APPLICATION ON NOTIFICATION – CATEGORY 2 Applicant: Peregrine Corporation Development Number: 711/E015/16 Nature of Development: Demolition of existing buildings and construction of a
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
new Petrol Filling Station with associated uses Type of development: Merit Zone / Policy Area: Commercial Zone – Map MiMu/60 Subject Land: 50 Adelaide Road, Mannum (CT 5293/939) Contact Officer: Daniel Pluck Phone Number: 7109 7196 Start Date: 26 May 2016 Close Date: 10 June 2016 During the notification period, hard copies of the application documentation can be viewed (at no charge) or copied (for a fee) 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).
South Australian DEVELOPMENT ACT, 1993
REPRESENTATION ON APPLICATION – CATEGORY 2
Applicant: Peregrine Corporation
Development Number: 711/E015/16
Nature of Development: Demolition of existing buildings and construction of a new Petrol Filling Station
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.
with associated uses
Type of development: Merit
Zone / Policy Area: Commercial Zone
Subject Land: 50 Adelaide Road, Mannum
Contact Officer: Daniel Pluck
Phone Number: 7109 7196
Close Date: 10 June 2016
PRIVATE AND CONFIDENTIAL 1 of 9 3/05/2016 PEREGRINE CORPORATION
3 May 2016 Mr Jeremy Wood Team Leader- Co-Ordinator General & Public Housing Department of Planning, Transport and Infrastructure Roma Mitchell House 136 North Terrace Adelaide SA 5000 Dear Jeremy Development Application – Redevelopment of On the Run Service Station, Corner of Adelaide Rd and Berryman Avenue, Mannum 1. We refer to the approval of the State Co-ordinator General dated 7 March 2016 to lodge
this development application with the Development Assessment Commission as the assessing authority.
2. Please find enclosed the following documents which together, constitute our development application (Application):
a. Development Application Form; b. Electricity Declaration Form; c. Site, Locality and Floor plans and elevations prepared by ADS Architects
(Drawings); d. Copy of Certificate of Title Register Book Volume 5293 Folio 939. e. Traffic Assessment by GHD including tanker turn paths (Traffic Report); and f. Noise Assessment report by Sonus (Noise Report).
3. We are in the process of obtaining a CEMP, stormwater concept plan and landscaping
plan. These will be lodged for assessment shortly.
4. Can you please issue us with an invoice for the development fees and we will attend to prompt payment.
EXECUTIVE SUMMARY OF SITE AND PROJECT DETAILS
Site Address: 50 Adelaide Rd, Mannum
Certificate of Title: Certificates of Title Volume 5293 Folio 939
Site Area: Approximately 7200 square metres
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Local Government: Mid Murray Council
Development Plan: Mid-Murray Development Plan (consolidation 30 July 2015)
Zoning: Commercial Zone
Existing Use: Existing OTR BP service station
Summary of Proposal:
1. Demolition of the existing control building and construction of a new control building;
2. Demolition of the existing fuel canopy and construction of a new replacement fuel canopy;
3. Replacement of underground fuel infrastructure (new fuel tanks with a total fuel storage capacity of 140,000L);
4. Removal of existing freestanding pylon and price board and install one 9m pylon;
5. Installation of 3 new self-service car wash bays; 6. Modification existing cross overs; 7. Associated landscaping; and 8. Reconfiguration of on site-car parking.
Locality 5. The site is located on the corner of Adelaide Rd and Berrymann Avenue, Mannum, with
the Commercial Zone of the Development Plan.
6. To the north of the site (separated by Adelaide Road) is the office of the Mid-Murray
Council, to the east of the site (separated by Berryman Avenue) is a residential property, to the south of the site is an auto-mechanic workshop trading as “Mannum Auto Centre.
7. The locality comprises a mix of commercial and residential properties. The site is
adjacent to properties zoned Residential Character and Industrial under the Development Plan.
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Description of Proposal 8. The proposed development comprises:
Control Building: Demolition of the existing control building and construction of a new replacement control building. The new control building comprises of areas designated for retail, sales, cool room, office, preparation, bathroom facilities, a cleaning room and storage area. The control building will host a co-branded food offer and will offer 4 outdoor dining tables.
Fuel Canopy & Refuelling:
Construction of a new fuel canopy and fuel dispensing equipment (the site will offer 6 fuel filling positions).
Car washes: Construction of three self-service car wash bays.
Signage: Removal of existing freestanding pylon and price board and replace with one 9m pylon. The 9m pylon is 9020mm (H) x 2280mm (W) x 792mm (D).
Road Access: Access to the site will be existing access points off Adelaide Road (x1) and Berryman Avenue (x2). We propose to modify the existing cross overs leading to
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Berryman Avenue and to pave the existing cross over leading to Adelaide Road.
Car Parking: The site currently offers no formal designated customer parking spaces. The redeveloped site will offer 7 car parking spaces. This is in addition to the 6 filling positions under the fuel canopy.
Hours of Operation: No changes are sought to the current hours of operation of the site (24 hrs a day, 7 days a week).
9. The construction and operation of the site will take into account and address the below
considerations:
Noise: In the operation of the site we will comply with the Environment Protection (Noise) Policy 2007 (Noise Policy) and the recommendations in the Noise Report. The acoustic treatments recommended in the Noise Report will be incorporated into the construction of the site. Fuel deliveries and rubbish collection will comply with the times noted in the Noise Report.
Environmental Practices:
The proposal incorporates best environmental practices with respect to vehicle refuelling facilities. Fuel storage tanks will be fitted with vapour recovery systems that ensure air quality is not compromised. The fuel infrastructure consists of double-walled fibreglass tanks. The underground fuel and LPG tanks are sited to comply with AS/NZ S1596 and AS1940. These tanks carry a manufacturer warranty against internal and external corrosion of 40 years. Fuel variances are carefully monitored for signs of leakage. We utilise automatic tank gauging (ATG) which automatically detects discrepancies in the levels in the tanks, thereby allowing the operator to respond proactively to any anomalies. We confirm that our fuel lines are double walled and in respect of the fuel lines from the underground storage tanks to the dispensers, these fuel lines are fitted with a mechanical pressure leakage detection mechanism. The system tests the pressure within the fuel lines when the
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dispensers are not in use and should the system detect pressure anomalies, it will automatically shut off the fuel pump to prevent fuel from being pumped from the tanks and minimize any potential for fuel leakage. The fuel line from the tanker fill box to the underground storage tank is single walled and is not fitted with pressure leakage detection. We monitor the potential for leakage and spillage through visual inspection at the time that the fuel is dispensed from the fuel delivery vehicle to the tanker loading box and by submitting our daily fuel reconciliation data for Statistical Inventory Reconciliation Analysis, which is completed by a qualified third party. These measures enable us to identify and manage any potential risks of leakage. We understand that all equipment installed at our sites is classified as Level 1 equipment pursuant to section 3, Table 3.1 of Australia Standard 4897: 2008. We enclose a CEMP for your consideration.
Traffic – Queuing, Parking and Access:
We have obtained the attached Traffic Report, which is supportive of the site design.
Traffic – Tanker Path: The site has been designed to accommodate the safe movement of 19m fuel tankers in accordance with the tanker turn path attached.
Stormwater: Any high risk stormwater under the canopy will be bunded and sent to a blind tank with an alarm. We confirm that the canopy drainage blind tank installed at all OTR sites have a capacity exceeding 10,000L. This tank will be emptied by contractors when required. Water outside this area (forecourt) and other impervious areas (including roof) will be captured on site and sent to the council infrastructure via a Gross Pollutant Trap. We confirm that all of our forecourt canopies, including the canopy at Mannum, are designed to extend beyond the bunded area by 1m for every 3m of canopy height to minimise the entry of clean stormwater. We will shortly submit a stormwater concept plan for consideration and assessment.
Landscaping: We will shortly submit a landscaping plan by our consultants, Oxigen, for consideration and assessment.
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Planning Considerations 10. A petrol filling station is a land use that is envisaged in the Commercial zone. The
Development Plan specifies that petrol filling stations are to be assigned Category 2 for public notification purposes.
11. For the reasons set out below, we submit that when the application is assessed against the Mid Murray Council Development Plan (the Development Plan), it satisfies the relevant provisions in relation to land use, desired character, bulk and scale of structures, traffic, access and parking and noise.
12. Below is a summary of the planning policy applying to this development (extracted from the Development Plan):
Desired Character Various commercial activities, such as petrol filling stations, storage sheds, motor repair stations, water filtration plant and machinery yards. The secondary arterial road from Adelaide intersects the major area of the zone, emphasising the importance of upgrading the appearance of commercial development open to view from that road.
The zone is the focus for commercial activity and uses which support economic development. It constitutes one of the prime traffic and visitor entrances to Mannum and thus, while development will be strongly encouraged, it should be designed to create attractive edges to Adelaide Road and Male Road… The articulation of buildings and use of architectural detailing is important along street edges. Such techniques should be used to break-up the mass and dominance of buildings. A variety of advertising is anticipated in the zone, but the extent, style and amount of advertising and signage should not dominate the visual appearance of the zone. Where practicable new development adjacent Adelaide Road and Male Road should be accessed by a service road which should be designed to provide access to adjacent commercial properties. Landscaped buffers should be provided to adjacent residential areas, particularly along Male Road and Adelaide Road, and to the residential areas located along …. Berryman Avenue. Form and Character
4. Development should not be undertaken unless it is consistent with the desired
character and acceptable forms of development for the zone. 5. Development that adjoins, or is separated by a road from residential areas
should be screened by a landscape buffer and or fencing.
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6. Buildings should be set back in accordance with the following criteria (subject to adequate provision of car parking spaces and minimum 3 metres landscaping between buildings and the road):
(a) buildings up to a height of 6 metres should be sited at least 8 metres from the primary street alignment; (b) buildings exceeding a height of 6 metres should be sited at least 10
metres from the primary street alignment; and (c) where an allotment has two street frontages, no building should be erected within 3 metres of the secondary street alignment.
7. Buildings should: (a) not occupy more than 50 percent of the total area of the site upon which they are located; and (b) be located to allow vehicular access to the rear of the site adjacent to one side boundary of the site.
8. Development should provide: (a) on-site car parking in accordance with Table MiMu/1, that is surfaced with suitable impervious hard pavement; (b) loading and unloading areas and on-site manoeuvring areas that enable commercial vehicles to enter and exit the site in a forward direction; (c) on-site car parking for commercial vehicles that meets the requirements of AS2890.2 – 2002; and (d) storage areas that are located at the rear of sites and screened from public view.
9. Development causing unreasonable spill-over of light and generations of noise into adjacent living areas or tourist accommodation should be avoided.
10. ….
11. The erection of advertising signs and hoardings should not be undertaken unless they are associated with the business being carried on the allotment on which they are placed.
Land Use 13. The site has a long standing history of being used as a service station and is located
within the Commercial zone. A petrol filling station is a land use that is envisaged in that zone.
14. The impact of the petrol filling station has long been established on this site. The amenity of the area is already impacted by the operation of this development. We submit that the proposed redevelopment does not involve a change in the authorised land use relating to the site.
Design and Appearance 15. The appearance of land, buildings and other structures should not impair the amenity of
the locality in which they are situated.
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16. The control building comprises a mix of architectural elements which provide interest to
the building including differing colours and articulation, both vertical and horizontal components incorporated into the building, windows and variations to the facades.
17. Within the setting of the Commercial zone, this form of development is envisaged. The
control building achieves the required set back and height. The control building does not occupy more than 50% of the land area and as such, does not seek to overdevelop the site.
Signage 18. The applicant is seeking to reduce the number of freestanding signage on the site and
proposed to consolidate an existing pylon and price board into one 9m pylon. Within the Commercial zone, we submit that this proposal is reasonable.
Transport, Access and Parking 19. The Development Plan outlines that developments should provide safe and efficient
movement for all motorised and non-motorised transport modes. The applicant has provided a Traffic Engineers Report which analyses the impact of the proposal on the surrounding area.
20. The site design has been assessed against road safety requirements and for clear unobstructed access and egress by a 19 metre semi-trailer. Queuing has been assessed as appropriate by our traffic engineers, GHD, with the requirement of at least 10 metres of available queuing from the property boundary to the closest petrol pump being met.
21. The parking requirement as set out in the Development Plan and the relevant Australian Standards has also been assessed by GHD.
Amenity 22. Generally the Development Plan aims to prevent adverse impact and conflict between
land uses. Controlling the noise output from the proposal will ensure that noise does not detrimentally affect the amenity of the locality or cause unreasonable interference.
23. We have submitted a Noise Report by Sonus. We will be adopting all acoustic measures recommended in this report and will comply with the hours set for fuel and other deliveries. The Noise Report which indicates that we will be able to satisfy the Noise Policy.
24. The three self-service car wash bays located on the south west of the site. Our Noise
Report suggests that the car wash bays can operate in compliance with the Noise Policy. We propose to adopt the acoustic treatments recommended in the Noise report.
25. To this end, we submit that the development should be consistent with the relevant provisions of the Noise Policy.
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26. The Development Plan outlines that any development should not detrimentally affect the amenity of the locality or cause nuisance by the emission of effluent, odour, smoke, fumes, dust or other airborne pollutants.
27. We do not anticipate that our operations will generate smoke, fumes, dust or other
airborne pollutants, other than during the construction phase. We have submitted as part of this application a CEMP which outlines the measures we will take to mitigate these impacts.
28. We do not anticipate that the proposal will generate any nuisance for neighbours by way
of food odour or other air pollution. The activities on the site will not involve food preparation techniques which typically generate food odour (eg. grilling and deep frying).
Landscaping
29. Landscaping buffers are designed into the site to meet the requirements of the
Development Plan. A landscaping plan will be submitted shortly for assessment. Conclusion 30. On balance and taking into consideration the site and its association with surrounding
land uses, it is unlikely the proposal will significantly and detrimentally impact upon the surrounding Commercial zone and nearby residential properties. Potential impacts on adjacent properties and the locality including noise generation; access and parking have been assessed and we submit, should be found to be acceptable. This has been further confirmed by comments on traffic and noise discussed in both the reports received from GHD and Sonus.
31. In these circumstances, we submit that the development warrants approval.
32. We hope that the above adequately addresses your requirements. If you require any further information, please do not hesitate to contact me at your convenience.
Yours Sincerely
Thuy Luu-Nguyen Peregrine Corporation
TRAFFIC COMPLIANCE STATEMENT
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Proposed development of an “On the Run” Integrated Service Station site at
Berryman Avenue, Mannum.
BACKGROUND The following information is supplied as a site specific supplement to previous GHD findings, detailed in a report provided to Peregrine Corporation in December 2014, referenced as “On the Run” Petrol Stations Traffic Management Report, herein after referred to as the “TM Report”. This particular statement is an indication from GHD that the queuing and parking issues related to this site have been assessed against the findings of the above report and that access points to/from site have also been assessed against the requirements of applicable Australian Standards, Austroads Guidelines, DPTI requirements and best practice. This information is based upon instructions received from Peregrine Corporation regarding the proposed development of an integrated service station at the above site, as detailed on ADS Architect Drawing No. 1180 SK01b dated 29.03.16 and GHD 33-17057-17 SK022 to SK027 attached. EXISTING SITE DETAILS Located at the corner of Berryman Avenue and Randell Road (Adelaide Road) Mannum, this property presently includes a BP Service station, with four double starter gate bowsers under a fuel canopy adjacent the north-eastern side of the site including an existing control building of approximately 255 m2 and an existing business, Mannum Auto Centre, located on the southern section of the property.
Figure 1 Site Location Mannum
Site Location
TRAFFIC COMPLIANCE STATEMENT
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Access and egress to the site can be gained via existing crossover areas to both roads, positioned approximately 54 metres south-west of the intersection on Berryman Avenue and 34 metres north-west on the Randell (Adelaide) Road. The two closest existing crossovers along Berryman Avenue to the intersection of Randell Road and Berryman Avenue/ Walker Avenue will be closed with the remaining crossover to be modified to allow for a fuel tanker exiting onto Berryman Avenue. The existing crossing on Randell Road is sufficient for the vehicle turning paths required however, realignment will be required to resolve traffic conflicts associated with the crossover and the existing access into the Council Chambers. This crossover will also be modified to accommodate the turning profile of a fuel tanker with the opposing vehicular movements as detailed in GHD Sketch 33-17057-17 SK023. Randell Road functions as an urban arterial road managed and maintained by the Department of Planning, Transport and Infrastructure (DPTI) which has measured (September 2015) traffic volumes at 2700 vehicles per day (8% Commercial Vehicles). This route carriageway is configured with a single traffic lane in each direction, governed by the urban speed limit of 50 km/h. To manage the intersection of Berryman Avenue / Walker Avenue and Randell Road, “Give Way” and associated pavement markings have been installed. A “Koala” Crossing is also located on Randell (Adelaide) Road, just south-east of the said intersection which accommodates pedestrian traffic associated with the nearby Mannum Community College. Council has advised that the measured traffic flows at this location are as follows;
Berryman Avenue - traffic counts are 743 (vehicles per day) with 4.5% commercial vehicle content (February 2007).
Walker Avenue - traffic counts are 1270 (vehicles per day) with 10.8% commercial vehicle content (September 2007).
PROPOSAL It is proposed (by the developer) that:
1. A new (225 m2) control building positioned within the northern sector with adjacent outdoor seating with tensile shade umbrellas;
2. A new Fuel Canopy with six filling points positioned on the southern side of the control building;
3. Seven (7) customer parking bays are proposed to be positioned at the shop front and adjacent to the fuel canopy facility;
4. Three (3) new “car wash bays” are proposed to be positioned in the south-west corner of the site;
5. The existing crossover on Berryman Avenue is to be modified to accommodate required vehicle turning paths;
6. Upgrade and realign the crossover to Randell Road.
TRAFFIC COMPLIANCE STATEMENT
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TRAFFIC ASSESSMENT
1. Queuing
The proposed development as detailed on ADS Architect Drawing No. 1180 SK01b has been assessed and found to be in accordance with the requirements of the TM Report with adequate storage within the property provided for motorists waiting to use the bowsers. The required minimum of 10 m separation from the property boundary to the existing closest pump in the fuel canopy area to the access driveway is available, providing queuing capacity of two passenger vehicles and potential to avoid congestion on the public road (if any). The clearance from the crossover on Berryman Avenue and the closest pump is 10 m and the clearance from the closest pump and the property boundary adjacent Randell Road is 12 m. The intended retention of the existing driveway crossover on Berryman Avenue creates the potential to accommodate a minimum of six vehicles queued behind the full fuel canopy. An appropriate clearance of 3.5 m minimum is also available for vehicles bypass movements.
2. Parking Based upon the site investigations and analysis conducted by GHD as set out in the TM Report, the retail parking generation rate which is likely to be created by this proposed development and other similar “On the Run” sites are as follows;
2.5 spaces / 100 m2 GFA for sites < 300 m2 without quick service restaurant 3.3 spaces / 100 m2 GFA for sites between 300 m2 and 400 m2 with quick service
restaurant 1.8 spaces / 100 m2 GFA for sites > 400 m2 with quick service restaurant.
(Excludes staff car parking requirements)
The proposed development has been assessed and found to comply with these requirements namely the minimum car parking rate of 2.5 spaces / 100 m2 of GFA for a control building of 225 m2 (required rate 6 spaces). The actual rate provided is seven (7), at the fuel canopy / shop front area. This equates to 3.5 spaces / 100 m2 GFA i.e. 6 plus one staff parking space, totalling 7 parking spaces thereby exceeding the requirements as set out above. A review of the Mid Murray Council Development Plan (consolidated 31 July 2014) indicates;
A Petrol Filling station has a minimum parking rate of 1 space per 2 pumps; Additionally, 5 parking spaces are required per 100 square metres of retail floor
space.
As the proposed site will contain 6 pumps, a minimum of 3 parking spaces will be required as well as 5 additional spaces to satisfy the minimum parking space requirements for a retail floor space of 115 square metres. As such the Mid Murray Council Development Plan requirement would be 8 parking spaces. However previous investigations conducted by GHD as set out in the TM Report indicate that the minimum required parking spaces is 6 and the proposed number exceeding this requirement. The site design also includes a single disabled parking space. A review of The Building Code of Australia indicates the provision of 1 disabled parking space for every 50 parking spaces or part therefore for a service station development. On this basis, the proposed supply of 1 disabled parking space is considered satisfactory.
TRAFFIC COMPLIANCE STATEMENT
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All car parking spaces proposed in the new car park have been designed allowing an ‘overhang’ over a portion of the perimeter paving. Bollards have been included for the spaces adjacent to the Control Building shop front area set back in accordance with Australian Standard 2890.
3. Access/Egress Driveway crossovers are proposed to be realigned to accommodate the swept path of fuel tankers and refuse collection vehicles. The crossover located on Randell Road will need to be realigned to comply with AS 2890 and address the traffic conflicts associated with this crossover and the existing access to the Council Chambers on the opposite side of the road. Adjacent the service station is a residential property which currently shares the same crossover as the service station. This will also require modification including relocation or modification of an existing SEP. To ensure compliance with AS 2890 and address traffic conflict issues the existing crossover will be reduced and retained for the residential property. A minimum 2 m separation will be provided between this crossover and a proposed new service station crossover. The crossover will also be upgraded to include a paved surface. These features together with the location of fixed objects within the site have been assessed against road safety requirements and for clear unobstructed access and egress by a 19 m semi-trailer and a 8.8 m Medium Rigid Vehicle. Analysis of the turn paths (see Attachment 1) shows the modifications required to the existing crossovers. In summary, these design features are consistent with the recommendations in the TM Report, appropriate Australian Standards and Local Council / DPTI requirements.
4. Traffic Generation Traffic generation rates applicable to the site have been sourced from the NSW Roads and Traffic Authority (RTA) Guide to Traffic Generating Development (2002) (herein referred to as the RTA Guide). The guide provides rates for service station and convenience stores and fast food outlets based on survey data. The following applicable rates are provided:
Service Station evening peak hour vehicle trips = greater of 0.04A(S) + 0.3A(F) or 0.66A(F)
Where A(S) = area of site
A(F) = gross floor area of convenience store
McDonald’s outlet evening peak hour vehicle trips = average of 180 veh/hr up to 230 veh/hr
This location does not contain a ‘drive through’ however it does contain quick service facilities including outdoor seating arrangements. The traffic generation estimates will therefore be based on a service station with a quick service restaurant to accommodate this factor. It should be noted that this rate is a conservative estimate for a service station and does not account for the:
Integrated and unique nature of an OTR development offering multiple services which generate multi-purpose trips;
Passing trade that is already on the road network i.e. linked trips as opposed to new trips generated. Queensland Department of Main Roads Guidelines for Assessment of Road Impacts of Development (2006) (there is no SA reference, accordingly this is
TRAFFIC COMPLIANCE STATEMENT
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the only document that is available for such an analysis) indicates that up to 60% of trips for fast food developments could be linked trips including 35% which are directly passing by the site before deciding to enter.
Existing traffic utilising the site which would further discount the new trip estimate. Based on a site area A(S) of 2081 m2 and convenience store gross floor area A(F) of 225 m2, Table 1 shows the peak hour traffic generated by the site. Table 1 Peak hour traffic generation
Service Station Quick Service Restaurant
Total
0.04 A(S) + 0.3 A(F) = 83+68 = 151 trips 180 trips 331 trips
0.66 A(F) = 149 trips 180 trips 329 trips
Passing Trade Discount (35%) 116 trips
Total Additional Peak Hour Traffic Generation 215 trips This level of traffic generated by the development could not be expected to compromise the operation or safety of the internal site access roads or external surrounding road network.
5. Road Safety Pedestrian activity adjacent to the site is low and serviced with existing dolomite footpaths and formal crosswalks to the nearby “Koala Crossing” at Randell Road. The “Koala Crossing” caters for the pedestrian traffic created by the nearby Mannum Community College In terms of traffic accidents crash data for the last complete five (5) year period has been obtained from Location SA Map Viewer for the area around the intersection of Berryman Avenue and Randell Road. A review of these records indicates that there have been two (2) reported crashes (Injury) at the intersection of Berryman Avenue and Randell Road. One of the crashes to occur was a rear end crash resulting in an injury. The second crash was a right angle crash that also resulted in an injury. As such, it is considered that the crash history for the area is not directly linked to movements at or near the intended access and egress locations. Author Reviewer
Sarah Hartland Dave Murray
TRAFFIC COMPLIANCE STATEMENT
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TRAFFIC COMPLIANCE STATEMENT CERTIFICATION It is hereby certified that the proposed development described in this document and shown on the attached ADS Architect Drawing No. 1180 SK01b and GHD 33-17057-17 SK022; SK023; SK024; SK025; SK026 & SK027.
is in accordance with the GHD report provided to Peregrine Corporation in December 2014, referenced as “On the Run” Petrol Stations Traffic Management Report
is in accordance with Austroads Guidelines. and GHD verifies that the subsequent detailed design could meet the requirements of
appropriate Australian Standards.
Dave Murray Chris Dunn Experienced Traffic Engineering Practitioners 23/03/16
ATTACHMENT 1–TURNING PATHS & VEHICLE QUEUING
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stobie
relocate sign
telstra
relocate stobie
sign
lock box
flag
stobie
1 : 1 0 0 A T A 1
relocate existing
price board
re-clad existing
flag pole pylon
sign
ice chest
control building
entry
sales
store
prep
cool
fzr
toilet
retail display
canopy
car wash
plant
relocated stobie
9m
pylon
central under canopy
forecourt drainage
line of perimeter crest
to bunded forecourt
drainage
denotes A0 size
poster board
fuel fills
approximate location
new underground fuel
tanks
air and
water
point
denotes 2.4x1.2m fence
mounted non-illuminated
poster board
new 2.1m high colorbond
boundary fence
painted line
marking
tensile shade
umbrellas with
fixed seating
under
new 2.1m high colorbond
boundary fence
S2
S2
S2
S1
S1
S1 S1
S1
S1
S1
S1
boundary
boundary
boundary
boundary
boundary
boundary
landscaping notes
all new landscaped beds to be planted with a combination of;
• Acacia Cognata 'Limelight'
• Anigozanthos 'Bush Revolution'
• Anigozanthos 'Bush Pioneer'
• Buxus Microphylla var. Japonica
• Dianella Caerulea 'Little Jess'
• Dianella Revoluta 'Little Rev'
• Erigeron Karviskianus
• Hibiscus Tiliaceus Rubra 'Red Cottonwood'
• Juniperus Conferta
• Juniperus Sabina
• Lavendula Stoechas 'Avonview'
• Lomandra Longifolia 'Fine 'n' Dandy'
• Lomadra Longifolia 'Lime Tuff'
• Murraya Paniculata
• Nandina Domestica 'Seika Obession'
• Photinia Robusta x Serrulata 'Blackjack'
• Rhaphiolepis x Delacourii
• Rhaphiolepis x Indica 'Oriental Pearl'
• Rosmarinus Officinalis 'Prostatus'
• Syzgium Austral 'Resilience'
• Tulbaghia Violacea
• Westringia Fruticosa 'Little Gem'
• Westringia Fruticosa 'Smokey'
• Westringia Fruticosa 'Wynyabbie Gem'
• Yucca varieties
fuel vents
remove
existing
tree
2350
5815
S1
S1
wash bay 01
wash bay 02
wash bay 03
painted line
marking
painted line
marking
relocated and
re-clad existing
price board
relocate existing overhead high
voltage power lines to lie
outside of property boundary
2 9 . 0 3 . 1 6
14JN1180sk01b
Scale 1:100 at A1
0 1 2 5 10m
date
for A1
rev no.
job no.scale
approved (PD)
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rev description app'd date
SK
Level 4, 211 Victoria Square Adelaide SA 5000 Australia
GPO Box 2052 Adelaide SA 5001
T 61 8 8111 6600 F 61 8 8111 6699
E [email protected] W www.ghd.com
Plot Date: Cad File No:30 March 2016 - 4:56 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK022.dwgPlotted by: Sarah Hartland
PEREGRINE CORPORATION PTY LTD
OTR BERRYMAN AVE, MANNUM SA
TURNING PROFILES
022
A
33-17057
PRELIMINARY
1:100
MARCH 2016
A ISSUE FOR DISCUSSION
0 1 4 5m32
SCALE 1:100 AT ORIGINAL SIZE
1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1
BERRYMAN AVENUE
RANDELL ROAD
MODIFY EXISTING CROSSINGFOR RESIDENTIAL PROPERTY
MODIFY EXISTINGCROSSOVER
RELOCATE SEP ORREPLACE WITHTRAFFICABLE LID
CLOSE PART OFEXISTING CROSSOVER
REALIGN AND PAVENEW CROSSOVER
EXISTING COUNCILCARPARK ENTRY
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SK
Level 4, 211 Victoria Square Adelaide SA 5000 Australia
GPO Box 2052 Adelaide SA 5001
T 61 8 8111 6600 F 61 8 8111 6699
E [email protected] W www.ghd.com
Plot Date: Cad File No:30 March 2016 - 4:57 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK023.dwgPlotted by: Sarah Hartland
PEREGRINE CORPORATION PTY LTD
OTR BERRYMAN AVE, MANNUM SA
TURNING PROFILES
SEMI ENTRY CAR EXIT
023
A
33-17057
PRELIMINARY
1:200
MARCH 2016
A ISSUE FOR DISCUSSION
0 2 8 10m64
SCALE 1:200 AT ORIGINAL SIZE
RELOCATE PRICEBOARD AND FLAG
1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1
BERRYMAN AVENUE
RANDELL ROAD
MODIFY EXISTING CROSSINGFOR RESIDENTIAL PROPERTY
MODIFY EXISTINGCROSSOVER
RELOCATE SEP ORREPLACE WITHTRAFFICABLE LID
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SK
Level 4, 211 Victoria Square Adelaide SA 5000 Australia
GPO Box 2052 Adelaide SA 5001
T 61 8 8111 6600 F 61 8 8111 6699
E [email protected] W www.ghd.com
Plot Date: Cad File No:30 March 2016 - 4:57 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK024.dwgPlotted by: Sarah Hartland
PEREGRINE CORPORATION PTY LTD
OTR BERRYMAN AVE, MANNUM SA
TURNING PROFILES
024
A
33-17057
PRELIMINARY
1:200
MARCH 2016
A ISSUE FOR DISCUSSION
0 2 8 10m64
SCALE 1:200 AT ORIGINAL SIZE
1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1
BERRYMAN AVENUE
RANDELL ROAD
MODIFY EXISTING CROSSINGFOR RESIDENTIAL PROPERTY
MODIFY EXISTINGCROSSOVER
RELOCATE SEP ORREPLACE WITHTRAFFICABLE LID
RELOCATE PRICEBOARD AND FLAG
EXISTING COUNCILCARPARK ENTRY
CLOSE PART OFEXISTING CROSSOVER
REALIGN AND PAVENEW CROSSOVER
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Level 4, 211 Victoria Square Adelaide SA 5000 Australia
GPO Box 2052 Adelaide SA 5001
T 61 8 8111 6600 F 61 8 8111 6699
E [email protected] W www.ghd.com
Plot Date: Cad File No:30 March 2016 - 4:58 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK025.dwgPlotted by: Sarah Hartland
PEREGRINE CORPORATION PTY LTD
OTR BERRYMAN AVE, MANNUM SA
TURNING PROFILES
025
A
33-17057
PRELIMINARY
1:200
MARCH 2016
A ISSUE FOR DISCUSSION
0 2 8 10m64
SCALE 1:200 AT ORIGINAL SIZE
1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1
BERRYMAN AVENUE
RANDELL ROAD
MODIFY EXISTING CROSSINGFOR RESIDENTIAL PROPERTY
MODIFY EXISTINGCROSSOVER
RELOCATE SEP ORREPLACE WITHTRAFFICABLE LID
RELOCATE PRICEBOARD AND FLAG
EXISTING COUNCILCARPARK ENTRY
CLOSE PART OFEXISTING CROSSOVER
REALIGN AND PAVENEW CROSSOVER
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Level 4, 211 Victoria Square Adelaide SA 5000 Australia
GPO Box 2052 Adelaide SA 5001
T 61 8 8111 6600 F 61 8 8111 6699
E [email protected] W www.ghd.com
Plot Date: Cad File No:30 March 2016 - 4:58 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK026.dwgPlotted by: Sarah Hartland
PEREGRINE CORPORATION PTY LTD
OTR BERRYMAN AVE, MANNUM SA
TURNING PROFILES
026
A
33-17057
PRELIMINARY
1:200
MARCH 2016
A ISSUE FOR DISCUSSION
0 2 8 10m64
SCALE 1:200 AT ORIGINAL SIZE
1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1 1 : 1 0 0 A T A 1
BERRYMAN AVENUE
RANDELL ROAD
MODIFY EXISTING CROSSINGFOR RESIDENTIAL PROPERTY
MODIFY EXISTINGCROSSOVER
RELOCATE SEP ORREPLACE WITHTRAFFICABLE LID
RELOCATE PRICEBOARD AND FLAG
EXISTING COUNCILCARPARK ENTRY
CLOSE PART OFEXISTING CROSSOVER
REALIGN AND PAVENEW CROSSOVER
date
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person who GHD has agreed can use this document) for the purpose for which it was
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rev description app'd date
SK
Level 4, 211 Victoria Square Adelaide SA 5000 Australia
GPO Box 2052 Adelaide SA 5001
T 61 8 8111 6600 F 61 8 8111 6699
E [email protected] W www.ghd.com
Plot Date: Cad File No:30 March 2016 - 4:59 PM G:\33\17057\OTR_17_MANNUM\CADD\Drawings\33-17057-SK027.dwgPlotted by: Sarah Hartland
PEREGRINE CORPORATION PTY LTD
OTR BERRYMAN AVE, MANNUM SA
TURNING PROFILES
027
A
33-17057
PRELIMINARY
1:200
MARCH 2016
A ISSUE FOR DISCUSSION
0 2 8 10m64
SCALE 1:200 AT ORIGINAL SIZE
BP Mannum Corner of Adelaide Road and Berryman Avenue, Mannum
Environmental Noise Assessment
S4777C1 April 2016
Sonus Pty Ltd 17 Ruthven Avenue
ADELAIDE SA 5000 Phone: +61 8 8231 2100
www.sonus.com.au ABN: 67 882 843 130
Contact: Jason Turner M: +61 (0) 410 920 122
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 2
INTRODUCTION An environmental noise assessment has been made of the proposed redevelopment of an
integrated service facility at the corner of Adelaide Road and Berryman Avenue, Mannum.
The existing site comprises a control building and four fuel bays, which operate 24 hours per
day, and a motor repair workshop. The proposal is to demolish these structures and
incorporate a new control building, six fuel bays, three manual carwash bays, and additional
car parking.
The assessment considers the noise impacts at the closest dwellings, as shown in Appendix
A, from the proposed development. It ensures that the noise at the site does not
unreasonably interfere with the amenity of the residences and specifically considers the
following noise sources:
vehicle movements and car park activity;
patrons in the designated outdoor seating area;
activity at the petrol filling stations;
activity at the manual carwash bays;
mechanical plant serving the control building;
rubbish collection, and;
deliveries to the site.
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 3
CRITERIA Development Plan The site and residence locations are shown in Appendix A. The subject site and residences
to the northwest are located in a Commercial Zone of the Mid Murray Council Development
Plan1. Residences are also located within the Development Plan’s Residential Character
Zone to the southeast and Residential Zone to the southwest. The Plan has been reviewed
and particular regard given to the following relevant provisions:
Council Wide Provisions
OBJECTIVES
Interface Between Land Uses
Objective 25: Development located and designed to prevent adverse impact and conflict
between land uses.
Objective 26: Protect community health and amenity and support the operations of all
desired land uses.
PRINCIPLES OF DEVELOPMENT CONTROL
Interface Between Land Uses
87. Development should not detrimentally affect the amenity of the locality or cause
unreasonable interference through any of the following:
... (b) noise:
...
88. Development should be designed and sited to minimise negative impact on existing and
potential future land uses considered appropriate in the locality.
Noise
92. Development should be designed, constructed and sited to minimise negative impacts of
noise and to avoid unreasonable interference.
93. Development should be consistent with the relevant provisions in the current Environment
Protection (Noise) Policy.
Commercial Zone Provision
OBJECTIVES
Objective 3: Development that minimizes any adverse impacts upon the amenity of the
locality within the zone. 1 Consolidated 31 July 2014.
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 4
Environment Protection (Noise) Policy 2007 Council Wide Interface Between Land Uses Principle of Development Control 93 references
the Environment Protection (Noise) Policy 2007 (the Policy), which provides objective criteria
for environmental noise from a development to residences. The Policy provides goal noise
levels for general activity as well as specific requirements for rubbish collection.
The Policy is based on the World Health Organisation Guidelines to prevent annoyance,
sleep disturbance and unreasonable interference on the amenity of an area. Therefore,
compliance with the Policy is considered to satisfy all provisions of the Development Plan
related to environmental noise.
General Activity
The Policy provides goal noise levels to be achieved at noise receivers (the residences),
based on the principally promoted land use where the noise source (the development) and
the noise receivers are located.
A “compliance” goal noise level is applied to an existing or approved noise source, such as
the operation of mechanical plant, fuel delivery, vehicle movements and car park activity at
the site. The Policy applies a more onerous “development” average goal noise level (by a
margin of 5 dB(A)) for new noise sources in recognition of the increased sensitivity to a new
noise source. In addition, a night time maximum instantaneous noise level of 60 dB(A) is
also applied to new noise sources when assessed at a residence within an area which
principally promotes residential land use. The new sources which will be assessed against
these more stringent criteria include the manual carwash bays and patron activity in the
outdoor area.
When measuring or predicting noise levels for comparison with the Policy, penalties may be
applied to the average goal noise level for each characteristic of tone, impulse, low
frequency and modulation of the noise source. In order to apply a penalty, the characteristic
must be dominant when considered within the context of the existing acoustic environment
at the residence. In this circumstance, a penalty has been applied in the absence of any
significant influence from the local road network.
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 5
Based on the above, the combined operation of all noise sources is assessed against the
“compliance” noise criteria. In addition, all new noise sources are assessed against the
“development” criteria.
Due to the variation in goal noise levels, a table has been developed which summarises and
includes the influence of a penalty and the zoning where applicable. The zoning is as shown
in Appendix A.
Residence Zoning
Day Time Goal Noise Level dB(A)
Night Time Goal Noise Level dB(A)
Night Time Instantaneous Max. Noise Level dB(A)
New Noise Sources
Residential 47 40 60
Residential Character 47 40 60
Commercial 52 45 N/A
All Noise Sources Operating Concurrently
Residential 52 45 N/A
Residential Character 52 45 N/A
Commercial 57 50 N/A
Note: day is 7AM to 10PM and night 10PM to 7AM
Noise from Rubbish Collection
The Policy deals with rubbish collection by effectively limiting the hours to the least sensitive
period of the day. Division 3 of the Policy requires rubbish collection to only occur between
the hours of 9am and 7pm on Sundays or public holidays, and between 7am and 7pm on
any other day, except where it can be shown that the maximum (Lmax) noise level from such
activity is less than 60 dB(A).
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 6
ASSESSMENT
Noise levels at the residences in the vicinity of the development have been predicted based
on a range of previous noise measurements and observations at similar facilities which
include:
car park activity such as vehicle movements, the opening and closing of vehicle doors
and getting in and out of cars;
patron activity at outdoor seating;
fuel delivery and truck movements;
manual wash bay and the associated plant room, and;
mechanical plant serving the control building.
The predictions of noise from the facility have also been based on the following worst case
operational assumptions for the level of activity in any 15 minute2 period:
Day Time (7am to 10pm):
continual operation of the high pressure spray in the two manual carwash bays.
Continuous operation of mechanical plant; and,
Car park activity associated with 1 vehicle in each of the designated car park
bays and 2 at each of the petrol filling stations.
Night Time (10pm to 7am):
continual operation of the high pressure spray use in at least one of the manual
carwash bays.
Continuous operation of mechanical plant; and,
Car park activity associated with 1 vehicle in each of the designated car park
bays and 1 at each of the petrol filling stations.
Based on the predictions, the following acoustic treatment measures are recommended for the
site to achieve the noise criteria of the Policy:
2 Default assessment period of the Policy.
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 7
Manual Car Wash Bays
Ensure the walls between car wash bays extend to the canopy above and are of a
solid construction. As shown in Appendix B the walls should be extended toward the
northeast and be installed with acoustic absorption to the full extent shown in
accordance with the following detail;
Install 50mm thick acoustic insulation (with a minimum density of 32 kg/m3) to the full
extent of the underside of the roof. The insulation should be installed in accordance
with the following detail or similar;
Provides signage to prevent vehicles moving too far forward in the bay, or restrict
reach of the high pressure spray to be beyond a nominated point (refer Appendix B)
50mm thick acoustic insulation with a minimum density of 32 kg/m3. The insulation should be installed to the full extent of the ceiling. Other materials such as “Pyrotek Reapor” can be used in lieu of the insulation.
Perforated material with an open area greater than 15% spaced from the insulation to provide weatherproofing. Examples of the products are perforated sheet steel, slotted timber, etc.
Manual wash bay ceiling
50mm thick acoustic insulation with a minimum density of 32 kg/m3. The insulation should be installed to the full height of the screen, or up to a point that is practicable. Other materials such as “Pyrotek Reapor” can be used in lieu of the insulation.
Perforated material with an open area greater than 15% spaced from the insulation to provide weatherproofing. Examples of the products are perforated sheet steel, etc.
Manual car wash bay wall
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 8
Car Wash Plant Room
Ensure the roller access doors incorporate brush seals at all edges, at the top and at
the threshold.
Patrons
Construct 1.8m high barriers around the outdoor patron area, for the extent shown in
Appendix B. The barriers may be constructed from any material with a surface
density greater then 8kg/m2 (such as glass) and should be sealed airtight at the
ground and joins.
General Activity
As currently documented, construct the fence at the side and rear boundary of the
site, as depicted in Appendix B, from 2.1 metre high ‘Colorbond’ sheet steel or
similar. Ensure the fence is airtight at all junctions including with the ground.
Construct the fence between the control building and manual car wash bays, as
shown in Appendix B, to a minimum height of 3m above the ground level of the
adjacent house. The fence should have a minimum construction of 6mm thick fibre
cement sheet (or any other material with a surface density of at least 10kg/m2),
sealed airtight at all junctions, such as at the control building wall and manual wash
bay wall and have 50mm thick acoustic insulation (minimum density 32kg/m3) installed
to the inner face.
Reduce noise from alarms produced by equipment (such as tyre filling stations, car
wash pay stations) as far as practical, and;
Ensure that the ground surface is smooth and all inspection points, grated trenches,
etc. are correctly fixed to remove the potential for impact noise being generated when
driven over.
Noise from Mechanical Plant At the Development Application stage of a project, the mechanical plant is not yet designed
or selected. Therefore, the assessment has considered typical air conditioning and
refrigeration equipment operating at other similar facilities to provide an indicative selection
for the proposed facility.
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 9
Noise predictions have been made based on manufacturer’s data and previous noise
measurements of the following indicative air conditioning and refrigeration equipment;
3 x display fridges
3 x freezers
1 x evaporative cooling unit
3 x packaged cooling units
1 x amenity exhaust fan
1 x kitchen exhaust fan
Based on the predictions, the following acoustic measures are likely to be required in order
to achieve the Policy criteria;
Locate all mechanical plant in the location shown in Appendix A.
Install mechanical plant barriers in the locations shown in Appendix A, to a height at
least equivalent to the tallest piece of equipment it surrounds. The barriers should be
sealed air tight along all vertical joins and can be constructed from a sheet steel, fibre
cement sheet or a material with an equivalent surface density. The bottom of the
barrier should continue down as close as practicable to the roof deck below. It is
noted that a small gap may be left between the bottom of the barrier and the roof
deck, as may be required for drainage.
Install acoustic absorption to the inside of the barriers for the extent shown in
Appendix B, in accordance with the following detail;
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 10
Incorporate a proprietary in-line attenuator to the discharge side of any significant
exhaust fan, such as those servicing kitchen areas.
These measures should be reviewed during the detailed design phase of the project, once
final equipment selections have been made. A design noise level of no more than 46 dB(A)
at any residence in the Commercial Zone or 38 dB(A) within the Residential or Residential
Character Zones will ensure the noise criteria are achieved. Rubbish Collection
restrict the hours of rubbish collection from the site to the hours of Division 3 of the
Environment Protection (Noise) Policy 2007. That is, only between the hours of 9am
and 7pm on a Sunday or public holiday, and 7am and 7pm on any other day.
Fuel Deliveries
restrict the hours of fuel delivery to the site to the daytime hours of the Policy (7am to
10pm).
With the above acoustic measures in place, the predicted noise levels from the proposed
development will achieve the relevant requirements of the Policy when measured at the
residences in the vicinity. That is, the concurrent operation of noise sources at the site, as
outlined in the assessment section of this report, is predicted to achieve the goal noise
levels, as shown in the following table;
Weatherproof capping
50mm thick acoustic insulation with a minimum density of 32 kg/m3. The insulation should be installed to the full height of the screen, or up to a point that is practicable. Other materials such as “Pyrotek Reapor” can be used in lieu of the insulation.
Perforated material with an open area greater than 15% spaced from the insulation to provide weatherproofing. Examples of the products are perforated sheet steel, slotted timber, etc.
Solid screen
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 11
Residence Zoning
Day Time Predicted Average
Noise Level (dB(A))
Day Time Goal
Noise Level dB(A)
Night Time Predicted Average
Noise Level (dB(A))
Night Time Goal Noise Level dB(A)
Night Time Predicted Maximum
Noise Level (dB(A))
Night Time Instantaneous
Max. Noise Level dB(A)
New Noise Sources
Residential 33 47 33 40 40 60
Residential Character 40 47 40 40 56 60
Commercial 45 52 45 45 N/A N/A
All Noise Sources Operating Concurrently
Residential 37 52 34 45 N/A N/A
Residential Character 47 52 45 45 N/A N/A
Commercial 50 57 48 50 N/A N/A
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 12
CONCLUSION An environmental noise assessment has been made of the proposed integrated service
facility redevelopment at the corner of Adelaide Road and Berryman Avenue, Mannum.
The assessment considers noise at the closest residences from new and existing noise
sources proposed at the facility. These include mechanical plant, manual car wash bays and
a plant room, patrons, vehicle movements and car park activity within the site, and fuel
deliveries. The noise predictions have been assessed against criteria developed from the
Environment Protection (Noise) Policy 2007, which account for both new and existing noise
sources.
With the following recommended acoustic measures in place, the predicted noise levels from
the development will achieve the relevant requirements of the Environment Protection
(Noise) Policy 2007 for typical use of the facility:
appropriate positioning and screening of mechanical plant;
specific boundary fence constructions;
specific construction of manual car wash bays and associated plant room;
Limiting the noise from alarms and surface irregularities; and,
restricting the times for rubbish collection and fuel deliveries.
Based on the above, it is considered that the proposal will not cause a nuisance or impair
the amenity of the locality, thereby achieving the relevant provisions of the Mid Murray
Council Development Plan.
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 13
APPENDIX A: Site Locality
(2 Storey)
Residential Character Zone
Commercial Zone
Residential Zone
Subject Site
N
BP Mannum Environmental Noise Assessment S4777C1 April 2016
Page 14 APPENDIX B: Site Layout & Mark-up
2.1m high boundary fence
3m high boundary wall
Acoustic absorption to underside of
canopy
Acoustic absorption to
walls
Extend walls for the extent shown and
seal to the underside of the canopy
Provide signage to prevent vehicles stopping too far
forward in the bay, or restrict reach of the high pressure
spray to be beyond this point
1.8m high glass (or similar) barrier
Mechanical plant location
Solid mechanical plant screens in accordance with the provided detail and to a minimum height equivalent to the tallest piece of equipment.
stobie
relocate sign
telstra
relocate stobie
sign
lock box
flag
stobie
1 : 1 0 0 A T A 1
relocate existing
price board
re-clad existing
flag pole pylon
sign
ice chest
control building
entry
sales
store
prep
cool
fzr
toilet
retail display
canopy
car wash
plant
relocated stobie
9m
pylon
central under canopy
forecourt drainage
line of perimeter crest
to bunded forecourt
drainage
denotes A0 size
poster board
fuel fills
approximate location
new underground fuel
tanks
air and
water
point
denotes 2.4x1.2m fence
mounted non-illuminated
poster board
new 2.1m high colorbond
boundary fence
painted line
marking
tensile shade
umbrellas with
fixed seating
under
new 2.1m high colorbond
boundary fence
S2
S2
S2
S1
S1
S1 S1
S1
S1
S1
S1
bo
un
da
ry
bo
un
da
ry
bo
un
da
ry
boundary
boundary
boundary
landscaping notes
all new landscaped beds to be planted with a combination of;
• Acacia Cognata 'Limelight'
• Anigozanthos 'Bush Revolution'
• Anigozanthos 'Bush Pioneer'
• Buxus Microphylla var. Japonica
• Dianella Caerulea 'Little Jess'
• Dianella Revoluta 'Little Rev'
• Erigeron Karviskianus
• Hibiscus Tiliaceus Rubra 'Red Cottonwood'
• Juniperus Conferta
• Juniperus Sabina
• Lavendula Stoechas 'Avonview'
• Lomandra Longifolia 'Fine 'n' Dandy'
• Lomadra Longifolia 'Lime Tuff'
• Murraya Paniculata
• Nandina Domestica 'Seika Obession'
• Photinia Robusta x Serrulata 'Blackjack'
• Rhaphiolepis x Delacourii
• Rhaphiolepis x Indica 'Oriental Pearl'
• Rosmarinus Officinalis 'Prostatus'
• Syzgium Austral 'Resilience'
• Tulbaghia Violacea
• Westringia Fruticosa 'Little Gem'
• Westringia Fruticosa 'Smokey'
• Westringia Fruticosa 'Wynyabbie Gem'
• Yucca varieties
fuel vents
remove
existing
tree
2350
5815
S1
S1
wash bay 01
wash bay 02
wash bay 03
painted line
marking
painted line
marking
relocated and
re-clad existing
price board
relocate existing overhead high
voltage power lines to lie
outside of property boundary
3m high precast boundary
fence between control
building and plant room
1800mm high
glazed cafe screen
surrounding seating
area
1800mm high
glazed cafe screen
along boundary
acoustic absorption to car
wash area as per acoustic
report
A D S A r c h i t e c t s
9 3 G i l l e s S t r e e t A d e l a i d e 5 0 0 0 T : 8 2 2 3 2 2 4 4
2 6 . 0 4 . 1 6
14JN1180sk01c
Scale 1:100 at A1
0 1 2 5 10m
autogas
diesel
unleaded
9m pylon
1 : 1 0 0 A T A 1
1 : 1 0 0 A T A 1
1 : 1 0 0 A T A 1
canopy
control building car wash
control buildingcar wash
back illuminated
signage panel
corporate fascia
cladding
back illuminated
signage panel
car wash beyond
control building
beyond
back illuminated
signage panel
back illuminated
signage panel
red painted CFC
wall cladding
yellow painted CFC fascia cladding
with back illuminated signage
black painted CFC
wall cladding
silicone butt joined
glass shopfront
yellow painted CFC
fascia cladding
white painted
precast plant room
approximate
neighbouring
ground line
boundary wall
shown dotted in
foreground
white painted precast
boundary wall face
fuel canopy beyond
painted CFC wall
cladding
tensile shade
umbrellas with fixed
seating under
tensile shade
umbrellas with fixed
seating under
5100
5400
5400
4350
3000
5100
refusewhite painted precast
wall face
boundary fence
shown dotted in
foreground
glazed cafe screen
dotted in foreground
A D S A r c h i t e c t s
9 3 G i l l e s S t r e e t A d e l a i d e 5 0 0 0 T : 8 2 2 3 2 2 4 4
2 6 . 0 4 . 1 6
14JN1180sk02b
Scale 1:100 at A1
0 1 2 5 10m
9m pylon
1 : 1 0 0 A T A 1
1 : 1 0 0 A T A 1
1 : 1 0 0 A T A 1
canopy control building
canopycontrol building
car wash
back illuminated
signage panel
corporate fascia
cladding
car wash beyond
back illuminated
signage panel
black painted CFC
wall cladding
white painted CFC
wall cladding
painted CFC
wall cladding
back illuminated
signage panel
back illuminated
signage panel
corporate fascia
cladding
white painted
precast wall
panels
roll up door
white painted
precast wall panels
approximate
neighbouring
ground line
control building
beyond
canopy beyond
6300
5400
4200
5100
car wash plant
room beyond
yellow painted CFC
fascia cladding
A D S A r c h i t e c t s
9 3 G i l l e s S t r e e t A d e l a i d e 5 0 0 0 T : 8 2 2 3 2 2 4 4
2 6 . 0 4 . 1 6
14JN1180sk03b
Scale 1:100 at A1
0 1 2 5 10m