Council archive · source document
Appendix E Traffic Impact Assessment Report · MCU22/0038
Memorandum
To: Kelly Alcorn At: Stockwell Development Group Pty Ltd
From: Matthew Creighton / Jeff At: SLR Consulting Australia Pty Ltd
Baczynski
Date: 16 March 2022 Ref: 620.30769-M01-v1.0 Traffic Impact
Statement 2022 03 16.docx
Subject: Proposed Medical Centre
Lot 22, Noosa Business Centre
Traffic Impact Statement
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1 Introduction
1.1 Overview
SLR Consulting Australia Pty Ltd (SLR) has been engaged by Stockwell Development Group Pty Ltd (Stockwell) to
provide traffic engineering advice and prepare a Traffic Impact Statement (TIS) as part of a proposed medical
centre to be located on a new lot (Lot 22) within the Noosa Business Centre in Noosaville. Plans of the subject
development are provided at Attachment A for reference.
The intent of this TIS is to document the traffic engineering advice and assess the consistency of the proposal
against relevant design standards, planning requirements and good engineering practice to inform Noosa Shire
Council’s assessment of a planning application to facilitate construction of the subject development. Specifically,
areas of focus for this TIS include site access as well as the design and supply of car parking infrastructure.
1.2 Planning Context
On 21 September 2021 Noosa Shire Council approved a Request to Apply the Superseded Planning Scheme
(being the Noosa Plan 2006) in relation to the subject development. Consequently, the proponent is lodging a
code assessable development application seeking approval of the proposal pursuant to the requirements of the
Superseded Planning Scheme in place of the impact assessment requirements prescribed for the subject
development within Council’s current planning scheme. This TIS has therefore been written to address relevant
code requirements focussing on internal design aspects given that the proposal involves the development of a
lot within a master planned town centre.
SLR Consulting Australia Pty Ltd Level 16, 175 Eagle Street Brisbane QLD 4000 Australia (PO Box 26 Spring Hill QLD 4004)
T: +61 7 3858 4800 E: [email protected]
www.slrconsulting.com ABN 29 001 584 612
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Proposed Medical Centre SLR Ref: 620.30769-M01-v1.0 Traffic Impact
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2 Subject Site
2.1 Site Context
The proposed development is to be located on a new lot (Lot 22) within the broader Noosa Business Centre
development and fronts both Hoffman Drive to the west and an unnamed private access road separating the
neighbouring Emporium Showroom Complex from the Noosa Civic shopping centre to the south. The site
otherwise houses an access easement along its western boundary which grants access rights to the adjacent Lot
1 as well as a landscape buffer to Eenie Creek Road to the north as shown in Figure 1.
Figure 1 Site Location
The subject site is located within the local government jurisdiction of Noosa Shire Council (Council), with
Council’s Enterprise Mapping System designating the site as being within Precinct 5B – Showroom of the Noosa
Business Centre Precinct.
2.2 Surrounding Road Network
Details of the key roads proximate to the subject site as shown in Figure 1 are summarised within Table 1.
Table 1 Key Surrounding Roads
Road Name Authority Classification Existing Form Speed Limit
Dual carriageway with 2 lanes in each direction plus
Eenie Creek Road Council Arterial 60km/h
bicycle lanes, urban cross-section (kerb and channel)
Hoffman Drive Council Collector 2-4 lanes, divided, bicycle lanes, urban cross-section 50km/h
Unnamed Road Council Local 2 lanes, divided, bicycle lanes, urban cross-section 30km/h
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2.3 Road Network Planning
In order to ensure that the subject development does not compromise the delivery of any planned infrastructure
works, Council’s Local Government Infrastructure Plan (LGIP) has been reviewed to identify any projects within
the vicinity of the site. Table 2 summarises the details of the works identified as part of this review.
Table 2 Nearby Road Upgrade Projects
Reference Description Timing Cost
R9 Noosaville, Walter Hay Dr / Eenie Creek Rd – Upgrade capacity 2021-2026 $199,551
It is noted that the location of the abovementioned works is not on the immediate frontage of the subject site
and thus, while the exact scope of works is unknown at the time of writing, the proposed development is unlikely
to impede the delivery of the prescribed works.
3 Development Overview
3.1 Yield
Based on the plans prepared by Buchan dated 15 March 2022 (a copy of which is provided at Attachment A), the
subject development is proposed to consist of individual medical tenancies totalling 2,170m2 gross floor area
(GFA).
3.2 Site Access
Access to the subject development is provided from the internal private ring road traversing the broader Noosa
Business Centre site via an existing crossover, which then provides access to some at-grade car parking along
Easement AB and the basement parking area via a ramp at the rear of the site.
No direct road access is proposed owing to the frontage of the site to two roundabouts. The proposed access
arrangements are illustrated on Figure 2.
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Figure 2 Proposed Site Access Arrangements
Figure 2 does however confirm that direct pedestrian access to the site’s road frontages will be provided for
convenience and to separate these demands from vehicular traffic movements.
3.3 Car Parking
The majority of the site’s car parking will be housed in two basement levels containing a total of 91 spaces
beneath the proposed medical centre accessed via Easement AB as previously described in Section 3.2. An
additional eight spaces (including two spaces reserved for the use of persons with a disability) are also proposed
along Easement AB adjacent to the pedestrian entry to the facility to accommodate ambulances and mobility
impaired patients, therefore equating to a total parking supply of 99 spaces.
3.4 Bicycle Parking
Bicycle parking facilities are proposed for both customer and staff use, with four racks (accommodating up to
eight bicycles) proposed at the front of the facility adjacent to the lift for public use.
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4 Design Considerations
4.1 Reference Documents
A review of the proposed design of internal traffic and transport infrastructure has been undertaken against the
relevant design standards specified within the following documents:
· The following parts of the Australian Standards for parking facilities (AS2890):
· Part 1: Off-street car parking (AS2890.1).
· Part 2: Off-street commercial vehicle facilities (AS2890.2).
· Part 3: Bicycle parking (AS2890.3).
· Part 6: Off-street parking for people with disabilities (AS2890.6).
· The Driveways and Carparking Code within the Noosa Plan 2006.
The design of each of the relevant traffic and transport components of the proposal are discussed relative to the
requirements of the abovementioned reference documents within the following sections of this TIS.
Swept path drawings have also been prepared for key vehicle movements to demonstrate how vehicles would
access and manoeuvre within the site. Copies of these drawings are provided at Attachment B for reference.
4.2 Site Access
As previously mentioned in Section 3.2 herein, the subject development does not propose to achieve direct site
access via the public road frontages, but rather makes use of the existing Easement AB along the site’s south-
eastern boundary which is a private road. Consequently, the requirements specified within Council’s standard
drawings are not strictly applicable but rather the proposed form of the access has been dictated by the design
of the adjacent basement access ramp and swept path requirements.
Notwithstanding the above, it is however noted that the width of the access is consistent with that specified for
Type B driveways on Council’s standard drawing RS-051.
4.3 Car Parking & Circulation
The results of an assessment of the design of internal car parking and circulation infrastructure against the
requirements of the standards described in Section 4.1 are summarised within Table 3.
Table 3 Car Parking & Circulation Design Compliance Assessment
Design Component Proposed Design Applicable Standard Compliance
Parking space dimensions (User Class 3) 2.6m x 5.4m Figure 2.2, AS2890.1 ü
2.4m x 5.4m adjacent to a
PWD parking space dimensions Figure 2.1, AS2890.6 ü
2.4x x 5.4m shared area
Parking aisle width Minimum 6.2m Figure 2.1, AS2890.1 ü
Basement ramp width 7.1m Clause 2.5.2(a)(ii), AS2890.1 ü
Maximum 1:5 with 1:10 Clause 2.5.3(a)(ii), AS2890.1
Basement ramp grade ü
transitions Clause 2.5.3(d) & (e), AS2890.1
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The results of the design compliance assessment presented in Table 3 confirm that the proposed design of the
at-grade and basement car parking areas is generally consistent with relevant design standards. It is further
noted that the design includes parking aisles and basement ramps which are wider than those required by
AS2890.1, therefore enhancing internal manoeuvrability and accessibility.
Given the design of the basement access ramps adopts the maximum permissible gradient specified within
AS2890.1, a vertical clearance assessment has been undertaken to ensure that vehicles can travel up and down
the ramps without scraping or bottoming out. The results of this assessment conclude that the proposed ramp
profile can accommodate the movement of B99 vehicles with minimal conflict as shown on the drawing provided
at Attachment C.
It is further noted that the proposed ramp design allows for the storage of one vehicle clear of the main grade
at the top of the ramp, although it is noted that queueing is unlikely to occur given the only vehicles opposing
traffic exiting the basement would be service vehicles accessing the rear service road outside of peak operating
hours. Similarly, while sight distance for vehicles exiting the ramp is generally sufficient for parking aisles when
the ambulance bay is not in use, it is suggested that a convex mirror be installed at the exit from the basement
to improve visibility of any opposing vehicles in the isolated instances when the ambulance bay is occupied.
4.4 Bicycle Parking
The location of the bicycle parking is highly visible at the front of the site, and therefore has high levels of casual
surveillance and is easily accessible by visitors. The parking spaces themselves are envisaged to comprise of dual-
sided racks which would allow for a total of eight bicycles to be stored with sufficient clearance on either side in
accordance with the requirements specified within Section 2.1 of AS2890.3.
The proposed bicycle parking also lends itself well to staff use given its location in an area of high casual
surveillance and visibility from the nearby tenancies and in close proximity to site access points from site access
points from the fronting roads as well as from the basement parking area. This is therefore consistent with the
safety features required for staff bicycle parking facilities as specified within Table 1.1 of AS2890.3.
4.5 Servicing
In the absence of any requirements for medical centres, the provisions for health and wellbeing facilities (i.e.
hospitals) specified within Table 14-51 of Council’s superseded Driveways and Parking Code have been used as
a guide to establish the size and type of servicing infrastructure to support the subject development. Given these
requirements only reference the need to provide space for the parking of emergency vehicles, an ambulance
bay has therefore been provided at the front of the site along Easement AB for easy access should emergency
vehicles need to attend the premises.
In lieu of specific design specifications for ambulances in Queensland, the proposed ambulance space has been
sized to accommodate the largest ambulance vehicles currently operating in New South Wales (noting that
ambulance specifications are generally standardised nationally) with adequate clearances. The swept path
drawings provided at Attachment B confirm that the design of the ambulance space and the surrounding
circulation roads is sufficient to accommodate ingress and egress movements.
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5 Parking Considerations
5.1 Car Parking
It is understood that Council is intending to alter the parking requirements for certain uses within the Noosa
Business Centre as part of the structure plan amendments currently being negotiated to align with those applied
in other centres within the Noosa area. With this in mind, Table 4 summarises the required parking provision for
such a land use of the size proposed herein using the parking rates as put forward by Council.
Table 4 Minimum Car Parking Requirements – Amended Structure Plan Rates
Level Proposed Yield Minimum Parking Rate Minimum Parking Provision
Ground 1,003m2 GFA 1 space per 20m2 GFA at ground level 50.2 spaces
2 2
1 1,167m GFA 1 space per 30m on all other levels 38.9 spaces
TOTAL 2,170m2 GFA 89.1 (89) spaces
GFA = gross floor area
The information presented in Table 4 suggests that a minimum of 89 parking spaces would be required as part
of the subject development. The proposed provision of 99 parking spaces exceeds this requirement by 10 spaces
and is therefore considered to be sufficient to accommodate peak parking demands in the context of the future
planning
However, given that this application is being lodged under Council’s superseded planning scheme, Table 5
presents the standard parking rates specified for “Commercial – Type 2” uses (as medical centres are defined)
within Table 14-51 of the Driveways and Parking Code for context. It is noted that this rate references total use
area (TUA) in place of GFA, however GFA has been used for the purposes of this assessment for conservativeness
and also given that the TUA and GFA of the subject development are expected to be very similar.
Table 5 Minimum Car Parking Requirements – Superseded Planning Scheme Rates
Land Use Proposed Yield Minimum Parking Rate Minimum Parking Provision
Commercial – Type The greater of 1 space per 20m2 TUA, or 3
2,170m2 GFA 108.5 (109) spaces
2 (Medical) spaces per medical practitioner
Table 5 concludes that a minimum of 109 parking spaces would be required should the standard parking rates
specified within Council’s superseded planning scheme apply, which is 10 spaces more than currently proposed.
The proposed parking capacity is however considered be acceptable owing to the proponent’s intended delivery
of the nearby multi-modal transport hub, which would increase the attractiveness of public transport to both
employees and customers as an alternative to driving to and from the proposed development.
Additionally, the location of the subject site within the broader Noosa Business Centre means that a significant
portion of development-generated trips are likely to be linked with other uses, therefore reducing peak parking
demand and spreading it across the existing parking areas proximate to the subject site.
5.2 Bicycle Parking
Figure 14-1 within S31 of Council’s superseded Business Uses Code specifies the minimum bicycle parking supply
to be provided at health care facilities such as that proposed. Table 6 summarises these requirements for a
development of the size and type proposed herein.
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Table 6 Minimum Bicycle Parking Requirements
Land Use Group Proposed Yield Minimum Parking Rate Minimum Parking Provision
Commercial – Type 2 2,170m2 GFA 1 space per 50m2 GFA 43.4 (43) spaces
The information presented in Table 6 suggests that the subject development would need to provide at least 43
bicycle parking spaces to meet the requirements of Council’s superseded planning scheme, which equates to
approximately one bicycle parking space for every two car parking spaces. This is however considered to be
excessive given the nature of the proposed use would attract a significant volume of ill, elderly and/or mobility
impaired people who would be unlikely to cycle to and from the site.
Whilst not directly comparable this provision would be much higher than that inferred as being required by the
Australian Bureau of Statistics’ (ABS) Journey to Work data, which recorded a 2.8% bicycle mode share for
employees within the Noosaville area given it is expected that the primary generator of bicycle demands within
the site would be staff. On the other hand, the proposed provision of eight bicycle parking spaces would equate
to a supply of one space per 12 car parking spaces and provide sufficient capacity to accommodate a mode share
of up to 8%, which is almost three times higher than that recorded by the ABS.
With this in mind, the provision of eight bicycle spaces at the front of the building are considered to be more
than sufficient in accommodating the functional requirements of the facility.
5.3 PWD Parking
Council’s superseded Driveways and Parking Code defers to the requirements of the AS2890 suite of Australian
Standards regarding the required supply of parking spaces for Persons with a Disability (PWD). AS2890.6, in turn,
references the Building Code of Australia (BCA) for PWD parking supply rates, which for a building of the type
and size proposed herein (being Class 9a as defined within Part A6 therein) requires the provision of one PWD
space for every 50 parking spaces of part thereof.
Given the subject development proposes to provide a total of 99 parking spaces, the provision of two PWD
spaces is therefore considered to be sufficient and in accordance with BCA requirements.
6 Servicing Considerations
As previously mentioned in Section 4.5 herein, Council’s superseded planning scheme is silent on service vehicle
requirements for medical centres such as that proposed. Consequently, the subject development has made
provision for ambulance vehicles only based on the minimum requirements for Type 1 wellbeing uses (i.e.
hospitals) as defined within the superseded Driveways and Carparking Code, with the ambulance bay sized to
accommodate all emergency vehicles up to and including bariatric ambulances. The swept path drawings
provided at Attachment B confirm that ambulances can enter and exit the site with suitable clearances as
needed.
Regarding waste storage and collection, the proponent has advised that medical waste will be managed via the
individual tenancies within the development, which would generally consist of vehicles no larger than a van
arriving at the site to collect and dispose of any medical or biological waste. General waste and recycling will be
stored within two 1,100L bulk bins along Easement AB for easy access by the centre’s existing third-party waste
collection contractor, who will prop in the service road behind the Emporium Showroom Complex and wheel
the bins to the vehicle as currently occurs.
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It is also noted that the broader Noosa Civic centre in which the subject site is situated currently has a detailed
Waste Management Plan (WMP) in place to service the surrounding tenancies. It is therefore expected that
waste collection and servicing activities associated with the proposed development would be undertaken in
accordance with these pre-existing procedures, with waste collection vehicles continuing to enter via Easement
AB and circulate to the rear of the existing Emporium Showroom Complex. The subject development is therefore
expected to generate no material impact to service vehicle movements or demands.
7 Traffic Impact Considerations
While Council has agreed to assess the subject development at a code level, a high-level consideration of the
site’s peak traffic generation potential has been undertaken herein. This review has made reference to a number
of widely cited industry guidance documents which summarise the results of traffic generation surveys at similar
sites within New South Wales. These documents include the following:
· Guide to Traffic Generating Developments published by the-then New South Wales Roads and Traffic
Authority in 2002.
· Trip Generation Surveys: Medical Centres prepared by TEF Consulting on behalf of the-then New South
Wales Roads and Maritime Services in 2015.
The key finding specified within these documents is that it is difficult to identify a representative traffic
generation rate for medical centres owing to the unique traffic generation characteristics of each surveyed site.
The survey data collected as part of these studies however suggests that the proposed site, while larger than
those surveyed, would be unlikely to generate a material increase in traffic demand relative to those currently
generated by the broader Noosa Civic centre.
Additionally, it is likely that there would be a significant proportion of linked trips between the subject site and
the surrounding retail tenancies which would further reduce net development-generated traffic demands. With
these factors in mind, a code-level assessment of the subject development is therefore considered to be
appropriate.
8 Code Response
The traffic and transport aspects of the proposed development have been assessed against the relevant
requirements of the following codes included within Council’s superseded planning scheme:
· Driveways and Parking Code.
· Transport, Roads and Drainage Code.
Responses to each of these codes are provided at Attachment D and confirm that the subject development is
generally consistent with relevant code requirements.
9 Summary
SLR has been engaged by Stockwell to provide traffic engineering advice and prepare a Traffic Impact Statement
as part of a proposed medical centre to be located on Lot 22 within the Noosa Business Centre in Noosaville.
The findings documented herein can be summarised as follows:
· Internal access, circulation and parking infrastructure is generally designed in accordance with relevant
standards and meets the functional requirements of the development.
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· The proposed parking provision is 10 spaces above that required for the subject development by
Council’s proposed parking supply rates which are to be imposed as part of structure plan amendments
for the broader Noosa Business Centre area. The proposed parking supply is therefore considered to
be sufficient to accommodate peak parking demands.
· When assessing the proposed parking provision against the requirements of the superseded planning
scheme, the subject development contains 10 parking spaces less than the minimum requirement. This
is however considered acceptable owing to the proximity of the subject site to the future multi-modal
transport hub as well as the high proportion of linked trips which would be expected to access the
proposed development.
· The bicycle parking rate prescribed for the subject development within the superseded planning
scheme is considered to be excessive given the proposed use of the site. Consequently, an alternative
solution is proposed whereby sufficient bicycle parking capacity is provided to accommodate a total
bicycle mode share of approximately 8%, which is roughly three times that recorded for the Noosaville
area by the Australian Bureau of Statistics.
· In lieu of specific requirements for medical centres, the subject development includes provision for
ambulance vehicles in accordance with the requirements of Council’s superseded planning scheme for
hospital facilities, with the proposed ambulance bay sized to accommodate the largest ambulance
vehicles with adequate clearances. The swept path drawings provided at Attachment B confirm that
an ambulance could enter and exit this space as needed.
· Refuse collection is proposed to be undertaken along the existing service road at the rear of the
neighbouring tenancies using bulk bins. This is considered to be acceptable owing to the low volume
of waste expected to be generated by the proposed development and the resulting frequency of waste
collection, noting that such activities already occur at this location for the existing tenancies.
· It is difficult to accurately quantify the peak traffic generation potential of the proposed development,
however it is unlikely to be of a magnitude which would generate a material impact on local traffic
conditions relative to the traffic demands generated by the broader Noosa Civic shopping centre.
Consequently, a code-level assessment not including a detailed operational assessment of the
surrounding road network is considered to be acceptable.
· The code responses provided at Attachment D confirm that the subject development is generally in
accordance with the relevant requirements of the superseded planning scheme.
Checked/
Authorised by: JB
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Memorandum
ATTACHMENT A
Proposed Development Plans
SLR Consulting Australia Pty Ltd Level 16, 175 Eagle Street Brisbane QLD 4000 Australia (PO Box 26 Spring Hill QLD 4004)
T: +61 7 3858 4800 E: [email protected]
www.slrconsulting.com ABN 29 001 584 612
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Rev. Date Description Iss. Appr.
AREAS A
B
24.01.22
15.02.22
PRELIMINARY
WIP DA LAYOUT
PW
PW
PW
PW
C 23.02.22 WIP LAYOUT PW PW
D 24.02.22 WIP LAYOUT PW PW
GFA
E 01.03.22 WIP LAYOUT PW PW
F 02.03.22 WIP LAYOUT PW PW
9"
G 09.03.22 WIP DA PW PW
GROUND 1,003.1m²
10.60 m
9° 57' 2
H 11.03.22 DEVELOPMENT APPLICATION PW PW
I 14.03.22 DEVELOPMENT APPLICATION PW PW
LEVEL 01 1,167.0m² J 15.03.22 DEVELOPMENT APPLICATION PW PW
2,170.1m²
NLA
349° 29
GROUND 968.9m²
8.39 m
LEVEL 01 1,128.4m²
' 58"
119
°2
76. 0' 45
2,097.3m²
11154
00
42 "
130
9494 m
CARS
355° 52' 33"
GROUND 8 BAYS (inc. 2 PWD)
7.46 m
1 AMBULANCE
BASEMENT 01 46 BAYS
BASEMENT 02 45 BAYS Do not scale this drawing. Verify all dimensions on site before commencing
any work. Copyright © 2020 Buchan. This drawing remains the property of
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
99 BAYS (+ AMB) prior consent is forbidden.
4° 31' 34"
7.47 m
File
BICYCLES
119
°2
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63. 9' 33"
UP
00 " GROUND 8 PARKS
m
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29°
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and
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979 793
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4° Project
10 36' 0
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m "
540
0 Lot 22 Medihub
AB
NT
Noosa Business Centre
ME
28 Eenie Creek Road
299
3
Noosaville QLD
SE
794
°2
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"
EA
50
m
Project Number
299 721072
°2
13. 0' 43 Status
02 " ILS
m Date Plotted
/15 15-Mar-22 10:16:53 AM
25 0 Date Issued
2 IL4 15.03.22
S/ 7 .59 Scale
L 1 8
I .5
0 2 4 8 12M
4
IL Drawing Title
SITE PLAN
Drawing Number Revision
A-DA-0002 J
DEVELOPMENT APPLICATION
85
1 SITE .85
0.6 7
1 : 200 7% Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
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A 24.01.22 PRELIMINARY PW PW
B 15.02.22 WIP DA LAYOUT PW PW
C 23.02.22 WIP LAYOUT PW PW
D 24.02.22 WIP LAYOUT PW PW
E 01.03.22 WIP LAYOUT PW PW
F 02.03.22 WIP LAYOUT PW PW
1 2 3 G
H
08.03.22
08.03.22
WIP ELEVATIONS
WIP ELEVATION
PW
PW
PW
PW
3000 2000 2000 I 09.03.22 WIP DA PW PW
PLANT/RAIN WATER TANK J 11.03.22 DEVELOPMENT APPLICATION PW PW
(RAISED ABOVE OVERLAND FLOW PATH) K
L
14.03.22
15.03.22
DEVELOPMENT APPLICATION
DEVELOPMENT APPLICATION
PW
PW
PW
PW
FROM BASEMENT
UP
TO BASEMENT 01
1
7100
RAMP RAMP
1:5 1:10 REFUSE
2000
9244
7300
UP
Do not scale this drawing. Verify all dimensions on site before commencing
TO L
EASEMENT AB
any work. Copyright © 2020 Buchan. This drawing remains the property of
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
FROM LEVEL 1 prior consent is forbidden.
3500
EVEL
AMBULANCE
File
1
2600
UP
2600
7970
2600
GROUND FLOOR GFA: 5400 6539 5400
1,003m²
2600
SSL 10.3m
EXISTING ACCESS and CARPARKING
2 1
10m²
2600
3000 3001
BIO-B
A S IN
8 BAYS + 1 AMBULANCE
2600
NOTE: INTERTENANCY WALLS INDICATIVE ONLY
2400
PWD
2400
SHARED
ZONE
2400
Project
Lot 22 Medihub
8 BICYCLES
Noosa Business Centre
28 Eenie Creek Road
Noosaville QLD
LIFT
21 Project Number
54 721072
TO LEVEL 01 Status
Date Plotted
15-Mar-22 9:37:29 AM
Date Issued
15.03.22
FROM BASEMENT
Scale
7663
0 1 2 4 6M
EASEMENT AB
Drawing Title
10m² BIO-BASIN GROUND FLOOR
11793
7943
Drawing Number Revision
2 A-DA-1000 L
3001
1 GROUND FLOOR
2000 1 : 100
DEVELOPMENT APPLICATION Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
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Rev. Date Description Iss. Appr.
A 24.01.22 PRELIMINARY PW PW
B 15.02.22 WIP DA LAYOUT PW PW
C 23.02.22 WIP LAYOUT PW PW
D 24.02.22 WIP LAYOUT PW PW
E 01.03.22 WIP LAYOUT PW PW
2 3 F
G
02.03.22
08.03.22
WIP LAYOUT
WIP ELEVATION
PW
PW
PW
PW
2000 2000 H 09.03.22 WIP DA PW PW
I 11.03.22 DEVELOPMENT APPLICATION PW PW
J 15.03.22 DEVELOPMENT APPLICATION PW PW
UP
RAMP RAMP RAMP RAMP
1:10 1:5 1:5 1:10
1
7100
RAMP UP TO RAMP DOWN TO
2000 GROUND BASMENT 02
2600
2600
2600
Do not scale this drawing. Verify all dimensions on site before commencing
any work. Copyright © 2020 Buchan. This drawing remains the property of
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden.
File
2600
2600
2600
2600
5400 6200 5400 5400 6200 5400
RAMP 1:40
RAMP 1:40
2600
2600
46 CARS
6350
Project
2600
2600
Lot 22 Medihub
2600 2600 2600 2600 2600 2600 2600
Noosa Business Centre
28 Eenie Creek Road
Noosaville QLD
LIFT
Project Number
5400 721072
Status
Date Plotted
15-Mar-22 9:34:48 AM
Date Issued
15.03.22
Scale
0 1 2 4 6M
Drawing Title
BASEMENT 01
Drawing Number Revision
A-DA-100-B1 J
1 BASEMENT 1
DEVELOPMENT APPLICATION
2000 1 : 100
Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
Page 15
Rev. Date Description Iss. Appr.
A 24.01.22 PRELIMINARY PW PW
B 15.02.22 WIP DA LAYOUT PW PW
C 23.02.22 WIP LAYOUT PW PW
D 24.02.22 WIP LAYOUT PW PW
2 3 E
F
01.03.22
02.03.22
WIP LAYOUT
WIP LAYOUT
PW
PW
PW
PW
2000 2000 G 09.03.22 WIP DA PW PW
H 11.03.22 DEVELOPMENT APPLICATION PW PW
I 15.03.22 DEVELOPMENT APPLICATION PW PW
TURN
AROUND BAY
UP
RAMP RAMP
1:10 1:5
1
7100
RAMP UP TO STORAGE/
2000 BASEMENT 1 PLANT
2600
2600
2600
Do not scale this drawing. Verify all dimensions on site before commencing
any work. Copyright © 2020 Buchan. This drawing remains the property of
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden.
File
2600
2600
2600
2600
5400 6200 5400 5400 6200 5400
RAMP 1:40
RAMP 1:40
2600
2600
2600
2600
2600
6350
45 CARS Project
2600
2600
Lot 22 Medihub
2600 2600 2600 2600 2600 2600 2600
Noosa Business Centre
28 Eenie Creek Road
LIFT Noosaville QLD
5400
Project Number
721072
Status
Date Plotted
15-Mar-22 9:35:58 AM
Date Issued
15.03.22
Scale
0 1 2 4 6M
Drawing Title
BASEMENT 02
Drawing Number Revision
A-DA-100-B2 I
1 BASEMENT 2
2000 1 : 100
DEVELOPMENT APPLICATION Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
Page 16
Memorandum
ATTACHMENT B
Swept Path Assessment Drawings
SLR Consulting Australia Pty Ltd Level 16, 175 Eagle Street Brisbane QLD 4000 Australia (PO Box 26 Spring Hill QLD 4004)
T: +61 7 3858 4800 E: [email protected]
www.slrconsulting.com ABN 29 001 584 612
Page 17
LY
ON
PT
N CE
CO
1 2 3
3000 2000 2000
PLANT/RAIN WATER TANK
(RAISED ABOVE OVERLAND FLOW PATH)
FROM BASEMENT
UP
TO BASEMENT 01
7100
RAMP RAMP
1:5 1:10 REFUSE
7300
UP
EASEMENT AB
FROM LEVEL 1
3500
AMBULANCE
2600
2600
2600
GROUND FLOOR GFA: 5400 6539 5400
2600
1,003m²
SSL 10.3m
EXISTING ACCESS and CARPARKING
1
2600
3001
8 BAYS + 1 AMBULANCE
2600
NOTE: INTERTENANCY WALLS INDICATIVE ONLY
2400
PWD
2400
SHARED
ZONE
2400
8 BICYCLES
LIFT
TO LEVEL 01
FROM BASEMENT
7663
EASEMENT AB
10m² BIO-BASIN
11793
7943
2
3001
15 ASTOR TERRACE Project No: 620.30769 SWEPT PATH LEGEND
Stockwell Development Group Pty Ltd
SPRING HILL 4000 Vehicle Path
AUSTRALIA Date: 15/03/2022 Vehicle Body
T: 61 7 3858 4800 Noosaville Hoffman Drive Medical Centre
www.slrconsulting.com Drawn by: MC Body Clearance N
Scale: AS SHOWN Ambulance Swept Path
The content contained within this document may 0.0 2.5 5 7.5 10
be based on third party data. Sheet Size: A3 METRES
SLR Consulting Australia Pty Ltd does not Projection: (GDA94) MGA Zone SCALE 1:250
guarantee the accuracy of any such information. FIGURE 1
Page 18
Memorandum
ATTACHMENT C
Vertical Clearance Check
SLR Consulting Australia Pty Ltd Level 16, 175 Eagle Street Brisbane QLD 4000 Australia (PO Box 26 Spring Hill QLD 4004)
T: +61 7 3858 4800 E: [email protected]
www.slrconsulting.com ABN 29 001 584 612
Page 19
1 2 3 4 5 6
LY
ON
T
EP
NC
2 3
CO
2000 2000
2975
2775
2975
2775
2390
2190
L16 175 EAGLE STREET
Project No: 620.30769 Stockwell Development Group Pty Ltd
BRISBANE CITY 4000
AUSTRALIA
Date: 15/03/2022
T: 61 7 3858 4800 Noosaville Hoffman Drive Medical Centre
www.slrconsulting.com
Drawn by: MC
Scale: AS SHOWN Vertical Clearance Check
0.0 1.0 2.0 3.0 4.0
The content contained within this document may be based
on third party data. Sheet Size: A3 METERS B99
SLR Consulting Australia Pty Ltd does not guarantee the SCALE 1:100
Projection: - FIGURE 2
accuracy of any such information.
Page 20
Memorandum
ATTACHMENT D
Superseded Planning Scheme Code Responses
SLR Consulting Australia Pty Ltd Level 16, 175 Eagle Street Brisbane QLD 4000 Australia (PO Box 26 Spring Hill QLD 4004)
T: +61 7 3858 4800 E: [email protected]
www.slrconsulting.com ABN 29 001 584 612
Page 21
Division 13 – Driveways and Car Parking Code
Table 14-49 - Driveways
Specific Outcomes Probable Solutions Compliance Response
ü/û/NA
General
O1 S1.1 ü Complies with S1.1
Vehicular access does not adversely Vehicular access is located and The subject development does not propose a new
impact on safety, capacity and operations designed in accordance with access to the public road network but rather
of the existing or planned road network, the AS/NZS2890.1:2004; proposes to feed into a current driveway.
proposed driveway, cycleways or AND Notwithstanding this, the location of the basement
pedestrian pathway systems. S1.2 ü access ramp is consistent with the requirements of
Only one footpath crossing is provided1; AS2890.1.
AND Complies with S1.2
S1.3 ü The subject development does not introduce any
Driveways, have a maximum grade in new vehicle-pedestrian conflicts.
Complies with S1.3
accordance with Council’s standard
While the existing fronting driveways remain
requirements.
unchanged, the design of the basement access ramp
aligns with the requirements of AS2890.1.
O2 S2.1 N/A S2.1 not applicable
Driveways and crossovers— Design of the driveway across the The subject development does not propose any new
a) are suitable and safe for their intended footpath is in accordance with Council’s vehicular crossings of footpaths.
use; and Standard Drawing requirements as Complies with S2.2
b) match Council infrastructure. appropriate for the particular type of While the subject development does not propose any
development as annotated on the new public driveways, the basement access ramp
drawings; has been designed in accordance with the relevant
AND requirements of AS2890.1 and the swept path of key
S2.2 ü vehicle movements. It is however noted that the
Driveways are designed and width of the basement access is consistent with that
constructed in accordance with Council specified for Type B driveways on Council’s standard
Standard Drawing requirements , as drawing RS-051.
appropriate for the particular type of
development as annotated on the
drawings;
1
Justification for additional driveways may need to be supported by a detailed Traffic Study. See PSP 1 for details.
Page 22
AND
S2.3 ü Complies with S2.3
The change in grades in the driveways The design of the basement access ramp aligns with
and ramps is in accordance with the vertical geometry requirements specified within
Council’s Standard Drawing AS2890.1.
requirements.
O3 S3.1 ü Complies with S3.1
In commercial zoned areas, the number of Design of multi-tenanted developments The development proposes consolidated and shared
driveways across pedestrian footpaths is in commercial zoned areas include site access and parking areas.
minimised. shared driveways and parking areas;
AND
S3.2 ü Complies with S3.2
Driveways are located so they abut The subject development proposes to make shared
existing driveways of adjoining use of existing driveways through the application of
development where practicable and easements. The width of sealed driveways would
reciprocal easements are created to therefore remain unchanged with the subject
reduce the sealed driveway width. development in place.
O4 S4.1 ü Complies with S4.1
Vehicular access does not adversely Footpath and kerb crossings are located Existing public footpath and kerb infrastructure is to
impact on the capacity, operations and clear of existing stormwater inlet generally remain unchanged with the subject
maintenance of the existing infrastructure; structures, water and sewerage development in place, and therefore no new services
AND infrastructure fittings, any other exiting conflicts are created.
utility infrastructure, existing landscaping
and vegetation.
O5 S5.1 ü Complies with S5.1
Vehicular access does not adversely Vehicular access avoids disturbance to Vegetation considerations are beyond the scope of
impact on the health and integrity of the tree protection zone of trees on this traffic assessment; however no new public
existing landscaping or native vegetation, public land. vehicular accesses are proposed and therefore the
where possible. subject development would be expected to have an
immaterial impact on trees located on public land.
Page 23
O6 S6.1 N/A S6.1 not applicable
Driveway run-off is filtered prior to leaving For— Stormwater quality considerations are beyond the
the premises. a) Ancillary dwelling unit, Multiple scope of this traffic assessment.
housing Type 2 if less than 5
carparking spaces, Visitor
accommodation Type 1 and
Homebased business Type 3—
the driveway is formed to drain to
landscaped areas; and
b) for other uses—grease and oil
arrestors or stormwater quality
improvement devices are
incorporated into the design to
treat run-off prior to run-off exiting
from the premises.
Table 14-50 – Car Parking and manoeuvring
Specific Outcomes Probable solutions Compliance Response
ü/û/NA
Carpark design and layout
O7 S7.1 ü Complies with O7
Sufficient carparking is provided to The number of parking and loading The proposed parking provision is in excess of the
accommodate the number and type of bays is not less than the minimum parking rates suggested by Council for
vehicles likely to be generated by the number specified in Table 14-51 implementation as part of forthcoming structure plan
development having regard to the Vehicle Parking amendments (and already applied at other centres
specifics of the use including— Requirements; throughout the Noosa LGA) currently being
negotiated with the proponent and is therefore
a) the type and intensity of land use;
considered to be sufficient to meet peak parking
b) any existing parking available on the
demands.
site; Notwithstanding the above, it is also noted that the
c) hours of operation; subject site is located proximate to a proposed multi-
d) likely numbers of users; modal hub, which would encourage the use of public
e) the peak parking demand periods of transport to access the site as an alternative to
uses on the site; and private vehicles. The location of the subject site is
f) the availability of alternative also likely to result in a significant proportion of
carparking. linked trips with surrounding tenancies, therefore
Page 24
reducing peak parking demands and spreading them
across the parking supply already provided within
the Noosa Business Centre.
O8 S8.1 ü Complies with S8.1
The layout of the development provides Parking bays, manoeuvring areas, Section 4.3 of the attached traffic assessment
adequate, clearly defined and easily queuing areas, loading, setdown and prepared by SLR Consulting confirms that the
accessible— a) on-site vehicle pickup areas and driveways are design of internal car parking and manoeuvring
parking and manoeuvring areas; and designed to the standards set out in infrastructure generally aligns with the relevant
b) loading and manoeuvring areas for the Australian Standards for Off-street requirements of the AS2890 suite of Australian
delivery and service vehicles. Carparking and Off-street Commercial Standards.
Vehicles Parking. Complies with S8.2
AND It is noted that Table 14-51 does not specify loading
S8.2 ü requirements for medical centres, and therefore the
The number of loading bays is not less specification for hospitals has been adopted herein
than the minimum number specified in instead. Consequently, an ambulance bay has been
Table 14-51. provided to accommodate emergency vehicles up
to and including bariatric ambulances.
O9 S9.1 ü Complies with S9.1
Parking areas are located where they will Carparking areas are accessed from All parking to be provided as part of the subject
not rear laneways where practicable. development will be accessed off the public road
unduly conflict with pedestrians and will not network via Easement AB.
dominate the streetscape.
O10 S10.1 ü Complies with S10.1
Provision is made for a reasonable number Carparking spaces are provided for AS2890.6 defers to the Building Code of Australia
of on site carparking spaces identified and people with disabilities at the rate with regard to the provision of parking for Persons
reserved for people with disabilities. specified in the Australian Standards for with a Disability (PWD). Section 5.3 of the attached
Off-street Carparking. traffic assessment confirms that the proposed PWD
parking provision aligns with the requirements
specified therein.
O11 S11.1 ü Complies with S11.1
Access and egress points do not impact on Vehicle manoeuvring areas are Section 4.3 of the attached traffic assessment
the safety and operations of the road provided in accordance with Australian confirms that proposed internal manoeuvring areas
system. Standards for Off-street Carparking so are designed in accordance with or in excess of
vehicles enter and leave the site in a relevant design standards, therefore allowing
forward gear. vehicles to enter and leave the site in a forward
gear.
Page 25
O12 S12.1 At locations where pedestrian ü Complies with S12.1
Parking areas are designed to - and vehicle conflicts are likely to occur The proposed development has been designed to
a) provide a progressive reduction in – avoid introducing new pedestrian-vehicle conflicts by
speed between the external road and a) sight distances of at least 2.5 providing direct and dedicated pedestrian
internal parking spaces; seconds of travel time at the connections to the fronting road network and car
b) ensure lower speeds near areas of designated speed are provided; parking areas.
high pedestrian activity through the b) splayed corners on structures
use of appropriate road geometry or are incorporated;
devices designed to limit speed; and c) landscaping is designed to allow
c) maintain sight distances which are clear views; and
appropriate for the likely operating d) sign placement ensures that
speeds in all areas of potential sight distance requirements are
pedestrian/vehicle and vehicle/vehicle not impeded.
conflict.
O13 S13.1 N/A S13.1 not applicable
A clearly defined pedestrian network is In large open car parks with greater The subject development does not include large
provided that – than 200 car parking spaces, a open car parking areas with greater than 200
a) is located in areas where people will pedestrian path between parking parking spaces.
choose to walk; spaces is provided on every second
b) ensures that pedestrian movement aisle.
through car parking areas or
structures are along aisles rather than
across them.
O14 S14.1 ü Complies with O14
Provision is made for pedestrian and No probable solution identified It is noted that the location of the proposed
vehicular queues at conflict points. basement access ramp minimises conflict as all
vehicles would be expected to be turning into and
out of the basement, with the only potential conflict
being with service vehicles entering the service lane
behind the Emporium Showroom tenancies. This is
however expected to be infrequent and
concentrated outside of peak trading periods of the
subject development.
Notwithstanding this, provision has been made for
the storage of one vehicle at the top of the ramp
clear of the primary ramp gradient. This is
Page 26
considered to be sufficient given the expected low
occurrence of possible conflicts.
O15 Parking areas are lit to provide security S15.1 N/A S15.1 not applicable
for night-time users. Lighting is provided in accordance with Lighting considerations are beyond the scope of this
the Australian Standard for Road traffic assessment.
Lighting - Vehicular Traffic (Category
V) Lighting - Performance Installation
and Design Requirements.
O16 S16.1 N/A S16.1 & S16.2 not applicable
In mixed use areas of Business centres Resident carparking is limited to one The subject development does not propose any
residents do not compete with customers for space per dwelling unit or residential land uses.
carparking spaces. accommodation unit;
AND
S16.2 N/A
Resident carparking is not located in
the road reserve or between the
residential or business building and the
principal street frontage.
O17 Car parking areas are landscaped No solution provided N/A O17 not applicable
to— a) provide shade; Landscaping considerations are beyond the scope
b) maximise infiltration of stormwater of this traffic assessment.
run-off;
c) define parking areas;
d) reduce direct visibility of car parking
areas from external viewpoints; and
e) soften views of hardstand areas.
O18 No solution provided N/A O18 not applicable
Development with the potential to generate The subject development is not considered to be of
significant traffic and parking impacts gives a use and size which would generate significant
appropriate consideration to transport and traffic and parking impacts relative to those
land use issues2. generated by the broader Noosa Business Centre in
which it is located.
2
PSP 1 details information Council may request, including a detailed Traffic Impact Assessment Report.
Page 27
Motor Cycles & Motor Scooters S19.1 û Does not comply with S19.1
O19 For Commercial businesses, The subject development provides sufficient parking
Designated Motor cycle or motor scooter Entertainment & dining business, to accommodate peak demands regardless of
parking spaces reduce the reliance on cars. Industrial business Types 1 and 2, vehicle type. Consequently, any staff or customers
Retail business Types 2, 4, 5, 6 and travelling to/from the site on a motorcycle or scooter
7, Education Types 1 and 2, Open could make use of any of the available car parking
Space, Wellbeing Uses and spaces in lieu of providing dedicated motorcycle
Transport Types 1, 2, 3 and 4 motor parking.
cycle parking spaces accord with
Planning Scheme Policy PSP26 Motor
Cycle & Motor Scooter Parking.
O20 S20.1 N/A S20.1 not applicable
Carparks are designed to ensure run-off is Grease and oil arrestors or stormwater Stormwater quality considerations are beyond the
treated to remove pollutants prior to leaving quality improvement devices are scope of this traffic assessment.
the premises. incorporated into the design to treat
run-off prior to it leaving the premises.
O21 Carparking areas are designed to No solution provided N/A O21 not applicable
ensure drainage without the use of pumps Drainage considerations are beyond the scope of
or other electrical apparatus. this traffic assessment.
O22 Site layout and building design S22.1 N/A S22.1 not applicable
provides for soft landscaping to be Below ground components of Basement footprint and landscaping considerations
established. buildings, including car parks, do not are beyond the scope of this traffic assessment.
extend beyond the above ground
footprint to allow for the provision of
landscaping, particularly within building
setbacks.
Education Types 1, 2 or 3 S23.1 ü Complies with S23.1
O23 Carparking and setdown areas are Paved setdown areas are provided While a dedicated setdown area is not provided as
designed and located to facilitate their safe within the site; part of the proposed development (and nor is one
and efficient use. AND considered necessary or required by the provisions
S23.2 For a minimum of 50% of ü of the planning scheme), all parking and vehicle
carparking spaces, pedestrian access manoeuvring areas are to be paved.
Page 28
to buildings is not across or through Complies with O23
driveways, carparks, The provision of dedicated pedestrian pathways
setdown or manoeuvring areas; within the basement carpark is not considered
AND necessary and would result in significant additional
S23.3 ü construction costs associated with the expansion of
Carparking and setdown areas are the basement. It is instead noted that pedestrian
visible from off-site, or signed. movements are acceptable within the basement
carpark owing to low vehicle speeds and traffic
volumes and the fact that drivers typically expect
pedestrians to be circulating within a carpark
environment.
Complies with S23.3
Signage is to be provided directing customers to the
basement parking area. The ambulance bay is also
to be signed accordingly to ensure it is reserved for
the exclusive use of ambulances at all times.
Page 29
Division 18 – Transport, Roads and Drainage Code
Table 14-58 – Strategic transport network
Specific Outcomes Probable Solutions Compliance Response
ü/û/NA
Strategic Transport Network
O1 S1.1 ü Complies with O1
Traffic generation from the development is Where the development leads to the The attached traffic assessment prepared by SLR
considered in a localised and a Shire wide need to increase transport Consulting suggests that the peak traffic generation
context to ensure that – infrastructure in the Shire, the potential of the subject development is expected to
a) the transport network has the capacity development contributes to the be immaterial relative to that generated by the
to safely and efficiently accommodate transport network in accordance with broader Noosa Business Centre. Consequently, no
the requirements of the applicable
projected movements; and/or transport infrastructure upgrades are considered
infrastructure charging instrument and
b) the development includes measures to necessary to support the subject development.
the Priority Infrastructure Plan in
upgrade the transport network to meet accordance with legislation.
the imposed demands
Editor’s note
Council may for some development require the
preparation of a Transport Impact Assessment
Report. Planning Scheme Policy PSP1 details
matters to be addressed in the Report.
O2 S2.1 ü Complies with S2.1
The street network has high street Road planning and development design The design of the subject development prioritises
connectivity, both within the development facilitates as many pedestrian and pedestrian and cycle movements by providing
and to the surrounding local area. cycle movements as possible and convenient pedestrian connections to the existing
provides for future connectivity and pathway network whilst also locating bicycle parking
integration with adjoining sites; in convenient and amenable location.
AND
S2.2 N/A S2.2 not applicable
Arterial and sub-arterial roads are The subject development does not include the
designed so they can operate with provision or upgrading of arterial or sub-arterial
acceptable volumes of traffic during roads.
peak times;
AND
Page 30
S2.3 N/A S2.3 not applicable Collector and local streets are provided The subject development does not include the to support short trips for local traffic provision or upgrading of public collector and local moving in and between streets. neighbourhoods. Local traffic is channelled towards collector streets to ensure that traffic volumes on local street are kept low; AND S2.4 N/A S2.4 not applicable Collector and local streets are designed The subject development does not include the to discourage through traffic; provision or upgrading of public collector and local AND streets. S2.5 N/A S2.5 not applicable A collector street is provided parallel to The subject development does not include the arterials particularly where they pass provision or upgrading of public collector streets. through town centres; AND S2.6 N/A S2.6 not applicable Appropriate width of road and verge is The subject development does not include the provided to allow streets to perform provision of new public roads. their designated functions in the street network; AND S2.7 N/A S2.7 not applicable A network of local streets focused The subject development does not include the towards an activity centre or school is provision of new public roads. provided for safe and efficient pedestrian and bike access to the school, safe conditions for school buses, setdown facilities, with on-site parking where practical; AND S2.8 N/A S2.8 not applicable Passive surveillance is maximised by The subject development does not include the designing streets to enable provision of new public roads.
Page 31
development to front all streets and roads, including arterials; AND S2.9 N/A S2.9 not applicable Streets near Public Passenger The subject development does not include the Transport facilities are orientated to provision of new public roads. optimise the walkable catchments within 800 metres walking distance; AND S2.10 N/A S2.10 not applicable The street network has no more than The subject development does not include the 15 percent of lots fronting cul-de-sacs. provision of a new public road network. The maximum cul-de-sac length is 120 metres; AND S2.11 N/A S2.11 not applicable Street stubs to adjacent future The subject development does not include the development areas are provided at provision of a new public road network and does not spacings of 200 m or closer to enable abut future development areas. future street connections to be made; AND S2.12 N/A S2.12 not applicable Street block lengths are not more than The subject development does not include the 240 m long, and predominantly around provision of a new public road network. 150-180 m long. Street block lengths are generally shorter closer to town and neighbourhood centres; AND S2.13 ü Complies with S2.13 Direct, safe and attractive pedestrian The subject development proposes numerous direct and cycle routes are provided within connections to the surrounding pathway and through the development and infrastructure network to accommodate active connect to bus stops. transport demands.
Page 32
O3 S3.1 N/A S3.1 not applicable
Development is designed – Higher density development is The subject development does not propose varying
a) To encourage travel by community concentrated along public transport densities of development and is not traversed by
transport, walking and cycling rather Routes; public transport routes.
than by private car; and AND
b) To maximise accessibility via existing S3.2 N/A S3.2 not applicable
and planned community transport There is provision for bus routes The subject development is not of a scale which
facilities through development sites; would support internal bus routes.
AND
S3.3 N/A S3.3 not applicable
Bus routes are located to maximise The subject development is not of a scale which
patronage catchment and to consider would support internal bus routes.
personal safety, lighting and traffic
management;
AND
S3.4 N/A S3.4 not applicable
At least 90 percent of all residents are The subject development does not propose any
located within 400 metres of an residential land uses.
existing or
planned bus route;
AND
S3.5 ü Complies with S3.5
Pedestrian and cycle movement is The subject development does not compromise and
provided within local streets to and is not expected to have any material impact on
through development; existing cycle routes, whether they are on-road or
AND accommodated by dedicated infrastructure.
S3.6 N/A S3.6 not applicable
Attractive and safe pedestrian and Landscaping are urban design considerations are
cycle connections are provided with beyond the scope of this traffic assessment.
shade trees, graded walking and cycle
paths and lighting;
AND
S3.7 N/A S3.7 not applicable
Buildings and pedestrian entrances Architectural considerations are beyond the scope of
are oriented to the street; this traffic assessment.
AND
Page 33
S3.8 ü Complies with S3.8
Pathways have ramps at all kerb The subject development proposes to integrate with
corners for wheelchair and pram surrounding pathway infrastructure which makes use
access; of kerb ramps at crossing locations.
AND
S3.9 ü Complies with S3.9
Every development has convenient and The subject development proposed direct and short
prominent pedestrian entrances that pedestrian connections to the fronting pathways of
cater for all pedestrians including older adequate width to accommodate mobility impaired
people, children and the mobility and persons. While not shown on the proposed plans,
vision impaired; the topography of the site is conducive to these
connections not having an excessive grade.
S3.10 N/A S3.10 not applicable
Expanses of ground level blank walls Architectural considerations are beyond the scope of
along street frontages, and large this traffic assessment.
driveways and entrances to carparks
are avoided;
AND
S3.11 N/A S3.11 not applicable
Bus routes are not be located away The subject development is not of a scale which
from activity centres; and would support internal bus routes.
AND
S3.12 N/A S3.12 not applicable
Facilities for boarding and exiting The subject development does not include the
community transport facilities are provision of public transport infrastructure.
incorporated into developments;
AND
S3.13 N/A S3.13 not applicable
Pedestrian and cycle routes within or Architectural considerations are beyond the scope of
adjacent to the development are this traffic assessment.
overlooked by adjoining buildings,
make use of views and attractive
sights, have lighting and are
signposted;
AND
Page 34
S3.14 ü Complies with S3.14
Suitable car restraint measures are Basement carparks as proposed as part of the
adopted within the development such subject development are inherently low speed
as lower speed limits or traffic calming environments. Adequate bicycle parking facilities are
measures to support greater pedestrian also provided to accommodate and encourage the
and cycle movement; use of active transport modes, with the facilities
AND
located to maximise security and convenience as
discussed within Section 4.4 of the attached traffic
assessment.
S3.15 N/A S3.15 not applicable
Traffic management devices on The subject development is not of a scale which
potential bus routes are provided in would support internal bus routes.
accordance with the accepted
development subject to requirements
code for undertaking road works on
local government roads, under the
Transport Planning and Coordination
Regulation 2005;
AND
S3.16 N/A S3.15 not applicable
Streets identified as potential bus The subject development is not of a scale which
routes are— would support internal bus routes or an internal
a) collector streets and sub- street network.
arterial/arterial roads which
provide highly accessible and
relatively direct routes wherever
practical;
b) those that provide for the shortest
and most direct route for an
efficient public transport service;
and
c) those that can efficiently service
adjoining development areas.
Page 35
O4 No solution provided. ü Complies with O4
Development access does not The subject development makes use of existing road
compromise the functions of particular roads accesses and therefore does not impact on the
as indicated in the road hierarchy, and does function of any public roads.
not adversely impact on the safety, capacity
and operations of the road system.
O5 Pedestrian and cycle path infrastructure S5.1 ü Complies with S5.1
is provided – Consideration is given to existing and The subject development includes provision of direct
a) to form an integrated component of future pathway linkages and pathways pathway connections to the site’s road frontages.
the movement network and the link to the Local and Regional Cycle
open space system; Network and to the Priority
b) to encourage walking and cycling; Infrastructure Plan in Part 15.
c) to add variety and visual interest;
d) to conserve street trees, vegetation S5.2 ü Complies with S5.2
and other significant features; Direct and accessible linkages are The subject development includes provision of direct
e) to allow equitable access to public provided into the site. pathway connections to the site’s road frontages.
areas and community facilities;
f) with adequate lighting where subject to S5.3 ü Complies with S5.3
high night time usage; Pathway and landscape works are All pathways are to be designed and constructed in
g) in locations where there is casual provided to a high standard to Council accordance with relevant standards.
surveillance; specifications and assessed for
h) or widened at potential conflict compliance with local government
points; cycling facility design standards.
i) to incorporate—
i. street tree planting to enhance the S5.4 N/A S5.4 not applicable
streetscape; Pathways are provided to cater for The subject development is not of a scale which
directional signage that is visible under all shared use and cater for both would justify the provision of dedicated shared paths.
conditions. commuting and recreational usage
and exceed minimum standards.
Page 36
O6 Pedestrian and cycle path S6.1 Pedestrian and cycle path N/A S6.1 not applicable
infrastructure is designed and constructed infrastructure is designed and The subject development is not of a scale which
to – constructed – would justify the provision of dedicated shared paths.
a) provide a stable, smooth surface, a) in accordance with
including across driveways, sections AUSTROADS;
and joins; b) to comply with local government
b) be easily maintained; design standards;
c) a width and longitudinal gradient to c) to have navigational signs in
cater for projected usage, including accordance with Council
nearby— ‘Wayfinding’ signage
i) high activity specifications; and
nodes; ii) d) to incorporate –
public transport; iii) i) kerb ramps at all
centres; intersections and designated
d) provide clear sight-lines for safe use; crossings;
and ii) refuge islands on all roads
e) be free of any obstructions such as with median strips; and
fences, signage and bollards. iii) holding rails for cyclists at the
intersection of trunk collector,
subarterial and arterial roads
that are positioned in
accordance with –
A. Australian Standard
1742.9: 2000 - Manual of
Uniform Traffic Control
Devices - Bicycle
Facilities; and
B. AUSTROADS Part 14 -
Bicycles - Section 9; and
C. AUSTROADS Part 13 –
Pedestrians.
Editor’s note:
All pathways are considered shared use
pathways, which Cyclists can legally use, unless
bicycles are specifically prohibited through signs
or markings (such as in town centres).
Page 37
Table 14-59 – Roads and drainage
Specific Outcomes Probable Solutions Compliance Response
ü/û/NA
Road and drainage design and construction
O7 S7.1 N/A S7.1 not applicable
Roads and pedestrian and cycle paths are Road planning and design supports the The subject development does not propose the
planned and designed to support the hierarchy and functional aspects planning or construction of new or upgraded road
hierarchy and functional aspects identified in identified in Sections 2 and 3 of PSP5 infrastructure.
Sections 2 and 3 of PSP5 Engineering Engineering Design Standards –
Design Standards – Roads, Drainage and Roads, Drainage and Earthworks;
Earthworks and to ensure that – AND
a) design and alignment of the roads,
intersections and all associated
works— S7.2 N/A S7.2 not applicable
i. provides a safe environment for Road and pathway planning and design The subject development does not propose the
all users; is in accordance with, in order of planning or construction of new or upgraded road or
ii. is adequate for the design speed precedence— public pathway infrastructure.
environment; a) Noosa Integrated Local Transport
iii. is adequate for predicted traffic Plan;
volumes; and b) Queensland Transport’s Shaping
iv. maintains the safe and efficient Up;
functioning of the road network c) Queensland Design Code for
without the use of traffic signals; Residential Streets;
v. is compatible with existing roads; vi. d) AUSTROADS Guide to Traffic
is easily maintained by Council Engineering Practice;
equipment; and e) Sections 2 and 3 of PSP5
vi. where appropriate, has the ability to Engineering Design Standards –
accommodate public transport Roads, Drainage and Earthworks;
services; or
b) road pavement surfaces— f) the Noosa Cycling and Walking
i. are durable enough to carry Network Development Plan;
estimated wheel loads of travelling OR
and parked vehicles; g) A combination of the principles in
ii. provide for the safe passage of these documents.
vehicles, pedestrians, cyclists, and
AND
Page 38
discharge of stormwater run-off S7.3 N/A S7.3 not applicable
from contributing catchments and On-road cycling treatment is utilised to The subject development does not propose the
the preservation of all weather provide safe and continuous movement planning or construction of new or upgraded road
access; of cyclists along a roadway, such as— infrastructure.
c) kerb and channel— a) sealed shoulders;
i. controls vehicle movement by b) wide kerbside lane;
delineating the carriageway for all c) exclusive or peak
users; period bicycle lane;
ii. conveys road pavement run-off to d) advisory treatments
stormwater drainage in a manner such as Bicycle
Awareness Zone;
that allows the road to be trafficable
e) shared parking / bicycle
in Q100 ARI local rainfall events; lane;
and f) contra flow bicycle
d) verges and footpaths provide— lane; and
i. safe access for pedestrians and g) bus/bicycle lane.
cyclists clear of obstructions;
ii. an access area for vehicles onto S7.4 N/A S7.4 not applicable
properties; The provision of bicycle lanes at The subject development does not propose the
iii. a corridor allocated for services and intersections is generally in planning or construction of new or upgraded road
utilities; and accordance with AUSTROADS Part infrastructure.
iv. additional amenity for minor roads. 14, section 5 and the Manual of Urban
Traffic Control Devices (MUTCD) Part
9.
O8 S8.1 N/A S8.1 not applicable
Stormwater drainage infrastructure is Stormwater drainage planning, design Stormwater considerations are beyond the scope of
planned, designed and constructed to— and construction is in accordance with this traffic assessment.
a) be accessible, cost effective and Section 4 of PSP5 Engineering Design
easily maintainable; Standards – Roads, Drainage and
b) protect downstream capacity; Earthworks;
c) protect downstream water quality; AND
Page 39
d) maximise on-site stormwater S8.2 N/A S8.2 not applicable
retention and retardation; and As Constructed data is submitted in Stormwater considerations are beyond the scope of
convey run-off to stormwater drainage in a accordance with Section 6 of PSP5 this traffic assessment.
manner that allows roads to be trafficable Engineering Design Standards –
in Q100 ARI local rainfall events Roads, Drainage and Earthworks; AND
S8.3 Stormwater drainage planning, N/A S8.3 not applicable
design and construction is in Stormwater considerations are beyond the scope of
accordance with the Queensland Urban this traffic assessment.
Drainage Design Manual
O9 Roads and stormwater drainage S9.1 N/A S9.1 not applicable
infrastructure is constructed— Roads and stormwater drainage Stormwater considerations are beyond the scope of
a) in accordance with appropriate infrastructure is constructed in this traffic assessment.
engineering standards; and accordance with— The subject development also does not propose the
to minimise adverse environmental impacts, a) Sections 2, 3 and 4 of PSP5 planning or construction of new or upgraded road
including from run-off and erosion. Engineering Design Standards – infrastructure.
Roads, Drainage and Earthworks;
b) Queensland Design Code for
Residential Streets;
c) AUSTROADS; or
d) A combination of the principles in
these documents;
AND
Page 40
S9.2 N/A S9.2 not applicable
Erosion and sediment control measures Erosion and sediment control considerations are
are designed and implemented in beyond the scope of this traffic assessment.
accordance with the Institution of
Engineers Australia (Queensland
Division) Soil Erosion and Sediment
Control - Guidelines for Queensland
Construction Sites.
Environmental Protection N/A S10.1 not applicable
O10 S10.1 Stormwater considerations are beyond the scope of
Roads and stormwater drainage Roads and stormwater drainage follow this traffic assessment.
infrastructure are located and aligned so as the edge of existing disturbed areas, or The subject development also does not propose the
to— a) minimise disturbance to native alternatively, these works are co- planning or construction of new or upgraded road
vegetation and/or other habitat areas; located within infrastructure.
b) protect and maintain wildlife corridor a combined utility corridor;
movements and the safety of native AND
fauna;
c) minimise changes to the hydrological S10.2 N/A S10.2 not applicable
regime, including drainage patterns, Roads avoid native vegetation and The subject development does not propose the
run-off and water quality; provide for fauna underpasses and planning or construction of new or upgraded road
d) avoid crossing watercourses, drainage associated infrastructure.
lines and wetlands, but where such fencing where appropriate;
crossings are unavoidable, disturbed AND
areas are reinstated and revegetated
S10.3 N/A S10.3 not applicable
on completion of works; and
Road infrastructure within or adjacent The subject development does not propose the
minimise bulk earthworks.
to native habitat incorporates fences planning or construction of new or upgraded road
which allow for protected wildlife infrastructure.
movement and controls unrestricted
access of domestic cats and dogs;
AND
Page 41
S10.4 N/A S10.4 not applicable
Native vegetation is protected from Preservation of flora or fauna is beyond the scope of
clearing or construction activities by— this traffic assessment.
a) clearly marking vegetation to be
retained with flagging tap;
b) installing protective fencing
around the dripline of vegetation;
and
c) ensuring stock piling, storage and
vehicle parking occur outside the
areas of vegetation to be retained;
AND
S10.5 N/A S10.5 not applicable
Low impact construction techniques Preservation of flora or fauna is beyond the scope of
are used around areas of vegetation to this traffic assessment.
be retained to minimise interference
with the vegetation.
O11 No solution provided N/A O11 not applicable
Roads and stormwater drainage Stormwater considerations are beyond the scope of
infrastructure is proven to be suitable for its this traffic assessment.
use prior to Council accepting the dedicated The subject development also does not propose the
asset. planning or construction of new or upgraded road
infrastructure.
O12 S12.1 N/A S12.1 not applicable
Alignment of stormwater drainage The location, design and construction Stormwater considerations are beyond the scope of
infrastructure is to allow for easy access for of stormwater drainage structures is in this traffic assessment.
the ongoing maintenance by Council. accordance with Sections 4 and 5 of
PSP5, Engineering
Design Standards - Roads, Drainage
and Earthworks;
AND
S12.2 N/A S12.2 not applicable
Where infrastructure is located on Stormwater considerations are beyond the scope of
private land an easement is dedicated this traffic assessment.
over the infrastructure in accordance
with Section 4 of PSP 5, Engineering
Page 42
Design Standards – Roads, Drainage
and Earthworks.
Frontage works
O13 S13.1 ü Complies with S13.1
Development is provided with external The following infrastructure The roads fronting the subject site are already of an
roadworks along the full extent of the components already exist at the adequate standard and therefore no upgrades of the
frontage of the site to an appropriate frontage of the site or are provided at fronting roads are required or proposed.
standard having regard to the specified the developer’s expense—
function of the road. a) full width sealed road;
b) concrete kerb and channel where
appropriate;
c) forming and grading to footpaths;
d) vehicular kerb and footpath
crossings;
e) a constructed bikeway;
f) a constructed footpath;
g) a constructed carriageway;
h) required alterations to public utility
mains, services or installations;
i) construction of any required
alterations to public utility mains,
services or installations;
j) stormwater drainage works; and
k) installation of electrical conduits;
AND
S13.2 N/A S13.2 not applicable
Road and drainage design and Stormwater considerations are beyond the scope of
construction is in accordance with this traffic assessment.
Sections 3 and 4 of PSP5 Engineering The subject development also does not propose the
Design Standards – Roads, Drainage planning or construction of new or upgraded road
and Earth works. infrastructure.
Road and rail corridors
Page 43
O14 Noise sensitive uses including S14.1 N/A S14.1 not applicable
residential uses are not subjected to high Noise sensitive uses including Acoustic considerations are beyond the scope of this
traffic noise levels from the major road residential uses are separated by a traffic assessment.
network or rail corridors. minimum of—
a) 40m from the property boundary
of roads within the major road
network; and
b) 80m from the property boundary
of rail corridors;
OR
S14.2 N/A S14.2 not applicable
Development in the vicinity of road Acoustic considerations are beyond the scope of this
corridors meets the following external traffic assessment.
design criteria for roads in the major
road network— a) 54dB(A)L10
(18hours) based on predicted traffic
volumes ten years hence;
AND
S14.3 N/A S14.3 not applicable
Development in the vicinity of rail Acoustic considerations are beyond the scope of this
corridors meets the following external traffic assessment. The subject site is also not
design level noise criteria— located in the vicinity of a rail corridor.
a) 65dB(a), assessed as the
24hour average equivalent
continuous Aweighted sound
pressure level; and
b) 87dB(A), assessed as
a single event maximum sound
pressure level.
Staged development
O15 No solution provided. N/A O15 not applicable
Staged development is planned, designed Construction of the subject development will not be
and constructed to ensure that— staged.
a) each stage of the development can be
constructed without interruption to
Page 44
services and utilities provided to the
previous stages;
b) the infrastructure provided is capable
of servicing the entire development;
and
c) the materials used are consistent
throughout the development.
Alterations to services and utilities
O16 Any alterations or repairs to S16.1 Any alterations or repair to N/A S16.1 not applicable
infrastructure as a result of the development infrastructure as a result of the Consideration of services is beyond the scope of this
are made at no cost to Council. development are completed at the traffic assessment.
developer’s expense.
Page 45
Division 19 – Waste Management Code
Table 14-60
Specific Outcomes Probable Solutions Compliance Response
ü/û/NA
Waste separation N/A S1.1 not applicable
O1 S1.1 Construction, operational and demolition works
Development that generates several classes Construction, operational and considerations are beyond the scope of this traffic
of waste is designed so waste is collected, demolition works are planned and assessment.
stored and disposed of in a safe and managed in accordance PSP11
ecologically sustainable manner3. AND
S1.2 ü Complies with S1.2
Adequate area is provided for on-site The subject development includes the provision of a
for the collection and separate storage dedicated bin storage area capable of
of recyclable, non-recyclable, accommodating up to two 1,100L bulk bins, which is
vegetative and hazardous materials in considered adequate given the proposed land use is
their specific waste streams during expected to have a low waste generation potential.
construction, operational and
The disposal of medical waste is to be arranged by
demolition works;
individual tenants as required.
AND
O2 S2.1 ü Complies with S2.1
Waste storage areas provide for adequate Waste storage areas allow for the The subject development does not preclude the
separation of all recyclable and non- separate storage of different waste storage of a recycling bin alongside a general waste
recyclable materials. materials for reuse or recycling by— bin in the bin storage area. Signage would be
a) providing sufficient area to store resolved as part of the detailed design process.
all recyclable material and
recycling containers required; and
b) sign posting the types of waste
stored.
Design and location of waste storage ü Complies with S3.1
areas S3.1 The design of the proposed waste storage area is to
O3 Waste storage areas are designed and be resolved as part of the detailed design process;
Waste storage areas are located so that maintained in accordance with PSP 9; however the subject development does not preclude
they are convenient and safe to use and AND
Page 46
provide for convenient and safe collection by S3.2 the provision of waste storage facilities in
service vehicles; Waste storage areas are designed and accordance with Council requirements.
located so they— Complies with S3.2
a) are easily accessed and The location of the waste storage area has been
convenient to use; chosen based on easy and convenient access by
b) have unobstructed access for the waste collection contractors whilst still allowing
collection of the waste by service sufficient space for necessary service vehicle
vehicles; manoeuvres. The proposed waste storage
c) provide for sufficient space for arrangements are also generally consistent with the
safe entry and exit and servicing current function of the service road which circulates
by Council’s contractor without
behind the Showroom Emporium tenancies.
the need for manual handling;
It is also noted that the site would sit within the
d) are clear of carparking bays,
Waste Management Plan (WMP) currently in place
loading bays and similar areas;
for the Noosa Business Centre, with waste to be
e) are clear of footpaths and
collected by the centre’s existing third-party
pedestrian access;
f) are capable of being serviced by contractor.
the collection vehicle without
impeding traffic flow; and
g) have a level area provided for the
storage of waste and recyclable
materials in
standard waste containers;
AND
S3.3 ü Complies with S3.3
For uses that do not comprise a The proposed waste storage area has been located
caretaker’s residence or central to minimise the distance needed to transfer waste to
management, the maximum distance vehicles and is therefore well within Council’s
between waste storage areas and the requirements.
kerbside is—
a) for Multiple housing Type 3 –
40m; or
b) for other uses – 70m; and
Page 47
S3.4 ü Complies with S3.4
Pathways used to transport bins— Waste collection contractors are not required to
a) have a maximum grade of 1:15; travel along pathways to transport waste to their
and vehicles. The travel path does not contain steep
b) are free of steps, stairs or other grades or obstructions such as steps.
impediments;
O4 The location and methods of waste S4.1 N/A S4.1 not applicable
storage minimises any adverse impacts on Waste storage areas are— Architectural aspects of waste storage are beyond
adjoining or nearby properties; a) integrated with the building the scope of this traffic assessment.
design, where possible;
b) setback a minimum of 2m from
side and rear property
boundaries;
c) screened so that bins are not
visible from neighbouring
properties or passing vehicular
and pedestrian traffic; and
d) not located directly adjacent to
dwelling units on the site on
neighbouring
properties;
AND
O5 S5.1 N/A S5.1 not applicable
Waste storage areas are designed for ease Waste storage areas are constructed of Architectural aspects of waste storage are beyond
of maintenance and ease of access for impermeable, durable and non textured the scope of this traffic assessment.
cleaning; materials and surfaces so that they are
easily cleaned;
AND
S5.2 ü Complies with S5.2
A minimum distance of 0.5m2 distance The proposed location of the bin store provides
is provided between and around waste some flexibility with the provision of space for
storage bins to allow for manoeuvring manoeuvring and washing of bins.
and washing of bins.
Page 48
O6 S6.1 N/A O6 not applicable
Waste storage areas provide a safe and No solution provided. The considerations are beyond the scope of this
secure environment for users through– traffic assessment.
a) appropriate siting and access;
b) the provision of lighting; and
c) restricting access to the general public
by making the area clearly identifiable
as private space (eg. through
landscaping, change of paving material
or fencing, rather than locking the area.
Water management for waste storage N/A S7.1 not applicable
areas S7.1 Water management considerations are beyond the
O7 The waste storage area — scope of this traffic assessment.
Waste storage areas are designed to a) is bunded and graded so that
contain and appropriately dispose of washwater and bin leakage are
leakage from bins and wastewater from bin drained to the sewer or an on-site
washing. effluent disposal system via a gully
within the storage area;
b) has a bund wall with a maximum
height of
100mm;
c) is serviced by a conveniently
located hosecock and backflow
prevention device, and connected
to a water supply; and
d) is roofed or otherwise covered if
the storage area is—
i more than 1m2; or
ii storing wet waste; or
iii storing other waste with a
high potential to cause
pollution if washed or
leaked from the bins,
including waste oil or
putrescibles.
Used in these records
Appendix E Traffic Impact Assessment Report.pdfRelated documentApplication case desk ↗
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