BP Greenlane Design Requirements, Site Assessment and Development Brief BP Oil New Zealand Design Requirements, Site Assessment and Development Brief For BP Greenlane 93 – 97 Greenlane East, and 55 Ohinerau Street, Auckland BP Greenlane Design Requirements, Site Assessment and Development Brief Contents: 1. INTRODUCTION.......................................................................................................................3 2. BP DESIGN REQUIREMENTS....................................................................................................3 2.1 Store Design ................................................................................................................3 2.2 Site Design ...................................................................................................................3 3. ASSESSMENT OF EXISTING CONTEXT AND CHARACTER .........................................................5 4. THE PROPOSAL .......................................................................................................................6 5. DESIGN RESPONSE TO AREA ASSESSMENT ............................................................................7 5.1 Eastern Boundary: Corner of Ohinerau Road and Greenlane East............7 5.2 Northern Boundary: Junction with 51 Ohinerau Street, 2 & 4 Avice Road7 5.3 Western Boundary: Junction with 6 & 6A Avice Road, and 101 Greenlane East ......................................................................................................................7 5.4 6. Southern Boundary: Greenlane East....................................................................8 SUMMARY AND CONCLUSION................................................................................................8 BP Greenlane Design Requirements, Site Assessment and Development Brief 1. INTRODUCTION This brief sets out design requirements specific to a modern Service Station, an evaluation of the local area, and steps taken in the design to ensure that the Proposed BP Connect Service Station responds to the local context. In preparing this brief a site assessment was undertaken by BP Oil New Zealand’s Design Team to gain a thorough understanding of the existing environment and how the proposed facility could potentially affect the landscape and the visual amenity of local communities. Following the assessment a number of potential sensitive areas were highlighted, this information was passed to BP Oil NZ’s Consultant Team, who were mandated with the responsibility to ensure compliance with both the District Plan and to ensure that, through design, the effects on neighboring properties would be less than minor. The purpose of this report is to provide operational information to Auckland Council to assist in the assessment of the resource consent application, and to outline what changes were made to the design and layout of the proposed BP Connect Service Station in order to achieve less than minor effects on the neighboring properties. 2. 2.1 BP DESIGN REQUIREMENTS Store Design BP’s flagship offer is the BP Connect Retail Store; this facility was developed to accommodate the Wild Bean Café together with a range of additional convenience services such as accessible toilets, toilets with a baby change table, an ATM, take away food, and a selection of drinks and milk. The BP Connect store is a standard 304sqm foot print with a trading area of 141 sqm. For security reasons, the layout is centred on the requirement for the Customer Service Attendant to be able to easily survey the road and all the pumps from the night pay position. Again, for security reasons, there is a single point of entry from the forecourt into the shop, and a single entrance from the trading floor area into the back of house area. Cool stores have been designed to comply with food safety standards and fire evacuation standards. The main entrance door is located in the centre of the shop to provide the shortest and most direct walking route from the pumps to the store. Previous station designs located the shop door in the corner of the store facing the road; however this encouraged clients to cross diagonally in front of the line of traffic, creating unacceptable health and safety risks. Furthermore, the night pay position was located adjacent to the door this turned the Customer Service Attendant’s back to the street, severely reducing their ability to monitor the road and forecourt. 2.2 Site Design The refuse area is located between the shop and rear boundary. This location ensures they are screened from the road. Bins are contained within solid concrete tilt slab walls in line with District Plan design guidelines. The canopy is sized so that it fully covers the forecourt. This reduces the ability for rainwater to mix with residue left on the forecourt, mitigating the creating of potentially contamination run off to allow treatment on site. The carwash is located opposite the shop, this location allows Customer Service Attendants to monitor the carwash during the day and night and attend to an issue should it arise. The site contains high density, high quality native planting. BP Greenlane Design Requirements, Site Assessment and Development Brief Figure One: Plan showing Night Pay Position, location from where the Road and Pumps are all visible. Built in cool store (drinks), complying with food safety and fire standards. Built in cool store (on site food prep store), complying with food safety and fire standards. Customer toilets separated from food preparation and storage areas. The hatched area is the trading floor space. Night Pay Position. From this point the attendant can serve customers, and have a view over the road and all of the pumps for security and Health and Safety Single Entry Point for security Figure Two: Plan showing Night Pay Position, location from where the Road and Pumps are all visible. BP Greenlane Design Requirements, Site Assessment and Development Brief 3. ASSESSMENT OF EXISTING CONTEXT AND CHARACTER The site is located at 93 – 97 Greenlane East, and 55 Ohinerau Street, Auckland, covering some 3107sq.m. The site is divided into two titles. The eastern title at 55 Ohinerau Street; corner of Greenlane East and Ohinerau Street has a residential 6A zone and comprises a single level wood villa screened from the road by a solid 2.5m high Punga fence. The fence is located on the property boundary. This property has one existing vehicle cross over with access from Ohinerau Street. The site has 2 large trees near the street, blocked from view by the tall fencing. The western title at 93 – 97 Greenlane East has a residential 6A zone and comprises a disused 27 unit, two level motel. This property has four existing vehicle cross overs, three from Greenlane East and one from Ohinerau Street. The Greenlane East frontage is open, there is no boundary fence and the buildings are set back from the road. The Greenlane frontage does not contain any landscaped areas. The Ohinerau Street frontage comprises a 2.5 meter tall close boarded fence set on the boundary. All boundaries except the 93 -97 Greenlane East frontages are currently fenced. Neighbouring activities are: • Across the road Mercy Ascot Hospital • To the northeast is Ohinerau Street, this is a mixed use area with a range of residential accommodation, a childcare centre, motor inn, sports bar, casino, and restaurant. Residential units on Ohinerau Street tend to have high fences and/ or thick planting to screen their homes from the road. • To the east is a range of commercial activities, typically operating out of converted residential units. • To the west and northwest are housing development, one recently cleared vacant lot, and the Greenlane roundabout. BP Greenlane Design Requirements, Site Assessment and Development Brief 4. THE PROPOSAL The proposal is described in detail in the application document, for clarity the proposed station contains the following elements. • • • • • • • • • • • An 8 bay forecourt of petrol and diesel pumps (including remote fill service); An associated underground tank farm and liquid separator facility; A BP shop with kiosk, including retail for a range of foodstuffs and automotive goods; 15 on-site parking spaces; A single drive-through “superwash” carwash facility; Wild Bean Café; A refuse compound and two LPG swappa bottle caged areas; Acoustic and security fencing and cameras; Defined entry and exit points off Greenlane East and Ohinerau Street, including access for a 6x4 quad tanker, including safety signage, and access points to Council standards; Standard, illuminated signage in BP corporate colours, including a mid-sign and verge boards at both ends of the site; and High quality site landscaping in a range of native species. Overall, the intention is to provide a service station offering a diverse range of automotive, food/convenience and related retail services, which can operate safely in the context of the strategic location and relatively busy road. BP Greenlane Design Requirements, Site Assessment and Development Brief 5. 5.1 DESIGN RESPONSE TO AREA ASSESSMENT Eastern Boundary: Corner of Ohinerau Road and Greenlane East The site is located at the junction of Greenlane East, a busy road with a commercial nature, and Ohinerau Street, a typical residential street with some commercial properties set back from the road. The part of the site located at 55 Ohinerau Street is fenced with 2.5m tall Punga Logs set into a solid fence. This structure is imposing, and restricts the ability of pedestrians and to some extent drivers to see from Greenlane East into Ohinerau Street and from Ohinerau Street to Greenlane East. In response to the local area the proposed station is orientated towards Greenlane East. The shop building is located on the corner of Greenlane East and Ohinerau Road to reflect the existing road structure. The fence has been removed to enable a view of the established trees on site and enhance visibility. The shop is set back from the corner in line with the typical set back of residential dwellings in Ohinerau Street. The setback allows for an area of native planting, akin to a small street side reserve commonly found in this part of Auckland. The two established trees located on the corner of Greenlane East and Ohinerau Road will be retained and will act as street trees. The shop building is comparable in size and height to residential homes located on Ohinerau Street. The refuse area is fully screened from the street using solid tilt slab concrete walls. The doors face the forecourt. The refuse area walls will be further screened by the establishment of a landscaped area. Special attention has been given to the landscaping in this area to ensure that the Service Station provides a high level of visual amenity for residents on Ohinerau Street. 5.2 Northern Boundary: Junction with 51 Ohinerau Street, 2 & 4 Avice Road The properties at 51 Ohinerau Street, 2 & 4 Avice Street are currently screened from the site by tall thick planting and a 2 meter high fence. The occupiers have a restricted outlook through the landscaping to the buildings currently on site. To ensure there are no adverse effects on these residents the following steps have been taken; • The existing fence will be retained, with additional battens added on the BP side to create a solid timber fence. • An additional band of landscaping will be added between the properties • The canopy has been located as far away from the properties as possible, for 2 & 4 Avice Street this means that the building line has been shifted away from their properties by a significant amount. • BP Oil New Zealand’s acoustic expert has been tasked with ensuring the design of the site complies with noise standards set out in the District Plan • BP Oil New Zealand’s Lighting designer has been tasked with ensuring the design of the site complies with light over spill standards set out in the District Plan 5.3 Western Boundary: Junction with 6 & 6A Avice Road, and 101 Greenlane East The properties at 6 & 6A Avice Road and 101 Greenlane East are currently screened from the site by a climbing plant located on top of a 2 meter high fence. The property at 6A Avice Road is located close to the boundary, and currently overlooks the property. • To ensure there are no adverse effects on these residents the following steps have been taken; BP Greenlane Design Requirements, Site Assessment and Development Brief • • • • • The existing fence will be retained, with additional battens added on the BP side to create a solid timber fence. An acoustic report has been procured to assess the effects on these properties and suggest changes to the design or construction to ensure the noise levels meet standards set out in the District Plan and that the effects are less than minor. An additional band of landscaping will be added between the properties. This will include some tall elements for screening. BP Oil New Zealand’s acoustic expert has been tasked with ensuring the design of the site complies with noise standards set out in the District Plan BP Oil New Zealand’s Lighting designer has been tasked with ensuring the design of the site complies with light over spill standards set out in the District Plan Southern Boundary: Greenlane East 5.4 Greenlane East is a busy 6 lane road with a commercial nature. The southern side of Greenlane East contains high quality landscaping by way of established Plane trees located outside of the Mercy Ascot Hospital. The northern side of Greenlane East, i.e. the side on which the prosed site is located is poorly provided for interms of landscaping. There is a lack of street trees, and no planted berm. The area immediately in front of the current site is low in visual amenity. The proposed application contains two areas of new landscaping; 1. A landscaped verge located between the crossing points, these will contain mass planted yellow flowering day lilies which provide for clear visibility for motorists entering and exiting the site; and 2. A densely landscaped reserve area at the corner Eastern end of the site. Works to this landscaped area includes the exposure of two large established trees, which will act at street trees. The addition of these two areas is a significant improvement over the current provision and will contribute positively to the southern boundary of the site. Consideration was given to the provision to the location if an outdoor seating area for the Wild Bean Café on the Greenlane frontage, however given the southern orientation and proximity to Greenlane East it was determined that the best treatment for this part of the site was landscaping. 6. SUMMARY AND CONCLUSION This brief sets out key operational information that is essential in the development and safe operation of a BP Connect Service Station. The BP Oil NZ Design Team have carefully assessed all potential effects on neighbors, and through the BP Oil NZ Consultant Team have modified the standard design to ensure that effects are less than minor.
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