application on notification category 2

APPLICATION ON NOTIFICATION – CATEGORY 2

Applicant: Taplin Group of Companies

Development Number: 361/L003/16

Nature of Development: Variation to DA 361/0183/11: Removal of a multi-tenancy retail building (500m2) to be replaced with a three storey mixed use building comprising: 1725m2

ground floor supermarket tenancy (shop); 75m2 ground floor tenancy (shop); ground floor lobby and storage area for the dwellings; eight dwellings and 23 car parks at Level 1; 11 dwellings at Level 2; and associated vehicular ramp

Type of development: Merit

Zone / Policy Area: Multi Function Polis (The Levels) Zone

Subject Land: 1-7 Mawson Lakes Boulevard, Mawson Lakes

Contact Officer: Leif Burdon

Phone Number: 7109 7063

Start Date: Thursday 19 May 2016

Close Date: Wednesday 1 June 2016

During the notification period, hard copies of the application documentation can be viewed or copied at the Department of Planning, Transport and Infrastructure, Level 5, 136 North Terrace (Roma Mitchell House), Adelaide (opposite Adelaide Railway Station) during normal business hours. Application documentation may also be viewed during normal business hours at the local Council office (if identified on the covering letter sent to adjoining owners of land).

Written representations must be received by the close date (indicated above) and can either be posted, hand-delivered, faxed or emailed to the Development Assessment Commission. A representation form is provided as part of this pdf document.

Any representations received after the close date will not be considered. Postal Address: The Secretary Development Assessment Commission GPO Box 1815 ADELAIDE SA 5001

Street Address: Department of Planning and Local Government Roma Mitchell House (opposite Adelaide Railway Station) Level 5, 136 North Terrace ADELAIDE Email Address: [email protected] Fax Number: (08) 8303 0753

mailto:[email protected]

South Australian DEVELOPMENT ACT, 1993

REPRESENTATION ON APPLICATION – CATEGORY 2

Applicant: Taplin Group of Companies

Development Number: 361/L003/16

Nature of Development: Variation to DA 361/0183/11: Removal of a multi-tenancy retail building (500m2) to be replaced with a three storey mixed use building comprising: 1725m2 ground floor supermarket tenancy (shop); 75m2 ground floor tenancy (shop); ground floor lobby and storage area for the dwellings; eight dwellings and 23 car parks at Level 1; 11 dwellings at Level 2; and associated vehicular ramp

Type of development: Merit Zone / Policy Area: Multi Function Polis (The Levels) Zone

Subject Land: 1-7 Mawson Lakes Boulevard, Mawson Lakes

Contact Officer: Leif Burdon

Phone Number: 7109 7063

Close Date: Wednesday 1 June 2016 My name:_________________________________________________________________________________________________

My phone number: _________________________________________________________________________________________

PRIMARY METHOD(s) OF CONTACT: Email address: ___________________________________________________________

Postal address: __________________________________________________________

_______________________________________________Postcode ________________

You may be contacted via your nominated PRIMARY METHOD(s) OF CONTACT if you indicate below that you wish to be heard in support of your submission. My interests are: owner of local property

occupier of local property

a representative of a company/other organisation affected by the proposal

a private citizen

The address of the property affected is __________________________________________________ Postcode ______________ The specific aspects of the application to which I make comment on are:

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

Should the Development Assessment Commission conduct a public hearing for this Development Application:

I wish to be heard in support of my submission

do not wish to be heard in support of my submission

(Please tick one) By appearing personally

being represented by the following person:

(Please tick one) Date _________________________________ Signature _______________________________________________ Return Address: The Secretary, Development Assessment Commission, GPO Box 1815, Adelaide SA 5001 or [email protected].

mailto:[email protected]

Taplin Group 2015-0220

31 March 2016

ALDI SUPERMARKET AND APARTMENTS MAWSON LAKES TOWN CENTRE

Planning Report

ALDI Supermarket and Apartments

Mawson Lakes Town Centre Planning Report

31 March 2016

Lead consultant URPS

In association with Alexander Brown Architects

Phil Weaver & Associates Pty Ltd

Resonate Acoustics

Prepared for Taplin Group

Consultant Project Manager Matthew King MPIA CPP, Director

Suite 12/154 Fullarton Road

(cnr Alexandra Ave)

Rose Park, SA 5067

Tel: (08) 8333 7999

Email: [email protected]

URPS Ref 2015-0220

Document history and status

© URPS All rights reserved; these materials are copyright. No part may be reproduced or copied in any way, form or by any means without prior permission. This report has been prepared for URPS’ client. URPS and its associated consultants are not liable to any person or entity for any damage or loss that has occurred, or may occur, in relation to that person or entity taking or not taking action in respect of any representation, statement, opinion or advice referred to herein. www.urps.com.au ABN 55 640 546 010 2015-0220

Revision Date Reviewed Approved Details

V1 14/09/2015 MK 15/09/2015 Draft reviewed

V2 16/12/2015 MK 06/01/2016 Draft reviewed

V3 31/03/2016 MK 29/03/2016 Edits to report/Amended plans

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www.urps.com.au

URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre

Contents 1.0 Introduction .............................................................................................................................1

1.1 Background .................................................................................................................................... 1

2.0 Proposal ..................................................................................................................................2

2.1 Overview ........................................................................................................................................ 2

2.2 Variation application ...................................................................................................................... 2

2.3 Land use ......................................................................................................................................... 2

2.4 Floor plan ....................................................................................................................................... 3

2.5 External appearance ...................................................................................................................... 3

2.6 Signage ........................................................................................................................................... 4

2.7 Car park modification ..................................................................................................................... 4

3.0 Subject land and locality ...........................................................................................................5

3.1 Subject land .................................................................................................................................... 5

3.2 Locality ........................................................................................................................................... 8

4.0 Procedural Matters ..................................................................................................................9

4.1 Zoning ............................................................................................................................................. 9

4.2 Nature of the Proposed Development ........................................................................................... 9

4.3 Public Notification .......................................................................................................................... 9

4.4 Agency Referrals............................................................................................................................. 9

5.0 Development Plan Assessment ............................................................................................... 10

5.1 Land use ....................................................................................................................................... 10

5.2 Appearance of development ........................................................................................................ 12

5.3 Crime Prevention ......................................................................................................................... 15

5.4 Density and design of residential component ............................................................................. 16

5.5 Car and bicycle parking ................................................................................................................ 18

5.6 Vehicle movements ...................................................................................................................... 19

5.7 Signage ......................................................................................................................................... 21

5.8 Noise............................................................................................................................................. 22

6.0 Conclusion ............................................................................................................................. 25

Appendix A........................................................................................................................................ 26

Proposal Plans prepared by ABA .............................................................................................................. 26

Appendix B ........................................................................................................................................ 27

Traffic and car parking assessment by Phil Weaver & Associates Pty Ltd ................................................ 27

Appendix C ........................................................................................................................................ 28

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ALDI Supermarket and Apartments Mawson Lakes Town Centre

Acoustic report by Resonate Acoustics .................................................................................................... 28

Appendix D ....................................................................................................................................... 29

ALDI operational guide to deliveries ........................................................................................................ 29

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URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Introduction

1.0 Introduction 1.1 Background

This planning report accompanies the development application for shops (including a supermarket) and

dwellings within a three storey building located on a site currently used as at-grade car parking and

known as 1-7 Mawson Lakes Boulevard, Mawson Lakes. URPS is acting on behalf of the Taplin Group

(Taplin) the applicant in this matter.

The proposed development varies Stage 4 of a previous development approval associated with Taplin’s

development of the adjacent Woolworths supermarket, associated retail tenancies and car parking. The

current proposal results in the deletion/removal of approximately 500m2 of previously approved retail

floor space and 23 at-grade car parking spaces.

This report has been prepared following our review of:

The subject land and locality on 1 September 2015.

The Salisbury Council Development Plan (consolidated 7 January 2016).

The proposal plans, render drawings and shadow diagrams prepared by Alexander Brown Architects

dated March 2016.

Traffic and car parking assessment prepared by Phil Weaver & Associates Pty Ltd.

Acoustic assessment report prepared by Resonate Acoustics.

This report provides details in relation to the subject site and locality, procedural matters and an

assessment of the proposal against the Development Plan.

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Proposal

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2.0 Proposal 2.1 Overview

The proposal is detailed within the plans prepared by Alexander Brown Architects numbered 15-006.

PL03-PL09.P and dated 21 March 2016. The proposal involves a variation to the development of the

Mawson Lakes Shopping Centre and comprises:

Ground floor level - a 1,725m2 ALDI supermarket (including back of house area) in place of 500m2 of

previously approved retail tenancies, loading dock area for the proposed supermarket, a specialty

shop of 75m2, lobby area with lift and stairs as well as a separate storage area to the apartments

above, and 10 bicycle parking spaces.

First floor level - 8, one bedroom apartments, 24 car parking spaces and 20 bicycle parking spaces.

Second floor level - 11, two bedroom apartments.

Backlit signage for the ALDI supermarket on the northern, western and southern facades.

A more detailed breakdown of the proposed development is provided in the following sections.

2.2 Variation application

It is noted that this proposed development is a variation to Stage 4 of a previous development approval

made by Taplin (DA 361/183/2011/MB).

The previous application involved the development of a Woolworths supermarket, 27 apartments, 14

retail tenancies and a multi-level car park on the land north of University Parade; and additional retail

tenancies on the land south of University Parade (i.e. 4 retail tenancies on the subject site).

Some of the retail tenancies mentioned above proposed as part of Stage 4 of the application will

effectively be replaced by the proposed development. This proposal subsequently results in the

deletion/removal of approximately 500m2 of previously approved retail floor space.

2.3 Land use

The proposed land use includes “shop” (by definition) under Schedule 1 of the SA Development

Regulations 2008 as it is “a premises used primarily for the sale by retail, rental or display of goods,

foodstuffs, merchandise or materials”.

ALDI is a discount grocery supermarket which offers various household staples such as food, beverages

and bathroom items, often under ALDI’s own branding. ALDI offers limited brand choice, which reduces

the size and number of aisles and thereby minimises the size of ALDI outlets compared to other

supermarkets. There are also weekly brand specials provided on specific items.

A tenant for the proposed 75m2 small specialty shop is yet to be selected.

ALDI offers typical grocery products in an aisle-by-aisle format. There are some key differences from

other supermarkets relevant to a planning assessment:

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URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Proposal

Deliveries and logistics generally undertaken by ALDI employees, with typically only two 19 metre

long truck deliveries per 24 hour period and one daily bakery delivery via a small rigid vehicle.

Low swept exhaust delivery vehicles – there is no exhaust discharge above the vehicle cabin.

Typically 25 full-time equivalent employees with 6-10 employees on site at any one time.

The proposal also involves the construction of a series of apartments which are “Dwellings” contained

within a “Residential Flat Building” as per the definition contained with the Development Regulations

2008.

2.4 Floor plan

The ALDI will cover an area of 1,725m2 in total, comprising 5 aisles over a retail floor area and back of

house area. A loading dock will be located at the eastern end of the building accessed through the

existing car park area. A small speciality shop is proposed in the south-eastern corner of the development

comprising 75m2.

The ramp for cars associated with the apartments at levels 1 and 2 is located adjacent to the proposed

loading dock and is also accessed through the existing car park area. The pedestrian entrance/lobby for

the apartments is located at the eastern end of the building and faces towards the existing commercial

buildings to the east, rather than towards the existing car park area, giving the apartments their own

distinct frontage. There are also stairs leading from the public plaza to the apartment levels in the south-

west corner of the proposed building. A separate enclosed are is provided for services and apartment

storage with each apartment provided a storage locker.

There are 8, one bedroom apartments, 24 car parking spaces and 20 bicycle parking spaces proposed at

first floor level, as well as 11, two bedroom apartments located at second floor level. Each of these

apartments have south facing balconies with views toward the public plaza areas and across the top of

existing buildings towards the water.

2.5 External appearance

The proposed three storey building is of contemporary design featuring a flat roof and a composition of

external materials set in a geometric pattern including white and woodgrain panelling, glazing and timber

slatting.

The geometric form of the proposed building, combined with the variation materials, is complementary to

the various modern architectural styles a nearby buildings which have been developed over the past 10-

15 years.

The proposal will also involve various upgrades of the public realm surrounding the facility with, for

example, landscaping to be provided along the southern wall of the proposed building and updates to the

paving and walkway area between the Target tenancy and the proposed building.

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Proposal

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2.6 Signage

Four internally lit, wall mounted signs are proposed on the northern, western and southern elevations of

the proposed building. These signs will present toward University Parade and the car park on the subject

site, as well as the pedestrian areas within the site and Mawson Lakes Boulevarde beyond.

The signs are of various size and shape, but otherwise have consistent ALDI corporate branding identifying

the major tenant of the building in a clear and simple manner.

2.7 Car park modification

The ALDI is proposed upon the southern side of an existing shopping centre car park and will result in the

loss of 91 car parking spaces, and the replacement of 22 car parking spaces in association with the

proposed apartments.

Analysis of the proposal and a recent parking study undertaken by Phil Weaver and Associates has

confirmed that there is a surplus of approximately 55 car parking spaces within the precinct (i.e. the

northern and southern sides of the shopping centre separated by University Parade, and within the

street). As such, this proposal seeks to make better use of underutilised land.

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URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Subject land and locality

3.0 Subject land and locality 3.1 Subject land

The allotment to be developed is contained within Certificate of Title Volume 6126 Folio 912 and is

commonly known as 1-7 Mawson Lakes Boulevard, Mawson Lakes. This land forms the southern portion

of a larger integrated site, comprising the Mawson Lakes Shopping Centre which straddles the north and

south side of University Parade.

The southern portion of the shopping centre site:

Is bounded by University Parade to the north, Garden Terrace to the west, Mawson Lake Boulevard

to the south and Main Street to the east.

Contains a number of commercial buildings set in a “U” shape around and on-site car parking area.

The commercial tenancies include a number of consulting rooms; shops in the form of retail,

personal service establishments and restaurants; and offices. A Target retail outlet is an anchor

tenant.

Features varied built form, with heights and scales ranging between one and two stories, and with

various external materials, colours and finishes evident between buildings. That said, each building

exhibits a commercial appearance given their rectilinear profiles with parapet walls and shopfront-

style glazing.

The northern portion of the shopping centre site:

Is bound by Light Common to the north, Garden Terrace to the west, University Parade to the south

and Main Street to the east.

Contains a Woolworths supermarket, 27 apartments, around 14 retail tenancies and a multilevel car

park where there are 401 parking spaces.

Fronts onto University Parade, directly opposite the proposed ALDI. This frontage comprises an

expanse of walling, an entry to the building featuring expansive glazing, an open side of the two level

car park (including an entry and exit point), with associated commercial and parking signage.

6

Subject land and locality

URPS


Figure 1 and 2 - various tenancies fronting the existing car park on subject site

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URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Subject land and locality

Figure 3 and 4 - view looking from University Parade across the existing carpark

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Subject land and locality

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3.2 Locality

The locality comprises land surrounding the subject land that is of tangible influence, on which the subject

proposal is likely to impact upon.

Mawson Lakes Town Centre is an activity precinct with a mixed use character. The subject land sits at the

southern edge of this precinct and is surrounded by a mix of land uses. Given the large size of the

shopping centre site and the proposed location of the ALDI toward the centre of the site, the locality is

not considered to extend far beyond the site boundaries.

It is noted that the Mawson Lakes central lake lies to the south beyond which lies a number of high

quality, two storey homes. The University (Uni SA Mawson Lakes campus) lies to the east of this site.

Overall the area has a high level of amenity and activity which will be further contributed to by this

proposal.

9

URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Procedural Matters

4.0 Procedural Matters 4.1 Zoning

The land falls within the Multi-Function Polis (The Levels) Zone as identified on Zone Map Sal/47 within

the Salisbury Development Plan (Consolidated 7 January 2016).

4.2 Nature of the Proposed Development

The key elements of the proposed development have been previously described in this report. These

combined elements are listed as neither a complying nor non-complying form of development within the

Multi-Function Polis (The Levels) Zone. Therefore, the application is subject to the on-merit assessment

process.

4.3 Public Notification

The Procedural Matters section of the Multi-Function Polis (The Levels) Zone states that:

Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008.

Schedule 9 does not list any kinds of development within the Multi-Function Polis (The Levels) Zone as

either a Category 1 or Category 2 form of development for the purposes of public notification. Therefore,

the proposed development is a Category 3 form of development for the purposes of public notification.

4.4 Agency Referrals

Schedule 10 of the Development Regulations 2008 lists the circumstances under which certain

development applications must be referred to government agencies and Ministers for their input to the

assessment. In this instance, the proposed development does not trigger and referrals in accordance with

Schedule 8.

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Development Plan Assessment

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5.0 Development Plan Assessment This section of the reports provides an assessment of the proposed development against the most

relevant provisions of the Salisbury Development. The key planning issues are considered to be:

Land use

Appearance of Development

Crime Prevention

Density and Design of the Residential Component

Car and Bicycle Parking

Vehicle Movements

Signage

Noise

5.1 Land use

Principle of Development Control 10 in the General Section of the Salisbury Development Plan states that:

Retail Development

10 A shop or group of shops with a gross leaseable area of greater than 250 square metres should be located

within a centre zone.

While the Multi-Function Polis (The Levels) Zone does not have the word “centre” in its title, it performs

like many other centre zones by accommodating a range of non-residential land uses including shops.

The Desired Character statement for the Multi-Function Polis (Levels) Zone anticipates:

DESIRED CHARACTER

Development will be comprehensive, integrated and staged to ensure it:

▪ is mixed use in nature, integrating living, working, learning and recreational activities and uses

▪ provides a broad range of housing types and tenures at medium net dwelling densities

▪ is designed and developed on the principles of environmental sustainability and conservation of the natural environment and resources

▪ is appropriate, equitable and timely provision of human service infrastructure

▪ is a centre for international Co-operative research, innovation and business development in science, technology, education, the arts and industries with a business development focus in education, environmental management, health, information technology, leisure and media

▪ incorporates information technology and telecommunications for the benefit of the residential and business communities

▪ contributes to the improvement of physical, social and economic conditions in surrounding communities, Adelaide and Australia

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URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Development Plan Assessment

▪ is integrated with existing on-site education and research and development activities and adjoining communities

▪ utilizes, on an ongoing basis, the best available technology and design to demonstrate MFP Australia's objectives. (underlining added)

The mixed use nature of the proposed development, integrating shops and medium density dwellings,

responds directly to the key elements of this Desired Character statement underlined above.

The following Principles of Development Control within the Multi-Function Polis (Levels) Zone relate

specifically to land use:

LAND USE

1 The following forms of development are envisaged in the zone:

▪ businesses

▪ commercial buildings

▪ community facilities

▪ cultural activities

▪ educational establishments

▪ mixed use development

▪ pre-school

▪ recreational land uses

▪ residential development

▪ tourism development. (underlining added)

3 The town centre should provide services and facilities to meet the day-to-day needs of the residential and business population and allow for regional level education, recreation or entertainment facilities that may be appropriately located within the zone. (underlining added)

5 Local retail and community facilities should be located within easy access of residential areas to reduce motor vehicle trip generation. (underlining added)

FORM AND CHARACTER

8 Development should include a range of housing types including the provision of affordable housing options

for low-income households. (underlining added)

10 Development should be designed to encourage multiple use of facilities and buildings and allow for flexibility

of use over time. (underlining added)

Again, the mixed use nature including business activities that meet the day-to-day needs of people in this

area, combined with residential development responds directly to these provisions. Having dwellings

located above key shopping facilities also makes for easy access and reduced motor vehicle trips as

anticipated in PDC 5 quoted above. The proposed dwelling component may be described as a residential

flat building, which adds to the range of housing types in the locality as anticipated in PDC 8. The mixed

use nature of the proposed building responds directly to PDC 10.

Therefore, the proposed development is entirely appropriate from a land use perspective.

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5.2 Appearance of development

The following Principles of Development Control within the Multi-Function Polis (Levels) Zone relate

specifically to the appearance of development:

Form and Character

16 Built-form should contribute to a strong sense of place and community and provide opportunities for social

and economic development. (underlining added)

18 Urban development should designed to promote integration with adjacent land uses and include the

following:

(a) co-ordinated vehicle, cycle and pedestrian access between areas

(b) complementary facilities and services. (underlining added)

There are also a number of provisions relating the Design and Appearance of development within the

General Section of the Development Plan as follows:

OBJECTIVES

1 Development of a high architectural standard that responds to and reinforces positive aspects of the local

environment and built form. (underlining added)

2 Roads, open spaces, buildings and land uses laid out and linked so that they are easy to understand and

navigate. (underlining added)

PRINCIPLES OF DEVELOPMENT CONTROL

1 The design of a building may be of a contemporary nature and exhibit an innovative style provided the

overall form is sympathetic to the scale of development in the locality and with the context of its setting with

regard to shape, size, materials and colour. (underlining added)

2 Buildings should be designed and sited to avoid creating extensive areas of uninterrupted walling facing

areas exposed to public view.

3 Buildings should be designed to reduce their visual bulk and provide visual interest through design elements

such as:

(a) articulation

(b) colour and detailing

(c) small vertical and horizontal components

(d) design and placing of windows

(e) variations to facades. (underlining added)

5 Building form should not unreasonably restrict existing views available from neighbouring properties and

public spaces. (underlining added)

7 The external walls and roofs of buildings should not incorporate highly reflective materials which will result

in glare to neighbouring properties or drivers. (underlining added)

8 Structures located on the roofs of buildings to house plant and equipment should form an integral part of the

building design in relation to external finishes, shaping and colours. (underlining added)

13


9 Building design should emphasise pedestrian entry points to provide perceptible and direct access from

public street frontages and vehicle parking areas. (underlining added)

10 Development should provide clearly recognisable links to adjoining areas and facilities. (underlining added)

11 Buildings, landscaping, paving and signage should have a co-ordinated appearance that maintains and

enhances the visual attractiveness of the locality. (underlining added)

13 Where applicable, development should incorporate verandas over footpaths to enhance the quality of the

pedestrian environment. (underlining added)

14 Development should be designed and sited so that outdoor storage, loading and service areas are screened

from public view by an appropriate combination of built form, solid fencing and/or landscaping.

15 Outdoor lighting should not result in light spillage on adjacent land. (underlining added)

16 Balconies should:

(a) be integrated with the overall architectural form and detail of the building

(b) be sited to face predominantly north, east or west to provide solar access

(c) have a minimum area of 2 square metres. (underlining added)

The proposed development has been designed specifically for this site and as a result it is of a form and

scale that provides a strong sense of place in this part of Mawson Lakes as anticipated by PDC 16. The

mixed use nature of the proposed development will facilitate social interaction in that it is expected that

residents will make regular use of the supermarket below, thereby further underpinning the economic

success of the supermarket. The proposed specialty shop and the courtyard adjacent to the pedestrian

entry to the apartments are also elements of the development that provide opportunity for social and

economic development as anticipated in PDC 16.

The careful integration of the loading dock, vehicle access ramp and the existing car park, while also

providing for pedestrian and cyclist access only on the remaining three sides of the building respond

directly to PDC 18(a)’s anticipation of co-ordinated vehicle, bicycle and pedestrian access. The loading

dock, while visible to the public realm, is the most suitable location for the site. It will not be displeasing

in the overall context of the development. Site constraints mean there is no obvious back of house area

where which such element can be positioned. Screening of the dock is not plausible without costly

ventilation measures. The dock itself is relatively small relative the overall width of the development and

its deep void space means rubbish bins and materials will not be obvious to the public realm. Such an

approach has been taken at other ALDI stores in South Australia, such as Parafield Gardens.

The provision of a supermarket and specialty shop are also considered to be entirely complementary

services to existing adjacent land uses as anticipated by PDC 18(b).

The proposed building is of a high architectural quality, contemporary in nature and innovative in styling

that is also sympathetic to the 1 and 2 storey nature of existing surrounding development in accordance

with Objective 1 and PDC 1.

The challenge with any supermarket development is to ensure that external walls necessary for efficient

internal operation are carefully articulated so as to create an attractive public presentation. The

proposed development achieves this via the mix of façade materials, the use of reveals, balconies at

14


URPS


upper levels and landscape wherever possible. The façade materials will also not be highly reflective.

This satisfies the intent of PDCs 2, 3 and 7.

The proposed development will not unreasonably restrict any desirable views from any existing

neighbouring development or public spaces as anticipated by PDC 5.

Plant associated with the shop tenancies will be located above the western canopy between ALDI and

Target. Air conditioning for each of the proposed apartments will be located on the same platform as the

plant equipment. This satisfies PDC 8.

The proposed development provides carefully considered/designed links to the surrounding area in

accordance with PDCs 9 and 10, with entrances to different parts of the building on all sides.

While the proposed building doesn’t include verandas over footpaths as anticipated by PDC 13, the

existing closely adjoining buildings already provide a comfortable pedestrian environment around the

building.

A waste storage area for the apartments will be sited on the ground floor near the lobby on the eastern

side of the car park. The waste storage area will have capacity for a 1 x 1100L general waste bin, 1 x

1100L recycling bin and 3 x 240L Organic bins. This waste storage area has been based upon the

guidelines of the South Australian Better Practice Guide Waste Management in Residential or Mixed Use

Developments. The extent of waste storage will allow for a single weekly collection by a private waste

contractor.

Table 1: Waste Resource Generation Rate (per SABPGWM)

Land Use Type Waste Resource Generation Rate

General Waste Recycling Organics Metric

High Density

Residential

30 25 10 L/bedroom/wk

As the development provides 30 bedrooms, the following levels of waste are generated per week

according to the guide:

Table 2: Waste generated by the proposal

Type of Waste Generation / week (L)

General 900

Recycling 750

Organic 300

15


The development will be sensitively lit primarily at ground level typical of development in a town centre

such as this which will not result in any undesirable light spill into sensitive nearby development in

accordance with PDC 15.

The balconies associated with the proposed apartments satisfy PDC 16 quoted above by being integrated

with the overall architectural form and detail of the building and having a minimum area of greater than

2m2. While they are south facing, this takes advantage of the attractive outlook towards the lake and the

waterfront area.

5.3 Crime Prevention

The following provisions have been considered in regards to crime prevention:

Objective 1 A safe, secure, crime resistant environment where land uses are integrated and designed to

facilitate community surveillance.

Principles 1 Development should be designed to maximise surveillance of public spaces through the incorporation of

clear lines of sight, appropriate lighting and the use of visible permeable barriers wherever practicable. 2 Buildings should be designed to overlook public and communal streets and public open space to allow

casual surveillance.

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

10 Development should avoid pedestrian entrapment spots and movement predictors (eg routes or paths

that are predictable or unchangeable and offer no choice to pedestrians).

The positon of the ALDI building has raised some questions about CPTED issues but these have been

resolved.

The rear or back of house area of ALDI and Mawson Lakes Boulevard fronting tenancies previously

created a narrow passage way which was somewhat hidden from public eye and potentially unsafe. This

is notwithstanding the multiple pathway options provided to pedestrians meaning movement would not

be entirely predictable.

The development now incorporates lockable gates at the west/east ends of this passageway which

prevent this area being a potential entrapment spot. Lighting and CCTV will be proposed within this area

to also prevent potential criminal activity issues. The proposed measures will also prevent potential for

graffiti to occur on this rear wall. This area is detailed on PL09.P.

As for the north-south pedestrian connections immediately within the site, there are two options for

pedestrians in addition to pathways around the site, which remain close by. Both remain relatively wide

and not overly long and afterhours activity in the vicinity of these connections remains good given the

presence of a number of take-away outlets and restaurants.

It should be noted that the advent of 19 apartments will bring more life and activity into this precinct, and

provide more ‘eyes’ over the adjacent car park and public road to the south which will contribute to

minimising potential criminal activity.

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Building materials will be robust with extensive glazing minimised ensuring that vandalism is minimised.

5.4 Density and design of residential component

The following Principle of Development Control within the Multi-Function Polis (The Levels) Zone relate

specifically to the density of residential development:

9 Development should include a range of densities up to a maximum of 50 dwellings per hectare. (Underlining

added)

The Residential Development component of the General Section of the Salisbury Development Plan also

includes the following provisions:

5 Medium density development that achieves gross densities of between 23 and 45 dwellings per hectare

(which translates to net densities of between 40 and 67 dwellings per hectare) should typically be in the form

of 2 to 4 storey buildings.

6 High density development that achieves gross densities of more than 45 dwellings per hectare (which

translates to net densities of more than 67 dwellings per hectare) should typically be in the form of over 4

storey buildings.

It can be seen from PDCs 9 and 6 quoted above that high density residential development is anticipated in

the Multi-Function Polis (The Levels) Zone.

The 19 dwellings are situated upon a supermarket, and share access with this supermarket and other

speciality shops in this part of the Mawson Lakes precinct, without a definitive ‘site’.

Basing the site on the area associated with the southern portion of this shopping centre precinct (i.e. the

area boundary by University Parade, Garden Terrace, Mawson Lakes Boulevard and Main Street) this

comprises an area of approximately 13,440m2 equating to a net density of 14 dwellings per hectare. This

would technically make the development ‘low density’. It is however more appropriately defined as high

density by way of its design and the physical characteristics of each apartment. If you confined the site

for purpose of considering density to simply the footprint of the development these would be akin to high

density dwellings. Whatever site average figure you arrive at (which varies based upon what you

designate as the site) it is clear the apartments should be assessed against criteria which relates to

apartment development.

The following PDCs contained with the Residential Development component of the General Section relate

to the design of this type of residential development:

9 The design of residential flat buildings should:

(a) define individual dwellings in the external appearance of the building

(b) provide transitional space around the entry

(c) ensure building entrances provide shelter, are visible and easily identifiable from the street.

(underlining added)

24 Dwellings, particularly those with ground-level habitable rooms should include private open space that

conforms to the requirements identified in the following table:

17


Site area of dwelling Minimum area of private open space Provisions

Less than 250 square metres 35 square metres Balconies, roof patios and the like

can comprise part of this area

provided the area of each is 8

square metres or greater.

One part of the space is directly

accessible from a living room and

has an area of 16 square metres

with a minimum dimension of 4

metres and a maximum gradient of

1-in-10. (underlining added)

25 Private open space should not include driveways, effluent drainage areas, rubbish bin storage, sites for

rainwater tanks and other utility areas, and common areas such as parking areas and communal open space

in residential flat buildings and group dwellings, and should have a minimum dimension of:

(a) 2.5 metres for ground level or roof-top private open space

(b) 2 metres for upper level balconies or terraces. (underlining added)

26 Balconies should make a positive contribution to the internal and external amenity of residential buildings

and should be sited adjacent to the main living areas, such as the living room, dining room or kitchen, to

extend the dwelling’s living space. (underlining added)

28 Site facilities for group dwellings, residential parks and residential flat buildings should include:

(a) mail box facilities sited close to the major pedestrian entrance to the site

(b) bicycle parking for residents and visitors

(c) household waste and recyclable material storage areas away from dwellings

(d) external clothes drying areas, which are readily accessible to each dwelling and complement the

development and streetscape character for dwellings which do not incorporate ground level private

open space. (underlining added)

The proposed dwellings satisfy these provisions in the following ways:

Individual dwellings are adequately defined by the balconies on the southern elevation (see PDC

9(a)). The northern, western and eastern elevations focus more on screening common parking

areas, vehicle ramps and the lift well.

The pedestrian and vehicle entry points provide appropriate transitional space around these entries

and pedestrian shelter (see PDC 9(b) and (c)). While the main pedestrian entry is not readily visible

from the street, it is more appropriately oriented towards the existing pedestrian footpath rather

than the shared.

As stated previously in this report, the proposed balconies make a positive contribution to the

internal and external amenity of this building and are sited adjacent to the main living areas of each

dwelling (see PDC 26).

Mail boxes are located in the common lobby area/main pedestrian entrance, there is common

bicycle parking for residents on level 1, and a waste storage area on the ground floor. (see PDC 28).

18


URPS


PDC 28 quoted above identifies a large amount of private open space necessary for dwellings with a site

area less than 250m2 (i.e. 35m2). Each of the proposed apartments have a balcony with a minimum

dimension of 2m and a total area of 11.5m2.

As stated previously, the density of the proposed dwellings is relatively high. It is understood that

apartment-style development is not very common in the City of Salisbury. By way of comparison, PDC 59

in the Adelaide Development Plan (where apartments are much more common) states that:

59 Medium to high scale residential development and serviced apartments should provide the following private

open space:

(a) studio (where there is no separate bedroom): no minimum requirement but some provision is

desirable.

(b) 1 bedroom dwelling/apartment: 8 square metres.

(c) 2 bedroom dwelling/apartment: 11 square metres.

(d) 3+ bedroom dwelling/apartment: 15 square metres. (underlining added)

The proposed balconies readily satisfy this planning guideline, indicating that balconies with a minimum

dimension of 2m and a total area of 11.3m2 are appropriate for apartments of this nature. All apartments

also comprise a private courtyard directly accessible from bedrooms. Therefore, it is contended that the

proposed variation from PDC 24 in the Salisbury Development Plan in relation to private open space is

appropriate in this instance.

5.5 Car and bicycle parking

Table Sal/2 – Off Street Parking Requirements states that shops should provide:

7 spaces per 100 square metres of gross leasable area outside of centre zones

5 spaces per 100 square metres of gross leasable area within centre zones

This table also states that dwellings in residential flat buildings should provide:

1 space per dwelling, plus 0.5 on-site visitor car parking spaces per dwelling

Table Sal/3 – Off Street Bicycle Parking Requirements states that shops should provide:

1 for every 300 square metres of gross leasable floor area for employees

1 for every 600 square metres of gross leasable floor area for shoppers

This table also states that dwellings in residential flat buildings should provide:

1 for every 4 dwellings for residents

1 for every 10 dwellings for visitors

Mr Weaver has undertaken a review of the proposal, undertaken parking surveys, considered GTA Consultant’s reports on other ALDI projects in Adelaide, and also considered the potential implications of the new parking rates resulting from the endorsed Mawson Lakes Development Plan Amendment Report.

In summary I note the following key points from Mr Weaver’s report supporting the proposed ALDI/shop:

19


the proposed ‘Urban Core Zone’ of Mawson Lakes would reduce parking rates in the area from those

above to a minimum of 3 spaces per 100m² and a maximum of 5 spaces per 100m².

As the existing shopping centre is generating a peak car parking demand on-site equivalent to only

approximately 2.6 spaces / 100m² (based on previous data provided by GTA) it is anticipated that the

subject development is also likely to have a peak parking demand well below the maximum of 5

spaces / 100m².

A car parking rate of 4 spaces / 100m² was adopted by GTA consultants (and approved by DAC) for a

similarly sized ALDI Supermarket development (1603m² gla) at Belair Road, Hawthorn. This rate was

in turn based upon surveys at 11 similar ALDI developments located interstate.

Based on an empirical assessment of the existing car parking demand within the shopping centre car

parks, it was identified that there were at least 229 vacant (or unused) car parking spaces within the

non-residential car parking areas of the subject development.

Taking into account the changes to the car park and demand by proposing a new supermarket and

specialty shop, and adopting the applied parking rate for an ALDI supermarket, the proposal will

result in a net surplus of 55 car parking spaces during peak periods.

Mr Weaver also notes in his report that: “Notwithstanding the capacity to fully meet the anticipated increases in car parking demand and reduction of existing car parking provision on site, the recent parking surveys also identified a significant level of unused on-street car parking capacity. Such spaces will continue to augment the on-site car parking areas” In terms of the residential apartments, the number of spaces required by the Development Plan provisions would be 29 spaces based upon 19 dwellings @ 1 space / dwelling = 19 spaces, plus 0.5 spaces per dwelling for visitors = 10 spaces. The proposed on-site residential car parking area will provide 22 spaces, a theoretical shortfall of 7 spaces. However Mr Weaver considers this shortfall acceptable on that basis that there will be a potential for shared use of the existing car parking areas to occur, given that the peak demand of the two level uses will not coincide. In any event it is evident that there remains surplus capacity associated with the existing levels of parking demand within the locality. With respect to bicycle parking, the Development Plan requires a total of 9 spaces for the shops and a total of 7 spaces for the dwellings. The proposal will include provision for 30 bicycle park spaces, with 20 spaces on the ground floor, and 20 spaces on the first floor, which achieves Table Sal/3.

5.6 Vehicle movements

The following Principle of Development Control within the Multi-Function Polis (The Levels) Zone relates

the vehicles movements:

19 Integration with the surrounding areas should be promoted by appropriate connections to the existing road

network and pedestrian and cycle paths.

20 Movement systems within the zone should emphasise public transport and pedestrian and cycle paths to

encourage flexibility and allow for changes in local area transport.

20


URPS


The proposal will integrate with the surrounding areas with a new crossover proposed to link with

University Parade in a slightly amended manner in comparison to the existing crossover, shifting to the

east by approximately 10 metres. Sound connectivity with existing roads and pedestrian paths will be

maintained through the site of the development, with connection between Mawson Lakes Boulevard and

University Parade to be provided as per present conditions. There will be no negative impact on existing

public transport, pedestrian and cycle paths and the proposal will not inhibit the Zone’s desire to promote

alternate modes of transportation. PDCS 19 and 20 are achieved.

In relation to the General Section Transportation and Access provisions, the following are considered

most relevant to this proposal:

5 Land uses that generate large numbers of visitors such as shopping centres and areas, places of employment, schools, hospitals and medium to high density residential uses should be located so that they can be serviced by existing transport networks and encourage walking and cycling.

12 Industrial/commercial vehicle movements should be separated from passenger vehicle car-parking areas. 13 Development should make sufficient provision on site for the loading, unloading and turning of all traffic

likely to be generated. 22 Development should have direct access from an all weather public road. 23 Development should be provided with safe and convenient access which:

(a) avoids unreasonable interference with the flow of traffic on adjoining roads (b) provides appropriate separation distances from existing roads or level crossings (c) accommodates the type and volume of traffic likely to be generated by the development or land use and minimises induced traffic through over-provision (d) is sited and designed to minimise any adverse impacts on the occupants of and visitors to neighbouring properties.

29 Driveways, access tracks and parking areas should be designed and constructed to:

(a) follow the natural contours of the land (b) minimise excavation and/or fill (c) minimise the potential for erosion from run-off (d) avoid the removal of existing vegetation (e) be consistent with Australian Standard AS 2890 Parking facilities.

Mr Weaver has considered the implications of the proposal in regards to the above provisions, have

regard to changes in traffic generation, impacts on the surrounding road network, and provision of

appropriate entry and exit and manoeuvring areas for ALDI delivery vehicles. Mr Weaver’s conclusion

indicates that:

“The proposed development will result in minimal increases in traffic flows on the adjoining road network, with these increases primarily upon University Parade and Light Common. An assessment of the operation of the traffic signals at the Main Street/University Parade intersection has identified that there will be minor increases in delays and queues of a number of traffic movements. The increase in these delays and queues at this intersection will not be overly significant given the context of the current operation of this intersection.

21


The proposed development will include a loading area to be provided adjacent to the ALDI supermarket. The loading facility has been designed to accommodate large delivery vehicles (19m long semi-trailers and/or HRV vehicles) entering and exiting the site in a forward direction. Based on this assessment which has considered the overall traffic impacts and parking generation of the subject site, the proposed development is supported on traffic engineering grounds” While the deliveries will occur within the passenger car parking area, contrary to that intended by PDC 12, this arrangement is not foreign to ALDI sites and has occurred at other approved ALDI sites. This arrangement is the only option available in this instance given constraints associated with this site. The issue can be managed - ALDI’s truck drivers are familiar with this arrangement and are conscious of pedestrian safety considerations. As per information provided from ALDI (refer enclosed) deliveries are to occur at any time during the 24 hour period. Only a maximum of two ALDI deliveries are undertaken within 24 period to each store. Potential for conflict with pedestrians therefore will be limited. The only exception is one bread delivery from a bakery supplier, which is undertaken in a small rigid truck, once per day. The ALDI truck movement, on any site, typically takes between 1 to 2minutes, with the truck moving onto the site, stopping, reversing and engaging with the purpose built loading dock. All trailers are built with a reversing camera which is connected to a driver display in the cabin of the prime mover. Given the above, and despite not complying with PDC 12, the proposal is considered appropriate. Mr Weaver also states the following in support of the proposal that:

the service / loading area will also accommodate refuse areas associated with the ALDI supermarket.

It is understood that this facility will be serviced by waste contractors in after-hours periods.

the subject development will not result in any need for changes to bus routes and the existing bus

stops on University Parade would not need to be altered as a result of the subject development.

the design of the parking areas proposed meets AS/NZS 2890.1:2004 and AS/NZS 2890.6:2009).

5.7 Signage

The following Principles of Development Control within the General Section of the Salisbury Development

Plan relate to “Advertising” signage:

1 The location, siting, design, materials, size, and shape of advertisements and/or advertising hoardings should

be:

(a) consistent with the predominant character of the urban or rural landscape

(b) in harmony with any buildings or sites of historic significance or heritage value in the area

(c) co-ordinated with and complement the architectural form and design of the building they are to be

located on. (underlining added)

2 The number of advertisements and/or advertising hoardings associated with a development should be

minimised to avoid:

(a) clutter

(b) disorder

(c) untidiness of buildings and their surrounds

22


URPS


(d) driver distraction. (underlining added)

4 The content of advertisements should be limited to information relating to the legitimate use of the

associated land. (underlining added)

5 Advertisements and/or advertising hoardings should:

(a) be completely contained within the boundaries of the subject allotment

(b) be sited to avoid damage to, or pruning or lopping of, on-site landscaping or street trees

(c) not obscure views to vistas or objects of high amenity value. (underlining added)

7 Advertisements and/or advertising hoardings attached to buildings should not be sited on the roof or higher

than the walls of a building. (underlining added)

9 Advertisements should be designed to conceal their supporting advertising hoarding from view. (underlining

added)

10 Advertisements should convey the owner/occupier and/or generic type of business, merchandise or services

using simple, clear and concise language, symbols, print style and layout and a small number of colours.

(underlining added)

The proposed, internally illuminated signs located on three of the facades of the proposed building satisfy

these provisions in the following ways:

They are consistent with the predominant town centre character and other existing signage in this

locality.

They are complementary to the architectural form of the building, avoiding clutter and driver

distraction.

They relate to the legitimate use of the land.

They are completely contained within the boundaries of the allotment.

They do not sit above the top of the building, and

They are simple, clear and concise in their message.

5.8 Noise

The following Principle of Development Control within the Multi-Function Polis (The Levels) Zone relates

noise form aircraft and dwellings:

11 Dwellings for permanent occupation should not be located within the 25 to 30 ANEF contour. (underlining

added)

There are also the following provisions relating to noise within the “Interface between Land Uses” and

“Residential Development” components of the General Section of the Development Plan as follows:

Noise

23


6 Development should be sited, designed and constructed to minimise negative impacts of noise and to avoid

unreasonable interference. (underlining added)

7 Development should be consistent with the relevant provisions in the current Environment Protection (Noise)

Policy. (underlining added)

34 The number of dwellings sharing a common internal pedestrian entry within a residential flat building should

be minimised to limit noise generation in internal access ways. (underlining added)

The proposed development is not located with the 25 to 30 ANEF contour shown on Maps within the

Salisbury Development Plan. Therefore, it will not be negatively impacted by noise from aircraft.

The proposed apartments site on within the top 2 levels of the proposed building. All of the non-

residential/shop activities are located at ground floor level. This is an important means of limiting noise

impact on residents within the apartments. There are no apartments at first floor level proposed directly

over the loading dock, also providing separation from the component of the commercial development

likely to generate the most noise.

The proposed on-site car parking at level 1 is typical of many residential flat buildings, where car parking is

located close to the front door and bedroom of apartments. Therefore, some noise impact from

associated cars is to be reasonably anticipated and can be controlled by closing the north facing windows

to the bedroom. At the same time, natural ventilation to these bedrooms can then be achieved by

opening the south facing windows and keeping the bedroom door open in these one bedroom

apartments. Further, the proposed shop and residential development will have no negative noise impacts

on existing surrounding non-residential development.

Pedestrians can access the dwellings on level one via the lift or stairs at the eastern end of the building or

via the stairs at the western end of the building. This provides alternative access opportunities for

pedestrians so that noise is limited along the common walkway at this level. There are three sets of stairs

leading from the car parking area on level 1 to level 2, also providing alternative access opportunities for

pedestrians so that noise is limited along the common walkway at level 2. In this way, the proposed

development appropriately responds to PDC 34 quoted above.

The applicant has also engaged Resonate Acoustics to review the particular noise aspects of the proposal

considering how the ALDI operation may impact on the apartments proposed above.

Their conclusion states:

“An environmental noise impact assessment has been undertaken for the proposed Aldi store and residential apartments to be located between Mawson Lakes Boulevard and University Parade, Mawson Lakes. The Aldi store is to be located on the ground floor with two levels of residential apartments to be provided directly above. This assessment has considered the potential for structure borne noise to be transferred from the Aldi Store to residences directly above. The assessment of airborne noise was beyond the scope of this assessment. Based on our experience we believe that it is likely that the structure borne noise criteria will be exceeded unless treatments to control structure borne noise are provided.

24


URPS


Recommendations are provided in this report for the control of structure borne noise, and the required

treatments will be reviewed as the design progresses. On this basis structure borne noise from the

proposed Aldi store will be able to achieve the Development Plan and Noise EPP noise requirements”

25

URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Conclusion

6.0 Conclusion This proposed development involves 2 shops (including a supermarket) and 19 dwellings within a three

storey building located on a site currently used as at-grade car parking and known as 1-7 Mawson lakes

Boulevard, Mawson Lakes.

The proposed development varies Stage 4 of a previous development approval associated with Taplin’s

development of the adjacent Woolworths supermarket, associated retail tenancies and car parking. The

proposal results in the deletion/removal of approximately 500m2 of previously approved retail floor space

and at-grade car parking.

The proposed development satisfies the relevant provisions of the Salisbury Development Plan in the

following ways:

Land use – shops and dwellings are clearly anticipated land uses in the Multi-Function Polis (The

Levels) Zone.

Design and Appearance – it has been designed specifically for this site and is of a form and scale that

provides a strong sense of place in this part of Mawson Lakes town centre, while also being

complementary to the 1 and 2 storey commercial buildings surrounding the site. The careful

integration of the loading dock, vehicle access ramp and the existing car park, together with

pedestrian and cyclist access only on the remaining three sides of the building, provide for co-

ordinated vehicle, bicycle and pedestrian access. The proposed building includes a mix of façade

materials that are not reflective, with reveals and balconies at upper levels as key design elements.

All plant and equipment will be screened from public view. The proposed development provides

carefully considered/designed links to the surrounding area, with entrances to different parts of the

building on all sides. Balconies associated with the proposed dwellings will also be of a size and

outlook that creates desirable amenity for future residents.

Crime prevent – measures are incorporated to minimise potential for criminal activity.

Density of Residential Component – the density and apartment form is clearly anticipated in the

Multi-Function Polis (The Levels) Zone and generally consistent with the Mawson Lakes town centre

precinct.

Car and Bicycle Parking – there is sufficient car and bicycle parking associated with the proposed

development to meet anticipated demand.

Vehicle Movements – all vehicle movements associated with the proposed development, both

trucks and cars, satisfy the relevant Australian Standards.

Signage – signage associated with the proposed ALDI supermarket is typical of signage for this type

of commercial development in a town centre such as this.

Noise – there will be no unreasonable noise impact on the proposed dwellings, or from the proposed

development on existing surrounding non-residential development.

Therefore, the proposed development warrants Development Plan Consent.

26

Appendix A

URPS


Appendix A Proposal Plans prepared by ABA

EXISTINGCOMMERCIALPROPERTIES

THE BOATDECKCAFEEXISTING COMMERCIAL PROPERTIES


PEDE

STRI

AN LI

NK T

OSH

OPPI

NG C

ENTR

E

DASH

ED LI

NE D

ENOT

ES C

ANOP

Y AB

OVE

39PARKS

11PARKS

22PARKS

12PARKS

94 CAR PARKS

STAGE 4MODIFICATION OF

EXISTING CARPARK

10 PARKS

EXISTINGSPECIALTY

SHOP

EXISTINGSPECIALTY

SHOP

MAINENTRANCE

ROOF ABOVE DASHED6.2m MIN. HEIGHT FOR COMPACTUS

WALKWAY ABOVEDASHED

TROL

LEY

BAY

ALDI SIGN

BINS

RENOVATED PUBLIC LANEWAY1:5

0 MAX

GRA

DE

LOBBY

LIFT

A B C D E F G H I J K L M N O

01

02

03

04

05

06

7600

3900

3960

7450

8030

3094

0

BACK OF HOUSE

FIVE AISLEALDI STORE1725mį NLA

(incl. BOH)

10 x

BIKE

PAR

KS

10 x

BIKE

PAR

KS

PUBLIC PLAZA

SPECIALTYSHOP /CAFE75mį

SERVICES /APARTMENT

STORAGE

NEW

CAN

OPY

ABOV

E

10600 APPROX.

2280

0

52975

8600

6600

6600

SHAREDAREATROLLEY BAY

RAMP1:5 GRADE25m LONG

4910

HIGH LEVEL WINDOWS (2500mm ABOVE FFL, 800mm HIGH)

ALDI SIGNAGEPYLON

5750 5750 5750 5750 5750 5750 7000 4700EQ.EQ. EQ. EQ.

RAISED KERB / PLANTER BEDSTO COMPLY WITH AS 2890.1

INDOCHINARESTAURANT

ACOUSTIC TREATMENT TO COLUMNS & FLOOR PLATES TO RESTRICTTRANSFER OF NOISE TO LEVEL ABOVE. COLUMN LOCATIONS ANDSIZING TO BE COORDINATED WITH ALDI FIT-OUT REQUIREMENTS.

SECURITY GATE TO BECLOSED AT NIGHT TORESTRICT PUBLIC ACCESS


ALDI SIGN

SG-0

1

SG-0

1

LS-01

LS-0

1

LS-0

1

LS-01


LS-02

LS-01

LS-0

1

LS-02

1600 5750

LS-02

LANEWAY TO INCLUDE CCTV AND LIGHTING AS REQUIRED(REFER DESIGN SECTION ON DRAWING PL09)

LOADINGBAY

24 HOURUNRESTRICTED

ACCESS

BINS TO BE STORED IN DESIGNATEDENCLOSURE & WASTE COLLECTIONTO HAVE UNRESTICTED ACCESS

9200

5750 5750 5750 5750

WHEEL STOPS TO PARKS THAT ABUT ALDI STORE

NEW CROSSOVERTO SUIT 19m TRUCK

SWEPT PATH

LEFT TURNSWEPT PATH

RIGHT TURN SWEPT PATH(MAY REQUIRE REMOVAL OF 2

ON-STREET CAR PARKS)

GROSS AREA SCHEDULEGROUND FLOOR

ALDI STORE / BOH: 1775m²ALDI LOADING DOCK: 221m²SERVICES / APRT. STORAGE: 90m²LOBBY: 59m²

FIRST FLOOR

APARTMENTS (COMBINED): 907m²CAR PARKING / DECK: 1182m²LOBBY: 41m²

SECOND FLOOR

APARTMENTS (COMBINED): 1514m²WALKWAY: 136m²LOBBY: 41m²

APARTMENT AREASREFER TO DRAWING PL07 FOR INDIVIDUALAPARTMENT AREA BREAKDOWN (LETTABLE)

LS-01: LANDSCAPING TYPE 01SCREEN PLANTING - INDIVIDUALPLANTS @ 350mm CTRS COASTALROSEMARY - westringia fruticosa(OR SIMILAR)

LS-02: LANDSCAPING TYPE 02NEW ADVANCED STREET TREE - 2.5mTALL (min.)LONDON PLANE - plantanus x hybrida(TO MATCH EXISTING STREET TREES)

LANDSCAPING SCHEDULE

LEGENDSG-01: SECURITY GATE 01STEEL-FRAMED SECURITY GATE WITH ACTIONAS SHOWN ON PLANS

GROUND FLOOR - COLUMN OPTION 011:200 @ A1


THE BOATDECKCAFEEXISTING COMMERCIAL PROPERTIES


PEDE

STRI

AN LI

NK T

OSH

OPPI

NG C

ENTR

E

DASH

ED LI

NE D

ENOT

ES C

ANOP

Y AB

OVE

39PARKS

11PARKS

22PARKS

12PARKS

94 CAR PARKS

STAGE 4MODIFICATION OF

EXISTING CARPARK

10 PARKS

EXISTINGSPECIALTY

SHOP

EXISTINGSPECIALTY

SHOP

MAINENTRANCE

ROOF ABOVE DASHED6.2m MIN. HEIGHT FOR COMPACTUS

WALKWAY ABOVEDASHED

TROL

LEY

BAY

ALDI SIGN

BINS

RENOVATED PUBLIC LANEWAY1:5

0 MAX

GRA

DE

LOBBY

LIFT

A B C D E F G H I J K L M N O

01

02

03

04

05

06

7600

3900

3960

7450

8030

3094

0

BACK OF HOUSE

FIVE AISLEALDI STORE1725mį NLA

(incl. BOH)

10 x

BIKE

PAR

KS

10 x

BIKE

PAR

KS

PUBLIC PLAZA

SPECIALTYSHOP /CAFE75mį

SERVICES /APARTMENT

STORAGE

NEW

CAN

OPY

ABOV

E

10600 APPROX.

2280

0

52975

8600

6600

6600

SHAREDAREATROLLEY BAY

RAMP1:5 GRADE25m LONG

4910

HIGH LEVEL WINDOWS (2500mm ABOVE FFL, 800mm HIGH)

ACOUSTIC TREATMENT TO COLUMNS & FLOOR PLATES TO RESTRICTTRANSFER OF NOISE TO LEVEL ABOVE. COLUMN LOCATIONS ANDSIZING TO BE COORDINATED WITH ALDI FIT-OUT REQUIREMENTS.

ALDI SIGNAGEPYLON

5750 5750 5750 5750 5750 5750 7000 4700


INDOCHINARESTAURANT



ALDI SIGN

SG-0

1

SG-0

1

LS-01

LS-0

1

LS-0

1

LS-01


LS-02

LS-01

LS-0

1

LS-02

1600 5750

LS-02

LANEWAY TO INCLUDE CCTV AND LIGHTING AS REQUIRED(REFER DESIGN SECTION ON DRAWING PL09)

LOADINGBAY

24 HOURUNRESTRICTED

ACCESS

BINS TO BE STORED IN DESIGNATEDENCLOSURE & WASTE COLLECTIONTO HAVE UNRESTICTED ACCESS

9200

5750 5750 5750 5750

WHEEL STOPS TO PARKS THAT ABUT ALDI STORE

NEW CROSSOVERTO SUIT 19m TRUCK

SWEPT PATH

LEFT TURNSWEPT PATH

RIGHT TURN SWEPT PATH(MAY REQUIRE REMOVAL OF 2

ON-STREET CAR PARKS)



FIRST FLOOR


SECOND FLOOR






LEGENDSG-01: SECURITY GATE 01STEEL-FRAMED SECURITY GATE WITH ACTIONAS SHOWN ON PLANS

GROUND FLOOR - COLUMN OPTION 021:200 @ A1

APART. 01

23 CAR PARKSAPARTMENT CAR PARKS

APART. 02 APART. 03 APART. 04 APART. 05 APART. 06 APART. 07 APART. 08

TYPE 01TYPE 01 TYPE 01 TYPE 01 TYPE 01 TYPE 01 TYPE 01 TYPE 01

APARTMENTS ABOVE DASHED

APAR

TMEN

TS A

BOVE

DAS

HED

WALKWAY

STAI

RS T

OGR

OUND

A B C D E F G H I J

5750 5750 5750 5750 5750 5750 57501600

K

5750 5750

L M N O

7000 47005750 5750

01

02

03

04

05

06

7600

3900

3960

7450

8030

76550

3094

0

10 x

BIKE

PAR

KS

10 x BIKE PARKS

TIMBER PRIVACY/SECURITY SCREEN TO BEDROOM COURTYARD(TYPICAL THROUGHOUT)

TIMBER PRIVACY SCREEN BARRIER BETWEENRESIDENT WALKWAY AND CAR PARK

STAIRS TO APARTMENTS ABOVE

WALKWAY

RL = 6.15

2510

0

RL = 0.000

RL = 4.840

RAMP

RL = 0.220

LOBB

Y

LIFT

ALDI SIGN

ROOF TO NEW CANOPY BELOW

STAIRS TO GROUND FLOOR



FIRST FLOOR


SECOND FLOOR



FIRST FLOOR1:200 @ A1

APART. 09 APART. 10 APART. 11 APART. 12 APART. 13 APART. 14 APART. 15 APART. 16 APART. 17 APART. 18 APART. 19

TYPE 03 TYPE 03 TYPE 03 TYPE 03TYPE 02 TYPE 02 TYPE 02 TYPE 02 TYPE 02 TYPE 02 TYPE 02

A B C D E F G H I J

5750 5750 5750 5750 5750 5750 57501600

K

5750 5750

L M N O

7000 47005750 5750

01

02

03

04

05

06

7600

3900

3960

7450

8030

76550

3094

0

WALKWAY

TIMBER PRIVACY/SECURITY SCREEN TO BEDROOM COURTYARD(TYPICAL THROUGHOUT)

STAIRS TOFIRST FLOOR

STAIRS TOFIRST FLOOR

RAMP &CAR PARK

DECK BELOW

CAR PARKDECK BELOW

TIMBER SCREEN

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

VOID

ABO

VE

LOBB

Y

LIFT

ROOF TO NEWCANOPY BELOW

STAIRS TO GROUND FLOOR



FIRST FLOOR


SECOND FLOOR



SECOND FLOOR1:200 @ A1

BEDROOM3.1 x 3.9m

APARTMENT TYPE 01AREA: 75.0m²BALCONY: 11.3m²COURTYARD: 6.4m²

APARTMENT TYPE 02AREA: 110.4m²BALCONY: 11.3m²COURTYARDS: 10.1m²

APARTMENT TYPE 03AREA: 107.7m²BALCONY: 11.3m²COURTYARDS: 9.2m²

LIVING5.4 x 5.4m

BALCONY5.4 x 2.1m

GALLERY1.1m WIDE

ENTRY

PANTRY FRIDGE

DW OV

LIVING5.4 x 5.9m

KITCHEN5.4 x 2.4m

PANTRY FRIDGE

BEDROOM3.5 x 3.2m

BEDROOM4.2 x 3.7m

BALCONY5.4 x 2.1m

DW OV

GALLERY1.1m WIDE

GATE

1415

0

6100

5400

2070

0

4775

5400

2070

0

LAUNDRY

LAUNDRY

KITCHEN5.4 x 2.4m

PRIVATECOURTYARD

4.2 x 1.4m

PRIVATECOURTYARD

4.3 x 1.4m

TIMBER PRIVACY SCREEN

TIMBER PRIVACY SCREEN

2100

2100

1440

1440

2100

1490

BATHROOM4.2 x 1.8m

BATHROOM3.0 x 2.9m

GATE

LIVING5.4 x 5.9m

KITCHEN5.4 x 2.4m

PANTRY FRIDGE

BEDROOM3.5 x 3.2m

BEDROOM3.5 x 3.7m

BALCONY5.4 x 2.1m

DW OV

GALLERY1.1m WIDE

LAUNDRY

PRIVATECOURTYARD

3.8 x 1.4m

BATHROOM3.0 x 2.9m

CANOPYABOVEENTRY

CANOPYABOVEENTRY

VOID

ABO

VE(D

ASHE

D)

VOID

ABO

VE(D

ASHE

D)

625



FIRST FLOOR


SECOND FLOOR



B B B

900

2700

500

2700

500

3500

30

1350

0

2670

APARTMENT LIFT / STAIRLOBBY BEYOND

WALKWAY WITH GLASSBALUSTRADE

P E

D E

S T

I A N

L A

N E

WF-01

WF-01

WF-02 WF-02 BAL-01(TYPICAL THROUGHOUT)

SOLID BALUSTRADE TOCAR PARK DECK

CANOPY BEYOND

ALDI SIGN

WF-03

CONCRETE WALL WITH RECESSED FEATURE STRIPSSTAIRS TOAPARTMENTS

GLASS SLIDING DOORS CAR PARK BEYONDWF-02

SPECIALTY SHOP / CAFELS-01EJ-01

WIN-01

WIN-01SLIDING GLASS DOORS TO APARTMENTS

LS-01 & LS-02

NEW CANOPY BETWEEN TARGET &

BB

900

2700

500

2700

500

3500

30

1350

0

2670

CAR PARKING DECKBIN ENCLOSURE AS PERALDI SPECIFICATIONS

PRIMARY ENTRANCE &AIRLOCK

APARTMENTS BEYONDSCREEN

APARTMENT LIFT / STAIRLOBBY BEYOND

ALDI SIGN

WF-01 WF-01

ALDI LOADING DOCK /COMPACTUS BELOW CAR PARKING DECK

WF-03

EJ-01

FIXED SCREEN

WIN-01HIGH LEVEL GLAZING

NEW CANOPY BETWEEN TARGET &PROPOSED ALDI STORE

2500

800

WALKWAYRAMP TO APARTMENTCAR PARK

WIN-01

LS-01LS-01 & LS-02

MATERIAL FINISHES:WF-01: WALL FINISH TYPE 01TRESPA METION (OR EQUIVALENTHIGH-PRESSURE COMPACT LAMINATE)FACADE PANEL SYSTEM WITH WOOD DECORFINISH, 'DENVER OAK'

WF-02: WALL FINISH TYPE 02ALUCOBOND PRE-FINISHED METAL CLADDINGWITH EXPRESSED JOINTS AS SHOWN ONELEVATIONS. COLOUR: GREY BROWN(TO MATCH ADJACENT WOOLWORTHSTENANCY)

WF-03: WALL FINISH TYPE 03PRE-CAST BRIGHTONLITE CONCRETE WALLWITH EXPRESSED JOINTS TO LOCATIONSSHOWN, REFER 'EJ-01'

WF-04: WALL FINISH TYPE 04SHIPLAP TIMBER CLADDING (IRONBARK ORSIMILAR)

EJ-01: EXPRESSED JOINT 01FEATURE EXPRESSED JOINT TO PRE-CASTCONCRETE WALL, ALUCOBOND PRE-FINISHEDMETAL CLADDING, TITANIUM

WIN-01: WINDOW TYPE 01NATURAL ANODISED ALUMINIUM WINDOWFRAME WITH ENERGY EFFICIENT GLASS,GREEN TINT (CLEAR TINT TO ALDI STORE)

BAL-01: BALCONY TYPE 01GLASS BALUSTRADE, GLAZING TO MATCHWIN-01

SG-01: SECURITY GATE 01STEEL-FRAMED SECURITY GATE WITH ACTIONAS SHOWN ON PLANS




WF-01: WALL FINISH TYPE 01 WF-02: WALL FINISH TYPE 02

MATERIAL PALETTE


SOUTHERN ELEVATION1:100 @ A1

NORTHERN ELEVATION1:100 @ A1

BB

P E

D E

S T

I A N

L A

N E

WF-02APARTMENTS BEYOND

CAR PARKING DECK

WF-01

STAIRS BEYOND TOAPARTMENTS

WF-03

WF-03

C A

R P

A R

K

WF-01

NEW CANOPY TO SPAN BETWEEN TARGET AND PROPOSED ALDI STOREFINISH TO MATCH WF-02

900

2700

500

2700

500

3500

30

1350

0

2670

STAIRS BEYOND

WIN-01

EJ-01

900

2700

500

2700

500

3500

30

1350

0

2670

WF-01

WF-02APARTMENT LIFT / STAIRLOBBY

APARTMENT CARPARKING DECK BEYOND

COURTYARD

WF-04

SPECIALTY SHOP / CAFE

REFUSE ACCESS

APARTMENT LOBBYSERVICES / APARTMENT STORAGE

WIN-01

WIN-01

WIN

-01

WF-02 TO APARTMENTS BEYOND

4000

C.O

.S.

PROP

OSED

ALD

I STO

RE

EXISTING RESTAURANTTENANCIES

CCTV CAMERAS TO BE INSTALLED WHEREREQUIRED TO PROVIDE SURVEILLANCETHROUGHOUT NEW LANEWAY

NEW LIGHTING TO BE INSTALLED WHEREAPPROPRIATE WITH AUTOMATICTIME-SWITCH ACTIVATION

EXISTING SHOPFRONT GLAZINGPRODUCING SURVEILLANCE OF LANEWAY

SG-01DASHED LINE DENOTES SECURITY GATEBEYOND TO BE LOCKED AT NIGHT TORESTRICT TRESPASSING AFTER NORMALBUSINESS OPERATION HOURS

NEW LANEWAY

FIXED PANEL/LOUVRES TO UNDERSIDE OFEXISTING CANOPY TO FURTHER RESTRICTTRESPASSING AT NIGHT

APARTMENTBALCONY

LS-01 STRIP VEGETATION

MATERIAL FINISHES:WF-01: WALL FINISH TYPE 01TRESPA METION (OR EQUIVALENTHIGH-PRESSURE COMPACT LAMINATE)FACADE PANEL SYSTEM WITH WOOD DECORFINISH, 'DENVER OAK'

WF-02: WALL FINISH TYPE 02ALUCOBOND PRE-FINISHED METAL CLADDINGWITH EXPRESSED JOINTS AS SHOWN ONELEVATIONS. COLOUR: GREY BROWN(TO MATCH ADJACENT WOOLWORTHSTENANCY)

WF-03: WALL FINISH TYPE 03PRE-CAST BRIGHTONLITE CONCRETE WALLWITH EXPRESSED JOINTS TO LOCATIONSSHOWN, REFER 'EJ-01'

WF-04: WALL FINISH TYPE 04SHIPLAP TIMBER CLADDING (IRONBARK ORSIMILAR)

EJ-01: EXPRESSED JOINT 01FEATURE EXPRESSED JOINT TO PRE-CASTCONCRETE WALL, ALUCOBOND PRE-FINISHEDMETAL CLADDING, TITANIUM

WIN-01: WINDOW TYPE 01NATURAL ANODISED ALUMINIUM WINDOWFRAME WITH ENERGY EFFICIENT GLASS,GREEN TINT (CLEAR TINT TO ALDI STORE)

BAL-01: BALCONY TYPE 01GLASS BALUSTRADE, GLAZING TO MATCHWIN-01

SG-01: SECURITY GATE 01STEEL-FRAMED SECURITY GATE WITH ACTIONAS SHOWN ON PLANS





MATERIAL PALETTE


WESTERN ELEVATION1:100 @ A1

EASTERN ELEVATION1:100 @ A1

DESIGN SECTION1:100 @ A1

T 08 7231 0231E [email protected] ABN 25 245 996 705

Mezzanine141-149 Ifould StreetAdelaide SA 5000

www.alexanderbrown.com.au

24.03.2016 PROJECT: ALDI Supermarket and Apartments, Mawson Lakes Town Centre Response to preliminary DAC feedback To whom it may concern, The following matters were raised as potential issues by the Development Assessment Commission to our planning consutant, Matthew King, from URPS. 1. CPTED response to new public laneway The public laneway adjacent to the proposed ALDI ‘back of house’ area has been amended to address any concerns over CPTED matters. These changes are now reflected on the ground floor plans PL03 and PL04, as well as the design section on PL09. The changes reflected on the updated drawings include:

Existing glazing/openings to the existing commercial properties adjacent the laneway has now been shown on the plans. Security gates have been designated at both entry points to the laneway, enabling this section to be closed off to the public at night. The laneway is to be fitted with additional measures to improve safety, including CCTV and new lighting fixtures, in addition to passive

surveillance created by the openings to the existing restaurant tenancies. 3. Materials An example material palette has been shown on the elevation drawings PL08 and PL09 to clearly designate material specifications. Sincerely,

William Morris B.DES.ST, M.ARCH

27

URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Appendix B

Appendix B Traffic and car parking assessment by Phil Weaver & Associates Pty Ltd

File: 104-15 29 March 2016 Mr Matthew King URPS Suite 12 / 154 Fullarton Road ROSE PARK SA 5067 Dear Matt, PROPOSED MIXED USE DEVELOPMENT - MAIN STREET, MAWSON LAKES - TRAFFIC AND PARKING ASSESSMENT I refer to our previous discussions relating to the proposed construction of a three storey building to accommodate retail and residential land uses on land located to the south of University Parade, Mawson Lakes. As requested I have undertaken the following review of the traffic and parking related aspects of the subject development. Existing Situation The subject site is located on land bounded by University Parade, Main Street, Mawson Lakes Boulevard and Garden Terrace, Mawson Lakes (the subject site). The subject site is established with a variety of retail and commercial tenancies previously developed as Stage 1 of the overall Mawson Lakes Town Centre. The Mawson Lakes Town Centre also includes additional retail and residential development to the north of the subject land i.e. more particularly Stages 2 and 3 of the Mawson Lakes Town Centre shopping centre development. These facilities are located within the area bounded by Light Common, Main Street, University Parade and Garden Terrace. The subject site currently provides an on-site car parking area providing a total of 185 parking spaces. This car park is accessed via both University Parade (to the north) and Mawson Lakes Boulevard (to the south). The access point off University Parade is approximately 11m in width and is located approximately 40m from the eastern boundary of the site. The access point off Mawson Lakes Boulevard is approximately 7m wide and is located approximately mid-block between the intersections of this roadway with Garden Terrace to the west and Main Street to the east.

2

The intersection of University Parade with Main Street is controlled by traffic signals whereas the intersection of Garden Terrace and Mawson Lakes Boulevard is controlled by a roundabout. The intersections (T-junctions) of University Parade with Garden Terrace and Mawson Lakes Boulevard are both controlled by the Give Way rule. University Parade, adjacent to the subject site, is a two lane roadway with a kerb to kerb width of approximately 12m. University Parade provides short term parking and bus stops on both sides of this road between Garden Terrace and Main Street. A pedestrian crossing is located on University Parade to the west of the access point of the Stage 2 development of the Mawson Lakes Town Centre. Main Street provides a single traffic lane in each direction with parking embayments provided on both sides of this roadway, adjacent to the subject site. Parking is restricted to two hour periods between 8.00am and 6.00pm Monday to Friday. Mawson Lakes Boulevard, adjacent to the subject land, provides a single traffic lane in each direction with parking embayments provided on both sides of this roadway. Parking is restricted to two hour periods between 8.00am and 6.00pm Monday to Friday within the parking embayments. A pedestrian crossing is located on Mawson Lakes Boulevard immediately to the east of the access point into the subject car park. Garden Terrace is constructed as a two-way roadway with a kerb to kerb width of 13.6m. Parallel parking embayments are provided along both sides of Garden Terrace. Parking along this roadway, in the vicinity of the subject site, is generally restricted to two hour parking between 8.00am and 6.00pm on weekdays. Details of traffic volumes recorded at the intersection of Main Street with Elder Smith Road, to the north of the Town Centre, have been obtained from the Department of Planning, Transport and Infrastructure, (DPTI). From a traffic count undertaken on Wednesday 30th July 2014 it is identified that the two-way Annual Average Daily Traffic (AADT) volume on Main Street on the approach to Elder Smith Road is 15,500 vpd. Details of traffic volumes within the locality of the subject land have also been sought from the City of Salisbury. From these enquiries it has been identified that

The two-way AADT volume on Main Street, between Light Common and Hurtle Parade as recorded in 2011 was 8,950 vpd.

The two-way AADT volume on Mawson Lakes Boulevard, between Garden Terrace and

Main Street, as recorded in 2011 was 3,856 vpd. The subject site, as currently developed provides:-

Retail areas of 4977m², Office areas of 1436m², and

3

A car park providing 185 spaces. As identified above, Stages 2 and 3 of the Mawson Lakes Town Centre development have been undertaken on the land bounded by Light Common, Main Street, University Parade and Garden Terrace. The existing development on this land includes:-

A Woolworths supermarket of 3800m² and a mezzanine office of 150m², Retail specialty tenancies with a total floor area of 1592m² (including 233m² associated with

Stage 3),

A total office space of 507m²,

40 residential apartments, and

A total of 401 on-site car parking spaces, including 174 spaces within the ground floor area and 227 on the first floor level. Of these spaces, 54 spaces on the upper level have been assigned for the exclusive use of the residential development. Hence, there are currently 347 spaces allocated to the commercial tenancies within the Stage 2 and Stage 3 developments.

Previous Approval As part of the previously approved staged development, the subject site was proposed to be further developed with two additional retail areas with a combined floor area of approximately 500m². These retail areas were to be constructed as Stage 4 of the overall Mawson Lakes Town Centre development. The approved retail areas of 500m² would have resulted in the loss of 23 car parking spaces. However, Stage 4 as described above, has not been constructed and would be replaced by the currently proposed Development Application. Traffic and Parking Surveys Traffic Surveys In order to determine the current level of traffic associated with the subject development, surveys of traffic have been conducted in the following areas:-

Traffic entering and exiting University Parade at the intersection of this road with Main Street,

Traffic entering and exiting Mawson Lakes Boulevard on the southern side of the subject

site, at the intersection of this road with Main Street,

The access point into the Stage 1 site on University Parade,

The access point into the Stage 1 site on Mawson Lakes Boulevard,

4

The access point on University Parade associated with the Stage 2 and 3 site, and

The two access points into the car parking areas of the Stage 2 and 3 site. The above traffic surveys were conducted during what would typically be one of the peak trading periods of such a shopping centre i.e. between 3.00pm and 6.00pm on Thursday 6th August 2015. It was identified that the peak period for cars accessing the at-grade car park to the south of University Parade was between 5.00pm and 6.00pm. Analysis of the traffic surveys has identified that 330 vehicles entered / exited the car parking area of the subject land (165 in / 165 out) during the peak period. However, the peak traffic period recorded throughout the entire survey occurred slightly earlier (between 4.15pm and 5.15pm) as shown in Figure 1 below.

Figure 1: Existing pm peak hour traffic volumes - Thursday 5th August 2015

5

I understand at the time when the above surveys were conducted that there was a vacant office area of 165m2 on the Stage 1 site and two vacant areas on the Stage 2/3 site with a combined area of approximately 200m2 (198.3m2). Taking into account the existing vacant areas of office the peak traffic generation associated with the Stage 1 development this is equivalent to a trip generation rate of only approximately 7 trips / 100m². Traffic generated by the retail areas of the Stage 2 and 3 developments during the pm peak hour period was identified as being equivalent to approximately 8 trips / 100m². Parking Surveys In order to record the level of parking demand associated with the subject site, surveys of car parking demand were conducted on Thursday 6th August 2015 and Saturday 8th August 2015. These surveys were conducted within the surrounding on-street areas and within three off-street car parks, namely:-

Ground and First Floor levels of the deck car park, on the land associated with the Stage 2 and 3 development,

The at-grade car park to the south of University Parade i.e. the subject land,

The small temporary at-grade car park to the north of Light Common,

Garden Terrace between University Parade and Mawson Lakes Boulevard,

Mawson Lakes Boulevard between Garden Terrace and Main Street,

Main Street between University Parade and Mawson Lakes Boulevard,

University Parade between Garden Terrace and Main Street,

Garden Terrace between Light Common and University Parade,

Main Street between Light Common and University Parade, and

Light Common between Garden Terrace and Main Street.

The capacity of the above on-street areas is 233 spaces. The capacity of the shopping centre car parks totals 532 spaces, including 54 spaces allocated specifically to the residential areas of the subject development. Detailed results of the above parking surveys are included as an appendix to this report. Analysis of the results of the parking surveys has identified:-

6

The maximum number of cars parked within the at-grade car park to the south of University Parade was 143 vehicles on the Thursday and 136 vehicles on the Saturday. Based on a capacity of 185 spaces, there were at least 42 and 49 vacant spaces, respectively during the two survey periods,

The maximum number of cars parked within the car parking areas associated with Stages

2 and 3 of the Town Centre development was 186 vehicles on the Thursday and 154 vehicles on the Saturday. Based on the overall capacity of 347 spaces within the ground floor and first floor car parking areas (excluding those spaces allocated specifically for residential car parking) there were at least 161 vacant spaces during the Thursday survey period and 193 spaces available during the Saturday survey period within the Stage 2/3 development,

There was a maximum of 8 cars parked within the temporary car park on Lot 307 Light Common during the Thursday survey period. Only one car was parked in this area during the Saturday survey period, and

The overall number of cars parked within the above on-street areas was 194 vehicles on

the Thursday and 144 vehicles on the Saturday. Based on a capacity of 233 spaces, there were at least 39 vacant spaces within these on-street areas throughout the survey period.

More particularly, the results of the surveys identified that there were at most 303 cars parked in the car parking areas of the Stage 1 and Stage 2/3 developments on the Thursday and 279 vehicles on the Saturday morning. Consequently, there were at least 229 vacant spaces in these areas during the Thursday survey period and at least 253 vacant spaces in these areas throughout the Saturday morning survey period. Based on the retail areas (10,519m²) and office areas (1690m²) currently occupied within the Stage 1 and Stage 2/3 sites, the peak recorded car parking demand of 303 spaces corresponds to a demand for an on-site parking demand of approximately 2.6 spaces / 100m² of commercial floor space. Proposed Development The proposed development will essentially replace the previously approved Stage 4 development. The proposed development is identified on a series of plans prepared by Alexander Brown Architects including:-

a Ground Floor Plan – Column Option 01 (Drawing No. 15.006 PL03.P),

a Ground Floor Plan – Column Option 02 (Drawing No. 15.006 PL04.P),

a First Floor Plan (Drawing No. 15.006 PL05.P), and

a Second Floor Plan (Drawing No. 15.006 PL06.P). I note that the proposed development includes:-

7

Construction of a three storey building to be constructed within the south-western corner of the subject site, resulting in the loss of 91 existing parking spaces. This building will accommodate:- An ALDI supermarket on the ground floor with a net lettable area of 1725m²,

8 single bedroom residential apartments and 22 car parking spaces on the first floor

level, and 11 two bedroom residential apartments on the second floor level.

Construction of a retail specialty shop in the south eastern corner of the site, with a floor

area of approximately 75m², Construction of a new access point off University Parade to be located approximately 30m

to the west of Main Street with a width of approximately 10.6m,

Provision of a delivery area on the eastern side of the proposed supermarket building,

Reconfiguration of the existing car park, and

Closure of the existing access point off University Parade. The proposed residential apartments will be accessed via two car lifts located in the south eastern corner of the site, adjacent to the delivery area for the supermarket. Pedestrian access to the upper levels of the proposed building will be provided via a lift or stairs located on the eastern side of the car lifts. The redesign of the at-grade car parking area will continue to provide:-

Car parking spaces of 2.6m in width,

Car parking spaces of 5.4m in length, and

Aisle widths of at least 6.6m. The space for use by the disabled is 2.4m wide with an adjacent shared area of the same width. The design of the residential car parking area on the first floor will provide:-

Car parking spaces of 2.7m in width,

Car parking spaces of 5.4m in length, and

Aisle widths of 6.0m.

8

As such, I consider that the design of the on-site car parking areas would conform to the requirements of the relevant off-street car parking standards (AS/NZS 2890.1:2004 and AS/NZS 2890.6:2009). More particularly, the spatial requirements for a User Class 3a shopping centre, as recommended in the relevant standard, will continue to be met by the at-grade car parking area. Vehicular access to and from the residential car parking area will be provided by a two-way ramp to be located to the east of the loading area to the supermarket. Subject to detailed design this ramp will provide:-

A 2m transition at the bottom of the ramp with a grade no steeper than 1 in 6.7,

A grade of 1 in 5 along the main section of ramp, and

A maximum grade of 1 in 9 inside of the curved section of ramp leading to the car parking area.

The ramp design will accommodate simultaneous movements between cars entering and exiting the residential car parking area on the first floor of the subject development based upon Figure 2 (below). This figure identifies the turning paths of the B99 design vehicle exiting the residential car park to go down the ramp with a B85 design vehicle ascending the ramp simultaneously. On the basis of this turning path figure it is identified that such movements will be accommodated comfortably by the design.

Figure 2: Turning path drawing of a B99 design vehicle exiting the first floor level with

a simultaneous entry movement of the B85 design vehicle ascending the car park ramp.

9

Parking Assessment Table Sal/2 - Off Street Vehicle Parking Requirements within the Salisbury Council Development Plan includes car parking rates relevant to the subject development as follows:-

Shops - 5 spaces per 100m² of leasable area if located within a centre zone; or 7 spaces per 100m² if located outside a centre zone

Residential - 1 space per dwelling, plus 0.5 on-site visitor car parking flat building spaces per dwelling

However, I understand that Council is likely to endorse the proposed Mawson Lakes Development Plan Amendment Report. Once endorsed by Council and the Minister for Planning, car parking rates for non-residential developments within the ‘Urban Core Zone’ of Mawson Lakes would be reduced to a minimum of 3 spaces per 100m² and a maximum of 5 spaces per 100m². However as previously noted, the existing shopping centre is generating a peak car parking demand on-site equivalent to only approximately 2.6 spaces / 100m². It is anticipated that the subject development is also likely to have a peak parking demand well below the maximum of 5 spaces / 100m² potentially required by the Development Plan Amendment Report. In respect to the proposed ALDI Supermarket, I note that a car parking rate of 4 spaces / 100m² was adopted by GTA consultants for a similarly sized ALDI Supermarket development (1603m² gla) which is proposed on Belair Road, Hawthorn. This rate was in turn based upon surveys at 11 similar ALDI developments located interstate. Based on an empirical assessment of the existing car parking demand within the shopping centre car parks, it was identified that there were at least 229 vacant (or unused) car parking spaces within the non-residential car parking areas of the subject development. Table 1 (below) quantifies the anticipated changes to car parking based upon:-

The current level of car parking demand generated by the existing developments, The forecast increase in car parking demand associated with the proposed ALDI

Supermarket,

The reduction in on-site car parking in order to accommodate the footprint of the ALDI Supermarket, and

Consideration of the additional (future) car parking demand associated with those tenancies which were unoccupied at the time of the surveys.

10

Table 1: Summary of available car parking on site and forecast car parking requirements

1 On-Site Parking (Stages 1 to 3) Existing Capacity 532 spaces 2 Less reduction in on-site car

parking associated with the subject building

91 spaces

3 Future on-site car parking

provision (Stages 1 to 4) 442 spaces*

4 Parking Demands Current level of demand within

on-site parking areas 303 spaces

5 Increase in demand associated with ALDI development

69 spaces

6 Increase in demand associated with retail shop

4 spaces

7 Increase in demand associated with the future occupation of the existing vacant tenancies

10 spaces

8 Total parking required on-site 386 spaces 9 Surplus on-site parking

remaining 55 spaces**

*Future on site provision i.e. existing parking less reduction of car parking to accommodate supermarket footprint (Row 1 less Row 2) **Future surplus car parking i.e. Future on-site parking less Forecast peak demand (Row 3 less Row 8) On the above basis, it is apparent that there is sufficient capacity within the on-site car parking areas of the existing shopping centre to accommodate:-

The existing on-site car parking demand,

The increased car parking demand associated with the proposed ALDI supermarket, A net reduction of 91 spaces within the Stage 1 development in order to accommodate the

footprint of the above supermarket, and

The additional car parking demands associated with future occupation of those areas currently unoccupied on the subject land.

Notwithstanding the capacity to fully meet the anticipated increases in car parking demand and reduction of existing car parking provision on site, the recent parking surveys also identified a significant level of unused on-street car parking capacity. Such spaces will continue to augment the on-site car parking areas. In respect to the proposed residential apartments, the number of spaces required by the Development Plan provisions would be 29 spaces based upon 19 dwellings @ 1 space / dwelling = 19 spaces, plus 0.5 spaces per dwelling for visitors = 10 spaces. The proposed on-site residential car parking area will provide 22 spaces, a theoretical shortfall of 7 spaces.

11

However, there will be a potential for shared use of the existing car parking areas to occur, given that the peak demand of the two land uses will not coincide. In any event it is evident that there remains surplus capacity associated with the existing levels of parking demand within the locality. Traffic Assessment As previously identified, the proposed development will result in additional retail areas of 1800m² (i.e. the supermarket of 1725m² and the retail shop of 75m²). The “Guide to Traffic Generating Developments” report produced by the Roads and Traffic Authority of NSW identifies a peak hour traffic generation rate of 12.3 trips per 100m² on a weekday (late night trading period) for retail developments. Consequently, the proposed development would generate, in theory, an increase of approximately 225 trips in the peak hour period. However, it is apparent that the existing retail developments within the Town Centre are generating a lower level of traffic during peak hour periods. This correlates with recent experience at similar shopping centre developments, where peak hour rates of the order of 9 trips / 100m² have typically been identified. On the basis of this lower traffic generation rate, it is therefore anticipated that the proposed ALDI supermarket and specialty shop would generate of the order of 162 trips (or the equivalent of 81 entry / 81 exit movements) during the peak hour on a Thursday. The “Guide to Traffic Generating Developments” report also includes traffic generation rates for residential uses. The above standard also identifies traffic generation rates for residential units and flats (up to 2 bedrooms) of:-

Daily vehicle trips = 4 - 5 trips per dwelling, and Weekday peak hour vehicle trips = 0.4 to 0.5 trips per dwelling.

The residential component of the subject development is therefore likely to generate of the order of 80 vpd on a weekday or 8 trips in peak hour periods.

The reduction of car parking on the land to the south of University Parade will result in changes to distribution of the existing traffic movements on the adjoining road network. This will consequently result in an increase in the volume of traffic entering / exiting the Stage 2/3 development site and a potential reduction in the volumes of traffic entering/exiting the Stage 1 site, based upon the reduction of car parking spaces on the latter site. The above changes to traffic flows / increases in total trip generation are reflected by Figure 3 (below).

12

Figure 3: Forecast pm peak hour traffic volumes associated with proposed ALDI

supermarket As identified above, Figure 3 reflects the potential for increased use of the Stage 2/3 car parking areas in order to accommodate the increased parking demands associated with the ALDI supermarket and the reduction in car parking demand on the Stage 1 site. In order to minimise the potential for traffic to unnecessarily circulate within the locality it is recommended that “real time” signage be adopted to identify the level of available car parking capacity in the Stage 1 and Stage 2/3 car parking areas.

The primary traffic impact associated with the subject development would be increased use of University Parade and Light Common to access the car parking areas of the Stage 2/3 development.

13

However, the increased use of University Parade to access the Stage 2/3 car park would, to some extent, be offset by an anticipated decrease in the volume of traffic entering/exiting the Stage 1 site from this roadway. Hence, the net change in traffic accessing the intersection of Main Street and University Parade would not be significant and should be of the order of 66 additional vehicle movements through this intersection in the peak hour period on a Thursday. There will be minimal change to the volumes of traffic using the intersection of Mawson Lakes Boulevard with Main Street. A review of the potential operation of the intersection of Main Street with University Parade and Main Street with Mawson Lakes Boulevard has been undertaken using SIDRA intersection analysis software. Main Street/University Parade intersection Based on the review of the above intersection using SIDRA intersection analysis software, it is identified that there would mostly be minimal impacts relating to the forecast additional movements using the above intersection to access the site. For example, comparison of the existing volumes and forecast volumes identifies that:-

The Degree of Saturation of this intersection would increase only marginally from 0.699 to 0.710, and this intersection would therefore remain with an appropriate level of capacity for this intersection,

The Level of Service of this intersection would remain at LOS B,

The length of queues associated with traffic exiting from University Parade would remain acceptable and would increase from 2.9 to 3.2 vehicles at the 98th Percentile probability level,

There would be an increase in the delay to drivers turning right from University Parade into Main Street from an average of 23.3 seconds to 23.5 seconds. Such an increase in delay is considered to be minimal.

Copies of the SIDRA Movement Summary relating to both the existing operation and forecast operation of the above intersection are included as an attachment to this report.

Main Street/Mawson Lakes Boulevard A review of the intersection of Main Street/Mawson Lakes Boulevard using SIDRA intersection analysis software, has identified that there would be minimal change to the operation of this intersection given the very slight change in volumes of traffic predicted to use this intersection.

14

Other intersections There should also be negligible impact associated with the proposed development on other intersections within the locality including the intersections of Main Street with Light Common or Mawson Lakes Boulevard with Garden Terrace given the nature of these roadways in the relatively minimal changes to traffic volumes forecast as a result of the subject development. On Site Areas As previously identified, loading areas will be provided on the eastern side of the proposed development. These facilities will be used by delivery vehicles associated with the proposed ALDI supermarket. The loading dock has been designed to accommodate rigid body trucks and 19m long semi-trailers. The design of the loading dock has been reviewed using appropriate turning path software and has identified that 19m long semi-trailers would be able to access and manoeuvre within the loading dock area (Figure 4).

Figure 4: Turning path of ALDI delivery vehicle

15

I understand that delivery vehicles are dispatched from the ALDI distribution centre and that the standard ALDI loading and delivery regime would result in a maximum of two deliveries per day by large trucks and one delivery per day undertaken by a bakery supplier. Deliveries of bakery products will be undertaken by a small rigid vehicle i.e. the equivalent of 8.8 m long MRV or smaller vehicle. On average larger trucks would remain on site for no more than 30 minutes and delivery movements will be scheduled to avoid any need for a second vehicle to wait to access the delivery area. Figure 4 identifies that large trucks could potentially exit the site to either the east or west along University Parade. However, right turn exit movements by 19m long semi-trailers would require the removal of two on-street car parking spaces on the northern side of University Parade in order to ensure that 19m semi-trailers would be fully accommodated on the eastbound lane of University Parade when waiting to enter the intersection of this road with Main Street. The service / loading area will also accommodate refuse areas associated with the ALDI supermarket. It is understood that this facility will be serviced by waste contractors in after-hours periods. Bus Routes The subject development will not result in any need for changes to bus routes and the existing bus stops on University Parade would not need to be altered as a result of the subject development. Summary and Conclusions In summary, the proposed development will result in the subject land accommodating an ALDI supermarket of 1725m² and an additional retail specialty tenancy of 75m2. The proposed development will result in a reduction of on-site car parking spaces, with the capacity of the car park within the Stage 1 development reducing from the current level of 185 spaces to 94 spaces. However, surveys of both the on-street and off-street car parking areas associated with the Mawson Lakes Town Centre have identified that there is a significant underutilisation of car parking on both the subject land (Stage 1) and the Stage 2/3 development sites. It is forecast that the subject ALDI Supermarket will generate approximately 4.0 spaces /100m² and would therefore generate a peak parking demand equivalent to 69 spaces. Taking into account both the reduction in on-site car parking and the potential future car parking demand associated with those tenancies which are currently vacant, the above analysis has identified that there will be sufficient available car parking spaces within the two sites to address these changes to car parking demand. Previous surveys undertaken to identify parking demand associated within similar shopping centres have identified a peak parking demand equivalent to approximately 3.5-4.0 spaces/100m². This suggests that a lower level of car parking demand generated by the subject development than assumed in the above assessment.

16

On this basis, it is considered that there will be more than sufficient on-site car parking provided to meet the forecast levels of parking demand during peak trading periods. The proposed development will result in minimal increases in traffic flows on the adjoining road network, with these increases primarily upon University Parade and Light Common. An assessment of the operation of the traffic signals at the Main Street/University Parade intersection has identified that there will be minor increases in delays and queues of a number of traffic movements. The increase in these delays and queues at this intersection will not be overly significant given the context of the current operation of this intersection. The proposed development will include a loading area to be provided adjacent to the ALDI supermarket. The loading facility has been designed to accommodate large delivery vehicles (19m long semi-trailers and/or HRV vehicles) entering and exiting the site in a forward direction. Based on this assessment which has considered the overall traffic impacts and parking generation of the subject site, the proposed development is supported on traffic engineering grounds. Yours sincerely

Phil Weaver Phil Weaver and Associates Pty Ltd Enc

WEST EAST NORTH SOUTH WEST EAST NORTH SOUTH GROUND FLOOR FIRST FLOOR WESTFIRST FLOOR EAST SOUTH S CENTRAL

N CENTRAL NORTH

Capacity 13 5 13 12 4 0 185 Capacity 14 0 Capacity 9 10 32 41 40 40 702.30pm 0 3 10 10 4 0 111 2.30pm 4 0 95 49 10 2.30pm 6 8 28 41 38 22 62.45pm 0 5 8 10 3 0 116 2.45pm 6 0 117 48 10 2.45pm 9 8 32 40 39 34 83.00pm 0 5 9 11 4 0 117 3.00pm 9 0 129 47 10 3.00pm 8 7 30 38 41 30 83.15pm 0 4 11 11 4 0 115 3.15pm 6 0 109 45 11 3.15pm 4 8 25 34 32 14 83.30pm 0 2 10 12 3 0 119 3.30pm 6 0 95 42 13 3.30pm 3 8 26 35 26 8 83.45pm 0 3 10 12 3 0 112 3.45pm 8 0 109 41 14 3.45pm 1 8 20 38 30 9 74.00pm 0 3 10 11 3 0 135 4.00pm 5 0 116 39 2 4.00pm 1 9 20 33 25 14 64.15pm 0 2 9 8 3 0 143 4.15pm 7 0 111 37 11 4.15pm 0 7 27 34 26 18 24.30pm 0 2 10 9 4 0 121 4.30pm 8 0 113 34 14 4.30pm 0 7 21 31 24 16 24.45pm 0 1 13 10 3 0 124 4.45pm 6 0 93 33 12 4.45pm 1 9 21 30 25 16 25.00pm 0 4 11 9 2 0 126 5.00pm 6 0 98 31 11 5.00pm 0 7 15 23 26 15 15.15pm 0 3 5 7 3 0 125 5.15pm 6 0 85 28 9 5.15pm 0 10 26 29 28 16 05.30pm 0 5 6 8 4 0 119 5.30pm 5 0 103 24 10 5.30pm 0 10 23 22 28 16 05.45pm 0 5 8 6 3 0 108 5.45pm 6 0 108 20 11 5.45pm 1 11 24 26 26 19 06.00pm 0 5 9 6 4 0 115 6.00pm 8 0 110 19 9 6.00pm 0 9 24 28 33 20 06.15pm 0 4 11 5 4 0 113 6.15pm 8 0 88 17 6 6.15pm 0 10 22 31 23 18 06.30pm 0 4 11 9 4 0 121 6.30pm 6 0 85 17 4 6.30pm 0 10 21 29 21 14 06.45pm 0 4 10 8 3 0 130 6.45pm 4 0 81 15 3 6.45pm 0 10 26 34 23 18 07.00pm 0 5 11 9 3 0 127 7.00pm 6 0 80 12 6 7.00pm 0 10 23 24 22 18 07.15pm 0 5 11 10 1 0 118 7.15pm 7 0 81 11 3 7.15pm 0 10 25 21 25 17 07.30pm 0 5 10 8 2 0 126 7.30pm 4 0 73 10 3 7.30pm 0 10 22 20 20 14 0

WEST EAST NORTH SOUTH WEST EAST NORTH SOUTH GROUND FLOOR FIRST FLOOR WESTFIRST FLOOR EAST SOUTH S CENTRAL

N CENTRAL NORTH

Capacity 13 5 13 12 4 0 185 Capacity 14 0 Capacity 9 10 32 41 40 40 7010.00am 6 3 10 6 2 0 112 10.00am 9 0 94 5 4 10.00am 0 8 21 28 16 11 010.15am 8 2 9 8 3 0 116 10.15am 9 0 93 5 4 10.15am 0 10 23 30 17 13 010.30am 9 3 10 9 4 0 128 10.30am 10 0 113 5 6 10.30am 0 10 26 33 21 12 010.45am 9 4 8 11 3 0 127 10.45am 12 0 131 5 5 10.45am 0 10 26 36 20 16 111.00am 8 4 11 11 3 0 136 11.00am 11 0 122 5 5 11.00am 0 9 26 36 21 15 111.15am 7 4 10 10 2 0 128 11.15am 12 0 127 5 7 11.15am 0 8 26 40 23 14 111.30am 9 3 12 9 4 0 129 11.30am 11 0 124 6 7 11.30am 0 8 27 39 24 14 111.45am 8 3 11 8 4 0 132 11.45am 11 0 134 6 7 11.45am 0 6 24 37 23 15 112.00pm 7 4 9 6 2 0 119 12.00pm 10 0 132 7 10 12.00pm 0 7 24 37 23 15 112.15pm 7 3 10 7 3 0 111 12.15pm 10 0 124 7 10 12.15pm 0 10 30 40 25 23 112.30pm 6 2 8 8 1 0 111 12.30pm 11 0 121 6 9 12.30pm 1 9 29 41 23 22 112.45pm 7 2 9 6 2 0 122 12.45pm 11 0 130 6 12 12.45pm 1 9 31 40 22 16 11.00pm 9 3 8 7 3 0 118 1.00pm 11 0 138 5 11 1.00pm 1 9 29 39 23 15 11.15pm 8 4 9 6 2 0 123 1.15pm 11 0 123 5 10 1.15pm 2 8 29 38 25 19 11.30pm 7 3 8 6 2 0 122 1.30pm 11 0 129 5 6 1.30pm 2 8 28 36 20 17 11.45pm 6 3 6 7 3 0 123 1.45pm 10 0 120 4 6 1.45pm 2 8 28 31 19 14 12.00pm 5 2 6 8 2 0 122 2.00pm 10 0 115 4 9 2.00pm 3 9 31 39 21 15 02.15pm 6 2 7 6 1 0 124 2.15pm 11 0 114 5 8 2.15pm 4 8 29 39 20 18 02.30pm 4 3 5 5 2 0 117 2.30pm 12 0 129 5 9 2.30pm 4 6 28 34 22 15 02.45pm 4 2 4 4 3 0 111 2.45pm 11 0 116 6 8 2.45pm 3 7 27 30 18 13 03.00pm 4 1 2 4 1 0 109 3.00pm 12 0 124 5 10 3.00pm 3 7 24 31 16 18 0

MAIN ST BETWEEN UNIVERSITY PARADE AND MAWSON LAKES BLD

AT-GRADE CAR PARK

TIME PERIOD

UNIVERSITY PARADE BETWEEN GARDEN TERRACE AND MAIN ST

DECK CAR PARK

TIME PERIOD

GARDEN TERRACE BETWEEN UNIVERSITY PARADE AND MAWSON LAKES BLD

MAWSON LAKES BLD BETWEEN GARDEN TERRACE AND MAIN ST

MAIN ST BETWEEN UNIVERSITY PARADE AND MAWSON LAKES BLD

AT-GRADE CAR PARK

TIME PERIOD

GARDEN TERRACE BETWEEN UNIVERSITY PARADE AND MAWSON LAKES BLD

MAWSON LAKES BLD BETWEEN GARDEN TERRACE AND MAIN ST

PARKING SURVEY - SUPERMARKET DEVELOPMENT, MAIN STREET, MAWSON LAKES - THURSDAY 6TH AUGUST 2015

TIME PERIOD

PARKING SURVEY - SUPERMARKET DEVELOPMENT, MAIN STREET, MAWSON LAKES - SATURDAY 8TH AUGUST 2015

TIME PERIOD

GARDEN TERRACE BETWEEN LIGHT COMMON AND UNIVERSITY PARADE

MAIN STREET BETWEEN LIGHT COMMON AND UNIVERSITY PARADE

LIGHT COMMON BETWEEN GARDEN TERRACE AND MAIN STREET

AT-GRADE CAR PARK NORTH OF LIGHT COMMON

TIME PERIOD

UNIVERSITY PARADE BETWEEN GARDEN TERRACE AND MAIN ST

DECK CAR PARK



LIGHT COMMON BETWEEN GARDEN TERRACE AND MAIN STREETGARDEN TERRACE

BETWEEN LIGHT COMMON AND UNIVERSITY PARADE

MAIN STREET BETWEEN LIGHT COMMON AND UNIVERSITY PARADE


AT-GRADE CAR PARK NORTH OF LIGHT COMMON


MOVEMENT SUMMARYSite: Main Street and University Parade, Mawson Lakes

existing pm Signals - Fixed Time Isolated Cycle Time = 40 seconds (Practical Cycle Time)

Movement Performance - VehiclesDemand Flows 95% Back of QueueMov

ID ODMov

Deg.Satn

AverageDelay

Level ofService

Prop. Queued

Effective Stop Rate

AverageSpeed Total HV Vehicles Distance

veh/h % v/c sec veh m per veh km/hSouth: Main Street south 1 L2 84 1.0 0.699 13.6 LOS B 11.0 79.4 0.78 0.74 51.22 T1 632 4.0 0.699 8.0 LOS A 11.0 79.4 0.78 0.74 52.53 R2 1 0.0 0.002 13.4 LOS B 0.0 0.1 0.61 0.60 48.2Approach 717 3.6 0.699 8.7 LOS A 11.0 79.4 0.78 0.74 52.3

East: Univerity Parade east 4 L2 21 1.0 0.167 22.7 LOS C 0.9 6.1 0.90 0.69 44.45 T1 26 2.0 0.167 17.1 LOS B 0.9 6.1 0.90 0.69 45.46 R2 32 1.0 0.153 24.9 LOS C 0.6 4.3 0.94 0.70 41.7Approach 79 1.3 0.167 21.7 LOS C 0.9 6.1 0.92 0.70 43.6

North: Main Street north 7 L2 26 1.0 0.632 11.8 LOS B 6.2 45.1 0.66 0.59 52.88 T1 474 4.0 0.632 6.3 LOS A 6.2 45.1 0.66 0.59 54.29 R2 116 2.0 0.382 19.4 LOS B 2.0 14.2 0.85 0.77 44.8Approach 616 3.5 0.632 9.0 LOS A 6.2 45.1 0.69 0.62 52.0

West: Univerity Parade west 10 L2 123 1.0 0.489 23.9 LOS C 2.7 18.8 0.96 0.78 42.511 T1 13 2.0 0.489 18.3 LOS B 2.7 18.8 0.96 0.78 43.412 R2 80 1.0 0.299 23.3 LOS C 1.5 10.7 0.93 0.75 42.7Approach 216 1.1 0.489 23.3 LOS C 2.7 18.8 0.95 0.77 42.6

All Vehicles 1627 3.1 0.699 11.4 LOS B 11.0 79.4 0.78 0.70 50.2

Level of Service (LOS) Method: Delay (HCM 2000). Vehicle movement LOS values are based on average delay per movementIntersection and Approach LOS values are based on average delay for all vehicle movements.SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - PedestriansAverage Back of QueueMov

ID DescriptionDemand

Flow Average

Delay Level ofService

Prop. Queued

Effective Stop RatePedestrian Distance

ped/h sec ped m per pedP1 South Full Crossing 53 14.5 LOS B 0.1 0.1 0.85 0.85P2 East Full Crossing 53 7.8 LOS A 0.0 0.0 0.63 0.63P3 North Full Crossing 53 14.5 LOS B 0.1 0.1 0.85 0.85P4 West Full Crossing 53 9.8 LOS A 0.0 0.0 0.70 0.70

All Pedestrians 211 11.7 LOS B 0.76 0.76

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)Pedestrian movement LOS values are based on average delay per pedestrian movement.Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

SIDRA INTERSECTION 6.1 | Copyright © 2000-2015 Akcelik and Associates Pty Ltd | sidrasolutions.comOrganisation: PHIL WEAVER AND ASSOCITES PTY LTD | Processed: Tuesday, 5 January 2016 3:17:18 PMProject: C:\Users\Phil\Documents\Old PC from corrupt drive\Letters - 2015\Main Street and University Parade intersection 23.12.2015.sip6

MOVEMENT SUMMARYSite: Main Street and University Parade, Mawson Lakes - Forecast

forecast pm Signals - Fixed Time Isolated Cycle Time = 40 seconds (Practical Cycle Time)

Movement Performance - VehiclesDemand Flows 95% Back of QueueMov

ID ODMov

Deg.Satn

AverageDelay

Level ofService

Prop. Queued

Effective Stop Rate

AverageSpeed Total HV Vehicles Distance

veh/h % v/c sec veh m per veh km/hSouth: Main Street south 1 L2 95 1.0 0.710 13.9 LOS B 11.4 82.3 0.79 0.76 51.02 T1 632 4.0 0.710 8.3 LOS A 11.4 82.3 0.79 0.76 52.23 R2 1 0.0 0.002 13.4 LOS B 0.0 0.1 0.61 0.60 48.2Approach 727 3.6 0.710 9.0 LOS A 11.4 82.3 0.79 0.76 52.1

East: Univerity Parade east 4 L2 21 1.0 0.178 22.7 LOS C 0.9 6.6 0.91 0.69 44.55 T1 29 2.0 0.178 17.2 LOS B 0.9 6.6 0.91 0.69 45.56 R2 32 1.0 0.166 26.0 LOS C 0.6 4.5 0.97 0.70 41.2Approach 82 1.4 0.178 22.0 LOS C 0.9 6.6 0.93 0.70 43.5

North: Main Street north 7 L2 26 1.0 0.658 12.3 LOS B 6.4 46.6 0.66 0.60 52.48 T1 474 4.0 0.658 6.7 LOS A 6.4 46.6 0.66 0.60 53.89 R2 132 2.0 0.443 19.7 LOS B 2.3 16.5 0.87 0.78 44.6Approach 632 3.5 0.658 9.7 LOS A 6.4 46.6 0.70 0.64 51.5

West: Univerity Parade west 10 L2 146 1.0 0.580 24.5 LOS C 3.2 22.9 0.98 0.82 42.211 T1 15 2.0 0.580 18.9 LOS B 3.2 22.9 0.98 0.82 43.112 R2 95 1.0 0.357 23.5 LOS C 1.8 12.8 0.94 0.76 42.6Approach 256 1.1 0.580 23.8 LOS C 3.2 22.9 0.96 0.80 42.4

All Vehicles 1697 3.1 0.710 12.1 LOS B 11.4 82.3 0.79 0.72 49.7

Level of Service (LOS) Method: Delay (HCM 2000). Vehicle movement LOS values are based on average delay per movementIntersection and Approach LOS values are based on average delay for all vehicle movements.SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - PedestriansAverage Back of QueueMov

ID DescriptionDemand

Flow Average

Delay Level ofService

Prop. Queued

Effective Stop RatePedestrian Distance

ped/h sec ped m per pedP1 South Full Crossing 53 14.5 LOS B 0.1 0.1 0.85 0.85P2 East Full Crossing 53 7.8 LOS A 0.0 0.0 0.63 0.63P3 North Full Crossing 53 14.5 LOS B 0.1 0.1 0.85 0.85P4 West Full Crossing 53 9.8 LOS A 0.0 0.0 0.70 0.70

All Pedestrians 211 11.7 LOS B 0.76 0.76

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)Pedestrian movement LOS values are based on average delay per pedestrian movement.Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

SIDRA INTERSECTION 6.1 | Copyright © 2000-2015 Akcelik and Associates Pty Ltd | sidrasolutions.comOrganisation: PHIL WEAVER AND ASSOCITES PTY LTD | Processed: Tuesday, 5 January 2016 3:18:48 PMProject: C:\Users\Phil\Documents\Old PC from corrupt drive\Letters - 2015\Main Street and University Parade intersection 23.12.2015.sip6

28

Appendix C

URPS


Appendix C Acoustic report by Resonate Acoustics

Aldi Store Mawson Lakes Planning Stage Acoustic Report

Report Date: Tuesday, 29 March 2016

Reference: A16180RP1, Revision A

Aldi Store Mawson Lakes Planning Stage Acoustic Report A16180RP1 Revision A

Document Information

Project Aldi Store Mawson Lakes

Client Alexander Brown Architects

Report title Planning Stage Acoustic Report

Project Number A16180

Author Jon Cooper

Associate Director

p+61 8 8155 5888

m+61 407 605 692

[email protected]

Reviewed by Matthew Stead

Revision Table

Report revision Date Comments

0 23 March 2016 -

A 29 March 2016 For issue


Glossary A-weighting A spectrum adaption that is applied to measured noise levels to represent

human hearing. A-weighted levels are used as human hearing does not respond equally at all frequencies.

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

Continuous noise level

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

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

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

dB(A) Units of the A-weighted sound level.

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

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

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

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

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


Table of Contents 1 Introduction ............................................................................................................................................ 1

2 Proposed development .......................................................................................................................... 2

2.1 Location........................................................................................................................................ 2 2.2 Operation ..................................................................................................................................... 3 2.3 Proposed construction.................................................................................................................. 3

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

4 Noise criteria .......................................................................................................................................... 5

4.1 Environmental noise policy ........................................................................................................... 5 4.2 AS/NZS 2107:2000 ...................................................................................................................... 6 4.3 Summary of noise criteria ............................................................................................................. 7 4.4 Penalties for noise character ........................................................................................................ 7

5 Assessment and recommendations ....................................................................................................... 8

5.1 Sources ........................................................................................................................................ 8 5.2 Control.......................................................................................................................................... 8

6 Conclusion ........................................................................................................................................... 10


1

1 Introduction This report outlines an assessment of structure borne noise transfer from the proposed Aldi Store at Mawson Lakes, South Australia. It is proposed that a new ground level Aldi Store is constructed between Mawson lakes Boulevard and University Parade. New residences are to be built on the two floors directly above the Aldi Store. We understand that main concern regarding to noise transfer from the Aldi Store relates to the potential for structure borne noise to affect residences above the Aldi Store. Structure borne noise is noise transferred throughout the structure from a source which is vibrating against or impacting against the building structure. It has the potential to be transferred large distances in a structure and is not rapidly attenuated as it passes through walls or floors like airborne sound would be. The potential structure borne noise emissions from the development have been assessed against the requirements of the South Australian environmental noise policy and the Salisbury Development Plan.


2

2 Proposed development 2.1 Location It is proposed that the new development is constructed in carpark located between Mawson Lakes Boulevard and University Parade, Mawson Lakes, South Australia. The ground level of the development would be occupied by a new Aldi Store. The nearest noise sensitive receivers to the new Aldi Store are the two levels of residential apartments which are to be constructed in the same building directly above the Aldi Store. Car parking for the residential apartments will be provided on the first floor adjoining the apartments, accessible via a ramp at the east end of the development.

Proposed Development


3

2.2 Operation It is proposed that the new Aldi store would typically be open to the public from 8:30 am to 8:00 pm, but open slightly earlier on a Saturday (8:00 am) and close later on Thursdays (9 pm). Deliveries and replenishment of stock on the floor of the store could occur at any time during the day or night. This assessment does not address noise from the Aldi store from mechanical plant and/or loading dock activity.

2.3 Proposed construction The new building is to be constructed of precast concrete, with cast in situ floor slabs and columns through the Aldi store. The Aldi Store is on grade, with no basement level proposed below.


4

3 Development Plan The proposed development is located within the Salisbury Council Area and so the development needs to have regard to the Salisbury Development Plan. The new building is to be located within the Multi Function Polis (The Levels) Zone of the Salisbury Development Plan. The objectives for that zone are:

1 A zone that accommodates the Multi Function Polis (MFP) Australia urban development and the University of South Australia's Mawson Lakes campus.

2 The continuation, expansion and intensification of education, research and development high technology industry, commercial, light industrial, recreational, the Metropolitan Open Space System, and drainage uses, in a manner which is consistent with the future mixed use development of the zone.

3 Development designed and located to ameliorate external environmental impacts and emissions, especially noise from vehicles on arterial roads, aircraft, industrial activities and the railway yards and trains.

4 Development that contributes to the desired character of the zone.

The statement on Desired Character the Multi Function Polis (The Levels) Zone notes that:

Development will be comprehensive, integrated and staged to ensure it:

is mixed use in nature, integrating living, working, learning and recreational activities and uses provides a broad range of housing types and tenures at medium net dwelling densities is designed and developed on the principles of environmental sustainability and conservation ……..

The above Objectives and Desired Character promote a wide range of uses in the zone, including educational, commercial, recreational and residential uses. The Multi Function Polis Zone provides no requirements for commercial noise sources which are located within the zone, but the council wide provisions in the section Interface between Land Uses provides the following Principle of Development Control:

1 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 ……

To address the above requirement environmental noise emissions at the planning stage are assessed in accordance with the Environment Protection (Noise) Policy 2007 (Noise EPP) in regard to the residential development above the Aldi Store.


5

4 Noise criteria 4.1 Environmental noise policy Environmental noise emissions from the proposed development should comply with the Environment Protection (Noise) Policy 2007 (Noise EPP) and this is the most relevant guideline to address the requirements of the Development Plan. The noise goals in the Noise EPP are based on the zoning of the development and the closest noise affected premises in the relevant development plan. The land uses primarily promoted by the zones are used to determine the environmental noise criteria with the indicative noise factors shown in Table 1. Table 1 Excerpt from Noise EPP—Table 2(subclause(1)(b))

Land use category Indicative noise factor dB(A)

Day (7 am to 10 pm) Night (10 pm to 7 am)

Rural living 47 40

Residential 52 45

Rural industry 57 50

Light industry 57 50

Commercial 62 55

General industry 65 55

Special industry 70 60

As noted in Section 3, the development is located in the Multi Function Polis (The Levels) zone for which a number of uses which include educational, commercial, recreational and residential uses are promoted. We note that the Guidelines for use of the Environmental Protection (Noise) Policy 2007 indicate that educational fits under a commercial classification while recreational may fit under a residential use. In cases where more than one land use is promoted in a zone then the indicative noise factor for that zone is taken as the average indicative noise factor for the primarily promoted categories. In this case the Residential and Commercial land uses are equally promoted and so the indicative noise factors will be 57 during the daytime and 50 during the night. In accordance with Part 5 of the Noise EPP, the relevant criteria for this development will be the relevant indicative noise factors less 5 dB(A). The application of Part 5 results in the following environmental noise criteria:

52 dB(A) during the day, 7 am to 10 pm 45 dB(A) at night, 10 pm to 7 am.


6

We note that the above noise limits would be applicable external to a residence in the Multi Function Polis (The Levels) Zone. Noise levels external to a building which meet these noise limits will be attenuated by a building facade, so that a lower noise level is achieved within a noise sensitive receiver. This report addresses the structure borne noise transfer to the residences above the Aldi store. Structure borne noise is transferred through the structure below the residences, and will be radiated from the structure directly into the residences. This noise radiated into the residences will not be attenuated through the building facade. The above noise limits are therefore not suitable for the assessment of structure borne noise inside the residences. Clause 12 of the Noise EPP provides a measurement hierarchy to address situations where it is not practical (or in this case not appropriate) to measure external to a noise sensitive receiver. In accordance with Clause 12 the measurement place should be located within a habitable room if it is not appropriate for the measurements to be external to the building or in the plane of an openable window. When measurements are undertaken within a habitable room then Clause 5(8) of the Noise EPP applies:

1 Despite the other provisions of this clause, if the measurement place is within a habitable room but cannot be located at an open window, the indicative noise level for the noise source is—

(a) the satisfactory level set out in Australian/New Zealand Standard AS/NZS 2107:2000—Acoustic Recommended Design Sound Levels and Reverberation Times for Building Interiors, determined by the Authority to be the relevant level; or

(b) 20 dB(A) less than the indicative noise level that would, but for this subclause, apply, whichever is the greater.

The noise criteria that are applicable under AS/NZS 2107:2000 are provided below.

4.2 AS/NZS 2107:2000 Australian/New Zealand Standard (AS/NZS) 2107:20001 is widely used in Australia to set internal noise level requirements based on the type of use of a building. The applicable design internal noise level criteria provided for residential buildings in AS/NZS 2107:2000 are presented in Table 2. Table 2 AS/NZS 2107 internal noise criteria—Residential Buildings

Type of occupancy/activity Recommended Design Sound Level Leq dB(A)

Satisfactory Maximum

Houses and apartments near minor roads—

Living areas

Sleeping areas

Work areas

30

30

35

40

35

40

1 Australian/New Zealand Standard 2107:2000 Acoustics—Recommended design sound levels and reverberation times for building interiors.


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From Table 2, the satisfactory internal noise level provided by AS/NZS 2107:2000 for sleeping or living areas within the apartments is 30 dB(A).

4.3 Summary of noise criteria As required by Clause 5(8) of the Noise EPP, the noise criteria that are applicable within the apartments for structure borne noise transfer from the Aldi store below is the greater of; (a) The satisfactory level provided by AS/NZS 2107:2000, or (b) 20 dB(A) less than the external noise level that would normally apply. The satisfactory level provided by AS/NZS 2107:2000 was 30 dB(A), while the external limit that would normally apply was 52 dB(A) during the daytime and 45 dB(A) during the night. The internal noise criteria that are applicable for the assessment of structure borne noise are therefore;

32 dB(A) during the daytime (7 am to 10 pm), 30 dB(A) during the night (10 pm to 7 am).

4.4 Penalties for noise character Penalties to the source level should be applied in accordance with the Noise EPP to recognise annoyance associated with noise that is dominated by tonal, modulating, low frequency, or impulsive characteristics. A 5 dB(A) penalty is applied for one characteristic, an 8 dB(A) penalty is applied for two characteristics, and a 10 dB(A) penalty is applied for three or more characteristics. For a characteristic penalty to be applied to a noise source is must be fundamental to the impact of the noise and dominate the overall noise impact. Application of a characteristic penalty will depend on the received noise levels compared with the background noise levels to determine whether or not the character(s) are fundamental to the impact of the noise and dominate the overall noise impact. Given the relatively low noise criterion for structure borne noise, these noise sources are unlikely to significantly exceed ambient noise in the apartments, and so are less likely to dominate the overall noise impact. On this basis it is unlikely that it will be necessary for a penalty to be applied to account for an annoying characteristic.


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5 Assessment and recommendations

5.1 Sources Structure borne noise results from the direct coupling of the vibrating sources to the structure, or impacts on the structure. These mechanisms both produce vibration in the structure which then travels up through the structure to where it may be radiated out into the apartments. The likely sources of structure borne noise include can be broken into two broad categories;

Mechanical plant, which includes; Air conditioning units, Refrigeration compressors, Ventilation fans, Pumps, Garbage compactors, Electric motors operating doors or similar. Sources which may impact against the structure, which include; Trolleys or forklifts moving over uneven surfaces, Hard soled shoes impacting on the floor, Trolleys or forklifts impacting on walls of columns, Large doors opening or closing against a hard surface. In our experience when no control of structure borne noise is provided the 32 dB(A) daytime criterion and 30 dB(A) night time criterion are likely to be exceeded.

5.2 Control Structure borne noise is able to be controlled through damping of the structure to remove vibrational energy, isolation of different sections of the structure, or isolation of each potential source to prevent the energy getting into the structure. Damping of the floor structure will be provided by the Aldi floor slab sitting on the ground rather than being suspended over a basement space. This will assist with the control of sources which are acting on the floor slab. Isolation of different sections of the structure could be achieved by providing a separate floor slab in the Aldi store. This would isolate sources which act on the floor, but not address sources which act on the columns or underside of the apartments floor slab above. Based on our previous experience we do not expect that it will necessary to provide an isolated floor slab in the Aldi store, given the slab is on grade and providing that measures are taken to isolate the individual sources which act on the slab. The measures outlined in Table 3 recommend that the following measures are implemented to prevent structure borne noise entering the structure:


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Table 3 Recommended structure borne noise mitigation measures

Noise source Mitigation measure

Mechanical plant, which includes;

Air conditioning units, Refrigeration compressors, Ventilation fans, Pumps, Garbage compactors, Electric motors operating

doors or similar.

Mitigation will consist of isolating mounts between all potential mechanical sources and the building structure.

The isolating mounts will be selected on the basis of the type of equipment, size of equipment and location of the equipment (floor of Aldi, column, or suspended from floor above).

Isolator selection will be undertaken once final mechanical plant selections are available. Isolators may vary from a basic 6mm thick neoprene pad, to a spring having static deflection of 50 mm and a neoprene insert.

Flexible connections will be provided in all pipework or ductwork which is fitted to the mechanical plant, so as not to bridge the vibration isolation mounts.

Sources which impact against the floor structure, which include;

Trolleys or forklifts moving over uneven surfaces,

Hard soled shoes impacting on the floor.

All floor surfaces will be even and flat, with treatment of control joints provided to minimise the impact of wheels as they cross these joints.

Hard steel wheels will not be used, to lessen the impact from any irregularity in the floor surface.

A resilient flooring material such as a vinyl or rubber may be provided over the floor to prevent impacts against the floor structure. An isolated floor structure may be required.

The actual design solution will need to be determined through detailed design stage.

Sources which impact against the walls, which include;

Trolleys or forklifts impacting on walls of columns.

All columns and structural walls will be clad with a light weight cladding supported off furring channels to prevent impacts against the precast walls or columns.

Sources which impact against the structure, which include;

Large doors opening or closing against a hard surface.

All large doors will be fitted with soft close mechanisms, stops to prevent them contacting a wall when opened, and rubber stops or seals to prevent the door striking the frame when closed.

With the above the measures in place we expect that compliance with the 32 dB(A) daytime and 30 dB(A) night time structure borne noise criterion will be able to be achieved in the apartments above the proposed Aldi store.


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6 Conclusion An environmental noise impact assessment has been undertaken for the proposed Aldi store and residential apartments to be located between Mawson Lakes Boulevard and University Parade, Mawson Lakes. The Aldi store is to be located on the ground floor with two levels of residential apartments to be provided directly above. This assessment has considered the potential for structure borne noise to be transferred from the Aldi Store to residences directly above. The assessment of airborne noise was beyond the scope of this assessment. Based on our experience we believe that it is likely that the structure borne noise criteria will be exceeded unless treatments to control structure borne noise are provided. Recommendations are provided in this report for the control of structure borne noise, and the required treatments will be reviewed as the design progresses. On this basis structure borne noise from the proposed Aldi store will be able to achieve the Development Plan and Noise EPP noise requirements.

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URPS ALDI Supermarket and Apartments Mawson Lakes Town Centre Appendix D

Appendix D ALDI operational guide to deliveries

ALDI SOUTH AUSTRALIA

DELIVERY & LOADING PROCEDURES

1

ALDI DELIVERY & LOADING PROCEDURES

• ALDI own, operate and control all of its supply and logistics via its purposebuilt Distribution Centre. South Australia’s Distribution Centre is underconstruction in Regency Park.

• ALDI’s supply chain and logistics operates on a palletised system. Allproducts are delivered to our Distribution Centre on pallets. The sameproduct is then loaded onto delivery trucks; delivered to the store and inmany cases the same pallet is then located on the retail floor. Thisstreamlined system of operation enables ALDI to position itself as adiscount supermarket quite differently to its competitors.

• With all ALDI supplies delivered directly to our Distribution Centre, ALDIthen undertake consolidated store deliveries to each store via its ownfleet of trucks/trailers and ALDI employed drivers.

• ALDI Stores do not undertake “night fill” or store replenishment outsideretail trading hours therefore the stores close and staff leave very shortlyafter retail close. Deliveries are however enabled to undertakenthroughout a full 24 hour period to any store given the DistributionCentre operates 24/7 and our own truck and drivers are able to accessand unload to a store without the store being open or trading.

• With the dedicated ALDI supply chain direct from our Distribution Centre to a store, only a maximum of two ALDI deliveries are undertaken within a24 period to each store. The only exception is one bread delivery from abakery supplier, which is undertaken in a small rigid truck, once per day.

• The ALDI truck movement, on any site, typically takes between 1 to 2minutes, with the truck moving onto the site, stopping, reversing andengaging with the purpose built loading dock.

• The prime mover is always turned off during unloading.

• Given the palletised system and dedicated dock connection the totaldelivery period is on average 30 minutes from the moment the truck isdocked. The unloading is undertaken by only one person being the ALDI truck driver.

• All products are unloaded from within the trailer directly inside thebuilding using a manually operated pallet jack. (No forklifts are used and no external activity occurs outside the truck). The trailers are sealed and connected to the building via a dedicated dock leveller and dock curtain.

• The ALDI prime movers and trailers are purpose built to ALDIspecifications.

o All trailers are built with a reversing camera which is connected to a driver display in the cabin of the prime mover.

o All trailers are also able to be controlled from within the cabin toturn-off the reversing beepers (if required) and the refrigerationunits (if required).

• All ALDI loading docks are fitted with motion sensors and automaticlighting to ensure that night time deliveries benefit from appropriatesurveillance including safe reversing manoeuvres without reversing beepers (where required).

• All drivers are briefed and aware of each site and any site specificcircumstances or restrictions that are applicable for that store.

• If an acoustic assessment requires any specific noise management theneither or both the refrigeration and reversing beepers can be turned offincluding any requirement to do so whilst transiting past any noisesensitive areas.

• As a result of the above, where other retailers cannot, ALDI consistently can comply with any prescribed operational or acoustic requirements of either the Environmental Protection Authority and any relevant localstatutory requirements when performing night time deliveries.

• Coupled with the above where additional on-site acoustic mitigationmeasures are required/recommended ALDI will construct these to furtheralleviate and mitigate any potential noise interface issues i.e. Acousticscreens, fences and/or gates.

ALDI DELIVERY & LOADING PROCEDURES