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Traffic Report_ Part 1 · MCU18/0019
Attached to the e-mail Multiple Housing Type 3 - Retirement & Special Needs (Aged Care Facility (Traffic Report Part 1) - MCU18/0019.
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Residential Aged Care Facility,
Goodchap Street, Noosaville
Traffic Report
Revision B
20 December 2017
Our Ref: 755_KNG03
Prepared for: Knowles Group
Prepared by: Richard Quinn
Director, Q Traffic
BE Civil, MIEAust, RPEQ
Q Traffic
Brisbane Office
(07) 3166 9216
GPO Box 1747
Brisbane QLD 4001
www.qtraffic.com.au
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Section 2
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
Contents
1.0 Introduction ................................................................................................................................................................... 3
2.0 Context .......................................................................................................................................................................... 4
2.1 Site Location ................................................................................................................................................................. 4
2.2 Existing Road Conditions............................................................................................................................................ 5
3.0 Proposal ........................................................................................................................................................................ 7
3.1 Vehicle Access .............................................................................................................................................................. 8
3.2 Car Parking Provision ............................................................................................................................................... 10
3.3 Internal Layout ........................................................................................................................................................... 10
3.4 Servicing and Refuse Collection ............................................................................................................................. 11
4.0 Traffic Impact Assessment ........................................................................................................................................ 12
5.0 Recommendation ....................................................................................................................................................... 13
5.1 Qualifications ............................................................................................................................................................. 13
Appendices
APPENDIX A
Architectural Plans
APPENDIX B
Vehicle Swept Path Analyses – Porte Cochere
APPENDIX C
Vehicle Swept Path Analyses – Servicing Area
Q Traffic has prepared this report solely for the benefit and use of its Client for the sole purpose of lodging a development application. This report
takes into account the particular instructions and requirements of the client. In preparing this report Q Traffic assumes that all information and
documents provided to it by the client or its consultants are complete, accurate and current. Q Traffic will not be liable for any conclusion drawn
resulting from omission or lack of full disclosure by the client or its consultants.
This report may not be relied upon by a third party. Q Traffic does not and shall not assume any responsibility or liability whatsoever to any third
party arising from the use, reliance upon, or any decision made regarding the contents of this report.
© Q Traffic 2017
Our Ref: 755_KNG03
20 December 2017
Section 3
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
1.0 Introduction
Q Traffic was commissioned to undertake a Traffic Impact Assessment of a proposed Residential Aged Care Facility on
the site at 52 to 62 Goodchap Street and 3 to 11 Val Crescent, Noosaville.
The site is located in the Noosa Shire Council Local Government Area, and the proposal has been assessed considering
the relevant Council controls.
This report provides relevant background information regarding the proposal, and documents the results and findings of
our investigations addressing the following key traffic design issues:
• Vehicular access arrangements;
• On-site car parking provision and layout;
• On-site service vehicle manoeuvring; and
• The traffic impacts anticipated as a result of the development.
The above key traffic considerations are discussed in the following sections.
Our Ref: 755_KNG03 Page 3 20 December 2017
Section 4
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
2.0 Context
2.1 Site Location
The subject site is located at the south-western corner of the Goodchap Street / Val Crescent intersection in Noosaville,
directly opposite the Noosa Hospital.
It is comprised of 11 individual properties, including the parcels of land at 52 – 62 Goodchap Street (Lots 4 – 9 on
RP138011) and the parcels of land at 3 – 11 Val Crescent (Lots 13 – 17 on RP151414). The overall development site has
an area of approximately 6,741m², and is bounded by Goodchap Street to the east, Val Crescent to the north and the
west, and residential properties to the south.
Figure 2.1a and Figure 2.1b below show the location of the subject site, as well as the local road network in the vicinity
of the site.
Figure 2.1a: Site Location
Noosa
Hospital
Figure 2.1b: Subject Site
Our Ref: 755_KNG03 Page 4 20 December 2017
Section 5
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
2.2 Existing Road Conditions
The site has frontage to Goodchap Street to the east, and Val Crescent to the north and the west.
Goodchap Street connects from Eumundi Road at its southern end to Hilton Terrace (via Ernest Street) at its northern
end. It has a two-lane, two-way undivided cross-section in the vicinity of the site, as shown in the figures below. It has a
varying carriageway width, with road shoulders catering for bicycles and kerbside parking clear of intersections,
property access driveways, and bus stops, in accordance with Queensland Road Rules. Goodchap Street is posted at
60km/hr.
There are bus stops located on Goodchap Street in convenient proximity to the site, with the northbound stop positioned
approximately midway along the frontage of the development site, and the southbound stop located approximately
opposite the southern boundary of the site. These stops are serviced by the 628 and 632 bus routes, which travel between
Noosa Parklands and Noosa Junction via Noosa Civic Shopping (628 route), and between Noosa and Cooran via Cooroy
and Pomona (632 route). There is a pedestrian crossing refuge on Goodchap Street between the northbound and
southbound bus stops, as shown in Figure 2.2b below.
Subject Site
Northbound Bus Stop
Figure 2.2a: Goodchap Street (looking south from south of Val Crescent Roundabout)
Subject Site
Northbound Bus Stop
Pedestrian Crossing Refuge
Figure 2.2b: Goodchap Street (looking north)
Our Ref: 755_KNG03 Page 5 20 December 2017
Section 6
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
Val Crescent is a minor road which connects from Goodchap Street at its northern end, and terminates at a cul de sac
approximately 20m to the south of the southern boundary of the development site. It has a two-lane, two-way undivided
cross-section, and a carriageway width of approximately 7.5m. Kerbside parking is permitted on Val Crescent clear of
intersections, and property access driveways in accordance with Queensland Road Rules. As a local road in a built-up
area, a speed limit of 50km/hr applies on Val Crescent.
Subject Site
Figure 2.2c: Val Crescent (looking south)
The Goodchap Street / Val Crescent intersection is a single circulating lane roundabout with an outside diameter of
approximately 32m. The roundabout has four (4) approaches, with Goodchap Street forming the northern and southern
approaches, Val Crescent forming the western approach, and the access to the Noosa Hospital forming the eastern
approach.
Noosa
Hospital
SITE
Figure 2.2d: Goodchap Street / Val Crescent Intersection
Our Ref: 755_KNG03 Page 6 20 December 2017
Section 7
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
3.0 Proposal
The development application seeks approval for a Residential Aged Care Facility, which is a two-storey building
accommodating a total of 90 beds.
Basement car parking for 52 cars is proposed, and will be accessed via a driveway on Val Crescent approximately
midway along the northern property boundary. A porte cochere is proposed on Goodchap Street approximately midway
along this site frontage, for convenient drop-off and pick-up of residents and visitors.
Plans showing the proposed development are included as Appendix A, with extracts from the ground floor and
basement plans provided as Figure 3a and Figure 3b below. The traffic elements of the proposed development are
discussed further in the following sections, considering the requirements of Council’s Planning Scheme, and the relevant
Australian Standards.
Figure 3a: Extract from Ground Floor Plan
Figure 3b: Extract from Basement Floor Plan
Our Ref: 755_KNG03 Page 7 20 December 2017
Section 8
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
3.1 Vehicle Access
As shown in the plans included as Appendix A, the following vehicular accesses to the site are proposed:
• an entry driveway and an exit driveway on Goodchap Street providing access to the porte cochere, which is
positioned approximately midway along the site frontage; and
• a two-way driveway of approximately 7m width on Val Crescent, which will accommodate access to/from the
basement car park and servicing area.
These driveways are discussed further in the following sections.
3.1.1 Goodchap Street Driveways
As previously discussed, there is currently a bus stop approximately midway along the site frontage on Goodchap Street.
In order to accommodate access to the porte cochere, the applicant proposes to reposition this bus stop approximately
40m to the south of its current location. The proposed (repositioned) bus stop would still be located along the frontage of
the subject site, but adjacent to its southern boundary (in front of the residence which is currently at 62 Goodchap Street)
rather than midway along the frontage. In the proposed location as shown in the plans included as Appendix A, the bus
stop would not impede property access, nor would it have a notable impact upon on-street parking, requiring the
removal of only one kerbside parking space as shown in Figure 3.3.1 below.
Furthermore, in the proposed location, the northbound bus stop would be directly opposite the existing southbound stop,
and only a 15 – 20 metre walk from the existing pedestrian crossing refuge on Goodchap Street. Accordingly, the
repositioning of the bus stop is considered to be supportable from a transport planning perspective.
Pedestrian Crossing Refuge
Southbound Bus Stop
Proposed Bus Zone Location
Figure 3.1.1: Proposed Bus Stop Location
The location of the proposed driveways on Goodchap Street providing access to the porte cochere will provide
substantial separation from the adjacent intersection (approximately 47m to the Val Crescent intersection to the north,
and 125m to the Juron Street intersection to the south), substantially exceeding the minimum 6m separation requirement
from an intersection as stipulated in AS2890.1.
The proposed driveways on Goodchap Street are approximately 6.5m wide at the site boundary, and have Type A
driveway splays as defined in Council’s Standard Drawing RS-051.
As shown in the vehicle tracking diagram included as Appendix B, these driveways would be adequate to comfortably
accommodate forward entry and exit by up to a Medium Rigid Vehicle (MRV), although it is anticipated that the largest
vehicle which will require access to this area is the occasional ambulance.
Our Ref: 755_KNG03 Page 8 20 December 2017
Section 9
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
In order to provide adequate visibility towards pedestrians approaching the exit (northern) driveway onto Goodchap
Street, a triangular area which is 2.0m wide and 2.5m inside the property boundary, adjacent to both sides of this
driveway, should be kept clear of vertical obstructions (in accordance with AS2890.1 Figure 3.3). This is a minor design
refinement which it is anticipated could reasonably be addressed in response to a condition of the approval, at detailed
design stage.
3.1.2 Val Crescent Driveway
The access to the basement car park and servicing area is proposed on Val Crescent, at the northern site boundary. In
this location, a minimum of 6m separation to the adjacent intersection of Val Crescent and Goodchap Street is achieved,
in accordance with the requirements of AS2890.1.
A sightline assessment has been undertaken, in light of the proximity of the proposed driveway to adjacent road features.
In order to achieve adequate sight distance from the exit side of the driveway towards traffic turning left from Goodchap
Street into Val Crescent, it has been recommended that the area as identified in Figure 3.1.2 below be kept clear of any
obstructions, including fences or landscaping. This will provide approximately 40m of stopping sight distance (SSD)
which achieves the desirable minimum assuming a vehicle approach speed of 40km/hr and a reaction time of 2 seconds,
based upon the provisions of Austroads Guide to Road Design Part 3 – Geometric Design (Table 5.4). This would also
exceed the minimum SSD stipulated in Figure 3.2 of AS2890.1 assuming a frontage road speed of 40km/hr, which is
35m.
Sight distance from the exit side of the driveway towards traffic approaching from the west (i.e. the bend in Val
Crescent) would also exceed the 35m – 40m minimum required under the provisions of Austroads Guide to Road
Design and AS2890.1, assuming that vehicles take this bend at 40km/hr or slower. Given the radius of this bend, it is
considered highly unlikely that traffic would travel around this corner at approximately 30km/hr.
Keep this area clear
of obstructions
Figure 3.1.2: Extract from Ground Floor Plan
Our Ref: 755_KNG03 Page 9 20 December 2017
Section 10
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
As shown in the plans included as Appendix A and the extract provided as Figure 3.1.2 above, the proposed driveway
onto Val Crescent is a two-way driveway of approximately 7m width, with a Type B splay on the entry side of the
driveway, and a Type A splay on the exit side of the driveway (noting that the vast majority of traffic accessing the site
would do so from a left-turn entry and a right-turn exit, given that Val Crescent terminates just to the south of the subject
site).
As shown in the vehicle tracking diagrams included as Appendix C, the proposed driveway geometry would be
adequate to accommodate the entry and exit manoeuvres of the largest vehicles expected to require access to the site,
which include the occasional 12.5m long heavy rigid vehicle (HRV), and a rear-loading refuse collection vehicle.
For pedestrian safety, a maximum gradient of 1:20 is proposed for a distance of 6m inside the property boundary, in
accordance with AS2890.1 requirements.
In order to provide adequate visibility towards pedestrians approaching driveway onto Val Crescent, a triangular area
which is 2.0m wide and 2.5m inside the property boundary, adjacent to the exit side of the driveway, should be kept
clear of vertical obstructions (in accordance with AS2890.1 Figure 3.3). This is a minor design refinement which it is
anticipated could reasonably be addressed in response to a condition of the approval, at detailed design stage.
Overall, the proposed site access arrangements are considered to be acceptable and appropriate from a traffic
engineering perspective, subject to minor refinement as part of the detailed design process.
3.2 Car Parking Provision
Table 14-51 in the Driveways and Carparking Code within the Noosa Plan stipulates the following parking requirements
for a residential aged care facility:
Staff and visitor parking at the rate of 1 space per 4 residential aged care beds within the facility;
AND
1 emergency vehicle space
Applying the above parking rate to the 90 beds proposed suggests a requirement of 23 car parking spaces, and 1
emergency vehicle space.
As shown in the plans included as Appendix A provision is made in the basement car park for a total of 52 cars,
exceeding the requirement in Council’s Planning Scheme.
In relation to emergency vehicle parking, it is proposed that an area within the porte cochere be signed and linemarked
for this purpose. This would allow for direct and convenient vehicular access from both directions, and would facilitate
direct pedestrian access to the main building entrance (foyer).
In addition, if necessary, ambulances could use the servicing area at the northern end of the site.
The proposed parking provisions therefore exceed Council’s minimum parking requirements, and are anticipated to be
more than adequate to cater for the parking demands generated by the development.
3.3 Internal Layout
The parking areas as shown in the plans included as Appendix A have been designed in accordance the relevant
Australian Standards, as summarised following:
• Standard parking spaces are 2.6m wide and 5.4m long, exceeding the minimum dimensional requirements for
employee parking or car parking areas with low turnover rates as outlined in AS2890.1;
• The parking aisle is 6.2m wide (minimum), exceeding the minimum dimensional requirement for low turnover
parking stipulated in AS2890.1 (i.e. 5.8m);
• The parking spaces for people with disabilities (PWD) are 2.4m wide minimum with a 2.4m wide adjacent
shared area, in accordance with requirements of AS2890.6. These parking spaces will necessarily have a fall
not exceeding 1:40 in any direction, and a minimum height clearance of 2.5m;
Our Ref: 755_KNG03 Page 10 20 December 2017
Section 11
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
• Columns are positioned within the zone which is 750mm to 1,750mm from the open end of the parking space
for manoeuvring to/from the space and pedestrian access to/from the vehicle, as required under the provisions
of AS2890.1; and
• A terminated aisle extension of 1m has been allowed for, to accommodate vehicle manoeuvring to/from the end
parking spaces.
In summary, the carpark layout is efficient and legible, and designed in accordance with the relevant Australian
Standards.
3.4 Servicing and Refuse Collection
As shown in the plans included as Attachment A and the extract provided as Figure 3.4 below, a servicing area is
proposed to the north of the building, at the basement level. This area will be accessed via the driveway on Val Crescent,
and would be adequate to accommodate on-site manoeuvring of a heavy rigid vehicle (HRV) and a rear-loading refuse
collection vehicle (RCV) as shown in the vehicle tracking diagrams included at Appendix C, enabling these vehicles to
enter and exit the site in a forward gear.
The grading of the access down to the servicing area from Val Crescent has been designed in accordance with the
requirements of AS2890.2, to ensure that:
• the maximum ramp gradient does not exceed the maximum permitted for service vehicles (i.e. 1:6.5);
• the change in gradient does not exceed 1:16 or 6.25%, to avoid vehicle underside scraping; and
• the gradient within the servicing area is essentially flat, therefore does not exceed the maximum permitted
under the provisions of AS2890.2.
Overall, the proposed servicing / refuse collection arrangements are appropriate given the nature and scale of the
development.
Figure 3.4: Servicing Area (Basement Level)
Our Ref: 755_KNG03 Page 11 20 December 2017
Section 12
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
4.0 Traffic Impact Assessment
The proposed development is a Residential Aged Care Facility providing a total of 90 beds.
The RTA Guide to Traffic Generating Developments provides traffic generation rates for various land uses. It suggests a
rate of 0.1 - 0.2 trips per dwelling in the evening peak hour, for housing for aged and disabled persons. Appendix 3A in
TMR’s Road Planning and Design Manual suggests that this rate is appropriate for retirement / ages homes.
It is acknowledged that this trip generation rate relates to ‘dwellings’ (e.g. independent living units) rather than beds.
However in the absence of published trip generation rates on a ‘per bed’ basis, the rate at the higher end of the range has
been applied to the proposed development (i.e. 90 beds x 0.2 trips per bed). This is considered to be a reasonable
assumption given that the staffing requirements for an aged care facility (as opposed to independent living units) are
higher, but the traffic volumes generated by visitors are likely to be lower, and the traffic volumes generated by residents
will be negligible.
The application of this trip generation rate (i.e. 0.2 trips per bed) suggests a peak hour traffic generation of 18 vehicle
trips in the peak hour, or one (1) vehicle trip per 3 – 4 minutes on average, during the critical peak hour.
This level of traffic generation is clearly very low, and likely to be well within the typical fluctuations in background
traffic volumes on the local road network, therefore negligible from a traffic engineering and transport planning
perspective.
Furthermore, this does not take into consideration the existing uses (i.e. nine (9) residential dwellings) on the subject
site. These dwellings would currently generate in the order of 7 – 8 vehicle trips in the critical peak hours (assuming
0.85 trips per dwelling as recommended in the RTA Guide to Traffic Generating Developments), therefore the net impact
of the proposal would be only 10 – 11 additional vehicle trips in the peak hours, or one (1) additional vehicle trip per 5 –
6 minutes on average, during the critical peak hour.
As a consequence of the above, no external roadworks are required to support the proposal, and any impacts (however
minor) would be mitigated by way of infrastructure contributions payable as part of the redevelopment of the site.
Our Ref: 755_KNG03 Page 12 20 December 2017
Section 13
Residential Aged Care Facility, Goodchap Street, Noosaville
Traffic Report Rev B
5.0 Recommendation
In light of the information contained within this report, we consider that the proposal is satisfactory from a traffic
operations perspective and recommend that the development application be approved.
5.1 Qualifications
This report has been approved by Richard Quinn | Director | RPEQ 08565
Our Ref: 755_KNG03 Page 13 20 December 2017
Section 14
APPENDIX A Architectural Plans [OCR of page images] APPENDIX A Architectural Plans
Section 15
i n f o @ e l e v a t i o n a r c h i t e c t u r e . c o m . a u
GOODCHAP STREET
6.33
P
SW
10.02
10.02
10.02
10.02
A45
A40
A43
A44
6.35
09.01
Basement Area 3,184.2 m2 EAST
116,680
0"
0'
680142°
116
0"
0'
680142°
116
142° 00' 00"
6.0
"
0' 0
7.0 7.5
00
° 0 69
6.5
0"
0'
69097°
5
0"
0'
69097°
5
97 5,
SETBACK
5.5
6,000
3,110
P 4.89
●
VAL CRESCENT
AC PLANT MSB FIRE (as required)
6,000
SW
3,000
w w w . e l e v a t i o n a r c h i t e c t u r e .c o m . a u
SETBACK SETBACK
A42 A42
10.01 10.01
9,200
83
LL WP
4.
S
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33
7.0
232° 00' 00"
30,175
CARPARK AREA
5.0 1,581.1 m2
0"
0'
175232°
30
0"
0'
175232°
30
EXISTING RESIDENT
CROSSOVER 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34
FIRE STAIR
+4,372 +4,072 +3,207 1
2
3
15
14
4 13
A39 +3,000 5 12 A39
0"
0'
25052°
35
0"
0'
25052°
35
10.01
6
7
11
10
9
LIFT LIFT 10.01
6m @ 1:20 10m @ 1:11.1 5.59m @ 1:27
NORTH
09.01
BULK PAD MED ARCHIVE BATTERY
8
COMMS 5,150.8
STORE STORE STORE STORE
6.5
CLEANER
30
LL H
6.
Plotted from Unitywater Records
M
+3,000
SOUTH
09.01
EXISTING TREE ON HOT WATER SYSTEM PUMP ROOM
COUNCIL LAND 4.5 LAUNDRY KITCHEN
+3,000
52° 00' 00"
35,250
OFFICE
TREE PROTECTION ZONE OFFICE 6.0
(12.5m DIA) FOR EXISTING GUM DETENTION TANK
TREE MAINTENANCE FURNITURE STORE
BIN STORE
CHUTE 5.5
OFFICE
PROPOSED NEW STORMWATER
INFRASTRUCTURE AS PER
OFFICE
A41 ENGINEER'S DRAWINGS A41
EXISTING RESIDENT 10.01 OFFICE 10.01
CROSSOVER
PROPOSED SEWER LINE AS PER
ENGINEER'S DRAWINGS
●
4.0 STORE STAFF LOCKERS STAFF ROOM
14
7, 5' 0
233° 25' 15"
°4
96 0
5.0
f 0 7 3 8 5 2 2 0 8 2
26,618
0 "
0"
45'
96014°
7
0"
45'
96014°
7
CUT/FILL FOR GROUND FLOOR TERRACE ABOVE
15"
25'
618233°
26
15"
25'
618233°
26
4.5 6.0
4.0 PROPOSED SEWER EASEMENT AS
19,973.8
2,000
PER ENGINEER'S DRAWINGS
3.23
44
337° ,496
ACK
CP
SETB 00
3.29
Ø R .60 30' 0
6,0
300 0"
IL 2 IL 4.33
Gr WP
e
5.5
3,555
at
S
0"
30'
496337°
44
0"
30'
496337°
44
38
LL WP
3.
S
5.0
73
.36
LL H
9,705.8
4. H
4.
6
M
M
54
3.45 3.3
3.43
IL 3.58
6 3
IL 2.56 IL 3.56
SETBACK
LL
IL 2.56
6,000
2.6
00
13,1 307"
IL 2.49
IL
p 0 7 3 2 5 1 6 9 0 0
19,817
P
3 7'
0
RC
329° 45'
307°
0"
0'
100307°
13
00"
0"
45'
817329°
19
0"
45'
817329°
19
Section 16
40,054
0Ø
322° 00' 00"
30
0"
0'
054322°
40
0"
0'
054322°
40
DRAFT
10.02
10.02
10.02
10.02
A45
A40
A43
A44
51
LL WP
3.
S
3.69
3.69
73
LL WP
3.
West
VAL CRESCENT
S
09.01
P
P
RC
0Ø 1
RC
1
30 2.8
30 .92
0Ø
IL
IL
Goodchap St, BASEMENT GA FLOOR PLAN
A-DA-03.01
Noosaville scale:
F
N
1:200@A1
1:400@A3 66234
Elevation Architecture Pty Ltd ACN 606 170 807 © Copyright reserved this document is and shall remain the property of
Elevation Architecture. Unauthorised use of this document in any form whatsoever is prohibited. Knowles Group
P:\Data 1\0662-34 Goodchap Street Aged Care\5.2 Development Application\5.2.1 ArchiCAD\0662-34_DA_Goodchap Street_20.pln
Section 17
i n f o @ e l e v a t i o n a r c h i t e c t u r e . c o m . a u
EXISTING BUS
STOP
EXISTING
PEDESTRIAN
CROSSING
PROPOSED BUS STOP
10.02
10.02
10.02
10.02
A45
A40
A43
A44
EXISTING RESIDENT
OPEN ROOF PERGOLA. OPEN ROOF PERGOLA. CROSSOVER
BATTENS AS SHADING 09.01 BATTENS AS SHADING
EAST
Site Cover 2,705.2m2
GFA (Ground) 2,548.5 m2 6,200 17,860 6,310
PROPOSED BUS
SHELTER
116,680
0"
0'
680142°
116
0"
0'
680142°
116
142° 00' 00"
0 0"
SETBACK 1
6.0 7.0 7.5
6,000
2
FENCE ALONG BOUNDARY
7
69 0
3
6.5
6
5, 00' GATE
0"
0'
69097°
5
0"
0'
69097°
5
5
TO WALL FACE
4
3 NOMINATED 1800mm ABOVE
°
97 5.5
2
SENSITIVE NATURAL GROUND
TO WALL FACE
1
6,100
TO WALL FACE
CARE
6,950
GATE TERRACE
8,180
GATE
●
HIGHEST POINT OF FENCE TERRACE
TO BE 1800mm ABOVE
NATURAL GROUND ENS. FIRE
PORTE
6,000 STAIR
w w w . e l e v a t i o n a r c h i t e c t u r e .c o m . a u
SETBACK ROOM 21 COCHERE
A42 A42
1
SENSITIVE
2
3
10.01 10.01
4
9,200
5
6
CARE SENSITIVE
ROOM 01 CARE SENSITIVE SENSITIVE SENSITIVE
7
TO TERRACE EDGE 8
EMERGENCY VEHICLE SPACE
CARE SENSITIVE SENSITIVE
9
ROOM 24 ROOM 25 ROOM 26 ROOM 27 ROOM 28 ROOM 29 ROOM 02 CARE CARE
10
LINEMARKING & SIGNAGE TO BE PROVIDED
11
ROOM 03 CARE CARE
12
12,240
13
ROOM 04 ROOM 05
ROOM 06 ROOM 07
14
15
TO WALL FACE ROOM 22
16
232° 00' 00"
17
ENS. 7.0 EXISTING 1 STOREY
30,175
ENS. RESIDENTIAL
ENS. ENS. ENS. PWD
ENS. ENS. ENS. ENS. ENS. ENS. ENS. ENS.
5.0 ADMIN
0"
0'
175232°
30
0"
0'
175232°
30
PRIVATE DINING/ SALES HAIR FUNCTION ROOM
ROOM 23
UNIT 2 (ROOMS 22-41) GMO FMO UNIT 1 (SENSITIVE CARE ROOMS 1-20)
52° 00' 00"
FOYER MEETING
35,250
ENS. DIRTY LINEN EQUIP
EXISTING RESIDENT ENS. ENS. ENS. PAD MEDICAL PWD ENS. ENS. ENS.
CROSSOVER NUM LINEN
FIRE
STAIR NURSE 3,000
CLINICAL SETBACK
1 RECEPTION
2
3
15
14 SENSITIVE SENSITIVE SENSITIVE SENSITIVE
A39 ROOM 30 ROOM 31 ROOM 32 4 13 DIRTY CL A39
5 12 CARE CARE CARE CARE
DRIVEWAY
0"
0'
25052°
35
0"
0'
25052°
35
10.01
6
7
11
10 LIFT FIRE 10.01
ROOM 11 ROOM 10 ROOM 09 ROOM 08
7,050
9
PWD STAIR ADMIN
6m @ 1:20 10m @ 1:11.1 5.59m @ 1:27 LIFT
NURSE
NORTH
17
09.01
STATION PANTRY 16
15
3,215
CAFE
8
14
13
LEVEL 1 OUTLINE WALL FACE
LOUNGE
PWD OPEN ROOF PERGOLA.
ROOM 33 6.5 BATTENS AS SHADING
10
12
11
1
2
3
4
5
6
7
8
9
CL
SENSITIVE CARE
ENS. COURTYARD
EQUIP DOCS PANTRY
SOUTH
ENS.
LINEN
09.01
TERRACE
EXISTING TREE ON
COUNCIL LAND 4.5 ROOM 34 DINING
OPEN ROOF PERGOLA.
SERVICES AREA CUT INTO SITE. BATTENS AS SHADING
RETAINING WALL
ACTIVITY FIRE
STAIR
6.0
CONCEALS AND RESTRICTS VIEW SENSITIVE SENSITIVE SENSITIVE
ROOM 35 The text continues on section 18.
Used in these records
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