MCU14/0106 & OPW15/0001 Town Planning Report & Appendix A Code Compliance

                                                                                                         Town Planning Report
                          28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive



Based on the results of the car parking survey and consideration of annual pedestrian entry to the existing
centre, a car parking rate of 4.5 spaces per 100m2 for retail development is identified as appropriate to cater
for demand, based on a 90th percentile of demand.
Application of this car parking rate to the expansion provides a car parking demand of 1,070 spaces.
A car parking survey has determined that the existing car park operates at a surplus of 187 spaces, meaning
that a total demand of 2,297 spaces (with the expansion) is expected to apply.
The proposed parking supply of 2,414 spaces, including 1,000 spaces to be constructed as part of the
expansion, exceeds the likely parking demand by 117 spaces.
Accordingly, a proposed car parking supply of 1,000 spaces is considered to sufficiently cater for likely demand
created by the proposed development.

7.8.2        Road Network Operation
An assessment of the proposed development’s impact on 16 key intersections within the vicinity of the site has
been undertaken by Cardno.
In order to assess the likely impacts of the proposed development on the local road network, traffic generation
rates over a ten year design horizon commencing at the anticipated opening of the expansion in 2018 have
been modelled.
The analysis indicates that 14 intersections will operate within acceptable limits at the 2028 planning horizon.
Two intersections are identified as requiring upgrading by the 2028 horizon, being the Eumundi-Noosa
Road/Beckmans Road intersection (identified as Intersection 1 in the Traffic Impact Assessment in Appendix
D to this report) and the Eumundi-Noosa Road/Eenie Creek Road/Eumundi Road intersection (Intersection 4).
In relation to Intersection 1, it is noted that Noosa Shire Council is proposing to reconstruct the roundabout at
this intersection in preparation for a proposed Tewantin bypass that will duplicate Beckmans Road. The
roundabout reconstruction is planned in the Noosa Priority Infrastructure Plan to occur between 2021 and
2026 and the Tewantin Bypass is planned to occur between 2021 and 2031. The reconstructed roundabout
has been assessed as having sufficient capacity to accommodate development volumes by 2024 and beyond
the 2028 horizon.
In relation to Intersection 4, being a four way roundabout catering for three high order roads, it has been
determined that whilst the roundabout has adequate capacity for the background scenario at the 2018 design
horizon, it does not have capacity to operate acceptably for the background scenario at the 2028 design
horizon. That is, Intersection 4 will fail, irrespective of post-development traffic volumes, at 2022. With
development traffic included, the roundabout will have insufficient capacity to operate acceptably at the 2018
opening time only during the Saturday morning period.
An upgrade of Intersection 4 is required to ensure the intersection has sufficient capacity to operate effectively
for the likely traffic volumes at the 2028 design horizon. A signalised intersection is required to cater for the
traffic volumes using the intersection, even without traffic generated by the proposed development. A
recommended signalised intersection layout has been proposed. SIDRA analysis finds that the upgraded
intersection provides sufficient capacity to accommodate 2028 background traffic and 2028 development
traffic.

7.9          Gross Floor Area, Plot Ratio, Site Cover and Building Height
The Noosaville Locality Code specifies site cover and plot ratio for development on the site in Specific
Outcomes O11 and O16 respectively. Building height is specified in Specific Outcome O8, as well as Specific
Outcome O10 of the Building Works Code.
Site cover is not to exceed 50% in Precincts E1 and E7.
The maximum plot ratio is 0.6:1 for Precincts E1 and E7 and 0.5:1 for Precinct B1.
Site cover and maximum plot ratio is not specified for Precinct OS7.
Building height is specified as 12 metres in Precincts E1 and E2, 8 metres in the Shire Business Centre Zone
and in all other zones. It is noted that the Specific Outcome specifies height in storeys, defined in The Noosa


December 2014                                         Cardno HRP                                                           68