Assessment Rosny Park Bento - City of Clarence · 2018-11-15 · SCALE @ A3 CHECKED DRAWN JOB...

DEVELOPMENT APPLICATION

D-2018/650

APPLICANT: Bento Franchising Pty Ltd

PROPOSAL: Change of use to restaurant

LOCATION: Shop 2, 1 Bayfield Street, ROSNY PARK

RELEVANT PLANNING SCHEME: Clarence Interim Planning

Scheme 2015

ADVERTISING EXPIRY DATE: 3 December 2018.

In addition to the Application Form(s), Certificate of Title(s) and any associated

consent documents the following information is available on request:

• Nil

The relevant plans and documents can be inspected at the Council offices, 38 Bligh Street, Rosny Park,

during normal office hours until 3 December 2018.

Any person may make representations about the application to the General Manager, by writing to PO

Box 96, Rosny Park, 7018 or by electronic mail to [email protected]. Representations must be

received by Council on or before 3 December 2018.

To enable Council to contact you if necessary, would you please also include a day time contact

number in any correspondence you may forward.

Any personal information submitted is covered by Council’s privacy policy, available at

www.ccc.tas.gov.au or at the Council offices.

Bento Fitout Rosny Park1 Bayfield Street, Rosny Park TAS 7018

Bento Group1855

PLANNING APPLICATION

PROPOSED WORKBLIG

H ST

REET

BAYFIELD STREET

Received 26/10/2018

Adjacent building

Adjacent building

Ramp upRamp up

9.39

9.12

Existing landscape

Ex. grease trap

BLIGHT STREET

Remove existing handrail

Remove existing paving

Create new opening

Remove plumbing fixture and make good.

COL.COL.

COL.

COL.

COL.

Existing carpark

Existing carpark

Ex. fence

Existing paving9.81

Remove existing floor finish

Boundary Line

Boun

dary

Lin

e

Boundary Line

Existing Walls

Existing Doors

New Doors

New WallsRefer to schedule for construction

Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

Ground Floor - Demolition

Oct 2018

Bento Group

1855

CC

CC A201

1 Bayfield Street, RosnyPark TAS 7018

Bento Fitout Rosny Park

1 : 100Ground Floor - Demolition1

Received 26/10/2018

DN

BULKHEAD ABOVE

Void

CH 2400

Glass roof below

COL.COL.

COL.

COL.

Ex. riser

Roof of adjacent building

Adjacent building

Existing paving below

Ex. riser

Ex. riser


Boundary Line

Boun

dary

Lin

e

Boundary Line

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

Mezzanine - Demolition

Oct 2018

Bento Group

1855

CC

CC A202



1 : 100Mezzanine - Demolition1

Received 26/10/2018

UP

Existing paving

Adjacent building

Existing carpark

Existing landscape

BLIGHT STREET

Existing carpark

Ex. fence Adjacent building

COL.

Glass roof over

Ramp upRamp up

10.00

9.81

9.39

9.12

Ex. balustrade

New balustradewith metal mesh

COL.

Void above

COL.

COL.

COL.

Ex. riser

New timber decking

Waiting Area

Kitchen

Store

Counter

New accesspoint

Clearing

Preparing

New under-floorgrease trap

New wall

Opening

Store

Cleaner Room1m2

Canopy above

Timber bench

Ex. beam

Boundary Line

Boun

dary

Lin

e

Boundary Line

Ex. grease trap

49m2

11m2

12m2

25m2

4m2

Access5m2

WC3m2

CirculationSpace

2m2

24m2

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

A

Ground Floor - Proposed

Oct 2018

Bento Group

1855

CC

CC A210



1 : 100Ground Floor - Proposed1

_revA

A 2018/10/19 GENERAL REVISION

Received 26/10/2018

DN

BULKHEAD ABOVE

Void

CH 2400

Glass roof below

COL.COL.

COL.

Ex. riser


Adjacent building


Ex. riser

Ex. riser

COL.

StoreNew mechanical duct

Dining

New timber cladding

Boundary Line

Boun

dary

Lin

e

Boundary Line

23m2

68m2

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

A

Mezzanine - ProposedPlan

Oct 2018

Bento Group

1855

CC

CC A211



1 : 100Mezzanine - Proposed1

_revA


Received 26/10/2018

Ground Floor5000.00

Level 18185.00

Ceiling10885.00

New timber cladding

New glazing doors

New LED illuminated cutout letter sign, 120mm deep.

Replace ex. sign. for new business

500

New balustrade with metal mesh

Existing window

Repaint existing walls

Ex. sign.

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

Elevations

Oct 2018

Bento Group

1855

CC

CC A301



1 : 100Elevation 111 : 100

Elevation 1_ExistingEx

Feature ceiling

Existing photo Proposed

Received 26/10/2018

11 KYTHERA PLACE, ACTON PARK TASMANIA 7170

TEL: (03) 6248 7323 MOBILE: 0402 900 106

EMAIL: [email protected] ABN: 51 345 664 433

TRAFFIC IMPACT STATEMENT

PROPOSED BENTO BOX CAFÉ DEVELOPMENT

1 BAYFIELD STREET, ROSNY PARK

1. INTRODUCTION

A development application will be lodged with the Clarence City Council to modify the existing building at 1 Bayfield Street, Rosny Park in order to accommodate a Bento Box café.

It is expected the Council will require a traffic assessment to determine the parking needs for this development.

This Traffic Impact Statement has been prepared to specifically address the parking demand that the café will generate.

2. DEVELOPMENT SITE AND PROPOSAL

The development site is located on the corner of Bayfield Street and Bligh Street where there are two shops on the site, one fronting both streets and the other fronting Bligh Street.

The Bento Box café is to be set up within the shop that fronts onto Bligh Street. It previously was used as a real estate office.

The site lies in the ‘central business’ zone. It is located across the road from Eastlands Shopping Centre and is virtually in the heart of the Rosny Park shopping area, which is the main commercial and retail area in the Clarence Municipality.

There is a large car park beside the southern side of the development site with the Village Cinema Complex to the south of the car park.

The building is set back from Bligh Street by around 10m. The site does not have any off-street car parking but has seven parking credits.

Received 26/10/2018

2

TIS PROPOSED BENTO BOX CAFÉ DEVELOPMENT 1 BAYFIELD STREET, ROSNY PARK

The building has two levels. The café will have a food preparation/kitchen area, wash area and a large storage area as well as a counter/sales area. There will be seating on both levels as well as on a new deck within the site and at the front of the shop

The customer area will include the counter sales area to order and purchase food by takeaway and sit-down customers. There will also be internal seating on two levels and a proposed new deck, with the seating arrangement to accommodate up to 30 people.

There will be 3 staff working in the café.

For the purpose of considering parking requirements based on the planning scheme, the café will have an overall area of 227m2.

The business hours will be 10:00am to 10:00pm seven days per week. The busiest times of the day are expected to be 12:00noon to 2:00pm and 5:30 pm to 7:30pm.

Drawings of the layout for the proposed café development are attached to this report.

3. ASSESSMENT OF REQUIRED PARKING SUPPLY

The required parking supply for the proposed development has been considered against the Clarence Interim Planning Scheme (2015) requirements and also based on parking survey findings about customer numbers and their length of stay at the existing Bento Box café in Moonah.

Assessment based Clarence Interim Planning Scheme requirements

The Clarence Interim Planning Scheme requires the following car parking supply for a restaurant or takeaway food premises:

- 15 spaces for each 100m2 of floor area or 1 space each 3 seats, whichever

is greater.

With a total floor area of 227m2, the required car parking supply therefore is as summarised in Table 3.1.

Received 26/10/2018

3


USE OR

DEVELOPMENT

CATEGORY

SCHEME

PARKING

REQUIRMENTS

GROSS FLOOR

AREA OR

SEATING

REQUIRED

PARKING

SPACES

Restaurant or Take-away food premises

15 space per 100m2 or 1 space per 3 seats

227m2

30 seats

34 spaces

10 spaces

Table 3.1: Estimate of required car parking supply based on

Planning Scheme requirements.

It is unreasonable to require the provision of 34 car parking spaces for this development with 30 seats and takeaway counter. This high parking space requirement results partly from a disproportionately high seating area of 100m2 for the 30 seats compared with the Road Traffic Authority of New South Wales: Guide to traffic generation developments states the average for restaurants is 1.53m2 eating area per seat, or a density twice that in the proposed development.

The Clarence Interim Planning Scheme also considers restaurants, takeaway food shops and cafés as being all the same with respect to parking needs.

Service times and turnover of customers at the proposed development will be different to some other takeaway food shops and the use of the seating area by customers in a Bento Box café or any similar café business with a sit-down area is much different to a normal restaurant.

Restaurants typically have an accumulation of people that remain usually for longer periods of time to consume more than one course of food or beverage.

At a café such as that under consideration, the seating area has a higher turnover of people over a specific period of time with the length of stay being much shorter compared with a normal restaurant.

However, most relevant, the proportion of occupied seating is mostly lower at a café such as being assessed, compared with a normal restaurant. This is due to often only one or two people sitting at a table with four seats or one person sitting at a table with two seats. It is not a location where tables are shared between strangers and tables are not rearranged to maximise seating occupancy.

The takeaway service does add a small additional parking demand to that of the sit-down customers.

Received 26/10/2018

4


Assessment based on survey findings at Bento Box café

An alternative and more realistic approach in determining the required parking supply for the proposed Bento Box café is to base it on the customer numbers and operation at an existing Bento Box café business.

This proposed business in Rosny Park is the same as exists in Moonah (and other sites in the greater Hobart area), the only difference being the Moonah café has 18 seats while the proposed café will have 30 seats. The Moonah Bento box café is located in the middle of the shopping centre.

It is also relevant to note that the Moonah Bento Box café operates in a building with a total floor area of 105m2, which confirms the Rosny Park site has a more spacious layout with a low-density seating arrangement and other areas of significant size which do not generate or accommodate customers.

Reference has been made to a survey which was carried out at the Moonah Bento Box café during the 12:30pm to 1:30pm period on Friday 3 February 2017. There was a high level of activity and parking generally across the business area in Moonah during the lunch period on this day, compared with observations in recent weeks, indicating this day was exceptionally busy.

The times of day when the survey was undertaken is typically the busiest time of day for Bento Box café businesses.

The survey recorded the number of groups of customers that entered and exited the café, the time of enter and exit as well as detail about the groups to determine their length of stay.

It was found from the survey that 45 groups (one to five people in group) enter the café and 40 groups exited the café during this one-hour period. This included both sit-down and takeaway customers with the average length of stay of all matched groups (both sit down and takeaway) being 10.45 minutes.

It was further found from the survey that the total length of stay by the groups over the one-hour period was 9.9 hours.

The proposed Rosny Park Bento Box café will have 12 additional seats to the surveyed site (additional 67%) which would result in increased customer numbers sitting at the tables. It will not necessarily mean there will be more takeaway customers.

Applying this percentage increase to the current customers/groups during the lunch time period at the Moonah café, the total length of stay by the sit down and takeaway groups over the one hour period would be 16.5 hours/hour, but say 15 hours/hour, allowing for a lower than 67% proportional increase in takeaway customers (this still allows for around 50% increase in takeaway customers) .

Received 26/10/2018

5


This translates to a parking demand of 15 car parking hours/hour if all customers rely on cars for transport, i.e. a requirement of 15 car parking spaces.

It was estimated from observations during the above customer survey at the Moonah Bento Box café that around 20% of customers (particularly takeaway customers) would be employees from other businesses and offices on their luncheon break. The parking demand by these customers would already be accounted for with their place of employment; they would not be generating an additional car parking demand.

In addition, with the Rosny Park Bento Box café located in the centre of the Rosny Park business area. A significant proportion of all customers will be car dependant; however, there will be customers that would use public transport as part of a multi-purpose trip or have other travel arrangements including as passengers or use taxis, and some would walk. There is a significant number of dwellings in the surrounding area within 800m walking distance of the café site, to the north, east and south (which is an acceptable walking distance to shops and services).

The New South Wales Road Traffic Authority - Guide to Traffic Generating Developments refers to a 38% - 42% mode split for car use at shopping centres. The Bento café customers are mostly visitors and shoppers in the Rosny Park shopping area; it is therefore appropriate to apply the same modal split in this case to the Bento café customers with a car mode split of 40%.

Therefore, applying a 15% reduction for customers being employees in Rosny Park (not requiring parking) and a car modal split factor of 0.40 for all other customers, the actual required parking supply will be:

15 spaces x 0.85 (reduction for other employees) x 0.40 (modal split) = 5.1.

Required customer car parking spaces = 5

With an allowance of two parking spaces for the Bento Box café employees, the total car parking demand for the Rosny Park Bento Box café will be no more than seven car parking spaces.

Available Parking

As advised above, the development site has a parking credit of seven parking spaces.

Therefore, there is not a requirement to consider any additional car parking supply.

The above analysis is largely based on the considerations listed in Clause E6.6.1 of the Clarence Interim Planning Scheme.

The performance criteria for Clause E6.6.1 - Number of Car Parking Spaces in the planning scheme states:

Received 26/10/2018

6


P1

The number of onsite car parking spaces must be sufficient to meet the

reasonable needs of users, having regard to all of the following:

(a) car parking demand;

(b) the availability of on-street and public car parking in the locality;

(c) the availability and frequency of public transport within a 400m

walking distance of the site;

(d) the availability and likely use of other modes of transport;

(e) the availability and suitability of alternative arrangements for car

parking provision;

(f) any reduction in car parking demand due to the sharing of car

parking spaces by multiple uses, either because of variation of car

parking demand over time or because of efficiencies gained from the

consolidation of shared car parking spaces;

(g) any car parking deficiency or surplus associated with the existing

use of the land;

(h) any credit which should be allowed for a car parking demand

deemed to have been provided in association with a use which existed

before the change of parking requirement, except in the case of

substantial redevelopment of a site;

(i) the appropriateness of a financial contribution in lieu of parking

towards the cost of parking facilities or other transport facilities, where

such facilities exist or are planned in the vicinity;

(j) any verified prior payment of a financial contribution in lieu of

parking for the land;

(k) any relevant parking plan for the area adopted by Council;

Notwithstanding the above finding that the parking credits for the development site are the same as the required parking supply, the area was inspected during the lunch time peak period as well as late afternoon period (5:30pm-6:00pm) on a Friday to check the parking situation, having regard for Clause E6.6.1 P1(b).

Without undertaking a formal parking survey, it was found there are vacant on-street parking spaces along Bligh Street and/or Bayfield Street during both periods, created by the parking turnover as a result of the time limited parking restrictions.

Received 26/10/2018

7


There were also many readily available vacant parking spaces within the adjacent car park.

4. CONCLUSIONS

Consideration has been given to the required parking supply for the proposed Bento Box café in Rosny Park.

It has been concluded that the required car parking supply for customers will be seven car parking spaces, including two spaces for employees. The site has a credit of seven parking spaces that is allocated to the site.

Therefore, the site has a sufficient parking supply to meet the demand.

Milan Prodanovic 21 October 2018

Received 26/10/2018

Bento Fitout Rosny Park1 Bayfield Street, Rosny Park TAS 7018

Bento Group1855

PLANNING APPLICATION

PROPOSED WORKBLIG

H ST

REET

BAYFIELD STREET

Received 26/10/2018

Adjacent building

Adjacent building

Ramp upRamp up

9.39

9.12

Existing landscape

Ex. grease trap

BLIGHT STREET

Remove existing handrail

Remove existing paving

Create new opening

Remove plumbing fixture and make good.

COL.COL.

COL.

COL.

COL.

Existing carpark

Existing carpark

Ex. fence

Existing paving9.81


Boundary Line

Boun

dary

Lin

e

Boundary Line

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

Ground Floor - Demolition

Oct 2018

Bento Group

1855

CC

CC A201



1 : 100Ground Floor - Demolition1

Received 26/10/2018

DN

BULKHEAD ABOVE

Void

CH 2400

Glass roof below

COL.COL.

COL.

COL.

Ex. riser


Adjacent building


Ex. riser

Ex. riser


Boundary Line

Boun

dary

Lin

e

Boundary Line

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

Mezzanine - Demolition

Oct 2018

Bento Group

1855

CC

CC A202



1 : 100Mezzanine - Demolition1

Received 26/10/2018

UP

Existing paving

Adjacent building

Existing carpark

Existing landscape

BLIGHT STREET

Existing carpark

Ex. fence Adjacent building

COL.

Glass roof over

Ramp upRamp up

10.00

9.81

9.39

9.12

Ex. balustrade

New balustradewith metal mesh

COL.

Void above

COL.

COL.

COL.

Ex. riser

New timber decking

Waiting Area

Kitchen

Store

Counter

New accesspoint

Clearing

Preparing

New under-floorgrease trap

New wall

Opening

Store

Cleaner Room1m2

Canopy above

Timber bench

Ex. beam

Boundary Line

Boun

dary

Lin

e

Boundary Line

Ex. grease trap

49m2

11m2

12m2

25m2

4m2

Access5m2

WC3m2

CirculationSpace

2m2

24m2

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

A

Ground Floor - Proposed

Oct 2018

Bento Group

1855

CC

CC A210



1 : 100Ground Floor - Proposed1

_revA


Received 26/10/2018

DN

BULKHEAD ABOVE

Void

CH 2400

Glass roof below

COL.COL.

COL.

Ex. riser


Adjacent building


Ex. riser

Ex. riser

COL.

StoreNew mechanical duct

Dining

New timber cladding

Boundary Line

Boun

dary

Lin

e

Boundary Line

23m2

68m2

Existing Walls

Existing Doors

New Doors


Drawing Key

Demolition Works

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

A

Mezzanine - ProposedPlan

Oct 2018

Bento Group

1855

CC

CC A211



1 : 100Mezzanine - Proposed1

_revA


Received 26/10/2018

Ground Floor5000.00

Level 18185.00

Ceiling10885.00

New timber cladding

New glazing doors

New LED illuminated cutout letter sign, 120mm deep.

Replace ex. sign. for new business

500

New balustrade with metal mesh

Existing window

Repaint existing walls

Ex. sign.

PLANNING

APPLICATION

0 5m1 2 3 4

SCALE @ A3

CHECKED

DRAWN

DATEJOB NUMBER

PROJECT ADDRESS

PRINCIPAL

PROJECT TITLE

DRAWING

REVISIONS

1 : 100

Elevations

Oct 2018

Bento Group

1855

CC

CC A301



1 : 100Elevation 111 : 100

Elevation 1_ExistingEx

Feature ceiling

Existing photo Proposed

Received 26/10/2018

Assessment Rosny Park Bento - City of Clarence · 2018-11-15 · SCALE @ A3 CHECKED DRAWN JOB...

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Transcript of Assessment Rosny Park Bento - City of Clarence · 2018-11-15 · SCALE @ A3 CHECKED DRAWN JOB...