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Development Application

Proposed Service Station

Lot 427 Bussell Highway, Margaret River

rpsgr0up.com.au

Development Application

Proposed Service Station

Lot 427 Bussell Highway, Margaret River

Prepared by: Prepared for:

RPS AUSTRALIA EAST PTY LTD |v|R05 PTY |_T|3

PO Box 749 PO Box 8551 Busselton WA 6280 Perth DC WA 6849

T: +61 (08) 9754 2898 F: +61 (08) 9754 2085 E: busse|[email protected]

Client Manager: Mark Hunt Report Number: PR122964-1 Version I Date: Final / December 2014

rpsgroup.com.au

Development Application - Proposed Service Station Lot 427 Bussell Highway, Margaret River

IMPORTANT NOTE Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.

We have prepared this report for the sole purposes of MR05 PTY LTD ("Client") for the specific purpose of only for which it is supplied (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and do not apply directly or indirectly and will not be used for any other application, purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and documents provided to us by the Client or as a result ofa specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect. This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third Party"). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the prior written consent of RPS Australia East Pty Ltd:

I this report may not be relied on by a Third Party; and

I RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter contained in this report.

If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or financial or other loss.

Document Status

Version Purpose of Document Orig Review Review Date DraftA

l

Development Application C. Hearn M. Hunt 22/10/14l

l

DraftB l

Development Application l

M. Hunt l

D. Drown 18/12/14l

l

Final l

Development Application l

M. Hunt l

D. Drown 23/12/14l

Approval for Issue

Name Signature Date Mark Hunt /1/\»\ -s. /W ~ /l-l-~7l' 23/12/14

PR122964-1 Final Development Application December 2014 Page i


Contents 1.0 INTRODUCTION .................................................................................................................................... ..1 2.0 SUBJECT SITE ..........................................

2.1 Location and Surrounding Land Use....... 2.2 Topography and Vegetation............... 2.3 Land Ownership

2.3.1 Essential Infrastructure Services

3.0 PLANNING FRAMEWORK ................................................................................................................... ..3 3.1 Shire of Augusta-Margaret River Town Planning Scheme No. 1 .......................................... ..3 3.2 Shire of Augusta-Margaret River Local Planning Strategy .................................................... ..3 3.3 Shire of Augusta Margaret River Local Planning Policies ..................................................... ..4

3.3.1 LPP26 Signage ............................................................................................................. ..4 3.3.2 PE45 Path Contributions Policy .................................................................................... ..4

4.0 PROPOSED DEVELOPMENT ............................................................................................................... ..5 4.1 Building Design and Landscape Intent .................................................................................... ..5 4.2 Hours of Operation .................................................................................................................... ..5 4.3 Access and Movement .............................................................................................................. ..5 4.4 On-Site Parking and Servicing .................................................................................................. ..5 4.5 Ancillary Food ............................................................................................................................ ..6 4.6 Fuel Types and Dispensing ....................................................................................................... ..6 4.7 Fuel Delivery and Storage ....... 4.8 LP Gas Bottle Exchange Facility 4.9 Communication System 4.10 Vacuum Bays and Car Wash........ 4.11 Lighting ..............................

4.12 Environmental Considerations ................................................................................................. ..7 5.0 TECHNICAL CONSIDERATIONS ......................................................................................................... ..9

5.1 Landscape Design ..................................................................................................................... ..9 6.2 Noise Management .................................................................................................................... ..9 6.3 Traffic Management ................................................................................................................. ..10 6.4 Tree Retention and Protection ................................................................................................ ..11 6.5 Visual Amenity .......................................................................................................................... ..11

6.0 EMERGENCY MANAGEMENT ........................................................................................................... ..12 6.1 Fuel Spill and Fire Management ............................................................................................. ..12 7.2 Evacuation Planning ................................................................................................................ ..12

7.0 LICENSING REQUIREMENTS ............................................................................................................ ..13 8.0 CONCLUSION ..................................................................................................................................... ..14

PR122964-1 Final Development Application December 2014 Page ii


Figures

Figure 1 Location Plan

Figure 2 Aerial Plan

Appendices Appendix A Endorsed Structure Plan (Plan No. 10254-2-O01h, dated July 2014)

Appendix B WAPC Subdivision Approval (Ref. 150700) Appendix C Architectural Drawings, prepared by Stephen D'Andrea Pty Ltd Architectural and Structural

Consultants

Appendix D Sen/icing and Access Report, prepared by BPA Engineering

Appendix E Landscape Masterplan, prepared by RPS

Appendix F Environmental Noise Assessment, prepared by Lloyd George Acoustics

Appendix G Certificate of Title Appendix H Traffic Impact Statement, prepared by BPA Engineering

Appendix I Visual Impact Assessment, prepared by RPS

PR122964-1 Final Development Application December 2014 Page iii


l.0 Introduction

RPS has been commissioned by the registered proprietor of Lot 427 Bussell Highway, Margaret River to prepare and lodge a development application for a Service Station and supporting Convenience Store for consideration by the Shire of Augusta-Margaret River (Refer Figure 1 — Location Plan).

Lot 427 is strategically located in the context of the expansion of the Margaret River Townsite and forms the final component of the ‘Margaret Fields Estate’, which has been established through progressive subdivision applications to the Western Australian Planning Commission (WAPC).

The subject site is zoned ‘Residential R20’ under the Augusta - Margaret River Shire Local Planning Scheme No 1 (the Scheme). The Scheme also designates the land for an ‘Additional Use’ for a commercial development of 2OOm2 (maximum) and prescribes the need to prepare a Structure Plan to guide any future development, the means of access to the site and the form of landscaping and screening along the frontage to Bussell Highway.

The proposal to develop the land for the purposes of Service Station purposes has been established via the approval and endorsement of a Structure Plan by the Shire and Western Australian Planning Commission in July 2014 (refer Appendix A). This application is concerned only with the Service Station/Convenience Store portion of the Structure Plan area.

Conditional subdivision approval was recently granted by the WAPC (Ref. 150700) for the separation of the two land uses onto separate lots. The proposed service station will be located on proposed Lot 1. A copy of the WAPC approval is enclosed as Appendix B. Specialist Consultants

The architectural drawings for the proposed Service Station (refer Appendix C) respond to the various requirements / constraints on site and the following technical reports:

Civil and Traffic Engineering Consultant — BPA Engineering (refer Appendices D & H) I Essential infrastructure items i.e. water supply, sewer, electricity, gas;

I Drainage management strategy; and

I Traffic movement to accommodate service vehicles, articulated vehicles, tourist traffic, local traffic and pedestrians.

Landscape Consultant — RPS (refer Appendix E) I Landscape Concept Plan to address the appearance of the development when viewed from Bussell

Highway, John Archibald Drive and the interface with the grouped residential component to the north.

Acoustic Consultant — Lloyd George Acoustics (refer Appendix F)

I Environmental noise assessment to consider and address noise impacts on the future grouped residential component (immediately east) and existing residential land to the north from the proposed service station/convenience store and the associated traffic movements.

PR122964-1 Final Development Application December 2014 Page 1

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2.0 Subject Site

2.l Location and Surrounding Land Use

The subject land is approximately 1.7ha in area and is located at the intersection of the future John Archibald Drive and Bussell Highway, with Beech Drive as its eastern boundary. Residential land abuts the northern boundary of the site with further residential land east of Beech Drive. Future public open space is proposed south of the site as part of the existing Rapids Landing Estate

2.2 Topography and Vegetation

The site has a north to south gradient with a low point in the south west corner adjacent to the Bussell Highwayl Boodjidup Road round-a-bout. This site contains some remnant vegetation, with the most significant cluster being located along the western boundary and in the south-western corner of the site. Where practical, as much of this vegetation will be retained for visual amenity and screening purposes in conjunction with supplementary planting to be introduced on site.

2.3 Land Ownership

The land is owned by MRO5 Pty Ltd, and is legally identified as Lot 427 on Deposited Plan 76235 Volume 2848 Folio 380. A copy of the Certificate of Title is enclosed as Appendix G.

2.4 Essential Infrastructure Services

Water Supply

A reticulated water supply will be available to the land via an existing 100P water main is located in the Beech Drive road reserve and a new 150P main.

Effluent Disposal

The proposed development will be sen/iced by a reticulated sewerage system to be installed by the sen/ice station operator. A 150 diameter property connection will be provided from the sewer in John Archibald Drive.

Power & Telecommunications

Underground power and Telstra services are available to the site and will be extended to service each of the proposed lots.

The subject land will be serviced from the new transformer that has been installed on the site by Western Power and an allowance of 342kVA has been allocated to the Lot based on 200kVA per hectare.

The site will be serviced from existing Telstra infrastructure located within the vicinity of the site.

Stormwater Disposal

Stormwater retention measures will be constructed in the southern section of the site with a capacity for the 1 in 5 year critical storm to attenuate discharge to safe disposal points. The underground stormwater structures proposed will be designed and constructed utilising Department of Waters Best Management Practices as outlined in the Department of Water Stormwater Management Manual for Western Australia. The system has also been designed to Water Sensitive Urban Design best practices as per the Shire's standards.


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3.0 Planning Framework 3.l Shire of Augusta-Margaret River Town Planning Scheme No. I

The subject site is zoned ‘Residential R20’ under the Shire of Augusta — Margaret River Local Planning Scheme No. 1 (LPS1), which was gazetted on 24 September 2010.

The Scheme also designates the land for ‘Additional Use’ (A34 for portion of Lot 415, John Archibald Drive, Margaret River) pursuant to Schedule 2 — Additional Uses. Specifically, the Scheme states as follows:

No. Description of Land Additional Use Conditions

A34 Portion of Lot 415, John Commercial development 1. The proposed commercial Archibald Drive, Margaret comprising principally development shall not exceed River Retail and Service Station 200m2.

functions and residenfiai 2. A Development Guide Plan shall deveiopment up to a be re ared showin the ro osed density of R30/40. P p 9 P P development, the means of access

thereto and the form of landscaping and screening to be undertaken along the frontage to Bussell Highway.

A Structure Plan has been prepared over the subject site and was approved by the Shire and Western Australian Planning Commission in July 2014. The Structure Plan shows the general layout of proposed service station and the boundary of the future residential land to the east.

3.2 Shire of Augusta-Margaret River Local Planning Strategy

The approved Shire of Augusta — Margaret River Local Planning Strategy (2010) endorses the site being developed for “Mixed Use R30/R40" with residential surrounding. This Strategy is not sufficiently detailed as to provide detailed site-by-site recommendations, but accounts for previous work.

The Local Planning Strategy aims to manage Landscape and Visual Management by the following strategies:

- Consider development in accordance with Visual Management policies set out in this LPS; and

I Set new buildings back from major roads to diminish visual impact for community and tourists.

The Local Planning Strategy identifies principles for development within 3 Visual Management Areas. The proposed development is within an area classified as Visual Management Area ‘C’ and is described as follows:

“Developments and changes of use may be visually dominant, however, should borrow from the naturally established form, line, colour and texture to be compatible with the existing landscape.”

The support for the proposed Service Station is reinforced through the approval and subsequent endorsement of the Structure Plan by the Shire and WAPC in July 2014. The need for an additional Sen/ice Station has been exacerbated by the closure of two Sen/ice Station sites within the Margaret River main street.



The importance of adequate infrastructure of this nature is emphasised even further by the largely vehicle oriented tourism market with demand increasing significantly over the summer peak season, placing pressure on existing services. Provision of a service station at the southern entrance to the Margaret River Townsite will help to ease congestion at the existing service station facility, provide employment, increase competition and improve infrastructure availability. State Planning Policy 6.1 Leeuwin Naturaliste Ridge

3.3 State Planning Policy No. 6.l Leeuwin-Naturaliste Ridge Policy The Leeuwin-Naturaliste Ridge Policy (LNRSPP) provides a strategic planning tool to guide development and resolve conflict between land uses within the policy area. The vision of the LNRSPP is to achieve a “Creative, vital and sustainable communities living in balance with economic development and the unique landscape and environmental values of the Leeuwin-Naturaliste Ridge policy area.” The subject site is located within the Principal Centre of Margaret River and in the broader townsite ‘Development Investigation Area’, which is designated to cater for large scale commercial and other urban development, and therefore is an appropriate location for a Service Station development. The proposed development accords with the LNRSPP by fulfilling the following objectives:

I Catering for population growth consistent with the objectives of the LNRSPP and provide a range of settlement options located to enhance the economic, social and environmental functions, while promoting quality and innovation in urban design and built form;

I Encouraging a mix of compatible land uses while separating conflicting land uses; and

I Facilitating a robust, diverse and sustainable economy.

3.4 Shire of Augusta Margaret River Local Planning Policies 3.4.| LPP26 Signage The primary objective of this policy is to provide a framework for the orderly and appropriate placement of signage on both public and private land, thus avoiding a situation where signage becomes a dominant feature of the built form.

Given the nature of the proposed use, an appropriate amount of signage is required in order to provide clear site identification, and way finding for site functionality. It is considered that all of the proposed signage, including the 10m high site identification/petrol price sign and illuminated fascia signs, are commensurate with the requirements of the land use and the objectives of this policy in that:

I The signage provides for a necessary level of marketing to support commercial activity without compromising amenity;

I The signage that is of a scale, proportion and form appropriate to the streetscape.

I The signage does not have an unreasonable adverse impact to streetscape interaction. I The amount of signage required has been rationalised to reduce visual clutter and will be complimented

with supplementary planting on site in accordance with a landscape concept plan.

3.4.2 PE45 Path Contributions Policy

The purpose of this policy is to set out expectations for contributions to pedestrian infrastructure by subdividers and developers. As part of the structure planning process, it has already been established that a shared pathway will be constructed along the Bussell Highway and John Archibald Drive frontages to connect with Beech Drive to the satisfaction of the Shire. The requirement can be further imposed via a condition of the planning consent.



4.0 Proposed Development 4.l Building Design and Landscape Intent

The design of the proposed Sen/ice Station is shaped by the required building heights, relationship to neighbouring residents, safety requirements, traffic movement and the functionality of the site. The design is typically commercial in appearance and adopts the corporate branding normally associated with a use of this nature. However, efforts have been made to incorporate elements of the ‘Margaret River Style’, such as a pitched roof structures, rock pitching, generous landscaping using local endemic species and integration of the built form with surrounding areas. Provision of generous on-site landscaping aids the transition into the surrounding landscape buffer, and adds to the sites sympathetic approach to the ‘natural’ character of the Margaret River Township.

The proposed landscaping will ensure that the service station development provides an attractive entry statement to Margaret River, and maintains the visual amenity of the Bussell Highway with continuity in the natural vegetation bordering the highway. The signage on site will be limited to a 10m in height.

4.2 Hours of Operation

The service station is proposed to be a 24 hour, 7 day operation to provide residents and visitors with the ability to refuel and purchase food and drink at all times, a service that is not currently offered anywhere in Margaret River.

4.3 Access and Movement

Site access and exit points are provided onto Bussell Highway, allowing for safe and easy access for passing motorists. At the northern end of the site movement will be limited to left in and right in entry (travelling from the south), and left out exit only. At the southern end of the site a left out exit only is proposed onto Bussell Highway. The southern access is sufficiently setback from the Bussell Highway/John Archibald Drivel Boodjidup Road roundabout as to avoid traffic conflicts.

Potential modifications to Bussell Highway to facilitate access onto the Bussell Highway are currently subject to further detail design in consultation with MRWA. These discussions are ongoing and will involve Shire officers during the assessment of the development proposal.

The site incorporates one way arrangement for improved safety and traffic flow, with a dedicated lane following the northern and eastern boundary of the site for access to the car wash and vacuum bays. A ‘keep clear‘ zone has also been allocated at the northern edge of the site for refuelling purposes, providing ample space for continued vehicle access during refuelling operations.

A Traffic Impact Assessment (Appendix H) has been prepared to support the service station use and the design has demonstrated that access and turning circle requirements for both cars and trucks can be accommodated.

4.4 On-Site Parking and Servicing

A ‘Keep Clear’ zone has been designated to the north of the site, in a location that will not impede traffic flow during refuelling operations. The site has been designed with ease of traffic flow as a priority, which is considered necessary given the high traffic volumes expected, particularly during the summer peak period months.



The sen/ice station has included nine (9) designated parking bays directly adjacent to the service stationl convenience store building, including one (1) disabled bay, which is deemed to meet visitor car parking requirements of 1 space per 25m’ of NLA. No mechanic repair sen/ice will be provided on site.

The site also includes four (4) self-service car washing bays, four (4) vacuum bays, an auto wash bay, a high flow diesel canopy for trucks (2 pumps) and an eight (8) pump arrangement for refuelling of cars. One (1) air and water bay will also be provided on site.

4.5 Ancillary Food

The sen/ice stationl convenience store building proposes to incorporate an internal sales area of 2O0m2 (NLA), which will include point-of-sale and offer for sale goods generally expected of a sen/ice station, including vehicle-specific products, and pre-packaged snacks and drinks for the comfort of travellers. It also proposes an ancillary food component through the inclusion of a small kitchen and seating for up to 14 people. The kitchen will serve a small a range of meals that are easy to prepare and convenient for visitors to either eat-in or take-away.

It is considered that the ancillary food component can be considered under the incidental l convenience element of the service station definition below.

“service station” means premises used for— (a) the retail sale of petroleum products, motor vehicle accessories and goods of an incidenta//convenience retail nature; and

(b) the carrying out of greasing, tyre repairs and minor mechanical repairs to motor vehicles, but does not include premises used for a transport depot, panel beating, spray painting, major repairs or wrecking;

The proponent wishes to reinforce that it is not intended to be a franchise fast food outlet that could be sub- leased and operated by another fast food take-away company. It will operate and be managed under the Better Choice brand.

4.6 Fuel Types and Dispensing

The service station will provide unleaded fuels (ULP, PULP95, PULP98), both regular and high-flow diesel and LPG. The dispensing arrangements are through standard bowsers, drawing from underground storage tanks. Larger capacity high-flow pumps will be provided under the diesel canopy, which is intended for the refuelling of trucks and other high capacity, long range vehicles.

4.7 Fuel Delivery and Storage

All fuel storage and delivery activities will be undertaken in a manner which complies with Australian Standard 1940 - The Storage and Handling of Combustible Liquids. Fuel delivery will occur at a rate of 3 - 4deliveries per week by a 40,000 litre capacity truck with a length of 11m, a width of 2.5m and a turning circle of 15m.

The fuel will be stored in an underground horizontal cylindrical tank arrangement, with the tanks located underneath the entry right of way for ease of access and proximity to the main pump canopy. The fill point for the underground tanks will be located on the northern boundary directly adjacent to the designated ‘Keep Clear’ zone for tanker parking, and in close proximity to the underground storage tanks. The fuel vents are located at the northern edge of the Service Station/Convenience building.



4.8 LP Gas Bottle Exchange Facility

While not indicated on the architectural plans, a LP gas bottle exchange facility is a service that will be offered at the service station. Typically, the bottle cages are located immediately adjacent to the building in a secure location with good visual surveillance.

4.9 Communication System

Speakers will be mounted externally near fuel pumps to advise patrons of management and safety issues. The speakers will not be used for the broadcast of music due to noise management requirements. The sen/ice station is serviced by will be connected to Telstra telecommunications infrastructure.

4. I 0 Vacuum Bays and Car Wash

The vacuum bays and car wash facilities are to be located at the southern edge of the site, and consist of four (4) self-sen/ice wash bays, an automatic wash bay and four vacuum bays. The vacuum bays are to be mounted on concrete plinths in two locations among the four bays, and will include a ducted system to reduce noise impacts on surrounding residential areas.

4.l I Lighting

On site lighting will be provided primarily by twelve (12), 400 watt, metal-halide light poles at a height of 6m. These poles line the entire perimeter of the site, with one to the immediate rear of the service station/convenience store building near the bins. All of these lights will be fitted appropriately with baffles that will contain light spill within the site. In addition to the light poles, a number of illuminated signs including:

- Internally illuminated fuel canopy logo sign;

- Internally Illuminated site identification sign; and

- Internally Illuminated wash station canopy sign.

In addition to the aforementioned lighting, internal lighting for the service station/fast food building will be provided, as well as lighting for the wash bays. The lighting will be clearly visible without users having to strain, and will be sufficient to provide a safe working environment.

4.l2 Environmental Considerations

The risk of contamination and pollution of the local environment is considered minimal. Sen/ice Stations are a highly regulated land use and designers use industry best practices to minimise any fuel or other contaminant access to stormwater drains or soakage. Design, operational and management measures will include (but not limited to):

- The connection of site washrooms and toilets to reticulated sewerage;

I The use of double-contained fuel storage tank systems with a leak monitoring space. Fuel tanks are also established in stable compacted soils;

I The fuel dispenser area will be covered and graded to contain polluted runoff. Any runoff will drain via collection sumps and then to an appropriate contaminated stormwater treatment system;

- Vehicle wash facilities will be located in weatherproof areas and on hardstand flooring to prevent the loss of wash water and waxes to the environment and to prevent dilution of wastewater by rainfall;



- The wash down area will drain to a holding tank where solids and oils can be treated and removed prior to effluent recycle or disposal;

- The operators will regularly inspect and record the operation of onsite waste holding and treatment systems including fuel and oil traps, sediment basins, and fuel leakage detection systems. Any deficiencies will be corrected without delay;

- Site operators will be trained personnel to effectively handle incidents such as fuel and oil spills;

I Equipment will be installed on site to use in the clean-up of any fuel, oil or chemical spills. Such equipment could include absorbent material, such as ‘kitty litter‘, and waste storage skips. Any spill will be fully contained to avoid any harm to the surrounding environment.

The subject land is not subject to seasonal flooding, within defined flood plains or within a waterway foreshore area. Significant separation distance will exist between the Service Stations and any surrounding waterway (including foreshore areas) to protect the ecological and social values of the waterways and prevent degradation of water quality.

A natural vegetation buffer, through the retention of existing vegetation on site coupled with supplementary planting will help to improve water quality by filtering contaminated water before it enters safe disposal areas.



5.0 Technical Considerations 5.l Landscape Design

RPS was commissioned to prepare a Landscape Masterplan (refer Appendix E) to illustrate the approach to landscaping on site through the retention of existing site features, and the introduction of supplementary planting.

Where practical, retention of existing trees has been identified as the most effective way to retain the visual amenity around the site. Landscaping will occur around the entire perimeter of the site (excluding entry/exit points), in order to mitigate noise and visual impacts on surrounding residential areas. Boulders excavated during site works will be used as part of the landscaping in combination with a mix of native groundcovers, shrubs, grass mix and compacted locally available gravel.

The retention and planting of native vegetation will also assist with the stormwater treatment process providing natural nutrient treatment before infiltration occurs. Additional planting of native vegetation will also occur to further enhance the interface with Bussell Highway, John Archibald Drive and surrounding residential land uses.

6.2 Noise Management

Lloyd George Acoustics were commissioned to undertake an environmental noise assessment to assess the potential noise impacts from the proposed service station (and associated convenience store) on the subject land (refer Appendix F).

From the analysis within this report, the following recommendations are made:

- Boundary wall is to be constructed around the perimeter of the site at a minimum height of 2 metres. The wall is not to have any gaps and be constructed of a material having a minimum surface mass of 15kg/m2 such as brick, limestone, twin side panels or other equivalent.

I Automatic carwash is to have entry and exit doors installed. These doors are to close prior to operation of the carvvash and be sufficient to provide a minimum 15 dB insertion loss.

I North side of the diesel refuelling area is to be sheeted with Colorbond or similar with 50mm thick, 24kg/m3 insulation to the inside of the Colorbond. The insulation can be faced with perforated foil or similar.

- New residences, immediately to the east of the site, are to have the following restrictions/requirements:

0 Notifications on title to advise of the close proximity of the service station (and supporting retail) and the potential for high levels of noise.

- Each dwelling is to provide at least one outdoor area that is shielded from the service station by either locating on the east side of the dwelling or constructing an alcove type arrangement so that the outdoor area is again, protected by the dwelling. The focus is to be not having line of site to the refuelling area or carvvash area.

- Locate, where practicable, non-habitable rooms on the west side of the dwelling to face the service station/retail use.

1 Eaves are to be enclosed with minimum 4mm thick fibre cement sheet.



0 Ceiling to be insulated with minimum R3 type insulation between ceiling joists.

0 Roof to be Colorbond with Anticon or clay roof tiles with sarking.

0 Ceilings to be 13mm thick plasterboard.

0 Walls to be double brick construction.

0 Windows to bedrooms on the west, north or south sides to be no more than 20% of the floor area, fixed, awning or casement style with 10.38mm thick glass sufficient to achieve Rw 35.

0 Windows to other habitable spaces (including kitchens) on the west, north or south sides to be no more than 50% of the floor area, fixed, awning or casement style with 10.38mm thick glass sufficient to achieve Rw 35.

0 Mechanical ventilation to be provided to allow windows to be closed.

Other items that have not been specifically assessed but are to be managed are described below:

I Where the service station driving area is of concrete construction, this is to be roughened to avoid tyre squeal noise associated with smooth concrete.

I Any drainage grates or access holes located in driving areas are to be plastic or metal with rubber gaskets to avoid banging when driven over.

I Vacuums to have a sound power level no more than shown in Table 3-2.

I Can/l/ash plant room to be well sealed and constructed of brick/concrete walls with roof sheeting and double layer 13mm thick plasterboard ceiling. Doors to plant room to be minimum 50mm thick, solid timber core door with full perimeter seals such as Raven RP24 and RP38.

I Mechanical plant to be selected for quiet operation and capable of operating at slow speed at night.

I No music to be played external to the retail store.

I Emptying of rubbish bins to be undertaken between the hours of 7am and 7pm Mondays to Saturdays.

6.3 Traffic Management

BPA Engineering was commissioned to undertake a traffic impact analysis to address the adequacy of the vehicle access arrangements, vehicle and truck turning requirements and on-site parking (refer Appendix H). The internal turning requirements for a 19.0m semi entering/exiting the site have been checked and confirm that the proposed road and crossover arrangements are satisfactory. The parking dimensions have also been reviewed and confirm that the parking bays are in accordance with AS 2890.1:2004 Parking Facilities Part 1: Off Street Car Parking for a User Class 3A for Short Term.

BPA have also been liaising with Main Roads WA regarding the access requirements from Bussell Highway to the proposed sen/ice station. MRWA have advised that they approve an ‘in only’ Northern crossover and a “left out" for the southern crossover. Modification will be required to the Bussell Highway road layout to suit the proposed turning movements including median islands and turning pockets. The modifications will require widening of the road cross section both to the west and east. Existing stormwater drainage will need to be modified to suit, and existing trees/vegetation will need to be removed to facilitate the works.



Discussions with MRWA are continuing and will occur in conjunction with Shire officers during the assessment of the proposed use.

6.4 Tree Retention and Protection

A significant number of trees and native vegetation are to be retained as part of this proposal, as required under the conditions of the endorsed structure plan, and as recommended by the visual impact assessment. A significant stand of trees will be retained at the south of the site. Where not constrained by engineering or road modification requirements, existing vegetation along the western frontage to Bussell Highway may also be retained. Trees species to be retained include Eucalyptus marginate (Jarrah), Agonis flexuosa (Peppermint) and Corymbia calophylla (Marri), helping to maintain a consistent canopy height with surrounding areas.

In addition to the retention of existing trees, supplementary planting will introduced using local endemic species to soften the proposed buildings and hardstand areas and create an attractive interface with surrounding areas.

6.5 Visual Amenity

RPS was commissioned to undertake a visual impact assessment to support the previously approved Structure Plan and inform the layout and design of the proposed service station. A copy of the VIA is enclosed as Appendix I.

The design of the service station responds to the findings of the VIA through the proposed retention of the stand of existing trees and vegetation to the south, and the provision of landscape planting! vegetation around the perimeter of the service station site. This is seen as an important aspect to minimise the visual impact of the development on the character of the site and its surrounds. This stand of trees is largely retained as part of this proposal, and any trees removed will be offset by planting of native vegetation.

Consistent with the recommendations outlined in the visual impact assessment, the following measures will be undertaken taken to ensure the development is compatible with the existing landscape character:

I Where engineering and road upgrade requirements allow, retain existing vegetation along Bussell Highway and consolidate into landscape buffer;

I Maintain a landscape buffer including existing mature vegetation to the southwest of the site to the Bussell Highway and Boodjidup Road roundabout;

I Create robust landscape plantingl screening areas and where practical retain existing mature vegetation within the boundaries of service station site. However, this is to be balanced against the need for commercial exposure for use of this nature;

I Proposed Service Station has been designed and constructed to sit below the tree and ridge line when viewed from Bussell Hwy;

I Signage is to be located at vehicular entries to the sen/ice station and positioned sympathetically not to impact tree canopies or root zones.

Native groundcover/shrubs mixes will be planted intermittently around the site, and around the base of signage to reduce the prominence of the signs from Bussell Highway. Boulders excavated from the site during works will be used in conjunction with compacted locally available gravel and native vegetation to reflect the natural landscape of the region, and maintain the ‘Margaret River Style’.



6.0 Emergency Management 6.l Fuel Spill and Fire Management

An Emergency Response Plan will be prepared to define procedures in all emergency scenarios, including fuel spill and occurrence of fire. Fuel spill and fire management procedures and systems will be designed and implemented in accordance with AS1940 Sections 9 and 10.

A spill kit including a container/bin with a tight fitting lid, drain protectors, containment booms, not combustible absorbent material, broom, shovel, face shield, chemical resistant boots, gloves and respirator will be kept on site. All staff will be trained in the implementation of response procedures, and will also be trained in the use of response equipment. Other operational safety measures on site will include powder type (white banded) fire extinguishers, correctly signed fuel pumps/dispensers, flame arresters fitted on fuel vents, emergency stop switches and well maintained fuel pumps.

All dispensing and storage infrastructure is to be maintained regularly to ensure no leaks or other faults occur that would cause significant safety issues.

First aid and medical equipment will be available and readily accessible on the site, as well as staff being trained in the use of the first aid equipment. The telecommunications system will be located adjacent to the operator's console and will be accompanied by a list of emergency numbers.

7.2 Evacuation Planning

Given the hazardous and combustible nature of the fuel and gas products stored on site, a plan of evacuation in case of emergency is essential. An emergency evacuation plan will be prepared according to established procedures already implemented at existing Better Choice outlets, tailored for this particular site. This will include a manifest showing storage tank and pump sites, vents, safety equipment, exits and the emergency evacuation points.

Staff will be trained in evacuation and emergency management procedures, and a Duty List will be created that will outline specific roles and responsibilities of personnel in an emergency.



7.0 Licensing Requirements Under the provisions of the Dangerous Goods Safety Act 2004, the approved codes of practice that apply to petrol stations are Australian Standard AS 1940:2004 - The storage and handling of flammable and combustible liquids and AS/NZS 1596 - The storage and handling of LP Gas. Compliance with these codes is an accepted means of minimising the risk from dangerous goods.

The responsibility for ensuring that the facility petrol bowsers and storage tanks are located a safe distance from surrounding residences, together with a wide range of other safety considerations falls to the State Department of Mines and Petroleum (DMP). Following issue of the planning consent by the Shire, the operators of the Service Station will need to achieve a Dangerous Goods Site Licence and to do so will engage an accredited consultant, who will undertake a risk assessment and set out a detailed design for the facility, which accords with the relevant Australian Standards. The Department of Mines and Petroleum is responsible for issuing approval to the detailed design plans and for providing the dangerous goods licence.

The location of gas, petrol and diesel storage/dispensing infrastructure on site will be in accordance with the relevant Australian Standard.



8.0 Conclusion The need for a new sen/ice station site in Margaret River is well known given the closure and redevelopment of other service station sites in the Town Centre.

The subject land has long been earmarked for this use and was recognised during the preparation of the East Margaret River Structure Plan in 2005. Its location is strategic at the intersection with the major east/west (Boodjidup Rd-John Archibald Drive) and north south (Bussell Hwy) road network that occurs on the boundary of the subject land. There are no other sites in the Margaret River locality, which specifically provide for a sen/ice station, and the proposed site also allows good access to the future perimeter road via John Archibald Drive.

The proposal will provide a complete redevelopment of the site, including its improvement through vegetation retention and landscaping.

The information provided in this report provides comprehensive planning and design justification for the proposed development, addresses the existing planning framework, relevant technical considerations, built form outcomes, landscaping, and key safety and environmental considerations.

On this basis, and in light of the assessment contained within this report, we recommend the application be favourably determination, subject to reasonable and relevant conditions.


Documents

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