Down, down, DA shot down: Innovative Coles Bardon project rejected

It would have been only the third one of its kind in Queensland, but a State Government agency has ordered Council to reject a westside Coles Local store.

A developer is appealing the rejection of its plans to build what would have been only the third Queensland Coles Local supermarket at Bardon in Brisbane’s inner-west.

Another of the innovative small-format supermarkets was approved recently at the corner of Swann and Moggill roads, Taringa, where earthworks have begun.

A third is planned for the CBD. The format is more common interstate but a new concept north of the Tweed River.

The State Assessment Referral Agency (SARA) directed Council to reject the Bardon store on safety and traffic grounds.

In a blistering statement of reasons, SARA claimed the Macgregor Tce project would nearly double congestion on the nearby Latrobe/Macgregor Tce/MetRoad5 roundabout.

Artist's impression of how the Coles Bardon store would look from the street.

The roundabout is notoriously clogged in morning and afternoon peaks.

SARA said developer CB (Qld) Pty Ltd’s plans to allow a right turn in for motorists wanting to access the Coles from Macgregor Tce, travelling westbound, was not suited to large vehicles and would cause delays back to the roundabout.

“The right turn in movement from Macgregor Tce will create adverse impacts for traffic heading in a westbound direction and will intensify known safety impacts within the Macgregor Tce road corridor due to the increase in traffic generated (by the right turn in),’’ SARA said.

“An existing bus stop is located directly adjacent to the eastern access point. This bus stop is proposed to be relocated 40m west, requiring the removal of seven on-street carparking spaces.

“The proposed vehicle access is not designed to give sufficient priority to all expected vehicle types entering the development.

Aerial view of where the proposed Coles small format store would go.

“The development will result in a 53 per cent increase in total aggregate delay across the state-controlled road network...

“It is expected that the majority of additional intersection delay resulting from the development would be experienced at the Macgregor Tce/Latrobe Tce roundabout and is calculated at 92 per cent.’’

But solicitors Connor O’Meara rejected SARA’s claims in an appeal lodged on behalf of CB (Qld) Pty Ltd in the Planning & Environment Court.

They said the proposal did not create an unacceptable traffic hazard and it would in fact lower vehicle movements on Macgregor Tce.

“The proposed development will result in a measurable improvement in the existing vehicular access arrangements and an amelioration of existing impacts to Macgregor Tce,’’ the appeal document read.

SARA said Macgregor Tce already carried 23,000 vehicles a day.

The proposal included widening a 6m driveway to 12m to accommodate left in/right in and left out traffic movements.

There would be no right out, which would be prevented through signage and a concrete median strip.

The developer argued this would actually improve traffic flow, as a right out was currently allowed.

Construction giant Pradella and CB (Qld) Pty Ltd were given until December last year to explain to the Government how the project would ensure the safety of bus passengers.

The owners of nearby Paddington Central Shopping Centre, Morgan & Griffin Pty Ltd, meanwhile have argued the project should be impact assessable, or able to be challenged in the courts, because they said it was in fact three storeys and therefore not compliant with the neighbourhood plan.

CB (Qld) Pty Ltd’s lawyers rejected that, saying the Paddington Central claims about the true ground level were not correct.

Coles has previously pointed out it was not the owner or developer of the project and that it placed a very high value on public and staff safety.

Michael Berkman. Picture: Liam Kidston

“Safety is our number-one priority and Coles works closely with developers to ensure that safety is the key consideration in every aspect of a new store design,” a spokeswoman said at the time the development was first announced.

Local state Greens MP, Michael Berkman, said he was concerned about traffic and safety.

Residents who lodged submissions on the project were split, with some saying it would revitalise the area but others concerned about traffic.

“The existing shops in this location are only partially tenanted and the area is degrading (sic) without an attraction for increased foot traffic,’’ one resident wrote.

“Some residents have said they don’t need another Coles in the area, but we think the concept of a Coles Local would support access to local produce and products.

“While traffic is busy, there are things which can be done to minimise the impact. Adequate

parking will help.

“Council may also like to consider putting in a no right turn sign, effective from 3-7pm.’’

Read more on Council’s online development application portal developmenti. Search for application number A005505645