PLANNING REPORT 21 EDMUND AVENUE, UNLEY MODIFICATIONS AND IMPROVEMENTS TO AN EXISTING PETROL FILLING STATION
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PLANNING REPORT
21 EDMUND AVENUE, UNLEY
MODIFICATIONS AND IMPROVEMENTS TO AN EXISTING PETROL FILLING STATION
Prepared for: Date:
Fitzsimons Group of Companies 28.03.2019
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019
© Future Urban Pty Ltd, 2019
Proprietary Information Statement
The information contained in this document produced by Future Urban Pty Ltd is solely for the use of the Client identified on
the cover sheet for the purpose for which it has been prepared and Future Urban Pty Ltd undertakes no duty to or accepts
any responsibility to any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically
stored or transmitted in any form without the written permission of Future Urban Pty Ltd.
Document Control
Revision Description Author Date
V1 DRAFT TK 25/03/2019
V2 FINAL TK 28/03/2019
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Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019
CONTENTS
1. INTRODUCTION 1
2. BACKGROUND 1
3. THE PROPOSAL 1
4. THE SUBJECT SITE AND LOCALITY 2
5. PLANNING ASSESSMENT 3
5.1 LAND USE AND ZONING 4
5.2 DESIGN AND APPEARANCE 5
5.3 INTERFACE BETWEEN LAND USES 6
5.3.1 NOISE 6
5.3.2 LIGHT SPILL/GLARE 6
5.3.3 HOURS OF OPERATION 6
5.4 TRAFFIC IMPACTS 7
5.5 ORDERLY AND ECONOMIC DEVELOPMENT 7
5.6 TRANSPORTATION 7
6. CONCLUSION
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1. INTRODUCTION
We have been engaged by the applicant, Fitzsimons Group of Companies, to submit this Development
Application. The applicant seeks consent to carry out modifications and improvements to the existing
former workshop building, demolish the existing weatherboard shop (control building) and continue to use
the land at No. 21 Edmund Avenue, Unley as a petrol filling station.
In order to assist Council with its assessment of the proposal, the following documents and plans are
submitted for Council's consideration:
• Development Application Form;
• Signed Powerline Declaration Form;
• Certificate of Title;
• Site Plan/Floor Plan, Landscaping Plan, External Elevations and External Perspective;
• Traffic and Parking Assessment; and
• Planning Assessment.
2. BACKGROUND
The Council Assessment Panel (CAP) at its Special Meeting held on 20 December 2018 considered and
determined the following applications for Nos. 21-23 Edmund Avenue. Unley.
1. "Construction o f an integrated service station complex and associated fencing, landscaping,
carparking and illuminated signage (including one 6m high pylon sign) and the removal o f two (2)
street trees along Duthy Street;" and
2. "Change o f use from service station and motor repair workshop to office and restaurant (including
take way) and associated car parking."
The first application was REFUSED and the second APPROVED.
The present proposal relates to No. 21 Edmund Avenue only, being Allotment 96 in Filed Plan 214679.
3. THE PROPOSAL
Following demolition of the existing weatherboard control building (shop), which has previously received
approval, it is proposed to carry out modifications to the existing workshop building for conversion to a
control building in association with the ongoing existing use of the premises as a petrol filling station.
The completed development comprises a control building of 49.5 square metres, fuel canopy, two double
sided fuel dispensers (four fuel filling points), underground fuel and LPG tanks, two (2) back-lit company
logo signs attached to the canopy, associated car parking and landscaping.
Further, and for the purposes of the present application, the Environmental Protection Authority has
requested that in accordance with sound environmental practice, the underground tanking system be
upgraded to modern day standards. The present proposal meets this request.
A
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4. THE SUBJECT SITE AND LOCALITY
The subject land, being Allotment 96 in Filled Plan 214679 and known as No. 21 Edmund Avenue, is
located on the south-western corner of Duthy Street and Edmund Avenue, has frontages of 42.82 metres
and 15.24 metres to Duthy Street and Edmund Avenue respectively and an area of approximately
653 square metres.
Figure 1.1 Subject Site and Locality.
The land has been used historically (circa 1932) as a petrol filling station and motor repair station,
including the testing of high performance engines, and enjoys existing use rights for such purposes.
The locality is generally residential in character comprising primarily of what may be described as Victorian
and Turn-of-the-Century villas on relatively generous allotment sizes. However, there are a number of
existing non-residential land uses in the locality that form part of and impact upon the character and
amenity of the locality.
Diagonally opposite the subject land on the eastern side of Duthy Street in the direction of Fairford Street
is a group of shops including the Duthy Street Deli and Cafe, a hairdressing salon, a picture framing
business and a Thai restaurant. There are a number of other commercial activities fronting Duthy Street in
the broader locality.
The Unley Oval/Sturt Bowling and Tennis complex is approximately 105 metres north-west of the subject
land.
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5. PLANNING ASSESSMENT
The subject land is within the Residential Historic (Conservation) Zone and more particularly, Policy Area 6
— Spacious Historic Unley and Malvern Trimmer Estate of the Unley (City) Development Plan consolidated
on 19 December 2017 within which the proposal is neither complying nor non-complying and, accordingly,
is for consideration on its merits.
The following provisions of the Development Plan have been taken into consideration in the preparation of
this report.
COUNCIL WIDE
Crime Prevention.
Objective: 1
PDC's: 1 and 2.
Design and Appearance.
Objectives: 1 and 2.
PDC's: 1 -3, 9, 10, 12, 13 - 15, 18 - 20, 22 and 23.
Energy Efficiency.
Objective: 1
PDC's: 1 -4.
Form o f Development.
Objectives: 1 and 7.
PDC's: 1, 2, 4, 7, 8, 12 and 13.
Hazards.
Objectives: 3 - 6.
PDC's: 1 - 6.
Heritage.
Objectives 3 and 5.
PDC's: 2, 3, 4 and 6.
Interface Between Land Uses.
Objectives: 1, 2, and 3.
PDC's: 1, 2, 6 and 7.
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Landscaping.
Objective: 1.
PDC's: 1 and 2.
Natural Resources.
Objectives: 2, 5, 6, 7 and 10.
PDC's: 1, 5, 7, 8, 9, 10, 11, 12, 14, 15, 33 and 38.
Outdoor Advertisements.
Objectives: 1 and 3.
PDC's: 1 — 9, 11, 14 - 22.
Transportation.
Objectives: 1, 3, 6, 7 and 11.
PDC's: 1, 3, 10, 12, 13, 1 8 - 21 and 32.
Waste.
Objectives:1 and 2.
PDC's: 1 -5, 10, 11, and 13.
RESIDENTIAL HISTORIC (CONSERVATION) ZONE
Objectives: 1 and 2.
PDC's: 1, 2, 7, 9, 10 and 11.
In consideration of all the above, the following have been identified as the primary matters to be
addressed:
• Land Use and Zoning;
• Design and Appearance;
• Interface Between Land Uses;
• Orderly and Economic Development; and
• Transportation.
5.1 LAND USE AND ZONING
It is an agreed fact, as evidenced by the reports presented to and considered by the CAP, that
No. 21 Edmund Avenue, has longstanding existing use rights as a petrol filling station.
A
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It is equally clear that the present proposal constitutes an improvement on the existing situation to permit
the practical continuation of the existing use by improving and better adapting conditions of the use to
address contemporary conditions.
Further, and in accordance with the decision of the Full Court of the Supreme Court of South Australia in
Caltex Petroleum Pty Ltd v City o f Holdfast Bay [2014] the proposed development is properly characterised
as a 'merit' form of development being the reasonable development of an existing non-complying use.
It is also noted that Council Wide PDC 7, Form of Development, Non-Residential Development in a
Residential Zone, provides that:
PDC 7 The expansion or redevelopment o f a building to be used f o r non-residential purposes in a
residential zone may be appropriate where the proposed non-residential use is confined to
a site used, in whole or in part, for non-residential purposes, and:
(a) the proposed use is non-intensive and primarily serves, or has long established direct
associations with, the local community and improves the range and quality o f the
community facilities or other services to that local community; or
(b)
(c) improves existing unsatisfactory site conditions.
(emphasis added)
There can be no doubt that the present proposal fulfils this policy intent noting that a number of the
representations made in respect of the integrated service station application referred to above promoted
the revamping of the site as a petrol filling station.
In these circumstances, the present proposal is, in effect, for building work in pursuance of the existing use
of the site as a petrol filling station and we respectfully suggest that it may validly be held that, as such, the
proposal is a Category 1 form of development.
5.2 DESIGN AND APPEARANCE
We accept that the subject site, and more particularly the properties fronting Edmund Avenue, are located
in a reasonable quality residential area. However, the locality does experience some impacts from the
traffic on Duthy Street, the longstanding existing use of the subject site as a petrol filling station and the
presence and functioning of the nearby shops and the Unley Oval complex, which all form part of and
impact on the existing character and amenity of the locality.
As noted above the present proposal is essentially for the modification of an existing building to address
contemporary South Australian socio-economic conditions. To this extent, the existing boundary wall
development, as it relates to the adjoining land to the west at No. 23 Edmund Avenue, will remain the
same and, accordingly, visual impacts, as such, will be no different than currently experienced.
Further, we say that the overall changes proposed for the building, which are relatively minor, will
generally improve and not detract from the appearance of the site.
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Pursuant to Clause 2 (B) (c) of Schedule 5 to the Development Regulations 2008, as amended, a detailed
report describing the prevailing character attributes and design elements within the locality and the extent
to which the then proposed development was consistent with such attributes and elements, prepared by
DASH Architects, accompanied the application for the integrated service station application.
The report concluded that:
• all reasonable measures had been taken to minimise any adverse character impacts; and
• the proposed development was an improvement to the existing prevailing character.
The present proposal which has been significantly reduced in size and scale of operation now only relates
to No. 21 Edmund Avenue and is for the modification of the existing building only. This reinforces the fact
that all reasonable measures have now been taken to minimise any adverse character impacts and that
the proposed development will be an improvement to the existing prevailing character.
5.3 INTERFACE BETWEEN LAND USES
The present proposal has been further refined to minimise adverse impacts and conflict between land
uses. In effect the existing building will be retained and adapted to address contemporary South Australian
socio-economic conditions.
Intensive and strategically placed landscaping is proposed along the western boundary to soften the
appearance of the built form, provide micro-climate benefits of shade and shelter and appropriately
screen service and parking areas.
5.3.1 NOISE
An Environmental Noise Assessment was carried out by Sonus, a respected and suitably qualified expert, in
respect of the previous application for an integrated service station complex.
The assessment recommended specific acoustic treatments, including specific fence and mechanical plant
barrier constructions, installation of acoustic absorbing material and restricting times of rubbish collection
and fuel deliveries. The report concluded that with such treatments in place the then proposed
development would achieve the relevant provisions of the Development Plan related to environmental
noise. The present proposal adopts all the relevant recommendations.
5.3.2 LIGHT SPILL/GLARE
Council Wide PDC 1, Crime Prevention, provides that development should promote the personal safety of
people by, inter alio, adequate lighting. In this instance lighting is proposed to provide a safe operating
area and to act as a visual deterrent to vandalism and crime.
Lighting, in its own right, does not constitute development, as such. Notwithstanding, the external lighting
systems associated with the proposed development will be designed to comply with Australian Standard
4282 — Control of the Obtrusive Effects of Outdoor Lighting — 2019.
5.3.3 HOURS OF OPERATION
The proposed development will operate daily between the hours of 6:00 a.m. and 9:00 p.m.
A
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NEA
In reference to the hours of operation, the following extracts from the Caltex case referred to above are
considered most pertinent to the present application.
"The general relaxation in trading hours over several decades also mitigates against categorising
pre-existing uses by reference to times o f operation. To my mind against that general relaxation,
the extension o f trading hours can be seen as "a natural change" in the use o f the land."
"There is no basis in the Development Plan, in land use practices or in the nature o f shops and
petrol filling stations in contemporary South Australian socio-economic conditions to classify the
use o f the Caltex site differently by reference to whether or not it trades overnight."
For this purpose, it is noted that the Caltex site was within a Residential Zone and the locality surrounding
the site was reported as being predominantly detached dwellings with some group dwellings and
residential flat buildings.
5.4 TRAFFIC IMPACTS
The traffic impacts are addressed in Section 5.9 below.
5.5 ORDERLY AND ECONOMIC DEVELOPMENT
In this instance it is considered that the proposed development:
• is supportive of the local community by improving the range of services available;
• does not remove land currently used for residential purposes;
• occurs in an orderly sequence enabling the efficient provision of public services and facilities;
• does not prejudice the achievement of the provisions of the Development Plan; and
• does not jeopardise the continuance of adjoining authorised land uses.
In this sense the proposed development is orderly and economic.
5.6 TRANSPORTATION
A comprehensive Traffic Impact Assessment prepared by Phil Weaver and Associates, a recognised and
appropriately qualified expert in this field, accompanies the application. There is no need to rehearse the
contents here suffice it to say that all relevant traffic matters have been properly addressed. In summary,
the report concludes that the proposed development will:
• provide an appropriate quantity of six (6) on site car parking spaces, exceeding Council's
Development Plan guidelines;
• provide a design standard which is appropriate and essentially meets the requirement of the
relevant Australian / New Zealand Standard for off street car parking areas;
• not result in adverse traffic impacts on the adjoining road network, particularly given the small
scale of the proposed development; and
• provide one-way access points only and a reduction in the overall width of the various crossovers,
while maintaining an appropriate level of access for all traffic required to access the site including
14.9 metre fuel delivery vehicles.
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Version: 1, Version Date: 29/03/20196. CONCLUSION
It is an agreed fact that No. 21 Edmund Avenue has longstanding existing use rights as a petrol filling
station and where it is proposed to continue to operate a remodelled petrol filling station on the land
there will be no change in land use. The use of the land as a petrol filling station will continue.
It was previously reported by Council's Administration that the former application for an integrated service
station complex, as a standalone development, displayed satisfactory design principles. The site layout was
co-ordinated and orderly. The design was typical of this form of development and in general design terms
suitable and inoffensive.
The present proposal, which is reduced in size and scale of operation and confined to No. 21 Edmund
Avenue, has these same attributes.
In these circumstances we say that the proposed development is not seriously at variance with the
provisions of the Development Plan and is a reasonable form of development that makes a positive
contribution to the local economy and is not likely to cause adverse impact to the amenity of the locality.
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Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019APPENDIX 4. PLANNING DRAWINGS AND PERSPECTIVES
STARTARI ARCHITECTURE AND PROJECT MANAGEMENT
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Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019APPENDIX 5. TRAFFIC AND PARKING ASSESSMENT PREPARED BY
PHIL WEAVER & ASSOCIATES
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Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019PHIL WEAVER & ASSOCIATES
Consultant Traffic Engineers
ABN 67 093 665 680
204 Young Street
Unley SA 5061
P: 08 8271 5999
F: 08 8271 5666
E: maiMphilweaver.com.au
File: 19-037
22 March 2019
Mr Tony Kelly
Urban Planner
Future Urban Group Pty Ltd
Level 1, 89 King William Street
ADELAIDE SA 5000
Dear Mr Kelly
PROPOSED SERVICE STATION REDEVELOPMENT — 21 EDMUND AVENUE, UNLEY —
TRAFFIC AND PARKING ASSESSMENT
I refer to our recent discussions with respect to the proposed redevelopment of the existing service
station on the above site. I understand that it is proposed to no longer provide the motor vehicle
repair component of the site.
As requested, I have undertaken the following review of the traffic and parking related aspects of the
subject development.
EXISTING SITUATION
The subject site is located on the south-western corner of the intersection of Duthy Street with
Edmund Avenue, Unley. The land is located within a Residential Historic Conservation Zone as
identified on Unley (City) Zones Map Un/5 within the Unley (City) Development Plan as consolidated
19th December 2017.
The subject site has frontages of 15.24m to Edmund Avenue and 48.76m to Duthy Street, inclusive
of a 5.94m wide right-of-way at the rear (south) of the site which also provides access to the property
located at 23 Edmund Avenue.
There are three existing access points associated with the subject land. These include two
crossovers on Duthy Street comprising an approximately 6m access point adjacent to the right-of-
way at the southern boundary of the site and an 18m access point adjacent to the northern boundary
of the site. An additional crossover is provided on Edmund Avenue. The Edmund Avenue crossover
is approximately 14.9m wide and extends along most of the frontage of the site and is shared with
the adjacent property at 23 Edmund Avenue.
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019Duthy Street provides a single traffic lane, a bicycle lane and a parking lane in each direction
separated by a narrow painted median, adjacent to the subject site. The painted median is
approximately 900mm wide and contains pavement bars.
Parking is unrestricted on both sides of Duthy Street in the vicinity of the subject site with parking
permitted between the two crossovers along the eastern boundary of the site. Duthy Street has a
posted speed limit of 50km/h.
Edmund Avenue, adjacent to the subject site, has a kerb to kerb width of approximately 12m with
verge widths of approximately 4m on each side of this roadway. A pavement bar treatment is
provided within the painted median on the approach to Duthy Street directly adjacent to the subject
site. Parking is unrestricted on both sides of Edmund Avenue in the vicinity of the subject site.
Edmund Avenue has a posted speed limit of 40km/h.
The intersection of Duthy Street and Edmund Avenue forms a T-junction which is controlled by a
Give Way sign installed facing traffic entering the intersection from the west along Edmund Avenue.
Details of traffic volumes on the adjoining road network have previously been obtained from the City
of Unley. Council conducted surveys of traffic volumes on Duthy Street between Edmund Avenue
and Fairford Street in September 2017. The following traffic volumes were recorded during this
survey:
• A two-way traffic volume of 10,013 vpd recorded on Tuesday 5th September 2017; and
• A two-way traffic volume of 12,998 vpd recorded on Thursday 7th September 2017
The above traffic volumes indicate a significant variation in the weekday volume on Duthy Street.
We have previously obtained details of a Vehicle Turning Movement Summary recorded by the
Department of Planning Transport and Infrastructure (DPTI) at the intersection of Greenhill Road and
George Street, Parkside, between the subject site and the Adelaide Central Business District (CBD).
This survey identified an Annual Average Daily Traffic (AADT) volume of 11,800 vpd on George
Street, which is essentially an extension of Duthy Street to the north. Hence, I consider that the
AADT volume on Duthy Street in the vicinity of the subject site would be of the order of 11,800 vpd.
Council has also provided details of traffic counts recorded on Edmund Avenue to the west of the
subject site, namely:
• 4,484 vpd recorded on Tuesday 29th April 2014.9, between Trimmer Terrace and Cambridge
Terrace;
• 2,432 vpd recoded on Tuesday 27th September 2016 between Trimmer Terrace and Rugby
Terrace; and
• 2,472 vpd recorded on Wednesday 28th September 2016 also between Trimmer Terrace and
Rugby Terrace.
In order to identify peak hour volumes on Edmund Avenue within the vicinity of the subject site,
traffic surveys were undertaken in 2017 as detailed below.
2
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019TRAFFIC SURVEYS
Counts of traffic entering and exiting Duthy Street to and from Edmund Avenue were previously
conducted over the following periods:
• From 3.00pm to 6.00pm on Thursday 30th November 2017; and
• From 7.30am to 9.00am on Friday 1st December 2017.
The survey results identified that the peak periods occurred between 3.00pm and 4.00pm on the
Thursday afternoon and between 8.00 am and 9.00 am on the Friday morning.
Figure 1 below shows the peak hour traffic volumes entering and exiting Edmund Avenue at the
intersection with Duthy Street.
82(83)
Edmund Avenue
84(73)
35(49)
68(69)
Figure 1: Existing peak hour traffic volumes entering / exiting Edmund Avenue
Analysis of the results of the traffic surveys identifies that:
• 269 vehicles accessed Edmund Avenue (150 in / 1 1 9 out) in the am peak period;
• 274 vehicles accessed Edmund Avenue (152 in / 122 out) in the pm peak period; and
• Only minimal queuing occurred in Edmund Street with a maximum of 3 cars queued in either
survey period.
It is anticipated that there would have been minimal change to the volumes of the above turning
movements since the above surveys were undertaken.
From the results of the above surveys it is estimated that the Average Weekday Traffic Volume on
Edmund Avenue, west of Duthy Street would be of the order of 2,700 vpd, corresponding closely to
the volumes of traffic recorded by Council between Trimmer Terrace and Rugby Street.
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Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019PROPOSED REDEVELOPMENT
The proposed redevelopment is identified on a Ground Site / Floor Plan prepared by Startari
Architecture dated March 2019.
The proposed development will provide:
• A control building of 49.78m2 adjacent to the western boundary of the site;
• Two double sided fuel dispensers (pumps) in a tandem arrangement providing refuelling
opportunities on each side of the two dispensers i.e. 4 refuelling positions, underneath an
overhead canopy. The traffic flow in this area will be from south to north and will be
linemarked to identify such a flow; and
• Six on-site car parking spaces, including one accessible space and associated shared area.
Given the one-way traffic flow through the site, entry will occur only from the southern access point
on Duthy Street with the remaining access points restricted to exit only, i.e. the northernmost access
point on Duthy Street and the Edmund Avenue access point. Given the relatively small size of the
proposed development, refuelling will be undertaken by an approximately 14.9m long semi-trailer.
The proposed car parking spaces will each be 5.4m in length and 2.6m in width, with the exception
of the accessible space and associated shared area which will each be 2.4m in width. As such, I
consider that the design of the on-site car parking areas would conform to the relevant off-street car
parking standards (AS/NZS 2890.1:2004 and AS/NZS 2890.6:2009).
The proposed development will trade from 6.00 am to 9.00 pm seven days a week.
PARKING ASSESSMENT
Table Un/5 Off-Street Vehicle Parking Requirements within the Unley Council Development Plan
identifies car parking provisions relevant to the subject site as follows:
Kind of Number of Vehicle Parks Required Subject Site Parking
Development Requirement
Motor Repair 3 for each vehicle service bay plus where a No service bays 0
Showroom / development incorporates a shop or
Petrol Filling restaurant not supplying goods associated
Station with motor services additional parking at
the rate applicable to a shop or restaurant.
Shop Outside centre zones: 49.78m2 4
• 7 per 100 square metres of total
floor area
On the above basis, the proposed service station development would require the provision of only 4
on-site car parking spaces.
As such, I consider that the provision of 6 on-site car parking spaces will comfortably satisfy the on-
site car parking requirements for the proposed service station.
4
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019While I understand that there is no specific requirement for bicycle parking associated with the
subject development there be an opportunity to provide at least two spaces within the north-eastern
corner of the site.
TRAFFIC ASSESSMENT
The 'Guide to Traffic Generating Developments' report produced by the (former) Roads and
Traffic Authority of NSW identifies trip generation rates which are either directly relevant of
comparable to both the previous and proposed use of the subject site :
Form of Area / units Trip Generation rate Resultant evening
development peak hour traffic
generation
Proposed Service
Station Development
Site area 650m' 0.04A(S)* 26 trips
Control building area 49.78m2 0.3A(F)** 15 trips
Sub total 41 trips
Existing
development
Workshop facility 400m2 1 trip per 100m2 of 4 trips
building area***
Service station 250m2 0.04A(S) 10 trips
component site — area
Control building area 20m2 0.03A(F) 6 trips
Sub total 20 trips
Net increase 21 trips
* A(S) = area of site (m2).
' A(F) = gross floor area of convenience store (m2).
' (Same rate as a Car tyre retail outlet)
On the above basis, there would theoretically be an increase of approximately 21 evening weekday
peak hour trips from the previous land use (20) to a total of 41 evening weekday peak hour trips
associated with the subject site.
I note that Council staff had queried the traffic generation rates applied to the larger service station
development (DA 090/51/2018/C3) as previously proposed on the subject land (and that of the
adjoining land to the immediate west of the subject site) and had subsequently recommended
consideration of the trip generation rates within the report prepared by Parsons Brinkerhoff for the
Department of Planning, Transport and Infrastructure, titled 'Trip generation rates for assessment of
development proposals'.
5
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019The Parsons Brinkerhoff report identifies a weighted average of 18 peak hour trips per pump. This
would correspond to a total of 72 trips in the pm peak hour and, while conservative, this figure has
been adopted in assessing the traffic implications of the proposed development.
I anticipate that the majority of the above movements in the morning period would be left in/left out
with at most 33% of the traffic entering the site during the am peak period turning right into the site or
right out of the site.
In the pm peak hour period, the majority of traffic entering the site will turn right in from Duthy Street
and would then turn right out of the site in order to continue travelling southbound. There should be
only low volumes of traffic turning out of the site from Edmund Avenue given that most drivers will
elect to turn left (or right) out of the northern (exit only) access point on Duthy Street.
Figure 2 below identifies future traffic volumes accessing the subject site.
E d m u n d Avenue
3(7)
23(7)
Proposed 7(19)
Service Station
Development
13(23)
23f13
Figure 2: Forecast am (pm) peak h o u r traffic volumes accessing the subject site
Delays to through traffic within the southbound traffic lane on Duthy Street would be minimal given
both the low volume of traffic turning into the site and the volume of traffic using this roadway.
An assessment of the traffic impact of vehicles turning right into the southern access point on Duthy
Street in both the am and pm peak hour periods has been undertaken using SIDRA intersection
analysis software.
6
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019The SIDRA assessment identifies that there would be an average delay of 10 seconds and a
maximum of only one vehicle (at the 95th percentile) probability level, in both the am and pm peak
hour periods, associated with drivers turning right from Duthy Street into the southern (entry only)
access point of the subject development.
There should also be minimal traffic impact on the current operation of the intersection of Edmund
Avenue with Duthy Street as a result of the proposed development given:-
• The relatively low volumes of traffic to be generated by the proposed development, of which
only a small proportion would access this intersection directly to or from Edmund Avenue,
and
• Many of the vehicles anticipated to access the proposed development would currently be
using the adjoining road network.
As previously identified deliveries of fuel will be made by 14.9m long semi-trailer tankers with these
vehicles accessing the fuel filler points on either side of the row of fuel pumps in the fuel dispensing
area.
Typically there would be one to two deliveries of fuel per week and these fuel delivery movements
will be undertaken outside of peak trading periods.
There will be relatively infrequent deliveries undertaken by rigid body trucks. These are anticipated to
comprise a small number of deliveries to the control building and collection of waste and recyclables
from the site. These movements would typically be undertaken by a Medium Rigid Vehicle (MRV) or
smaller trucks and vans with access in a similar manner to semi-trailers undertaking deliveries of fuel
to the subject site.
I recommend that the refuse collection should occur outside of peak trading periods.
ACCESS ASSESSMENT
There will be minor alterations to the existing access points associated with the subject site as
identified below:
• Duthy Street (southern) — widening of this crossover on the northern side to provide a total of
6.85m to accommodate 14.9m articulated fuel delivery vehicle entry movements. This
crossover will permit entry movements into the service station only and will be line marked
accordingly, and;
• Duthy Street (northern) — reduce the width of this access point to 9.0m which would still
maintain 14.9m articulated fuel delivery vehicle movements. This access point will permit exit
movements only and will therefore require the installation of No Entry signs facing traffic on
Duthy Street; and
• Edmund Avenue — narrow this crossover to 4.0m. This access point will also permit exit
movements only and will therefore require the installation of No Entry signs facing traffic on
Duthy Street.
As a result of the proposed modifications, all access points will become one-way and the total width
of kerb crossovers adjacent to the subject site will be reduced, particularly on the Edmund Avenue
(local road) frontage.
7
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019Narrowing of the Edmund Avenue crossover will permit this crossover to be located in accordance
with Section 3.2.3 Access driveway location of AS/NZS 2890.1:2004 i.e. 6m clear of the tangent
point along the southern of Edmund Avenue.
While the northern (exit only) crossover on Duthy Street would extend into the equivalent area on
this corner, this reflects the need to accommodate exit movements associated with tankers turning
onto Duthy Street. I do not believe that this should be an issue at this location, given:-
• Currently the crossover extends further to the north,
• The low volumes of traffic movements forecast to exit at this location, and
• The open nature of this corner of the development site, together with a relatively wide verge
along the southern side of Edmund Street.
Fuel deliveries will be conducted by 14.9m long vehicles travelling north on Duthy Street and turning
left into the southernmost Duthy Street access point. These vehicles will travel through the eastern
'lane' to the existing fuel fill points and then turn left out of the northern Duthy Street access point.
Such a movement is identified in Figure 3 below.
DUTHY STREET
Figure 3: Fuel delivery vehicle movement
8
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019SUMMARY AND CONCLUSIONS
The above traffic and parking assessment relates to the proposed redevelopment of the existing
service station on the above site on the south-western corner of the intersection of Duthy Street with
Edmund Avenue, Unley.
The proposed development will provide:-
• A control building of 49.78m2 adjacent to the western boundary of the site;
• Two double sided fuel dispensers (pumps) in a tandem arrangement providing refuelling
opportunities on each side of the two dispensers i.e. 4 refuelling positions, underneath an
overhead canopy. The traffic flow in this area will be from south to north and will be
linemarked to identify such a flow; and
• Six on-site car parking spaces, including one accessible space and associated shared area.
The proposed service station development would require the provision of only 4 on-site car parking
spaces, based upon Council's Development Plan provisions. This requirement would be exceeded
by the provision of 6 on-site car parking spaces. Hence the proposed development will comfortably
satisfy the on-site car parking requirements for the proposed service station.
Vehicular entry will occur only from the southern access point on Duthy Street with the remaining
access points restricted to exit only, i.e. the northernmost access point on Duthy Street and the
Edmund Avenue access point. Given the relatively small size of the proposed development,
refuelling will be undertaken by an approximately 14.9m long semi-trailer. These vehicles will turn left
into and left out of the site and will not occur from Edmund Avenue. It is anticipated that there would
generally be one tanker delivery per week, with this occur outside of peak commuter periods and
peak usage of the subject development.
An assessment of the traffic generation associated with the proposed development, based upon the
'Guide to Traffic Generating Developments' report produced by the (former) Roads and Traffic
Authority of NSW, has identified a peak traffic generation of only 41 trips in the pm peak hour on a
weekday. Such a volume would be equivalent to approximately 21 additional evening weekday peak
hour trips from that the previous land use (service station and workshop) on the subject land.
However, for the purpose of the traffic assessment of the proposal, a more conservative trip
generation rate presented in the report prepared by Parsons Brinkerhoff for the Department of
Planning, Transport and Infrastructure, titled 'Trip generation rates for assessment of development
proposals' has been adopted.
The Parsons Brinkerhoff report identifies a weighted average of 18 peak hour trips per pump. This
would correspond to a total of 72 trips in the pm peak hour.
Notwithstanding such a conservative approach the above assessment has identified that:-
• Delays to through traffic within the southbound traffic lane on Duthy Street would be minimal
given both the low volume of traffic turning into the site and the volume of traffic using this
roadway.
9
Document Set ID: 4046722
Version: 1, Version Date: 29/03/2019• that there would be an average delay of 10 seconds and a maximum of only one vehicle (at
the 95th percentile) probability level, in both the am and pm peak hour periods, associated
with drivers turning right from Duthy Street into the southern (entry only) access point of the
subject development, and
• There should also be minimal traffic impact on the current operation of the intersection of
Edmund Avenue with Duthy Street as a result of the proposed development given:-
The relatively low volumes of traffic to be generated by the proposed development, of
which only a small proportion would access this intersection directly to or from Edmund
Avenue, and
Many of the vehicles anticipated to access the proposed development would currently be
using the adjoining road network.
In conclusion, I note that the proposed development will:
• Provide an appropriate quantity of 6 on-site car parking spaces, exceeding Council's
Development Plan requirements;
• Provide a design standard which is appropriate and essentially meets the requirement of the
relevant Australian / New Zealand Standard for off-street car parking areas;
• Not result in adverse traffic impacts on the adjoining road network, particularly given the small
scale of the proposed development; and
• Provide one-way access points only and a reduction in the overall width of the various
crossovers, while maintaining an appropriate level of access for all traffic required to access
the site including 14.9m fuel delivery vehicles.
Yours sincerely
Phil Weaver
Phil Weaver and Associates Pty Ltd
10
Document Set ID: 4046722
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