F - Traffic Response and Revised Traffic Impact Assessment (17.09.19)

            d.    Create active 2 storey corner uses with shared zones on building 3. The
                  upper levels should use balconies and windows to activate internal corner/s.
                  Upper level may be Office uses.
            e.    Introduce 2 storey components to visible corners where they front internal
                  streets to create active landmarks rather than signage towers. Upper levels
                  may be Office uses.
            f.    A mix of external building material to provide interest to façades including to
                  the eastern elevation of building 3.
            g.    Provide an interesting roof form more aligned to a sub-tropical design with
                  the use of pitched skillion and fly over designs and of human scale ,
            h.    The use of balconies and active edges, building openings, sun shading, etc)
            i.    Public toilets.
            j.    Consolidate rear servicing zones to the west of the buildings.
      Reference to QDesign / QCompanion is recommended.
13.   Reduce the commercial office building in height (storeys and metres) and include all
      services roof top in the building height. A 3 storey / 12m building may be acceptable.
      The building should incorporate ESD with reference to Overall Outcomes 11.7.2 tt) iv, v,
      vi & viii, Specific Outcome O20 and Probable Solution S21 of the Noosaville locality
      Code. Explore the opportunity for the food and drink use on the ground floor of this
      building rather than in a standalone building proposed alternatively provide justification
      for use in the standalone building.
14.   Please provide an activation plan which clearly shows the development addressing the
      internal loop road and proposed public spaces. The plan should be supported with key
      elevations which clarify key elements (windows, doors, awnings, display and seating
      areas, etc) used to address frontages.
15.   Provide an active transport plan which clearly demonstrates improved pedestrian and
      cyclist connections and amenity within the site and show where these connect to
      currently and potential future neighbouring opportunities including to Leo Alley Road.
16.   Please provide a character analysis which demonstrates how the scale of proposed
      carpark is suitably mitigated.
Traffic and car parking
Issue - Parking provisions
It is difficult to assess parking demand when a range of unknown business uses are proposed
in larger format retail which may have different parking demand; similarly to the smaller
tenancies. Given that it is unknown what businesses are likely to occupy the development, car
parking demand should be assessed against the highest demand uses of the individual
tenancies at a rate of 1 space per 20m² ( shop, large format shop, medical, offices). This
results in the development being significantly deficient in car parking.
As an example of the difficulty, the submitted Cambray Consulting parking analysis has
assumed that only 1 of the 11 ground level tenancies with a floor area in excess of 300m²
would be used for any use other than a traditional showroom. When allowance is made for
the potential for a large medical centre (potentially across multiple tenancies), and for other
uses that are essentially shops but which might be argued to fit within the proposed showroom
definition (such as Spotlight, Chemist Warehouse or a Dan Murphys), it is considered that the
parking analysis can’t be undertaken with any certainty until the use issues are clarified. Once
the use issues and scale of uses have been clarified, a reasonable worst case scenario can
be assessed.




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