PM Submission Object - David Stevens - MCU18/0019

38.   Val Crescent is a narrow, local, residential road, ending in a cui de sac which is only
      intended to service residents who live on the street.
39.   Given that the site driveway is, in essence,servicing a large commercial facility which will
      cater for all commercial vehicles and staff and visitor car parking, the access on Val
      Crescent is inappropriate and unsafe. Specifically:
      a)    it is located too close to the Goodchap roundabout;
      b)    it has very restricted sight lines and seems not to meet the current design
            guidelines. The current DA acknowledges that the driveway exit has sight line issues
            and has failed to respond to the planning departments requests for scaled sight line
            maps. Personal measurements of the sight distances from the proposed driveway,
            indicate to me that the currently supplied "hand sketch" in the DA supplemental
            response is grossly inaccurate and even fails to indicate any distances from the Val
            Cresapproach direction.
      c)   the DA also fails to account for the road slope decent on the approach from
            Goodchap Street.
      d)    when cars & commercial vehicles exit the proposed driveway, they will angle
            toward the Goodchap Street round about. This will increase the sight line angle
            back down Val Crescent to over 125 degrees. This angle combined with the sight
            distance on the left is less than 30 metres will essentially mean that commercial
            cab vehicles will be turning blind. The likelihood of a multiple vehicle collision will
            be extremely high.
      e)   the entrance or exit of a commercial vehicle combined with several cars attempting
           to enter will create a back log into the Goodchap Street roundabout.
      f)   the tracking maps of medium sized commercial trucks provided with the DA,
            indicate clearly, that if two movements are concurrent, an entering and exiting
           vehicle, will not fit in the street.
      g)    it is located directly opposite three residential driveways. It is noted that all plans
           submitted by the Applicant as part of the DA are inaccurate to the extent that they
           fail to disclose that there is a residential crossover directly opposite the proposed
            accessto the site on Val Crescent (the plans only show two residential crossovers).
           This is a serious omission as the existence of this third crossover, in such a critical
            location, increases the risk of an accident. The residents of 2 Val Crescent, whose
           driveway was omitted from the plans, have advised that they have nearly had a
            number of accidents when exiting their driveway onto the street. The presence of a
           commercial driveway directly opposite the residential driveways will make this area
           too congested and precarious.


40.   The close proximity of the roundabout, the residential driveways opposite and the
      restricted site distances, combined with the fact that the accessis on a narrow residential
      street and that pedestrians use the road as a thoroughfare, as there are no footpaths
      (see below) will greatly increase the risk that vehicles and trucks using the access will
      have an accident with other vehicles, cyclists or pedestrians on the street.
41.   This risk cannot be reduced to an acceptable level by way of placing conditions on the
      development.


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