08/1128 - Response to Information Request [As Published] · 132008.1128

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As such, the Central Facilities and Apartment buildings along the western
portion of the site exceed the building height of 8 metres as they are elevated
above natural ground level to enable pedestrian and wheelchair mobility
across the site from east to west. The buildings remain 2 storeys of useable
floor area but may appear as three storeys from the western-most elevation
point. This is clearly evident on the drawing by smithttracey architects Site
Cross Section A plan no. DA ADD44 which shows this occurrence on both
buildings.

To minimise the impact of this, landscaping of the lower level areas is
proposed and at no point does the building height appear out of keeping with
surrounding development and vegetation. It is not expected that the height of
the buildings in these areas will cause any significant impacts on the visual
amenity or privacy of others as a result. The overriding need to provide at
grade mobility is essential in a development such as this and the benefits of
this attribute far outweighs any minor negative impacts of having buildings
partially over 8 metres high.

6. Refer to roof plans in the attached addendum of plans prepared by
smith+tracey architects. The roof pitch exceeds 5 degrees throughout the
development with exception of the suspended concrete roof deck to RAC
supporting plant and LMR. Roof overhangs apply to greater than 75% of all
buildings.

Bullding Setbacks

7. The ILU villas are set back at least 6 metres from the northern (front)
property boundary facing Grasstree Court. The ILU apartment 4 building is
set back a minimum of 3.65 metres from the adjacent northern (side)
boundary. These both comply with Schedule 1 minimum boundary setbacks
for development in a Community Services Zone. Apartment building 4 Is also
set back a minimum of 0.65 metres from the proposed 3 metre wide access
easement.

8. Refer to Master Plan Building Setback Plan no. DA_ADD42 prepared
by smith+tracey architects

Site Cover

9. Please refer to the s+t Site Cover Calculations Plan no. DA ADD46
showing a site cover of 40% for lot 6 (RAC) and 32% for lot 9 (Retirement
Village).

Landscaping

10. Please refer to the st+t Landscaping Calculations Plan no. DA ADD

45 showing the relevant soft and hard landscaping areas and respective
percentages.

 

 

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11. The ILU villas are setback an average of 11 metres from the eastern
property boundary, which fronts onto Ben Lexcen Drive. An acoustic and
screening fence will be located within the 3 metre wide landscaping buffer
along the eastern property boundary to provide security and privacy to the
residents as well as visual amenity for both internal and external residents
alike. Landscaping of the buffer is proposed to both screen the fence and
improve the local streetscape.

It is a waste of flat developable land to setback the villas any further back
from the existing road pavement of Ben Lexcen Drive as it is already a
significant distance from the property boundary given the broad road reserve.

The villas in this location will have convenient access to the nearby shops
and public transport, whilst enjoying a high level of amenity and privacy. As
this area will be a visual approach to the retirement village, the landscaping
of the development along this road way is particularly important to maintain
and ensure the use remains appealing and safe. It is expected that a more
detailed landscaping plan (including proposed fencing) will be provided to
Council during the operational works stage of development.

12. The conveniently located short term visitor and staff car parking
spaces immediately adjacent to the Grasstree Court road reserve in front of
the RAC are a minimum 1 metres from the property boundary. These spaces
will be substantially and appropriately landscaped to buffer the visual impact
of them from the nearby pedestrian path and roadway. The importance of
doing so, so as to ensure the appearance of the facility is of a high standard
is fully appreciated and we are confident this can be achieved in the narrow
area. It is expected that a more detailed landscaping plan will be provided to
Council during the operational works stage of development.

Car Parking / Access

13. Car parking has been allocated as shown on Parking Calculations
Plan no. DA_ADD 47 and as scheduled on DA_05/P1 by smith+tracey
architects.

13.1. the attached letter from Blue Care sets out the expected number of
employees relevant to proposed use.

13.2 Refer to the attached report prepared by Arup for a reduced
requirement.

13.3 Respite care and RAC share a common emergency vehicle space.
ILUs have a single emergency space at the Central facilities, and parking is
available at the entrance to individual ILUs (at a maximum gradient of 1:20
throughout).

13.4 Visitor parking has now been identified on Parking Calculations plan
DA_ADD 47 by smith+tracey architects.

13.5 Parking has been deleted from the road reserve as requested and as
shown on revised master plans.

Git

 

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13.6 Car spaces have been numbered on all basement plans and a coloured
Parking Calculations plan is provided which clearly defines the proposed
uses.

14. The car parking allocations for staff at the RAC building has been
revised as shown on plan DA_11/P1 by smith+ttracey architects.

Biodiversity

15 — 18 Refer to attached letter and attachments by Place dated 25"
November 2008 responding to these items.

 

 

 

 

 

 

19. The estimated nutrient loads are as follows:
Post- Load based
Pre- Post- .
developed, reduction
developed developed mitigated (%)
Flow
(ML/year) 24.9 46.6 32.5 30.3
TSS (kg/yr) | 5860 4520 893 80.2
TP (kg/yr) 619 12 4.23 64.8
TN (kg/yr) 46.2 95.8 40.2 58.0
GP (kg/yr) 94.1 1030 4.34 99.6

 

 

 

 

 

 

 

The load based target reductions for TSS (80%), TP (60%) and TN (45%),
are achieved. The increase in mean annual runoff volume is not considered
to be detrimental to the local environs.

20. The impact of the proposed development, including earthworks, to
onsite and offsite hydrology is essentially addressed in current report.

Bushfire

21. Please refer to attached fetter and map of development from
LandGraphics showing fire break and fire trail locations.

22. Please refer to attached letter from LandGraphics in response to this
point regarding Queensland Fire and Rescue Service requirements.

Cultural Heritage

23. A search of the subject site for artefacts of cultural and heritage
significance was conducted in April 2008 and a shell midden has been
identified on existing lot 1 approximately 1km west of the subject site (refer to
attached email and aerial photo dated 23 April 2008).

Land Development

Rainwater Tanks

24. Rainwater tanks were sized in accordance with the Noosa Planning
Scheme Policy 22 — Water Tanks.

Gut

 

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25. The term “Residential Unit Dwellings” refers to independent living
units, apartments and serviced apartments.

The Queensland Development Code requires at least 3000L for a Class 1
building other than a detached Class 1 building. Based on 129 dwelling units
including the independent living units, apartments and serviced apartments,
387 kL storage would be required.

The Residential Aged Care facility has a roof area of 3768 m?*, Based on the
QDC storage requirement of 15 Lim? roof area, this equates to 55kL.

A total storage capacity of 387 + 55 = 442m? is required to comply with the
Qoc.

The re-use demand for the proposed development was determined as
follows:

e¢ Maximum Hour (MH) potable water demand (Noosa Planning Scheme
Policy 6) = 3.3 L/sec/ha.

« Assume 80% site area developed = 4.676 x 0.8 = 3.74 ha.
« MH potable demand = 12.34 L/s.

e Assume MH peaking factor = 4.5 x Average Day demand (in accordance
with the Natural Resources and Water Planning Guidelines for Water
Supply and Sewerage), thus AD = 2.74 L/s.

« Based on 20% toilet consumption, 15% laundry consumption, and a 5
kLUday allowance for external use, the adopted re-use demand was 88
kLiday.

« Based on rainfall data for the 10 year period, from 1989 to 1998, the
adopted re-use demand would provide a 37% potable demand reduction
with 95.6% reliability.

26. Please refer to above response demonstrating compliance with QDC.
Earthworks

27. Detailed design of batters and banks will be undertaken as part of the
Operational Works application. Primary retaining has been identified on the
master plans and Site Cross Section no. DA_LADD 44 by smithttracey
architects. This plan shows typical cut and fill requirements to achieve the
requisite 1:20 gradients.

Stormwater Modelling

28. Nambour rainfall and precipitation data was used only for water

quality modelling. Stormwater quantity modelling undertaken based on site-
specific Noosa IFD data.

Gu

 

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29. Sealing bio-retention basin is not considered necessary. Stormwater
is treated through infiltration in the bio-retention basin to meet water quality
objectives. Thus deep seepage may occur with minimal environmental
disruption and act to minimise the ecological impact of the proposed
development.

30. Indicative construction checklists and maintenance schedules were
extracted from the Healthy Waterways Guidelines. Please refer to attached
copy of these Guidelines. Also attached are the Bioretention Construction
and Bioretention Maintenance Guidelines also extracted from the Healthy
Waterways Guidelines dated 1% June 2006.

31, The natural surface contours were used to determine the pre-
developed peak stormwater discharges. The estimated time of concentration
was 18 minutes for Lot 6 and 22 minutes for Lot 1. The time of concentration
is reduced to 8 minutes, post-development. The resulting increases in rainfall
intensities were used for design purposes.

Rainwater tanks were assumed to be full at the onset of critical storms, for
worst-case scenario assessment.

32. Stormwater modelling was reviewed. The areas used for calculation
were as reported in Section 2.6.2. The areas reported on Dwg 2383-01 SK01
are slightly larger due to variation in alignment of catchment boundary,
including areas which are not impacted by the development.

33. The freeboard requirements were determined in accordance with the
Queensland Urban Drainage Manual (QUDM) Table 5.06.1.

34. The anticipated pH range for treated stormwater is 4 — 6.5. It is
proposed that water quality monitoring be undertaken as part of regular
maintenance schedule, ongoing maintenance be undertaken as required to
ensure the desired treatment functionality is maintained.

35. MUSIC modelling has been undertaken in accordance with the Gold
Coast City Council MUSIC modelling guidelines. This provides the best
available assessment of water quality objectives. Further review of analyses
and RPEQ certification will be undertaken as part of the Operational Works
application.

36. Stormwater discharge is proposed to be treated through the use of
rainwater tanks, multiple gross pollutant traps and the bio-retention basins.

37. Road network forms major overland drainage channels. Suitable
overland channels are proposed where major flow paths not confined to
roadway. Overland flow paths were included in the XPSWMM model, and set
to convey major flow when the minor piped drainage system became
overloaded.

38. At initiation of overflow to National Park, depth of flow in channel is
4.0m. Cross sectional area is 3.0m?.

Gil

 

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From Table 2.10 of the Engineering Report:

Peak 100 year ARI discharge from southern basin is 0.28 m/s, which
gives velocity = 0.09 m/s.

Peak 100 year ARI discharge from northern basin is 0.05 m/s, which
gives velocity = 0.017 mis.

The model was reviewed. The model indicated that the peak velocity in the
southern basin would be 0.135 m/s and the peak velocity from the northern
basin would be 0.025 m/s.

Scour due to flow velocities is considered to be negligible.

39. It is proposed that grease and oil filtration devices will be installed on
GPTs.

40. All basement car parks, including the RAC basement will drain by
gravity means to the bioretention basins. Refer to attachment for further
details.

41. RAC basement plans now include gated drains to facilitate gravity
feed of stormwater as per item 40 above.

Ecological Impacts

42. It is suggested that single high ARI events (Q1 and above) have
minimal long term ecological impact. The bio-retention basin acts to
attenuate the peak discharges for high ARI events such that flow volume in
equals flow volume out, less minor infiltration or evaporation losses. Refer to
attached letter from Place dated 25"" November 2008.

43. This item has been addressed fully in the attached letter by Place
dated 25'" November 2008.

44. The proposed spreader channels will act to redistribute collected
stormwater in a manner which, as much as possible, emulates the natural
runoff conditions for the site.

45. The proposed pergola (open nature) would not impact on MUSIC
modelling or bio-retention treatment functionality providing adequate light is
allowed for plant requirements. Shade tolerant species may be used as
outlined in the Healthy Waterways Guidelines.

46. The location of the bio-retention basin has been constrained by the
development layout. Construction and vegetation management plans to be
conditioned as part of the Operational Works application.

External Traffic Generation

47 - 52 Please refer to the attached report prepared by Arup addressing
these points.

Gui

 

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Internal Traffic Generation and Vehicular Access

53. All internal roads have been increased in width to a minimum of 5.5
metres as requested to allow for two way traffic flow. Refer to st+t drawing
DA_ADD42 and DA_ADD47 and Arups report.

54. Refer to attached report from Arup.

55, All pathways have been increased to a minimum of 1.5 metres as
requested with majority increased to 2 metres wide. Refer to the Building
Setbacks and Easement plan no DA_ADD42 by smith+tracey architects.

56. The service bay has been increased to the RAC with revised
maneuvering capabilities as shown on the RAC ground floor plan no ADD_
DA11/P1. The service bay to the central! facilities will require service vehicles
to back up to the loading bay for ease of loading/unloading. Therefore the
exiting from the Central facilities loading bay will be in a forward motion.

57. The bin storage is now indicated on Parking Calculations plan no.
DA_ADD47 by smith+tracey architects. Refer also to the attached report by
Arup.

58, Road widths have been increased to 5.5 meters. Refer to s+t drawing no
DA_ADD42 and Arup’s report.

Car Parking
59-63 Refer to the attached report prepared by Arup.

64. The disabled spaces are clearly identified on drawing no. DA_ADD 47 by
smith+tracey architects.

External Infrastructure Agreements

65. It was agreed in principle at the prelodgement meeting on 14” February
2008 by Council’s engineer and Tracy Jones that it was inappropriate that the
road remain, and that it was to be taken out of the site.

66. Not applicable — this will be addressed at Operational Works stage.

67. All pathways have been revised as required with the proposed maximum
gradients of 1:20 throughout.

68. Subject to discussions with Council's Water and Sewerage Capital
Works Manager, all easements have been clearly identified on the Building
Setbacks and Easement plan DA_ADD42 by smith+tracey architects.
Sewerage

69. Location of easements is shown.

Gin?

 

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Water Supply

70. Water Supply modelling analyses were undertaken based on the
boundary conditions, provided by Worley Parsons on 7" May 2008, which
were determined using the SCRC Water Supply Network Model! (refer to
attached email from Worley Parsons).

It is considered all of the information requested has been provided. However
if the Assessment Manager considers only part of the information requested
has been provided, then in accordance with Section 3.3.8 of the Act, we
hereby request the Assessment Manager to contact us immediately for
further clarification and also proceed with the assessment of the application.

Yours faithfully
J B Goodwin Midson & Partners

D, Mek,

frorew Westbrook (B.Ec. G.D.U.R.P.)
Senior Town Planner (MPIA CPP)

Attached:

Addendum of plans prepared by smith+tracey architects (November 2008)
Extract from Healthy Waterwise Guidelines (1*t June 2006)

Letter and attached plans from LandGraphics (29" September 2008)

Email from Worley Parsons to Cardo (7 May 2008)

Letter by Blue Care outlining the anticipated number of employees for the
proposed use.

Report by Arup in relation to internal and external traffic.

 

Page 10

ADDITIONAL INFORMATION FOR ITEM 40 - STORMWATER

The basement level of the proposed Residential Aged Care facility is RL 27.6mAHD. The base level
of the bio-retention basin to which its basement drains (Lot 6) is RL 27.0mAHD. Therefore, the
basement would drain under gravity. The pipe grade would be 0.8%, which is above the 0.5%
minimum as specified in the QUDM Table 7.12.1. The 2 year ARI tail water level in the Lot 6 basin
would be RL 27.8mAHD (Depth=0.8m) which would result in 200mm flood depths for the 2 year
ARI event. Therefore, a non-return device is recommended to stop return flow into the basement. This
will be detailed at Operational Works.

The basement level of the proposed apartment buildings ranges from is RL 23.6 to 24.8 mAHD. The
base level of the bio-retention basin to which the apartment buildings drain (Lot |) is RL 19.5mAHD.
The grade would range from 5-13% which is acceptable under QUDM Table 7.12.1. The 100 year
ARI tail water level in the Lot 1 basin would be RL 23.16mAHD (Depth=3.66m), which provides a
minimum 0.44m freeboard to level of each apartment basement.

Information provided by Cardo
27" November 2008
$:1301 1:081128inReqCardno

 

Page 11

“o

9

S%

t

Anthony Morris

From: Page, Kevin (Bisbane) [[email protected]]
Sent: Wednesday, 7 May 2008 9:11 AM

To: Anthony Morris

Subject: RE: Water Supply Retic Analysis Boundary Conditions
Follow Up Flag: Foltow up

Flag Status: Completed

Anthony

The boundary conditions at the junction of Ben Lexcen Drive and Grasstree Court are as follows.

Node 3747 Peak Hour 19,00

Existing With adopted demand of 550EP
HGL 74.77m 73.66m
Pressure 42.73m 41.62m
Elevation 32.04m 32.04

Should you require any further information please do not hesitate to contact me.

Regards

Kevin Page

Team Leader Demand Management
Worley Parsons

Tel: (07) 3319 3726

Email: kevin.page @ Worle yParsons.com

 

From: Anthony Morris [mailto:[email protected]]
Sent: Tuesday, 6 May 2008 9:28 AM

To: Page, Kevin (Bisbane)

Subject: Water Supply Retic Analysis Boundary Conditions

Cardno (Qld) Pty Ltd | ABN 57 051 074 992
Level 1, 9 Maud St Maroochydore Qld 4558
Ca rianio PO Box 152, Maroochydore QLD 4558
Tel: 07 54432555 | Fax: 07 $443 5642

eae

 

   

Kevin

As discussed, we are undertaking a Water Supply Reticulation Analysis for Blue Care, a not for profit organisation who
are developing an aged care facility in association with the Sunshine Coast Regional Council (Noosa Council). The site
location is highlighted in the attached Locality Plan. The Equivalent Person demand of the site is approximately 5SOEP.
There is a DN200 trunk main running along Ben Lexcen Dr which I'm told has spare capacity. We are after a Peak
Hour HGL at the corner of Ben Lexcen Dr and Grasstree Ct to adopt as a boundary condition for the analysis. Can you
provide this?

Please call if you have any queries.

Regards,
Anthony.

Anthony Morris 1

Page 12

Water Supply and Sewerage Engineer
For Cardno (QId) Pty Ltd

 

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Page 13

 

eS Chapter,5— Bioretention Basins

 

 

 

 

 

 

 

 

Asset ILD.

Basin Location:

Hydrautics: Minor Flood (m/s) Major Flood ims):
Area: Catchment Area (ha): 'Bioretention Area (ha):

 

 

 

TREATMENT . . Y iN

 

Treatment performance verified from curves?

 

BIORETENTION MEDIA AND UNDER-DRAINAGE . Y IN

 

Design documents bioretention area and extended detention depth as defined by treatment performance requirements.

 

Overall flaw conveyance system sufficient for design fload event(s)?

 

Where required, bypass sufficient for conveyance of design flood event?

 

Where required scour protection provided at inflow point to bioretention?

 

Bioretention media specification includes details of filter media, drainage layer and transiton layer {if required)?

 

Design saturated hydraulic conductivity included in specification?

 

Transition layer provided where drainage tayer consists of gravel (rather than coarse sand)?

 

Perforated pipe capacity > infittration capacity of filter media?

 

Selected filter media hydraulic conductivity > 10 x hydraulic conductivity of surrounding soil?

 

Liner provided if selected filter media hydraulic conductivity < 10 x hydraulic conductivity of surrounding soil?

 

Maximum spacing of collection pipes <1.5m?

 

Collection pipes extended to surface to aliow inspection and flushing?

 

“Maximum upstream flood conveyance complies with QUOM?

 

“Overflow pit has set down of at least 50mm below kerb invert? (where conventional gullyAintel used downstream of
bioretention then no overflow pit required)

BASIN . ° “ly N

 

 

Bioretantion area and extended detention depth documented to satisfy treatment requirements?

 

‘Overtlow pit crest set at top of extended detention?

 

Maximum ponding depth will not impact on pubiic safety?

 

Maintenance access provided to surface of bioretention system (for larger systems)?

 

Protection from coarse sediments provided (where required) with a sediment forebay?

 

Protection from gross pollutants provided {where required)?

 

LANDSCAPE : . Y “IN

 

Plant species selected can tolerate extended dry periods, periodic inundation and design velocities?

 

Bioretention design and piant species selected integrate with surrounding landscape or built environment design?

 

 

 

*Pianting design conforms with acceptable sight line and safety requirements?

 

COMMENTS

 

 

 

 

*Streetscape application only

  

Ti
Pe sine

<1 WSUD Technical Design Guidelines for South East Queensland - Version 1 June 2006 5-28

Page 14

 

 

 

 

2 8
Inspected By:

Site:

i. Aw

Constructed By:

During Visit:

 

 

 

 

 

 

 

 

rh meng fo et
DURING CONSTRUCTION & ESTABLISHMENT == . ;

AL FUNCTIONAL INSTALLATION : Structural components

Preliminary Works tesa and configuration of inflow systems as

apse” and sediment contro! plan 16. Location and levels of overflow pits as designed

 

17, Under-drainage connected to overflow pits as

2. Temporary traffic/safety control measures designed

 

3. Location same as plans 18. Concrete and reinforcement as designed

19. Set down to correct level for flush kerbs
{streetscape applications only)

Earthworks and Filter Media 20. Kerb opening width as designed

 

4. Site protection from existing flows.

 

 

5. Bed of basin correct shape and slope
6. Batter slopes as plans B. SEDIMENT & EROSION CONTROL {IF REQUIRED)

 

 

21. Stabilisation immediately following earthworks
and planting of terrestrial landscape around basin

8. Confirm surrounding soil type with design 22. Silt fences and traffic control in place

9. Confirm filter media specification in
accordance with Step 4

9, Provision of liner {if required}

7. Dimensions of dioretention area as plans

 

 

23. Temporary protection tayers in place

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

10. Under-drainage installed as designed C. OPERATIONAL ESTABLISHMENT

. 7 . 24. Temporary protection layers and associated silt
11, Drainage layer media as designed removed
12. Transition layer media as designed lif .
tequired) Vege
14, Extended detention depth as designed 25. Planting as designed (species and densities)

26. Weed removal and watering as required

FINAL INSPECTION « a * ~ ty . . Sy
4. Confirm levels of inlets and outlets 6. Check for uneven settling of banks
2. Confirm structural element sizes 7. Under-drainage working
3. Check batter slopes 8. Inflow systems working
4. Vegetation as designed 9. Maintenance sccess provided
5. Bioretention filter media surface flat and
free of clogging
COMMENTS ON INSPECTION - - ee Lo : og :
ACTIONS REQUIRED ~ . . “ . vrs e

 

 

Inspection officer signature:

 

 

 

EES WSUD Technical Design Guidelines for South East Queensland - Version | June 2006 8-29

Page 15

 

 

 

  

Chapter, 5 —

 

BIOR
Inspection 1 to 6 monthly

Location: = -
Description: |;
LD.

Site Visit by: . «
INSPECTION ITEMS: . i
Sediment accumulation at inflow points?
Litter within basin?
Erosion at inlet or other key structures?

‘raffic damage present?
Evidence of dumping (e.g. buitding waste)?
Vegetation condition satisfactory (density, weeds etc)?
Watering of vegetation required?
Replanting required?
Mowing/slashing required?
Clogging of drainage points {sediment or debris}?

Evidence of ponding?

Oamage/vandalism to structures present?
Surface clogging visible?

Drainage system inspected?

Resetting of system required?
COMMENTS

.|Action Required (details)

Eas WSUD Technical Design Guidelines for South East Queensland ~ Version 1 June 2006

 

 

Page 16

wt Page 1 of 2

 

From: Ahern Lyn [[email protected]]

Sent: Wednesday, 23 April 2008 1:50 PM

To: [email protected]

Subject: Cultural Heritage Search - 6 RP901384, 5 RP8790947, 1 SP177650

| refer to your application in which you requested advice on Aboriginal cultural heritage places recorded on the
above location.

| wish to advise that the search has been performed on the inventory of recorded Aboriginal sites as per your
description. Attached is a list which highlights the identified Aboriginal cultural heritage sites, as recorded for the
search area. However, it is not possible to conclusively guarantee the accuracy of these recordings (in
particular, the longitude and latitude location description for each site) and extra diligence is required when
operating in these locations.

 

Site [D Latitude Longitude Attribute
IKC:E89 -26.41289 _153.090301/SHELL MIDDEN

 

 

 

 

 

 

 

All significant Aboriginal cultural heritage in Queensland is protected under the Aboriginal Cultural Heritage Act
2003, and penalty provisions apply for any unauthorized harm. Under the legislation a person carrying out an
activity must take all reasonable and practical measures to ensure the activity does not harm Aboriginal Cultural
Heritage. This applies whether or not such places are recorded in an official register and whether or not they
are located in, on or under private land.

Aboriginal cultural heritage, which may occur on the subject property, is protected under the terms of the
Aboriginal Cultural Heritage Act 2003 even if Natural Resources & Water has no records relating to it.

Please refer to our website www.nrw.qid.gov.au/cultural_heritage/index.html for a copy of the gazetted
Cultural Heritage duty of care guidelines, which set out reasonable and practical measures for meeting the duty
of care. In order to meet your duty of care, any land use activity within the vicinity of the recorded cultural
heritage, should not proceed without the agreement of the Aboriginal Party for the area or a Cultural

Heritage Management Plan undertaken pursuant to Part 7 of the Aboriginal Cultural Heritage Act 2003.

The Aboriginal party for the area is:

QC99/35 - Q6034/99
Gubbi Gubbi Peopie #2
Ms Eve Fesl

29 Fountain Rd
BURPENGARY QLD 4505
0419 023 610

Should you have any further queries, please do not hesitate to contact me on (07) 3238 3839.

Kind Regards

Lyn Ahern
A/Policy Officer | Cultural Heritage Coordination Unit
Department of Natural Resources and Water

Level 5 Landcentre | Cnr Main & Vulture Sts | Gabba Q 4102
P 323 83839 | F 323 83842 | www.nrw.gld.gov.au

 

19/11/2008

pay ed ee Te

Page 17

 

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Any form of review, disclosure, modification, distribution

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ates renee

19/11/2008

Page 2 of 2

 

Page 18

iy

a

-26.412898153.090301

. ro Le?

ROLL Pee tera ke kets) TEPC Me COMA eu)

iran

 

Page 19

2 BlueCare

Head Office
56 Sylvan Road
Toowong Q. 4064
PO Box 1539
24 November 2008 Milton Q. 4064
P: 07 3377 3377
F: 07 3377 3366
£: [email protected]

Drew Westbrook www. bluecare.org.au

JB Goodwin Midson & Partners
1/12 Technology Drive
Warana Qld 4575

Dear Drew

DA for ROL (1 into 2) and MCU (Retirement and Special Needs) at
Grasstree Court Sunrise Beach Q 4567 (Council ref: 2008/1128)

In response to Sunshine Coast Regional Council's letter of 11 August 2008 requesting further
information in regard to the above development application, please find attached a table indicating
intended staff numbers for each of the care related services on site.

Yours sincerel

   

Louise Thorp
Project Manager
Blue Care Property Development Unit

Ormmay

Queensiand

» Blue Nursing « Respite Services « Residential Aged Care Services » Community Aged Care Packages » Extended Aged Care in the Home » Allied Health Services « Disability
Services » Education Services * Carer Support Services » Pastoral Care & Support » Volunteer Services « Specialist Advisory Services » Palliative Care » Independent Living Units

Page 20

Estimated Number of Biue Care Employees

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

staff
Location Discipline Details no work hrs
Residential Aged
Care Facility (RAC) | RAC - admin/gen | Residential administration 2 | 9am-5pm
RSO 1 | 8am-4pm
WHSO (part time on site) 1 | 8am-4pm
DON 1 | 8am-4pm
Chaplain (part time on site) 1
Reception 1 | 9am-5pm
Maintenance 1 | 8am-4pm
RAC - care AIN 13 | 7am-3pm
AIN - shift 9 | 3pm-11pm
AIN - shift 4 | 11pm-7am
CNC 1 | 9am-5pm
EEN/RN 3 | 7am-3pm
EEN/RN - shift 3 | 3pm-11pm
EEN/RN - shift 1 | 11pm-7am
DT 1 | 8am-4pm
Activities officers 3 | 8am-4pm
Hospitality Meals 4 | 6am-2pm
Meals - shift 2 | 4pm-8pm
Hospitality Manager 1 | 8am-Spm
Kitchen manager 1 | Gam-2pm
Cleaning 4 | 7am-3pm
Laundry 2 | 6am-2pm
Allied Health Clinics 2 | 8am-4pm
AH staff (professionals &
assistants) 4 | 8am-4pm
Community Nurses (part time on
Community _ site) 5 | 7am-3pm
Respite Staff 5 | 8am-4pm
TOTALS 76

 

 

Page 2 of 2

 

Page 21

LandGraphics Landscape Architects

Principal: Robert J. Burrell B.Sc. G.D.LA. AA.LL.A. A.U.D.LA.
Studio Location: 104 Camp Flat Road, Bli Bli, Qld 4560
Correspondence: P.O. Box 18 Maroochydore 4558 Qld. Australia
Telephone (07) 5450 8088 Facsimile (07) 5450 8077

Email: anthony@!andgraphics.com.au

 

LAND GRAPHICS

29 September 2008

Attn: Tracy Jones

Sunshine Coast Regional Council
PO Box 141

TEWANTIN Q 4565

Dear Tracy

RE: APPLICATION NO:2008/1128. MATERIAL CHANGE OF USE FOR MULTIPLE
HOUSING TYPE 2 RETIREMENT & SPECIAL NEEDS, COMMERCIAL BUSINESS
TYPE 2 MEDICAL & WELLBEING 1 HEALTH — 2 GRASSTREE COURT, SUNRISE
BEACH

| refer to items 21 and 22 of Councils Information Request for the abovementioned
development dated 11 August. We have considered Council request and provide the
following information in regard to bushfire mitigation for the proposed development.
This response should be read in conjunction with the submitted plans and the Bushfire
Assessment Report Issue 8 prepared for the development by LandGraphics.

Item 21- Mapping of Bushfire Mitigation Measures

Please find attached a map of the development which illustrates the locations of the
various bushfire mitigation measures that can be illustrated spatially.

Item 22 — Standard of Fire Trails
Fire trails on the development should be constructed to the following standard:

A minimum carriageway width of 4m;
At least one passing bay along each section of trail with a minimum width of
6m;
e Is made of regularly mowed turf or material which is trafficable by 4wd vehicles
at all times;
Crossfall is not more than 10 degrees;
Maximum grade is 10 degrees;
All corners allow for turning of a medium rigid vehicle; and
The trails are unobstructed by landscaping including a minimum vertical
clearance of 4m to any over-hanging obstructions such as tree branches.

 

Page 22

These details should be demonstrated at the time of Operational Works (Engineering)
application and could be easily achieved in the development.

In relation to Queensland Fire and Rescue Service (QFRS) fire trail standards, The
QFRS does not have a standard of fire trail construction to the authors knowledge. This
is due in most part as the QFRS is not a land management organisation and does not
control bushfire prone lands. The standards of fire trail construction are the
responsibility of the various land owners. Standards between organisation can vary.

The existing fire trails in the National Park are the responsibility of the Queenstand
Parks and Wildlife Service. QPWS would manage the trails in accordance with their
own standards and objectives. As stated in the bushfire assessment report QPWS
should be encouraged to maintain the trails annually and especially prior to each fire
season. The trails have been used successfully in the past by the fire service (Noosa
Fire Station. (Pers. Comm.).

To assist in understanding how the trails may be used and by what equipment, a poster
sheet has been prepared which illustrates the key concepts of their use in bushfire
mitigation. The concept of the ‘fire controi line’ is critical. The trails within the
development provided they are constructed to the abovementioned specification will be
of a suitable standard to assist in an adequate QFRS response.

With Kind Regards,

ANTHONY POWER
BUSHFIRE SPECIALIST / ENVIRONMENTAL PLANNER
LandGraphics Landscape Architects

a

Page 23

a

Fire Breaks to National Park. Minimum 10m as per
section3.1 of the Bushfire Report. Please note that
some landscaping is allowed within these breaks as
per section 3.10 of the bushfire assessment report.

 

 

a f

LAND GRAPHICS

 

Grassed Fire Truck Access

4WD Fire Vehicle Fire Trail Connection to Existing
Ped Fire Trail Network in National Park.

Existing Fire Trail Network
(ean

Hydrants to be located on southern and western
side of this road in accordance with Australian
Standards. Hydrants on this side prevent hoses being
laid across road where they can be otherwise run
over by vehicles.

Building which is to be fitted with First Aid Fire
Fighting Hose fitted to external building wall to ex-
tinguish any spot fires as per section 3.8 of the Bush-
fire Assessment Report.

 

Clear Estate Signage

Buildings are to be constructed to AS3959 as outlined
in bushfire assessment report.

 

FIRE BREAK & FIRE TRAIL LOCATION
MAP—BLUECARE, GRASS TREE
COURT SUNRISE BEACH

Page 24

GRASS TRAILS CAN BE USED A ‘CONTROL LINES’ TO ALLOW
FIRE FIGHTERS WITH APPLICANCES TO CONTROL ‘BACKING
FIRES’ LIT TOWARDS MAIN WILDFIRE OR

UNDERTAKE PRESCRIBED BURNING OPERATIONS OR
‘DIRECT ATTACK TECHNIQUE ON SMALL WILDFIRES

   

 

static
. " <

 

AND GRAPHICS

  

POSSIBLE FIRE FIGHTING STRATEGIES

The fire mitigation measures outlined in the bushfire assessment
report enable fire fighters to undertake the following possible fire
fighting responses to a wildfire threatening the development.

Direct Attack

This strategy involves fire fighters working directly on the fire line
typically using wet fire fighting methods such as the application of
water or foam. Direct Attack can generally only be used on low
intensity fires (i.e. below 4,000kW/m). The fire break and access
on the southern and western boundaries enable fire fighters

to easily use this technique as the fire approaches

 

Indirect Attack

In an indirect attack back burning is used as a method of suppres-
sion to control the fire within a defined area or boundary bounded
by existing or prepared fire control lines. Indirect attack is a likely
bushfire strategy used in this development if the development
was threatened. Existing fire control lines in the National Park may
be used for this purpose as an alternative to the trails provided in
this development. The figure to the left indicates how this may
occur.

 

Observe and Patrol

The observe and patrol technique involves fire fighters stepping
back from the main fire front, observing fire behavior and patrol-
ling for spot fires. This technique is used when the fire front is too
intense for an offensive technique. This is sometimes referred to
as an ‘ember defense’ or ‘backstop defense’. When the fire front
Passes crews re-enter the affected area and extinguish small spot
fires with a preference for preventing involvement of savable
property. The first aid firefighting and a prepared staff would also
ist in this fire fighting technique. Construction of bi ngs to
Australian Standards greatly increases the resilience of buildings
making this technique much easier to u

  
  

 

 

EXISTING TRAILS

The Queensland Fire and Rescue Service does not have a fire trail construction standard. Fire Trails in National Park s are constructed and maintained by the Queensland
Parks and Wildlife Service (QPWS). In this regard existing trails in the National Park and their condition are the responsibility of QPWS.

Communication with Noosa Urban Fire Station in June indicated that the existing trails in the National Park have been used by Fire Service vehicles with success in previ-
ous years. The existing trails within Council land on the western side of houses on Ben Lexcen Drive are in very good condition and could also be accessed by 2WD vehi-
cles.

As outlined in the Bushfire Assessment Report QPWS should be encouraged to maintain the trails annually and especially before each fire season. This may
involve slashing or grading the trails to clear any heath and or weeds that have colonized the trails.

 

VEHICLES OF THE QFRS

The following ve
of these vehicles could access the ex
use.

 

les are common 4WD fire fighting appliances used on the Sunshine Coast. All
ing trails in the National Park and are designed for off road

 

The Medium Response and Light Response vehicles belong to Rural Fire Brigades while the Urban
Pumper Tanker typically belong to Professional Urban or Auxiliary Brigades. 2WD drive tankers
are unsuitable for unsealed roads and would be employed along internal roads only, hoses from
these vehicles would be run along the side boundaries of buildings to their southern and western
sides.

 
 

Hoses may be connected directly to hydrants. Hydrants are also used as a water source to refill
tankers.

Medium Response Vehicle

Make | Isuzu

Weight | 6000kg

6000mm

Length

Water

 

 

Make Nissan Patrol
Weight 3700kg
Length 5300mm
Height 220mm
Width 1930mm
“Water =| G00 ites

Capacily (Nominal)

Pump Davey Twin Impeller

Urban Pumper Tanker 4x4 Medium
(Type 2)

      

 

 

 

   

 

  

Make Isuzu FTS750 |
Weight 13,000ka |
Length 7800mm |
Height | 3300mm _
Width 2460mm |
Walter Capacity 2000 litres

~ Pump a ___|__Hatz/Rosenbauer -

100 lives —_

 

Page 25

Blue Care
Sunrise Beach

Response to Sunshine
Coast Regional Council
Information Request

ARUP

Page 26

Arup
Arup Pty Ltd ABN 18 000 966 165

 

Arup
Level 4 108 Wickham Street, Fortitude Valley QLD 4006, GPO Box 685 Brisbane QLD 4001

Tel +61 7 3023 6000 Fax +61 7 3023 6023
www.arup.com

Blue Care
Sunrise Beach

Response to Sunshine
Coast Regional Council
Information Request

October 2008

This report takes into account the
particular instructions and requirements
of our client.

it is not intended for and should not be
relied upon by any third party and no
responsibility is undertaken to any third
party

Job number 86512/66

Page 27

 

 

TITLE\FINALIO004REPORT_RFI_V2.DOC

Slue Care Sunrise Beach
Response to Sunshine Coast Regional Counc! information Request
Contents
Page
1 Introduction 3
1.1 Limits of Report 3
1.2 Safety in Design 3
2 Car Parking / Access 4
2.1 Emptoyee Numbers 4
2.2 Parking for Different Uses 5
2.3 Emergency Vehicle Parking 6
3 External Traffic Generation . 7
3.1 Background Data and Assumptions 7
3.2 Intersection Anatysis 12
3.3 Summary 16
4 Internal Traffic Generation and Vehicular Access 17
4.1 Circulating Roadway Design 17
4.2 Service Vehicle Access 17
43 ILU Villa Driveways 18
§ Car Parking 19
5.1 User Class and Dimensions 19
5.2 Design/Layout 20
5.3 Disabled Parking 20
5.4 Sightlines 20
6 Conclusion 21
Appendices
Appendix A
Sunshine Coast Regional Council Information Request
Appendix B
Proposed Development Plans
Appendix C
Traffic Impact Assessment Report
Appendix D
Predicted Eenie Creek Road Traffic Volumes
Appendix E
- Intersection Count Volumes
Appendix F
Swept Path Analyses
J:\88000\86512\66\OOCUMENTSIREPORTSIREPORT Amp

15 October 2008

Page 28

Blue Care Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

Appendix G
Typical Sightline

 

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Page 29

Blue Care Sunshine Beach
Response to Sunshine Coat Regional Council. Information Request

1 Introduction

Arup was commissioned by Blue Care in.April 2008 to undertake a traffic impact
assessment for the proposed Blue Care Facility to be located at Grasstree Court (and Ben
Lexcen Drive), Sunrise Beach. Arup subsequently provided a Traffic Impact Assessment
report, included as part of the development application. Upon review of this application,
Sunshine Coast Regional Council has issued an Information Request, dated 11 August
2008. This document is included as Appendix A.

Queries with the application relating to traffic and Arup’s Traffic Impact Assessment report
were raised in items 13-14, 47-52, 53-58 and 59-64 of Council's Information Request. This
report offers response to these issues.

The plans for the development have been revised since submission of the development
apptication. The revised plans, amended to reflect issues raised by Council in the
Information Request, are included as Appendix B.

Please refer to Arup’s Traffic impact Assessment Report, dated 24 Juné 2008 (included as
Appendix C) for any traffic engineering issues relating to the proposed development not
discussed in this report.

1.1 Limits of Report

 

The above tasks have been carried out based on information supplied by other members of
the project team. While Arup has taken care in the preparation of this report, it neither
accepts liability nor responsibility whatsoever in respect of:

— any use of this report by any third party; and

— any third party whose interests may be affected by any decision made regarding the
contents of this report.

1.2 Safety in Design

Within the scope of our design activities, we have identified safety in design issues and
potential hazards, whenever reasonably practicable within our field of expertise. Due to our
limited and upfront rote on this project, it is not considered reasonably practicable to identify
all potential hazards which may occur throughout the life of a project, including during
construction activities. For any ensuing design stages, it is strongly recommended our
advice regarding safety in design be reviewed and revised as required, to reflect any
changes to the current design.

 

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Page 30

Blue Care

Sunshine Beach

Response to Sunshine Coat Regional Council Information Request

Car Parking / Access

This section responds to items 13 and 14 of Sunshine Coast Regional Council's Information
Request, included as Appendix A.

2.1

Employee Numbers

The following table, provided by Blue Care, outlines the staff numbers expected for the

“proposed development. It also indicates what times the staff are expected on site.

Table:2.1 —- Breakdown of Staff Numbers
PROPOSED DEVELOPMENT STAFFING NUMBERS

Bulldi
Residential

ILU Recreation

Care

Discipline
RAC -

Allied Heatth

Commu:

LU

Details
Residential administration
RSO
WHSO time on site)
DON

time on

Maintenance
AIN

AIN-

AIN -

EEN/RN -
OT
officers

Meals - shift

Kitchen

& assistants:
Nurses time on site:

Administration /
Sales

Café staff

Café staff - shift
Carers

Staff No

IND fa fa J fa fa fon don fe |r [rm [a Jo Jo [ro fo

7
o

Work Hrs

9gam-'
8am-4,

 

 

JN36000\85512\66\DOCUMENTS\REPORTSIREPORT
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Page 4

Arup
15 October 2008

Page 31

Blue Care

Sunshine Beach
Response to Sunshine Coat Regional Council Information Request

2.2 Parking for Different Uses

 

Table 2.2, below, indicates the required parking numbers for the development.

 

 

 

 

 

 

 

 

 

 

 

Component Use Quantity Suggested Required
Parking Rate. Carparks

RAC High Care Beds 98 beds i per 5 beds 20
Employees 60 staff 1 per 2 staff 30

Independent Living Unit Villas Residents 54 units 1 per unit 54
Visitors 54 units 4 per 4 units 14

Independent Living Unit Residents 54 units 1 per unit 54

Apartments Visitors $4 units 4 per 4 units 14

Serviced Apartments/Central Residents 20 units A per 4 units 5

Facilities Visitors 20 units iper4units 5

: Employees 9 staff 1 per 2 staff
TOTAL REQUIRED _ 206

 

Suggested parking rates are based on those specified in the Noosa Planning Scheme,
except for parking rates associated with the serviced apartment facilities which are not
identified in the Noosa Planning Scheme. We have adopted parking rates of 1 bay per 4
units for residents and visitors based on the requirements of the Caloundra City Council and
our previous experience on similar sites.

The plans included as Appendix B include a masterplan layout showing colour-coded
parking allocations for each of the different uses. The plan provides.a total of 286 parking
bays, which is in excess of Council's requirements. The parking provisions allocated for
each of the individual uses is as outlined below.

The on-street car parks shown on GrassTree Court on the submitted plans have been
removed from the plan.

2.2.4 Residential Aged Care
As indicated on the colour.coded masterplan the following parking provisions are provided
for the residential aged care facility:

+ 54 parking bays for staff (30 are required). These are provided in 90 degree-angle
parking bays adjacent to RAC serving area and in the RAC building basement; and

+ 20 parking bays for visitors (20 are required). These are provided in 90 degree angle
parking bays adjacent to RAC building and in the RAC building basement.

2.2.2 Independent Living Unit Villas
As indicated on the colour coded masterplan the following parking provisions are provided
for the independent living units:

* 75 parking bays for residents (54 are required). These are provided in private
garages, adjoining the villa;

¢ 30 parking bays for visitors (14 are required). These are provided.in both 90 degree
angle bays and informal parallel on street parking in front of each villa.

2.2.3 Independent Living Unit Apartments .
As indicated onthe colour.coded masterptan the following parking provisions are provided
for the independent living. units:

« 65 parking bays for residents (54 are required). These are provided in the basement
carpark, underneath the apartment buildings;

« 17 parking bays for visitors (14 are required). These are provided in both 90 degree
angle bays located in front of the apartment buildings and in the basement carparks.

 

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Page 32

Blue Care . Sunshine Beach
Response to Sunshine Coat Regionai Council Information Request

2.2.4 Central Facilities/Serviced Apartments
As indicated on the colour coded masterplan the following parking provisions are provided
for the central facilities building/serviced apartments:

+ Sparking bays for staff (5 are required). These are provided in 90 degree angle
parking bays adjacent to central facility; and

+ 7 parking bays for residents (5 are required). These are provided in the basement of
each apartment; and

* 16 parking bays for visitors (5 are required). These are provided in 90 degree angle
bays adjacent to the building.

2.3 Emergency Vehicle Parking

 

Emergency vehicle parking facilities are provided for each of the different use areas.

For the central facilities and serviced apartments, emergency vehicles will stop in the set
down area (under the porte cochere) in front of the central activities area. This is indicate on
the parking plan included in Appendix B.

For the Residential Aged Care facility, parking for emergency vehicles is also on the porte
cochere, located in the parking area in front of the main entrance to the residential aged
care building.

For the Independent Living Unit villas and apartments, emergency vehicles can stop on the
circulation road near the appropriate dwelling (or the driveway), as would happen in normal
suburban street situations.

 

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Page 33

Blue Care

Sunshine Beach
Response to Sunshine Coat Regional Council Information Request

External Traffic Generation

This section responds to items 47 to 52 of Sunshine Coast Regional Council's Information
Request, included as Appendix A.

3.1 Background Data and Assumptions

 

Assumptions used for the analysis included in Arup’s Traffic Impact Assessment Report,
dated 24 June 2008 (included as Appendix C) are used in the following analysis unless
otherwise specified.

3.1.1 Eenie Creek Road Traffic Distribution
Council provided a summary of the predicted traffic volumes for the Ben Lexcen Drive/Eenie
Creek Road/Heathland Drive, as determined by Maunsell. This is included as Appendix D.

These volumes have been used in lieu of traffic count volumes in our SIDRA analysis of this
intersection.

3.1.2 Development Traffic Distribution _

The assumed distributions of traffic from the site are unchanged from our previous report
(included as Appendix C), with the exception of the Eenie Creek Road intersection. The
new origin Destination sptit of the development traffic to the north is based on the traffic
volumes provided by council and is as follows:

¢ — Arriving traffic: - 32% from West (Eenie Creek Road)
- 34% from ‘North (Ben'Lexcen Drive)
- 34% from South (Heathland Drive)

+ Departing traffic  - 61% to West (Eenie Creek Road)
-36% to North (Ben Lexcen Drive)
- 3% to South (Heathiand Drive)

This results in a traffic distribution as shown in Figure 3.1.2, over page.

 

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15 October 2008

Page 34

DOGZA 14N LYOdINPOCOTWNIAIS LLL. LHOdAMS LUOSMSLNANNOOMIS bsgeio00as:t

 

 

 

 

 

 

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yoeag esuuns

 

 

Weed iy - UOREIaWsD sues) jUSUdOpN g

aueg ong

Page 35

Blue Care

Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

 

3.1.3 Annual Traffic Growth Rate
The information provided by Council, included as Appendix D, also referred to an annual
growth rate of 0.75%. We have adopted this compounding growth rate for our analysis.

3.1.4 Intersections Considered (5% rule)
Figure 3.1.4, over page, shows the percentage increase caused by development traffic in
2022 for individual road links.

This figure indicates that the percent of development traffic in the AM and PM peaks on all
of the legs exiting the considered network are generally within 5%. Therefore the impact on
the next intersection will be minimal (less than 5% of the approach).

Although some minor movements beyond the network depicted are shown to be more than
5%, this represents between only 5 and 15 vehicles (or one vehicle every 4 to 12 minutes)
which will easily be absorbed by the road network. Therefore the intersections considered in
our analysis are the same as in our previous report. These are:

+ Bex Lexcen Drive, Grasstree Court and Litpon Court;
« Ben Lexcen Drive and Girraween Court;
+ Ben.Lexcen Drive, Heathland Drive and Eenie Creek Road,

Aged care facilities by. their nature are very low traffic generators. This is self evident from
Figure 3.1.2. Notwithstanding this we have still completed intersection analysis using SIDRA
3.2. The results of which are included in Section 3.2 of this report.

 

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Page 36

Blue Care Sunrise Beach
Response to Sunshine Coast Regional Council information Request

 

a crease = AM ARUP

Gress Tree Cont ae

Lipton Street

 

Development Traffic Increase - PM Peak

   
   

 

wraween Court

t 19% t 0%

59% 4 0%
11% —» 10% — 6% — %—

—______fiizandive]

— 4% — 16% — 12% — %

{ 9%

32% J [(N }-———

 

Figure 3.1.4 — Percentage Development Traffic on Surrounding Road Network

 

 

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Arup
Draft 15 October 2008

Page 37

Blue Care

Sunrise Beach
Response to Sunshine Coast Regiona! Council information Request

3.1.5 Service Road from Ben Lexcen Drive to Grasstree Court

A traffic count was conducted by Austraffic on Wednesday 18 Jun 2008 to measure the
existing traffic using this service road during peak periods. The turning movements into the
service road are shown in Table 3.1.5 below. The full count data is included in Appendix E.

Table 3.1.5 —- One-way Service Road Traffic

 

Turns from Ben Lexcen Drive into Service Road 7 AM | PM

 

From South (left turn) 0 0

 

 

 

 

 

From North (right turn) 4 2

 

This count showed that no cars turned left into this service road in either the AM or PM peak
period. There were 4 and 2 right turning vehicles in the AM and PM periods, respectively.

Due to the very low volumes using this service road, if this service road were to be removed,
the roundabout at Lipton Street would easily be able to absorb these few right turning
vehicles. For completeness, they have been included in the volumes entered into our
SIDRA analysis for the right turn movement from Ben Lexcen Drive southbound into
Grasstree Court.

As shown in section 3.2.1, below, the Ben Lexcen Drive/Grasstree Court/Lipton Court
roundabout operates well within Council's required limits of operation to the 2022 design
year, Although the inclusion of a two-way service road linking Grasstree Court and Ben
Lexcen Drive may result in a better performance of this roundabout, the intersection
analysis indicates that this tink is unnecessary.

Ultimately, it is a decision for Council to determine if the service road is to be reinstated. It is
an unreasonable request by Council to suggest that the applicant retain this link on their site
and dedicate the land to Council. The traffic survey by Austraffic clearly demonstrates that
this link is redundant and under-utilised. Furthermore, this application is in no way
dependant upon this link to support the proposed development.

 

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Arup
Drafi1 18 October 2008

Page 38

 

 

 

Blue Care Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

3.2 Intersection Analysis
The intersections have been analysed using SIDRA Intersection 3.2 for the 2022 design
year, for both background traffic (without development) and design traffic (with
development). Comparison of these two scenarios will determine the impact the
development will have on the local traffic network. It has been assumed that the layout of
the intersections will remain unchanged from 2008 to 2022.
The results of the SIDRA analysis the intersections being considered have been
summarised in tabular form below. Each table makes reference to three intersection
performance criteria. A description of each follows:
Degree of Saturation (%) — This is the ratio of demand flow to capacity.
Average Delay (sec) — The average delay per vehicle in seconds incurred by vehicles over
the modelled time period.
95" %ile Queue—A queue length measured in metres for which only 5% of queues are
equal to or greater than this length.
Sunshine Coast Regional Council has specified that roundabouts in the Noosa region
require a maximum degree of saturation of 0.7. Whilst this is an unusual request, it has
been taken into account in our analysis.

JABBOOO\SES12\66\DOCUMENTS\REPORTSIREPORT Page 12 Arup

TITLE\FINALWOO04REPORT_RFI_V2.00C Draft 1 15 October 2003

Page 39

Blue Care

Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

 

3.2.1. Ben Lexcen Drive, Grasstree Court and Lipton Drive

This intersection was analysed with and without the proposed development for the 2022
design year in both the AM and PM peak period. It has been assumed the existing service
toad between Ben Lexcen Drive and Grasstree Court will be closed and traffic associated
with the service road has been included in this analysis.

Table 3.2.1a — Intersection Analysis Results 2022 AM Peak

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

+2022 AM Intersection Analysis Results Background Volumes Design Volumes
Approach Direction Movement DOS (%) | Queue Delay (s) | DOS (%) |} Queue Delay (s)
(m) (m)
Ben Lexcen | N/B L 27 14 8 29 16 8
Drive T 27 14 7 29 16 7
: -R 29 14 14 29 16 14
Grasstree WB L 4 2 8 5 2 8
Court T 4 2 7 5 2 7
R 4 2 13 5 2 13
Ben Lexcen |. S/B L 24 14 6 26 16. 7
Drive T 24 14 6 26 16 | 4
R 24 14 12 26 16 12
Lipton eB L 9 4 8 14 7 8
Street T 9 4 7 14 7 7
R 9 4 13 14 7 13
Table 3.2.1b — intersection Results 2022 PM Peak

2022 PM Intersection Results Volumes * in Volumes

Approach

Direction Movement DOS (%) | Queue Delay (s) | DOS (%) | Queue Delay (s)
m ™m)

Ben Lexcen | N/B 11 13

Drive

Court

FF 1
1 13

We 3 4
4

4

Lexcen 1

Drive

Lipton
Street

 

21
1
7
7
17 12

The above results indicate that the operation of the intersection will not be adversely
affected by the development in the 2022 design year. With the removal of the one-way
service road between Grasstree Court and Ben Lexcen Drive the-intersection will still
operate well within Council’s required degree of saturation. of 70%. The intersection
operates comfortably with negligible delays, queuing etc.

 

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Blue Care

3.2.2

Ben Lexcen Drive and Girraween Court

Sunrise Beach

Response to Sunshine Coast Regional Council information Request

This intersection was analysed with and without the proposed development for the 2022

design year in both the AM and PM peak period.

Table 3.2.2a — Intersection Analysis Results 2022 AM Peak

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2022 AM Intersection Analysis Results Background Volumes Design Volumes

Approach Direction Movement DOS (%) | Queue Delay (s) { DOS (%) | Queue Delay (s)
(m) (™)

Ben Lexcen | N/B L 36 20 9 38 22 9

Drive Tt 36 20 7 38 22 7

Ben Lexcen | S/B T 18 40 6 19 11 6

Drive R 18 10 11 419 11 11

Girraween eB L 10 5 8 10 5 8

Court R 10 5 13 10 5 13

Table 3.2.2b — Intersection Analysis Results 2022 PM Peak

2022 PM Intersection Analysis Results Background Volumes Design Volumes

Approach Direction Movement DOS (%) | Queue Delay (s) [| DOS (%) | Queue Delay (s)
(m) (m)

Ben Lexcen | N/B L 16 8 8 17 9 8

Drive T 16 8 7 17 9 7

Ben Lexcen | S/B T 21 14 6 23 13 6

Orive R 21 11 1 23 13 1

Girraween E/B L 1 5 7 1 5 7

Court R 11 5 12 11 5 12

 

 

 

 

 

 

 

 

 

 

The above results indicate that the operation of the intersection will not be adversely
affected by the development in the 2022 design year. The intersection also operates well
within Council's required degree of saturation of 70%, with the degree of saturation not
exceeding 21% for any movement.

 

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Blue Care

Sunrise Beach

Response to Sunshine Coast Regional Council Information Request

3.2.3. Ben Lexcen Drive, Eenie Creek Road and Heathland Drive
This intersection was analysed with and without the proposed development for the 2022

design year in both the AM and PM peak period. A simple two-phase signal operation with
filter right turns was assumed.

Table 3.2.3a — Intersection Analysis Results 2022 AM Peak

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2022 AM intersection Analysis Results Background Volumes Design Volumes
Approach Direction Movement DOS (%) | Queue Delay (s) | DOS (%) | Queue Delay (s)

{m) (m)
Ben Lexcen | N/B L 82 134 42 87 153 47
Drive T 82 134 34 87 153 39
R 5 5 33 6 5 33
Heathland WwiB L 52 105. 20 53 107 20
Drive T 52 105 12 53 107 12
R 30 31 34 30 31 24
BenLexcen | S/B L 18 30 32 20 32 32
Drive T 18 30 23 20 32 23
R 62 32 51 71 33 §3
Eenie E/B L 39 75 19 39 76 19
Creek Road T 39 75 1 39 76 11
R 81 97 42 84 105 46

Table 3.2.3b — Intersection Analysis Results 2022 PM Peak .

2022 PM Intersection Analysis Results Background Volumes Design Volumes

Approach Olrection Movement DOS (%) | Queue Delay (s) | DOS (%) | Queue Oelay (s)
(m) (m)

Ben Lexcen | N/B L 58 84 30 61 89 30
Drive T 58 84 21 61 89 22
R 5 4 27 5 _ 4 27
Heathland WIB L 47 82 21 46 82 21
Drive T 47 82 12 46 82 12
R 23 25 24 23 25 24
Ben Lexcen | S/B L 12 19 26 14 22 26
Drive T 12 19 18 14 22 18
R 25 19 37 27 19 37
Eenie E/B L 35 61 20 35 61 20
Creek Road T 35 61 12 35 61 12
R 60 57 29 63 61 30

 

 

 

The above results indicate that the development will not adversely impact on the
intersection operation in the 2022 design year in either the AM or PM peak periods.

 

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Blue Care Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

 

3.3 Summary

 

The preceding analysis results for the three intersections show that the intersections will
operate within Council’s required limits of operation to the 2022 design year. The addition of
development traffic will not have a significant impact on the operation of any of the three
intersections.

As expected, the proposed development is a very tow traffic generator which will have a
negligible impact on the performance of the surrounding road network.

Whilst the detailed SIDRA analysis confirmed this, it is self evident from Figure 3.1.2 and the
following Table 3.3.

Table 3.2.3 — Predicted Traffic Volumes by Intersection

 

 

 

 

 

 

 

Intersection Development Traffic | 2022 Background Traffic | %
Ben Lexcen Drive/Grasstree Court AM 81 807 10
PM 94 564 17
Ben Lexcen Drive/ Girraween Court AM 49 791 6
PM 56 640 9
Ben Lexcen Drive/Eeenie Creek Road | AM 49 2022 2
em 57 1614 4

 

 

 

 

 

 

 

As the above table demonstrates, the proposed development contributes little in the way of
additional traffic toad on Council's road network.

Notwithstanding this, the applicant is still required to pay road and infrastructure charges.
These charges will offset any impacts associated with the development.

 

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Blue Care ; Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

4 Internal Traffic Generation and Vehicular Access

This section responds to items 53 to 58 of Sunshine Coast Regional Council's Information
Request, included as Appendix A.

41 Circulating Roadway Design

The internal roadway circulation has been amended in response to Council's Information
Request and is now designed with two road types:

« The shared areas or “Greenstreets”. These are the major circulation roads and are
7m wide; and

« The back of house, driveway access roads. These are 5.5m wide and are for access
to resident's driveways and waste collection.

The two road types are clearly distinguished by their differing surface treatments. This
design will encourage visitors to the site to remain on the main circulation roads. All roads
will now be two-way. This-design will be very user friendly for those unfamiliar with the
site.

4.2 Service Vehicle Access

 

4.2.1. Garbage Collection

Waste collection for the Independent Living Units is proposed to be a kerb side collection by
Council’s refuse collection vehicles. Kerb side collection will take place on the back of house
streets,

4.2.2 Swept Path Analysis
Swept path analyses. have been carried out for the various vehicles requiring access to the
site. These are included as Appendix F, as indicated in the below table.

_ Table 4.2.2 — Appendix Reference for Swept Path Analyses

 

 

 

 

 

 

 

Service Vehicte.Access Shown in Appendix
Waste collection access to ILU villas (back of house) F1, F2, F3
LRV access to ILU villas (front of house) F4

SRV (ambulance) access to Central Facilities FS

Van servicing to central facilities F6

SRV (ambulance } access to RAC F7

MRV access to RAC service facilities Fs

 

 

 

 

The included swept paths indicate that:
« service vehicles are able to access the necessary areas;
« all service vehicles can enter and leave in a forward gear; and

* noreverse manoeuvres are required for a waste collection vehicle servicing the
independent living units.

 

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Blue Care Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

4.3 ILU Villa Driveways

 

The design shows that Independent Living Unit villas are provided with either a single or
double garage. This means that car parking does not occur on the driveway, but in the
garage itself. Car ownership in these types of dwellings is generally low and therefore,
provision for more than one parked car per residency would not be necessary. Adequate
parking for visitors to the ILUs is available (refer to parking allocation plan included in
Appendix B) and does not need to be provided in the driveway. Therefore, the individual
driveways need not be of sufficient length to park a vehicle,

 

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Blue Care Sunrise Beach
Response to Sunshine Coast Regional Council Information Request
5 Car Parking
This séction responds to items 59 to 64 of Sunshine Coast Regional Council’s Information
Request, included as Appendix A. oa
5.1 User Class and Dimensions
The plans included as Appendix B include a colour coded plan showing all parking spaces :
numbered and identifying the section of the development and type of user associated with .
each individual bay. 4
The following outlines the user class(es) defined in AS2890.1 relevant to the proposed , 4
development. : +
5.1.1. User Class 1/1A (staff, residents) . :
Car parking bays dedicated for use by staff are considered User Class 1, in accordance with .
AS2890.1, which specifies the dimensions for this user class to be 2.4m wide by 5.4m long.
There are staff bays associated with:
+ the residential aged care building;
« the serviced apartments; and
+ the central facilities area.
These are clearly indicated in the plans, included as Appendix B. The staff only bays
associated with the residential aged care component of the development are 2.4m wide by
5.4m tong, in accordance with AS2890.1. All other staff car parking bays are 2.6m wide by
§.4m long, which is in exceedance of AS2890.1 requirements.
.Resident parking is provided for the apartments in the basement of each building. These
parking bays are 2.6m.wide by 5.4m long, which is in exceedance of AS2890.1
requirements.
A lock up garage is provided as resident parking for each of the independent living units.
5.1.2 User Class 3 (visitors)
Car parking bays dedicated for use by visitors are considered User Class 3, in accordance
with AS2890.1, which specifies the dimensions for this user class to be 2.6m wide by 5.4m os
long.
Ps
There are visitor bays associated with:
« the residential aged care building; .
« the serviced apartments;
+ the apartments; and
« the independent living units.
These parking bays are clearly indicated in the plans included as Appendix B. The visitor
bays are all 2.6m wide by 5.4m long, in accordance with AS2890.1.
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Blue Care

Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

 

5.2 Design/Layout

The design and layout of the car park, servicing areas and access roads have been
amended to reflect Council’s suggestions in points 62 and 63 of the Information Request.

§.2.1. Servicing and Car parking areas

Car parking and servicing areas have generally been kept separate in the proposed
development layout. The exception is the loading area for the Residential Aged Care
building; there are a small number of low turnover, staff carparks located near this area. As
these parks are designated for staff only, this arrangement is appropriate from a traffic
engineering viewpoint.

5.2.2 Turnaround facilities
Turn around facilities have been provided in accordance with AS2890.1 in all blind aisle
location. :

5.3 Disabled Parking

 

According to AS2890.1:1993, 1-2% of parking bays should be designated for occupants with
disabilities. Considering the nature of this development, at least 2% of bays should be
designated as disabled bays, with disabied parking provided for each of the separate uses
within the development.

5 bays have been provided for disabled parking on site. These include:
* 2 bays for the Residential Aged Care;
* 1 bay for the Central Facilities; and
« 2 bays for the Independent Living Unit Apartments.

5.4 Sightlines

 

The figures included as Appendix G indicate typical sightlines available for cars reversing
from the Independent Living Unit villa driveways. Figure 3.2 of AS2890:1 identifies a
required sight distance of 30m for domestic property access with a frontage road speed of
40km/nhr. it is unlikely that speeds of 40km/hr will be reached on the internal road network of
the development; therefore, sight distances of 30 metres would be more than adequate. The
figure indicates that, due to the setback of the villas from the circulation roadway, adequate
sightlines are available for vehicles reversing from the driveways.

 

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Blue Care

Sunrise Beach
Response to Sunshine Coast Regional Council Information Request

 

Conclusion

The preceding discussion responds to traffic issues raised by Council in their Information
Request:

The plans have been amended to incorporate any necessary changes in required to

- address Council issues. These changes have resuited in appropriate parking provisions for

each of the individual uses and a layout design such that the circulation of service vehicles
within the site meets Council's requirements.

The report concludes that the traffic generation associated with the proposed use is very
low. Intersection analysis has shown that the surrounding road network will not be adversely
affected by the development.

We therefore recommend that this application be approved from a transport planning
viewpoint.

 

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Page 48

Appendix A

Sunshine Coast
Regional Council
Information Request

 

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11/88/2888 17:61 61-74471862 NOOSA SHIRE COUNCIL PAGE 81/89

 

Sunshine Coast Facsimile Transmission

Racional Counc

|

 

 

File No: 2008/1128
Date: Monday, 11 August 2008
Fax No: 07 5493 4860
To: JB Goodwin Midson & Partners
Attention: Drew Westbrook
From Tracy Jones
Phone No: 5449 5228 Fax No: 07 5447 1062
Re: Information Request — Blue Care

 

Please find attached Council’s Information Request for Blue Care.

 

IMPORTANT  AND LEGAL PRIVILEGE NOTICE.
The information contained in this facsimile message is CONFIDENTIAL and may be subjact to lega! privilege. Hf you ere not

the intended recipient, you are notified that any use of this message is prohibited. if you received this message in error,
please notify us immediately by telephoning 07 54495200 and destroy tha original,

Page: Tofi
Original to follow: No
Sunshine Coast Regional Council Tewantin Office.

 

9 Pelican Street TEWANTIN (PO Box 141 TEWANTIN 4665)
Ph 07 6449 200 Fax _0?7 6447 1062

 

Page 50

11/88/2888 17:81 61-74471062 NOOSA SHIRE COUNCIL . PAGE 082/83

j Lork dB 72 : T 07 5475 7272
| Su nsh | ne Coast Sunshine Coast Mait Centre F 07 8475 7277

Regional Council Qld 4560 © E [email protected]
ABN 37 876 973 913 wW ww.sunshinecoast.qid.gov.au
Officar: Tracy Jones

Direct Telephone: 5449 5226 :
Response Address: PO Gox 141, Tewantin QLD 4565

Email: tracy [email protected]
Our Reference: 2008/1128
Your Reference:

11 August 2008

Blue Care

CARE J 8 Goodwin, Midson & Partners
1/12 Technology Drive

WARANA QLD 4575

Dear Sir/Madam

Information Request
Integrated Planning Act 1997

| refer to your application and wish to advise that we require further information to satisfactorily : £
assess the proposal. Please provide six (8) copies of all information to be supplied, including an AS
set of plans and a CD copy. : . :

}4 APPLICATION'DETAILS:. 0".

ee ee

 

  

-

Application No: 2008/1128

 

 

 

Proposal: ‘ “Material Change of Use for Multiple Housing Type 2 Retirement & .
oo Special Needs, Commercial Business Type 2 Medical and Wellbeing 1
: _ Health
. Street address: Cooyar Street, Noosa Heads and 2 Grasstree Court, Sunrise Beach
Real property LOT: 6 RP: 901384, LOT: 7 RP: 890947, LOT: 8 RP: 901384, LOT: 1
description: SP: 177650 .
Planning Scheme: The Noosa Plan
j2'___ INFORMATION REQUIRED . - Te
The information requested is set out below:
Land Use
General

1. Provide at least one set of A1 plans to scale.
2. Appendix F ‘Codes! was not included with the application material lodged.
Building Heights and Roof Forms .

3, Provide a site plan showing finished ground levels and a roof plan of Residential Aged Care
Facility, Central Facilities and Serviced Apartments and Independent Living Unit Apartments
indicating finished RLs. Building height in metres shall be measured from natural and finished
ground level. : . ,

4. Elevation and section plans shall identify with notations, the proposed and maximum building
* helghts of all buildings.

Caloundra Office Maroochydore Office Nambour Office Tewantin Office

4 Omrah Avenue 11-13 Ocean Street Cnr Curric and Bury Streets. 9 Pelican Street
Caloundra Qld 4551 Maroochydore Qld 4558 Nambour Old 4560 Tewantin Qid 4565
T 07 $420 8200 . T 7 $475 9501 T 07 5475 8504 T 07 5449 $200

“f 07 5420 ssuu F 07 5441 8338 F O07 5441 8336 F 07 S447 1062

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§. _ Provide justification for all buildings, which exceed the maximum height limit of 2 storeys and 8
metres.

6, Provide roof plans for the Residential Aged Care Facility, Central Facilities and Serviced
Apartments, Independent Living Apartments and Villas, demonstrating roof pitching and roof
overhangs. Justify roof pitches less than 6 degrees and roof overhangs to less than 75% of
the building. .

Bullding Setbacks

7. Demonstrate that the Independent Living Unit Apartments meet the required side (northern)
boundary setbacks.

8. Provide plans, which demonstrate that the distance between buildings, as not less 1.6 metres
plus 0.5 metres for each storey of the building with the greatest number of storeys.

Site Cover

9. Provide a plan demonstrating site cover calculations, It is noted that maximum site coverage
of 60% applies to the site, Site cover shall be determined in accordance with planning
scheme definitions.

Landscaping

10, Provide @ plan demonstrating landscaping calculations. It is noted that a minimum area of,
. proposed population x 40m? is required, with 60% of the minimum area being available for soft
landscaping.

11. A6 metre landscape setback is not provided to the front property boundary to Ben Lexcen
Drive, as internal roadways and Independent Living Unit Villas are within this setback.
Demonstrate compliance or provided suitable justification in this regard.

12, Car parking to the Residential Aged Care Facility is not setback a minimum of 2 metres to the
front property boundary to Grass Tree Court to allow for landscaping.

Car Parking / Access

13, Demonstrate car parking for the development has been carried out in accordance with the
minimum requirements stipulated in the Driveways and Car Parking Code. This includes car
parking for Allied Health, Domiciliary Nursing and Respite Care, which form separately defined
uses lo the primary uses of the site (ie. Residential Aged Care and Independent Living Units).
The following is also noted:-

13.1, The number of employees (including medical practitioners/specialists) relevant to the
Residential Aged Care, Allied Health, Domiciliary Nursing and Respite Care
components of the development should be made clear. .

13.2. Only 7 car-parking spaces are identified for residents of the Serviced Apartments
where 20 spaces is required. Clearly demonstrate on the plans that these spaces have
been provided or provide justification for any non-compliance.

13.3. An emergency vehicle parking (1 space) is required for each of the following uses;
Residential Aged Care Facility, Independent Living Units and Respite Care. Clearly
demonstrate on the plans that these spaces have been provided or provide justification
for any non-compliance,

13.4, The location of the 14 car parking spaces (visitor) proposed for Independent Living
Unit Villas is not clearly shown on the proposal plans. Similarly, the location of car
parking spaces (residents) for the Central Facilities and Serviced Apartments.

13.5. The location of additional car parking on the road reserve is not supported, Car
parking is required to be wholly contained within the site.

13.6. It would also assist if each car park space could be numbered and nominated as a
Staff parking space, a resident space, a visitor space, a disable space, a delivery
Space, an emergency vehicle space, etc, that relates to the actual uses intended to
use such spaces as this will make the proposal easier to understand.

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14.

Clarify the car parking area (13 spaces) / service yard adjacent to the Residential Aged Care

‘Facility. Notations on the plan suggest 13 spaces, yet only 11 spaces ‘are identifiable.

Demonstrate how the service yard be used as there is no clear provision for a loading bay.

Biodiversity

15.

16.

17.

18:

19.

20.

The site contains known populations of rare and threatened plants species (NCA 1992) (inter
alla. Acacla bauerl, Gompholobium virgata v. emarginatum, Macarthurla. complanata,
Schoenus scabripes). Please provide a comprehensive flora survey and plan of the subject
site, decumenting the locations of the rare and threatened plants, species of the plants,
abundance, damage avoidance/mitigation strategies likely to be engaged. The flora survey is
to be undertaken by a suitably qualified botanist with field experience in tha Identification of the
species known to occur on the site, and with suitable knowledge of the heathiand vegetation of
the Sunshine Coast.

Please provide an assessment of the subject site with relation to the Environmental protection
Agency's Biodiversity Assessment Panel mapping of State’ Significant Bioregional Wildlife
corridors. This report is to be authored by a suitably qualified and experienced Ecologist or
equivalent persons.

Please provide an assessment of the ecological matters relevant to the site in accordance with
the guidelines contained within Planning Scheme Policy 18 Ecological Assessment
Guidelines. Targeted species are to include rare and threatened species listed under EPBC
1999 and NCA 1992.

Please provide an assessment of the impacts of the proposed development on the ecological
values (including edge effects) of the adjacent National Park and riparian habitat. This report is
to be authored by a suitably qualified and experienced Ecologist or equivaient persons.

Piease provide supporting information that documents the current run-off water quality and
quantity (pre-developed) for the site. Please provide estimated nutrient loads, water quantitles
and velocities expected to leave the site and detail mitigation methods should these values
appear to detrimental to the local environs.

Please provide details of the proposed earthworks on the hydrological regime of the site and
the possible off-site impacts.

Bushfire

21,

22.

The plan contained within the bushfire assessment report does not clearly identify the required
location of fire breaks. and any other fire mitigation measures.

Please provide documentary evidence that the current bush fire management accesses and
trails Is an acceptable standard for Queensland Fire and Rescue fire fighting personne! and
equipment. .

Cultural Heritage

23.

It has been Identified that there is a high possibility that the site contains Aboriginal Cultural
Heritage sites or significant objects. Their relevant location should be identified on a plan.
Council recommends that you contact the Department of Natural Resources and Water
Cultural Heritage Co-ordination Unit, who administer the Aboriginal Cultural Heritage Act 2003
to discuss your obligations under the ACH Act. The Cultural Heritage Co-ordination Unit can
be contacted on 07 3238 3838.

Land Development
Rainwater Tanks

24.

- There is no "Noosa Rainwater Tank Policy”. Advise Council of the actual source that was used

to size the rainwater storage tanks as referred to in Section 2.6 of the Cardno Engineering
Report (24 June 2008). .

Nn et!

og, ee

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25.

26.

The Cardno Engineering Report (24 June 2008) indicates that rain water tanke will only be
incorporated Into the “Residential Unit Dwellings" within the proposed development. Drawing
238301-SKO1 only refers to "Residential Aged Cara” and "Independent Living Units”. Please
advise whether the reference to “Residential Unit Dwellings” applies to “Independant Living
Units” as shown on Drawing 238301-SK01 and advise of any proposed water reuse to be
incorporated into the "Residential Aged Cara” component of the development.

Demonstrate that rainwater tanks will comply with the Queensland Development Code.

Earthworks

27.

Indicate on a plan the footprint of earthworks including the location of batters and banks
required for construction.

Stormwater Modelling

28,

29.

30,

34.

32,

33,

& &

37,

38.

39,
40.

41.

Council does not accept stormwater modelling based on rainfall data from Nambour — which Is
located within a Separate tocality and catchment from the site. Council requires the stormwater
modelling to be re-run using site specific rainfall data.

Provide details on the infiltration rates of soils underlying the bioretention basin and provide
comment whether sealing of the bicretention basin is required.

Provide an indicative maintenance program for the bioretention basins. The plan must include
detalls of access requiraments,

Advise whether the Impact of earthworks (i.e. changed site contours) and rainwater tanks has
been taken into account within the stormwater modelling presented In the Cardno Engineering
Report (24 June 2008). :

There ts inconsistency (due to rounding error) associated with the capacity of the bioretention
basins shown on Drawing 238301-SK02 and page 12 of the Cardno Engineering Report (24
June 2008). Council requests confirmation that early rounding of figures has not led to
inaccuracy of calculations.

Provide comment on the suitability of the 0.3m freeboard within the Lot 1 bioretention basin —
or otherwise resize the basin appropriately.

Advise the anticlpated pH range of water leaving the site following stormwater treatment.

Council requires certification from a RPEQ that the proposed stormwater design will achieve
the required runoff velocities and water quality objectives.

In order to better integrate Water Sensitive Urban Design into the proposed development,
consider integration of multiple stormwater quality improvement devices throughout the
development design.

Overland flow paths are necessary in the event of a failure of the constructed stormwater
network. Consider integration of overiand stormwater flow paths into the design.

Council is concerned that the 1:2 batters on the spreader channel are too steep and may be
unstable ahd / or result in scouring during periods of high flow. Provide comment regarding the
suitability of the proposed batter grade.

Advise of the intent to include grease and oil arrestors within the design.

Please provide a preliminary stormwater management plan for drainage of basements. Within
that preliminary plan demonstrate that all basements can drain by gravity means, as The
Noosa Plan dogs not permit the use of pumps within basement car parks.

Demonstrate how all water that lands on the driveways to the basements will be collected and
rained and that overland flow drainage (from Grasstree Court for example) will not enter the
basement car parks.

Ecological Impacts

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42. The discharge velocity for Q2 events in the developed scenario exceeds the undeveloped
case. Council also notes that the Lot 6 bioretention basin reduces the Q100 flows to velocities
experienced in Q10 events and Q10 flows to velocities experienced in Q2 evants, Due to the
sensitivity of the area and number of significant species residing within the receiving
environment, Council requests comment regarding the impact of such event flow reductions
on the ecology on significant species.

Provide ecologist comment of the impact of on site detention of water (i.e. volumes within
rainwater tanks) to downstream uses.

Council requests an ecologist comment regarding the impact of the concentration of flows’: ”
from the site to the designated discharge areas.

Drawing 0673_DA11 Dated May 2008 by Smith+Tracey Architects shows that a gazebo; and:
terrace is:intended to be located within the proposed bioretention basin at Lot 6 on RP901364-©
With respect to the integral function of planting densities within bioretention basins,
demonstrate and provide RPEQ certification that the proposed terrace and gazebo will not
ah bap eee S adversely ‘affect the MUSIC modelling results and intended water quality Improvement function
Heat - of the bioretention basin.

48. The detention basin on Lot 1 SP177650 is located directly adjacent to the 20-metre buffer. It
Is considered desirable to have the detention basin setback from the buffer to allow for its
construction without disturbance to vegetation within the buffer.

External Traffic Generation

47. It 1s noted within the Traffic Assessment Report by ARUP that a SIDRA analysis has been
undertaken, however no output data or digital filas have been provided for Council to assess.
Accordingly, please provide a digital copy of the calibrated SIDRA analysis with the digital data
files and traffic report certified by a RPEQ specialising in traffic engineering, as Council will
independently review the data.

Please note that the Noosa region has been developed with a primary focus on maintaining a
low stress relaxed environment and the road network has been specifically designed to avold :
conditlons typically found in cities, such as congestion / delays, four lane roads, and traffic
lights. There are currently only 3 traffic lights within the Noosa region, two of which are for
pedestrian. movements.

To maintain this standard Noosa has designed the road system with a much lower degree of
saturation, with roundabouts being designed with a maximum Degree of Saturation of 0.7,
which has also been confirmed through calibration of the operating conditions of a number of
existing intersections within the Noosa region.

i Furthermore, ithe Noosa region has a high percentage of older / slower drivers and
i intersections do not handle the same capacity that Is often experienced in city areas.

Accordingly, the SIDRA analysis undertaken should be based on a maximum degree of
saturation of 0.7 and the results and digital data of the intersection analysis submitted for
Council to review and carry out our own SIDRA analysis.

In this regard there are 3 distinct scenarios that need to be analysed:

a) The existing situation needs to be modelled and calibrated to reflect the manual turning
movement counts undertaken on Wednesday 28 May 2008.

b) The existing situation, as modelled in (a) above, needs to be projected to the design
horizon year and re-analysed, And

c) The existing situation, as modelled in (b) above, needs to have the development traffic
added as projected to the design horizon year and re-analysed,

Should any improvements to the various intersections being analysed need to be undertaken
as a result of the proposed development, please provide a recommendation as to what
should be done. ,

  
   

 

Page 55

11/88/2688 17:81 61-74471862 NOOSA SHIRE COUNCIL PAGE 97/89

-6-

 

Please also provide a copy of the manual tuming movement counts undertaken on
Wednesday 28 May, as outlined In the Traffic Report, for Council to assess against our own
traffic count date.

+ 48, An intersection analysis shail also be carried out on all intersections within the area that result
i in 9 5% increase in traffic as'a result of the proposed development, and recommendations
} made as to fiow best to improve these intersections.

It is noted that a 10 year horizon has been used based on all construction being completed by
2012, giving a projected year of 2022 as stated in Section 4.1.1 of the Traffic Assessment ©. li...
Report by. ARUP, however at section 4.4 of the report the intersection analysis has been .,
based on traffic-volumes projected to 2019, not 2022. This anomaly should be corrected and ,,.
the data revised accordingly. Furthermore the completion date of 2012 for the entire” #
) development with full occupancy seems an ambitious target and it is questionable as ‘to ‘ “
of whether the 10-year horizon should be based on a more realistic completion date for the! i};

development. Lite

In terms of traffic distribution It Is noted that no assessment has been made for traffic that will
utilise Eenie Creek Road, Though it is acknowledged that the section of Eenle Creek Road
that adjoins Ben Lexcen Drive has not been open to traffic at this point in time, this is likely to
change very soon as this section of the Road network is due to be completed and open before
the end of 2008. Accordingly some traffic too and from the proposed development is likely to
use this route and this should be taken into consideration in the analysis.

51, In terms of the Origin / Destination split of traffic, It Is also noted that no assessment has been
made for traffic that utilises the existing service road that currently cuts across the north-
eastem boundary of proposed Lot 9, that is, the one-way service road that has entry off Ben
Lexcan Drive south of Lipton Street. In this regard consideration needs to be given to existing
traffic that take this route as well as some of the traffic that will be associated with the
proposed development which will also take this route.

62, In addition to the above, also review the traffic impacts of changing the one-way service road
off Ben Lexcen Drive to allow two-way vehicle movements with an exit onto Ben Lexcen Drive
to avoid vehicles with a southern origin’ destination having to use the Lipton / Ben Lexcen
Drive roundabout and having to travel past the Shop precinct. .

Internal Traffic Generation and Vehicular Access

‘. §3. Provide a plan that clearly illustrates all of the internal road widths and whether two-way or

. one-way vehicle movements are proposed. Information provided to date Is unclear and based
on drawing 0873_DA16 by Smith & Tracey Architects is likely to result in drivar confusion,
panic, and low speed accidents occurring. This convoluted arrangement is unacceptable and
itis recommended that all circulation roads be designed to cater for two-way movements, with
low volume internal roads being at least 5.5m wide, and the higher volume intemal roads
being approximately 7m wide as suggested in the Traffic Assessment by ARUP.

54. Demonstrate that all internal roads can cater for the vehicles intended to use them, by
illustrating appropriate vehicle swept paths. This is an issue that must be addressed up front
@$ Opposed to delaying to operational works stage as vehicle turning paths and internal
foadway requirements are likely to affect the proposed building focations, shapes and sizes,

  

 

 

   

 

55. Provide a plan that also illustrates all internal pathways and the width of such pathways. It is
suggested that an intemal pathway hierarchy needs to be established, with the pathways
carrying the tower volume of users being 1.5m wide (also the narrowest), and the pathways
more likely to carry higher volumes being at least 2.0m wide. Consideration also needs to be
given to the mobility levels of the various patrons, as it is considered that some patrons will
utilise walking fames and some will be in wheelchairs. To this end the pathway network needs
to be designed to cater for these users. The applicant may also choose to provide wider
pathways than that which has been mentioned to enhance the standard of their development.

56. Demonstrate that service vehicle access (Ie. exit and entry) to various parts of the site will
occur In & forward gear at all times. :

Page 56

” : 11/88/2088 17:01 61-74471862 NOOSA SHIRE COUNCIL PAGE 98/09

t

-7-

 

57. Illustrate where and how garbage is proposed to be collected on site for each of the individual
uses and where exactly a garbage truck will need to drive, showing the actual swept paths. if
it is proposed to have a central collection point, please illustrate how garbage will be taken
from thé,individual uses to the central collection area and how a garbage truck will service the
central collection area, For safety reasons and contractual reasons Council's garbage truck
must enter; manoeuvre on site, and leave the site in a forward gear, with no reverse
manoeuvres.

. All garages need to be setback sufficiently from their intemal boundaries to allow a car to park

- on the driveways of the proposed units without protruding over the boundary, This.
i arked vehicles do not obstruct visibility or restrict vehicle. movements
ting roads/driveways. :

  
   
   
   
  
 

  
 
   

oo

!. Provide:plaris ‘datailing sight lines required pursuant to AS/NZS 2890.1:2004 (Partdn 4
Facilities, = Off Street Carparking) ot most recent equivalent for véhicies raversing :
driveways to the Intemal road network. ,

Advise the user-class that the car spaces are designed to pursuant to AS/NZS 2890.1:2004
(Parking Facilities ~ Off Street Carparking). : .

61. Illustrate all proposed car parking on site, including the basement car park areas, and
demonstrate how these comply with all relevant aspects of AS/NZS 2890.1:2004 (Parking
Facilitles — Off Street Carparking) or most recent equivalent. Ensure plans are provided
detailing sight lines required pursuant to AS/NZS 2890.1:2004 (Parking Facilites — Off Street
Cerparking) or most recent equivalent for vehicles reversing from driveways to the internal
road network, .

62. All car-parking areas must be separate to service/delivery/refuse areas to avoid incompatible
uses and the risks of accidents.

 

63. Provide turn-around facilities to all car park areas and cul-de-sacs to allow vehicles the ability ~
to turn around and drive out in a forward direction.

84, Provide an appropriate number of disabled parking spaces across the development with
consideration given to the likely patronage of the Blue Care development as well as
-

    
 
 

Consideration to the Disability Discrimination Act 1992 and other related documentation.

 

External infrastructure Agreements

 

‘Provide amended plans for the Lot Reconfiguration component of the development with the

 

north-eastern comer of proposed Lot 9 truncated such that the existing access road off Ben y
Lexcen Drive is dedicated as Road Reserve. in this regard the boundary should be located at .
o : rE least 10m from the centreline of the existing access road, and the proposed residential units. 1
t.. veahp, adjusted accordingly to comply with Council's building setback requirements from the ee

realigned boundary. '

66. Submit a traffic management plan for the construction phase of the development outlining how
traffic will be controlled and also addressing how dirt/debris carried on vehicle wheels will be
kept off the road network.

67. Illustrate appropriate external public pathway connections to Council's existing pathway
network. In this regard a 2.0m wide path should be provided along both sides of Grasstree
Court to connect to existing infrastructure and local shops where patrons of Blue Care are
likely to walk.

68. Illustrate on all of the proposal plans ail existing services on site, such as the existing sewer
maln and pump station, and any service easements that may be necessary, In this regard
easements will be required to be created over all Council services with a minimum width being
the greater of 3.0m or twice the depth to the invert level of the pipe where no structures
(buildings, retaining walls, etc) will be permitted to extend beyond these easements. To this
end consultation with Council's Water & Sewerage Capital Works Manager (07 5449 5288) Is
recommended to ensure easements are appropriate.

Page 57

 

““G7:et — "61-74471062 NOOSA SHIRE COUNCIL

 

 

  
    
     
 
  

Sewerage

69. Indicate the location of easements over the existing sewer network in accordance with the
_% Noosa Planning Scheme Policy 06 Engineering Design Standards — Water and Sewerage.
4% Water Supply i, 2:
}. . s to the Water Supply component of the Cardno Engineering Report (24 June 2008) « af ae
- Counoll considers that the recommendation for a 150mm loop main Is reasonable, howaver, ~ “-
“the scope of the report appears to be limited and Council will require its consultant (Le. Worley ve
_ Pargons) to consider the proposals impact on the Councils water supply network prior to issie*
of any” decision notice. The epplicant is responsible for all cost incurred by’ ‘Council:in. thie
regare ie cost for this analysis will be $1,520 (excluding GST) as detallog on the:
iy in

 
 
    
    
    
   
 
 
 

fesponse to ‘this: Information Request. You may give the assessment manager (in, this Instanct' # ;
Pounce) and each referral agency (if any): :

* all of the Information requested; or

‘ fy 2. Part of the information requested together with a letter asking the assessment manager and.
, each referral agency to proceed with the assessment of the application; or

3. @ letter:
(i) stating that you do not intend to supply any of the information requested; and

     
 

  

  

(i) asking the assessment manager and each referral agency to proceed with the
‘assessment of the application.

"+ Please be aware that under Section 3.2.12 of the Integrated Planning Act 1997, the applicant Is to
: j ispees. to any information request within 12 months of the request or otherwise, the application
i . lapses,

.,  Aresponse,to ‘the above is required to be submitted, prior to further assessment of the application, If
-'. any further matters arise as part of assessment of this application, you will be advised accordingly.

     
 

*» Should you have any.further queries in relation to the above, please do not hesitate to contact Tracy
“Jones on the sbove number.

Youre faithfully,

., Tracy Jones
ENIOR PLANNING OFFICER

 

 

Page 58

Appendix B

Proposed Development

Plans

cet ge

Page 59

Revision P'1/Nov 08
1,Parking Nos added
} 2.Contours added
3.Section lines added
4, Setback.dims. added

/
< stage 2 OK. stage 1 Lp

tm— ee aN L ee ee
icy Ss ae
ey, !
i - ¥ .
oo id ) l i, -

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a _. oe eee \

 

 

 

 

2Om- -- ~~ ee 7 TT ne tS Ne et meme

a
am—----- RE

 

 

   

24S] A1-28 |_|

 

 

(Hols f) a FV
GASEMENT CARPARK — 18 CARS

FFL, 23.600m

78 9 fg OPT Zs

* \
= -
— pepe
fe

ee

  

a

 

 

—24m..——— 1S jg) 16) 171) 181 F

 

—25m-—--

 

—26m

—27m--

 

a | oN
APARTMENT BUILDINGS — BASEMENT

SCALE 1:500 . pe

29m a =

 

 

apartment buildings - basement
smith+tracey architects blue care sunrise beach @BlueCare

scale: 1:500 @ A3 fob no:.0673 date: may 2008 dwg no: 0673_DA22/P1

Page 60

J Revision P1/Nov 08
x 1. Basement extended
2. Parking spaces increased

 

 

Lie.

Ve Fj

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

residential aged care - basement
smith+tracey architects blue care sunrise beach @BlueCare

scale: 1:400 @ A3 job no: 0673 date: may 2008 dwg no: 0673_DAIZ/P1

Page 61

pedestrian connectivity ‘
: Revision P1/Nov 08
1. Parking layout

2. (LU removed
| | 3. Streets widened

—— LP fon sree

The ‘site layout has been designed to provide separate \
pedestrian access to the main areas within the site and to key
points outside the site.

    

The main public precincts of the Independent Living Units (ILU's)

and apartments are linked by dedicated pathways at a maximum

grade of 1:20 to the Central Facilities, the Residential Aged Care
‘acility (RAC) and the key nodal meeting points.

 

These pathways are extended outside the site to the adjacent
shopping centre and out to Ben Lexcen Drive to public transport.

Paths also connect the site to existing walkways in the wetland
area via bushfire management access tracks.

"in this way the resident is able to access recreational areas,
shopping and public transport in a safe convenient
manner

 

bus |route

459
nen

 

858

ON

 

oO publi foot

 

738
sommaer

 

ISD
woenshr

 

to wetlands

      

to

meeting place

to wetlands

0 20 40 60 80 100 200m

a

_ pedestrian circulation
smith+tracey architects blue care sunrise beach OBlueCare

!
scala: 1:2000 @ A3 joo no: 0673 te: october 2008 dwg no; 0673_DAG9/P1

Page 62

precincts

The site layout has been designed to provide a
Series of Clearly defined precincts of a public,
private, and service nature.

  

 

 

 

 

 

 

 

‘The central facilities building and recreational area 1

provide a Central core to the residential village. All =

 

visitors and a majority of residents arriving by +
vehicle are expected to pass the central facilities -
entry and porte cochere, and this sequence
provides a central point of réferéence for visitors
and residents alike.

the apartment crescent
‘tree fin Circular crescent provides venicuiar

and pedestrian access for residents and visitors to
the apartment.Visitor carparking is conveniently
located next to pedestrian entries on the western
side of the crescent while a pathway on the
eastern side connects to the pedestrian network
within the site. Residents cars are located in the
basements of the apartment buildings. The
sweeping crescent will be landscaped with street
trees and gardens.

9g 20 40 & & 10g 200m

ee

smith+tracey architects

 

 

 

 

LM

Co Lvov sitet

(Ou

 

 

 

 

 

 

BEN LEXCEN DRIVE

 

 

 

Revision P1/Nov 08
1. Parking fayout

2. ILU removed

3. Streets widened

 

 

 

 

 

Residents and visitors to the site via Ben Lexcen Drive

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ill pass a landscaped buffer area with screen fence
behind, ‘be aware of the main village identification
signage on the comer and then progress along a Tree
ed Grasstree Court to the main entry staternent at
e roundabout. Progress is then made to a main
efitky precinct at the central facilities, to the RAC entry,

0 the church via the existing cul - de - sac
praround.

 

he village avenues

 

 

 

 

 

 

 

 

 

 

 

precincts
blue care sunrise beach

scale: 1:2000 @ AZ job no: 0673 date: october 2008 dwg no:0673_DA08/P 1

lined avenues are proposed to provide front door
lestrian and visitor access to the villa free of
riveways and garages with residents car accéss
limited to service lanes at the rear of the
houses. Thy avenues aré proposed to be mainly
ia ,with occasional visitor parking. they
Opportunity for houses to address the
lic space with the public/private interface at the
orand patio. The east-west alignment of most
rovides private living and outdoor areas on
side with beneficial solar aspect.The
venues Connect recreational "meeting place” nodes
that contain mailboxes and small casual BBQ areas.
ese nodes are connected into the main pedestrian
network to the central facilities and to public areas
outside.

@BlueCare

Page 63

masterplan

The site comprises two parcels of land separated by the existing Grasstree
Court road reserve, :

Lot 6 on RP901384 is 8, 697 m? and is bounded on the east by an’existing
shopping centre, to the north by vacant land and to the west by an existing
Uniting Church. It is proposed to develop a 2 storey residential aged care
home (RAC) of 96'beds on this site. The facility would also house Blue Care,
allied health, community nursing, respite and support / hospitality services.

Proposed lot 9 being part lot 1 on SP177650 is 4.66 ha bound to the east
by existing residential development, to the north by Grasstree Court and the
existing church and to the west and south by a reserve.

It is proposed to develop an aged care facility comprising a central facilities
and recreation building, 20 serviced ‘apartments and a total of 108 indepen-
dent living units in the form of either singlé storey semi-detached villas or
four 2 storey apartment buildings within this site.

Staging
The proposed development is In 2 stages?

Stage 1

residential aged care 96 beds + respite 2 beds
central facilities & 20 serviced apartments

19 Independent living units.

22 apartments

Stage 2

35 independent living units
32 apartments

+ ge {

 

 

lot 5 on RP890947

 

 

 

 

 

 

    

esidentis
lot 6 on RP901384

96 beds (aged care)
2 beds (respite)

 

aged persons home site

 

 

 

Revision P1/Nov 08
4. Parking layout
2. LU removed

” 3, Streets widened

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

<7 Ca Pron siete
r {_
_ [) Dif | vacant land _
i | ‘| lot 7 on RP890947
i : ) '
a” f
Aan
Pp ) bee § |
“yt : i 2 = existin
. ee e s a fot 8 on RP901384
pd
. 5
LAYo lL | I 2
q =
Wie 1 a,
! Ee Wy te F —
E Guage tare COL UW

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

aged care facility site ©

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

 

 

 

 

 

 

 

 

 

central faciliti tviced.apartments |
function room & recreational facilities
20 serviced apartments i,
&
apartments 768 %,
23 x 2 bed oat
31 x 2 bed + study
54 total ous
yA bearers 8, ‘sy
national park meee isa dine ee
lot 147 on — eto uit thers
NPW889 » —~ ; 76¢
3 A
0 2 © 9 #8 19 200m i vacant land 163
ee i remainder lot 7 on “ie
§ SP177650 &
<__stage 1 DK a
masterplan

smith+tracey architects

 

blue care sunrise beach

~ fob ne: 0673

scale: 1:2000 @A3

proposed lot 9, part
lot 1 on SP177650

independent living units
i x et

22 x 2 bed + study

54 total

@BlueCare

date: october 2008 dwg no: 0673_DA07/P1

Page 64

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APARTMENTS Revision P41 Nov-08
23 X2BED CARPARKING SUMMARY RESIDENTS: 65 SPACES 1- Visitor parking updated
31X2BED+STUDY TOTAL 82 SPACES VISITORS: 17 SPACES 2- Totals.included in caics
54 TOTAL
- APARTMENT TYPE No OFF BEDS/ BEDS ENCLOSED [ENCLOSED [BALCONIES7 |BALCONIES) BASEMENT [CIRCULATION [CIRCULATION [PORTE
APART. APART. TOTAL APART m2 DECKSm2 |DECKSm2 {CARPARK  |ENCLOSED |UNENCLOSED {COCHERE
m2 TOTAL. TOTAL m2 m2 m2 m2
BUILDING 1 656 54 437
TYPE A1-28 7 2 14 99 693 17) 119
TYPE A2-28 1 2 z 85 a5 17 7
TYPE A3-28+S 8 2 16 118 920 17 436
SUBTOTAL 16 32 1698 272 656 54 437
BUILDING 2 " ; 657 50 345 ”
TYPE Al-28 7 2 14 99 693 7 719
TYPE A2-28 1 2 2 85 85 17 47.
TYPE A3-264S 8 2 16 115 920 17 136
SUBTOTAL 16 32 1698 272 657 50 345
BUILDING 3 47 24 243
TYPE A128 4 2 3 99 306 17 68
TYPE A4-28 1 2 2 90 90 17 17
TYPE A3-25+S 7 2 14 115 805 17 119
SUBTOTAL 12 24 1291 204 347 24 243
BUILDING 4 471 24 330
TYPE A1-28 1 2
TYPE A2-28 1 2
TYPE A3-28+S 8 3
SUBTOTAL 10
TOTAL Ee 54

 

 

 

SERVICED APARTMENTS & CENTRAL FACILITIES

 

? SPACES

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

@BlueCare

11X14 BED CARPARKING SUMMARY RESIDENTS:
9X2BED TOTAL 30 SPACES VISITORS (CENT. FAC.): 16 SPACES
20 TOTAL STAFF: 5 SPACES
EMERGENCY VEHICLE 4 SPACE
SERVICE VEHICLE 4 SPACE
TYPE SA-1B-M-GROUND 3 1 3 63 189 16 48
TYPE SA-1B-M-UPPER 6 1 6 63 378 16) 96
TYPE SA-1B-E-UPPER 2 1 2t 65 130 10) 20)
TYPE SA-2B-M-GROUND 1 2 2 79 79 24 24
TYPE SA-28-M-UPPER 2 2 4 73 158) 24 48
TYPE SA-2B-E-GROUND 2 2 4 80 160 16 32
TYPE SA-2B-E-UPPER 4 2 8 80 320 16 64
COMMUNITY FACILITIES 1017 1017 219 219 24 325 80
TOTAL 20 29 2431 §51 24 325 80
area schedule - apartments
smith+tracey arcnitects blue care sunrise beach
job no: 0673 date: may 2008

 

dwg no: 0873_DA06/P1

Page 65

smith+tracey architects

 

 

masterplan / carpark layout
blue care sunrise beach

RAC

ant

Staff Parking

54

(Including basement with disabled x 2)

Visitor Parking
(including disabled

Emergency Vehicle

Service vehicle

20
x 2)

Central facilities & serviced apartments

-

Oeal

Staff parking

Visitor Parking dx) 16
led x

(includes di:
Residents

Service Vehicle

= Emergency vehicle

Apartment ILUs
Cc] Residents (basement parking) 65

Visitors

17

{includés basement x 3 & disabled x 2)

Villa ILUs
a Residents (garaged) 74

2 Visitors
_

900 90.0675

Qate woventies 2008

30

@BlueCare

twg 99 0673 DA ADD Ps7

Page 66

Appendix C

Traffic Impact
Assessment Report

Page 67

Arup
Arup Pty Ltd ABN 18 000 966 165

Arup

Level 4 108 Wickham Street,
Fortitude Valley QLD 4006,

GPO Box 685 Brisbane QLD 4001

Tel +61 7 30236000 Fax +61 7 3023 6023
www, arup.com

Blue Care Property
Development Unit

Blue Care Sunrise
Beach

Traffic Impact
Assessment

June-2008

This report takes into account the

 

particular instructions and requirements
of our client.

It is not intended for and should not be.
relied upon by any third party and no.
responsibility is undertaken to any third”
party

Job number 86512/66

Page 68

Blue Care Property Development Unit

Blue Care Sunrise Beach
Traffic Impact Assessment

 

 

Contents
Page
1 Introduction 1
14 Limits of Report 1
1.2 Safety in Design 1
2 Background Information 2
2.1 Site Location 2
2.2 Existing Development 3
2.3 Local Road Network 3
3 Proposed Development 4
3.1 Proposed Access Arrangements 4
3.2 Internal Circulation and Road Hierarchy 5
3.3 Parking Provisions 7
3.4 Service Vehicle Facilities 8
4 Traffic Impact Assessment 9
41 Background Traffic 9
4.2 Traffic Generation 10
4.3 Traffic Distribution 12
4.4 Intersection Analysis 13
5 Conclusion 16
Appendices
Appendix A
Background Traffic Volumes
Appendix B
Generated Traffic Distribution
J:\86000\86512\66\DOCUMENTS\REPORTS\REPORT Arup

TITLEVFINALIOO02ZREPORT_JUNEO8_V2.00C.

Issue 24 June 2008

Page 69

Blue Care Property Development Unit Blue Care Sunrise Beach
Traffic Impact Assessment

 

1 Introduction

Arup was commissioned by Blue Care in April 2008 to undertake a traffic impact
assessment for the proposed Blue Care Facility to be located at Grasstree Court, Sunrise
Beach.

This report details the tasks and findings associated with this assessment, which included:

— Site visits to investigate the proposed development site and the surrounding road
network;

-  Areview of access to the site;

-  Areview of the internal car park layout and circulation;

—  Anassessment of the internal servicing arrangements; and

~ Anassessment of the impact of the site on the surrounding road network.

1.1 Limits of Report

 

While Arup has taken care in the preparation of this report, it neither accepts liability nor
responsibility whatsoever in respect of:

— Any use of or reliance upon this report by any third-party; and

~ Any third party whose interests may be affected by any decision made regarding the
proposed development.

1.2 Safety in Design

 

Within the scope of our design activities, we have identified safety in design issues and
potential hazards, whenever reasonably practicable within our field of expertise. Due to our
limited and upfront role on this project, it is not considered reasonably practicable to identify
all potential hazards which may occur throughout the life of a project, including during
construction activities. For any ensuing design stages, it is strongly recommended our
advice regarding safety in design be reviewed and revised as required, to reflect any
changes to the current design. .

 

41860001865 12\66\D OCUMENTS\REPORTSIREPORT Page 1 “Arup
TITLE\FINALIQO02REPORT_JUNEOB_V2,D0C : Issue 24 June 2008

Page 70

Blue Care Property Development Unit Blue Care Sunrise Beach
Traffic Impact Assessment

2 Background Information
2.1 Site Location

The subject site is located at Grasstree Court, Sunrise Beach as shown in Figure 2.1a.

Existing Lot 6 on RP901384 (6 Grasstree Court) will remain as is and be the site of the
“aged persons home" or RAC. “Precinct 4”

Existing Lot 1 on SP177650 (Ben Lexcen Drive) will be subdivided to create a new Lot 9
and be the site of the remainder of the development, the “retirement village" which contains
independent living units (ILUs), apartments and the central facilities building. The balance of
existing Lot 1 will remain undeveloped as part of this DA. “Precinct 2”

 
 
 
    

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"  Unly a
Comm Ctré

 

   

bo venel C. : 9
SITE)" \

CLUIAINIOr:

Figure 2.1: Site Location and Surrounding Road Network

Source: UBD
Not to Scale

 

 

 

  

ca.

  

 

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- Traffic Impact Assessment

2.2 Existing Development

 

The subject site is currently unoccupied.

2.3 Local Road Network

 

2.3.1 Ben Lexcen Drive

Ben Lexcen Drive is a two lane road which is designated as a District Collector by the
Sunshine Coast Regional Council. Ben Lexcen Drive carries in the order of 400 vehicles
during each commuter peak hour, based upon manual traffic counts undertaken for the
purpose of this study on Wednesday 28 May 2008.

2.3.2 Grasstree Court _ :

Grasstree Court is a local access street providing access to a small neighbourhood
shopping centre located adjacent to the north east corner of the site and a church located at
the western end of Grasstree Court. ‘

An existing left stip lane provides access from Ben Lexcen Drive to Grasstree Court for
northbound vehicles. We understand that the existing left slip lane is not gazetted and was
constructed over private tand'which is the subject of this application. The architectural plans
indicate a realignment of this left slip lane to be fully contained within Council’s road reserve.
We understand Blue Care are currently attempting to resolve this encroachment with Syd
Jerram (Manager, Works Planning North) and Michael Hagan of Council's Assets and
Infrastructure Department.

 

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3 Proposed Development
The proposed aged care facility will comprise of two precincts
Precinct 1: Located on the northern side of Grasstree Court
~ 96 single bedrooms (units) in a residential aged care (RAC) facility
— Two (2) single bedrooms (units) in respite care as part of the RAC.
Precinct 2: Located on the southern side of Grasstree Court
- 55 independent fiving units (ILUs) in villa style accommodation
— 54 independent living units in four (4) apartment buildings
~ 20 serviced apartments and a central facilities building

Please refer to the full set of drawings prepared by Smith & Tracey Architects which
accompanies the development application. The foltowing sections discuss the key traffic
elements and principles of the design. Further refinement of the design will take place
during operational works (e.g. based on detailed swept path, sightlines, drainage etc)

3.1 Proposed Access Arrangements

All access to the development is via Grasstree Court.

Three (3) crossovers are proposed to provide access to the residential aged car facility
located on the northern side of Grasstree Court:

— the eastern most crossover provides access to 13 parking spaces and also provides
access to the service yard (refuse collection and deliveries);

— the central crossover provides access to approximately 21 visitor spaces and includes
a porte-cocher and 1 emergency vehicle space; and

— the western crossover provides direct access to 41 spaces to be designated for use
by staff.

Two (2) crossovers are proposed to provide access to the independent living units and
apartments on the southem side of Grasstree Court:

- _ the eastern crossover will be the principal entrance providing access to the Centra!
Facilities Building and Independent Living Units;

- the western access will provide access to the apartment buildings and serviced
apartments.

The proposed development will effectively result in the full build out of land surrounding
Grasstree Court. Grasstree Court is a cul-de-sac and does not service through traffic. The
only vehicles that will use Grasstree Court will be associated with Blue Care or the existing
Church. For this reason it is not unreasonable to propose multiple access points to
Grasstree Court.

 

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Blue Care Property Development Unit Blue Care Sunrise Beach
Traffic Impact Assessment

3.2 internal Circulation and Road Hierarchy

The intent of the internat road network is to create an attractive and functional streetscape
for the [LUs. This will be achieved by creating three (3) hierarchies of roads within the site
as depicted in Figure 3.2a

 

   
   

   
  

 

 
 
    
 

 

22. as aS
we
| i AL)
steer] atte
SITE MASTERPLAN
me oe
‘rbot SPINE ROADS = Ih ;
RESIDENT ONLY a .
>> PUBLIC. STREET (one wry)
i
Figure 3.2a — Internal Hierarchy of Roads
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Blue Care Property Development Unit Blue Care Sunrise Beach
Traffic Impact Assessment

Spine Roads

The spine roads are two-way and provide connectivity from the main entrance points on
Grasstree Court. These roads will be used by all (residents, visitors, refuse collection etc)
having a width of approximately 7m.

Resident Only “Roads”

These roads are intended for use by residents to access their individual garage and for
service vehicles to collect individual wheelie bins. They are essentially “back of house” with
individual garages turned to face each other. These roads are generally approximately 4
metres wide, with additional width provided at garages and at strategic points to allow
vehicles to pass each other. They have been designed to facilitate a Heavy Rigid Vehicle.
An example of this type of configuration is shown in Figure 3.2b

 

Figure 3.2b —- Resident Access Roads

Public Streets “One-Way”

Turning the garages of the ILUs to face each other results in the front of the ILUs presenting
to a “no access” street. These streets are intended to be a low speed shared environment
with parking opportunities for visitors. The street will comprise of one moving lane “one-
way” with indented parallel parking. This street will generally be in the order of 4.5m wide
with additional width provided locally for the indented parallel parking. An example of this
type of street is shown in Figure 3.2c

  

Figure 3.2c — Public Street “One-Way”

 

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Blue Care Property Development Unit Blue Care Sunrise Beach
. Traffic Impact Assessment
3.3 Parking Provisions .

The parking requirements have been calculated based on Table 14-49 “Minimum vehicle
parking requirements” of Noosa Shire Council's Driveways and Carparking code.

Table 3.3: Proposed Parking Provisions

 

 

 

 

 

 

 

 

 

 

 

Component | Use Quantity Suggested Required
Parking Rate Carparks
High Care Beds 98 beds 1 per 5 beds 20 .
Employees 55 staff 1 per 2 staff 28
WRT ALR)
Independent Living 55 units 1 per unit 55
Units
Apartment Buildings 54 units 1 per unit 54
Serviced Apartments 20 units 1 per unit 20
Visitors ‘ tper4units _ 33

 

Precinct 1 requires a minimum of 48 parking spaces. A total of 75 have been provided
including 35 at grade and 40 in the basement.

Precinct 2 requires a total of 162 parking spaces. 184 have been provided on site, with an
additional 13 spaces available on street in Grasstree Court. Parking for the residents wilt be
provided at a rate greater than 1 space per unit. Resident parking will be provided in
individual garages for the ILUs and secure basements for the Apartments. Visitor parking is
provided on-street.

The proposal therefore complies with Council requirements.

 

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Blue Care Property Development Unit Blue Care Sunrise Beach
Traffic Impact Assessment

3.4 Service Vehicle Facilities

Adequate servicing facilities have been proposed on-site to ensure that such activities do
not occur on the street.and will not compromise the performance of Council's road system.

A centralised service yard (refuse collection and deliveries) is proposed at the eastern end
of the Residential Aged Care facility. This area will be designed to facilitate a Large Rigid
Vehicle. These larger vehicles will need to perform one reverse manoeuvre to access or
egress the site from Grasstree Court. This is appropriate considering Grasstree Court is a
local access cul-de-sac which does not service through traffic. The only vehicles that will
use Grasstree Court will be associated with Blue Care.

A second loading bay is proposed on the westem side of the central facilities building within
precinct 2. .

Regular access is required for refuse collection vehicles. The strategy for refuse collection
is as follows:

Precinct 1: Residential Aged Care
A centralised bin store area would be located adjacent to the service yard.
Precinct 2: independent living Units and Apartments

Each independent living unit will have their own wheelie bins. The internal road network
has been designed to accommodate the swept path of a Heavy Rigid Vehicte traversing
the site.

For the serviced apartment complex and each of the 4 apartment buildings there will be a
centralised bin store area located adjacent to the internal Spine Road.

 

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Traffic impact Assessment

 

4 Traffic Impact Assessment

An assessment of the trip generation and distribution has been undertaken for the proposed
development. Where necessary, intersection analyses have been carried out using the
software package SIDRA Intersection 3.2.

41 Background Traffic

 

Manual! turning movement counts were undertaken on Wednesday 28 May for the purpose
of this study at the following intersections:

» Ben Lexcen Drive / Grasstree Court / Lipton Street;
* Ben Lexcen Drive / Girraween Court; and
« Ben Lexcen Drive / Eenie Creek Road (to be constructed) / Heathland Drive.

These counts were undertaken during the following periods, to capture the peak periods of
the surrounding road network:

* 7:00am to 9:00am; and
» 3:00pm to 5:00pm.
It was determined that the peak periods for the surrounding road network are as follows:
" 7:45am to 8:45am, and
« 3:00pm to 4:00pm.
Appendix A shows the observed volumes during these peak periods.

4.1.1. Background Traffic Growth Rate

The estimated time of completion of all stages of the development is 2012. To determine
forecast 2012 and 2022 background traffic volumes for ensuing traffic analyses, a growth
rate of 3% per annum was applied.

 

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Traffic Impact Assessment

4.2 Traffic Generation

 

In determining the predicted traffic generation for the site, reference has been made to the
RTA Guide to Traffic Generating Developments, 2002. Using the rates Stipulated in this
document combined with engineering judgement, we have estimated the predicted traffic
volumes at each of the access points during the morning and evening peak periods.

4.2.1 Serviced Apartments

The RTA stipulates a rate of 0.1-0.2 peak hour vehicle trips per dwelling for housing for
ages and disabled persons. As such, we have adopted a rate of 0.2 peak hour vehicle trips
per dwelling for the Serviced Apartments proposed within the site.

4.2.2. independent Living and Apartments

For the Independent Living and Apartment land uses, we have conservatively assumed a
rate of 0.4 peak hour vehicle trips per dwelling. This has been assumed to account for the
higher usage of private vehicles amongst occupants of these land uses when compared to
the Serviced Apartments.

4.2.3. Aged Care

The RTA Guide to Traffic Generating Developments, 2002 does not provide specific
guidance on the calculation of vehicle trips associated with Aged Care facilities such as
those provided by Blue Care. Whilst the abovementioned RTA rate is appropriate for
application to the Serviced Apartments, we believe the trip making characteristics of the
Aged Care facilities during peak hours will be more closely related to staff numbers due to
the generally long stay nature of such beds.

Based on discussions with Blue Care, it is understood that the proposed Aged Care facility's
staffing schedute (incorporating community services and hospitality) is to be as shown in

 

 

 

Table 4.2.3 below
Table 4.2.3 ~ Staff Numbers
Total
Hour Arrivals | Departures Trips
6:00 - 7:00 8 0 8
7:00 - 8:00 23 1 24
8:00 - 9:00 20 0 20
9:00 - 10:00 4 0 4
10:00 - 11:00 4 0 1
11:00 - 12:00 0 0 0
12:00 - 13:00 0 0 0
13:00 - 14:00 0 0 0
14:00 - 15:00 3 10 13
15:00 - 16:00 12 21 33
16:00 - 17:00 2 22 24
17:00 - 18:00 0 5 5
73 59 132

 

 

 

 

 

 

In accordance with the above table, it has been assumed that a total of 20 vehicle trips are
generated by staff employed by the Residential Aged Care facility during the AM peak
period (7:45am - 8:45am). Similarly, a total of 32 peak hour vehicle trips has been assumed
for the PM peak period (3:00pm - 4:00pm)

In addition to the above, anticipated traffic generation by visitors to the Aged Care facility
has been accommodated for by the application of a rate of 1 peak hour vehicle trip per 10
beds.

 

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Blue Care Property Development Unit

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Traffic Impact Assessment

 

4.2.4 Total Trip Generation
A summary of the abovementioned trip generation rates applied to the respective land uses

is shown in Table 4.2.4 below.

Table 4.2.4 — Total Trip Generation “Blue Care”

 

 

 

 

 

 

 

 

 

 

 

 

 

Use Number Rate AM Peak PM Peak
Independent Living _ 55 _units 0.4 __ trips/unit 23 23
Apartments 54 apart. 0.4 _ trips/unit 23 23
Serviced Apartment 20 apart. 0.2 _ trips/unit 5 5
Staff (Total) N/A 20 32
Aged Care Generation .
Visitors (central facility) 98 | beds 0.1 | trips/unit 10 10
TOTAL 81 94

 

 

As shown in the above table, it is anticipated that the subject site will generate 87 trips in
the AM peak period and 94 trips in the PM peak period. ,

 

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Traffic Impact Assessment

4.3 Traffic Distribution

The assumed distribution of trips generated by the site is determined based upon the
anticipated arrival / departure split and the origin / destination split of trips.

4.3.1. Arrival / Departure Split

For the purposes of this study, it has been assumed that the Serviced Apartments,
Independent Living Units, Apartments and visitors to the Aged Care facility have the
following arrival /departure splits.

" 20% arrivals / 80% departures during the AM peak period; and
* 80% arrivals / 20% departures during the PM peak period.

The application of the above distributions results in the number of arrival and departure trips
shown in Table 4.3.1 below

Table 4.3.1 — Arrival and Departure Split

 

AM Peak | PM Peak

 

 

 

 

 

 

 

 

Use Number Rate Arr. Dep. | Arr. Dep.
Independent Living 55 __units 0.4 __ trips/unit 5 18 18 5
Apartments 54 apart. [| 0.4 __trips/unit 5 18 18 5
Serviced Apartment 20 apart. | 0.2 trips/unit 4 4 4 i
Staff N/A 20 0 12 21
Aged Care Generation

Visitors (central facility) 98 beds 0.1 _ trips/unit 2 8 8 2

 

 

 

 

 

TOTAL 33 48 60 34

 

4.3.2 Origin / Destination Split

The distribution of site generated traffic, or the assignment to the surrounding road network,
has been assumed based upon an understanding of the nature of the proposed
development, the surrounding road network, and local residential catchments. The following
assumptions were made accordingly:

* 60% of trips generated will access the site from the north via Ben Lexcen Drive;
* 15% of trips generated will access the site from the east via Lipton Street; and
= 25% of trips generated will access the site from the south via Ben Lexcen Drive.

In addition to the above, it has been further assumed that of the 60% traffic accessing the
site from the north:

" 6% will access the site via Girraween Court:
* 11% will access the site via Heathland Drive; and
= 43% will access the site via Ben Lexcen Drive further to the north.

The resulting volumes are shown in Appendix B.

 

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Blue Care Property Development Unit Biue Care Sunrise Beach
: Traffic impact Assessment

 

4.4 Intersection Analysis

 

Based upon the background and development traffic volumes in 2019 (predicted in sections
4.1 and 4.3 of this report respectively), it is estimated that traffic generated by the subject
site will only increase traffic through the Ben Lexcen Drive / Eenie Creek Road / Heathland
Drive intersection by approximately 2.4% in the AM peak period and 4.6% in the PM peak
period. Given the low impact of development-related traffic, detailed intersection analysis is
not considered warranted. This approach is supported by the Department of Main Roads’
Guidelines for Assessment of Road Impacts of Development.

As such, detailed intersection analysis has been undertaken for the following intersections
only.

* Ben Lexcen Drive / Grasstree Court / Lipton Street; and
= Ben Lexcen Drive / Girraween Court.

Detailed analyses of these intersections have been undertaken by superimposing the
predicted site generated traffic volumes and background traffic volumes for the 2019 design
scenario (for both the morning and evening peak periods).

It has been assumed that the geometry of the two intersections in 2019 witl be the same as
those currently in operation (i.e. both will be single lane roundabouts with single lane
approaches and exits).

The results of these analyses have been summarised in tabular form below. Each table
makes reference to three intersection performance criteria. A description of each follows:

Degree of Saturation (%) — This is the ratio of demand flow to capacity.

Average Delay (sec) - The average delay per vehicle in seconds incurred by vehicles over
the modelled time period.

95" %ile Queue — A queue length measured in metres for which only 5% of queues are
equal to or greater than this length.

 

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Blue Care Property Development Unit Blue Care Sunrise Beach
Traffic Impact Assessment

 

Table 4.4a —- Ben Lexcen Drive / Grasstree Court / Lipton Street Intersection
Analysis Results: 2022 Design Year

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Peak Approach Movement Degree of Average 95" Percentile
Period Saturation (%) Delay (s) Queue (m)
Left 44 9 28

Ben Lexcen
Drive (South) Through 44 7 .. 28
Right 43 15 28
Left 8 8 3

Lipton Street
(East) Through 8 8 3
Right 8 13 3

AM Peak

Left 36 6 20

Ben Lexcen
Drive (North) Through 36 5 20
Right 36 12 20
Left 20 8 10

Grasstree
Court (West) Through 20 7 10
Right 20 14 10
Left T°) 9 10

Ben Lexcen
Drive (South) Through 20 7 10
Right 19 14 10
Left 6 7 2

Lipton Street
(East) Through 6 7 2
Right 6 13 2

PM Peak

Left 31 6 15

Ben Lexcen
Drive (North) Through 31 5 16
Right 31 12 15
Left 25 6 12

Grasstree
Court (West) Through 25 5 12
Right 25 12 12

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Traffic Impact Assessment

 

Table 4.4b — Ben Lexcen Drive / Girraween Court Intersection
Analysis Results: 2019 Design Year

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Peak Approach Movement Degree of Average 95" Percentile
Period Saturation (%) —_ Delay (s) Queue (m)
Left 59 10 43.
Ben Lexcen *
Drive (South) Through 59 8 43
Right 60 16 43
AM Peak Ben Lexcen Through 27 5. 14
Drive (North) Right 27 12 14
Girraween Left 18 4 9
Court (West) Right 18 14 9
Left 27 9 15
Ben Lexcen >
Drive (South) Through 27 6 415
Right 27 14 15
PM Peak Ben Lexcen Through 65 ‘ 5 19
Drive (North) Right 65 12 19
Girraween Left 18 7 8
Court (West) Right "18 13 “8

 

The above results demonstrate that both intersections are predicted to operate well within
acceptable limits during the 2019 morning and evening commuter peak, with the intersection
volumes and geometries assumed. ,

 

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Blue Care Property Development Unit Biue Care Sunrise Beach

5

Traffic Impact Assessment

Conclusion

All access to the proposed Blue Care Facility will be from Grasstree Court. The proposed
development will effectively result in the full build out of land surrounding Grasstree Court.
Grasstree Court is a cul-de-sac and does not service through traffic. The only vehicles that
will use Grasstree Court will be those associated with Blue Care and the existing Uniting
Church.

The proposed aged care facility will comprise of two precincts:
Precinct 1: Located on the northern side of Grasstree Court
— 96 single bedrooms (units) in a residential aged care (RAC) facility
- Two (2) single bedrooms (units) in respite care as part of the RAC.
Precinct 2: Located on the southern side of Grasstree Court
— 55 independent living units (JLUs) in villa style accommodation
- 54 independent living units in four (4) apartment buildings -
~ 20 serviced apartments and a central facilities buiiding

In determining the predicted traffic generation for the site, reference has been made to the
RTA Guide to Traffic Generating Developments, 2002. Using the rates stipulated in this
document combined with-engineering judgement, we have estimated the predicted traffic
volumes at each of the access points during the morning and evening peak periods.

Being an aged care facility the site is a very low traffic generator. We estimate that the
subject site will generate in the order of 81 trips in the AM peak period and 94 trips in the
PM peak period.

Intersection analysis has been undertaken based on the above trip generation for the 2022
design scenario (i.e. 10 years post completion of ai] stages). The analysis has been
undertaken for the following intersections:

~ Ben Lexcen Drive / Grasstree Court / Lipton Street; and
~ BenLexcen Drive / Girraween Court.

The results of the analysis indicate that both intersections will operate well within the
acceptable limits of operation for the 10 year design horizon.

We believe the proposed Blue Care Facility should be approved from a traffic engineering
standpoint.

 

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Page 85

Appendix A

Background Traffic

Volumes

Page 86

Ben Lexen Drive

Benteen Dive] —x

JAG5000\8651 2166\Design\Data\Surveys\
SIDRA volumes.xis : Background-Report

Grass Tree Court

Lipton Street

   

Grass Tree Court

 

Background Traffic - AM Peak

   

Eenie Creek Road

 

Background Traffic - PM Peak

 

   

12 —*
102 —>
2—v) 0 75 21
2 7S{ al v
ana
131 « [4— 70
<— 106
Vv 27
Lipton Street

 

   

Heathiand Drive]

Eenie Creek Road

  

Heathland Drive

[N /}——
Lp
[N }——

ARUP

Ben Lexen Drive

Page 1 of 1
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Page 87

Appendix B

Generated Traffic
Distribution

Page 88

    
    
      

Development Traffic Generation - AM Peak

Grass Tree Court

 

\Girraween Court

 

Eenie Creek Road

ARUP

 

Ben Lexen Drive

   

yoo 0
Al
2 o
A_ 0
< 4
ms _}-—
Lipton Street

Development Ti

 

   
   

ic Generation - PM Peak

Grass Tree Court

    
   

 

Eenie Creek Road
8 5 4 0 0 0 0

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0 9 o {|A~ 36 A_ 0
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SIDRA votumes.xis : Davelopment-Report

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Page 89

Appendix D

Predicted Eenie Creek
Road Traffic Volumes

 

ee eee ‘

 

Page 90

DRAFT

Table 2-2 provides a summary of the traffic volumes used in the analyses for the four-way
intersection. The pedestrian volumes used in the analyses are given in Table 2-3, These are 15-
minute peak volumes. .

Traffic volumes for the intersection when Eenie Creek Road opens have been calculated using data
supplied by Noosa Council and the traffic surveys carried out in February 2008 by AusTraffic. Volumes
for movements to and from Eenie Creek Road were determined using data from future years are a pro
rata approach.

An annual growth rate of 0.75% has been applied to all traffic and pedestrian movements to obtain
future traffic volumes for the traffic analyses. This growth rate is from Maunsell’s recent traffic
assessment for David Low Way / Solway Drive.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Table 2-2 Four-Way Intersection - Traffic Volumes, 16 minute Peak Pertod .
2008 2018 2028
AM PM AM PM AM PM

Ben Left 62 50 67 54 72 57
Lexcen Through | 37 30 40 32 43 34
Drive (S) TRignt [3 3 4 3 4 3
Heathland | Left 18 14 19 15 20 18
Drive (E) [Through | 110 88 116 04 126 101

Right 27 22 29 24 32 25
Ben Left 4 3 5 ‘ 4 § 4
Lexcen Through 18 14 19 15 20 16
Drive (N) Right 7 13 18 14 19 18
Eenie Left 41 33 44 35 47 37
Kn aa Wy) Through | 53 42 57 45° 61 49

Right 63 50 68 54 72 58
Table 23 Four-Way Intersection — Pedestrian Volumes, 16 minute Peak Period

2008 2018 2028
AM PM AM PM AM PM

Across Ben
Lexcen Drive 4 4 1 4 1 5
(S)
Across
Heathland 14 6 15 6 16 7
Drive (E) :
Across Ben
Lexcen Drive 4 1 4 41 5 4
(N)
Across Eenie .
Creek Road 10 16 "1 7 11 18
wm)

 

 

 

 

 

 

 

 

Sunshine Beach Intersection Analyses - Ben Lexcen Drive / Heathland Drive / Eenie Creek Road

\AUBNE1 FP001Vobs\Projects\60039334\4. Tech Work Ares4.3 Engineering\intersection

AnalysestHeathland Drive\Reporting\intersection Analysis_RevA_20080506.doc

Revision A & May 2008 Page3 MAUINSELL | AECOM

 

Page 91

Appendix E

Intersection Count
Volumes

 

Page 92

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

 

 

 

 

 

 

 

 

   

 

 

 

 

 

 

 

 

 

 

 

 

     

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

 

 

 

 

 

  

 

 

   

 

 

 

 

   

 

 

 

 

 

 

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INNO) NOLLOFSHALNI TVANVI DIAAVaLsaVv

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Page 98

Appendix F
Swept Path Analyses

Page 99

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JOB NUPMBEPC 8651 2166

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BUNS

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Page 107

Appendix G
Typical Sightline

 

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Page 109

 

AVENUES

The Avenues are a further expression of the unique
feeling of this facility. Cars are relegated to the laneways
behind with only short stay visitor parking permitted. The
result will be a generous and inviting streetscape with
pedestrian priority, like the suburban streets of old.
Canopy and clear trunked small trees will be employed in
combination to provide a rich and varied streetscape.

LANEWAYS

Laneways are the service accessways for the
development. They are high on function and essentially
serve as private roads. The concentration of service
facilities in these areas frees up the balance of the
development from the domination of car and parking
requirements.

VILLAGE CENTRE

This area will showcase quality open space, recreation
ic Swimming pool and water
feature. Pristine lawn will be provide runaround space for
young grand children and great-granchildren. Natural
rock will be expressed in walls and pavements

 

THE APARTMENT CRESCENT

The Crescent is a sweeping tree lined roadway servicing
the higher density portion of the masterplanned
community. Trees for this section are to be selected to
provide shade and seasonal color to the streetscape.

PRIVATE OPEN SPACE

Private open space areas between bui
considered to be critically important to lifestyle and
choices for this development. Outdoor areas are
carefully considered to afford appropriate solar access,
privacy screening and outlook. Individual gardens will be
designed to enhance the indoor/outdoor experience.

 

 

LANDSCAPE CONCEPT PLAN - Masterpla

aoe

n

 

 

@BlueCare

fe

vas:

 

 

 

 

 

 

 

 

Landscape Masterplan

Page 01

 

ARRIVAL PRECINCT

The arrival precinct features a
combination of dramatic
architectural and open space
design, quality finishes and wel
resolved circulation network.
Advanced Pandanus ( screw pines)
will reinforce the coastal theme
and remind visitors of the
uniqueness of this coastal
retirement facility. Visual axis will
be critically considered with
recreation facilities clustered
around the primary avenue of the
development.

 

 

 

ENTRY PRECINCT

The Single lane entry provides a
unique opportunity to exploit the
road verges with generous and
inviting landscape planting. Entry
Experience will be encapsulated in
a formal application of stately
native trees. The larger trees can,
including native cypress will be
well set back from the pavement
edge to provide a feeling of
welcome while smaller boutique
plantings of Grass Trees (rescued
from site prior to clearing
operations) and native heathland
species will be distributed in
formal and informal arrangement
closer to the road edge.

  
 

 

c a d

LANDGRAPHICS

pedi cecns en st fe as) ete

www.landgraphics.com.au

Page 110

 

@ BlueCare

 

 

Ati

Nh

 

Lt

 

 

 

 

ENTRY PRECINCT

The Single lane entry provides a unique opportunity to
exploit the road verges with generous and inviting
landscape planting. Entry Experience will be
encapsulated in a formal application of stately native

Public Arrival Precinct

Grass Trees
4 Plant rescue operation to salvage grass
q trees for re-use on site.

 
 

 

 

isd.
san}

 

Signage and Entry Statement
Rock wall with pillar style entry
signage provides site identification
without dominating the surrounds.

 

 

trees. The larger trees , including native cypress, will be
well set back from the pavement edge to provide a
feeling of welcome while smaller boutique plantings of
Grass Trees (rescued from site prior to clearing
operations) and native heathland species will be
distributed in formal and informal arrangement closer
to the road edge.

 

 

 

 

LANDSCAPE CONCEPT PLAN - Public Arrival Precinct

cage me SEIS HeSrae SE RA SS Sa pt een ee

be aT

Ee

c a d

LANDGRAPHICS

usmREBce 1

Page 02

 

oar =

www. landgraphies: com.au

Page 111

 

@BlueCare eee a Rc

 

 

LANDSCAPE CONCEPT PLAN - Central Faci

VILLAGE CENTRE ~

This area will showcase quality open space,
recreation facilities and a dramatic Swimming pool
and water feature. Pristine lawn will provide
runaround space for young grand children and
great-granchildren. Natural rock will be expressed
in walls and pavements

Pool, BBQ Area & Playground

Recreation and lifestyle area.
A meeting place for visiting families

Feature Wall & Hedge
To achieve privacy and containment
within central facilities area.

Eucalyptus ‘Summer Red’, a flowering, native bird
attracting, is a colourful street tree. Cordyline rubras
and Solitare palms make a striking combination as
well as low maintenance for pool area.

lities

<keecmmea o

 

Central Facilities

Grass Trees

Plant rescue operation
to salvage grass trees for
re-use on site.

ARRIVAL PRECINCT

The arrival precinct features a
combination of dramatic
architectural and open space
design, quality finishes and well
resolved circulation network.
Advanced Pandanus (screw
pines) will reinforce the coastal
theme and remind visitors of the
uniqueness of this coastal
retirement facility. Visual axis
will be critically considered with
recreation facilities clustered
around the primary avenue of
the development.

Sitting area and
meeting place for
visiting families.

« a d

Page 03 LANDGRAPHICS

ete a =

www. landgraphics.com.au

Page 112

 

Fire buffers, fire breaks and
assembly areas

Pathway Link for therapy,
respite and cafe outdoor areas
with seating and hardy
decorative garden beds to
maintain open air opportunity

for residents

Garden beds of easily
maintainable shape break up
open spaces and buffer private
spaces from care units

Therapy room accesses outdoor
area for walking and sitting.

Fire Truck Access

Feature trees to entry carpark areas
define the building frontage and
enhance a sense of space.

LANDSCAPE CONCEPT PLAN - Residential Aged Care

+ eeceearnisee

2 7

 

oe Le

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Residential Aged Care

Timber boardwalk to partly roofed shelters
over fenced detention basin area.

 

Courtyard Area including a circulation
track, a raised sensory garden , art node,
feature tree and seating areas.

Endemic palms and trees will be
incorporated in the development.

The mechanism of altering canopy heights
will provide a dynamic elevation of
canopy and reduce the height perception
of built form.

Assembly areas.

Shade tree planting to
carpark areas.

c a d
LANDGRAPHICS

ae

Page 04

ee

 

Page 113

     

LANDSCAPE CONCEPT PLAN - Village Avenues

@BlueCcare ee a

Village Avenue and Meeting Places

The Avenues are a further expression of
the unique feeling of this facility. Cars
are relegated to the laneways behind
with only short stay visitor parking
permitted. The result will be a generous
and inviting streetscape with pedestrian
priority, like the suburban streets of old.
Canopy and clear trunked small trees
will be employed in combination to
provide a rich and varied streetscape.

             

4

Example of BBQ & Bin Storage &

+

  

 

Paved area with pergola
cover provides a
meeting point away
from the built form.

MEETING PLACE - Area 1

 

Pergola and shelter allow for an
internal meeting point.
Circulation paths connect homes
to meeting areas.

 
   

MEETING PLACE - Area 2

Example of street tree planting

Footpaths connecting internal
communal areas and allowing for
circulation through the external
space. Garden bed planting, fencing
and pergolas encloses the area and
seating within shaded areas provides
for relaxation and meeting
opportunities.

 

MEETING PLACE - Area 3 Example of shelter

 

c co d
Page 05 LANDGRAPHICS

ae = _— = meee
www.landgraphics.com.au

Page 114

 

@BlueCare _ a —
Typical Independent Living Unit

700 wide access path of natural stone pavers \

in coloured cement with expansion joints. \) \)/
(Nh

 

 

 

 

 

 

 

 

 

 

 

 

Dividing fence and garden beds
buffer private spaces from the
road and adjacent care units.

PRIVATE OPEN SPACE

 

Private open space areas between buildings are
considered to be critically important to lifestyle
and choices for this development. Outdoor
areas are carefully considered to afford
appropriate solar access, privacy screening and
outlook. Individual gardens will be designed to
enhance the indoor/outdoor experience.

Gardens beds of easily
maintainable shape break up
the open spaces from the road.

 

 

¢ a d

LANDSCAPE CONCEPT PLAN - Typical ILU Page 06 LANDGRAPHICS

2a vaipneeremenne 047 ae -atravasrmeeiren ee sae TRIS + Som ‘ eee See SUAUNES TRADER Se EA ed ib omerees ommenraat
www. landgraphics.com.au

2c PRS SRR ALUEk ae

Page 115

 

 

Q BlueCare _

Apartment Crescent

The Crescent is a sweeping tree lined roadway servicing the higher
density portion of the master planned community. Trees for this
section are to be selected to provide shade and seasonal color to
the streetscape.

                  

Bioretention basin with gabion
retaining walls to be built fo
stormwater collection 4

 

A fire trail buffer will exist
between the proposed

development and the basin
and the vegetation buffer
to the boundary.

 

 

 

 

 

Existing vegetation buffer
to western development
boundary of development.

 

Planting areas in formal
configuration break up open spaces
and buffer private spaces from
adjoining units and passing traffic.

Fire Trail

Access to on-site fire trail.

c a d

LANDSCAPE CONCEPT PLAN - Typical Apartment and Crescent Not to Scale Page 07 LAND GRAPHICS

fe Oe een geeEE Se fs a
www.landgraphics.com.au

 

to ee FS a

Page 116

 

 

SU N RISE BEACH THE NOOSA PLAN - Division 17 - Landscaping Code

As per Table 14-52 - Lancscaping under The Noosa Plan $3.28) Tr ngs proposed except b) 14.156 Environment protection and
please note the following responses to Spectic Outcomes and some bose group plantings of Livistona spe

" conservation
Probable Solutions relevant to the Streetscape works. ings. These Watercourses and drainage lines - 024
° e pbanited ion a) Landscaping works along watercourses and as
14.152 General requirements part of drainage solutions retains and enhances

 

 

ere are no palm pls

         

 

 

 

       

Streetscape and amenity - 01 $33 s xisting riparian vegetation including understorey
a) Landscaped areas have been provided to 101 be planted b) Existing riparian zones will be rehabilitated by
en @ the natural landscape character reas tha! may be revegetation works that filter stormwater run off
P LA NT I N G I NT E NT b).¢) Natural features such as existing trees will be damaged and Improve and provide native wildlife habitat
retained and including in buffer areas where <) Lawn areas have been avoided at waterway and
Wetland Planting appropriate Solely and seourity 04 drainage line edges to prevent mowing damage
t d),e),f) Landscape areas have been designed to a) Safe sight distances to and trom road corners Seige

   

veway entries will be maintained

 

he building bulk from the road and

 

4) Engineering solutions to drainage have been

  

 

 
 
 
  

species have:been selected for hetghiand form 0656.1 Street trees and caroark areas wil pied where poustle wit lontacaring
responsive to the buildings and to screen and ¢ nisior a 20nh solutions implemented
shade roads. carparks and visable service areas Be UCONN Natural materials have been used where possible
@).h) Existing vegetated buffering is to be retained and = S6.2 eimaxkrum of 0,?mifrom in order to blend with the natural environment
improved through selective undergrowth Gearing finished road pavement level (not top of kerb).
and reinforcement plantings to major roadways Wildlife habitat protection - O25
and new buffering is to ed where this Services and utilities -O7 a) Landscaping retains and e .s habitats
cevelopment interfaces with adjoining existing s7.t Any landscaping adjacent ‘0 substations or native wildlife corrkiors by replicating adjacent

cevelopments. electriaity transmission line easements are to be

   

remnant vegetation including understorey

 
 

 
 

     
      

$1.2 Landscaping has beer designed e s than 4m high 3 ity and wal not vegetation

eaicaive Punt SeWoton hes bene encroach within 3m of any substation boundary, lL eitecapediareasfive:Geen:atied io:

7.2 Ani ler than 4 lanted at te ped
the Woodlands / Open Forest Areas f y, trees tamer tran 4rn we be’ pt a eae complement and integrate with existing
as far away from the eleczictty transmission line vegetation

Species Selection - 03 ‘exithey are expecied:to:be' hight matur ¢ Old trees including dead trees will be retained
a) Plant species are appropriate to the biophysical $7.3 Wis exnected that all power connections to where possinie to retain nollows f cal native

conditions and locality landscape character duildings wil be unde fauna

 
 

must follow the
uttined In this sector

) Species have beer selected for the space s7.4
available, visual and climatic exposure, as a

 

) Vegetation links will be created or enhanced
through garden planting between existing

 

 

Indicative Plant Selection lation fo the scale othe develope eee Cals - averse ees on koalas wl be mores by
¢) Species provice a 12 levels of shade $7.6 Species with Invasive not planting koala food species near roadways

 
  

Isolepsts nodosa

 

 

   
   

    

     
  

    

 

 
 
 

              

    

 

        

 
 

 
 
  
 
  

  
  

sunlight to the occupants and users of Ine Jar enough to Sorvices and facilitating movement in koals habitat areas
cao alan cevelopment roadway access throughout tne
Species for Perimeter Planting and Species for Riparian Planting ° seasons 14.155 Open space areas and road reserves Water Management - 026 - 26.1
Open Space Zones qd) The species selectec will require minimal Road reserves - 023 a) The infiltration and conservation of water is
a additional watering as they have Deen selected e) Landscaping enhances optimised through the selection of native plant
from species currently thing on urally “ species from PSF3 Landscaping Plants and
res Botaicl Name Cemmen sn PLANTING INTENT » estoy , goer memtn on
Botanical Name Common Name Casuarina glauca ‘Swamp She-Oak ites ncaa WA ive and b) Plants have been group in mulch garden beds
Rr eNe en pee ee Mem iee GUNG HepemenkT ae Tree Street Trees to Infrastructure maintained for venicles anc for pedestrians and Impervious surfaces have been minimised in the
ronychia i e rds Eye
2 " oN) Street Trees species are consistent with the bicycles through a share road reserve
oe , ae ae else ; peas pe ita ee GROUNDCOVERS & SEDGES locality and natural setting of this specific h) All suitaple existing ¢) Hard surfaces will be drained to landscaped
iAngaptiora:iiocer Smooth Barked Anph jotanical Name Common Name cevelopment and the developed Lots as a whole. will be retained and incorp areas rather than the street drainage system
Bichhouse myo Grey myrte Baumea articulate sointed Twig Club Rush Species will reflect adjoining developments streetscape st
rachychiton bitwi Busiy Kursiong Boures rubtinose Soft Twig Rush species though will be low maintenance and ) Lawn E allows forthe opening of 44.457 Carparking areas
, L800 Back Twe Blechnum sp Water rar selected as appropriate for this area and car doors along the roadw On-street car parks - 029
f lus ;wamp Callistemon Crum pedunculatum iver Lily landscape character. i) Landscaping allows for maintenance and $29.1 ’A ip hauin af SoOdim from Baekonker:of kaw
lustemon salgnus Weeping Whke Bottle Brush Eleochans sp Spikerush Species have been selected for specific “ Ki re i
Calitrrs columelians Cooloola Cyp ine Isolepsis nodosa Knobby Club Rush uses throughout the development, such as Pee Gera cde
Casuanna glauca Swamp She-Oak Juncus ustatus Common Rush Elaeocarpus eumundi reinforcement plantings in Buffer/Open Space h) a
eicigdinh a Methuen Areas, Shade and Feature Planting. Each rees are planted a mir
Oe 9 Species fulfils a spectiic function and is n of kerb in the road reserve verge
plectus litoral SI b Rush sultable for Landscaping main
validus River Club Rush

planted near structures that may cause damage
and dangerous species will not be located near
high pedestrian areas. Species in pedestrian

to avoid ponding to

 

Melaleuca quin
Melicope elleryana

 
 

 

 

 

 

 

 

 

 

 
 

 
   

    

 

        
       

 
   
 

       

  
 

e haroy plants lolera $23.1

Tristan Species for Streetscape and Internal e evel of ee eta ree Bm of frontage
Waterhousea floribunda Precinct Planting Syzvahimmecsum $3.18) Plant species have been selected from $23.2 Lawn and low plar
SHRUBS Woodlands / Open Forest Areas form PSP3. 18 back of kerb to
Botanical Name Common Name SPECIES SELECTED FROM NOOSA SHIRE COUNCIL'S os Tees ain Unsimaehie Beenies prenesed pcan A aol ea
‘Acacia suaveoiens Sweet Wattle LIST OF PREFERRED PLANT SPECIES PLANTING INTENT - Trees ae ae ahora a
Baeckea virgata Twiggy myrtle
Banksia robur Swamp Banksia TREES
Banksia spnubse Gokden Candlesticks Botanical Name Common Name
Baurea rubwoides Why Dog Rose Acmena smith Lilly Pity
Enostemon australe Cooloola Wax Flower Elaeocarpus eumundi Eumundi Quandong
Hovea acutifolia Hovea Flaeocarpu: ovatus Hard Quandong
Jacksonia scopana Dogwood Livistona australis Cabbage Paim PLANTING INTENT
Leptospermum specosu Wallum Tea Tree Syzygium oloosum Lilly Pilly
Leptospem Lemon Scented Tea Tuckeroc
Lep Wild May Weeping Lily Pily
Melastoma affine Blue Tongue
Pultenea sp Bush Pea SHRUBS & GROUNDCOVERS

Botanical Name Common Name

Adiantum hispidulum Malcenhal Fem Malkcope.okacyena
GROUNDCOVERS Alpina caerulea Native Ginger
Botanical Name Common Name Anigozanthus ‘Bush Gem’ Kangaroo Paw mollane « ,

Austromyrtus dukes Mid yim Calitris columoteris

Maidenhair Fem Banksia spinuiosa Gokien Candlesticks
Native Ginger ssus antarctca Water Vine ‘Cordyline rubra nen

Austromyrt Mid yim C ne rubra Red-Frultec Palm Lily Kemnendes contertton
Blechnum sp Water Fem Ci pedunculatum River Lity

 

 

Crssus antarctcs Water Vine Dianella caerulea fax Lit
Broad Leave Palm Lity Helichrysum aprcutatum Evertasting Paper Daisy
Reo-futied Palm Lily Pointed Leaf Hovea

Banksia spinviosa

 

 

 

   

 

Wild May
Dianesa caeruia Lomandra taniha Fine Leaf Mat Rush
Gahrua aspera Saw sedge Melaleuca thymufoka Thyme Honey Myrtle

4 - (c yenerva
Hardenbe! x Native Sarspacila Putterea sp Blue Tongue Melaleuca quing
Hipoerna scat Twaning Guinea Flowe: Kicnocarpus pindohus prostrate Prostrate Weddirg Bust

 

Juncus ustatus Commor Rush
manara contertus Mat-Rush
Mat-Rush
Mat-Rust

   

   

Resto cetapnylia

Entostemon spo.

 

Viola nederacea

 

Xartharhoes

 

NOTE :

for this

listed are a selection of plants sukable
lication, Not all plants wall
incorporated. Additional species may be added at fnal
design stage. A comprehensive plant schedule will be
prepared for Operaticnal \Varks application stage of the
assessment process.

 
 
 
 

LAaNDGRAPHICS

 

Melastoma affine

 

 

 

 

 

ivistonia australs
Backhousia myrtfoe eens

Hardenbergia volacea