Job Ref: 8403 26 July 2018 - sjshire.wa.gov.au · Page 3 8403_18July01L_bs.docx The variations to...

8403_18July01L_bs.docx

Job Ref: 8403

26 July 2018

Shire of Serpentine Jarrahdale

6 Paterson Street

MUNDIJONG WA 6123

Attention: Ms Heather Coles-Bayes – Senior Planning Officer

Dear Ms Coles-Bayes

Application under Regulation 17 – Amendment Request to Approval Redevelopment of Oakford Traders Liquor Store, Convenience Store and

Fuel Station (DAP Ref: DAP/13/00615)

Lot 196 Thomas Road, Oakford

Rowe Group acts on behalf of Humich Nominees Pty Ltd & Far Super Pty Ltd

(our ‘Client’), the landowner of Lot 196 Thomas Road, Oakford (the ‘subject site’).

Pursuant to Regulation 17 of the Planning and Development (Development

Assessment Panels) Regulations 2011, this application seeks a number of minor

amendments of DAP Approval DAP/13/00615 (LG Ref: PA17/908) which was

issued by the Metro East Joint Development Assessment Panel (‘JDAP’) on 9

January 2018.

Please find attached the following documents forming our request under

Regulation 17 of the Planning and Development (Development Assessment Panels)

Regulations 2011:

A copy of the current Certificate of Title;

3 x copies of the amended development application plans proposal

including Floor Plans and Elevations to scale;

1 x CD copy of the plans for the development proposal;

A completed and signed Development Assessment Panel Application Form

2;

A copy of the original Development Approval (DAP Ref: DAP/13/00615)

A copy of the most recent Development Approval (DAP Ref: DAP/13/00615);

and

A cheque for $536.00, being the application fee for an Amended

Development Application under Regulation 17.

Further background and justification in support of this application is provided

below.


Background

Planning Approval was originally issued by the Metro East JDAP on 4 November 2013 for the proposed

redevelopment of the site known at the “Oakford Traders” for use as a Liquor Store, Convenience Store and

Service Station. The original approval sought for the relocation and redevelopment of the Oakford Traders,

including the redevelopment of the service station, approximately 100 metres to the east of the current location

to bring the existing operations into line with contemporary standards, whilst improving the overall aesthetics of

the site through architectural design.

Specifically, the approved development comprises the following:

Relocation of the convenience shopping store which includes café/restaurant facilities and the

redevelopment of a service station with a floor area of 340m²;

Relocation of the current liquor store with a floor area of 292m²;

Car wash and rest area;

Service station with fuel for cars and separate fuel and parking for trucks;

Security fencing (2.1 metres) being proposed at the rear; and

Playground and recreation area / alfresco.

Subsequent applications to extend the term of planning approval from that of the original Planning Approval

have since been lodged and approved by the JDAP, due to complexities involved with a number of the conditions

of approval, detailed as follows:

DAP/13/00615, approved on 29 September 2015 which sought to extend the term of planning approval by

two (2) years.

DAP/13/00615, approved on 9 January 2018, which sought to extend the term of the planning approval by

an additional two (2) years.

Proposed Amendments to DAP Approval DAP/13/00615 The Proposed Application seeks the following amendments to DAP Approval DAP/13/00615:

Minor alterations to the approved layout; and

Amendment to Condition No. 17 to allow the service station / convenience store to operate 24 hours a day.

Further details and justification with respect to each of the proposed amendments is provided below for your

consideration.

1. Minor alterations to the approved layout

A number of minor alterations to the approved layout are proposed which have arisen as a result of detailed

design and addressing the various tenancy specific and commercial requirements of each of the operators.


The variations to the approved layout are considered to be minor in nature and do not substantially alter the

intent, scale and intensity of the proposed development.

The modifications to the approved layout are generally summarised as follows:

The proposed car wash facility on the eastern boundary of the site has been removed;

The Liquor Store has been detached from the service station / convenience store to provide for better levels

of circulation within the site whilst providing for a built form outcome which provides appropriate passive

surveillance over Thomas Road and areas of internal car parking.

The truck re-fuelling canopy has been relocated to allow for improved access to the service station and

provide for more efficient circulation and flow for heavy rigid vehicles (i.e. trucks entering the site can easily

manoeuvre into the re-fuelling station).

The truck parking bays have been re-located towards the southern boundary of the site to allow for more

efficient vehicle manoeuvring through the site and reduce potential conflicts with vehicular traffic and

operations associated with the service station / convenience store and liquor store uses.

The addition of a “drive-through” facility to the service station for commercial operations of the convenience

store (i.e. take-away coffee, food, etc).

As noted above, the modifications to the approved development layout are considered minor in nature and are

not considered to alter the scale or intensity of the development. The modifications have largely arisen as a

result of detailed design and accommodating the relevant tenancy specific commercial requirements. The

revised layout remains compliant with the required number of car parking and ACROD bays as per the

conditions of Planning Approval DAP/13/00615.

2. Amendment to Condition No. 17 to allow the development to operate 24 hours a day

It is noted that the original Development Application did not specify hours of operation as part of submission

and therefore, it was open to Council to establish the hours of operation it deemed appropriate. In this regard, it

is noted that the development was approved with a condition limiting operating hours of the proposed

development to 5.00am – 9.00pm accordingly.

Specifically, Condition No. 17 of Planning Approval DAP/13/00615 states:

17. Operating hours are limited to 5am to 9pm seven days a week unless otherwise approved by Council.

As part of this application, it is requested that the JDAP modify the hours of operation to allow the development

to operate 24-hours a day, subject to individual tenant / operator requirements. In this regard, this application

seeks an amendment to Condition No. 17 of Planning Approval DAP/13/00615 to state:

17. The development may operate 24-hours a day, seven days a week unless otherwise approved by Council.


The intent of the proposed modification to Condition 17 is to bring the proposed service station / convenience

store operations in line with existing service stations within Western Australia. That is to say, the majority of

service stations / convenience stores within Western Australia are able to operate in an unrestricted manner,

being 24-hours a day, seven (7) days a week. Further, the ability for the service station / convenience store to

trade 24-hours a day, seven (7) days a week will offer a service to the local community, by way of providing for a

place to purchase fuel and other small household necessities during times which most of the major retail

operators would otherwise be closed.

It is noted that the development also seeks to ensure opportunities for passive surveillance are maximised to

provide for adequate levels of safety and security to customers, staff and nearby residents. In this regard, the

following measures will be implemented at all times to ensure the safety of customers, staff and nearby

residents:

The ability to operate the service station / convenience store 24 hours a day, seven (7) days a week will bring

the development into line with the industry standard for service stations within Western Australia which as

a general rule, operate all year round due to the nature of the type of business.

The development will operate 24-hours a day, resulting in increased levels of surveillance during otherwise

unstaffed periods.

The subject site is surrounded by rural properties with the nearest residence is approximately 180m from

the development, meaning impacts arising from 24-hour operations on nearby residents are minimised.

The relocation of the car parking area to the northern boundary of the site adjacent to Thomas Road

ensures passive surveillance is provided for from the proposed commercial buildings and passers-by /

vehicular traffic travelling along Thomas Road.

The areas of activity at the front of, and between of the buildings are all well integrated and are clearly

visible from Thomas Road, with the steady stream of customers providing for an increased level of activity,

therefore increasing levels of safety and security within the site and surrounding area.

Existing street lighting within the Thomas Road reserve will provide adequate levels of visibility during night-

time operating periods.

Entries to the site are clearly visible, with no blind corners or alleyways proposed.

Floodlights and CCTV cameras are proposed to be installed and used on site to ensure a safe a secure

environment is provided for.

On the basis of the above, it is considered that the proposed modification to the approved opening hours of the

development may be supported, as it is considered that appropriate safety and security measures are in place to

protect the amenity of customers, staff and nearby residents within the area.

Refer Attachment 2 – Development Application Plans


Conclusion

This application seeks a number of minor modifications to Planning Approval DAP/13/00615. As summarised

within this submission, the alterations to the approved layout are considered minor in nature and have arisen as

a result of detailed design and commercial tenant negotiations. These minor alterations are considered to

improve the overall efficiency, vehicle, and truck circulation of the subject site.

The proposed amendment to Condition No. 17 will allow the development to operate 24-hours a day, seven days

a week is consistent with most roadhouse type developments. It is considered that the development

appropriately addresses safety and security matters through the implementation of passive surveillance

measures as detailed within this correspondence and therefore, the application may be supported.

We trust the information contained within this submission is sufficient to enable the Shire’s assessment of the

proposed modifications to DAP Approval DAP/13/00615. Should you require any further information or

clarification

Should you require any further information or clarification in relation to this matter, please contact the

undersigned on 9221 1991.

Yours faithfully,

George Hajigabriel

Rowe Group

Encl.


Attachment One Copy of the Certificate of Title


Attachment Two Copy of the Development Plans

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Attachment Five A copy of DAP Approval DAP/13/00615 dated 9 January 2018

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(08

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08)

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C02

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04T:

(08

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81 6

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SUB

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A 69

04T:

(08

) 93

81 6

788

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F: (

08)

9381

461

9 |

E

: oka

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arch

.com

.au

Proj

ect N

umbe

r

1 :

200

C:\R

evit

Tem

p\12

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Mas

ter_

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.rvt

C02

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SITE

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