MCU16/0079 Appendix E - Traffic Impact Assessment

                  PLM                             Document(s)/Plan             Title
                  Supporting                      (s)
                  Information                     PROPOSED                     SECTION & ELEVATION STAGE 4
                                                  DEVELOPMENT                  SECTION & ELEVATION STAGE 5&6
                  (Provided by Applicant)         PLANS DATED                  STAGES SITE PLAN
                                                  30/05/16
                                                                               EXISTING/DEMOLITION BASEMENT PLAN
                                                                               EXISTING/DEMOLITION GF PLAN
                                                                               PROPOSED BASEMENT PLAN (STAGE 4)
                                                                               PROPOSED GF PLAN STAGE 4
                                                                               PROPOSED BASEMENT PLAN (STAGE 5)
                                                                               PROPOSED GF PLAN STAGE 5/6

                  4. ADVICE & INFORMATION
                  Planning                       Officer Name Denis
                  The RSL’s Entertainment & Dining use is identified as a consistent use on the site under The
                  Noosa Plan.      The proposed extension requires an impact assessable development
                  application. A decision on an application could not be made by delegation to Council officers
                  and a report would be presented to a full Council meeting.

                  Given the development is a consistent use on the site, expansion of the RSL club is broadly
                  supportable. Key assessment issues pertain to built form outcomes and assessment of
                  impacts, they include:
                   Justification for substantial setback relaxations required to Doonella Street and Pelican
                     Street and providing attractive frontages to these.
                   Provision of sufficient landscaped space, with The Noosa Plan specifying a minimum of
                     15% of the site area and seeking minimum landscaped setbacks of 2m to frontages.
                   Assessment of traffic and noise impacts

                  The primary planning concern with the proposal plans are the new presentations to Doonella
                  & Pelican Streets. These present carpark walls built close to the boundaries and box profile
                  extensions to the club building. The plans appear to indicate a shortfall in landscaping.
                  Shade structures only are proposed rather than shade trees. Officers would be unlikely to
                  support the combination of significant setback incursions and landscaping less than minimum
                  requirements.

                  Parking shortfalls are undesirable when combined with the proposal’s built form and
                  landscaping relaxations.

                  A traffic report could assess demand for the existing RSL over an extended period to
                  demonstrate parking demand.

                  The built form of the building extensions could be improved to respond to the Noosa
                  vernacular and avoid simple box profiles. Outcome O13 of the locality code relates to roof
                  form.

                  Overall, the submitted plans are unlikely to be supported in their current form, as the
                  development does not adhere to the few provisions applicable to the development under The
                  Noosa Plan.

                  Please feel free to contact me on ph. 07 53296239 to discuss any aspect of this advice.
                  Officers can provide further feedback on amended plans if requested.

                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                      Page 2 of 3
Document Set ID: 20075666
Version: 1, Version Date: 31/05/2016                                                                                             Print Date: 31 May 2016, 4:45 PM