Page | 1 PS ref: 2999 Shire ref: 10.60.15 DAP ref: DAP/16/01034 27 June 2017 Chief Executive Officer Shire of Williams PO Box 96 WILLIAMS 6391 Attention: Planning Services Dear Sir, LOTS 16, 17 AND 300 (56) ALBANY HIGHWAY, WILLIAMS APPROVED SERVICE STATION REDEVELOPMENT DAP FORM 2 APPLICATION Planning Solutions acts on behalf of Caltex Australia Petroleum Pty Ltd, the proponent of the approved service station redevelopment at Lots 16, 17 and 300 (56) Albany Highway, Williams (subject site). Development approval was granted by the Mid-West/Wheatbelt Joint Development Assessment Panel (JDAP) on 24 February 2017. In accordance with regulation 17(1) of the Planning and Development (Development Assessment Panels) Regulations 2011 (DAP Regulations), this application seeks to: • Amend or delete any condition to which the approval is subject; and • Make a minor amendment(s) to the approved development which does not constitute a substantial change to what has been approved. Please find enclosed the following: • DAP Form 2 ‘Application for amendment or cancellation of a Development Assessment Panel determination’ signed by the landowners and the applicant. • Shire of Williams Notice of Intention to Develop form signed by the landowners and the applicant. • Planning and Development (Local Planning Schemes) Regulations 2015 Application for Development Approval form, signed by the landowners and the applicant. • A CD containing an electronic copy of the development application package. • A cheque for $450, comprising payment of the maximum $295 ‘amended plan fee’ stipulated by the Planning and Development Regulations 2009 and $155 for the DAP ‘minor amendment fee’. • Three copies of the amended development plans. Level 1, 251 St Georges Tce, Perth WA (08) 9227 7970 GPO Box 2709 Cloisters Square PO 6850 [email protected]www.planningsolutions.com.au ACN 143 573 184 ABN 23 143 573 184 Planning Solutions (Aust) Pty Ltd
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PS ref: 2999 Shire ref: 10.60.15 DAP ref: DAP/16/01034 27 June 2017 Chief Executive Officer Shire of Williams PO Box 96 WILLIAMS 6391 Attention: Planning Services Dear Sir, LOTS 16, 17 AND 300 (56) ALBANY HIGHWAY, WILLIAMS APPROVED SERVICE STATION REDEVELOPMENT DAP FORM 2 APPLICATION Planning Solutions acts on behalf of Caltex Australia Petroleum Pty Ltd, the proponent of the approved service station redevelopment at Lots 16, 17 and 300 (56) Albany Highway, Williams (subject site). Development approval was granted by the Mid-West/Wheatbelt Joint Development Assessment Panel (JDAP) on 24 February 2017. In accordance with regulation 17(1) of the Planning and Development (Development Assessment Panels) Regulations 2011 (DAP Regulations), this application seeks to:
• Amend or delete any condition to which the approval is subject; and • Make a minor amendment(s) to the approved development which does not constitute
a substantial change to what has been approved. Please find enclosed the following:
• DAP Form 2 ‘Application for amendment or cancellation of a Development Assessment Panel determination’ signed by the landowners and the applicant.
• Shire of Williams Notice of Intention to Develop form signed by the landowners and the applicant.
• Planning and Development (Local Planning Schemes) Regulations 2015 Application for Development Approval form, signed by the landowners and the applicant.
• A CD containing an electronic copy of the development application package. • A cheque for $450, comprising payment of the maximum $295 ‘amended plan fee’
stipulated by the Planning and Development Regulations 2009 and $155 for the DAP ‘minor amendment fee’.
• Three copies of the amended development plans.
Level 1, 251 St Georges Tce, Perth W
A(08) 9227 7970G
PO Box 2709
Cloisters Square PO 6850
admin@
planningsolutions.com.au
ww
w.planningsolutions.com
.auACN
143 573 184 ABN 23 143 573 184
Planning Solutions (Aust) Pty Ltd
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1. BACKGROUND
The subject site has contained a Caltex service station since the early 1980’s. An upgrade and redevelopment of the existing service station was granted approval by the Mid-West/Wheatbelt JDAP on 24 February 2017, subject to conditions. Following approval of the service station redevelopment, Caltex has prepared amended development plans depicting minor changes to the approved design and layout, both to satisfy relevant approval conditions and to enhance the overall design of the service station facility. On 13 June 2017, Planning Solutions and representatives of the Shire of Williams (including their planning consultant) attended a preliminary meeting to discuss the amended plans and the scope of this DAP Form 2 application. The Shire was generally supportive of the DAP Form 2 application, subject to an appropriate extent/level of accompanying information being provided to support the application. Refer Appendix 1 for a copy of the Mid-West/Wheatbelt JDAP Form 1 approval dated 24 February 2017.
2. JDAP APPROVAL CONDITIONS The JDAP development approval dated 24 February 2017 contains fifteen approval conditions and associated advice notes. The following table provides an outline of the conditions relevant to this DAP Form 2 application, with the applicant’s comments. Table 1 – relevant JDAP approval conditions
# Condition wording Planning Solutions’ comment
1 All development (including signage) shall be generally in accordance with:
…
(f) with plan SK01 and SK02 being amended to identify vehicle/trailer parking and location of the “street promo” sign.
The development site plan has been updated to reflect the vehicle/trailer parking and location of the street promo sign.
3 The lots subject to the application to be amalgamated and a new Certificate of Title obtained for the amalgamated lot prior to any new construction being undertaken on the lots.
This DAP Form 2 application seeks to make a minor wording change to Condition 3. Refer to section 4 for a comprehensive analysis with respect to the proposed condition change.
14 Boundary fencing shall be installed:
…
(d) is increased to a height of 2.7m at the rear of Lot 17.
The development site plan has been updated to reflect 2.7m high fencing along the rear of Lot 17 (eastern boundary).
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3. PROPOSED AMENDMENTS TO DEVELOPMENT PLANS The following amendments to the approved development are proposed:
• Reduce retail building Gross Floor Area (GFA) from 664m2 to 535m2. The retail building is now positioned wholly within Lot 16.
• Relocate five staff parking bays from the south-western side of the retail building to the north-eastern corner of the subject site. Provide an additional two parking bays in this area (seven in total).
• Provide an outdoor seating area at the south-western side of the retail building. • Relocate TransWA bus stop and bus setdown/pickup area to the western side of the retail
building (now co-located with outdoor seating area). Provide a median strip to coordinate the flow of TransWA and other buses through the area.
• Relocate existing pedestrian crossing from Albany Highway further south and integrate into the proposed pedestrian crossing with the subject site for safe pedestrian navigation to the retail building.
• Provide a trailer/caravan parking area at the south-western aspect of the site, within Lot 300 (four spaces).
• Various reconfiguration of kerbing and landscaping throughout the subject site associated with the above changes.
• The depiction of a “right of access” gate between Lot 300 and the Brownes milk depot (south-western corner).
• Rebranding of the retail building with “The Foodary” signage and façade treatments, resulting in a design and external appearance which better integrates and sympathises with the rural character of Williams. Minor changes to the building façade include:- Inclusion of traditional finishes and materials (decoclad wood, white mosaic tiling, faux
brick paneling). - A 1.85m wide awning along the retail building’s primary frontage. - Simplified and less intensive signage.
Refer to Appendix 2 for the amended development plans. As the staff parking area has been shifted closer to existing residences, a supporting acoustic analysis has been undertaken by Lloyd George Acoustics in the form of a technical note. The technical note confirms the changes proposed as part of this DAP Form 2 application are compliant with the Environmental Protection (Noise) Regulations 1997. Refer to Appendix 3 for the acoustic technical note.
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Access, servicing and traffic management The service station will retain the access arrangements previously approved by the JDAP, comprising:
• An ingress only crossover within Lot 17 for the use of all vehicles. • An egress only crossover within Lot 16, generally for the use of passenger vehicles. • An egress only crossover within Lot 300, generally for the use of all other vehicles (trucks etc).
The site will retain its one-way traffic flow, with the separation of passenger vehicles and other vehicles encouraged by the site design and layout. The flow of traffic and circulation throughout the site has slightly changed due to the addition of trailer/caravan parking and associated changes to kerbing. Accordingly, a revised Traffic Management Plan (TMP) has been prepared by Transcore with recommended traffic management measures, which include:
• Line markings to delineate the flow of traffic and separation of vehicles. • Signage throughout the site to confirm where heavy vehicles are to navigate. • No entry signage at the site’s two egress only crossovers.
In summary, the proposed reconfiguration of the bus/coach area and inclusion of the trailer/caravan parking area has resulted in an overall improved traffic outcome for the site. The outdoor seating area is now integrated with a pedestrian crossing which is appropriately treated for sound interaction between pedestrians and vehicles. Buses, coaches, caravans and vehicles with trailers have a dedicated area at the site where they are able to safely navigate, park and egress in a coordinated manner. Refer Appendix 4 for the revised Traffic Management Plan. 4. PROPOSED AMENDMENT TO CONDITION 3 Condition 3 is proposed to be amended as follows:
The lots subject to the application to be amalgamated and a new Certificate of Title obtained for the amalgamated lot prior to any new construction being undertaken on the lots occupation of the development.
When the DAP Form 1 application for this redevelopment was considered by the JDAP on 24 February 2017, Condition 3 was specifically worded at the request of DAP members to require amalgamation prior to construction. The reason for this (as contained in the DAP meeting minutes) was:
The proposed service station extends over all three lots and the final development site needs to be held as a single title and in single ownership.
With respect to Condition 3, the proposed amended development plans (contained in Appendix 2) depict:
• The retail truck canopy and retail car canopies over the boundary of Lot 16 and Lot 17. • The retail building walls and loading zone opening within 3m of the Lot 300 boundary.
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Caltex’s building certifier has reviewed the proposed development plans and provided a letter of advice confirming the proposed service station redevelopment can commence construction and obtain an occupancy certificate in advance of the lots being formally amalgamated. In summary, the advice confirms:
• No fire separation is required to satisfy the Building Codes of Australia (BCA) for the canopy structures, and the encroachment of the canopy structures into adjoining lots (Lots 16 and 17) is permissible through the BA20 notification process.
• The necessary fire ratings for the portion of the retail building and external doors within 3m of the Lot 300 boundary can be easily achieved and will not pose unexpected issues at the building permit stage.
• A temporary occupancy permit can be issued in advance of the lots being formally amalgamated at the discretion of the permit authority (Shire of Williams).
Refer to Appendix 5 for the letter of advice prepared by the building certifier. It has been demonstrated that the lot amalgamation process can run in parallel with the service station redevelopment being constructed, and that the service station can be temporarily occupied in advance of the subject site being formally amalgamated. The proposed amendment to Condition 3 is therefore acceptable and warrants approval. Advice note For the amalgamation of the lots to occur, Caltex must first purchase Lot 300 (which is currently held by the Department of Lands). While the process for the acquisition of Lot 300 is currently under progression, an advice note would be beneficial to provide assurance to the Shire that the amalgamation of lots will occur after the service station use has commenced. Accordingly, to support the proposed wording change to Condition 3, we suggest the following advice note wording to provide guidance and assurance with respect to the amalgamation of the subject site:
The Shire notes that amalgamation of lots cannot formally occur until such time as the purchase of Lot 300 is complete. In the interim, the Shire can issue a temporary occupancy permit to allow for the commencement of the use. To ensure the subject site will be amalgamated following the commencement of the use, the applicant shall enter into a legal agreement with the Shire (deed or caveat) to require the amalgamation of the lots, once Lot 300 is acquired by the proponent.
5. PLANNING ASSESSMENT SHIRE OF WILLIAMS TOWN PLANNING SCHEME NO. 2 General development controls Part 5 of the Shire’s Town Planning Scheme No. 2 (TPS2) stipulates general development controls applicable to all development within the TPS2 area. Table 2 below provides an assessment of the general development controls relevant to the changes depicted on the amended plans.
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Table 2 – general development controls
Cl. Requirement Assessment of Proposal Compliance
5.1 Car parking
5.1(1) The minimum dimension of any parking space required under the provisions of the Scheme shall be 2.5m x 5.5m, excluding all access drives.
All proposed parking spaces are minimum 2.5m x 5.5m.
ü
5.1(2) The car parking layout on any lot within the proposed town centre commercial area shall be designed in conjunction with layouts on adjoining lots so that the total area may ultimately function as an integrated car parking and access area.
The layout of car parking and access on the subject site has been designed to ensure a high level of coordination and safety, having regard to the vehicles regularly accessing the site. The confinement of vehicle traffic within the site is appropriate and was supported by the Shire as part of the DAP Form 1 application, as it effectively precludes potential traffic conflicts. A ‘right of access’ is depicted between the Brownes milk depot to the south and the subject site, which is accessed by a gate. This is the only integrated access which will occur between the subject site and any adjoining lots.
ü
5.2 Landscaping
5.2(1) The Council may require the provision of any amount of landscaping that it considers reasonable and desirable in the circumstances.
The proposal provides a total 1,313m2 of landscaped area along property boundaries, throughout car parking areas and along the site’s frontage to Albany Highway. The proposed landscaping is comprised of various trees and shrubs which enhance the overall presentation of the site.
ü
Parking The initial DAP Form 1 application comprised 19 parking bays for cars, 3 spaces for trucks and 2 spaces for coaches. The Transport Assessment prepared by Transcore which supported the DAP Form 1 application concluded parking provisions were sufficient to accommodate the requirements of the redevelopment, based on anticipated inbound and outbound peak hour traffic volumes. This was also supported by the Shire’s planner. The proposed DAP Form 2 application will provide an additional two car parking spaces, plus an additional area for trailer/caravan parking, comprising 4 parking spaces. As there is additional parking being provided from what was initially approved, parking arrangements are acceptable. 6. CONCLUSION The proposed Form 2 application seeks to amend the wording of Condition 3 to allow lot amalgamation to occur prior to occupation, and also involves minor amendments to the approved development plans (which are made both to satisfy approval conditions and enhance the design/function of the service station).
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In summary, the Form 2 application warrants the JDAP’s approval for the following reasons: • The proposed rebranding to “The Foodary” will enhance the site’s overall presentation and better
sympathise with the rural character of Williams. • The proposed amendments to the site layout are minor and will improve the way larger vehicles
(buses, vehicles with trailers and caravans) navigate the site. The inclusion of pedestrian crossing facilities within the subject site which integrate with Albany Highway will improve pedestrian safety.
• The proposal is supported by traffic and acoustic reporting prepared by suitably qualified consultants, demonstrating its acceptability.
• The proposed amendments to Condition 3 will not have onerous impacts on the Shire. The lot amalgamation process can run in parallel with service station construction, and the service station can be temporarily occupied in advance of the subject site being formally amalgamated.
We respectfully request the Mid-West/Wheatbelt JDAP grant approval to the proposed DAP Form 2 application. Should you have any queries or require further clarification with regard to the application, please do not hesitate to contact the undersigned. Yours faithfully, _________________________ ALESSANDRO STAGNO PLANNING CONSULTANT Copy to: Liz Bushby Town Planning Innovations PO Box 223 Guildford WA 6935 170627 2999 DAP Form 2 - CX Williams.docx
APPENDIX 1
DAP FORM 1 DETERMINATION - 24 FEBRUARY 2017
Postal address: Locked Bag 2506 Perth WA Street address: 140 William Street Perth WA 6000 Tel: (08) 6551 9919 Fax: (08) 6551 9961 TTY: 6551 9007 Infoline: 1800 626 477
LG Ref: 10.60.15 DoP Ref: DAP/16/01034 Enquiries: Development Assessment Panels Telephone: (08) 6551 9919 Mr Marc Re Planning Solutions PO Box 8701, Perth BC WA 6849 Dear Mr Re Mid-West/Wheatbelt JDAP – Shire of Williams – DAP Application 10.60.15 Determination Lots 16, 17 and 300 (No. 56) Albany Highway, Williams Proposed Service Station / Shop / Fast food takeaway/lunchbar Thank you for your application and plans submitted to the Shire of Williams on 26 April 2016 for the above development at the abovementioned site. This application was considered by the Mid-West/Wheatbelt Joint Development Assessment Panel at its meeting held on 24 February 2017, where in accordance with the provisions of the Shire of Williams Town Planning Scheme No. 2, it was resolved to approve the application as per the attached notice of determination. Should the applicant not be satisfied by this decision, a DAP Form 2 application may be made to amend or cancel this planning approval in accordance with regulation 17 of the Planning and Development (Development Assessment Panels) Regulations 2011. Please also be advised that there is a right of review by the State Administrative Tribunal in accordance with Part 14 of the Planning and Development Act 2005. Such an application must be made within 28 days of the determination, in accordance with the State Administrative Tribunal Act 2004. Should you have any queries with respect to the conditions of approval, please contact Ms Liz Bushby on behalf of the Shire of Williams on (08) 9474 1722. Yours sincerely, Michelle Tan DAP Secretariat
01/03/2017
Encl. DAP Determination Notice
Approved plans
Cc: Ms Liz Bushby Shire of Williams PO Box 96 WILLIAMS WA 6391
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Planning and Development Act 2005
Shire of Williams Town Planning Scheme No. 2
Mid-West/Wheatbelt Joint Development Assessment Panel
Determination on Development Assessment Panel
Application for Planning Approval
Location: Lots 16, 17 and 300 (No. 56) Albany Highway, Williams Description of Proposed Development: Proposed Service Station / Shop / Fast food takeaway/lunchbar In accordance with regulation 8 of the Planning and Development (Development Assessment Panels) Regulations 2011, the above application for planning approval was granted on 24 February 2017, subject to the following: A. Determine by Absolute Majority that the sale of food component of the DAP
Application reference DAP/16/01034 is appropriate for consideration as a “fast food outlet/lunch bar” land use and may be compatible with the zoning table for the Commercial zone in accordance with Clause 4.3.2 (2) of the Shire of Williams Local Planning Scheme No 2; and
B. Note that Clause 4.3.2 (2) of the Shire of Williams Local Planning Scheme 2
requires the “fast food outlet/lunch bar” to be advertised for public comment as a “Use Not Listed” and that the Shire of Williams has advertised the application in accordance with Clause 2.6 of the Shire of Williams Local Planning Scheme 2.
C. Approve DAP Application reference DAP/16/01034 and accompanying plans
(Job No 16-288, SK01 to SK05 dated 1 February 2017) for a service station, shop and fast food / lunch bar on Lots 16, 17 and 300 Albany Highway, Williams subject to the following conditions.
Conditions 1. All development (including signage) shall be generally in accordance with;
(a) the approved plans dated 1 February 2017 (Job No 16-288, SK01 to SK05);
(b) the recommendations in the Environmental Noise Assessment prepared by Lloyd George Acoustic dated 17 November 2016;
(c) the recommendations in the Supplementary Acoustic Technical Note prepared by Lloyd George Acoustics dated 7 February 2017;
(d) the recommendations in the Traffic Management Plan by Transcore dated 8 September 2016 (Reference: t16.064.sk05b);
(e) the recommendations in the Bushfire Management Plan prepared by Bushfire Prone Planning (version 1.2 dated 25 January 2017) to the satisfaction of the Shire of Williams unless modified by a condition in this approval; and
(f) with plan SK01 and SK02 being amended to identify vehicle/trailer parking and location of the “street promo” sign.
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2. The development shall substantially commence within 3 years from the date of this decision. If the development does not substantially commence before expiration of the 3 year period, this approval becomes invalid and expires.
3. The lots subject to the application to be amalgamated and a new Certificate of
Title obtained for the amalgamated lot prior to any new construction being undertaken on the lots.
4. Landscaping, plants and reticulation shall be installed and maintained thereafter
in accordance with the landscaping plan to be submitted to and approved by the Shire of Williams. Landscaping shall include the verge and clearly identify trees to be retained and removed.
5. The applicant / owner to undertake necessary precautions for protection of
mature trees on site that are proposed to be retained during the construction phases of development.
circulation areas shall be designed, line marked, constructed, drained, sign posted, sealed and kerbed in accordance with the approved site plan and Traffic Management Plan by Transcore dated 8 September 2016 (Reference: t16.064.sk05b) and thereafter maintained to the satisfaction of the Shire of Williams.
7. Prior to occupation or use of the development all vehicle crossovers shown on
the approved plans shall be constructed and/or resurfaced to the satisfaction of the Shire of Williams.
8. All measures outlined in the approved Traffic Management Plan by Transcore
dated 8 September 2016 (Reference: t16.064.sk05b) to be implemented at all times of operation including and not limited to: (a) All crossovers restricted solely as egress points to be clearly signposted
with ‘No Entry’ signage; (b) The northern entry crossover to be clearly demarked as the only entry
point from Albany Highway to the satisfaction of the Shire of Williams; (c) One way traffic flows for all vehicles (heavy, coaches and light) to be
clearly demarcated using painted arrows on hardstand surfaces; and (d) Heavy vehicle and coach routes to be clearly signposted.
9. No loading or unloading of vehicles is to occur that interferes with the parking of
light vehicles in the car park by visitors and employees. All loading and unloading shall occur in the designated loading bay in accordance with the approved site plan (Job No 16-288, SK01 and SK02) and Traffic Management Plan by Transcore dated 8 September 2016 (Reference: t16.064.sk05b).
10. The owner/applicant to submit detailed drainage plans to the Shire of Williams
for separate written approval that demonstrate adequate drainage management, based upon the Department of Water’s Best Practice Water Management guidelines with no adverse impact on existing drainage on Albany Highway or the surrounding Shire of Williams’ drainage and road network, and the drainage system shall be constructed and maintained thereafter to the satisfaction of the Shire of Williams.
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11. All external lighting for the development shall be confined within the property boundaries to the satisfaction of the Shire of Williams and meet Australian Standard AS 4282 – Control of Obtrusive Effects of Outdoor Lighting.
12. The applicant to implement the recommendations of the approved Bushfire
Management Plan applying to the site. 13. The owner/applicant shall lodge a Noise Impact Mitigation Management Plan to
the Shire of Williams prior to the commencement of any on-site construction. The Noise Impact Mitigation Management Plan is to outline the process by which the owner/applicant will: (a) Implement the recommendations of the Environmental Noise Assessment
prepared by Lloyd George Acoustics dated 17 November 2016, and the Supplementary Acoustic Technical Note prepared by Lloyd George Acoustics dated 30 January 2017.
(b) Provide supporting technical information or specifications demonstrating all boundary fence materials will have a minimum surface mass of 15kg/m2.
(c) Outline a noise complaint procedure and staff responsibilities; (d) Outline recording, investigative findings, reporting and measures
undertaken to resolve any complaints.
14. Boundary fencing shall be installed: (a) that ranges from 2.0 to 3.2m in height in accordance with the approved
site plan (Job No 16-288, SK01); (b) has a minimum surface mass of 15kg/m2; (c) without any gaps as recommended in the Environmental Noise
Assessment prepared by Lloyd George Acoustic dated 17 November 2016; and
(d) is increased to a height of 2.7m at the rear of Lot 17.
15. The owner/applicant shall lodge a Construction Management Plan to the Shire of Williams prior to the commencement of any on-site demolition or construction. The Construction Management Plan is to outline the process by which the owner/applicant will; (a) Secure the site during demolition and construction and protect the safety
of the public; (b) Manage the disposal of demolition material; (c) Set hours of operation for demolition and construction contractors; (d) Manage noise, dust, vibration and other nuisances during demolition and
construction; (e) Manage any complaints; (f) Manage construction traffic movements onto and from Albany Highway; (g) Protect Shire of Williams infrastructure and assets; (h) Protect dangerous goods stored or being retained on-site; (i) Identify and manage any site contamination; (j) Manage workforce amenities; (k) Employee parking; and (l) Address other matters to the reasonable satisfaction of the Shire of
Williams.
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Advice Notes (i) Where an approval has so lapsed, no development shall be carried out without
the further approval of the Shire of Williams having first being obtained. The Applicant is reminded of Regulation 17 of the Planning and Development (Development Assessment Panels) Regulations 2011 which amongst other things allow the Joint Development Assessment Panel to extend the term of planning approval.
(ii) The Shire will refer any drainage design drawings to Main Roads WA for review. (iii) A planning consent is not an approval to commence any works. A separate
building permit must be obtained for all works.
(iv) The Shire may liaise with the Department of Environmental Regulation in regards to information relating to noise mitigation conditions and on-going compliance with the Environmental Protection (Noise) Regulations 1997.
Where an approval has so lapsed, no development shall be carried out without further approval having first been sought and obtained, unless the applicant has applied and obtained Development Assessment Panel approval to extend the approval term under regulation 17(1)(a) of the Planning and Development (Development Assessment Panels) Regulations 2011.
DEVELOPMENT ASSESSMENT PANELS APPROVED 24 FEBRUARY 2017
DEVELOPMENT ASSESSMENT PANELS APPROVED 24 FEBRUARY 2017
DEVELOPMENT ASSESSMENT PANELS APPROVED 24 FEBRUARY 2017
DEVELOPMENT ASSESSMENT PANELS APPROVED 24 FEBRUARY 2017
DEVELOPMENT ASSESSMENT PANELS APPROVED 24 FEBRUARY 2017
APPENDIX 2
AMENDED DEVELOPMENT PLANS
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P R O J E C T
C O N S U L T A N T S W AP T Y L T D
A C N 6 0 2 9 2 4 3 3 6 A B N 4 0 4 1 5 4 5 7 5 7 4
C O N T A C T N o 0 4 3 0 4 6 6 2 2 3
Caltex Australia Petroleum Pty Ltd
P R O J E C T
C O N S U L T A N T S W AP T Y L T D
A C N 6 0 2 9 2 4 3 3 6 A B N 4 0 4 1 5 4 5 7 5 7 4
C O N T A C T N o 0 4 3 0 4 6 6 2 2 3
Caltex Australia Petroleum Pty Ltd
P R O J E C T
C O N S U L T A N T S W AP T Y L T D
A C N 6 0 2 9 2 4 3 3 6 A B N 4 0 4 1 5 4 5 7 5 7 4
C O N T A C T N o 0 4 3 0 4 6 6 2 2 3
Caltex Australia Petroleum Pty Ltd
P R O J E C T
C O N S U L T A N T S W AP T Y L T D
A C N 6 0 2 9 2 4 3 3 6 A B N 4 0 4 1 5 4 5 7 5 7 4
Re: Acoustic advice: Caltex Service Station redevelopment at Williams ‐ Drawings 55426‐A100_Rev G
This technical advice note presents summary results of the proposed Caltex Service Station Redevelopment
including a noise wall ranging in height from 2.0m to 3.2m (refer Attachment 1) and is a continuation of earlier
submitted assessments and technical notes:
Environmental Noise Assessment; November 2016, Reference 16033535‐01b; and
Acoustic advice relating to noise mitigation for proposed Caltex Service Station redevelopment at
Williams; February 2017, Reference 16033535‐02b.
In particular this advice relates to the latest design drawings (55426‐A100_Rev G) which are attached.
It is observed that the latest design differs marginally from previous assessed proposals in the following areas:
Staff car parking has been moved to the upper north east corner of the lot.
The main store building has been reduced in size and shifted approximately 1.5 metres in the north
east direction.
It is Lloyd George Acoustic’s opinion that the proposed updates only impact the results of the previous acoustic
assessment in the Night LAmax scenario, due to the repositioning of the staff parking area closer to residences. Since
no changes to the movements of refrigerated trucks, mechanical plant or fuel bowsers are proposed, these have
not been re‐assessed.
The changes have been assessed using the previous methodology of advice note 16033535‐02b.
Table 1 compares the calculated noise levels at the noise sensitive receivers for the previously assessed concept
design and the latest design (Rev G). Note that a negative value indicates noise levels are less in the proposed
scenario (Rev G) compared to the previous design. The noise sources and methodology are detailed in Noise
Assessment 16033535‐01b.
The results are also compared with the respective night‐time assigned levels (having included intrusive
characteristic penalties); these comparisons are shown in parenthesis. A negative number indicates the amount by
which compliance is achieved, while a positive number indicates an exceedence.
Lloyd George Acoustics
Reference: 16033535-03 Page 2
Table 1 Predicted Noise Level Changes, dB
Location
LAmax
Car/Truck Doors
Air/Water Beeper
Refrig Truck Manoeuvring
Residence A 3 (‐7) 0 (‐1) 0 (14)
Residence B 0 (‐7) 0 (‐2) 0 (12)
Residence C 7 (‐8) 0 (‐18) 0 (3)
Residence D 0 (‐15) 0 (‐14) 0 (5)
Residence E 0 (‐24) 0 (‐22) 0 (2)
Residence F ‐2 (‐9) 0 (‐14) 0 (11)
The assessment shows that noise levels have increased for the truck and car door sources at some receivers, however compliance is still readily achieved for this source type. No significant changes are proposed to the air/water beeper or the movement of refrigerated trucks, therefore the recommendations for these items in previous assessments are maintained. We trust that the advice provided herein is satisfactory, please feel free to get in touch if further information is required.
Matt Moyle B.Eng (Mech) Hons, MIEAust, MAAS
Acoustical Consultant Lloyd George Acoustics
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P R O J E C TC O N S U L T A N T S W AP T Y L T DA C N 6 0 2 9 2 4 3 3 6 A B N 4 0 4 1 5 4 5 7 5 7 4C O N T A C T N o 0 4 3 0 4 6 6 2 2 3
Caltex Australia Petroleum Pty Ltd
Attachment 1
APPENDIX 4
TRAFFIC MANAGEMENT PLAN
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t16.064.sk05c
Caltex Williams
Traffic Management Plan (TMP)
27/06/2016
APPENDIX 5
LETTER OF ADVICE – BUILDING CERTIFIER
caddscompliance.com.au
CONSULTANTS ADVICE NOTE
To: Alessandro Stagno - Planning Solutions
From: CADDS Compliance
Date: 21st June 2017
Subject: Land Amalgamation / Building encroachments – Caltex Williams
Dear Alessandro,
CADDS Compliance provides the following advice in relation to the following key issues for the
proposed Caltex Williams site.
Please note that approval strategies for items ‘1’ and ‘2’ have been prescribed as a contingent, should
the Shire of Williams not be in a position to provide discretion on the existing boundaries currently
being considered as a ‘fire source feature’ due to the pending amalgamation of allotments.
1) Encroaching fuel canopies into Lot 17
The proposed fuel canopies (Retail Car Canopy and Retail Truck Canopy) are classified as Class 10a
structures. Under part A1.1 of the NCC (BCA) 2016, Class 10 structures are not considered to be a fire
source feature to neighbouring allotments, or to other buildings. Therefore, no fire separation would
be required for these structures at the Lot 17 boundary under the NCC (BCA).
The encroachment of these Class 10a structures into Lot 17 is permissible under section 76(1) (a) of
the Building Act 2011, which allows for a building or an incidental structure to encroach into other
land with the affected land owner’s consent via a BA20 notification process.
Therefore CADDS Compliance advises the applicant to include a signed and authorised BA20 form
(Notice of request and consent to encroach or adversely affect) with both the Development and
Building Permit applications.
The outdoor seating and loading zone also encroaches into Lot 300. Although these works do not meet
the definition of ‘building work’, it is still advisable to submit BA20 for those works.
2) Proposed building and the close proximity of neighbouring lot
The external wall of proposed service station building is within 3m of the lot 300 boundary line. This
is a permissible scenario under the NCC (BCA) 2016 for the proposed Class 6 Service Station.
External walls within 3m of Lot 300 will require a fire resistance level of 90/90/90 (easily achievable
via 125mm tilt-up construction, provided that construction joints are fire sealed). The building external
door on the rear elevation within 3m will require an FRL of -/60/30 and be self-closing.
caddscompliance.com.au
The proposed roller door / shutter at the rear elevation within 3m will require a -/60/- FRL, and be
self-closing via a fusible link. All of these measures are considered to be achievable.
Figure 1 - Building openings requiring protection
The service yard portion in proximity to the Lot 300 boundary will not require any fire separation, as
it is not deemed to contain a fire load, being an unroofed space.
CADDS Compliance confirm this will not be a problem during the building permit application stage.
3) Temporary occupancy permit.
A ‘Temporary’ occupancy permit can be obtained for an incomplete building as per s.61 of the Building
Act 2011. From a Building Surveyor perspective, CADDS Compliance believe a temporary occupancy
permit can be obtained prior to the land amalgamation, while the council hold off the Permanent
occupancy permit until the amalgamation process is completed. However this is purely the Permit
Authority’s (Shire of Williams) decision.
Please don’t hesitate to contact me anytime should you have any queries.
