DEVELOPMENT ACT 1993 CITY OF SALISBURY · During this review two vacant tenancies were identified...

DEVELOPMENT ACT 1993 CITY OF SALISBURY

NOTICE OF APPLICATION FOR CATEGORY 2 DEVELOPMENT Pursuant to Section 38(4) of the Development Act 1993

An application for development has been lodged with the Council for assessment. The details are as follows: APPLICATION NO: 361/736/2019/2B

APPLICANT: Martins Plaza Pty Ltd

C/- Zummo Design 32a Mary St SALISBURY SA 5108

NATURE OF DEVELOPMENT:

ALTERATIONS AND ADDITIONS TO EXISTING SHOPPING CENTRE (NEW RETAIL TENANCY)

LOCATION: 225-241 & 231-241 Martins Road , Parafield Gardens SA 5107

CERTIFICATE OF TITLE:

CT-6071/931, CT-6071/929

ZONE: Neighbourhood Centre

The application may be examined at the Office of the Council located at 12 James Street, Salisbury during normal business hours (8.30am – 5pm Monday to Friday) and on Council’s web site at www.salisbury.sa.gov.au . Any person or body may make representations in writing, or by email [email protected], concerning this application and should address their representation to the Chief Executive Officer at PO Box 8, Salisbury or [email protected]. Representations must be received no later than Friday 9th August 2019. Each person making a submission should indicate whether they wish to appear personally, or be represented by another party, in support of their submission. Please note that should you nominate to be heard in support of your representation, you will be required to attend a Development Assessment Panel meeting held at the Council offices, scheduled on the fourth Tuesday of each month at 6.00pm (unless otherwise advised). Please note that pursuant to Section 38(8) of the Development Act 1993, a copy of each representation received will be forwarded to the applicant to allow them to respond to all representations received. This development is classified as a Category 2 development under the Development Act. Please be aware that there is no right of appeal against Council’s decision. Signed: Katherine Thrussell, Development Officer Date: 27 July 2019

THIS IS THE FIRST AND ONLY PUBLICATION OF THIS NOTICE

http://www.salisbury.sa.gov.au/

mailto:[email protected]

361/736/2019/2B Location of Proposal

Copyright © City of Salisbury

1: 2,500

Andrew

Snapshot

SITE PLAN

SHEPERDSON ROAD

Existing tenancy( Liquor shop )

ProposedAddition

MARTIN

S

ROAD

pa -

client :

site :

s c a l e :

1 : 500d a t e :

A 2papersize :1-May-19

b u i l d i n g d e s i g n e r s32a Mary St (cnr Park Tce) Salisbury SA 5108

ph : 8 2 5 0 0 0 6 6mob : 0 4 1 1 4 1 1 4 9 2f a x : 8 2 8 5 6 9 6 7email : [email protected]

c copyright

2443/04/19

PROPSOED SHOP ADDITION

Martins Plaza

no.237Martins RoadParafield Gardens

r e v i s i o n :

A01Preliminary drawing(Not for construction)

ProposedSite Plan

1

All dimensions are nominal. Contractor to check &verify all dimensions on site & adjust as requiredto suit specific requirementsCheck all dimensions & levels before commencingany works.Written dimensions take precedence over scale.All details & dimensions to be checked & verifiedon site by builder.

All boundary lengths & locations to be confirmedon site by a licensed surveyor before commencingany works.

c.o.s. = confirm on siteContractor Notes:


File: 19-075

15 May 2019

Mr Tony Siciliano Constructwell PO Box 8120 GRANGE SA 5022

Dear Tony,

PROPOSED ALTERATIONS AND ADDITIONS – 237 MARTINS ROAD, PARAFIELD GARDENS – TRAFFIC AND PARKING ASSESSMENT

I refer to our recent discussions with respect to the proposed alterations and additions on the above site. More particularly I understand that it is proposed to construct additional building area within the Martins Plaza shopping centre and minor changes to the on-site car parking areas.

As requested, I have undertaken the following review of the traffic and parking related aspects of the subject development.

EXISTING SITUATION

The subject site is located on the northern corner of the intersection of Martins Road with Shepherdson Road, Parafield Gardens, within a ‘Neighbourhood Centre Zone’ as identified on Zone Map Sal/32 within the Salisbury Council Development Plan (as consolidated 4th April 2019).

The existing shopping centre currently provides a total building area of approximately 5523m² gross leasable area (gla), including: -

The main building accommodating a Foodland supermarket and associated specialty

tenancies (which have a combined area of approximately 4532m²). The smaller tenancies

within this complex include a number of shops, cafes / restaurants and consulting facilities including a pharmacy, dental surgery and the subject medical practice, and

A stand-alone ‘pad’ development of approximately 991m² which accommodates a 24-hour fitness centre, tattoo parlour, tobacconist and a specialist medical centre (Northern Specialty Suites).

The existing car park has 228 linemarked car parking spaces. In addition, there are two areas of undercroft car parking consisting of 8 spaces in the area off the service roadway along the boundary of the site and 10 spaces in the rear (service) area, together with additional (informal) car parking within the rear service area.

2

The informal car parking areas are used as long-term parking spaces for staff. In total the subject development has an overall car park capacity equivalent to approximately 258 spaces.

Vehicular access to and from the subject site is provided by two 2-way access points on Shepherdson Road and two access points on Martins Road.

The access points on Shepherdson Road include an access point associated with the service area at the rear of the main building and an access point into and out of the primary car parking area of the subject development.

The access points on Martins Road include a driveway along the northern boundary of the site, providing service access, and also an additional access point closer to the intersection with Shepherdson Road. The latter access point provides entry and exit into and out of the primary shopping centre car park. An additional entry only access point is provided on Martins Road providing direct access to the adjoining Mogas service station.

PARKING SURVEYS

Counts of cars parked within the 258 on-site car parking spaces were previously undertaken by this office during inspections on-site on both Thursday 16th and Friday 17th August 2018, which identified 148 and 153 cars parked on-site in the afternoon, respectively.

During this review two vacant tenancies were identified on-site, including tenancy 11 (which has been recently been approved to accommodate additional floor area associated with Martins Road Family Medical Practice) and the easternmost corner tenancy (Tenancy 1), closest to the service station.

In order to further determine the level of parking demand associated with the Martins Plaza shopping centre, additional surveys were conducted in the same on-site car parking areas, noting that only Tenancy 1 was vacant during these surveys.

The parking surveys were conducted during typical peak periods, namely:

A Thursday afternoon / evening (11th April 2019) from 2:00pm to 7:30pm;

A Friday (12th April 2019) from 11:00am to 5:00pm; and

A Saturday (13th April 2019) from 10:00am to 3:00pm.

The maximum number of vehicles parked on-site during the survey periods were:

Thursday - 149 vehicles (2:45pm);

Friday - 173 vehicles (11:45am); and

Saturday - 142 vehicles (11:30am).

A graph summarising the full extent of parking demands identified during the above surveys is identified in Figure 1 below.

3

Figure 1: Martins Plaza parking survey results (11th - 13th April 2019)

The results of the above survey indicate that there is a significant level of unused on-site parking capacity, even during periods of peak car parking demand. At the time of the busiest surveyed period (11:45am on Friday morning) there were 85 vacant on-site car parking spaces, with substantially greater levels of available car parking spaces at other periods.

PROPOSED DEVELOPMENT

The proposed development will result in the addition of approximately 479.4m² to be used as a ‘Bulky Goods’ store.

The proposed Bulky Goods addition is identified on a series of plans prepared by Zummo Design and dated 1st May 2019 including: -

Proposed Site Plan (Drawing 2443/04/19 pa – 1 Revision A01)

Demolition Floor Plan (Drawing 2443/04/19 pa – 2 Revision A01)

Proposed Floor Plan (Drawing 2443/04/19 pa – 3 Revision A01)

Proposed Elevations (Drawing 2443/04/19 pa – 4 Revision A01)

The proposed development will provide:

A building addition of 479.4m2 to be integrated with the northern area (163m2 - currently vacant) of an existing tenancy directly opposite the existing service station development; and

Result in an overall loss of 7 on-site car parking spaces, based upon the concept provided below.

The design of the on-site car parking spaces and aisles will remain consistent with the existing car parking areas and will provide dimensions of:

4

Spaces of 2.6m in width;

Spaces of 5.4m in length; and

Aisle widths of at least 6.2m.

Figure 2 (below) provides a concept of the proposed changes to the car parking areas required to accommodate the proposed building extension. This plan also shows proposed changes to the current vehicular access arrangements between the shopping centre and adjoining service station.

Figure 2: Proposed alterations to access between the existing service station and shopping centre and associated on-site car parking areas

5

The above concept provides a for a footpath directly in front of the subject building and the inclusion of a 1.0 m deep aisle extension at the south-eastern end of the car park aisle given that these spaces will be located within a short section of blind aisle. However, there is no requirement to provide a turning area within this aisle, given the extent of parking on either side of this blind aisle is less than 6 spaces.

TRAFFIC ASSESSMENT

The ‘Guide to Traffic Generating Developments’ report produced by the (former) Roads and Traffic Authority of NSW identifies peak hour trip generation rates of 2.5 trips per 100m2 for Bulky Goods stores. Similarly, the Parsons Brinckerhoff ‘Trip generation rates for assessment of development proposals’ report identifies peak hour trip generation rates between 2.3 and 2.6 trips per 100m2 of gross leasable Bulky Goods store floor area.

There would therefore be an anticipated generation of the order of 12 additional vehicle movements in peak hour periods. Such additional movements would be split between the various Martins Road and Shepherdson Road access points.

Furthermore., it is also anticipated that there would be some potential for ‘shared use’ trips to / from the various tenancies (including the proposed Bulky Goods store) at the subject shopping centre. The actual increase in traffic generation (12 trips in peak hour periods) may therefore be lower.

Notwithstanding this, the increase in both weekday and peak hour trips generated by this minor expansion of the existing development will not result in any significant increase in traffic on the adjoining road network. Consequently, it is considered that there will not be any adverse traffic impacts associated with the subject development. Deliveries associated with the additional tenancy will occur at the rear (north-east) of the building in a similar manner to that of the adjoining tenancies.

PARKING ASSESSMENT

The subject shopping centre is located within a Neighbourhood Centre Zone but the location would not appear to meet the car parking requirements associated with a Designated Area.

Consequently, Table Sal/2 - Off Street Vehicle Parking Requirements within the Salisbury Council Development Plan identifies the following relevant car parking provisions:

Form of Development Number of Required Car Parking Spaces

Bulky goods outlet 3 spaces per 100 square metres of gross leasable floor area

In theory there would be a requirement to provide an additional 15 car parking spaces associated with the proposed additional ‘Bulky Goods’ store. As a result of the proposed addition, there will be a loss of 7 on-site car parking spaces. As such, there would be a requirement to theoretically provide a total of 22 additional on-site car parking spaces associated with the proposed development as per Council’s Development Plan requirements.

6

However, based on various historical and more recent parking surveys of the subject site conducted by this firm, I believe there is in reality an existing oversupply of car parking on the subject site. For example, there remained at least 85 vacant parking spaces on-site during the above surveys. Assuming the vacant tenancy (Tenancy 1 - approx. 250m2) would conservatively have generated a demand for 5 spaces per 100m2 (approx. 13 spaces) during this survey, there would have theoretically remained 72 vacant on-site parking spaces, i.e. 50 spaces greater than the 22 spaces which would be ‘required’ for the proposed development.

I therefore consider that based on empirical evidence, there would remain sufficient on-site car parking for the proposed development.

ACCESS ASSESSMENT

Loading associated with the proposed Bulky Goods Tenancy will be carried out via the rear (northern) service lane, through the existing area associated with the currently vacant tenancy and / or approximately 4m of additional frontage to this laneway.

The proposed development would block the existing vehicular access between the adjoining service station development and the car parking area of the subject shopping centre. In order to maintain vehicular access between these two adjoining developments, it is proposed to relocate the existing entry point into the service station further to the north-west and to provide both entry and exit at this location, as shown in Figure 2 above.

SUMMARY AND CONCLUSIONS

In summary, I consider that the proposed development will:

Continue to provide an appropriate design standard;

Continue to accommodate loading via the north-eastern service lane;

Result in negligible traffic impacts on the adjacent road network; and

Continue to provide an appropriate quantity of on-site car parking for the subject land use as evidenced by surveys of existing parking demand as well as application of RTA car parking rates associated with mixed-use shopping centres.

Yours sincerely,

Phil Weaver Phil Weaver and Associates Pty Ltd

Martins Plaza Pty Ltd - Addition - 237 Martins Rd , Parafield Gardens Thursday, 20 June 2019

Page 1 of 2

Hello Katherine

Thank you for the email rfi below.

In response see below a response.

From: Katherine Thrussell <[email protected]>

Sent: Thursday, 6 June 2019 3:05 PM

To: Andrew Zummo <[email protected]>

Subject: 361/736/2019/1B - 225-241 Martins Road, Parafield Gardens - Additional Information Request

Hi Andrew,

Thank you for lodging the above application with Council and thank you for making payment of outstanding

fees, paid 06/06/2019. In order to progress your application please address the following:

1. The site plan provided is in the form of aerial photography.

Please provide a clear site plan (not overlaid on the aerial photograph) that identifies allotment

boundaries, location of existing buildings, on-site car parking, distances between buildings, location of

any Regulated or Significant trees, landscaping, any easements etc..

Response: Refer to the attached

2. Further to point 1 above, please detail how the proposed new building will impact the immediately

adjacent car parking spaces.

Response: Refer to Phil Weavers report

It is noted that you have indicated that the intended use is a bulky goods outlet.

Please provide:

a. a statement of intended use; that is details of type of goods etc.;

Response: N/A - The purpose of the planning application / approval is to attract a prospective tenant.

b. Number of employees;

Response: N/A - The purpose of the planning application / approval is to attract a prospective tenant.

c. Days and hours of proposed use (it is noted that the approved hours for the centre are limited

to between 7 am and 10.30pm daily, including service and delivery);

Response: Noted

Statement of the impacts of the activity such as noise, odour, dust and measures to

ameliorate these impacts;

Response: To be provided once a tenant is appointed to the proposed addition.

Details of expected levels of noise;

Response: To be provided once a tenant is appointed to the proposed addition.

Plans for any signage.

Response: N/A – No signs are required at this stage.

To be determined once a tenancy takes place.

Martins Plaza Pty Ltd - Addition - 237 Martins Rd , Parafield Gardens Thursday, 20 June 2019

Page 2 of 2

3. The propsed elevations include large sections of uninterrupted wall to the south eastern and south

western elevations.

This aspect of the design should be reviewed in order to reduce visual bulk and provide visual interest.

It is recommended that the verandah treatment be extended and returned to the south western side

of the building in keeping with the existing centre design.

In addition, openings and/or windows are encouraged in order to provide casual surveillance as well

as additional detail and articulation to the design.

Response: Please consider:

• Our experience tells us most tenants require wall space for display.

• Current security concerns with openings.

• Our preference is for the current design to be considered by council in their

assessment.

4. Further to point 4 above, the proposed south eastern elevation boundary wall may impact existing

landscaping within the service station site.

Please advise how this will be retained and/or reinstated.

Response: My understanding is the service station is a separate title.

5. Please advise where services such as air conditioning and refrigeration plans (if required) will be

located.

Where practical these should be located within the building and insulated in a manner to minimise the

transmission of noise pollution that may cause a nuisance to the adjoining residential area.

Response: Our client is seeking planning approval to seek a prospective tenant.

The proposed building addition is for a bulky goods tenant, at this stage the services has not been designed.

6. Please provide a copy of the Certificate of Title.

Response: To follow

Once a satisfactory response to the above matters has been received, I will consult further with Council’s

Principal Development Engineer.

Please note additional information and/or amendments may be necessary, dependent upon the nature of the

comments received.

Please also note that Public Notification will not commence until the above information has been received.

Should you have any questions please contact me on the details below.

Kind regards,

Katherine Thrussell

Development Officer Planning

Development Services

D: 08 8406 8295

E: [email protected]

City of Salisbury

12 James St, Salisbury, SA, 5108

P: 08 8406 8222

F: 08 8281 5466

TTY: 08 8406 8596

W: www.salisbury.sa.gov.au

SITE PLAN

SHEPERDSON ROAD

Existing tenancy( Liquor shop )

ProposedAddition

MART

INS

R

OAD

pa -

client :

site :

s c a l e :

1 : 500d a t e :

A 2papersize :19-Jul-19



c copyright

2443/04/19


Martins Plaza


r e v i s i o n :


ProposedSite Plan

1




19

18

16

15

EXISTINGSUPERMARKET

7

6 5 4 3 2

EXISTINGSERVICESTATION

17

14

13

12

11

10

9

8

1

REFU

SERE

FUSE

DRIVEWAY

20 2421 22 23

Existing trees to beretained

4635

c.o.s.

7074

c.o.s.

WC.1

Existing Shop

Existing Shop

1st Floor over

ExistingVerandah.

WC.2

ExistingLiquor Shop

ExistingVerandah.

New wheel stops tocar parks

New climbers(Snake Vine)

1

1

LANDSCAPE LEGEND

1. Hibbertia scandens (Snake Vine)

ground cover = red bark / pine bark


WC.1

Verandah.

Demolition Floor Plan

Existing Shop

pa -

client :

site :

s c a l e :

1 : 100d a t e :




c copyright

2443/04/19


Martins Plaza


r e v i s i o n :


DemolitionFloor Plan

2




Existing Shop

1st Floor over

Verandah. WC.2

ExistingLiquor Shop

Remove existingwindows

Remove existingwindows

Remove existing frontdoor & windows

Remove portion ofexisting verandah

Remove portion ofexisting verandah


Proposed Floor Plan

pa -

client :

site :

s c a l e :

1 : 100d a t e :




c copyright

2443/04/19


Martins Plaza


r e v i s i o n :


ProposedFloor Plan

3




4000

c.o.s.

38800

c.o.s.

1675

0

c.o.s.

24800

c.o.s.

Proposed Addition( Bulk Goods Retail )

Existing boundary -Licensed surveyor to provide aidentification plan to determineexisting set-out dimension

479.4 sqm

Roof

fall

Roof

fall

Boundary.

Roof fall(Existing)

Roof fall(Existing)

Roof

fall

Existing boundary -Licensed surveyor to provide aidentification plan to determineexisting set-out dimension

150 13775

c.o.s.

6200 6200 6200 6125 150

1915 150 1920 150 1915 150 1915 150 1920 150 191575 75

150

1645

0

c.o.s.

150

150

3850

c.o.s.

6200 12250 6350

75 75

Box gutter overBox gutter overRH &DP

RH &DP

1200

920 f

ull gl

sAl

u. d.Alum. fix. glz.

920 f

ull gl

sAl

u. d. Alum. fix. glz.

920 f

ull gl

sAl

u. d. Alum. fix. glz.

920 f

ull gl

sAl

u. d.Alum. fix. glz.

Height & colour to match existing windows & doors Height & colour to match existing windows & doors

Cantilever Canopy

Proposed FFL to beleveled with existing

Proposed precastconcrete panel wall



Exist

ing ro

ller d

oor t

o be r

etaine

dEx

ist. P

Ado

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C.1

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Existing Shop

1st Fl

oor o

ver

ExistingVerandah.

WC.

2

ExistingLiquor Shop

ExistingVerandah.

Alum

. fix.

glz.

Alum

. fix.

glz.

1200

Canti

lever

Can

opy


FG. FG. FG. FG.

pa -

client :

site :

s c a l e :

1 : 100d a t e :




c copyright

2443/04/19


Martins Plaza


r e v i s i o n :


ProposedElevations

4




Northwest Elevation

Southwest Elevation

Southeast Elevation

Northeast Elevation

Proposed precast concrete panelwall, colour to match existing

Existing Liquor Shop

Existing Building

Existing Building

Existing Liquor Shop



F. L.

C. L.

F. L.

C. L.

F. L.

C. L.

F. L.

C. L.

F. L.

C. L.

F. L.

C. L.

F. L.

C. L.

F. L.

C. L.

Proposed cantilever canopywith same colour & profile

to match existing

5000

c.o.s.

5000

c.o.s.

5000

c.o.s.

5000

c.o.s.

5000

c.o.s.

1000

c.o.s.

250

c.o.s.

2700

c.o.s.

1000

c.o.s.

250

c.o.s.

2700

c.o.s.


Groove to matchexisting

3000

c.o.s.

3000

c.o.s.

3000

c.o.s.

FG.FG.

1000

c.o.s.

250

c.o.s.

2700

c.o.s.

600

2100

New climbers (Snake Vine) Existing trees to be retainedExisting trees to be retained New climbers (Snake Vine)


CATEGORY 2

STATEMENT OF REPRESENTATION Pursuant to Section 38 of the Development Act 1993

To: City of Salisbury

PO Box 8, SALISBURY SA 5108 Email: [email protected]

THIS SHEET PROVIDES YOU WITH THE OPPORTUNITY TO MAKE COMMENTS IN RELATION TO A PROPOSED DEVELOPMENT. PLEASE FIND ATTACHED DETAILS OF THE PROPOSED DEVELOPMENT. Application No: 361/736/2019/2B Applicant: Martins Plaza Pty Ltd Location: 225-241 Martins Road , Parafield Gardens SA 5107, 231-241

Martins Road , Parafield Gardens SA 5107 Nature of Development: ALTERATIONS AND ADDITIONS TO EXISTING SHOPPING CENTRE

(NEW RETAIL TENANCY) YOUR DETAILS: (this information must be provided to ensure that this is a valid representation) NAME(S): ……………………………………………………………………................................................... ADDRESS: ………………………………………………………………………….............................................. PHONE NO: …………………………..……....… EMAIL: ..................................................................... I am: (please tick one of the following boxes as appropriate) The owner/occupier of the property located at: .................................................................

Other (please state): ....................................................................................................... YOUR COMMENTS: I/We: (please tick the most appropriate box below)

Support the proposed development.

Oppose the proposed development.

Whether you support or oppose this proposal you must provide w ritten reasons below to ensure that this is a valid representation. .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... ..........................................................................................................................................................................

PTO


361/736/2019/2B .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... ......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... ......................................................................................................................................................................... .......................................................................................................................................................................... ......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... My concerns would be addressed by: (state changes/actions to the proposal sought) .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... .......................................................................................................................................................................... PTO

CATEGORY 2

Regulation 35(e) of the Development Regulations 2008 requires that a representation must indicate a person’s desire to be heard. Please note that if you do not indicate that you wish to be heard, it will be taken that you do not wish to be heard by the Panel. I/We:

Do not wish to be heard in support of my representation.

Wish to be heard in support of my representation, and I will be:

Appearing personally,

OR

Represented by the following person: .………………………………............................…

Contact details: ………………………………………………………………………………………………

(Please note, matters raised in your written representation will be considered during the assessment and do not need to be repeated at the hearing). Your written representation must be received by Council no later than 11.59pm on Friday 9th August 2019, to ensure that it is a valid representation and taken into account. Representor’s Declaration: I am aware that the representation will become a public document as prescribed in the Freedom of Information Act 1991, and will be made available to the applicant, agencies and other bodies pursuant to the Development Act 1993, and may be uploaded to the Council’s website as an attachment to the hearing agenda. Signature: ………………………………………….. Date: / / Please complete this checklist to ensure your representation is valid: Name and address of person (or persons).

If more than one person, details of person making the representation.

Detail of reasons for making the representation.

Indication whether or not the person (or persons) wishes to be heard.

Submitted no later than 11.59pm on Friday 9th August 2019.

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DEVELOPMENT ACT 1993 CITY OF SALISBURY · During this review two vacant tenancies were identified...

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