proposed fast food outlet mcdonald’s eaton

Microsoft Word - 150902 - PA1173 - McDonalds Eaton Development Application FINALPROPOSED FAST FOOD OUTLETMcDonald’s EatonLot 1 (No. 3), Lot 2 (No. 5) and Lot 3 (No. 7)Albatross Crescent, Eaton
SEPTEMBER 2015 URBIS.COM.AU
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URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Director Ray Haeren Associate Director Simon Wilkes Senior Consultant Marieka van den Bergh Consultant Stewart Doran Job Code PA1173 (Site Code 1766) Report Number V5 Final
TABLE OF CONTENTS
Executive Summary ..................................................................................................................................... i
The Proposal .................................................................................................................................................. i
1 Site Context ...................................................................................................................................... 2
1.1 Location and Site Context ................................................................................................................. 2 1.2 Legal Description ............................................................................................................................... 3 1.3 Physical Condition ............................................................................................................................. 4 1.4 Traffic and Access ............................................................................................................................. 4
2 Proposal ........................................................................................................................................... 5
2.1 Building Design .................................................................................................................................. 5 2.2 Vehicle Access and Drive-Through ................................................................................................... 5 2.3 Car Parking ........................................................................................................................................ 6 2.4 Bicycle Facilities ................................................................................................................................ 7 2.5 Pedestrian Access ............................................................................................................................. 7 2.6 Deliveries ........................................................................................................................................... 7 2.7 Landscaping ...................................................................................................................................... 7 2.8 Acoustic Considerations .................................................................................................................... 7 2.9 Lightspill and Odour Considerations ................................................................................................. 7 2.10 Signage .............................................................................................................................................. 8
3 Planning Assessment ..................................................................................................................... 9
3.1 State Planning Assessment ............................................................................................................... 9 3.2 Local Planning Assessment ............................................................................................................ 10 3.2.1 Shire of Dardanup Town Planning Scheme No. 3 ........................................................................... 10 3.2.2 Eaton Commercial Centre Design Guidelines ................................................................................. 12
4 Other Matters for Consideration .................................................................................................. 15
5 Local and Regional Contribution ................................................................................................. 16
5.1 Corporate Social Responsbility ....................................................................................................... 16 5.2 Community Initiatives ...................................................................................................................... 16 5.3 Employment and Economic Contribution ........................................................................................ 16
6 Conclusion ..................................................................................................................................... 18
Appendix B Traffic and Parking Assessment (Riley Consulting) .................................................... 23
Appendix C Environmental Acoustic Assessment (Hindley & Associates) ................................... 25
Appendix D Effects of Odour and Lightspill Reports (GCCM) ......................................................... 27
Appendix E Other Matters for Consideration ..................................................................................... 29
Appendix F Local and Regional Contribution ................................................................................... 37
Appendix G Development Plans .......................................................................................................... 39
URBIS
FIGURES:
Figure 3 – Scheme Map Extract (Source: WAPC 2015) ………………………………………………………10
TABLES:
Table 2 – State Planning Assessment…………………………………………………………………………….9
Table 3 – Scheme Development Requirement Assessment…………………………………………………..11
Table 4 – Eaton Commercial Centre Design Guidelines Assessment………………………………………..12
Table 5 – Signage Assessment .…………………………………………………………………………………13
Table 6 – Economic Contribution of a Typical McDonald’s Store……………………………………………..17
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL EXECUTIVE SUMMARY i
Executive Summary
McDonald’s Australia Limited (McDonald’s) is seeking planning approval for the use and development of Lot 2 (No. 5) and Lot 3 (No. 7) Albatross Crescent, Eaton, for the purposes of a fast food outlet (McDonald’s Family Restaurant) and associated parking, access, signage and landscaping. The application also proposes works over adjoining Lot 1 (No. 3) relating to modifications to the car park layout and the relocation of the existing tavern crossover. The land is zoned ‘Mixed Business’ under the Shire of Dardanup Town Planning Scheme No. 3.
THE PROPOSAL This application proposes a McDonald’s Restaurant on Albatross Crescent, within the Eaton District Centre. The proposed development comprises the following:
Indoor dining area. A café. A playground (‘playplace’) area. A dual-lane drive-through facility. Kitchen and preparation areas. Food/equipment storage areas. Bathroom facilities. A corral for servicing, waste and bin storage. Associated carparking. It is proposed that the restaurant will operate 24 hours per day, 7 days per week.
This development application proposes to develop an existing site which comprises existing car parking for the adjacent tavern use. The proposed McDonald’s Restaurant will complement other existing and proposed future land uses on site and will deliver a convenient and community use to meet the needs of the local community.
SITE CONTEXT AND CONSIDERATIONS
The following considerations are relevant to the proposed restaurant and the Shire’s determination of the proposal:
The proposed fast food outlet is considered to contribute to the expanding nature of the district centre evolving beyond a standard retail shopping centre, and is considered to be of a suitable scale and intensity in the context of the Eaton Tavern use to the north.
The siting, design and operation of the fast food outlet (including access, parking and landscaping) has been carefully designed, having regard for the Eaton Commercial Centre Design Guidelines. The proposed configuration of the development achieves a legible, easy to use and efficient drive-through, access and carparking arrangement, which will limit congestion and/or conflict.
The proposal rationalises access to the Eaton Tavern site through shared access and reciprocal parking arrangements with the McDonald’s Restaurant.
The development provides appropriate pedestrian access to the site from surrounding areas, including the broader Eaton Fair shopping centre and Eaton Tavern.
The proposed development complies with the prescribed noise levels set out in the Environmental Protection (Noise) Regulations 1997, in the context of surrounding residential properties.
The proposed development will provide new employment opportunities and additional activity in the locality, contributing to the ongoing growth of the district centre.
ii EXECUTIVE SUMMARY URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL
PLANNING APPROVAL
Pursuant to the requirements of the Shire of Dardanup Town Planning Scheme No. 3, planning approval is sought for:
The use of the subject site for a fast food outlet. Development of the fast food outlet building, with an associated drive-through facility, parking and
access and loading. Erection of signage.
The proposal generally complies with the planning framework set out by the Shire of Dardanup, and where minor variations to standard provisions have been proposed, justification has been provided.
It is respectfully requested that the Shire of Dardanup and South West Joint Development Assessment Panel have regard to the individual merits and broader benefits of the proposal in applying discretion and making a determination on the proposal.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL INTRODUCTION 1
Introduction This report has been prepared by Urbis on behalf of McDonald’s Australia Limited (McDonald’s) as part of an application for planning approval for the use and development of Lot 2 and Lot 3 Albatross Crescent, Eaton. This application also relates to Lot 1 (No. 3) Albatross Crescent, associated with the existing Eaton Tavern. The application proposes a fast food outlet (McDonald’s Family Restaurant) and associated parking, access, signage and landscaping.
This report has been structured in the following manner:
A brief contextual discussion and description of the site context. An explanation of the proposal. An explanation of the relevant planning context, assessment and rationale. Various key matters for consideration. A description of McDonald’s local and regional contribution.
In preparing this application, McDonald’s and Urbis have undertaken several inspections of the site and its surrounds. McDonald’s and Urbis have also initiated discussions with Shire of Dardanup staff in preparing this application, to discuss the proposal and any preliminary items to address prior to lodgement. The Shire’s feedback was considered in the finalisation of this application.
CONTEXT
The Eaton District Activity Centre is located approximately 4.5km east of the Bunbury CBD
The Eaton District Centre is classified as a ‘District Centre’ under the activity centre hierarchy established by State Planning Policy 4.2. The characteristics of a district centre under the Policy are as follows:
‘District Centres have a greater focus on servicing the daily and weekly needs of residents. Their relatively smaller scale catchment enables them to have a greater local community focus and provide services, facilities and job opportunities that reflect the particular needs of their catchments’.
The provision of a fast food outlet (McDonald’s Family Restaurant) is generally assigned with the above vision in that it will provide for the convenience needs of local residents and visitors. The proposed fast food outlet responds to the local site context, subject site and its surrounds and provides a complementary use within the broader district centre.
The existing Eaton Fair shopping centre is located to the north and north-west of the proposed subject site, which is anchored by a Woolworths and Coles. It is understood there is significant progress in relation to the proposed Master Plan associated with the Glen Huon Reserve and Shire of Dardanup administration centre further north of the subject site.
2 SITE CONTEXT URBIS
1 Site Context
1.1 LOCATION AND SITE CONTEXT The proposed fast food outlet is located on Albatross Crescent in Eaton, forming part of a wider commercial and retail precinct with residential areas to the west of site. The subject site is predominately bound by commercial uses to the north and east. Land to the south is occupied by a medical centre and similar service uses.
The site is contiguous with other existing and proposed commercial and retail land uses forming part of the Eaton District Centre, including the existing Eaton Fair shopping centre and associated food and retail uses.
The location of the subject site is illustrated in Figure 1, below.
FIGURE 1 – LOCATION PLAN (SOURCE: NEARMAP 2015)
SUBJECT SITE
Existing Shopping Centre
EATON TAVERN SITE
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL SITE CONTEXT 3
1.2 LEGAL DESCRIPTION There are three (3) lots subject to this application as illustrated in Table 1 and Figure 2 below.
TABLE 1 – LOT DETAIL
LOT STREET PLAN VOLUME/FOLIO LOT AREA REGISTERED PROPIETERS
Lot 1 Albatross Crescent P23113 2157/269 3,987sq.m Oasis Holdings Pty Ltd
Lot 2 Albatross Crescent P23113 2157/270 1,996sq.m John William James Cross Michael Kelsey Cross Richard Digby Cross Geoffrey Thomas Cross
Lot 3 Albatross Crescent P23113 2157/271 1,997sq.m John William James Cross Michael Kelsey Cross Richard Digby Cross Geoffrey Thomas Cross
FIGURE 2 – LANDGATE EXTRACT (SOURCE: LANDGATE)
It is acknowledged that the proposed building sits over the boundary of Lot 2 and Lot 3. This matter is being resolved through a subdivision application to alter/remove the relevant lot boundaries which is currently being progressed (WAPC Application No. 152269).
Copies of the relevant Certificate of Title and Sketch are attached at Appendix A.
SUBJECT SITE
150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL
1.3 PHYSICAL CONDITION The site is predominately vacant, comprising car parking to the north-west of the site. There are currently no easements or caveats associated with the site.
1.4 TRAFFIC AND ACCESS The subject site has dual road frontage to both Albatross Crescent to the east (approximately 12 metre wide, two land divided road with raised median strip including street parking) as well as Eaton Drive to the west (approximately 22 metre wide, 4 lane divided road with raised vegetated median strip).
There is currently no formal vehicular access provided to the site. There is currently a Pedestrian Access Way (PAW) 0.1 metres wide extending along the boundary of the subject site and beyond Eaton Drive.
Eaton Drive is classified as a Local Distributor road and runs on a north-south axis across the west of the site. Albatross Crescent is classified as an access road and runs a north-south axis to the east of the site.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL PROPOSAL 5
2 Proposal This application proposes to develop the site for the purposes of a fast food outlet (McDonald’s Family Restaurant). Specifically, McDonald’s is seeking approval for the following:
The use and development of a building for the purposes of a fast food outlet with a dual-lane drive-through facility.
Associated carparking, access and loading facilities including the relocation of the Eaton Tavern crossover further south providing shared access and reciprocal parking to both developments.
Associated signage, both attached to the building and remote. Landscaping.
Site plan, floor plans and elevations as well as a set of perspectives have been submitted with this application.
2.1 BUILDING DESIGN The proposed fast food outlet is a single storey building with a total floor area of 617sq.m and will comprise the following facilities:
Indoor dining area. A café. A ‘playplace’ area. Kitchen, preparation and food storage areas. Bathroom and toilet facilities. Staff facilities, including a Manager’s office. Storage Area. A corral for servicing, waste and storage. A dual-lane drive-through facility.
The McDonald’s Family Restaurant building is proposed to be located to the southern portion of the site, with active edges and building entrances generally oriented north to the Eaton Tavern and associated car parking. A drive-through facility wraps around the building’s south-eastern periphery. The proposed fast food outlet will provide a customer entrance to the north of the building. This entry provides access to the restaurant from designated carparking areas.
A playland area is proposed within the north western portion of the building. An enclosed corral is provided to the north east of the building, allowing for waste storage. Waste will be collected on a regular basis. Further, the design allows for a separate delivery door for all dry and food goods.
2.2 VEHICLE ACCESS AND DRIVE-THROUGH Efficiency is a key driver behind the design and operation of a McDonald’s drive-through, and is vitally important to the successful operation of the restaurant. It is in McDonald’s interest to ensure that the drive-through, access and carparking arrangement on site are legible, easy to use, efficient and do not result in congestion or conflict.
Direct vehicular access to the McDonald’s and Eaton Tavern will be provided via a singular crossover from Albatross Crescent, comprising a 6.2m wide full movement crossover located to the north eastern portion of the site. The existing crossover to Lot 1 will be removed in accordance with Council requirements. The existing Eaton Tavern will be accessible via this new crossover and two additional internal access aisles, 6.4m and 6.2m respectively. Shared access will be facilitated through the establishment of reciprocal access and parking easements. It is acknowledged this will be imposed as a condition of approval.
6 PROPOSAL URBIS
Vehicle access to the drive-through facility is proposed to be facilitated via the Albatross Crescent crossover, which provides direct access to the east of the building. Orders will be placed to the east of the building through a dual-lane drive through, and drivers will then turn right and drive up the southern side of the building to make payment and collect orders.
To minimise any vehicle stacking issues associated with the carpark area, 2 lanes are provided for the placement of orders and 3 windows are proposed, 1 for payment and the other for the collection of orders and another for McCafe orders. The drive-through area will be able to accommodate 15 cars (excluding 2 drive-through waiting bays), which is considered ample in the context of avoiding obstructions to carparking and access.
The merging of vehicles into 1 lane is controlled by the drive-through operator, who will instruct cars to remain stationary or proceed along to the payment/collection booth. CCTV cameras will be installed to enable staff members to direct the flow of vehicles from the cashier booth. Directional signage will also be positioned at the entrance of the drive-through lane advising customers that both lanes can be utilised.
Two waiting bays are also provided to the west of the building, for short term parking while patrons wait for their order (in peak periods). These bays are appropriately located to minimise disruption to the drive- through traffic flow during peak periods and in situations where large orders are placed.
2.3 CAR PARKING The following provides a summary of the parking situation in relation to the proposed reciprocal car parking arrangements with Lot 1 and 2 Albatross Crescent. This summary is based on a Traffic and Parking Assessment (prepared by Riley Consulting, August 2015) which is provided at Appendix B.
Under the provisions of Appendix IIA of TPS3, 25 parking bays are required for the proposed fast food outlet, in addition to 4 queuing spaces provided for the drive-through area. As part of a reciprocal car parking arrangement, a total of 59 ‘fixed’ car parking bays are proposed within the designated McDonald’s lease area (Lot 2 and 3), including 2 disabled accessible bays. 25 of these bays are considered to satisfy the TPS3 requirement for a fast food outlet and the remaining 34 car bays to be allocated for the reciprocal use of the McDonald’s Restaurant and Eaton Tavern.
Currently, Lot 2 contains 39 car bays as overflow to Eaton Tavern. Assessing the parking requirements in isolation, based on the existing 39 overflow bays and the additional 25 car bays required for McDonald’s Restaurant, it could be considered that a total of 64 car bays should be provided (a shortfall of 5 bays). However, it is necessary to consider the opportunities for reciprocal parking between Eaton Tavern and the McDonald’s Restaurant.
In this regard, it is proposed that a reciprocal parking easement will be established to provide shared access and reciprocal parking for 34 car bays for a portion of Lot 2 (refer to Cross Access Agreement Plan as attached).
Based on the finding of the Traffic and Parking Assessment (Appendix B), the shortfall of 5 of the existing overflow bays would only impact the tavern parking supply between 12pm and 3pm on a Saturday. At all other times less than 20 car bays would be required based on the customers attraction ratios applied to the TPS3 car parking requirements. Therefore it would be concluded that reciprocal use of the car park would provide adequate levels of parking for both land uses. It is concluded that the proposed McDonald’s Restaurant at Eaton would not have a negative impact to parking opportunity for the adjacent tavern. This outcome is considered satisfactory given the nature of the peak parking demand associated with the respective fast food outlet and tavern uses. The nature of the locality as a district centre and commercial hub promotes a level of cross-visitation between complementary uses; therefore the very minor reduction in overflow car parking is considered negligible and will not impact on the operation of the Tavern.
All car parking bays on site will have a length of 5.5m and a width of 2.6m. The internal access aisle within the carparking area (to the west of the site) achieves a width of 6.2m, which is sufficient to allow for two-way traffic and the efficient movement of the delivery vehicle (to access the corral area).
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL PROPOSAL 7
Two disabled accessible bays (5.5m x 2.4m) are located directly adjacent to a pedestrian accessway in front of the building entrance, allowing sufficient room for patrons to enter and exit their vehicle. This size and location of this bay is in accordance with the relevant Australian Standard.
2.4 BICYCLE FACILITIES In addition to the car spaces provided, a bike rack (to cater for four to five bicycles) is proposed at the northern entry to the restaurant. This provision will facilitate an alternative form of non-motorised access to the store.
2.5 PEDESTRIAN ACCESS The proposal provides for effective pedestrian access which is important given the sites location within a district centre environment incorporating the Eaton Fair shopping centre and associated ancillary uses. The primary pedestrian access to the restaurant will be via the entrance fronting the car park to the north and facilitate through the pedestrian path on Albatross Crescent.
It is highlighted that if the Shire of Dardanup chooses to extend the pedestrian footpath further south along Eaton Drive parallel to the Lot 2 and Lot 3 Albatross Crescent boundaries, McDonald’s is willing to provide a direct pedestrian connection from the site to footpath. It is considered that this can be imposed as a reasonable condition of approval.
2.6 DELIVERIES Deliveries will occur within the north eastern portion of the restaurant, between the restaurant building and the drive-through facility. Service vehicles will enter the site via Albatross Crescent and egress the site via the same crossover in forward gear. The width of the crossover will ensure it is easy for the truck to enter and exit.
Deliveries are anticipated to occur between 7am and 8pm. The inclusion of larger storage and freezer areas in the store design allows for a minimal number of deliveries each week.
2.7 LANDSCAPING Landscaping has been outlined on the Site Plan submitted with this application, with specific details (species, reticulation, staging etc.) to be provided at the detailed design stage in accordance with relevant landscaping requirements as outlined by the Shire.
A total of 533sq.m (13.3%) of the site will be landscaped.
2.8 ACOUSTIC CONSIDERATIONS An Environmental Acoustic Assessment was prepared by Hindley & Associates (June 2015), to provide details of relevant noise criteria, predicted noise levels and recommended noise control treatments for the development. The assessment concludes that the proposed development complies with the noise criteria established by the Western Australian Environmental Protection (Noise) Regulations 1997.
A full copy of the assessment is provided in Appendix C.
2.9 LIGHTSPILL AND ODOUR CONSIDERATIONS An Effects of Odour and Lightspill Report was prepared by GCCM (August 2015), to provide an overview of the effects of odour and lightspill from the proposed McDonald’s Restaurant to assess the compliance with the relevant Australian Standards. The assessments conclude that the proposed development complies with the applicable codes and standards in relation to odour control and artificial lighting design.
A full copy of the assessments are provided in Appendix D.
8 PROPOSAL URBIS
2.10 SIGNAGE A series of signage plans and specifications have been submitted with this application, which identify the form, function and location of all signage proposed. Signage within the Mixed Business zone is subject to approval from the Shire and is explored in Section 3.2.2.1.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL PLANNING ASSESSMENT 9
3 Planning Assessment
3.1 STATE PLANNING ASSESSMENT The following elements of the State planning framework are considered relevant to the subject site. TABLE 2 – STATE PLANNING ASSESSMENT
DOCUMENT SUMMARY OF REQUIREMENT ASSESSMENT
Greater Bunbury Region Scheme
The Greater Bunbury Region Scheme (GBRS) is a region scheme for land use in the Greater Bunbury region. The subject land is zoned Urban under the GBRS. Eaton Drive and Albatross Crescent are zoned Urban under the GBRS.
Development of the site for a fast food outlet on a district centre site is considered to be appropriate within the Urban zone of the GBRS.
Greater Bunbury Strategy 2013
The Greater Bunbury Strategy (2013) is a strategic plan to manage the growth of Greater Bunbury over the medium to long term planning horizon. It provides for the population of Greater Bunbury to grow from 83,598 people (2011 Census) to at least 150,000 people through urban infill, and some additional greenfields urban expansion areas. This is anticipated to cater for growth beyond the year 2050.
The subject site is identified as undeveloped urban land and the provision of a McDonald’s Restaurant is considered to comply with the principles of the Greater Bunbury Strategy (2013).
Activity Centres for Greater Bunbury Policy
The Department of Planning, on behalf of the WA Planning Commission, released the Policy in 2012 to specify broad planning requirements for the planning and development new activity centres within the City of Bunbury, Shires of Capel, Dardanup and Harvey. The Eaton Fair District Centre is classified as a ‘District’ Centre under the Policy. District Centres serve sub-regional catchments and offer a range of essential services, facilities and employment opportunities to support their sub-regional catchments. They perform an important role in Greater Bunbury’s economy.
The provision of a McDonald’s Restaurant within the Eaton Fair District Centre is considered an appropriate and complementary use.
10 PLANNING ASSESSMENT URBIS
3.2 LOCAL PLANNING ASSESSMENT The following elements of the Shire of Capel planning framework are considered relevant to the subject site.
3.2.1 SHIRE OF DARDANUP TOWN PLANNING SCHEME NO. 3 The Shire of Dardanup Town Planning Scheme No. 3 (TPS 3) is the statutory basis for land use and development control within Eaton. The following provides a brief assessment of the proposal against the key relevant provisions set out in TPS 3.
3.2.1.1 ZONE The subject site is zoned ‘Mixed Business’ under TPS 3 (refer Figure 3 below). The objectives of the ‘Mixed Business’ zone are as follows:
‘To provide for a variety of commercial activities such as warehouses, showrooms, service industries, offices, wholesaling, motor repair facilities and extensive retail which by virtue of their scale and character are generally not appropriate to, or cannot conveniently or economically, be accommodated within the Business-Commercial or Industry zones.
To ensure the design and landscaping of development provides a high standard of safety and amenity and contributes towards a sense of place and community within the service area.’
Forrest Highway (located approximately 450m south of the subject site) is also identified as a ‘Primary Regional Road’ under the Greater Bunbury Region Scheme and this is reflected in TPS 3.
FIGURE 3 – SCHEME MAP EXTRACT (SOURCE: WAPC 2015)
SUBJECT SITE
3.2.1.2 LAND USE PERMISSIBILITY The ‘Mixed Business’ zone is intended to accommodate a range of service commercial, wholesaling, showroom, trade services, professional services, offices, retail and community uses which by virtue of their scale, character, operational or land requirements are complementary to but generally not appropriate in the ‘Commercial Zone’.
A fast food outlet is an ‘A’ use within the ‘Mixed Business’ zone meaning the use is not permitted unless the Shire of Dardanup exercises discretion by granting planning approval after advertising for public comment.
3.2.1.3 DEVELOPMENT REQUIREMENTS – TPS 3 Table 3, below, provides a summary of the proposals level of compliance with the relevant Scheme development requirements, contained within Division I and Appendix II of TPS 3.
TABLE 3 – SCHEME DEVELOPMENT REQUIREMENT ASSESSMENT
CLAUSE SUMMARY OF REQUIREMENT ASSESSMENT COMPLIANCE
Setbacks As determined by Council Refer Section 3.2.2.
Landscaping 3m wide abutting all streets, except for approved crossovers, or as determined by Council
Council approved canopy shade trees at the rate of 1 tree for every 4 open air parking bays
As shown on the lodged development plans (DA02) at Appendix G, the landscaping proposed complies with relevant requirements.

Signs Signage within the Mixed Business zone is subject to approval from the Shire
Refer Section 3.2.2.1. N/A
Car Parking 1 space for every 2.5sq.m queuing area with a minimum of 4 spaces, plus
1 space for every 5sq.m seating area, plus
4 car queuing spaces for any drive through facility
A total of 59 car bays are provided on site in addition to 15 queuing spaces associated with the drive-through facility. Of the 59 car bays, 34 will be reciprocal parking to service the adjoining Eaton Tavern.
Refer to section 2.3 for details of parking arrangements.

3.2.2 EATON COMMERCIAL CENTRE DESIGN GUIDELINES A summary of the proposals level of compliance with the above guidelines is provided in Table 4, below.
TABLE 4 – EATON COMMERCIAL CENTRE DESIGN GUIDELINES ASSESSMENT
SUMMARY OF REQUIREMENTS ASSESSMENT COMPLIANCE
Minimum front setback – 9.0m The proposed McDonald’s restaurant is setback 13.8m from Albatross Crescent.
Minimum secondary setback – 3.0m The proposed McDonald’s restaurant is setback 16.4m from Eaton Drive.
Minimum rear and side setbacks – Nil Complies. Maximum height limit – Max 2 storeys

Maximum plot ratio – 1.5 (maximum site coverage of 70%)

Vehicle access ways must be a minimum of 3.0m and include a 1.0m landscaping strip

All loading and unloading areas must be located to the sides or rear of buildings. Where the site backs on to Eaton drive the location of these areas will be assessed on their merits.

Landscaping – approximately 8% (reticulated)
As shown on the lodged Site Plan (DA02), the landscaping proposed will comprise 13.3%.
Building materials – construction of brick, concrete tilt panels or approved equivalent.
The proposed development will generally be of masonry construction, comprising compressed fibre cement with applied finishes.
All open air storage areas shall be screened from the adjoining streets by landscaping walls or fencing
No open air storage areas are proposed.

Signage shall be consistent in theme and quality to the building design and detail.
Signage situated above the ridge height of buildings will not be permitted.
Signage is considered consistent with the intent of the locality and nature of the use as a fast food outlet.
A detailed assessment of signage is outlined in Section 3.2.2.1 below.
A minor variation to the requirement is
respectfully requested
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL PLANNING ASSESSMENT 13
3.2.2.1 SIGNAGE The proposed development essentially comprises three separate components that require identification signage. These components include the McDonald’s Restaurant, McCafe and drive-through facility. Accordingly, the quantity of wall and directional signs proposed is considered appropriate.
Signage proposed is considered commensurate with the proposed form, bulk and scale of development within the district centre site. It has also been designed and located in a manner which minimises visual clutter and does not adversely impact traffic circulation or management, or pedestrian safety. Signage is also cognisant of the adjoining residential area on Eaton Drive. The wall signage proposed has been incorporated into the overall design of the building, ensuring key architectural features are not obscured.
Table 5 provides an assessment of the signage that requires variation from the Eaton Commercial Design Guidelines, and should be read in conjunction with the lodged signage plans.
TABLE 5 – SIGNAGE ASSESSMENT
SUMMARY OF REQUIREMENTS
SIGN DETAILS ASSESSMENT
Signage situated above the ridge height of buildings will not be permitted.
Proposed building ridge height: 7.255m
Pylon Sign (S1)
Height: 12.0m Width 4.343m
The proposal incorporates 1 pylon sign located on the northern portion of the site on Eaton Drive.
The sign extends between 3.0m – 5.91m above the elevations of the proposed McDonald’s Restaurant building depending on where it is measured from.
In the context of Eaton District Centre and the site being located in the heart of the Eaton Commercial Centre, the scale of the proposed signage is consistent with the emerging commercial and retail land uses in the location. Although the proposed Pylon Sign exceeds the maximum ridge height of the proposed building, it is not out of character with the nature of signage in the locality, and in particular the Chicken Treat pylon sign.
The sign is located in proximity to the t-intersection of Eaton Drive and Loft House Avenue, predominantly capturing passing trade from the north and south.
This sign is considered appropriate given the nature of a fast food use and location within the district centre locality. The sign is consistent with other pylon signage in the locality and provides a 6.3m clearance which will not obstruct pedestrian movement.
Blade Sign (S3B/S3C)
Width: 1.371m
The proposal includes a two-sided blade sign on either side of a blade wall. The blade wall presents as one single architectural feature situated 1.745m – 2.91m above the predominant elevations of the proposed McDonald’s Restaurant building. The on-building blade sign is 1.2m high with the top of the ‘M’ measuring 8.7m above ground level.
When measured from the maximum elevation of the building being the ‘PlayPlace’, the blade wall extends only 1.745m and is not considered to be of a height or scale that would have a detrimental impact on the visual amenity of character of the locality.
It is considered the sign is reflective of the fast food outlet use and should be considered in the context of the building as an architectural detail. The sign is commensurate to the building design and does not impact visually on the surrounding locality given its nature as a commercial centre and continued expansion within the local community.
14 PLANNING ASSESSMENT URBIS
Further, this application proposes various carparking, access and directional signage elements, as indicated on the lodged signage plan. This includes instructional signs for vehicles, pedestrians and cyclists as well as minor signage relating to the drive-through facility.
The various proposed carparking signs consists of the following:
Various drive-through signage; Bicycle Parking sign; ‘No Pedestrian Access’ sign; ‘Disabled Parking Only’ sign; ‘Flag Poles’; ‘No Entry’ sign; ‘McDonald’s Drive-Thru Wait Bay Only’ sign; 10km/hr speed sign.
All of the above signage is considered to be vital and are standard requirements to deliver the safe, efficient and effective operation of the fast food outlet. All signs remain in character with the area as a district centre and will not have an adverse impact on the amenity or safety of the locality.
Based on the above and having reference to the objectives set out within the guidelines and TPS4, the proposed signage is considered appropriate to the scale and efficient functioning of the site.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL OTHER MATTERS FOR CONSIDERATION 15
4 Other Matters for Consideration The following section provides a summary of various matters which are not necessarily subject to specific Shire of Dardanup planning and development controls, but are considered pertinent to address through the planning application stage. This information may potentially be relevant given the proposed 24/7 operation of the store.
McDonald’s prepares detailed management plans for all of its restaurants, recognising the need to ensure the safety, security and amenity for customers, staff, nearby residents and the greater community in which the proposed McDonald’s operation resides at all times.
A brief summary of key elements of the management plan for the proposed development is provided below, with a more detailed description of these matters provided at Appendix E.
Security and Safety – security and safety are paramount to the operation of the premises and will be reviews and developed to suit the specific location and in cooperation with the Shire of Dardanup and local police.
Surveillance – McDonald’s management is responsible the implementation of a number surveillance measures including: CCTV camera systems; and intruder alarm systems. Further, the design of the restaurant and car park itself will ensure the provision of a safe environment for patrons and staff. The design of the store and car park includes the consideration of lighting; sight lines; and signage.
Space Management – McDonald’s strives to provide adequate and attractive spaces for patrons. Space management undertaken by McDonald’s’ generally includes the design and provisions of suitable amenities such as seating.
Landscaping – McDonald’s management is dedicated to providing high amenity premises and provides for the regular maintenance of all landscaping on site.
Operational Procedures – the management of McDonald’s includes the implementation of a number of operational procedures to ensure that employees have the appropriate level of knowledge and skills to address incidents and complaints. The key operational procedures include communications, incident reporting, telephone and the registering of complaints.
Unloading/Loading of Service and Delivery Vehicles – To limit any disturbance to patrons or the surrounding area, loading and unloading to and from the premises will be limited to between 7:00am and 8:00pm.
Noise Management – the duty management will be responsible for ensuring that any noise emanating from the premises, including cars in the drive through queue, is kept to acceptable levels. Broadly this includes the provision of signage, customer management, and use of design and equipment to limit noise.
Cleaning of Surrounding Public Domain – apart from the broader national litter programs, the duty management will ensure the surrounding area will be kept clean of litter at all times. Further, a litter patrol area will be determined in consultation with the Shire of Dardanup.
Odour – The level of odour emissions from the premises will be in compliance with local and State legislation. Filtration and ventilation systems will be installed to control odour emissions
Litter – McDonald’s have strict operation procedures in place for the management of litter control both inside and outside the premises. The procedures include regular inspections of the premises including the car park, landscape areas, footpaths, verges and neighbouring properties.
Consultation and Assessment – McDonald’s is committed to cooperating with adjoining landowners, Police and the local Council to address security issues. This cooperation includes the assessment of the relevant risks and developing appropriate mitigation strategies.
Hours of Operation – The operation of a 24 hour, 7 day a week restaurant will provide for the passive surveillance of the surrounding area. Further, the restaurant has various management tools to minimise any negative impacts of the hours of operation.
McDonald’s establishes a management plan as part of its standard operations and reviews the document on a regular basis to ensure that it is both effective and meets operational requirements.
16 LOCAL AND REGIONAL CONTRIBUTION URBIS
5 Local and Regional Contribution
5.1 CORPORATE SOCIAL RESPONSBILITY Besides providing a convenient source of a variety of food and beverages to serve the surrounding area, including health conscious options, McDonald’s corporate social responsibility include the building of social capital within local communities. Examples of these activities include:
Ronald McDonald’s House Charities. Operation by local franchisees. Significant youth employment opportunities. Training and career advancement opportunities. Sourcing of local products. Support of charities, community groups, sporting clubs and events. Providing healthier menu options. Engagement of local builders and associated construction companies. Adoption of sustainable practices in construction and operation. McDonald’s Virtual Business Program.
A more detailed description of McDonald’s local and regional contribution to the community is provided at Appendix F.
5.2 COMMUNITY INITIATIVES McDonald’s Australia works with a variety of experts, environmental organisations and government agencies to build cooperative relationships and deliver community initiatives. A key example is Clean Up Australia and its major annual event, Clean Up Australia Day, which McDonald’s has been a sponsor of since its inception in 1989. Each year, in addition to the national sponsorship, McDonald’s crew and managers join their local communities to help clean up rubbish in the area. The proposed McDonald’s Gosnells store proposes to run a litter control program, which will be designed to manage litter not only on the McDonald’s property, but also in neighbouring streets and the local area.
McDonalds’s Australia is closely involved in environmental awareness both in its corporate and restaurant operations and through its supply of sustainable goods. McDonald’s is committed to sustainable business practices and conducts its operations in a manner that does not compromise the ability of future generations to meet their needs.
Specifically, McDonald’s is involved in a country wide program called Earth Hour, which is designed to clearly connect energy use with climate change and to demonstrate the small actions that can be taken to make a difference to global warming (McDonalds Corporate Responsibility and Sustainability Report 2010). In February 2010, McDonald’s also joined the Sustainability Advantage Program (led by the NSW Department of Environment, Climate Change and Water) to accelerate its environmental agenda.
5.3 EMPLOYMENT AND ECONOMIC CONTRIBUTION McDonald’s is renowned for their contribution to local and youth employment. Each new McDonald’s restaurant provides approximately 100 full time, part-time and casual jobs, with majority of the staff living within the local community. This means wages will be reinjected into the local economy. Many of the casual positions are filled by young people attending high school and tertiary institutions.
The proposed extended trading hours will have a positive impact on the local employment market, offering opportunities for both young and older people who due to household or family caring obligations are not able to work during the day.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL LOCAL AND REGIONAL CONTRIBUTION 17
The estimated economic contribution of a typical McDonald’s restaurant is detailed in Table 6 below:
TABLE 6 – ECONOMIC CONTRIBUTION OF A TYPICAL MCDONALD’S STORE
JOBS WAGES LOCAL SERVICES REPAIRS AND MAINTENANCE
80-90 crew and 10 managers
$1,200,000-1,300,000 per year
18 CONCLUSION URBIS
6 Conclusion This development application seeks approval for a fast food outlet (McDonald’s Family Restaurant) located at Lot 1, 2 and Lot 3 Albatross Crescent, Eaton. The store will service the immediate locality and wider catchment given its location within a district centre, as well as provide many social and economic benefits to the local community. The proposed fast food outlet presents an appropriate response to the site context and the Shire of Dardanup planning framework and will contribute to the diversity of land uses within the Eaton District Centre.
It is respectfully requested that the Shire of Dardanup and South West Joint Development Assessment Panel have regard to the individual merits and broader benefits of the proposal in making a recommendation or determination on the proposal.
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL DISCLAIMER 19
Disclaimer This report is dated 2 September 2015 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of McDonald's Australia Limited (Instructing Party) for the purpose of a development application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).
In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.
In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.
Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.
This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.
20 DISCLAIMER URBIS
URBIS 150902 - PA1173 - MCDONALDS EATON DEVELOPMENT APPLICATION FINAL APPENDICES
Appendix A Certificate of Title and Sketch
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Appendix B Traffic and Parking Assessment (Riley Consulting)
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Appendix C Environmental Acoustic Assessment (Hindley & Associates)
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Appendix D Effects of Odour and Lightspill Reports (GCCM)
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Appendix E Other Matters for Consideration
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SECURITY AND SAFETY
The security and safety of employees and the general public is highly valued by the management of the premises. Security and safety practices will be constantly reviewed and tailored to suit the McDonald’s Eaton store in consultation with the Shire of Dardanup and the local police.
All existing McDonald’s stores have practices in place to ensure that all reasonable steps will be taken to prevent undesirable impacts on the local community.
SURVEILLANCE
McDonald’s Management will install CCTV surveillance cameras in and around the premises in strategic places including the drive-through facility and cashiers/service areas. This system has automated recording technology, longer video storage capacity, video motion detection and more advanced camera technology allowing greater video resolution and coverage.
All cameras will operate 24 hours a day. The quality of the images filmed will satisfy Police requirements. TV monitors will be located within the premises and will allow staff to monitor the activities on the camera. Management will ensure the system is maintained in good working order. Management will also ensure that the coverage will be operated with due regard to the privacy and civil liberties of all persons within the development.
McDonald’s employees and adjoining properties will be encouraged to assist with passive surveillance of all areas of the development and in particular the car park, by providing efficient reporting systems for any security or safety concerns on a 24 hour basis.
INTRUDER ALARM SYSTEMS
McDonald’s will install an extensive intruder alarm system including perimeter protection, movement detection and access control. This system achieves an added sense of crime prevention and security. The system will allow monitoring of who is accessing what areas, better response to alarms and audit breaches of security in a timely and efficient manner.
LIGHTING
Perimeter lighting will be provided around the premises and car park to enable clear vision and will be designed in such a manner so as to prevent concealment and shadowing. The standard of lighting will not only reduce the fear of crime in accordance with Australian lighting standards, but also serves to provide clear identification of activity using the high technology CCTV cameras proposed.
Broken light fixtures and bulbs within the premises and car park will be replaced within 24 hours.
CLEAR SIGHT LINES
The restaurant has been designed to and takes into account the need to maximise clear sight lines. The restaurant incorporates the maximum use of natural surveillance and minimises potential obstructions such as physical barriers to ensure these clear sight lines.
ACCESS CONTROL
The McDonald’s operation will utilise an intruder alarm, access control and CCTV systems to monitor access within the car park. Upon commissioning the facility a risk assessment will be undertaken to consider any pedestrian or vehicular access control issues which may arise.
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HIGH RISK AREAS
The McDonald’s store has been designed so as not to create a hostile environment. Access will be restricted particularly in relation to nominated “secure areas” such as the kitchen/back of house areas, exits and the loading dock. This will be achieved by the installation of movement detectors and security hardware (locks etc.).
GRAFFITI AND VANDALISM
It is McDonald’s policy to provide a safe environment for patrons and employees. The store manager is required to undertake regular inspections of the store and surrounds during opening hours and any graffiti is removed within 24 hours. Any antisocial behaviour or vandalism is reported directly to the Local Police. In addition, the design of the restaurant and the fact that it is an active use provides passive surveillance outside shopping centre trading hours to the car park and surrounding area.
SIGNAGE
Clearly identifiable signage will be installed in and around the restaurant to indicate which areas are open to customers and members of the public and which areas are restricted. Signage and clear sight lines will assist with the anticipated pedestrian flows within the restaurant car park.
Warning signs, at strategic locations are to be placed around the perimeter of the premises, at entry/exits to warn people of existing security measures.
A sign at the entry of the premises advising residents to forward any complaints regarding the operation of the premises to the Duty Manager will be provided. The sign will include a phone number and state that complaints can be made 24 hours a day/7 days per week. All reasonable endeavours are to be used to answer the telephone and the telephone will include a message bank.
The Duty Manager’s phone number will be provided to surrounding properties.
SPACE MANAGEMENT
SEATING DESIGN
The McDonald’s operation takes into account the need to provide seating and other comforts for persons visiting without interfering or disrupting pedestrian flows. This philosophy is designed to encourage increased use of the common areas to reduce the potential for security breaches by natural surveillance.
LANDSCAPING
Landscaping is to be maintained regularly with trees and shrubs trimmed away from doors and windows (as relevant).
OPERATIONAL PROCEDURES
COMMUNICATION
Staff training days will be held on a regular basis to reinforce safety and security procedures for the restaurant. Employees will be encouraged to report any suspicious activity or persons in and around the area to the Duty Manager and/or Local Police.
INCIDENT REPORT
An Incident Report will be required to be completed on all incidents that necessitate action by an emergency service, fire brigade, police and maintenance called in after hours. As well, the duty manager is required to be informed.
All incidents including vandalism and graffiti will be recorded, together with the response time taken to repair or remove the property affected or offending material. The frequency of incidents together with the
respective response will be included in the regular site performance reviews to ensure the maintenance of acceptable standards.
TELEPHONES
Telephones are to be pre-programmed with the emergency number ‘000’. Telephone lines are to be secured with an approved lock to avoid unlawful tampering.
REGISTERING OF COMPLAINTS
Any complaints will be received will be documented in a register and followed up by the Duty Manager. The register will include details of the complainant’s name, the date the problem occurred, the nature of the complaint and outcome of the complaint.
UNOADING/LOADING OF SERVICE AND DELIVERY VEHICLES
The loading and unloading of service and delivery vehicles will occur within the designated loading dock. Loading and unloading times are restricted to the approved hours of 7.00am to 8.00pm daily. This will limit any disturbance to patrons on the premises or the amenity of the surrounding area, in particular potential residential development to the east of the site.
NOISE MANAGEMENT
The duty manager will closely monitor the following noise management procedures:
The premises will comply with the relevant acoustics requirement in relation to noise emanating from the premises.
The duty manager/security personnel (where appropriate) will ensure that customers keep noise to an appropriate level upon entering and leaving the premises. The duty manager/security personnel will ask customers making any noise to leave quietly and quickly and ask any customers loitering to move on.
Signs will be placed at the points of exit requesting customers leave quietly and in a prompt manner so as not to cause any disturbance to the surrounding neighbourhood.
Particular attention will be made to cars which enter the site and either park or enter the drive-through facility where noise from these vehicles (including noise generated from any car stereo) exceed acceptable noise levels. Should this occur, the owners of such vehicles will be instructed to reduce noise levels or move on. McDonald’s will not provide a service to customers or vehicles in the drive-through facility who refuse to comply. Reports of all noise complaints received by the Duty Manager will be documented in a register.
Order boxes have a variable volume and the management of the store can allocate which speakers are to be used. In this way the noise emitted from the speakers can be managed as required. At night, one lane of the drive-through can be closed and orders can be directed to the pick-up windows rather than taken at the speaker boxes if it is considered appropriate.
Inside the restaurant, staff members are alerted to the appearance of a car by a buzzer that is activated by vehicles passing through the drive-through. In using these indicators, it can be ensured that vehicles are not left unattended at the order window without the staff being aware of their presence. The efficient movement of patrons through the drive-through is the intention of the facility and is the best way in which to manage noise within the site. Screening opposite the cashier and food collection windows also works toward addressing noise which may emit from the windows cars.
The air conditioning units and extractor fans used within the new generation McDonald’s restaurants have been designed to be quieter than previously used in older restaurants.
Acoustic assessments of similar restaurants have determined that the stores operate within acceptable Environmental Protection Authority set noise levels, and in closer proximity to residential development than the Eaton proposal.
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CLEANING OF SURROUNDING PUBLIC DOMAIN
Litter is a major issue for Australian consumers as well as a significant environmental, brand and compliance issue for McDonald’s. It is therefore considered necessary to reduce the litter around McDonald’s restaurants and the negative impact it has on our business. McDonald’s already has a nationwide ‘Clean Streets’ program, that uses regular Litter Patrols to keep restaurant grounds and nearby streets clear of litter.
The Duty Manager will ensure that the footpath, gutter, building entry and surrounds are kept clean and clear of litter at all times. A litter patrol area will be determined in consultation with the Shire. At a minimum, McDonald’s staff will perform litter patrols twice daily for a restaurant trading 24/7.
All non-hazardous litter will be collected, with hazardous items reported to the appropriate authorities. Bins will also be located through-out the premises. This will help mitigate the potential litter impact upon the surrounding environment.
Vandalism and graffiti (where possible) will be removed within 24 hours. McDonald’s Australia also sponsors the annual “Clean-Up Australia” program in the local community.
ODOUR
Odour emissions resulting from the operations will be compliance with the Shire’s health requirements and State legislation. The sources of potential odours are associated with cooking and waste storage on the premises. Mechanical mechanisms to address odour will include filtration and ventilation systems. All waste will be stored in the proposed waste storage area and cleared regularly. This area is of a sufficient size to accommodate the number of required bins and will be cleaned regularly as part of the premises ongoing management.
LITTER
The management of litter is undertaken by each franchise owner and the staff on site. Regular pick-ups are undertaken by staff throughout the day and appropriate bins are provided on-site to ensure that litter is kept to a minimum. Policies on this matter may vary slightly depending on the franchise owner however it is expected that litter can be kept to a minimum through active management by staff.
McDonald’s have strict operational procedures relating to litter control and indoor and outdoor aesthetics of the store. Regular inspections of the restaurant including the car park, landscape areas, footpaths, verges and neighbouring properties (if permitted) are undertaken daily to collect litter discarded by McDonald’s patrons. This patrol is undertaken at least twice daily for stores that operate 24/7.
Waste bins are provided in appropriate locations both inside and outside the restaurant and within the car park, and these are checked and emptied on a regular basis throughout the day by staff. McDonald’s Australia also sponsors the annual “Clean-Up Australia” program in the local community.
CONSULTATION AND ASSESSMENT
McDonald’s are committed to ongoing consultation with adjoining property owners, the Police and Council, to foster a better understanding of relevant security issues. A risk assessment will be undertaken upon commissioning of this McDonald’s store. Once completed, the results of this assessment will be included in the operating strategies and procedures of a management plan.
McDonald’s as a brand prides itself in providing excellent and efficient customer service which results in continuing improvement of processes to ensure that any adverse impacts of its operation are recognised and mitigated. McDonald’s licensees and operation managers work closely with local communities to ensure they are aware of any issues as they arise, and to ensure best practice management techniques are applied in handling issues if they do occur. It is important to ensure that the quiet amenity of neighbouring properties is maintained at all times during the operation of the premises.
HOURS OF OPERATION
McDonald’s are confident that a 24 hour/7 day a week restaurant will help create a safer environment by providing constant surveillance of the surrounding area and immediately reporting any anti-social or illegal activities.
As previously identified, the restaurant and drive-through is proposed to operate 24 hours a day 7 days a week. This is no longer an unusual concept as many fast food restaurants operate on these hours. The restaurant has a suite of management tools that can be implemented to ensure that any negative impacts on the surrounding area are minimised. At night, operations are substantially modified to address the impact that the business may have.
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Appendix F Local and Regional Contribution
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Appendix G Development Plans
SYDNE Y
Level 23, Darling Park Tower 2 201 Sussex Street Sydney, NSW 2000 t 02 8233 9900 f 02 8233 9966
MELBOURN E
Level 12, 120 Collins Street Melbourne, VIC 3000 t 03 8663 4888 f 03 8663 4999
BRISBAN E
Level 7, 123 Albert Street Brisbane, QLD 4000 t 07 3007 3800 f 07 3007 3811
PERTH

proposed fast food outlet mcdonald’s eaton

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