Level 16, 157 Liverpool St

Sydney NSW 2000

Tel: 02 9321 1500
Fax: 02 9020 8028
Web: www.stockland.com.au

THIS PUBLICATION IS NOT FOR GENERAL DISTRIBUTION AND IS INTENDED FOR THE USE OF LESSEES AND RETAIL DESIGNERS ONLY. ANY GRAPHICS, PHOTOGRAPHS OR
DESIGNS IN THIS DOCUMENT ARE EXAMPLES ONLY AND ARE NOT NECESSARILY PHOTOS FROM STOCKLAND CENTRES. STOCKLAND TRUST GROUP DISCLAIM ANY
LIABILITY AND RESPONSIBILITY FROM ANY DAMAGE SUFFERED BY ANY PERSON WHICH ARISES OUT OF THAT PERSONS RELIANCE ON ANY PHOTOGRAPHS, GRAPHICS
OR DESIGNS PROVIDED IN THIS DOCUMENT. WHILE STOCKLAND CAN SUPPLY NAMES OF SUITABLY QUALIFIED DESIGNERS OR SHOPFITTERS ON REQUEST, IT IS THE
LESSEES RESPONSIBILITY TO CONDUCT ITS OWN INQUIRIES AND MAKE ITS OWN CHOICE OF THE APPROPRIATE CONSULTANT OR CONTRACTOR. STOCKLAND EXCLUDES
ANY LIABILITY AS A RESULT OF ITS APPROVAL OF THE DESIGN OR THE FITOUT OF THE PREMISES.

ISSUE NUMBER ONE - SEPT 2003

BATEMANS BAY TENANCY BOOK
DESIGN CRITERIA + LESSEE/LESSOR SCOPE OF WORKS
intro Welcome to a new vision for retail
in Eurobodalla - a vision that
you are now part of
Stockland Batemans Bay will offer local people better choice, national
shopping chains, comparative grocery opportunities, convenient parking
and extended trading hours - all set within an open air streetscape with
coastal character and the highest retail standards.

THE PURPOSE OF THIS BOOKLET IS TO:

Present the retail vision and brand promise for

Stockland Batemans Bay
Explain how your store needs to form part of that vision
Outline the criteria for designing your streetscape shopfront
Detail the specifics of the Lessee/Lessor Scope of Works
Introduce you to your customers

Stockland has an overall vision
for the Batemans Bay
development and a specific
vision for its retail stores.
You need to make sure that
you and your design and fitout
team create a store that meets
that vision AND complies with
Stocklands high design and
fitout standards.
How to Use This Booklet
RETAIL VISION P4
This section explains the philosophy
behind Stockland Batemans Bay and
what it is trying to achieve
STOCKLANDS BRAND PROMISE P5
A mission statement that
sets a goal for all new stores
DEVELOPMENT OVERVIEW P7
Provides you and your design and
fitout team with information on the
overall design direction of the Stockland
Batemans Bay development
YOUR ROLE IN OUR VISION P8
Explains why and how you must meet
general and specific design criteria in
the development of your new store
BATEMANS BAY SPECIFIC DESIGN CRITERIA P9
Outlines the specific rules you must follow for
the design and fitout of your new shopfront.
These must be read in conjunction with the
general design standards found in the
Stockland Design and Fitout Guide
LESSEE/LESSOR SCOPE OF WORKS P14
Outlines what Stockland provides
and what you are responsible for
during the design and fitout process
KNOW YOUR AREA AND CUSTOMERS P20
Demographic and social data on the
customers who will shop at your store
P3
 Retail Vision

S TO C K L A N D B AT E M A N S B AY - T H E S K Y S T H E L I M I T

The Batemans Bay development will change the way shopping is done in Eurobodalla.
Offering great service and choice, customers will now be able to get what they want without leaving
Batemans Bay. Honest competition has finally arrived.

With over 40 specialty stores, fresh food shops and restaurants, the new Batemans Bay development
is offering consumers the best choice of retailers on the coast.

Stockland Batemans Bay promises reliable excellence to the consumer.

Every retailer will meet the highest retail standards, from design to service, from fitout to pricing.
And you, of course, are an essential part of that.

A controlled streetscape, with specifically designed stores, will create a new shopping
experience that offers a relaxed contemporary attitude in an open-air environment.

A t S t o c k l a n d B a t e m a n s B a y, t h e s k y r e a l l y i s t h e l i m i t !

P4
 Stocklands Brand Promise
Stockland Batemans Bay - A convenient shopping destination
meeting the everyday needs of the Eurobodalla community
in a friendly, relaxed coastal environment.

P5
ARTISTS IMPRESSION

Batemans Bay is a coastal town with a growing
population and increasing popularity as a holiday
destination. Stockland Batemans Bay will meet the
growing retail needs of local people in a way they
havent experienced before.
The project site is located between the beach and the
main retail core of the town. Set on the coast and close
to an estuary, the development will have a definite
coastal look and feel that includes the use of natural raw
materials and plenty of open space.
The main retail buildings will have curved, lightweight
roof forms with overhanging awnings. Stockland is
creating a retail streetscape with a casual, relaxed
atmosphere using combinations of glass, steel, timber
and paved surfaces.
Central to the development is a retail promenade that
will be an open-air space scattered with kiosks, outdoor
cafes and restaurants and specialty shop frontages that
stand out from the rest.
Development Overview
By day the promenade will have a bustling marketplace
character. By night, it will be filled with people eating,
talking and laughing under the stars - during late
night shopping.
Stockland Batemans Bay will offer variety, choice and
competition never experienced before in the local
community. The development is anchored
by national chains such as K-Mart, Aldi and Coles
Supermarkets and supported by over 40 specialty stores
offering a range of goods and services. Integrated into
the retail mix are some small commercial offices and
residential apartments.
Stockland aims to create a local shopping experience
that will see the people of Eurobodalla visiting time and
again. The development must be a space that is clean,
safe, convenient and immaculately presented.
Undercover parking for approximately 945 cars,
extended trading hours, great service and contemporary
amenities will ensure locals and visitors make Stockland
Batemans Bay their retail choice.
P7
 Your Role in Our Vision

Retailers are required to individually follow a set of design criteria that together will achieve the development vision.

A description of the general design standards for Stockland can be found in the accompanying Stockland Design and Fitout
Guide. Where there is a conflict with standards and criteria, the design criteria found in this document take precedence.

The unique, controlled streetscape design of Stockland Batemans Bay makes it essential that you meet specific design criteria.
Each of these relates specifically to your shopfront and are listed on the following two pages.

They identify criteria and constraints critical to obtaining Stocklands design approval specifically for Stockland Batemans Bay.

By following these criteria you will help ensure the success of the retail concept as a whole.

P8
 Batemans Bay - Specific Design Criteria

The following Store Design Criteria sets out the standards and
requirements that MUST be complied with during the design
of your store. These will be reviewed by Stockland to ensure
youve met the requirements of your lease.

The checklist is a handy way to make sure you have met all
requirements, but they MUST be met according to the high
standards of quality design and workmanship set by
Stockland and they must meet the project vision.

P9
 Store Design Criteria

Shopfront exhibits a robust and tactile approach to design and finishes, demonstrating individual design character

Shopfront finishes use a contrasting palette of materials and textures such as solid timber, brick, cement rendering,
tiles and stone, detailed metal work, glass, steel and expressed detailing suitable to an external location

Shopfront contruction is framed up, has solid proportions and uses quality external grade materials.
Shopfront does not have frameless glass

Where possible, shopfront closures are timber or aluminium framed bi-fold doors, louvers, stacking doors
or sliding doors. Shopfront must not have rollershutters

Shopfront incorporates a minimum 300mm high plinth at base of window display

No shopfront outgo is allowed, ingo at entry is encouraged

Shopfront is articulated and dimensional, using the full 3700mm height to maximise store presence

Shopfront feature zone (the first 2000mm from the leaseline) demonstrates a particular design consideration
to the ceiling, floor or walls

Shopfront feature zone is maintained at maximum shopfront height

Shopfront signage is three-dimensional and internally illuminated to suit the external location and demonstrates
the same robust, external quality

Shopfront signage has an outgo of no more than 300mm from the leaseline

Shopfront signage is mounted no lower than 2700mm

P10
 SHOPFRONTS
Typical Mall Section

Shopfront Height

3700mm

Shopfront Height
Lease Line
Entry Ingo

P11
 Front Elevation - Typical
SHOPFRONTS

Plinth 300mm min

Shopfront Height
3700mm
Shopfront Zone Shopfront Zone Shopfront Zone

Intertenancy Intertenancy
Margin Margin

P12
 Visual Examples

PLINTHS In keeping with the external shopfront promenade FINISHES Each shopfront must demonstrate a robust and
theme, all shopfronts must include a minimum 300mm tactile approach to design and finishes suitable to
high solid base at the shopfront line the external location

INGOS Shopfronts are to be articulated
and dimensional. Shopfront entry
features are required and
ingos encouraged
SIGNAGE Signage is to be incorporated
into the shopfront architecture.
It must be dimensional and
internally illuminated
PROPORTIONS & DOORS
Quality materials in framed up solid
proportions are required. Timber or aluminium
framed stacking doors are encouraged.
No roller shutters are allowed
P13
 Lessee/Lessor Scope of Works

The promenade consists of
kiosk and specialty retail stores
and each has its own Scope
of Works. These Scope of Works
indicate whether you or
Stockland are responsible for
the various provisions and/or
costs in your store fitout.
The Scope of Works for both kiosk and specialty retail stores are broken into three parts:
1. Provisions supplied 2. Provisions supplied by 3. Provisions supplied by
by Stockland at Stockland at your cost you, your fitout designer
Stocklands cost or your fitout contractor
(base building works) at your cost and/or
responsibility

Lessee = Tenant
Lessor = Stockland

What are Category 1 works?

Category 1 works include any amplification or modification
required to your stores base building works in order to
accommodate your fitout design. As noted above,
Category 1 works are undertaken by Stockland at your cost.
The cost of these works will be presented to you as a
Category 1 cost. You must approve these costs in a
reasonable time prior to these works being carried out
on-site. A tax invoice will be forwarded to you for
payment upon completion of these works.
Under no circumstances will Category 1 works be
commenced on-site prior to you signing-off costs.
Should the approvals of Category 1 works be
unreasonably delayed by you, Stockland will not accept
responsibility for any delays to the overall store fitout
programme or any consequences thereof.
Category 1 works include (but are not limited to) roof
penetrations, mechanical upgrades, electrical upgrades
to submains, hydraulics and/or fire services alterations.

P14
Specialty Retail Stores
Lessor Provides Lessor Pays
(Base Building Works)
WALLS Unpainted set plasterboard intertenancy walls or fair face
blockwork intertenancy walls to 3800mm high
Food stores will have blockwork walls
FLOORS Concrete slab with steel trowel finish with a maximum
150mm setdown from the mall paving and at a distance of
between 1000 2550mm (max) in from the leaseline
Design floor loadings: 5kPa dead load / 2.5kPa live load
CEILING No provision
INTERNAL COLUMNS Unpainted off-form concrete or primed steel
SHOPFRONT A concrete hob with damp proof membrane along the
leaseline
A drainage trough outside the leaseline
Lessor Provides Lessee Pays
(Category 1 Works)
Lessees Responsibility Lessee Provides
Lessee Pays
All internal partitions, finishes or lining to intertenancy walls to all
exposed surfaces as required
Walls must meet all regulatory code requirements including the,
Health Code of Australia
Confirmation of on-site exact setdown of slab and provide the
required topping to achieve a flush level entry from mall finished
floor level (FFL) to shop FFL
No chasing or penetration of any kind to the structural floor is
permitted without prior approval from Lessor
Where expansion joints exist in the structural slab, floor finishes,
fixed joinery units and the like shall allow for movement
Food stores to provide a waterproof membrane to the floor
surface, coved into the wall and floor junction and finished up the
walls at a minimum of 300mm above FFL
Fixed plasterboard ceiling or alternative creative ceiling design
as approved by Lessor
All access panels to ceiling as required for proper maintenance
of services
All internal surface finishes including applied column finishes
Design and installation of shopfront in accordance with code
and authority requirements and design approved by Lessor
Ensure detailing and construction of shopfront maintains the
waterproof membrane detail
P15
 Specialty Retail Stores

Lessor Provides Lessor Pays Lessor Provides Lessee Pays Lessees Responsibility Lessee Provide
(Base Building Works) (Category 1 Works) Lessee Pays

SIGNAGE No provision Design and installation of three-dimensional, internally

illuminated shopfront sign including all necessary support
and bracing members and approved by Lessor

INGOS / OUTGOS No provision No outgos will be permitted

Shopfront entry must remain on or behind the leaseline

MECHANICAL SERVICES Store supplied with ducted, conditioned air to service a
design heatload capacity of 60watts/m2. or 80watts/m2
for food stores
Flexible duct and air diffusers will be installed to suit an
open plan layout
Kitchen exhaust will be provided to an extraction capacity
of 3000 litres/sec (food stores only)
Exhaust duct location to be provided to a point nominated
by Lessor or as shown on the tenancy plan
Any additional supply or return air grilles and/or ducting, Installation of air grilles to the ceiling
including re-balancing and commissioning to Any kitchen exhaust and make-up air required including all
accommodate actual conditions hoods, booster fans, filtration equipment and branch
Roof penetrations as required connections to the main exhaust duct
Any airconditioning system modifications to suit Lessees
layout including supplementary systems where the
proposed heat loads exceed the design load

HYDRAULIC SERVICES One cold water supply point at high level capped off with a
control valve within the store to a location nominated on
tenancy plan
One drainage point to a location nominated on
tenancy plan
One trade waste point to a location nominated on tenancy
plan (food stores only)
Any amplication or modification of the base services
All plumbing and drainage connections and services above floor
level, individual hot water supply, reticulation, venting,
connection of the A/C condensate drainage line, traps, sinks,
basins, fitting and fixtures and compliance with all relevant
authorities
Note: Water will be metered on a pro-rata basis back to
one location

FIRE PROTECTION Installation of sprinklers to an open plan layout satisfying
AS 2118 to a level nominated by Lessor or as shown on the
tenancy plans
Fire egress doors other than shopfront doors where required
Hose reels where required by BCA
Any deviation from the open plan services height, any Note: open plan services are designed to a height nominated
extension, relocation, adjustments, addition or by Lessor
replacement of sprinklerheads, including the draining Finishes to internal hydraulic and hose reel cupboards, provision
down of the system and installation of any fire extinguishers as required by code

GAS One LPG supply point at a high level to store to a location All internal reticulation, metering, testing, commissioning,
nominated by Lessor or as nominated on tenancy plans approval and certification as required
(food stores only) Note: Gas meters are to be located within the store

REFRIGERATION No provision Refrigerators, coolrooms, display systems and/or heating

equipment including condenser units
All refrigeration lines and associated builders works
Note: Location of condenser unit to be approved by Lessor

P16
 Specialty Retail Stores

Lessor Provides Lessor Pays Lessor Provides Lessee Pays Lessees Responsibility Lessee Provides
(Base Building Works) (Category 1 Works) Lessee Pays

ELECTRICAL SERVICES Three phase 80 amp supply cable with 5m tail to a high level
generally at the rear of the store to a location nominated by
Lessor (three phase 120 amp for food stores only)
Load supply to support store light, power and air conditioning
Any power upgrades required
Arrange application of power on-site
Supply and install the Electrical Distribution Board (EDB) and all
necessary wiring including connection of EDB, supply and
installation of the meters to meet authority requirements
All electrical wiring throughout the tenancy, light and power
outlets, light fittings including emergency and exit lights
Hot water, refrigeration and other electrical equipment,
circuit breakers
All authority applications and fees
Store electrical meter to be located in central electrical
switchboard room

ROOF / SLAB PENETRATION No provision Any penetrations required to Lessor shell

LIGHTING No provision All lighting including exit lighting and emergency lighting
Note: All shopfront and signage lighting to be connected up to
timer clock to ensure illumination during centre trading hours,
regardless of whether Lessees store is trading or not

TELEPHONE Ten pair cable and final distribution point (FDP) with a Connection and distribution, including wiring field outlets, PABX,
5m tail coiled up in ceiling space to a location handsets, arranging and applying for a telephone service
nominated on the tenancy plan All authority applications and fees

TEMPORARY POWER No provision Temporary power on-site for fitout

FOR FITOUT Note: Lessee must have your fitout contractor apply to have
temporary power organised for the very first day of Lessees
fitout period. The extent of works able to be commenced if no
power is available on-site will be very limited and may therefore
delay Lessees fitout programme

RUBBISH REMOVAL No provision Fitout contractors are required to remove all their fitout debris
from the site in a manner approved by Lessor
A rubbish removal fee will be charged to Lessee where the
Fitout Contractor fails to remove their own debris

HOARDING No provision Security of the store site works and all associated
shopfront hoarding
Hoarding installation must be to the safety and quality standard
required by Lessor

P17
 Kiosk Retail Stores

Lessor Provides Lessor Pays Lessor Provides Lessee Pays Lessees Responsibility Lessee Provides
(Base Building Works) (Category 1 Works) Lessee Pays

FLOORS Concrete plinth to the extent of store leaseline All new floor coverings, skirtings, plinths for equipment and
associated works, including sub-base and levelling compounds
where required
Stores need to provide a waterproof membrane to the floor,
coved up the counters and properly drained the floors

COUNTERS No provision Counter design and installation must meet code, authority
requirements and Lessors approval
Maximum counter height is 1300mm from common paved area
Counterfront materials must be appropriate to the external
location and approved by Lessor
Exposed edges, mirror or plain painted or laminated finishes are
not acceptable

SIGNAGE No provision All shopfront signage including all support and bracing
Signage must be three-dimensional, internally illuminated, have
quality finishes and be approved by Lessor
Signage and location of any menuboards is subject to specific site
sightline criteria
No exposed neon signs or lighting is permitted
Shopfront signage must be switched to a timer and illuminated
during core trading hours

KIOSK STRUCTURE & Base structure with canopy and adequate drainage Fitout of kiosk within the defined kiosk leaseline and structure
SECURITY ENCLOSURE All internal kiosk and task lighting
No outgos allowed
Lessee is responsible for final security measures

MECHANICAL SERVICES No provision Exhaust systems, including any filtration equipment, if required
and with Lessor approval

HYDRAULICS SERVICES One cold water supply point capped off with control valve Any amplification or modification of the base services Food stores - internal hydraulic reticulation and fixtures above
One sewer point and one trade waste point provided to Lessee requires ground, including all required approvals and certifications
locations nominated by Lessor or as shown on the tenancy Note: Water will be metered on a pro-rata basis back to
plan one location

FIRE PROTECTION Fire sprinklers to an open plan layout and to a height as Any extension, relocation, adjustment, addition or Provision and installation of any fire extinguishers as required
nominated by Lessor replacement of sprinklerheads, including the draining down by code
of the system

GAS One LPG supply point to a location nominated by Lessor Any amplification or modification of the base services Food stores - all internal reticulation, metering, testing,
Lessee requires commissioning, approval and certification
Note: Lessees gas meters should be located within Lessees
store space

P18
Kiosk Retail Stores

Lessor Provides Lessor Pays Lessor Provides Lessee Pays Lessees Responsibility Lessee Provides
(Base Building Works) (Category 1 Works) Lessee Pays

ELECTRICAL SERVICES Three phase 80 amp supply outlet cast into the ground
slab to a location nominated by Lessor
Any power upgrades resulting from your store design
Arrange application of power on-site
Supply and install the Electrical Distribution Board (EDB) and all
necessary wiring including connection of EDB, supply and
installation of the meters to meet authority requirements
All electrical wiring throughout the kiosk, light and power outlets,
and light fittings including emergency lights
Hot water, refrigeration and other electrical equipment,
circuit breakers
All authority applications and fees
Lessees electrical meter needs to be located in the central
electrical switchboard room

REFRIGERATION No provision Food stores - refrigerators, coolrooms, display systems and/or

heating equipment including condenser units and all refrigeration
lines and builders works in conjunction
Note: Location of condenser unit is to be approved by Lessor
prior to installation

TELEPHONE Ten pair cable and final distribution point (FDP) with Any amplification or modification of the base services Connection and distribution, including wiring field outlets, PABX,
waterproof outlet cast into the ground slab to a location Lessee requires handsets, arranging and applying for a telephone service
nominated by Lessor or on the tenancy plan All authority applications and fees

TEMPORARY POWER No provision Temporary power on-site for fitout works

FOR FITOUT Note: Lessees fitout contractor must apply to have temporary
power organised for the very first day of Lessees fitout period.
The extent of works able to be undertaken without power is very
limited and may therefore delay Lessees fitout programme

RUBBISH REMOVAL No provision Fitout contractors are required to remove all their fitout debris
from the site in a manner approved by Lessor
A rubbish removal fee will be charged to Lessee where the Fitout
Contractor fails to remove their own debris

HOARDING No provision Security of the tenancy site works and all associated hoarding
Hoarding installation must be to the safety and quality standard
set by Lessor

P19
 Know Your Area and Customers

AREA
Batemans Bay is a place where the river and pristine forest meets
the sea.

Located in unique proximity to the coastal estuary area,

Batemans Bay is the largest town on the coast south of Nowra
yet it retains the lifestyle and ambience of a small coastal town.
The region has a growing local population and is increasing in
popularity as a holiday destination for tourists.

CUSTOMERS
Residents and tourists are looking for an alternative to the
current limited retail offer and are increasingly looking
to shopping venues outside their locality to meet their needs.

In response to these community and market needs, Stockland

Batemans Bay will offer a tailored retail mix that will stem the
flow of consumers leaving Batemans Bay to shop.

P20
 Large numbers of
Significant retail consumers believe there
48% of food leakage (32%) is currently not enough Population is
shopping currently on non-food variety, car parking forecast to grow
takes place outside shopping outside spots or shops in significantly over
Eurobodalla Shire Eurobodalla Shire Batemans Bay next ten years

Current Behaviour and Mindset of Customers in Batemans Bay

Slightly older age Average income 87% of residents Higher level of home
profile (average age is $30,125 are Australian born ownership than other
is 40.9) with a high non-metro NSW areas
number of retirees

P21