application for planning approval€¦ · application for planning approval sawyers valley...

OUR REF: 8454 20/06/2016

APPLICATION FOR PLANNING APPROVAL LOT 800 (NO. 10895) GREAT EASTERN HIGHWAY SAWYERS VALLEY

APPLICATION FOR PLANNING APPROVAL SAWYERS VALLEY 8454_16APR01R_CC 20/06/2016

CONTENTS

01 Introduction ............................................................................................ 1

02 Description of Site .................................................................................. 2

2.1 Location ...................................................................................................................... 2

2.2 Cadastral Information ................................................................................................. 2

2.3 Existing Improvements ............................................................................................... 2

2.4 Servicing Considerations ............................................................................................ 2

2.4.1 Power and Telecommunications ..................................................................... 2

2.4.2 Water ............................................................................................................... 2

2.4.3 Sewer ............................................................................................................... 2

2.4.4 Gas ................................................................................................................... 3

03 Description of Proposal .......................................................................... 4

3.1 General Description .................................................................................................... 4

3.1.1 Service Station ................................................................................................. 4

3.1.2 Fast Food Outlet .............................................................................................. 4

3.1.3 Landscaping .................................................................................................... 4

3.1.4 Car Parking ...................................................................................................... 5

3.2 Signage ....................................................................................................................... 5

3.3 Sustainable Design Elements of Proposed Development .......................................... 5

3.4 Site Access .................................................................................................................. 5

3.5 Stormwater Drainage and Effluent Disposal .............................................................. 5

3.5.1 Stormwater Drainage ...................................................................................... 5

3.5.2 Effluent Disposal ............................................................................................. 6

04 Town Planning Considerations ............................................................. 7

4.1 Zoning ......................................................................................................................... 7

4.1.1 Metropolitan Region Scheme .......................................................................... 7

4.1.2 Shire of Mundaring Local Planning Scheme No.4 .......................................... 7

4.1.3 Land Use Permissibility ................................................................................... 7

4.2 Metropolitan East Joint Development Assessment Panel ......................................... 8

05 Development Considerations ................................................................ 9


5.1 Shire of Mundaring Local Planning Scheme No. 4 ..................................................... 9

5.1.1 Setbacks .......................................................................................................... 9

5.1.1.1 Use of Setback Areas .............................................................................................. 9

5.1.2 Site Coverage ................................................................................................... 9

5.1.3 Plot Ratio ....................................................................................................... 10

5.1.4 Bin Storage Areas .......................................................................................... 10

5.1.5 Car Parking .................................................................................................... 10

5.1.6 Additional Requirements for Proposed Service Station ................................ 11

5.1.7 Loading Areas ................................................................................................ 11

5.2 Shire of Mundaring Local Planning Strategy ............................................................ 11

5.3 Shire of Mundaring Signs Local Law 2009 ............................................................... 12

5.3.1 Overview ........................................................................................................ 12

5.3.2 Signage Licence ............................................................................................. 12

5.3.3 Restrictions for Signage ................................................................................ 12

5.4 Policy and Application Guidelines for Advertising Signs Within and Beyond State Road Reserves .......................................................................................................... 13

5.4.1 Display ........................................................................................................... 13

5.4.2 Location ......................................................................................................... 13

5.4.3 Content .......................................................................................................... 13

5.4.4 Movement and Rotation ................................................................................. 14

5.5 Shire of Mundaring Local Planning Scheme Amendment No. 1 .............................. 14

5.6 Bush Fire Protection ................................................................................................. 14

5.6.1 Local Planning Scheme No. 4 ....................................................................... 14

5.6.1.1 Building in Bushfire Prone Areas ......................................................................... 15

5.6.2 State Planning Policy 3.7 – Planning for Bushfire Risk Management .......... 15

06 Supporting Information ....................................................................... 16

6.1 Transport Assessment .............................................................................................. 16

6.2 Bushfire Management Plan ...................................................................................... 16

6.3 Onsite Wastewater Treatment and Disposal System Report and Plans .................. 17

07 Conclusion ............................................................................................ 18


FIGURES

1. Regional Location

2. Local Location

3. Site Plan

4. MRS Zoning Plan

5. LPS4 Zoning Plan

ATTACHMENTS

1. Certificate of Title and Survey Plan

2. Development Plans

3. Transport Assessment

4. Drainage and Stormwater Report and Plans

5. Bushfire Management Plan

APPLICATION FOR PLANNING APPROVAL SAWYERS VALLEY 8454_16APR01R_CC 20/06/2016 1

01 Introduction Rowe Group acts on behalf of Mr Henry Cooke (our ‘Client’), the prospective owner of Lot 800 (No. 10895) Great Eastern Highway, Sawyers Valley (herein referred to as the ‘subject site’).

This report has been prepared in support of an Application to commence the development of a “Service Station” at the subject site.

This report includes a description of the following matters:

Location of the subject site;

Description of the existing land use;

Overview of relevant planning and design issues;

Detailed explanation of the proposed development; and

Justification for the proposed development.

This report demonstrates that the proposed development is consistent with the relevant statutory controls for the area.


02 Description of Site 2.1 Location The subject site is located in the Municipality of the Shire of Mundaring (the ‘Shire’), approximately 33 kilometres east of the Perth Central Area.

Refer Figure 1 – Regional Location.

The subject site is situated in Sawyers Valley and is bound by Great Eastern Highway to the south, Sawyers Road to the west, a “Parks and Recreation” Reserve to the north and a residential property to the east. The aforementioned roads are sealed, gazetted roads.

Refer Figure 2 – Local Location.

2.2 Cadastral Information The subject site comprises one land parcel, being:

Lot 800 on Deposited Plan 37270, Certificate of Title Volume 2547 Folio 319.

The subject site has a total land area of 5,259m2

Refer Figure 3 – Site Plan and Attachment 1 – Certificate of Title and Survey Plan.

with frontages of 81.01m onto Great Eastern Highway and 38.08m onto Sawyers Road.

2.3 Existing Improvements The subject site is free of any structures and contains some scattered vegetation within the northern portion of the lot. The subject site is relatively flat, sloping gradually from east to west.

2.4 Servicing Considerations

2.4.1 Power and Telecommunications A Dial Before You Dig (‘DBYD’) search confirms that confirms that both high and low voltage overhead powerlines are located along Great Eastern Highway.

The DBYD search also confirms that an underground fibre optic communications cable is located to the north of the subject site and a 50mm PVC conduit containing 50-pair cables is located to the south of the subject site along Great Eastern Highway.

2.4.2 Water A DBYD search confirms that a 100P-12 pipe and a 100Cl pipe provide water servicing to the subject site.

2.4.3 Sewer A DBYD search confirms that the subject site is not serviced by any underground sewerage infrastructure. Sewerage infrastructure is proposed to be included at the subject site as part of this Application in the form of an on-site effluent disposal system.


2.4.4 Gas A DBYD search confirms that the subject site is currently not serviced by any underground gas infrastructure.


03 Description of Proposal 3.1 General Description This Application proposes the development of a “Service Station” and “Fast Food Outlet” at the subject site. The proposed “Service Station” will be operated by Shell and will include a Coles Express store.

The proposed “Fast Food Outlet” does not yet have a prospective tenant.

The “Service Station” and “Fast Food Outlet” are proposed to be located within the south-eastern portion of the subject site. The “Service Station” will have an area of 200m2 Gross Lettable Area (‘GLA’) and the “Fast Food Outlet” will have an area of 240m2

The underground fuel tanks and fill points, associated with the above ground fuel bowsers, will also be located within the western portion of the lot and will be easily accessible for large fuel trucks.

GLA. A total of eight (8) fuel bowsers will be located at the subject site to be included as part of the “Service Station”.

3.1.1 Service Station As noted previously, the proposed “Service Station” is to include a Coles Express store, car parking, and fuel pumps with associated canopy.

The Coles Express store is to be used primarily by patrons purchasing fuel. The “Service Station” will comprise the following:

Hardstand area for vehicle parking;

Petrol filling pumps and canopy; and

Air and water facilities.

The development will provide a fuel and convenience goods outlet to service nearby residents, workers and motorists passing the subject site.

The proposed external materials and finishes will be consistent with Shell/Coles Express design specifications. An elevation plan of external finishes is included at Attachment 2.

A bin store associated with the “Service Station” will be located directly adjacent to the proposed Coles Express store.

3.1.2 Fast Food Outlet The proposed “Fast Food Outlet” which is to be developed at the subject site does not yet have a confirmed tenant.

The “Fast Food Outlet” will sell food and drink items which can be purchased either within the proposed building or through the proposed drive through facility.

The internal floor layout of the “Fast Food Outlet” is also not yet confirmed as this will be dependent on the future tenant; however the future internal design will include seating for a total of 14 patrons.

3.1.3 Landscaping The majority of the perimeter of the subject site will be landscaped. A large portion of landscaping is proposed to be provided within the north-eastern corner of the subject site for drainage purposes.

Many of the existing trees at the subject site are proposed to be retained as part of this Application.


3.1.4 Car Parking A total of 44 car parking bays are proposed to be provided as part of this Application. Car parking is to be provided at the site as follows:

A total of 21 marked bays;

Car parking for eight (8) cars adjacent to the fuel bowsers; and

The capacity for 15 cars at the drive through car stack.

Included within the 21 marked car parking bays will be one (1) disabled bay directly adjacent to the proposed “Service Station”.

3.2 Signage This Application proposes the development of advertising signage associated with the proposed “Service Station” and “Fast Food Outlet”, which is illustrated within the Development Plans included at Attachment 2.

As previously noted, the signage which is proposed for the “Service Station” will be consistent with the Shell/Coles Express design specifications. The display details associated with the fast food pylon will provided once a tenant has been confirmed for the proposed “Fast Food Outlet”.

3.3 Sustainable Design Elements of Proposed Development Our Client is affiliated with the company Amanda Energy which is an energy management firm specialising in innovative energy supply solutions.

As such, our Client intends to construct the proposed development so that it is to be energy efficient and environmentally sensitive reducing the amount of energy required to operate the development.

Further information regarding this matter will be provided at Building Permit stage of the Application.

3.4 Site Access Vehicle access to the subject site will be provided via a 9m wide crossover which is to be constructed on the western lot boundary. The current layout of the Sawyers Road and Great Eastern Highway intersection is proposed to be modified to enable a safer access arrangement to the subject site.

After discussions between Main Roads Western Australia (‘MRWA’) and Transcore, a safer and more appropriate site access arrangement is proposed. Further details on the modified design are provided within section 6.1 of this Application.

Refer Attachment 2 – Development Plans.

3.5 Stormwater Drainage and Effluent Disposal

3.5.1 Stormwater Drainage The proposed site layout takes into consideration the topography of the site. An onsite stormwater retention facility is proposed to be located within the western portion of the site, being the lower lying portion of the site.

The landscaping areas proposed at the subject site will also contribute towards capturing stormwater runoff at the site.


A detailed stormwater drainage plan has been prepared by ACOR, and is appended to this Application at Attachment 4.

3.5.2 Effluent Disposal This Application proposes the development of a treated waste water effluent area within the north-eastern portion of the subject site due to the site not being connected to a reticulated sewerage system, as noted within section 2.4.3 of the Application.

The effluent system is proposed to have a total area of 220m2

Refer Attachment 4 – Drainage and Stormwater Report and Plans.

.


04 Town Planning Considerations 4.1 Zoning

4.1.1 Metropolitan Region Scheme Under the provisions of the Metropolitan Region Scheme (‘MRS’), the subject site is zoned “Urban”. Great Eastern Highway (located along the southern lot boundary of the subject site) is reserved as “Primary Regional Road” under the MRS, while land situated to the north of the subject site is reserved for “Parks and Recreation” containing a Railway Reserve Historic Trail. Land to the east of the subject site is similarly zoned “Urban”.

Refer Figure 4 – MRS Zoning Plan.

4.1.2 Shire of Mundaring Local Planning Scheme No.4 Under the provisions of the Shire of Mundaring Local Planning Scheme No.4 (‘LPS4’), the subject site is zoned “Local Centre”.

The intent of the “Local Centre” Zone, as stated in LPS4, reads as follows:

(a) To provide for a range of retail, commercial and community uses to meet the immediate needs of individual neighbourhoods and townsites.

(b) To provide for appropriate uses catering to tourism activity.

(c) To ensure a high quality of urban design and development, in keeping with the existing character of each local centre.

(d) To provide a safe, convenient and accessible environment in local centres for pedestrians and cyclists.

Refer Figure 5 – LPS4 Zoning Plan.

4.1.3 Land Use Permissibility As previously noted, this Application proposes the development of a “Service Station” and “Fast Food Outlet” at the subject site. LPS4 defines the proposed land uses as follows:

Fast Food Outlet: means premises used for the preparation, sale and serving of food to customers in a form ready to be eaten without further preparation, on or off the premises, but does not include a lunch bar.

Service Station: means premises used for the retail sale of petroleum products and motor vehicle accessories and may include:

(a) the retail sale of convenience goods commonly sold in supermarkets, delicatessens or newsagents; and/or

(b) the carrying out of greasing, tyre repairs and minor mechanical repairs to motor vehicles.

but does not include premises used for a transport depot, panel beating, spray painting, major repairs or wrecking.

Based on the provisions of Table 1 – Zoning Table within LPS4 the proposed use “Service Station” is an ‘A’ use within the “Local Centre” Zone while the land use “Fast Food Outlet” is a ‘P’ use.


A ‘P’ use means that the use us permitted within the zone, while an ‘A’ use is one which is not permitted unless the Shire has exercised its discretion by granting planning approval after giving special notice in accordance with Clause 9.4 of LPS4. Clause 9.4 requires the Application to be advertised to the surrounding landowners of the subject site.

4.2 Metropolitan East Joint Development Assessment Panel The proposed development at the subject site has an estimated value of $2.3 million and therefore meets the threshold for voluntary determination by the Metropolitan East Joint Development Assessment Panel (‘JDAP’). As such, the associated forms and fees have been included to facilitate determination by the JDAP.


05 Development Considerations 5.1 Shire of Mundaring Local Planning Scheme No. 4 The subject site does not contain an adopted Precinct Plan and, as such, this Application has been assessed against the relevant provisions of Clause 5.13 of LPS4 which is provided below.

5.1.1 Setbacks Clause 5.13.3.2 (a) of LPS4 requires development to be setback as follows:

6m from the front lot boundary;

3m from a secondary street; and

A nil setback to side lot boundaries, except where the subject site abuts land with a different zoning, in which case a 3m setback is required. Based on land to the north of the subject site comprising a different zoning, development is required to be setback 3m from the northern lot boundary.

The proposed development at the subject site complies with the above requirements as the following setbacks are to be provided:

A setback of approximately 6m is proposed to the Great Eastern Highway lot boundary;

A setback of approximately 56.5m is proposed to the Sawyers Road lot boundary; and

A setback of approximately 20m is proposed to the rear lot boundary and approximately 7m to the side (eastern) lot boundary.

5.1.1.1 Use of Setback Areas Clause 5.13.4 of LPS4 outlines the relevant provisions in relation to the use of setback areas. This Application complies with the requirements of Clause 5.13.4 as the setback area will be used as follows:

For vehicular and pedestrian access;

For car parking;

For landscaping; and

For advertising signage.

The proposed advertising signage at the subject site has been further assessed against the relevant requirements of the Shire’s Signs Local Law. This assessment is provided within section 5.3 of this Application.

5.1.2 Site Coverage Clause 5.13.3.2 (b) of LPS4 states that development within the “Local Centre” Zone shall not exceed a total site coverage of 50% of the lot. Based on the subject site having a total lot area of 5,259m2, development is not permitted to exceed 2,629.50m2

This Application complies with this requirement as development is proposed to cover only 440m

of the subject site.

2 of the site, equating to a total coverage of approximately 8% of the subject site.


5.1.3 Plot Ratio Clause 5.13.3.2 (c) of LPS4 states that development within the “Local Centre” Zone must not exceed a plot ratio of 0.6.

This Application proposes a plot ratio of 0.08 and therefore complies with the requirements of Clause 5.13.3.2(c).

5.1.4 Bin Storage Areas Clause 5.13.5 of LPS4 outlines various requirements relating to bin storage areas within the “Local Centre” Zone.

A bin storage area, which is to be approximately 28m2

It will be accessible for service vehicles;

in size, is proposed to be located directly adjacent to the “Service Station” and “Fast Food Outlet” buildings. The proposed bin store is consistent with the relevant requirements of Clause 5.13.5 for the following reasons:

It will be sufficient in size; and

Will be effectively screened from view.

5.1.5 Car Parking Table 2 of LPS4 outlines the relevant car parking requirements which relate to the uses “Service Station” and “Fast Food Outlet”. An assessment of the car parking for the proposed development is outlined below:

Use Car Parking Provision Car Parking Requirement

Service Station Provision not stated within Table 2 of LPS4

To be determined by the Shire as stated at Clause 5.7.20.5 of LPS4

Fast Food Outlet 1 space per 10m2 Based on the GLA of the proposed “Fast Food Outlet” being 240m

GLA or 6 spaces, whichever is greater, plus 4 car queuing spaces for and drive through facility

2

Total Bays Provided

a total of 24 car parking bays plus 4 queuing bays are required

21 car parking bays plus 15 queuing bays, and 8 bays adjacent to the bowsers resulting in a total of 44 car parking bays

*GLA refers to Gross Lettable Area.

As outlined above, a total of 21 car parking bays and 15 queuing bays are proposed to be provided at the subject site. One (1) of the car parking bays is proposed to be a disabled parking bay. We note that Table 2 of LPS4 does not outline a car parking provision for the land use “Service Station”, and therefore the car parking requirement for the use is to be determined by the Shire.

The 21 car parking bays proposed at the subject site will be used reciprocally between the two (2) land uses. It is expected that most visitors to the subject site will either be refuelling their car or utilising the drive through of the “Fast Food Outlet”. As such, there is not expected to be high demand for the


car parking bays proposed at the site. We also note that given the nature of the two (2) proposed land uses, it is anticipated that the car parking bays will not be occupied for long periods of time.

We further note that the proposed development provides the capacity for a total of eight (8) cars to be parked within the refuelling area adjacent to the bowsers.

In considering all of the above, a total of 44 bays (inclusive of the parking available adjacent to the fuel bowsers) are proposed at the subject site which is considered to be sufficient for the proposed development.

5.1.6 Additional Requirements for Proposed Service Station Clause 5.7.26 outlines a number of requirements in which a “Service Station” development must consider. These requirements are as follows:

(a) Any vehicular crossover from a road reserve shall be: i. A maximum of 11 metres wide; and

ii. A minimum of 15 metres from a road intersections; (b) Inlets to bulk fuel storage tanks shall be situated so as to ensure that fuel tankers, while

discharging fuel into those tanks, stand wholly within the Service Station site; and (c) Fuel pumps shall be setback a minimum of 3 metres from any lot boundary abutting a road reserve.

The proposed “Service Station” complies with the above requirements based on the following:

A vehicle crossover with a width of 9m is proposed from Sawyers Road;

Underground fuel storage tanks are situated in a position to ensure that fuel takers can stand wholly within the “Service Station” while discharging fuel; and

All fuel tanks are located at least 3m from any lot boundary.

Based on the above, the proposed “Service Station” meets the requirement of Clause 5.7.26 of LPS4.

5.1.7 Loading Areas Clause 5.7.23 of LPS4 outlines a number of requirements which relate to loading areas for commercial, industrial or other types of development which require separate access for service vehicles.

The development proposes a delivery/loading bay at the subject site. The delivery/loading bays will be conveniently located adjacent to the proposed “Service Station” and “Fast Food Outlet” buildings.

The proposed delivery/loading bay will also be a sufficient size to accommodate commercial vehicles, such as delivery trucks and waste collection vehicles.

5.2 Shire of Mundaring Local Planning Strategy The Shire of Mundaring has a Local Planning Strategy (‘Strategy’) which provides guidance for future development within the Scheme area. The Strategy identifies an area of land to the south of the subject site as an investigation area, noting that further investigation should be undertaken on the area to explore the potential incremental expansion of the existing residential area. The Strategy indicates that this will be undertaken through a MRS amendment to rezone the land from “Rural” to “Urban”.

The potential future rezoning of land to the south of the subject site will enable additional residential development within relatively close proximity to the subject site which will contribute towards


providing an increased population for the area which will further support the proposed land uses at the subject site.

5.3 Shire of Mundaring Signs Local Law 2009

5.3.1 Overview The Shire has adopted the Shire of Mundaring Signs Local Law 2009 (‘SLL2009’) which outlines the licensing and development requirements for signage within the Shire.

Under the provisions of the SLL2009, the proposed signage at the subject site can be defined as follows:

Advertising Device: Means any object or structure on which any work, letter, number, symbol, figure, drawing, image or other representation whatsoever is written, placed, affixed, attached, painted, projected, electronically produced or otherwise displayed for the purpose of giving any message or direction or promoting or publicizing any business, project, enterprise, development, undertaking, or any function or event , or any person, body or group, or any product or article, or other thing whatsoever, and includes bunting, plastic flags or similar, an airborne device anchored to any land, building or other thing whatsoever and also includes any vehicle or trailer and a sandwich board or similar thing carried by a person or other similar object placed or located so as to serve the purpose hereinbefore referred to.

5.3.2 Signage Licence Part 2 of SLL2009 outlines requirements with respect to licensing and exemptions for signage. The SLL2009 notes that no person shall erect, maintain or display a sign without a licence; however certain signage types are exempt from the requirement to obtain a licence.

Part 2 of SLL2009 notes that an “Advertising Device” is not an exempt form of advertisement from the requirement for a licence; however it does note that where planning approval under a local planning scheme has been issued for this form of signage, a licence is not required.

As part of this Application, approval is sought from the Shire for the proposed signage which is to be located at the subject site.

5.3.3 Restrictions for Signage Part 3 of SLL2009 outlines various restrictions with respect to signage within the Shire. The signage which is proposed at the subject site for the Shell/Coles Express and “Fast Foot Outlet” are consistent with the relevant requirements based on the following reasons:

The signs are proposed to be appropriately located so that they will not impede on traffic sightlines within the area;

It is not expected that the signs will have any adverse impacts on the visibility or effectiveness of traffic lights or traffic signs as none are located within close proximity to the subject site;

The signs are not proposed to be erected within the Residential Zone;

The signs are proposed to be appropriately located so that it will not be injurious or unsuitable to the amenity of the area; and


The sign is not proposed to be erected on an unstable building, on a powerpole or on reserved land.

5.4 Policy and Application Guidelines for Advertising Signs Within and Beyond State Road Reserves

In June 2015 Main Roads Western Australia (‘MRWA’) released their Policy and Application Guidelines for Advertising Signs Within and Beyond State Road Reserves (‘Policy’).

The advertising signage associated with the proposed “Service Station” and “Fast Food Outlet” are required to be assessed against the relevant provisions within the Policy, as the signage will be visible from a state road reserve.

Section 5.3 of the Policy states that advertising signs that are either not exempt from approval or not pre-approved under section 6.2 of the Policy shall be assessed under the following road safety conditions.

5.4.1 Display Section 5.3.1 of the Policy outlines various requirements which relate to the display of advertising signage beyond a state road reserve.

The proposed signage at the subject site complies with the relevant display requirements based on the following reasons:

Based on the size of the proposed advertising signs drivers will not be unduly distracted by the form, orientation and size, or lustre;

The signage is not proposed to be lit to a brightness which will dazzle drivers or have any frequent flashing;

No animated transitional effects are proposed; and

The proposed text on the signs will be legible to passing motorists.

5.4.2 Location Section 5.3.2 of the Policy outlines various requirements which relate to the location of advertising signage beyond a state road reserve.

The proposed signage at the subject site complies with the relevant location requirements as the signage is not proposed to be located within driver sightline areas.

5.4.3 Content Section 5.3.3 of the Policy outlines various requirements relating to the content of the proposed signage. The proposed signage is consistent with the relevant content requirements based on the following reasons:

The colours and shapes of the signage are designed so as to not be mistaken as traffic signs or signals;

No signage proposed will be mistaken as an instruction to drivers; and

No signage is proposed to include any complicated or distracting text or images.


5.4.4 Movement and Rotation Section 5.3.4 of the Policy outlines various requirements relating to the movement and rotation of the proposed signage. No signage proposed as part of this Application is to be moving or rotating signage.

5.5 Shire of Mundaring Local Planning Scheme Amendment No. 1 The Shire of Mundaring has approved Scheme Amendment No. 1 (‘Amendment No. 1’) to LPS4. Amendment No. 1 has not yet been endorsed by the Western Australian Planning Commission (‘WAPC’) however as the Amendment has been approved by the Shire, it is considered to be a seriously entertained document.

Amendment No. 1 outlines additional requirements for advertising signage within the Scheme area through the insertion of the follow Clause to LPS4.

Advertising, not otherwise exempt under Schedule 5, must:

(a) Not detract from or erode the visual qualities and character of a particular locality and/or transport corridor; and

(b) Be associated with the operation or business on the subject site; and

(c) Not be misleading or dangerous; and

(d) Be of a size and scale that is proportionate to the realistic needs of local commerce in the locality; and

(e) Be designed to minimise visual clutter.

The proposed signage complies with the requirements of Clause 5.7.33 of Amendment No. 1 based on the following reasons:

The proposed signage will not detract from or erode the visual qualities and character of the area as the proposed signage is consistent with existing signage located along Great Eastern Highway;

The signage proposed as part of the Application is associated with the proposed operations and businesses which are to be located at the subject site;

The signage will not be misleading or dangerous;

The size and scale of the signage will be appropriate for the locality; and

The signage will not visually clutter the locality.

5.6 Bush Fire Protection

5.6.1 Local Planning Scheme No. 4 The Shire’s Special Control Area mapping identifies the subject site as having a “Moderate” bushfire hazard level.

Clause 6.5 of LPS4 outlines provisions which relate to bushfire prone areas. Development which is situated within a bushfire prone area should provide a Bushfire Management Plan (‘BMP’); however Clause 6.5.16 of LPS4 states that a BMP may be provided as a condition of approval.

Despite the provisions of Clause 6.5.16 of LPS4 the development proposes to provide a 20m setback to the northern lot boundary to provide an adequate Building Protection Zone (‘BMP’).


5.6.1.1 Building in Bushfire Prone Areas The Shire has available a ‘Building in Bushfire Prone Areas’ information sheet which provides guidance for any development which is within close proximity to dense vegetation or which is located within a bushfire prone area as noted on the LPS4 Scheme maps.

The information sheet states the following with respect to choosing an appropriate building location:

“Buildings should generally be located in existing cleared areas, towards the front of a property, and at least 20m away from dense vegetation. Larger properties should have a turning area that would allow a fire truck to turn around.

The area within 20m of a building should be managed to minimise the immediate fire risk to that building.”

The development proposed as part of this Application takes into consideration the guidance outlined within the information sheet as development is proposed to be setback 20m from the existing “Parks and Recreation Reserve” which is located to the north of the subject site.

Based on the above, the proposed development complies with the recommendation of providing a 20m setback to any areas which are identified as extreme bushfire prone areas.

5.6.2 State Planning Policy 3.7 – Planning for Bushfire Risk Management The Western Australian Planning Commission released State Planning Policy 3.7 – Planning for Bushfire Risk Management (‘SPP3.7’) which intends to assist in reducing the risk of bushfire to people, property and infrastructure by taking a risk-minimising approach for development within bushfire prone areas.

Although the subject site is located within a bushfire prone area, the site is not proposed to contain any habitable buildings. Despite this, as the use is considered to be a ‘high risk’ type land use an appropriate BPZ should be provided. As such, the development proposed at the subject site proposes to provide a 20m setback to the northern lot boundary, proposing a BPZ which is consistent with the requirements of SPP3.7.


06 Supporting Information 6.1 Transport Assessment A Transport Assessment (‘TA’) has been prepared by Transcore for the proposed development at the subject site, outlining how the existing road network will not be adversely impacted by the traffic that is proposed to be generated from the development.

As part of this Application, the section of Sawyers Road adjacent to the subject site and the Sawyers Road and Great Eastern Highway intersection is proposed to be widened to address safety concerns raised by Main Roads Western Australia (‘MRWA’). The purpose of the proposed road widening is to provide a short right-turn pocket for vehicles entering the site which will eliminate the risk of vehicles turning left onto Sawyers Road from colliding with stationary vehicles waiting to enter into the subject site.

Discussions regarding the proposed design was held between MRWA, in which MRWA indicated that they were supportive of the modified design.

We also note that an assessment of the intersection between Great Eastern Highway, Sawyers Road and Leather Garden was been undertaken for a 10 year period post-development scenario. The assessment indicated that the development would continue to operate satisfactorily despite the anticipated increase in vehicles.

Based on the findings outlined within the TA, the traffic which is proposed to be generated as a result of the development will have no adverse impacts to the surrounding road network. The development also proposes an adequate number of car parking bays to accommodate the proposed uses at the subject site.

Refer Attachment 3 – Transport Assessment.

6.2 Bushfire Management Plan A Bushfire Management Plan (‘BMP’) has been prepared by Bushfire Prone Planning in relation to the development proposed at the subject site.

The BMP outlines the following with respect to the proposed development at the subject site:

The proposal has been assessed against all applicable legislation, policy, standards and guidelines including the four elements of the Bushfire Protection Criteria which concluded that the proposal complies with all applicable bushfire related legislation, policy, standards and guidelines;

The assessed bushfire risk is considered to be manageable and will be achieved by the identified stakeholders implementing and maintaining the bushfire risk management measures that are presented within the BMP;

An Asset Protection Zone and minimum separation distances is recommended;

Buildings are to comply with the requirements of the WA Building Act 2011 and with AS3959-2009 where applicable; and

That an emergency evacuation plan should be prepared prior to occupation of the buildings.


6.3 Onsite Wastewater Treatment and Disposal System Report and Plans

An Onsite Wastewater Treatment and Disposal System Report (‘OWTDSR’) was prepared by ACOR Consultants for the proposed development at the subject site.

As illustrated within the plans included at Attachment 4, the development is proposed to include an effluent disposal system and sewerage system at the subject site to contain the anticipated levels of waste. A stormwater retention area is proposed to be located within the north-western portion of the subject site. A total of nine (9) soakwells will also be included at the site to capture and direct runoff towards the retention area.

A wastewater drainage system is also proposed at the subject site as illustrated within the plans included at Attachment 4. Two (2) wastewater aerobic treatment units are proposed to be located to the south of the “Service Station” and “Fast Food Outlet”. The proposed development will be provided with suitable plumbing to ensure that wasterwater can be directed towards the aerobic treatment units.

Section 7 of the OWTDSR outlines general design and construction requirements for septic tank and leach drain installation. The proposed effluent disposal system and sewerage system, and wastewater aerobic treatment unit will be installed in accordance with the requirements within the OWTDSR.


07 Conclusion This Application seeks the approval for the development of a “Service Station” and “Fast Food Outlet” at the subject site.

The Application satisfies most of the relevant development requirements outlined within LPS4 and has been appropriately designed to ensure that it provides a strong interface and good presentation to Great Eastern Highway.

The Application is considered to be appropriate and justified for the following reasons:

The subject site is appropriately located to accommodate a “Service Station” and “Fast Food Outlet”;

The proposal is consistent with the relevant requirements of LPS4;

The proposed uses will also support the planned growth of the locality as outlined with the Shire’s Local Planning Strategy;

The Application proposes a modified vehicle entrance providing a safer approach for vehicles turning into the subject site;

The assessed risk for the subject site is considered to be manageable and acceptable for the proposed development; and

The proposed will have no adverse impacts on the locality.

In light of the above, the Application is consistent with the orderly and proper planning and the relevant development provisions, and accordingly we anticipate a favourable recommendation to the Metro East Joint Development Assessment Panel.

FIGURES

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Regional Map supplied by WA Planning Commission

Date Drawn:

Job Ref:

Scale:

Client:

Designer:

Drawn:

Projection:

Plan ID:

REVISIONS

Rev Date Drawn

A 2015.10.13 M. Sullivan

w: www.rowegroup.com.au

e: [email protected]

p: 08 9221 1991

Site

Planning Design Delivery

Regional Location

Lot 800 (No.10895) Great Eastern Highway

Sawyers Valley

@ A4

2015-10-13

8454

NTS

H. Cooke

C. Clarke

M. Sullivan

N/A

8454-FIG-01-A

N:\TOWN PLANNING\8000-8999\8454\DRAFTING\A-CAD\8454_FIG01A_20151013 SAWYERS VALLEY (REGIONAL).DWG

13 October 2015Matt Sullivan

ROWEGROUP

Subject

Site

N

Subject Site

LEGEND

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Street Map supplied by Streetsmart

Date Drawn:

Job Ref:

Scale:

Client:

Designer:

Drawn:

Projection:

Plan ID:

REVISIONS

Rev Date Drawn




p: 08 9221 1991

Site


Local Location


Sawyers Valley

@ A4

2015-10-13

8454

1:5,000

H. Cooke

C. Clarke

M. Sullivan

MGA50 GDA94

8454-FIG-02-A

N:\TOWN PLANNING\8000-8999\8454\DRAFTING\A-CAD\8454_FIG02A_20151013 SAWYERS VALLEY (LOCAL).DWG


0 125 Metres

ROWEGROUP

N

3

0

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Subject Site

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Contours

Existing Lot Numbers

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Existing Boundaries

LEGEND

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Cadastre supplied by Water Corporation of WA

Date Drawn:

Job Ref:

Scale:

Client:

Designer:

Drawn:

Projection:

Plan ID:

REVISIONS

Rev Date Drawn




p: 08 9221 1991

Site


Site Plan


Sawyers Valley

@ A4

2015-10-13

8454

1:1,000

H. Cooke

C. Clarke

M. Sullivan

MGA50 GDA94

8454-FIG-03-A

N:\TOWN PLANNING\8000-8999\8454\DRAFTING\A-CAD\8454_FIG03A_20151013 SAWYERS VALLEY (SITE).DWG


0 25 Metres

ROWEGROUP

N

800

3

123

4

121

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Hig

hw

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rs R

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d

LEGEND

RESERVED LANDS

Parks And Recreation

Primary Regional Roads

ZONES

Urban

Rural

Subject Site

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as b

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Zoning supplied by WA Planning Commission

Date Drawn:

Job Ref:

Scale:

Client:

Designer:

Drawn:

Projection:

Plan ID:

REVISIONS

Rev Date Drawn




p: 08 9221 1991

Site


Metropolitan Region Scheme Zoning


Sawyers Valley

@ A4

2015-10-13

8454

1:1,000

H. Cooke

C. Clarke

M. Sullivan

MGA50 GDA94

8454-FIG-04-A

N:\TOWN PLANNING\8000-8999\8454\DRAFTING\A-CAD\8454_FIG04A_20151013 SAWYERS VALLEY (MRS).DWG


0 25 Metres

ROWEGROUP

N

800

3

123

4

121

Gre

at

Ea

ste

rn

Hig

hw

ay

Sa

w

ye

rs R

oa

d

LEGEND

Parks And Recreation

Primary Regional Roads

LOCAL SCHEME RESERVES

Conservation

Public Purposes

Denotes As Follows:

SchoolSC

Subject Site

REGION SCHEME RESERVES

(MRS)

Other Local Roads

Important Local Roads

LOCAL SCHEME ZONES

Local Centre

Recreation

Alth

ou

gh

a

ll ca

re

h

as b

ee

n ta

ke

n o

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nt R

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up

a

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im

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on

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rro

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missio

ns. T

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rig

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me

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me

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. A

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a

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Zoning supplied by WA Planning Commission

Date Drawn:

Job Ref:

Scale:

Client:

Designer:

Drawn:

Projection:

Plan ID:

REVISIONS

Rev Date Drawn




p: 08 9221 1991

Site


Local Planning Scheme No.4 Zoning


Sawyers Valley

@ A4

2015-10-13

8454

1:1,000

H. Cooke

C. Clarke

M. Sullivan

MGA50 GDA94

8454-FIG-05-A

N:\TOWN PLANNING\8000-8999\8454\DRAFTING\A-CAD\8454_FIG05A_20151013 SAWYERS VALLEY (LPS4).DWG


0 25 Metres

ROWEGROUP

N

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