Town Planning Report - Car wash & Food and drink outlet

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           •   PO23 & PO24 – the proposed development being on a corner site with three road
               frontages is well suited for the proposed car wash. Further, in doing so, makes a
               positive contribution to the streetscape in terms of visual amenity and activation of this
               corner location.
           •   PO25 & PO26 – the proposed small takeaway food and drink outlet is located on the
               corner and will provide for some convenience services. While the proposed
               development is primarily a car wash and not one of the uses provided for under this
               performance outcome, for reasons already explained, it is not unusual for this type of
               use to be found within an industry, commercial or mixed use area, where in the right
               location. In this case given the context of the site and that a car wash could form part
               of a service station use, the proposed use is considered acceptable given it will
               positively add to the vehicle servicing facilities in this location and will not have any
               unintended town planning consequences.
           •   PO30 – the proposed development provides for a pedestrian awning and shade sails
               along the southern boundary near the food and drink outlet. The development does
               not provide for a pedestrian awning along the Elm Street frontage given the nature of
               the use and the context of this setting, which is not a main street. The site is not located
               within a typical centre where a large amount of pedestrian movement is expected or
               necessarily to be encouraged, with two service stations to the north and south, this
               being primarily a car orientated setting.
           •   PO31 – all mechanical plant has been designed to prevent offsite impacts. This noise
               generated by the development has been considered in the Environmental Noise
               Assessment, which is discussed below (refer Attachment 5).
           •   PO32 – Pedestrian safety in the locality will not be compromised by the development
               with ingress proposed from Opal Street and egress from Diamond Lane. The existing
               crossover in Elm Street is to be removed and reinstated.
           •   PO33 – Parking for the development is limited having regard to the nature of the use
               with a only a small amount of parking being required for the small food and drink
               outlet, staff for the car wash and other spaces for the dog-washing bays. Onsite
               standing areas are provided in front of all wash bays. The existing parallel parking in
               Opal Street is to be reinstated with perpendicular parking with two motorcycle parking
               spaces also provided (refer General Parking Layout – Attachment 1).
           •   PO35 to PO38 – The proposed development provides for about 12.7% of the site to be
               comprised of landscaping, which relates to the effective site area (not including the
               area for road widening and the pedestrian walkway). The landscaping suits the size and
               nature of the development, complements the built form, and provides for some trees
               including replacement street trees in Diamond Lane to maintain the existing
               streetscape character (refer Attachment 6). The proposed landscaping will contribute
               positively to the streetscape being a corner site, with the proposed landscaping being
               integrated with the built form and the small outdoor seating area.
           •   PO44 to PO47 – the proposed development will provide for a safe environment
               allowing for casual surveillance and will provide for security lighting, including along
               the proposed north-south pedestrian link, which will remain primarily an open area
               adjacent to the existing bowls club and generally providing for clear sight lines. The
               proposed disabled toilet is also within an open and highly visible and assessable
               location beside the food and drink outlet.




      21017 – Kings Group                                                                  Page 26