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P2623.001L Tewantin Noosa RSL Stage 4, 5 & 6 RFI Response
Attached to the e-mail Response to Information Request MCU16/0079 (email 1 of 3).
Gold Coast Office Brisbane Office Sydney Office
S: Suite 26, 58 Riverwalk Avenue S: Level 2, 428 Upper Edward Street S: Studio 203, 3 Gladstone Street
Robina QLD 4226 Spring Hill QLD 4000 Newtown NSW 2042
M: PO Box 5102 Q Super Centre M: Level 2, 428 Upper Edward Street M: Studio 203, 3 Gladstone Street
Mermaid Waters QLD 4218 Spring Hill QLD 4000 Newtown NSW 2042
P: (07) 5562 5377 P: (07) 3831 4442 P: (02) 9557 6202
F: (07) 5562 5733 F: (07) 3831 4455 F: (02) 9557 6219
W: www.bitziosconsulting.com.au E: [email protected]
Our Reference: P2623.001L
4 October 2016
Rubicon Design & Construct Pty Ltd
c/- Planit Consulting Pty Ltd
PO Box 1623
KINGSCLIFF NSW 2487
Attention: Simon Halcrow
Sent via email: [email protected]
Dear Simon,
RE : INFORMATION REQUEST RESPONSE: TRAFFIC AND TRANSPORT ITEMS
PROPOSED EXPANSION – NOOSA-TEWANTIN RSL
1.0 INTRODUCTION
This letter has been prepared in response to the Information Request (IR) issued by Noosa Shire Council
(Council) dated 8th September 2016, in relation to the above development proposal. We have considered
and addressed each traffic engineering and transport planning related item in turn below.
A copy of the IR is included at Attachment 1.
A copy of revised development plans is included at Attachment 2.
2.0 I N F O R M AT I O N R E Q U E S T I T E M 9 & 10
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Item 9 Response:
Doonella Street operates as a 40km/h access road, and as such is subject to the following sight distance
requirements as per Figure 3.2 within AS2890.1:
Minimum Stopping Sight Distance (SSD): 35m.
A site visit was undertaken on Tuesday 4th October 2016 to confirm sight distances along Doonella Street. It
is noted that the location of the proposed access point is approximately 45m from the Memorial Drive /
Doonella Street roundabout.
The following site distances were observed based on the proposed access location:
Doonella Street – East of Proposed Driveway: 50m; and
Doonella Street – West of Proposed Driveway: 45m (to Memorial Dr / Doonella Street roundabout).
Based on the above, the access location achieves the minimum sight distance requirements as per
AS2890.1, and as such is deemed adequate. A concept sketch showing sight lines from the proposed
access location is shown in Attachment 3.
It is noted that some on-street parking will remain either side of the proposed access, however, considering
the 40km/h frontage road speed and existing parking conditions, it is not recommended to remove this
parking. This remains consistent with other access locations and on-street parking configurations in the
surrounding area.
The site visit confirmed that appropriate sight distance can be provided along Doonela Street with respect
to grades changes and the crest at the Doonella Street / Pelican Street priority controlled intersection.
Based on the above, an amendment to the crossover is not considered to be required.
Refer to Attachment 3 for site visit photos.
Item 10 Response:
Based on the current configuration of Doonella Street (i.e. one travel lane in each direction with on-street
parking permitted on both sides of the road), vehicles travelling westbound would be unable to pass a right-
turning vehicle waiting to enter the site via this access. It should be noted that this is the exact same
configuration as the intersection with Pelican Street, where on-street parking is permitted which can restrict
vehicles from passing a right-turning vehicle.
Regardless, it is recommended that on-street parking be restricted on the southern side of Doonella Street
(opposite the access driveway) to provide passing provision for westbound traffic.
Refer to Attachment 4 for a concept sketch showing the proposed arrangement. This includes swept path
diagrams which show westbound traffic passing a vehicle waiting to enter the site
On the basis of the concept sketch, it is expected that vehicles will be able to pass a right-turning vehicle
waiting on Doonella Street, providing for adequate traffic flow along Doonella Street.
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3.0 I N F O R M AT I O N R E Q U E S T I T E M 11 &12
Response:
Refer to Attachment 5 for a letter addressing Liquor deliveries to the club from the service provider.
Service vehicles providing deliveries and services to the site are presently provided by Caloundra General
Transport who currently operate articulated vehicles for the site. The attached letter outlines that from 1st
January 2017, all future deliveries to the site will be via a Medium Rigid Vehicle (MRV). It is considered that
any MRV is capable of entering the site, performing all necessary duties and exiting the site in a forward
direction.
This further provides safe transport of goods between MRV and forklift, as the forklift will not be required to
leave the subject site. This arrangement is considered adequate for site servicing and as such, plans are
not required to be amended for a 12.5m HRV.
In terms of refuse collection, revised swept paths have been prepared showing a 9.9m typical Council front
load RCV is capable of entering the site in a forward direction, performing necessary duties from within the
loading area, and exiting the site in a forward direction. The swept path shows that the RCV is capable of
performing the required manoeuvre with consideration of proposed buildings, parking spaces and shade
sails.
On this basis the refuse collection arrangements are deemed adequate and no further redesign is required.
Refer to Attachment 6 for revised swept path diagram.
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4.0 I N F O R M AT I O N R E Q U E S T I T E M 13, 14 & 15
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BITZIO
Serre aI |
4.0 INFORMATION REQUEST ITEM 13, 14 & 15
Issue — Parking Demand
It is difficult to identify the true parking demand where on street overflow parking exists in
the street where that on-street parking is also shared by other commercial users in the area.
Council previously recommended to the applicant that the on-street parking survey be
expanded to the other sides of the street, and in distance from the site. This would have
assisted in identifying the true parking demand of the existing RSL particularly when other
uses in the area are closed or operating at low levels of activity.
The submitted survey provides little certainty the existing peak parking demands of the
development have been appropriately identified. The true peak parking demands for the
existing development are necessary to estimate the likely parking demands associated with
the expanded proposal, and then the extent of overflow parking likely in the street. This is
critical to understand due to the general shortage of on-street parking in the area during the
day, and also for estimating the likely extent of additional on-street parking, particularly
along the front of existing dwellings in Doonella Street in the evening.
In addition, the following is noted in relation to the parking survey:
¢ Site inspection indicates that 6 of the existing parking spaces in the existing basement
parking area are used for storage associated with the bottleshop. Thus, it is not
surprising that the surveys indicated peak on-site parking demands of 80 cars verses a
capacity for 86 cars (6 empty spaces). Those spaces were not empty, they were simply
not available for visitors to use. It is not that the on-site capacity was not utilised, it is
simply that 6 of the on-site parking spaces were not available for car usage.
¢ The parking survey concluded at 7.30pm but parking demands were still increasing at
that time, and were almost at the level of the peak midday parking demands. 7.30pm
may have been the time of the evening peak but it could have been later. If the survey
had extended longer into the evening then this would have been clarified.
The Bitzios report also adopts the 85" highest day as the design day for parking demands.
The 85" highest day is appropriate for identification of design traffic generation, but not for
design parking demands. For example, Brisbane City Council identifies design parking
demands as the greater of the peak parking demand generated in an annual average week,
or the 30" highest hourly demand in the year. From the supplied patronage data, it is
estimated the appropriate design day would be at about the 800 persons per day level,
compared with the 700 person per day level for the Friday survey and the 650 person per
day level for the Saturday. The surveyed parking demands should be increased to
represent design parking demands associated with the 800 person day level.
Information Required
13 Additional parking survey is required to provide information on a Friday and
Saturday evenings, from 6pm till 9pm, including the on-site parking area, both sides
of the streets forming the block that surrounds the site including Pelican Street,
Poinciana Ave, Memorial Ave, and Doonella Street, and extending along Doonella
Street east to Lake Street, would provide additional certainty to the parking
assessment. It is likely that at the peak in the evening, there will be a clear
demarcation along each street where the extent of RSL parking finishes.
Identification of those demarcation locations on a plan would also be of great benefit
to the parking assessment.
14 Amended parking demand assessment based on design parking demands
associated with the 800 person day level.
15 Amended proposal plans where necessary to address the amended parking
demand assessment.
Page 5
Response:
As detailed in the TIA, it is expected that the proposed development will provide adequate parking provision
to accommodate likely peak parking demands generated by the proposed expansion. The following key
points from the car parking assessment undertaken in the TIA are summarised below:
the parking occupancy survey data indicates that there is currently spare car parking capacity both on
and off-street during busy trading periods for the RSL on typical trading days;
the curtesy bus patronage data indicates a high proportion of patrons arrive to the RSL on Friday and
Saturday via the curtesy buses (i.e. 12 to 14%);
the RSL patronage data suggests that Friday 17th June 2016 represents an 85th percentile trading day
for the RSL and therefore the surveyed parking demands are appropriate for use without factoring;
estimated parking requirements for Stage 6 interpolated from the existing parking supply rate (i.e. 4.39
spaces/100m² TUA) would warrant a total of 128 off-street car parking spaces, which equates to a
shortfall of five (5) spaces compared to what is proposed (i.e. 123 spaces); and
estimated parking requirements for Stage 6 interpolated from the surveyed peak parking demand rate
(i.e. 4.09 spaces/100m² TUA) would warrant a total of 119 off-street car parking spaces, which equates
to a surplus of four (4) spaces compared to what is proposed (i.e. 119 spaces).
The approach adopted in the TIA is considered comprehensive and detailed considering the relatively small
scale of the proposed expansion (i.e. 940m2 GFA increase). Factoring of surveyed parking demands to
represent a ‘800-person day level’ is considered excessive given that only seven (7) days exceed this level
of patronage (including Christmas Eve and New Year’s Eve). The adopted approach presented in the TIA
of an 85th percentile trading day is considered applicable given this represents likely peak demands. As
stated in the TIA, on the few days of the year where parking demands may exceed supply (i.e. Anzac Day,
New Year’s Eve etc.), we are of the view that there are sufficient on-street parking opportunities to cater for
this temporary spike in demand.
Additionally, there is no accurate way of capturing existing peak parking demands due to on street parking
options and the fact that non RSL patrons may currently use RSL parking areas.
On this basis, it is expected that obtaining further traffic survey data and extending the scope (to include
different time periods and adjacent street parking) would provide limited benefit for significant additional
cost, and is therefore not considered warranted.
5.0 I N F O R M AT I O N R E Q U E S T I T E M 7 B
Response:
Revised development plans demonstrate height clearances of approximately 2.34m in accordance with
AS2890.1 (with consideration to services / infrastructure).
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Revised development plans do not provide delineation of pedestrian routes to / from the lift located along
the Memorial Avenue (western) side of the site. This is not considered necessary considering the location
of the lift will be in the vicinity of the existing access stairs. Hence, the existing pedestrian routes remain
largely unchanged.
Development plans show that the lift will be provided in Stage 5. Patrons will be able to access all areas of
the proposed expansion and existing development as per the existing arrangement, either via access stairs
or ramps located throughout/around the site.
It is recommended that pedestrian (yellow chevron) line marking is provided at the front of the lift (once
provided in Stage 5) in combination with bollards to delineate the pedestrian area. This will also serve as a
queueing area, located out of the trafficable aisle for pedestrians while waiting for the lift.
6.0 CONCLUSIONS
I trust that the above information is sufficient to respond to the Council’s Information Request in relation to
the traffic engineering and transport planning items and will allow Council to prepare reasonable and
relevant conditions of approval.
Yours faithfully
Luke Darragh
Manager – Brisbane
Senior Traffic Engineer / Transport Planner
BITZIOS CONSULTING
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ATTACHMENT 1 INFORMATION REQUEST [OCR of page images] BITZIOS ATTACHMENT 1 INFORMATION REQUEST
Page 8
Officer :Denis Wallace
Direct Telephone: 07 53296239
Our Reference :MCU16/0079
:
8 September 2016
Rubicon Design & Construct Pty Ltd
C/- Planit Consulting Pty Ltd
PO Box 1623
KINGSCLIFF QLD 2487
Attn: Rebecca Van der Meer
Dear Rebecca
Information Request
Sustainable Planning Act 2009
I refer to your application and advise Council requires further information to satisfactorily
assess the proposal.
1 APPLICATION DETAILS
Application No: MCU16/0079
Proposal: Development Permit for Material Change of Use of Premises
- Extension to Existing RSL Club
Street Address: 5 Memorial Ave TEWANTIN QLD 4565
Real Property Description: Lot 3 T16319 & Lot 10 SP273411
Planning Scheme: The Noosa Plan (16 September 2013)
2 INFORMATION REQUIRED
The information requested is set out below:
Issue – Architecture
The site is in a key location at the entrance to Tewantin’s business centre and is important
to Tewantin’s character. Outcome O79 of The Noosa Plan’s Tewantin & Doonan Locality
Plan seeks new buildings that “relate to the setting and heritage of the locality”.
The proposed architecture of the Pelican Street facades can be described as industrial in
appearance, with the material palette being steel columns and beams, colorbond
corrugated wall sheeting, CFC panels, aluminium louvre screens and some rendered
blockwork walls. Roof forms are low angle skillion and butterfly roof forms. Windows are
very minimal and are at very high level, further suggesting industrial forms. The style makes
little reference to the materiality or roof forms of the locality or the Noosa vernacular.
The proposal’s unarticulated carpark podium is quite monolithic. It lacks a human scale and
is at odds with the finer grain, articulated character of the detached dwellings on the
opposite side of Doonella Street.
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au
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Memorial Avenue is the entrance road to Tewantin from the south. The existing RSL
building incorporates forms of the Noosa style of architecture in the way of large eaves,
battened screening and pitched room forms. The proposed new alfresco lounge extension
at the corner of Memorial Avenue and Doonella Street retreats from these stylings in favour
of large pane glass, box gutters, and a soaring inverted roof form – more reminiscent of
office building forms.
Information Required
1 Amended plans addressing the following:
(a) The proposal’s Pelican Street and Doonella Street frontages be given
greater human scale, and visual, scalar and material references be made to
the shops across Pelican Street and the housing on Doonella Street.
The carpark podium cannot be merely ‘planted out’ as a means to achieve
scale and context. The articulation of built form and materiality needs to be
used to create scale, visual interest and reference to the character of the
locality.
(b) It is suggested a statement be made at the Doonella St / Pelican Street
corner by pulling back the carpark for a large feature tree or a sleeved active
frontage opportunity.
(c) Amended plans for the extension at the Memorial Avenue/Pelican Street
corner where the architectural forms make greater reference to the Noosa
vernacular style of architecture, and the styles inherent in the existing RSL
building and the detached dwelling context on Doonella Street.
(d) The industrial character of the proposed extension be changed to reflect the
Noosa style vernacular.
(e) Further 3D architectural images of the proposal in its context.
Issue – Street Activation
Section O77 of Tewantin & Doonan Locality Code seek Pelican Street and Doonella Street
frontages be occupied by services and what can be described as shopfront uses. It is also
noted the site is in Tewantin’s business centre.
The proposal involves the demolition of a street front tenancy on Pelican Street and
replaces it with an unarticulated carpark podium that has been screened and planted out.
The Doonella Street frontage is dominated by service cupboards, carpark entries, fire doors
and fire stairs. The proposal represents a deactivation of the street front and, because the
carpark is setback only 2m from the street boundary, the proposal precludes any future
improvement in street activation.
The bulk of the active spaces within the extension have been pushed to the middle of the
site, whilst the carpark, loading, and services yard have been pushed to the street frontage.
In the interests of street activation, it is suggested that the applicant consider bringing more
active uses to the Doonella and Pelican street frontages and that servicing retreat to the
middle of the site.
The plans indicate that shade structures will be setup over the carparking bays. It is
requested that these be shown on the drawings for assessment. The town planning report
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MCU16/0079
suggests that these structures, being open sided, will allow long sightlines through the
property. However it is noted that these are to be located1 level above the street and that
sightlines through the shade structures may not be actually possible.
Information Required
2 Amended plans providing sleeving of part of the Pelican and Doonella Street
frontages with active elements of the development, or otherwise, configure the
development to provide greater articulation of form along the Pelican and Doonella
Street frontages as well as permit future active insertions.
3 Amended plans providing shading created through a combination of sail and tree
canopy. Sail structures should not be visually dominant and should be broken up to
avoid a long length of sail along the Pelican Street.
Issue – North Elevation
The proposal has a long, almost 1.5 storey high, rendered blockwork wall to much of its
northern boundary. This wall is unarticulated and is not setback 2m as per the Noosa Plan
Schedule 1 requirements.
Information Required
4 Amended plans with the northern wall articulated or configured to provide visual
interest, through the use of stepping, recesses, variations in materials, use of
vegetation and other means.
OR
Justification for the proposal in the context of future development potential to the
north.
Issue – Casual Surveillance
The rear carpark podium area is largely not visible from the street or from the RSL facilities
which creates a potentially unsafe area.
Information Required
5 Demonstrate the development provides casual surveillance of the rear carparking
area from both the RSL facilities and the street.
Issue – Landscaping & Front Setbacks
The submitted planning report suggests the development provides the minimum 15%
landscaped area required by The Noosa Plan. However, the landscaped area on the site
plan is calculated at only 8%. The proposal seeks significantly reduced front setbacks and
is unlikely to be supported in its current form.
Front setbacks reduced to only 2m may be insufficient to support deep plantings.
Information Required
6 Amended plans providing the minimum 15% landscaped area via additional
landscaped setbacks to Pelican/Doonella Streets and reduced building
encroachments into the front setbacks.
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Issue – Existing Trees
The Tewantin & Doonan Locality Code seeks to retain existing trees that add to the
character of the area. The planning report states “Where possible, all existing vegetation
on site will be retained”. However, the proposal plans do not provide sufficient detail to
allow assessment, such as surveyed tree and canopy locations in relation to the proposed
works and consideration of the construction impacts.
Information Required
7 Demonstrate the extent to which the proposal will retain trees along the site
frontages.
8 Provide a plan of existing trees on the site and in the road reserves identifying which
are proposed to be removed and retained.
Issue – Access
There are concerns with the location of the Doonella Street access driveway. It is close to
the crest in Doonella Street, which is at the Pelican Street intersection.
The applicant has not demonstrated that vehicles can pass passing area at the intersection
of the new Doonella Street access and the turning vehicles accessing the existing
carparking area.
Information Required
9 Demonstrate sight distances at the Doonella Street driveway comply with the
requirements of the AS/NZS 2890.1-2004, particularly in relation to the crest in
Doonella Street to the east of the driveway, and also in relation to stopping sight
distances between a westbound vehicle in Doonella Street and a vehicle stopped in
Doonella Street waiting to turn right into the driveway.
10 Demonstrate vehicles can pass in accordance with AS/NZS2890.1:2004 at the
intersection of the new Doonella Street access and the turning vehicles accessing
the existing carparking area.
Issue – Service Vehicles
The development has been designed to accommodate a 10m long refuse collection
vehicle. The site cannot accommodate a 12.5m HRV. The traffic report acknowledges that
12.5m HRV’s regularly service the existing development, but proposes that it would be
acceptable for servicing of the expanded development to be limited to MRV sized vehicles.
A licenced club development of this scale should be designed for a 12.5m HRV.
The application indicates refuse service times would be limited to specific hours to avoid
conflicts with other vehicles. Such an arrangement may not acceptable to Council or its
service providers.
The plan indicating the vehicle path does not include the proposed shade structures and
appears to conflict with the proposed building.
Information Required
11 Amended proposal plans to accommodate a 12.5m HRV as the design service
vehicle and are not restricted to specific service times.
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12 Demonstrate that proposed shade structures, buildings and vegetation do not
impact on heavy vehicle manoeuvring paths.
Issue – Parking Demand
It is difficult to identify the true parking demand where on street overflow parking exists in
the street where that on-street parking is also shared by other commercial users in the area.
Council previously recommended to the applicant that the on-street parking survey be
expanded to the other sides of the street, and in distance from the site. This would have
assisted in identifying the true parking demand of the existing RSL particularly when other
uses in the area are closed or operating at low levels of activity.
The submitted survey provides little certainty the existing peak parking demands of the
development have been appropriately identified. The true peak parking demands for the
existing development are necessary to estimate the likely parking demands associated with
the expanded proposal, and then the extent of overflow parking likely in the street. This is
critical to understand due to the general shortage of on-street parking in the area during the
day, and also for estimating the likely extent of additional on-street parking, particularly
along the front of existing dwellings in Doonella Street in the evening.
In addition, the following is noted in relation to the parking survey:
Site inspection indicates that 6 of the existing parking spaces in the existing basement
parking area are used for storage associated with the bottleshop. Thus, it is not
surprising that the surveys indicated peak on-site parking demands of 80 cars verses a
capacity for 86 cars (6 empty spaces). Those spaces were not empty, they were simply
not available for visitors to use. It is not that the on-site capacity was not utilised, it is
simply that 6 of the on-site parking spaces were not available for car usage.
The parking survey concluded at 7.30pm but parking demands were still increasing at
that time, and were almost at the level of the peak midday parking demands. 7.30pm
may have been the time of the evening peak but it could have been later. If the survey
had extended longer into the evening then this would have been clarified.
The Bitzios report also adopts the 85th highest day as the design day for parking demands.
The 85th highest day is appropriate for identification of design traffic generation, but not for
design parking demands. For example, Brisbane City Council identifies design parking
demands as the greater of the peak parking demand generated in an annual average week,
or the 30th highest hourly demand in the year. From the supplied patronage data, it is
estimated the appropriate design day would be at about the 800 persons per day level,
compared with the 700 person per day level for the Friday survey and the 650 person per
day level for the Saturday. The surveyed parking demands should be increased to
represent design parking demands associated with the 800 person day level.
Information Required
13 Additional parking survey is required to provide information on a Friday and
Saturday evenings, from 6pm till 9pm, including the on-site parking area, both sides
of the streets forming the block that surrounds the site including Pelican Street,
Poinciana Ave, Memorial Ave, and Doonella Street, and extending along Doonella
Street east to Lake Street, would provide additional certainty to the parking
assessment. It is likely that at the peak in the evening, there will be a clear
demarcation along each street where the extent of RSL parking finishes.
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Identification of those demarcation locations on a plan would also be of great benefit
to the parking assessment.
14 Amended parking demand assessment based on design parking demands
associated with the 800 person day level.
15 Amended proposal plans where necessary to address the amended parking
demand assessment.
Issue – Carparking Layout
The proposed height clearance in the new basement carpark needs to be identified and
assessed against the requirements of the AS/NZS 2890.1 – 2004.
There needs to be an appropriate pedestrian route provided in the basement carpark to the
lift providing access to the ground level foyer. Otherwise patrons will be encouraged to park
in the street. The lift to the foyer needs to be provided in Stage 4.
Information Required
16 Demonstrate the proposed carparking areas provide the following:
(a) Height clearances in accordance with AS/NZS 2890.1 – 2004
(b) Appropriate pedestrian route(s) to the lift
(c) Provision of the lift in Stage 4
Issue – Stormwater
The submitted “Stormwater Layout Plan” does not include any collection of or treatment of
stormwater runoff as required by the Water Sensitive Design Code. Council also has
concerns with the proposed surcharge pit (adjacent to Pelican Street) and the potential
impacts of surface runoff on the footpath area.
Information Required
17 Provide comment and an amended plan (if required) demonstrating how the
proposed stormwater layout achieves the specific outcomes of The Noosa Plan’s
Water Sensitive Design Code.
18 Provide comment on the potential impacts of the surface runoff from the proposed
surcharge pit (adjacent to Pelican Street) on the footpath area .
Issue – Light Spill
Night time light spillage from the development has not been addressed and could impact
upon the amenity of nearby residential areas.
Information Required
19 Provide a lighting report prepared by a suitably qualified person, which:
(a) Details how light spillage from the development will be designed, sited,
installed to comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997
“Control of the obtrusive effects of outdoor lighting” and will not cause
interference or an environmental nuisance with the night time amenity of the
residential areas.
(b) Demonstrates vehicle headlights will not cause nuisance to adjacent
residents particularly at the new Doonella Street access.
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Issue – Waste Storage
Waste storage areas are not shown on the plans.
Information Required
20 Plans indicating location of waste storage, collection and wash down location in
accordance with Council’s Planning Scheme Policy 9 – Waste Management.
21 Details of the estimated volumes of wastes and recyclables generated by the
development.
End of Information Request
Under the provisions of the Sustainable Planning Act 2009, you have three options
available in response to this Information Request. You may give the assessment manager
(in this instance Council) and each referral agency (if any):
(a) all of the information requested; or
(b) 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
(c) a letter;
(i) stating that you do not intend to supply any of the information requested; and
(ii) asking the assessment manager and each referral agency to proceed with
the assessment of the application.
Please be aware that under Section 279 of the Sustainable Planning Act 2009
the applicant must respond to the Information Request within 6 months of the request or
otherwise the application lapses. A response 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 me on the above number.
Yours faithfully
DENIS WALLACE
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ATTACHMENT 2 REVISED DEVELOPMENT PLANS [OCR of page images] BITZIQS ATTACHMENT 2 REVISED DEVELOPMENT PLANS
Page 16
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
AVENUE
STREET
POINCIANA
architects
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
EXISTING / DEMOLITION location
GROUND FLOOR PLAN
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 17
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET D
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
C A
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
E
AVENUE
B
STREET
B
F
POINCIANA
architects
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
C A
100mm
project
location
PROPOSED BASEMENT PLAN -
STAGE 4
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 18
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
AVENUE
STREET
POINCIANA
architects
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
PROPOSED GROUND FLOOR PLAN - location
STAGE 4
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 19
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET G
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
F
AVENUE
STREET
POINCIANA
architects
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
location
PROPOSED BASEMENT PLAN -
STAGE 5&6
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 20
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET G
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
H
AVENUE
STREET
J
POINCIANA
architects
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
I project
PROPOSED GROUND FLOOR PLAN - location
STAGE 5&6
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 21
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
AVENUE
STREET
POINCIANA
architects
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
EXISTING ROOF
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
PROPOSED ROOF PLAN - location
STAGE 4
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 22
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
PELICAN STREET VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
C A G D
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
AVENUE
J
STREET
B B
POINCIANA
H
architects
E E
architecture & interior design
A.B.N. 29 700 673 003
DOONELLA
F F
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
EXISTING BUILDING Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
C A D
principal
100mm
project
PROPOSED ROOF PLAN - location
STAGE 5&6
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 23
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
architects
architecture & interior design
A.B.N. 29 700 673 003
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
Distance:
Distance:
1.15 in
SPRING HILL, QLD 4000
Distance:
Distance:
Distance:
2.54 m
2.34 m
2.35 m
2.35 m
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
location
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 24
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
architects
architecture & interior design
A.B.N. 29 700 673 003
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
location
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 25
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
architects
architecture & interior design
A.B.N. 29 700 673 003
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
DESIGN
CONSTRUCT
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
location
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10
Page 26
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
B DA ISSUE REVISED 28/09/16 NC
DOONELLA STREET VIEW
drawn date designed
W.B.P. reference
DESIGN
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
PELICAN STREET FRONTAGE
100mm
project
ARCHITECTURAL CHARACTER location
RAKED ROOF FORMS WITH WIDE OVERHANGS
50
EXPRESSED FRAMING AND THIN EDGE DETAILS drwg. title
40
TIMBER & LIGHTWEIGHT MATERIAL APPEARANCE
30
FRESH COLOUR PALETTE scale drwg. no. amend.
20
3
@A1 B
0 5 10
Page 27
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
B DA ISSUE REVISED 28/09/16 NC
drawn date designed
W.B.P. reference
DESIGN
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
location
50
drwg. title
40
30
scale drwg. no. amend.
20
CORNER OF PELICAN & DOONELLA STREET / SOUTH -EAST VIEW B
3
@A1
0 5 10
Page 28
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
DA ISSUE REVISED 28/09/16 NC
drawn date designed
W.B.P. reference
DESIGN
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
PELICAN STREET / NORTH -EAST VIEW
DRAWN SCALE
principal
100mm
project
location
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
5
0 5 10
Page 29
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
PELICAN STREET notes
DO NOT SCALE FROM THIS DRAWING
USE ONLY DIMENSIONS PROVIDED
VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
KEY PLAN
no. amendment date init.
architects
architecture & interior design
A.B.N. 29 700 673 003
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
STREET
DESIGN
CONSTRUCT
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
DOONELLA
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
DRAWN SCALE
principal
100mm
project
location
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
3
0 5 10
Page 30
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
RAMPED CARPARK FLOOR DO NOT SCALE FROM THIS DRAWING
ENABLES REDUCED HEIGHT USE ONLY DIMENSIONS PROVIDED
AT STREET FRONTAGE VERIFY ALL DIMENSION ON SITE
ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
STREET TREES PROVIDE
SHADE CANOPY
VISION KEY PLAN
CAR PARK
no. amendment date init.
RAMPED FLOOR
EXISTING GROUND LEVEL
BASEMENT CAR PARK
EXISTING
PEDESTRIAN PATHWAY PELICAN STREET
BOUNDARY
RAMPED FLOOR
2000 TWO METRE WIDE DEEP
PLANTING ZONE
architects
6000 SET BACK ZONE LOW LEVEL STRUCTURE TO
STREET FRONTAGE MINIMISES
architecture & interior design
INTRUSION OF BUILDING FORM
IN SET-BACK ZONE A.B.N. 29 700 673 003
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
SPRING HILL, QLD 4000
drawn date designed
W.B.P. reference
STREET TREES PROVIDE
SHADE CANOPY DESIGN
CONSTRUCT
Rubicon Design & Construct Pty. Ltd.
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
OPEN METAL BALUSTRADE Phone:(07) 3267 2400 Fax:(07) 3267 2440
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
GROUND FLOOR
OF CLUB BEYOND
VISION
CARPARK DECK LEVEL AT FRONTAGE
PLANTING ABSCURES&
SOFTENS APPEARANCE OF
LOW LEVEL STRUCTURE
DRAWN SCALE
WITHIN 6.0m SET -BACK
ZONE principal
EXISTING BASEMENT
BOUNDARY
PEDESTRIAN
PATHWAY
DOONELLA STREET
100mm
project
TWO METRE WIDE DEEP 2000
PLANTING ZONE location
SET BACK TO MAIN CAR 4000 SET BACK ZONE
PARK FACADE
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
3
0 5 10
Page 31
ATTACHMENT 3 SIGHT DISTANCE REQUIREMENTS AND SITE VISIT PHOTOS [OCR of page images] BITZIQS ATTACHMENT 3 SIGHT DISTANCE REQUIREMENTS AND SITE VISIT PHOTOS
Page 32
DOONELLA STREET
6.50
00
0
8.
7.0
8.50
6.50
NEW
0
CROSS
8.5
OVER
8.50
WAY
ONE
0
50
5.5
8.
0 WAY
9.0
PROPOSED MIXED USE ONE
DEVELOPMENT
5.50
NEW
9.00
8.50
CARPARK
(15)
5.00
6
8.50
5.00
NEW
WAY
WAY
ONE
ONE
CROSS REMOVE
OVER
5.50
MEMBER SWIPE
EXISTING CWA CARD ACCESS
9
9.50
9.50
5.50
4.50
6.00
5.00
6.50
ex. 00
0
ex. ramp up 7.
5.5
ex.stairs
9.00
ramp up
7.50
9.00
6.50
6.00
9.50
0
0
0
8.0
9.0 8.50
7.5
Gold Coast REVISIONS Project Design Drawn Checked
Suite 26, 58 Riverwalk Avenue, Robina QLD 4226. Issue Revisions/Descriptions Drawn Date
P: (07) 5562-5377 001 DOONELLA STREET ACCESS M.D 04.10.2016
0 5 10 15 20 25 TEWANTIN, NOOSA RSL
M.D M.D L.D
W: www.bitziosconsulting.com.au Scale @ A3 1:500 STAGE 4
Brisbane Date
Level 2, 428 Upper Edward Street, Spring Hill 4000.
ENGINEERING CERTIFICATION CONCEPT ONLY 04.10.2016
P: (07) 3831-4442 Title
E: [email protected] (RPEQ) DOONELLA STREET ACCESS Project Number Sheet Number Issue
Sydney Name Signature No. Date
- SIGHT DISTANCE
Studio 203, 3 Gladstone Street, Newtown NSW 2042.
P: (02) 9557 6202 P2623 001 001
Page 33
SITE VISIT PHOTOS – SITE VISIT UNDERTAKEN ON TUESDAY 04/10/16)
DRIVEWAY LOCATION
DRIVEWAY LOCATION
DRIVEWAY LOCATION
Page 34
ATTACHMENT 4 CONCEPT LAYOUT ALONG DOONELLA STREET [OCR of page images] BITZIQS ATTACHMENT 4 CONCEPT LAYOUT ALONG DOONELLA STREET
Page 35
6.50
6.50
DOONELLA STREET
0
5.5
5.50
5.00
5.00
5.50
Gold Coast REVISIONS Project Design Drawn Checked
Suite 26, 58 Riverwalk Avenue, Robina QLD 4226. Issue Revisions/Descriptions Drawn Date
0 2 4 6 8 10 12 TEWANTIN, NOOSA RSL
P: (07) 5562-5377 001 DOONELLA STREET ACCESS M.D 04.10.2016 M.D M.D L.D
W: www.bitziosconsulting.com.au Scale @ A3 1:250 STAGE 4
Brisbane Date
Level 2, 428 Upper Edward Street, Spring Hill 4000.
ENGINEERING CERTIFICATION CONCEPT ONLY 04.10.2016
P: (07) 3831-4442 Title
E: [email protected] (RPEQ)
Sydney Name Signature No. Date DOONELLA STREET ACCESS Project Number Sheet Number Issue
Studio 203, 3 Gladstone Street, Newtown NSW 2042.
P: (02) 9557 6202 P2623 001 001
Page 36
6.50
6.50
5.20
DOONELLA STREET
0.95 3.05
B99 meters
Width : 1.94
Track : 1.84
Lock to Lock Time : 6.0
Steering Angle : 38.0
DESIGN VEHICLE
0
5.5
5.50
5.00
5.00
5.50
Gold Coast REVISIONS Project Design Drawn Checked
Suite 26, 58 Riverwalk Avenue, Robina QLD 4226. Issue Revisions/Descriptions Drawn Date
0 2 4 6 8 10 12 TEWANTIN, NOOSA RSL
P: (07) 5562-5377 001 DOONELLA STREET ACCESS M.D 04.10.2016 M.D M.D L.D
W: www.bitziosconsulting.com.au Scale @ A3 1:250 STAGE 4
Brisbane Date
Level 2, 428 Upper Edward Street, Spring Hill 4000.
ENGINEERING CERTIFICATION CONCEPT ONLY 04.10.2016
P: (07) 3831-4442 Title
E: [email protected] (RPEQ)
Sydney Name Signature No. Date DOONELLA STREET ACCESS Project Number Sheet Number Issue
Studio 203, 3 Gladstone Street, Newtown NSW 2042.
P: (02) 9557 6202 P2623 002 001
Page 37
ATTACHMENT 5 LETTER ADDRESSING SERVICING [OCR of page images] BITZIQS ATTACHMENT 5 LETTER ADDRESSING SERVICING
Page 38
© GENERAL Re Seer Se 2 See Ee (oe nf RANSPORT WAREHOUSING & DISTRIBUTION SERVICES PLL hhhla Www». SUNSHINE GOxaT 115 FRED CHAPLIN CCT TEL 07 5334 9600 POSTAL ADDRESS BELLS CREEK FAX 07 5334 9699 PO BOX 1313 EAGLE FARM 4009 BRISBANE ADMIN : 199 FISON AVE. (WEST) TEL 07 3131 0131 [email protected] EAGLE FARM QLD. FAX 07 3131 0133 www.caloundratpt.com.au 20 September 2016 Chief Executive Officer Tewantin-Noosa RSL & Citizens Memorial Club Inc. Memorial Avenue Tewantin-Noosa QLD 4565 Attention: Phil Stevenson Dear Phil PROJECT: CLUB REDEVELOPMENT SUBJECT: LIQUOR DELIVERIES Further to our recent meeting | confirm that from January 1st 2017 all liquor deliveries will be carried out utilizing one of our many MRV vehicles. The semi-trailer deliveries utilized to date will cease as of the Ist of January 2017. | trust this commitment will ensure that our delivery service will extend our business relationship well into the future. Yours Sincerely lan Weyer Manager | Caloundra General Transport Ph: (07) 53349640 Fax: (07) 53349699 Mob: 0418 793 553 Email: [email protected] Web: www.russelltpt.com.au (LLLLA LALA I WAH AA AAA KA AAAKAAA
Page 39
ATTACHMENT 6 REVISED SWEPT PATH DIAGRAM [OCR of page images] BITZIQS ATTACHMENT 6 REVISED SWEPT PATH DIAGRAM
Page 40
traffic engineering
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Gold Coast REVISIONS Project Design Drawn Checked
Suite 26, 58 Riverwalk Avenue, Robina QLD 4226 sue Revisions/Descriptions Drawn_| Date
P: (07) 5562-5377 1 M.D_{04.10.2016 TEWANTIN, NOOSA RSL M.D M.D L.D
W: www.bitziosconsulting.com.au STAGE 4
Brisbane Date
Level 2 i Ure Edward Street, Spring Hil 4000. ENGINEERING CERTIFICATION The CONCEPT ONLY 04.10.2016
: (RPEQ)
Sydney Name Signature No RCV SWEPT PATH Project Number ‘Sheet Number Issue
Studio 203, 3 Gladstone Street, Newtown NSW 2042. P2623 1 001