Town Planning Report - Car wash & Food and drink outlet

“Adamson Town Planning, specialising in providing higher order town planning advice”


             •    PO1 – having regard to the SWMP provided, the development has been designed
                  having regard to the need to not only protect but improve the environmental values
                  in the locality in terms of the water quality of receiving waters.
             •    PO2 – the proposed stormwater drainage infrastructure has been designed to ensure
                  the stormwater is managed lawfully and without altering stormwater drainage
                  characteristics off the site. In fact, the proposed development will result in the volume
                  of stormwater runoff being reduced when compared to the predeveloped site under
                  the proposed stormwater harvesting and water reuse system.
             •    PO4 – the proposed stormwater drainage design is compatible with existing
                  infrastructure fronting the development.
             •    PO6 – as explained below, under the SWMP the proposed development has been
                  designed and will be operated to protect and enhance the environmental values and
                  water quality. In particular, given the nature of the use, will improve the water quality
                  within the catchment overall resulting in a net community benefit (discussed further
                  below).
             •    PO14 – as part of the necessary application for operational works, the applicant will be
                  required to provide an Erosion and Sedimentation Control Plan, which can be
                  conditioned.
             •    PO15 – having regard to the SWMP, which also deals with waste management, it has
                  been demonstrated that the proposed development, including the waste water
                  treatment system, will not compromise environmental values of waters and water
                  quality objectives.

      Having regard to consideration of the most relevant performance outcomes above, the
      proposed development is consistent with the Water Quality and Drainage Code.


      Traffic Impacts

      The proposed development has been considered by the traffic expert engaged who has
      provided a Traffic Impact Assessment (TIA) (refer Attachment 3).

      The TIA has considered the following key issues:
         • the proposed location and layout and design of the primary car wash use having regard
             to the location being complementary to the two existing service stations to the north
             and south
         • the proposed ingress and egress arrangement, including the widening of Diamond
             Lane and the left turn egress only from the site and the associated impacts at the Elm
             Street intersection, including sightlines
         • consideration of the current development approval for a small shopping centre over
             the land, which has not progressed due a lack of interest and demand11; and
         • consideration of the industrial land in the Cooroy locality from a traffic engineering
             perspective and whether these locations would be suitable for the proposed car wash
             in terms accessibility and other impacts when compared to the proposed site.


      11
           Refer Appendix A - letter from previous owner Kexron Pty Ltd




      21017 – Kings Group                                                                   Page 33