requirement and is considered appropriate for the proposed uses of the site. The provision of bicycle parking is consistent with the Development Plan requirement and is considered appropriate for the proposed uses of the site. Trucks up to a 19.0m semi-trailer in size will be able to enter and exit the site in a forward direction and manoeuvre into and out of each loading dock area. Pedestrian and cycling access to the site will be provided in the form of new footpaths and shared use paths along the site frontages. The combined uses of the site are expected to generate in the order of 860 and 8,709 vehicle movements in any weekday peak hour and daily respectively, and in the order of 1,232 vehicle movements in the Saturday peak hour. A proportion of the overall site traffic would already be travelling past the site to other destinations (including other shopping centres) and therefore not all vehicle trips generated by the site would be new trips. The number of new vehicle trips generated by the proposed development is estimated to be in the order of 688 and 6,967 vehicle movements in any weekday peak hour and daily respectively, and in the order of 986 vehicle movements in the Saturday peak hour. It is likely that the proposed development would attract traffic already utilising the road network in the Victor Harbour Township, and hence reduce traffic in some areas. The proposed development access arrangement would provide a balanced approach to traffic volumes on the adjacent road network with three possible customer vehicle access points, whilst minimising the impact on the local road network (McCracken Drive in particular). An analysis with SIDRA Intersection software indicates that following full development of the site, the Adelaide Road / Hindmarsh Road / Port Elliot Road roundabout and the McCracken Drive / Adelaide Road intersection would continue to operate satisfactorily and that the proposed access point to Adelaide Road would operate satisfactorily.

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Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

9

Appendix A

Appendix A

Concept Design of Roundabout Access

16A1217000 // 19/07/16 Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

M OR . ST ON ED I OS TENT NG I OP AW DE PR R DR L TE I V WA CI R . L FE AI RE ET RD FO

T I EX / RY NT EE AD TR

3 1 1 0 DA

N I

NG PI CA DS AN L

0m 5 9 . 5 4 RL KS UC TR Y L ON

NE I L NT ME SE EA ED OS OP PR

NG I ST I EX

0m 0 1 . 8 4 RL

ON TI TA GE VE

ED AR Y SH WA TH PA

0m 0 9 . 7 4 RL

Y. T TR OR EN EP ED CR OS FFI OP S. RA PR RK RT FE WO RE EW RN FO

0 4.

H I ND M A R SH

0 850

5 8. 0 4.

NG I ST I EX E L PO

E I OB ST

5 . 3 5 . 3

RO A D

0m 0 0 . 3 4 RL 0m 0 5 . 1 4 RL

NG I ST I UT EX BO DA UN RO

NG I ST I EX

S NE I RL WE PO

Appendix B

16A1217000 // 19/07/16 Transport Impact Assessment // Issue: B Mixed Use Development, McCracken

Appendix B

Concept Design of Adelaide Road Access

E2

RY SE UR RN ) VE OO BO TD OU SA L I SA (

m 0 5 7 . 7 4 SE OU EH AR NW AI

A RE SA NG I NN BU m2 5 AL 2 8 9

A RE QA BB

D AN L OR QU I L m²2

Y TR EN ES L CO

0 m 1 0 2 1 RY 2 NT DE AN L OR QU I L E OV AB NG NI AW

R PA AR LC CA DI ME 0 0 3 S+ LE CO

RAK M cC

NE I L RY DA UN BO

NG PI CA DS AN WL NE E AD SH S L I SA

NG NI AW

ED LI AL TH AL HE

Y BA EY L OL TR

RY NT NE I MA

AR SC NG I 8 6 2

S RK PA

0 850

NG I ST ON I TI EX TA GE VE Y TR EN L NG I AL ST I EW EX AG GN SI

m2 0 0 8

m 0 5 7 . 8 4 RL

AN I ER ST DE PE NE ZO

AN I ER ST DE PE NE ZO

0m 0 7 . 8 4 RL

0m 0 3 . 8 4 RL

NG I ST ON I TI EX TA GE VE

0m 0 3 . 8 4 RL

AN I ER ST DE PE NE ZO

0m 0 3 . 8 4 RL

ER

M 0m OR 0 3 . SF 8 4 AN RL TR

ED AR Y SH WA TH PA

0m 0 1 . 8 4 RL

3. 2

3 . 3 3 . 3 3 3.

0m 0 3 . 6 4 RL

3 . 4 4 3.

ED OS OP PR Y TR EN

OAD DER AI L ADE

NG I ST I EX N I MA RE

NG I ST I EX N I MA RE

O ST EE TR

0 3.

2 5 3 2

1 2 0 2

C FFI W RA E RT RN FE FO RE RT PO RE S. RK WO

0 2 1 1 1 0 DA

O ST EE TR

S NE I L ER OW GP

Melbourne

Brisbane

Adelaide

Townsville

A Level 25, 55 Collins Street PO Box 24055 MELBOURNE VIC 3000 P +613 9851 9600 E [email protected]

A Level 4, 283 Elizabeth Street BRISBANE QLD 4000 GPO Box 115 BRISBANE QLD 4001 P +617 3113 5000 E [email protected]

A Suite 4, Level 1, 136 The Parade PO Box 3421 NORWOOD SA 5067 P +618 8334 3600 E [email protected]

A Level 1, 25 Sturt Street PO Box 1064 TOWNSVILLE QLD 4810 P +617 4722 2765 E [email protected]

Sydney

Canberra

Gold Coast

Perth

A Level 6, 15 Help Street CHATSWOOD NSW 2067 PO Box 5254 WEST CHATSWOOD NSW 1515 P +612 8448 1800 E [email protected]

A Tower A, Level 5, 7 London Circuit Canberra ACT 2600 P +612 6243 4826 E [email protected]

A Level 9, Corporate Centre 2 Box 37, 1 Corporate Court BUNDALL QLD 4217 P +617 5510 4800 F +617 5510 4814 E [email protected]

A Level 27, 44 St Georges Terrace PERTH WA 6000 P +618 6361 4634 E [email protected]

www.gta.com.au

APPENDIX

05

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment

Report Date: Tuesday, 5 July 2016 Reference: A16176RP1, Revision A

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

Document Information Project

Coles & Bunnings Victor Harbor

Client

Moto Projects

Report title

Environmental Noise Impact Assessment

Project Number

A16176

Author

Deb James Associate Director p+61 8 8155 5888 m+61 422 047 275 [email protected]

Reviewed by

Darren Jurevicius

Revision Table Report revision

Date

Comments

0

21 June 2016

First Issue

A

4 July 2016

Final Issue

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

Glossary A-weighting

A spectrum adaption that is applied to measured noise levels to represent human hearing. A-weighted levels are used as human hearing does not respond equally at all frequencies.

Characteristic

Associated with a noise source, means a tonal, impulsive, low frequency or modulating characteristic of the noise that is determined in accordance with the Guidelines for the use of the Environment Protection (Noise) Policy (Noise EPP) to be fundamental to the nature and impact of the noise.

Continuous noise level

A-weighted noise level of a continuous steady sound that, for the period over which the measurement is taken using fast time weighting, has the same mean square sound pressure as the noise level which varies over time when measured in relation to a noise source and noise-affected premises in accordance with the Noise EPP

Day

Between 7 am and 10 pm as defined in the Noise EPP

dB

Decibel—a unit of measurement used to express sound level. It is based on a logarithmic scale which means a sound that is 3 dB higher has twice as much energy. We typically perceive a 10 dB increase in sound as a doubling of that sound level.

dB(A)

Units of the A-weighted sound level.

Frequency (Hz)

The number of times a vibrating object oscillates (moves back and forth) in one second. Fast movements produce high frequency sound (high pitch/tone), but slow movements mean the frequency (pitch/tone) is low. 1 Hz is equal to 1 cycle per second.

Indicative noise level

Indicative noise level determined under clause 5 of the Noise EPP.

L90

Noise level exceeded for 90 % of the measurement time. The L90 level is commonly referred to as the background noise level.

Leq

Equivalent Noise Level—Energy averaged noise level over the measurement time.

Lmax

The maximum instantaneous noise level.

Night

Between 10.00 p.m. on one day and 7.00 a.m. on the following day as defined in the Noise EPP

Noise source

Premises or a place at which an activity is undertaken, or a machine or device is operated, resulting in the emission of noise

Quiet locality

A locality is a quiet locality if the Development Plan provisions that make land use rules for the locality principally promote land uses that all fall within either or both of the following land use categories: (a) Residential; (b) Rural Living;

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

Table of Contents 1

Introduction ............................................................................................................................................. 1

2

Proposed development........................................................................................................................... 2 2.1 2.2

Location ........................................................................................................................................ 2 Noise sources and operation ........................................................................................................ 3

3

Development Plan .................................................................................................................................. 4

4

Noise criteria........................................................................................................................................... 6

5

Assessment ............................................................................................................................................ 8 5.1 5.2 5.3 5.4 5.5

6

Noise modelling ............................................................................................................................ 8 Characteristic noise penalties ....................................................................................................... 9 Predicted noise levels ................................................................................................................... 9 Loading dock mitigation .............................................................................................................. 10 Mechanical services noise .......................................................................................................... 12

Conclusion ............................................................................................................................................ 13

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

1

Introduction

This report outlines the environmental noise assessment for the proposed Coles and Bunnings Development, Adelaide Road, Victor Harbour. It is proposed to build a new Coles supermarket, a Bunnings store, a medical centre, on grade car parking to service the three uses. There is also proposed a residential subdivision to the south of the retail areas. The closest existing receptors around the site are commercial properties to the east and south, and residential properties to the north and west. The potential noise emissions from the development have been assessed against the requirements of the South Australian environmental noise policy and the Victor Harbour Council Development Plan.

1

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

2

Proposed development

2.1

Location

The proposed site is bounded by McCracken Drive to the north, Adelaide Road to the east, Hindmarsh Road to the south east, and Down Street to the south west. Existing residences that face onto Rapid Drive bound the western side of the site. The proposed site layout in relation to the existing receptors is shown in Figure 1. Site 1 is to be a future residential development, Site 2 is the Bunnings store, and Site 3 is the Coles store.

Figure 1 Proposed site layout and existing receptors

There is an existing 1.5 m metal (Colorbond or similar) boundary fence between the existing residences to the west of the site. The current site has an approximate 5 m fall across the site, and we have been advised that the site is to be levelled out with a finished floor level of approximately RL 47 – 48. 2

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

2.2

Noise sources and operation

The main noise sources for this development include noise from mechanical equipment, deliveries and unloading, and car park activity.

Mechanical equipment Preliminary air conditioning equipment has been selected by Lucid Consulting Engineers. Based on advice provided to us on 14 June 2016, we understand that there are to be in the order of 15 roof top mounted package units servicing both stores. The preliminary selections for these units are: • •

Coles—6 Temperzone OPA550 package units, 1850 mm high Bunnings—9 Termperzone OPA960 package units, 2000 mm high.

These units are likely to be grouped together in groups of 2 and spread evenly across the roof of each store. In addition to these package units there will also be ventilation/extraction fans. No selections have been provided for these, but these can be easily treated with the use of lined duct or attenuators. Specific mechanical unit selections and selection of the refrigeration equipment will be undertaken during the design stage.

Deliveries We have been advised of the following in relation to deliveries and unloading activities: • • • • • •

It is desirable for deliveries to both Bunnings and Coles to occur between 6 am to 10 pm. The envisaged number of deliveries is 100 per week, with an average of 20 deliveries per day. It is likely that there will be 2 semi-trailer deliveries (articulated trucks) for Bunnings and Coles each per day (4 in total). All other deliveries will be in the form of vans and smaller trucks. All forklifts used for unloading will be fitted with broadband reversing beepers. All Coles semi-trailers will also be fitted with broadband reversing beepers.

Car park The predicted use of the car park is outlined in the GTA Consultants traffic report Mixed Use Development McCracken Transport Impact Assessment, dated 7 April 2015. Section 8.1 of the report outlines the traffic generation design rates and notes the following for the combined use of Bunnings and Coles stores: • •

weekday peak rate of 1120 vehicles per hour during the evening weekend peak rate of 1595 vehicles per hour.

3

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

3

Development Plan

The proposed development is located within the Victor Harbour City Council Area and the development needs to have regard to the Victor Harbour Council Development Plan. The proposed development is located in a Neighbourhood Centre Zone, the land to the east and south is in a Commercial zone and all other adjacent land is in a Residential Zone. The southern portion of the Neighbourhood Centre Zone is envisaged as potential residential/tourist accommodation in the Development Plan. The zoning is shown in Figure 2.

Portion envisaged in the Development Plan for residential land use

Figure 2 Zoning of development and surrounding land—Extract from FYFE Letter, reference 64990-001, dated 12 January 2016

4

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

The development is to have regard to the Objectives and Principles of Development Control (PDC) within the Development Plan. There are several Objectives and PDCs that are relevant for this development and noise, and these include: Council Wide Objective 7: Avoidance of nuisance from pollution, noise, light or any other source. Council Wide PDC 12: Development should take place in a manner which is not liable to cause an unreasonable nuisance to the community: (a) by the emission of noise, vibration, odour, fumes, smoke, vapour, steam, soot, ash, dust, grit, oil, waste water, waste products, electrical interference or light; Centres and Shops PDC 138: Residential development within a Centre Zone should be designed to minimise noise impacts on its occupants from other land uses occurring, or reasonably expected to occur, within the Zone. Centres and Shops PDC 139: Residential development should not unreasonably interfere with the operation of surrounding non-residential uses that form part of a locality’s desired character. Centres and Shops PDC 140: Noise sensitive development should be designed to protect its occupants from external noise sources contemplated within the relevant Zone or Policy Area and that does not unreasonably interfere with the operation of non-residential uses contemplated within the relevant Zone or Policy Area. Centres and Shops PDC 141: Development with potential to emit significant noise (including licensed entertainment premises and licensed premises) should incorporate appropriate noise attenuation measures into their design to prevent noise from causing unreasonable interference with the desired character of the locality, as contemplated in the relevant Zone or Policy Area. Neighbourhood Centre Zone PDC 11: Development should mitigate interface impacts that are likely to adversely affect nearby residential uses and general amenity in adjoining zones. This can be achieved by: (a) utilising noise attenuation devices and building design to minimise the emission and effect of noise;

Environmental noise emissions from the proposed development will be assessed against the requirements of the Environment Protection (Noise) Policy 2007 as this is the most relevant guideline to address the requirements of the Development Plan.

5

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

4

Noise criteria

The noise goals in the Environment Protection (Noise) Policy 2007 (Noise EPP) are based on the zoning of the development and the closest noise affected premises in the relevant development plan. The land uses primarily promoted by the zones are used to determine the environmental noise criteria with the indicative noise factors shown in Table 1. Table 1 Excerpt from Noise EPP—Table 2(subclause(1)(b))

Land use category

Indicative noise factor dB(A) Day (7 am to 10 pm)

Night (10 pm to 7 am)

Rural living

47

40

Residential

52

45

Rural industry

57

50

Light industry

57

50

Commercial

62

55

General industry

65

55

Special industry

70

60

As noted in Section 3, the development is located in a Neighbourhood Centre Zone and the closest receptors are located in a Commercial Zone and a Residential Zone. Commercial land uses are promoted in the Neighbourhood Centre Zone and Commercial Zone. Residential land uses are promoted in all other areas. In accordance with Part 5 of the Noise EPP, the relevant criteria will be: • •

The average of the indicative noise factors for the residences as part of this development, and The average of the indicative noise factors less 5 dB(A) to existing receptors.

The application of Part 5 results in the environmental noise criteria as outlined in Table 2. Table 2 Relevant noise criteria

Receptor

Noise Criteria, dB(A) Day (7 am to 10 pm)

Night (10 pm to 7 am)

Proposed residential in Neighbourhood Centre Zone

57

50

Residential Zone

52

45

Commercial Zone

57

50

6

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

Penalties can also be applied to a noise source for a variety of characteristics, such as impulsive, low frequency, modulating or tonal characters. For a characteristic penalty to be applied to a noise source is must be fundamental to the impact of the noise and dominate the overall noise impact. Application of the characteristic penalty is discussed in the noise emission assessment. We note that under Part 5, Clause 20(6) of the Noise EPP, exceedence of the recommended criterion does not necessarily mean action is required under the Noise EPP. Some of the following matters should be considered when considering action: • • • • •

the amount by which the criterion is exceeded (in dB(A)) the frequency and duration for which the criterion is exceeded the ambient noise that has a noise level similar to the predicted noise level the times of occurrence of the noise source the number of persons likely to be adversely affected by the noise source and whether there is any special need for quiet.

7

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

5

Assessment

5.1

Noise modelling

Modelling parameters Noise emissions from site have been modelled in SoundPLAN Environmental Software v7.4 program, using the general prediction method. The model takes into consideration: attenuation of noise source due to distance barrier effects from buildings, topography and the like air absorption ground effects neutral meteorological conditions (zero wind and temperature gradients).

• • • • •

Sound power levels The sound power levels for the proposed noise sources on site are outlined in Table 3. Table 3 Assumed noise sources levels

Noise Source

Sound Power Level, dB(A) re 10

-12

W

Vehicles (low speed) -

domestic car

70

-

van

85

-

truck (1 to 5 tonne)

93

-

articulated

102

Loading and unloading noise -

low noise electric forklift

80

-

general activity (loading/unloading/etc)

80

-

refrigeration unit (no idling)

91

Air conditioning noise—preliminary selection for package units

Coles: 6 Temperzone OPA550 package units—84 Bunnings: 9 Termperzone OPA960 package units—85

Noise sources levels are based on previous measurements and industry accepted noise levels. The noise model has assumed worst case activity and incorporated the following sources: •

for deliveries and unloading: -



an articulated truck at 10 km/hr travelling along the service road constant unloading with the truck engine turned off in the Bunnings dock constant unloading with the truck engine turned off but a refrigeration unit operating in the Coles dock

for car park activity, the weekend peak car movements with an average of 1 minute of driving on site per vehicle. 8

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

5.2

Characteristic noise penalties

Penalties to the source level should be applied in accordance with the Noise EPP to recognise annoyance associated with noise that is dominated by tonal, modulating, low frequency, or impulsive characteristics. A 5 dB(A) penalty is applied for one characteristic, an 8 dB(A) penalty is applied for two characteristics, and a 10 dB(A) penalty is applied for three or more characteristics. For a characteristic penalty to be applied to a noise source is must be fundamental to the impact of the noise and dominate the overall noise impact. Application of a characteristic penalty will depend on the received noise levels compared with the background noise levels to determine whether or not the character(s) are fundamental to the impact of the noise and dominate the overall noise impact. This is discussed in further detail below.

5.3

Predicted noise levels

A summary of the predicted noise levels at the receptors is presented in Table 4. These predicted levels are without any additional acoustic treatment. Table 4 Predicted noise levels—No treatment

Receptor

Predicted noise level, Leq dB(A)

Noise EPP criteria, dB(A)

Loading dock

Car park

Plant

Day/Night

Residential allotment to south of site

48+5 = 53

37+5 = 42

50

57/50

57 – 51 Rapid Drive

49+5 = 54

<20

44

52/45

49 – 45 Rapid Drive

52+5 = 57

<20

45

43 – 39 Rapid Drive

55+5 = 60

<20

45

37 – 27 Rapid Drive

49+5 = 54

30+5 = 35

43

2 – 16 McCracken Drive

40+5 = 45

36+5 = 41

45

Commercial – Adelaide Road

35+5 = 40

36+5 = 41

44

57/50

A 5 dB(A) penalty has been applied to the predicted levels from deliveries/unloading and car park activity. This may be applicable to account for the modulating character associated with these noise sources. From the predicted and adjusted levels presented in Table 4, the following can be concluded: •

Noise from deliveries and unloading exceedances are highest at the residences along Rapid Drive which are directly adjacent the service route and the loading docks. The predicted noise from deliveries exceeds the day time criterion by up to 7 dB(A) and the night time criterion by up to

9

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

• •

5.4

14 dB(A), controlled by unloading activities and in particular the movement of large articulated trucks down the service route and the refrigeration plant on the Coles delivery trucks. The predicted noise from peak weekend car park activity are compliant with the relevant day and night time criteria at all receptors. The predicted noise levels from the roof top mounted package units are compliant with the relevant day and night time criteria at all receptors. Based on the preliminary selections and the indicative placement on the roof, no noise mitigation treatments are required. However, this should be reviewed in detail during the design phase.

Loading dock mitigation

To mitigate noise from deliveries and unloading, we recommend the following treatments: • •

a 3 m high fence offset 1 m from the existing 1.5 m boundary fence as shown in Figure 3 turning off the truck engines and refrigeration units during unloading in the docks.

Existing 1.5 m boundary fence

New 3 m fence or screen offset 1 m from 1.5 m boundary fence

Figure 3 Proposed 3 m high noise fence or screen

The 3 m fence along the western boundary can be acoustically transparent from floor level to 1 m and must be solid from 1 m to 3 m (with a minimum 500 mm overlap of solid fence between the bottom of the new solid fence and the top of the existing fence). The solid acoustic barrier is to be constructed from an airtight material such as Colorbond, compressed fibre cement board, concrete, brick, acrylic or the like.

10

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

The predicted noise levels from deliveries with the above treatments are presented in Table 5. Table 5 Predicted noise levels—Delivery mitigation

Receptor

Predicted noise level, Leq dB(A)

Noise EPP criteria, dB(A)

No treatment

With mitigation

Day/Night

Future Residential allotment to south of site

48+5 = 53

48+5 = 53

57/50

57 – 51 Rapid Drive

49+5 = 54

46+5 = 51

52/45

49 – 45 Rapid Drive

52+5 = 57

47+5 = 52

43 – 39 Rapid Drive

55+5 = 60

46+5 = 51

37 – 27 Rapid Drive

49+5 = 54

45+5 = 50

2 – 16 McCracken Drive

40+5 = 45

39+5 = 44

Commercial – Adelaide Road

35+5 = 40

35+5 = 40

57/50

Based on the predicted levels shown in Table 5 it can be seen that with the recommended treatments, the predicted level from articulated truck deliveries complies with the day time criterion at all receptors. We note that it is only proposed to have 2 deliveries during the night time period (from 6 am); however, the night time criterion is exceeded by up to 7 dB(A). On this basis, we recommend that the larger deliveries with the articulated trucks be limited to day time hours only (from 7 am to 10 pm). A summary of the recommended treatments for deliveries is: •

• •

a 3 m high noise barrier offset 1 m from the existing 1.5 m boundary fence as shown in Figure 3. Note that the 1 m offset is required for practical reasons to prevent encroachment on the existing boundary. turning off the truck engines and refrigeration units during unloading in the docks limiting articulated deliveries to occur from 7 am to 10 pm. Note that light utility vehicles and small trucks up to 5 tonne are able to use the trade movement route and unload/load utilising the forklift from 6am. Care should however be taken to avoid unnecessary nuisance noise events when using the forklift from 6am.

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Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

5.5

Mechanical services noise

We note that at this stage of the development process, detailed information on the air conditioning and ventilation equipment is not available. Mechanical plant such as air conditioning condensers, ventilation systems and thermal plant will require detailed assessment to ensure that the noise emissions are compliant with the Noise EPP criteria. During the detailed design phase, noise emissions from plant will be reassessed and specific mitigation treatments adopted to ensure that noise emissions are limited to comply with the noise limits set out in Table 2 at the affected receptors, when assessed in accordance with the South Australian Environment Protection (Noise) Policy 2007. A condition to this effect could, if so required, be imposed on the planning approval to secure this requirement. Typical mitigation treatments include selection of units with low sound power levels, appropriate location of units, use of attenuators, use of enclosures and/or barriers.

12

Coles & Bunnings Victor Harbor Environmental Noise Impact Assessment A16176RP1 Revision A

6

Conclusion

An environmental noise impact assessment has been undertaken for the proposed Coles and Bunnings Development, Adelaide Road, Victor Harbour. This report has made the following conclusions: • • •

The main noise sources for this development are associated with deliveries and use of the loading docks, car park activity, and mechanical plant. The predicted levels from car park activity during the peak weekend period are within the relevant day and night criteria for all receptors. To control noise from deliveries and unloading the following is required: -



limit articulated truck deliveries to both Bunnings and Coles to day time only, that is from 7 am to 10 pm. light utility vehicles and small trucks up to 5 tonne may carry out deliveries to both Bunnings and Coles from 6 am to 10 pm as required. install a 3 m high acoustic barrier to the western side of the development as outlined in this report turn off the truck engines and refrigeration units when in the loading dock during unloading. Install clear signage in the loading dock area as a reminder of this.

The predicted noise levels based on the preliminary selections for the package units to service both Bunnings and Coles are within the relevant day and night criteria for all receptors. However, all mechanical plant such as air conditioning condensers, ventilation systems and thermal plant will require detailed assessment to ensure that the noise emissions are compliant with the current Environment Protection (Noise) Policy, Part 5—Development authorisation applications, Clause 20 Development authorisation applications.

On this basis the proposed Coles and Bunnings Development will be able to operate within the Victor Harbour Council Development Plan and the South Australian environmental noise policy requirements.

13

APPENDIX

06

Stormwater Management Plan Prepared For: Moto Projects

Site: Coles & Bunnings Victor Harbor Development Lot 5 Adelaide Road, McCracken SA

Job No: 160177 Dated: Tuesday, 5 July 2016

Prepared By: David Reynolds

COLES & BUNNINGS, VICTOR HARBOR LOT 5 ADELAIDE ROAD, MCCRACKEN, SA STORMWATER MANAGEMENT PLAN FOR APPROVAL 160177 – 5th July 2016

1. INTRODUCTION The following report outlines the key requirements to manage the disposal of stormwater from the post development site. The site is situated at Lot 5 Adelaide Road, McCracken at the roundabout intersection with Pt Elliot Road. This Stormwater Management Plan has been prepared in response to the City of Victor Harbor storm water management requirements, and specifically addresses: 

collection of roof stormwater to feed to rainwater re-use tanks;



collection of stormwater from the car park and pavement zones and its treatment;



the stormwater management on site via detention basin and other means; and



controlled disposal to the adjacent stormwater infrastructure.

Vehicle access to the site has been designed to accommodate appropriate levels and grades following the Traffic Consultants input to the site layout and to best manage cut to fill operations on site. The selected finish floor levels provides the northern most buildings visible entry statements for the gateway to Victor Harbor. The attached stormwater concept layout has been based upon the Architectural Drawings prepared by Hames Sharley Architects (latest versions as of 1st July 2016) and the site survey provided. CPR Engineers has produced the following layout plan – Drawing 160177C01 Rev C 4th July 2016 – Stormwater Management Plan – which shows: 

Stormwater Disposal Plan showing how the different areas of the proposed site catchment disposes of stormwater.



Collection of various areas of the site and management of those flows.



Reference to appropriate levels for the sites development.

Coles & Bunnings, Victor Harbor Combe Pearson Reynolds Pty Ltd 160177-16-07-05

1

2. FINISHED FLOOR LEVEL REQUIREMENTS The project has designed the main warehouse slab level at RL47.75. This is 0.85 m lower than the carparking level at the intersection of McCracken drive and Adelaide Road (RL48.60). The project has designed the site 3 main floor slab at RL48.25 which is 0.35m lower than the corresponding level of the crown of the road at the intersection of McCracken Drive and Adelaide Road(RL48.60). The project has designed the Allied Health building floor level to be RL48.75 which is 0.15m higher than the crown of the road at the intersection of McCracken Drive and Adelaide Road (RL48.60). Overland flow paths will be managed to be a minimum of 300mm higher than adjacent pavement level and to grade levels away from the building. The above measures have been addressed in order to maintain an appropriate freeboard level higher than surrounding formed ground surfaces to enable overload flows from 1:100 ARI storm events to exit the site in appropriate manner. The road and the buffer zone at the west of the buildings provide suitable opportunity to ensure surrounding properties are protected from the 100 year ARI waters.

3. STORMWATER DISPOSAL REQUIREMENTS The project provides for a garden centre offering to the customer base. As such it is the intention of the project to provide for 4 in ground stormwater collection and re-use tanks of 35,000L each totalling 140,000L for re-use in supply of water to the garden centre for irrigation and for toilet flushing. This will capture roof run-off. In general terms the stormwater management from the sealed areas of the post development situation include the following: 3.1 The new garden area of approx 1050m² is to discharge to SA Water sewer system after it bypasses relevant settlement tanks and processing to meet SA Water standards. 3.2 The new roof areas of the building on Site 2 of approx 9760m² will feed the 4 x 35,000L rainwater re-use tanks. Overflow form these tanks connect to the sites stormwater system. 3.3 The carpark area of Site 2 disposes via gross pollutant trap to the stormwater system draining to the detention basin on the southern side of Site 1. 3.4 The roof discharge from Site 3 and the carpark drainage for Site 3 is collected on a combined system, passes through a gross pollutant trap and drains to the detention basin on the southern side of Site 1. The Allied Health building drains into this system also. Coles & Bunnings, Victor Harbor Combe Pearson Reynolds Pty Ltd 160177-16-07-05

2

3.5 The detention basin has a capacity of 700m³ and includes allowances for 50m³ (or 50,000L) for the Residential site drainage. 3.6 The total detention for the project provides for 1090m³ of storage. This is greater than the calculated requirements for the site as follows: 

794m³ from Site 2 and 3 and 50m³ for Site 1 for the 20 year ARI event with a restricted release equal to 275l/s for the existing 375Ø RCP stub on Adelaide Road – Refer Drawings 160177-C01. This detention volume is catered for by 700m³ in the detention basin as well as up to 390m³ in the controlled storage of the carpark.



950m³ from Site 2 and 3 for the 100 year ARI event based on maintaining pre-development outflow from the site at 469l/s. This detention volume is catered for by 700m³ in the detention basin as well as up to 390m³ in the controlled storage of the carpark.

3.7 Discharge points from the site are maintained to meet existing conditions as follows: 

Existing 375Ø RCP stub provided from the existing 900 SEP connected to the in-ground 600Ø stormwater pipe below Adelaide Road.



Entry and exit points on Adelaide Road and McCracken Drive will transfer miscellaneous flows from the catchment area of the roadway that is not captured but the surface drainage shown.

Hence, it is considered that the existing Council stormwater infrastructure or that existing on DPTI road networks is not adversely impacted upon by the proposal.

4. QUALITY OF WATER The proposed stormwater solution includes for 1 new gross pollutant traps for Site 2 and one new gross pollutant trap for Site 3 to be installed into the system and collect all run-off from access roads and car park zones prior to disposing to the detention basin. These measures add to improving the quality of stormwater run-off exiting the site.

5. ISSUES DURING CONSTRUCTION The management of stormwater during construction will be under constant monitoring by the appointed builder and by CPR on behalf of the developer.

Coles & Bunnings, Victor Harbor Combe Pearson Reynolds Pty Ltd 160177-16-07-05

3

The builder will be employed to maintain control measures on site and to minimise run-off from the site which may contain fine earth particles and any deleterious material that washes off site will be cleaned up by the contractor.

Prepared by

David Reynolds CP Eng, M.I.E.Aust COMBE PEARSON REYNOLDS PTY LTD [email protected]

Encl. Appendix A: - Stormwater Calculations SW1-SW7 -160177-SK1 Appendix B: - Drawing 160177-C01 (Rev C dated 4/07/16)

Coles & Bunnings, Victor Harbor Combe Pearson Reynolds Pty Ltd 160177-16-07-05

4

APPENDIX A: - Stormwater Calculations SW1-SW7 - 160177-SK1 – Carpark Areas 1-13

Coles & Bunnings, Victor Harbor Combe Pearson Reynolds Pty Ltd 160177-16-07-05

5

SCHEDULE OF AREAS

AREA + PARKS

BUNNINGS

9825m2 268 PARKS ACHIEVED

LEGEND

COLES (4030m2) + LIQUORLAND (210m2)

4240m2 300 PARKS ACHIEVED

PROPERTY BOUNDARY ALLIED HEALTH

800m2 -

BUNNINGS CAR PARKS TOTAL

14,865m2

COLES & HEALTH CAR PARKS

568 PARKS

DDA CAR PARKS

2 DA011

DDA PARK SHARED AREA EXISTING VEGETATION

RAPID DRIVE

NEW VEGETATION

3M ACOUSTIC FENCE AS PER ACOUSTIC REPORT. 1M OFFSET FROM EXISTING BOUNDARY FENCE. 3M ACOUSTIC FENCE AS PER ACOUSTIC REPORT. 1M OFFSET FROM EXISTING BOUNDARY FENCE.

STANDARD FOOTPATH

EXISTING 1.5M BOUNDARY FENCE

LANDSCAPE BUFFER ZONE EXISTING TREES

EXISTING TREES TO REMAIN

TURN IN AREA FOR TRUCKS

SERVICES TANKS PUMP ROOM

RL 48.800 m

RL 47.300 m 10000

EXISTING TREES TO REMAIN

RL 47.550 m

FENCING AREA TO WATER TANKS

LANDSCAPE BUFFER ZONE RL 47.450 m

SERVICE LOADING / EXIT

10000

T EE TR S WN DO

AWNING

SERVICE LOADING / EXIT

RL 47.000 m AWNING ABOVE

FOOTPATH

RL 43.800 m

REFER TRAFFIC REPORT FOR NEW WORKS.

RL 44.500 m

GOODS INWARD

BUNNINGS LOADING AREA

RL 43.500 m

RL 46.500 m

RL 48.000 m

SITE 3

BAGGED GOODS

SITE 2 RL 47.750m

TIMBER TRADE SALES

MAIN WAREHOUSE

2m HIGH GOOD NEIGHBOUR FENCE ON BOUNDARY PROPOSED STORM WATER DETENTION. REFER CIVIL DRAWING FOR DETAIL.

EXISTING TREES TO REMAIN

LIQUORLAND ENTRY MAIN ENTRY

BUILDING MATERIALS LANDSCAPE YARD

AWNING

3 DA011

TRADE ENTRY/EXIT

SHARED FOOTPATH

AWNING

BUNNINGS CAR PARKS 268

STANDARD FOOTPATH

LIQUORLAND 210 m² 210m2

BBQ AREA

BICYCLE PARKING

LANDSCAPED AREA

COLES COLES 4030 m² 4030m2

OUTDOOR NURSERY (SAILS ABOVE)

TOTAL BUNNINGS AREA 9825m2

RL 47.600 m

RL 48.250m

COLES ENTRY

AWNING ABOVE

COLES + MEDICAL CAR PARKS 300

TROLLEY BAY

OUT

McCRAKEN

SITE 1

LOADING

IN PROPOSED EASEMENT LINE

RL 45.950 m TRUCKS ONLY

PROPOSED ENTRY. REFER TRAFFIC REPORT FOR NEW WORKS.

RL 47.900 m

EXISTING STOBIE POLE

RL 48.100 m

PEDESTERIAN ZONE

SHARED PATHWAY

SHADE SAILS

PEDESTERIAN ZONE

RO AD

LANDSCAPING

PEDESTERIAN ZONE

EXISTING VEGETATION

8500

HI ND M AR SH

ALLIED HEALTH

4 DA011

BOUNDARY LINE

NEW LANDSCAPING

800m2

RL 48.300 m

RL 48.750m

TRANSFORMER

RL 41.500 m

DRIVE

9500

PEDESTERIAN ZONE

PROPOSED EASEMENT LINE

RL 48.300 m

EXISTING VEGETATION

RL 48.300 m

RL 43.000 m

EXISTING ENTRY SIGNAGE WALL

RL 48.700 m

EXISTING ROUNDABOUT SHARED PATHWAY

ADELAIDE ROAD

EXISTING VEGETATION

RL 46.300 m

EXISTING POWERLINES RL 48.300 m

EXISTING TREES TO REMAIN PROPOSED ENTRY

1

EXISTING TREES TO REMAIN

REFER TRAFFIC REPORT FOR NEW WORKS.

DA011

Site Plan - Masterplan 1 : 700

SITE PLAN

LOT 5 Adelaide Road, McCracken, South Australia

Status: ISSUED FOR DA Path: P:\31341 - Adelaide Road - Victor Harbor\03 Design\4 BIM and Links\Central File

Scale: 0 © Hames Sharley:

1:700 @ A1 56

North:

Project Number: Drawing Number: Revision: Date:

31341 DA004 15 01.07.16

APPENDIX B: - Drawing 160177-C01 Rev C – Site Pan Concept & Stormwater Management Plan

Coles & Bunnings, Victor Harbor Combe Pearson Reynolds Pty Ltd 160177-16-07-05

6

COLES AND BUNNINGS VICTOR HARBOR BUILDING SERVICES Services Utilities Infrastructure Report

Date: 16 June 2016 Document Number: LCE11205-004

COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

DOCUMENT ISSUE REGISTER

PROJECT NAME:

COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES

PROJECT REF:

LCE11205-004 - SERVICES UTILITIES INFRASTRUCTURE REPORT

REVISION

DESCRIPTION

DATE ISSUED

AUTHOR

REVIEWED

a

Preliminary

16.06.2016

AS

AS

LCE11205-004

2

COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

CONTENTS 1.

PROJECT OVERVIEW ................................................................................................................................. 4

2.

ELECTRICAL SERVICES .............................................................................................................................. 5

2.1

EXISTING ELECTRICAL INFRASTRUCTURE ......................................................................................................................... 5

2.2

PROPOSED ELECTRICAL INFRASTRUCTURE...................................................................................................................... 6

3.

COMMUNICATION SERVICES .................................................................................................................. 7

3.1

EXISTING COMMUNICATIONS INFRASTRUCTURE ........................................................................................................ 7

3.2

PROPOSED COMMUNICATIONS INFRASTRUCTURE .................................................................................................... 7

4.

HYDRAULIC SERVICES .............................................................................................................................. 8

4.1

SEWER INFRASTRUCTURE ........................................................................................................................................................ 8

4.2

DOMESTIC COLD WATER INFRASTRUCTURE................................................................................................................... 8

4.3

PROPOSED DOMESTIC COLD WATER & WASTEWATER CONNECITONS ..........................................................10

4.4

GAS INFRASTRUCTURE ............................................................................................................................................................11

4.5

FIRE SERVICES INFRASTRUCTURE .......................................................................................................................................11

4.6

ESD ...................................................................................................................................................................................................12

FIGURE 9: BUNNINGS IN-GROUND RAIN WATER TANKS ........................................................................... 12 5.

PROPOSED INFRASTRUCTURE CONNECTIONS .................................................................................. 12

5.1

SA POWER NETWORKS ...........................................................................................................................................................12

5.2

NBN CO..........................................................................................................................................................................................12

5.3

SA WATER .....................................................................................................................................................................................12

5.4

APA GROUP ..................................................................................................................................................................................12

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

1.

PROJECT OVERVIEW The existing site is located at Lot 5, Adelaide Road, Victor Harbor.

The proposed development comprises a mixed use development comprising of the following components: 

Coles Supermarket (3,950m2) and 305 car park spaces.



Bunnings Warehouse (9,555m2).



Market Centre (300m2) and 339 car parks.



Tenancy (200m2).

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

2. ELECTRICAL SERVICES 2.1

EXISTING ELECTRICAL INFRASTRUCTURE

High voltage and low voltage overhead power lines are located along the western side of Hindmarsh Road, terminating at a Stobie pole on Adelaide Road and continuing north underground. The future signage zone at the south eastern corner of the site must be located to avoid clearances to the overhead cabling. The office of the Technical Regulator stipulates a clearance of 4.5m from a non-accessible structure to the nearest high voltage conductor at maximum swing and sag. SAPN may be engaged to undertake a swing and sag calculation upon request.

Figure 1 - Existing SAPN infrastructure at proposed south eastern entrance.

Preliminary information from SAPN has shown the underground cabling on Adelaide Road to be near the eastern property boundary of the site. Non-trafficable SAPN pits are also located on this length of cabling. SAPN will advise the exact location of the pits. There is uncertainty of the exact location of the underground cabling and SAPN have advised an underground survey should be carried out.

Figure 2 - Indicative locations of SAPN pits adjacent eastern side of site.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

An existing pad mounted transformer is located on the site. This receives an underground high voltage connection from the cabling adjacent the site and supplies low voltage connections to businesses on Adelaide Road. SAPN have advised this will require replacement with a transformer and associated easement 3m wide and 4m deep on the site adjacent the eastern boundary. SAPN will advise the cost of this including associated works to their infrastructure. A Stobie pole is located at the proposed south eastern entrance to the site, as shown in Figure 1. This supports overhead high and low voltage cabling along Hindmarsh road and provides overhead high voltage cabling to Port Elliot Road. As this area is proposed for relevelling, the Stobie pole will require replacement. An offer has been requested from SAPN to relocate this pole north and replace the existing overhead cabling. Two DPTI lighting columns are located at the north eastern and north western corners of the roundabout. SAPN have been engaged to undertake a survey in order for them to advise the maximum distance north to which the Stobie pole may be relocated. 2.2

PROPOSED ELECTRICAL INFRASTRUCTURE

A preliminary estimated maximum demand calculation has been undertaken for the proposed development using the Coles and Bunnings kits, which suggests a peak building electrical demand of 1410 kVA. To accommodate this demand, a 1.5 MVA pad mounted transformer is proposed, to be located at the north most proposed entrance. An application has been submitted to SAPN requesting a firm offer for provision of this power supply.

Figure 3 - Proposed electrical power supply arrangement.

SAPN have been requested to provide formal advice on the suitability of this proposal.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

3. COMMUNICATION SERVICES 3.1

EXISTING COMMUNICATIONS INFRASTRUCTURE

The proposed site is currently served by an underground copper connection via a 32mm conduit and NBN pit on Adelaide Road. NBN have advised that this conduit is insufficient for installation of a new connection. NBN underground conduits are also located opposite McCracken Drive, Adelaide Road and Hindmarsh Road. 3.2

PROPOSED COMMUNICATIONS INFRASTRUCTURE

An application has been lodged with NBN Co. to provide fibre optic communications connections to the Bunnings, Coles and Medical facilities. Due to the existing NBN infrastructure in the area, NBN are highly likely to accept this project.

Figure 4 - Proposed NBN arrangement.

A main communications room in each building will contain the NBN fibre termination equipment and breakout frames for reticulation of communications cabling. The present cost for NBN connection is $400 per tenant which is payable by the developer. NBN Co. has been requested to provide a formal estimate of all costs for the development.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

4. HYDRAULIC SERVICES 4.1

SEWER INFRASTRUCTURE

The existing site is services by two connections, one along Adelaide Road and a second on McCracken Drive at the North Western corner of the site. The sewer main sizes are 100mm along Adelaide Road and 150mm along McCracken Drive respectively. An evaluation request has been sent to SA Water Corporation to determine capacity and suitability for reuse of the existing connections and provision of new connections. New commercial developments will require 150mm connections, of which the connection located on McCracken Drive is of suitable size. Use of this connection will depend on depth of connection required pending final drainage design. In addition, the augmentation of sewer mains traversing Down Street and establishing additional connections from Down Street, Adelaide Road and McCracken Drive will be a determined fee by SA Water Corporation with the connections requiring project specific determination of connection issues and cost.

Figure 1: Existing SA Water Sewer Mains Located in Down Street, Adelaide Road and McCracken Drive.

4.2

DOMESTIC COLD WATER INFRASTRUCTURE

The existing site is serviced by a 200mm water main traversing Adelaide Road, which runs along the Eastern boundary of the site. Based on visual inspection, the existing site is serviced by a 1 off 20mm water meter located off Adelaide Road. There was no visible backflow prevention identified on site.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

The existing water connections to the site will be upgraded to facilitate the new commercial development. An additional connection will be established from the 200mm main traversing Down Street on the South Western boundary of the site. Pending final design requirements there may be an additional connection established from the 150mm main traversing McCracken Drive on the Northern side of the site. Adequate backflow prevention will be supplied to new and upgraded connections. Any new water meter connections will require costing from SA Water Corporation in accordance with SA Water Corporation guidelines.

Figure 2: Existing SA Water Mains Located in Down Street, Adelaide Road and McCracken Drive.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

4.3

PROPOSED DOMESTIC COLD WATER & WASTEWATER CONNECITONS

Figure 2: SA Water Sewer & Water Mains Located in Down Street, Proposed Augmentation of sewer and New Connections.

Figure 4: SA Water Sewer & Water Mains Located in Adelaide Road and McCracken Drive, Options 1 & 2 for Proposed New Connections.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

4.4

GAS INFRASTRUCTURE

There is no current gas infrastructure in the Victor Harbor area.

4.5

FIRE SERVICES INFRASTRUCTURE

No fire connections currently serve the site. A network analysis has been carried out by SA Water Corporation at a number of sites along McCraken Drive, Adelaide Road and Down Street for future fire connections. Any new connections will require costing from SA Water Corporation in accordance with SA Water Corporation guidelines. New connections will require backflow prevention. Fire services requirements are as follows: Automatic fire sprinklers require a flow rate of 5,000L/min, additionally fire hydrants require a flow rate of 1800L/min (operating 3 simultaneously) at 700kPa. Total recommended tank capacity is 500kL and is required to be separated into a minimum of 2 tanks of 50% capacity each. However, understand it has been requested the tank capacity be divided into 4 x 125kL tanks. SA Water Corporation network analysis suggests tank infill is available from McCracken Drive or Adelaide Road (see figure below). Mains from Adelaide Road is considered more reliable and based on network analysis results it is assessed to be capable of providing 1,800L/min at 200kPa, as such it is recommended to be utilised for fire services water supply.

Figure 8: SA Water Corporation Water Mains Located in McCracken Drive and Adelaide Road.

LCE11205-004

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COLES AND BUNNINGS VICTOR HARBOR - BUILDING SERVICES SERVICES UTILITIES INFRASTRUCTURE REPORT

4.6

ECOLOGICAL SUSTAINABLE DEVELOPMENT INITIATIVES

The Bunnings store incorporates a system of underground rainwater storage tanks to supply irrigation water to the landscaping and nursery area and to the water closets flushing cisterns. The system incorporates 4 x 35,000 litre.

Figure 9: Bunnings 4 x 35,000L Rain Water Tanks

5. PROPOSED INFRASTRUCTURE CONNECTIONS 5.1

5.2

5.3

SA POWER NETWORKS

EMD:

2800 KVA

Point of connection:

HV infrastructure on Phillips Street

Size of Transformer:

2 x 1.5 MVA Transformers with switching cubicle

Contact person:

Lindsay Marsden (08 8404 4050)

NBN CO.

Contact person:

Jodie Lunn

Reference No:

AYCA-2NDF48

SA WATER

Contact person: 5.4

Danny Troiano (08 7424 1132)

APA GROUP

Contact person:

LCE11205-004

Sharon Dedecke (08 8159 1914)

12

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coles & bunnings, victor harbor lot 5 adelaide road, mccracken, sa

      APPLICATION ON NOTIFICATION – CATEGORY 2 Applicant: Development Number: Nature of Development: 453/E004/16 Type of development: Zone / Policy ...

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