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Microsoft Word - 150902 - PA1173 - McDonalds Eaton Development
Application FINALPROPOSED FAST FOOD OUTLETMcDonald’s EatonLot 1
(No. 3), Lot 2 (No. 5) and Lot 3 (No. 7)Albatross Crescent,
Eaton
SEPTEMBER 2015 URBIS.COM.AU
© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material
may be reproduced without prior permission. You must read the
important disclaimer appearing within the body of this report.
URBIS Australia Asia Middle East urbis.com.au
URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Director Ray Haeren Associate Director Simon Wilkes Senior
Consultant Marieka van den Bergh Consultant Stewart Doran Job Code
PA1173 (Site Code 1766) Report Number V5 Final
TABLE OF CONTENTS
Executive Summary
.....................................................................................................................................
i
The Proposal
..................................................................................................................................................
i
1 Site Context
......................................................................................................................................
2
1.1 Location and Site Context
.................................................................................................................
2 1.2 Legal Description
...............................................................................................................................
3 1.3 Physical Condition
.............................................................................................................................
4 1.4 Traffic and Access
.............................................................................................................................
4
2 Proposal
...........................................................................................................................................
5
2.1 Building Design
..................................................................................................................................
5 2.2 Vehicle Access and Drive-Through
...................................................................................................
5 2.3 Car Parking
........................................................................................................................................
6 2.4 Bicycle Facilities
................................................................................................................................
7 2.5 Pedestrian Access
.............................................................................................................................
7 2.6 Deliveries
...........................................................................................................................................
7 2.7 Landscaping
......................................................................................................................................
7 2.8 Acoustic Considerations
....................................................................................................................
7 2.9 Lightspill and Odour Considerations
.................................................................................................
7 2.10 Signage
..............................................................................................................................................
8
3 Planning Assessment
.....................................................................................................................
9
3.1 State Planning Assessment
...............................................................................................................
9 3.2 Local Planning Assessment
............................................................................................................
10 3.2.1 Shire of Dardanup Town Planning Scheme No. 3
...........................................................................
10 3.2.2 Eaton Commercial Centre Design Guidelines
.................................................................................
12
4 Other Matters for Consideration
..................................................................................................
15
5 Local and Regional Contribution
.................................................................................................
16
5.1 Corporate Social Responsbility
.......................................................................................................
16 5.2 Community Initiatives
......................................................................................................................
16 5.3 Employment and Economic Contribution
........................................................................................
16
6 Conclusion
.....................................................................................................................................
18
Appendix B Traffic and Parking Assessment (Riley Consulting)
.................................................... 23
Appendix C Environmental Acoustic Assessment (Hindley &
Associates) ................................... 25
Appendix D Effects of Odour and Lightspill Reports (GCCM)
.........................................................
27
Appendix E Other Matters for Consideration
.....................................................................................
29
Appendix F Local and Regional Contribution
...................................................................................
37
Appendix G Development Plans
..........................................................................................................
39
URBIS
FIGURES:
Figure 3 – Scheme Map Extract (Source: WAPC 2015)
………………………………………………………10
TABLES:
Table 2 – State Planning
Assessment…………………………………………………………………………….9
Table 3 – Scheme Development Requirement
Assessment…………………………………………………..11
Table 4 – Eaton Commercial Centre Design Guidelines
Assessment………………………………………..12
Table 5 – Signage Assessment
.…………………………………………………………………………………13
Table 6 – Economic Contribution of a Typical McDonald’s
Store……………………………………………..17
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL EXECUTIVE SUMMARY i
Executive Summary
McDonald’s Australia Limited (McDonald’s) is seeking planning
approval for the use and development of Lot 2 (No. 5) and Lot 3
(No. 7) Albatross Crescent, Eaton, for the purposes of a fast food
outlet (McDonald’s Family Restaurant) and associated parking,
access, signage and landscaping. The application also proposes
works over adjoining Lot 1 (No. 3) relating to modifications to the
car park layout and the relocation of the existing tavern
crossover. The land is zoned ‘Mixed Business’ under the Shire of
Dardanup Town Planning Scheme No. 3.
THE PROPOSAL This application proposes a McDonald’s Restaurant on
Albatross Crescent, within the Eaton District Centre. The proposed
development comprises the following:
Indoor dining area. A café. A playground (‘playplace’) area. A
dual-lane drive-through facility. Kitchen and preparation areas.
Food/equipment storage areas. Bathroom facilities. A corral for
servicing, waste and bin storage. Associated carparking. It is
proposed that the restaurant will operate 24 hours per day, 7 days
per week.
This development application proposes to develop an existing site
which comprises existing car parking for the adjacent tavern use.
The proposed McDonald’s Restaurant will complement other existing
and proposed future land uses on site and will deliver a convenient
and community use to meet the needs of the local community.
SITE CONTEXT AND CONSIDERATIONS
The following considerations are relevant to the proposed
restaurant and the Shire’s determination of the proposal:
The proposed fast food outlet is considered to contribute to the
expanding nature of the district centre evolving beyond a standard
retail shopping centre, and is considered to be of a suitable scale
and intensity in the context of the Eaton Tavern use to the
north.
The siting, design and operation of the fast food outlet (including
access, parking and landscaping) has been carefully designed,
having regard for the Eaton Commercial Centre Design Guidelines.
The proposed configuration of the development achieves a legible,
easy to use and efficient drive-through, access and carparking
arrangement, which will limit congestion and/or conflict.
The proposal rationalises access to the Eaton Tavern site through
shared access and reciprocal parking arrangements with the
McDonald’s Restaurant.
The development provides appropriate pedestrian access to the site
from surrounding areas, including the broader Eaton Fair shopping
centre and Eaton Tavern.
The proposed development complies with the prescribed noise levels
set out in the Environmental Protection (Noise) Regulations 1997,
in the context of surrounding residential properties.
The proposed development will provide new employment opportunities
and additional activity in the locality, contributing to the
ongoing growth of the district centre.
ii EXECUTIVE SUMMARY URBIS 150902 - PA1173 - MCDONALDS EATON
DEVELOPMENT APPLICATION FINAL
PLANNING APPROVAL
Pursuant to the requirements of the Shire of Dardanup Town Planning
Scheme No. 3, planning approval is sought for:
The use of the subject site for a fast food outlet. Development of
the fast food outlet building, with an associated drive-through
facility, parking and
access and loading. Erection of signage.
The proposal generally complies with the planning framework set out
by the Shire of Dardanup, and where minor variations to standard
provisions have been proposed, justification has been
provided.
It is respectfully requested that the Shire of Dardanup and South
West Joint Development Assessment Panel have regard to the
individual merits and broader benefits of the proposal in applying
discretion and making a determination on the proposal.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL INTRODUCTION 1
Introduction This report has been prepared by Urbis on behalf of
McDonald’s Australia Limited (McDonald’s) as part of an application
for planning approval for the use and development of Lot 2 and Lot
3 Albatross Crescent, Eaton. This application also relates to Lot 1
(No. 3) Albatross Crescent, associated with the existing Eaton
Tavern. The application proposes a fast food outlet (McDonald’s
Family Restaurant) and associated parking, access, signage and
landscaping.
This report has been structured in the following manner:
A brief contextual discussion and description of the site context.
An explanation of the proposal. An explanation of the relevant
planning context, assessment and rationale. Various key matters for
consideration. A description of McDonald’s local and regional
contribution.
In preparing this application, McDonald’s and Urbis have undertaken
several inspections of the site and its surrounds. McDonald’s and
Urbis have also initiated discussions with Shire of Dardanup staff
in preparing this application, to discuss the proposal and any
preliminary items to address prior to lodgement. The Shire’s
feedback was considered in the finalisation of this
application.
CONTEXT
The Eaton District Activity Centre is located approximately 4.5km
east of the Bunbury CBD
The Eaton District Centre is classified as a ‘District Centre’
under the activity centre hierarchy established by State Planning
Policy 4.2. The characteristics of a district centre under the
Policy are as follows:
‘District Centres have a greater focus on servicing the daily and
weekly needs of residents. Their relatively smaller scale catchment
enables them to have a greater local community focus and provide
services, facilities and job opportunities that reflect the
particular needs of their catchments’.
The provision of a fast food outlet (McDonald’s Family Restaurant)
is generally assigned with the above vision in that it will provide
for the convenience needs of local residents and visitors. The
proposed fast food outlet responds to the local site context,
subject site and its surrounds and provides a complementary use
within the broader district centre.
The existing Eaton Fair shopping centre is located to the north and
north-west of the proposed subject site, which is anchored by a
Woolworths and Coles. It is understood there is significant
progress in relation to the proposed Master Plan associated with
the Glen Huon Reserve and Shire of Dardanup administration centre
further north of the subject site.
2 SITE CONTEXT URBIS
1 Site Context
1.1 LOCATION AND SITE CONTEXT The proposed fast food outlet is
located on Albatross Crescent in Eaton, forming part of a wider
commercial and retail precinct with residential areas to the west
of site. The subject site is predominately bound by commercial uses
to the north and east. Land to the south is occupied by a medical
centre and similar service uses.
The site is contiguous with other existing and proposed commercial
and retail land uses forming part of the Eaton District Centre,
including the existing Eaton Fair shopping centre and associated
food and retail uses.
The location of the subject site is illustrated in Figure 1,
below.
FIGURE 1 – LOCATION PLAN (SOURCE: NEARMAP 2015)
SUBJECT SITE
Existing Shopping Centre
EATON TAVERN SITE
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL SITE CONTEXT 3
1.2 LEGAL DESCRIPTION There are three (3) lots subject to this
application as illustrated in Table 1 and Figure 2 below.
TABLE 1 – LOT DETAIL
LOT STREET PLAN VOLUME/FOLIO LOT AREA REGISTERED PROPIETERS
Lot 1 Albatross Crescent P23113 2157/269 3,987sq.m Oasis Holdings
Pty Ltd
Lot 2 Albatross Crescent P23113 2157/270 1,996sq.m John William
James Cross Michael Kelsey Cross Richard Digby Cross Geoffrey
Thomas Cross
Lot 3 Albatross Crescent P23113 2157/271 1,997sq.m John William
James Cross Michael Kelsey Cross Richard Digby Cross Geoffrey
Thomas Cross
FIGURE 2 – LANDGATE EXTRACT (SOURCE: LANDGATE)
It is acknowledged that the proposed building sits over the
boundary of Lot 2 and Lot 3. This matter is being resolved through
a subdivision application to alter/remove the relevant lot
boundaries which is currently being progressed (WAPC Application
No. 152269).
Copies of the relevant Certificate of Title and Sketch are attached
at Appendix A.
SUBJECT SITE
150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL
1.3 PHYSICAL CONDITION The site is predominately vacant, comprising
car parking to the north-west of the site. There are currently no
easements or caveats associated with the site.
1.4 TRAFFIC AND ACCESS The subject site has dual road frontage to
both Albatross Crescent to the east (approximately 12 metre wide,
two land divided road with raised median strip including street
parking) as well as Eaton Drive to the west (approximately 22 metre
wide, 4 lane divided road with raised vegetated median
strip).
There is currently no formal vehicular access provided to the site.
There is currently a Pedestrian Access Way (PAW) 0.1 metres wide
extending along the boundary of the subject site and beyond Eaton
Drive.
Eaton Drive is classified as a Local Distributor road and runs on a
north-south axis across the west of the site. Albatross Crescent is
classified as an access road and runs a north-south axis to the
east of the site.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL PROPOSAL 5
2 Proposal This application proposes to develop the site for the
purposes of a fast food outlet (McDonald’s Family Restaurant).
Specifically, McDonald’s is seeking approval for the
following:
The use and development of a building for the purposes of a fast
food outlet with a dual-lane drive-through facility.
Associated carparking, access and loading facilities including the
relocation of the Eaton Tavern crossover further south providing
shared access and reciprocal parking to both developments.
Associated signage, both attached to the building and remote.
Landscaping.
Site plan, floor plans and elevations as well as a set of
perspectives have been submitted with this application.
2.1 BUILDING DESIGN The proposed fast food outlet is a single
storey building with a total floor area of 617sq.m and will
comprise the following facilities:
Indoor dining area. A café. A ‘playplace’ area. Kitchen,
preparation and food storage areas. Bathroom and toilet facilities.
Staff facilities, including a Manager’s office. Storage Area. A
corral for servicing, waste and storage. A dual-lane drive-through
facility.
The McDonald’s Family Restaurant building is proposed to be located
to the southern portion of the site, with active edges and building
entrances generally oriented north to the Eaton Tavern and
associated car parking. A drive-through facility wraps around the
building’s south-eastern periphery. The proposed fast food outlet
will provide a customer entrance to the north of the building. This
entry provides access to the restaurant from designated carparking
areas.
A playland area is proposed within the north western portion of the
building. An enclosed corral is provided to the north east of the
building, allowing for waste storage. Waste will be collected on a
regular basis. Further, the design allows for a separate delivery
door for all dry and food goods.
2.2 VEHICLE ACCESS AND DRIVE-THROUGH Efficiency is a key driver
behind the design and operation of a McDonald’s drive-through, and
is vitally important to the successful operation of the restaurant.
It is in McDonald’s interest to ensure that the drive-through,
access and carparking arrangement on site are legible, easy to use,
efficient and do not result in congestion or conflict.
Direct vehicular access to the McDonald’s and Eaton Tavern will be
provided via a singular crossover from Albatross Crescent,
comprising a 6.2m wide full movement crossover located to the north
eastern portion of the site. The existing crossover to Lot 1 will
be removed in accordance with Council requirements. The existing
Eaton Tavern will be accessible via this new crossover and two
additional internal access aisles, 6.4m and 6.2m respectively.
Shared access will be facilitated through the establishment of
reciprocal access and parking easements. It is acknowledged this
will be imposed as a condition of approval.
6 PROPOSAL URBIS
150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL
Vehicle access to the drive-through facility is proposed to be
facilitated via the Albatross Crescent crossover, which provides
direct access to the east of the building. Orders will be placed to
the east of the building through a dual-lane drive through, and
drivers will then turn right and drive up the southern side of the
building to make payment and collect orders.
To minimise any vehicle stacking issues associated with the carpark
area, 2 lanes are provided for the placement of orders and 3
windows are proposed, 1 for payment and the other for the
collection of orders and another for McCafe orders. The
drive-through area will be able to accommodate 15 cars (excluding 2
drive-through waiting bays), which is considered ample in the
context of avoiding obstructions to carparking and access.
The merging of vehicles into 1 lane is controlled by the
drive-through operator, who will instruct cars to remain stationary
or proceed along to the payment/collection booth. CCTV cameras will
be installed to enable staff members to direct the flow of vehicles
from the cashier booth. Directional signage will also be positioned
at the entrance of the drive-through lane advising customers that
both lanes can be utilised.
Two waiting bays are also provided to the west of the building, for
short term parking while patrons wait for their order (in peak
periods). These bays are appropriately located to minimise
disruption to the drive- through traffic flow during peak periods
and in situations where large orders are placed.
2.3 CAR PARKING The following provides a summary of the parking
situation in relation to the proposed reciprocal car parking
arrangements with Lot 1 and 2 Albatross Crescent. This summary is
based on a Traffic and Parking Assessment (prepared by Riley
Consulting, August 2015) which is provided at Appendix B.
Under the provisions of Appendix IIA of TPS3, 25 parking bays are
required for the proposed fast food outlet, in addition to 4
queuing spaces provided for the drive-through area. As part of a
reciprocal car parking arrangement, a total of 59 ‘fixed’ car
parking bays are proposed within the designated McDonald’s lease
area (Lot 2 and 3), including 2 disabled accessible bays. 25 of
these bays are considered to satisfy the TPS3 requirement for a
fast food outlet and the remaining 34 car bays to be allocated for
the reciprocal use of the McDonald’s Restaurant and Eaton
Tavern.
Currently, Lot 2 contains 39 car bays as overflow to Eaton Tavern.
Assessing the parking requirements in isolation, based on the
existing 39 overflow bays and the additional 25 car bays required
for McDonald’s Restaurant, it could be considered that a total of
64 car bays should be provided (a shortfall of 5 bays). However, it
is necessary to consider the opportunities for reciprocal parking
between Eaton Tavern and the McDonald’s Restaurant.
In this regard, it is proposed that a reciprocal parking easement
will be established to provide shared access and reciprocal parking
for 34 car bays for a portion of Lot 2 (refer to Cross Access
Agreement Plan as attached).
Based on the finding of the Traffic and Parking Assessment
(Appendix B), the shortfall of 5 of the existing overflow bays
would only impact the tavern parking supply between 12pm and 3pm on
a Saturday. At all other times less than 20 car bays would be
required based on the customers attraction ratios applied to the
TPS3 car parking requirements. Therefore it would be concluded that
reciprocal use of the car park would provide adequate levels of
parking for both land uses. It is concluded that the proposed
McDonald’s Restaurant at Eaton would not have a negative impact to
parking opportunity for the adjacent tavern. This outcome is
considered satisfactory given the nature of the peak parking demand
associated with the respective fast food outlet and tavern uses.
The nature of the locality as a district centre and commercial hub
promotes a level of cross-visitation between complementary uses;
therefore the very minor reduction in overflow car parking is
considered negligible and will not impact on the operation of the
Tavern.
All car parking bays on site will have a length of 5.5m and a width
of 2.6m. The internal access aisle within the carparking area (to
the west of the site) achieves a width of 6.2m, which is sufficient
to allow for two-way traffic and the efficient movement of the
delivery vehicle (to access the corral area).
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL PROPOSAL 7
Two disabled accessible bays (5.5m x 2.4m) are located directly
adjacent to a pedestrian accessway in front of the building
entrance, allowing sufficient room for patrons to enter and exit
their vehicle. This size and location of this bay is in accordance
with the relevant Australian Standard.
2.4 BICYCLE FACILITIES In addition to the car spaces provided, a
bike rack (to cater for four to five bicycles) is proposed at the
northern entry to the restaurant. This provision will facilitate an
alternative form of non-motorised access to the store.
2.5 PEDESTRIAN ACCESS The proposal provides for effective
pedestrian access which is important given the sites location
within a district centre environment incorporating the Eaton Fair
shopping centre and associated ancillary uses. The primary
pedestrian access to the restaurant will be via the entrance
fronting the car park to the north and facilitate through the
pedestrian path on Albatross Crescent.
It is highlighted that if the Shire of Dardanup chooses to extend
the pedestrian footpath further south along Eaton Drive parallel to
the Lot 2 and Lot 3 Albatross Crescent boundaries, McDonald’s is
willing to provide a direct pedestrian connection from the site to
footpath. It is considered that this can be imposed as a reasonable
condition of approval.
2.6 DELIVERIES Deliveries will occur within the north eastern
portion of the restaurant, between the restaurant building and the
drive-through facility. Service vehicles will enter the site via
Albatross Crescent and egress the site via the same crossover in
forward gear. The width of the crossover will ensure it is easy for
the truck to enter and exit.
Deliveries are anticipated to occur between 7am and 8pm. The
inclusion of larger storage and freezer areas in the store design
allows for a minimal number of deliveries each week.
2.7 LANDSCAPING Landscaping has been outlined on the Site Plan
submitted with this application, with specific details (species,
reticulation, staging etc.) to be provided at the detailed design
stage in accordance with relevant landscaping requirements as
outlined by the Shire.
A total of 533sq.m (13.3%) of the site will be landscaped.
2.8 ACOUSTIC CONSIDERATIONS An Environmental Acoustic Assessment
was prepared by Hindley & Associates (June 2015), to provide
details of relevant noise criteria, predicted noise levels and
recommended noise control treatments for the development. The
assessment concludes that the proposed development complies with
the noise criteria established by the Western Australian
Environmental Protection (Noise) Regulations 1997.
A full copy of the assessment is provided in Appendix C.
2.9 LIGHTSPILL AND ODOUR CONSIDERATIONS An Effects of Odour and
Lightspill Report was prepared by GCCM (August 2015), to provide an
overview of the effects of odour and lightspill from the proposed
McDonald’s Restaurant to assess the compliance with the relevant
Australian Standards. The assessments conclude that the proposed
development complies with the applicable codes and standards in
relation to odour control and artificial lighting design.
A full copy of the assessments are provided in Appendix D.
8 PROPOSAL URBIS
150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL
2.10 SIGNAGE A series of signage plans and specifications have been
submitted with this application, which identify the form, function
and location of all signage proposed. Signage within the Mixed
Business zone is subject to approval from the Shire and is explored
in Section 3.2.2.1.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL PLANNING ASSESSMENT 9
3 Planning Assessment
3.1 STATE PLANNING ASSESSMENT The following elements of the State
planning framework are considered relevant to the subject site.
TABLE 2 – STATE PLANNING ASSESSMENT
DOCUMENT SUMMARY OF REQUIREMENT ASSESSMENT
Greater Bunbury Region Scheme
The Greater Bunbury Region Scheme (GBRS) is a region scheme for
land use in the Greater Bunbury region. The subject land is zoned
Urban under the GBRS. Eaton Drive and Albatross Crescent are zoned
Urban under the GBRS.
Development of the site for a fast food outlet on a district centre
site is considered to be appropriate within the Urban zone of the
GBRS.
Greater Bunbury Strategy 2013
The Greater Bunbury Strategy (2013) is a strategic plan to manage
the growth of Greater Bunbury over the medium to long term planning
horizon. It provides for the population of Greater Bunbury to grow
from 83,598 people (2011 Census) to at least 150,000 people through
urban infill, and some additional greenfields urban expansion
areas. This is anticipated to cater for growth beyond the year
2050.
The subject site is identified as undeveloped urban land and the
provision of a McDonald’s Restaurant is considered to comply with
the principles of the Greater Bunbury Strategy (2013).
Activity Centres for Greater Bunbury Policy
The Department of Planning, on behalf of the WA Planning
Commission, released the Policy in 2012 to specify broad planning
requirements for the planning and development new activity centres
within the City of Bunbury, Shires of Capel, Dardanup and Harvey.
The Eaton Fair District Centre is classified as a ‘District’ Centre
under the Policy. District Centres serve sub-regional catchments
and offer a range of essential services, facilities and employment
opportunities to support their sub-regional catchments. They
perform an important role in Greater Bunbury’s economy.
The provision of a McDonald’s Restaurant within the Eaton Fair
District Centre is considered an appropriate and complementary
use.
10 PLANNING ASSESSMENT URBIS
150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL
3.2 LOCAL PLANNING ASSESSMENT The following elements of the Shire
of Capel planning framework are considered relevant to the subject
site.
3.2.1 SHIRE OF DARDANUP TOWN PLANNING SCHEME NO. 3 The Shire of
Dardanup Town Planning Scheme No. 3 (TPS 3) is the statutory basis
for land use and development control within Eaton. The following
provides a brief assessment of the proposal against the key
relevant provisions set out in TPS 3.
3.2.1.1 ZONE The subject site is zoned ‘Mixed Business’ under TPS 3
(refer Figure 3 below). The objectives of the ‘Mixed Business’ zone
are as follows:
‘To provide for a variety of commercial activities such as
warehouses, showrooms, service industries, offices, wholesaling,
motor repair facilities and extensive retail which by virtue of
their scale and character are generally not appropriate to, or
cannot conveniently or economically, be accommodated within the
Business-Commercial or Industry zones.
To ensure the design and landscaping of development provides a high
standard of safety and amenity and contributes towards a sense of
place and community within the service area.’
Forrest Highway (located approximately 450m south of the subject
site) is also identified as a ‘Primary Regional Road’ under the
Greater Bunbury Region Scheme and this is reflected in TPS 3.
FIGURE 3 – SCHEME MAP EXTRACT (SOURCE: WAPC 2015)
SUBJECT SITE
3.2.1.2 LAND USE PERMISSIBILITY The ‘Mixed Business’ zone is
intended to accommodate a range of service commercial, wholesaling,
showroom, trade services, professional services, offices, retail
and community uses which by virtue of their scale, character,
operational or land requirements are complementary to but generally
not appropriate in the ‘Commercial Zone’.
A fast food outlet is an ‘A’ use within the ‘Mixed Business’ zone
meaning the use is not permitted unless the Shire of Dardanup
exercises discretion by granting planning approval after
advertising for public comment.
3.2.1.3 DEVELOPMENT REQUIREMENTS – TPS 3 Table 3, below, provides a
summary of the proposals level of compliance with the relevant
Scheme development requirements, contained within Division I and
Appendix II of TPS 3.
TABLE 3 – SCHEME DEVELOPMENT REQUIREMENT ASSESSMENT
CLAUSE SUMMARY OF REQUIREMENT ASSESSMENT COMPLIANCE
Setbacks As determined by Council Refer Section 3.2.2.
Landscaping 3m wide abutting all streets, except for approved
crossovers, or as determined by Council
Council approved canopy shade trees at the rate of 1 tree for every
4 open air parking bays
As shown on the lodged development plans (DA02) at Appendix G, the
landscaping proposed complies with relevant requirements.
Signs Signage within the Mixed Business zone is subject to approval
from the Shire
Refer Section 3.2.2.1. N/A
Car Parking 1 space for every 2.5sq.m queuing area with a minimum
of 4 spaces, plus
1 space for every 5sq.m seating area, plus
4 car queuing spaces for any drive through facility
A total of 59 car bays are provided on site in addition to 15
queuing spaces associated with the drive-through facility. Of the
59 car bays, 34 will be reciprocal parking to service the adjoining
Eaton Tavern.
Refer to section 2.3 for details of parking arrangements.
150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION
FINAL
3.2.2 EATON COMMERCIAL CENTRE DESIGN GUIDELINES A summary of the
proposals level of compliance with the above guidelines is provided
in Table 4, below.
TABLE 4 – EATON COMMERCIAL CENTRE DESIGN GUIDELINES
ASSESSMENT
SUMMARY OF REQUIREMENTS ASSESSMENT COMPLIANCE
Minimum front setback – 9.0m The proposed McDonald’s restaurant is
setback 13.8m from Albatross Crescent.
Minimum secondary setback – 3.0m The proposed McDonald’s restaurant
is setback 16.4m from Eaton Drive.
Minimum rear and side setbacks – Nil Complies. Maximum height limit
– Max 2 storeys
Maximum plot ratio – 1.5 (maximum site coverage of 70%)
Vehicle access ways must be a minimum of 3.0m and include a 1.0m
landscaping strip
All loading and unloading areas must be located to the sides or
rear of buildings. Where the site backs on to Eaton drive the
location of these areas will be assessed on their merits.
Landscaping – approximately 8% (reticulated)
As shown on the lodged Site Plan (DA02), the landscaping proposed
will comprise 13.3%.
Building materials – construction of brick, concrete tilt panels or
approved equivalent.
The proposed development will generally be of masonry construction,
comprising compressed fibre cement with applied finishes.
All open air storage areas shall be screened from the adjoining
streets by landscaping walls or fencing
No open air storage areas are proposed.
Signage shall be consistent in theme and quality to the building
design and detail.
Signage situated above the ridge height of buildings will not be
permitted.
Signage is considered consistent with the intent of the locality
and nature of the use as a fast food outlet.
A detailed assessment of signage is outlined in Section 3.2.2.1
below.
A minor variation to the requirement is
respectfully requested
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FINAL PLANNING ASSESSMENT 13
3.2.2.1 SIGNAGE The proposed development essentially comprises
three separate components that require identification signage.
These components include the McDonald’s Restaurant, McCafe and
drive-through facility. Accordingly, the quantity of wall and
directional signs proposed is considered appropriate.
Signage proposed is considered commensurate with the proposed form,
bulk and scale of development within the district centre site. It
has also been designed and located in a manner which minimises
visual clutter and does not adversely impact traffic circulation or
management, or pedestrian safety. Signage is also cognisant of the
adjoining residential area on Eaton Drive. The wall signage
proposed has been incorporated into the overall design of the
building, ensuring key architectural features are not
obscured.
Table 5 provides an assessment of the signage that requires
variation from the Eaton Commercial Design Guidelines, and should
be read in conjunction with the lodged signage plans.
TABLE 5 – SIGNAGE ASSESSMENT
SUMMARY OF REQUIREMENTS
SIGN DETAILS ASSESSMENT
Signage situated above the ridge height of buildings will not be
permitted.
Proposed building ridge height: 7.255m
Pylon Sign (S1)
Height: 12.0m Width 4.343m
The proposal incorporates 1 pylon sign located on the northern
portion of the site on Eaton Drive.
The sign extends between 3.0m – 5.91m above the elevations of the
proposed McDonald’s Restaurant building depending on where it is
measured from.
In the context of Eaton District Centre and the site being located
in the heart of the Eaton Commercial Centre, the scale of the
proposed signage is consistent with the emerging commercial and
retail land uses in the location. Although the proposed Pylon Sign
exceeds the maximum ridge height of the proposed building, it is
not out of character with the nature of signage in the locality,
and in particular the Chicken Treat pylon sign.
The sign is located in proximity to the t-intersection of Eaton
Drive and Loft House Avenue, predominantly capturing passing trade
from the north and south.
This sign is considered appropriate given the nature of a fast food
use and location within the district centre locality. The sign is
consistent with other pylon signage in the locality and provides a
6.3m clearance which will not obstruct pedestrian movement.
Blade Sign (S3B/S3C)
Width: 1.371m
The proposal includes a two-sided blade sign on either side of a
blade wall. The blade wall presents as one single architectural
feature situated 1.745m – 2.91m above the predominant elevations of
the proposed McDonald’s Restaurant building. The on-building blade
sign is 1.2m high with the top of the ‘M’ measuring 8.7m above
ground level.
When measured from the maximum elevation of the building being the
‘PlayPlace’, the blade wall extends only 1.745m and is not
considered to be of a height or scale that would have a detrimental
impact on the visual amenity of character of the locality.
It is considered the sign is reflective of the fast food outlet use
and should be considered in the context of the building as an
architectural detail. The sign is commensurate to the building
design and does not impact visually on the surrounding locality
given its nature as a commercial centre and continued expansion
within the local community.
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Further, this application proposes various carparking, access and
directional signage elements, as indicated on the lodged signage
plan. This includes instructional signs for vehicles, pedestrians
and cyclists as well as minor signage relating to the drive-through
facility.
The various proposed carparking signs consists of the
following:
Various drive-through signage; Bicycle Parking sign; ‘No Pedestrian
Access’ sign; ‘Disabled Parking Only’ sign; ‘Flag Poles’; ‘No
Entry’ sign; ‘McDonald’s Drive-Thru Wait Bay Only’ sign; 10km/hr
speed sign.
All of the above signage is considered to be vital and are standard
requirements to deliver the safe, efficient and effective operation
of the fast food outlet. All signs remain in character with the
area as a district centre and will not have an adverse impact on
the amenity or safety of the locality.
Based on the above and having reference to the objectives set out
within the guidelines and TPS4, the proposed signage is considered
appropriate to the scale and efficient functioning of the
site.
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FINAL OTHER MATTERS FOR CONSIDERATION 15
4 Other Matters for Consideration The following section provides a
summary of various matters which are not necessarily subject to
specific Shire of Dardanup planning and development controls, but
are considered pertinent to address through the planning
application stage. This information may potentially be relevant
given the proposed 24/7 operation of the store.
McDonald’s prepares detailed management plans for all of its
restaurants, recognising the need to ensure the safety, security
and amenity for customers, staff, nearby residents and the greater
community in which the proposed McDonald’s operation resides at all
times.
A brief summary of key elements of the management plan for the
proposed development is provided below, with a more detailed
description of these matters provided at Appendix E.
Security and Safety – security and safety are paramount to the
operation of the premises and will be reviews and developed to suit
the specific location and in cooperation with the Shire of Dardanup
and local police.
Surveillance – McDonald’s management is responsible the
implementation of a number surveillance measures including: CCTV
camera systems; and intruder alarm systems. Further, the design of
the restaurant and car park itself will ensure the provision of a
safe environment for patrons and staff. The design of the store and
car park includes the consideration of lighting; sight lines; and
signage.
Space Management – McDonald’s strives to provide adequate and
attractive spaces for patrons. Space management undertaken by
McDonald’s’ generally includes the design and provisions of
suitable amenities such as seating.
Landscaping – McDonald’s management is dedicated to providing high
amenity premises and provides for the regular maintenance of all
landscaping on site.
Operational Procedures – the management of McDonald’s includes the
implementation of a number of operational procedures to ensure that
employees have the appropriate level of knowledge and skills to
address incidents and complaints. The key operational procedures
include communications, incident reporting, telephone and the
registering of complaints.
Unloading/Loading of Service and Delivery Vehicles – To limit any
disturbance to patrons or the surrounding area, loading and
unloading to and from the premises will be limited to between
7:00am and 8:00pm.
Noise Management – the duty management will be responsible for
ensuring that any noise emanating from the premises, including cars
in the drive through queue, is kept to acceptable levels. Broadly
this includes the provision of signage, customer management, and
use of design and equipment to limit noise.
Cleaning of Surrounding Public Domain – apart from the broader
national litter programs, the duty management will ensure the
surrounding area will be kept clean of litter at all times.
Further, a litter patrol area will be determined in consultation
with the Shire of Dardanup.
Odour – The level of odour emissions from the premises will be in
compliance with local and State legislation. Filtration and
ventilation systems will be installed to control odour
emissions
Litter – McDonald’s have strict operation procedures in place for
the management of litter control both inside and outside the
premises. The procedures include regular inspections of the
premises including the car park, landscape areas, footpaths, verges
and neighbouring properties.
Consultation and Assessment – McDonald’s is committed to
cooperating with adjoining landowners, Police and the local Council
to address security issues. This cooperation includes the
assessment of the relevant risks and developing appropriate
mitigation strategies.
Hours of Operation – The operation of a 24 hour, 7 day a week
restaurant will provide for the passive surveillance of the
surrounding area. Further, the restaurant has various management
tools to minimise any negative impacts of the hours of
operation.
McDonald’s establishes a management plan as part of its standard
operations and reviews the document on a regular basis to ensure
that it is both effective and meets operational requirements.
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5 Local and Regional Contribution
5.1 CORPORATE SOCIAL RESPONSBILITY Besides providing a convenient
source of a variety of food and beverages to serve the surrounding
area, including health conscious options, McDonald’s corporate
social responsibility include the building of social capital within
local communities. Examples of these activities include:
Ronald McDonald’s House Charities. Operation by local franchisees.
Significant youth employment opportunities. Training and career
advancement opportunities. Sourcing of local products. Support of
charities, community groups, sporting clubs and events. Providing
healthier menu options. Engagement of local builders and associated
construction companies. Adoption of sustainable practices in
construction and operation. McDonald’s Virtual Business
Program.
A more detailed description of McDonald’s local and regional
contribution to the community is provided at Appendix F.
5.2 COMMUNITY INITIATIVES McDonald’s Australia works with a variety
of experts, environmental organisations and government agencies to
build cooperative relationships and deliver community initiatives.
A key example is Clean Up Australia and its major annual event,
Clean Up Australia Day, which McDonald’s has been a sponsor of
since its inception in 1989. Each year, in addition to the national
sponsorship, McDonald’s crew and managers join their local
communities to help clean up rubbish in the area. The proposed
McDonald’s Gosnells store proposes to run a litter control program,
which will be designed to manage litter not only on the McDonald’s
property, but also in neighbouring streets and the local
area.
McDonalds’s Australia is closely involved in environmental
awareness both in its corporate and restaurant operations and
through its supply of sustainable goods. McDonald’s is committed to
sustainable business practices and conducts its operations in a
manner that does not compromise the ability of future generations
to meet their needs.
Specifically, McDonald’s is involved in a country wide program
called Earth Hour, which is designed to clearly connect energy use
with climate change and to demonstrate the small actions that can
be taken to make a difference to global warming (McDonalds
Corporate Responsibility and Sustainability Report 2010). In
February 2010, McDonald’s also joined the Sustainability Advantage
Program (led by the NSW Department of Environment, Climate Change
and Water) to accelerate its environmental agenda.
5.3 EMPLOYMENT AND ECONOMIC CONTRIBUTION McDonald’s is renowned for
their contribution to local and youth employment. Each new
McDonald’s restaurant provides approximately 100 full time,
part-time and casual jobs, with majority of the staff living within
the local community. This means wages will be reinjected into the
local economy. Many of the casual positions are filled by young
people attending high school and tertiary institutions.
The proposed extended trading hours will have a positive impact on
the local employment market, offering opportunities for both young
and older people who due to household or family caring obligations
are not able to work during the day.
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FINAL LOCAL AND REGIONAL CONTRIBUTION 17
The estimated economic contribution of a typical McDonald’s
restaurant is detailed in Table 6 below:
TABLE 6 – ECONOMIC CONTRIBUTION OF A TYPICAL MCDONALD’S STORE
JOBS WAGES LOCAL SERVICES REPAIRS AND MAINTENANCE
80-90 crew and 10 managers
$1,200,000-1,300,000 per year
18 CONCLUSION URBIS
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6 Conclusion This development application seeks approval for a fast
food outlet (McDonald’s Family Restaurant) located at Lot 1, 2 and
Lot 3 Albatross Crescent, Eaton. The store will service the
immediate locality and wider catchment given its location within a
district centre, as well as provide many social and economic
benefits to the local community. The proposed fast food outlet
presents an appropriate response to the site context and the Shire
of Dardanup planning framework and will contribute to the diversity
of land uses within the Eaton District Centre.
It is respectfully requested that the Shire of Dardanup and South
West Joint Development Assessment Panel have regard to the
individual merits and broader benefits of the proposal in making a
recommendation or determination on the proposal.
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FINAL DISCLAIMER 19
Disclaimer This report is dated 2 September 2015 and incorporates
information and events up to that date only and excludes any
information arising, or event occurring, after that date which may
affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this
report. Urbis prepared this report on the instructions, and for the
benefit only, of McDonald's Australia Limited (Instructing Party)
for the purpose of a development application (Purpose) and not for
any other purpose or use. To the extent permitted by applicable
law, Urbis expressly disclaims all liability, whether direct or
indirect, to the Instructing Party which relies or purports to rely
on this report for any purpose other than the Purpose, and to any
other person which relies or purports to rely on this report for
any purpose whatsoever (including the Purpose).
In preparing this report, Urbis was required to make judgements
which may be affected by unforeseen future events, the likelihood
and effects of which are not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained
in or associated with this report are made in good faith and on the
basis of information supplied to Urbis at the date of this report,
and upon which Urbis relied. Achievement of the projections and
budgets set out in this report will depend, among other things, on
the actions of others over which Urbis has no control.
In preparing this report, Urbis may rely on or refer to documents
in a language other than English, which Urbis may arrange to be
translated. Urbis is not responsible for the accuracy or
completeness of such translations and disclaims any liability for
any statement or opinion made in this report being inaccurate or
incomplete arising from such translations.
Whilst Urbis has made all reasonable inquiries it believes
necessary in preparing this report, it is not responsible for
determining the completeness or accuracy of information provided to
it. Urbis (including its officers and personnel) is not liable for
any errors or omissions, including in information provided by the
Instructing Party or another person or upon which Urbis relies,
provided that such errors or omissions are not made by Urbis
recklessly or in bad faith.
This report has been prepared with due care and diligence by Urbis
and the statements and opinions given by Urbis in this report are
given in good faith and in the reasonable belief that they are
correct and not misleading, subject to the limitations above.
20 DISCLAIMER URBIS
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FINAL APPENDICES
Appendix A Certificate of Title and Sketch
APPENDICES URBIS
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Appendix B Traffic and Parking Assessment (Riley Consulting)
APPENDICES URBIS
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Appendix C Environmental Acoustic Assessment (Hindley &
Associates)
APPENDICES URBIS
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Appendix D Effects of Odour and Lightspill Reports (GCCM)
APPENDICES URBIS
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Appendix E Other Matters for Consideration
APPENDICES URBIS
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SECURITY AND SAFETY
The security and safety of employees and the general public is
highly valued by the management of the premises. Security and
safety practices will be constantly reviewed and tailored to suit
the McDonald’s Eaton store in consultation with the Shire of
Dardanup and the local police.
All existing McDonald’s stores have practices in place to ensure
that all reasonable steps will be taken to prevent undesirable
impacts on the local community.
SURVEILLANCE
McDonald’s Management will install CCTV surveillance cameras in and
around the premises in strategic places including the drive-through
facility and cashiers/service areas. This system has automated
recording technology, longer video storage capacity, video motion
detection and more advanced camera technology allowing greater
video resolution and coverage.
All cameras will operate 24 hours a day. The quality of the images
filmed will satisfy Police requirements. TV monitors will be
located within the premises and will allow staff to monitor the
activities on the camera. Management will ensure the system is
maintained in good working order. Management will also ensure that
the coverage will be operated with due regard to the privacy and
civil liberties of all persons within the development.
McDonald’s employees and adjoining properties will be encouraged to
assist with passive surveillance of all areas of the development
and in particular the car park, by providing efficient reporting
systems for any security or safety concerns on a 24 hour
basis.
INTRUDER ALARM SYSTEMS
McDonald’s will install an extensive intruder alarm system
including perimeter protection, movement detection and access
control. This system achieves an added sense of crime prevention
and security. The system will allow monitoring of who is accessing
what areas, better response to alarms and audit breaches of
security in a timely and efficient manner.
LIGHTING
Perimeter lighting will be provided around the premises and car
park to enable clear vision and will be designed in such a manner
so as to prevent concealment and shadowing. The standard of
lighting will not only reduce the fear of crime in accordance with
Australian lighting standards, but also serves to provide clear
identification of activity using the high technology CCTV cameras
proposed.
Broken light fixtures and bulbs within the premises and car park
will be replaced within 24 hours.
CLEAR SIGHT LINES
The restaurant has been designed to and takes into account the need
to maximise clear sight lines. The restaurant incorporates the
maximum use of natural surveillance and minimises potential
obstructions such as physical barriers to ensure these clear sight
lines.
ACCESS CONTROL
The McDonald’s operation will utilise an intruder alarm, access
control and CCTV systems to monitor access within the car park.
Upon commissioning the facility a risk assessment will be
undertaken to consider any pedestrian or vehicular access control
issues which may arise.
APPENDICES URBIS
HIGH RISK AREAS
The McDonald’s store has been designed so as not to create a
hostile environment. Access will be restricted particularly in
relation to nominated “secure areas” such as the kitchen/back of
house areas, exits and the loading dock. This will be achieved by
the installation of movement detectors and security hardware (locks
etc.).
GRAFFITI AND VANDALISM
It is McDonald’s policy to provide a safe environment for patrons
and employees. The store manager is required to undertake regular
inspections of the store and surrounds during opening hours and any
graffiti is removed within 24 hours. Any antisocial behaviour or
vandalism is reported directly to the Local Police. In addition,
the design of the restaurant and the fact that it is an active use
provides passive surveillance outside shopping centre trading hours
to the car park and surrounding area.
SIGNAGE
Clearly identifiable signage will be installed in and around the
restaurant to indicate which areas are open to customers and
members of the public and which areas are restricted. Signage and
clear sight lines will assist with the anticipated pedestrian flows
within the restaurant car park.
Warning signs, at strategic locations are to be placed around the
perimeter of the premises, at entry/exits to warn people of
existing security measures.
A sign at the entry of the premises advising residents to forward
any complaints regarding the operation of the premises to the Duty
Manager will be provided. The sign will include a phone number and
state that complaints can be made 24 hours a day/7 days per week.
All reasonable endeavours are to be used to answer the telephone
and the telephone will include a message bank.
The Duty Manager’s phone number will be provided to surrounding
properties.
SPACE MANAGEMENT
SEATING DESIGN
The McDonald’s operation takes into account the need to provide
seating and other comforts for persons visiting without interfering
or disrupting pedestrian flows. This philosophy is designed to
encourage increased use of the common areas to reduce the potential
for security breaches by natural surveillance.
LANDSCAPING
Landscaping is to be maintained regularly with trees and shrubs
trimmed away from doors and windows (as relevant).
OPERATIONAL PROCEDURES
COMMUNICATION
Staff training days will be held on a regular basis to reinforce
safety and security procedures for the restaurant. Employees will
be encouraged to report any suspicious activity or persons in and
around the area to the Duty Manager and/or Local Police.
INCIDENT REPORT
An Incident Report will be required to be completed on all
incidents that necessitate action by an emergency service, fire
brigade, police and maintenance called in after hours. As well, the
duty manager is required to be informed.
All incidents including vandalism and graffiti will be recorded,
together with the response time taken to repair or remove the
property affected or offending material. The frequency of incidents
together with the
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FINAL APPENDICES
respective response will be included in the regular site
performance reviews to ensure the maintenance of acceptable
standards.
TELEPHONES
Telephones are to be pre-programmed with the emergency number
‘000’. Telephone lines are to be secured with an approved lock to
avoid unlawful tampering.
REGISTERING OF COMPLAINTS
Any complaints will be received will be documented in a register
and followed up by the Duty Manager. The register will include
details of the complainant’s name, the date the problem occurred,
the nature of the complaint and outcome of the complaint.
UNOADING/LOADING OF SERVICE AND DELIVERY VEHICLES
The loading and unloading of service and delivery vehicles will
occur within the designated loading dock. Loading and unloading
times are restricted to the approved hours of 7.00am to 8.00pm
daily. This will limit any disturbance to patrons on the premises
or the amenity of the surrounding area, in particular potential
residential development to the east of the site.
NOISE MANAGEMENT
The duty manager will closely monitor the following noise
management procedures:
The premises will comply with the relevant acoustics requirement in
relation to noise emanating from the premises.
The duty manager/security personnel (where appropriate) will ensure
that customers keep noise to an appropriate level upon entering and
leaving the premises. The duty manager/security personnel will ask
customers making any noise to leave quietly and quickly and ask any
customers loitering to move on.
Signs will be placed at the points of exit requesting customers
leave quietly and in a prompt manner so as not to cause any
disturbance to the surrounding neighbourhood.
Particular attention will be made to cars which enter the site and
either park or enter the drive-through facility where noise from
these vehicles (including noise generated from any car stereo)
exceed acceptable noise levels. Should this occur, the owners of
such vehicles will be instructed to reduce noise levels or move on.
McDonald’s will not provide a service to customers or vehicles in
the drive-through facility who refuse to comply. Reports of all
noise complaints received by the Duty Manager will be documented in
a register.
Order boxes have a variable volume and the management of the store
can allocate which speakers are to be used. In this way the noise
emitted from the speakers can be managed as required. At night, one
lane of the drive-through can be closed and orders can be directed
to the pick-up windows rather than taken at the speaker boxes if it
is considered appropriate.
Inside the restaurant, staff members are alerted to the appearance
of a car by a buzzer that is activated by vehicles passing through
the drive-through. In using these indicators, it can be ensured
that vehicles are not left unattended at the order window without
the staff being aware of their presence. The efficient movement of
patrons through the drive-through is the intention of the facility
and is the best way in which to manage noise within the site.
Screening opposite the cashier and food collection windows also
works toward addressing noise which may emit from the windows
cars.
The air conditioning units and extractor fans used within the new
generation McDonald’s restaurants have been designed to be quieter
than previously used in older restaurants.
Acoustic assessments of similar restaurants have determined that
the stores operate within acceptable Environmental Protection
Authority set noise levels, and in closer proximity to residential
development than the Eaton proposal.
APPENDICES URBIS
CLEANING OF SURROUNDING PUBLIC DOMAIN
Litter is a major issue for Australian consumers as well as a
significant environmental, brand and compliance issue for
McDonald’s. It is therefore considered necessary to reduce the
litter around McDonald’s restaurants and the negative impact it has
on our business. McDonald’s already has a nationwide ‘Clean
Streets’ program, that uses regular Litter Patrols to keep
restaurant grounds and nearby streets clear of litter.
The Duty Manager will ensure that the footpath, gutter, building
entry and surrounds are kept clean and clear of litter at all
times. A litter patrol area will be determined in consultation with
the Shire. At a minimum, McDonald’s staff will perform litter
patrols twice daily for a restaurant trading 24/7.
All non-hazardous litter will be collected, with hazardous items
reported to the appropriate authorities. Bins will also be located
through-out the premises. This will help mitigate the potential
litter impact upon the surrounding environment.
Vandalism and graffiti (where possible) will be removed within 24
hours. McDonald’s Australia also sponsors the annual “Clean-Up
Australia” program in the local community.
ODOUR
Odour emissions resulting from the operations will be compliance
with the Shire’s health requirements and State legislation. The
sources of potential odours are associated with cooking and waste
storage on the premises. Mechanical mechanisms to address odour
will include filtration and ventilation systems. All waste will be
stored in the proposed waste storage area and cleared regularly.
This area is of a sufficient size to accommodate the number of
required bins and will be cleaned regularly as part of the premises
ongoing management.
LITTER
The management of litter is undertaken by each franchise owner and
the staff on site. Regular pick-ups are undertaken by staff
throughout the day and appropriate bins are provided on-site to
ensure that litter is kept to a minimum. Policies on this matter
may vary slightly depending on the franchise owner however it is
expected that litter can be kept to a minimum through active
management by staff.
McDonald’s have strict operational procedures relating to litter
control and indoor and outdoor aesthetics of the store. Regular
inspections of the restaurant including the car park, landscape
areas, footpaths, verges and neighbouring properties (if permitted)
are undertaken daily to collect litter discarded by McDonald’s
patrons. This patrol is undertaken at least twice daily for stores
that operate 24/7.
Waste bins are provided in appropriate locations both inside and
outside the restaurant and within the car park, and these are
checked and emptied on a regular basis throughout the day by staff.
McDonald’s Australia also sponsors the annual “Clean-Up Australia”
program in the local community.
CONSULTATION AND ASSESSMENT
McDonald’s are committed to ongoing consultation with adjoining
property owners, the Police and Council, to foster a better
understanding of relevant security issues. A risk assessment will
be undertaken upon commissioning of this McDonald’s store. Once
completed, the results of this assessment will be included in the
operating strategies and procedures of a management plan.
McDonald’s as a brand prides itself in providing excellent and
efficient customer service which results in continuing improvement
of processes to ensure that any adverse impacts of its operation
are recognised and mitigated. McDonald’s licensees and operation
managers work closely with local communities to ensure they are
aware of any issues as they arise, and to ensure best practice
management techniques are applied in handling issues if they do
occur. It is important to ensure that the quiet amenity of
neighbouring properties is maintained at all times during the
operation of the premises.
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HOURS OF OPERATION
McDonald’s are confident that a 24 hour/7 day a week restaurant
will help create a safer environment by providing constant
surveillance of the surrounding area and immediately reporting any
anti-social or illegal activities.
As previously identified, the restaurant and drive-through is
proposed to operate 24 hours a day 7 days a week. This is no longer
an unusual concept as many fast food restaurants operate on these
hours. The restaurant has a suite of management tools that can be
implemented to ensure that any negative impacts on the surrounding
area are minimised. At night, operations are substantially modified
to address the impact that the business may have.
APPENDICES URBIS
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Appendix F Local and Regional Contribution
APPENDICES URBIS
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FINAL APPENDICES
Appendix G Development Plans
SYDNE Y
Level 23, Darling Park Tower 2 201 Sussex Street Sydney, NSW 2000 t
02 8233 9900 f 02 8233 9966
MELBOURN E
Level 12, 120 Collins Street Melbourne, VIC 3000 t 03 8663 4888 f
03 8663 4999
BRISBAN E
Level 7, 123 Albert Street Brisbane, QLD 4000 t 07 3007 3800 f 07
3007 3811
PERTH