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Appendix C Traffic Assessment · 132005.1133.13
APPENDIX C – TTM CONSULTING’S TRAFFIC ENGINEERING ASSESSMENT (CAR PARKING) CORRESPONDENCE JFP Ref: M2652/F Page 19
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16 December 2019
Our Ref: 19BRT0504
Council Ref: 132005.1133.10
Attention: Allison Drabsch
Altum Constructions
T1. 209 Kon-Tiki Business Centre
55 Plaza Parade
Maroochydore QLD 4558
Dear Allison,
RE: Proposed Mixed-use Development
75 Resort Drive, Noosa Heads
Traffic Engineering Assessment
1. Introduction
TTM have been engaged by Altum Constructions Pty Ltd to provide a traffic engineering letter in support of a
change application to the current approval for the mixed-use development at 75 Resort Drive, Noosa Heads.
The current approval for the site was issued by Noosa Shire Council (NSC) on 18th of October 2019 (NSC
Application Ref: 132005.1133.10).
The approval was initially granted by the NSC on the 1st of November 2011 (Ref: 132005.1133). This approval
was superseded by previous change applications dated the 14th of May 2019 (Ref: 132005.1133.9) and 18th of
October 2019 (Ref: 132005.1133.10).
The proposed change application seeks a relaxation of the approved parking provision. The purpose of this
letter is to assess the suitability of proposed change in the facilities building parking numbers.
2. Proposed Development
The proposed change application does not seek to amend the extent of, nor the type of land uses proposed.
It is the intention of the application to reduce the parking provision provided for the Facilities Building, on the
basis of the synergy between the multiple dwelling component of the development and the facilities
themselves. The Facilities Building comprises of a restaurant/café, a gymnasium, a convenience store / office
and a function room.
TTM Consulting Pty Ltd P 07 3327 9500 PO Box 12015 ttmgroup.com.au
ABN 65 010 868 621 E [email protected] George Street Brisbane QLD 4003
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3. Carparking Arrangements
Council Parking Requirements
This assessment considers Approval Condition 5 of the Noosa Council’s Decision Notice – Minor Change, which
states the following:
5. – Amended Condition – 18 October 2019
Carparking shall be provided within the site generally as shown on the approved plans.
Carparking shall include a minimum of:
a. For the Multiple Dwelling Unit component:
i. 224 covered spaces;
ii. 17 uncovered spaces; and
iii. 35 uncovered spaces to be located within the common property, designated as visitor
parking and accessible at all times.
b. For the Resort Facilities Building component:
i. 41 uncovered spaces are to be located within the common property and accessible at
all times, including 5 to be designated as staff parking.
ii. All 41 spaces are to be provided within proximity of the Resort Facilities Building, that
is, not located along the proposed new road along the eastern property boundary.
iii. All 41 spaces are to be fully constructed and available for use prior to the
commencement of the use of the Resort Facilities Building.
It is important to note that Part A of the condition is satisfied. The approved development scheme provides
241 spaces for Multiple Dwelling Unit residents (including 224 covered spaces and 17 uncovered spaces) and
35 uncover spaces for visitors. The proposed change application does not seek to amend Approval Condition
5a.
As noted previously, it is the intent of the development to reduce the number of parking spaces provided for
use by the facilities building to 28 spaces, including 5 staff spaces, from the 41 required under Approval
Condition 5b.
Table 1 outlines the extent of parking spaces required under the current ‘Noosa Plan 2006’ for the proposed
land-uses and the proposed number of spaces for the development.
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Table 1: Parking Supply Requirement for the Facilities Building Component – Current Noosa Plan 2006
Land Use Council Requirement Extent Requirement Proposed
Office 1 space per 20m², or part thereof, of use area; OR 1 103m² GFA 5.15 5
space per 2 employees whichever is the greater. A
minimum of 4 spaces are provided
Food and 1 space per 10m², or part thereof, of use area and 216m² GFA 21.6 11- See below
Beverage outdoor dining area (excluding kitchen and food (excluding kitchen
storage areas) on the property except where located and food store
within the Business Centre Zone, Neighborhood areas)
Centre Zone or Village Mix Zone where 1 space per
20m² applies
Recreation, 1 space per 20m², or part thereof, of use area; OR 1 246m² GFA 12.3 11- See below
Amusement and space per 3 persons capable of being entertained at
fitness any one time, whichever is the greater
Shop 1 space per 20m², or part thereof, of use area for 21m² GFA 1.05 1
(Convenience) areas up to 100m²
Total 41 28
As demonstrated in the table above, there are no changes to the number for spaces allocated to the office
and shop uses (spaces have been rounded down as they are marginally over the nearest whole number).
The proposed development is expected to accommodate seniors living where the average age is early 70’s. It
is located in a fairly isolated location, within a semi-detached housing / open space recreation zone, with the
wider catchment being a detached housing zone. Due to the location, it is expected that a majority of the food
and beverage users will come from the development itself and it is expected that there will be shared demand
between the proposed land uses, primarily between the food and beverage and recreation, amusement and
fitness uses. Further to this, the recreation, amusement and fitness use is not likely to generate a large demand
of users from the development, as well as any external visitors due to the intended operation of the site.
The applicant has advised TTM of the following operational characteristics of the food and beverage use:
• The tenancy will likely operate between 6am – midnight
• The tenancy is expected to facilitate up to 150 seats with the following breakdown:
- During the morning (6am-7am), approximately 30 diners at expected;
- During the daytime and evening (7am to 10pm), the use is likely to have a maximum 150 diners;
- During the evening (from 10pm to midnight), it is unlikely that there would be more than 100 diners.
• 5 FTE employed at the Restaurant/Café
It is unlikely that the food and beverage use will have a capacity up to 150 diners at a time. It is expected that
a large portion (up to 80-90%) of the food and beverage users will reside locally within the site, where they
will walk from their respective dwellings; consequently not generating parking demand.
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With respect to the external users residing outside of the site, it is likely that they will be visiting a
relative/resident of the proposed development and will be captured under the residential visitor parking. As a
result, the visitor parking spaces are essentially being double counted.
Based on the above commentary, it is TTM’s recommendation that a lower parking rate be considered. As
such, it is considered that the village mix zone rate is a more appropriate parking provision. Therefore, this
equates to a supply of 11 spaces for the food and beverage use and an overall facilities building component of
28 spaces. Due to the reasons outlined above, it is expected that the 28 spaces, including 5 staff spaces, for
the facilities building component and the residential visitor spaces will be adequate to cater for the facilities
building demand.
4. Conclusion
Based on this assessment TTM see no traffic engineering reason why the request for a minor change to amend
the existing approval for the facilities building parking spaces cannot be granted.
I trust the information provided herein is adequate for your purposes. Should you require any further
information, please contact me by phone on (07) 3327 9500 or by email at [email protected] sincerely,
Arthur Stamatiou
Project Consultant
TTM Consulting Pty Ltd
Attachments
• Approved Development Plans
4
Page 6
Attachment 1 – Approved Development Plans
5
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ttm
Attachment 1 — Approved Development Plans
Page 7
E
D 08
08
C
A 07
07 B
PUBLIC WALKWAY 07
PUBLIC WALKWAY
PUBLIC CARPARK
PROPOSED NEW RO
AD
T42 T41
BLOCK 2
BLOCK 21 BLOCK 23 F
F. H. R.
BLOCK 19 BLOCK 20 T16
G
T16 BLOCK 22 G
T16
F K
T16 T17
70
BLOCK 18
F. H. R.
E
T15 T15 T40
3000
3000
T40 T45
BLOCK 17 T15
D
53
70
53
700
BLOCKS16 T15
700
70
BLOCK 15
1750
PROPOSED ED
PROPO T11 T4
C
T9
17
7050
B
T4
A
HR04
110109
T23
LOCK 16
000876
DRIVE 15 T4 T9
LOCK T11
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PART OF LOT 3 ON SP178323
BLOCK 4
PARISH: WEYBA
PAT
N
HW
AY
COUNTY: MARCH 86
. 07
6
4500
6º
30
SITE AREA: 42,620m2 ' 00
"
RESORT COMPONENT TH
WA
Y
PA
SPATIAL USE T1 BLOCK 12
T2
C
BUILDINGS G.F.A. A
T2 D
07 T1 08
T1
01 RECEPTION PARKING BLOCK 7 T2 T2 T1
T1 T2 BLOCK 11
P
02 ARRIVAL BLOCK 8 Q
T2 T1 B
03 RECEPTION 14 m 2
BLOCK 9
04 CONVENIENCE 21 m2
B
R
BLOCK 10 A
05 CAFE 104 m2 07
06 OUTDOOR DINING 185 m2
07 SHARED MULTIPURPOSE ROOM 71 m2
08 BOULEVARD
09 AMENITIES 38 m2
10 BACK OF HOUSE / OFFICE 8 m2
11 GYMNASIUM 208 m2
12 POOL EQUIPMENT
13 POOL C
07
14 -
15 -
16 PLAYGROUND
17 - -
18 OPEN SPACE NOOSA COUNCIL
19 REFUSE ROOM 10 m2 APPROVED PLAN
20 132005.1133.10 18 Oct 2019
21 LOADING ZONE & REFUSE
COLLECTION AREA
TOTAL G.F.A. 659 m2
PROPOSED PRECINCT F DEVELOPMENT, ALTUM CONSTRUCTIONS DEVELOPMENT APPROVAL north
scale: 1:500
issue:
1:100 @A1 1:1000
34
1:200 @A3
date: 27-06-19
NOOSA HEADS GROUND FLOOR 7038 - DA04
The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
Page 8
-
NOOSA COUNCIL
APPROVED PLAN
132005.1133.10 18 Oct 2019 PF
PF
DP DP DP DP
DP DP DP DP
OUTDOOR DINING
CAFE
09
12-07
ENTRY
GYMNASIUM
ROOM 1
CONV.
STORE OFFICE SHARED SPACE
FRZ.
FRZ.
KITCHEN
RECEPTION OFFICE
COOL
RM
ELECTRICAL GYMNASIUM
MALE WC FEMALE WC
PWD ROOM 2
REFUSE FRZR
WAT
CLNR
ACCESS PATH
1 DA FLOOR PLAN
SCALE 1:100
PROPOSED PRECINCT F DEVELOPMENT, ALTUM CONSTRUCTIONS
RESORT FACILITIES FLOOR
DEVELOPMENT APPROVAL
scale: 1:100 @A1 1:200 @ A3
issue: 10 date: 27-06-19
north
NOOSA HEADS PLAN 7038-DA15
The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
7088-18-CTS 4 Thursday, 4 July 2019 8:50 am
Used in these records
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