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Appendix B - Engineering Cover Letter Response
21st October 2022
Ref: MCU22/0097
Ms G Schramm
PO Box 141
Tewantin, QLD 4565
Attention: Georgina Schramm
Dear Ms Schramm,
Re: Information Request – Pomona Distilling
At: 14-16 Reserve St, Pomona QLD, 4568
With reference to the abovementioned development application and the subsequent
information request from Council, we have prepared a response to the engineering matters
raised as follows.
Stormwater Management
9. Provide a preliminary Stormwater Management Plan demonstrating how the
stormwater generated by the hardstand of the proposed smokehouse and other
impervious areas (landscaped, carpark) will be collected and released. The
Stormwater Management Plan must be prepared by a suitably qualified person
and include, but not be limited to:
a) a Lawful Point of Discharge; and
b) details (FSLs, invert levels, etc.) of the existing on-site stormwater system
Please see the attached Stormwater Management Plan which includes the requested
details.
Vehicle Access
10. Provide additional comment demonstrating how the proposed access will
function. The additional comment should make reference to:
a. the type (foot, vehicle, etc.) and volume of traffic the access will serve; and
b. if both venues can function independently without the proposed access.
The driveway will continue to function as per it’s existing use. A concrete footpath
along the southern side of the driveway access will cater for foot traffic, while the
existing car parking area will accommodate up to 20 vehicles at a time with two
scooter spaces also provided.
In accordance with the NSW RTA Guide to Traffic Generating Developments 2002, the
average restaurant facility trip generation rates (a trip defined as a one directional
movement, either a vehicle entering or a vehicle leaving the site) can be estimated as:
- Evening peak hour vehicle trips – 5 per 100m² gross floor area
- Daily vehicle trips – 60 per 100m² gross floor area
- Mean vehicle occupancy – 2.2 people / vehicle
P +61 7 5211 1003 A 75 Noosa Dr, Noosa Heads Qld 4567 E [email protected] recorconsulting.com
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The proposed smokehouse has a gross internal floor area of 179m² with a 130m²
outdoor seating area, for a total 310m². This would equate to:
- Evening peak hour vehicle trips – 15.5 peak hour trips
- Daily vehicle trips – 186 trips
Therefore, during a daily period, 93 total vehicles would be estimated to visit the
facility during the operating hours. As on street parking is available within the locality,
not all vehicles would be expected to use the parking area. Assuming a rate of 10% of
total vehicles parking on the street, 9 vehicles would carry an estimated 20 people
who would use the driveway access as pedestrians during the day, with some
additional movements from residents within walking distance of the facility
Both the estimated pedestrian trip generation and peak hour trips are relatively low,
therefore the existing access is believed to provide suitable functionality for the
proposed development.
As discussed with Daniel Epps of Noosa Council, no response is required for item b as
there is no suggestion of removing the access.
Carpark
11. Provide a Carpark Plan demonstrating the proposed works within the
Carpark. The plan must be prepared by a suitably qualified person and
include, but not be limited to:
a. existing sections are to remain;
b. proposed works;
c. spot levels and grades;
d. demonstrate a B99 vehicle (as described by AUSTROADS) can safely enter
and exit Carpark 1; and
e. demonstrate that the proposed gate can function while both motorbike
parks are occupied.
The intention of the proposal is to make use of the existing carpark structure and layout,
with the line markings reinstated to ensure clearly defined parking spaces in
compliance with AS2890 are available. No extension or modification of the existing
pavement and surfacing areas is proposed.
Car park 1 is unable to be entered and exited using a B99 vehicle in a three-point turn
manoeuvre. A B85 vehicle has been shown in the attached plans as well as the 5-point
turn required for a B99 vehicle to access this space. Due to these access limitations, the
space can be allocated as a small car space or staff parking space.
The proposed motorcycle parks have been relocated to allow clear access and
functionality of the gate.
For further detail on levels, refer to the Car Park Plan which contains the relevant
information required.
P +61 7 5211 1003 A 75 Noosa Dr, Noosa Heads Qld 4567 E [email protected] recorconsulting.com
Page 3
12. Provide a comment by a suitably qualified person regarding what repair
works, if any, are to be conducted on the existing carpark, drive and
crossover.
The carpark, existing driveway and crossover are an existing facility, which the
proposed development will make use of. As the property and common access are not
owned by the applicant, it is understood that the maintenance for these aspects is
carried out by agreement between the owners of each property.
We have carried out a site inspection to assess the condition of the car park, drive and
crossover to provide recommendations to improving the carpark only, as we are unable
to impose requirements onto a third party.
A heavily deteriorated portion of the driveway access near the entrance was observed,
which is located within the adjacent lot 1 and access easement. This portion of the
driveway has evidence of crocodile cracking, ravelling and rutting, therefore a
treatment of heavy patching is recommended. The existing fall and levels of the
driveway are the be maintained, therefore the finish is to be flush with the surrounds
and matched smoothly to the existing surface to ensure water continues to flow freely
across the surface.
The remaining areas of the parking area and aisle are in better condition despite some
minor defects as would be expected of an older surface. Within the parking area it was
noted that there is some generalised cracking present, with minor areas of crocodile
cracking, block/joint reflective cracking and longitudinal cracking the most prominent.
The primary concern with these distresses would be moisture ingress into the
underlying pavement, so a treatment of crack sealant is recommended to be applied to
protect the pavement and extend the surface life.
During the visit, there was little evidence of loose material on the surface and around
cracking, no visible potholing and no prominent rutting was observed, therefore it’s
condition is deemed satisfactory for use. The surface should be monitored and if
changes become evident, further advice should be sought regarding treatment
options.
13. Provide a comment by a suitably qualified person regarding what design
alterations will be made to the existing bitumen property access to Lot 1 to
reduce the risk of pooling and flooding. Please note that no new
development can create a worsening of drainage conditions for
neighbouring properties.
The existing driveway access is intended to be maintained and utilised in its present
form. The driveway access has a moderate grade of typically around 10%, which allows
for surface run-off to drain freely. The deteriorated section of the driveway may result in
some pooling of run-off, however the recommended heavy patching of the defect in
the access driveway would provide a smooth surface allowing water to flow freely.
P +61 7 5211 1003 A 75 Noosa Dr, Noosa Heads Qld 4567 E [email protected] recorconsulting.com
Page 4
The car parking area has a fall of typically 3% towards the east, where the existing
stormwater pit has been assessed as having capacity to carry the run-off from the
existing and proposed development, therefore flooding is not expected.
As the grades and surface levels are existing, the development will not result in a
worsening of conditions in the adjacent property.
14. Provide additional comment on how the carparking area is to be shared
with the existing commercial uses on the site, and how such uses will
continue day-to-day operations with limited parking.
The existing commercial uses on the site consist of a gift shop, a hair salon and a
Chinese restaurant. It is considered that peak operation of the proposed smoke house
are not likely to coincide with the peak operating hours of the tenancies of the existing
building, particularly the gift shop and hair dressing salon.
The peak operating hours of the existing Pomona Chinese Restaurant on site may
overlap with the proposed development, however with the Chinese Restaurant
opening onto Reserve Street and more likely to cater for short takeaway trips, the
users of this restaurant would be likely to preference the on-street parking.
The uses of the site are therefore unlikely to conflict with one another for use of the
existing parking facilities and therefore day to day operation is likely to be unaffected
by the limited parking.
15. Provide an assessment of the existing access and its capacity to cater for the
expected traffic movements. The assessment must be undertaken by a
suitably qualified person and demonstrate that the access is safe for both
vehicles and pedestrians at the entrance to the site.
The existing bitumen surface of the driveway has a width of approximately 5.5m with a
1m wide concrete footpath along the southern boundary. In order to provide clear
delineation of the footpath, pedestrian walkway markings are to be provided along
the footpath and one side of the parking aisle to minimise interaction with vehicle
traffic.
The access driveway and parking area is a low-speed environment, with a clearly
defined concrete footpath section differentiating the driveway from the crossover,
providing visual indicators of potential pedestrian movements causing vehicles to
approach with caution.
The driveway crossover has a well-defined entry between two planted medians in
Reserve Street, creating a clear separation from the on-street parking areas and
providing additional width for vehicles to enter the traffic flow without obstructing
pedestrian movements on the footpath.
P +61 7 5211 1003 A 75 Noosa Dr, Noosa Heads Qld 4567 E [email protected] recorconsulting.com
Page 5
We believe that the above satisfactorily addresses the engineering matters raised in the
information request, however should additional information be required, please contact
our office directly.
Yours faithfully,
RECOR Pty Ltd
Prepared by
Ben Parry
Civil Engineer
BEng (Hons), MIEAust CPEng NER
RPEQ: 28084
P +61 7 5211 1003 A 75 Noosa Dr, Noosa Heads Qld 4567 E [email protected] recorconsulting.com