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Prepared for:

ALDI Stores

Date:

August 2017

ALDI NEWTON

PLANNING STATEMENT

Proposed Retail, Bulky Goods and

Warehouse Development

REF 00380 - 002 | 30 August 2017 1

Proprietary Information Statement

The information contained in this document produced by Ekistics Planning and Design is solely for the use of the

Client as identified on the cover sheet for the purpose for which it has been prepared and Ekistics Planning and

Design undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.

All rights reserved. No section or element of this document may be removed from this document, reproduced,

electronically stored or transmitted in any form without the written permission of Ekistics Planning and Design.

Document Control

Revision Description Author Date

V1 Draft Planning Statement Kieron Barnes 21 August 2017

V2 Final Planning Statement Kieron Barnes 30 August 2017

Approved by:

Date: 30 August 2017

REF 00380 - 002 | 30 August 2017 2

Contents

1. EXECUTIVE SUMMARY 4

2. INTRODUCTION/BACKGROUND 4

3. THE SITE AND LOCALITY 5

3.1 THE SITE 5

3.2 THE LOCALITY AND SURROUNDING DEVELOPMENT 8

4. PROPOSED DEVELOPMENT 11

4.1 LAND USE 11

OPERATIONAL ASPECTS 13

4.2 BUILT FORM AND SITE WORKS 14

PROPOSED ALDI STORE 14

PROPOSED BULKY GOODS OUTLET 15

EXISTING WAREHOUSE 16

4.3 TRANSPORT, PARKING AND ACCESS 16

ACCESS/EGRESS 16

PARKING 17

DELIVERIES 18

REFUSE COLLECTION 18

PEDESTRIAN AND CYCLIST ACCESSIBILITY 18

4.4 LANDSCAPING 18

4.5 SIGNAGE 19

4.6 STORMWATER MANAGEMENT 19

4.7 LAND DIVISION 20

5. PROCEDURAL REQUIREMENTS 21

5.1 RELEVANT AUTHORITY 21

5.2 NATURE OF DEVELOPMENT 22

5.3 PUBLIC NOTIFICATION 22

5.4 AGENCY REFERRALS 22

6. DEVELOPMENT PLAN ASSESSMENT 22

6.1 OVERVIEW 22

6.2 ZONE AND COUNCIL WIDE PROVISIONS 23

LAND USE 23

DESIGN AND APPEARANCE 24

REF 00380 - 002 | 30 August 2017 3

TRANSPORT, ACCESS AND PARKING 28

LANDSCAPING 32

SIGNAGE 33

STORMWATER 36

CRIME PREVENTION 37

INTERFACE BETWEEN LAND USES 39

7. CONCLUSION 41

Appendices

Appendix 1. Certificates of Title 43

Appendix 2. Proposed Plans and Elevations 44

Appendix 3. Traffic Impact Assessment 45

Appendix 4. ALDI Delivery and Loading Procedures 46

Appendix 5. Landscape Plan 47

Appendix 6. Stormwater Management Plan 48

Appendix 7. Detail Survey Plan 49

Appendix 8. Environmental Noise Assessment 50

Figures

Figure 3.1 Subject Land ................................................................................................................................................. 6

Figure 3.2 Existing Building facing Redford Street ....................................................................................................... 7

Figure 3.3 Existing Building Fronting Gorge Road ....................................................................................................... 7

Figure 3.4 Existing Building Fronting Pattinson Road .................................................................................................. 8

Figure 3.5 Locality Plan ................................................................................................................................................. 9

Figure 3.6 Building Material Storage Area to the South ............................................................................................. 9

Figure 3.7 Vacant Commercial Building to the West ................................................................................................. 10

Figure 3.8 Landscape Supply Premises to the East .................................................................................................... 10

Figure 4.1 Plan of Division ........................................................................................................................................... 21

Figure 6.1 Zoning ......................................................................................................................................................... 23

Figure 6.2 Existing Development on the Site .............................................................................................................. 28

Figure 6.3 3D Image of the Proposed Development .................................................................................................. 28

Tables

Table 2.1 Drawing Schedule .......................................................................................................................................... 5

REF 00380-002 | 30 August 2017 4

1. Executive Summary

Category Details

PROJECT ALDI Newton

ADDRESS OF SITE 176-180 Gorge Road, Newton

CERTIFICATES OF TITLE Volume 6092 Folios 857, 858, 89 and 860

SITE AREA 9,524m²

FRONTAGE 97.88 metres (excluding corner cut-off)

DEPTH 93.15 metres (excluding corner cut-offs)

LOCAL GOVERNMENT City of Campbelltown

RELEVANT AUTHORITY State Commission Assessment Panel (SCAP) � Schedule 10, 20 (1)

DEVELOPMENT PLAN Campbelltown Council � Consolidated 22 August 2017

ZONING Urban Employment Zone

POLICY AREA/PRECINCT Nil

EXISTING USE Mixed use, including retail (hardware store), offices and service trade

premises (sale of building supplies)

PROPOSAL DESCRIPTION ALDI Store (shop), bulky goods outlet and warehouse with associated

signage, car parking, earthworks and landscaping to be developed in stages

SEPARATE CONSENTS Land Division � DA 171/D142/17

REFERRALS Commissioner of Highways

PUBLIC NOTIFICATION Category 2

APPLICANT ALDI Stores

CONTACT PERSON Kieron Barnes � Ekistics Planning and Design � (08) 7231 0286

OUR REFERENCE 00380

2. Introduction/Background

This planning statement has been prepared in relation to an application by ALDI Stores to redevelop an existing

building supply premises (Bianco Building Supplies) to construct a new ALDI Store and a new bulky goods outlet

with associated car parking, signage, earthworks and landscaping. The proposal, which will proceed in stages,

also includes alterations to an existing warehouse fronting Redford Street. The subject land is zoned �Urban

Employment� in the Campbelltown Council Development Plan and is located at 176-180 Gorge Road, Newton.

This planning statement provides information about the subject land and proposed development and addresses

the merits of the development application against the relevant provisions of the �Urban Employment Zone� of

the Campbelltown Council Development Plan, as well as the most relevant �General Section� provisions.

This planning statement has been prepared on the basis of the plans and elevations for the development

prepared by Nielsen Architects as identified in Table 2.1 on the following page.

REF 00380-002 | 30 August 2017 5

Table 2.1 Drawing Schedule

Drawing # Drawing Title

DA01 Location Plan

DA01.1 Contract Titles � Existing

DA01.2 Contract Titles - Proposed

DA02.1 Development Site Plan

DA03.1 ALDI External Elevations

DA03.2 Bulky Goods External Elevations

DA03.3 Warehouse External Elevations

DA04 Roof Plan

DA05 Sections

DA06.1 Signage Plan

DA06.2 Signage Details Sheet 1

DA06.3 Signage Details Sheet 2

DA08.1 3D Renders Sheet 1

DA08.2 3D Renders Sheet 2

Other supporting documents, which also form part of the application, are appended to this report and include:

Traffic Impact Assessment prepared by GTA Consultants;

Landscape Plan prepared by Outer Space Landscape Architects;

Stormwater Management Report by Wallbridge Gilbert Aztec; and

Environmental Noise Assessment by Sonus.

3. The Site and Locality

3.1 The Site

The subject land is located at 176-180 Gorge Road, Newton and is comprised of the following adjoining

allotments (refer to Appendix 1):

Volume 6092 Folio 857;

Volume 6092 Folio 858;

Volume 6092 Folio 859; and

Volume 6092 Folio 860.

There are no easements, encumbrances or right-of-ways listed on the Certificates of Title.

The land has an area of 9,524m2 and has a primary frontage of 97.88m (excluding corner cut-off) to Gorge Road,

a secondary frontage of 93.15m (excluding corner cut-offs) to Pattinson Road and a rear boundary of 120.99m

(excluding corner cut-off) to Redford Street. Vehicular access is currently provided to the land via Gorge Road,

Pattinson Road and Redford Street.

REF 00380-002 | 30 August 2017 6

Currently, the land is used by Bianco Building Supplies for a mixture of uses including retail (hardware store),

offices and service trade premises (sale of building supplies). These activities occur within a number of

integrated buildings across all four allotments forming the subject land as identified on Figure 3.1 below.

Figure 3.1 Subject Land

The subject land slopes from the south-east to the north-west with an approximate fall of around 5.5m. The

land is almost entirely covered with impermeable surfaces (including buildings, car parking areas and vehicle

manoeuvring areas) and has limited landscaping apart from a number of modest palm trees and vegetation

along the Gorge Road frontage and within the eastern car park.

A Detailed and Level Survey of the subject land has been prepared by Fyfe and is included as Appendix 7 of this

report.

The subject land currently contains a number of large, single storey buildings which have, until recently, been

used to accommodate and administer Bianco�s building supply business. These buildings are sited quite close to

their respective Gorge Road, Pattinson Road and Redford Street frontages. In particular, the warehouse in the

REF 00380-002 | 30 August 2017 7

south-east corner of the subject land (which will be retained), is sited on the Redford Street boundary (see

Figures below).

Figure 3.2 Existing Building facing Redford Street

Figure 3.3 Existing Building Fronting Gorge Road

REF 00380-002 | 30 August 2017 8

Figure 3.4 Existing Building Fronting Pattinson Road

There are currently three separate ingress/egress points to the subject land from Gorge Road. This includes two

access points to the office component located on the north-eastern portion of the land as well as a larger access

point further to the west for heavy vehicle access to the hardware and building supply components.

Separate access points for heavy vehicles are located on Pattinson Road and Redford Street.

3.2 The Locality and Surrounding Development

The character of the locality is mixed in terms of land use and built-form (see Figure 3.5). Non-residential

development (including industrial and commercial) is located to the east, west and south of the subject land

while residential development is located to the north on the opposite side of Gorge Road.

Directly to the south of the subject land (on the opposite side of Redford Street) is a cabinet making business

(industry) and land being used to store and sell building materials and landscape supplies. To the west is a

vacant commercial building followed by other non-residential land uses. To the east is another vacant

commercial building followed by a substantial landscape supply business (see figures below).

REF 00380-002 | 30 August 2017 9

Figure 3.5 Locality Plan

Figure 3.6 Building Material Storage Area to the South

REF 00380-002 | 30 August 2017 10

Figure 3.7 Vacant Commercial Building to the West

Figure 3.8 Landscape Supply Premises to the East

REF 00380-002 | 30 August 2017 11

4. Proposed Development

4.1 Land Use

The proposed development involves the demolition of the majority of buildings and structures on the land apart

from the existing warehouse located in the south-eastern corner of the site which will to be retained. In their

place, a new ALDI Store is proposed to be constructed near the eastern boundary of the land and a new bulky

goods outlet will be constructed in the south-western corner of the site. A substantial car-park will be

established in the central and northern portions of the site to provide customer parking for ALDI and the bulky

goods outlet. A second, smaller car park will be established at the rear of the site with access off Redford

Street. This car park will have allocated spaces for ALDI, the bulky goods outlet and the warehouse.

The development will proceed in stages as follows:

Stage 1: Demolition and site works;

Stage 2: ALDI Store;

Stage 3: Bulky Goods Outlet and Warehouse.

The siting and layout of the proposed ALDI Store and bulky goods outlet has been influenced to a significant

extent by the desire to separate the main customer car parking area from the loading manoeuvres associated

with heavy vehicles accessing the ALDI Store and bulky goods outlet. This has resulted in the siting of the

buildings near the north-eastern and south-western portions of the site with a common car parking area located

near the centre of the site. The layout means that heavy vehicles will utilise the road network to access the

loading docks rather than travelling through the customer car park. More specifically, heavy vehicles will travel

to the subject land from the north (Gorge Road) via Pattinson Road and Redford Street. They will then enter the

site in a forward direction before undertaking a reversing manoeuvre into the loading dock at the rear of both

buildings. Once the loading/unloading process has been completed, the vehicles will exit the site in a forward

direction.

The ALDI Store will have a nett floor area of 1,685m2, of which 1,186m2 will be retail floor space, 422m2 will be

�back of house� functions and 75m2 will be for staff amenities.

The bulky goods outlet will have a floor area of 1,061m2 of which 135m2 will be reserved for �back of house�

functions. The existing warehouse, which will be retained, will have a floor area of 1,099m2.

The demolition of most of the existing buildings and their replacement with two new retail buildings will allow

for the establishment of a centralised 111 space car park to service the ALDI Store and bulky goods outlet. This

will provide a much more efficient car park while also reducing the number of crossovers to Gorge Road from

three to one.

An ALDI Store is a form of a �shop�, as defined in Schedule 1 of the Development Regulations, 2008:

shop means�

REF 00380-002 | 30 August 2017 12

(a) premises used primarily for the sale by retail, rental or display of goods, foodstuffs, merchandise or

materials; or

(b) a restaurant; or

(c) a bulky goods outlet or a retail showroom; or

(d) a personal service establishment,

but does not include�

(e) a hotel; or

(f) a motor repair station; or

(g) a petrol filling station; or

(h) a plant nursery where there is no sale by retail; or

(i) a timber yard; or

(j) service trade premises; or

(k) service industry;

The other elements of the proposed development (bulky goods outlet and warehouse) are defined as follows:

bulky goods outlet or retail showroom means premises used primarily for the sale, rental, display or offer

by retail of goods, other than foodstuffs, clothing, footwear or personal effects goods, unless the sale,

rental, display or offer by retail of the foodstuffs, clothing, footwear or personal effects goods is incidental

to the sale, rental, display or offer by retail of other goods;

Examples�

The following are examples of goods that may be available or on display at bulky goods outlets or retail

showrooms:

(a) automotive parts and accessories;

(b) furniture;

(c) floor coverings;

(d) window coverings;

(e) appliances or electronic equipment;

(f) home entertainment goods;

(g) lighting and electric light fittings;

(h) curtains and fabric;

(i) bedding and manchester;

REF 00380-002 | 30 August 2017 13

(j) party supplies;

(k) animal and pet supplies;

(l) camping and outdoor recreation supplies;

(m) hardware;

(n) garden plants (primarily in an indoor setting);

(o) office equipment and stationery supplies;

(p) baby equipment and accessories;

(q) sporting, fitness and recreational equipment and accessories;

(r) homewares;

(s) children's play equipment.

warehouse means a building or enclosed land used for the storage of goods and the carrying out of

commercial transactions involving the sale of such goods, but does not include any land or building used

for sale by retail;

Operational Aspects

ALDI stores are in many ways similar to typical supermarkets in that they offer traditional grocery products in a

familiar aisle-by-aisle format. However, there are a number of key differences that distinguish ALDI from other

supermarket operations. These differences include:

Predominately exclusive ALDI label branded products;

�Hard discount� food and grocery model;

Simplified, consistent supply chain, building development, internal layout, merchandising, store

operations and marketing;

All delivery and logistics undertaken by ALDI employees, with only two 20 metre truck deliveries per 24

hours and one daily bakery delivery via a small rigid vehicle;

Low swept exhaust delivery vehicles (ALDI trucks are to European standards with the exhaust discharge

at wheel level on the Prime Mover, i.e. there is no exhaust discharge above the vehicle cabin);

Regulated product range of approximately 1,300 items (compared with typical full-line supermarkets

which offer between 20,000-30,000 items); and

Considerably smaller retail floor plate of approximately 1,685m2 (compared with full-time supermarkets

which are typically between 3,000m2 to 4,000m2).

Of particular note is that ALDI stores, of which there are in excess of 400 across Australia in Victoria, NSW, ACT,

QLD, WA and SA successfully operate in close proximity to other major supermarket chains (i.e. Coles and

Woolworths), with direct competition in approximately 80% of the existing locations.

REF 00380-002 | 30 August 2017 14

Unlike most supermarket operations, ALDI own, operate and control all of its supply and logistics via its purpose

built distribution centre located in Regency Park. This streamlined system of operation enables ALDI to position

itself as a discount supermarket quite differently to its competitors. Accordingly, a dedicated loading bay will be

situated on the southern side of the building which will provide for ALDI�s dedicated delivery by 20 metre long

semi-trailers.

The Newton ALDI Store is expected to employ 15 full-time equivalent (FTE) employees with 4-6 employees

present on site at any one time.

4.2 Built Form and Site Works

The proposal seeks the staged construction of two single storey buildings, each with a gently sloping roof which

will be built close to eastern and southern boundaries of the land. In addition, the proposal seeks to retain the

existing warehouse located on the south-eastern corner of the site with some minor modifications to address

vehicular access to the building. A detailed description of each element of the proposed development is

provided below.

Proposed ALDI Store

The proposed ALDI Store will be setback approximately 5.5 to 8 metres from the northern boundary (Gorge

Road), approximately 52.5 metres from the western boundary (Pattinson Road) and approximately 28 metres

from the southern boundary (Redford Street).

The proposed bulky goods outlet will be setback approximately 64.5 metres from the northern boundary (Gorge

Road). It will also be sited on the southern boundary (Redford Street) and approximately 1 metre from the

western boundary (Pattinson Street) in much the same manner as the existing building on this portion of the

site.

The proposed ALDI building will have a maximum height of approximately 8.5 metres, measured from finished

floor level, while the majority of the building will have a height of 6.23 metres above finished floor level. The

highest portion of the building will be the �tower� element which will be located on the northern elevation of the

building and will house the refrigeration plant.

The tower element is a key design feature of ALDI Stores and is intended to create visual interest while also

clearly identifying the entrance of the store for customers. As noted on the elevations, the tower will be a

different colour from the bulk of the Store and will feature a graphic image which will, once again, assist to

create visual interest.

The main entrance to the ALDI Store will be located on the north-western corner of the building while the main

shop-front for the store will face Gorge Road and will be setback approximately 2.6 metres from the tower and

approximately 8 metres from the front boundary. A canopy will wrap around the front and a portion of the

western side of the building to provide shelter for customers and create additional visual interest.

REF 00380-002 | 30 August 2017 15

The western elevation (facing the car parking area), will feature glass automatic doors at the entrance to the

Store as well as high level windows located directly below the canopy.

The loading dock and associated facilities will be located on the eastern side of the building and will be cut into

the ground approximately 2 metres. Accordingly, a retaining wall will be constructed along the eastern

boundary with a 1.8 metre Colorbond® fence erected above the retaining wall.

The proposed store will be primarily constructed of the following materials and colours:

Precast concrete panel walls on the northern, southern, eastern and western elevations � painted Dulux

�Fluorescent Fire�;

Precast concrete panels for the tower element � painted Dulux �Drive Time�;

Fibre cement fascia � painted Dulux �Drive Time�;

Windows and shopfront � anodised aluminium frames, natural finish;

Colorbond® capping � colour to match adjacent precast panel finish;

Downpipes and gutters � �Basalt Grey�;

Compactor door and frame � Dulux �Olde Pewter�;

Roof � Colorbond® sheeting � �Surfmist�; and

Sunscreen � Powder coasted aluminium frames Colorbond® �Basalt Grey�.

Full details of the proposed external materials and finishes are contained on the elevation plans prepared by

Nielsen Architects (Appendix 2).

The variation in height together with the high level feature windows, colour variation and graphics provide

articulation to the building façade.

Given the slope of the land, the smaller car parking area will be sited approximately 2.5 metres higher than the

main car parking area. Pedestrian access between the smaller car park and other areas of the site will be gained

via a set of external stairs located directly to the south of the ALDI building which will illuminated and will

feature directional signage.

Proposed Bulky Goods Outlet

As outlined previously, the proposed development also includes a new building to be used as a bulky goods

outlet. This building will be located in the south-western corner of the site in a similar location to the existing

building associated with Bianco Building Supplies. The building will be 6.1 metres in height and will face towards

the main car parking area. This �shop front� will feature a row of large windows and sliding doors located under

a canopy/sunscreen to provide shelter for customers.

The western elevation will also feature large windows to create visual interest while the rear of the building

along Redford Street will feature a mixture of colours to, once again, create visual interest and to break up the

bulk of the building. A portion of the building will be cut into the ground which will also help to reduce the bulk

of the building when viewed from Redford Street.

REF 00380-002 | 30 August 2017 16

A loading dock will be provided on the eastern elevation of the building. Vehicular access to the loading dock

will be shared with the proposed ALDI Store via a new crossover on Redford Street.

Existing Warehouse

The proposed development also involves the retention of an existing warehouse located in the south-eastern

corner of the site. This building is currently sited on the southern, eastern and northern boundaries of the site

with vehicular access provided internally in association with other activities in connection with Bianco Building

Supplies.

Given the new land titles that are being sought through a separate land division application, a new vehicular

access point will be provided to the warehouse from Redford Street to the south. This will involve the

installation of an indented roller door as well as internal modifications to the building. Alterations will also be

required to the Redford Street road reserve including the removal of four on-street car parking spaces. In

addition, alterations will be made to the western elevation of the building to construct a new fire resistant wall

to address Building Code of Australia requirements.

4.3 Transport, Parking and Access

GTA Consultants have undertaken a detailed traffic and parking assessment to confirm that the proposed

access/egress, vehicle manoeuvring and parking arrangements are feasible, safe and achieve the relevant

Australian Standards (refer to Appendix 3). GTA�s report sets out an assessment of the anticipated traffic

implications of the proposed development, including:

Existing traffic and parking conditions surrounding the site;

Parking demand likely to be generated by the proposed development;

Suitability of the proposed parking in terms of supply (quantum) and layout;

Traffic generation characteristics of the proposed development;

Proposed access arrangements for the site; and

Traffic impact of the development proposal on the surrounding road network.

Access/Egress

Vehicular access to the site will occur via three access points as described below:

The main customer entry and exit will be provided via an unrestricted two-way access to Gorge Road at

the existing crossovers located approximately 45 metres east of the Gorge Road and Pattinson Road

intersection;

A secondary customer entry and exit will be provided via an unrestricted two-way access to Pattinson

Road at the site of the existing crossover; and

A third access will be provided for heavy vehicles and customers/staff via a relocated crossover to

Redford Street.

REF 00380-002 | 30 August 2017 17

20 metre long semi-trailers will access the land from the north (Gorge Road) via Pattinson Road and Redford

Street. Once they�ve turned into the site, the semi-trailers will turn towards the proposed bulky goods outlet

and then reverse into ALDI�s loading dock. Once unloading has occurred, the semi-trailers will exit the site in a

forward direction via Redford Street.

Similarly, 10 metre long trucks servicing the bulky goods outlet will enter the site via Redford Street in a forward

direction and reverse into the loading dock. They will then exit the site in a forward direction.

In terms of the warehouse, trucks will reverse from the street into the building via the new roller door. Once

loaded/unloaded, trucks will then exit the warehouse in a forward direction.

Parking

A total of 136 car parking spaces are proposed for the site within two separate car parks as follows:

A main central car park providing 111 spaces for customers with unrestricted two-way access from

Gorge Road to the north and Pattinson Road to the west; and

A smaller car park providing 25 spaces with unrestricted two-way access from Redford Street to the

south.

The shared use of the car parking areas between all three uses will be secured through a legal agreement and

right-of-ways placed on the new land titles. In essence, the car parking areas will be shared as follows:

Main customer car park:

» 83 spaces (including 2 disabled spaces) designated for ALDI;

» 28 spaces (including 2 disabled spaces) to be shared between ALDI and the bulky goods outlet;

Secondary car park:

» 13 spaces designated for the bulky goods outlet;

» 6 spaces designated for ALDI;

» 6 spaces designated for the warehouse.

The parking layout has been reviewed by GTA who have confirmed that it has been designed in accordance with

the relevant Australian Standards.

GTA has also undertaken a detailed assessment of the car parking requirements of the proposed development.

This assessment has included a review of the standards for off-street vehicle parking contained in Table Cam/1 �

Off Street Vehicle Parking Requirements of the Campbelltown Council Development Plan. Taken as a whole,

Table Cam/1 indicates that 132 car parking spaces should be provided for the proposed development

(comprising ALDI, bulky goods outlet and warehouse). Given that 136 car parking spaces will be provided, the

proposed development satisfies Table Cam/1.

GTA has also reviewed empirical data associated with the parking requirements of the three proposed land uses

and formed the view that the development is likely to generate a demand for 98 spaces. Given that 136 car

REF 00380-002 | 30 August 2017 18

parking spaces will be provided across the site, GTA have concluded that the proposal provides an appropriate

number of car parks.

Deliveries

A loading area is proposed to be located at the southern end of the ALDI building and the eastern end of the

bulky goods building. The ALDI loading dock will be provided in accordance with ALDI�s standard detail and

seeks 24 hour delivery access with two main deliveries made per day by 20 metre long semi-trailers. These

trucks will enter the site in a forward direction from Redford Street (via Pattinson Street), reverse into the

loading dock and exit in a forward direction. A third delivery, via a small rigid vehicle, will deliver bakery

products once a day, entering and exiting the site in a forward direction.

As mentioned, ALDI oversees and undertakes all its own deliveries and therefore has full control of the

operations and logistics, which enables the business to minimise the impact of deliveries on customers and

nearby residents. A copy of the ALDI Delivery and Loading procedures is located at Appendix 4.

GTA has assessed the movements associated with delivery vehicles entering and exiting the loading areas of

both new buildings and has concluded that they meet relevant standards and will allow vehicles to enter and

exit the site in a forward direction. In addition, GTA has reviewed the proposed delivery movements associated

with the existing warehouse and have concluded that, while a reversing manoeuvre will be required to enter the

building, such a manoeuvre can be performed safely and efficiently given the low traffic volumes of Redford

Street (refer to Appendix 3).

Refuse Collection

Recycling and rubbish will be stored within a compactor and bin enclosure located in the loading dock which will

be screened from view. The compactor and bins will be emptied regularly in accordance with ALDI�s standard

operating procedures.

Pedestrian and Cyclist Accessibility

The subject land is well served by pedestrian infrastructure with footpaths located on Gorge Road, Pattinson

Road and Redford Street. The subject land is also well serviced by public transport with buses travelling in both

directions along Gorge Road.

In addition, bicycle lanes are provided on both sides of Gorge Road providing a safe environment for cycling.

4.4 Landscaping

A variety of landscaping is proposed in association with the development. A landscape plan, prepared by

Outerspace Landscape Architects, is included in Appendix 5. Specifically, nine small-medium sized trees (Jeffer�s

Red Maples and Chanticleer Callery Pears) will be planted within the car park and near the western entrance off

Pattinson Road. Additional trees will be planted at the north-eastern corner of the site and at the Redford

Street entrance to the staff car park.

The trees will be complemented by landscape beds located around the site which will be densely planted with a

range of shrubs and groundcovers.

REF 00380-002 | 30 August 2017 19

4.5 Signage

The application proposes to erect a 10 metre high internally illuminated �shared pylon sign� on the corner of

Gorge Road and Pattinson Road. The main face of the sign will be 3.0 metres by 4.8 metres in size with a

triangular �opening hours sign� below. A second six metre high shared pylon sign will be located at the western

entrance to the car park off Pattinson Road. This sign will also be internally illuminated and will be 2.0 metres

by 3.6 metres in size. Both pylon signs will feature the ALDI logo with space provided below for signage

associated with the bulky goods outlet.

Three internally illuminated gable signs measuring 2.0 metres by 2.4 metres will be attached to the tower

element of the proposal. In addition, an internally illuminated �lifestyle graphic�, measuring 7 metres by 3.3

metres, will be located on the northern elevation of the tower element to provide additional visual interest to

the building.

An internally illuminated freestanding poster box measuring 2.25 metres in height and 1.36 metres in width will

be located near the entrance to the ALDI Store.

In terms of the bulky goods outlet, four internally illuminated signage boxes measuring 4 metres by 1 metre will

be placed evenly along the northern elevation of the building above the entrances.

Specific details of each proposed sign are outlined in the Nielsen Architects drawings located in Appendix 2.

4.6 Stormwater Management

Wallbridge Gilbert Aztec (WGA) has been engaged to prepare a Stormwater Management Report for the

proposed development (refer to Appendix 6). The purpose of the report is to conceptually outline the

stormwater management design for the proposed development and detail the stormwater management

methodology. A final detailed design and construction documentation will be prepared once Development Plan

Consent has been issued.

WGA advise that stormwater runoff from the existing buildings is currently managed through a mixture of

underground pipes which connect to the surrounding streets as well as overland flow which discharges directly

on the pavement and then to Pattinson Road.

WGA has discussed the stormwater requirements of the proposal with the City of Campbelltown who have

confirmed that:

No on-site detention storage is required as there is no change to the overall runoff coefficient as part of

the new development; and

Stormwater quality improvement measures such as gross pollutant traps (GPTs) are encouraged.

Based on discussions with the Council, WGA has proposed the following methodology for the management of

stormwater:

Stormwater runoff from the new ALDI building will be collected at each downpipe and directed into a new

underground system within the site. This underground system will also collect runoff from the car parking

REF 00380-002 | 30 August 2017 20

areas and loading docks. Discharge from the site will be released to Council�s system at the intersection of

Pattinson Road and Gorge Road.

The stormwater connection will be made into the back of a side entry pit on the north-western corner of the

site. The existing underground pipe in Gorge Road is located on the northern side of the road and as such it is

considered to be more cost effective to install a new drain along the northern perimeter of the site rather than

providing a new underground crossing to the northern side of Gorge Road. The exact alignment and depth of

this new drain will be finalised during the detailed design phase of the project.

The stormwater runoff collected at the driveway into the site and at the base of the loading dock ramp will be

connected to the proposed stormwater drain, partly via a pipe extending north below the building.

Removal of the adjacent warehouse�s canopy and drainage will be undertaken, with its future roof stormwater

drainage to consist instead of internally run flying downpipes. Collected roof stormwater will be distributed and

discharged to the adjacent Redford Street watertable via multiple box drains.

Car park gradients are maintained as per Aldi requirements with a 1:20 slightly ramped entrance off Gorge

Road.

It is also noted that the stormwater runoff from the proposed warehouse development on the south-western

corner of the site will be collected by an underground pipe and connected to the existing Council system in

Pattinson Street.

The carpark runoff will be treated by a gross pollutant trap (GPT) installed just prior to connection to the

existing Council and (DPTI) underground drainage systems. The proposed GPT is the Rocla First Defence FD450

or similar approved.

4.7 Land Division

Separately, a land division has been lodged which proposes to replace the existing four allotments with three

new allotments to facilitate future development on the land (see Figure 4.1). The new allotments will reflect

the proposed integrated use of the land including vehicular access, manoeuvring areas and car parking.

Importantly, a legal agreement has been prepared between the owners of the three proposed allotments which

will ensure that vehicular access and car parking will be managed in a coordinated fashion across the site.

The Plan of Division proposes three new allotments as described below:

Proposed Lot 71 will be 6,579m2 in area and will contain the ALDI Store use as well as providing

vehicular access to the surrounding streets and the majority of car parking;

Proposed Lot 72 will be 1,748m2 in area and will contain the bulky goods outlet; and

A proposed Lot comprising pieces 73 and 74 which will have a total area of 1,197m2 and will contain the

existing warehouse (Piece 73) and associated car parks (Piece 74).

The land division acknowledges that vehicular access will continue to be provided to the land from Gorge Road,

Pattinson Road and Redford Street.

REF 00380-002 | 30 August 2017 21

The Plan of Division notes that vehicular access to proposed Lot 72 will be secured via a Right of Way over

portions of proposed Lot 71 (identified as �A� on the Plan of Division). The Right of Way will ensure that

customers, staff and delivery drivers can access the proposed bulky goods outlet as well as the proposed car

parking areas (to the north and east of the proposed building) via Lot 71.

A further Right of Way (identified as �B� on the Plan of Division), will also be provided over Lot 71 to secure

access to a number of car parking spaces which will be sited on Piece 74 and which will be allocated to the

existing warehouse (Piece 74). These car parking spaces will be located to the west of the warehouse and to the

east of the proposed bulky goods outlet amongst the smaller car parking area.

Figure 4.1 Plan of Division

5. Procedural Requirements

5.1 Relevant Authority

The relevant authority to determine the development application is the State Commission Assessment Panel

(SCAP), with referral being made to the City of Campbelltown. A request made under Schedule 10, Part 20 of

the Development Regulations, 2008 was accepted by the State Coordinator-General by letter dated 29 August

2017.

REF 00380-002 | 30 August 2017 22

5.2 Nature of Development

As outlined in Section 4.1, it is considered that the proposal is best described as the demolition of an existing

hardware and building supply premises and the staged construction of a new supermarket (ALDI Store) and new

bulky goods outlet with associated car parking, signage, earthworks and landscaping together with alterations

and additions to an existing warehouse. Pursuant to the �procedural matters� section of the Urban Employment

Zone, the application is neither complying nor non-complying and must, therefore, be assessed on its merits

against the relevant provisions of the Development Plan.

5.3 Public Notification

The �procedural matters� section of the Urban Employment Zone identifies that the proposed development is a

Category 2 form of development as the site of the proposed development is located within 60 metres of the

Residential Zone.

5.4 Agency Referrals

Given that the State Commission Assessment Panel (SCAP) is the relevant Planning Authority, it is understood

that the proposal will be referred to the City of Campbelltown for a period of 6 weeks. In addition, a 4 week

referral period will be required to the Commissioner of Highways in accordance with clause 3 of the Table in

Schedule 8 of the Development Regulations as the proposal will change the nature of movement through an

existing access to an arterial road (Gorge Road).

6. Development Plan Assessment

6.1 Overview

The relevant Development Plan is the Campbelltown Council Development Plan. The subject land has recently

been rezoned to �Urban Employment� via the Employment Growth DPA. Figure 6.1 on the following page

identifies the Zoning of the land and locality.

REF 00380-002 | 30 August 2017 23

Figure 6.1 Zoning

6.2 Zone and Council Wide Provisions

The following section provides an assessment of the proposal against the Campbelltown Council Development

Plan (consolidated 22 August 2017). For convenience, this assessment has been grouped under a series of

headings which reflect the key relevant planning �themes� from the Development Plan. Emphasis (underlining)

has been added to highlight specific provisions which are of particular relevance to the assessment of the

proposal.

Land Use

As outlined previously in this report, the proposed development involves an ALDI Store (shop), bulky goods

outlet and warehouse. A �shop or group of shops� is an envisaged form of development in the Urban

Employment Zone as is a �warehouse�. Similarly, the Desired Character Statement encourages bulky goods

outlets along Gorge Road. The relevant �land use� provisions of the Urban Employment Zone are set out below:

Obj 2: Allotments fronting Gorge Road should include a range of activities including shops, consulting rooms,

personal service establishments, child care and training facilities that provide support services for

businesses and an expanding workforce.

Desired Character (extract)

---

Desirable land uses include a wide range of activities that generate employment, focusing on industry and

similar activities, together with offices and industry-related educational establishments. Development should

also comprise high technology and/or research and development related uses where it is compatible with

REF 00380-002 | 30 August 2017 24

adjoining uses. The development of local shops (including cafes and restaurants), consulting rooms, service

trade premises, child care facilities, recreation facilities, bulky goods outlets and training facilities is

encouraged along Gorge Road. More sensitive land uses such as educational establishments, child care

centres and consulting rooms will be located and designed to ensure that higher impact land uses do not

undermine the successful operation of any land use.

---

PDC 1 The following forms of development, or combination thereof, are envisaged in the zone:

---

Shop or group of shops

---

warehouse

PDC 4 Shops or groups of shops (other than bulky good outlets and service trade premises) should serve the

local workforce within the zone and have a gross leasable floor area less than:

(a) 2500 square metres where located on allotments fronting Gorge Road

(b) 150 square metres in all other areas.

PDC 5 Bulky goods outlets should be located on allotments fronting Gorge Road.

Given that the proposed ALDI Store will be well under the gross leasable floor area specified by PDC 4(a) and will

front Gorge Road, this element of the proposal is consistent with the Urban Employment Zone.

In term of the bulky goods outlet, it is noted that neither the existing allotment nor the proposed allotment (Lot

72 in the Plan of Division) fronts Gorge Road. Therefore, in theory, the proposal does not satisfy PDC 5.

However, in practice, the site will operate in an integrated manner with the ALDI Store and the bulky goods

outlet sharing car parking, access arrangements and services. In this sense, the development site will front

Gorge Road even if the actual allotment for the bulky goods outlet does not.

Importantly, the siting of the ALDI Store and the bulky goods outlet reflects a desire to separate heavy vehicle

movements from the main car parking area. This means that heavy vehicles such as semi-trailers will access the

site through the surrounding streets rather than travelling through the main car park. If the bulky goods outlet

was sited on Gorge Road (as sought by PDC 5), this would not be possible as trucks would be required to

manoeuvre within the car park and reverse into the loading dock.

For the above reasons, it is considered that the intent of PDC 5 is satisfied even though the existing and

proposed allotment for the bulky goods outlet will not front Gorge Road.

Design and Appearance

There are a number of provisions within the Urban Employment Zone which seek to ensure that development

achieves a high standard of design and appearance. These provisions are reproduced below:

REF 00380-002 | 30 August 2017 25

Obj 5 A high standard of development which promotes distinctive building, landscape and streetscape

design, with high visual and environmental amenity, particularly along arterial roads and the

boundaries of adjoining zones.

Desired Character (extract)

---

Buildings will provide a variation in materials, facade treatments and setbacks rather than appearing as large

uniform buildings with blank façades. Outdoor storage areas will also be screened with fencing/structures of

varied materials that limit potential for vandalism.

---

PDC 9 Development should be set back at least 6 metres from any primary road frontage and 4 metres

from any secondary road frontage.

In addition, the General Section of the Development Plan contains numerous provisions relating to the design

and appearance of new development:

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

local environment and built form.

PDC 1 Buildings should reflect the desired character of the locality while incorporating contemporary

designs that have regard to the following:

(a) building height, mass and proportion

(b) external materials, patterns, colours and decorative elements

(c) roof form and pitch

(d) façade articulation and detailing

(e) verandas, eaves, parapets and window screens.

PDC 2 Where a building is sited on or close to a side or rear boundary, the boundary wall should minimise:

(a) the visual impact of the building as viewed from adjacent properties

(b) overshadowing of adjacent properties and allow adequate sunlight access to neighbouring

buildings.

PDC 3 The external walls and roofs of buildings should not incorporate highly reflective materials which will

result in glare to neighbouring properties, drivers or cyclists.

PDC 4 Structures located on the roofs of buildings to house plant and equipment should be screened from

view and should form an integral part of the building design in relation to external finishes, shaping

and colours.

REF 00380-002 | 30 August 2017 26

PDC 12 Buildings (other than ancillary buildings, group dwellings or buildings on allotments with a battle axe

configuration) should be designed so that the main façade faces the primary street frontage of the

land on which they are situated.

PDC13 Buildings, landscaping, paving and signage should have a co-ordinated appearance that maintains

and enhances the visual attractiveness of the locality.

PDC 14 Buildings should be designed and sited to avoid creating extensive areas of uninterrupted walling

facing areas exposed to public view.

PDC 15 Building design should emphasise pedestrian entry points to provide perceptible and direct access

from public street frontages and vehicle parking areas.

PDC 19 Outdoor storage, loading and service areas should be:

(a) screened from public view by a combination of built form, solid fencing and/or landscaping

(b) conveniently located and designed to enable the manoeuvring of service and delivery vehicles

(c) sited away from sensitive land uses.

The proposed development is of a high architectural standard which responds to the character of the locality.

By necessity, it also represents a practical and functional design outcome which reflects the overarching retail

nature of the development. This has resulted in a design which features:

Buildings of a size and shape that enables the efficient display of products for sale;

A dedicated loading dock and manoeuvring area for semi-trailers; and

Substantial car parking areas conveniently located near shopfronts.

In addition, ALDI stores have specific design requirements in terms of the operation and function of their

supermarkets which must be replicated wherever possible.

The proposed development responds to the �Design and Appearance� provisions of the Urban Employment Zone

and the General Section of the Development Plan in the following ways:

Through a range of design elements intended to, where possible, avoid blank walls exposed to public

view and reduce visual bulk, including the use of:

» Large windows, a canopy and a photo image graphic on the northern elevation of the ALDI Store to

clearly identify the entrance to the store, create visual interest and activate the Gorge Road

frontage;

» Landscaping to soften the appearance of the buildings when viewed from Gorge Road and Pattinson

Road while also providing an attractive environment for customers;

» Large windows along the northern and western elevations of the bulky goods outlet to create visual

interest; and

REF 00380-002 | 30 August 2017 27

» A range of colours on the precast concrete panels along the southern elevation of the bulky goods

outlet;

By incorporating design elements such as a variety of colours, verandas/canopies as well as the vertical

element of the ALDI tower which contrasts with the horizontal element of the buildings to create visual

interest and reduce massing;

By assisting to achieve the desired character sought by the new Urban Employment Zone, which

anticipates a wider range of development than the previous Light Industry Zone;

By avoiding highly reflective materials that could cause glare to neighbouring properties, drivers and

cyclists;

Through the incorporation of landscaping around the proposed buildings and within the car-parking

areas;

Through the integration of plant equipment within the overall design of the building; and

By locating the loading and service areas away from the main frontage of the buildings.

In terms of setbacks, it is noted that PDC 9 of the Urban Employment Zone seeks a 6 metre setback from the

primary road frontage and 4 metres from the secondary road frontages. With the exception of the tower

element, the main face of the ALDI Store is setback approximately 8 metres from the Gorge Road frontage

which satisfies PDC 9. The tower element protrudes slightly forward of the main face of the Store and will be

setback approximately 5.5 metres from Gorge Road. This slight departure from the 6 metre setback guideline is

considered minor and is offset by the visual benefits associated with the tower element.

While the bulky goods outlet exceeds the desired setback to Gorge Road, it does not satisfy PDC 9�s 4 metre

setback guideline to Pattinson Road and Redford Street. However, the bulky goods outlet will be sited in much

the same location as the existing building supply premises but will have a substantially smaller footprint.

Therefore, the visual impact of the new building will be less than the existing building. In addition, the bulky

goods outlet has been sited close to the side and rear boundaries in order to maximise the area available for

shared car parking and internal vehicle driveways which will be located to the north of the building in the centre

of the site. Relocating the bulky goods outlet to achieve the desired 4 metre setback to both Pattinson Road

and Redford Street would have a significant impact on the functionality and design of the car parking area and

driveways. With this in mind, it is considered that a departure from the 4 metre setback guideline for the bulky

goods outlet is appropriate in this circumstance.

In summary, the proposed development is generally consistent with the relevant Design and Appearance

provisions of the Development Plan and, in our opinion, represents a significant improvement over the existing

buildings. This is demonstrated by the following �before and after� images reflecting existing and proposed

development of the site.

REF 00380-002 | 30 August 2017 28

Figure 6.2 Existing Development on the Site

Figure 6.3 3D Image of the Proposed Development

Transport, Access and Parking

The Development Plan contains numerous provisions which seek to ensure that traffic can move efficiently and

safely while also ensuring that an appropriate amount of car parking is provided to meet the demands

generated by the development. Given the number of �traffic and parking� related provisions within the

Development Plan, only the provisions of particular relevance to the proposed development have been

reproduced on the following page.

REF 00380-002 | 30 August 2017 29

Urban Employment Zone

PDC 6 Bulky goods outlets and service trade premises should not have any adverse impacts on heavy

vehicle access or freight movements.

General Section � Transportation and Access

PDC 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 the public transport networks and encourage walking and cycling.

PDC 6 Development generating high levels of traffic, such as schools, shopping centres and other retail

areas, entertainment and sporting facilities, should incorporate passenger pick-up and set down

areas. The design of such areas should minimise interference to existing traffic and give priority to

pedestrians, cyclists and public and community transport users.

PDC 12 Development should be designed to discourage commercial and industrial vehicle movements

through residential streets and adjacent other sensitive land uses.

PDC 13 Industrial/commercial vehicle movements should be separated from passenger vehicle car parking

areas.

PDC 14 Development should provide for the on-site loading, unloading and turning of all traffic likely to be

generated.

PDC 22 Development should have direct access from an all-weather public road.

PDC 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.

PDC 25 The number of vehicle access points onto arterial roads shown on Overlay Maps - Transport should

be minimised, and where possible access points should be:

(a) limited to local roads (including rear lane access)

(b) shared between developments.

PDC 26 Development with access from arterial roads or roads as shown on Overlay Maps - Transport should

be sited to avoid the need for vehicles to reverse onto or from the road.

REF 00380-002 | 30 August 2017 30

PDC 30 Development should provide off-street vehicle parking and specifically marked accessible car parking

places to meet anticipated demand in accordance with Table Cam/1 - Off Street Vehicle Parking

Requirements.

PDC 31 Development should be consistent with Australian Standard AS: 2890 - Parking facilities.

PDC 32 Vehicle parking areas should be sited and designed to:

(a) facilitate safe and convenient pedestrian linkages to the development and areas of significant

activity or interest in the vicinity of the development

(b) include safe pedestrian and bicycle linkages that complement the overall pedestrian and

cycling network

(c) not inhibit safe and convenient traffic circulation

(d) result in minimal conflict between customer and service vehicles

(e) avoid the necessity to use public roads when moving from one part of a parking area to

another

(f) minimise the number of vehicle access points onto public roads

(g) avoid the need for vehicles to reverse onto public roads

(h) where practical, provide the opportunity for shared use of car parking and integration of car

parking areas with adjoining development to reduce the total extent of vehicle parking areas

and the requirement for access points

(i) not dominate the character and appearance of a site when viewed from public roads and

spaces

(j) provide landscaping that will shade and enhance the appearance of the vehicle parking areas

(k) include infrastructure such as underground cabling and connections to power infrastructure

that will enable the recharging of electric vehicles.

PDC 34 Vehicle parking areas that are likely to be used during non daylight hours should provide floodlit

entry and exit points and site lighting directed and shaded in a manner that will not cause nuisance

to adjacent properties or users of the parking area.

PDC 35 Vehicle parking areas should be sealed or paved to minimise dust and mud nuisance.

PDC 36 To assist with stormwater detention and reduce heat loads in summer, outdoor vehicle parking

areas should include landscaping.

PDC 37 Vehicle parking areas should be line-marked to delineate parking bays, movement aisles and

direction of traffic flow.

REF 00380-002 | 30 August 2017 31

GTA Consultants have assessed the proposed development against the relevant provisions of the Development

Plan, as well as the applicable Australian Standards. This assessment, which is provided in full in Appendix 3,

concludes that:

The provision of 136 car parking spaces exceeds the statutory parking requirement of 132 spaces, which

is set out in the City of Campbelltown DPA. Therefore, the current provision is adequate. Moreover,

further review of empirical data generates an anticipated parking demand of 98 spaces.

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

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

AS/NZS2890.6:2009).

Access is proposed on Gorge Road and Pattinson Road for visitors to ALDI and the proposed bulky goods

outlet. The access point on Redford Street will be restricted to staff and loading vehicles.

There will be appropriate sight distance from all access points based on the sign posted speed limits.

The proposed right turn lane on Gorge Road will facilitate a storage capacity of three (3) vehicles. Based

on SIDRA analysis, the right turn lane is anticipated to have a 95th percentile queue of one (1) vehicle.

Therefore, the storage capacity will be adequate.

The 45-degree angled car parking spaces on Redford Street will be removed, with more than adequate

off-street parking available to facilitate staff parking.

Fourteen (14) bicycle parking spaces has been provided for the ALDI Store and bulky goods outlet, which

will accommodate anticipated demands. Bicycle parking for the warehouse will be accommodated

internally.

The ALDI Loading Dock at the eastern end of the site will facilitate vehicles up to a 20.0 metre Semi

Trailer, with suitable ingress and egress via Redford Street.

The proposed bulky goods outlet will accommodate vehicles up to 10.0 metres with ingress and egress

via Redford Street.

Manoeuvrability into the warehouse entry ramp is feasible. As Redford Street is a dead end and volumes

are low, the proposed access arrangement is acceptable.

The site is expected to generate up to 294 and 2,592 vehicle movements in the peak hour and daily

periods respectively.

SIDRA Analysis indicated there is adequate capacity in the surrounding road network to cater for the

traffic generated by the proposed development.

Based on GTA�s assessment and conclusions, the proposed development satisfies the relevant provisions of the

Development Plan relating to movement, transport and car parking. In particular, it is noted that GTA has

identified that sufficient on-site parking spaces will be provided to meet the standards contained in the

Council�s Development Plan.

REF 00380-002 | 30 August 2017 32

Landscaping

The Development Plan provisions that follow are considered directly relevant to the provision of landscaping:

Urban Employment Zone

Desired Character (extract)

---

Landscaping will be carefully integrated with built form, ensuring that vegetation is sustainable, drought

tolerant, locally indigenous and matched to the scale of development, while also providing a comfortable,

pleasant and attractive environment. Car parking areas will include trees to provide shade and enhance

visual amenity. The appearance of outdoor storage areas will also be enhanced through landscaping.

Landscaping will be carefully designed to minimise opportunity for crime by ensuring passive/active

surveillance and minimising places of entrapment.

General Section � Landscaping, Fences and Walls

Obj 1 The amenity of land and development enhanced with appropriate planting and other landscaping

works, using locally indigenous plant species where possible.

PDC 1 Development should incorporate open space and landscaping and minimise hard paved surfaces in

order to:

(a) complement built form and reduce the visual impact of larger buildings (eg taller and broader

plantings against taller and bulkier building components)

(b) enhance the appearance of road frontages

(c) screen service yards, loading areas, outdoor storage areas, processing facilities and operational

areas

(d) minimise maintenance and watering requirements

(e) enhance and define outdoor spaces, including car parking areas

(f) maximise shade and shelter

(g) assist in climate control within and around buildings

(h) minimise heat absorption and reflection

(i) maintain privacy

(j) maximise stormwater re-use

(k) complement existing vegetation, including native vegetation

(l) contribute to the viability of ecosystems and species

(m) promote water and biodiversity conservation

REF 00380-002 | 30 August 2017 33

PDC 2 Landscaping should:

(a) include the planting of locally indigenous species where appropriate

(b) be oriented towards the street frontage

(c) result in the appropriate clearance from powerlines and other infrastructure being maintained.

PDC 3 Landscaping should not:

(a) unreasonably restrict solar access to adjoining development

(b) cause damage to buildings, paths and other landscaping from root invasion, soil disturbance or

plant overcrowding

(c) introduce pest plants

(d) increase the risk of bushfire

(e) remove opportunities for passive surveillance

(f) increase leave fall in waterways

(g) increase the risk of weed invasion.

(h) obscure driver sight lines

(i) create a hazard for train or tram drivers by obscuring sight lines at crossovers.

In order to address these provisions, Outerspace Landscape Architects has prepared a Landscape Plan (Appendix

5). This Landscape Plan proposes a range of plants which have been selected to give a strong identity to ALDI

Stores within Metropolitan Adelaide, with each species serving a specific function. More specifically, significant

landscaping is proposed along the Gorge Road frontage including a feature tree, a small-medium tree, screening

shrubs as well as low shrubs and groundcovers. In addition, nine small- medium trees will be located within the

main customer car park and a feature tree with screening shrubs will be located at the entrance to the staff car

park off Redford Street.

Additional landscaping is proposed around the perimeter of the site to enhance the amenity and soften the

appearance of the buildings.

For these reasons, the proposed development and the associated landscaping satisfies the relevant provisions

of the Development Plan.

Signage

The Development Plan contains a number of provisions which seek to ensure that advertising signage is

sensitively designed and is integrated with the associated building design while avoiding visual clutter. In

addition, the Development Plan seeks to ensure that advertisements do not distract drivers from the task of

driving or obstruct a driver�s view of other vehicles.

REF 00380-002 | 30 August 2017 34

The General Section of the Development Plan contains the following provisions that are considered directly

relevant to the issue of signage:

Obj 3 Advertisements and/or advertising hoardings designed to enhance the appearance of the building

and locality.

PDC 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 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.

PDC 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

(d) driver distraction.

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

associated land.

PDC 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.

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

higher than the walls of a building, unless the advertisement or advertising hoarding is appropriately

designed to form an integrated and complementary extension of the existing building.

PDC 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.

PDC 12 Advertisements and/or advertising hoardings should not create a hazard by:

(a) being so highly illuminated as to cause discomfort to an approaching driver, or to create

difficulty in the driver�s perception of the road or persons or objects on the road

REF 00380-002 | 30 August 2017 35

(b) being liable to interpretation by drivers as an official traffic sign, or convey to drivers

information that might be confused with instructions given by traffic signals or other control

devices, or impair the conspicuous nature of traffic signs or signals

(c) distracting drivers from the primary driving task at a location especially where the demands on

driver concentration are high

(d) obscuring a driver's view of other road or rail vehicles at/or approaching level crossings, or of

pedestrians or of features of the road that are potentially hazardous (eg junctions, bends,

changes in width, traffic control devices).

PDC 13 Any internally illuminated advertising signs and/or advertising hoardings which utilise LED, LCD or

other similar technologies should be located a minimum of 80 metres from traffic signals, level

crossings and other important traffic control devices.

PDC 14 Free standing advertisements and/or advertising hoardings should be:

(a) limited to only one primary advertisement per site or complex

(b) of a scale and size in keeping with the desired character of the locality and compatible with the

development on the site.

PDC 15 Freestanding advertisements and/or advertising hoardings for multiple-business tenancy complexes

should:

(a) incorporate the name or nature of each business or activity within the site or complex in a

single advertisement

(b) be integrally designed and mounted below the more predominant main complex or site identity

advertisement.

In terms of the proposal�s consistency with the relevant signage provisions within the Development Plan, it is

noted that:

While there will be two pylon (freestanding) signs, they will be located on different road frontages and

will provide an important directional role for customers to identify the car park entrances;

The location, siting, design, materials and shape of the proposed signs are coordinated with, and

complimentary to, the architectural form and design of the proposed building;

The content of the advertising displays will be limited to information relating to the legitimate use of the

subject land;

Advertising displays are contained within the boundaries of the subject land;

The advertising displays are coordinated in appearance, proportionate to the scale of the associated

buildings and form integral architectural elements and features of the building;

REF 00380-002 | 30 August 2017 36

The advertising displays are designated to clearly identify the retail activity to passing traffic and clearly

identify the access points into the site to facilitate safe traffic movements, without any flashing or

animations; and

The illuminated advertising displays will not cause discomfort to an approaching driver or create

difficulty in the driver�s perception of the road or persons or objects on the road due to their location

and height above ground level.

For these reasons, the signage associated with the proposed development satisfies the relevant provisions of

the Development Plan.

Stormwater

The Development Plan also seeks to ensure that stormwater is managed appropriately to improve the quality of

stormwater, minimise pollutant transfer to receiving waters, protect downstream receiving waters from high

levels of flow or flooding and minimise the concentrated discharge of stormwater from the site.

The Development Plan provisions that follow are considered directly relevant to the issue of stormwater:

Urban Employment Zone

PDC 16 Buildings should not occupy more than 50 percent of the total area of the site upon which they are

located, unless it can be demonstrated that stormwater can be harvested, treated, stored and

reused on the site of the development to minimise impacts on external stormwater infrastructure.

General Section � Natural Resources

Obj 7 Storage and use of stormwater which avoids adverse impact on public health and safety.

PDC 8 Water discharged from a development site should:

(a) be of a physical, chemical and biological condition equivalent to or better than its pre-

developed state

(b) not exceed the rate of discharge from the site as it existed in pre-development conditions.

PDC 9 Development should include stormwater management systems to protect it from damage during a

minimum of a 1-in-100 year average return interval flood.

DC 10 Development should have adequate provision to control any stormwater over-flow runoff from the

site and should be sited and designed to improve the quality of stormwater and minimise pollutant

transfer to receiving waters.

PDC 11 Development should include stormwater management systems to mitigate peak flows and manage

the rate and duration of stormwater discharges from the site to ensure the carrying capacities of

downstream systems are not overloaded.

PDC 14 Stormwater management systems should:

REF 00380-002 | 30 August 2017 37

(a) maximise the potential for stormwater harvesting and re-use, either on-site or as close as

practicable to the source

(b) utilise, but not be limited to, one or more of the following harvesting methods:

(i) the collection of roof water in tanks

(ii) the discharge to open space, landscaping or garden areas, including strips adjacent to car

parks

(iii) the incorporation of detention and retention facilities

(iv) aquifer recharge.

PDC 15 Where it is not practicable to detain or dispose of stormwater on site, only clean stormwater runoff

should enter the public stormwater drainage system.

As outlined in Section 4.6, Wallbridge Gilbert Aztec (WGA) have been engaged to prepare a Stormwater

Management Report for the proposed development (refer to Appendix 6). As part of this report, WGA have

provided advice on the management of stormwater and have prepared a management plan with supporting

documentation which responds to the Council�s requirements, while also ensuring that stormwater is managed

effectively and efficiently.

In essence, WGA conclude that it is not necessary or practicable to detain or dispose of stormwater on site given

that the proposed development will not exceed the pre-development flows nor place additional strain on the

Council�s drainage system. However, a Gross Pollutant Trap is proposed to be installed to ensure that

stormwater leaving the site is free of gross pollutants prior to its entry into the Council�s stormwater

management system.

Therefore, the proposed development satisfies the relevant provisions of the Development Plan in relation to

the provision of infrastructure to manage stormwater.

Crime Prevention

The General section of the Development Plan contains a number of provisions which seek to ensure that

development provides a safe environment where the risk of crime is minimised. The relevant provisions are

reproduced below:

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

community surveillance.

PDC 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.

PDC 2 Buildings should be designed to overlook public and communal streets and public open space to

allow casual surveillance.

REF 00380-002 | 30 August 2017 38

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

PDC 4 Development should provide lighting in frequently used open spaces, pedestrian areas and other

vulnerable parts of centres and residential areas including those:

(a) along dedicated cyclist and pedestrian pathways, laneways and access routes

(b) around public facilities such as toilets, telephones, bus stops, seating, litter bins, automatic

teller machines, taxi ranks and car parks.

PDC 5 Development, including car park facilities should incorporate signage and lighting that indicate the

entrances and pathways to, from and within sites.

PDC 6 Landscaping should be used to assist in discouraging crime by:

(a) screen planting areas susceptible to vandalism

(b) planting trees or ground covers, rather than shrubs, alongside footpaths

(c) planting vegetation other than ground covers a minimum distance of 2 metres from footpaths

to reduce concealment opportunities.

PDC 7 Site planning, buildings, fences, landscaping and other features should clearly differentiate public,

communal and private areas.

PDC 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 proposed development will front Gorge Road which will activate this frontage and will encourage casual

surveillance of the customer car park. Similarly, the significant setback of the bulky goods outlet from Gorge

Road to establish a car parking area will promote greater activity in this area which will provide additional casual

surveillance.

The risk of vandalism and graffiti will be minimised through the use of a variety of building materials and colours

and through the opportunities for casual surveillance which have been built in to the design of the

development.

The car parking area will include lighting to Australian Standards and signage will be provided to assist with

wayfinding and to highlight the entrances and pathways to and within the site.

In terms of landscaping, it is noted that the proposed landscaping will maintain view-lines to entrances and exits

as well as allowing clear views to areas where people may gather. In this way, potential entrapment spots will

be avoided and a number of choices will remain available to pedestrians to avoid movement predictors.

The articulation of the building combined with clearly defined entrances will assist residents and visitors to

orient themselves and gain an understanding of their surroundings.

For the reasons outlined above, the proposed development satisfies the relevant Crime Prevention provisions of

the Development Plan.

REF 00380-002 | 30 August 2017 39

Interface between Land Uses

There are a number of relevant provisions in the Development Plan which seek to address potential negative

impacts such as noise. For example, PDC 7 in the General Section (Interface Between Land Uses) requires that

development should achieve the relevant Environment Protection (Noise) Policy criteria. This direction provided

by PDC 7 is reinforced by the following provisions of the Urban Employment Zone:

Urban Employment Zone

Obj 3 The effective location and management of activities at the interface of industrial/commercial

activity with land uses that are sensitive to these operations.

Desired Character (extract)

---

Allotments that adjoin the boundary of another zone where more sensitive land uses are anticipated (e.g.

residential development), will be large enough to accommodate design features and siting arrangements

that limit impact on the adjoining zone.

---

PDC 10 Building façades facing land zoned for residential purposes should not contain openings or entrance

ways that would result in the transmission of noise or light spillage that would adversely affect the

amenity of nearby residents.

PDC 11 Any plant or equipment with potential to cause an environmental nuisance (including a chimney

stack or air-conditioning plant) should be sited as far as possible from adjoining allotments not

zoned for employment, and should be designed to minimise its effect on the amenity of the locality.

PDC 12 Development should control noise emissions through the use of attenuation devices and sound

proofing, particularly activities requiring extended hours of operation.

PDC 13 The hours of operation of an activity should not detract from the amenity of any residential area.

PDC 14 Within 50 metres of a residential zone boundary:

(a) non-residential development (including loading and unloading activities) should:

(i) demonstrate appropriate acoustic performance

(ii) ensure that all noise sources including machinery, loading, unloading and other service

areas on allotments nearest to the residential boundary are located within the building

(b) development should be designed and constructed of a material to ensure noise emissions are

minimised within acceptable standards.

General Section � Interface Between Land Uses

Obj 1 Development located and designed to minimise adverse impact and conflict between land uses.

REF 00380-002 | 30 August 2017 40

PDC 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

(c) vibration

(d) electrical interference

(e) light spill

(f) glare

(g) hours of operation

(h) traffic impacts.

PDC 2 Development should be sited and designed to minimise negative impact on existing and potential

future land uses desired in the locality.

PDC 6 Non-residential development on land abutting a residential zone should be designed to minimise

noise impacts to achieve adequate levels of compatibility between existing and proposed uses.

PDC 7 Development that emits noise (other than music noise) should include noise attenuation measures

that achieve the relevant Environment Protection (Noise) Policy criteria when assessed at the

nearest existing noise sensitive premises.

The proposed development has responded to the �interface between land uses� provisions of the Development

Plan by purposely siting the loading docks at the southern end of the subject land � well away from the

residential area to the north on the opposite side of Gorge Road. This will mean that heavy vehicles accessing

the site will not load or unload near residential properties and any associated noise will be screened by the

buildings. In this way, the ALDI Store will act as an acoustic barrier to minimise the transfer of noise from the

loading dock to the residential properties to the north.

In addition, it is noted that the potential transfer of noise to adjacent residential properties will be minimised

by:

Facing the main entrance to the ALDI Store towards the customer car park rather than towards the

residential area;

Maintaining typical shopping hours for supermarkets and bulky goods outlets;

Enclosing the plant equipment within the tower element of the ALDI Store; and

Ensuring that car park lighting achieves appropriate Australian Standards and minimises spill or glare

towards residential areas.

In order to confirm that the proposed development satisfies the requirements of the Development Plan, Sonus

have prepared an Environmental Noise Assessment (Appendix 8). Sonus have reviewed the proposal against the

REF 00380-002 | 30 August 2017 41

Environment Protection (Noise) Policy 2007 and have considered potential noise generating activities on the site

including noise from rubbish collection, car park activity and vehicle movements, the mechanical plant and

deliveries. Sonus have recommended that:

Rubbish collection be limited to between the hours of 9:00am and 7:00pm on Sunday or a public

holiday, and between 7:00am and 7:00pm on any other day;

A barrier be constructed around the northern, eastern and western sides of the mechanical plant;

A barrier be constructed (e.g. a Colorbond® fence) on the eastern boundary of the site near the

compactor to a height of 3 metres above the level of the loading dock; and

Deliveries to the bulky goods outlet and warehouse (not including the ALDI Store) should be restricted

to the hours between 7:00am and 10:00pm.

Given that the mechanical plant will be enclosed with pre-cast concrete panels, and given the inclusion of the

additional acoustic treatments listed above, Sonus have concluded that:

� it is considered that the proposed development has been designed such that it will not detrimentally affect

the amenity of the locality or cause unreasonable interference through the emission of noise, thereby

achieving the relevant provisions of the Campbelltown Council Development Plan.

7. Conclusion

This development application seeks to replace an existing mixed use development including a hardware store

and building supply premises with a new ALDI Store and a new bulky goods outlet as well altering an existing

warehouse within the Urban Employment Zone of the Campbelltown Council Development Plan. Given the

subject land�s location within the Urban Employment Zone and its ability to provide convenient access for

customers and delivery trucks, the site is well suited for its intended use as a shop, bulky goods outlet and

warehouse.

Following an inspection of the subject land and locality, a review of the proposed plans and associated

documentation as well as a detailed assessment of the proposed development against the relevant provisions of

the Campbelltown Council Development Plan, we have formed the opinion that the proposed development

represents appropriate and orderly development that deserves favourable consideration for approval. More

specifically:

The proposal is consistent with the land uses sought by the Urban Employment Zone;

The ALDI Store and bulky goods outlet will provide a range of groceries and other shopping products

which will serve the needs of the local and broader community while also providing competition to

other supermarkets which will help to drive down prices;

The building features a contemporary design which, combined with the proposed materials and finishes,

appropriately responds to the desired character of the locality as expressed in the Urban Employment

Zone;

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The proposed landscaping will improve the amenity of the locality and soften views of the building from

surrounding streets and adjacent properties;

Projected traffic generation and distribution will not adversely impact on the function and/or capacity of

the adjacent road networks;

Vehicle access, egress and circulation movements will be improved through the provision of dedicated

loading docks for delivery trucks;

The supply of car parking spaces will satisfy the anticipated demand generated by the proposed

development and will exceed the minimum standards set out in the Development Plan; and

The proposed advertising signage will clearly and concisely identify the intended use, while also

achieving consistency with the architectural style of the building and complementing the character of

the broader Urban Employment Zone.

The proposed development is strongly aligned with the most relevant provisions of the Development Plan and

warrants Development Plan Consent, subject to reasonable and relevant conditions.