Council archive · source document
Appendix C- Traffic · MCU21/0117.01
KG STRATEGIC STRATEGIC SOLUTIONS, CREATIVE THINKING Appendix C Traffic Request for a Change to the Conditions specification within the Decision Notice (Minor Change) 5 Pearl Street & 54 Elm Street, Cooroy 4563 QLD Lot 2 on RP64750 & Lot 2 RP153798 Cooroy Villas PTY LTD (ACN: 86 668 393 182) rgstrategic.com.au
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Page 2
1 February 2024
Our Ref: 23BRT0591 LT01_2_240116
Attention: Laura Sutton
Office 3, 245 David Low Way
Peregian Beach, QLD 4573
PO Box 2, Peregian Beach
QLD 4573
Dear Laura,
RE: Proposed Townhouse Development, 5 Pearl Street & 54 Elm Street, Cooroy
Traffic Statement for Minor Change Application
Introduction
TTM Consulting Pty Ltd (TTM) has been engaged by Altum Property Group to prepare a Traffic Impact
Statement for a Change Application (Minor Change) submission related to a proposed Townhouse located at
5 Pearl Street & 54 Elm Street, Cooroy. The previous approval for the site, which is the subject of this Change
Application, was issued by Noosa Shrine Council (NSC) in January 2022 (Application No: MCU21/0117).
In general, the revised scheme proposes an increase in development yield in one unit. Changes have also been
made to the layout of the development access and internal roadway.
This Traffic Impact Statement investigates the car parking, access, servicing and bicycle provisions of the
revised scheme against the provisions of the approved development scheme (in specific conditions 30 to 33
of the Material Change of Use Application) and the requirements of the Noosa Shire Planning Scheme 2020,
including the Driveway and Parking Code and Transport Code.
Site Information and Context
The site is located at 5 Pearl Street & 54 Elm Street, Cooroy, as shown in Figure 1 overleaf. The summary of
both lots is summarised in Table 2.1 below:
Table 2.1: Lot summary
Address Property Registration Existing Site Access Road Frontage Authority
5 Pearl Street Lot 2 on RP153798 4.0m crossover Pearl Street Council
54 Elm Street Lot 2 on RP64750 4.0m crossover Elm Street State-Controlled Road
Page 3
Site
Figure 1: Site Location
Site Access and Driveway Design
The revised scheme proposes changes to the site access location and configuration. The approved provisions
have the site access located in the middle of the site frontage to Pearl Street. Whilst the revised provisions
propose that the access be made at the western corner of the site frontage to Pearl Street. This access will
cater to cars and service vehicles, and all movements are permitted.
A section of the driveway connecting the site road frontage to the units at the back is narrowed to 3.95m,
allowing one vehicle to use the driveway at a time. Table 3.1 summarises the approved and revised provisions
assessed against the AS2890 requirements.
Table 3.1: Driveway Access Compliance to AS2890
Design Aspect AS2890 Requirement Approved Provision Proposed Provision Change/Compliance
Circulation Road: One-lane
Cars 3.0m
Service Vehicles 3.5m >3.5m Changed - Compliant
Circulation Road: Two-lane
Cars 5.5m (min) 5.5(min)
Service Vehicles 6.5m (min)
Page | 2
Page 4
Design Aspect AS2890 Requirement Approved Provision Proposed Provision Change/Compliance
Crossover Width
Cars 5.5m 6m 6m No change
Service Vehicles 6.5m
Minimum Queuing 1 vehicle / (6m) 2 vehicles / (12m) 1 vehicle / 6m Changed – Compliant
Provisions
Maximum Gradient 1:20 for first 6m Less than 1:20 Less than 1:20 No Change –
Compliant
In general, the driveway access complies with the AS2890. However, the crossover width is designed as a
performance solution.
Considering that the site will be occasionally accessed by an 8.8m Medium Rigid Vehicle (only when
residents are moving in/out), the 6m wide crossover is considered deemed for the purpose. Furthermore,
TTM has prepared a swept path analysis demonstrating that an MRV can access the site without any
constraints (refer to TTM Drawing 23BRT0591-01). TTM considers these changes as an improvement when
compared to the approved scheme, once it does not mention allowance to an MRV to service the site.
TTM has also prepared a swept path analysis demonstrating that an exiting vehicle is able to pass a vehicle
entering the site, achieving the minimum requirements of one vehicle queuing as per AS2890.1 (refer to
TTM Drawing 23BRT0591-01).
Overall, the driveway and site access are considered acceptable from a traffic perspective.
Car Parking Arrangements
Car Parking Supply
The revised scheme provides a total of 17 car spaces, which is an increase of 4 spaces when compared to the
approved scheme. This increase is derived from the increase in yield. Table 9.4.1.4 of the Noosa Plan 2020
determines a rate for car parking supply for multiple-dwelling development, which is summarised in Table
4.1.
Table 4.1: Car parking Supply requirements.
Land Use Rate Required Extent Required Provided
Resident 1 covered space per 2-bedroom units. 10 units 12 spaces 12 spaces +
2 covered spaces per 3-bedroom units. 2 units 2 tandem spaces
Visitor 1 per 4 units 12 units 3 spaces 4 spaces
Total 15 car spaces 18 car spaces
As demonstrated in Table 4.1, the development achieves the minimum car parking supply requirements.
Page | 3
Page 5
Car Parking Design & Layout
The proposed plans demonstrate a dedicated garage for each unit. Units 1 and 8 accommodate two vehicles,
while the other garages are designed for one vehicle each. Units 11 and 12 are also provided with a carport
to accommodate a second vehicle. The garage designs adhere to the specifications outlined in AS2890.1. The
compliance and design of resident and visitor parking have been evaluated against AS2890.1, and a summary
is provided in Table 4.2.
Table 4.2: AS2890 Parking Design Requirements
Design Aspect AS2890 Requirement Proposed Provision Compliance
Car space width
Single Garage 3.0m 3.0m Compliant
Double Garage 5.4m 5.4m Compliant
Resident (carport) 2.4m 3.08m Compliant
Visitor 2.4m 2.5m Compliant
Car space length
Single Garage 6m 6m Compliant
Double Garage 6m 6m Compliant
Resident (carport) 5.4m 5.4m Compliant
Visitor 5.4m 5.4m Compliant
Aisle Width 5.8m + 0.3m clearance 6.2m (behind visitor spaces) Compliant
Parking Aisle Extension 1m aisle extension beyond 1m aisle extension beyond the
Compliant
the last bay last bay
Maximum Gradient: No grades are provided in the
Parking aisle 1:20 (5.0%) plans; however, natural grades Intended to Comply
Ramp 1:6 (16.7%) are less than 1:20
The proposed car parking design arrangements are generally consistent with the provisions of the
AS2890.1:2004.
Service Vehicle Arrangements
NSC does not specify a design vehicle to access the proposed development, and the approved plans do not
demonstrate provisions for a service vehicle to access the site. Therefore, TTM has defined an 8.8m MRV as
the design vehicle. This is considered suitable based on the size of the development, which will have
occasional removal vehicles accessing the development, and based on the size of the units, an MRV is
expected to be the most frequently used to perform those services. TTM Drawing 23BRT0591-01 in
Attachment B demonstrates an 8.8m MRV entering, manoeuvring within the site, and exiting into Pearl
Street without any constraints.
Page | 4
Page 6
A bin area is proposed adjacent to the site entrance. It is understood that the refuse collection for the
development will be done by kerbside collection; therefore, no provisions for a refuse vehicle to access the
development are required.
Assessment of the approved development layout suggests that this design vehicle is the largest vehicle that
could have practically accessed the site and turned internal such that it operated forward-in / forward-out.
As such, the proposed provisions are considered consistent with the approved development. As such, TTM
considers the proposed provisions fit to the purpose.
Conclusion
The revised scheme generally achieves Conditions 30-33 of the MCU21/0117. A summary of the key
characteristics of the revised development scheme, compared to the approved development scheme, is
provided in Table 6.1, and a copy of the revised development plans is also included in Attachment A.
Table 6.1: Summary - Development Minor Change
Characteristic Approved Scheme Revised Scheme Difference
Development Yield
Townhouses 11 units 12 units +1 unit
Parking Supply
Car spaces
Resident 13 spaces 16 spaces +3 spaces
Visitor 3 spaces 4 spaces +1 space
Access Arrangements
Pearl Street
Crossover 6.2m wide 6m wide Changed
Internal Roadway 5m (min) 3.95m (min) – One-lane section
Servicing Provisions
Design Vehicle (max) Not provided Site allows for an 8.8m MRV to
enter / exit in a forward manner Changed
Loading Arrangements
This will require the conditions of approval amended as follows:
Condition 31(a) to be amended to refer to the updated plan of development.
Number of parking spaces in Condition 32 amended, including:
- Total spaces to be amended from 16 to 20.
- Covered spaces to be amended from 13 to 16.
- Visitor spaces to be amended from 3 to 4.
Page | 5
Page 7
All other elements of Conditions 30 to 33 can remain unchanged.
Overall, the minor changes proposed by the revised scheme are considered acceptable as they do not
fundamentally change the operation of the site or have any additional external impacts. The minor increase in
yield of one unit will not have a significant impact on the surrounding traffic network. The proposed revised
layout is compliant with the AS2890.1:2004 and NSC planning scheme requirements. Swept paths
demonstrate that the development can be serviced by an 8.8m MRV without any constraints.
TTM considers that there are no traffic-related items that would prevent the relevant approvals for the
proposed minor change being granted.
Yours sincerely, Reviewed By:
Bruno Vanetti Darryl Watkins
Consultant – Traffic Senior Associate Director
RPEQ No. 23854
TTM Consulting Pty Ltd TTM Consulting Pty Ltd
Attachments:
A. Proposed Development Plans
B. TTM Drawings
Page | 6
Page 8
Attachment A - Proposed Development Plans
Page 9
PROPOSED TOWNHOUSE
DEVELOPMENT,
54 ELM ST. & 5 PEARL ST.
COOROY
ALTUM
COVER PAGE
Development Approval
north scale: not
@A1to scale
scale: not
@A3to scale
issue: 04
date: 19-12-23
Project Number : 7283-DA01
A R CHIT E CT UR E | L A NDS CA P E | INT E R IOR | P R OJE CT MA NA G E ME NT
7283-26-Cooroy Tuesday, 19 December 2023 11:28 am The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
GSPublisherVersion 1361.0.59.0
Page 10
PROPOSAL SUMMARY
LOT 2 RP153798 & LOT 2 RP64750
LOCAL AUTHORITY : NOOSA COUNCIL
LOCALITY : COOROY
SITE AREA 2274 m2
SITE USAGE BREAKDOWN :
UNITS = 10 x 2 BED + 2 x 3 BED = 12
ON-SITE PARKING PROVISIONS
CAR PARKING : REQUIRED
10 x 2 BED UNITS (2b units x 1) 10
2 x 3 BED UNITS (3b units x 2) 4
VISITOR (total units x 0.25) 3
TOTAL CARPARKS REQUIRED 17
CAR PARKING : PROVIDED
LEVEL 1 20
SITE COVER : PERMITTED
2274m2 x 45% 1023m2
SITE COVER : ACTUAL
BUILDING A 414.5m2
BUILDING B 260.6m2
BUILDING C 342.7m2
TOTAL SITE COVER (44.7%) 1017.8m2
SUBJECT SITES PLOT RATIO : PERMITTED
2274m2 x 50% (SMALL DWELLINGS) 1137m2
PLOT RATIO : ACTUAL
BUILDING A 218.2 + 256.9 475.1m2
BUILDING B 130.0 + 161.9 291.9m2
BUILDING C 175.7 + 193.7 369.4m2
TOTAL PLOT RATIO (50%) 1136.4m2
LANDSCAPING : REQUIRED
2274m2 x 35% 796m2
LANDSCAPING : PROVIDED
SOFT LANDSCAPING (63.2% OF TOTAL LANDSCAPE) 515.0m2
HARD LANDSCAPING (36.8% OF TOTAL LANDSCAPE) 299.5m2
TOTAL LANDSCAPE PROVIDED (35.8%) 814.5m2
PROPOSED TOWNHOUSE
DEVELOPMENT,
54 ELM ST. & 5 PEARL ST.
COOROY
01 SITE LOCATION
1:500
ALTUM
LOCATION PLAN & NOTES
Development Approval
north scale: 1:500 @A1
NTS
scale: NTS @A3
issue: 04
date: 19-12-23
Project Number : 7283-DA02
A R CHIT E CT UR E | L A NDS CA P E | INT E R IOR | P R OJE CT MA NA G E ME NT
7283-26-Cooroy Tuesday, 19 December 2023 11:28 am The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
GSPublisherVersion 1361.0.59.0
Page 11
site are = 2274
107.6m
107.4m
107.2m
107.0m
106.8m
106.6m
106.4m
106.2m
106.0m
105.8m
105.6m
105.4m
FH 60.350m 262º02' 60.350m 262º02'
2000 SETBACK 2000 SETBACK
6000 SETBACK
6000 SETBACK
S T R E E T
EXISTING MUNICIPAL CONCRETE PATH
352º01'
352º01'
BUILDING 01 BUILDING 02 BUILDING 01 BUILDING 02
25.146m
25.146m
E L M
U01 U02 U03 U04 U05 U06 U07 U08 U01 U02 U03 U04 U05 U06 U07 U08
2000 SETBACK
2000 SETBACK
V1 V2 V3 105.4m
REVERSING BAY
REVERSING BAY
50.292m 172º01'
50.292m 172º01'
6650
2000 SETBACK
V4
107.6m
PP 30.175m 262º02' 30.175m 262º02'
107.8m
107.4m
107.2m
107.0m
106.8m
106.6m
106.4m
106.2m
106.2m
105.6m
172º01'
172º01'
2000 SETBACK
2000 SETBACK
3950
25.146m
25.146m
BUILDING 03 BUILDING 03
U09 U10 U11 U12 U09 U10 U11 U12
106.4m
106.6m 105.8m
6000 SETBACK
5505 SETBACK 5055 SETBACK
4000 SETBACK 4000 SETBACK
6250
FH
30.175m 82º02' 30.175m 82º02'
106.8m
EXIST
EXIST TREE
TREE PP
106.0m
107.0m NEW
DRIVEWAY & NEW CONCRETE FOOTPATH
CROSSOVER 106.2m
107.2m
106.4m
10
10
10
10
10
10
7.6
7.4
7.2
7.0
6.8
6.6
m
m
m
m
m
m
P E A R L S T R E E T
PROPOSED TOWNHOUSE
DEVELOPMENT,
01 SITE PLAN - LEVEL 1 02 SITE PLAN - LEVEL 2 54 ELM ST. & 5 PEARL ST.
1:200 1:200
COOROY
ALTUM
SITE PLAN - LEVEL 1 &
LEVEL 2
Development Approval
north scale: 1:200 @A1
scale: 1:400 @A3
issue: 04
date: 19-12-23
Project Number : 7283-DA03
A R CHIT E CT UR E | L A NDS CA P E | INT E R IOR | P R OJE CT MA NA G E ME NT
7283-26-Cooroy Tuesday, 19 December 2023 11:28 am The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
GSPublisherVersion 1361.0.59.0
Page 12
107.4m
107.2m
107.0m
106.8m
106.6m
106.4m
106.2m
106.0m
105.8m
105.6m
105.4m
FH 60.350m 262º02' B C
09 09
BIO RETENTION
SEWER
2000 SETBACK
11.7m2
10.9m 2
TERRACE
90
2970
2970
TERRACE TERRACE
3000
3000
3000
3000
3220
90
TERRACE TERRACE TERRACE TERRACE TERRACE
3000
DINING
15.0m2 14.9m2
DINING 14.9m2 14.9m2 14.9m2 15.1m2
6000 SETBACK
DINING LIVING LIVING DINING DINING LIVING LIVING DINING LIVING DINING LIVING DINING
S LIVING
RWT LIVING S
KITCHEN
KITCHEN CT REF
REF CT
352º01'
WM
S T R E E T
LDY LDY
14360
14540
UP LDY LDY LDY LDY
KITCHEN KITCHEN
14540
A RWT KITCHEN KITCHEN KITCHEN KITCHEN HWU
A
EXISTING MUNICIPAL CONCRETE PATH
LT
14360
PDR
LT HWU WM WM
09 PDR 09
WM LDY
LDY PDR PDR
PDR PDR PDR PDR
25.146m
GARAGE GARAGE GARAGE GARAGE STORE GARAGE STORE GARAGE
STORE STORE STORE STORE
U01 U02 U03 U04 U05 U06 U07 U08
TYPE01 TYPE02 TYPE02 TYPE02 TYPE02 TYPE02 TYPE02 TYPE03
GARAGE
GARAGE
E L M
5400
5400
UP
2000 SETBACK
ENTRY ENTRY ENTRY ENTRY ENTRY ENTRY RWT
90
V1 V2 V3 105.4m
90
1000 2500 500 2500 2500 1120 1000
BUILDING 01 BUILDING 02
90 6520 250 5270 250 5270 250 5270 250 5270 90 90 5270 250 5270 250 6520 90
28780 5780 17740 SE W E R
REVERSING BAY
6200
5970
REVERSING BAY
6200
5900
6630
22010
90 5270 250 5270 250 5270 250 5270 90
172º01'
2000 SETBACK BUILDING 03
12330
3120 1050 2500 1060 3080
V4
50.292m
B
30.175m 262º02' 09
107.4m
107.2m
107.0m
106.8m
106.6m
106.4m
106.2m
PP RWT
CAR CAR RWT
4345
5400
PORT PORT
106.2m
90
90
105.6m
ENTRY ENTRY
ENTRY ENTRY
172º01'
U09 U10
TYPE02 TYPE02 U11 U12
2000 SETBACK
STORE GARAGE GARAGE STORE TYPE02 TYPE02
25.146m
PDR PDR GARAGE STORE STORE GARAGE
12680
12500
PDR PDR
12500
12680
KITCHEN KITCHEN
LDY LDY
KITCHEN KITCHEN
LDY LDY
PROPOSED TOWNHOUSE
106.4m DEVELOPMENT,
LIVING DINING DINING LIVING
3950
DINING LIVING LIVING DINING 54 ELM ST. & 5 PEARL ST.
COOROY
90
90
3000
3000
TERRACE TERRACE
15.0m2
3000
3000
TERRACE 15.1m2 TERRACE
ALTUM
14.9m2 15.0m2
105.8m
106.6m
6000 SETBACK
5505 SETBACK
4000 SETBACK
FLOOR PLAN - LEVEL 1
REFUSE Development Approval
north scale: 1:100 @A1
6250
- 1 x 1100L RECYCLING scale: 1:200 @A3
- 1 x 1100L GENERAL WASTE issue: 04
FH 30.175m 82º02'
6000
date: 19-12-23
106.8m
Project Number : 7283-DA04
C
09 EXIST
TREE
EXIST
TREE
PP
01 FLOOR PLAN LEVEL 1 P E A R L S T R E E T
106.0m
1:100 A R CHIT E CT UR E | L A NDS CA P E | INT E R IOR | P R OJE CT MA NA G E ME NT
107.0m
7283-26-Cooroy Tuesday, 19 December 2023 11:28 am NEW The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
GSPublisherVersion 1361.0.59.0
DRIVEWAY &
CROSSOVER
Page 13
Attachment B - TTM Drawings
Page 14
MRV - Medium Rigid Vehicle
º
º
º
º
º
º
º
º
MRV - Medium Rigid Vehicle
MRV ENTERING SITE MRV MANOEUVRING/EXITING SITE
8.8 MRV - Medium Rigid Vehicle VEHICLE CLEARANCE
Overall Length 8.800m 500mm (DASHED LINE)
Overall Width 2.500m
Overall Body Height 3.633m
B9 Vehicle (Realistic min radius) (20 4)
º
Min Body Ground Clearance 0.428m
Track Width 2.500m
Lock-to-lock time 4.00s
Curb to Curb Turning Radius 10.000m
Design Speed Forward 5.0km/h
1.5 5
Clearance Envelope 0.500m
5.2 B99 Vehicle (Realistic min radius) (2004)
Overall Length 5.200m BLUE - VEHICLE BODY
Overall Width 1.940m
Overall Body Height 1.878m
Min Body Ground Clearance 0.272m
Track Width 1.840m
Lock-to-lock time 4.00s VEHICLE CLEARANCE
0.95 3.05 300mm (DASHED LINE)
Curb to Curb Turning Radius 6.250m
B85 Vehicle (Realistic min radius) (20 4)
Design Speed Forward 5.0km/h
Clearance Envelope 0.300m
º
4.91 B85 Vehicle (Realistic min radius) (2004)
Overall Length 4.910m
Overall Width 1.870m
Overall Body Height 1.421m
Min Body Ground Clearance 0.159m BLUE - VEHICLE BODY
Track Width 1.770m
0.92 2.8 Lock-to-lock time 4.00s
Curb to Curb Turning Radius 5.750m
Design Speed Forward 5.0km/h
Clearance Envelope 0.300m NOT FOR
CONSTRUCTION
20 December 2023
VEHICLE PASSING - B99vsB85
SCALE PROJECT PROJECT NUMBER ORIGINAL SIZE
0 4 8 12 16 20m
TTM CONSULTING PTY LTD 5 Pearl Street & 54 Elm Street, Cooroy 23BRT0591 A3
ABN 65 010 868 621 DRAWING TITLE DRAWING NUMBER REVISION
SCALE 1:400 AT ORIGINAL SIZE
LEVEL 8, 369 Ann Street, BRISBANE QLD 4000
NORTH CLIENT P.O. BOX 12015, BRISBANE QLD 4003 23BRT0591-01 B
SWEPT PATH ANALYSIS
B 20-12-23 ORIGINAL ISSUE DSF DW DW
Altum Property Group T: (07) 3327 9500 F: (07) 3327 9501 8.8m MRV, B99 and B85 DATE SHEET
A 06-12-23 ORIGINAL ISSUE BV SC SC E: [email protected] W: www.ttmgroup.com.au 20 Dec 2023 1 OF 1
REV. DATE AMENDMENT DESCRIPTION DRAWN CHECKED APPROVED
Page 15
a Ci STRATEGIC STRATEGIC SOLUTIONS, CREATIVE THINKING rgstrategic.com.au
Used in these records
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