City of Charles Sturt 72 Woodville Road, Woodville, South Australia 5011 T 08 8408 1111 F 08 8408 1122 www.charlessturt.sa.gov.au

Plans and Details for Category 2 and 3 Applications

The information provided here gives the details currently on public notification for development applications within the City of Charles Sturt. The information is provided to help inform the public about these specific applications during the notification period.

Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a Category 2 notification and you were not entitled to receive notice of the application in accordance with the Development Act 1993 and Development Regulations 2008 you cannot make a representation in relation to the application.

Plans, specifications, other technical drawings or content provided as part of this information may be protected by Copyright laws and should not be reproduced.

Should you require a copy of the application details and plans you must provide Council with your name, address and contact details pursuant to 34(3) of the Development Regulations 2008. An email with this request can be sent to Development@charlessturt.sa.gov.au and a prompt response to this request will be provided.

72 Woodville Road, Woodville TUB 84081111 South Australia 5011 F 088408 1122 P0 Box 1, Woodville SA 5011 charlessturt.sa.gov.au

6 July 2011

FILE COPY

City of Charles Sturt

Development Act, 1993

Notice of Application for Category 3 Development pursuant to Section 38(5) of the

Development Act, 1993

Application 252/0181/11 Applicant Mr AM Pettinau

Proposal Renotified due to altered site layout - Change of use from industry

to shop (bulky goods outlet) - (Non-complying)

Land 978-980 Port Road ALBERT PARK SA 5014

Certificates of Title Lot 67 IP 118249 Vol 5989 Fol 970

Lot 52 P 17473 Vol 5989 Fol 972

Zone Industry Zone - Precinct 22 Albert Park - Industry Interface

The application may be examined at the Office of the Council at 72 Woodville Road,

Woodville, during normal business hours and any person or body affected may make relevant

representations in writing concerning this application to reach the Chief Executive Officer not

later than Wednesday, July 20, 2011.

Each person making a submission should indicate whether that person wishes to appear

personally or be represented by another party before the Charles Sturt Development

Assessment Panel in support of that submission.

Please note that, pursuant to Section 38(8) of the Development Act, a copy of each

representation received will be forwarded to the applicant for a written response.

Details provided by the applicant, written representations and other technical reports form

part of the reports attached to the agenda. The minutes of the meeting also record the name

and address of persons making a verbal representation. The agenda, minutes and

accompanying report is made available on Council's website. Information, including names

and addresses recorded in these documents can therefore be searched by the various website

search engines.

Information relating to the subject land can be viewed from the zone and policy area map

search on the Planning and Development page of Council's website at

www.charlessturt.sa.gov.au

Please contact Philip Smith on 8408 1375 or councjlcharlessturt.sa.gov.au should you have

any queries in relation to this matter.

• ••• • ••44 • 4444*4..44• • ••4• .44 • •••••••• ••• • 444

COUNCIL Cliv Of CHAPIkS SIURT

APPUCANT: ANTHONY PEfl1NNJ

Postal Addres,: Cl- 33 CAJRING1ON SWEET

ADELAIDE SA

OWNEt OPAL EENCE PlY LID & OIHERS

PostdAd&o POBOX5

KENSNGTON PARK SA W68

BUILDEt

ISA

Postal Add re&,

Licence No:

coNTAcT PERSON FOR FURThER INFORMATION

Name: GREG VINCENT - MASTER RAN SA PlY LTD

Telephone: 8221 6000

FacMIe: 8221 6001

Motile: 0413 832 603

EXISTING USE:

VACMU - WAJHOUSE & OFHcE

FOR OFFICE USE

DovelopmontNa

Previous Development N.

Aneumnt N

U C..Pvft Appcallon Iowarded to DA

Comntsloc/Cowicfl 0n

/

Den:

lype:

U Non-c onipfring

o NolmcollonCat2

U NofficalloaCot3

O Refenob/Coacurence

U OACo.rnb.Ia.

0ec, Fees R0C41$ No Dote

-w

IUldng

Lond DivislotE

Add llon

Dey Apmvot

DESCRIPTION OF PROPOSED DEVELOPMENT: SHOP (BULK? GOODS RETAIL) & OFFICE

LOCATiON Of PROPOSED DEVELOPMENT:

H. No: 976 Lot No: Street PORT ROAD Town/Suburb: ALBERT PNK

Section No (bzII/pt): Hurred: Volume: 5989 Folio: 970

Section No (full/pad): Hundred: Volume: 5959 Edlo: 972

Site P.eo (rn2): Reser Area (mo: No or Eds1lng PJ!otrnen__

Nw,ter of ACId HIonoI flolments - (ExctudnQ Rood arid Peso.o): ------------ teose NO El

BUILDING RULES CLASSIFICATION SO

If Ooss S & 7.8 or 9 is sout, state the proposed nun -be, of ewØoyees Ferncle: Mole:

if C ficotlon is sa4* stale The r&mter of perns foe

If sot4,t. state the poposed niniber of OCa4XN1IS of the valous spaces at The pro rites__________________

DOES EITHER SCHEDUIX 21 CR22 OF IRE DEVELOPMENT REGULATIONS 1993 APPLY? YE& El NO:

HAS THE COICIRUCTION INDUSIRY TRAINING RIND AC 1993 LEVY BEEN PAID? YES: a NO:

DEVELOPMENT COST ()o not include any fit-out costs): S85,000

I acknowledge Ihat copies of This opp6coon and suppofing docunieMotlon may be p.ovlded to bi$dd poisons In occordonco wilt, the Devolopme.d Regolalloris 1993. - - —

SIGNATURE: -- --

Doted 25JPNUftJ?V 2011

FOR AND ON BEHALF OF THE APPUCPNT

anc

-ft -T•it1e Register Search LANDS TITLES OFFICE, ADELAIDE

For a Certh9te of Tree issued pursuant to the Real Prcçierty Act 1886

REGISTER SEARCH OF CERTIFICATE OF TITLE * VOLUME 5989 FOLIO 970 *

COST $18.70 (GST exempt ) PARENT TITLE CT 5421/185 & OTHERS REGION EIL AUTHORITY : TG 10681705 AGENT BTPL BOX NO 000 DATE OF ISSUE : 11/07/2007 SEARCHED ON 25/01/2011 AT : 09:46:24 EDITION : 2 CLIENT REF MR - 13112

REGISTERED PROPRIETORS IN FEE SIMPLE

OPAL ESSENCE Pfl. LTD. OF 99 UNDIVIDED 100TH PARTS AND ANTHONY MARSDEN PETTINAU OF 1 UNDIVIDED 100TH PART ROTH OF P0 BOX S KENSINGTON PARK SA 5068

DESCRIPTION OF LAND

ALLOTMENT 67 FILED PLAN 118249 IN THE AREA NAMED ALBERT PARK HUNDRED OF YATALA

EASEMENTS

SUBJECT TO THE EASEMENT OVER THE LAND MARKED G TO THE MINISTER FOR INFRASTRUCTURE (V 6644085)

SUBJECT TO THE EASEMENT OVER THE LAND MARKED H TO THE SOUTH AUSTRALIAN GAS CO. LTD. (V 6644085)

SUBJECT TO THE EASEMENT OVER THE LAND MARFED H TO THE AUSTRALIAN & OVERSEAS TELECOMMUNICATIONS CORPORATION LTD. (V 6644085)

SUBJECT TO A FREE AND UNRESTRICTED RIGHT OF WAY OVER THE LAND MARKED E AND F

SUBJECT TO FREE AND UNRESTRICTED RIGHTS OF WAY OVER THE LAND MARKED C

TOGETHER WITH A FREE AND UNRESTRICTED RIGHT OF WAY OVER PORTION OF ALLOTMENT 66 MARKED C

SCHEDULE OF ENDORSEMENTS

10718363 MORTGAGE TO WESTPAC BANKING CORPORATION

Coin.

Page 1 of 4

The Re9istrar-General certifies that this Thie Register Search displays the records maintained in the Register Book and other notations at the time of searching.

Title Register Search LANDS TITLES OFFICE, ADELAIDE

For a Cevlificate of Title Issued pumuard to the Real Property Act 1886

REGISTER SEARCH OF CERTIflCATE OF TITLE * VOLUME 5989 FOLIO 970 *

PARENT TITLE CT 5421/185 & OTHERS REGION : E)IL AUTHORITY TG 10681705 AGENT : BTPL Box NO : 000 DATE OF ISSUE 11/07/2001 SEAACHED ON 25/01/2011 AT : 09:46:24 EDITION : 2

NOTATIONS

DOCUMENTS AFFECTING THIS TITLE

NIL

S NOTES

NIL

END OF TEXT.

Page 2 of 4

The Registrar-General certifies that this Title Register Search displays the records maintaIned in the Register Book and other notatIons at the time of searching.

flOfles

I

• ThNDsmTLE5trFICrAOELA1D ScUTH AUSTRALIA - --

DIAGRAM FOR CERTIFICATE OF TIRE VOLUME 5989 FOLIO 970

SEARCH DATE 2510112011 TIME: 09:46:24

ENLARGEMENT NOT TO SCALE

67 H

C I 85°28'3O I

soo\±u

V I EG G 1

a's 281•43.3 I 66

.. C

0 8B/Di i C

(4

UI U'

-

52 , ioo ct it °2830 C1

0

BI l

I I DP 52007

\6 -19 9'30

2043 1-74 V

50 27300

Page 4 of 4

1ii a'

II 54

I4&4tn2 I - . I It I •I S 4

I I utti#

67 Hu; 4864in2

85I2S3 e 1H1 I 270

• S

4

VIDE 1 ENLGT1 ,iot66*

I 5124OcS [ prox

r- r' -- p_ 32•94 -

52% tillA

°' 109Cm2 S._ ?)

I 5 5 4 I I

-C

U) —4 23 P1 P1 —4

DP

833

DP

52007

LANDS TITLES OFFICE ADELAIDE SOUTH AUSTRALIA

DIAGRAM FOR CERTIFICATE OF TITLE VOLUME 5989 FoLIO 970

SEARCH DATE: 25/01/2011 TIME: 09:46:24

0

r a

s -c

$4

SCALE EmS 0 IS 30 45 60 75

Page 3 of 4

Title Register Search - - LANDS TITLES OFFICE, ADELAIDE

For a Cegtifiale of We issued pursuant to the Real Property Ad 1886

REGISTER SEARCH OF CERTIFICATE OF TITLE * VOLUME 5989 FOLIO 972 *

COST $18.70 (GST exempt REGION E)IL AGENT BTPL BOX NO 000 SEARCHED ON 25/01/2011 AT 09:47:17 CLIENT REF MR - 13112

PARENT TITLE CT 5421/185 & OTHERS AUTHORITY TG 10681707 DATE OF ISSUE 11/07/2007 EDITION 2

REGISTERED PROPRIETORS IN FEE SIMPLE

OP/IS ESSENCE PT!. LTD. OF 99 UNDIVIDED 100TH PARTS AND ANTHONY MAPSDEN PEINAU OF 1 UNDIVIDED 100TH PART BOTH OF P0 BOX 5 KENSINGTON PARE SA 5068

DESCRIPTION OF LAND

ALLOTMENT 52 FILED PLAN 17473 IN THE AREA NAMED ALBERT PARE HUNDRED OF TAT liSA

EASEMENTS

TOGETHER WITH A FREE AND UNRESTRICTED RIGHT OF WAY OVER THE LAND MARKED D

SCHEDULE OF ENDORSEMENTS

10718363 MORTGAGE TO WESTPAC BANKING CORPORATION

NOTATIONS

DOCUMENTS AFFECTING THIS TITLE

NIL

PEG

SNERAS'S NOTES

NIL

END OF TEXT.

Page 1 of 3

The Rcistrar-GeneraI codifies that this Title Register Search displays the records maintained in the Register Book and other notations at the time of searching.

DP 833

DP 52007

- I

LANDS TITLES OFFICE ADELAIDE SOUTH AUSTRALIA

DIAGRAM FOR CERTIFICATE OF TITLE VOLUME 5989 FOLIO 972

SEARCH DATE : 2510112011 TIME: 09:47:17

1.62

iiPitt

• •0 $

0 I I

54 Is

1464in2 2 I I I S S 4 ........

67 $528'30' e 4864m I I 270 '

A 'e. 0

II

VIDE Ij VI

ENLGT 66 q1240m2

2812.30 qprox r • - $-

A

I IS S I I'

- • t

% 52 0. IO9Om

17 S I I I I S SI tI

'S ftj II I

t 1'

0

SCALE Mt1wS 9 15 30 45 60 75

-C

U) —4

rn m -4

Ci

Page 2 of 3

B/Oj I I IAI JB

5.00 C11/cI 28, 30

BI DP

52007

0I 01 • Q

mD

0

.4 'C.

• LANDS T1TLOFFICEADgLAIDEOLJTH AUSTRALIA — — —

DIAGRAM FOR CERTIFICATE OF TITLE VOLUME 5989 FOLIO 972

SEARCH DATE : 25/01/2011 TIME: 09:47:17

I 67 e r I-- ••

• • Ifl I I • ises. - r..

23I43t

l 45.$4

ENLARGEMENT NOT TO SGMl

III 1) 1*

I C Nj, 950 28'3O F

'c z 4. .:°t Itt I fs

' C •

S?3j - I --

66 • I •' I I

(1

— acE.

page 3 of 3

¶1 7

A,

. ": .!¼

/

Ii

4. : All Sy

It rn

rR pkv

b r N

ir

OIL fL - 1IF •O /1 --L! .

I V..A:

._;••• ,, :'

Legend: Locality Plan l I Subject Site

978 Port Road

zoning: ALBERT PARK

In Industry 000A4

MU Mixed Use 0 80m R Residential

- Special Use

MasterPlan 33 Carnngion Slree? Tel 088221 6000 mast.rplan corn au p'anOmaterplancomau . Adelaide SA 5000 Fax 088221 6001 0 Jan 2011 DS 1317210

-4

:A4 I

: • 1'

I • LI:. d

In

I

rm

INN mow

\ t~' r11

mun7\

if 4) —

/W4)

L- -

I -. • !

Legend: L I Subject Site

Zoning: In Industry R Residential SU Special Use

4 1 2XX C 44

0 40m

MasterPlan

10. -

33 Cartungton Street Tel 08 $221 6000 mast.rplan.com.au Adelaide SA 5000 Fax 088221 5001

planUmasterplan (om,au O)an 2011 05:13112_i 0

Locality Plan 978 Port Road ALBERT PARK

MasterPlan 1j

WM COUIITAY tAMN( AS

South Australia 33 Cafflngton Street Adelaide SA 5000 Tel 08 8221 6000 Fax; 08 8221 6001

Northern Territory F"SECERIED JUJY

33/16 Charlton Court

Zan Woolner NT 0820 Tel; 08 8942 2600

m asterpla n.com • au

8 June 2011

Our Retet:13245LET01doa

City of Charles Sturt

P0 Box 1 WOODVILLE SA 5011

ATTENTION: MR PHiliP SMITH

Dear Mr Smith

Re: Deyelgnrnent Application 252/0181111. Chanqe of Use from Industry to Shoo (Bulky Goods Outlet)

978-910 Port Roat Albert Park

On behalf of Mr Anthony Pettinau, we refer to the abovernentioned development application

The application, which is for a non-complying form of development has previously undergone Category 3 public notification, during which one representation from the owner of an adjacent property was received.

In response to that representation, the applicant has reconsidered the proposal and has had significant discussions with the representor.

The applicant has determined that the preferred course of action is to amend the application in a manner which not only addresses the issues raised by the representor, but results in an improved configuration and appearance of the site.

Please find enclosed with this correspondence the following documentation

Site Plan 10-525-SKi Rev K prepared by Bryant Concepts;

amended Statement of Effect prepared by MasterPlan SA Pty Ltd; and

Traffic and Access Report prepared by GTA Consultants.

The key amendment to the proposal is that it now involves the demolition of the front portion of the building and the establishment of a car parking area between the new facade of the building and the Port Road frontage of the site.

Other changes involve amendments to the circulation of vehicles on the site, removal of the rear

undercover car parking area, better definition of leading areas and increased provision of landscaping at the front of the site.

These changes allow for circulation to occur in a manner that addresses the key concerns raised by the representor. Further, it ensures that the car parking for the bulky goods outlet and office is more conveniently located adjacent the entrances of both of these facilities.

Maslerclan SA Ply Lid ACN 007 755 277

•I'\ MasterPlan _wN*cQuNTRv PLAWN(Rs

The proposal to demolish the front portion of the building removes the oldest and least functional

portion of the building and will enable a modern facade to present to the highly viable Port Road frontage of the site. Combined with the increased setback, it is considered that this should result in a

significant improvement in the appearance of the site when viewed from Port Road compared with the Current situation.

The amended proposal provides for access to the site from Port Road (left turn in) and Jervois Street It

provides for left turn out egress from the site to both Port Road and May Street. The report of GTA Consultants suggests that the provision of car parking on the site, the access arrangements and the impact on the surrounding road network are all acceptable.

It is also noted that on May Street, where several crossovers to roller doors on the facade of the

building currently exist the applicant proposes to close these access points and reinstate the stand-up kerb and landscaping. The only access point to May Street will be the left turn egress from the front car parking area.

The revised proposal is considered to be an appropriate form of development of the site for the reasons set out in the amended Statement of Effect. It is an improved concept over the application originally submitted and suitably addresses the concerns raised by the representor.

It is requested that Council formally make the representor aware of the revised proposal and the applicant advises that they have no objection to copies of documentation being fonvarded to the representor.

Yours sincerely MASTERPLAN A PlY IT

enc: Site Plan three copies). Amended Statement of Effect GM Consultants Report.

cc Mr Anthony Pettinau (PC Box 5, Kensington Pavlc SA 5068).

Mastnplan SA Pty Ltd

ACN 007 755 277-

MAY STREET

CASH

10.1

___ 9APP4TPG

SPOTLIGHT

PrwnNG ENTRANCE

PROPO%D CARPARIUNG (t.T)

IS It

1-

It SPOWGMT ENTRANCE

/

- -

/ 4•

/

--v

'It

Lot 67

WI CM.

A ot 52 -

__.r •':__

- - -----r

LAY3Y ML

-

- -- •1*

45_I

C)

C) m

/

m rn

/ 1 DESPATcH t22'

DI 94A / SPOTUGHI LOAOe4G ZONE ZONE / LOAD*4G ZONE

0 I-I

t.OADIG ZONE

CMI ENTRANcE

EXISIP4G C$ AND GUTTER TO SE REMOVED BY ANTHONYPETTI4IAIJ AND REPlACED WTTH CONCRETE SPOON DRAIN TO MATCH TNE EXISTING LANE WAY SPOONDL*JN

SITE PLAN

101Cr t.G.CnG.

10101,..alI . I.X%

II*CrCG1.I &

cor10.. 1.4IW1.F*S flIOdtIr cn..e, OlIC CJ)*fllV4l?fl. 'ItS C_*IflIlCmIC tflSflItt liter ii C...' fl_Il_I

IorCC

11111CC

WIC0AtW

CAI&S AiSHOM ISSUE OfACADFUS III? IltIl140 COI'IIJIfl lilt II"*il,1 TIlt C0'TIICWT or u.n..,

01.1 I 2'2010

0 p000 4000 b000 0 O00 300O0

ORA S MOU COICIltS C CCI C0l' 'IUIII Am

I..,,.' I' %C1.0 •.Ili4lI 1 ,tPIOnbtObOIl teIQlflTO* CM. 04** 1.41 *414,

'..t os.,tno. ISICIROV bda -- - --

TIll R!Iu4 no...non 1. '.0 1101,1* 1 *015*0 1 11.1*4 ..4

SKETCH DRAWING '0 l. 10* Cc •fl%CTC0-- ni sr ..n s.t SC'SE

_I.dDfl0UTh •

VU( CC

0N1 cOaTtO OLSOn It40d V I an. nfl V alolal Sw0* V c.a.,al sn-It. V I Cl_tn's.. %0VflI 5 0 CM1 SI.! 1.100101 5 C CLIII' *0.. VIllill K I V * IT0* DCII I' -

1 BRYANT CONCEPTS U BUILDING DESIGNERS & ENGINEERS

III IOnS 3166 L..d.. S k..* T.. 565067 1 .4T5$362R$60 F '6'I$362U90!E ..q ..W-,..*o.*.'I1..-...*.IAI'*RR0iR0 950

BEECHMONT •-" 10-525

asterPlan

A_~ __ M i. ."I.; o..._

STATEMENT OF EFFECT (AMENDED)

CHANGE OF USE TO SHOP (BULKY GOODS OUTLET), AND ALTERATIONS AND ADDITIONS TO EXISTING BUILDING

AT: 978 PORT ROAD, ALBERT PARK

FOR: ANTHONY PETT1NAU

1.0 INTRODUCTION

This amended Statement of Effect has been prepared in relation to an application by Anthony Pettinau

for a development application for a change of use to 'shop' (bulky goods outlet) of a portion of an

existing building located at 978 Port Road, Albert Park.

The application is a non-complying form of development as a 'shop' in the Industry Zone of the

Charles Sturt (City) Development Plan (in which the subject site is located) in excess of 250 square

metres is listed as a non-complying form of development. None of the listed exemptions to the non-

complying designation of a shop apply to this proposal. The proposal is therefore a non-complying

form of development.

An initial Statement of Effect was prepared following the receipt of correspondence from the City of

Charles Sturt dated 22 February 2011 identifying the non-complying nature of the proposed

development and advising that Council has determined on the basis of the brief Statement in Support

submitted with the application to proceed with an assessment of the application. The application has

been assigned Development Application 252/0181/11. Following Category 3 public notification,

during which one representation was received from the owner of a neighbouring property, it was

determined to amend the proposal plans, undertake alterations and additions to the building on the

site and alter the configuration of the car parking and vehicle access to the subject site.

This Statement of Effect has been prepared in accordance with Sub-regulation 17(4) of the

Development Regulations 2008. following Council's decision to proceed with an assessment of the

application.

Pursuant to Sub-regulation 17(5), this Statement of Effect contains:

• a description of the nature of the development and the nature of its locality;

• a statement as to the provisions of the Development Plan which are relevant to an assessment

of the proposed development

• an assessment of the extent to which the proposed development complies with the provisions

of the Development Plan;

• an assessment of the expected social, economic and environmental effects of the

development on its locality and

• any other information specified by the relevant authority.

1 MaslerPlanSAPtyLtd ACN 007 755 277

Mst,rPp

In preparing this Statement of Effect I have reviewed the amended proposal plans lodged with the

application, considered the relevant provisions of the Charles Sturt (City) Development Plan and have

inspected the subject site and locality.

2.0 NATURE OF SITE AND LOCALiTY

The subject site is located at 978 Port Road, Albert Park, on the south-western side of Port Road,

adjacent the intersection of Port Road and May Street. In addition to the Port Road frontage, the

subject site has frontage to May Street to the west and Jervois Street to the south.

The extent of the site is detailed on the attached Site Plan.

The subject site is comprised of two allotments and is more formally described as:

Allotment 67 in Filed Plan 118249, Hundred of Yatala (CT Volume 5989 Folio 970); and

Allotment 52 in Filed Plan 17473, Hundred of Yatala (CT Volume 5989 Folio 972).

The subject site has an overall area of 5,954 square metres and is generally described as a long

rectangle running north-south between Port Road and Jervois Street.

The site has a frontage of 47.8 metres to Port Road, a three sided corner cut off on the May Street

intersection totalling 21.43 metres, a frontage of 137.14 metres to May Street a 4.32 metre corner cut

off on the Jervois Street intersection and a frontage totalling 24.37 metres to Jervois Street.

The allotments are subject to and held with a number of easements and rights-of-way providing

access to the sites and several adjacent sites.

The site is currently developed with a large building totalling approximately 3,500 metres in area

located variously on and in close proximity to the May Street boundary of the site. Currently a number

of roller doors and crossovers on the May Street facade provide direct access to the site and building

from May Street.

The following photographs illustrate the building on the subject site

Figure 1: Southern facade of the building from adjacent Port Road.

lit tlSOOt dx 2 MasterPian SA Pty Ltd ACN 007 755 277

Figure 2: Southern facade of the building from Jervois Street.

FIgure 3: Building from May Street/Jervois Street intersection.

MasterPlan

An access roadway runs north-south between Port Road and Jervois Street along the eastern boundary of the allotment. The southern portion of this access roadway is not located on the subject allotments, but is the subject of a right-of-way appurtenant to the subject allotments.

Access to the building is also provided from several roller doors facing the access roadway. An office area in the order of 250 square metres is located adjacent the Port Road frontage of the subject site which is a separate tenancy and is not affected by the application before Council.

It is understood that the subject land has previously been used variously for warehousing, storage and light industrial purposes but has been vacant for a period of time.

The locality of the subject site includes a variety of light industry, service trade premises, bulky goods outlets, minor retail uses and residential areas. The majority of industrial land use in the locality

consists of warehousing and other low impact activities due to the interface with residential areas. Approximately 200 metres to the north-east of the subject site is a significant bulky goods retail

development accommodating Bunnings and Harvey Norman outlets.

131 tiSOEo 1 _ 3 MasterPlan SA Ply Ltd ACN 007 755 277

1Stf!fl

The locality is detailed on the attached Locality Plan and the overlay to the Locality Plan which

includes detail of the existing uses in the locality.

Located immediately adjacent the subject site to the south-east along Port Road is Modern Form

Furniture which is a bulky goods outlet and can be seen in Figure 4. South-east of the retail warehouse

is Tradelink which is a service trade premise (which is open to the public) and can be seen in Figure

Both of the properties to the south-east of the subject site contain retail components.

To the north of the subject site, on the opposite side of May Street is Festival City Wines and Food

Services, both of which have retail components.

Figure 4: Adjacent ret[ wirThuuse property to the south-east of the subject site.

-.

-i-- -

Figure 5: Service trade premises within the locality.

Residential development is located to the south and south-west of the subject site, including directly

adjacent the site on the opposite side of Jervois Street and the southern portion of May Street.

The following photos illustrate the interface with residential development in the locality and the

typical standard of residential stock.

4 MasterPlan SA Py ttd ACN 007 755277

Master Plan

Figure 6: Residential development immediatety adjacent subject site on May Street.

Figure 7: Jervois Street at rear of subject site, looking north.

Figure 8: Jervois Street at rear of subject site, looking south.

5 MaterPn SA Pty LZj ACN 007 755277

MasterPlan • COUNTRY PLAPJN(Rc

3.0 DESCRIPTION OF PROPOSED DEVELOPMENT

The proposal involves the change of use of the subject site to a 'shop' (bulky goods outlet) which will

initially accommodate a Spotlight store. Alterations and additions will be undertaken to the existing

building on the subject site through the demolition of the portion of the building nearest Port Road and internal alterations to the building. The existing office tenancy located in the portion of the

building to be demolished will be relocated to the north-western area of the altered building.

The bulky goods outlet will have retail goods including linen, furnishing fabrics, curtains and blinds,

craft goods and haberdashery. The products are all within the definition of products retailed by a bulky goods outlet as defined in Schedule 4 of the Development Regulations 2008.

The building will undergo internal modifications to facilitate a conversion of a portion of the building to a retail and back of house areas. These areas will be a total of 2,800 square metres. A new car park will be constructed between the altered building and Port Road and will provide 34 car parking

spaces, including a disabled space immediately adjacent the entrance to the bulky goods outlet. Additionally, the existing access roadway will be marked with 27 ninety degree angle parking spaces, adjacent the eastern facade of the building. Traffic movement along this access way will be one way,

entering off Jervois Street and exiting onto Port Road or May Street (passenger vehicles only).

Current access points to May Street will be closed and stand-up kerbing reinstated with the exception of emergency exits from the building required during the Building Rules Assessment of the proposal.

The retail area will be accessed from an entrance on the northern facade adjacent the Port Road frontage of the site.

A loading area will be created by line marking of the existing access roadway, allowing access for delivery vehicles up to Medium Rigid Vehicle (MRV) size that will service the site, with direct access into the building. Deliveries will occur from Monday to Friday with approximately three larger vehicles (medium rigid vehicles) and 10 smaller vehicles (commercial vans) making deliveries to the site each day.

Loading Zones on the access roadway serving the neighbouring property will also be formalised by

line marking and replacement of kerbing as shown on the Site Plan.

Hours of operation will be in accordance with the Shop Trading Hours Act 1977 and are anticipated to

be:

• Monday, Tuesday. Wednesday

• Thursday

• Friday

• Saturday

• Sunday

9.00am - 530pm;

9.00am - 9.00pm;

900am - 5.30pm;

900am - 5.00pm; and

11.00am - 5.00pm.

The facility will employ between eight and 20 staff depending on the day of the week and the time of the day.

MasterPlan SA Pty Ltd ACN 007 755 277

1311750E01 do<

J\ MasterPlan TOWN*COUNTRY PLANNERS

The existing offices at the front of the site will remain as offices of equivalent size being relocated to

the north-western portion of the altered building (being the current lawful use of this portion of the site) and having an overall area of 252 square metres.

Proposed advertising will form a separate application once the substantive use of the site is approved, together with any minor stnictural changes related to the specific tenancy. The current application seeks only the change of use and alteration of the building. Advertising shown on the Site Plan is

indicative only.

4.0 RELEVANT PROVISIONS OF THE DEVELOPMENT PLAN

The subject site is located within the City of Charles Sturt, and therefore requires assessment against

the provisions of the Charles Sturt (City) Development Plan, consolidated 2 December 2010.

The subject site is located within the Industry Zone as delineated on Zone Map ChSt/8 and within Precinct 22 Albert Park as delineated on Precinct Map ChStJ8 of the Development Plan. The following provisions are considered to be most relevant to an assessment of the proposed development.

Industry Zone

Objectives 1, 2 and 3.

Principle: 1, 3, 4, 5, 9, 19, 21, 22, 23 and 24.

Council-wide

Centres and Retail Development

Principle: 12. 14 and 15.

Design and Appearance

Objectives: 1, 2 and 3.

Principles: 2,3,4, 5,68,9, 10, 12, 13, 14, 15 and 18,

Industrial Development

Objectives: 2, 4 and 5.

Interface between Land Uses

Objectives: 1 and 2.

Principles; 1, 2, 3, 6. 8 and 9.

Orderly and Sustainable Development

Objectives: 1, 2, 3 and 4.

Principles: 1.

131 I 7 Masterplan 5,4 Ply Lid

2S0(0 ACN 007 755 277

j\ MasterPlan TOWM'COUNTRY PLANNERS

N— .

Transportation and Access

Objectives: 2.

Principle: 12, 13, 14, 15, 24, 25, 27, 28, 30, 32, 34, 35, 37, 38, 3, 4142, 43 4447.48 and 49.

Whilst all of the above provisions are relevant to an assessment of the proposed development, the most pertinent provisions are discussed in detail in the following sections of this Statement of Effect.

5.0 ASSESSMENT OF RELEVANT DEVELOPMENT PLAN PROVISIONS

5.1 Form of Develooment

Objective 1 of the Industry Zone seeks a zone primarily accommodating a wide range of industrial, warehouse, storage and transport land uses- Policy for Precinct 22 Albert Park seeks restriction on industrial traffic entering residential areas through the use of traffic management measures on May Street (south of Grace Street).

The Desired Character Statement for the Industry Interface Area seeks development that provides a transition between core industry and adjoining residential areas and specifically recognises retail uses

contributing to the Desired Character of the Industry Interface Area.

Uses comprise warehousing and distribution, industriaL commerciaL retai manufacturing, engineering, automotive ser4ce, offices, storage and a number of depots'.

Future development is envisaged to protect the amenity and safety of residential areas, with activities

that create any appreciable nuisance, have off-site impacts, cause traffic generation or have a detrimental impact on the amenity of properties in residential areas not being appropriate forms of development.

Principle of Development Control 3 states:

Retail uses should be ancillary to industñal, warehouse, storage or similar activities, except for bulky goods outlets and service trade premises within the Bulky Goods Policy Area 6.

While the proposed retail use is not ancillaiy to an industrial or warehouse use, bulky goods retail outlets are now widely recognised as being a highly compatible land use in fringe Industry Zones and share requirements for similar site characteristics such as large site and building areas, good access a degree of visibility with industrial uses.

The industrial land uses within the locality are generally small scale or low impact activities such as warehousing. More intensive industrial uses have either not established or have left the area for other

sites where their operations are less encumbered. The nature of the bulky goods retail outlet use proposed exhibits large floor space and storage areas, similar activities to that of warehouses within

the locality.

13I1250€0I40c 8 MasterPlan SA Ply ltd ACN 007 755 277

£\ MasterPlan IQWNCOUNTAY PLANNIfl

The subject site is not located in the Bulky Goods Policy Area 6, however is located in close proximity

(within reasonable walking distance) to that Policy Area. it is noted that Policy Area 6 is fully

developed and accordingly has no further capacity to accommodate additional bulky goods outlets.

Provisions specific to Precinct 22 Albert Park relevant to the proposal include:

22 Land uses serviced by heavy vehides or which ale high traffic generatort

(a) are lnappropñate in May Street (b) are appropriate lathe following roads:

(i) Gordon Street (ii) Jervols Street (Ill) Murray Street (iv) Port Road.

23 Land uses serviced by heavy vehicles or which are medium or high traffic generators on a site with a frontage of less than 50 metres are inappropriate In Port Road.

24 No furtha vehicular access points should be provided off the foflowing roads:

(a) Glyde Street (b) Gordon Street (c) Jervob Street (south east of the railway line) (d) Lawrence Street (e) Lawton Street (U Port Road (smith of the railway, crossing)

(9) West Lakes Boulevard except the comtnjctloo of one additional acss point to the former SABCO site identified as Lt 12 Deposited Plan 55619 CT 5831/639.

The proposal will close existing access points directly from the building to May Street, with the

exception of a new left turn only exit from the car parking area proposed at the front of the site. The

existing access points to May Street result in a reduction to on-street parking spaces and will suffer

from poor visibility due to the setback of the building and adjacent parked cars obscuring views of

vehicles exiting the site. The closure of these access points which will include the reinstatement of

kerbing and landscaping should result in a net increase in the number of parking spaces along May

Street.

The site has a frontage of more than SO metres to Port Road, and is not located south of the railway

line. The proposal is therefore considered to accord with these relevant provisions.

As the site is located within the Industry Interface Area the following provisions are also relevant to

the proposal:

19 Development on land identified as indusoy Interface Area' as shown on Overlay Maps - Developmeot Cotistraints should:

(a) protect the amenity of the adjoining sensitive residential areas or similar

envlronmerltalbl sensitive areas (b) not exceed 12 metre, in height from natural ground

I" 1250f01frC g Masterptan SA Ny tid ACN 007 755 277

j\ MasterPlan IOWI4+10UNTftY PLANN(*S

Cc) where located In Wetland along Frederick Road and sharing a boundary with the Residential or Metropolitan Open Space System Zones, be setback 3

metres from the shared boondary or sWed on the shared bcunda.y where buildings are constructed of solid masonry or other sound attenuating materials.

The site is directly adjacent to an established residential area, within which a degree of gentrification

appears to be occurring. A bull' goods outlet is considered to be a more sympathetic form of development in comparison to an industrial activity in terms of potential externalities such as noise, odour, dust and fumes. A bulky goods outlet provides an appropriate transition from typical industrial

activities to the sensitive residential area.

No increase to the overall height of the building on thesubject land will occur as a result of the proposal

it is considered that although not a specifically envisaged land use, a bulky goods outlet in this location is appropriate due to the interface with the residential area and low impact industrial activated within the locality.

The site is currently subject to a number of constraints which severely limits its ability to be used for industrial purposes in accordance with the intent of the industry Zone. The subject site is located in the industry Interface Area in which only a limited subset of industrial uses, which have minimal adverse impacts on nearby sensitive uses, is envisaged. The subject site is immediately adjacent

established residential development located appropriately within the Residential Zone, with limited opportunity for effective buffers or screening to be implemented.

At a functional level, the configuration of the site and the design of building on the site are poorly suited to industrial uses envisaged in the Industry Zone. The provisions of the Industry Interface Area acknowledge this, and given the existing configuration of the subject site, this limitation on potential uses may well have contributed to the building falling vacant for a period of time.

The building is of a long and relatively narrow shape, with a relatively low internal clear height. The configuration of the site makes access by large vehicles (up to semi-trailer in size) inefficient and cumbersome. The size of the building and site is also smaller than is typically sought for current

warehouse type development. Additionally, the rights-of-way over the site make the staging and marshalling of large numbers of vehicles on the site complex.

The site is a poor candidate for redevelopment for industrial or warehousing uses due to the Fimited size of the site, the proximity to sensitive uses, the limitations on heavy vehicle access in May Street

and the constraints of Industry Interface Area Policy in the Development Plan.

The proposal seeks to adaptively reuse the subject site and redevelop the existing building into a low intensity bulky goods outlet use. This use, which can make use of the altered existing building,

generates a limited amount of both commercial and customer traffic. The operations of the site will generally be limited to retail trading hours, limiting the impact of the site on surrounding residential areas, particularly at night.

Furthermore, it is not considered likely that the proposal will adversely impact upon the proper

distribution of retail uses, or compromise the hierarchy of centres.

131 2SOEOl.doc

10 Ltd

..j\ MasterPlan TQWt'COUNTRV 11ANN111

It is now recognised that bulky goods retail is an appropriate form of development outside of designated centres due to its high floor space requirements and limited impact upon convenience,

food and fashion retailing which makes up of basis of centre based retail offer.

The subject site is in close proximity (within reasonable walking distance) to an existing bulky goods

retail centre, which is fully developed and where there is no potential for future expansion. Limited opportunities for bulky goods retail, particularly within Centre Zones exists in any proximity to the

subject site.

In respect of Spotlight the retailer taking up the initial tenancy, the nearest Spotlight stores are located at Gepps Cross and the Adelaide CBD, with a former store at Port Adelaide having closed on

the expiration of its lease some time ago.

Having regard to all of these factors, whilst the proposal is not a form of development envisaged in the Industry Zone (and by extension on the subject site), it is not considered that the development will compromise the attainment of the objectives of the Industry Zone in the locality. Further, it is not

considered that the proposal will compromise the operation of nearby centres or the attainment of the centres hierarchy envisaged in the Planning Strategy and Development Plan.

Overall the proposal is considered to be an appropriate form of development on the subject site and within the context of the zone and surrounding zones.

5.2 Deslan and ADDearan

Council-wide provisions relating to design and appearance seek development of a high architectural standard that responds to and reinforces positive aspects of the local environment and built form.

The proposal is utilising an existing building that is currently vacant The alterations and change of use will result in improvement to the external and internal appearance of the building along with ongoing maintenance of the building and surrounds. It is considered that the proposed development will

improve the appearance of the subject site and have a positive impact on the character of the locality.

The alterations will remove the oldest portion of the building and result in an increased setback to Port Road. It will also result in the presentation of a modern facade to the Port Road frontage, and

allow for a significant increase in the amount of landscaped area at the front of the site.

The alterations to the building are considered to be appropriate, result in a desirable increase in

setback from Port Road and to result in the replacement of the existing facade which presents poorly to the street with a function, modern facade with significant glazed areas.

The subsequent advertising application will add further colour and articulation to the proposed

development as these will not change as a result of the proposal currently before Council.

As the building is existing, there is no requirement for an assessment of boundary setbacks or siting of the development other than to the extent of the alterations described above.

On the basis that the proposal will not alter the appearance of the existing building on the site, it is

considered to be appropriate in this regard.

liii Z5OEOl doc MsterPIan SA Ply Lid ACN 007 755 277

! 'MasterPlan

1jWN*COUN1RV PLANNflS

5.3 Interface Between Land Uses

Development should not detrimentally affect the amenIty of the locality or cause unreasonable interference through any of the following:

(a) the emission of effluent, odour, smoke, fumes, dust or other airborne pollutants

(b) noise (c) vibratioa (6) electrIcal lnterfei'eace (e) light spill (f) glare (g) hours of operation (h) traffic impacts.

The proposed change of use to a bulky goods outlet in comparison to a typical industrial activity will

have a far less effect on the surrounding residential area in terms of odour, smoke, fumes, dust, noise

and vibration. The hours of operation of the proposal should not have an adverse effect on the

residential amenity of the adjacent Residential Zone, particularly given that the facility closes by

530pm on six days each week.

An appropriate amount of parking is proposed to cater for the anticipated demand. Whilst the rate of

parking provisions is less than required by the Development Plan, it is commensurate with other

recent bulky goods outlet retail development and considered appropriate to the demand likely to be

generated by the proposal. This will be further discussed in Section 5.4 of this report and in the Traffic

Impact Study prepared by GIA Consultants which accompanies the application.

Development adjacent to a Residential Zone or re,Ide.,tlal area should be desIgned to minImise overlooking and overshadowing of nearby residential properties.

The proposal does not contain any high level windows that would pose any overlooking threat to the

adjacent residential area. The building mass of the existing building will not be altered as a result of

this application and therefore there would be no substantial change to the shadow cast by the

structure.

Loading and unloading areas should not detrimentally impair the amenity of any residential or sirnilady sensitive zone.

The proposed loading area is located adjacent the eastern access way as far north as possible without

effecting the operation of the proposed business to reduce the impact on the adjacent residential

area. Loading activities on the subject site will be minimal when considered in the context of

commercial vehicle movements in the locality and should be less than what would occur if the site was

developed for an industrial or warehouse use.

The proposal is a use that is unlikely to constrain the continued use and redevelopment of existing

industrial land in accordance with Development Plan requirements. The low intensity retail use

proposed should not impact upon, nor should it be impacted on by the types of industrial use that

exist and are envisaged in the locality.

Whilst the subject site will no longer be utilised for industrial uses, the site is poorly suited for such

uses, and limited market demand for putting the site to such a use is evident by the sheer number of

industrial site and building vacancies within this portion of the zone.

S3I15O€OI.0 12 MasterPlan SA Pty Ltd ACN 007 755 277

MasterPlan 1j

OWN I COuMTv PLAJ NERS

On this basis, his not considered that the proposal will limit the ability of other land in the locality to

be used and redeveloped for its intended purposes.

Overall the proposal is consistent with the relevant provisions relating to the interface between land

uses and will form an appropriate interface between the adjacent Residential Zone and the remainder

of the industrial area and Port Road to the north.

5.4 Access and Parking

25 Development sho.Id be provided with safe and corwenlent access which:

(a) avoids unreasonable Interference with the flow of traffic on adjoining roads (b) accommodates the type and volume of traffic likely to be generated by the

development or land use and minimises induced traffic through over-provision

(c) is sits and deigned to minimise any adverse Impacts on the occupants of and visitors to neighbouring properties.

27 The number of vehicle access points onto arterial roads as shown on Overlay Maps - Transport should be minimised, and wher, possible access points should be:

(a) limits to local reads (b) shared between developments.

32 Development with access from arterial roads or roads as shown on Overlay Maps - Transport shotild be sited to avoid the need for vehicles to revetse onto the road.

The proposed development incorporates a left turn in only left turn out only access from Port Road

and provides access from Jervois Street and through to May Street (left turn out only) eliminating the

need for vehicles to reverse onto Port Road and therefori reducing the impact on the free flow of

traffic along Port Road.

As a result of the proposal, the existing crossovers directly from the building to May Street will be

removed creating additional opportunities for on-street car parking and reducing the interference to

the free flow of traffic along May Street.

41 Developmei.t should provide off-street vehide parkIng and specIfically marked disabled car parking places to meet anticipated demand in accordance with Table ChSt/2 - Off Street Vehicle Parking Requiretnetits,

A Transport impact Assessment on the proposal has been prepared by GTA Consultants, Traffic

Engineers.

This report has determined that based on the requirements for car parking outlined in Table ChSV2 of

the Development Plan, 92 car parking spaces would be required for the proposal.

The Planning SA document Parking Bulletin for selected land uses' suggests that bulky goods outlets

have a peak car parking rate of between two and four spaces per 100 square metres of floor area,

suggesting that the proposed store will generate a peak demand between 56 and 112 vehicle spaces.

1311150!OI.doc 13 MasterPlan SA Ply Ltd ACN 007 755 277

.j\ MasterPlan TOWN•COUNIfl PLANNERS

To more accurately quantify the expected demand, GIA Consultants undertook a review of car parking

demand for a Spotlight store at Melrose Park which is of a comparabte floor area to the proposed store. During the survey a peak parking rate of 1.6 spaces per 100 square metres of floor area was

identified.

Based on the investigations GTA Consultants has recommended that a peak parking rate of two spaces per 100 square metres of floor area be adopted for the proposed development, which equates

to 56 car parking spaces.

Noting that the peak demand for the proposed bulky goods outlet would occur at times when the office is closed, GTA Consultants have concluded that the provision of 61 car parking spaces is adequate for the proposed development

The shortfall against the rates set out in the Development Plan is therefore not considered to be of significant detriment to the application on the basis of the opinion of CIA Consultants and that:

the proposed bulky goods retail outlet is expected to generate low levels of car parking

demand;

bulky goods retail outlet developments have been recently approved in the Adelaide metropolitan area with car parking rates at or under two spaces per 100 square metres of floor area consistent with nation-wide survey results that identify car parking rates of between 1.5 and 2.5 spaces per 100 square metres as appropriate;

the proposal will create additional opportunity for on-street parking by the closure of access

points to May Street

the peak parking demand for the facility should be offset from the peak parking demand from

adjacent facilities of an industrial or warehouse nature;

substantial on-street parking is available immediately adjacent the subject site in the median strip of Port Road which has traditionally been used by the land uses on either side of Port

Road; and

some customers may access the site on foot whilst shopping at the existing bulky goods retail

facility located to the east of the subject site.

6.0 ASSESSMENT OF EXPECTED SOCIAL. ECONOMIC AND ENVIRONMENTAL EFFECTS

The proposed development will have a positive economic effect on the local community by providing additional employment opportunities which in turn has a positive social effect on the locality.

The proposal is adaptively reusing an existing building which is an environmentally friendly and economically viable alternative to demolition and construction of a new building. The proposed use is

not a high impact activity and will therefore have a minimal impact on the local environment in comparison to industrial forms of development.

The form of development will create a smooth transition from the remaining industrial area to the established residential area therefore contributing positively to the local environment and social wellbeing of the residents in the locality.

131 I250E0t 4 MasterPlart SA Pty Ltd ACN007755277

j\ MasterPlan 'w1 j;W4.cuuNTRY PLANNERS

Overall, the proposal is expected to have positive social, economic and environmental effects on the locality and wider community.

7.0 OTHER INFORMATION SPECIFIED ØYTHE RELEVANT AUThORITY

In Council correspondence dated 22 February 2011, Council requested to following information:

A Traffic Impact Study

A Traffic impact Study prepared by GM Consultants has been prepared and supplied to Council.

Proposed Hours of Operation

The indicative hours of operation for the initial tenant have been provided.it is intended however that trading hours for the site will be governed by the requirements of the Shoo Trading Hours Act 1977.

Details of Signage

As discussed previously, the signage associated with this development will form a separate application. Any signage shown on the proposal plans is indicative only and no approval for signage is sought.

Landscape Plan

Please find attached a Landscape Plan for the site, showing the areas of the site where enhanced landscaping will be established.

8.0 CONCLUSION

Whilst the proposed development is a non-complying form of development in the Industry Zone in

which the subject site is located, the proposal is considered to exhibit considerable merit.

Specifically it is considered that:

the proposal is an appropriate interface development between the existing industry and residential areas;

it should not preclude the development of the locality in accordance with the intent of the Development Plan;

should not adversely impact on other retail development or the hierarchy of centres sought by the Planning Strategy and the Development Plan;

provides appropriate access and car parking;

adaptively reuses an existing building that has been vacant for a period of time;

fl1250f0.doc is MasterPlan SA Pty Ltd ACN 007 755 277

MasterPlan TOwMCO4JSflY PLANNERS

is a relatively low impact land use minimising the impact on the residential amenity of the locality; and

is consistent with the existing businesses fronting Port Road in the vicinity of the subject site.

The proposal is considered to be an appropriate use of the subject site that is consistent with relevant provisions of the Development Plan. On this basis it is considered that the proposed development warrants Development Plan Consent being granted by Council and the concurrence of the Development Assessment Commission,

MICHAEL

Bachelor of Urban and Regional Planning

7 June 2011

132SOtOI.do. 16 MasterPlan SA Pty Ltd ACN 007 755 277

I I

93 tj1:e: Pirk

Trorsport IMPOCt Assessment

I FF- -

ii Ft I '

• . 1.#.

Pr

V

AM

tit

)L1

0__* GTAco rsu I tonts

978 Port Road, Albert Park

Transport Impact Assessment Client: Spotflght Pty Ltd

Reference: iA so90

CIA Consultants Office: Adelaide

Qvoiity Record

issue Dale Descripiton Frepored By Checked By Approved By

A 07/06/2011 FinS fltew pI,,e Paul Monis

C GTA Conuk.nts (GTA CsuSnt, SJ Pty Lidi sass

Th. Infannitlon cw*.b,S In Us donm,.nt I. confpd.ntIM Srd Irlittided halse, fier the w. 0 ft,lisherve Ate than ensan. he Wc1h Rh., b..ji

prtpnd iM me reraem.ton I ,r.de oc tD be mwilS 1 b.g rt'dt

wyffd p'ty. U.wco,lng ofdtdacomentlnwtp*ath part w1aittMw,iuen pnnlsc4anofGtACansuIth,tcantutn.fl

Infr1"gn.nt ofco,vvlØ,t. The lnt*ctu.l propvly cont.In.d In this

dacirent remains thtapecty ofGtACwtads.

oG-.t GTAconsultants

MEISOVINE • SYDNEY • IIISIANt • CANBERRA ADELAIOE • GOLD COAST • TOWNIVILL!

nq.qttCcnL0U

oGe G TA C a n sultan t

ToblearContents -

Table of Contents 1. lntrnducllon 1

1.1 Background I

1.2 Purpose of this Report I

1.3 Referenced Documents I

2. Exldtng ConditIons 2

2.1 Subjectsite 2

2.2 Road Nelwork 3

2.3 Sustainable Transport infrastructure 5

3. Development Proposal 7

3.1 LondUsesondCarPorng 7

3.2 vehicle Access 7

4. Car Parldng 8

4.1 Statutory Car Poridog Requfrements 8

4.2 Ernplricol Assessment 8

4.3 Adequacy of Poildng Supply 8

4.4 Car Paddng Layout 9

4.5 Vehicle Access 9

4.6 PedestTian Access 9

4.7 Bicyde Parldng . 10

5. LoadIng FaclHtles 11

5.1 SlaMory RequIrements 11

5.2 Proposed Loading krongements Ii

6. Traffic Impact Assessment 12

6.1 Traffic Generation - 12

7. ConclusIon 15

Appendices

A: Car Parking Layout Mark-Up

1AIO? OIIOWII fle Pod Road, Alberl Poik Hue: A Tror'sporl Inpoci A5!eHmeflt

00 GlAconsultonfl

Table or Contents

Figures

Agure 2.1: SubJect Site 2

Agure 2.2: land Zoning Map 3

FIgure 23: Port Road (Adjacent to Site) 4

FIgure 2.4: May Street/Groce Street (Adjacent to Site) 4

FIgure 2.5: Site Entrance from Grace Street 4

FIgure 2.6: May Street/Port Road Intersection 4

FIgure 2.7: PM Peak Hour Movements for Groces Street/May Street Inteisectlon 5

FIgure 2.8: PublIc Transport Map 6

FIgure U: Weekday Peak Traffic Generation 14

Tables

Table 2.1: Rood Based PubLic Transport Provision 6

Table 4.1: Statutory CarParldng Requirements 8

Table 4,2: Bicycle Paricing Provision 10

Table 6.1: Exhtlng Evening Peck Traffic Generation 12

Table 6.2: Proposed Weekday Peak Traffic Generation 12

JA10700

0N06/I I

918 Pod Rood. Abel Po,k

Issue: A

Trorspod Impact Auessrnent

t

OGe GTAconsultonts

Introduction

Introduction

Li Background

A development application is currently being prepared for a retail bulky goods out?et (Spotlight) and office

(Snap Printing) on land located atg8 Port Road in Atbert Park

The site currentlycomprlses a mix use ofapproximately 270sq.m of office and approximately 4,000Sq.m of

warehouse use.

The proposed development incorpo,ates the conversion to approximately ;Boosq.m Spotlight store and

approximately aoosq.m Snap printing office with vehicle access to the site proposed via Pont Road and Grace

Street

GTA Conpjitantswas commissioned to undertake a transport &npact assessment of the proposed

development.

1.2 Purpose of this Report

This report sets out an assessment ofthe anticipated parking, traffic and transport implications ofthe

proposed development, including consideration ofthe:

i existing traffic and parking conditions surrounding the site

ii parklngdemand likelyto be generated bythe proposeddeveloent

lii sultabi!ityofthe proposed parking in terms of supply (quantum) and layout

lv traffic generation characteristics ofthe proposed development

v proposed access arrangements forthe site

vi transport impact ofthe development proposal on the surrounding road network.

1.3 Referenced Documents

in preparing this report, reference has been made to a numberof background dccuments Including

• Charles Sturt Development Plan

• Australian Standardf New Zealand Standard, Parking Facilities, Part t Off-StTeetCar Parking

AS/NZS 28go.12004

• Australian Standard, Parking Facilities, Part a: Off-Street Commercial Vehicle Facilities

AS 2890.22002

• Australian Standard/New Zealand Standard, Parking Facilities, Part 6 Off-Street Parking for

People with Disabilities AS/NZS 2890.6:2009

• plans for the proposed development preparad by Bryant Concepts, dated an October ,ow

• traffic and car parking surveys undertaken by GTA Consultants as referenced in the contextofthls

report

• AutoTIJRN assessment prepared by GlAconsuttants

• various technical data as referenced in this report

• an inspection ofthe site and its 2irrounds

• other documents as nominated.

JA10780 07/33/Il 9 78 Pod good. Ajoert Pork Isios: A lronspoil lrpoct ASSCSStICflI Pose I

0-• GTA c r su I an

Exisling Conditions

L xistir'n GDnI tor

-S

The subject site is located at the southeast corner of the Port Road and May St intersection in Albert Park.

The site of approximately 62,.rn has frontages of approximately 34m to Port Road, approximately 76m to

May Street and approximately 40m to Grace Street

The site is located within a mixed use zone and Is currently occupied by an existing warehouse and office

uses. The surrounding properties include a mix of residential and cornrriercial land uses.

The location of the subject site and the currouncing environs is shown ri Figure 21, and the lard zoning is

shown in Figure 2.2.

Fui 2 1 Subject -

a

Mat' St

•1

4.,

Spece St

Ost' S

Pu, of * C

leeprooUCOCI trOr www,ceeudItec1ory.corr .l

.A'O7

;i Cr otci A :,,

— QO.

GTAc o nsultoriti Existing Conditions

FIQLTC 22

eprOc1ic iTO." !lfl Crn S' De P

Port Road functions as an arterial road. It is a two-way road aligned in a northwest/northeast direction and

configured with a 6-lane, dual carriageway set with a very wide central median. An opening in the median is

located to the west of May Street to provide access between the carriageways.

Port Road carries approximately 3;400 vehicles per day.

May Road functions as a local access road. It is a two-way road configured with a 2-lane, 11 metre single

carriageway set within a 20 metre wide road reserve (approximately). Parallel parking is permitted along the

kerb side.

Annua$Avr,i O, Estimtri 24 hoi 2.wIyflows OTEI ( April 29i)

0-• GTAc ortsuItont

Exlsthg Conditions

Grace Street and Jervois Street function as local access roads. They are both two-way roads, with Grace Street

being configured with a 2-lane, 8 metre wide carriageway set within a 15 metre road reserve (approximately),

and Jervois Street confIgured with a i-lane, ia metre wide carriageway set within a 20 metre carriageway

(approximately).

The local road network can be seen in Figure 2.3, Figure 2.4, Figure 25, and Figure 2.6.

Ftgure 23 Port Rood (.Aocicn! to Site)

Figer&.

f4j Figure 2.5 Site Erfrortce from Groc. Sir-.-' F'ue 2 6 Moy Sireei/or$ Poad l,'tersecticrn

The following intersection currently exists in the vicinity of the Site:

Port Roads May Street (unsignalised)

Jervois Street! West Lakes Boulevard (unsignalisea).

PJ A Pt

0-• GTAc a nsuItorts

Existing Conditions

2 Se, r Je.

GTA Consultants undertook turning movement surveys on 5 April 2011 at the intersection of May Street

and Grace Street during the peak PM peak period. Figure 2.7 shows the peak hour traffIc volumes at

this intersection.

:e 1 Y •.'a.er'r't :c ;r:,:: STe.

Grace St

11 -

B

14

>-

0 1 4— Grace St

PM PEAK HOUR FLOW

Date: Tues5April 2023.

lime: 16:30-17:30

rfrir

Figure 2.8 shows the subject site in relation to existIng public transport routes within its vicinity whilst Table

2.1 summarises the road based routes and major destinations that can be reached using these services.

.:j

ii1 1

..—' 1••. . .'..

IJIJzJl

I —5

LJ

!HY

M ,

H Subject Ste

-:-5

it

0-• GTAC ai5ultOrs

ExisVng Conditions

cm — __

i13

p.

chle 2 1 Road BaSed Pbc Trctnport Pr.!lon

Sere Route Nos Route Description Distance to Nearest

Stop(m)

150 OtbomotoCity

155 WesttakesShopprCenfre to City

Bus Port Adelaide to City

IS? Lps Bayto City

231 1 WeflO Stoppr'g Centre to City

J7 - FiindetsUrvacitv to Wostlokes Shooping Centre

In addition to road baseo public transport, Woodville rail station on the Outer Harbour and Grange lines is

located approximately 600 metres from the site.

As can be seen, there is significant existing public transport routes in close proximity to the site in relation to

expected customer transport opportunities. Existing bus routes run between Adelaide city and Westlakes

Shopping Centre, and will provide access to the site.

Sealed pedestrian footpaths are provided along both sides of Port Road, May Street, Grace Street and

Jervois Street In the vicinity of the subject site. These pedestrian footpaths also provide a link to all roads in

nearby proximity to the subject area.

On road cycle lanes are provided on both sides of Port Road in the immediate vicinity of the site.

No on road cycle lanes have been provided along May Road, Grace Road and Jervois Street, however there is

sufficient width to accommodate cyclists on the road carriageway.

'tt -i' *rrori AOfr? ZZ QJ

0€. GYACo rsuUo n ts

DevelopmentProposcl

3. Development Proposal

3.1 Land Uses and Car Parking

The proposal composes the development of a bulky goods store (operating as a Spotlight retail outlet) and

an office (Snap printing). The Spotlight store will have a gross leasable floor area (GLFA) of approximately

2,800sq.m, including a,.8sq.m of retail floor area. Snap printing will comprise approximately 200sq.m.

A total of 61 vehicles spaces (including one disabled space) are proposed as part of this development.

3.2 Vehicle Access

Access to the development is proposed via the existing crossover to Port Road and an entry only crossover

from Grace Street.

All vehicles will be required to exit via the left-turn exit only onto May Street, and left-turn exit onto Port Road.

JA10780 07I06, 78 Pcrl 90Cd Aert Pcric tue A

TrorsOcrt ImpoCt Aser'e" 7

00• G TA c on RI Itori I s

Car Parldng

4. Car Parking

4.1 Statutory Car Parking Requirements

The statutory requirements for the provlsicnofcarparkingareset out in thechailessturtCouncil

Development Plan (a Decenber Ion), with parking rates specified in Table ChSt/a. An assessment ofthe

Statutory parking requirements forthe development proposal Is shown below.

Table 1.1: Stolutosy Car Poricing Requiremenis

Land Use I Car Parking Rate Floor Area Statutory Car Parking RequIrement

$t 3spoces M lmotGA 2uQ op) 84tp

Office 1 spoco per 25,g.m of OLFA 2sqsn I B poce,

robot I •2• -

boj.d on lndb,Ijal 14e5

Its also noted thatlable ChStII ofthe Charles Stun CouncIl Development Plan specifies that tin too vehicle

spaces be dedicated for people with disabilities.

Table 4.1 lndlcatesthatthe proposed development generates a statutory car parking requirement of 91

spaces and a disabled space. In this Instance the statutory parlthig requirement foroffice is accepted,

howeverthe land use definitIon for retail— bulky goods store Isquite broad and different retail— bulky.goods

store types (i.e. white goods) could generate dlfferentcar parking characteristics.

Planning South Australia's Pañing OWtetinfor selected land usec(October, 2001) recon,mendsthat Silky

goods retail stores use a peak parking rate of between a and 4 spaces per wosq.m gross leasable floorarea.

Given these rates, the Spotlight store is expected to generate a peak of between 56 and sia vehicle spaces

On this basis a review ofactual parkIng demands at the proposed development use will be considered.

4.2 Empirical Assessnient

CIA Consultants conducted a review ofthe parldng assocIated with a Spotlight store in M&rose Park on aS

March iota. The store has an approximate gross leasable floorarea of aoosqin which is comparableto the

proposed site. During the survey a peak parking rate ofz.6 spaces per aoosq.m was observed at 12309m,

which was catered In the supply oh53 spaces.

Application ofthis rateto the a, 800 sq.m equates to a peak parking demand of 45 spaces.

It is noted that the rarspaces provided forthe spotlight store at Merrose Parlc were also utilised for

surrounding uses, inciuding a fast food restaurant and anotherbulky goods outlet, andthat 10 spaces

remaIned occupIed for the 3 hour survey, suggesting thattheywere used by staffatthe store.

4.3 Adequacy of Parking Supply

Based onthe body of evidence above, it is considered that a peak parkIng rate of a.o spaces per loosq.m of

retal floorspace be adoptedfor Spotlight (bulky goods retail store) which equates to S6 vehicle spaces. It

should also be noted thatthis peak parking would occurduring the weekend trading whilst the Snap printing

office is closed.

On this basis and given that the parking supply of 2.2 spaces perloosq.m, the provision of 61 parking spaces

(including i disabled space) is considered adequate.

JA)O?øo 07/05/I1 978 PM Rood, Atberl Por< flue: A TIOOIPOd lrpocI g,,j Pcoe 8

0G• GTAconiuuonts

Car Parldng -

4.4 Car Parking Layout

The proposed carparking layout is generallyconsistent with standard or parking space requirements set out

within ASft'lZ28011-2004 and ASfr4Z28go.6:2009 (the Standard). The parking layout is suitable for User

Class 3—short tern,, high turnover parking, and as such can be expectedto operate safely and efficiently. In

this regard the following design features have been noted;

• The parking spaces should be 2.6 metres wide by 5j metres long as required by the Standard and

should be confirmed on the plans.

• The parking aisles are a minimum of 6.2 metres which exceed the requirements ofthe Standard.

• The sight distances provided at the site boundaries are suffclent.

• Parking spaces reseneed for people with disability permits will be 2.4 metres wide by 5.4 metres

long with an accompanying 2.4 metre wide shared space as required by the Standard.

Two distinct parking areas am proposed, the parking area tothe north ofthe site and the parking along the

east of the proposed building. The parking area to the north ofthe site is prImarily accessible via the

crossover on Port Road, while the parking area to the east ofthe proposed building Is accessible via Grace

Street. Interconnection between the two parking areas has been provided.

It should be notedthat swinging gates located atthe north parking aisle along the east ofthe building and at

the crossoverat Grace Street have been proposed. It is recormnended that these swinging gates be closed

outside the Spotlight trading hours to prevent unauthorlsed accessto the adjoining property, whIlst

maintainIng sufficient parking supply during Spotlight hours.

The parkingaislealongtheeastern carparkallowstwo-wayvehldeflow, howevertothe southofthlsarea

one-way traffic is allowed. GTA recommends that a bay designated forvehicles to turnaround be provided

along the eastern edge ofthe proposed building (see Appendix A) adjacent the loading areas.

4.5 Vehicle Access

Vehicle Access to the proposed site Is provided via three () crossovers.

The Port Road access poEnt is an existing access point located approximately 20 metres to the southeast of

the Port Road / May Street intersection. It is %7 metres wide and will provide two-way access. Due to the

nature of Port Road, the access point will be left-in left-out.

The Grace Stjeet access poInt is an existing access point located approximately 35 metresto the east ofthe

May Street/Grace Street intersection. It is 17 metres wide and will provide entry intothe site.

The May Street access point is a proposed access point locatedapproximately 40 metres to the south ofthe

May Street! Port Road Intersection. It is proposed to be 6.o metres wide and will provide a left out exit only.

Each ofthe access points are considered to be acceptable in accordance with the Standard.

4.6 Pedestrian Access

Pedestrian access to Spotlight and Snap printing is provided within the northern car park to and from the

main entrance.

JAIOBO OO6(II

975 Pc.1 Rood, Aeft Pork ssue: A Tronspott flpocl mknv,e,t Poge 9

00• GlAconjultonti

Car Parldng

47 Bicycle Parking

No bicycle parking requirements are specified In the City of Charles Sort Development Plan for the proposed

developments land uses, however it Is considered good practice to enable parking for bicycles, as a

sustainable mode of transpoit P'anning SA Guidelines recommend bicycle parking asfollows:

Reich €rrcIo,ues I spoce per 7$thc.m sole, floDf

Snow'orn V::;os I space per IOQsg.m scle 'Joy

Employees poce pr 200sq.m gross eoobJe floor no CUte

space per 750sq move, i 000io.m gmcs leoobe .qoa o,ec

The provision of bicycle parking required is shown in Table 4.2beiow,

Table 42: Ilcycle Parking Provision

Land Use Sales Float Area Recommended ReuIremenl

RetcH Sho'woom

I Enipyees 2SlSsom (opproxi

3

I vist. 2

OThce I Empbvees

2sqsn (oppro, I

blAt

Table ,a indicates the proposed developn,eotcouid be expected to generate a requirement for 6 bIcycle

spaces bdding 4 en,ployeeand i 4sitor spaces. These spaces should be Incorporated on the drawings as

part of detailed design.

JA)OThO 07/D&/fl

970 Pal Rood, Albert Pak Issue: A ¶ronspod !r,pct AssesIn,efll Poge 10

OTAC on sultan ti Loading Facilities

5. Loading Facilities

5.1 Statutory Reqthements

The Charles Sturt Development Plan provides the following general requirements with regardto

development loading facilities:

z4- Development should make sufficient provision on siteforthe loading, &nlaadinp and turning of all traffic

likelyto be generated. -

I;- SeMceJheavy vehicle access and foadlng,kinlooding areas should be separated/ram car park areas to avoid

conflict with car not/em ents?

5.2 Proposed Loading Arrangements

Having regard to the above, a loading area is proposed to be located alongthe eastern wall ofthe building.

All loading vehicles will enterthe site via the Grace Street cmssover and exftvia the eastern car paric to Port

Road. Delivedes will be occurring duringthe out of peaktimes (i.e. not on weekends). It is undentood that

the loading requirements ofthe proposed developmentwill be by SRV (6.6n,) and MRV (8.8m) vehkles, and

HRV (u.metre) will also be able to enterand exit in aforward direction if required.

The loading bay has been designed to typically caterfor SRVs and MRV's to drive into the loading zone

All deliveryvehicles will be requfred to enter from Grace Street and exit to Port Road.

JA%07e0 07/05/I1 978 P1 Rood. Albert Polic lnue A Tronoort lrnpocI AJttsrer.t Page 11

0G• GTAconsultonts

Traffic Impact Assessment

6. Traffic Impact Assessment

6.1 Traffic Generation

6.1.1 Design Rates

In estim&ing the traffic generation forthe site, the RIA NSW Guid. to Traffi GerseraUng Developments'

(aooi)' has been used to assess both the current and expected traffic generation.

The RTA1, states the following rates:

Thursday Evening Peak hourly rate 2.Svehicles persoosq.m per hour aulkJ goods retail stores

Peak weekend hourly rate 6.6 vehicles per ioosq.m per hour

WOiehOUSe Daily rate 4 vehicles per loosq.m per day

Evening peak rate 2 vehicles per loosq. m per hour Office

Daily rate so vehides per ioosq. m per dy

Warehousestypically operate between the hours of mm and 3pm and as such do not contribute to the

evening peak traffic periods. However, forthe purposes of assessment a peak-to-daily ratio ofio% has been

assumed forwarehouse use.

6.1.2 Existing Operation

Table i.s lltustratesthe existing traffic generation of the subject site.

Table 6.1: ExistIng Evening Peck Traffic Geneqatlon

Land the Traffic Generation Rote $ize Traffic Generation

Waehouie 0.4 vehlcro lips pet Tsq.rn per hour 40sqsn lopixoxI 16 vehicle lips P& hoot

Office 2 v&Scle mips oar Ig'n per hour 27Osgn lopaoJ 6 veNda sic, perhw

TOTAL flV*MCI hips pr how

According to the RTA 1, the existing site Is likely to generate approximately n vehicle trips per hoor th.iring

the PM peak period as can befrorn the table above.

6.1.3 Post-Development Traffic Generation

Traffic generated as a result ofthe proposed site can be seen In Table 6.2

Table 61: Proposed Weekday Peak Traffic Generation

Land Use Traffic Generation Rate Site Trotlic Generallon

s.ky ,oachrefoU 2.5 vetde fl)s per l®,qni pet hn Mara 2jsqni 78 vehicle tips per hour

OfNce 2 vehIcle Mps per l,n oar has st' IopproØ I vehicle tips perhour

TOTAL 12 vehIcle ifips p.. how

'rAcd.toTnsccenntInQ

JA1O7 916 Pal Rood. AIbert Pat tuue: A

Tron5porl lrnpoct Assessnier,I Page 12

00 0 TA cans u 'fonts

Traffic Impact Assessment

Accordrng to the RIP 2, the proposed site is likely to generate Si vehicle thps per hour in the weekday

evening peak period.

Therefore, as a resuft ofthe proposed redevelopment, 6o additional vehicle trips are expected abovethe

existing weskday evenIng peak period.

6.1.4 Distrbuton and AssLgnment

The directional distribution and assignment of traffic generated by the proposed development will be

influenced bya number of factors, including:

I the configuration ofthe arterial road network in the immediate vidnity ofthe site

II the exl5ting operation of Intersections providing eccen between the local and arteñal road

network

iii the distribution of households in the vicinity ofthe site

lv the configuration ofaccess points to the site.

It is also noted that bulky goods stores do not generate large amounts of passer-by traffic; instead it is

assumed that the majority of customers will have made direct purpose for the retaIl outlet.

Having consideratIon to above forthe purposes assessment a Inbound: outbound ratIo of SOSO has been

assumed. The following directional dFstributlons forvehicies entering/exiting the subjectsite have also been

assumed:

• 8o%ofallenteringtrafficwlll anivefromThesoutheast(i.e.PortRoad)

• io%ofallenteringtraffkwillan*efroni Grace Stmetvia MayStreet(assurnirigtheuseoflocal

streets)

• io%ofall entering tsaffic will amve from Grace Street via Jervois Street and West Lakes Boulevord

• Bo% ofall exfting traffic will exit the sitevia Port Road

• io% ofall exiting traffic will exit the site via May Street.

Based on the above, Figure 6.1 has betn prepared to showthe estimated additionaltralfic volume during the

PM peak period as a result ofthe proposed redevelopment.

07/05/Il 978 P1 Rood, Albert POn( kcLtt A Ironsport Irnooct Assesirnerl Pogo 13

0-• GTAc nsar';

Traffic Imooct Assessment

iJ

Given the low traffic volumes observed on May Street and Grace Street, and the capacity of Port Road the

anticipated increase in traffic from the proposed development is considered to be minor and as such could

not be expected to compromise the safety or function of the surrounding network.

• -r A'1 A

0-• GTAc n sultants

Conclusion

7. ConcIusor Based on the analysis and discussions presented within this report, the following conclusions are made:

The proposed supply of 61 spaces (including i. dsabled space) is considered acceptable for the

proposed development having regard to empirical data collected at a similar site in metro

Adelaide.

ii The proposed parking layout Is consistent with the dimensional requirements as set out in

Australian/New Zealand Standards for Off Street Car Parking (AS/NZS2890.1: 2004 and

AS/NZ52890.6:2oo9). However, it is recommended a bay be ircorporated to the eastern parking

area to allow vehicles to turn around.

iii The provision of loading for this development is considered appropriate, with vehicles able to

enter and exit in a forward direction.

iv The site Is expected to generate up to 6o additional vehicle movements the weekday evening

peak hour.

v There is adequate capacity in the surrounding road network to cater for the traffic generated by

the proposed development.

- -I . XDW ;e.(

••' po: Atetr'ø

0-• GTAc rIor

Appendx A

Afr ( A

toQr oc re'

rEMEN- r

Iliac

NM I '~Vi- -:

MAY

- -L

SPOTLIGHT

ro

I- -

BRYANT - i- ,9rqEP7s

A Vy Nip StS

o S

Ew V1C )un

P .613$p9600

F •A13Ø93O

C mbum.3gla.cTI.&

Sydney

A L.vs1.8tSP.c1cMIgrwv

0A1SW000 $W 3067

WflT C4A1SWOOO NSW

• .631CM3loo

p .622

C

A L1t% Ca,Ge,9QlyT.Icu

IOWV 'US Ow 0o4

P0 It SS5

Fo1rmJo VALLLV OLD 40A

P •6U3133S000

F •6323iS0*D

C

Canberra Goad

C$ I '

A tv,J it 6oMwtCwbi S&W A L% Cpor. C, 3

CAhaCRRA ACT 1601 6037

P0 6 I

CIVIC 50tACC ACT 36ol CUMDAU. 0ID 127

P 4u6434326 P 47SSiO410C

F .6i 63 $6 P .6 i* 4134

W. cb.f9tcn OU I 9 SI934 COflI ou

M.IiId. TeivlI4

A Sut,LwI43.I36TI4PIIICs A L35SN3S0U

P03oi3: POlcailok

I0QWO00 SA o67 T0SV1L6 OLD 410

P .6i1833436oa P .6174712I$5

F .611 Bs 36w P .I712 zI

£ admad.3gt3 c3. 4v I I#mn.wrgIs.ur.*. www. gta co a u