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MCU10/2083 Information Request Response 37 Gibson Rd Noosaville
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SCR,
Development CounLer
60293) 102
2 7 JAN 2011
27 January 2011 Maroochydore 'DEVELOPMENT
Our Ref: 100407 / Office: Sunshine Coast M A N A G E R S
Council Ref: MCU10/2083
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre Qld 4560
ATTENTION: Denis Wallace
Dear Denis
INFORMATION RESPONSE
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR RETAIL BUSINESS
TYPE 2 SHOP & SALON; ENTERTAINMENT AND DINING BUSINESS TYPE 1 FOOD &
BEVERAGES; AND COMMERCIAL BUSINESS TYPE 1 OFFICE
37 GIBSON ROAD, NOOSAVILLE
LOT 1 ON RP802167
Further to Council's Information Request of 8 December 2010 for the abovementioned proposal we
enclose 4 copies of revised proposal plans DA-000 to DA-008 prepared by Donovan Hill (Attachment
1) and now respond in full to each of the items raised.
1. A detailed breakdown of existing commercial tenancies, including vacant tenancies, within each of
the retail precincts in the surrounding area.
Response:
A detailed breakdown of existing commercial tenancies, including vacant tenancies, within each of the
retail precincts in the surrounding area is provided in correspondence from Foresight Partners included
in Attachment 2.
2. A detailed review of the capacity of existing centres to accommodate the propose development
including a detailed floor space survey of commercial zoned precincts and a review of the
potential for the proposed uses to be sited in existing commercial precincts.
Response:
A detailed review of the capacity of existing centres to accommodate the proposed development is
provided in correspondence from Foresight Partners included in Attachment 2. This correspondence
confirms that there is no potential for the proposed uses to be sited in existing commercial centres.
3. Further demonstration of the planning need for the development taking into account the existing
convenience store on Gympie Terrace, together with the convenience function of local service
stations and the many entertainment and dining businesses in the area. -gc S 9
Box:
► .^ Mal ► :.^ ► ^.: ► ._ . =u1^ ► I
Moreton Bay Sunshine Coast North Queensland
18/42 King Street, Caboolture Old 4510 Suite 1. Corner Surf Road & Gardak Street 61-73, Sturt Street. Townsville Old 481
PO Box 1712, Caboolture Old 4510 Alexandra Headland Old 4572 PO Box 5027. Townsville Old 4810
p 1 07 5495 5318 r 1 07 5495 5317 PO Box 6380, Maroochydore BC Old 4558 p 1 07 4721 3066 r 1 07 4721 3088
o 1 07 5443 2844 r 1 07 5443 7146
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Response:
Correspondence from Foresight Partners included in Attachment 2 provides further demonstration of
the planning need for the development. Findings include:
• Low vacancy levels in the Noosaville area indicate that convenience retailers are unable to find a
location for their business, which are effectively driven by a lack of appropriately zoned sites.
• While there are limited vacancies, the size, location and nature of these vacancies indicate that
they are not suitable and could not accommodate the subject development.
• The two existing convenience stores in Noosaville are neither convenient nor easily accessible to
local residents as they offer only a basic range of goods and have no dedicated parking.
• There are few food and beverage services in the local area that would be comparable to those
proposed within the subject development, which in turn encourages travel further afield becoming
less convenient to local residents.
• Existing supermarkets in the Noosa area are trading at above average levels, highlighting that the
local area is underserved with respect to convenience retail facilities.
Foresight Partners concludes "that there is a significant demand for the proposed development at the
subject site given an existing undersupply of convenience retail facilities, a substantial resident and
visitor population in the local area, and the lack of alternative locations available in Noosaville for a
convenience centre".
4. Demonstrate that the amenity of nearby residential uses will not be adversely affected by the food
and cooking odours likely to emanate from commercial kitchens and dining areas to be located
within the proposed tenancies.
Response:
An assessment of food and cooking odours has been undertaken by ADG Engineers (Attachment 3).
This correspondence indicates that it is proposed that each kitchen will be provided with an
electrostatic precipitation filtration device. These filtration devices will exceed the minimum
requirements of Australian Standard AS1668.2 for cooking exhausts. The exhausts will be discharged
via grilles in the side fascia of the roof gables (refer plans DA-002 and DA-006), which will be
positioned a minimum 10m from the southern boundary and 18m from the western boundary. As well
as adequately mitigating food and cooking odours, this proposed exhaust arrangement will ensure
that no visual impact results from kitchen exhausts.
5. Demonstrate that noise from the proposed use can be managed through structural measures,
design and layout. The provision of revised site layout plans and architectural drawings along with
a revised acoustic report will be required to demonstrate the above.
Response:
Correspondence from TTM, including a revised acoustic report are included in Attachment 4. As a
result of this further noise review, it is proposed to change the operating hours of the centre to 7am
to 10pm, 7 days per week. This means that management controls for the night time period (10pm to
7am) are no longer required. The correspondence and report included in Attachment 4 reflect the
revised hours of operation and demonstrates that noise from the proposed use can be managed
through structural measures, design and layout, with the exception of staff operating from the rear of
tenancies during the evening period. The management controls proposed are a minor component of
acoustic compliance and have been found to be an acceptable way of managing noise impacts with
similar developments. This correspondence and report demonstrate that the proposed development
will not result in detrimental acoustic amenity impacts on the adjoining residential area.
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6. Submit revised plans for the proposed development that removes direct vehicle access to Gibson
Road
Response:
Correspondence from Halcrow addressing this traffic issue is included in Attachment 5. This
correspondence confirms that the proposed Gibson Road access satisfies appropriate traffic
engineering design requirements established in Australian Standards and is therefore considered
suitable. As a result no change to the proposed Gibson Road (and Skipper Place) access
arrangements has been undertaken.
7. Provide a revised plan that indicates:
(a) A verge width in accordance with Council's Planning Scheme Policy 5 - Engineering
Design Standards - Roads, Drainage and Earthworks (4.5 metres minimum) from the
existing kerb and channel in Skipper Place
(b) A truncation of the boundaries at the intersection of Skipper Place and Gibson Road in
accordance with Council's Planning Scheme Policy 5 - Engineering Design Standards -
Roads, Drainage and Earthworks section 3.13(g).
Response:
The desired verge width and truncation line is shown on the revised plans in Attachment 1. There
does not however appear to be any need for this land from the site for additional road purposes given
sufficient width exits within the Skipper Place road reserve for the road to have been originally built on
the correct alignment/verge width without impacting the subject site. Nonetheless, as demonstrated
by the proposal plan a widening of the verge width could be accommodated without any impact to the
proposed development other than a minor reduction of frontage landscaping.
8. Provide comment regarding the available queue spaces at the entrances to the site and achieving
compliance with AS/NZS2890.1:2004 section 3.4.
Response:
Correspondence from Halcrow included in Attachment 5 provides comment on the available queue
spaces and confirms compliance with AS2890.1 (2004).
9. Indicate on the plans the proposed direction of traffic movements through the site.
Response:
Plan DA-001 indicates the direction of traffic movements through the site. Correspondence from
Halcrow included in Attachment 5 confirms the proposed internal parking aisles are all 6.2m wide
which are designed in accordance with AS2890.1 (2004) guidelines for two-way traffic flow.
10. Demonstrate that vehicles can pass at the intersections within the carparking area. The vehicle
type and paths must be in accordance with AS/NZS2890.1:2004 section 2.5.2(c). The paths must
consider that all adjacent spaces are occupied including the MRV loading area.
Response:
An assessment of internal circulation and parking aisles, including AutoTURN software analysis, is
provided in correspondence form Halcrow included in Attachment 5. This confirms that the internal
circulation and parking aisles comply with AS2890.1 (2004) and that cars are able to manoeuvre
through the parking aisles in a safe and efficient manner.
Page 4
-4-
11. Provide dimensions for the carspaces proposed adjacent to the bioretention trenches. The
dimensions, including any overhang allowance, must be in accordance with AS/NZS2890.1:2004
section 2.4.
Response:
Correspondence from Halcrow included in Attachment 5 confirms the dimensions of carparking spaces
are in accordance with AS2890.1 (2004) requirements.
12. Provide a revised plan that indicates disabled parking spaces in accordance with
AS/NZS2890.6:2009.
Response:
The revised plan ground floor plan provides for disabled parking spaces in accordance with
AS/NZS2890.6:2009. Compliance is confirmed in correspondence from Halcrow included in Attachment
5.
13. Indicate on the plans the proposed refuse collection point and the required manoeuvring area for
the refuse collection vehicle.
Response:
Refuse collection and RCV manoeuvring is addressed in Correspondence from Halcrow included in
Attachment 5. This correspondence confirms that appropriate onsite refuse collection and RCV
manoeuvring can be achieved.
14. A preliminary drainage plan showing proposed invert levels of pipes is required to ensure
adequate grade for drainage from stormwater treatment devices.
Response:
A response to site drainage is included in correspondence from JF&P Engineers included in Attachment
6. This correspondence provides sufficient details to demonstrate that the site can be appropriately
drained to the existing stormwater system in Gibson Road and Skipper Place. A drainage plan
detailing proposed invert levels of pipes will be prepared as part of a subsequent Operational Works
application.
15. A revised engineering concept plan is required to be submitted showing that the required filter
media area footprint is available on site. The filter media area requirement is detailed in the Site
Based Stormwater Management Plan. Adequate area must also be provided in addition to the
required filter media area to allow for construction of batters or retaining walls etc.
Response:
A revised engineering concept plan and response from JF&P Engineers included in Attachment 6. This
correspondence and plan confirms that the required filter media area footprint is available on site.
16. The applicant is requested to provide a temporary storage area for the servicing of bins. The
temporary bin service area must comply with the following:
(a) Must be suitably sized to accommodate the likely number of bins to be serviced at any
one time; and
(b) Be located so that the refuse collection vehicle is able to service bins without excessive
manoeuvring required; and
(c) Be located so that the refuse collection operator does not have to exit the vehicle to
move bins for servicing; and
(d) Be located so as not to impede traffic flows; and
Page 5
5
(e) Must be located or screened so as to minimise the visual impact of the temporary storage
of bins.
Response:
The revised ground floor plan DA-001 provides a temporary storage area for the servicing of bins
adjacent to the MRV loading bay. The temporary bin service area is suitably sized to accommodate
onsite bins; is located so that the refuse collection vehicle is able to service bins without excessive
manoeuvring (refer Harrow correspondence in Attachment 5); is located so that the refuse collection
operator does not have to exit the vehicle to move bins for servicing; will not impede traffic flows
(refer Attachment 5); and is located to minimise the visual impact of the temporary storage of bins
external to the site.
17. An amended plan indicating Lot 2 RP856186 at 4 Skipper Place that adjoins the eastern boundary
of the site and contains the Noosa Waters communication tower. The plan should indicate any
screening treatment or landscaping adjacent this area.
Response:
The amended plans show the location of Lot 2 on RP856186. This lot and the communication tower is
currently fenced and well screened form the road frontage. A im wide landscape strip internal to the
site is proposed as additional screening to this lot.
In addition to the matters raised by Council, the applicant has further considered the visual impacts of
the development on the adjoining residential lots, particularly with respect to buffer planting to
side/rear boundaries and the location of the raingardens. Cardno Splat advise that based on their
detailed site investigations and an over-the-fence assessment of adjacent dwellings, that the visual
impact of the proposed built form can be easily mitigated within this space, as demonstrated on the
landscape sections on plan DA-0007. This would be achieved through the use of screening shrubs up
to a height of 5 metres. As with most native Australian plants, some pruning may be required to
ensure that that the appropriate form is achieved and maintained. Root barriers to the boundary
fence can be installed, although this requirement would be dependent on final plant species selection.
We also note that the visual screening will not be required along 100% of the boundary, and should
actually be avoided to enable vegetative variation and the inclusion of rain gardens which typically
prefer low growing native reeds and grasses. A trellis with native climber is also proposed to parts of
the building wall to the southern boundary. Refer plans DA-001 and DA-007.
The Information and Referral Stage of IDAS has now concluded. We ask that you now provide details
of adjoining owners in order that we may commence the public notification of the application.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
KHA DEVELOPMENT MANAGERS
Page 6
6
ATTACHMENT 1
Proposal Plans
prepared by Donovan Hill
[OCR of page images]
ATTACHMENT 1
Proposal Plans
prepared by Donovan Hill
Page 7
Reslde'it it
Residential
37 Gibson Road, Noosaville
LOT 1 on RP80216
Area - 3860m2
1:1000 @ A3 DA-000 CONTEXT PLAN Issue C 21/01/2011
Page 8
GIBSON ROAD
line of possible
road widening
4000 ® 3500
TENANCY 1 DECK
line of roof over
rarwaa talk
(14000itres)
TENANCY5 TENANCY 6
raingarden
trellis with native dimber gaden bed
1: 250 @ A3 DA-001 GROUND FLOOR PLAN Issue C 25/01/2011
DONO%
n
Page 9
A / [OCR of page images] GIBSON ROAD \ | a | \ © A auilia . Of ai A a vee serena cs D DA-002 ROOF PLAN 1:250@A3 Ve SP - 1 1 Baas oh a plete ” me ee |
Page 10
Area r
Site Area 3860m2
GFA 1087m2 rr
Site Cover 1420m2 (36%)
Use Area 1014m2 I
I
Landscape
Soft 380m2
Raingardens 47m2
Bio-retention 83m2
Pathways 423m2
Total 933m2
1 FLOOR PLAN
GROSS FLOOR AREA 1 :1000
Parking
Staff 8
Dis 2
Van 2
General 52
Total 64
Motorbike 4
M
4
MRV 1 ^
4 gyred moos
Bicycles 20
L J J,
Amenities
@ 3m2 per person
= 338 people FLOOR PLAN
SITE COVER 1:1000
male we 1
ur 1
basin 2
shwr 1
lockr 10
femalewc 2
basin 2
shwr 1
lockr 10
pwd we 1
basin 1
shwr 1
3 FLOOR PLAN
USE AREA 1:1000
1:1000 @ A3 DA-003 STATISTICS Issue C 21/01/2011
1#^1,
Page 11
ELEVATION
On-0o^ EAST 1 :250
Ir-
ELEVATION
NORTH 1 : 250
1:250 @ A3 DA-004 ELEVATIONS Issue C 21/01/2011
Page 12
ELEVATION
oA-0o,^ SOUTH 1 : 250
1 (^
2)
sooo J
ELEVATION
a-0oWEST 1:250
1:250 @ A3 DA-005 ELEVATIONS Issue C 21/01/2011
Page 13
(4) (3)
11500,
f
filtered kitchen exhaust rl4
through veatherproot
II louvres in root gable
............
signage
treN
GENERAL STORE BAKERY U(M CAFE
III 1
bio-ptent on trench
NA
YYk
i 1.
soft landscape
bio-retention trench
Th SECTION
oA1'00 North-South , : 200
1: 200 € A3 DA-006 SECTIONS Issue C 21/01/2011
Page 14
5
J
TRELLIS WITH NATIVE CLIMBER TO
FORM GREEN SCREEN. AGAINST ^I>
KIQ 'HALL. ESPALIER IF POSSIBLE.
R ° DEPENDENT OH SPECIES AND
DETAILED DESIGN
gm
t alm > ,
ADJACENT RESIDENCES PROPOSED RETAIL CENTRE ADJACENT DWELLINGS PROPOSED RETAIL CENTRE
1-1
N
TALL. SLENDER
//-- TALL, SLENDER ; SPFCIFS TO SCRFFH
SPECIES -0 SCHEEI•{ BUILDING WALL.
BUILDING WALL. ' .
NATIVE SHRUBS
NATIVE SH- .,:»
TO FORM VISUAL
-0 FORM VISUAL
SCREEN
SCREEN
SCREEN FENCE
TOBOLNOARY'
/i\/i\/
/%//\
/
1 METIjE WIDE PATHWAY
SLIGHTLY MOUNDED GARDEN ACCESS ING REAR OF SHOPS
1 METRE'MDE PATHWAY SLIGHTLY MOUNDED GARDEN
ACCESSING REAR OF SHOPS SLAGHTLY MOUNDED GARDEN
BFD MIN 400mm WIDF'WHFRF
POSSIBLE. SUBJECT TO
DETAIL DESIGN.
SECTION SECTION
LANDSCAPE BUFFER & TRELLIS 1:50 DA^C LANDSCAPE BUFFER 1:50
i
CARDNO SPLAT 1:50@A3 DA-007 LANDSCAPE DETAILS Issue C 21/01/2011
DONOVAN HILL THE HIVE Noosaville - 980
Page 15
BIORETENTION MEDIA AND
DRAINAGE SUBJECT TO
DETAILED DESIGN
SECTION 2 ' SECTION
DA 0(r RIO-RETENTION SWALE 1:50 STREET FRONTAGE LANDSCAPE 1:50
CARDNO SPLAT 1:50@A3 DA-008 LANDSCAPE DETAILS Issue C 21/01/2011
THE HIVE Noosavtille - 980
Page 16
ATTACHMENT 2
Economic Need Response
prepared by Foresight Partners
[OCR of page images]
ATTACHMENT 2
Economic Need Response
prepared by Foresight Partners
Page 17
Cra ngm- li^ i o4 k+
rMYI cm--O IyIIL ABN 59 III 542 673
partnErsPty Ltd DIRECTORS
Geoff Coghlin BSc MBA
Property Market Analysis and Development Strategies Mike McCracken BA MA
ASSOCIATE DIRECTOR
Dominic Brown BA ( Hon s), PhD
10054
Suite 31, Level 4
23 December 2010 50-56 Sanders Street
Upper Mount Gravatt
QLD 4122 Australia
Mr Toby Lewis T 07 3422 2011
Marquette Properties F 07 3422 0899
Level 34, Central Plaza One www.foresightpartners.com.au
345 Queen Street
BRISBANE QLD 4000
Dear Toby,
RE: RESPONSE TO INFORMATION REQUEST, THE HIVE AT NOOSAVILLE,
CONVENIENCE CENTRE
Thank you for forwarding to us the information request issued by Sunshine Coast Regional
Council regarding the subject proposal. Council's information request (dated the 8"i of
December 2010) would like further clarification on three specific issues pertaining to economic
and planning need for the proposal.
The following represents our response to the issues raised in the information request by
Sunshine Coast Regional Council.
Response to Information Request
1. A detailed breakdown of existing commercial tenancies, including vacant tenancies,
within each of the retail precincts in the surrounding area.
A spreadsheet listing the tenancy schedule for the surrounding precincts is provided at the end
of this document. It incorporates the Noosaville Business Centre, Tewantin Business Centre,
Noosaville Visitor Mixed-Use Zone, and Neighbourhood Centres, which were surveyed in
September 2010. Collectively, these centres/areas provide a total floorspace of around
45.650m2. Of this total, around 1,275m' of floorspace was vacant, representing a vacancy
factor of around 3a/o.
The highest level of vacant space was observed in the Noosaville Business Centre, with 900m2
of vacant floorspace residing in the Noosa Homemaker and Harvey Norman Centres combined.
Given the nature, composition and function of these centres, the vacant floorspace would suit
retail showroom and bulky goods tenants, which is largely distinct to the types of tenants
proposed in the subject development. The remaining vacancies were dispersed in other
areas/centres (refer to attachment) with the largest individual tenancy around 120m2.
It is important to note that some level of vacant space (5%-8%) is needed within a healthy
retail network as it allows new businesses to enter the market and enables existing businesses
to expand (or contract) in response to changing market conditions. It also helps to moderate
Associate Company - Thomas Consultants Inc. Vancouver, Canada
Page 18
C,tnir ionl i+
partners,. ;_,
rental levels. The low vacancy level of 3% indicates that the retail network serving the
Noosaville area is functioning exceptionally well.
The 1,275m2 is for six vacancies, with 375m2 of the total taken up by four individual shops.
This further demonstrates that many businesses are unable to find a location in the Noosa area
resulting in higher rental prices, which serve to increase the cost of food and groceries and
other household items.
2. A detailed review of the capacity of existing centres to accommodate the proposed
development including a detailed floorspace survey to commercial zoned precincts and
a review of the potential. for the proposed uses to be sited in the existing commercial
precincts.
The 1,275m2 of identified vacant floorspace is dispersed among the commercial zoned precincts.
The size, locations and nature of the vacancies indicates that the subject development could not
be physically accommodated within them. Furthermore, our Economic Impact Assessment
demonstrated need for the proposal at the subject site with particular reference to "...no
alternative locations available in Noosaville...." (p.35). As indicated in our report:
• Our assessment has found no suitably zoned sites.
• Prospective tenants of the subject proposal have been unable to find a suitable location
for their business in the area (as per their letters of interest).
These key reasons demonstrate that the subject development cannot be accommodated in the
existing commercial precincts. In effect, the low vacancy levels are driven by a lack of
appropriately zoned sites.
3. Further demonstration of the planning need. for the development taking into account the
existing convenience store on Gympie Terrace, together with the convenience function
of local service stations and the many entertainment and dining businesses in the area.
The proposal would ensure the provision of appropriate facilities to meet community needs for
basic requirements. It would serve a distinct function to the above mentioned developments for
the following reasons:
• The BP service station contains a small convenience store of approximately 60m2. Its
primary purpose is for the provision of fuel, with convenience items ancillary,
comprising mainly drinks, confectionary and newspapers/magazines. It has no
dedicated parking and its range of products is insufficient to fulfil more than basic
convenience needs.
• The specialty convenience shop on Gympie Terrace is also limited by its size and is
designed to serve customers on Gympie Terrace. It does not occupy a street-level
premise and is relatively concealed among high-end restaurants. Its high rental prices
also serve to increase the cost of convenience items, consequently becoming less
affordable for locals to shop there. Its convenience function and role is further
undermined with no dedicated parking and provision of only a basic range of goods.
Page 2 ?f -/
Page 19
Foresight
partners,!,
As both these existing stores provide only a limited range of goods, have no dedicated parking,
and charge a premium given their location (Gympie Terrace convenience shop), they are
neither easily accessible, convenient nor affordable to local residents.
Food and grocery items are also available at the Woolworths supermarket in Noosa Village.
Being the only supermarket in Noosaville, it is trading at an estimated 50% above the average.
Other supermarkets in the Noosa area including the Woolworths at Noosa Civic, Coles at
Noosa Fair and Woolworths at Poinciana Place are also estimated to be trading at between
10%-30% above the average. This highlights that while the local area has a substantial resident
and visitor population; it is underserved by convenience retail facilities.
With respect to food and beverage services, our reconnaissance of the retail network (pg.l0)
identified only few moderately priced food services in the local area with the existing shops
and food outlets on Gympie Terrace catering to destination dining and relatively high price
points. Furthermore, they were identified as not within a walkable distance for many trade area
residents and as having parking constraints.
The purpose of the subject proposal is to be a convenience based retail destination for time
poor locals, providing a wide selection of convenience retailers in the one location with
extended trading hours. Its location on Gibson Road, a major thoroughfare in Noosaville,
indicates that it will be well-located to serve as a convenience centre for the local community.
In light of its convenience function and role, it would be largely distinct to other retail centres
such as Noosa Village. It will also provide the single largest clustering of fast food outlets with
extended operating hours that are affordably priced.
Conclusions
Foresight Partners has reviewed the issues relevant to economic and planning need raised in
Council's information request. Our conclusions with respect to need presented in our October
2010 Economic and Impact Assessment remains unchanged:
• Low vacancy levels in the Noosaville area indicate that convenience retailers are unable
to find a location for their business, which are effectively driven by a lack of
appropriately zoned sites.
• While there are limited vacancies, the size, location and nature of these vacancies
indicate that they are not suitable and could not accommodate the subject development.
• The two existing convenience stores in Noosaville are neither convenient nor easily
accessible to local residents as they offer only a basic range of goods and have no
dedicated parking.
• There are few food and beverage services in the local area that would be comparable to
those proposed within the subject development, which in turn encourages travel further
afield becoming less convenient to local residents.
• Existing supermarkets in the Noosa area are trading at above average levels,
highlighting that the local area is underserved with respect to convenience retail
facilities.
Page 3 of 4
Page 20
ForEsight
partners-:,,,
As identified in our Economic Impact Assessment, the market size and characteristics indicate
that there is a significant demand for the proposed development at the subject site given an
existing undersupply of convenience retail facilities, a substantial resident and visitor
population in the local area, and the lack of alternative locations available in Noosaville ibr a
con\ cnicncc centre.
If there is anything further we can assist you with please do not hesitate to contact us.
Yours faithfully,
Vivienne Bolla
Senior Analyst
Page 4 of 4
Page 21
Date Surveyed Centre/Street Name Shop Name Est. Floor area
Sep-10 Noosa Village Australia Post
Sep-10 Noosa Village The Bake House
Sep-10 Noosa Village Noosa Village Meats
Sep-10 Noosa Village Fringe
Sep-10 Noosa Village Coffee Rest
Sep-10 Noosa Village Kool Katz
Sep-10 Noosa Village Back to Back Books
Sep-10 Noosa Village Estrogen
Sep-10 Noosa Village Bank of Queensland
Sep-10 Noosa Village Donut King
Sep-10 Noosa Village BWS
Sep-10 Noosa Village Jay Jays
Sep-10 Noosa Village Noosaville Amcal Pharmacy
Sep-10 Noosa Village Woolworths
Sep-10 Noosa Village Kodak Express
Sep-10 Noosa Village Legends Hairdressing
Sep-10 Noosa Village Noosa House of Flowers
Sep-10 Noosa Village Noosa Village Jewellers
Sep-- 10 Noosa Village Noosa Village Shoe Repairs
Sep-10 Noosa Village Flight Centre
Sep-10 Noosa Village Noosa Village Newsagency
Sep- 10 Noosa Village The Reject Shop
Sub-Total 4,400
Sep-10 Noosa Homemaker Centre Vacant 600
Sep- 10 Noosa Homemaker Centre The Warehouse
Sep,10 Noosa Homemaker Centre Camera House
Sep-10 Noosa Homemaker Centre Mr Toys Toyworld
Sep- 10 Noosa Homemaker Centre Vast Interior
Sep-10 Noosa Homemaker Centre Pets R Its
Sep-10 Noosa Homemaker Centre I louse Effects
Sep-10 Noosa I lomemaker Centre Options Eyecare
Sep-10 Noosa I lomemaker Centre Domino's
Sep-10 Noosa Ilomemaker Centre Queensland Diagnostic Imaging
Sep- 10 Noosa Homemaker Centre Eclectic Style
Sep-10 Noosa Homemaker Centre Blockbuster Video
Sep-10 Noosa Homemaker Centre Noosa Bike Shop
Sep-10 Noosa Homemaker Centre Davos Bait and Tackle
Sep-10 Noosa Homemaker Centre Forty Winks
Sep-10 Noosa Homemaker Centre Noosaville 7 Day Medical Centre
Sep-10 Noosa Homemaker Centre Samsara
Sep-10 Noosa I lomenmaker Centre Rivers
Sep-10 Noosa I lomemaker Centre Dan Murphy's
Sep-10 Noosa Homemaker Centre Villa Noosa Hotel
Sep-10 Noosa 1-lomemaker Centre McDonalds
Sep-10 Harvey Norman Centre Ceramico Senio
Sep-10 Harvey Norman Centre Music ?ii, Noosa
Sep-10 Harvey Norman Centre Eyecare Plus
Sep-10 Harvey Norman Centre Eternity Surf
Sep-10 Harvey Norman Centre Summer Room
Sep-10 Harvey Norman Centre Vacant
Sep-10 Harvey Norman Centre Noosaville Health & Fitness Club
Sep-10 Harvey Norman Centre Talloh
Sep-10 Harvey Norman Centre Josephine's
Sep-10 Harvey Norman Centre Noosa Classics
Sep.- 10 I larvey Norman Centre Sportsco
Sep-10 I larvey Norman Centre Bounce I lail & Image
Sep-10 1larvey Norman Centre Gibsons Espresso Bar
Sep-10 I larvey Norman Centre Karate
Sep-10 1-larvey Norman Centre I larvey Norman
Sep- 10 I larvey Norman Centre Didier's Living Space
Sep- 10 Harvey Norman Centre The Groom Room
Sep-10 Harvey Norman Centre The Outdoor Furniture Specialists
Sep-10 Harvey Norman Centre Andersen's
Sep-10 Harvey Norman Centre Bi-Rite Electrical
Sep-10 Harvey Norman Centre Video Ez)
Sub-Total 17,400
Sep-10 Marv Street BP Service Station
Sep-10 Marv Street Chinese Restaurant
Sep-10 Mary Street Shine Lamsvers
Sub-Total
TOTAL. 22,150
Vacant 900
Vacancy factor 4.1%
Page 22
Ii W ASl I S H I S 151 Vs CF: N-rRF
Date S.reged ct.treSlrnet Naate Shp Nave
Gluna kern s
♦.1..1 ^, P^r,n.^ana PIo Noon Ttas et
Sep•Io Pomemna Place Vacant
Sep-10 Poinciana Place AadioIog)
Sep-lo Poinciana Place Upper Cuts Quality Meats
Sep- 10 Poinciana Place Can es
Sep.10 Poinciana Place Subway
Sep•lu Poinciana Place Industr.
Sep- 11) Poinciana Place Wide Has Australia
Sop-I)) Poinciana Place Woolworths
Sub-Total
Sep- l u Poinciana A% caw north heading cam I Elders Noosa
Sep-lu Poinciana As cane north heading eastl Elders Properh Management
Sep- II) Porncrana .Asenue north heading cast) Rather
Sop-10 Poinciana .As cnue north heading easel Riuhsc's Bakers
Sep-l0 Poinciana .Aicnuc Inorth heading cast) formes Design Elements
Sop-lu Poinciana Asenue )north heading cast) (iuardran Tessanun Pharmacy
Sop-10 Poinciana .Ascetic north heading cash Canrnonsscalth Rank
Sep- lu Poinciana .Asenue north heading cast) Ihggen
Sop-11) Poinciana .Aicnuc south heading ccmi Australia Post
Sep-10 Poinciana .Aicnuc south heading west) Custom Women. Association
Scp-10 Poinciana As erne south heading wcst) Tcsmannn Noosa RSI.
Sep-10 Poinciana Asenue south heading .. estt Westpac
Sep-l4, Poinciana Aicnuc (south heading west) AN7 Bank
Sep. 14) Tessanun Plata Foal National Real Estate
Sop-I() Tess anon Plata Chapter Coffee
Sep-I)) Test anon Plata H & R Block
Sep-I)) Te..anlrn Plan Tat Ping Chinese Restaurant
Sep. 10 Tessanun Plata Tessanun Plata Qualilr Meats
Sep. 11) Te..aatrn Plata One Hour Photo
Sep-10 Tessanun Plata Tm•anlin Teasel
Sep. 11) Tess-u. Plata Back Fence Book Store
Sep. 10 Tessanun Plata Tcwanun Fast Cuts
Sep- 10 Tessanun Plata Hair m Focus
Sep-I)) Tessanun Plata E mit A, Fogies
Sop-10 Tessanun Plata Warren Esass Real Estate
Scp-10 Tess anon Plata )D Paint and Colour
Scp-10 'Tessanun Plata 6co0' Muchcll & Associates
%.p- 11) 'fc..nnlrn Plata I.aundir
Scp-l0 Tessanlm Plata (ims Reese & Co Solicitors
Scp-10 Tessanlm Plata John Norton & Associates
Scp-l0 Tessanun Plata Sunshine ('oast Deonagraph ITattoo)
Sep-10 Tessanun Plata Ramsay Insolscncr Administrators
Sep- 10 Tessanlm Plata GAF
Scp-lu Poinciana Asenue (south heading Ices)) Options Es scare
Sep-lu Poinciana .Aicnuc sculls heading west) Distinctions Boutique
Scp-11) Poinciana Asenue (south heading west) Tcwantin Dch
Scp-10 Poinciana .Avenue )south heading west) Nccc sagenco
Scp-10 Poinciana .Asenue )south heading west) Rendigo Bank
Scp-10 Poinciana Asenue )sonlh heading sscsti Nourish Health Food Store
Scp-I)) Poinciana Aicnuc )south heading .vest) Dollar 1 ice
Sep-l0 Poinciana Aicnuc soulh heading secstl 11)1 Salon
Scp-10 Poinciana .Aicnuc soulh heading .vestal Tessanlm Shoes
Sep. Iu Pousemna Aicnuc south herding .vest) Select Noosa Realm
Sep-I41 Poinciana Asenue )south heading sscs0 Anical Ph.- s
Sep-l0 Pomemna Aicnuc )south heading sscsi) Butcher
Sep-10 Poinciana .Asenue( south heading %%csti National Australia Bank
Sep-I') The Cooloolo Centre Poincia . Asenue Medical Centre
Sep. 10 The ('ooloolo Ccntrc Endeavour Clothing
Sep-Ill The Cootoola Ccntrc Dental Sungen
Scp-lu The Cooloola Centre Medical Surges
Sep-lu The Coeloolo Centre Macfarlane Ore & Co
Sep-l) The ('oolool.Centre The Romero Practice
Scp- l u the ('rsotool. Ccntrc Helen O'C.nads (hddeen s Drama
Scp- I)) I he (ssolool. Centre firvun
Scp-10 the (ookrola Centre Cartledge lass
Scp- I) 11c ('ooloola Centre AIS Insurance
%ep-10 The C.ooloola Centre RIS Accounting Smrccs
Scp-10 The (ooloola Centre Heidi's Boils & Skin Care
Scp-lu The Cooloola Centre Prclsrgc Hearing Sets ices
Sep-H) The Cooloola Centre Donald Ponburr Solicitors
Sep-10 The Cooloola Centre Tessanlm Clinic
Sep- Ill The Cooloola Centre This War is Up
Sep. I)) The Atrium The Bake House
Sep. I it The Amur John Bird Jewellers
Sep-10 The Atm. 4 Coffee
Sap. 10 The Atrium Florist
Sop-11) The Atrium Doane Hairdressers
Sep-lit The Atrium Sullnae N.-lades Patholags
Scp4 0 The .Atrium Internet cafe
Sep-10 The .Atrium Bookshop Erli
Scp-10 The.Atnurn Pam Pets
Sep.10 The Atrum Tessantn Chiropractic
Sep-10 The .Atrium birchglacken accountants
Sep- Ill The.At.- William J Toner Accountants
Sep-10 The .Ainnin Natural Solutions
Sep-l0 The Atrium F,.Trans Asia Pacific
Sep-Ill The Austria Western Pacific Financial
Sept. to The Ausrun Vacant
Sep.10 Mnnsonal Asenue Kiku Takeaway
Sep.10 Mcmonal A.enuc Raba
Scp-10 Mcmonal .Aserme Eagle Bor. Prr^a
Sop-10 Mcmonal As cane Kebabs ion Fresh
Sap. 10 Mcmonal Accuse Pvta Capers
Sep-10 Mcmonal Asenue House of Chooks
Sep. lu Mcmonal Ascuuc Adult Shop
Sub-Taal
TOTAL
\>am
Aa.a .. factor
Page 23
Dale Sun eyed Centre/Street Name Shp Naar
Sep 10 (aynrpre Tance'Rrver Drive (west to au) Burgos Cate Terrace
Sep-10 Gympie Terrace'River Drive (west to east) The Red Emperor
Sep. 10 (ynipre Te nceRna Dtise (west to east) Madsssons Restaurant & Bar
Sep 10 (iympte Terrace'River Drive (west to cast) Vanilla Cafe Bar
Sep 10 Grympte Terrace/Riser Drive (west 1. eau) gusto
Sep 10 Gympte Tenrace'River Drive (west to east) rac on the river
Sep 10 (iympte Terrace'Ri er Drive (west to east) Rasa
Sep-10 ('rympte Taiace'Rtva Drive (west to east) Grind
Sep 10 Crympie Terrace'Rrver Drive (west to east) Kukat
Sep. 10 (r mpic Tarace'River Drive (wet to east) me hair
Sep 10 Gympie Terrace'River Drive (west to east) River Edge
Sep 10 (-r) mpie TerraceRrca Drive (west to east) Real Estate
Sep-10 (iympte TmaceRiven Drive (west to east) Tapes Bar
Sep. 10 (rympte Terra-'River Drive (west to east) Maisie s Seafood & Steakhouse
Sep-10 (rympte TerraceRna Drive (west to east) The Shop - Products of Convenience
Sep 10 Gympie TerraceRna Drive (west to astl I. Riviera
Sep 10 (iympie Terrace'Ris ci Drive (west to east) Pattissene
Sep 10 (rympte Terrace)River Drive (west to east) Bakery
Sep 10 Gympte Terrace/River Drive (west to east) Karma Hair
Sep 10 Q)mpte Terrace'River Drive (west to east) Take 5
Sep 10 U) topic Terrace Rtva Drive (west to east) Krung Thep That
Sep 10 G in pie Terrace/Riser Drive (west to east) Laguna Real Estate
Sep 10 G) triple Terrace River Drive (west to east) Noose Cuisine & Travel
Sep-10 G) triple Terrace'Rivet I)rive (west to east) Gallery
Sep.10 (rympte TertaceRiver Drive (west to east) Blue Angel Restaurant
Sep 10 (iympte Terrace/Rivet Drive (west to east) Raw Energy
Sep. 10 G) triple TerraceRiver Drive (west to east) Birken Stock shoes
Sep- 10 Gyetpte Terrace,Riva Drive (west to east) Vacant
Sep- 10 (iympte TcrraccRiver Drive (west to cast) Mobil
Sep- 10 (6 pie Terrace Riva Drive (west to east) Classy lady
Sep-10 (i) mpte TerraceRiver Drive (west to east) Noosaville News
Sep-10 (rympte TerraceRrser Drive (west to east) Gallery
Sep-10 Grympie Terrace'River Drive (west to east) Grenny's
Sep 10 Gynipte Terracc'Rrver Drive (west to east) Boardtack Surf Store
Sep-10 (rympte Terrace River Drive (west to east) Goddess Clothing'Accessones
Sep-10 Gy nipic TerraceRiver Drive (west to cast) Smyth's Hairdressing
Sep.10 ( iympte Terrace,Rivet Drive (west to east) Moondoggy Cafe and Bar
Sep-10 (iympte Terrace River Drive (west to east) Paradise Boutique
Sep-10 Cry mpie TerraceRiver Drive (west to east) Secret Expressions
Sep-10 Ciympte'I'errace,Riser Drive (west to east) Holy Mackerel
Sep-10 ('rympte TcrraceRiver Drive (west to east) N' Thai Sing
Sep-10 (i)ntpte Terrace/River Drive (west to east) Noose Shoes
Sep-10 Gynipie Terrace/River Drive (west to cast) Elegant Eggplant
Sep.10 (iynipic Teriace/River Drive (west to east) Aqua Bar Espresso
Sep-10 Noosa Rivet Shopping Centre Roste's
Sep-10 Noose River Shopping Centre Shine
Sep-10 Noose Rivet Shopping Centre Kristines Hair Care
Sep-10 Noose River Shopping Centre Smer)i
Sep. 10 Noosa River Shopping ('emit Ad\ enture Sports
Sep-10 Noose River Shopping Centre Shoebox
Sep-10 Noose River Shopping Centre Sunshine Cellars
Sep-10 Noosa Rivet Shopping Centre Clothing boutique
Sep-10 Noose River Shopping Centre Riverfront Indian Curry House
Sep.10 Thomas Street (east heading south) Ratebtrd Noosaville
Sep-10 Thomas Street (cast heading south) Red on Thomas
Sep 10 Thomas Street (east heading south) The River Read
Sep-10 Thomas Street (east heading south) Vanity Fair Noosa
Sep 10 Thonws Street (east heading south) Riverside Beauty
Sep 10 Thomas Street least heading south) Epic Emp
Sep 10 Thomas Street (cast heading south) Newsy Vacuum Cleaners & Sewing Machines
Sep-10 Thomas Street (east heading south) Blades Hair Design
Sep 10 Thomas Street (cast heading south) Natural Thai Cafe
Sep 10 Thomas Street (east heading south) Professionals Noosaville
Sep 10 Thomas Street (cast heading south) Inner Vortex
Sep 10 Thomas Street (east heading south) Beachsrde Bakery
Sep 10 Thomas Street (east heading south) Alternative Therapies
Sep 10 Thomas Street (east heading south) Psychologist
Sep 10 Thomas Street (east heading south) LI Hooker Commercial
Sep I0 Thomas Street (east heading south) Al Capone's
Sep 10 Thomas Street (east heading south) Raj Indian
Sep-10 Thomas Street least heading south) Milagro Restaurant
Sep 10 Thomas Street (east heading south) Noosa Realty
Sep 10 Thomas Street (east heading south) Red Rooster
Sep 10 Thomas Street (west heading north) Nosh It
Sep 10 Thomas Street (west heading north) Ravnonds
Sep 10 Thomas Street (west heading north) Magic of India
Sep-lo Thomas Street (west heading north) Aloha Noose Massage
Sep. 10 Thomas Street (west heading north) Zacltarv's Pizza Bar
Sep 10 Cnr G%mpte Tcerihomas Street Vacant
Sep 10 Car Gympte Tce'ihomas Street Gelatr
Sep. 10 Car ('rympte ice Thomas Strut Skaagee Denmark
Sep. 10 Cnr Gvmpie TceThontas Street The Look Boutique
Sep-I O ('m (iympte TccThomas Street Zambeze
Sep-10 Cnr Gsmpie TceThomas Street Just Stuff Gifts
Sep 10 Can Gvmpie Tce,Thomas Street Coco Beach
Sep 10 Cnr Gvnipte Tc*Thornas Street The White House
Vacant 0
Vacaiie, factor 3.1%
Page 24
NEIGHBOURHOOD C'EN'TRES
Date Surveyed Centre/Street Name Shop Name Est. Floor area
Sep-10 Weyha Road Convenience store 100
Sep-10 Weyba Road Aldi 1,350
Sub-Total 1,450
Sep-10 Weyba Road German Bakery and Cate
Sep-10 Weyha Road Noosa Thai
Sep-10 Weyba Road Embiggen Books
Sep-10 Weyba Road Organika
Sep-10 Weyba Road Legends Bar and Grill
Sub-Total 50
Sep-10 Bushlands Shopping Centre Liquorland
Sep-10 Bushlands Shopping Centre Hair & Beauty
Sep-10 Bushlands Shopping Centre Hospice Charity
Sep- 10 Bushlands Shopping Centre SPAR Express
Sep-10 Bushlands Shopping Centre Noosaville Bakery
Sub-Total 1)1)
Sep-10 Noosa Outlook Shopping Centre Airlie Bargain Centre
Sep-10 Noosa Outlook Shopping Centre Bike Shop
Sep-10 Noosa Outlook Shopping Centre Op Shop
Sep-10 Noosa Outlook Shopping Centre Pharmacy
Sep-10 Noosa Outlook Shopping Centre Network Video
Sep-10 Noosa Outlook Shopping Centre Prestige Meats
Sep-10 Noosa Outlook Shopping Centre Bakery
Sep-10 Noosa Outlook Shopping Centre Solicitor
Sep-10 Noosa Outlook Shopping Centre Beauty Salon
Sep-10 Noosa Outlook Shopping Centre Hairdressser
Sep-10 Noosa Outlook Shopping Centre Medical Centre
Sep-10 Noosa Outlook Shopping Centre Fish and Chips
Sep-10 Noosa Outlook Shopping Centre BWS
Sep-10 Noosa Outlook Shopping Centre IGA
Sub-Total 000
TOTAL 4,500
Vacant 0
Vacancy factor 0.0%
Page 25
ATTACHMENT 3 Odour Response prepared by ADG Engineers [OCR of page images] ATTACHMENT 3 Odour Response prepared by ADG Engineers
Page 26
ADG
CONSULTING ENGINEERS
CIVIL STRUCTURAL HYDRAULICS BUILDING SERVICES
Noosa Development
37 Gibson Road, Noosaville
Response to Information Request Concerning Commercial Cooking Odours
Issue:
Proximity of commercial kitchen to residential premises with resulting impact from
cooking odours from food preparation areas, kitchen exhausts and outdoor dining areas. AMMAN
BRISBANE
Response:
GOLD COAST
Minimum Requirements KUALA LUMPUR
LONDON
The BCA references AS1668.2 in regard to the deemed-to-satisfy requirements for
MELBOURNE
cooking exhausts. AS1668.2 addresses the external odour issue by including
requirements for velocity and height of the discharge.
Those minimum requirements are summarised as follows for exhaust rates exceeding
1,000 I/s.
• Hood to incorporate grease arresting filters to impede the flow of grease within
the air stream. No specific performance is nominated.
• Discharge vertically with a discharge velocity not less than 5m/s.
• Discharge located at not less than 6m from a property boundary.
Proposed Treatment of Cooking Exhausts
AS1668.2 also recognises the use of special filtration processes to remove contaminants
and in such cases, the conditions for discharge may be reduced. Refer Clause 5.10.3 of
AS1668.2.
For this project, it is proposed that each kitchen exhaust will be provided with an
electrostatic precipitation filtration device.
The electrostatic precipitator removes particles (grease, water vapour, carbon and the
like) down to 0.1 micron in size. These particles are in part responsible for carrying over
cooking odours.
> Brisbane Office > Company Registration
S> Cnr Sylvan & Milton Roads, Toowong, old 4066 ADG Engineers (Aust) Pty. Ltd.
P> PO Box 1853 Milton BC. old 4064 A B N 63 131 876 143
A C N 131 876 143
T> +617 3859 6600
E> +617 3871 2266 ISO
E> info@adgce com
W> www adgce com 9001
Page 27
37 Gibson Road, Noosaville 10872 B L003 19-01-2011 19 January 2011 Such systems have been used successfully for low level discharge of cooking exhaust in many instances. It is proposed this relatively clean exhaust would be discharged via grilles in the facia of the roof and not via roof cowls or fans having a visual impact. The discharge points will be in the vicinity of 8-9 metres (in most cases) from the south boundary and more from the west boundary. In regard to odours from preparation areas, the operation of cooking exhausts will place the cooking and preparation areas under negative pressure thereby minimizing the escape of odours from doors or windows adjacent the boundary. Outdoor eating areas will be at least 12 metres from the boundary and shielded from the boundary by the building height and its awnings. This will allow any odours from this area (minimal) to be dissipated.
Page 28
ATTACHMENT 4
Acoustic Report and Response
prepared by TIM
[OCR of page images]
ATTACHMENT 4
Acoustic Report and Response
prepared by TTM
Page 29
17 January 2011
TTMref 26906 L02 RFI 37 Gibson Rd Noosaville ENV
ACOUSTICS
Mr Matthew Creagh
Marquette Properties
Level 34, Central Plaza One
345 Queen Street
BRISBANE QLD 400
Dear Matthew,
RE Proposed Commercial Development, 37 Gibson Road, Noosaville - Response
to Information Request Section 5 (Noise)
The following letter is in response to Sunshine Coast Regional Council's information request
(application ref: MCU10/2083) dated the 8th of December 2010, referring specifically to
section 5, relating to noise.
Council Request
Issue
The submitted acoustic report relies primarily upon management measures to comply with
the relevant acoustic criteria. The proposed management measures are generally an
undesirable option and rely heavily upon a number of different tenancies complying with the
required measures to prevent noise impacts upon adjacent residential uses. Management
measures also require additional Council resources to monitor and respond to any noise
complaints received and enforcement of any conditions imposed.
Information Required:
5 Demonstrate that noise from the proposed use can be managed through structural
measures, design and layout. The provision of revised site layout plans and
architectural drawings along with a revised acoustic report will be required to
demonstrate the above.
Our Response
Since the initial submission of the acoustic report (ttm ref.- 26906 R06 37 Gibson Rd
Noosaville ENV), the proposed hours of operation have changed to 7am to 10pm, 7 days per
week. Given the proposed hours of operation do not include the night period (10pm to 7am),
management controls restricting night time use are no longer required.
A revised acoustic assessment (ttm ref 26906 R07 37 Gibson Rd Noosaville ENV) was
undertaken to reflect the proposed hours of operation. Acoustic barriers were specified to
ensure predicted noise levels associated with outdoor patron areas (i.e. Tenancy 1 and 8
outdoor decks) comply with the day and evening criteria. Management controls shall be
required only for the management of noise associated with tenancy staff operating at the rear
of the centres tenancies. Experience with similar developments within Queensland have
utilised this practice and found it to be an acceptable way of management noise impacts.
In relation to waste collection, structural measures to control noise are impractical as it would
require acoustic barriers along the street frontage. Noise impacts from waste collection are
unlikely to be a cause of annoyance, given that they are generally an infrequent occurrence
TTM Consulting (QLD) Pty Ltd, 1st Floor, 129 Logan Road Woolloongabba QLD 4102 Internet: www.ttmgroup.com.au
P.O. Box 1310 Coorparoo BC OLD 4151 Phone (07) 3327 9500 Fax (07) 33279501 Email [email protected]
Page 30
tt' (i.e. once or twice per week) and are of short duration. To minimise the impacts from waste collection we recommend these activities be limited to between 7am and 6pm. We trust this information meets with your current requirements. Should you have any queries please do not hesitate to contact TTM Acoustics. Yours faithfully, GREG PEARCE B.Eng (Mech) Associate Director TTM Consulting (OLD) Pty Ltd, Level 1 129 Logan Road Woolloongabba Phone (07) 3327 9500 Fax (07) 3327 9501
Page 31
TTM Consulting Pty Ltd
129 Logan Road.
Woolloongabba Old 4102
ttm'
PO Box 1310
Coorparoo BC OLD 4151
t (07) 3327 9500
f (07) 3327 9501
ACOUSTICS e [email protected]
ABN 65 010 868 621
Proposed Commercial Development
37 Gibson Road Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
Prepared For:
Marquette Properties
Date Prepared:
25th January, 2011
ttmref. 26906 R09 37 Gibson Rd Noosaville ENV
Page 32
Proposed Commercial Development
37 Gibson Street Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
TTM Consulting Pty Ltd 2010
TABLE OF CONTENTS
1. INTRODUCTION .......................................................................................................................... 3
2. SITE DESCRIPTION .................................................................................................................... 3
2.1. Site Location ......................................................................................................................... 3
2.2. Description of Surrounding Environment .............................................................................. 4
2.3. Proposal ............................................................................................................................... 4
2.4. Affected Receivers ............................................................................................................... 5
3. EQUIPMENT ................................................................................................................................. 6
4. METHODOLOGY ......................................................................................................................... 6
4.1. Unattended Noise Monitoring ............................................................................................... 6
4.2. Onsite Activity Noise Measurements .................................................................................... 7
5. MEASURED NOISE LEVELS ...................................................................................................... 8
6. NOISE CRITERIA ......................................................................................................................... 9
6.1. Onsite Activity Noise ............................................................................................................ 9
6.1.1. External Noise Criteria ................................................................................................. 9
6.1.2. Sleep Disturbance Criteria 10pm to 7am ..................................................................... 9
6.2. Mechanical Plant Noise ...................................................................................................... 10
7. ANALYSIS .................................................................................................................................. 11
7.1. Source Noise Levels .......................................................................................................... 11
7.2. Predicted Noise levels ........................................................................................................ 11
8. RECOMMENDATIONS .............................................................................................................. 15
8.1. Recommended Acoustic Barrier ......................................................................................... 15
8.2. Management principles ...................................................................................................... 16
8.3. Onsite Mechanical Plant Noise ........................................................................................... 16
9. CONCLUSION ............................................................................................................................ 17
10. APPENDICES ........................................................................................................................... 18
10.1. Appendix A - Proposed Development Plans .................................................................... 18
10.2. Appendix B - Noise Measurement Charts ....................................................................... 20
10.3. Appendix C - Point Source Calculations .......................................................................... 26
Page 1
Page 33
Proposed Commercial Development
37 Gibson Street Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
© TTM Consulting Pty Ltd 2010
TABLE INDEX
Table 1: Measured ambient noise levels from the unattended noise monitor ................................ 8
Table 2: Onsite activity noise assessment criteria for residential receivers ................................... 9
Table 3: Criteria for Residential Receivers ................................................................................... 10
Table 4: Source noise levels ........................................................................................................ 11
Table 5: Predicted noise impact levels from onsite activities to Receiver 1 ................................. 11
Table 6: Predicted noise impact levels from onsite activities to Receiver 2 ................................. 12
Table 7: Predicted noise impact levels from onsite activities to Receiver 3 ................................. 12
Table 8: Predicted noise impact levels from onsite activities to Receiver 4 ................................. 13
Table 9: Predicted noise impact levels from onsite activities to Receiver 5 ................................. 13
Table 10: Predicted noise impact levels from onsite activities to Receiver 6 ............................... 14
FIGURE INDEX
Figure 1: Site location (Not to Scale) .............................................................................................. 3
Figure 2: Nearest affected noise sensitive receivers ...................................................................... 5
Figure 3: Unattended noise monitoring location ............................................................................. 7
Figure 4: Recommended acoustic barrier .................................................................................... 15
Page 2
Page 34
Proposed Commercial Development
37 Gibson Street Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
ttip
© TTM Consulting Ply Ltd 2010
1. INTRODUCTION
The following report is in response to a request by Marquette Properties to prepare an
environmental noise impact assessment for a proposed commercial/retail development located at
37 Gibson Road, Noosaville. This report will form part of the development application for
consideration by the Sunshine Coast Regional Council.
In undertaking this assessment, unattended noise monitoring was conducted, and through
modelling, predictions of onsite activity noise were produced. Based on the predicted noise
levels, recommendations regarding management controls were specified.
2. SITE DESCRIPTION
2.1. Site Location
The site is described by the following:
37 Gibson Road, Noosaville,
Lot 1 on RP802167
Refer to Figure 1 for the site location.
Figure 1: Site location (Not to Scale)
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ecten::y 0 Pe6c.i° Elizabeth St
itrrtrnnt ,.^ , ..: Sun v
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River Palms
TvAn Q,;. Ann St
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Noosa Resat 0
CIA
al Beacb
a Resort ^9 Mary St
in
N
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0
I-
Gibson Rd Gibson Rd i
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Noosaville
Keel Ct
in
tate>
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'v Sal SA
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Page 3
Page 35
Proposed Commercial Development
37 Gibson Street Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
® TTM Consufhng Ply Ltd 2010
2.2. Description of Surrounding Environment
The subject site is surrounded by the following:
• Residential dwellings neighbour the site on the western and southern property boundaries.
• Gibson Road bounds the site to the north. Across Gibson Road there are residential
dwellings.
• Skipper Place bounds the site to the east. Across Skipper Place there is a residential
dwelling.
• The roundabout of Gibson Road and Skipper Place is located at the north-eastern corner
of the site. Diagonally across the roundabout there is a McDonald's restaurant and
shopping complex.
2.3. Proposal
The proposal is to construct a single level retail development comprising of 8 tenancies. 67 Car
spaces will be provided with access to the car park via Gibson Street and Skipper Place. The
proposed building will be located on the western and southern boundaries and will provide
screening from the car-park to residential receivers adjacent the shared property boundaries.
The hours of operation are lam to 10pm, 7 days per week.
Refer to Appendix A for the development plans.
Page 4
Page 36
Proposed Commercial Development
37 Gibson Street Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
nal
© TTM Consulting Pty Ltd 2010
2.4. Affected Receivers
The area surrounding the site consists of mostly residential with some commercial/retail land
uses. This assessment will focus on the nearest residential receivers described as follows:
Receiver 1: 1 Keel Court, 1 storey dwelling
Receiver 2: 6 Skipper Place, 1 storey dwelling
Receiver 3: 6 Stillwater Place, 2 storey dwelling
Receiver 4: 7 Stillwater Place, 2 storey dwelling
Receiver 5: 5 Stillwater Place, 2 storey townhouses
Receiver 6: 38 Gibson Road, 1 storey dwelling
Refer to Figure 2 for the location of the nearest receivers in relation to the site.
Figure 2: Nearest affected noise sensitive receivers.
111R^. -6 t i ___
If compliance can be achieved at receivers 1-6, all remaining locations are predicted to comply.
Page 5
Page 37
Proposed Commercial Development
37 Gibson Street Noosaville
ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
ttp
0 TTM Consueng Ply Ltd 2010
3. EQUIPMENT
The following equipment was used to record ambient noise levels in the vicinity of the site:
• ARL EL316 Environmental Noise Monitor (SN# 16-707-016); and
• BSWA Technology Co. Ltd CA106 Acoustical Calibrator (SN # 44095).
The environmental noise monitor holds current NATA Laboratory Certification and was calibrated
before and after the monitoring session with no significant drift from the reference signal
recorded.
4. METHODOLOGY
4.1. Unattended Noise Monitoring
An ARL EL316 environmental noise monitor was placed in the vicinity of the site at 1 Keel Court
to measure the ambient noise levels. The microphone was in a position considered
representative of the noise environment experienced by residents located east of the site and
approximately 1.4 metres above ground level.
The unattended noise monitor was set to record noise levels from the 15th to the 23rd of
September, 2010 as follows:
• "A" weighting;
• "Fast" response; and
• 15 minute statistical interval.
The statistical interval was chosen to allow application of AS/NZS 2107.2000 `Acoustics -
Recommended Design Sound Level and Reverberation Times for Building Interiors'.
Refer to Figure 3 for the unattended noise monitoring location.
Page 6
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Proposed Commercial Development
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Figure 3: Unattended noise monitoring location.
^ 7~
9
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4H Noise monitor
KM cOVcr
Rainfall was recorded during the measurement period. The data collected on these days was
omitted from the analysis. Weather conditions for the remaining days were generally fine with light
wind speeds.
4.2. Onsite Activity Noise Measurements
Noise levels associated with typical onsite activities were taken from similar investigations
conducted by TTM Acoustics. All measurements were conducted generally in accordance with
Australian Standard AS1055:1997 `Acoustics - Description & Measurement of Environmental
Noise'.
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5. MEASURED NOISE LEVELS
The ambient noise levels measured at the unattended noise monitoring location is shown in Table
1:
Table 1: Measured ambient noise levels from the unattended noise monitor
Noise Measurement Measured Noise Level,
Time Period
Descriptor dB(A)
L10 57
Day
54
7am- 6 pm L
L90 46
L10 51
E vening
L 50
6 pm- 10 pm
L90 41
L10 41
Night
L 42
10 pm- 7 am
L90 31
Graphical presentation of the measured noise levels is displayed in Appendix B.
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6. NOISE CRITERIA
6.1. Onsite Activity Noise
6.1.1. External Noise Criteria
The noise criteria typically applied in the Sunshine Coast Regional Council is the Maroochy
Planning Scheme Policy No.7 Acoustic Environment Assessment and for fluctuating noise utilises
the comparison of like vs like parameters. The measurement procedure and determination of
potential annoyance from such sources must utilise the following procedures:
a) The measurement descriptor that must be recorded with the noise source operating is
LA10,adi.T for short time duration intermittent noise. Noise level to be adjusted for Tonality or
Impulsiveness in accordance with AS1055.1
b) The measurement descriptor that must be recorded with the noise source inoperative is
LA1o,adj.T for short time duration intermittent noise.
c) The determination of the relevant noise emission and extent of limit exceedance for the
sources from the two measured conditions require the difference between the noise source
operating and the source inoperative.'
A noticeable deterioration is considered to be an increase of 3dB(A) above the acoustic
environment (noise source inoperative) of a 'noise sensitive place'
Based on the above assessment requirements, the assessment criterion is detailed in Table 2
below.
Table 2: Onsite activity noise assessment criteria for residential receivers
Time Period Criteria L10 dB(A)
Day period 7am-6 m* 60
Evening Period 6pm-10 m 54
Night period 10pm-7am 45 internal (Sleep disturbance criteria Section 6.1.2)
* The Saturday night period ends at 9am, with the corresponding Sunday daytime period
commencing at 9am.
6.1.2. Sleep Disturbance Criteria 10pm to 7am
A criterion for sleep disturbance under the EPP (Noise) is addressed in the User's Guide to the
EPP, and states the following:
`In the case of fluctuating noise, the maximum level is correlated to sleep disturbance,
rather than the ambient level. For good sleep, maximum noise levels of 45dB(A) to
50dB(A) should not be heard in a bedroom more than 10 to 15 times a night.
`Where noise is continuous, the ambient level during the sleeping period should not
exceed 30 - 35dB(A) indoors in a bedroom.'
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6.2. Mechanical Plant Noise
In accordance with the Sunshine Coast Regional Council requirement for the application of the
background creep policy, the following criteria shall apply that mechanical plant does not exceed
the existing background noise levels by more than OdB(A). Based upon measured background
noise levels measured at the site, the following noise limits apply to mechanical plant when
measured at the property boundary of affected residents.
Table 3: Criteria for Residential Receivers.
Time Period Criteria LA90 dB(A)
Daytime 7am - 6pm 46 (LA90 + 0 dB(A))
Evening - time 6pm - 10pm 41 (LA90 + 0 dB(A))
Night time 10pm - 7am 35 internal
Refer to Appendix B for graphical representation of measured noise levels.
The above levels are quoted as a measured level, not a component level; hence, all plant
proposed must be included in assessment including correction for tonality. By designing plant
noise to a measured level rather than a component level, the additive effect of multiple plant is
taken into account.
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7. ANALYSIS
7.1. Source Noise Levels
Table 4 shows the source levels that form the basis of the noise predictions.
Table 4: Source noise levels
Measured Level Correction Corrected Level
Noise Source
dB(A) LAmax at I m Factor dB(A) * LAmax d6 A
Car door closure 77 + 2 (impulsive) 79
Car starting 79 + 2 (impulsive) 81
Car bypass 5 km/h 78 N/A 78
Goods Delivery 85 N/A 85
Waste collection 92 + 2 (impulsive) 94
Conversation 75 N/A 75
77 + 2 (impulsive) 79
*Correction due to tonality and impulsiveness as per AS1055:1997.
7.2. Predicted Noise levels
The source levels from Table 4 are used to determine the noise predictions at the nearest
affected receivers. The following corrections were applied in calculating the predicted noise
impacts:
• Distance correction at -6dB per doubling of distance from the source
(i.e. 20 x Log(source distance m /receiver distance m).
• Most likely source locations were determined from the proposed site plan (i.e. car spaces,
etc).
• Barrier reductions were determined with a path difference calculation. 2.8m was the
assumed height of the proposed building.
Point source calculations are displayed in Appendix C.
Table 5: Predicted noise impact levels from onsite activities to Receiver I
Predicted Level Assessment Criteria
dB(A) LAmax Complies Yes/No
Noise Source
Day Evening
Facade
60dB(A) 54dB(A)
Car Door Closure 47 Yes Yes
Car Passby 49 Yes Yes
Car Start 47 Yes Yes
Delivery 53 Yes Yes
Waste collection 62 +2 dB(A) +8 dB(A)
Conversation (front of shops) 44 Yes Yes
Conversation (behind shops) 44 Yes Yes
Conversation (tenancy 1 deck) 35 Yes Yes
Conversation (tenancy 8 deck) 44 Yes Yes
Small bin lid closure 38 Yes Yes
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Table 6: Predicted noise impact levels from onsite activities to Receiver 2
Predicted Level Assessment Criteria
dB(A) LAmax Complies (Yes/No)
Noise S ource
Day Evening
Facade
60dB(A) 54dB(A)
Car Door Closure 34 Yes Yes
Car Passby 36 Yes Yes
Car Start 36 Yes Yes
Delivery 42 Yes Yes
Waste collection 64 +4 dB(A) +10 dB(A)
Conversation (front of shops) 29 Yes Yes
Conversation (behind shops) 59 Yes +5 d6 A)
Conversation (tenancy 1 deck) 17 Yes Yes
Conversation (tenancy 8 deck) 51 Yes Yes
Small bin lid closure 43 Yes Yes
Table 7: Predicted noise impact levels from onsite activities to Receiver 3
Predicted Level Assessment Criteria
dB(A) LAmax Complies (Yes/No) _
N o i se S ource
Day Evening
Facade
60dB(A) 54dB(A)
Car Door Closure 35 Yes Yes
Car Passby 37 Yes Yes
Car Start 39 Yes Yes
Delivery 42 Yes Yes
Waste collection 68 +8 dB(A) +14 dB(A)
Conversation (front of shops) 29 Yes Yes
Conversation (behind shops) 58 Yes +4 dB(A)
Conversation (tenancy 1 deck) 40 Yes Yes
Conversation (tenancy 8 deck) 19 Yes Yes
Small bin lid closure 43 Yes Yes
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ttm
Table 8: Predicted noise impact levels from onsite activities to Receiver 4
Predicted Level Assessment Criteria
dB(A) LAmax Complies Yes/No)
N o i se S ource
Day Evening
Facade
60dB(A) 54dB(A)
Car Door Closure 35 Yes Yes
Car Passby 37 Yes Yes
Car Start 39 Yes Yes
Delivery 42 Yes Yes
Waste collection 68 +8 dB(A) +14 dB(A)
Conversation (front of shops) 29 Yes Yes
Conversation (behind shops) 58 Yes +4 dB(A)
Conversation (tenancy 1 deck) 21 Yes Yes
Conversation (tenancy 8 deck) 36 Yes Yes
Small bin lid closure 48 Yes Yes
Table 9: Predicted noise impact levels from onsite activities to Receiver 5
Predicted Level Assessment Criteria
dB(A) LAmax Complies Yes/No
Noise S ource
Day Evening
Facade
60dB(A) 54dB(A)
Car Door Closure 33 Yes Yes
Car Passby 35 Yes Yes
Car Start 37 Yes Yes
Delivery 39 Yes Yes
Waste collection 66 +6 dB(A) +12 dB(A)
Conversation (front of shops) 25 Yes Yes
Conversation (behind shops) 58 Yes +4 dB(A)
Conversation (tenancy 1 deck) 53 Yes Yes
Conversation (tenancy 8 deck) 16 Yes Yes
Small bin lid closure 52 Yes Yes
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Table 10: Predicted noise impact levels from onsite activities to Receiver 6
Predicted Level Assessment Criteria
dB(A) LAmax Complies (Yes/No)
N o i se S ource
Day Evening
Fagade
60dB(A) 54dB(A)
Car Door Closure 47 Yes Yes
Car Passby 49 Yes Yes
Car Start 46 Yes Yes
Delivery 53 Yes Yes
Waste collection 62 +2 dB(A) +8 dB(A)
Conversation (front of shops) 42 Yes Yes
Conversation (behind shops) 42 Yes Yes
Conversation (tenancy 1 deck) 43 Yes Yes
Conversation (tenancy 8 deck) 37 Yes Yes
Small bin lid closure 39 Yes Yes
Waste collection is predicted to exceed the criteria. Noise impacts from waste collection are
unlikely to be a cause of annoyance, given that they are generally an infrequent occurrence (i.e.
once or twice per week) and are of short duration. To minimise the impacts from waste collection
we recommend these activities be limited to between lam and 6pm.
Conversation from staff located behind the shops is predicted to exceed the evening criteria.
Management principles are specified in Section 8 to prevent staff from congregating in these
areas.
By inclusion of the recommendations detailed in Section 8, onsite activities including deliveries,
patron and vehicle noise are predicted to comply during the proposed hours of operation.
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8. RECOMMENDATIONS
8.1. Recommended Acoustic Barrier
To ensure compliance of predicted noise levels at neighbouring receivers, we recommend the
construction of acoustic barriers to the height and extent shown in Figure 4 below. The acoustic
barriers should be constructed free of gaps or holes and of a material with a minimum surface
density of 12.5kg/m2. Suitable materials include overlapped timber palings (with an overlap of
40%), masonry, toughened safety glass, fibre cement sheet, earth mounding, or a combination of
these materials.
Figure 4: Recommended acoustic barrier
I^J^J3JyJ1J^7^
LEGEND
MXWd. Recommended 2.2m high
acoustic barrier
Recommended 2.7m high
acoustic barrier
The height of the barriers
adjacent to Tenancies 1 and 8 is
specified as the height above
deck level, not ground level
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8.2. Management principles
To mitigate potential noise impacts at receivers, we recommend applying the following
management principles:
• Waste collection shall be limited to the daytime period, between 7am and 6pm.
• All shop doors on the southern and western building facades shall remain closed when not
in use for immediate access.
• Staff shall not congregate at the rear of the shops during the evening period.
• All shop doors on the southern and western building facades shall be fitted with automatic
closing mechanisms.
8.3. Onsite Mechanical Plant Noise
Included in the design is a I lm parapet that will provided additional attenuation to Receivers 2-5
from of rooftop plant noise. Because detailed plant selections are not available at this stage, it is
not possible to carry out a detailed examination of the ameliorative measures that may be
required to achieve the noise targets. Plant will be acoustically treated to achieve the criteria
detailed in Section 6.2 to prevent noise emissions from adversely impacting the surrounding
properties. This may include selecting the quietest plant possible, or treating the plant equipment
with enclosures, barriers, duct lining and silencers, etc if required to comply with the assessment
criteria.
Experience with similar projects indicates that it would be possible to achieve the Council
requirement with appropriate treatment of the plant. This treatment would be determined at the
Building Approval/Construction Certificate stage.
A mechanical plant noise assessment should be conducted by a suitably qualified acoustic
person once plant selections are finalised; and compliance tests conducted after the equipment is
installed to ensure compliance with the criteria. Such measures should also be conditioned in the
Development Approval.
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Proposed Commercial Development 37 Gibson Street Noosaville ENVIRONMENTAL NOISE IMPACT ASSESSMENT 26906 R09 37 Gibson Rd Noosaville ENV 0 TTM ConsuTh g Pry Ltd 2010 9. CONCLUSION A full assessment was conducted of the proposed commercial development located at 37 Gibson Road, Noosaville. On the condition the treatment recommendations and management controls presented in Section 8 are implemented, the development is predicted to comply with the Sunshine Coast Regional Council assessment criteria. If you should have any further questions, please do not hesitate to contact us. Report Compiled by: Report Checked by: PAUL LONARD B.Env.Sc GREG PEARCE B.Eng (Mech) Senior Consultant Associate Director Page 17
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TTM Consulting Pty Ltd 2010
ttm
10. APPENDICES
10.1. Appendix A - Proposed Development Plans
Page 18
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Proposed Commercial Development 37 Gibson Street Noosaville ENVIRONMENTAL NOISE IMPACT ASSESSMENT 26906 R09 37 Gibson Rd Noosaville ENV ® TTM Consulting Pty Ltd 2010 10.2. Appendix B - Noise Measurement Charts Page 20
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Proposed Commercial Development
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ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
0 TTM Consulting Ply Ltd 2010
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Wednesday 15/09/2010
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Proposed Commercial Development
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ENVIRONMENTAL NOISE IMPACT ASSESSMENT
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Page 22
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Proposed Commercial Development
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ENVIRONMENTAL NOISE IMPACT ASSESSMENT
26906 R09 37 Gibson Rd Noosaville ENV
© TTM Con s umng Pry Ltd 2010
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Proposed Commercial Development
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ENVIRONMENTAL NOISE IMPACT ASSESSMENT
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® TTM Consulting Pry Ltd 2010
Noise Survey - I Keel Court Noosaville
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Proposed Commercial Development
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Noise Survey - I Keel Court Noosaville
Thursday 23/0912010
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Proposed Commercial Development 37 Gibson Street Noosaville ENVIRONMENTAL NOISE IMPACT ASSESSMENT 26906 R09 37 Gibson Rd Noosaville ENV 0 TTM Consulting Pty Ltd 2010 10.3. Appendix C - Point Source Calculations Page 26
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ACOUSTICS
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© TTM Consulting Ply Ltd 2010
Receiver Location Noise Source Description Noise Source Tonal or Source Distance To Distance Barrier Noise Building Calculated
Impulsive Measurement Reclever Attenuation Reduction Screening Noise Level
Level dB(A) Correcton dB(A) Distance (metres) (metres) dB(A) dB(A) dB(A) dB(A)
1 Car Door Closure 77 2 40 -32 47
1 Keel Court Car Start 79 2 40 32 49
Car Passby 78 0 34 -31 47
Goods delivery Iy: 40 -32 53
Waste Collection 92 2 40 -32 62
Conversation 75 40 -32 43
2 Car Door Closur e 77 2 17 .25 20 34
6 Skipper P1 Ca2. tan 79 2 1 17 25 20 36
ar
El.!! ssb 78 0 1 W, -28 14 36
Goods del ve 55 1 17 -25 18 42
Waste Collection ! 2 1 17 -25 5 64
Conversation 75 17 25 14 36
3 Car Door Closure 77 2 20 -26 18 35
6 SaMaler PI Car start 79 2 20 - 26 18 37
Car Pass 78 0 28 29 10 39
Goods delivery 8 20 .26 17 42
'Waste Colection 11 2 2 1 20 -26 68
Conversation 75 20 -28 38
4 Car Door Clown 77 2 20 .26 W 3`
7 StlN star PI Car Start 79 2 20 -26 18 37
Car Passby 78 0 -29 10
Goods delivery 85 20 .26 17 42
Waste Coasction 92 2 20 26 68
Conversation 75 20 -26 38
5 Car Door Closure 77 2 26 -26 18 33
5 Stiaester Pt Car Sun 79 2 1 26 -28 18 35
Car Pass 78 0 1 34 -31 10 37
ve
Goods delivery 1 26 -28
28 18 39
Waste Collection 2 26 -28 66
Conversation 75 26 -28 11 36
6 Car Door Closure 77 2 16 -32 47
38 Gibson Rd Car Start 79 2 38 -32 49
Car Passby 78 0 38 -32 46
Goods delivery 85 -32 52.
Waste Collection 91 2 38 -32 62
Conversation 75 38 -32 43
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ATTACHMENT 5 Traffic Response prepared by Halcrow [OCR of page images] -10- ATTACHMENT 5 Traffic Response prepared by Halcrow
Page 60
Halcrow
Level 19 215 Adelaide Street
Brisbane OLD 4000
Australia
Tel 07 3169 2900 Fax 07 3169 2999
halcrow.com
Haicrow
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre QLD 4560
Att: Denis Wallace
25 January 2010 Our re CTLRPS-i Ii 1
Your re MCU 10/2083
Dear Denis,
Traffic Engineering Response - 37 Gibson Road, Noosaville Retail Development
In reference to the proposed retail redevelopment at 37 Gibson Road, Noosaville and the Information
Request issued by Sunshine Coast Regional Council dated Wednesday 8" December 2010, we provide
herein our response to the traffic engineering items raised.
Item 6 - Gibson Road Access
Submit revised plans for the proposed development that removes direct vehicle access to Gibson Road.
Response
Council offers the following statement as a basis for not supporting any form of direct access for the
development on Gibson Road:
"Where new development is located with frontage to two or more roads. vehicle access should be
obtained via the lower-order road. As such, all vehicle access should be obtained via Skipper Place.
This is consistent with access arrangements to existing adjacent development within this section of
Gibson Road. -
The section of Gibson Road adjacent to the subject site has two examples of direct access, firstly being the
shopping centre to the east which has alternative road frontage options, and secondly being the access to a
residential complex 300m to the west.
Furthermore, the existing nursery at the subject site has an access driveway located on Gibson Road which
permits all turning movements.
Therefore, it is considered that Gibson Road is adept to accommodating direct access, particularly for retail
developments, and the proposed access driveway on Gibson Road for the proposed development is
consistent with other direct access arrangements to existing adjacent development within this section of
Gibson Road.
A Halcrow Group business. Registered in Australia as Halcrow Pacific Pty. Ltd. ACN 061 920 849 ABN 45 061 920 849
Page 61
In terms of the access form and function on Gibson Road, as presented in Section 7 of the original traffic
report, the proposed access driveway satisfies appropriate traffic engineering design requirements. The key
design requirements being:
• Design (AS2890.1 requires a 6-9m wide driveway) - the access driveway crossover is 8.5m wide for
left-in and left-out turning movements only
• Location (AS 2890.1 requires 6m separation from intersections) - the access is located
approximately 17m from The Cockleshell intersection and 35 from the Skipper Place roundabout
intersection
The proposed Gibson Road access driveway is in accordance with appropriate traffic engineering guidelines
established in Australian Standards and is therefore considered suitable.
With regards to the proposed bus bay, whilst Sunshine Coast Regional Council has identified the Gibson
Road frontage area as the location of a bus bay, there are no detailed plans and timing for the
implementation of such a bus bay. With further planning, it is not considered unreasonable to locate and
design the bus bay with the development access along the Gibson Road section west of the roundabout
intersection with Skipper Place.
Item 7 - Road Reserve Truncations
Provide a revised plan that indicates:
(a) A verge width in accordance with Council's Planning Scheme Policy 5 - Engineering Design
Standards - Roads, Drainage and Earthworks (4.5 metres minimum) from the existing kerb and
channel in Skipper Place.
(b) A truncation of the boundaries at the intersection of Skipper Place and Gibson Road in accordance
with Council's Planning Scheme Policy 5 - Engineering Design Standards - Roads, Drainage and
Earthworks section 3.13 (g).
Response
The proposed development plan does not provide any building structures within the required verge width
(4.5m) and corner truncation.
Item 8 - Internal Queuing Provision
Provide comment regarding the available queue spaces at the entrances to the site and achieving
compliance with ASMZS2890.1:2004 section 3.4.
Page 2
i iulc row
Page 62
Response
Australian Standards 2890.1 (2004) in Section 3.4 does not specify any internal queuing provision
requirements for car park access driveways with no control points (i.e. boom gates & ticket issuing devices)
such as the proposed development, however it does specify the following internal queuing provision
requirements for car parks with a control point:
• For a car park of less than 100 spaces, with a peak hourly in-flow of traffic of more than 75% of
capacity - the greater of a minimum of 2 cars or 4% of capacity
This equates to effectively 3 vehicle lengths (i.e. 18m) of internal queuing provision for the proposed
development
The proposed development provides effective total vehicle queuing provision of 19m by way of 9m at the
Gibson Road access and 10m at the Skipper Place access. It should be noted that the effective queuing
provision length within the development includes the low-turnover Service Van bays which are unlikely to be
impeded by any vehicle queuing within the development.
Item 9 - Internal Circulation
Indicate on the plans the proposed direction of traffic movements through the site.
Response
As per the original traffic report, the proposed internal parking aisles are all 6.2m wide which are designed in
accordance with AS2890.1 (2004) guidelines for two-way traffic flow.
Two-way directional line marking is proposed in the latest development plan as presented in Figure 1.
r'
-M 1
Figure 1: Proposed Car Park Two-Way Flow Line Marking
Page 3
iiaicrow
Page 63
Item 10 - Internal Intersections
Demonstrate that vehicles can pass at the intersections within the carparking area. The vehicle type and
paths must be in accordance with AS/NZS2890.1:2004 section 2.5.2(c). The paths must consider that all
adjacent spaces are occupied including the MRV loading area.
Response
As per the original traffic report, all internal circulation and parking aisles (all 6.2m wide) are in accordance
AS2890.1 (2004) design requirements.
Halcrow have applied the turn path analysis software AutoTURN to the proposed development layout in order
to further analyse the adequacy of car turn paths, for B85 and B99 design vehicles, within the car parking
area's two-way circulating aisles and parking aisles. The turn path analysis demonstrates that cars are able
to manoeuvre through the parking aisles in a safe and efficient manner. The car turn path diagram is
presented in Figure 2.
Figure 2: B85 & B99 Car Turn Path Diagram
Page 4
Halcrow
Page 64
Item 11 - Bioretention Carspaces
Provide dimensions for the carspaces proposed adjacent to the bioretention trenches. The dimensions,
including any overhang allowance, must be in accordance with AS/NZS2890.1:2004 section 2.4.
Response
As per the original traffic report, the dimensions of the proposed car parking spaces are in accordance with
AS2890.1 (2004) requirements.
Regarding the overhang allowance for car parking spaces adjacent to the proposed bioretention trenches, all
wheel stops within the car parking spaces are positioned 820mm from the front of the bay which in
accordance with Figure 2.6 of AS2890.1 (2004) for cars that front into a high kerb or wall. This wheel stop
arrangement ensures that all vehicles will not impede on the bioretention trenches.
Item 12 - Disabled Parking Spaces
Provide a revised plan that indicates disabled parking spaces in accordance with AS/NZS2890.6:2009.
Response
AS2890.6 (2009) requires the following disabled car parking space dimensions:
• A dedicated (non-shared) space 2400mm wide by 5400mm long
• A shared area 2400mm wide by 5400mm long on one side of the dedicate space. It may be entirely
on the left or entirely on the right side of the dedicated space.
• The dedicated space and the shared area shall be at the same level
• Bollards shall be provided in the positions shown in Figures 6.2 and 6.3
The proposed development plan includes two (2) disabled car parking spaces which incorporate the following
design arrangements:
• Two (2) disabled bays measure 2400mm wide by 5400mm long at the same level
• A shared area measuring 2400mm wide by 5400mm long in between the two (2) disabled bays
• A bollard positioned in the shared area as per Figure 6.2 of AS2890.6 (2009)
Details of the proposed disabled bays are presented in Figure 3.
Page 5
Malcrow
Page 65
Figure 3: Proposed Disabled Car Parking Space Dimensions
The proposed disabled car parking arrangements are in accordance with AS2890.6 (2009) and are therefore
considered suitable.
Item 13 - Refuse Collection Point
Indicate on the plans the proposed refuse collection point and the required manoeuvring area for the refuse
collection vehicle.
Response
The proposed development plan has been revised to accommodate the following refuse collection facilities:
• Temporary bin storage area measuring 1200mm wide by 9000mm long located between car parking
spaces 45 / 64 and the propose MRV bay
• Medium Rigid Vehicle (MRV) bay measuring 3500mm wide by 9000mm long relocated two the west
in order to accommodate the temporary bin storage area.
It is proposed that tenants store their wheelie bins prior to bin collection allocated times within the temporary
bin storage area in order for refuse collection vehicle (RCV) to empty the bins from the MRV bay.
Details of the propose refuse collection facilities are presented in Figure 4.
Page 6
Halcrow
Page 66
Figure 4: Proposed Refuse Collection Facilities
Halcrow have applied the turn path analysis software AutoTURN to the proposed development layout in order
to analyse the adequacy of RCV turn paths within the development plan. The turn path analysis
demonstrates that RCV's are able to manoeuvre through the internal layout and access the bin storage area
in a safe and efficient manner.
It should be noted that the reverse manoeuvre into the bay adjacent to the bin storage area requires the RCV
to utilise the area where car parking spaces 33-36 are positioned. It is considered acceptable for RCV's to
use this area based on the following:
• A refuse collection management plan will be established with the waste collection operators to
ensure refuse is collected in the off-peak period before 9am on collection days
• Car parking spaces 33-36 will be allocated as a 'no parking zone' before 9am
• The parking restriction on car parking spaces 33-36 will not create any adverse impacts on the
development's car parking operations as any time before 9am is an off-peak period as presented in
Table 4.3 of the original traffic report which establishes an estimated parking demand between 6-9am
of 12 spaces for the development
Page 7
ifialcrow
Page 67
The RCV turn path diagram is presented in Figure 5.
Figure 5: RCV Turn Path Diagram
Additional Items
As a result of the development plan changes in response to Council's RFI, the proposed car parking provision
has been altered to incorporate the following:
• 52 visitor car parking spaces
• 8 staff car parking spaces
• 2 disabled car parking spaces
• 4 motorcycle parking spaces
• 20 bicycle parking spaces
It should be noted that the motorcycle parking spaces measure 1500mm wide by 2500mm long in
accordance with AS2890.1 (2004).
Page 8
iiplcrow
Page 68
The above car parking provision equates to an effective car parking provision of 63 car parking spaces which
is considered suitable based on the following justifications as also presented in the original traffic report:
• The proposed car parking provision is within 6% of Council's car parking provision requirement for
the development which is unlikely to create any adverse impacts on the amenity of parking
arrangements in the precinct;
• The proposed car parking provision exceeds the estimated peak parking demand of the development
by 3 car parking spaces;
• It is proposed that 2 Service Van parking will have shared allocation for visitor / customer parking
spaces with visitors / customers able to utilise the van bays during the evening period (i.e. after 5pm)
which effectively creates a total parking provision of 65 spaces during this period and satisfies
Council's car parking provision requirement.
• There is expected to be a level of parking usage associated with the linking of trips (i.e. persons
associated with a single parked vehicle accessing more than one of the on-site uses); and
• As detailed in Section 2 of the report, the proposed development is well serviced by Public Transport,
pedestrian and bicycle facilities which ensure the development adequately services non-private car
transportation modes.
In view of the above assessment, Halcrow consider the proposed car parking provision and layout
arrangements to be in accordance with Australian Standards requirements and are therefore considered
suitable from a traffic engineering perspective.
Should you have any queries with regards to any aspects of the above traffic engineering review, then please
feel free to contact us.
Yours sincerely
Mac Hulbert
Associate, Transport Planning (RPEQ - 8902)
Page 9 ply
Baicrow
Page 69
ATTACHMENT 6
Engineering Concept Plan and Response
prepared by JF&P
[OCR of page images]
-li-
ATTACHMENT 6
Engineering Concept Plan and Response
prepared by JF&P
Page 70
SUNSHINE COAST
URBANC 0 N S U L T ANTS
Monday, 20 December 2010
M 2383-001
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre Q 4560
Att: Mr Denis Wallace
Re: MCU10/2083
Marquette Bowen Pty Ltd
37 Gibson Street, Noosaville
Dear Denis,
Reference is made to the Material Change of Use application noted above.
We acknowledge receipt of Council's correspondence dated 8 December 2010 and provide additional information
requested for Items 14 & 15 as follows:
14. The Site Based Stormwater Management Plan has been amended to ensure that the order of water
treatments is consistent i.e. roofwater to raingardens first, then pass to rainwater tanks. Refer to Revision E of
the plan attached to this response for details.
As the roofwater system operates under approximately 3m of head (effectively operating as a pressure
system) the raingardens can be elevated above finished ground level (if required). The flexibility of being able
to elevate the raingardens (if required) will ensure adequate grade for drainage to the underground rainwater
tanks. The location of the raingardens has also been rationalised to assist with draining to the underground
rainwater tanks.
The central car park area will have a finished surface pavement level of approximately RL 2.40 AHD (subject to
detail design). The bio-retention systems have an invert level 1.00m below the pavement level. The existing
Council stormwater system in Gibson Road has an upstream invert level of RL 0.48 AHD and approximately RL
0.00 AHD in Skipper Place. The level difference of between 0.90m to 1.40m is sufficient to ensure adequate
grade for drainage of the proposed bio-retention devices.
A drainage plan detailing proposed invert levels of pipes required to ensure adequate grade for drainage from
stormwater treatment devices will be prepared and forwarded to Council as part the civil operational works
application.
15. The five shade trees proposed within the central bio-retention basin trench have now been excluded from the
bio-retention system and provided with a suitable footprint for root establishment - refer to JFP Sketch
Drawing M2383 SW.1 Revision F for details.
I/ A V. DESIGNERS
ORS
...-ERS
-
z'j ^,LAPEARCHITECTS
IFP House
76 Frneq Street, South Fkisbane
Pit Box 3634, South Brisbane QW 4101
POI 3a t.t 7161 F 31116 1959
73 7.733 Bradman Avenue, IAaroorhydore
PO Rnx 6 M.roochyd-p QId 45SR
P0754432500 F0754434759
59 Goondooo Street, Gladstone
PO Box 172. Gladstone Qld 4680
P0749772100 F0749775444
Page 71
e'411
The bio-retention system is depressed by 250mm below the proposed car park level to provide the required
extended detention depth. We believe that the change in level will discourage pedestrians from adopting a
shortcut route through this area. The exclusion of shade trees from the bio-retention system will also provide
a potential passage for pedestrians, especially as these trees are located between parking bays. The central
bio-retention basin trench filter material area shown on JFP Sketch Drawing M2383 SW.1 Revision E scales at
33.34 m2 which is 3.34 m2 greater than the required area of 30 m2. The additional 3.34 m2 can be used as
formalised pathways/steppingstones (if required) without compromising the function of the bio-retention
system.
JFP Sketch Drawing M2383 SW.1 Revision F clearly demonstrates that the required bio-retention filter media
area footprint is available on site. All the proposed bio-retention systems have vertical (retaining) walls, which
have been included on the attached revised drawing.
Please contact the undersigned if you wish to discuss any issues pertaining to this matter.
Yours Faithfully,
ANDREW FRASER
Manager - Engineering
JF&P Consulting Engineers Pty Ltd
cc: Ben Schodel - Blades Project Services
Encl: JFP Site Based Stormwater Management Plan Revision E
JFP Ref: M2383-001 Page 2
Page 72
JFOP UN AA URBANCONSULTANTS SITE BASED STORMWATER MANAGEMENT PLAN PROPOSED DEVELOPMENT AT 37 Gibson Road, Noosaville FOR Marquette Properties
Page 73
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SITE BASED STORMWATER
MANAGEMENT PLAN
PROPOSED DEVELOPMENT AT
37 Gibson Road, Noosaville
FOR
Marquette Properties
M2383 - Revision E
JF&P
Prepared by: Alex Facchin
Approved by: Andrew Fraser
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1.0 INTRODUCTION ....................................................................................................................................................5
2.0 SITE CHARACTERISTICS .........................................................................................................................................5
2.1 LOCATION ......................................................................................................................................................... 5
2.2 TOPOGRAPHY AND SITE DRAINAGE .................................................................................................................5
3.0 WATER QUANTITY ................................................................................................................................................6
3.1 INTRODUCTION ................................................................................................................................................6
3.2 CATCHMENTS ...................................................................................................................................................6
3.3 CO-EFFICIENT OF RUNOFF ................................................................................................................................6
3.4 TIME OF CONCENTRATION ...............................................................................................................................6
3.5 RAINFALL INTENSITIES ......................................................................................................................................7
3.6 FLOWS (UNMITIGATED) ....................................................................................................................................7
3.7 COMPARISON OF FLOWS .................................................................................................................................7
4.0 CONSTRUCTION PHASE WATER QUALITY MANAGEMENT ...................................................................................8
4.1 POLLUTANTS .....................................................................................................................................................8
4.2 POTENTIAL IMPACTS ........................................................................................................................................8
4.3 PERFORMANCE OBJECTIVES AND INDICATORS ................................................................................................8
4.4 MONITORING AND MAINTENANCE ..................................................................................................................9
4.5 RESPONSIBILITY AND REPORTING .................................................................................................................... 9
5.0 OPERATIONAL PHASEWATER QUALITY MANAGEMENT ....................................................................................10
5.1 INTRODUCTION ..............................................................................................................................................10
5.2 POLLUTANTS ...................................................................................................................................................10
5.3 OBJECTIVES .....................................................................................................................................................10
5.4 STORMWATER QUALITY TREATMENT TRAIN .................................................................................................11
5.5 MAINTENANCE ...............................................................................................................................................11
5.6 MUSIC CATCHMENT PARAMETERS ................................................................................................................12
5.7 MUSIC SOURCE NODE PARAMETERS .............................................................................................................12
5.8 MUSIC RAINFALL PARAMETERS ......................................................................................................................13
5.9 MUSIC TREATMENT NODE PARAMETERS .......................................................................................................13
5.10 MUSIC MODEL ............................................................................................................................................14
5.11 MUSIC RESULTS ..........................................................................................................................................14
6.0 CONCLUSION ......................................................................................................................................................15
7.0 APPENDIX A ........................................................................................................................................................16
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E Gibson Road Noosa% €7
Page 75
UVIV
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FIGURES
Figure 1 - Site Location Plan .........................................................................................................................................5
Figure 2 -MUSIC Model Layout ..................................................................................................................................14
TABLES
Table 1 - Catchment Details .........................................................................................................................................6
Table 2 - Time of Concentration - Pre Development ....................................................................................................6
Table 3 - Time of Concentration - Post Development ..................................................................................................6
Table 4 - Rainfall Intensities .........................................................................................................................................7
Table 5 - Flows (Unmitigated) ......................................................................................................................................7
Table 6 - Comparison of Flows .....................................................................................................................................7
Table 7 - Construction Phase Pollutants .......................................................................................................................8
Table 8 - Construction Phase Performance Criteria .....................................................................................................9
Table 9 - Operational Phase Pollutant Sources .........................................................................................................10
Table 10 - Operational Phase Water Quality Objectives ............................................................................................10
Table 11 - Bio-Retention System Details ....................................................................................................................11
Table 12 - Suitable Bio-Retention Vegetation Types .................................................................................................11
Table 13 - MUSIC Catchment Parameters ..................................................................................................................12
Table 14 - MUSIC Base and Storm Flow Concentration Parameters ..........................................................................12
Table 15 - MUSIC Runoff Generation Parameters ......................................................................................................12
Table 16 - MUSIC Bio-Retention System Parameters .................................................................................................13
Table 17 - MUSIC results ............................................................................................................................................14
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E Gtson Road. Nods 4
Page 76
ate
URBAN
JF&P Consulting Engineers Pty Ltd has been commissioned by Marquette Properties to prepare a Site Based
Stormwater Management Plan for the site located at 37 Gibson Road, Noosaville. It is proposed to develop the
site into a retail / service facilities outlet comprising eight tenancies.
The purpose of this report is to investigate the effects of the development proposal on the stormwater drainage
characteristics (water quantity and quality) of the site.
Z.O Si L CHi
2.1 LOCATION
The subject site is located on Lot 1 on RP 802167. A site location plan is shown on Figure 1. The total site area is
approximately 3,860m2. The site is currently being used as a retail plant nursery outlet.
2.2 TOPOGRAPHY AND SITE DRAINAGE
The site is relatively flat with grades of approximately 0.5% to 1% sloping from the southern boundary to the
northern boundary.
The existing site car park drains to an internal piped stormwater system which discharges into a Council
stormwater drainage pit located within Gibson Road on the western side of the driveway entrance.
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Figure 1 - Site Location Plan
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E O bson Road, Noosa% 5
Page 77
19 1 ell] :^
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3.1 INTRODUCTION
The Rational Method Formula was used to calculate the stormwater runoff flows through and off the site for the
Pre, Post and Ultimate Development scenarios. The Rational Method formula is as follows.
Q = C I A / 360 Where, Q = Peak Flow Rate (m3/s)
C = Runoff Co-efficient
A = Area of Catchment (ha)
I = Rainfall Intensity (mm/hr)
3.2 CATCHMENTS
The pre and post development scenarios were analysed as a single site due to the large impervious areas (pre and
post) and outfall locations. Details on the pre and post development catchments are tabulated below.
Table 1 - Catchment Details
Pre Development Area Pre Development Post Development Area Post Development
Catchment
(ha) Fraction Impervious (ha) Fraction Impervious
A 0.386 0.9 0.386 0.9
3.3 CO-EFFICIENT OF RUNOFF
For the Pre Development scenario a C10 value of 0.88 (fraction impervious of 0.9) was assumed for the existing
retail use from Table 4.05.3 (a), QUDM, 2"d Edition, 2007.
For the Post Development scenario a C10 value of 0.88 (fraction impervious of 0.9) was assumed for the development
from Table 4.05.3 (a), QUDM, 2nd Edition, 2007.
3.4 TIME OF CONCENTRATION
For the undeveloped catchment, the time of concentration was determined from standard inlet times and pipe
velocities for the remaining length of flow (Table 4.06.1, 4.06.5 & Section 4.06.9, QUDM, 2nd Edition, 2007).
Table 2 - Time of Concentration - Pre Development
Standard Inlet Time
Catchment Pipe Flow length (m) Pipe Velocity (m/s) Pipe Time (mans) Total t. (mans)
(minx)
A 5 40 2.0 I 0.33 5.33
For the developed catchment, the time of concentration was determined from standard inlet times and pipe
velocities for the remaining length of flow (Table 4.06.1, 4.06.5 & Section 4.06.9, QUDM, 2"d Edition, 2007).
Table 3 - Time of Concentration - Post Development
Standard Inlet Time
Catchment Pipe Flow length (m) Pipe Velocity (m/s) Pipe Time (mine) Total 4 ()
A 5 50 2.0 0.42 5.42
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E "ibson Road, Noos 6
Page 78
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3.5 RAINFALL INTENSITIES
The rainfall intensities for the Pre and Post Development Scenarios were determined from the IFD chart for the
Noosa Region calculated from AR&R, 1987.
Table 4 - Rainfall Intensities
Time of Concentration 1 year ARI 2 year ARI 5 year ARI 10 year ARI 20 year ARI 50 year ARI 100 year ARI
(mins) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr)
5.33 126.20 159.47 196.90 217.61 246.74 285.14 314.27
5.42 125.46 158.55 195.78 216.39 245.36 283.56 312.53
3.6 FLOWS (UNMITIGATED)
The flow calculated for the Pre and Post Development Scenarios for a range of storm events is tabulated below.
Table 5 - Flows (Unmitigated)
Scenario
Q1 Q2 QS Q10 0.20 QSO Q100
(m'/s) (m'/s) (m'/s) (m'/s) (m%s) (m'/s) (m'/s)
Pre Development 0.095 0.128 0.177 0.205 0.243 0.306 0.337
Post Development 0.094 0.128 0.176 0.204 0.242 0.304 0.335
3.7 COMPARISON OF FLOWS
There is no net increase in flow due to the proposed development as tabulated below.
Table 6 - Comparison of Flows
Q1 Q2 QS Q10 Q20 QSO
Scenario Q10o (m'/s)
W/o W/o (m /s) (m /s) (m /s) (m'/s)
Pre Development 0.095 0.128 0.177 1 0.205 0.243 0.306 0.337
Post Development 0.094 0.128 0.176 0.204 0.242 0.304 0.335
To Be Detained -0.001 0.000 -0.001 -0.001 -0.001 -0.002 -0.002
A rational method analysis of pre and post development scenarios concludes that no net increase in peak
stormwater flows will occur as a result of the proposed development. On site detention storage will not be
required to ensure no net increase in post development discharge to the street drainage network within Gibson
Road and Skipper Place.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E ' G bson Road, Noon. 7
Page 79
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4.0* 'CONSTRUCTION PHASE WATER C UALITY MANAGEMENT
4.1 POLLUTANTS
Typical pollutants generated during the construction phase of the development are shown below (Gold Coast City
Council, 2005).
Table 7 - Construction Phase Pollutants
Pollutant Potential Source Priority
Paper, construction packaging, food packaging,
Litter High
cement bags, off-cuts
Unprotected exposed soils and stockpiles during
Sediment High
earthworks and building works
Fuel and Oil spills, leaks from construction
Hydrocarbons High
equipment and temporary carpark areas
Cement Slurry, asphalt primer, solvents, cleaning
Toxic Materials Medium
agents, washwaters (eg. from tile works)
M Alkaline substances Cement slurry and washwaters High
4.2 POTENTIAL IMPACTS
The addition of coarse / fine sediments and other pollutants to stormwater runoff from the development sites
may increase nutrient loads of receiving water, potentially resulting in eutrophication. Impacts on the
surrounding environment will be minimised during the construction phase with measures as outlined in this Site
Based Storm water Management Plan and Erosion and Sediment Control Plans to be provided at the operational
works stage.
4.3 PERFORMANCE OBJECTIVES AND INDICATORS
The amount of runoff crossing and leaving the site should be kept to a minimum during the construction phase.
This will restrict soil erosion and mobilisation of sediments and pollutants through and off the site.
Stormwater runoff at discharge points during the construction phase shall conform to the performance criteria as
tabulated below (Gold Coast City Council, 2005).
SITE BASED STORM WATER MANAGEMENT PLAN - Revision E
Page 80
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Table 8 - Construction Phase Performance Criteria
Pollutant Potential Source
Total Suspended Solids 90th Percentile < SOmg/L
pH 6.5-9.0
Dissolved Oxygen 901h Percentile > 80% saturation or 6mg/L
Hydrocarbons No visible sheen on receiving waters
Litter No visible litter washed from site
4.4 MONITORING AND MAINTENANCE
The general requirement of monitoring during the construction phase will be:
n Work activities are restricted to designated construction areas
n Earthworks and site clearing are undertaken in accordance with the Erosion and Sediment Control Plans
n Erosion and sediment control devices are to be constructed/installed in accordance with the Erosion and
Sediment Control Plans
• Inspection of sediment fences and erosion and sediment control structures/devices on a weekly basis as
well as after any rain event exceeding 25mm in 24hrs
n Stormwater discharges from the site are not having any adverse affect on the downstream environment
n Monitoring and recording of the performance of the drainage control devices including water quality
testing where required
n Any failure in the stormwater system shall be immediately rectified to prevent uncontrolled discharge
from the site
• Any failure to the stormwater system causing damage to surroundings should implement immediate
remedial work to the damaged area
4.5 RESPONSIBILITY AND REPORTING
n The contractor shall be responsible for monitoring the performance of all drainage control and erosion
and sediment control devices
n Records of any failures to devices should be kept and reported to the Construction Manager
n Regular inspections of the devices shall be reported to the Construction Manager
• Inspections of the devices after heavy rainfall shall be reported to the Construction Manager
SITE BASED STORMWATFR MANAGFMI NT PLAN - Revision E Gibson Rood, Noon 1 9
Page 81
5.1 INTRODUCTION
In recent years there have been an increasing number of initiatives to manage the urban water cycle in a more
sustainable way. The integration of the urban water cycle within the concept of Ecologically Sustainable
Development (ESD) is termed Water Sensitive Urban Design (WSUD). A WSUD treatment train consisting of three
separate bio-retention systems / rain gardens has been proposed to treat all stormwater flows from the
operational phase of the development.
5.2 POLLUTANTS
Pollutants typically generated by during the operational phase of the development are shown below (Gold Coast
City Council, 2005).
Table 9 - Operational Phase Pollutant Sources
Pollutant Potential Source
Construction packaging, construction
Litter
waste materials, paper, food packaging
Sediment Exposed soils and stockpiles
Oxygen demanding substances
Organic or chemical matter
(organic & chemical matter)
Nutrients Nitrogen, phosphorus
Pathogens / Faecal coliforms
Sewage
(bacteria & viruses)
Heavy metals (often associated
Sediment runoff
with fine sediment)
Surfactants (eg. detergents from
Detergents, cleansing agents
car washing)
5.3 OBJECTIVES
Table 10 outlines the stormwater pollutant reductions required for the subject site as stipulated within the
Healthy Waterways 'Water Sensitive Urban Design Technical Design Guidelines for South East Queensland -
Version 1'. The objectives detailed in Table 10 also comply with the outcomes of the Water Sensitive Design Code
of the Sunshine Coast Regional Council (Noosa Plan).
Table 10 - Operational Phase Water Quality Objectives
Pollutant Pollutant Reduction
Suspended Solids 80%
Total Phosphorus 60%
Total Nitrogen 45%
III SITE BASED STORMWATER MANAGEMENT PLAN - Revision E Road, Noo 10
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5.4 STORMWATER QUALITY TREATMENT TRAIN
A WSUD treatment train has been developed to meet the reduction criteria established in Table 10. Bio-Retention
areas with a total surface / treatment area of 120m2 will be utilised to capture and treat overland flows from
pervious and impervious areas. Healthy Waterways 'WSUD Technical Guidelines', states that to achieve adequate
load reduction targets, bio-retention systems are to be sized at approximately 1-2% of the catchment area. Table
11 provides a catchment breakdown for the total Bio-Retention area.
Table 11 - Bio-Retention System Details
Bio-retention Area Percentage of Catchment
Catchment Area (ha)
(m) Area (%)
0.386 _ 120 3.11
The bio-retention filter media should be planted with a selection of the vegetated types as outlined in Table 12.
Table 12 - Suitable Bio-Retention Vegetation Types
Planting
Height
Scientific Name Common Name Form Density
( mm )
(Qty/r2)
Myoporum parvifolium Creeping Boobialla Prostrate 150 4-6
Cymbopogon refractus Barbed Wire Grass Tufted 300 8-10
Dianella caerulea cv 'Little Jess' Blue Flax-lily Tufted 400 4-6
Dichelachne crinita Long Haired Plume Grass Tufted 200 6-8
Erograstis elongata cv 'Elvera' Elvera Tufted 300 6-8
Imperata cylindrica Blady Grass Tufted 500 4-6
Lepidosperma laterale Variable Sword Sedge Tufted 750 8-10
Lomandra confertifolia subsp Matting Lomandra Tufted 300 4-6
confertifolia
Lomandra confertifolia subsp Mat Rush Tufted 400 4-6
pallida
Poa labillardiere cv 'Eskdale' Eskdale Tufted 450 6-8
Themeda australis Kangaroo Grass Tufted 400 6-8
Themeda australis cv'Mingo' Mingo Tufted 200 8-10
The plants selected must be able to tolerate periods of inundation and a saturated filter material. Therefore
plants with extensive fibrous root systems are required. Refer to Australian Runoff Quality and BCC WSUD
Engineering Guidelines Table 12.1 for additional information and suitable plant varieties.
5.5 MAINTENANCE
A bio-retention basin maintenance plan will be provided at the Operational Works Stage.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E Cason Road, Noosa,
Page 83
5.6 MUSIC CATCHMENT PARAMETERS
Stormwater quality modelling has been undertaken for the proposed development using MUSIC 4.0 software
program. MUSIC is widely accepted as the industry standard for WSUD modelling and is an excellent tool for
comparing treatment train effectiveness. Input parameters for source nodes and treatment devices have been
obtained from BCC's MUSIC modelling guidelines as well as the MUSIC Modelling guidelines for SEC! Version 1.
The model layout is provided in Figure 2. Details on each catchment (Source Node) are detailed in Table 13.
Table 13 - MUSIC Catchment Parameters
Percentage
Catchment Area (ha) MUSIC Source Node
Impervious
Roof 0.184 100 Roof
Carparkl 0.089 100 Road
Carpark 2 0.076 100 Road
5.7 MUSIC SOURCE NODE PARAMETERS
The MUSIC source node parameters were taken from the BCC Guidelines for Pollutant Export Modelling in
Brisbane - Version 7.
Table 14 - MUSIC Base and Storm Flow Concentration Parameters
Total Suspended Total Phosphorus Total Nitrogen
Solids (Log10 mg/L) (log10 mg/L) (log10 mg/L)
Land Use Parameter
Base Storm Base Storm Base Storm
Flow Flow Flow Flow Flow Flow
Urban Mean 1.00 2.18 -0.97 -0.47 0.20 0.26
Residential Std Deviation 0.34 0.39 0.31 0.31 0.20 0.23
Table 15 - MUSIC Runoff Generation Parameters
Parameter Urban Residential
Field Capacity (mm) 200
Infiltration Capacity Coefficient a 211
Infiltration Capacity Coefficient b 5.0
Rainfall Threshold (mm) 1
Soil Capacity (mm) 500
Initial Storage (%) 10
Daily Recharge Rate (%) 28
Daily Baseflow Rate (%) 27
II SITE BASED STORMWATER MANAGEMENT PLAN - Revision E - Gibson Road, Noos 12
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5.8 MUSIC RAINFALL PARAMETERS
Nambour meteorological data was utilised for the MUSIC analysis. Modelling of the site was analysed for a period
of 10 years (1989 - 1998) using a 6 minute time-step period. Average potential evapo-transpiration data has been
taken from the MUSIC software package.
5.9 MUSIC TREATMENT NODE PARAMETERS
Rainwater Tanks:
Rainwater tanks with a total capacity of 20kL are to be installed within the development site. Water from the
rainwater tanks will be utilised for outdoor irrigation and wash down re-use and potentially toilet flush.
Bio-Retention System / Rain Gardens:
Details of the proposed bio-retention systems are shown in Table 16. Appendix A provides a typical detail for a
bio-retention system.
Table 16 - MUSIC Bio-Retention System Parameters
Parameter Raingardens Carpark System 1 Carpark System 2
Extended Detention Depth (m) 0.25 0.25 0.25
Surface Area (m) 50 30 40
Saturated Hydraulic Conductivity (mm/hr) 180 180 180
Filter Area (m) 50 30 40
Filter Depth (m) 0.5 0.5 0.5
Filter Median Particle Diameter (mm) 5 5 5
SITE BASED STORM WATER MANAGEMENT PLAN - Revision E Gibson Road, Noes. 13
Page 85
5.10 MUSIC MODEL
The MUSIC model analysed for the proposed development site is shown in Figure 2.
Roof Area 1
Carpark 1 Carpark2
R ein a, 'e ns
Rainwater Tank Be-retention 1 Bio-retention
Outfall
Figure 2 -MUSIC Model Layout
5.11 MUSIC RESULTS
The MUSIC pollutant load reductions for the site are detailed in Table 17.
Table 17 - MUSIC results
MUSIC
Required Load Objective
Parameter Results
reduction Achieved
Achieved
Total Suspended Solids 80.0% 92.9% Yes
Total Phosphorus 60.0% 78.2% Yes
Total Nitrogen 45.0% 45.0% Yes
Gross Pollutants 90.0% 100.0% Yes
Table 17 demonstrates that the pollutant load reduction objectives for the site have been achieved. The water
quality devices proposed for the site are adequate in achieving satisfactory pollutant levels output from the site.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision E % Gibson Road. Non 14
Page 86
WWRA
URBAN
The SBSMP developed by JFP provides significant reductions in post development stormwater runoff pollutant
concentrations entering the street drainage network downstream within Gibson Road and Skipper Place.
To achieve these improvements stormwater flows from roof and car park pavement areas have been directed to
rainwater tank and bio-retention systems rather than a standard pit and pipe arrangement. MUSIC modelling
indicates pollutant reductions in the order of 45-93% of average annual loads which are in line with the objectives
specified in Healthy Waterways `Water Sensitive Urban Design Technical Design Guidelines for South East
Queensland - Version 1' and the Water Sensitive Design Code component of the Sunshine Coast Regional Council
(Noosa Plan).
A rational method analysis of pre and post development scenarios concludes that no net increase in peak
stormwater flows will occur as a result of the proposed development. On site detention storage will not be
required to ensure no net increase in post development discharge to the street drainage network within Gibson
Road and Skipper Place.
SITE BASED STORM WATER MANAGEMENT PLAN - Revision E Gibson Road, Noon 1s
Page 87
w1wim
URBAN
SITE BASED STORM WATER MANAGEMENT PLAN - Revision E Gibson Road, Noo: : 16
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SITE BASED STORMWATER MANAGEMENT PLAN — Revision E 16
Page 88
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37 GIBSON ROAD, NOOSAVILLE - BIO-RETENION AND RAINGARDEN DETAIL NITS
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