Original source · versioned page text
Traffic Report 132009.1102.01
.\\Od...\
oO~
\~
Council Reference: 12506 TC & 132009.1102.1
Our Reference: 01376 L05 NG
26 March 2013
martoo
consulting _
pty Itd
SCC CORRESPONDENCE
Chief Executive Officer town planners +
Sunshine Coast Regional Council
Locked Bag 72
1111111111111111111111111 urban designers
B0646751 +
SUNSHINE COAST MAIL CENTRE 4560
surveyors
@
qSc, .
Attention: Planning North -
Marcus Brennan
I Box: .~\?~.~: ...QO~~.I
~
Dear Sir/Madam
RE: PERMISSABLE CHANGE TO A DEVELOPMENT APPROVAL
APPLICATION TO CHANGE DEVELOPMENT APPROVAL -
12506 AND 132009.1102.1 FOR
EXTENSION TO AN ENTERTAINMENT & DINING BUSINESS TYPE 1 (FOOD & BEVERAGE)
FOR LOTS 6 & 7 AND EXTENSION TO RETAIL BUSINESS TYPE 2 (SHOP& SALON) FOR LOT
1 OVER LAND AT TENANCIES 1,6 & 7 AND COMMON PROPERTY AT HASTINGS STREET
NOOSA HEADS DESCRIBED AS LOTS 0,6 and 7 ON SP120366
An application to change the above development approvals is currently being assessed by Council
and Council staff have advised that carparking is likely to be a significant issue. In this regard the
applicant has commissioned MRCagney to prepare traffic advice in relation to the provision of
carparking provision on site. The report concludes that appropriate carparking is provided on the
site for the proposed uses.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended. Please contact our Sunshine Coast offi if you require any further information and/or
clarification with respect to the above application.
Yours sincerely
~Qe_;j~
Nadine Gorton
Senior Town Planner
Martoo Consulting pty. Ltd.
SUNSHINE COAST OFFICE GYMPIE OFFICE
13/6 BOTILEBRUSH AVENUE, NOOSA HEADS PO BOX 1684 NOOSA HEADS Q 4567 38 NASH STREET, GYMPIE PO BOX 391 GYMPlE Q 4570
TELEPHONE: (07) 54472550 FACSIMILE: (07) 54S5 3322 TELEPHONE: (07) 5482 7440 FACSIMILE: (07)5482 4952
[email protected] [email protected]
Page 1
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
The download may take up to a minute.
Full text of the other 7 pages
Page 2
.-
Level 1. 50 Park Road
PO Box 2185
Milton QLD 4064
Australia
+61 7 3320 3600 : tel
MRCagney +61 7 3320 3636 : fax
enqUlry@mrcagney com
ABN: 11 093336504
5102
20 March 2013
Martoo Consulting Pty Ltd
PO BOX 1684
Noosa Heads OLD 4567
Attention: Nadine Gorton
Dear Nadine,
Re: (6-32) Hastings Street, Noosa Heads
Traffic Advice in relation to the Appropriate Car Parking Provision
We refer to your request to provide professional traffic advice in relation to the appropriate car
parking provision for the proposed expansion of the outdoor plaza area located at 6-32 Hastings
Street Noosa Heads. This advice is understood to form part of the development application
that will be submitted to Sunshine Coast Regional Council in relation to the proposal.
1. The Subject Site
The subject site is located at 6-32 Hastings Street, Noosa Heads, it is known as Laguna on
Hastings (Laguna Arcade). The location of the site is illustrated in Figure 1-1. The site is a
mixed-use development it consist of shops, restaurants and the Sebel Hotel.
Currently, fifty-five (55) car parking spaces and one hundred and twelve (112) secured car
parking spaces are provided to the visitors of the shops / restaurants and tenants of the hotel
respectively. There are on-street car parking spaces (with a one hour parking time limit) and
motorcycle parking spaces on Hastings Street near the frontage of the subject site.
Figure 1-1: Locality Plan
5102-oo2(1)-Car Parking Assessment Page 1
Page 3
2. The Proposal
The proposed layout is shown on the Development Summary Plan (Drawing no.: D-C01376-01-
B), issued by Martoo Consulting Pty Ltd. and has been included within Attachment 1 of this
advice.
The proposed expansion relates to the outdoor plaza area located at the Hastings Street
frontage; the changes that would affect the car parking provision are summarised below:
From the architectural plan it is understood that:
~ 6/32 Hasting Street, Noosa Heads (Vacant shop previously Sandy’s Deli):
. Increase the outdoor dining area by an additional 76m2adjacent to the premises;
~ 7/32 Hasting Street. Noosa Heads (Aromas Restaurant):
. Increase the outdoor dining area around Aromas Restaurant by an additional
56m2; and
~ 1/32 Hasting Street. Noosa Heads (Noosa Heads Pharmacy):
. Increase the outdoor display area associated with the Chemist by an additional
19m2 in front and to the side of the existing premises.
No additional car parking spaces are proposed to be provided in conjunction with the proposal.
The discussion relating to the appropriate car parking provisions for the subject site is included in
the following sections of this advice.
3. Appropriate Car Parking Supply vs Minimum Car Parking Supply
It is considered that appropriate parking supply for land uses is one of the most important issues
facing towns and cities today. Parking provision is one of the single most important influences
on our transport and lifestyle choices. Research has demonstrated that current parking
management practices (which typically set minimum car parking provision rates) directly result in
inflated land costs, reduced urban density. high rates of vehicle ownership and use, and more
expensive goods and services (Shoup, 20051 Litman. 20062). Moreover, by encouraging high
rates of vehicle use. it indirectly results in further negative externalities, such as congestion, air
pollution. storm-water contamination and noise.
Parking policy should aim to provide the appropriate amount of parking, in the right location, and
at the right price (where the right price may be zero depending on demand and local
circumstances) The proper approach to parking emerges from understanding of:
~ The economic, social. and environmental impacts of current practices;
~ The need for parking management;
~ The frequency of the parking demand of a development reaching or being over its parking
capacity; and
1 ’The High Cost of Free Parking. Planners Press (www.planning.orgl". Donald Shoup (2005).
2 ’Parking Management: Strategies. Evaluation and Planning. Victoria Transport Policy Institute (www.vtpi.org) -
www.vtpi.org/park man.pdf’. Todd Litman (2006).
5’02.002(1).Car Park ng Assessment Page 2
Page 4
.-
~ The importance of communicating the benefits of a well-managed parking supply to different
stakeholders.
To ensure an appropriate and well-managed parking supply, it is important to understand the
role of parking in the wider transport system. All transport systems consist of the following three
basic components:
~ Vehicles -
ego cars, trains and buses;
~ Rights-of-way -
ego roads, rail lines and bus lanes; and
~ Terminal capacity -
ego parking stations, yards, and bus depots.
Almost all cities and towns in Australia have an oversupply of under-priced parking (most of
them are free). This situation has largely resulted as an unintended consequence of minimum
parking requirements. This has contributed to a public perception that parking is and should
always be free. Indeed, many people feel aggrieved in situations where they pay for parking, and
efforts to reform parking can be met. with strong public resistance. In reality, parking is never
free. By paying nothing for parking we end up paying more for everything else.
While minimum parking requirements vary from place to place, the underlying methodology is
consistent. Minimum parking requirements are based on estimated average near-peak demand
for parking dependant on the size and type of the proposed development. The developer is then
required to provide this amount of parking on-site. Supply determined on this basis is based on
the demand for "free" parking and without any measures in place to discourage excessive use of
private motor vehicles; this generally results in an excessive amount of parking being required.
Minimum parking requirements are based on the following assumptions:
~ Parking demands are both predictable and fixed -
that is, they are easy to calculate and do
not change significantly over time or space;
~ Parking is low-cost and difficult to charge for that is, parking requirements impose minimal
-
costs on developers and should be free to users most if not all of the time; and
~ Parking demands are associated with individual sites -
that is, demand for parking is
associated with individual sites rather than being a function of the wider urban area.
The oversupply of car parking spaces in town centres and growth corridors, resulting from the
historical application of minimum requirements, has suppressed the market value of car parking
spaces such that the perceived value of a car parking space is next to nothing. The current
regulatory framework in the Council’s Planning Scheme is likely to continue exacerbating the
oversupply of parking; it includes conservative minimum standards and makes it less onerous for
developers to comply with these standards than to implement cost effective measures to reduce
parking demand.
Of course it is well understood that charging for parking in some circumstances is not
considered appropriate, but in those cases it is equally inappropriate to oversupply parking
spaces, which would in turn encourage excessive use of private motor vehicles. It is considered
to be a better engineering solution to not oversupply parking spaces by allowing some flexibility
on how and when to apply the minimum parking rate for a particular development suggested by
a planning policy.
On the Sunshine Coast this parking oversupply has led to behavioural changes that have
negative impacts on the natural social and economic environment. Minimum parking rates
supplied by developers induce people to drive to centres rather than choosing other modes as
well as drive within centres instead of walking within centres. This reduced average time spent
5102-oo2(1)-Car Parking Assessment Page 3
Page 5
’I
A’
in centres and reduces average spend at centres. This is why we find urban centres with higher
parking rates having lower retail turnovers. It must be taken into consideration that additional
parking at this site will risk more arrival by car than other modes, more driving within the centre
than walking and reduced economic sustainability for the Hastings Street precinct. Councils
Sustainable Transport Strategy highlights the issue of parking over supply (Section 5.3) and
discussed the inappropriateness of minimum parking rates.
4. Appropriate Car Parking Supply of the Subject Site
Council’s "Driveway and Carparking Code" requires the minimum parking rates of 1 space per
10m2 for an outdoor dinning area excluding kitchen and food storage area and 1 space per 20m2
for a shop. Adopting Council’s minimum parking rates, an additional 14 spaces would be
required to be provided for the proposed expansion {14 spaces =
(76+56)m2 / 10m2 + 19m2 /
20m2). This minimum parking requirement is considered to be a relatively high rate designed to
cater for a theoretical peak demand at this mixed-use development (and does not actually take
into account the fact that it is a mixed use site) located in the heart of Noosa. It is obvious that
the peak parking demand at this location in particular is not predictable or fixed and it can
change significantly over time as it is a tourist attraction and there many inter-related land uses.
It is understood that most of the staff do not park onsite and use public transport and bicycles.
It is also understood that visitors to the site are predominantly from Hastings Street
accommodation and Sebel Hotel tenants during the morning and noon peak periods, therefore,
most of these visitors walk to the site and would not generate any parking demand. From
observation, it is noted that there are car parking spaces not utilised during the morning and
noon peak periods.
Currently, the car parking demand associated with the site peaks on Friday and Saturday
evenings, it is believed that it would continue to be the case after the proposed expansion. As
evidenced from site observations, it is understood that apart from a couple of absolute peak )
1
holiday weekends, the car park within the site turns over well and spaces are generally available.
It typically does not take long for a visitor to the site to find a car parking space even on Friday
and Saturday evenings.
Simple adoption of the minimum car parking requirements, which are based on estimated near-
peak stand-alone demand for parking dependant simply on the size and type of the proposed
development. is likely to lead to the oversupply of car parking spaces for the proposed
expansion. This would result in the negative side effects outlined in section 3 of this report.
It is considered to be a better engineering solution to not oversupply car parking spaces, but to
ensure that an appropriate parking supply is available. Although Council’s code requires an
additional 14 car parking spaces to be provided for the proposed expansion, it is believed that
the existing car parking supply would continue to serve the parking demand satisfactorily after
the proposed expansion given:
~ The proposed dining area and display area would not generate any additional staff parking
demand;
~ Visitors to the site are predominantly from Hastings Street accommodation and Sebel
Hotel tenants, who would not generate parking demand;
~ Most visitors to the site visit multiple tenancies along Hastings Street;
5102.002(1)-Car Parking Assessment Page 4
Page 6
..
I.
~ Due to the large centralised car parking provisions in Hastings Street. and element of
extremely valuable "park once and walk" behaviours have been introduced. creating a
viable main street economy, Increasing parking on individual sites will detract from this;
~ Based on site observations. it is understood that the existing car parking supply is typically
more than adequate for existing demands so it will be able to cater for the car parking
demands even with the proposed expansion;
~ It isanticipated that the car parking demand would peak during holiday weekends.
however. as the access to the car park (shared access with the Sebel Hotel) is on Noosa
Parade (not on Hastings Street). tourists who are new to the area would most likely seek
the car parking spaces along Hastings Street only, Therefore. even if more car parking
spaces were to be provided on site to cater for the possible increase in the absolute peak
car parking demand during the holiday peak seasons. the car park may not be fully utili sed
as tourists would be typically unaware of the car park access on Noosa Parade;
~ Research has demonstrated that current parking management practices (which typically
set minimum car parking provision rates) directly result in inflated land costs. reduced
urban density. high rates of vehicle ownership and use. and more expensive goods and
services (Shoup. 20051; Litman. 20062);
~ Appropriate car parking supply (not an over-supply of car parking spaces) is
recommended for this site. so that some spaces will be empty most of the time and more
effective use of resources is permitted; it allows less expensive goods and services to be
provided and thus increases the overall attractiveness of Noosa;
~ Appropriate car parking supply also encourages lesser use of private motor vehicles and
use of alternative modes of transport. such as cycling and walking, It indirectly results in
reduction of negative externalities. such as congestion. air pollution and noise, This is
more in keeping with modern transportation "best practice",
~ The site is easily accessed by alternative transport, Bus (626. 627. 629. 630 and 631) is
particularly convenient for staff; however additional parking will encourage people to
replace bus trips with car trips, There is also scooter parking provided in Hastings Street.
As previously discussed. it is considered to be a better engineering solution to provide an
appropriate number of car parking spaces for the proposed expansion. it is anticipated that
there would be sufficient car parking spaces most of the time, Such arrangements also
encourage higher vehicle occupancy and use of alternative modes of transport. which is more
sustainable,
If you have any queries in relation to the information outlined herein. please do not hesitate to
contact me directly,
Yours sincerely.
_$-~
Steven Burgess
Principal Engineer
MRCagney
5102-002(1)-Car Parking Assessment Page 5
Page 7
Encl.
Attachment 1
Attachment 1
Architectural Plan
51 02-002(1)-Car Park n9 Assessment Page 6
Page 8
;-
HASTINGS STREET
~ KERB 4t CHANNEL
PROPOSED EXCLUSIVE
USE AREA (19m’)
o o
8
COMMON PROPERTY SP/20366
CTS "LAGUNA ON 9
HASnNGS ARCADE"
SP/20366
(SP120J66)
2
7
SP/20366
SP/20366 3 SP/20366
SP120366
o
4
SP/20366
IMPORTANT NOTE:
This plan was prepared for Never Holdings Ply LId as a proposal plan to accompany a Scale 1 :200 -
Metres.
development application to Sunshine Coast Regional Council and should not be used for any
other purpose. The dimensions. areas and total number of lots shown hereon are subject to 10 20
the issue of all relevant development permits by Sunshine Coas Regional Council; a field
survey by a Consulting Cadastral Surveyor and also any additional requirements of Sunshine .
.
Coast Regional Council and any other authority which may have requirements under any
relevant legislation. In particular, no reliance should be placed on the the information on this Sunshine Coast:
R.P.D . DEVELOPMENT
:w: PROJECT ..-:-
1316 Bottlebrush Avenue SUMMARY
plan for any financial dealings involving the land. This note Is an Integral part of this pian. P.O.Box 1684
Lot 1, 6 & 7 on SP120366
Noosa Heads OLD 4567
Boundaries of Building Format Lots 1-3, 6-9 are the centrellne of walls (not defined by Ph: 07 54555425
Proposed Additional Exclusive Use Scale: Dale:
dimensions) and have been plotted by scaling from SP120366 only. martoo Fax: 07 54555725 6-32 Hastings Street,
NOOSAHEADS
Areas 1:200 (A3) 29/011201
Boundaries of existing exclusive use areas have been plotted from sketch plan ’B’contained in consulting _ Gymple:
38 Nash Street AppIcant OrawnBy:
the Community Managemant Statement for the ’Laguna on Hastings Arcade’ Community TItling pty Itd P.O. Box 391 LocaIAulhoflly: Never Holdings Ply LId LM -
MARTOO CONSULnNG
Scheme. As the dimensions on the sketch are related to building elements which have been town planners + Gym". OLD 4570 SUNSHINE COAST
Ph: 07 54827440
ahered this the sketch was prepared. the outline of the exclusive use areas Is approximate only urban designers REGIONAL COUNCIL Detal: Reference No.: Sheet No.:
Fax: 07 54824952
+
surveyors Proposal Plan D-C01376~1-B 20f2