MCU14/0106 & OPW15/0001 Compiled Information Request Response

                                                                                             Noosa Civic Expansion
                                                                                     Response to Information Request



For the purpose of responding to Council's information request, we have assumed that Council’s request for
consideration of “development consistent with planning scheme requirements for the subject site” is referring
to the maximum (not the likely) development potential of available land at the maximum plot ratios specified in
the Noosa Plan.
In response to Council’s information request, we have considered two further scenarios described below. We
note that these scenarios are not considered by the consultant team to represent realistic development
scenarios, given the economic studies undertaken in support of the development application. However, these
scenarios have been considered at the request of Council.
   > Scenario 3: Traffic generation based on the development of Precinct E1 as commercial office space at
     the maximum plot ratio
   > Scenario 4: Traffic generation based on the development of the undeveloped portions of Precinct E of
     the Shire Business Centre as commercial office space at the maximum plot ratio.
2.3.1.1        Scenario 3: Precinct E1 as Commercial Office Space
The following represents a theoretical maximum build out of Precinct E1, based on the maximum plot ratio
specified in Noosa Plan (i.e. not based on market demand):
          > 4ha x 0.61 plot ratio = 24,000sqm commercial.
On the basis of the above assumption, the commercial development of Precinct E1 could generate 816vph in
the weekday PM peak hour (24,000sqm x 3.4vph/100sqm) and 163vph in the Saturday peak hour (24,000sqm
x 0.68vph/100sqm).
This compares to the proposed development (Scenario 1 having 22,920sqm GFA retail) which is estimated to
generate 879vph in the weekday PM peak hour and 938vph in the Saturday peak hour. Note that the traffic
analysis for Scenario 1 is based on an increase in GFA of 22,920sqm, but the proposed application seeks an
increase in GFA of 22,870sqm (a minor conservative difference).
On the basis of the above analysis, the proposed development is anticipated to generate 8% more traffic than
a commercial development during the weekday PM peak hour. During the Saturday peak hour, the proposed
development would generate substantially more traffic (5.75 times more) than a commercial development.
Traffic analysis of Scenario 3 has not been undertaken, however, by comparison of the above traffic volumes
and consideration of the intersection analysis findings in the traffic report, the following conclusions are made:
          > Weekday PM peak hour – for Scenario 3 all intersections will have similar impacts and similar
            upgrading requirements to that of Scenario 1.
          > Saturday peak hour – for Scenario 3 all intersections will have much smaller impacts than for
            Scenario 1, but upgrading requirements will be similar to that for Scenario 1 due to weekday PM
            peak hour traffic needs.
2.3.1.2        Scenario 4 - All Undeveloped Sites in Precinct E of the Shire Business Centre being
               developed as Commercial Office Space
The following represents a theoretical maximum build out of the Precinct E sites based on the maximum plot
ratios specified in the Noosa Plan(ie. not based on market demand):
          >   Precinct E1 - 4.0ha x 0.6:1 plot ratio = 24,000sqm commercial
          >   Precinct E2 – 1.5ha x 0.6:1 plot ratio = 9,000sqm commercial
          >   Precinct E3 – 1.9ha x 0.6:1 plot ratio = 11,400sqm commercial
          >   Precinct E4 – 2.9ha x 0.6:1 plot ratio = 17,400sqm commercial
          >   Precinct E6 – 3.1ha x 0.6:1 plot ratio = 18,600sqm commercial
          >   Precinct E7 – 3.7ha x 0.6:1 plot ratio = 22,200sqm commercial
          >   TOTAL = 102,600sqm commercial.
On the basis of the above assumption, commercial development of the undeveloped Precinct E sites could
generate 3,488vph in the weekday PM peak hour (102,600sqm x 3.4vph/100sqm) and 698vph in the Saturday
peak hour (102,600sqm x 0.68vph/100sqm).




J13041                                               Cardno                                            28 April 2015
Prepared for QIC Noosa Civic Pty Ltd                                                                        Page 3