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RFI - Attachment 1 - Traffic Engineering Response Letter
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Traffic Engineering Letter
To Threedom Nominees Pty Ltd Date 13 October 2026
Prepared Bradley Fuller, Modus Harj Singh, Modus
Approved by
by Senior Traffic Engineer Executive Director (RPEQ 22364)
Location 220 Black Mountain Range Road, Black Mountain
Subject Proposed Subdivision Development - Traffic Engineering Letter
Appendix A: Council IR
Appendix B: Development Plans
Status Final Attachments
Appendix C: Tree Survey Plan
Appendix D: Sight Distance Drawings
Introduction
Overview
Modus has been commissioned by Threedom Nominees Pty Ltd to provide traffic and transport
advice in relation to the proposed development located at 220 Black Mountain Range Road, Black
Mountain.
Following the submission of the Development Application, Noosa Council issued an Information
Request requesting additional information regarding the proposed development.
A copy of the Information Request is provided at Appendix A.
This Traffic Engineering Letter has been produced by Modus to respond to the relevant traffic / transport
related Information Request items in support of the proposed development.
For ease of interpretation, the relevant items have been reproduced within this Traffic Engineering Letter
with Modus’ response provided directly thereafter.
A copy of the development plans are provided at Appendix B.
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Full text of sections 2 to 14 (of 22)
Section 2
Information Request Item 1 & 2 Council Commentary Provide a vegetation/tree survey and associated plan prepared by a suitably qualified person that identifies all trees and vegetation within the proposed sight distance corridors, including vegetation proposed to be retained, trimmed, slashed, pruned or removed. Provide details of any ongoing vegetation maintenance required to maintain safe sight distances, including the nature, extent and frequency of works. This information is required to enable Council to assess both the immediate and ongoing impacts of the proposed development on roadside vegetation. Modus Response A tree survey plan has been produced by Max Watterson + Associates (provided at Appendix C) demonstrating the key trees in close proximity to the development access locations. Modus has undertaken a revised sight distance drawing (provided at Appendix D) which indicates vegetation clearing required to accommodate sufficient sight distance as well as trees that are recommended to be removed to accommodate sufficient sight distance. Following the initial vegetation removal and trimming works identified within Appendix D, it is recommended that the sight distance corridors be subject to routine inspections, initially on a monthly basis, to identify any vegetation regrowth that may obstruct approaching vehicle visibility. Where vegetation encroaches into the required sight distance corridors, appropriate trimming, pruning or slashing should be undertaken to maintain the necessary clearances. The maintenance requirements will predominantly comprise the management of low-level vegetation and regrowth, rather than the ongoing removal of established trees. These measures will ensure that the required sight distances can be maintained throughout the operational life of the development. Traffic Engineering Letter 220 Black Mountain Range Road, Black Mountain - 2 -
Section 3
Information Request Item 3 Council Commentary Provide additional detail validating the longitudinal grades at each approach to the proposed driveway crossovers. Modus Response The longitudinal gradients adopted within the sight distance assessment have been determined with reference to available Nearmap elevation and grade information, supplemented by the available site survey data. The assessment considers the longitudinal road grades on each approach to the proposed driveway crossovers, with the adopted gradients determined over the relevant sections of Black Mountain Range Road approaching the respective access locations. To account for potential variations in the available elevation data, information from multiple Nearmap survey periods has been reviewed, with the resulting grades compared against the available survey information. This comparison has been undertaken to confirm that the adopted longitudinal gradients are reasonably representative of the existing road geometry, rather than relying solely on a single elevation dataset. Based on this assessment, the adopted longitudinal gradients are considered representative of the existing road conditions and appropriate for the purpose of the sight distance assessment presented in Appendix D. Traffic Engineering Letter 220 Black Mountain Range Road, Black Mountain - 3 -
Section 4
Summary Therefore, Modus is of the opinion that the proposed development is acceptable from a traffic engineering perspective and there are no outstanding concerns from a traffic engineering perspective. Should there be any issue with the above, please contact the undersigned. Yours sincerely, MODUS TRANSPORT AND TRAFFIC ENGINEERING Harj Singh Executive Director (RPEQ 22364) Traffic Engineering Letter 220 Black Mountain Range Road, Black Mountain - 4 -
Section 5
APPENDIX A Council IR Traffic Engineering Letter 220 Black Mountain Range Road, Black Mountain - 5 -
Section 6
Officer: Andrew Gaffney
Direct Telephone: 07 53296284
Our Reference: RAL26/0018 PLM25/0008
Your Reference: n/a
30 July 2026
Threedom Nominees Pty Ltd
C/- Brennan Planning Pty Ltd
44 Maple St
COOROY QLD 4563
[email protected]
Dear Marcus,
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily
assess the proposal.
1. APPLICATION DETAILS
Application No. RAL26/0018
Proposal: Development Permit for Reconfiguring a Lot - 1 Lot into 5 Lots
Street Address: 220 Black Mountain Range Rd Black Mountain Qld 4563
Real Property Description: Lot 3 SP 258991
Planning Scheme: Noosa Plan 2020 (Amendment 3 - 20 March 2026)
2. INFORMATION REQUIRED
The information requested is set out below:
Issue – Vegetation Clearing for Sight Lines
MODUS’ Traffic Engineering Letter dated 5 June 2026 proposes to remove roadside
vegetation to achieve the required sight distance. The extent of vegetation clearing required
to achieve compliant sight lines is not clear based on the sketches provided in Appendix B.
Council is seeking clarity regarding the extent of vegetation clearing to achieve compliant sight
distances and to understand/assess the future maintenance obligation that will be placed onto
Council.
Information Required
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
Page 1 of 3
Section 7
1. Provide a vegetation/tree survey and associated plan prepared by a suitably qualified
person that identifies all trees and vegetation within the proposed sight distance
corridors, including vegetation proposed to be retained, trimmed, slashed, pruned or
removed.
2. Provide details of any ongoing vegetation maintenance required to maintain safe sight
distances, including the nature, extent and frequency of works. This information is
required to enable Council to assess both the immediate and ongoing impacts of the
proposed development on roadside vegetation.
Issue – Adopted Longitudinal Road Grades
It’s unclear how the longitudinal grades used in MODUS’ Stopping Sight Distances have been
calculated.
Information Required
3. Provide additional detail validating the longitudinal grades at each approach to the
proposed driveway crossovers.
Item – Scenic Amenity and Visibility of Future Dwellings
The proposed subdivision nominates future house site areas on elevated parts of the land.
Council is still concerned that future dwelling houses and earthworks on the proposed lots
may be visually prominent when viewed from areas such as Black Mountain Range Road the
Bruce Highway corridor and surrounding rural residential land.
In particular, future building applications will not require further consideration against PO11
and AO11 of the Rural Residential Zone Code, which seek to ensure the landscape character
and visual amenity quality of hillslopes and ridgelines are retained.
Information Required
4. Provide or suggest mitigation methods as to how the visibility of future dwelling houses,
earthworks and ancillary structures on each proposed sits within the landscape and
does not dominate hillslopes or ridgelines and protects the scenic amenity and rural
residential character of the locality as required under PO11 and AO11 of the Rural
Residential Zone Code.
3. DUE DATE FOR RESPONSE TO INFORMATION REQUEST
The due date for providing the requested information is 30 October 2026.
Email your response to [email protected]. Please advise Council of your response to
this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided
not to respond to the information request and Council will continue with the assessment of
your application.
Page 2 of 3
Section 8
4. OTHER DETAILS
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact
me on the number above.
Yours faithfully,
Andrew Gaffney
Senior Development Planner | Development Assessment
Development & Regulation
Page 3 of 3
Section 9
APPENDIX B Development Plans Traffic Engineering Letter 220 Black Mountain Range Road, Black Mountain - 6 -
Section 10
BM: Nail in Bitumen
RL: 174.24
BM: Peg
RL: 169.30
PT
LEGEND
A
SCALE: SURVEYED: CLIENT: NORTH POINT TITLE:
THREEDOM NOMINEES PTY LTD PROPOSED LAYOUT PLAN
DATUM: AHD
A 15.05.26 ISSUED FOR APPROVAL QT GWA
PROJECT NO:
414-003
LOCAL AUTHORITY APPROVAL NO:
DATE
CHECKED
DRAWN
15.05.26
GWA
QT
APPROVED:
GLENN AINSWORTH
CPESC No: 7678
Engineering PTY LTD
PROJECT:
220 BLACK MOUNTAIN RANGE ROAD,
BLACK MOUNTAIN QLD 4563
RPEQ No: 19204
No. DATE REVISIONS BY CKD --- DESIGNED QT FOR AND ON BEHALF OF BAX ENGINEERING PTY. LTD.
DA ID LOW WAY PEREGIAN EACH
IN O A ENGINEERING CO AU
LD
PLAN No 414-003-300 REVISION A A1
Section 11
APPENDIX C Tree Survey Plan Traffic Engineering Letter 220 Black Mountain Range Road, Black Mountain - 7 -
Section 12
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Client: Project: Plan 2 of 5 NOTE:
THREEDOM NOMINEES PLAN OF DETAIL & Date: 20-04-26
This plan has been prepared for application
purposes only and may be subject to change.
PTY LTD. CONTOURS OF Dimensions and areas shown hereon are
MAX WATTERSON PROPOSED Scale: 1:250
approximate only and subject to final survey.
+ ASSOCIATES DRIVEWAYS & HOUSE Datum: AHD
Underground services not located except
where evident on surface.
SITE AREAS OF
CONSULTING SURVEYORS Origin: GNSS
& PLANNERS RECONFIGURATION OF
Cont.Int: 0.5m
12 Maple Street LOT 3 ON SP258991.
PO Box 639
Cooroy Qld 4563
LOCAL GOVT: NOOSA S.C.
Ph. (07) 54426121 Ref:
Fax. (07) 54425125 LOCALITY: BLACK MOUNTAIN 25-6775AF-Rev B
Email. [email protected]
[OCR of page images]
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DENOTES GRAVEL
DENOTES CONCRETE
DENOTES BUILDING
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Scale 1:500 - Lengths are in Metres
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STOP VALVE
POWER POLE
LIGHT POLE
BENCH MARK
50 55
Native *
High Canopy
Camphor Laurel
Client:
THREEDOM NOMINEES
PTY LTD.
MAX WATTERSON
+ ASSOCIATES
CONSULTING SURVEYORS
& PLANNERS
12 Maple Street
PO Box 639
Cooroy Qld 4563
LOCAL GOVT: NOOSA S.C.
Ph. (07) 54426121
Fax. (07) 54425125
Email. [email protected]
LOCALITY: BLACK MOUNTAIN
Project:
PLAN OF DETAIL &
CONTOURS OF
PROPOSED
DRIVEWAYS & HOUSE
SITE AREAS OF
RECONFIGURATION OF
LOT 3 ON SP258991.
Plan 2 of 5
Date: 20-04-26
Scale: 1:250
Datum: AHD
Origin: GNSS
Cont.Int: 0.5m
Ref:
25-6775AF-Rev B
NOTE:
This plan has been prepared for application
purposes only and may be subject to change.
Dimensions and areas shown hereon are
approximate only and subject to final survey.
Underground services not located except
where evident on surface.
Section 14
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The text continues on section 15.