131-135 heaslip road angle vale - sa planning...

Development Assessment Commission28 July 2016

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AGENDA ITEM 2.2.2

Peregrine Corporation

Redevelopment of an existing Petrol Filling Station site

131-135 Heaslip Road Angle Vale

292/E009/16

TABLE OF CONTENTS

PAGE NOAGENDA REPORT 2-19APPENDIX 1 – DEVELOPMENT PLAN PROVISIONS 2-36ATTACHMENTS

1: MAPS & PHOTOS 37-532: APPLICATION & PLANS

a. Plans - ADS Architectsb. Environmental Noise Assessment - Sonusc. Traffic Impact Statement - GHDd. Stormwater Plan - SAGEROe. Effluent Disposal Soakage Assessment - TMKf. Lighting Modelling Report - TMKg. CEMP - FYFE

54-14568-7071-8182-9091-9394-100101-108109-145

3: AGENCY COMMENTS 146-1544: COUNCIL COMMENTS 1555: REPRESENTATIONS 156-1636: RESPONSE TO REPRESENTATIONS 164-166


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OVERVIEW

Application No 292/E009/16Unique ID/KNET ID 1080 / 2016/05972/01Applicant Peregrine CorporationProposal Demolition of an existing petrol filling station building and

construction of a new petrol filling station with associateduses, including a shop, co-branded food outlet with drivethrough facilities, automated car wash facility, vacuum bays,signage, car parking, landscaping and site works

Subject Land 131-135 Heaslip Road, Angle ValeZone/Policy Area Neighbourhood Centre Zone, Map Play/36Relevant Authority DAC - Schedule 10 section 20 – Certain developments over

$3mLodgement Date 5 April 2016Council City of PlayfordDevelopment Plan 10 December 2015Type of Development MeritPublic Notification Category 2Representations One (1) received, one (1) to be heardReferral Agencies EPAReport Author Nitsan Taylor, Senior Planning OfficerRECOMMENDATION Development Plan Consent subject to conditions

EXECUTIVE SUMMARY

The application seeks planning consent for the redevelopment of an existing petrol fillingstation site with a new petrol filling station and associated uses, including retail, co-branded food outlet (Subway) with drive through facilities, automated car wash facility,two (2) vacuum bays, signage and car parking. The existing control building will bedemolished and replaced however the fuel canopy will be retained and new fuel pumpsand tanks will be installed. No changes to existing access arrangements will occur.

The Development Assessment Commission has been appointed by the State CoordinatorGeneral as the relevant authority pursuant to Schedule 10 of the DevelopmentRegulations 2008 (certain development over $3 million in value).

The proposal is situated in the suburb of Angle Vale in the Neighbourhood Centre Zone. Apetrol filling station is neither complying nor non-complying in the zone and therefore theapplication has been assessed on its merits.

The application was referred to the EPA pursuant to Schedule 8 of the DevelopmentRegulations 2008, with the EPA advising it has no objections subject to conditions.Playford Council has advised it has no comment to make on the proposal.

Category 2 notification has been undertaken, with one (1) representation received froman adjacent owner. The representor has requested to be heard by the Commission.

The application has been assessed against the Playford Development Plan and generallysatisfies relevant provisions in relation to land use, interface, bulk and scale, trafficaccess and parking, noise and odour. I have undertaken an inspection of the site.

On balance, the application is considered to have sufficient merit to warrant consent.


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AGENDA ITEM 2.2.2

ASSESSMENT REPORT

1. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

The subject land currently comprises an ‘On The Run’ petrol filling station consisting of asingle storey control building and freestanding fuel canopy. Other non-permanentstructures include an ice machine, LPG gas bottle storage area, and trailer hire service.The petrol filling station is currently open 24 hours a day, seven days a week.

The application proposes to: Demolish the existing control building (floor area approximately 105m2) Construct a new single storey control building (floor area approximately 380m2) Attach new corporate green fascia cladding to the existing fuel canopy Replace the fuel dispensing equipment with 4 x pumps (8 filling positions –

increase of 2) Replace the underground fuel storage tanks with 2 x 70kL tanks) Construct a new single bay fully enclosed auto carwash facility Install 2 x vacuum bays with canopy Replace existing freestanding signage with:

o 1 x 3.3m high BP price boardo 1 x 9m high BP pylon

Provide 15 car parking spaces (1 disabled), accessible via two existing crossovers Install a new septic tank and associated soakage trenches to capture and dispose

of wastewater and stormwater

Figure 1 – Site Plan


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AGENDA ITEM 2.2.2

The proposed control building will comprise a retail/sales area, cool room, office, Subwayfood outlet and associated preparation area, public amenities, cleaning and storageareas.

The building will generally have a height of 5.1 metres with the exception of a 2.4m x2.4m column at the eastern end of the building that will extend 2.7 metres above theroof line and feature illuminated signage (‘C’ branding) on two sides.

No changes will occur to the existing access arrangements to the site, with vehicularingress/egress to continue to be via the two existing crossovers to Heaslip Road. Accessbetween the subject site and the adjoining shopping centre to the north/north-east willalso be retained.

2. SITE AND LOCALITY

2.1 Site Description

The subject site is comprises three (3) allotments and is formally described as follows:

Lot No Street Suburb Hundred Title Reference

701 in DP 110971 Heaslip Road Angle Vale Munno Para 6164/297



The subject site has an area of 3750m2 and a frontage to Heaslip Road ofapproximately 67 metres. Much of the site has been sealed with concrete aside fromthe rear of the site and grassed areas along the sides and across a section of thefront. The subject site currently has two, two-way access points to Heaslip Road.Heaslip Road is identified in the Development Plan as a secondary arterial road.

As with much of Angle Vale, the subject site is unsewered and therefore requires on-site wastewater disposal.

2.2 Locality

The subject site is located on the western side of Heaslip Road, which ispredominately commercial in nature and is zoned Neighbourhood Centre. The AngleVale Shopping Centre and associated car parking area is located behind (west) andon the northern side of the subject site. Vehicle access between the subject site andadjoining car park is gained via an internal access point. Virgara Wines andassociated restaurant and car parking area are located to the south-west.

Land on the eastern side of Heaslip Road is zoned Suburban Neighbourhood andcomprises the Anglesey Residential Estate, which consists primarily of single storeydetached dwellings on large (2000m2) blocks. An 18 metre (approx) wide landscapedroad reserve separates Heaslip Road from land in the Suburban Neighbourhood Zone.

Refer to Figure 2 over page.


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AGENDA ITEM 2.2.2

Figure 2 – Location Map

3. COUNCIL COMMENTS

3.1 City of Playford

Council advised that it has no comment to make as the proposed development willhave no further impacts than the existing use on adjacent residential properties due tothe existing reserve and vegetation along the eastern side of Heaslip Road.

No conditions have been recommended.

4. STATUTORY REFERRAL BODY COMMENTS

Referral responses are contained in the ATTACHMENTS.

4.1 EPA

The application was referred to the EPA pursuant to Schedule 8 and Schedule 21(petroleum storage) of the Development Regulations 2008.

In its response the EPA considers air quality, site contamination, constructionmanagement, and water quality issues which directly relate to the referral trigger. In

18m roadreserve

NeighbourhoodCentre Zone

SuburbanNeighbourhoodZone


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AGENDA ITEM 2.2.2

addition, informal advice has been provided in relation to noise, stormwater and wastemanagement.

The EPA has advised that provided the applicant adheres to the recommendedconditions of approval, the activity of ‘petroleum storage’ will not result in any adverseair quality, water quality, site contamination or construction impacts.

The applicant has reviewed the EPA’s conditions and has requested that Condition 2 bere-worded as follows (struck out and highlighted in bold):

The applicant must engage a suitably qualified and experienced site contaminationconsultant to implement the ‘Construction Environment Management Plan: On TheRun Angle Vale Service Station Lot 31-33 Heaslip Road’, prepared by Fyfe Pty Ltd(ref: 80017-19-1), Revision, dated 29 February 2016, and to:

a. Manage and dispose of contaminated material in accordance with EPA andother relevant guidelines (as stated in the CEMP);

b. Validate underground storage systems (USS) excavation in accordance with theNational Environment Protection (Assessment of Site Contamination) Measure1999 (as amended 2013) and other EPA guidelines prior to backfilling orreplacement of USS.

The applicant is concerned that the EPA’s wording requires a site contaminationconsultant to implement all aspects of the CEMP rather than just those aspects thatrequire site contamination expertise.

The applicant’s wording change is considered to be acceptable.

The remainder of the EPA’s recommended conditions of approval have been adoptedas written.

5. PUBLIC NOTIFICATION

All development in the Neighbourhood Centre Zone is assigned Category 1 except wherethe subject land abuts land in a different zone, in which case it is assigned Category 2.In this instance the subject land abuts a Suburban Neighbourhood Zone and thereforethe application underwent Category 2 notification, with the owners and occupiers ofadjacent land notified of the development.

One (1) representation was received, summarised as follows:

RepresentorID

Issue Applicant’s Response

R1 Light and noisedisturbance from thenew development.Requests installation ofa higher fence alongproperty boundary orscreen plantings on hisside of the fence.

A lighting report has been commissioned toinvestigate the representor’s concerns. Thereport shows that there is currently no lightspill into the representor’s property.

The report outlines measures Peregrine canand will adopt to mitigate light impact on theresidents in the vicinity of the site, includingthe representor.

The boundary fence will not be increased as itis not practicable to increase the height of thefence for just one property along HeaslipRoad.


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The lighting report has been reviewed and it is noted that the impact of the existinglighting on adjacent properties will reduced as a result of the proposed development,with some existing light poles to be removed or re-oriented to direct light away fromadjoining land; and new lights to be mounted with a zero degree tilt to ensure no lightspill occurs. The report also recommends that the pylon signs are fitted with dimmers toenable the lighting to be dimmed to a maximum of 4 lux during curfew hours (11pm –6am). It will be a condition of approval that these recommendations are adopted by theproponent.

Figure 3 – Representation Map

The representor wishes to be heard by the Commission.

A copy of the representation and the applicant’s response is contained in theATTACHMENTS.

6. POLICY OVERVIEW

The subject site is located in the Neighbourhood Centre Zone, Precinct 16 Angle ValeNeighbourhood Centre, as described within the City of Playford Development PlanConsolidated 10 December 2015, Map Play/36.

Relevant planning policies are contained in APPENDIX 1 and summarised below.

6.1 Zone

The primary intent of the Neighbourhood Centre Zone is to provide a range of facilitiesto meet the shopping, community, business and recreational needs of the surroundingneighbourhood. Advertising signage should be limited to displays with the principalpurpose of identifying the site to passing motorists. ‘Petrol filling station’ is anenvisaged use in the zone.

R1


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Figure 4 – Zoning Map


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6.2 Precinct 16 Angle Vale Neighbourhood Centre

The Angle Vale Neighbourhood Centre precinct represents the core retail area of thezone and is intended for retail and commercial uses. Development in the precinctshould be in accordance with the Angle Vale Neighbourhood Centre Concept Plan(refer Figure 5).

Figure 5 – Precinct Map


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Figure 6 – Concept Plan


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AGENDA ITEM 2.2.2

6.3 Council Wide

The Council Wide provisions of the Development Plan provide guidance onadvertisements, design and appearance, interface between land uses, transportationand access, and waste.

In general terms, the Development Plan seeks: Advertisements that are consistent with the character of the locality in terms

of size, design and location. To limit freestanding signs to one primary advertisement per site. Development of a high design standard that reflects the desired character of

the locality in terms of height, bulk, scale, articulation and materiality. Landscaping for buildings located within 100 metres of Heaslip Road. Development that is designed and sited to minimise adverse impact and

conflict between land uses. Development that does not detrimentally affect the amenity of the locality or

cause unreasonable interference due to noise, odour, light spill, hours ofoperation or traffic impacts.

The incorporation of noise attenuation measures that meet the relevantEnvironment Protection (Noise) Policy criteria for noise generating activities.

Safe and convenient access to a public road that avoids unreasonableinterference with traffic flow and minimises adverse impacts on neighbouringproperties.

Development with access to an arterial road designed to ensure vehicles canenter and exit the site in a forward direction.

Off-street car parking provided in accordance with Table Play/3 - Off StreetVehicle Parking Requirements.

The storage, treatment and disposal of waste in a manner that does not riskthe health or impairment of the environment.

7. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the City of PlayfordDevelopment Plan, which are contained in APPENDIX 1.

The key planning issues for this application are discussed below.

7.1 Land Use

The subject land has been used as a Petrol filling station for more than a decade. Thecurrent application seeks to upgrade and augment the existing use by constructing anew control building that is large enough to accommodate a retail (shop) componentand Subway food outlet and associated preparation area. The existing fuel canopy willbe retained, with new fuel tanks and fuel dispensers installed in line with currentstandards. The number of refuelling positions will increase from six to eight as a resultof the development. The proposed development will also include the construction of afully enclosed car wash structure and two open air vacuum bays, which is consistentwith what is currently provided at other petrol station sites.

‘Petrol filling station’ and ‘shop’ are specifically listed as envisaged uses in theNeighbourhood Centre Zone. The proposed development is consistent with the AngleVale Neighbourhood Centre Concept Plan, which earmarks the site forretail/commercial use.

Given the existing use of the site, the zone and the locality, the proposed developmentis considered to be an appropriate use of the land.


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7.2 Bulk, Scale and Design

The proposed single storey control building will be of modern design and will beconstructed from a combination of precast concrete, cement fibre wall panels andglazing. The building will have an overall height of 5.1 metres, with the exception of acolumn at the eastern end of the building, which will extend 2.7 metres above theroofline. The building will be similar in height to the existing fuel canopy on the site.

The proposed auto wash building will be constructed from precast concrete walls andacoustic glazing and will feature a ‘butterfly’ roofline with a maximum height of 6.5m.

The immediate locality is dominated by the Angle Vale Shopping Centre - located tothe rear and side of the subject site - which presents as two storeys in height and is ofprecast concrete construction.

In this context and having visited the site and locality, I am of the view that the bulk,scale and design of the proposed buildings is generally in keeping with the existingbuildings in the Neighbourhood Centre Zone and in particular the adjacent shoppingcentre.

7.3 Interface Impacts

The primary concern with development of this nature generally relates to potentialnegative impacts on adjacent sensitive land uses and management of the interface tominimise such impacts. In this instance, it is of note that:

The subject land and nearest residential properties are separated by asecondary arterial road (Heaslip Road) and an 18 metre wide vegetated roadreserve.

Land on either side of the subject site is primarily used for commercial/retailpurposes.

The subject site currently comprises a petrol filling station and has a longhistory of being used as such.

There will be no change to operating hours, with the existing petrol fillingstation currently open 24/7.

The subject site is located approximately 47 metres from the nearestresidential property (boundary to boundary).

The two new noise sources on the site (the vacuum bays and auto wash) arelocated 80 metres and 85 metres from the nearest dwelling, respectively.

The existing fuel canopy is located approximately 93 metres from the nearestdwelling.

The rear boundaries of the properties along Heaslip Road are fenced with solidfencing (Colorbond or similar) to a height of approximately 1.8 metres.

The Environmental Noise Assessment Report prepared by Sonus predicts thatthe noise level at the closest dwellings will not exceed 40dB(A), which is themore stringent night-time level specified in the Environmental Protection(Noise) Policy.

The development will be undertaken in accordance with the lighting reportprovided by TMK, which includes recommendations to alter, relocate or replaceexisting light sources in order to reduce impact on adjacent residentialproperties.

The existing access arrangements and nature of traffic movements through thesite will not change as a result of the proposed development.

Sufficient off-street car parking will be provided in accordance withDevelopment Plan requirements.

In light of the above, it is considered that the proposed development will have nofurther impact on surrounding residential uses than the existing development, and in


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the case of lighting, may have a reduced impact. The proposed development istherefore considered acceptable in terms of impact on adjacent residential land.

7.4 Signage

The development application seeks approval for one (1) 9 metre high pylon and one(1) 3.3 metre high price board. The proposed control building will also feature fasciasignage featuring corporate branding associated with the development (e.g. ‘On TheRun’ ‘Subway’ and ‘C’). The subject site currently comprises one (1) 6 metre highpylon sign, which will be replaced by the proposed 9 metre pylon.

The Neighbourhood Centre Zone stipulates that advertising should be limited todisplays that seek to identify the site to passing motorists and should be succinct,legible and readily discernible to passing motorists. General policy suggests thatsignage should be limited to one primary advertisement per site and should be of ascale and design that is in keeping with the character of the locality.

On balance it is considered that the proposed signage is consistent with the kind ofadvertising generally anticipated at petrol filling station sites; and in the context of theNeighbourhood Centre Zone, Angle Vale Shopping Centre and Heaslip Road, isconsidered to be acceptable.

7.5 Traffic Impact, Access and Parking

The subject site currently comprises an ‘On The Run’ Petrol filling station. The primaryuse of the site will not change as a result of the proposed development, although itwill be augmented to include a larger retail component, Subway food outlet, car washfacility and self-service vacuum bays.

The existing two-way commercial crossovers to Heaslip Road will be retained and willcontinue to provide access to and from the site for passenger and commercialvehicles. No referral was required to the Safety and Services Division of DPTI on thisbasis.

The Traffic Impact Statement (TIS) prepared by GHD states that the separationdistance between the property boundary and the nearest fuel pump will be 19 metres,which exceeds the minimum 10 metre setback required by DPTI to avoid queuing ontothe road.

The TIS estimates that the proposed development will result in an additional 170 tripsduring peak hour, which is not considered to be significant and is therefore unlikely tocompromise the operation or safety of the surrounding road network.

The design of the development allows for sufficient clearance on both sides of the fuelcanopy to prevent obstruction of fuel filling points and ensure safe site circulation. Interms of off-street car parking provision, Table Play /3 – Off Street Vehicle ParkingRequirements requires the provision of 8 car parking spaces. Currently off-street carparking is undertaken in an ad hoc manner on the site due to a lack of line marking.The proposed development will provide 15 dedicated car parking spaces (including 1 xdisabled) plus two vacuum bays and 8 refuelling positions. This is considered to be agood outcome.

A condition of consent has been recommended requiring the applicant to submit anamended plan showing the relocation of the disabled car parking space to adjacent theentrance to the control building.


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7.6 Environmental Factors

7.6.1 Fuel Storage

The application proposes to install two double-walled fibreglass fuel tanks witha combined capacity of 140kL. The tanks carry a 40 year warranty againstinternal and external corrosion and will be sited to comply with relevantstandards (AS/NZ S1596 and AS1940). The tanks will be monitored for signsof leakage through the use of an Automatic Tank Gauging system (ATG),which is designed to detect discrepancies in the levels of fuel in the tanks. Thefuel lines will be double walled and fitted with mechanical pressure leakagedetection systems.

The EPA has advised that the fuel storage methods and associatedenvironment protection measures against leakage are satisfactory.

7.6.2 Wastewater

The subject site is located in an unsewered area. As such, the control buildingwill be connected to a 5kL (min) septic tank and the car wash will beconnected to a 3250kL (min) septic tank. Wastewater will then be distributedto 7 soakage trenches located across the site for dispersal.

Council has advised it has no comment to make regarding the proposedmethod of wastewater disposal. It will be a condition of approval that theapplicant seek approval from the Council for the proposed on-site disposalsystems.

The EPA has recommended that vehicles and trailers should be preventedfrom traversing the soakage trench areas. A condition of approval has beenattached to the recommendation requiring the soakage areas to be designedso that they are inaccessible to vehicles.

7.6.3 Stormwater

The applicant has advised that all trafficable areas will be sealed withbitumen, concrete or other impervious material and all run-off from under theexisting fuel canopy will be diverted to a 10kL blind tank to prevent oil andfuel waste from entering the stormwater system. The EPA has is satisfied withthis approach.

The EPA has recommended that the car wash should be designed inaccordance with EPA Information Sheet: Stormwater Management for WashBay (2004). A condition of approval has been included in the recommendationto this effect.

7.6.4 Odour

The applicant proposes to utilise a Stage 1 vapour recovery system to reducethe level of petrol emissions entering the atmosphere. The EPA has advisedthat this is satisfactory.

The nature of the food provided by Subway is such that it is not expected togenerate any appreciable odour that could be deemed offensive to adjoiningland owners.


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7.7 Landscaping

A landscaping plan has not been provided as part of the development application. Itwill be a condition of consent that a landscaping plan is provided to the satisfaction ofthe DAC prior to the granting of Development Approval.

8. CONCLUSION

On balance, given the long standing use of the site, existing setbacks, and thepredominately commercial nature of the surrounding land uses, it is considered unlikelythat the proposed development will have a significantly greater impact on the localitythan the existing petrol filling station.

The 18 metre wide road reserve on the eastern side of Heaslip Road together withHeaslip Road itself provides a generous buffer between the proposed development andthe more sensitive uses of the adjacent Suburban Neighbourhood Zone.

Access arrangements will not change as a result of the proposed development andsufficient off-street car parking will be provided, therefore it is considered unlikely thatthe proposed development will have a significant impact on traffic movement alongHeaslip Road.

The proponent has provided a lighting report in response to the concerns raised by therepresentor, which indicates that there is likely to be less light disturbance than currentlyoccurs due to the use of less intrusive lighting methods (e.g. zero tilt floodlights). It is ofnote that the representor’s back fence is located approximately 60 metres from thenearest light source on the subject site.

The EPA has considered the application in terms of air quality, water quality, and sitecontamination, and has advised that the application may be approved subject toconditions. The EPA has also provided informal advice on stormwater, wastewater, noiseand waste management, which has been taken into consideration in the assessment ofthe application and reflected in the recommended conditions of approval.

The City of Playford has advised that is has no comment to make on the application.

The application is considered to have sufficient merit to support.

Pursuant to Section 35(2) of the Development Act 1993, and having undertaken anassessment of the application against the relevant Development Plan, the application isNOT seriously at variance with the provisions of that plan.

9. RECOMMENDATION

It is recommended that the Development Assessment Commission:

1) RESOLVE that the proposed development is NOT seriously at variance with thepolicies in the Development Plan.

2) RESOLVE that the Development Assessment Commission is satisfied that theproposal meets the key objectives of the Neighbourhood Centre Zone.

3) RESOLVE to grant Development Plan Consent to the proposal by PeregrineCorporation for the demolition of an existing petrol filling station and construction


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of a new petrol filling station with associated uses, including a shop, co-brandedfood outlet with drive through facilities, automated car wash facility, vacuumbays, signage, car parking, landscaping and site works at 131-135 Heaslip Road,Angle Vale, subject to the following conditions of consent:

PLANNING CONDITIONS

1. That except where minor amendments may be required by other relevant Acts, or byconditions imposed by this application, the development shall be established in strictaccordance with the details and following plans submitted in DevelopmentApplication No 292/E009/16.

ADS ArchitectsSite and Floor Plan, 15/JN1237/sk01d, 21/1/16Elevations – South, East and West, 15/JN1237/sk02c, 21/1/16Elevations – North and West, 15/JN1237/sk03c, 21/1/16

GHDTraffic Impact Statement, Angle Vale ‘On The Run’, ref. 33/17757/26/58854,16/9/15

SonusEnvironmental Noise Assessment, Ref. S4894C2, June 2016

FYFEConstruction Environment Management Plan, ref. 80017-19-1, 29/02/2016

TMKEffluent Disposal Soakage Assessment (EDSA), Job No. 1504142, 18/01/16Hydraulic Services – Concept Plan, Job No. 1504142, Dwg No. H1/A, 19/04/16External Lighting Modelling Report, Job No. 1604105, 9/06/16

SAGEROStormwater Plan Notes, Legend and Schedule, Project No. SA150056, Dwg No.C01, Issue B, 5/05/16Concrete Joints Plan and Notes, Project No. SA150056, Dwg No. C02, Issue A,April 2016Concrete Joints Plan and Details, Project No. SA150056, Dwg No. C03, Issue B,April 2016

2. The control building and auto wash shall be connected to an approved on-sitewastewater treatment and disposal system to the reasonable satisfaction of PlayfordCouncil.

3. The soakage trench areas shall be designed so that they cannot be traversed byvehicles or trailers.

4. The applicant shall submit to the Development Assessment Commission an amendedSite and Floor Plan that shows the disabled car parking space as being locatedadjacent the entrance to the control building, prior to the granting of DevelopmentApproval.

5. The applicant shall submit a detailed landscaping plan to the DevelopmentAssessment Commission prior to the granting of Development Approval. Thelandscaping shown on that plan shall be established prior to the operation of the


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development and shall be maintained and nurtured at all times with any diseased ordying plants being replaced.

6. All stormwater design and construction shall be in accordance with AustralianStandards and recognised engineering best practices to ensure that stormwater doesnot adversely affect any adjoining property or public road.

7. The auto wash facility shall be designed in in accordance with EPA Information Sheet‘Stormwater Management for Wash Bays (2004)’ to ensure wastewater andstormwater are captured and disposed of without causing harm to the environment.

8. The development shall be undertaken in accordance with advice andrecommendations contained in the ‘Environmental Noise Assessment Report’prepared by Sonus, Ref. S4894C2, dated June 2016.

9. All external lighting shall be installed and operated in accordance with therecommendations made in the External Lighting Modelling Report by TMK dated 9June 2016, including the installation of dimmable controllers to pylon signs to ensureillumination levels do not exceed 4 lux during curfew hours (11pm to 6am), andmounting of floodlights at zero degree tilt.

10. All external lighting of the site, including car parking areas and buildings, shall bedesigned and constructed to conform with Australian Standards and must be located,directed and shielded and of such limited intensity that no nuisance or loss ofamenity is caused to any person beyond the site.

11. That all vehicle car parks, driveways and vehicle entry and manoeuvring areas shallbe designed and constructed in accordance with the relevant Australian Standardsand be constructed, drained and paved with bitumen, concrete or paving bricks inaccordance with sound engineering practice and appropriately line marked to thereasonable satisfaction of the Development Assessment Commission prior to theoccupation or use of the development.

12. The refuse area shown on the Site and Floor Plan (drawing no. sk01d) shall bedesigned and screened so that it is not accessible or visible to the public.

EPA Conditions

13. Development must be undertaken in accordance with the 'Construction EnvironmentManagement Plan: On The Run Angle Vale Service Station 31-33 Heaslip Road',prepared by Fyfe Pty Ltd (ref: 80017-19-1), Revision 1, dated 29 February 2016.

14. The applicant must engage a suitably qualified and experienced site contaminationconsultant to implement the ‘Construction Environment Management Plan: On TheRun Angle Vale Service Station Lot 31-33 Heaslip Road’, prepared by Fyfe Pty Ltd(ref: 80017-19-1), Revision, dated 29 February 2016, to:a. Manage and dispose of contaminated material in accordance with EPA and

other relevant guidelines (as stated in the CEMP);b. Validate underground storage systems (USS) excavation in accordance with the

National Environment Protection (Assessment of Site Contamination) Measure1999 (as amended 2013) and other EPA guidelines prior to backfilling orreplacement of USS.

15. All underground fuel storage tanks (apart from diesel and LPG) must be fitted with aStage 1 vapour recovery system (which includes underground storage tank ventpipes being fitted with a pressure vacuum relief valve) that directs the displacedvapours back into the tank during filling.


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16. All underground fuel storage tanks must be double skinned fibreglass tanks andfitted with an Automatic Tank Gauging (ATG) system to monitor tank levels anddetect leaks.

17. All fill lines between the tanks and dispensers must be fitted with pressure leakdetection sensors. In the event of product loss, the lines would lose pressure andimmediately signal an alarm.

18. Following the installation of the underground fuel storage tanks all trafficked areasmust be hard surfaced using either bitumen, concrete or other impervious material.

19. The grating/grading/bunding under the existing canopy must be designed to captureall runoff (including spillages) from the hard paved areas under the existing canopy(the refuelling and fuel delivery area) and be diverted to a 10,000 litre blind tank(with alarm) via double walled drainage lines.

20. The blind tank alarm must be set to ensure the tank is serviced when the levelreaches 2,000 litres to always maintain a continual minimum of 8,000 litres capacity(which in the event of a large fuel spill, would contain the entire contents of a fueltanker compartment).

21. Any material including sludge and oily waste collected within the blind tank isconsidered waste and must be removed by an EPA licensed waste transporter to anappropriate waste depot licensed to receive such waste.

ADVISORY NOTES

a. The development must be substantially commenced within 12 months of the date ofthis Notification, unless this period has been extended by the DevelopmentAssessment Commission.

b. The authorisation will lapse if not commenced within 12 months of the date of thisNotification.

c. The applicant is also advised that any act or work authorised or required by thisNotification must be completed within 3 years of the date of the Notification unlessthis period is extended by the Commission.

d. The applicant has a right of appeal against the conditions which have been imposedon this Development Plan Consent or Development Approval.

e. Such an appeal must be lodged at the Environment, Resources and DevelopmentCourt within two months from the day of receiving this notice or such longer time asthe Court may allow.

f. The applicant is asked to contact the Court if wishing to appeal. The Court is locatedin the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone number 82040289).

g. Signage should be designed in accordance with DPTI “Advertising Signs –Assessment Guidelines for Road Safety” (August 2014). The document is availablevia the following link:http://www.dpti.sa.gov.au/__data/assets/pdf_file/0019/145333/DPTI-Advertising-Signs-Assessment-Guidelines.pdf


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h. The applicant is reminded of its general environmental duty, as required by Section25 of the Environment Protection Act 1993 to take all reasonable and practicablemeasures to ensure that the activities on the whole site, including duringconstruction, do not pollute the environment in a way which causes or may causeenvironmental harm.

i. If in carrying out the activity, contamination is identified which poses actual orpotential harm to the health or safety of human beings or the environment that isnot trivial, taking into account the land use, the applicant may need to remediate thecontamination in accordance with EPA guidelines.

j. The applicant is reminded that, if at any stage contamination is identified whichposes actual or potential harm to water that is not trivial, a notification ofcontamination which affects or threatens groundwater (pursuant to Section 83A ofthe Environment Protection Act 1993) must be submitted to the EPA.

k. Fuel deliveries and waste collection should be restricted to between 9am and 7pm onSundays or Public Holidays, and between 7am to 7pm on any other day, inaccordance with the hours stated in Part 6 Division 3 of the Environment Protection(Noise) Policy 2007.

l. Any information sheets, guidelines documents, codes of practice, technical bulletinsetc. that are referenced in the EPA’s conditions can be accessed on the following website: http://www.epa.sa.gov.au.

NITSAN TAYLORSENIOR PLANNING OFFICERDEVELOPMENT DIVISION


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131-135 heaslip road angle vale - sa planning...

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