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Information Response - Traffic
Attached to the e-mail MCU21 0106 - Information Response - Acoustics- Indoor Sport and Recreation - 3 11 Gibson Road NOOSAVILLE.
16 July 2021
[email protected]: Information Response - Traffic
3/11 Gibson Road, Noosaville
MCU21/0106
To Whom It May Concern:
Please find below applicant response to Council’s information request dated 13 July 2021.
Issue
The Noosa Plan 2020 prescribes a requirement for 15 car park spaces for the proposed use. Only 27 shared
carparks are provided to 4 tenants on the site. The application material indicates that the proposed use will
utilise particular hours of operation to avoid most of the traffic associated with the other tenancies on the
property. A detailed Traffic Impact Assessment Report will need to be provided to Council detailing that there
will not be any parking impacts from the development.
PROPOSAL
The applicant seeks a development permit for a code assessable application for an indoor sport and
recreation use located at 3/11 Gibson Road, Noosaville. The subject site is located within the District
centre zone.
For reference and context, the class timetables and Business Operations have been reiterated below:
Business Operations
The proposed development is for an indoor sport and recreation use, as such, its business hours are
typical for a development of this nature.
Monday through to Friday will see the first classes begin operation at 5am, with the final morning class
concluding at 10am.
Afternoon classes will operate from 4.15pm and conclude at 7pm. Saturday mornings see Fitstop’s
classic “Social Saturday” classes, with 2 x session being held at 6am and 7am. The business will be
closed on Sundays. Refer table 4 below.
Predominantly, the classes will be held outside of standard retail hours (9am-5pm). These operational
hours are complimentary to the existing business uses on at 11 Gibson Road, where peak traffic flows
will predominately be between 9am-5pm, and over the weekend.
There is minimal conflict between Fitstop’s proposed operating hours and that of the adjoining
businesses. Some overlap does occur at 9am and 4pm Monday to Friday.
Refer tables 1,2,3,4 below.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
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Page 2
FITSTOP – CLASS TIMETABLE
MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY SUNDAY
5am 5am 5am 5am 5am 6am
6am 6am 6am 6am 6am
7am 7am 7am 7am 7am,
915am 915am 915am 915am 915am 7am
CLOSED
CLOSED
415pm 415pm 415pm 415pm 415pm
515pm 515pm 515pm 515pm 515pm
615pm 615pm 615pm 615pm 615pm
TABLE 1: BUSINESS OPERATION HOURS.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
[OCR of page images]
FITSTOP - CLASS TIMETABLE
Loy Toy V A TUESDAY WEDNESDAY THURSDAY — FRIDAY SATURDAY SUNDAY
5am 5am 5am 5am 5am 6am
6am 6am 6am 6am 6am
Tam 7am Tam Tam 7am,
915am 915am 915am 915am 915am 7am
CLOSED CLOSED
415pm 415pm 415pm 415pm 415pm
515pm 515pm 515pm 515pm 515pm
615pm 615pm 615pm 615pm 615pm
TABLE 1: BUSINESS OPERATION HOURS.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 3
OPENING TIMES COMPARISON TABLE
MONDAY- FRIDAY
Highgrove
Wabi Sabi (Shop Classy Lady (shop
Fitstop (Shop 3) Bathrooms
4) 2)
(shop 1)
5am 5am open
6am open CLOSED
CLOSED
7am open CLOSED
8am NO CLASSES 8.30am open
9am 9.15am class 9am open open
10am 10am open open open
11am open open open
12pm CLOSED open open open
1pm open open open
2pm open open open
3pm 4pm close open open
4pm 4.15pm open 5pm close
5pm 5.15pm open
6pm 6.15pm open
CLOSED
7pm open CLOSED
CLOSED
8pm 9pm close
9pm CLOSED
TABLE 2: OPENING TIME COMPARISON TABLE – MONDAY TO FRIDAY.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 4
OPENING TIMES COMPARISON TABLE
SATURDAY
Highgrove
Wabi Sabi City Cave Noose
Fitstop (Shop 3) Bathrooms
(Shop4 ) (Shop 2)
(shop 1)
5am CLOSED
6am 6am class
CLOSED
7am 7am class CLOSED
8am
9am 9am open
10am 10am open open
11am open open
12pm open open
1pm open open CLOSED
2pm open open
CLOSED
3pm open open
4pm 4pm close open
5pm open
6pm open
7pm CLOSED open
8pm 9pm close
9pm CLOSED
TABLE 3: OPENING TIME COMPARISON TABLE – SATURDAY.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 5
OPENING TIMES COMPARISON TABLE
SUNDAY
Highgrove
City Cave Noose
Fitstop (Shop 3) Wabi Sabi (Shop 4) Bathrooms
(Shop 2)
(shop 1)
5am
6am
CLOSED
7am
8am
9am 9am open
10am open
11am CLOSED CLOSED open
12pm open
1pm open CLOSED
2pm open
3pm open
4pm open
5pm pen
6pm pen
7pm open
8pm CLOSED
9pm close
9pm CLOSED
TABLE 4: OPENING TIME COMPARISON TABLE – SUNDAY.
Adjoining Business Operators
The Body Corporate has reviewed the proposed development application and given its consent for
the application to be lodged. The proposed development will make use of the existing carparking
spaces. Again, the Body Corporate has given its permission for the proposed development to utilise
the common property parking bays:
The Body Corporate 8. DEVELOPMENT APPLICATION – LOT 3
RESOLVED by ordinary resolution that the Body Corporate authorises any two
committee members to sign under seal or to make the application with its land in
respect of Lot 3 for:
1. the Development Application for an Indoor Sport and Recreation Use;
2. the use of common property and parking as part of the proposed use.
In addition, a letter of support from the operator of City Cave has been provided and is included as
Attachment A.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 6
Of note, a new business has recently begun operation within Unit 2 (City Cave Noosa). The use is a
health and well-being based company which focusses on massage, sauna and spa packages. The
business operates 7 days a week between 9am and 9pm. At maximum capacity the business caters for
12 customers. The tenant anticipates that their peak trading hours will be between 12-3pm – outside
of Fitstop’s proposed class times.
City Cave offers couples massage packages and experiences. As such many of their customers share
transportation to the premises. At peak capacity (12-3pm), it is anticipated this business will utilise 8
car parking spaces.
Carparking
There is currently 27 parking spaces available on the common property.
In addition, it is proposed to decommission the existing loading bay. Fitstop has not need for
deliveries. This will provide an additional 2 x parking bays for staff on site.
Noosa has a strong affiliation with active transport, particularly cycling. To encourage active transport
modes, 4-6 (space dependent) bicycle racks will be provided internally.
Of note, the Coolum branch includes internal bicycle parking. It is estimated that approximately 10 of
the clients utilise these facilities across the course of a single day.
If additional parks are required, there is ample room for future additional bicycle parking now that the
loading bay will be decommissioned.
Gibson Road provides an additional 11 street parking bays.
Given the proposed operational times, in the immediate vicinity there is capacity for up to 40 parking
spaces if required. Refer figures 1 and 2 below.
Number of Spaces Minimum Requirements Existing Parking Spaces
Cars 1 x 20m² GFA
26 shared spaces
Total = 14.6 Parking Bays
PWD - 1
Motorcycles 1 space per 100m² GFA 0
Bicycles 1 space per 50m² GFA 4-6 provided internally. If
Total = 5.84 number bicycles exceed this
capacity, the business will
explore additional bicycle
racks by the Loading Bay area.
TABLE 5: CAR PARKING REQUIREMENTS.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 7
FIGURE 1: ON-SITE CARPARKING. FIGURE 2: ON-STREET CARPARKING. Urban Planners Queensland (07) 3106 3221 | [email protected] | upqld.com.au
Page 8
Pedestrian Access and Residential Catchments The subject site is in close proximity to the low density residential and medium density residential zones. The area has a well-connected pedestrian network of footpaths which provide easy access to the subject site. It is common for clients to walk to Fitstop if they live within easy walking distance. It is reasonable to assume that a percentage of patrons will utilise this network of walkways. FIGURE 3: WALKABLE CATCHMENTS AND PEDESTRIAN ACCESS POINTS. Urban Planners Queensland (07) 3106 3221 | [email protected] | upqld.com.au
Page 9
Cycling and Public Transport Access
Noosa has some of the best bicycle networks in South East Queensland and is known for its high cyclist
rates. The subject directly adjoins Gibson Road, which provides cycle lanes to the broader Noosa area.
Of note, the Coolum branch includes internal bicycle parking. It is estimated that approximately 10 of
the clients utilise these facilities across the course of a single day.
The subject site at 3/11 Gibson Road provides access to a much more sophisticated and substantial
bicycle network. It is reasonable to assume that a percentage of patrons will utilise this network.
FIGURE 4: BICYCLE AND PUBLIC TRANSPORT NETWORK.
Potential Class Numbers and Fitstop Coolum
• The subject site has a gross floor area of 292m². Fitstop’s busines model, health and safety
protocols and Covid-19 regulations limit the class sizes to a maximum of 36 occupants at any
one time.
• A minimum of 2 coaches attend the site during class times.
• Clients remain on site for approximately 45 mins- 1 hour whilst attending classes.
Whilst 36 is considered the maximum attendance under Fitstop’s health and safety protocols, it is
important to understand the real world class numbers.
As a comparison, the below table was extract from Attachment D and represents class attendance
between July and December 2020. The Coolum branch operates a slightly different timetable than
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 10
what is proposed at Noosa. Of note, 5am is the earliest timeslot at Noosa, where Coolum promotes a
4am timeslot. Nevertheless, comparisons can be drawn between the schedules.
November and December are considered peak months for the health and fitness industry and Fitstop
is no different.
The data clearly indicates that the busiest time slots are the 4, 5.15 and 6.15am classes. On average
classes see between 10.8 and 18.3 clients between 5.15am-6am.
By comparison, the 9.15am class saw a maximum attendance of 6.7 people during August. The 4.15pm
class hosted 12.3 people during November.
4-5am 5:15-6am 6:15-7am 7:15-9am 9:15-11am 4:15-5pm 5:15-6pm 6:15-7pm
Month
start start start start start start start start
1-Jul-
20 13.0 10.8 5.4 5.2 4.3 8.8 5.5 3.4
1-Aug-
20 15.3 12.2 8.7 7.0 6.7 10.3 7.0 6.0
1-Sep-
20 19.6 16.4 10.6 8.0 5.3 9.3 6.5 7.8
1-Oct-
20 13.9 17.6 10.2 7.3 5.4 10.0 7.3 6.8
1-Nov-
20 14.7 17.5 10.3 7.2 4.6 12.3 6.9 7.1
1-Dec-
20 11.7 18.3 11.0 10.7 4.4 9.5 5.5 7.1
TABLE 6: FITSTOP COOLUM CLASS ATTENDANCE RATES.
Conclusion
The existing car parking arrangement can support the proposed development for the following
reasons:
• The development type and the intensity of the land use is small scale in nature;
• The site has an existing 27 parking bays – the Noosa Plan 2020 requests a minimum of 15;
• The hours of operation are generally outside normal retail hours – these hours are
complimentary to the existing business uses;
• The staggered workout times will ensure a smooth transition between classes and clients;
• The subject site is sufficiently serviced by active and public transport;
o Bus routes 628 and 632 dock traverse Mary Street, approximately 240m to the north
• The site is in close proximity to Noosa Village Shopping Centre.
• The site forms part of the broader Noosaville footpath and bikeway network
• The proposed operating hours pose minimal conflict with adjoining business.
o Some overlap does occur around 9am and 4pm Monday to Friday when adjoining
retail businesses begin opening and closing.
• Whilst Fitstop Operational health and safety requirements permit a maximum of 36 patrons,
the data from the Coolum Fitstop indicates that patrons rates will be significantly less than
this. At its busiest session, Coolum held an average of 19.6 customers. It is important to note
that this was the 4am class and outside of normal business hours.
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au
Page 11
As such, it is considered that the proposed car parking arrangement is sufficient to support a
development of this intensity and scale.
***
We trust that the above response and attached information satisfy Council’s outstanding items with
the proposed development.
Should you have any further queries, please do not hesitate to contact me.
Kind Regards,
Matthew Ward
Town Planner
Urban Planners Queensland
Urban Planners Queensland
(07) 3106 3221 | [email protected] | upqld.com.au