COMMENT on a service station proposed for the corner of Breakwater Dr and Dunraven Rd closes on Thursday, February 20.
The subject site comprises the southern portion of Lot 9028 (previously Lot 9024) located on the eastern corner of Breakwater Drive and Dunraven Road.
Two Rocks has not had a fuel outlet for many years.
The service station proposal estimated to cost $2.2 million was received by the Metro Outer development assessment panel (DAP) on January 14.
A report prepared by Taylor Burrell Barnett (TBB) for Tomahawk Two Rocks said the proposal was for a 7-Eleven service station for the sale of fuel and convenience goods on Lot 9028 (No. 100k) Constellation Entrance, Two Rocks.
The report said TBB, the proponent and a 7-Eleven representative met with officers from the City of Wanneroo on November 21 last year to discuss the proposal in advance of lodging a development application.
“The city outlined that the development application and technical reporting would need to demonstrate potential amenity impacts resulting from the proposed use can be addressed and managed, noting that residential lots adjoin the site to the north,’’ the report said.
The subject site is bordered by Breakwater Dr to the south and Dunraven Rd to the west and borders Magic Loop to the east.
“Currently, the Breakwater Dr and Dunraven Rd intersection is left-in and left-out movement only, but will be upgraded to a left-in/right-in/left-out movement and a new right-turn pocket on Breakwater Dr will be constructed at the existing intersection to facilitate the planned intersection upgrades, in accordance with the most recent subdivision approval (WAPC ref. 200603).
“The land immediately adjacent to the site’s west and east along Breakwater Drive is currently vacant but has been designated for mixed use land uses under the Two Rocks local structure plan.
“Existing residential development and cleared land for future residential development broadly surrounds the subject site to the north, north-east and north-west.
Existing commercial development and a medical centre is also located about 300 to 420m east of the site along Breakwater Dr.
According to the report submitted to the city the proposed 7-Eleven will operate 24 hours per day, seven days a week and will have up to two employees at the premises at any one time. Depending on retail fuel consumption and demand, fuel tankers will generally make between one to four deliveries per week.
Deliveries from fuel tankers are limited to the daytime periods being 7am to 7pm Monday to Saturday and 9am to 7pm on Sunday and public holidays.
Residential lots adjoin the proposed service station site to the north and currently, the Breakwater Dr and Dunraven Rd intersection is left-in and left-out movement only.“Other deliveries will generally take place outside of peak am and pm traffic periods to ensure minimal impact on the subject site’s operations and vehicle traffic on the external road network.”
“It is standard practice across all 7-Eleven stores for the nighttime counter to be used during the hours from about 11pm to 5am, where customers cannot enter the store but can make payment for fuel and goods through the counter (window).
“This limits the time they spend on the site and prevents any anti-social behaviour from occurring inside the store.
One illuminated 8m high price board ID sign will be located in the south-western corner of the subject site on Breakwater Dr.
“It includes 7-Eleven and Mobil (fuel supplier) branding and digital fuel pricing consistent with the Petroleum Producing Pricing Act 1983.
“One 4m high price board sign for displaying fuel types available and illuminated digital prices, is to be located on the western boundary on Dunraven Rd.’’
A pedestrian crossover is proposed for between the fuel forecourt area and the building entrance, a paved pathway along the front of the retail store building and another pedestrian crossover between the retail store building and the existing external footpath on Breakwater Dr.
“To address the predicted noise exceedance at adjacent residences resulting from refrigerated delivery trucks during the nighttime and daytime periods, a secondary delivery bay with an acoustic barrier to the east is proposed on the southern side of the retail building.
“This is to allow refrigerated delivery trucks to make deliveries during the evening and nighttime periods without turning their engines and refrigerated units off.
“These trucks will need to be driven in forward gear into the bay with engines facing the acoustic barrier.’’
The EPA Guidance Statement No.3 – Separation distances between industrial and sensitive land uses (Guidance statement No. 3) recommends generic buffer distances intended to mitigate amenity and health impacts of industrial, commercial and rural developments-activities on sensitive land uses (such as residential) as a result of emissions produced.
In respect to service station development the guidance statement recommends a general 200m buffer distance between service stations and sensitive receivers for service stations that operate 24 hours a day.
The impacts of gaseous, odour, noise and risk are listed under 24-hour service stations.
But the 200m buffer distance is not an absolute requirement and it is typically reduced based on individual development and site characteristics.
The TBB report said the recommended buffers provided general guidance on separation distances in the absence of site-specific technical studies.
To comment go to the City of Wanneroo’s Two Rocks proposed service station listing
