Town Planning Report - Car wash & Food and drink outlet

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      With respect to the most relevant performance outcomes, the following comments are made:
         • PO1 – the proposed vehicular access locations will not adversely impact on safety,
             capacity and operations of the existing or planned road network, cycleways or
             pedestrian pathway systems (refer discussion below under Traffic Impacts).
         • PO2 – the driveways and crossovers are suitable for their intended use having been
             specifically designed, including entry only from Opal Street and left turn egress on to
             Diamond Lane, while also providing for the widening of Diamond Lane.
         • PO3 – the number of driveways has been minimised with the existing access off Elm
             Street to be closed and the footpath reinstated.
         • PO4 – having regard to the advice provided by traffic expert (Attachment 3), the access
             locations will not have any impact on the capacity, operations and maintenance of
             existing infrastructure.
         • PO5 – the ingress off Opal Street, will result in the removal of a street tree, which could
             be replaced in a suitable location. The egress location on to Diamond Lane will have
             no greater impact, with the existing street trees to be removed and replaced under the
             required road widening of Diamond Lane (refer Landscape Concept Plan – Attachment
             6).
         • PO6 – the proposed development provides sufficient parking for the proposed
             development, including the temporary spaces or queuing areas for vehicles waiting to
             use the wash bays. It is likely patrons attending the takeaway food and drink outlet will
             utilise the on street parking in Opal Street, which includes two motorcycle spaces. The
             use of the on street parking in this location will have no impact upon any other use in
             this location (refer General Parking Layout – Attachment 1).
         • PO7, PO8 & PO9 – having regard to the nature of the use, the proposed development
             adequately provides for clearly definable and easily accessible parking and
             manoeuvring areas. Further, the onsite parking and manoeuvring areas will not conflict
             with pedestrians and are sufficiently setback from the road frontages, with adequate
             landscaping also provided (refer Swept Path Analysis – Attachment 1).
         • PO10 – having regard to the Traffic Impact Assessment (TIA) provided, the proposed
             development will not impact upon the safety and operations of the road system (refer
             Attachment 3).
         • PO11 – having regard to the nature of the use, the design of the access and onsite
             manoeuvring, the development will operate as a low speed environment.
         • PO14 – the proposed development will have hooded security lighting for night-time
             users, which can be conditioned.
         • PO15 – it is suggested given the nature of the uses being proposed, end of trip facilities
             are not warranted for the development;
         • PO16 – the proposed development has the potential to generate increased traffic
             movements, which has been considered by the traffic expert (refer Attachment 3). The
             TIA has concluded the proposed development will have a smaller traffic generating
             function than the currently approved shopping centre and therefore will have a lower
             impact upon the road capacity and will be non-worsening in terms of impacts upon
             amenity.
         • PO17 & PO18 – the stormwater runoff from sealed areas within the development is to
             be treated in accordance with the Holistic Stormwater & Waste Water Management
             Plan (refer Attachment 4).




      21017 – Kings Group                                                              Page 31