SBC Master Plan Stage 1 Concepts · 132002.220285

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1

EXECUTIVE SUMMARY

The document Shire Business Centre Master Plan:
Stage 7 - Concepts is:

* A response to provisions of the 1997 Shire of
Noosa Strategic Plan; and

e Aplanning study intended to support a planning
scheme that is consistent with the Integrated
Planning Act.

It provides the first stage of a two-stage process that
will lead to the adoption of a master plan for the
Shire Business Centre site.

Stage 1 provides an overall concept plan defining
precincts for business, employment and open space.
It also provides concepts for dealing with traffic.

The concepts contained in Stage 1 of the Master
Plan are consistent with the 1997 Strategic Plan.
They are the next logical step in fulfilling the
Strategic Pian’s aim to:

Encourage the development of the principal
business, retail and administrative centre on
Eenie Creek Road at Noosaville, in stages
consistent with the needs of the population of the
Shire.

Stage 1 of the Master Pian provides a step along the
way to achieving the aim of the Strategic Pian and in
informing the development of Noosa’s next planning
scheme. It does this by providing a plan that will
assist in:

e Attracting appropriate employment generating
businesses to the Shire;

e Better defining the needs of the Noosa Shire
community;

e Preparing development applications; and

¢ informing the Council and the community in the
assessment of development applications.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 9

 

 

CONTENTS
1. INTRODUCTION .... 3
2. BACKGROUND...... 4
2.1 STRATEGIC PLAN 000 cceccccseeceeeeseeeseeenseerseecneees 4
2.1.4 Strategic AiMS.... 0... cece eceeeseeesseeesscensteeeeeess 4
2.1.2 Noosa Heads/Noosaville Objectives &

Implementation «0.0... cess cesseeeecesenaceves 5
2.2 CONSTRAINT MAPPING ....000...00ccccccccccccceceecececeeseee le
2.3 CONSULTANT ADVICE ...0......ccccccecccseccscreeserseurreeuee®

2.4 CONSULTATION PROCESSES .oo..cccccecccccccceseseeseaces 8
3. PLANNING & DESIGN PRINCIPLES................. eesereeed
4. MASTER PLAN OUTCOMES: STAGE 1................ 12
4.1 CONCEPT PLAN... .occcccccccccccceecesecenececessesseeeecesees 12

4.2 COMPONENTS OF THE CONCEPT PLAN...............13
4.3. KEY DEVELOPMENT CHARACTERISTICS BY
SUB-PRECINCT & TRAFFIC TYPE .o....cccesccceceeeecee 14

5. REFERENCE SOURCES...... — 25

 

6. APPENDIX: CONSTITUTION OF THE
REFERENCE GROUPS. ............cccee saeeroascreuesssrewens 26

7. APPENDIX: OUTCOMES FROM SHIRE
BUSINESS CENTRE MASTER PLAN....0... eee 27

 

TABLES, MAPS & FIGURES

TABLE 4.1 PRECINCTS BY PRIMARY FUNCTION, SECONDARY

FUNCTION & AREA ....2..ccccceccccececceseceauecccceececeseee 13°
TABLE 4.2 PRIMARY & SECONDARY FUNCTIONS & PLANNING
SCHEME DEFINITIONS...0.....00ccccccccceecececeseecseeeeeee 14
FABLE 4.3 SHIRE BUSINESS CENTRE MASTER PLAN: SUB-
PRECINOTS .0...cccccccccecccececenecccccsecscarsrenecccunsececers 16
TABLE 7.1 OUTCOMES FROM THE SHIRE BUSINESS CENTRE
MASTER PLAN. uw .o...ccecccccccccsecesccreeurtecescesecereuees 27
MAP 1.4 LOCATION uu... .icccceceececccseeccccececcereceuececeececcetecsveesecseses 3
MAP 2.1 STRATEGIC PLAN .....00..00ccccccccescneececececccccserscevecervennnes 5
: MAP 2.2 SITE CONSTRAINTS ......0-0cccccceececccececececcasersenerecesecsvace 8
MAP 4,1 DETAILED SUB-PRECINCT CONCEPTS. ..........00..00000... 42
FIGURE 3.4 SIMPLE FUNCTION LAYOUT .00...00...00.cccccceceseseeeeee 10
FIGURE 3.2 SIMPLE TRAFFIC LAYOUT 000.0... .ccccccccccccccccseseeeee ers 11
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 3

Stage 2 of the master plan is anticipated to provide a
more detailed version of the concept plan and codes
for development of the site that will implement the
planning principles and framework discussed in d
and e above. it will also identify development-
sequencing programmes integrated with
infrastructure provision. Stage 2 might be achieved
as part of the decision-making on a development
application. Alternatively, it might be developed
independent of the application process.

Shire Business Centre Master Plan: Stage 7 -
Concepts is one response to achieving the objective
of the 1997 Strategic Plan to provide for a multi-

 

This document comprises a response to the.
requirement at Section 19.3.1.5 of the 1997 Strategic
Plan for the preparation of a master plan to guide the
overall development of the Shire Business Centre
site indicated in Map 1.1. It also serves as a pianning
study intended to support a planning scheme that is
consistent with the Integrated Planning Act.

It is a partial response only, in the sense that it
comprises the first stage of the master plan. Stage 1
provides the conceptual framework and includes:

a. Recognition of a broad set of constraints and function employment node serving Shire-wide needs
influences on development of the site. and including provision for business, _ retail,
b. Aconcept plan identifying a broad layout for the administrative, community and industrial functions.
site. There may be other responses that meet the

requirements of the Strategic Plan, however the

c. A statistical analysis drawn from that broad We
modei contained in this document:

layout.
d. Planning principles for development of the site. « Complies with the Strategic Plan;
e. Planning framework on which Stage 2 of the * Can be used to determine whether the proposal

meets the needs of the Noosa Shire community.

The Master Plan and the area indicated in Map 1.17
address three lots: 1RP215933, 3RP215933 and
2SP110885. It also gives consideration io roads,
both existing and proposed and including relevant
intersections, which lie adjacent to or within the iots.

in this document, references to the “Master Plan” are
references to this document Shire Business Centre
Master Plan: Stage 1 - Concepts.

master plan would be developed.

MAP 1.1 LOCATION

 

 

   

 

 

 

 

 

 

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os. SS NOOSAVILLE
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1

 

The Master Plan draws from a number of sources
including:

e The 1997 Strategic Plan;
« Consultation with the Noosa Shire community,

State agencies and representatives of a
proponent conducted as part of the initia] phase
of developing a master plan (Council decision
15/04/1999) refers);

« Documents submitted as part of a development
application dated 30/09/2000 by Montbar Pty
Lid (referred to as the Montbar application);

e Documents submitted in
information request
application; and

® Consultant advice received in relation to the
Montbar appiication.

response fo an
regarding the Montbar

 

| 2.1. STRATEGIC. PLAN. ©

 

The 1997 Strategic Plan provides the foundation
from which the Master Plan should be developed. li
has an important influence on decision-making
associated with any development application and
also provides a significant indication of the way in
which the site should be developed. For these
reasons, a number of extracts from the Strategic
Plan are included in this section.

Extracts are indicated in italic typeface and the
numbering system from the compiled document has
been retained.

2.1.1 Strategic Aims

27.2 Business,

Retail & Administrative
Development
27.2.1 Character, Lifestyle & Environment Role
27.2.1.4 Business, retail and administrative

developments are used on a day to day basis by
residents of and visitors to the Shire. The character
and feel of the establishments in which business,
retail and administrative functions are conducted is
therefore a significant influence on resident and
visitor perception of the Shire.

27.2.1.2 Features such as human _— scale,
development integrated with surrounding built form
and landscape fabric, visual relationships between
indoor spaces and outdoor spaces, low key informal
atmospheres, low stress traffic environments play a
key role in characterising business, retail and
administrative developments in Noosa Shire. These
features are recognised and sought by the Noosa
Shire community.

27.2.1.3 The features described in 27.2.1.2
distinguish business, retail and administrative
developmenis in Noosa Shire from other such
developments in Sunshine Coast and south-east
Queensland areas.

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27.2.1.4 The proximity of other centres to Noosa
Shire ensures ready access to higher order goods
and services and comparative shopping, enabling
the scale and atmosphere of local developments to
be retained.

27.2.2 Economic Role

27.2.2.1 The business, retail and administrative
sectors are important contributors to the Shire
economy. Nevertheless, their significance is not so
great as to warrant the setting aside of the Shire’s
core values and the character, lifestyle and
environment enjoyed by its residents, in order to
achieve short term economic and employment goals.

27.2.2.2 Business, retail and administrative
developments which recognise and reflect the
natural character and environment values of the
Shire will assist in achieving sustainable economic
and employment growth across a range of industry
sectors.

27.2.3 Aims

27.2.3.1 Recognise that a significant proportion of
the higher order needs of the Shire’s population is
fulfilled by business, retail and administrative
developments located in other regions, particularly
the key regional centre of Maroochydore.

27.2.3.2 Encourage the development of the principal
business, retail and administrative centre on Eenie
Creek Road at Noosaville, in stages consistent with
the needs of the population of the Shire.

27.2.3.3 Protect the long term viability of the principal
business, retail and administrative centre to the
extent that:-

e Short term needs may be set aside to ensure
the medium-long term implementation of the
centre.

27.2.3.5 Ensure that business, retail and
administrative development has high levels of
accessibility.

27.2.3.6 Ensure that business, retail and
administrative development adheres to the Strategic
Principles and Development Principles.

The Strategic Plan also includes a range of
Transport Strategic Aims that are of relevance to the
development of the road network to service the Shire
and therefore of influence on:

« The characteristics sought in the roads leading
to the site; and

¢ The manner and mode by which access is
taken to and from the site.

These aims are not reproduced in this document.

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CHOOSING FUTURES: Shire Business Centre Master Plan -

2.1.2 Moosa Heads/Noosaville Objectives &
Implementation

The Strategic Plan also includes specific objectives
for the Shire Business centre site. An extract from
the Strategic Plan mapping is also included in Map
2.1 below.

Viap 2.4 STRATEGIC PLAN

 

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19.3.1 Objective: Provide for a multi-function
employment node serving Shire-wide needs and
including provision for business, _ retail,
administrative, community and _— industrial
functions.

19.3.1.1 Land on Eenie Creek Road and a new road
between Emu Mountain Road and Eenie Creek Road
will be developed as a multi-function employment
node, catering for the highest level of business, retail
and administrative facilities in the Shire, consistent
with Strategic Aim 27.2.3.2. The significance of this
site is recognised in the Shire Business Centre
designation of around 40 ha. Variation to the
potential site size could occur through more detailed
evaluation of land capability over the site or as a
consequence of variation in the alignment of the Emu
Mountain Road-Eenie Creek Road route. All land
lying between the eventual route and the mapped
designation, excluding land with environmental
sensitivity, will be suitable for inclusion as part of the
Shire Business Centre site.

NO EAR oS an Re we BRON
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q oN coy 7. Open Space - Conservation. |
I oo pf ooo), & Waterway Protection -

Stage 1 5

19.3.1.2 Within the life of this Strategic Plan, the
development will include:-

° Retail components of the order of 15,000m* of
floorspace, which in its first stage will include a
discount department store.

¢ Homemakerlshowroom components of
the order of 10,000m*.

« Commercial and administrative office
components of the order of 10,000m*.

e Civic and community — services
components.

e Business components of the order of
20,000m*, where flow — impact
manufacturing, transport, storage and
communications facilities may be
established.

« Passive and active open space areas.

19.3.1.3 The Shire Business Centre site will
be developed in stages consistent with the
needs of the community. The first stages of
development will only proceed following:-

e The construction of Eenie Creek Road
between Eumundi Road and Reef
Street; and

e Commitments being made for the
construction of the new road between
Emu Mountain Road and Eenie Creek

po | Se fn Road.
Potential pe gp 19.3.1.4 Plannin
Ns et gfe er le To Mg 3.7, g and development
Majer Road Network ; t cee Dig Conservation . principles are critical to the development of
. Up the Shire Business Centre. These

principles, defined in 19.3.1.5-19.3.17.178,
are to be refined as part of a master plan
process.

Master Plan

19.3.1.5 A master plan will be prepared to guide the
overall development process. The master plan will be
prepared by a multi-disciplinary team and will
include:-

® Overall development concepts, including the
definition of areas for development, roads and
open space provision.

e Sequencing guidelines for the overall
development, designed to coordinate with the
construction of roads servicing the site and other
relevant issues.

e Design guidelines, including controls on Size,
scale, mix of uses, aesthetics, amenity and the
like.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 6

19.3.1.6 The master plan will be prepared in
consultation with relevant stakeholders including the
developer, Noosa Council, State Government
agencies and the focal design community and key
Stakeholders in the area. If will also include
consultation with the general community. The plan
will require approval from Noosa Council and
relevant State Government agencies.

19.3.1.7 The sequencing of development will be
consistent with the master plan and the needs of the
community.

Design Considerations

19.3.1.8 Whilst the development will have entry
Statements on its access points, the overall
development will have an internal focus and not be
reliant on main road exposure. AS a consequence,
significant landscape buffering will be provided fo
Eenie Creek Road and the Emu Mountain Road-
Eenie Creek Road route.

19.3.1.9 The design of the overall Shire Business
Centre, together with individual elements within it,
will be distinctive and unique. Its design will be
determined by its setting and will be recognisable as
a development within Noosa Shire.

To achieve this, the Shire Business Centre and
particularly the retail, business, office and community
components wilf have an outdoor focus, with the
site’s topographic, vegetation and focal climatic
features integrated into the development. Key
features will include:-

* Fetention of existing vegetation as key .

landscape elements;

e &£xisting drainage paths as key drainage
patterns;

e A low rise form of mainly single storey buildings;

e integrated approaches to establishing land use
arrangements, development designs and
landscaping;

e Energy efficiency in the design of buildings and
the operation of the centre; and

FIGURE 22

e Separate buildings, rather than large bulky
developments under a single roof.

19.3.1.170 Drainage systems will be designed to
prevent water quality impacts in Eenie Creek. Such
drainage systems will be designed for the collection
of part of the runoff waters from the existing industrial
estate in order to improve runoff water guality from
that area.

19.3.1.11 Dedication of a significant open space area
adjacent to Eenie Creek, which connects fo the
drainage system of the site and to the key gathering
places and open space areas within the centre.

19.3.1.12 Development will meet the requirements of
the Environmental Management Aims and adhere to
Strategic Principles, 25.1-25.4 and Development
Principles 26.1-26.9.

External Traffic Movements

19.3.1.13 The development will contribute towards
the construction of external roadworks through a
construction and contributions strategy which has
regard to the sequencing requirements of 19.3.1.3
and 19.3.1.5. This strategy will recognise the staging
programme and provide for the timing of any
construction and contributions consistent with that
programme.

19.3.1.14 Access points to and from Eenie Creek
Road and to any new route between Emu Mountain
Road-Eenie Creek Road will be minimised and
strictly controlled to avoid traffic hazards and
congestion and fo prevent ribbon development. It is
preferable that there be one point of access to each
road. Traffic movements at intersections will be
controlled by roundabouts.

19.3.1.15 Traffic movements should be based on
bringing traffic into the site away from the external
roads and then dispersing that traffic to appropriate
carpark areas. External roads will not form part of the
dispersal system.

19.3.1.16 A transport link should be provided
between Production Street and the new route, Emu
Mountain Road-Eenie Creek Road.

 

 

Eenie Creek Road, plus

 

 

suitability.on

 

 

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extension over Weyba Creek State 60-80 kmihr’ 4 At grade Limited Unsuitable Suitable’
Emu Mountain Road-Eenie
‘Creek Road Counci! 60-80 kmihr' 2’ Al grade Limited Unsuitable Unsuitable
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 7

19.3.1.17 The site will be planned to provide for
multi-modal transport linkages, including public
transport.

Internal Traffic Movements

19.3.1.18 The master plan will be based on
achieving efficient internal vehicular traffic circulation,
however traffic movements will be subservient to and
not compromise pedestrian access and movement
between activity areas.

19.8.1.3 In order to ensure that the utility of these
roads may be maintained for the future or improved,
target utility characteristics have been developed
which will be used to assess the suitability of
development. These target utility characteristics are
indicated in Figure 22.

The potential new roads referenced in 19.8.1.1 will
have major significance in the future:-

e in the south-west, the corridor between Emu
Mountain Road-Eenie Creek Road and
potentially extending to Goodchap Street will
potentially provide a new access to the Shire.
Concepts associated with this road include
avoiding future traffic congestion in the
Noosaville industrial estate, spreading traffic
loads between Eumundi Road and the new
road, providing more direct and convenient
access to the Shire Business Centre at Eenie
Creek Road. Key factors associated with the
utility of this road include limitations on access,
although an access to the Shire Business
Centre site from the corridor Emu Mountain
Road-Eenie Creek Road may be provided
consistent with 19.3.1.14. As a consequence,
development to the east of the road should be
confined to open space and low density rural
settlement and to the west of the road (excluding
the Shire Business Centre), access should be
directed fo Eumundi Road.

aee

Whilst there are many aspects of relevance in the
Strategic Plan that are considered in the Master
Plan, there is one significant procedural matter that
requires consideration.

Section 19.3.1.4 requires that the planning and
development principles for the site be refined as part
of a master planning process. Section 19.3.1.5
requires that the Master Pian deal with overall
development concepts, sequencing of development
and guidelines. Section 19.3.1.6 requires
consultation with a range of parties over the master
plan, with approval being required from Noosa
Council and relevant State Government agencies.

it follows that the approval of the master plan (or at
least major elements of it} must necessarily take
place prior to the issue of a development approval
over the site. Otherwise consistency between the
development approvai (for instance its content and
sequencing aspects), the needs of the community
and the provisions of the Strategic Plan could not be
assured.

A HAShire Business Centre\NSC MasterPian\Master Plan.doc

_.. constraint

The master plan must also be prepared in
consultation with relevant stakeholders...{Section
19.3.1.6). It is the preparation of the master plan on
which consultation must take place, reinforcing the
fact that there should be sign off from the reijevant
parties on the master plan, prior to issue of any
development approval. It is concluded that:

a. The Strategic Plan provides for the
development of a master plan independent of
the development application process, with sign
off on the major elements of the plan needed
prior to submission of a development
application; and

b. As a step along the way to achieving a master
plan, consultation is needed with the
community, State agencies and the developer
on Shire Business Centre Master Plan: Stage 17
- Concepts.

 

 

[Za Coneraant Mapp

 

An extensive range of documents accompanied an
application lodged by Montbar Pty Ltd on
30/09/2000. Council staff and its consultants have
reviewed these documents. In consultation with the
then Department of Communication, Information,
Local Government, Planning & Sport and other
agencies, the review of the documents led to a
request for further information. The information
request had not been satisfied at the time the initial
Master Plan was prepared. Montbar provided further
information, however there was little additional
mapping that would assist in the
development of this Master Plan. Therefore in terms
of the constraints, the Master Plan draws from the
original documentation prepared in 1999.

An area that also supports habitat for the elf skink,
which is classified as a rare species under the
Nature Conservation (Wildlife) Regulations. The
skink is understood to be associated with the
Eucalyptus grandis (Flooded Gum) unit of vegetation
on the site. At this stage, the extent and viability of
the skink habitat over the site is not well understood’.

Based on the Montbar documentation, the habitat for
the elf skink and considerations made in the
Strategic Plan, an assessment has been made of the
constraints to development. The outcomes of the
assessment are depicted in Map 2.2 (on page 8).

® Fur further information relating to the circumstances of the
skink habitat, refer to the Manager Strategic Planning's
report to Council's meeting of 24/05/2001. ;

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 8

Mae 2.2 SiTE CONSTRAINTS

 

| 2.4

CONSULTATION PROCESSES

 

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Significant .
Constraint

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The constraints that have influenced the

considerations made in Map 2.2 have included:
* Flooding;

e Presence of acid sulphate soils;

e Ecological corridors;

e Proximity of potential development areas to
Fenie Creek;

e Environmental drainage corridors;
« Potential elf skink habitat; and
e The jocation of the Noosa Airport.

For those areas that suffer significant constraint,
there are major influences for the development of the
site. Desirably, these areas should be left in their
natural state. For those other areas suffering
constraint, their influences are not as significant,
however there may be restrictions on the type or

 

scale of activity that can be supported in these areas.

As part of the review of the Montbar application,
Noosa Council obtained advice from various
consultants. This Master Plan draws from that advice
and particularly that contained in:

* Survey of Noosa Shire Retailers (Urban
Economics, 2000a); and

e {ndependent Review of the Strategic Plan
Provisions relating to the Noosa Shire Business
Centre (Urban Economics, 2000b).

CONSULTANT ADVICE

A HAShire Business Centre\WSC MasterPlan\Master Plan.doc

Section 19.3.1.6 of the Strategic Pian requires that
the master plan will be prepared in consultation with
relevant stakeholders including the developer, Noosa
Council, State Government agencies and the local
design community and the key stakeholders. It will
also include consultation with the general
community.

in early 1999, Montbar Pty Ltd approached Noosa
Counci} for advice on Section 19.3.1.6. Noosa
Council gave consideration to the process for
consultation that should be followed and protocols
and guiding principles were established (Council
Decision 15/04/1999). Consultation was to be
managed via a series of reference groups”:

e Design Reference Group;
e« Business Reference Group;
« Community Reference Group; and

« State Agency Reference Group.

This process commenced and continued until Spring
4999, when representatives of Montbar advised that
an application would be lodged. Up until lodgement
of the application, the reference groups (including
Noosa Council representatives} had access fo most,
but not all of that material accompanying the Montbar
application referenced as Baseline Reports.

From the Montbar application itself, the reference
groups had not had access to:

a. The various impact assessment reports;

b. The Noosa Shire Business Centre MasterPlan;
and

c. The Material Change of Use Planning Report.

The process of consultation in the development of a
master pian initiated via Council’s decision of
15/04/1999 remains incomplete. Therefore the
master plan accompanying the Monibar development
application does not fulfil the requirements of Section
19.3.1.6 of the Strategic Plan.

4 The appendix at Section 6 on page 26 identifies
membership of the various reference groups.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1

 

Apart from the planning and design principles flowing
from the Strategic Plan (refer to Section 2.1 above)
and the constraints over the site (Section 2.2), there
is also a range of other principles, opportunities and

constraints that have been considered

in the

development of this Master Plan:

a.

The site should be developed as a centre of
urban design and environmental excellence tn
both built and natural environments,
showcasing the attributes of the site, the
environmental capabilities of the Shire and best
practice environmental technologies.

Key design elements should include a transport
system that is not sub-servient to the needs of
motor vehicles; energy-efficient design; the
generation of renewable energy; waste
minimisation; recycling; etc.

Presentation of the site as viewed from
elevated bridging associated with the southern
access road and from the southern approach to
the bridge is of importance. From land to the
south at around RL10, the road would drop to a
bridge deck level of around RL4 or 5, providing
visible sight lines across the Shire Business
Centre site.

Designations adjacent to the southern access
road provide the opportunity for the character of
the adjacent areas to be maintained, thereby
providing an open space feel on this entry to
Noosa Shire. This character can be reinforced
by the frontage treatments along the Shire
Business Centre site, with natural vegetation
being retained in strips of significant width,
together with occasional wider areas.

Staged development of the site can optimise
opportunities to test outcomes. For instance, by
developing those parts of the site that are well
removed from the external road system first,
opportunities exist to alter traffic designs
without impacting on the then existing
development {as would be the case if peripheral
areas were developed first).

Drainage lines through the site should be used
as key definitional items providing edges to
major functions.

Because the site will develop over a period of
time, provision should be made for organic
growth of core activities, radiating from a
centre, rather than commencing from a
peripheral point. The drainage arms across the
site can be used to ensure that potential
problems arising from conventional concentric
growth can be ameliorated.

Capacity shouid be retained on the site in the
longer term to take advantage of potential new
employment opportunities, as the identification
of alternative land in the coastal part of Noosa
Shire will become is already difficult and will
become more so in the future.

A HAShire Business Centre\NSC MasterPlan\Master Plan.doc

q.

9

The functioning of Eenie Creek Road and the
southern access road are of key importance to
traffic flows across the coastal area of the
Shire. The Shire Business Centre site should
be designed such that peak traffic flows to the
site do not impact on the wider functions Eenie
Creek Road and the southern access road.

Intersections, both internal and external to the
Shire Business Centre site should be designed
to operate without the need for traffic lights.

There are traffic and economic imperatives that
necessitate connectivity between the existing
Noosaville industrial estate and the Shire
Business Centre, however the potential for
conflict between heavy vehicles and both other
traffic and certain land uses requires control.

Traffic distribution through the site will benefit
from provision of a loop road providing for
circulation and distribution of traffic.

Traffic movements at surface level within key
business and employment areas may benefit
from one-way loop systems to reduce the
potential for conflict between vehicles and
pedestrian/bikeway systems.

Key parking areas need to be _ located
immediately adjacent to key generators. In this
respect, the key generators will be the main
retail areas and the key employment nodes.

While it is desirable to identify nodes for
particular forms of development, it is also
desirable to maintain the opportunity for a
dynamic mix of development. Development
precincts are a convenient way of describing
and labelling mapping and associated conirois,
however some care needs to be exercised to
ensure that such precincts are not read as
discrete areas preventing appropriate
integration of functions.

The relationship between the main retail areas
and open space areas is of importance. in
addition, some key employment nodes would
benefit from strong relationships with open
space areas.

The relationship between the main retail areas
and key employment nodes is of importance.

Pedestrian movements and many bicycle
movements between key nodes within the site
should be able to occur without the need to
cross-vehicular traffic systems.

Based on ail the considerations above, two broad
concepts have been devised:

A simple function layout depicting open space
and development precincts and key connectivity
- Figure 3.4 on page 10; and

A simple traffic layout snowing key connectivity
and circulation - Figure 3.2 on page 11.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 10

FIGURE 3.1 SIMPLE FUNCTION LAYOUT

        

 

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 7

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