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Minor Change Attachment 3 Traffic Engineering Advice
ATTACHMENT 3 TRAFFIC ENGINEERING ADVICE Ltr-20191122-Minor change of Noosa Marketplace (MCU190054) 13
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Cambray Consulting Pty Ltd
Suite 2601 | 21 Mary Street
Brisbane Q 4000
t 07 3221 3503
www.cambray.com.au
21st November 2019
Ben Jones
Blueprint Australia
1A, 100 Market Street
SOUTH MELBOURNE VIC 3205
Via email: [email protected]
For the Attention of Ben Jones,
Dear Glen,
Application Ref.: MCU19/0054
Street Address: 2-18 & 20 Hofmann Drive, Noosaville QLD 4566
Introduction
Cambray Consulting previously provided a Revised Traffic Report and Information Request (IR) response
letter addressing items raised by Noosa Shire Council (Council), dated 20th September 2019. Ongoing
design work has resulted in an updated schedule of uses for the development site (Proposed
Development). This letter has been prepared in response to the updated list of uses planned for the
Proposed Development.
The site has a previous approval for a mixed-use development which included Home Improvement Store
and Retail Business (Type 4) – Showroom Uses (MCU12/0051) (Previous Approval).
A copy of the updated development plan is included in Appendix A.
From a traffic geometry perspective, the layout of the site is not proposed to change from that
previously documented. The key changes proposed in the updated site plan are predominantly
associated with the uses and the internal configuration of a couple of the tenancies.
The only significant adjustment to the car parking layout was based on accommodating an indented taxi
parking bay based on feedback from the Department of Transport and Main Roads (DTMR) to include
the revised taxi bay layout. These changes have been conditioned as part of representations made and
are detailed in the attached plans adjacent Building 2 (north of tenancies T19 & T20).
The proposed development is for an ‘undefined land use’ being ‘Noosa Marketplace’ and meaning:
‘an integrated mixed-use precinct for a range of uses' and as detailed in the accompanying planning
letter.
These bespoke land uses are akin to the current planning scheme definitions as described below, with
subtle variations. For ease of reference and consistency, we consider this to be a town planning nuance
and have made our assessment reflecting the standard traffic engineering requirements stated by
Council.
Cambray Consulting Pty Ltd
ABN 46 134 153 781
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The proposed development (Proposed Development) consists of a mix of uses including:
• Retail Business (Type 4) – Showroom;
• Commercial Business (Type 1) – Office;
• Commercial Business (Type 2) – Medical;
• Industrial business – Type 2 Production, alteration, repacking and repairing; and
• Entertainment (Type 2) – Recreation, amusement & fitness;
• Entertainment and Dining Business (Type 1) – Food & Beverage.
A summary of the revised development yields and the intended uses are provided in Table 1.
Table 1 Updated Development Yields
Tenancy Use Yield (m2 Floor Area GLA)
T01 2,760m2
Retail Business (Type 4) Showroom
T02 1,800m2
Entertainment (Type 2) Recreation,
T03 700m2
amusement & fitness
T04 Commercial Business (Type 1 Office) 580m2
T05 150m2
T06 150m2
T07 Industrial business Type 2 - Production, 150m2
T08 alteration, repackaging & repairing 150m2
T09 150m2
T10 150m2
T11 500m2
T12 325m2
T13 460m2
T14 Retail Business (Type 4) Showroom 500m2
T15 500m2
T16 500m2
T17 500m2
Entertainment (Type 2) Recreation,
680m2
T18 amusement & fitness
Commercial Business (Type 1 Office) 1,340m2
T19 Entertainment and Dining Business 118m2
T20 (Type 1) Food & Beverage 98m2
Total - 12,261m2 GLA
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Carparking Overview
A total of 347 car parking spaces and three (3) motorcycle spaces are proposed to be provided across
the site.
The Previous Approval included provision for 335 car parking and three (3) motorcycle parking spaces.
The total proposed parking supply exceeds that identified in the Previous Approval.
The proposed 350 parking space supply is allocated as follows:
• 315 general car parking spaces;
• 22 staff spaces located adjacent to the loading area;
• Three (3) motorcycle parking spaces;
• One (1) taxi pick up space;
• One (1) short term passenger / van loading bay (located near T18); and
• Eight (8) spaces for persons with a disability (PWD).
This proposed parking supply equates to an effective parking provision of One (1) parking space per
35m2 across the proposed development site.
Table 2 provides a summary of the recommended parking provisions for the proposed development
uses as outlined in The Noosa Plan, Division 13 – Driveways and Carparking Code (Driveways and
Carparking Code).
Table 2 Carparking Provision Recommendations – The Noosa Plan Driveway and Carparking Code
Proposed Recommended
Noosa Planning Scheme Use Provision Rate
Yield Spaces
2
Retail Business (Type 4) 1 space per 50m or part
7,845m2 157
Showroom thereof of use area
Entertainment (Type 2) 1 space per 20m2 or part
1,380m2 69
Recreation, amusement & fitness thereof of use area
1 space per 50m2 or part
thereof of use area up to
Industrial Business (Type 2) -
500m2
Production, alteration, repackaging & 900m2 14
+1 space per 100m2 or part
repairing
thereof of use area in
excess of 500m2
Commercial Business
1,920m2 96
(Type 1 Office) 1 space per 20m2 or part
Entertainment and Dining Business thereof of use area
216m2 11
(Type 1) Food & Beverage
Total 12,261m2 - 347
The results presented above indicate that the proposed parking provision meets the parking supply
recommended by the Driveways and Carparking Code.
Whilst Commercial Business (Type 2) – Medical is not detailed in the above table, we note that the
carparking provision rate is the same as the other likely uses for proposed tenancies T03 and T04 being
Commercial Business (Type 1) – Office; Industrial business – Type 2 Production, alteration, repacking and
repairing; and Entertainment (Type 2) – Recreation, amusement & fitness.
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These potential uses also have a recommended parking rate of 1 space per 20m2 or part thereof of use
area thus no additional parking demand is expected to be created, whilst acknowledging trip generation
may differ.
We also note the adjoining premises to the south located at 36-40 Hofmann Drive has been recently
approved as an integrated medical centre (Council reference: MCU19-0017) and is likely to be the focus
for consolidation of these land uses. Thus if this adjacent development proceeds to construction, it is
expected that there will be limited the demand for this Medical use on the subject site.
We also note that there is potential for parking demands to be reduced further when considering the
further interaction of the various uses across the site, including:
• The car parking on-site will also have elements of cross utilisation:
o Visitors to the retail / showroom uses or staff already on-site may visit several tenancies
in a single visit. These linked trips (e.g. Showroom / Food, Showroom / Showroom,
Office / Food and Gym / Office) would result in a reduced overall parking demand when
compared to singular use tenancies.
• The food and beverage uses are expected to provide a primarily ancillary function to the other
uses on site. The peak demand is expected to occur during the middle of the day or later in the
evening; and
• The Indoor Recreation (Children’s Play Centre) use is expected to be busier around the middle of
the day on both weekdays and weekends.
The proposed car parking provisions are expected to be appropriate to cater for a combination of land
uses due to the varying parking demands for the various potential uses proposed across the site.
Disability Carparking Review
The proposed development plan includes eight (8) PWD carparking spaces.
The Noosa Plan specifies that PWD carparking spaces are to comply with the Australian Standard for
Off-street Parking for People with Disabilities: (AS2890.6). AS2890.6 states that the PWD parking
provision is to comply with the Building Code of Australia (BCA). Noting the land uses proposed, the
BCA states that one (1) PWD space should be provided for every 50 car parking spaces or part thereof.
We reviewed the proposed PWD car parking provisions against the requirements of the BCA, as
summarised in Table 3.
Table 3 PWD Carparking Provision Review
Total Carparking
Provision Rate Required Provided Difference
Spaces Provided
1 PWD per 50 parking
347 carparking spaces 7 spaces 8 spaces +1
spaces
The proposed PWD parking provision therefore meets the provision requirements of AS2890.6.
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Motorcycle Parking Due to the nature of the proposed land uses (Showroom), it is anticipated that there would be limited demand for motorcycle parking on-site. The Retail Showroom uses proposed for a large portion of the site generally stock larger or bulky items, which are not feasible to be transported via motorcycle. We note that any customers or staff members that travel to the site on a motorcycle can utilise the proposed general car parking spaces. The limiting of dedicated motorcycle parking spaces to three (3) motorcycle spaces in favour of the retention of car parking spaces maximises the number of parking spaces available for all users to the site. That is, sharing of carparking spaces between motorcycles and cars is possible, but not the reverse. The number of motorcycle parking spaces proposed in the Previous Approval was also noted to be significantly less than the rate indicated in Councils’ Planning Scheme Policy 26. It is also noted that the centre use opposite the development site (Noosa Civic Shopping Centre) also provides limited dedicated motorcycle parking across a significantly larger site (less than 10 across the entire precinct). Furthermore, some car parking spaces could be converted to motorcycle spaces in the future if significant demands are observed during operation. Car Parking Summary The proposed car parking provisions are considered to be appropriate to meet the demands of the uses on-site. The proposed PWD car parking space provision is also compliant with the Driveways and Carparking Code. The reduced provision of dedicated motorcycle parking spaces is considered appropriate, noting the nature of the Proposed Development land uses and the ability of motorcycles to utilise car parking spaces. \\FILE\Projects\BLU0517\01\3. Deliverables\2. Letters\2.MinorChange\MinorChange2019_20 Hofmann Drive, Noosaville.docx Cambray Consulting Pty Ltd | Page 5
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Traffic Generation
We are of the opinion that the net change in traffic demands as a result of the Proposed Development
will be minor when compared with the traffic impacts previously assessed in the Revised Traffic Report
(September 2019). The Proposed Development traffic demands are also noted to be significantly lower
than traffic generation of the Masters development proposed in the Previous Approval (MCU12/0051).
The Proposed Development is not expected to result in an increase in traffic to the site, compared to the
Revised Traffic Reporting or the Previous Approval.
As part of the Previous Approval, Council specified traffic generation rates to be adopted for the
assessment for the Home Improvement Store and Retail Business (Type 4) Showroom Uses, as
summarised in Table 4. The RTA and/or the RMS Guide to Traffic Generating Developments (GTGD) rates
were adopted for the other proposed on-site uses.
Table 4 Adopted Trip Generation Rates
Saturday Noon Thursday PM
Land Use Units Source
Peak Hour Peak Hour
Home Improvement Store Trips per 100m2 of total Noosa
7.64 3.45
(Previous Approval) use area Council
Retail Business (Type 4) Trips per 100m2 of total Specified
4.0 2.5
Showroom use area Rate
Entertainment (Type 2)
Trips per 100m2 of total RTA GTGD
Recreation, amusement & 9 9
use area 2002
fitness
Industrial Business
(Type 2) Trips per 100m2 of total RMS GTGD
0.52 0.56
Business Park and use area 2013
Industrial Uses
Commercial Business Trips per 100m2 of total RMS GTGD
- 1.2
(Type 1) Office use area 2013
Entertainment and Dining
Business Trips per 100m2 of total RTA GTGD
5 5
(Type 1) Food & Beverage use area 2002
Café / Restaurant
The office uses on-site are not expected to generate significant peak hour vehicle trips on the weekend.
The adopted office use weekday PM generation rate is consistent with both the GTGD and traffic
generation data compiled by DTMR (Traffic Generation Data – 2006-2018).
The food uses on-site are expected to provide an ancillary function and therefore are not expected to
generate significant vehicle trips during the adjacent road peaks, the adopted rate is sourced from the
RTA GTGD rates for café / restaurant uses.
For the industrial uses, we conservatively adopted the weekday AM peak generation as outlined in RMS
GTGD rates for the Saturday Noon peak hour.
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The peak hour trip generation of the Previous Approval is summarised in Table 5.
Table 5 Previous Approval (MCU12/0051M) Development Trips
Saturday Noon Thursday PM
Land Use Yield (GFA)
Peak Hour Peak Hour
2
Home Improvement Store 9,822m 750 339
Retail Business (Type 4) 1,737m2 70 44
2
Total 11,559m 820 383
The peak hour trip generation of the Proposed Development is summarised in Table 6.
Table 6 Proposed Development Total Trips
Saturday Noon Thursday PM
Land Use Yield (GLA) Peak Hour Peak Hour
Total Trips Total Trips
Retail Business (Type 4) Showroom 7,845m2 314 196
Entertainment (Type 2)
1,380m2 124 124
Recreation, amusement & fitness
Industrial Business
(Type 2) 900m2 4.7 5
Business Park and Industrial Uses
Commercial Business
1,920m2 - 23
(Type 1 Office)
Entertainment and Dining Business
(Type 1) Food & Beverage 216m2 11 11
Café / Restaurant
Total 12,261m2 453 359
Based on the adopted trip generation rates, the proposed Retail Business (Type 4) development is
expected to generate in the order of 453 trips (in and out) during the Saturday noon peak period.
It is important to note, however, that not all trips associated with the development will be ‘new’ to the
local road network. As the retail portion of the development is expected to be convenience based, a
proportion of trips associated with this site will be drop-in trips. That is, some trips to and from the
development will be motorists travelling past or in close proximity to the development as part of
another trip (e.g. travelling home from work).
DTMR’s Guide to Assessment of Road Impacts of Development (GARID) Appendix F provides guidance in
relation to the proportion of new and ‘drop-in’ trips. The trip segmentation outlined in the GARID for
the proposed land use is summarised in Table 7.
Table 7 Adopted Trip Segmentation – GARID
Use New Diverted Drop-in Undiverted Drop-in
Retail
50% 22% 28%
Shopping Centre 3,000 – 20,000m2
Table 8 summarises the estimated segmented development traffic generation during each peak period.
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Table 8 Proposed Development Estimated Trip Generation by Trip Type
Trips
Peak Period
New Diverted Drop-in Un-Diverted Drop-in Total
Saturday AM Peak Hour 227 99 127 453
Thursday PM Peak Hour 180 79 100 359
This trip segmentation was incorporated within the SIDRA analysis documented in the Revised Traffic
Report (17th September 2019).
Comparison to Previous Approval and Revised Traffic Report (Sept 2019)
The difference in peak hour total trip generation between the Previous Approval (MCU12/0051) and the
Proposed Development is summarised in Table 9.
Table 9 Traffic Generation Comparison – Previous Approval & Proposed Development
Saturday Noon Thursday PM
Development Scenario
Peak Hour Total Trips Peak Hour Total Trips
Previous Approval 820 383
Proposed Development 453 359
Difference Total Trips -367 -24
The Proposed Development is expected to generate approximately 367 fewer trips that the Previous
Approval in the Saturday noon peak hour.
The Proposed Development is also expected to generate fewer trips to the Previous Approval in the
Thursday PM peak hour. As such, the Proposed Development is expected to have comparable or lesser
impact on the surrounding network than the traffic assessment associated with the Previous Approval.
It is important to note that no external road network upgrades were required as part of the Previous
Approval over the site. Given the Proposed Development is expected to generate lower traffic volumes
that the Previous Approval, no road network upgrades are considered to be required to support the
proposed development.
This was also supported by the findings of the SIDRA assessment documented in Section 11 of the
Revised Traffic Report (dated 17th September 2019).
The difference in adopted peak hour total trip generation between the Revised Traffic Report
assessment and the currently Proposed Development is summarised in Table 10.
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Table 10 Traffic Comparison – Revised Report Volumes & Currently Proposed Development Uses
Saturday Noon Thursday PM
Development Scenario
Peak Hour Total Trips Peak Hour Total Trips
Revised Traffic Report
Proposed Development 599 413
(September 2019)
Currently Proposed
Development Uses 453 359
(November 2019)
Difference Total Trips -146 -54
When compared to the traffic volumes previously assessed as part of the Revised Traffic Report, the
adopted uses are expected to generate considerably fewer vehicle trips than those adopted for the
previous SIDRA assessments. The currently Proposed Development configuration is not expected to
result in an increase in traffic to the site compared to the volumes identified in the Revised Traffic
Report (September 2019).
The findings of the SIDRA assessment are still therefore considered to be applicable (i.e. no external
works are required to support the proposed development).
Recommendation
Based on the above, we are of the opinion that there are no traffic engineering related matters to
preclude approval of the proposed development.
From a traffic perspective the updated proposed development is considered to represent a minor
change, as it is not expected to result in a significant increase in vehicle traffic to the site.
If you have any queries regarding the above information, please do not hesitate to contact the
undersigned on 07 3221 3503.
Yours faithfully,
Andrew Douglas
Director | Cambray Consulting Pty Ltd
BECivil (Hons) |MSc Env Man
FIEAust | CPEng | RPEQ 6691
Cambray Consulting has taken into account the particular instructions and requirements of Noosa Spotlight Property 2 Pty Ltd
and has taken care in the preparation of this report, however it neither accepts liability nor responsibility whatsoever in respect
of any use of this report by any third party, any third party whose interests may be affected by any decision made regarding the
contents of this report and / or any conclusion drawn resulting from omission or lack of full disclosure by Noosa Spotlight
Property 2 Pty Ltd, or their consultants.
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APPENDIX A
Updated Development Plan – The Buchan Group
Cambray Consulting Pty Ltd
[OCR of page images]
APPENDIX A
Updated Development Plan — The Buchan Group
Cambray Consulting Pty Ltd
Page 12
BUILDING 1 BUILDING 2 BUILDING 3
2965
SITE BOUNDARY SITE BOUNDARY
HRV - Heavy Rigid Vehicle
14155
TENANCY 03 TENANCY 04 05 06 07 08 09 10 TENANCY 11 ST
igid Vehicle
700 m² 580 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m² 500 m²
R
HRV - Heavy
FFL 8.00 FFL 8.00
FFL 8.20 FFL 8.40 FFL 8.40 FFL 8.60 FFL 8.80 FFL 8.80 FFL 9.00 22 S PH
F-EOT
T AFF
P ARK
IN G SP
ACE
S
HRV - Heavy Rigid Vehicle
HRV - Heavy Rigid Vehicle
M-EOT
TENANCY 12
2180
29 325m²
M ST
FFL 9.30 TENANCY 13
igid Vehicle
CUSTOMER CARPARKING 460m²
5
vy R
FFL 9.30 F
HRV - Hea
le
PWD
culated Vehic
14 18
SITE BOUNDARY
30
AV - Arti
TENANCY 01
2760m²
HRV - Heavy Rigid Vehicle 18 TENANCY
020 TENANCY le
FFL 9.30 ehiclaeted Vehic
26
98 m² 019 16
- He a vy ARVigi-dAVrticul
FFL 8.55 HRV
118 m²
FFL 8.65
HRV - Heavy Rigid Vehicle
16
CUS
TOM
Development Snapshot
ER C
AR P
AR K 196
ING 20
21 5
11
ADDRESSES (LOT & PLAN): LOT.1 - SP222982: 2-20 HOFMANN
11
TENANCY 14 DRIVE, LOT.4 - SP2465848: 2-18 HOFMANN DRIVE, NOOSA QLD
11 500m²
11 FFL 9.30 SITE AREA: 35, 762m²
HOFM
RY
A NN D 4
NDA
HRV - Heavy Rigid Vehicle RIVE 19 SITE COVER:
B OU
TENANCY 15 (PROPOSED): - 13, 330m²
SITE
5
500m²
FFL 9.30
PLOT RATIO:
(PROPOSED): - 0.37:1
4
TENANCY 18 (NLA) BUILDING HEIGHT:
ground level =680m²
5 TENANCY 16 (BUILDING 1): 7, 200m
177 level one = 680m²
500m²
level two = 660m² (BUILDING 2): 4, 800m
F-EOT
14
16
FFL 9.30 (BUILDING 3): 7, 200m
PWD
16
5
E5 (BUILDING 4): 11, 900m
FFL 8.65 C
M-EOT B3 AREAS:
HRV -
Heavy
TENANCY 17
Rigid
Vehicl
ST
e
500m²
BUILDING 1 -
0 GFA: 2, 780m²
4 49 FFL 9.30
GLA: 2, 680m²
HR V -
Heavy
BUILDING 2 -
R
FFL 9.10
igid V
ehicle
GFA: 230m²
GLA: 216m²
TENANCY 02
BUILDING 3 -
OAD
1800m²
GFA: 7, 810m²
KR
GLA: 7, 345m²
REE
IE C
BUILDING 4 (Gnd + Levels 1-2) -
EEN
GFA: 2, 365m²
GLA: 2, 020m²
TOTAL GFA: 13, 185m²
TOTAL GLA: 12, 261m²
13200
HRV - Heavy Rigid Vehicle
CARPARKS PROVIDED:
347 TOTAL (inclusive of) -
8 PWD SPACES
AV - Articul
1 TAXI/ SHARE RIDE BAY
ated Vehicl
e
MOTORCYCLE PARKING PROVIDED:
3 TOTAL
BIKE RACKS: 69
Rev. Date Description Iss. Appr. Do not scale this drawing. Verify all dimensions on site before commencing Project Status Drawing Title
any work. Copyright © 2019 Buchan. This drawing remains the property of
6
7
02.09.19
04.09.19
TRAFFIC AMENDMENT
GENERAL REVISION
AJ
AJ
PS
PS
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden.
NOOSA MARKETPLACE Date Plotted
OVERALL GROUND FLOOR PLAN
18/11/2019 5:15:26 PM
LOT.1 - SP222982: 2-20 HOFMANN DRIVE, LOT.4 - SP2465848:
8 12.09.19 CONSULTANT COORDINATION AJ PS
9 17.09.19 CONSULTANT COORDINATION AJ PS Date Issued
18.11.19
2-18 HOFMANN DRIVE, NOOSA QLD
10 23.09.19 REVISED DEVELOPMENT AJ PS File N
APPLICATION Scale
As indicated
11 25.09.19 ADDITIONAL INFORMATION AJ PS
12 09.10.19 TRAFFIC AMENDMENT AJ PS Project Number @A1 Drawing Number Revision Brisbane Studio
0 10 20 40 60M
+ 61 7 3859 9222 / buchangroup.com.au
13 18.11.19 GENERAL AMENDMENT AJ PS
716159 A-DA-0100 13