Is there a worse location for a new Coles than this?

Developer Pradella wants to build a Coles “local store’’ in a second upmarket westside suburb. It claims the store will reduce traffic in the area, which has been the subject of a long safety campaign. What do you think?

The latest Coles Local mini-store to be announced in the westside will be built on one of the busiest traffic chokepoints in upmarket Bardon.

But a traffic report commissioned by developer Pradella, which is proposing the project, claimed it would actually generate fewer vehicles than the existing shops and improve the road conditions despite having 105 carparking spaces.

A development application was lodged last Thursday for the supermarket and Liquorland at 63-69 Macgregor Tce, opposite the retail complex housing an IGA, Brumbys bakery and the former Lutece restaurant.

The narrow two-lane road already struggles to cope with cars pulling out of the IGA carpark and with inbound vehicles trying to turn right, across oncoming traffic, into the carpark.

However, Consultants Cardno conducted a traffic assessment which claimed the Coles and Liquorland would generate less traffic than existing retail outlets on the site.

“The proposed development is anticipated to generate in the order of 250 vph (vehicles per hour) during the weekday PM peak period and 286 vph in the Saturday peak period,’’ Cardno’s report said.

In comparison, it estimated the existing shops generate “in the order of 328 vph during the weekday PM peak period and 434 vph in the Saturday peak period’’.

“Given the proposed development will generate less traffic than the existing uses, it is anticipated the proposed development will provide a net benefit impact to the external traffic network,’’ Cardno concluded.

“Furthermore, detailed traffic analysis is not considered to be required as the road network operations will improve.’’

Coles said in a statement that it was not the owner or developer and it placed safety first.

“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.

A similar Coles Local and Liquorland concept at the corner of Swann and Moggill roads, Indooroopilly, was revealed by Westside News last month.

The councillor for that area, James Mackay, said while he welcomed development council would have to carefully consider the traffic implications there as well.

Two previous developments proposed for that site were rejected because of traffic impacts.

The Bardon location is likely to be far more contentious.

State Greens MP for the area, Michael Berkman, successfully campaigned for safety upgrades nearby on the M5 after years of complaints from residents.

Where the new Coles Local store would go.

“They’re trying to tell us they’ll reduce traffic on Macgregor Terrace by building a new supermarket. It beggars belief on a stretch of road that’s already been a major traffic and pedestrian safety concern for locals,’’ Mr Berkman said.

“In fact, only this year was I finally able to secure a pedestrian refuge south of the Latrobe Tce roundabout and traffic light upgrades at Simpsons Rd.

“The State Government has also agreed to conduct a speed limit review, to reduce the limit along this stretch to at least 50km/h or preferably 40km/h.

“If this new development is approved, that change will be even more crucial.

“This is yet another ‘code-assessable’ development that could be a tick and flick job for Council, with no requirement for community consultation or resident appeal rights.

“These are developments that affect locals’ daily lives, their commute, and their neighbourhood, which is why I’m continuing to push for an overhaul of the Planning Act, including a requirement for community input on all major developments.”

Cr Peter Matic (Paddington) said he supported business coming to his ward.

“As we face the ongoing challenges due to the global coronavirus pandemic, it is important we support opportunities that provide local jobs through construction and business operations,’’ Cr Matic said.

“Many local retailers have repeatedly been calling for assistance to activate the precinct and bring more business, and a business like Coles Local would make a great addition to the local area.

“I am informed that the proposed development complies with the zoning of the land, which is currently zoned neighbourhood centre.

“This application has only just been lodged, but I have been assured the size and bulk of the proposed building as well as noise impacts will be carefully reviewed as part of the assessment done by Council’s independent planning officers.

“I am conscious of the amenity of adjoining residents and I think it’s important the assessment officers get the balance right between the amenity of local residents and activating the local economy.

“Macgregor Tce carries a lot of traffic, and as this is a State Government controlled road the development application will be referred to the State Assessment and Referral Agency (SARA).

“I note 105 on-site car parks have been proposed.

“I will follow the assessment of this development application with interest to ensure we get the best planning outcome for the area.’’

Planners Urbis, who were involved in the Indooroopilly project, said the first Queensland Coles Local concept was announced in October last year at 89 Adelaide St in the CBD but has yet to be built.

“This smaller type of store has yet to be opened in Queensland but has been operating in Surrey Hills (Victoria) for more than 18 months,’’ Urbis said.

The Bardon proposal, designed by Thomson Adsett, would be a single storey shopping centre building built to the boundary on Macgregor Tce.

Basement carparking would be accessed off Macgregor Tce, with service delivery to the rear via a separate vehicle access.

The proposed development will demolish of three existing mixed use commercial and retail buildings on the site to facilitate the redevelopment.

There would be 105 car park spaces within the two basement carparking areas.

Planners for the Bardon Coles, Sinclair Planning, said most other developments within the neighbourhood centre were built to the boundary.

“The existing verge width will be retained to ensure continuity in the streetscape along the northern side of Macgregor Terrace,” it said.

“The building includes a continuous awning along the full building elevation, over the footpath, including the bus stop.

“The building presents as two storeys at this elevation, and is within the height limit of 9.5m and two storeys.

“The roofline and parapet profile of the building is varied and reflective of traditional building character in village centres, including the Bardon neighbourhood centre”.

The Coles would have a gross floor area of 1880 sqm.

For more details and to lodge a public submission, visit council’s online development portal pdonline. Search for application: A005505645