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RFI - E - Traffic Impact Statement
Property Projects Australia Attachment E - Traffic Impact Statement Toowoomba Brisbane PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm Qid 4005 Phone: 07 4632 0516 Phone: 07 3254 1566 Email: [email protected] propertyprojectsaustralia.com.au
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Page 2
12 August 2020
Our Ref: 20BRT0181
Your Ref:
Attention: Christopher Ferraro
Primo Property
171 Eildon Road
Windsor QLD 4030
Australia
Dear Christopher,
RE: Proposed Duplex Development
11 Margit Crescent, Sunrise Beach
Traffic Impact Statement
1. Introduction
TTM Consulting Pty Ltd (TTM) has been engaged to prepare a response to the issues relating to traffic
engineering raised in Noosa Council’s Request for Information (RFI) dated 19 May 2020.
The RFI relates to Development Application (MCU20/0037) proposing a new duplex development at 11
Margit Crescent in Sunrise Beach. This response specifically addresses the traffic engineering issue (Item 9)
raised in the RFI. A copy of the development plans are included as Attachment 1.
2. Request for Information
The traffic engineering issues raised by the Noosa Council in the RFI, and TTM's subsequent responses, are
outlined as follows:
The proposed development includes 2 separate driveways and no on-site manoeuvring area to permit
vehicles to exit in a forward gear. The 2 driveways will result in a loss of on-street parking space. The proposal
does not achieve the specific outcomes of the relevant codes and is not in accordance with the relevant
probable solution:
i. The Eastern Beaches Locality Code:
a. Specific Outcome O42, Probable Solutions S42.3 and S42.4
ii. The Driveways and Carparking Code:
a. Specific Outcome O1, Probable Solution S1.2
1
Page 3
b. Specific Outcome O8
c. Specific Outcome O11, Probable Solution S11.1
iii. The Transport, Roads and Drainage Code:
a. Specific Outcome O4
Information Required
Provide amended plans that achieve the specific outcomes of the applicable codes and/or are in accordance
with the probable solutions. Alternatively provide sufficient justification from suitably qualified persons to
demonstrate how the development achieves the specific outcomes of the applicable codes.
The two 3.0m-wide crossovers have been retained in the amended plans servicing the new lots, with the key
difference being in relation to the spacing between the crossovers being increase to 6.21m. This spacing
effectively allows for a vehicle to park on-street between the crossovers, alleviating the loss of on-street
parking. In addition to this, the proposed driveway is shaped as such so that visitors can park on the site,
effectively increasing the on-site parking capacity for each dwelling to 3 vehicles and the total on-site
capacity to 6 vehicles. This is an improvement on a shared driveway arrangement as it effectively allows for
more vehicles to park on-site when visiting the effectively separate dwellings, alleviating the amount of on-
street parking and in turn increasing the safety of the road network.
The relevant codes flagged by Noosa Council as part of this information request, and the subsequent
justifications for each item, are as follows:
i. The Eastern Beaches Locality Code:
Specific Outcomes Probable Solutions TTM Response/Justification
4 - Garages and carports S42.1 Garages and carports— Complies with Specific Outcome
O42 - Garages, carport structures a) have a front boundary setback of at TTM have created swept paths showing
and vehicle manoeuvring areas least 6m; and vehicles entering and exiting the crossovers for
are designed and sited to— b) present a minimum width to the both of the proposed dwellings in the typical
a) provide for resident and visitor streetscape (the total width of garage forward-in, reverse-out manner to access the
parking; doors is no more than 6m or 50% of the garage and visitor spaces, with vehicles parked
b) visually integrate with the frontage width, whichever is the lesser, on-street to ensure the suitability of the
building and to not dominate the where the structure faces the street); or spacing. In reference to this, AO8 of the Table
street front; c) that are visible from, but do not face 9.4.1.3 of Noosa Council’s ‘Driveways and
the street, include windows or other Parking Code’ states that vehicle manoeuvring
c) allow opportunity for
articulation and have a 6m vegetated areas are provided in accordance with the
landscaping to screen vehicle
buffer between the structure and the current Australian Standards for Parking
parking and manoeuvring areas;
road frontage. Facilities so vehicles enter and leave the site in
d) minimise the number of
a forward gear, excluding dual occupancy or
driveway accesses; and AND
detached dwellings on local roads.
e) allow safe and efficient access S42.2 - Where multiple lock up garages
Given this site operates as a dual occupancy on
to and egress from the premises are included garages are stepped back a
a local road, it is excluded from the forward
minimum of 600mm from each other, in
gear manoeuvre and therefore the proposed
relation to the frontage or are separated
configuration with a reverse-out manoeuvre
by at least 1.5m;
can be deemed in accordance with the Noosa
AND Council Driveways and Parking Code.
S42.3 - Garages, carports and uncovered
spaces are designed to allow vehicles to
Page 4
enter and exit the site in a forward gear These swept paths indicate the adequacy of
through a 3-point turn maximum; these movements with the appropriate
AND clearance to any obstructions and is shown in
S42.4 - The development provides for TTM Drawing 20BRT0181-01.
shared driveways to minimise the
number of access points, except on sites
with more than one street frontage,
where garages or carports in the
development front separate streets.
ii. Driveways and Carparking Code:
Specific Outcomes Probable Solutions TTM Response/Justification
General
O1 - Vehicular access does not S1.1 - Vehicular access is located and Complies with Specific Outcome
adversely impact on safety, designed in accordance with The proposed vehicular accesses have been
capacity and operations of the AS/NZS2890.1:2004; designed in accordance with AS/NZS2890.1:2004
existing or planned road network, AND and Noosa Council Standard Drawing RS-049, in
the proposed driveway, cycleways S1.2 - Only one footpath crossing is regards to the widths at the kerb invert, the
or pedestrian pathway systems. provided; driveway width at a position 1.5m from the kerb
AND invert and the driveway width at the property
boundary. The requirements used are that for
S1.3 - Driveways, have a maximum
single houses with double garages to be in
grade in accordance with Council’s
keeping with the operation of the site and to
standard requirements.
minimise the crossover widths where possible.
Additionally, it is noted that there is an existing
precedence of properties whereby multiple
footpath crossings are provided which do not
adversely impact the safety, capacity and
operations on the existing network.
Car Park Design and Layout
O8 - The layout of the S8.1 Parking bays, manoeuvring areas, Complies with Probable Solution
development provides adequate, queuing areas, loading, setdown and Queensland Streets recommends 2.5 spaces per
clearly defined and easily pickup areas and driveways are separate dwelling and detached (duplex) style
accessible— designed to the standards set out in houses, with a recommended minimum of 2
a) on-site vehicle parking and the Australian Standards for Off-street spaces per lot and 0.5 spaces per lot on-street.
manoeuvring areas; and Carparking and Off-street Commercial The proposed development allows for double
b) loading and manoeuvring areas Vehicles Parking. garages in addition to the proposed spacing of
for delivery and service vehicles. AND the driveways allowing for a vehicle to park on-
S8.2 - The number of loading bays is street between the two lots, making the
not less than the minimum number development in accordance with the Queensland
specified in Table 14-51. Street recommendations.
In addition to this, the proposed driveway is
shaped as such so that visitors can park on the
site, effectively increasing the on-site parking
capacity for each dwelling to 3 vehicles and the
total on-site capacity to 6 vehicles. This is an
improvement on a shared driveway arrangement
as it effectively allows for additional vehicles to
park on-site when visiting the effectively separate
dwellings, alleviating the demand for on-street
parking for visitors. Existing examples in the
vicinity of duplex developments impacted by this
Page 5
singular driveway and the associated vehicle
movements can be found in Attachment 3.
O11 - Access and egress points do S11.1 Vehicle manoeuvring areas are Complies with Specific Outcome
not impact on the safety and provided in accordance with Australian The generation as a result of the development
operations of the road system. Standards for Off-street Carparking so would be equivalent to 0.85 standard vehicle
vehicles enter and leave the site in a trips per dwelling within the weekday peak hours,
forward gear. as per the RTA Guide to Traffic Generating
Developments. As the proposed site allows for 2
dwellings, this would equate to approximately ~2
vehicles generated by the site during peak
periods, spread across the two driveways. This
would not impact the road network and would
approximate as 1 vehicle movement per
driveway in the peak, which is negligible in terms
of impact on the network.
These swept paths indicate the safety of these
movements with the appropriate clearance to
any obstructions as shown in TTM Drawing
20BRT0181-01. Given this is the typical nature of
driveway movements throughout Australia, the
safety of road users is not impacted by the
development.
iii. Transport, Roads and Drainage Code:
Specific Outcomes Probable Solutions TTM Response/Justification
O4 Development access does not No solution provided. Complies with Specific Outcome
compromise the functions of Given Margit Crescent’s classification as a local
particular roads as indicated in the road in an urban environment, the standard of
road hierarchy, and does not service for the road would be that of under 1000
adversely impact on the safety, vehicles per day. Given there is no propensity for
capacity and operations of the vehicles to ‘rat-run’ past the site given the need
road system. to effectively give-way at intersections at the
entrance and exit as opposed to Ventura Street
which is continuous in the vicinity, the existing
users of the road would be that of the residents
of Margit Crescent itself.
Given there are approximately 50 dwellings
serviced by Margit Crescent, even If a
conservative rate of 1vph per dwelling is
assumed for the peak hour traffic generation on-
street, the 95th percentile probability of this
being of any impact to other vehicles by a
resident using this assumed 20 second reversing
manoeuvre from the driveway is less than 1
vehicle. This indicates that in more than 95% of
scenarios whereby a vehicle is performing this
manoeuvre, it will have no bearing on other
vehicles using Margit Crescent. It can be assumed
that this would be even lower given the
distribution of vehicles to either end of Margit
Crescent. As such, the existing road and the
safety of users would not be compromised by
this development.
Page 6
3. Conclusion
Overall, TTM consider the proposed separate access arrangements for the development to be acceptable.
If you have any queries with regards to the information contained within this letter, please contact myself on
(07) 3327 9500.
Yours sincerely,
Matthew Geard David Grummitt
Consultant - Traffic RPEQ No: 19356
TTM Consulting Pty Ltd Senior Associate Director
TTM Consulting Pty Ltd
Attachment 1 – Development Plans
Attachment 2 – Existing Dual-Crossover Locations
Attachment 3 – Duplex Manoeuvring
Attachment 4 – Swept Paths
Page 7
DEVELOPMENT APPLICATION DEVELOPMENT SUMMARY
EXISTING SITE AREA 635.46m²
EXISTING SITE COVERAGE 29%
PROPOSED DUPLEX (MULTIPLE HOUSING - TYPE 2) PROPOSED SITE COVERAGE 45%
LOT 135 ON RP132135 MAXIMUM BUILDING HEIGHT 7.950mm
11 MARGIT CRESCENT, SUNRISE BEACH PLOT RATIO 0.45:1
TOTAL LANDSCAPED AREA OF SITE 209.90m2 (33%)
TOTAL SOFT LANDSCAPED AREA OF LANDSCAPED AREA 173.90m2 (83%)
ARCHITECTURAL DRAWING PACKAGE
DRAWING REGISTER
DA 000 - EXISTING SITE PLAN
DA 001 - PROPOSED SITE PLAN
DA 101 - PROPOSED BASEMENT PLAN
DA 102 - PROPOSED LOWER PLAN
DA 103 - PROPOSED UPPER PLAN
DA 104 - PROPOSED ROOF PLAN
DA 151 - PROPOSED ELEVATIONS
DA 152 - PROPOSED ELEVATIONS
DA 153 - PROPOSED ELEVATIONS
DA 161 - PROPOSED SECTIONS
DA 162 - PROPOSED SECTIONS
DA 163 - PROPOSED SECTIONS
DA 181 - PROPOSED GFA PLANS
DA 182 - PROPOSED GFA PLANS
DA 183 - PROPOSED GFA PLANS
DA 211 - STREETSCAPE ELEVATION
DA301 - PROPOSED RENDER
DA302 - PROPOSED RENDER
DATE: 25.06.2020
REVISION: B
PROJECT NO: 20-003
101 days rd . gran ge . qld . 4051 | 0431065811 | www.oharchitecture.com.au
Page 8
EXISTING BUILDING TO BE REMOVED
ACCEPTED DEVELOPMENT
0 1 2 6m
20-003 | DA 000
11 MARGIT CRESCENT, SUNRISE BEACH| EXISTING SITE PLAN revision: B
101 days rd . gran ge . qld . 4051 | 0431065811 | www.oharchitecture.com.au Scale 1:200 @ A3 date: 25 June 2020
Page 9
PROPOSED GARAGE
FOOTPRINT UNDER
DWELLING UNIT 01 FOOTPRINT
DWELLING UNIT 02 FOOTPRINT
PROPOSED GARAGE
FOOTPRINT UNDER
0 1 2 6m
20-003 | DA 001
11 MARGIT CRESCENT, SUNRISE BEACH| PROPOSED SITE PLAN revision: B
101 days rd . gran ge . qld . 4051 | 0431065811 | www.oharchitecture.com.au Scale 1:200 @ A3 date: 25 June 2020
Page 10
DOUBLE GARAGE VISITOR PARKING
DOUBLE GARAGE
VISITOR PARKING
0 .5 1 3m
20-003 | DA 101
11 MARGIT CRESCENT, SUNRISE BEACH| PROPOSED BASEMENT PLAN revision: B
101 days rd . gran ge . qld . 4051 | 0431065811 | www.oharchitecture.com.au Scale 1:100 @ A3 date: 25 June 2020
Page 11
1
5
6
Site Location
2
3
4
Figure 2: Site Location Source: Nearmap
1. The properties at 58 and 60 Tingira Crescent both provide multiple driveways to a single dwelling (i.e. 2
driveways per lot). This exceeds the provisions of this proposed development.
2. An existing multiple dwelling at 24 Ventura Street has multiple access driveways servicing the single lot.
3. A future duplex on 5 Ventura Street, intersecting with Margit Crescent, has been approved on the 14th
April 2020 with the provision of two driveways servicing the proposed two dwellings on the lot.
4. A duplex development at 44 Corsair Crescent, approved in September 2018 and since constructed with
two separate crossovers servicing the two seperate dwellings.
5. 47 Orealla Crescent has multiple crossovers servicing the single lot.
6. 6 Columbus Court has multiple crossovers servicing the single lot.
Page 12
Given the manner upon which a vehicle would operate where two visitors were parked on-site, a reversing manoeuvre would be necessitated in any case. Examples of this in the vicinity of the site are as follows: The figure above is of the existing 40 Ventura Street, approximately 100m from the site, where 2 visitors are parked on the driveway. Given this parked vehicle noted in red, the inbound manoeuvre in this case would have been the vehicle proceeding to position 1 before reversing to position 2. Overall, given this parked vehicle, all movements would either require an entry or an exit to be within a reversing manner. An additional example is that of the adjacent 42 Ventura Street where 2 visitors to the duplex are parked on the single driveway. In this scenario, the reversing manoeuvre from position 1 would reverse out of the site to position 2 before travelling outbound in a forward manner.
Page 13
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4) DOUBLE GARAGE
VISITOR PARKING
B85 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radiuDOUBLE
s) (20 4) GARAGE SPACE A - B85 ENTRY DOUBLE GARAGE SPACE C - B85 ENTRY VISITOR BAY A - B85 ENTRY
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
DOUBLE GARAGE
VISITOR PARKING
B85 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
DOUBLE GARAGE SPACE A - B85 EXIT DOUBLE GARAGE SPACE C - B85 EXIT VISITOR BAY A - B85 EXIT
B85 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
\\ttmfps01.ttm.local\synergy\br\synergy\projects\20brt\20brt0181 11 margit crescent, sunrise beach - proposed duplex\3 - plans\ttm\200715\20brt0181.dwg
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4) DOUBLE GARAGE
VISITOR PARKING
DOUBLE GARAGE
VISITOR PARKING
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4) VEHICLE CLEARANCE
B9 Vehicle (Realistic min radius) (20 4)
300mm (DASHED LINE)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
BLUE - VEHICLE BODY
B9 Vehicle (Realistic minDOUBLE
radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
GARAGE SPACE B - B85 ENTRY DOUBLE GARAGE SPACE D - B85 ENTRY VISITOR BAY B - B85 ENTRY
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
4.91
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B85 Vehicle (Realistic min radius) (20 4) DOUBLE GARAGE
VISITOR PARKING
B9 Vehicle (Realistic min radius) (20 4) DOUBLE GARAGE
VISITOR PARKING
0.92 2.8
B85 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4) B9 Vehicle (Realistic min radius) (20 4) B85 Vehicle (Realistic min radius) (2004)
Overall Length 4.910m
Overall Width 1.870m
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
B9 Vehicle (Realistic min radius) (20 4)
Overall Body Height 1.421m
Min Body Ground Clearance 0.159m
B9 Vehicle (Realistic min radius) (20 4)
Track Width 1.770m
Lock-to-lock time 4.00s
Curb to Curb Turning Radius 5.750m
DOUBLE GARAGE SPACE B - B85 EXIT DOUBLE GARAGE SPACE D - B85 EXIT VISITOR BAY B - B85 EXIT
SCALE PROJECT PROJECT NUMBER ORIGINAL SIZE
0 2.5 5 7.5 10 12.5m
T TM CONSULTING PTY LTD 11 MARGIT CRESCENT, SUNRISE BEACH 20BRT0181 A3
ABN 65 010 868 621 DRAWING TITLE DRAWING NUMBER REVISION
SCALE 1:250 AT ORIGINAL SIZE
LEVEL 8, 369 Ann Street, BRISBANE, QLD, 4000
NORTH CLIENT P.O. BOX 12015, BRISBANE, QLD, 4003 SWEPT PATH ANALYSIS 20BRT0181-01 A
T: (07) 3327 9500 F: (07) 3327 9501 DESIGN VEHICLE - B85 DATE SHEET
PRIMO PROPERTY
A 21-07-20 ORIGINAL ISSUE LD MG E: [email protected] W: www.ttmgroup.com.au 21 Jul 2020 1 OF 1
REV. DATE AMENDMENT DESCRIPTION DRAWN CHECKED APPROVED