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11. Appendix H - Traffic Impact Assessment
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CAMBRAY CONSULTING TRAFFIC ENGINEERING + TRANSPORT PLANNING 2 – 18 & 20 Hofmann Drive, Noosaville Proposed Retail Business Centre TRAFFIC IMPACT ASSESSMENT REPORT Prepared For Blueprint Australia 16th May 2019
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Full text of sections 2 to 29 (of 39)
Section 2
Contents 1.0 Introduction ........................................................................................................................... 4 1.1 Development Overview.................................................................................................................... 4 1.2 Scope of Works................................................................................................................................. 6 1.3 Limits of Report ................................................................................................................................ 6 1.4 Safety in Design ................................................................................................................................ 6 1.5 Qualifications.................................................................................................................................... 6 2.0 Context .................................................................................................................................. 7 2.1 Site Location ..................................................................................................................................... 7 2.2 Surrounding Road Network .............................................................................................................. 7 3.0 Development Summary .......................................................................................................... 8 3.1 Site History ....................................................................................................................................... 8 3.2 Development Comparison ............................................................................................................... 8 4.0 Development Access .............................................................................................................. 9 4.1 Overview .......................................................................................................................................... 9 4.2 Access 1 – Hofmann Drive / Noosa Business Centre Access / Development Access ....................... 9 4.3 Access 2 – Hofmann Drive / Proposed Development Access........................................................... 9 4.4 Access 3 – Eenie Creek Road Service Road / Service Vehicle Access ............................................... 9 5.0 Servicing .............................................................................................................................. 10 5.1 Overview ........................................................................................................................................ 10 5.2 Review ............................................................................................................................................ 10 5.3 Summary ........................................................................................................................................ 12 6.0 Carparking ........................................................................................................................... 13 6.1 Overview ........................................................................................................................................ 13 6.2 Review ............................................................................................................................................ 13 6.2.1 Variation in Uses ............................................................................................................................ 15 6.3 Disability Carparking Review .......................................................................................................... 15 6.4 Motorcycle Parking ........................................................................................................................ 16 6.5 Summary ........................................................................................................................................ 16 7.0 Bicycle Parking ..................................................................................................................... 17 7.1 Overview ........................................................................................................................................ 17 7.2 Review ............................................................................................................................................ 17 7.3 Summary ........................................................................................................................................ 17 8.0 Site Layout Review ............................................................................................................... 18 9.0 Operational Assessment ....................................................................................................... 19 9.1 Estimated Traffic Demands ............................................................................................................ 19
Section 3
9.2 Summary ........................................................................................................................................ 20 10.0 Summary ............................................................................................................................. 21 Appendices Appendix A Proposed Development Plan – The Buchan Group Appendix B Proposed Noosa Marketplace Definition – Urbis Appendix C Approved Development Plan (MCU12/0051) – Leffler Simes Architects Appendix D Swept Path Analyses – Cambray Consulting
Section 4
20 Hofmann Drive, Noosaville | Traffic Impact Assessment
1.0 Introduction
Cambray Consulting Pty Ltd (Cambray) was engaged by Blueprint Pty Ltd to provide traffic engineering
advice in relation to a proposed Retail Business centre, to be located at 2 – 18 & 20 Hofmann Drive,
Noosaville.
1.1 Development Overview
The site had a previous approval for a mixed use development which included Home Improvement Store
and Retail Business (Type 4) – Showroom Uses (MCU12/0051)(Previous Approval). However, this
development did not proceed and therefore the site remains vacant. Further discussion in relation to
the Previous Approval and the proposed development is included in Section 3.0.
A copy of the proposed development plan is included at Appendix A.
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 Appendix B.
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.
The proposed development (Proposed Development) consists of a mix of uses including:
Retail Business (Type 4) – Showroom;
Retail Business (Type 2) – Shop;
Entertainment (Type 2) – Recreation, amusement & fitness;
Commercial Business (Type 1) – Office; and
Entertainment and Dining Business (Type 1) – Food & Beverage.
A summary of the Proposed Development yields is provided in Table 1.1.
We note that this represents one scenario for the anticipated leasing arrangements and interactions of
the uses. The final tenancy layout and mix of uses will be subject to commercial considerations and any
relevant conditions placed upon the development, if approved.
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Table 1.1 Proposed Development Yields
Tenancy Use Yield (m2 Floor Area NLA)
T01 2,800m2
Retail Business (Type 4) Showroom
T02 1,800m2
T03 Entertainment (Type 2) Recreation, amusement & fitness 730m2
T04 Retail Business (Type 4) Showroom 580m2
T05 150m2
T06 150m2
T07 150m2
T08 Retail Business (Type 2) 150m2
T09 Business / Retail Incubator (Shop) 150m2
T10 150m2
T11 150m2
T12 150m2
T13 550m2
Retail Business (Type 4) Showroom
T14 350m2
T15 200m2
Retail Business (Type 2)
T16 200m2
Business / Retail Incubator (Shop)
T17 200m2
T18 500m2
T19 500m2
Retail Business (Type 4) Showroom
T20 500m2
T21 500m2
Retail Business (Type 4) Showroom 615m2
T22
Commercial Business (Type 1 Office) 1095m2
T23 Entertainment and Dining Business 120m2
T24 (Type 1) Food & Beverage 150m2
Total - 12,540m2 GFA
Additionally, it is noted that there are opportunities for additional range of uses to be included within
certain tenancies, including but not limited to:
Industrial business type 1 Warehouse (where not storage)
Industrial business type 2 - Production, alteration, repackaging & repairing (where small-scale /
low emissions)
Entertainment & Dining Type 3 Bar
Commercial Business – Type 2 Medical
Commercial Business - Type 3 Veterinary
The servicing, car parking requirements and estimated traffic demand sections of this report clarify how
the development responds to these matters to achieve ultimate flexibility for a range of future tenants.
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1.2 Scope of Works
As part of preparing this report, we undertook the following scope of works:
An assessment of the physical layout of the site from a traffic perspective, taking into
consideration:
o Vehicle access arrangements;
o Carparking provision;
o Carpark layout and on-site vehicle circulation arrangements; and
o Servicing requirements and vehicle swept path analyses.
A qualitative assessment of traffic impacts associated with the proposed development
compared to the previous approval; and
A comparative review of the proposed development against the current Home Improvement
Store and Retail Business development approval (Previous Approval).
The results are outlined in the following sections.
1.3 Limits of Report
This report takes into account the particular instructions and requirements of our client. Cambray
Consulting Pty Ltd 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 the client, or the
clients’ consultants.
1.4 Safety in Design
Within our scope, we have identified safety in design issues and potential hazards, whenever reasonably
practicable within our field of expertise. Due to our limited and upfront role on this project, it is not
reasonably possible to identify all potential hazards which may occur throughout the life of a project,
including during detailed design and construction activities. It is strongly recommended that safety in
design issues are reviewed during all ensuing design and construction stages of the project.
1.5 Qualifications
This report was prepared by:
Andrew Douglas, Director – BE Civil (Hons), MSc Env Man, FIEAust, CPEng, RPEQ 6691; and
Matt Grierson, Transport Engineer – BE Civil.
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2.0 Context
2.1 Site Location
The subject site is located at 2-18 and 20 Hofmann Drive, Noosaville, and is formally described as Lot 4
on SP246584 and Lot 1 on SP222982. The site is located within the Noosa Shire Council (Council) local
government area.
The site location is indicatively illustrated in Figure 2.1
Figure 2.1 Site Location ©State of Queensland 2017 includes material
© Airbus DS 2013-17, all rights reserved
2.2 Surrounding Road Network
Key characteristics of the road network surrounding the site are summarised in Table 2.1.
Table 2.1 Road Network Overview
Road Jurisdiction Hierarchy Existing Cross Section Speed Limit
Eenie Creek Road Arterial Road Four lane divided road 60 km/h
Hofmann Drive Council Local Road Two lane divided road 50 km/h
Walter Hay Drive Arterial Road Two lane divided road 60 km/h
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3.0 Development Summary
3.1 Site History
The site had a previous approval for a mixed use development (MCU12/0051) (Previous Approval). The
Development Application (DA) was approved by the Planning and Environment Court (Appeal No.1505
of 2013) and included a Masters Home Improvement Store (9,277m2 GFA) and a Retail Business (Type 4)
Showroom Store (1,737m2 GFA).
Cambray prepared the Traffic Impact Assessment for Hydrox Nominees Pty Ltd (dated 27th April 2012)
which was submitted as part of the DA. We also prepared a letter (dated 15th October 2012) which
responded to a Request for Information issued by Council.
The traffic analyses we prepared as part of the DA that led to the Previous Approval indicated that the
assessed intersections would operate satisfactorily with the additional traffic demands associated with
the Previous Approval.
The previously approved plan is reproduced in Appendix C.
3.2 Development Comparison
The existing approval for the Home Improvement Store use is to be changed to a mix of uses. Table 3.1
provides a comparison between the Previous Approval development yields and the now Proposed
Development yields.
Table 3.1 Proposed Land Uses
Previous Approval Yield Proposed Development Yield
Land Use
(MCU12/0051) NLA
Masters Home Improvement Store 9,822m2 -
Retail Business (Type 4) Showroom 1,737m2 8,645m2
Retail Business (Type 2) Shop 1,800m2
Commercial Business (Type 1) Office - 1,095m2
Entertainment (Type 2)
- 730m2
Recreation, amusement & fitness
Entertainment and Dining Business
- 270m2
(Type 1) Food & Beverage
Total 11,559m2 12,540m2
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4.0 Development Access
4.1 Overview
Vehicular access to the Proposed Development is proposed to be consistent with the Previous Approval.
The proposed access arrangements are outlined below:
Access 1 – All-movements access via the western leg of the Hofmann Drive / Noosa Shire
Business Centre Access roundabout;
Access 2 – All-movements access via Hofmann Drive; and
Access 3 – Entry access for trucks / service vehicles only via Eenie Creek Road Service Road.
4.2 Access 1 – Hofmann Drive / Noosa Business Centre Access /
Development Access
There is an existing stub road on the western side of the Hofmann Drive roundabout. The
proposed development access is to match into the existing alignment of this road stub, consistent with
the Previous Approval.
This access is to be all-movements and cater for cars entry/egress and service vehicle egress.
4.3 Access 2 – Hofmann Drive / Proposed Development Access
Access 2 is proposed to be configured as per the Previous Approval. Currently, there is a break in the
median and a short channelised right turn treatment was formed up on the southbound approach.
The driveway is proposed to be constructed generally in accordance with The Noosa Plan, Division 13 –
Driveways and Carparking Code (Driveways and Carparking Code), which requires that driveways comply
with relevant Australian Standards (i.e. AS2890.1 and AS2890.2).
Swept paths analyses was undertaken to understand if the currently proposed access configuration is
adequate to accommodate the design vehicles associated with the Proposed Development. The
analyses indicated that the access can appropriately accommodate the adopted design vehicles and a
copy of the swept path analyses is included in Appendix D.
4.4 Access 3 – Eenie Creek Road Service Road / Service Vehicle Access
Access 3 is proposed to be a truck / service vehicle access only. Vehicles are to enter the service area
from the end of the Eenie Creek Road Service Road cul-de-sac. There is an existing driveway stub
extending from the cul-de-sac to the boundary of the development site and Access 3 is proposed to
match into this existing section of driveway, consistent with the Previous Approval.
Swept paths analyses was undertaken to understand if the currently proposed access configuration is
adequate to accommodate design vehicles. The analyses indicated that the access can appropriately
accommodate the adopted design vehicles and a copy of the swept path analyses is included in
Appendix D.
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5.0 Servicing
5.1 Overview
Figure 4.1 identifies the various tenancy servicing areas and the service vehicles proposed.
Figure 5.1 Servicing Areas
The proposed servicing areas were configured to accommodate the following vehicles:
19m Articulated Vehicle (AV); and
12.5m Heavy Rigid Vehicle (HRV).
The proposed servicing arrangements vary from the Previous Approval. The variations in servicing are
due to the segmentation of the larger single Masters Home Improvement tenancy into several smaller
Retail and Showroom uses.
Additional loading areas proposed are to be provided to facilitate servicing of the additional tenancies.
5.2 Review
Consultation with the client was undertaken to assist in identifying the types of vehicles that will be
required to service the proposed tenancies. Based on inputs from the client, the proposed service areas
are considered appropriate to accommodate the required service vehicles and to meet expected
servicing demands. The client has identified that they require the site to be serviced by 12.5m Heavy
Rigid Vehicles (HRV).
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Table 5.1 provides a summary of the adopted design vehicles for each tenancy.
Table 5.1 Adopted Service Vehicles
Tenancy Use Adopted Service Vehicle
T1 19m AV
Retail Business Type 4 (Showroom)
T2 12.5m HRV
Entertainment (Type 2)
T3 12.5m HRV
Recreation, amusement & fitness
T4 Retail Business Type 4 (Showroom) 12.5m HRV
T5
T6
T7
T8 Retail Business (Type 2)
12.5m HRV
T9 Business / Retail Incubator (Shop)
T10
T11
T12
T13
Retail Business Type 4 (Showroom) 12.5m HRV
T14
T15
Retail Business (Type 2)
T16 12.5m HRV
Business / Retail Incubator (Shop)
T17
T18
T19 Retail Business Type 4
12.5m HRV
T20 (Showroom)
T21
Retail Business Type 4 (Showroom) 12.5m HRV
T22
Commercial Business (Type 1 Office) Van (B99)
T23 Entertainment and Dining Business
12.5m HRV
T24 (Type 1) Food & Beverage
Swept path analyses were undertaken illustrating design vehicles accessing the services areas. The
analyses indicated that the service areas can appropriately accommodate the design vehicles and all
design vehicles can enter and exit the site in a forward gear. Based on the above, the proposed
servicing arrangements are considered to be acceptable.
A copy of the analyses is included in Appendix D.
We do however recommend that servicing of tenancies by larger vehicles such as 12.5m HRVs and 19m
AVs occur outside of peak trading hours due to the manoeuvring space required. These vehicles are also
required to traverse some carpark circulation/parking aisles.
In terms of other land uses that may be approved, and as detailed in Section 1.1 above, the servicing
arrangements would be generally consistent to those mentioned with the exception of any small,
industry type incubator tenancies.
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Section 12
20 Hofmann Drive, Noosaville | Traffic Impact Assessment There are a range of tenancies in Building 1 (T03 to T13) that are envisaged as a curated cottage industry or production spaces. Of these eight (8) tenancies are 150m2, whilst the remaining three (3) tenancies are 730m2, 580m2 and 500m2 respectively. As any possible manufacturing / production type incubator tenancies in Building 1 are generally of a small scale the likelihood is that the proposed servicing arrangements are expected to be appropriate. The smaller tenancies could be serviced by a small van (B99), which would enter and exit the site similar to a private vehicle and allow for direct loading from the adjoining car parks (on an unreserved basis or with a time parking management system / temporary loading area). For any larger deliveries, the proposed servicing areas adjacent to tenancies T03 to T13, and the pedestrian connection allow for direct access to each tenancy. Any deliveries would be for only a short period, and unlikely to interrupt regular customer activities at the site given the wider car parking arrangements. 5.3 Summary The proposed servicing arrangements, subject to the recommendations above, are considered to be appropriate from a traffic engineering perspective, and are considered compliant The Noosa Plan, Division 13 – Driveways and Carparking Code requirements. \\FILE\Projects\BLU0517\01\3. Deliverables\1. Reports\2.TIA 2019\TIA_20 Hofmann Drive, Noosaville.docx Cambray Consulting Pty Ltd | Page 12
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20 Hofmann Drive, Noosaville | Traffic Impact Assessment
6.0 Carparking
6.1 Overview
A total of 356 carparking spaces are proposed to be provided across the site.
The Previous Approval included provision for 335 carparking and four (4) motorcycle parking spaces. The
total proposed parking supply therefore exceeds that identified in the Previous Approval.
6.2 Review
The proposed 356 carparking spaces are allocated as follows:
328 general spaces;
20 staff spaces located adjacent to the loading area; and
Eight (8) spaces for persons with a disability (PWD)
Table 6.1 provides a summary of the recommended parking provision as outlined in The Noosa Plan,
Division 13 – Driveways and Carparking Code (Driveways and Carparking Code).
Table 6.1 Carparking Provision Requirements – Driveways and Carparking Code
Proposed Recommend
Use Provision Rate
Yield Spaces
Retail Business (Type 4) 1 space per 50m2 or part
8,645m2 173
Showroom thereof of use area
Entertainment (Type 2)
730m2 36.5
Recreation, amusement & fitness
Retail Business (Type 2)
1,800m2 90
Business / Retail Incubator (Shop) 1 space per 20m2 or part
Commercial Business thereof of use area
1,095m2 55
(Type 1 Office)
Entertainment and Dining Business
270m2 13.5
(Type 1) Food & Beverage
Total 12,540m2 - 368
The results presented above indicate that the proposed parking might result in a shortfall of 12 (~3%)
carparking spaces when compared to the minimum provision recommended by the Driveways and
Carparking Code.
The peak parking demand periods of the site are expected to vary dependant on the uses. Based on the
varying peak periods we expect that some sharing of available parking across the site will occur.
The carparking on site will have an element of cross utilisation. Visitors to the retail uses and staff
already on site may visit several tenancies in a single visit. These linked trips (e.g. Shop/Food,
Shop/Shop, and Shop/Showroom) would result in a reduced overall parking demand when compared to
singular uses tenancies would. We have conservatively adopted a 5% reduction in peak parking
demands for the proposed retail uses to take into account some of these linked parking arrangements.
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We have undertaken a review of the potential parking demand arrangements, considering the Noosa
Plan parking recommendations and the following demand reductions:
A 5% reduction in retail parking demands due to sharing of the parking spaces across on site
tenancies (Shop / Showroom);
Office uses typically experience their peak demands during the week (i.e. business hours 8am –
5pm Monday - Friday) and are expected to be quiet or closed during weekend periods (adopt a
weekend usage of 10%); and
A summary of the potential weekday and weekend peak parking demands based on the above is
provided in Table 6.2.
Table 6.2 Carparking Demand Estimates – Shared Parking Review
Potential
Potential
Noosa Plan Estimated Parking Estimated
Parking
Use Recommended Weekday Weekday Weekend
Weekend
Spaces Demand Middy Demand
Demands
Demands
Retail Business (Type 4)
173 95% 165 100% 165
Showroom
Entertainment (Type 2)
Recreation, amusement & 36.5 100% 36.5 100% 36.5
fitness
Retail Business (Type 2)
Business / Retail Incubator 90 95% 86 95% 86
(Shop)
Commercial Business
55 100% 55 10% 6
(Type 1 Office)
Entertainment and Dining
Business 13.5 100% 13.5 100% 13.5
(Type 1) Food & Beverage
Total 368 - 356 - 307
Based on the above review the proposed parking supply is considered to be appropriate to service the
development.
We also note that there is a potential for parking demands to be reduced further when considering the
further interaction of the various uses across the site, including:
The proposed Showroom uses are typically quieter during weekday periods and experience peak
demands during weekend periods;
Shop uses are typically quieter during weekday morning/noon periods and busier on Thursday
evenings and around noon on weekends;
The Food & Beverage uses on site are expected to provide a primarily ancillary function to the
other uses on site. The peak demand is expected to be occur during the middle of the day; and
The Indoor Recreation use is expected to be busier around the middle of the day on both
weekdays and weekends.
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6.2.1 Variation in Uses
In terms of other proposed land uses that may be approved, as detailed in Section 1.1, the car parking
requirements are expected to be generally consistent to those proposed. Other potential land uses
proposed have a car parking recommended provision rates that are the same or lower, than those
adopted in Table 6.2 such as:
Commercial Business – Type 2 Medical = 1 space per 20m2
Commercial Business – Type 3 Veterinary = 1 space per 20m2
Industrial business – Type 1 Warehouse (where not storage) = 1 space per 50m2
Industrial Business – Type 2
o 1 space per 30m2 upto 150m2;
o 1 space per 50m2 upto 500m2;
The exception would be the inclusion of small, industry type incubator tenancies or hybrid offers that
might include an Entertainment & Dining Type 3 Bar use within them. For example a craft brewery
(Industrial Business – Type 2) which might also include an associated bar / food and beverage use
(Entertainment & Dining Type 3 Bar).
The parking rates for industrial uses use such as a craft brewery would have a varying parking demand
depending on the internal configuration:
Industrial Business – Type 2
o 1 space per 30m2 upto 150m2;
o 1 space per 50m2 upto 500m2;
Entertainment & Dining – Type 3 Bar
o 1 space per 10m2 of use area.
The internal configurations of a brewery is expected to achieve a balance in internal use areas to
achieve appropriate parking.
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.
6.3 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). The 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 carparking spaces or part thereof.
We reviewed the proposed PWD carparking provisions against the requirements of the BCA as
summarised in Table 6.2.
Table 6.2 PWD Carparking Provision Review
Total Spaces Provided Provision Rate Required Provided Difference
356 spaces 1 PWD per 50 parking spaces 7.2 spaces 8 spaces -
The proposed PWD parking provision therefore meets the provision requirements of AS2890.6.
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20 Hofmann Drive, Noosaville | Traffic Impact Assessment 6.4 Motorcycle Parking Due to the nature of the proposed land uses, it is anticipated that there would be limited demand for motorcycle parking onsite. We note that any customers or staff members that travel to the site on a motorcycle can utilise carparking spaces. It is noted that the number of motorcycle parking spaces proposed in the Previous Approval was less than the required rate indicated in Councils’ Planning Scheme Policy 26. Furthermore, some carparking spaces could be converted to motorcycle spaces if conditioned whilst maintaining a carparking provision which meets Driveways and Carparking Code requirements. 6.5 Summary The proposed carparking provisions are considered to be appropriate to meet the demands of the uses onsite. The proposed PWD carparking space provision is also compliant with the Driveways and Carparking Code. The proposed reduced provision of motorcycle parking spaces is considered appropriate noting the nature of the Proposed Development land use. \\FILE\Projects\BLU0517\01\3. Deliverables\1. Reports\2.TIA 2019\TIA_20 Hofmann Drive, Noosaville.docx Cambray Consulting Pty Ltd | Page 16
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7.0 Bicycle Parking
7.1 Overview
The development includes end of trip facilities and current provisions include 22 bicycle parking spaces.
The proposed bicycle spaces are to be located adjacent to the T22 tenancy.
7.2 Review
The recommended bicycle parking provisions have been calculated based on the rates identified in
Austroads Guide to Traffic Engineering Practice, Part 14 – Bicycles (Austroads Cycling Guide) and a
summary of the recommended provision is provided in Table 7.3.
Table 7.3 Bicycle Parking Review – Austroads Cycling Guide
Austroads Rate Number Bicycle Spaces
Land Use Yield
Staff Visitor Staff Visitor Total
Drive In
12,540m2 1 / 300m2 1 / 500m2 42 25 67
Shopping Centre
Total 12,540m2 - - 42 25 67
We understand that the end of trip facilities will be located in at ground level within the T22 tenancy as
identified in drawing A-DA-0100 which has been prepared by The Buchan Group. A copy of this drawing
is included in Appendix A.
Austroads notes that it can be appropriate to provide 50% of the recommended provisions at the initial
development stage and provide additional bicycle parking as demand is realised. There is sufficient
space on site to provide bicycle parking as required to meet the provisions outlined above.
7.3 Summary
The proposed bicycle parking and end of trip facilities are expected to comply with the requirements of
The Noosa Plan Division 3 Business Uses Code. The proposed provisions are considered to be acceptable
from a transport engineering perspective.
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8.0 Site Layout Review
The traffic elements of the site layout were reviewed against the following Australian Standards:
AS2890.1: Off-street Parking (AS2890.1);
AS2890.2: Off-street Commercial Vehicle Facilities (AS2890.2); and
AS2890.6: Off-street Parking for People with Disabilities (AS2890.6).
The results are summarised in Table 8.1.
Table 8.1 Geometric Review
Parameter Proposed AS2890 Requirement Compliant
Carpark Dimensions
2.6m x 5.4m (min) 2.6m x 5.4m
(General)
Carpark Dimensions
2.4m x 5.4m (min) 2.4m x 5.4m
(PWD)
PWD Shared Area Dimensions 2.4m x 5.4m (min) 2.4m x 5.4m
Loading Bay Dimensions
19.0m x 3.5m 19.0m x 3.5m
(19m AV)
Loading Bay Dimensions
12.5m x 3.5m 12.5m x 3.5m
(12.5m HRV)
Carparking Aisle Width 6.2m (min) 6.2m
Our review indicated that the development layout generally complies with the requirements of
Australian Standards (AS2890.1, AS2890.2 and AS2890.6).
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Section 19
20 Hofmann Drive, Noosaville | Traffic Impact Assessment
9.0 Operational Assessment
9.1 Estimated Traffic Demands
We are of the opinion that the net change in traffic demands as a result of the Proposed Development
will be relatively minor when compared with the Previous Approval and, as such, a detailed traffic
impact assessment (SIDRA) is not warranted in this instance.
Whilst a detailed traffic impact assessment was not undertaken, we quantified the potential change in
traffic demands which may occur as a result of the Proposed Development compared with 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 9.1. RTA and RMS Guide to Traffic Generating Developments (GTGD) rates have
been adopted for the other proposed onsite uses.
Table 9.1 Adopted Trip Generation Rates
Saturday
Thursday PM
Land Use Noon Units Source
Peak Hour
Peak Hour
Trips per 100m2 of total Noosa
Home Improvement Store 7.64 3.45
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
Retail Business (Type 2)
Business / Retail Trips per 100m2 of total RTA GTGD
10.7 4.6*
Incubator (Shop) use area 2002
Speciality Shops
Commercial Business - Trips per 100m2 of total RMS GTGD
1.2
(Type 1) Office use area 2013
The office uses on site are not expected to generate significant vehicle trips during the weekend. The
food uses on site are expected to provide an ancillary function and therefore not expected to generate
significant vehicle trips during the adjacent road peaks.
The peak hour trip generation of the Previous Approval is summarised in Table 9.2.
Table 9.2 Previous Development Approval Trips
Saturday Noon Thursday PM
Land Use Yield (GFA)
Peak Hour Peak Hour
Home Improvement Store 9,822m2 750 339
Retail Business (Type 4) 1,737m2 70 44
2
Total 11,559m 820 383
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Section 20
20 Hofmann Drive, Noosaville | Traffic Impact Assessment
The peak hour trip generation of the Proposed Development is summarised in Table 9.3.
Table 9.3 Proposed Development Trips
Saturday Noon Thursday PM
Land Use Yield (GFA)
Peak Hour Peak Hour
Retail Business (Type 4) Showroom 8,645m2 346 216
Entertainment (Type 2)
730m2 66 66
Recreation, amusement & fitness
Retail Business (Type 2)
Business / Retail Incubator (Shop) 1,800m2 193 83
Speciality Shop
Commercial Business
1,095m2 - 13
(Type 1 Office)
Total 12,540m2 605 378
The difference in peak hour trip generation between the Previous Approval and the Proposed
Development is summarised in Table 9.4.
Table 9.4 Traffic Generation Comparison – Previous Approval & Proposed Development
Saturday Noon Thursday PM
Development Scenario
Peak Hour Peak Hour
Previous Approval 820 383
Proposed Development 605 378
Difference -215 -5
In terms of other potential land uses that may be approved on site, and as detailed in Section 1.1, the
estimated traffic demands are expected to be generally comparable to the above estimates.
9.2 Summary
Based on the Council-recommended trip generation rates, the proposed Retail Business (Type 4)
development is expected to generate in the order of 605 trips (in and out) during the Saturday noon
peak period.
The Proposed Development is expected to generate approximately 200 fewer trips that the Previous
Approval in the Saturday peak period. The development is also expected to generate comparable trips
to the Previous Approval in the Thursday PM Peak.
As such, the Proposed Development is expected to have comparable 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.
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Section 21
20 Hofmann Drive, Noosaville | Traffic Impact Assessment
10.0 Summary
Key findings of this report are summarised below:
The proposed access arrangements are generally consistent with the Previous Approval;
The proposed carparking supply is expected to be appropriate to support the development.
The proposed servicing strategy is considered to be appropriate to support the development;
The development layout is generally compliant with The Noosa Plan, Division 13 – Driveways
and Carparking Code; and
Peak hour traffic generation associated with the Proposed Development is expected to be lower
than that of the Previous Approval. No external road network upgrades are considered to be
required to support the Proposed Development.
Please do not hesitate to contact the undersigned on 07 3221 3503 if you have any queries regarding
the above.
Yours faithfully,
Andrew Douglas
Director | Cambray Consulting Pty Ltd
BECivil (Hons) |MSc (Env Man)
FIEAust | CPEng | RPEQ 6691
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Section 22
APPENDIX A
Proposed Development Plan – The Buchan Group
Cambray Consulting Pty Ltd
[OCR of page images]
APPENDIX A
Proposed Development Plan — The Buchan Group
Sennen ener
Cambray Consulting Pty Ltd
Section 23
1 Sim
A-DA-1100 1
A-DA-1101
ONE WAY SERVICE AISLE
TRANSFORMER PUMP HOUSE SPRINKLERS
WATER TANK
2 1 3 2 2
A-DA-1200 A-DA-1200 A-DA-1200 A-DA-1203 A-DA-1205
SITE BOUNDARY SITE BOUNDARY
RL 9.0
RL 8.5 PH
TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY 13 ST
03 04 05 06 07 08 09 10 11 12 500 m²
730 m² 580 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m² 20 S
T AFF
P ARK
IN G SP
TENANCY 14 RL 8.7 ACE
S
350m²
2x HRV LOADING TENANCY
15 TENANCY
200m² 16 TENANCY
CUSTOMER CARPARKING 200m² 17
200m²
RL 6.5
SITE BOUNDARY
TENANCY 01
2800m²
TENANCY
024 TENANCY RL 9.5
150 m² 023
120 m²
RL 8.0
RL 8.8
CUS
TOM
ER C
AR P
AR K
ING
RL 6.0
Development Snapshot
RL 8.8 TENANCY 18
500m²
RL 8.2
HOFM RL 8.8 ADDRESSES (LOT & PLAN): LOT.1 - SP222982: 2-20 HOFMANN
ANN DRIVE, LOT.4 - SP2465848: 2-18 HOFMANN DRIVE, NOOSA QLD
DRIV
E TENANCY 19
500m² SITE AREA: 35, 762m²
EXTENSION OF EXISTING PEDESTRIAN CONNECTON INTO
PROPOSED DEVELOPMENT PROPOSED MAIN CARPARK ENTRY/ EXIT & SITE COVER:
SERVICE ENTRY/ EXIT
(PROPOSED): - 13, 560m²
PROPOSED SECONDARY CARPARK ENTRY/ EXIT & TENANCY TENANCY 20 PLOT RATIO:
SERVICE ENTRY/ EXIT 500m²
(PROPOSED): - 0.37
RY
BICYCLE PARKING
NDA
CORE TO TENANCY
LOCATION (22 SPACES)
22
B OU
FUTURE DETAIL RL 7.5
615m² BUILDING HEIGHT:
SITE
END OF TRIP FACILITIES (BUILDING 1): 7, 200m
TO FUTURE DETAIL
(BUILDING 2): 4, 800m
TENANCY 21 (BUILDING 3): 13, 845m
500m²
(BUILDING 4): 15, 000m
AREAS:
EXTENSION OF EXISTING PEDESTRIAN
CONNECTON INTO PROPOSED DEVELOPMENT BUILDING 1 -
NLA: 3, 010m²
GFA: 3, 020m²
RL 8.8
AD
PROVISION MADE FOR VEHICLE TURN
AROUND TENANCY 02
RO
1800m² BUILDING 2 -
RL 8.0 NLA: 270m²
3
K
GFA: 275m²
REE
SERVICE VEHICLES ONLY A-DA-1203
IE C
BUILDING 3 -
NLA: 7, 550m²
EEN
GFA: 7, 960m²
BUILDING 4 (Gnd + Levels 1-3) -
RL 9.0
NLA: 1, 710m²
GFA: 1, 950m²
MIN. 13.3m TURNING RADIUS REQ. FOR AV
VEHICLES TO TRAFFIC CONSULTANT DETAILS
TOTAL NLA: 12, 540m²
TOTAL GFA: 13, 205m²
CARPARKS PROVIDED: 356
BIKE RACKS: 22
Rev. Date Description Iss. Appr. Do not scale this drawing. Verify all dimensions on site before commencing Project Status Drawing Title
NOOSA MARKETPLACE
any work. Copyright © 2019 Buchan. This drawing remains the property of
1 14.05.19 FINAL ISSUE AJ PS
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden. Date Plotted
15/05/2019 4:14:54 PM
File
LOT.1 - SP222982: 2-20 HOFMANN DRIVE, LOT.4 - SP2465848: Date Issued
14.05.19
N OVERALL GROUND FLOOR PLAN
2-18 HOFMANN DRIVE, NOOSA QLD Scale
As indicated
Project Number @A1 Drawing Number Revision Brisbane Studio
0 10 20 40 60M
+ 61 7 3859 9222 / buchangroup.com.au
716159 A-DA-0100 1
Section 24
2 1
A-DA-1200 A-DA-1200 3
A-DA-1200
SITE BOUNDARY
RL 9.0
TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY TENANCY 13
A-D 5
le
Rigid Vehic
03 04 05 06 07 08 09 10 11 12 550 m² A-1
300
HRV - Heavy
730 m² 580 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m² 150 m²
2x HRV LOADING
HRV - Heavy Rigid Vehicle
HRV - Heavy Rigid Vehicle
2 3
icle
6200
y Rigid Veh
A-DA-1300 CUSTOMER CARPARKING 6200 A-DA-1300
A-D 4
HRV - Heav
A-13
0
A-D 3
0
RL 6.5 A-D 4 A-13
4 A-13 0 1
SITE BOUNDARY
01
A-DA-1201
1
6500
Heav-yHeavy
HRV -HRV e cle
RigidclVehi
Rigid Vehi TENANCY
A-DA-1300
024 TENANCY RL 8.8
150 m² 023
120 m²
A-D 1
A-13
0
0
1
650
HRV - Heavy Rigid Vehicle
A-D 2
A-13
0 1
RL 6.0
RL 8.8
1 MARKETPLACE PRECINCT GROUND FLOOR PLAN
A-DA-0100 1 : 500
Rev. Date Description Iss. Appr. Do not scale this drawing. Verify all dimensions on site before commencing Project Status Drawing Title
NOOSA MARKETPLACE
any work. Copyright © 2019 Buchan. This drawing remains the property of
1 14.05.19 FINAL ISSUE AJ PS
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden. Date Plotted
15/05/2019 4:15:56 PM
File
LOT.1 - SP222982: 2-20 HOFMANN DRIVE, LOT.4 - SP2465848: Date Issued
14.05.19
N MARKETPLACE PRECINCT GROUND
2-18 HOFMANN DRIVE, NOOSA QLD Scale
1 : 500 @A1 FLOOR PLAN
Project Number Drawing Number Revision Brisbane Studio
0 10 20 40 60M
+ 61 7 3859 9222 / buchangroup.com.au
716159 A-DA-1100 1
Section 25
2
A-DA-1205
. 7
RL 8
2 B OUNDA
RY
A-DA-1203 S I TE
. 5
RL 8
le
Rigid Vehic
HRV - Heavy
. 0
RL 8
. 0
RL 9 TENANCY
01
2800m²
HRV - Heavy Rigid Vehicle
TENANCY TENANCY TENANCY TENANCY
1 14 15 16 17
A-DA-1303 350m² 200m² 200m² 200m²
Approx HRV Loading
. 2
HRV - Heavy Rigid Vehicle
RL 8
12.5m x 3.5m
TENANCY
18
500m²
2
6200
A-DA-1303 CUSTOMER CARPARKING
Approx HRV Loading
12.5m x 3.5m
TENANCY
19
. 8
RL 8 500m²
.8
RL 8
7574
3
A-DA-1303
Approx HRV Loading
. 5
RL 7
12.5m x 3.5m
TENANCY
20
500m²
4
A-DA-1303
6500
.8 1
RL 8
Approx HRV Loading
A-DA-1304
12.5m x 3.5m
PROPOSED MAIN TENANCY
CARPARK ENTRY/ EXIT 21
& SERVICE ENTRY/ EXIT 500m²
4
A-DA-1304
Approx HRV Loading
6500
3 TENANCY CORE TO
12.5m x 3.5m
22 FUTURE DETAIL
A-DA-1203 615m² 2
A-DA-1304 . 0
RL 8
BICYCLE PARKING
LOCATION (22 SPACES)
TENANCY
3 04
END OF TRIP FACILITIES
A-D 3
02
A-1
TO FUTURE DETAIL HRV - H
eavy Rig 1800m² TENANCY 22
id Vehicl
e 5 UPPER FLOOR PLAN LEVELS 1-3 (TYPICAL)
A-DA-1304
. 8 LEVELS 1-3 NLAA: 365m²
EXTENSION OF EXISTING PEDESTRIAN
RL 8
CONNECTON INTO PROPOSED DEVELOPMENT
. 0
RL 9
ehicle
vy Rigid V
HRV - Hea
PROVISION MADE FOR VEHICLE TURN AROUND MIN. 13.3m TURNING RADIUS REQ. FOR AV
VEHICLES TO TRAFFIC CONSULTANT DETAILS
1 MIXED-USE PRECINCT GROUND FLOOR PLAN
A-DA-0100 1 : 500
Rev. Date Description Iss. Appr. Do not scale this drawing. Verify all dimensions on site before commencing Project Status Drawing Title
NOOSA MARKETPLACE
any work. Copyright © 2019 Buchan. This drawing remains the property of
1 14.05.19 FINAL ISSUE AJ PS
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden. Date Plotted
15/05/2019 4:16:57 PM
File
LOT.1 - SP222982: 2-20 HOFMANN DRIVE, LOT.4 - SP2465848: Date Issued
14.05.19
N MIXED-USE PRECINCT GROUND FLOOR
2-18 HOFMANN DRIVE, NOOSA QLD Scale
1 : 500 @A1 PLAN
Project Number Drawing Number Revision Brisbane Studio
0 10 20 40 60M
+ 61 7 3859 9222 / buchangroup.com.au
716159 A-DA-1101 1
Section 26
APPENDIX B
Proposed Noosa Marketplace Definition – Urbis
Cambray Consulting Pty Ltd
[OCR of page images]
APPENDIX B
Proposed Noosa Marketplace Definition — Urbis
Sennen eee ee
Cambray Consulting Pty Ltd
Section 27
‘Undefined Use – Noosa Marketplace’ meaning an integrated mixed-use precinct for a range of uses
comprising:
Retail Showroom – premises not less than 300m2 per tenancy used for the display and sale
of large or bulky goods, or large stocks of similar goods or related goods;
Shop – premises less than 300m2 per tenancy used for displaying, selling or hiring goods
other than supermarket, department store or discount department store;
Office – premises used for:
a) providing an administrative, financial, management or secretarial service or
function; or
b) the practice of a profession; or
c) providing business or professional advice or services.
Health Care Services – premise used for medical purposes, paramedical purposes,
alternative health therapies or general health care, if overnight accommodation and keeping
of animals is not provided on premises.
Indoor Sport and Recreation – premises used for leisure, sport or recreation activity
conducted wholly indoors.
Hotel premises used for—
a) selling liquor for consumption on the premises; and
b) Located within a tenancy comprising a Low Impact Industry.
A Hotel may also comprise a dining or entertainment activity, if the use is ancillary to the use
in subparagraph (a).
Bar means the use of premises, with seating for 60 or less people, for —
a) selling liquor for consumption on the premises; or
b) an entertainment activity, or preparing and selling food and drink for consumption
on the premises, if the use is ancillary to the use in paragraph (a).
Low Impact Industry – premises used for industrial activities that include the manufacturing,
producing, processing, repairing, altering, recycling, storing, distributing, transferring,
treating of products and have one or more of the following attributes:
a) minimal impacts on sensitive land uses due to off-site emissions including aerosol,
fume, particle, smoke, odour and noise;
b) traffic generation at a rate no more than other uses in this definition;
c) the use generally operates during the day (e.g. 7am to 7pm);
d) off-site impacts from storage of dangerous goods are minimal;
e) the use is primarily undertaken indoors.
Food and drink outlet premises used for:
a) preparing and selling food and drink for consumption on or off the premises; or
b) providing liquor for consumption on the premises, if the use is ancillary to the use in
paragraph (a);
c) Excluding premises which contains a drive-through.
Any tenancy/s may be used for one, or a combination of, the above uses. For example, a Low Impact
Industry tenancy used for a brewery may include a Hotel or Bar use, or a Low Impact Industry
making clothing may include a Shop use to enable the sale of clothing from the same tenancy.
Section 28
APPENDIX C
Approved Development Plan (MCU12/0051)
– Leffler Simes Architects
Cambray Consulting Pty Ltd
Section 29
THIS DRAWING AND DESIGN IS SUBJECT TO
COPYRIGHT AND MAY NOT BE REPRODUCED
WITHOUT PRIOR WRITTEN CONSENT OF
LEFFLER SIMES ARCHITECTS
DATE ISSUE AMENDMENT CHK
24.04.12 B DA ISSUE JAR
03.08.12 P5 PRELIMINARY JAR
21.08.12 C DA ISSUE JAR
21.09.12 D ISSUED FOR COORDINATION JAR
40900 13000
RETAINING WALL TO LANDSCAPE TO COVERED BIN SECURITY GATE RAIN WATER SPRINKLERS
CIVIL ENGINEER'S LANDSCAPE STORES AND FENCE TANK WATER TANK
PAD SITE (STAGE 2) BRUSHED
CONCRETE
COVERED BIN
STORES
DETAILS ARCHITECTS
DETAILS TRANSFORMER PUMP
AREA = 7,397 SQM
DEVELOPMENT APPLICATION
FINISHED
STAGE 1 BOUNDARY LINE
OPTION 1 HOUSE
6600
5400
RWT
12000
15 15 TRADE PH
LOADING 14
AR
CLE 0
EXIT
900
RWTST
6600
6600
CUSTOMER CAR PARKING 2600 TRADE ST
7500
660 TROLLEY TROLLEY TYP ENTRY
2600 0
TYP 03 07 08
5400
1460 13
0
5400 2000 5400
12
400
12 13
38800
SER
0
0
540 VI 260
540
LINE CE
550
0 0
TENANCY OF RO TYP
02 CA
NO AD 11
750 PY LOA
1,737 SQM 0 A
0
DIN
26800
BO
660
G
0
09 VE
Y
660
06 05
LLE
CA
BOUNDARY LINE
TROLLEY N OP
TRO
TRO
LLE TIMBER CENTRE Y
07
6600
0
Y
95
LLEY
540
0
5400 2600 857 SQM
183
550
0
TRO
TYP
200
05 660 FFL 8.50
10 0
5400
0
12
550
46500
0
10000 108 07
540
00
TIM
660
CUSTOMER CAR PARKING BER 3
CEN 4900 RECEIVING
0 06 TRE
0
DIM SECURITY GATE
ION
TRO 861 SQM
660
0
E
6600
6600
POSSIBLE FUTURE NSI
660
LLE ON AND FENCE
07 Y
ENS
CONNECTION TRO FFL 8.50
LLE 15
05
ING 750
DIM
08 Y
ZON S
E
0
07 DIS
N
540
0
0
9000 A
SHA ESTRIA
BLE
550
699
27
D PAR REC
000
KIN
RED
G E IVIN 31030
EIV
PED
GD
0 2
TOR
0
IME
REC
550
12 NSI
RETAINING WALL TO OFFICE ON
540
AC
CIVIL ENGINEER'S 04 274 SQM
VEGETATION 07
MP
DETAILS
TRO
CO
LLE 04
2,000 SQM Y
DIS
ABL
12 07 ED
P
D
ARK
I NG
0
550
2 SQ EA
NS
E
ZON
A
SHA ESTRIA
eRL 6.00
R
BOUN
M
0
VE
DARY
KA
550
09
RED
LINE
ABO
PED
O
LANDSCAPE TO MAIN
BAC
OF
PROPOSED SECONDARY EXIT
0
LANDSCAPE
0
660
RO
200
CARPARK ENTRY/EXIT & ARCHITECTS DETAILS
1,92
R
PY
TENANCY SERVICE 09 750
SET
0
NO
TRO
0
660
ENTRY/EXIT
HO
550
0 LLE
CA
04 Y MAIN
FM The text continues on section 30.