TOWN PLANNING
URBAN DESIGN AND HERITAGE
BYFORD TOWN CENTRE
STAGE 1 DEVELOPMENT APPLICATION
September 2014
712-403A
perth
sydney
SJS TRIM - IN14/19829
Document Control
Document ID: PG 2012/712-403A Byford Town Centre DA/7 Final Documents/1 Lodged/712-403A DA Abernethy Rd, Byford 02.09.14.indd
Issue
Date
Status
Prepared by
Name
1
02.09.14
Final
Approved by
Initials
Michael Kevill
Name
Initials
Murray Casselton
This report has been prepared for the exclusive use of the Client, in accordance with the agreement between the Client and TPG (‘Agreement’).
TPG accepts no liability or responsibility whatsoever in respect of any use of or reliance upon this report by any person who is not a party to the Agreement or
an intended recipient.
In particular, it should be noted that this report is a qualitative assessment only, based on the scope and timing of services defined by the Client and is based
on information supplied by the Client and its agents.
TPG cannot be held accountable for information supplied by others and relied upon by TPG.
Copyright and any other Intellectual Property arising from the report and the provision of the services in accordance with the Agreement belongs exclusively
to TPG unless otherwise agreed and may not be reproduced or disclosed to any person other than the Client without the express written authority of TPG.
Our reports are printed on:
ii
SJS TRIM - IN14/19829
Contents
INTRODUCTION1
Joint Development Assessment Panel (JDAP) Determination
1
THE SUBJECT LAND
3
Existing Development
3
Property Description
3
Active Subdivision Applications
3
Previously Approved
Development Application
3
Context Analysis
3
Proposed Development
7
Site Layout
7
Overall Development Composition
7
Traffic and Pedestrian Access
8
Public Transport and relationship to development
8
Car Parking
8
Landscaping and Amenity
8
Built Form and Architecture
8
PLANNING FRAMEWORK
10
Metropolitan Region Scheme
10
Shire of Serpentine-Jarrahdale Town Planning Scheme No. 2
10
Byford District Structure Plan
10
Byford Town Centre Local Structure Plan
13
Byford Town Centre Design Guidelines 13
DETAILED PLANNING ASSESSMENT
16
Orderly and Proper Planning 19
CONCLUSION20
APPENDIX A
21
Certificates of Title
21
APPENDIX B
23
Proposed Site Development
Plans and Coloured Perspectives
23
APPENDIX C
25
Schedule of Materials/Finishes
25
APPENDIX D
27
Traffic and Parking Assessment
27
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
iii
This page has been left blank intentionally.
iv
SJS TRIM - IN14/19829
INTRODUCTION
TPG Town Planning, Urban Design and Heritage (TPG) has
prepared this report on behalf of Coles Group Property
Development Limited (Coles) to support a new development
application for the development of the first stage of the
Byford Town Centre located on a portion of Lot 2 Abernethy
Road, Byford (the subject site).
The subject land is zoned ‘Urban Development’ under the
Shire of Serpentine-Jarrahdale Town Planning Scheme No.2
(TPS2), and is subject to the Byford District Structure Plan.
Byford is classified as a District Centre under State Planning
Policy No. 4.2 – Activity Centres for Perth and Peel (SPP4.2)
and therefore the retail floorspace within the Town Centre is
limited to 15,000m2 (NLA). Based on the retail sustainability
assessment contained within the endorsed Byford Town
Centre Local Structure Plan (LSP), the town centre can
support up to 15,538m2 of retail NLA to 2031.
This development application follows an existing approved
development application for a town centre in an alternate
location within the site. The current proposal is intended
to accord more closely with the endorsed structure plan,
and provide the centre with a greater level of exposure to
Abernethy Road to the south while emphasising strong
linkages to future retail and residential opportunities flagged
for the district.
Similarly to the previously approved development application
for the centre, the proposed development will incorporate
a new town square, covered plaza areas and a number of
different retail tenancies, the exact details of which will depend
on finalised leasing arrangements. Whilst these tenancyleasing arrangements are yet to be finalised, the proposed
development includes a Coles Supermarket, a range of
specialty retail and other commercial tenancies and café/
restaurants, which along with the new town square collectively
form the main street and heart of the Byford Town Centre.
In summary, the application proposes the following:
••
An improved town centre location, with increased
accessibility, better design and greater external visibility
that will become a catalyst to the formation of the new
Byford Town Centre.
••
A high amenity contemporary built form, incorporating
tenancies with active frontages that will establish
a covered all weather ‘main-street’ adjacent to the
supermarket in accordance with the Byford Town
Centre Structure Plan.
••
The development of a feature Town Square, which will
act as a vibrant pedestrian destination and meeting point,
with a surrounding built form vernacular that is reflective
of selected elements of Byford’s agricultural history.
••
The construction of an at grade main car park in the
southern section of the subject land with an integrated
vehicle and pedestrian access network that will be required
to safely and legibly service the proposed development.
••
The construction of an appropriately positioned service
area to suit the operational requirements of the centre
as it evolves.
This report includes a new Overall Master Plan detailing the
future development of the site in detail, and covers those
aspects of the statutory and strategic planning framework
relevant to the proposal as well as providing an assessment
of the proposed development against the provisions of
the Shire’s TPS2, the Byford Town Centre Local Structure
Plan (LSP), relevant aspects of the City’s local planning
framework and applicable State level planning policies.
Joint Development
Assessment Panel (JDAP)
Determination
Due to the development cost exceeding $7 million, the
development application will be required to be determined by
the Metro-East Joint Development Assessment Panel (JDAP).
The JDAP process has been set up in order to streamline
approval processes for large-scale development proposals,
and act in the place of the relevant local government in making
decisions on whether or not to grant development approval.
Development approval documentation is lodged in the same
way with the local government authority with the inclusion
of a JDAP development application form and application
fee. The local authority will then assess the development
proposal and submit a report and all of the documentation to
the relevant JDAP for determination.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
1
STREET
SOUTH
GEORGE
WESTERN
Lot 2
HIGHWAY
WAY
EVANS
ABERNETHY
ROAD
Source: Nearmaps
Subject Site
Development Site
Figure 1 – Aerial Photo
Figure 2
Aerial
This concept has been prepared for the purpose of meeting client specifications. The drawing does not
constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.
Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, all
parties associated with the proposed property development disclaim all responsibility for any errors or
omissions. The right is reserved to change the plan at any time.
2
Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be
Lot 2 Abernethy Road, Byford
Date:
25 Sept 2014
Scale:
NTS @ A4
Drawing No.
Designer: CH
Drawn: TC
712-403A Whole Lot 2 PS.ai
sustained by any person acting on any visual impression gained from this drawing.
© The Planning Group WA Pty Ltd
Level 7, 182 St Georges Terrace
Perth Western Australia 6000
PO Box 7375 Cloisters Square
Perth Western Australia 6850
SJS TRIM - IN14/19829
Telephone +61 08 9289 8300
Facsimile +61 08 9321 4786
www.tpgwa.com.au
The Planning Group WA Pty Ltd
ABN 36 097 273 222
THE SUBJECT LAND
Existing Development
Active Subdivision Applications
The subject site is largely vacant, with the exception of a
single house that is located in the south-eastern corner of
the site on an adjacent lot. Beenyup Brook traverses east
west through the site and provides a major drainage function
within the site. Various Multiple Use Corridors (MUC) have
been earmarked in the Byford Town Centre Local Structure
Plan (LSP) traversing through the southern and northern
portions of the site. However it is only the MUC along the
southern boundary of the stage 1 area that affects this
development application.
In addition to the approved development application,
the subject site has been the subject of two subdivision
applications, the intent of which are to separate the
landholdings of the two owners, create the road and MUC
networks and to lock in the structure plan elements. As of
the time of publication of this report one of the applications
has been conditionally approved, however neither of the
subdivision applications have been finalised and as such the
subject site details remain as one contiguous landholding.
Refer to Figure 1 – Aerial Photo
In this regard the applicant and proponent of this application
have been in close liaison with the Shire and the WAPC
in regard to the conditions and timing of the various
applications affecting the subject land, and it is intended that
this liaison will continue through the approval process to
result in a coordinated set of approval conditions that will
facilitate the rapid development of the centre.
Property Description
The subject land is approximately 40 kilometres south-east
of the Perth CBD, adjacent to the South-Western Highway
Highway. Abernethy Road forms the southern boundary of
the subject site, with Evans Way to the north, George Street to
the east and a vacant landholding to the west. The frontage to
Abernethy Road is in the order of 145 metres and the subject
land has a total area of 19.2691ha (Refer to Figure 2).
Refer to Figure 2 – Site Plan
Coles Group Property Developments Ltd currently has
an 11/20 share of the site, with LWP Byford Syndicate
Pty Ltd having the remaining 9/20 share, as tenants in
common. The following table details the particulars of the
Certificates of Title.
Lot Plan
2
Vol/
Folio
Land
Area
65664 1671/912 19.2691ha
Registered Proprietor
Coles Group Property
Developments Ltd
LWP Byford Syndicate Pty Ltd
Refer to Appendix A – Certificate of Title
Previously Approved
Development Application
A development application for the Byford Town Centre was
previously submitted and approved by the JDAP for this site, and
this development application represents a new and improved
design and layout that will take the elements that were
previously approved and re-structure the layout and function of
the centre to bring an improved outcome for the precinct.
The main difference between this application and the approved
application is the movement of the proposed Stage 1 retail from
the northern portion of the site to the south eastern portion of
the site. The new layout offers a number of advantages both for
the retail centre and the development of the Byford Town Centre
which are explored in more detail below.
Context Analysis
The subject site is located approximately 40 kilometres
south-east of Perth adjacent to the South-Western Highway.
The site currently fronts Abernethy Road to the south and
backs on to Evans Way in the north. A number of new
access roads are earmarked as part of the Byford LSP and
these are to be constructed in the future.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
3
WAY
322.33
HIGHW
AY
EVANS
TURN
Reserve 50666
1001
12
STREET
PADRA
ALEXANDER RD
9001
11
9002
27
705.09
460.83
19.2691ha
WESTERN
2 2
LOT
1
130.26
GEORGE
153.55
5
4
15
SOUTH
SOLDIE
R
ROAD S
282
ROAD
GORDIN
WAY
ABERNETHY
145.73
Source: Landgate
Subject Site
Development Site
Figure 2 – Site Plan
Figure 3
Site Plan
This concept has been prepared for the purpose of meeting client specifications. The drawing does not
constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.
Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, all
parties associated with the proposed property development disclaim all responsibility for any errors or
omissions. The right is reserved to change the plan at any time.
4
Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be
sustained by any person acting on any visual impression gained from this drawing.
© The Planning Group WA Pty Ltd
Lot 2 Abernethy Road, Byford
Date:
25 Sept 2014
Scale:
NTS @ A4
Drawing No.
Level 7, 182 St Georges Terrace
Perth Western Australia 6000
Designer: CH
Drawn: TC
712-403A Whole Lot 2 PS.ai
PO Box 7375 Cloisters Square
Perth Western Australia 6850
SJS TRIM - IN14/19829
Telephone +61 08 9289 8300
Facsimile +61 08 9321 4786
www.tpgwa.com.au
The Planning Group WA Pty Ltd
ABN 36 097 273 222
The subject site is located in the centre of the wider Byford
area, with the newly established Byford estate located on
the eastern side of South-Western Highway. Byford has a
population of 7,034 (ABS, 2011), with the majority residing
adjacent to the subject site. The Byford Trotting Complex is
located approximately 1.5km to the west, with the Darling
Range Regional Park approximately 1.5km to the east.
The Armadale Strategic Metropolitan Centre is located
approximately 10km north of the Byford Town Centre, which
is home to a number of primary and high schools, as well as
a TAFE and the Armadale Train Station.
Refer to Figure 3 – Location Plan
The Byford LSP identifies two large parcels of land to the
south and the south-west of the Town Centre that have been
identified as a future primary school and high school with the
potential to cater for all ages, from kindergarten to year 12.
This is reflective of the Byford District Structure Plan, which
also identifies a new school site in a similar location. The
school is planned to be a prominent landmark and will act as
a key activity node that will help support the development of
the Town Centre over time.
The proposed Byford rail station is noted within the LSP as
being adjacent to the proposed Town Centre location. Given
the uncertainty around timing for a new rail station in Byford,
the LSP (and the proposed design of the centre) allow for
an interim bus interchange to connect to Armadale station,
increasing connectivity to the Town Centre in the short term
should the Public Transport Authority (PTA) develop this
facility at a future stage.
The subject site forms a large portion of the Byford Town
Centre, however the Byford LSP also identifies further areas
of commercial, mixed use and medium density residential
development, all of which will assist in creating and
enhancing the growth of the Byford district.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
5
ARMADALE
Subject Site
Darling
Range
Regional
Park
Subject Site
BYFORD
Source: Landgate
Subject Site
Development Site
Figure 3 – Location Plan
Figure 1
This concept has been prepared for the purpose of meeting client specifications. The drawing does not
constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.
Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, all
parties associated with the proposed property development disclaim all responsibility for any errors or
omissions. The right is reserved to change the plan at any time.
6
Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be
sustained by any person acting on any visual impression gained from this drawing.
© The Planning Group WA Pty Ltd
Location Plan
Lot 2 Abernethy Road, Byford
Date:
25 Sept 2014
Scale:
NTS @ A4
Drawing No.
Designer: CH
Drawn: TC
712-403A Whole Lot 2 PS.ai
Level 7, 182 St Georges Terrace
Perth Western Australia 6000
PO Box 7375 Cloisters Square
Perth Western Australia 6850
SJS TRIM - IN14/19829
Telephone +61 08 9289 8300
Facsimile +61 08 9321 4786
www.tpgwa.com.au
The Planning Group WA Pty Ltd
ABN 36 097 273 222
PROPOSED DEVELOPMENT
••
Site Layout
The proposed development of the Byford Town Centre has
been designed as a premium retail development with a
high level of amenity and legibility. Care has been taken
throughout the design process to incorporate best practice
design initiatives, especially in terms of building accessibility
and interaction, in line with the LSP that have a focus on
creating strong connections to the remainder of the future
Town Centre for when this is developed.
The proposed development will include the construction
of a supermarket sleeved with specialty retail stores along
the southern side of the supermarket, as well as further
specialty stores to create an internal pedestrianised main
street, in accordance with the LSP. The detailed design has
been created in order to foster a sense of place and unique
identity.
In summary, the application proposes the following:
••
An improved town centre location, with increased
accessibility, better design and greater external visibility
that will become a catalyst to the formation of the new
Byford Town Centre.
••
A high amenity contemporary built form, incorporating
tenancies with active frontages that will establish
a covered all weather ‘main-street’ adjacent to the
supermarket in accordance with the Byford Town Centre
Structure Plan.
••
In this regard it is worth noting that the design of the
centre is a bespoke design specifically created for
Byford, and differs significantly from the regular Coles
retail offering in order to assist in establishing a centre
with a unique Byford feel.
••
The development of a feature Town Square, which will
act as a vibrant pedestrian destination and meeting
point, with a built form vernacular that ties into the
adjacent retail and is reflective of Byford’s agricultural
and industrial history.
••
The construction of an at grade main car park in the
southern section of the subject land with an integrated
vehicle and pedestrian access network that will be
required to safely and legibly service the proposed
development.
The construction of an appropriately positioned service
area to suit the operational requirements of the centre
as it evolves.
Refer to Appendix B – Proposed Site Development Plans and
Coloured Perspectives
Overall Development
Composition
The works proposed in this application form the first stage of
the development of the Byford Town Centre. The town centre
is divided into three sectors, separated by the north-south
and east-west main streets, which meet at a T-intersection
in the middle of the town centre. The Overall Masterplan
indicates another potential supermarket, discount
department store (DDS) and smaller commercial tenancies
and a residential development in the northern sector. A town
square is located on the northern and south eastern side of
the T-junction connecting the three sectors.
The strength of the proposed stage 1 and masterplan
layout relies on the relationship between the major ‘anchor’
retailers, the proposed supermarket and the future discount
department store. These are positioned either side of the
north south main street on the southern side of the site. The
main reasons for this arrangement are:
••
Locating the major supermarket adjacent to the future
railway station or high frequency bus interchange
allows excellent legibility and accessibility to the main
retail areas of the site.
••
Having the major stores face each other across the
main street helps activate the street with the ‘crosspollination’ of complementary shopping opportunities.
The proposed stage 1 development will incorporate a
number of different commercial tenancies, the exact details
of which will depend on finalised leasing arrangements.
Whilst these leasing arrangements have yet to be finalised,
the expected floorspace distribution for the proposed
development is described in the following table.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
7
Type
Total Area (m2 GLA)
Total Area
(m2 NLA)
Coles Supermarket
4,024 (including 1,275 of
BOH)
2,749
Specialty Retail
1,027
1,027
Restaurant/Cafés
380
380
Gym
350
350
Liquor Store
200
Car Parking
The level of car parking provision associated with the
development is provided in the following table:
Type
Spaces
Standard
291
200
Disabled
8
20
323
Medical Centre
301
301
Street bays
Total
6,282
5,007
Total
Traffic and Pedestrian Access
Given that the subject development application only comprises
the first stage of the Town Centre development, vehicle
access to the supermarket and specialty shops will be
accommodated via a constructed road from Abernethy Road.
The main access road and intersection with Abernethy Road
will be constructed to Main Roads standard and its location
and alignment will be in accordance with the conditionally
approved subdivision of the site. The design accords with the
endorsed structure plan and will allow appropriate access
from Abernethy Road to the Stage 1 development.
A network of footpaths will facilitate pedestrian access into
and around the site and the configuration of the specialty
stores will create a pedestrian mall located in front of the
supermarket.
Once planning for future stages of the Town Centre is
finalised and the subdivision is completed all of the internal
roads will be ceded as public roads and constructed to Main
Roads standard.
Public Transport and
relationship to development
The Perth to Bunbury regional rail service runs parallel to
South-Western Highway, between George and Alexander
Streets. The existing Byford rail station is disjointed from the
Town Centre at present. The LSP includes the potential to
relocate the station to better align with the Town Centre and
maximise its catchment, providing greater connectivity to
surrounding areas. Given the uncertainty around timing for a
new rail station in Byford, the LSP also allows for an interim
bus interchange to connect to Armadale station, increasing
connectivity to the Town Centre in the short term.
A design consideration with the proposed development
application was to ensure that the service areas proposed
to the east side of the development would be able to be
reconfigured to accommodate future public transport
initiatives if required in the future.
Disabled parking bays will be provided within parking aisles
as close as possible to building entrances in accordance with
Building Codes of Australia (BCA) and relevant Australian
Standards, and will be constructed, sealed and marked to the
satisfaction of the Shire.
Landscaping and Amenity
As indicated in the LSP, a number of multiple use corridors
(MUC) have been identified to perform an urban water
management, recreation, public open space, amenity and
conservation role. These MUC’s are to be appropriately
landscaped to contribute to the amenity of the Town Centre,
whilst performing a drainage function reflective of the natural
topography.
The LSP states that the MUC’s are to be designed and
maintained in accordance with Element 5 of Liveable
Neighbourhoods. Whilst some landscaping has been
identified on the plans provided as part of this application, it is
anticipated that a detailed landscaping plan shall accompany
the future Building Permit application, and that this will be
reflected as a condition of planning approval.
Built Form and Architecture
The retail plan for the stage 1 development takes its form
from the overall masterplan for the Byford Town Centre
and the layout of ‘main streets’. The major stores form the
anchors of the retail development: the supermarket in Stage
1 and the proposed discount department store (DDS) and
additional supermarket in future stages. The DDS and the
retail proposed within this application will in time create a
dual sided main street which will create strong desire lines
and consistent activation between the major stores and
specialities assisting with the vitality and viability of the town
square and the main street proper. The town square will be
further enhanced by locating a cafes or restaurants on the
western side with the opportunity for alfresco dining to spill
out into the public plaza areas.
8
SJS TRIM - IN14/19829
Design Intent
Servicing Areas
The Byford area has many local attributes that can be
integrated into the design and materials palette for the Town
Centre. The natural, cultural and historical features of the
area have been referenced in developing a design concept
for the new Byford Town Centre project.
A servicing area has been provided for the supermarket
and the retail and commercial premises. A major dock is
provided at the rear of the supermarket, out of view of the
main street and provided in a configuration that will allow
modification post construction to incorporate future public
transport initiatives should they eventuate.
The forms of the buildings refer to the areas rural identity
and are to be read as a ‘collection of sheds’ in recognition of
the agricultural history of the locality. This analogy works
well to demonstrate both historical and contemporary
reflections of the local character. Rather than utilising the
typical parapet and awning designs common in suburban
town centre architecture (and indeed the general Coles retail
centre offering), the ‘shed analogy’ has allowed the creation
of an exciting roof line that creates scale along the main
street and a strong identity for the centre.
Trading Hours
Trading hours for the tenancies within the centre will be in
accordance with current State policy and local government
regulations.
Byford township was initially formed to provide housing
for workers at the Armadale Brickworks. A contemporary
structure referencing a brickworks chimney is centered in
the Town Square referring to this history and acting as a
marker to the town square.
An overall palette of robust materials has been chosen
to help create a design that identifies the site character
and one that works within the site context. Profiled metal
deck cladding, recycled timber, brick and textured pre-cast
concrete panels all reference the unique rural and bushland
setting and help to establish an appropriate and natural
colour palette for the development (refer to Appendix C)
Lighting And Security
The stage 1 development is a covered open-air pedestrian
and main street environment. Care has been taken not
to create any blind alleys so that passive surveillance is
possible in all pedestrian areas with activation provided by
restaurant / café uses outside of traditional retailing hours.
Street, building, under-awning and carpark lighting will be
provided to assist in creating a safe environment after dark.
Signage
Signage proposals indicated in this application are
preliminary at this stage and a full signage strategy will be
prepared and presented in due course. The supermarket
and all specialty and commercial tenancies will have wall
and under-awning signage. Signage forms, sizes and
locations will be regulated by the signage strategy and
design guidelines will be prepared to control the quality and
appearance of tenant signs.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
9
PLANNING FRAMEWORK
Metropolitan Region Scheme
The Metropolitan Region Scheme (MRS) is the statutory
planning Scheme for the Perth Metropolitan Region. Under
the MRS, subject site is zoned ‘Urban’. A ‘Railways Reserve’
adjoins the site to the east and the South Western Highway,
which is also located to the east is reserved as a ‘Primary
Regional Road’.
Refer to Figure 4 – MRS Extract
Shire of Serpentine-Jarrahdale
Town Planning Scheme No. 2
The subject land is currently zoned ‘Urban Development’
under the provisions of the Shire of Serpentine-Jarrahdale
Town Planning Scheme No. 2 (TPS2).
Refer to Figure 5 – TPS2 Zoning
The purpose of the Urban Development zone is to provide
for the orderly planning of large areas of land in a locally
integrated manner and within a regional context, whilst
retaining flexibility to review planning with changing
circumstances. The zone will allow for:
a) “Development of functional communities consistent with
orderly and proper planning and the establishment and
maintenance of an appropriate level of amenity;
b) Variety in the range of lot sizes and dwelling types within
communities, consistent with a cohesive and attractively
built environment;
c) Provision of retail, commercial, industrial and mixed
use facilities to service the needs of residents within the
communities, and integration of these facilities with
social and recreational services, so as to maximise
convenience;
d) Provision of retail, commercial, business park and
industrial facilities to provide local employment
opportunities;
e) Provision of open space and recreation networks,
appropriate community services, school sites and other
recreational facilities;
f)
Establishment of multiple use corridors for drainage,
nutrient control and recreational purposes, in association
with the development of communities based on the
principles of water sensitive urban design;
g) Optimisation of convenience in respect of rail, road,
cycleway and other transportation means, to and within
the communities.”
TPS2 outlines that the above components are to be
achieved through the establishment of structure plans to
ensure development is coordinated and integrated with the
surrounding areas.
The Byford District Structure Plan was adopted by the
Western Australian Planning Commission (WAPC) in March
2005 and was supplemented with the preparation and
adoption of the Byford Town Centre Local Structure Plan.
An assessment of the proposed development in relation
to the provisions of TPS1A is included within the ‘Detailed
Planning Assessment’ section of this report.
Byford District Structure Plan
The original Byford District Structure Plan (DSP) was
prepared in response to continued pressure from
landowners within the DSP study area to develop their land
for urban purposes and was adopted by the WAPC in March
2005. Since 2005, the Town Centre has been identified as the
area primarily west of the railway, equally distributed north
and south of Abernethy Road. The DSP has recently been
amended, relocating the focus of the Town Centre further
north of Abernethy Road.
The Structure Plan report provides broad assessment of
planning, environmental and engineering issues affecting
the study area and the formulation of the Structure Plan. It
also includes an Implementation Strategy to ensure that the
vision is realised at the development stage.
The DSP provides a framework to guide the design of further
detailed Local Structure Plans, Detailed Area Plans and
subdivision designs over land holdings within the area. The
DSP identifies an area for Town Centre development along
Abernethy Road to the west of the railway line.
10
SJS TRIM - IN14/19829
LOT 2
ABERNETHY
ROAD
LEGEND
METROPOLITAN REGION
SCHEME RESERVES
ZONES
OTHER
Source: WAPC
Subject Site
Figure 4 – MRS Extract
Development Site
Figure 4
Shire of Serpentine-Jarrahdale
Town Planning Scheme No. 2
This concept has been prepared for the purpose of meeting client specifications. The drawing does not
constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.
Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, all
parties associated with the proposed property development disclaim all responsibility for any errors or
omissions. The right is reserved to change the plan at any time.
Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be
sustained by any person acting on any visual impression gained from this drawing.
The Planning Group WA Pty Ltd
Lot 2 Abernethy Road, Byford
Date:
25 Sept 2014
Scale:
NTS @ A4
Designer: CH
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
Drawing No.
11
Drawn: TC
712-403A Whole Lot 2 PS.ai
SJS TRIM - IN14/19829
Level 7, 182 St Georges Terrace
Perth Western Australia 6000
PO Box 7375 Cloisters Square
Perth Western Australia 6850
Telephone +61 08 9289 8300
Facsimile +61 08 9321 4786
The Planning Group WA Pty Ltd
ABN 36 097 273 222
LOT 2
ABERNETHY
LEGEND
RESERVED LANDS
ZONES
URBAN
URBAN DEFERRED
Source: WAPC
Subject Site
Development Site
Figure 5 – TPS2 Zoning
Figure 5
Metropolitan Regional Scheme
This concept has been prepared for the purpose of meeting client specifications. The drawing does not
constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.
Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, all
parties associated with the proposed property development disclaim all responsibility for any errors or
omissions. The right is reserved to change the plan at any time.
Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be
sustained by any person acting on any visual impression gained from this drawing.
12
© The Planning Group WA Pty Ltd
Lot 2 Abernethy Road, Byford
Date:
25 Sept 2014
Scale:
NTS @ A4
Drawing No.
Designer: CH
Drawn: TC
712-403A Whole Lot 2 PS.ai
Level 7, 182 St Georges Terrace
Perth Western Australia 6000
PO Box 7375 Cloisters Square
Perth Western Australia 6850
SJS TRIM - IN14/19829
Telephone +61 08 9289 8300
Facsimile +61 08 9321 4786
www.tpgwa.com.au
The Planning Group WA Pty Ltd
ABN 36 097 273 222
The DSP sets out a number of provisions specific to the
Town Centre, as follows:
••
The High School site will be a prominent landmark.
••
The existing waterway in the Town Centre will be subject
to water sensitive urban design principles.
••
Thomas Road, Abernethy Road and Orton Road to be
widened to accommodate stormwater.
••
The future construction of Abernethy Road should include
dense landscaping, appropriate fencing or bunding.
••
The final alignment of the Town Centre district distributor
road through Lot 1 Abernethy Road will be determined
during detailed structure planning.
••
Detailed Area Plans are required for land abutting major
distributor roads, public open space, reserves, multipleuse corridors and arterial roads to ensure the built form
reflects the rural character of the area.
Byford Town Centre Local
Structure Plan
The Byford Town Centre Local Structure Plan (LSP) has been
prepared to guide the development of the Byford Town Centre
and its growth into a “vibrant and sustainable Town Centre,
comprising a mix of land uses centred on a ‘main street’ retail
and commercial development on South Western Highway,
and a significant area of mostly vacant land to the west of the
railway line, identified for Town Centre expansion”.
••
Facilitate and coordinate the progressive subdivision,
development and redevelopment of land within the LSP
area.
••
Provide a framework to achieve certain land use and
development outcomes within defined precincts.
••
Provide a framework to coordinate the adequate and
timely provision of common infrastructure for the LSP
and provide for the reasonable and equitable sharing of
costs of common infrastructure between landowners.
••
Provide a framework for the establishment of a
mechanism for the Shire to recover contributions for the
provision of common infrastructure from landowners
within the LSP area.
••
Create a residential and mixed use, well defined Town
Centre offering facilities of local and district value.
••
Provide a range of dwelling types and densities
accommodating a diverse residential community.
••
Provide a “Main Street” that creates the environment for
mixed-use, day and night activity.
••
Provide for a transition of land use over time, including
robust and durable building design and site planning to
accommodate change in future use, density and form.
••
Provide for the sensitive incorporation of cultural
heritage and rural character elements.”
The objectives of the LSP are:
The LSP was finalised in 2014 by the Shire and the WAPC,
and the objectives of the LSP as well as the location of the
Town Centre to the north of Abernethy Road within Lot 2 are
encapsulated within the endorsed LSP design.
••
“Facilitate an appropriate mix of retail, commercial,
residential and mixed-use development within the
Byford Town Centre.
Refer to Figure 6 – Byford LSP Extract
••
Provide for increased densities of residential development
within proximity of the Byford Town Centre and proposed
Byford metropolitan railway station/transit node.
••
Provide land for public purposes.
••
Provide for an appropriate distribution of active and
passive public open space.
The Byford Town Centre Design Guidelines have been
prepared as a Local Planning Policy by the Shire, in order
to control the future built form within the Town Centre. The
Guidelines outline with following vision for the Town Centre,
in accordance with the LSP:
••
Provide for a permeable, efficient and effective
movement network throughout the LSP area.
A Vibrant and Integrated District Centre
••
Facilitate the development of street blocks to provide
for appropriate lot orientation and accessibility, whilst
facilitating the intended use and form.
••
Provide for efficient and effective urban water
management addressing water quality and quantity.
Byford Town Centre Design
Guidelines
••
A vibrant town centre containing a mix of retail,
commercial, civic, recreation, residential uses consistent
with its role as a District Centre.
••
The existing and expansion areas of the town centre are
seamlessly integrated and connected, and demonstrate
historical and contemporary reflections of the local rural
character.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
13
Source: WAPC
Development Site
Subject Site
Figure 6 – Byford LSP Extract
Figure 6
Byford Town Centre
This concept has been prepared for the purpose of meeting client specifications. The drawing does not
constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.
Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, all
parties associated with the proposed property development disclaim all responsibility for any errors or
omissions. The right is reserved to change the plan at any time.
14
Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be
sustained by any person acting on any visual impression gained from this drawing.
© The Planning Group WA Pty Ltd
Lot 2 Abernethy Road, Byford
Date:
25 Sept 2014
Scale:
NTS @ A4
Drawing No.
Designer: CH
Drawn: TC
712-403A Whole Lot 2 PS.ai
Level 7, 182 St Georges Terrace
Perth Western Australia 6000
PO Box 7375 Cloisters Square
Perth Western Australia 6850
SJS TRIM - IN14/19829
Telephone +61 08 9289 8300
Facsimile +61 08 9321 4786
www.tpgwa.com.au
The Planning Group WA Pty Ltd
ABN 36 097 273 222
••
The location of major store anchors, high quality
shopfront environments and car parking areas
contribute to an active main street environment.
Identifiable Character and Distinct Sense of Place
••
Natural, cultural and heritage features, landmarks and
public art within the public realm, contribute to sense
of place.
••
A network of public space and open space corridors
contribute to the rural and bushland feel of the area.
A Safe Pedestrian and Transit Oriented Place
••
There are many streets and pedestrian routes leading to
a transit hub.
••
Open space areas are provided with passive
surveillance.
••
The street network and urban environment provides
high levels of connectivity and legibility.
A Place that Capitalises on its Environmental
Assets
••
Existing natural assets such as mature and remnant
vegetation and streams are central to public realm
themeing.
••
The main street environment is sheltered from strong
easterly winds.
••
Existing views and vistas to and from the centre are
maintained.
A Water Integrated Place
••
Living streams and swales are a feature of the town
centre and contribute to sense of place as well as
perform a drainage, bio-retention and recreation
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
15
DETAILED PLANNING ASSESSMENT
The following statutory planning assessment examines
in detail the local planning framework applicable to the
development of the subject land.
Capacity for Council to Consider and
Support the Proposed Development
Application
Clause 5.18.7 of TPS2 relates to development of land before
a structure plan has been adopted. Whilst development is
generally required to follow the adoption of a structure plan,
Clause 5.18.7.3 states:
•
“Council may approve the development or use for other
than a single house within the Urban Development zone
subject to Council being satisfied that the nature or scale
of such development or use will not have an adverse
effect on:
Land Use Permissibility
The proposed development incorporates predominantly
retail uses that generally fall within the definition of ‘Retail
Shops’ for the purpose of determining their land use
classification. Other proposed uses include a restaurant and
commercial tenancies.
Clause 6.3.1 of the LSP outlines the land uses that are
encouraged within the Retail Core of the Town Centre.
These include:
••
Retail shops.
••
Restaurants and Cafes.
••
Leisure and Entertainment.
••
Commercial Offices.
••
Civic and Community uses, including a Town Square.
a) the preparation of a Structure Plan for, or
••
Child Care facilities.
b) the orderly and proper planning of, or
••
Consulting Rooms and Medical Suites.
c) the health, amenity, safety or convenience of the future
occupants of,
••
Residential Development.
•
the area intended for the preparation of a Structure
Plan, and subject to the proposed development or use
being advertised for public inspection in accordance with
Clause 6.3.”
••
Open Space.
Therefore based on the above. The land uses proposed
as part of Stage 1 are considered to fit well within the
requirements of the LSP and can therefore be approved.
As the LSP has been finalised by the Shire and WAPC, the
location and nature of the Town Centre area is encapsulated
by the prevailing planning framework. In conjunction with
the Overall Masterplan provided, the proposal is considered
to be completely compliant with the adopted LSP, and is
reflective of the principles of orderly and proper planning.
Therefore the proposed development should be supported
by the Council as it enhances and enacts the vision created
by the LSP for the area.
16
SJS TRIM - IN14/19829
Clause 7.5 – Notice of Proposed
Development
Stage 1 development and specific measures to address some
of the recommendations outlined in the study shall be detailed
at Building Permit stage.
It is anticipated that the proposed development application
will be advertised in accordance with Clause 6.3 of TPS2.
Clause 6.3 requires that owners of land that is considered
likely to be affected by the proposal be consulted, as well as
a notice being published in the local newspaper and a sign
erected on site. Clause 6.3.2 also states that any submissions
are to be made to the Council within 21 days from the date of
the notice.
In addition to the work conducted by GHD on the LSP,
Riley Consulting was commissioned by the proponent to
consider the traffic issues associated with a proposed new
supermarket and associated specialty shops within the
Byford Town Centre stage 1. The report concluded that:
••
The proposed Coles shopping centre can be expected to
generate up to 7,601 vehicle movements per day once
fully operational. Analysis of the increase in traffic as a
result of the new store is shown to have no material
impact to the operation of the local road network based
on WAPC guidelines. However, an impact to Abernethy
Road is indicated.
••
The impact to Abernethy Road is indicated to be
acceptable and is not expected to result in poor
Levels of Service. The proposed access to Abernethy
Road will require the provision of a right turn lane
and it is recommended that the design include for a
pedestrian median to the west of the access. It is also
recommended that at least one footpath be provided to
the proposed access road.
••
Analysis of local intersections shows that acceptable
Levels of Service will be maintained with the forecast
traffic increases. No upgrading to local intersections is
required as a result of the proposed development.
Zone Development Requirements
The following table contains an assessment of the proposed
development in accordance with the Byford Town Centre
Design Guidelines.
Landscaping
The large multiple use corridor (MUC) along the southern
boundary of the site will provide significant landscaping for
the site and also act as a buffer between the Town Centre
and the adjoining Abernethy Road to the south. The proposal
also incorporates landscaping within the carpark areas
of the site and within the Town Square providing a green
backdrop for the Town Centre.
The provision of landscaping on the development site exceeds
the required 5-10% identified in the Design Guidelines. A
comprehensive landscaping plan shall be provided as part of
the Building Permit application and any landscaping provided
will be reflective of the surrounding Byford area.
Vehicle Access and Parking
Traffic analysis of the town centre site has been previously
considered during structure planning processes based on a
total development of 21,000m2 of town centre activity floor
space. The conclusions of the analysis indicated that the
full development of the town centre could have impacts on
the South Western Highway based on the location of future
population cells in the locality. Initial stages of development
were also considered and indicate that development of up to
6,200m2 of floorspace would have minimal impact on the
local road network. However, the analysis did indicate that
some attention to the town centre access road at Abernethy
Road may be required.
As part of the LSP, GHD prepared a Traffic and Transport report
in order to identify the traffic impacts and appropriate traffic
management measures to support the implementation of the
Byford LSP. This study has informed the basic design of the
In addition to the traffic analysis, an analysis of the car
parking requirements of the site as they relate to the
LSP was conducted by the proponent project team. The
requirements detailed within the structure plan note that a
provision of car parking at 1 bay per 20m2 of GLA applies
to the Byford Town Centre. The proposed development
therefore generates a requirement for 314 bays in order to
comply with the LSP. A total of 319 bays have been provided
within the proposed development, meeting the requirements
of the LSP. The report also notes that the centre will have a
surplus of parking during peak periods.
For further detail on the above please refer to Appendix 4 –
Traffic and Parking Assessment.
Signage
As indicated previously, notional signage locations for
individual tenancies are indicated as part of the development
proposal. Whilst detailed signage arrangements have yet
to be confirmed, the commercial design of the proposed
development has taken into consideration the likely
placement of future signage associated with the minor
tenancies and the major supermarket tenant.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
17
Servicing Considerations
discharging to drainage detention facilities with associated
water quality treatment.
Sewage
JDA Consulting Hydrologists are in the process of amending
a stormwater management plan for the site, which will
outline in detail the design measures to manage stormwater
runoff. These measures will potentially include:
Provision of a gravity sewer connection to the Water
Corporations Byford sewerage scheme can be achieved
in accordance with the Water Corporation’s requirements
by the construction of DN225 and DN300 gravity sewers
from the North West corner of Lot 2 along Coragem
Turn, Thatcher Road to the intersection of Larson Road
discharging into the existing Water Corporation DN225
sewer main. Separately to this direct connection of the site,
the Water Corporation have also advised that an additional
offsite link between Larson Way and Thomas Road as part of
the Byford West project would be required to boost capacity
to provide for ultimate sewer flow rates from the Lot 2.
••
The top water level in the basin to cater for a 100yr ARI
rainfall event.
••
Building pad levels required.
••
The required constructed road levels adjacent to the
basin/drains and the development site.
••
Preliminary level modelling has been taken into account
in the proposed development design, and it is envisaged
that a comprehensive management plan will be provided
as a condition of approval prior to building permit.
Water Supply
Provision of potable water supply to the site would be
achieved by connection to the Water Corporation’s existing
water distribution network located to the north of Lot 2.
Connection into the Stage 1 site would be achieved by
the construction of DN250 and DN200 PVC water mains
connecting to the north along road reserves.
Electricity
Provision of an electricity connection to the site would be
achieved by connection to Horizon Power’s existing High
Voltage power line located along Abernethy Road. Power
distribution within the site would be achieved by high
voltage interconnection between the High voltage power
line, switchgear and transformers before being located
reticulated at low voltage about the site.
Earthworks
Earthworks for the site would be designed to accommodate
the various site-specific parameters including:
••
Appropriate Clearance to Groundwater
••
Appropriate local and scheme wide drainage flood
routing
••
Minimum grades to accommodate shopping centre car
park configurations.
••
Sand pad installation to suit site building requirements
••
Existing ground surface fall across the site from South
East to North West.
Reticulated gas connection to the site would be provided by
connection to existing Alinta gas mains located in Abernethy
Road and Soldiers Road at the south east corner of the site.
It is noted from site geotechnical investigations that the
site subsurface can generally be described as 0.25m layer
of topsoil overlaying natural clayey sand and sandy clay
of the Guilford formation. In some locations local pockets
of a 300mm layer of grey silty sand were present over the
underlying clay materials.
Telecommunications
Pavements
High-speed broadband communications to the site would be
achieved by connection to Telstra infrastructure in Abernethy
Road that interconnects to Telstra’s broadband enabled
Byford Telephone Exchange.
Noting the geotechnical parameters of the site pavements
for the development would be a combination of flexible
pavements (asphalt, roadbase and limestone subbase) and
rigid pavements (Reinforced concrete) to suit the particular
vehicle usage in each location of the development and the
geotechnical pavement design parameters. Further aesthetic
improvements may be prescribed by the project architect.
Gas Reticulation
Stormwater Drainage
Noting the clayey ground conditions and associated minimal
site infiltration site stormwater drainage would be collected
by a network of consisting of roof top gutters and downpipes,
ground level gullies and an interconqnected pipe network
18
SJS TRIM - IN14/19829
Demand for Proposed Development
Orderly and Proper Planning
As part of the preparation of the LSP, Pracsys were engaged
to conduct a retail demand analysis for the Town Centre.
The purpose of the analysis was to calculate the viable retail
floorspace to 2031. The analysis took into account demand
from a range of users including residents, workers, visitors
and passing trade, upon which available expenditure pools
and ultimate floorspace estimates were calculated.
The proposed development is demonstrated to be orderly
and proper, with reference to TPS2, the Byford Local
Structure Plan and the associated Byford Town Centre
Design Guidelines. Traffic impact investigations undertaken
in support of the Byford LSP and the proposed development
also demonstrate the suitability of the proposed access
arrangements.
Based on the findings of Pracsys’ report, the below table
outlines the range of floorspace demand until 2031.
The key aspects of the proposal to be taken into
consideration are that:
Year
Floorspace Demand (m2 nla)
Increase
2011
1,746 – 3,052
N/A - existing
2021
3,614 – 6,144
1,746 – 3,052
2031
8,962 – 15,538
7,037 – 11,962
From the above, it can be seen that there is already ample
demand for retail space within Byford and this is set to
increase significantly by 2031. The proposed Stage 1
development incorporates 5,353m2 nla of retail floorspace
(excluding the commercial tenancies), which is considered
appropriate to meet demand in the short term. Given the
expected sharp increase in demand between 2021 and 2031,
detailed planning for Stage 2 of the Town Centre shall quickly
follow Stage 1.
Pracsys identified the following conclusions from their
analysis, in relation to the development of new retail, stating
that new retail should:
••
Focus on the development of a core of commercial
activity within the Town Centre.
••
Ensure the provision of new convenience retail is
concentrated within this core given the high frequency
of transactions that such uses generate.
••
Maintain the intensity of the Town Centre, with
expansion to adjacent locations occurring incrementally.
Congestion of activity within a confined location is far
more desirable in activating the Activity Centre than the
development of disparate, poorly connected nodes.
••
Have strong relationships to public transport
infrastructure.
••
The development will predominantly accommodate
retail uses that will be assessed which are promoted in
the LSP.
••
The proposed development accords with the
requirements of the LSP and the Shire’s Byford Town
Centre Design Guidelines.
••
The proposed development proposes a high amenity
built form incorporating appropriate high quality design
features and landscaping, in addition to an appropriate
network of pedestrian paths and vehicle circulation
routes.
••
The proposed development will improve the amenity of
and general aesthetic of the locality.
••
The proposal will create employment opportunities
and provide a community focal point in a sustainable
location, which is readily accessible by the local
community.
The proposed development is considered to align with
Pracsys’ conclusions and in light of the above, there is
considered to be sufficient demand for the proposed retail
facilities.
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
19
CONCLUSION
This report has been prepared by TPG Town Planning, Urban
Design and Heritage (TPG) on behalf of Coles Group Property
Developments Ltd to support a development application for
the development of the first stage of the Byford Town Centre
on Lot 2 Abernethy Road, Byford.
Based on a detailed planning assessment of the proposal,
it has been determined that the proposed development is
demonstrated to be orderly and appropriate with respect
to the development requirements under TPS2, the Byford
Town Centre Structure Plan and Byford Town Centre Design
Guidelines.
The application proposes a high amenity built form
sympathetic to the local character of Byford, a pedestrianised
main street, appropriate car parking facilities, an integrated
vehicle and pedestrian access network and an appropriately
positioned service area.
Development of the Town Centre will also provide muchneeded retail and commercial facilities for the 6,000+
adjoining residents, who are currently having to travel
to other centres for their daily shopping needs. The
development of the Byford Town Centre will help ensure the
long term economic viability and sustainability of Byford.
Accordingly, it is respectfully requested that the Shire of
Serpentine-Jarrahdale, the WAPC and JDAP gives timely
consideration and approval to the proposed development.
20
SJS TRIM - IN14/19829
APPENDIX A
Certificates of Title
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
21
This page has been left blank intentionally.
22
SJS TRIM - IN14/19829
LANDGATE COPY OF ORIGINAL NOT TO SCALE Thu Oct 2 10:53:28 2014
SJS TRIM - IN14/19829
JOB 45785731
www.landgate.wa.gov.au
APPENDIX B
Proposed Site Development
Plans and Coloured Perspectives
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
23
This page has been left blank intentionally.
24
SJS TRIM - IN14/19829
RL. 48.5 m
PROPOSED SUBDIVISION BOUNDARIES
47
BAYS
FUTURE RESIDENTIAL
TRAIN LINE
20
BAYS
21
BAYS
61
BAYS
TOWN
SQUARE
2
POSSIBLE
SUPERMARKET 02
40
BAYS
20
BAYS
FUTURE RETAIL SLEEVE
LVD
NB
EO
SIIM
FUTURE STATION
N
SA
TOWN
SQUARE
NEW
COLES
19
BAYS
CURRENT BOUNDARY
POSSIBLE DDS
ABERNETHY RD
Overall Master Plan
COLES BYFORD DEVELOPMENT
Status: DEVELOPMENT APPLICATION
Path: \\ARSENAL\z_projects\pdrive\42567 Coles Byford Shopping
Centre\03 Design
Scale:
0
© Hames Sharley:
SJS TRIM - IN14/19829
1:1000 @ A1
80
North:
Project Number:
Drawing Number:
Revision:
Date:
42567
DA100
A
09/18/14
MEDICAL
FUTURE RETAIL
(STAGE 2)
301 m²
TOWN
SQUARE
AMENITIES
RETAINING
WALL
106 m²
SPECIALTIES
CL
223 m²
KEY PLAN
1 : 5000
COLES BOH
1:10
1275 m²
27000
AIRLOCK
AREA SCHEDULE - NLA
COLES SELLING FLOOR
380 m²
2749 m²
350 m²
200 m²
301 m²
1027 m²
5007 m²
2749 m²
CL
CAFE
COLES SELLING FLOOR
GYM
LIQUOR
MEDICAL
SPECIALTIES
CAFE
190 m²
LIQUOR
200 m²
LOADING
DOCK
AREA SCHEDULE - OTHER
AMENITIES
BIN STORE
COLES BOH
138 m²
147 m²
1275 m²
1560 m²
CAFE
190 m²
SPECIALTIES
8
4
20
291
323
17500
TAXI
10000
12000
SPECIALTIES
386 m²
BIN STORE
147 m²
SPECIALTIES
GYM
162 m²
350 m²
RETAINING WALL
1:10
PROPOSED SUBDIVISION BOUNDARY
ACROD Bays
Coles Online Truck Parking
On-Street Bays
Parking Bays
256 m²
WC
RETAINING WALL
Parking Bays Schedule
Site Plan
COLES BYFORD DEVELOPMENT
Status: PRELIMINARY - INFORMATION ONLY
Path: \\ARSENAL\z_projects\pdrive\42567 Coles Byford Shopping
Centre\03 Design
Scale:
0
© Hames Sharley:
SJS TRIM - IN14/19829
1:500 @ A1
40
North:
Project Number:
Drawing Number:
Revision:
Date:
42567
DA200
C
09/18/14
PANELISED LIGHTWEIGHT CLADDING
PERFORATED METAL SCREEN
ON STEEL FRAME
FEATURE METAL BATTEN AWNING
ON STEEL FRAME
COLES FEATURE CANOPY ROOF
METALDECK ROOF IN COLORBOND FINISH
METALDECK ROOF IN
COLORBOND FINISH
EXPOSED STEEL TRUSS FEATURE
STEEL FRAME CANOPY
OVER PEDESTRIAN MALL
RL 65.920 m
RL 65.320 m
PRECAST CONCRETE PANELS
RL 64.388 m
RL 64.250 m
RL 63.371 m
LANDMARK TOWER IN STEEL
& METAL CLADDING
EXPOSED STEEL TRUSS
RL 61.068 m
RL 61.975 m
RL 60.265 m
LOADING DOCK BEYOND
RAMP DOWN TO
LOADING DOCK
SE Tenancy
RL 54500
SW Tenancies
RETAIL TENANCIES
PEDESTRIAN MALL
RETAIL TENANCIES
GYM
RL 53700
SUPERMARKET
SOUTH ELEVATION
1 : 200
PANELISED LIGHTWEIGHT CLADDING
COLES FEATURE CANOPY ROOF IN COLORBOND FINISH
COLES FEATURE SIGNAGE BANNER
PRECAST CONCRETE PANELS
COLES RED ALUCOBOND PORTAL
METALDECK ROOF IN COLORBOND FINISH
PERFORATED METAL SCREEN
ON STEEL FRAME
RL 65.320 m
RL 64.388 m
RL 64.250 m
RL 63.371 m
RL 61.975 m
RL 60.583 m
LANDMARK TOWER IN
STEEL & METAL CLADDING
STEEL FRAME CANOPY OVER
PEDESTRIAN WALKWAY
coles
FEATURE METAL BATTEN
AWNING ON STEEL FRAME
SW Tenancies
RL 53700
Ground Floor (Coles)
RL 53320
TOWN SQUARE WITH RETAIL TENANCIES AND SUPERMARKET BEYOND
CAFES
RETAIL TENANCIES
WEST ELEVATION
1 : 200
PANELISED LIGHTWEIGHT CLADDING
COLES FEATURE CANOPY ROOF
METALDECK CLADDING IN COLORBOND FINISH
LANDMARK TOWER IN STEEL
& METAL CLADDING
EXPOSED STEEL TRUSS
RL 65.320 m
RL 64.388 m
RL 64.240 m
RL 60.583 m
PRECAST CONCRETE
PANELS
ACCESS TO LOADING DOCK
SE Tenancy
RL 54500
Ground Floor (Coles)
RL 53320
SUPERMARKET
MEDICAL TENANCY
TOWN SQUARE
NORTH ELEVATION
1 : 200
FEATURE BRICK WALL
METALDECK ROOF IN COLORBOND FINISH
PANELISED LIGHTWEIGHT CLADDING
EXPOSED STEEL TRUSS FEATURE
PRECAST CONCRETE PANELS
EXPOSED STEEL TRUSS FEATURE
PANELISED LIGHTWEIGHT CLADDING
FEATURE METAL BATTEN
AWNING ON STEEL FRAME
RL 65.920 m
RL 65.912 m
RL 65.320 m
RL 63.371 m
RL 60.583 m
SE Tenancy
RL 54500
Loading Dock
RL 52000
GYM
BIN STORE
SUPERMARKET LOADING DOCK
SUPERMARKET
AMENITIES & MEDICAL TENANCIES BEYOND
EAST ELEVATION
1 : 200
Elevations
COLES BYFORD DEVELOPMENT
Status: DEVELOPMENT APPLICATION
Path: \\ARSENAL\z_projects\pdrive\42567 Coles Byford Shopping
Centre\03 Design
Scale:
0
© Hames Sharley:
SJS TRIM - IN14/19829
1:200 @ A1
16
North:
Project Number:
Drawing Number:
Revision:
Date:
42567
DA400
A
09/18/14
NORTH WEST PERSPECTIVE
SOUTH PERSPECTIVE
Perspectives Sheet 01
COLES BYFORD DEVELOPMENT
Scale: NTS
Status: DEVELOPMENT APPLICATION
Path: \\ARSENAL\z_projects\pdrive\42567 Coles Byford Shopping
Centre\03 Design
© Hames Sharley:
SJS TRIM - IN14/19829
North:
Project Number:
Drawing Number:
Revision:
Date:
42567
DA001
A
09/18/14
OUTER SOUTH-WEST PERSPECTIVE
OUTER NORTH-WEST PERSPECTIVE
Perspectives Sheet 02
COLES BYFORD DEVELOPMENT
Scale: NTS
Status: DEVELOPMENT APPLICATION
Path: \\ARSENAL\z_projects\pdrive\42567 Coles Byford Shopping
Centre\03 Design
© Hames Sharley:
SJS TRIM - IN14/19829
North:
Project Number:
Drawing Number:
Revision:
Date:
42567
DA002
A
09/19/14
APPENDIX C
Schedule of Materials/Finishes
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
25
This page has been left blank intentionally.
26
SJS TRIM - IN14/19829
SJS TRIM - IN14/19829
SJS TRIM - IN14/19829
APPENDIX D
Traffic and Parking
Assessment
BYFORD TOWN CENTRE – STAGE 1 DEVELOPMENT APPLICATION
SJS TRIM - IN14/19829
27
This page has been left blank intentionally.
28
SJS TRIM - IN14/19829
COLES PTY LTD
BYFORD SHOPPING CENTRE
TRAFFIC AND PARKING ASSESSMENT
October 2014
PO Box Z5578
Perth WA 6831
0413 607 779 Mobile
Issued on
02 October 2014
Amendment
Date
Version
V2
V1 Area amended
2/10/14
Reference
646
SJS TRIM - IN14/19829
Coles - Byford
^
-~
CONTENTS
1.0
EXECUTIVE SUMMARY
2.0
THE SITE AND SURROUNDING ROAD NETWORK
3.0
TRAFFIC GENERATION AND DISTRIBUTION
4.0
TRAFFIC IMPACT
5.0
ACCESS
6.0
PARKING
7.0
PEDESTRIANS, CYCLISTS AND PUBLIC TRANSPORT
Page 2 of 25
SJS TRIM - IN14/19829
1.0
EXECUTIVE SUMMARY
Riley Consulting has been commissioned by Coles Pty Ltd to consider the traffic issues
associated with a proposed new supermarket and associated specialty shops at Byford. The
development of the supermarket is the first stage of the development of the future Byford
town centre. The analysis undertaken in this report indicates the following:
•
The proposed development forms stage 1 of the Byford town centre, which has been
previously assessed by GHD (August 2011) for the Shire of Serpentine-Jarrahdale.
•
The proposed Coles shopping centre can be expected to generate up to 7,601
vehicle movements per day once fully operational. Analysis of the increase in traffic
as a result of the new store is shown to have no material impact to the operation of
the local road network based on WAPC guidelines. However, an impact to
Abernethy Road is indicated.
•
The impact to Abernethy Road is indicated to be acceptable and is not expected to
result in poor Levels of Service. The proposed access to Abernethy Road will require
the provision of a right turn lane and it is recommended that the design include for a
pedestrian median to the west of the access. It is also recommended that at least
one footpath be provided to the proposed access road.
•
Analysis of local intersections shows that acceptable Levels of Service will be
maintained with the forecast traffic increases. No upgrading to local intersections is
required as a result of the proposed development.
•
Car parking in accordance with the Local Structure Plan is provided.
Page 3 of 25
SJS TRIM - IN14/19829
I ICY ( Vw^snltirux.
Coles - Byford
2.0
THE SITE AND SURROUNDING ROAD NETWORK
The site is located to the west side of the Perth-Bunbury railway line, closely located to the
South Western Highway, Byford. The locality of the site is shown in Figure 1.
Figure 1
Site Location
Roads of significance to the development site are considered below.
South Western Highway
The South Western Highway is a primary regional road under the control of Main Roads WA
(MRWA).
It provides a regional link between Armadale (where it joins Albany Highway),
Perth and Walpole (where it joins the South Coast Highway to Albany). The South Western
Highway is a primary freight route and caters for large trucks throughout the year. However,
the development of the Tonkin Highway should remove the use of this route by large trucks
over time.
The South Western Highway is generally constructed as a single carriageway two-lane
road, except through Byford, where a four-lane divided carriageway has been provided.
Traffic speeds are limited to 90kph approaching the town and 50-60kph through the town.
Traffic data has been provided by MRWA for 2010 and is shown in Table 1.
Page 4 of 25
SJS TRIM - IN14/19829
Table 1
South Western Highway Traffic Volumes
Location
Daily Flow
Northbound
Southbound
South of Jessie Street (2010)*
12,140
5,891
6,249
South of Nettleton Road
9,948
5,030
4,819
*2014 SCATS data indicates 12,196vpd to the north of Abernethy Road.
Vehicle classification indicates 9% truck movements on the South Western Highway,
although truck traffic varies according to the season and is known to increase significantly
during the grain season. As stated, it is expected that the extension of the Tonkin Highway
beyond Thomas Road will provide an alternative route for regional traffic and trucks.
Significant traffic decreases can be expected when the Tonkin Highway is extended.
The intersection of South Western Highway / Abernethy Road is controlled by traffic signals
that were installed in January 2009. Scats data has been provided for the traffic signals from
MRWA and shows that the traffic data shown in Table 1 is still valid. Analysis of the
intersection operation undertaken in this report is based on the current Scats data.
Abernethy Road
To the south of the subject land lies Abernethy Road, which is classified in the MRWA
Functional Road Hierarchy as a district distributor type A road between the South Western
Highway and Soldiers Road. West of Soldiers Road it is classified as a local distributor road.
It is constructed as a rural road with a standard 7.2m (approximate) road pavement between
Soldiers Road and Hopkinson Road. East of Soldiers Road a slightly wider carriageway has
been constructed to provide additional capacity at its intersection with the South Western
Highway. East of Soldiers Road there is a level crossing.
Traffic data supplied by the Shire of Serpentine-Jarrahdale indicates a daily flow of
7,095vpd (2014) to the east of Soldiers Road.
Beenyup Road
Beenyup Road is classified as a local distributor road in the MRWA Functional Road
Hierarchy. The hierarchy suggests that local distributors should provide access within the
cell, but discourage through traffic and have a maximum desirable traffic flow of 6,000vpd.
Beenyup Road is constructed as a single carriageway road with residential property to the
northern side taking direct access.
Page 5 of 25
SJS TRIM - IN14/19829
Coles - Byford
Current traffic data provide by the Shire of Serpentine - Jarrahdale indicates a traffic flow of
1,694vpd (2012). Scats data from the traffic signals at South Western Highway indicates a
peak hour flow of about 160 vehicles in the evening peak hour.
The existing layout of the South Western Highway / Abernethy Road / Soldiers Road
intersection is shown in Figure 2.
Figure 2
Existing Road Layout
The development site plan is shown as Figure 3 and is provided for reference only.
Page 6 of 25
SJS TRIM - IN14/19829
Coles - Byford
Era
(TJX
ni
!)
10
Figure 3
Development Plan (refer to Architect for detail)
Page 7 of 25
SJS TRIM - IN14/19829
Coles - Byford
3.0
TRAFFIC GENERATION AND DISTRIBUTION
The existing site area is occupied by a single residential dwelling and would be expected to
generate about 8 to 10 vehicle movements per day. The traffic generation of the existing
land uses is insignificant and is not considered further in this report.
As indicated, the development of the Coles supermarket and speciality stores is shown
within the local structure plan and form the first stage of an expected 3 stage development
of the future Byford town centre.
The Proposed Development
The development plan prepared by Hames Sharley and shown in Figure 3 provides the
following development opportunity (gross floor areas).
2
Supermarket and liquor
4,224m
Speciality shops
1,027m
Other related uses
1,031m
Amenities (non traffic producing uses)
(285m )
Total Floor Area
6,282m (6,567m) GFA
2
2
2
2
2
The Road Traffic Authority of New South Wales in their publication Guide to Traffic
Generating Developments has undertaken the most recent research on the traffic
generation of shopping centres. The RTA undertook surveys in the 1980s and found that
the traffic generation was more accurately assessed by considering the different types of
retail premises. To determine the peak generation of a local centre, a formula was derived
to consider: major department stores; discount stores; supermarkets; speciality stores and
other associated uses, such as a medical centre and fast food outlets. The Guide to Traffic
Generating Developments can be seen to appropriately assess the expected mix of uses
within the centre proposed for Byford.
Applying the RTA Guide to Traffic Generating Developments formulae to Byford produces
the estimation of the Thursday PM peak hour traffic demands shown in Table 1.
Page 8 of 25
SJS TRIM - IN14/19829
Coles - Byford
Table 1
Peak Trafi ic Generation
Land Use
Area
Thursday Peak trips
Saturday Peak Trips
Supermarket
4224
655
621
Speciality
1,027
47
110
Other related
1031
23
23
725
754
Reference to local traffic data indicates Abernethy Road passes 663 two-way vehicle
movements on a Thursday evening between 5pm and 6pm. The peak flow on Saturday
between 11am and 12pm is 579 vehicle movements. It can be seen therefore that the peak
period of impact will be on a Thursday evening.
The Byford Coles development is expected to generate 725 peak hour trips.
2
2
The RTA guide suggests a daily trip rate of 121 trips per 100m for centres <10,000m ,
suggesting the proposed Byford centre will generate (6,282 / 100 x 121) 7,601 movements
per day.
The Coles development at Byford could generate up to 7,601 trips per day.
Pass-by Traffic Attraction
Whilst the expected attraction to the shopping centre is shown as 7,601 vehicle movements
per day, much of this traffic attraction will already be passing the site and/or passing through
the local area. There is an existing IGA store adjacent to the South Western Highway which
can be expected to continue to trade, although it can be expected that some customers will
transfer to the new centre.
Studies undertaken in the USA by the Institute of Transportation Engineers (ITE) indicates
2
that the pass-by attraction to a shopping centre of less than 10,000m is in the order of 35%.
When considering the introduction of a new supermarket store in Byford, it is obvious that a
pass-by attraction will occur. At the present time, district centres are based in Armadale,
Baldivis and Cockburn requiring residents south of Byford to drive past the shopping centre
site. Further, the quality of supermarkets currently available in the locality would require
extensive travel to reach larger supermarkets, thus the Byford shopping centre can be
expected to have a catchment extending from Armadale, to potentially Pinjarra in the south
and west to Wellard.
" "
:
Page 9 of 25
SJS TRIM - IN14/19829
Coles - Byford
On the basis that 35% of traffic is already on the network, the proposed shopping centre can
be expected to increase local traffic by (7,601 x 65%) 4,940 movements per day. During the
peak periods the increase will be (725 x 65%) 471 new trips to the local road network.
The proposed Coles development will increase local traffic by 4,940 vehicle
movements per day.
Distribution
The distribution of traffic attracted to the shopping centre will be biased towards new
development in the region. The shopping centre is located to the west of an existing IGA
store that can be expected to remain. Whilst it can be expected that residents may continue
to use the existing IGA store, new residents are more likely to be attracted to the new
facilities.
The attraction to the shopping centre is based on population data contained in the Shire of
Serpentine - Jarrahdale document Population and Household Forecasts prepared by id
Consulting in August 2009. As a published Shire document, this should be the most
supportable projections.
As indicated, the development of the shopping centre is reliant on population increases for
its customer base and in that respect, the traffic forecasts developed for the Byford structure
plan and the Shire's plan (Maunsell modelling) will be used to determine future traffic
volumes in the vicinity of the proposed shopping centre.
The indicative distribution of traffic is shown below:
South Western Highway south
South Western Highway north
Abernethy Road
Beenyup Road
Soldiers Road
30%
22%
35%
8%
5%
Figure 4 shows the derived daily traffic demands associated with the proposed development
and the expected actual daily traffic increases based on a 35% pass-by attraction.
Page 10 of 25
SJS TRIM - IN14/19829
c v Owlisulliryi
Coles - Byford
Thursday - Dally Volumes
h Western Highway
Actual Increase (35% pass-by)
I
Shopping Centre
7,601
1,672
1,087
Abernethy Road
Beenyup Road
608
1,729
2,964
380
247
Figure 4
South Western Highway
/
395
2,280
1,482
Daily Traffic Forecasts
Page 11 of 25
SJS TRIM - IN14/19829
Coles - Byford
4.0
TRAFFIC IMPACT
Figure 4 shows the expected increases to local traffic volumes with the development of
Stage 1 of the proposed Byford shopping centre. Reference to the WAPC Transport
Assessment Guidelines for Developments states that:
As a general rule an increase in traffic of less than 10% of capacity would not
normally be likely to have a material impact on any particular section of road, but
increases over 10% may. All sections of road with an increase greater than 10% of
capacity should therefore be included in the analysis.
Table 2 considers the anticipated traffic generation of the site in comparison to the affected
road capacity. Appendix A provides the capacity levels for each road type and the Level of
Service thresholds.
Table 2
E x p e c t e d I n c r e a s e s to L o c a R o a d Network
Road
Capacity
Increase
%
Volume
LoS
South Western Highway north
50,000
1,087
2%
13,227
A
South Western Highway south
50,000
1,482
3%
11,430
A
Abernethy Road west
15,000
1,729
12%
8,824
D
Abernethy Road east
15,000
2,964
20%
10,059
D
Beenyup Road
9,000
395
4%
2,089
A
Soldiers Road
9,000
247
3%
2,371
A
Table 2 indicates the expected traffic increases to the surrounding road network and
compares the forecast traffic increases in regard to the WAPC requirements. It can be seen
from table 2 that only Abernethy Road would be considered as materially affected and
further assessment is required.
All roads except Abernethy Road are deemed "not materially affected" under WAPC
guidelines.
Abernethy Road
Abernethy Road is shown to experience traffic increases up to 20% of its capacity with the
proposed supermarket. However, as Byford is an expanding suburb, much of these "new"
trips will actually be as a result of new residential development in the area. It is not
Page 12 of 25
SJS TRIM - IN14/19829
anticipated that the shopping centre will operate at 100% capacity from day 1 and it will be
reliant on new residents in Byford to continue to build the store's catchment.
From an operational perspective, the forecast Level of Service can be expected to drop, but
Abernethy Road will continue to operate with acceptable Levels of Service. In the longer
term a new road crossing of the rail line will access the town centre, reducing the demands
to Abernethy Road. However, the development of this new link is not part of the current
development application.
Analysis of the peak hour operation is provided in the following section.
Page 13 of 25
SJS TRIM - IN14/19829
5.0
ACCESS
The proposed shopping centre will be provided with a single point of access to Abernethy
Road. Some traffic will then pass Soldiers Road and access the South Western Highway at
the traffic lights. Thursday evening peak hour analysis has been undertaken to determine
the expected operation of the three affected intersections. Appendix B shows the peak hour
traffic demands with the proposed development.
Site Access / Abernethy Road
Access to Abernethy Road is new and Figure 5 shows the expected treatment including a
right turn lane to heighten the prominence of the intersection and provide a safer
environment for turning traffic. Figure 5 shows an indicative standard right turn pocket on
Abernethy Road. The lane comprises a standard 40 metre turn lane with a 30 metre taper.
X!
o
cc
, Provide footpath
to at least one side
V)
a
Provide pedestrian
median
<
0)
O
U
Abernethy
Road
to
O S
Figure 5
Access to Abernethy Road (subject to detail design)
As the proposed connection road will form the initial and only access to the shopping centre,
12 metre minimum radii kerbs are recommended to ensure services vehicles can easily
access the site.
Sidra analysis of the expected operation of the site access / Abernethy Road intersection is
attached as Appendix C and Table 3 provides a summary of the peak hour operation.
Page 14 of 25
SJS TRIM - IN14/19829
Coles - Byford
Table 3
Thursday PM Peak - Site Access / Abernethy Rd
Sat
Delay
LoS
Abernethy Road east
0.263
5.3
A
Shopping Centre Access
0.578
18.8
B
Abernethy Road west
0.219
2.6
A
Road
Design life assessment indicates that the access to Abernethy Road can be expected to fail
within about 10 years. However, it is expected that the development of future stages of the
shopping centre will require some form of control at the Abernethy Road access point
(roundabout expected), but this will be dependent upon other access opportunities and
should be reviewed in following stage applications.
Soldiers Rd / Abernethy Road
Sidra analysis of the expected operation of Soldiers Road / Abernethy Road intersection is
attached as Appendix D and Table 4 provides a summary of the peak hour operation.
Table 4
Thursday PM Peak - Soldiers Rd / Abernethy Rd
Road
Sat
Delay
LoS
Abernethy Road east
0.292
1.5
A
Soldiers Road
0.598
42.7
E
Abernethy Road west
0.326
5.5
A
An upgrade to the Soldiers Road intersection is not be warranted by the proposed
development, although there is an opportunity to provide a right turn lane to Soldiers Road
to improve safety at this intersection. However, this suggestion does not form part of the
development application and the cost of these works is to be met by the Shire of
Serpentine-Jarrahdale.
South Western Highway / Abernethy Road
Sidra analysis of the expected operation of South western Highway / Abernethy Road
intersection is attached as Appendix E and Table 5 provides a summary of the peak hour
operation. It is noted that Sidra may select signal cycle times different to those preferred by
MRWA.
Page 15 of 25
SJS TRIM - IN14/19829
Coles - Byford
Table 5
Thursday PM Peak - South Western Hig hway / Abernethy Rd
Road
Sat
Delay
LoS
South Western Highway south
0.794
47.7
D
Beenyup Road
0.447
45.6
D
South Western Highway north
0.799
44.9
D
Abernethy Road
0.809
38.5
C
Analysis of the expected operation of the South Western Highway intersection indicates that
acceptable Levels of Service can be expected with the development of the Coles shopping
centre. No intersection upgrading would be required.
The development of the shopping centre will not require intersection upgrades.
Service Vehicle Access
Service vehicles will be required to access the proposed store from Abernethy Road until
such time that the east-west road to the north of the sore is connected through to South
Western Highway. This connection is a longer-term outcome and will be constructed by
others. Figure 6 shows the route for service vehicles to access the loading dock.
Trucks will approach from Abernethy Road and turn right to the east-west link and then turn
right to the road adjacent to the rail reservation. Trucks can then turn right into the service
yard and reverse to the loading dock.
Egress from the loading dock will pass through the car park. As loading will typically occur
outside of peak trading periods, the service vehicles will have minimal interaction with
customer traffic.
The access to the road network has been reviewed using MRWA / Austroads turning
templates and appropriate width is provide to allow delivery vehicle access and egress
without interference with opposing traffic movements.
Page 16 of 25
SJS TRIM - IN14/19829
J
i
!
!'i
L
—
&
Figure 6
Service Vehicle Access (Plan is indicative - refer to Architects plan)
Page 17 of 25
SJS TRIM - IN14/19829
Coles - Byford
6.0
PARKING
Car parking at a shopping centre is an important element to the viability of the centre.
However, the cost of providing car parking can be excessive and a balance needs to be
made between planning requirements and parking demands. The Shire of SerpentineJarrahdale LPS for Byford town centre has a realistic car parking requirement of 1 bay to be
2
2
provided for every 20m Gross Leasable Area (5 bays per 100m ).
2
A parking requirement of 1 bay per 20m GLA applies to Byford town centre
2
The total floor area of the shopping centre is shown to be 6,282m of commercial leasable
2
use with 285m of amenities (non leasable area). Based on the total leasable floor area of
2
6,282m the LSP parking requirement, would be (6,282/100 x 5) 314 bays.
The proposed shopping centre requires 314 bays to accord with the LSP.
Reference to the architect's plan attached as Figure 2 indicates that a total of 299 parking
bays are provided for the shopping centre (including 8 ACROD bays). Additional parking of
20 bays is provided to the street frontage. In total 319 bays are shown to be provided for the
proposed centre, which is greater than required under the Shire's LPS.
Parking accords with the LPS requirements.
Parking Demands
Shopping centres experience peak demands on a Saturday between 11am and 1pm and
then Thursday evenings between 5pm to 6pm. During these times the medical centre would
most likely be closed and the need to provide 15 bays for the medical centre land use would
not exist. The LSP parking requirements for the peak demands of the shopping centre
would therefore be (314 - 15) 299 bays. Technically the proposed shopping centre will have
a surplus of bays during peak periods of attraction.
Based on peak times of attraction, car parking greater than the LSP requirement is
provided.
Page 18 of 25
SJS TRIM - IN14/19829
Coles - Byford
7.0
PEDESTRIANS, CYCLISTS AND PUBLIC TRANSPORT
The proposed shopping centre is located on land designated as future town centre and it is
expected that residential development will border the site at some future time. As
development in the locality grows, the shopping centre will grow accordingly.
A good footpath is currently provided to the south side of Abernethy Road which will provide
a good pedestrian and cycle link to the proposed shopping centre. All streets within the town
centre will be designed to meet the needs of cyclists and pedestrians.
A footpath to at least one side of the access should be provided. A pedestrian median
should be provided to Abernethy Road west of the proposed access road (refer to Figure 5).
Cycling
Cycling to the proposed shopping centre is a realistic opportunity and a footpath currently
exists along Abernethy Road. It is shown in structure planning of the locality that a shared
path will be provided to Abernethy Road to support continuing residential development in
the locality.
Public Transport
A bus service is provided on Soldiers Road linking through to the South Western Highway at
Abernethy Road. Figure 7 shows current bus services in the locality. Buses are provided to
Armadale rail station where a regular train service is provided to Perth and the metropolitan
area.
A rail service is provided from Byford station to Perth and Bunbury. The service operates
twice a day in each direction and ticket bookings are required. It is unlikely that the
proposed shopping centre will attract a high level of custom from these train services.
However, it should be noted that appropriate paths between the station and the shopping
centre will exist once the centre is fully developed.
In the longer term it is planned to provide a regular train service from a new station in Byford
that may operate as an extension to the Armadale train service. Whilst the design of the
shopping centre is cognisant of this future public transport facility, no reductions to traffic
movements have been assumed.
Page 19 of 25
SJS TRIM - IN14/19829
Page 20 of 25
SJS TRIM - IN14/19829
Coles - Byford
APPENDIX A
Levels of Service by Road Type
LOS
Single
2-Lane Boulevard
Carriageway
2
Dual Carriageway
Dual Carriageway
1
(4-Lanes)
3
(4-lane Clearway)
A
2,400vpd
2,600vpd
24,000vpd
27,000vpd
B
4,800vpd
5,300vpd
28,000vpd
31,500vpd
C
7,900vpd
8,700vpd
32,000vpd
36,000vpd
D
13,500vpd
15,000vpd
36,000vpd
40,500vpd
E
22,900vpd
25,200vpd
40,000vpd
45,000vpd
F
>22,900vpd
>25,200vpd
>40,000vpd
>45,000vpd
4
4
3
Based on Table 3.9 Austroads - Guide to Traffic Engineering Practice Part 2
Based on single carriageway +10% (supported by Table 3.1 Austroads - Guide to Traffic Engineering Practice Part 3) - Boulevard or division
by medians.
Based on RRR Table 3.5 - mid-block service flow rates (SF.) for urban arterial roads with interrupted flow. Using 60/40 peak split.
Note James Street Guildford passes 28,000vpd.
2
3
4
Road Network Capacity
Lane
Requirements
2 lanes
Arterial
4 lanes
50.000V p d
60.000vpd
6 Lanes
80.000vpd
90.000vpd
8 lanes
-
120.000vpd
10 l a n e s
Rood
Freeway
15.000vpd
150.000vpd
Daily
Typo
Capacity
Froovay
A
Ittno a
S0000-60000
37000-49000
*s
ionoo
7£O00~9100O
56000-74000
a
1anoo
lOiOOO-121000
Exprooawey
4
lanoa
6
Unoo
Urban
RottCto
46000-56000
34000-45000
7O0OO-S300O
SlOOO-fiflOOO
A r t o r l o l
4
lonoo ( a )
(undlvidod)
24000-29000
4
l o n o o |»>
(divldod)
32OO0-3S00O
24000*32000*
C
1nnoa (to)
(divided)
48000-56000
36000-48000
Rural
2
HIghwoy
9000
lanoa
ftguro
(a)
aoaunoo
<b)
aoaunoo
6. 3t
Daily
Roads
no parking
no
t rat f i c
( v p d)
parking.
capact ty
and
n l n l u l
v o l MOO
t o r
f rontaqo
Roqionajt
lit.
Page 21 of 25
SJS TRIM - IN14/19829
Coles - Byford
APPENDIX B
Forecast Thursday PM Peak Period with Coles
South Western Highway
Coles
250
'
372
r
29
Soldiers Road
Page 22 of 25
SJS TRIM - IN14/19829
l e y Cfflmsnllirvn
Coles - Byford
APPENDIX C
Sidra Analysis Thursday PM peak Abernethy Road - Site Access
MOVEMENT SUMMARY
Site: Site - Abernethy Coles PM
Abernethy Road / Shopping Centre Access
Thursday PM Peak
Giveway / Yield (Two-Way)
Movement Performance - Vehicles
East Abernethy Road east
5
6
T
R
Approach
245
243
30
30
0.128
0.263
0.0
106
LOS A
LOS A
00
1.4
0.0
10.1
0.00
0.51
0.00
0.78
60 0
465
488
30
0 263
5 3
LOS A
1.4
10 1
026
039
52 4
North: Shopping Centre Access
7
L
243
9
R
131
30
30
0.301
0 578
10.9
33 5
LOS A
LOSC
1.6
36
11.6
259
0.49
088
0.78
1.11
46 3
31 2
Approach
30
0.578
18.8
LOSC
3.6
25.9
0.63
0.90
39 6
131
282
413
30
30
30
0?^<
0219
0219
8.3
0.0
26
LOS A
LOS A
LOS A
0.0
00
00
00
0.0
00
0.00
0.00
0.00
090
0.00
0.29
49 0
60 0
56 0
1275
30
0.578
8.4
NA
36
25.9
0.28
0.50
48.8
374
West: Abernethy Road west
10
11
Approach
All Vehicles
L
T
Shopping Centre Access
12
15
18
21
Page 23 of 25
SJS TRIM - IN14/19829
c \ C€_vsiil1ii\c
Coles - Byford
APPENDIX D
Sidra Analysis Thursday PM peak Abernethy Road - Soldiers Road
MOVEMENT SUMMARY
Site: Soldiers - Abernethy Coles PM
Abernethy Road - Soldiers Road
Thusrday PM Peak with Coles
Giveway / Yield (Two-Way)
South Soldiers Road
1
3
Approach
L
R
36
69
? 0
30
0 082
0 599
11.6
58 7
LOS A
LOS E
32
30
1 7
21 5
050
105
.
-i4
0 77
1 10
45 6
22 9
30
0 598
427
LOSE
30
21 5
0.79
0 99
27 5
East Abernethy Road east
4
L
5
T
452
30
30
0 292
0 292
83
00
LOS A
LOS A
00
00
00
00
0.00
000
0 98
J 30
49 0
600
Approach
1 5
LOS A
00
00
0.00
0 18
57.6
' 1
51
5 1
369
369
369
076
0.76
0.76
D DO
1 06
0D7
476
470
476
51
369
0.42
020
484
553
30
0 292
West Abernethy Road west
52!
11
T
12
R
39
Approach
564
30
30
30
0 326
0 325
0 326
50
133
55
LOS A
LOS A
LOS A
All Vehicles
30
0 598
69
NA
1222
E
Page 24 of 25
SJS TRIM - IN14/19829
lev a
Coles - Byford
APPENDIX E
Sidra Analysis Thursday PM peak South Western Highway - Abernethy Road
MOVEMENT SUMMARY
Site: SWH - Abernethy PM Coles
South Western Highway / Abernethy Road
Thursday PM peak hour with Coles
Signals - Fixed Time Cycle Time = 90 seconds (Practical Cycle Time)
Movement Performance - Vehicles
HV
%
South South Western Highway South
30
1
L
239
2
T
251
9.0
3
R
52
30
Approach
541
5.8
0.794
0 794
0 158
0.794
52 2
438
42 5
47 4
LOS D
LOS D
LOSC
LOS D
12 9
13.0
29
130
92 7
982
206
98 2
1.00
1 00
088
0.99
0 91
0.94
074
0.91
24 6
26.0
27 7
25.6
East Beenyup Road
4
L
6
T
6
R
Approach
30
3 u
3.0
30
0 266
0 266
0477
0.477
44 4
36.1
574
45.6
LOS D
LOSC
LOS E
LOS D
46
4.6
31
46
33 1
33.1
222
331
091
0.91
1.00
0.94
0 79
0 1I
0 73
0.73
27 8
28.2
23 3
26.2
North: South Western Highway North
31
7
L
8
T
392
9
R
261
Approach
683
30
9.0
30
64
0 681
0.681
0.799
0.799
48 4
40.2
51 5
44.9
LOS D
LOSC
LOSD
LOS D
109
10.9
137
13.7
81 3
82.0
982
982
099
0.99
1.00
1.00
086
0.85
092
0.88
26 9
272
24 9
26.2
West Ahernethy Road
10
L
11
T
12
R
Approach
207
51
242
500
30
30
30
30
0.809
0.810
0392
0.809
52 3
44.1
25 6
385
LOS D
LOS D
LOS B
LOSC
136
13.6
85
136
98.0
98.0
61 2
980
1.00
1.00
0.79
0.90
094
0.94
0 79
0.87
24.8
24.9
35 3
290
1854
5.1
0.809
43.9
LOS D
13.7
982
0.96
087
26.7
All Vehicles
32
53
45
129
PHASING SUMMARY
Sri*
I W H - A M m t t h y PM C o t o i
South AtoWrn H#»w», ' «*Nhv
R
TK?M*
PM (*» xv
CMM
Sqnax .
"»
C*«
' *
r
Tv
-i • -
T
r
m
'• -
>l K
-dr
r
¥\ [ft
Hr
ilr
South Western Highway Noah
South Western Highway South
Page 25 of 25
SJS TRIM - IN14/19829