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Traffic Engineering Letter · MCU24/0120
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Traffic Engineering Letter – Further Advice Response
To BDH Properties Pty Ltd Date 17 December 2024
Prepared Bradley Fuller, Modus Harj Singh, Modus
Approved by
by Traffic Engineer Executive Director (RPEQ 22364)
Location 3 Avocet Parade, Peregian Beach
Subject Proposed Duplex Development – Traffic Engineering Letter (Further Advice Response)
Appendix A: Noosa Council Further Advice Notice
Status Final Attachments
Appendix B: Revised Development Plans
Introduction
Overview
Modus has been commissioned by BDH Properties Pty Ltd to provide traffic and transport advice in
response to the Noosa Council Further Advice Notice regarding the proposed development located at
3 Avocet Parade, Peregian Beach. A copy of the Noosa Council Further Advice Notice is provided at
Appendix A.
This Traffic Engineering Letter has been produced by Modus in response to the Noosa Council
Further Advice Notice items relating to the traffic and transport components in support of the
proposed development.
Revised Development Plans
It is noted that the proposed development plans have been amended, where the revised development
plans are provided at Appendix B.
Of note, the fence structure located west of the Unit 2 garage has been removed to increase the
available sight distance for the Unit 2 driveway.
The amendment is illustrated in Table 1 on the subsequent page.
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Page 2
Table 1 Amended Development Plans
Previously Submitted Plans Revised Development Plans
Traffic Engineering Letter – Further Advice Response
3 Avocet Parade, Peregian Beach -2-
Page 3
Council Further Advice Item 1 – Driveway Crossover Council Commentary The Traffic Engineering Letter prepared by MODUS calculates the minimum required Stopping Sight Distance (SSD) of 25.0m. Council is of the opinion that this distance is arbitrary due to: a. the assumed designed speed of 30 km/hr – noting that no traffic count data has been provided indicating that the 85th percentile operating speed is 30 km/hr. b. the assumed reaction time of 2.0 seconds – noting that Austroads’ AGTRD P3 states that a reaction time of 2.5 seconds is desirable and commonly adopted as a minimum unless otherwise justified. c. the assumed longitudinal grade of 0% - noting that SCG Consulting’s Site Survey & Existing Services Plan (0336-OW1.1) dated Aug 2024 denotes an approximate longitudinal grade of ~4.1% (negative) measured 30 metres upstream from the driveway crossover. Council does not believe the use of the ‘concealed driveway’ street sign is an appropriate measure given the development is a full demolition and rebuild, and a more appropriate driveway location exists. Council is not satisfied that the proposed driveway crossover complies with Performance Outcomes PO1 and PO2(a) of the Driveways and Parking Code. Inadequate detail has been provided demonstrating the proposed driveway crossover is safe for its intended use and will not cause adverse impacts on the safety of the road network. The location of the proposed driveway crossover does not provide adequate Sight Distances as discussed above and in Section 3.4 of Austroads’ AGTRD Part 4A. Council’s preference remains for the driveway to be relocated to the eastern side of the southern frontage. Advice Required 1. Provide revised plans relocating the driveway crossover to the eastern side of the southern frontage. Modus Response Modus’ response to this Further Advice Notice item is detailed in the subsequent report sections. AUSTRALIAN STANDARDS AS2890.1 VEHICLE SIGHT DISTANCE REQUIREMENT In accordance with Australian Standards AS2890.1, the minimum vehicle sight distance requirement is based on the frontage road speed: Traffic Engineering Letter – Further Advice Response 3 Avocet Parade, Peregian Beach -3-
Page 4
While it is noted that Avocet Parade comprises a posted speed limit of 50 km/hr, it is reasoned that throughbound vehicles along Avocet Parade at the site frontage will travel at lower speeds to manouevre through the 90-degree bend. This is clearly demonstrated on Figure 1 below, which demonstrates a B99 design vehicle travelling through the Avocet Parade 90-degree bend at constant design speed of 40 km/hr. Figure 1 B99 Swept Path Assessment at 40 km/hr Therefore, Modus has assessed the minimum vehicle sight distance requirement for a frontage road speed of 40 km/hr which is considered extremely conservative. On this basis, the minimum vehicle sight distance in accordance with Australian Standards AS2890.1 for a domestic driveway is 30m. Therefore, the minimum vehicle sight distance of 30m for the Unit 2 driveway is illustrated on Figure 2. Traffic Engineering Letter – Further Advice Response 3 Avocet Parade, Peregian Beach -4-
Page 5
Figure 2 Unit 2 Garage Vehicle Sight Distance Assessment Therefore, the location of the Unit 2 driveway exceeds the minimum vehicle sight distance requirements in line with Australian Standards AS2890.1 for a 40 km/hr frontage road speed. Traffic Engineering Letter – Further Advice Response 3 Avocet Parade, Peregian Beach -5-
Page 6
REVISED STOPPING SIGHT DISTANCE REVIEW
Modus has undertaken a revised Stopping Sight Distance (SSD) assessment in line with the
Austroads series based on the following parameters as outlined by Noosa Council:
N Design Speed (V): 35 km/hr (as demonstrated on Figure 1 a vehicle cannot complete the
throughbound manouevre at a speed at or near 40 km/hr),
N Reaction Time (RT) 2.5 seconds,
N Coefficient of Deceleration (d): 0.46,
N Longitudinal Grade (a): -4.1%
On this basis, the revised SSD requirement is 36.0m. The minimum SSD required for Unit 2 driveway
is illustrated below on Figure 3.
Figure 3 Unit 2 Garage SSD Assessment
Therefore, the minimum SSD of 36.0m is able to be accommodated along Avocet Parade, such that an
unimpeded driver line of sight is provided for a southbound vehicle along Avocet Parade to react and
brake for a vehicle exiting the Unit 2 driveway.
Traffic Engineering Letter – Further Advice Response
3 Avocet Parade, Peregian Beach -6-
Page 7
TRAFFIC GENERATION IMPACT TO THROUGHBOUND TRAFFIC
With respect to the Unit 2 driveway traffic generation impact to throughbound traffic along Avocet
Parade, the following is noted:
N Avocet Parade is classified as a Local Road, which accommodates at most 1,000 vehicles per day
in line with the Noosa Plan,
N Industry practise is that the peak hour traffic volumes are 10% of the daily volumes, and hence it is
expected that during the AM or PM peak hour period, Avocet Parade would accommodate at
most 100 throughbound vehicles per hour,
N Accounting for directional distributions and assuming a 50% / 50% directional split, this
corresponds to 50 vehicles travelling northbound and 50 vehicles travelling southbound along
Avocet Parade in the peak hour period. Across the peak hour period, this on average corresponds
to at most one (1) southbound vehicle along Avocet Parade every 72 seconds,
N In line with traffic generation guidelines, Unit 2 would generate one (1) vehicle per hour in the
peak hour period,
N As such, the likelihood of a vehicle exiting the site (once every hour) at the same time that a
vehicle travels southbound along Avocet Parade (at most once every 72 seconds) is extremely
low (approximate 2% likelihood).
COMPLIANCE WITH DRIVEWAYS AND PARKING CODE
Therefore, the above assessment demonstrates the following:
N The location of the Unit 2 driveway exceeds the minimum vehicle sight distance requirements in
line with Australian Standards AS2890.1 for a 40 km/hr frontage road speed,
N The location of the Unit 2 driveway ensures the minimum SSD of 36.0m is able to be
accommodated along Avocet Parade, such that an unimpeded driver line of sight is provided for a
southbound vehicle along Avocet Parade to react and brake for a vehicle exiting the Unit 2
driveway,
N Due to the low number of throughbound vehicles along Avocet Parade, in conjunction with the
extremely low traffic generation from the Unit 2 driveway, the likelihood of a vehicle exiting the
site (once every hour) at the same time that a vehicle travels southbound along Avocet Parade (at
most once every 72 seconds) is extremely low (approximate 2% likelihood).
Traffic Engineering Letter – Further Advice Response
3 Avocet Parade, Peregian Beach -7-
Page 8
On this basis, the proposed development is considered to comply with PO1 and PO2(a) of the Noosa
Plan Driveways and Parking Code provided that:
N Vehicular access does not adversely impact on safety, capacity and operations of the existing or
planned road network, cycleways or pedestrian pathway systems
N Driveways and crossovers are suitable and safe for their intended use.
Summary
Therefore, Modus is of the opinion that there are no outstanding concerns relating to the traffic and
transport components of the proposed development at 3 Avocet Parade, Peregian Beach.
Should there be any issue with the above, please contact the undersigned.
Yours sincerely,
MODUS TRANSPORT AND TRAFFIC ENGINEERING
Harj Singh
Executive Director
RPEQ 22364
Traffic Engineering Letter – Further Advice Response
3 Avocet Parade, Peregian Beach -8-
Page 9
APPENDIX A Noosa Council Further Advice Notice Traffic Engineering Letter – Further Advice Response 3 Avocet Parade, Peregian Beach -9-
Page 10
%9¢ NOOSA @®& Council Officer: Georgina Schramm Direct Telephone: 07 5329 6569 Our Reference: MCU24/0120 & OPW24/0143 Your Reference: 20240881 10 December 2024 BDH Properties P/L C/- Adapt Development Management P/L Level 1/103 Sippy Downs Dr SIPPY DOWNS QLD 4556 [email protected] Dear Applicant Further Advice — Development Application | refer to your application and advise that Council wishes to provide you with further advice about the application in accordance with the provisions of the Development Assessment Rules 2017. 1. APPLICATION DETAILS Application No. MCU24/0120, OPW24/0143 Street Address: 3 Avocet Pde Peregian Beach Qld 4573 Real Property Description: Lot 320 P 93113 Planning Scheme: Noosa Plan 2020 (25 September 2020) 2. FURTHER ADVICE You are advised that: The response to the information request has not addressed the items adequately as outlined in the Information Request dated 10 October 2024. This Further Advice letter is the final advice Council Officers will be asking for the proposal to comply with the Noosa Plan. If not addressed adequately through this process, the proposal may not be supported. Issue — Driveway Crossover The Traffic Engineering Letter prepared by MODUS calculates the minimum required Stopping Sight Distance (SSD) of 25.0m. Council is of the opinion that this distance is arbitrary due to: a. the assumed designed speed of 30 km/hr — noting that no traffic count data has been provided indicating that the 85" percentile operating speed is 30 km/hr. b. the assumed reaction time of 2.0 seconds — noting that Austroads’ AGTRD P3 states that a reaction time of 2.5 seconds is desirable and commonly adopted as a minimum unless otherwise justified. ABN 97.969.214.121 PO Box 141 noosa.qld.gov.au Tewantin QLD 4565 [email protected] 07 5329 6500 Page 1 of 3
Page 11
c. the assumed longitudinal grade of 0% - noting that SCG Consulting’s Site Survey & Existing Services Plan (0336-OW1.1) dated Aug 2024 denotes an approximate longitudinal grade of ~4.1% (negative) measured 30 metres upstream from the driveway crossover. Council does not believe the use of the ‘concealed driveway’ street sign is an appropriate measure given the development is a full demolition and rebuild, and a more appropriate driveway location exists. Council is not satisfied that the proposed driveway crossover complies with Performance Outcomes PO1 and PO2(a) of the Driveways and Parking Code. Inadequate detail has been provided demonstrating the proposed driveway crossover is safe for its intended use and will not cause adverse impacts on the safety of the road network. The location of the proposed driveway crossover does not provide adequate Sight Distances as discussed above and in Section 3.4 of Austroads’ AGTRD Part 4A. Council’s preference remains for the driveway to be relocated to the eastern side of the southern frontage. Advice Required 1. Provide revised plans relocating the driveway crossover to the eastern side of the southern frontage. Issue — Plot Ratio e The information request response does not detail any design changes to demonstrate the exclusion of the areas identified on the lower level as per the information request (see below (re-highlighted in green)). e The gross floor area calculations do not align with architectural plan dimensions for the laundry, this is noting that the GFA exemption refers to areas for parking, loading or manoeuvring not storage areas. Advice Required 2. Include the above-mentioned areas in plot ratio calculations and amend the design as necessary to achieve a compliant plot ratio. 3. RESPONSE TO FURTHER ADVICE As the decision for the development application is due 17 December 2024. Page 2 of 3
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Council requests that you extend the decision making period in accordance with section 33 of the Development Assessment Rules to allow time for the Applicant to respond to the Further Advice items listed above, or alternatively stop the current period in accordance with section 32 of the Development Assessment Rules. Email your response to [email protected] and cc in the relevant Development Planner. 4. OTHER DETAILS Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above. Yours faithfully, organ Georgina Schramm Senior Development Planner Page 3 of 3
Page 13
APPENDIX B Revised Development Plans Traffic Engineering Letter – Further Advice Response 3 Avocet Parade, Peregian Beach - 10 -
Page 14
Avocet Duplex
Concept
3 Avocet Pde, PEREGIAN BEACH QLD 4573
DESIGN REPORT FOR APPROVAL
BDH Properties Pty Ltd
Architect: Blackwood
Builder: GJ Gardner
Monday, 16 December 2024
Page 15
CLIENT & PREPARED FOR: DEVELOPMENT SUMMARY GROSS FLOOR AREA CONTENTS
BDH Properties Pty Ltd PROPERTY DETAILS
UNIT 1 - Gross Floor Area UNIT 2 - Gross Floor Area DA.01 Cover Page
Lot 320
JOB NO: DA.02 CONTENTS
Plan P93113 ROOM NAME AREA ROOM NAME AREA
202416 - Avocet Duplex Property ID 139428 DA.03 NOTES
BATH 3.98 BATH 4.98
Lot Area 778.51m2 DA.04 DETAIL SURVEY
BY: Address 3 Avocet Pde, PEREGIAN BEACH QLD BED 1 17.32 BED 1 15.05 DA.05 BUILT FORM, TONES & MATERIALS
Blackwood Architecture 4573
25/91 Poinciana Avenue, Tewantin BED 1 DECK 9.59 BED 2 13.38 DA.06 BUILT FORM, TONES & MATERIALS
QLD 4565 PLANNING SCHEME DA.07 LANDSCAPE TONES / TEXTURES
BED 1 ENS 5.52 BED 3 14.16
07 5301 9677 Noosa Plan 2020 DA.08 INTERIOR TONES
0416 037 424 BED 1 WIR 5.24 BED 4 13.64
DA.09 SITE PLAN (GROUND)
PLANNING ZONES BED 2 14.92 DINING 12.75
www.blackwoodarchitecture.com.au Medium Density Residential DA.10 SITE PLAN (LEVEL ONE)
[email protected] BED 2 DECK 4.39 DRYING / SERVICES 13.23 DA.11 GROUND FLOOR
LOCAL PLAN CODE BED 3 13.35 ENSUITE 8.25 DA.12 GROUND FLOOR SETOUT
Phil Tillotson - Coastal Communities Local Plan Code
QLD Registered Architect #5386 BED 3 DECK 3.67 ENTRY 7.21 DA.13 UPPER FLOOR
DEVELOPMENT CODE / USE CODE DA.14 UPPER FLOOR SETOUT
The designs and drawings contained in this document are the BED 4 13.12 GARAGE - UNIT 2 42.22
Dual Occupancy & Multiple Dwelling Code DA.15 ROOF PLAN
copyright of Blackwood Architecture and shall not be BED 4 ENS 5.44 KITCHEN 16.82
reproduced, copied or used in any other context other than the DA.16 NORTH & EAST ELEVATIONS
OVERLAYS
project and site specified. The proposal herewith are conceptual, COURTYARD 23.17 L'DRY 1.71 DA.17 SOUTH & WEST ELEVATIONS
Bushfire
subject to change and not to be used for construction or sales Acid Sulphate Soils DINING 18.15 LIVING 19.21 DA.18 SECTIONS A + B
and marketing.
DRYING / SERVICES 16.97 OUTDOOR SEATING 10.46 DA.19 SITE COVER
DA.20 LANDSCAPE CALCULATION
ENTRY 14.52 PASSAGE 18.64
DA.21 GFA CALCULATION
LAKE WEYBA GARAGE - UNIT 1 41.75 POOL 27.88
DA.22 WINDOW SCHEDULE
KITCHEN 16.78 STAIR 9.04 DA.23 WINDOW SCHEDULE
L'DRY 1.47 TERRACE 39.49 DA.24 WINDOW SCHEDULE
LIVING 12.93 WC 1 2.48 DA.25 ALUMINIUM DOOR SCHEDULE
DA.26 ALUMINIUM DOOR SCHEDULE
N ESP
PASSAGE 7.89 WC 2 3.26
DA.27 ALUMINIUM DOOR SCHEDULE
PEREGIA
AVOCET PDE
POOL 21.49 WIR 5.88
DA.28 DOOR SCHEDULE
TERRACE 42.34 299.74 m² DA.29 DOOR SCHEDULE
WC 1 3.04 DA.30 RENDERS
WC 2 3.77 DA.31 RENDERS
DA.32 RENDERS
320.81 m²
DA.33 RENDERS
DA.34 RENDERS
DA.35 RENDERS
DA.36 RENDERS
David Low Way DA.37 END PAGE
PEREGIAN Sunshine Mwy Peregian Square Shops PEREGIAN
SPRINGS BEACH
Site Location 3 Avocet Pde, PEREGIAN BEACH QLD 4573
Not to Scale
Drawing Register
Issue Date Description Checked
A 23.03.24 Issued for Concept Design Review PT
B 13.06.24 Issued for Concept Design Review PT
B L A C K
C 06.09.24 Issued for Concept Design Review PT
D 08.11.2024 RFI Stage - Refer to Clouded Amendments PT
E 16.12.2024 RFI Stage - Refer to Clouded Amendments
W O O D
a r c h i t e c t u r e
Page 16
GENERAL NOTES
External Walls 1 All timber members to be termite resistant, with timber treated to the appropriate hazard level as specified in AS1604.
General 1. The following notes shall be read in conjunction with all design documents, schedules & specifications including but not limited to architectural, 2. External walls are to be externally lined with minimum 6mm FC to comply to AS3959:2018 BAL 12.5 rating standards
structural and services drawings and specifications, and any Principal's project requirements documents relating to this project. Internal walls 1 90mm MGP 12 timber framing or steel stud frame TBA or as otherwise noted on the Structural Engineering Drawings;
2. All work shall comply with ncc/ relevant authority requirements and australian standards (as.) Codes for Trades 2 Note: Confirm requirement (if any) for additional noggins for fittings & fixtures (e.g. accessories, wall mounted televisions,etc) in each room
3. Do not scale off these drawings. with Architect / Interior Designer prior to sheeting
4. Contractor shall verify all dimensions on site. Ceilings All timber members to be termite resistant, with timber treated to the appropriate hazard level as specified in AS1604
5. Contractor shall report any discrepancy in the documents to the architect for clarificationprior to the affected work proceeding. Underground The identification and location of all underground services is the responsibility of the owner. Prior to any demolition, excavation or construction on the site,
6. Builder to confirm setout with architect prior to construction Services the relevant authority should be contacted for confirmation of location and depth of services. Dial before you dig search has not been undertaken.
7. All levels are to Australian height datum (ahd) UNO. Blackwood accept no responsibility for the accuracy of information suppiled by service providers or inaccuracy shown on this drawing. The Contractor &
8. All materials and fittings to be fixed in strict accordance with the manufacturers current specification and recommendation Owner to locate any required underground services
9. Expansion, control or construction joints for all materials/systems to be provided in accordance with Manufacturer's instructions. Locations of
joints to be confirmed on site with architect prior to installation. FINISHES / ABBREVIATIONS
10. Refer to Surveyor's drawings check survey and detail drawing to locate and confirm all existing services, pipes poles, embankments, pits and like
CODE DESCRIPTION
prior to commencing any work; The identification and location of all underground services is the responsibility of the owner. Prior to any demolition, excavation or construction on the site,
11. Refer to civil Engineer dwgs for existing and new water, drainage design and associated site works design and detail. Refer to civil Engineer and the relevant authority should folded
be contacted
AWN-01 Powdercoated aluminium awningfor- Colorbond
confirmationJasper
of location and depth of services. Dial before you dig search has not been undertaken.
landscape dwgs for all roadway, paving, surface, surfaced finished Surface levels; Blackwood accept no responsibility for the accuracy of information suppiled by service providers or inaccuracy shown on this drawing. The Contractor &
12. Refer window schedule and/or facade Engineer details for all glass, frame types and finishes etc. BAL-01 Owner to locate
Frameless anybalustrade
glass required underground
above timberservices
framed wall, to detail
13. All dimensions to be verified prior to preparation of shop drawings and commencement of construction; BAL-02 Frameless glass balustrade
14. Refer to elevations and/or facade Engineer drawings for further finishes and panel setout information - Confirm with architect prior to
BBQ Built in BBQ. Gas with Stone Benchtop
manufacture and/or installation.
15. All silicon sealant to be colour matched to adjacent surface UNO. BH-01 Painted 10mm square set plasterboard bulkhead. Resene Alabaster
16. Moisture resistant linings to wet 'areas' in accordance to NCC.
Termites Provide physical barrier (Termimesh or equal) to penetrations and perimeter. Installation to be: BK-01
1. Accordance with manufactures specification, and NCC. BK-01 Austral Bricks La Paloma Miro - Stack bond layout
2. Provide termite management plan to architect for records prior to installation. EA-01 Boral decorative concrete - Expposed aggregate - 'Pearl'
3. Provide copy of installation certificate for records after completion
Drainage 1. Installation to be in accordance with the water supply & sewerage act amendments. EA-02 Boral decorative concrete - Expposed aggregate - 'Silver Frost'
2. Roofwater drainage to connect existing stormwater system. Refer to Hydraulic Engineer;
FC-01 Villaboard ceiling, paint finish. Colorbond Jasper
3. Installation to be in accordance with local Authority's requirements. Confirm prior to installation.
Structure 1. Structure all structural works including but not limited to site classification, footings, framing, bracing & tie down to be in accordance with FILL
Structural Engineers design. Structural Engineer to inspect and certify structural works and provide certification in accordance with local authority FILL Fill - refer to Civil Engineer / Earthworks report
requirements. FL-01 Z profile wall flashing - Colorbond Jasper
2. Refer Geotechnical Engineers Report / Documentation for all earthworks, footing, slab, articulation joints to brickwork and retaining wall details. Powdercoated aluminium equal angle framed gate with vertical 30 x 30 Hardwood timber battens. Timber species and finish TBA. Lever
Smoke 1. Installation of smoke alarms to be in accordance with BCA/NCC. G-01
handle
alarms 2. Positions of smoke alarms to be confirmed with architect prior to installation.
GR-01 Gravel - refer to Landscape Architect
Windows 1. Refer to Materials & Finishes schedule for window & door frame finish / type;
and Doors 2. All aluminium frames to be installed to the manufacturers' specifications and details for particular cyclone wind terrain category. Certification is GSS-01 Frameless toughened glass shower screen
required for compliance with wind pressures and waterproofing for the locale. GU-01 Stratco 'Edge' 200mm eaves gutter. Colorbond Surfmist
3. Sizes are nominal opening sizes only and openings are to be measured on site prior to manufacture. Any discrepancies to be brought to the NGL
attention of Blackwood at that time. Note - Sizes shown on Door / Window Schedule are opening sizes. P-01 Powdercoated Steel CHS Column - Refer to Structural Engineer. Colorbond Jasper
4. All operational, opening and locking hardware and door and window furniture to be provided by the sub-contractor and approved by Blackwood. P-02 Powdercoated Steel CHS Column - Refer to Structural Engineer. Colorbond Jasper
Hardware and Keying as scheduled.
PB-01 Painted plasterboard - Resene Alabaster
5. All hinges to be stainless steel.
PF-01 Frameless glass pool fence
6. All openable windows to be pre-hung in frames with hardware and locks provided. No manufacturers' logos or stickers on any part of window or
door panels. PG-01 200 x 200 Recycled Timber Pergola beams and posts - to detail. Countersunk fixings
7. Glazing nominated in the schedule must exceed System U-value: 6.7Ð/m2K or less and System SHGC: 0.57 or less. Confirm selection with
Blackwood. PV-01 Concrete paver - refer to Landscape Architect Spec
8. All windows & doors to accept Insect screens UNO. RN-01 Render - Concrete Finish - Colour TBA
9. Ensure window and door head heights are consistent as dimensioned in the schedule from finished floor level. Adjust sill height on site to suit
RS-01 Colorbond Ultra Spandek profile corrugated roof sheeting fixed in accordance with manufacturer's specifications
frame size.
10. Where metal screens are specified, use aluminium screens to comply with the Bushfire rating for this site. Fixed privacy screen (close spaced batten at bottom, open spacings at top). 30 x 30 hardwood timber battens running horizontally.
11. All door hardware to be fixed at 1050mm a.f.f.l. UNO. Refer door schedule for door/frame details and size. SC-01
Spacing as per future detail. Timber species and finish TBA
12. All glazing to comply with current versions of as 1288 and as 2047;
13. Shop Drawings: Provide Shop Drawings showing the following information where appropriate to the items:
Fixed privacy screen (close spaced batten at bottom, open spacings at top). 30 x 30 hardwood timber battens running horizontally.
SC-02
a. Layout (sectional plan and elevation of complete assembly. Spacing as per future detail. Timber species and finish TBA
b. Full size section of members SC-02 Fixed privacy screen. 30 x 30 hardwood timber battens running horizontally. Spacing as per future detail. Timber species and finish TBA
c. Methods of assembly, type and location of exposed screws. SC-03 Timber fence. 30 x 30 hardwood timber battens running horizontally. Spacing as per future detail. Timber species and finish TBA
d. Methods of glazing. SC-04 Fixed privacy screen. 30 x 30 hardwood timber battens running vertically. Spacing as per future detail. Timber species and finish TBA
e. Methods of installation, including fixings, anchorage, chalking, flashings. SE-01 Shot edge hardwood decking. Species, size and finish TBA
f. Provision for expansion (thermal).
SRW-01 Hardwood timber sleeper retaining wall. Footings to Engineer's details
g. Junctions and trim to adjoining surfaces.
14. All Windows and Doors are required to comply to the Bushfire rating standards
TF-01 Timber double lapped and capped fence
Footings Footings type to Structural Engineer's design & specification. Specific to each site and soil condition TBA TG-01 Select tongue and groove timber flooring over Engineered suspended timber framing
Floor 1 All timber members to be treated for protection from weathering; 4 Timber and Steel framed to Structural Engineer's Design TL-01 Floor Tile 01 - Refer to FF&E Schedule
structure and TL-02 Floor Tile 02 - Refer to FF&E Schedule
2 All exposed hardwood members to be Appearance Grade/Class 01/02; Specification WB-01
3 All timber members are to be termite resistant; 5 Bulk insulation below floor: R value for energy rating -
WB-01 Austral Bricks La Paloma Miro - Stack bond layout
wool batts between joists or similar approved.
Wet area 1 All shower floors to fall to drain wastes without the occurrence of ponding;
WB-01 Cemintel 'Territory'- Woodlands Limed. Horizontal profile
floors 2 Wet Area Tiles to finish flush with adjoining floor finishes; WB-02
3 Clear anodised aluminium angle (or similar Water Stop) to tiles at all doorways; WB-02 Cemintel 'Territory'- Woodlands Limed. Vertical profile
4 Wet Area Membranes – extent and type to AS 3740. WB-03
5 FWG's to be installed as per Architectural drawings & manufacturer's specifications.
6 All basins to be installed with overflows
WR-01
WS-01
Stainless steel wires for climbing plants. Fixed as per future detail
Window seat. Compressed FC fixed to SHS frame, to detail
B L A C K
Falls, 1 Flush set thresholds throughout, details to be approved by architects;
W O O D
thresholds & 2 Ensure adequate falls are achieved away from door openings on external slabs for water diversion.
setdowns
a r c h i t e c t u r e
Page 17
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Axis Surveys Jo Crete 5 <. Co 10.24
P: (07) 3363 8100 | M: 0400 787 596 “ "Cay, poate 120 The rele
Unit 5 / 23 Overlord Place, Acacia Ridge, Qld, 4110 5 ©. Telstra
ews
[email protected] 10.66
www.axissurveys.com.au
DETAIL SURVEY Avocet Duplex
WOO D Scale Project No. Date Revision For BDH Properties Pty Ltd
: 20241 16/12/2024 | DA.04
architecture & design 1:200 @A3 02416 3 Avocet Pde, PEREGIAN BEACH QLD 4573
Page 18
light sandy providing refuge soild / permanent natural white soft greys limed oak flooring gravel
B L A C K Avocet Duplex
BUILT FORM, TONES & MATERIALS
W O O D
DA.05
Scale Project No. Date Revision For BDH Properties Pty Ltd
202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 19
light sandy providing refuge soild / permanent natural white soft greys limed oak flooring gravel
B L A C K Avocet Duplex
BUILT FORM, TONES & MATERIALS
W O O D
DA.06
Scale Project No. Date Revision For BDH Properties Pty Ltd
202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 20
timber boardwalk render natural stone tuscan sicily gravel olive trees grasses low maintenance
B L A C K Avocet Duplex
LANDSCAPE TONES / TEXTURES
W O O D
DA.07
Scale Project No. Date Revision For BDH Properties Pty Ltd
202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 21
warmth sandy light / airy neutral tactile timber stone polished render full height doors / windows
B L A C K Avocet Duplex
INTERIOR TONES
W O O D
DA.08
Scale Project No. Date Revision For BDH Properties Pty Ltd
202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 22
N
Driveway
Edge of Bitumen
Crown of Road
Bitumen Driveway
0
Edge of Bitumen
.5
13
Existing
Patio
Lowset House
Roof Peak
RL 19.41
A v o c e t
12
12
11
12
13
No Mk No Mk
.25
Timber Fence
.50
.7
31.463 / 87°28'
.0
.00
Found Found
5
0
Roofwater
Outlet IL
Sewer M/H
RL
13.2 Garage
5
19.606 / 355°0'
P a r a d e
25.369 / 177°28'
Bitumen Driveway
10.25
13.00 Existing
Roofwater
Lowset House Well Away
footp
Outlet IL
ath
Power Pole
#66839
3.16
12
.7
4
Sewer M/H
5
/ 34
RL
0 °2 0
3.
'
16
4
/
31
1
829
°0
'
3.164
/ 28
1 °4 0 No Mk
' 24.323 / 267°0'
.5 0
Found
12
footpath
.0 0
.2 5
.5 0
.7 5
.0 0
.2 5
5
.5 0
.7 5
.0 0
.2 5
Power Pole
9 .7
10
10
10
10
11
11
11
11
12
12
#66838 Driveway
Edge of Bitumen
TBM Nail in Bitumen AHD RL / m
A v o c e t P a r a d e
y
ewa
n Driv
me
Bitu
Crown of Road
Co Edge of Bitumen
ncr
ete
Dri
vew
ay
Telstra
Sewer M/H
RL
B L A C K Avocet Duplex
SITE PLAN (GROUND)
W O O D
DA.09
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 23
N
Driveway
Edge of Bitumen
Crown of Road
Bitumen Driveway
0
Edge of Bitumen
.5
13
Existing
Patio
Lowset House
Roof Peak
RL 19.41
A v o c e t
12
12
11
12
13
No Mk No Mk
.25
Timber Fence
.50
.7
31.463 / 87°28'
.0
.00
Found Found
5
0
4,500
2,300
2,300
1500 setback
2000 setback
2500 setback
Roofwater
Outlet IL
Sewer M/H
RL
6000 setback
13.2 Garage
5
4500 setback
1500 setback
19.606 / 355°0'
6,200
6,055
+14.850
2000 setback
P a r a d e
25.369 / 177°28'
Bitumen Driveway
5,514
2500 setback
10.25
13.00 Existing
Roofwater
+14.850 Lowset House Well Away
footp
Outlet IL
3,190
ath
3,790
Power Pole
#66839
6000 setback
3.16
12
.7
4
Sewer M/H
5 4500 setback
/ 34
RL
3
95
0 °2 0
4,
4,929
3.
'
16
4
3,005
/
31
1
829
°0
'
3.164
/ 28
1 °4 0 No Mk
' 24.323 / 267°0'
.5 0
Found
12
footpath
.0 0
.2 5
.5 0
.7 5
.0 0
.2 5
5
.5 0
.7 5
.0 0
.2 5
Power Pole
9 .7
10
10
10
10
11
11
11
11
12
12
#66838 Driveway
Edge of Bitumen
TBM Nail in Bitumen AHD RL / m
A v o c e t P a r a d e
y
ewa
n Driv
me
Bitu
Crown of Road
Co Edge of Bitumen
ncr
ete
Dri
vew
ay
Telstra
Sewer M/H
RL
B L A C K Avocet Duplex
SITE PLAN (LEVEL ONE)
W O O D
DA.10
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 24
No Mk
2.2
No Mk
2.5
2.
3.
1.0
31.463 / 87°28' Timber Fence
75
Found
00
Found
5
0
0
REVISION E - RFI STAGE
GRAVEL REPLACED WITH GARDEN
+11.750
+11.690
W1.01
REVISION E - RFI STAGE
W1.03 W1.04 MORE LANDSCAPING
PROVIDED
A
A v o c e t
DA.18
TERRACE
COURTYARD
AD1.03
AD1.04
LIVING A: 42.34 m2
+13.300
A: 23.17 m2
A: 12.93 m2
GARAGE - UNIT 1 +11.750 +11.050
D1.01
A: 41.75 m2
13.2 W1.02
AD1.02
5
A: 1.47 m2
POOL
D1.03
L'DRY
REVISION E - RFI STAGE DINING A: 21.49 m2
BED 4 ENS
A: 5.44 m2
LAUNDRY REDUCED A: 18.15 m2
AD1.05
BED 4 REVISION E - RFI STAGE
A: 13.12 m2 MORE LANDSCAPING
PROVIDED
19.606 / 355°0'
D1.02
D1.04
KITCHEN
P a r a d e
AD1.06
+13.300
+13.230
+11.750 A: 16.78 m2
A: 14.52 m2
AD1.01
ENTRY
25.369 / 177°28'
WC 1 DRYING / SERVICES
AD1.07
W1.05
D1.05
A: 3.04 m2 A: 16.97 m2
W E
DA.17 DA.16
10.25
+12.200 STAIR
AD2.04
D2.02
GARAGE - UNIT 2 ENTRY
13.00 REVISION E - RFI STAGE
L'DRY
A: 9.04 m2
LAUNDRY REDUCED A: 42.22 m2 A: 7.21 m2 DRYING / SERVICES
A: 2.48 m2
A: 1.71 m2 +12.200 A: 13.23 m2
D2.03
WC 1
+11.750
W2.01
REVISION E - RFI STAGE AD2.01
W2.03
ENTRY REDUCED (PLOT RATIO DECREASED) LIVING
A: 19.21 m2
A: 16.82 m2
#DrgID
KITCHEN
#LayID +11.150
TERRACE
AD2.03
A: 39.49 m2
Power Pole
+11.050
#66839
DINING +11.750
A: 12.75 m2 OUTDOOR SEATING
D2.01
A: 10.46 m2
W2.01 W2.02
3.16
12
.7
4
5
/ 34
REVISION E - RFI STAGE
0 °2 0
FENCE, RETAINING & COURTYARD DELETED SLAB LOWERED
'
POOL REVISION E - RFI STAGE
REVISION E - RFI STAGE A: 27.88 m2 FENCE REDUCED
PERGOLA REDUCED IN SIZE +11.300 TO 2M MAX HEIGHT
3.
16
4
/
31
1°
0'
REVISION E - RFI STAGE
+12.174 2M CLEAR LANDSCAPE
829
3.164 +12.020
/ 28
1 °4 0
' No Mk
24.323 / 267°0'
Found
.5 0
B L A C K
12
GROUND FLOOR Avocet Duplex
W O O D
DA.11
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 25
No Mk
2.2
No Mk
2.5
2.
3.
1.0
31.463 / 87°28' Timber Fence
75
Found
00
Found
5
0
0
4,500
2,300
2,300
+11.750
+11.690 W1.07 W1.08
W1.06
W1.01
W1.09
W1.03 W1.04
BED 1 ENS
A: 5.52 m2
A
D1.08
BED 1 BED 1 DECK
A v o c e t
DA.18
A: 17.32 m2 TERRACE
A: 9.59 m2
COURTYARD
AD1.03
AD1.04
AD1.09
LIVING A: 42.34 m2
BED 1 WIR
A: 5.24 m2
+13.300
W1.15
A: 23.17 m2
A: 12.93 m2
GARAGE - UNIT 1 +11.750 +11.050
D1.01
A: 41.75 m2 BED 3 DECK
13.2 W1.02
AD1.02m2
A: 3.67
5
A: 1.47 m2
AD1.08 POOL
D1.03
W1.10
L'DRY
D1.07
DINING A: 21.49 m2
BED 4 ENS
5.44 m2
A: 18.15 m2
A: 7.89 m2
PASSAGE
AD1.05
BED
BED 3
A:W1.14
W1.11
4
A:
A: 13.12 m
13.35 2
m2
6,200
19.606 / 355°0'
6,055 D1.02
D1.06
D1.04
KITCHEN
P a r a d e
D1.09
AD1.10 AD1.06
+13.300
+13.230
+14.850 A: 16.78 m2
+11.750
m2
AD1.01
W1.13
D1.10
BED 2
BED 2 DECK
ENTRY
A: 4.39 m2
A: 14.52
A: 14.92 m2
BATH
25.369 / 177°28'
D1.11
WC 1 DRYING / SERVICES
AD1.07
W1.05
W1.12
D1.05
5,514 WC 2
A: 3.04 m2 A: 16.97 m2
W E
DA.17 DA.16
10.25
+12.200 STAIR ENSUITE
AD2.04
WC 2
D2.02
W2.04
GARAGE - UNIT 2 ENTRY
13.00 L'DRY 2 A: 3.26 m
2 A: 9.04 m2 A: 8.25 m2
A: 42.22 m A: 7.21 m2 DRYING / SERVICES
A: 4.98 m2
A: 2.48 m2
A: 1.71 m2
BATH
+12.200 D2.09
PASSAGE D2.04 A: 13.23 m2
D2.05D2.03
WC 1
D2.06
+14.850
D2.11
W2.11
+11.750
W2.01
A: 18.64 m2
D2.10 D2.08 D2.07 WIR
3,190
AD2.01 A: 5.88 m2
W2.07
W2.03
LIVING
3,790
A: 19.21 m2
A: 16.82 m2
#DrgID
KITCHEN
W2.07
#LayID BED 4 BED 3 BED 2 BEDTERRACE
1 +11.150
AD2.03
A: 13.64 m2 A: 14.16 m2 A: 13.38 m2 A: 15.05 m2 m2
A: 39.49
W2.05
Power Pole
+11.050
#66839
DINING +11.750
A: 12.75 m2 OUTDOOR SEATING
W2.10
W2.09
D2.01
A: 10.46 m2
AD2.08 AD2.07 AD2.06
W2.01 W2.06
W2.02 AD2.05
3.16
12
.7
4
5
/ 34
0 °2 0
3
95
4,
'
POOL
A: 27.88 m2
+11.300
4,929
3.
16
4
/
31
3,005
1°
0'
+12.174
829
3.164 +12.020
/ 28
1 °4 0
' No Mk
24.323 / 267°0'
Found
.5 0
S
B L A C K
12
UPPER FLOOR Avocet Duplex
W O O D
DA.13
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 26
31.463 / 87°28'
4,500
2,300
2,300
2,300
AWN-01 DP GU-01
DP W1.06
W1.07 W1.08
W1.09
4,495
BED 1 ENS
A: 5.52 m2
A
D1.08
AWN-01 GU-01 BED 1 BED 1 DECK 3,900
DA.18
A: 17.32 m2 A: 9.59 m2
AD1.09
BED 1 WIR
A: 5.24 m2
W1.15
DP
BED 3 DECK
A: 3.67 m2 AWN-01
RS-01 AD1.08
D1.07 W1.10 RS-01
COLORBOND ROOF
A: 7.89 m2
PASSAGE
BED 3 SHEETING
W1.14
W1.11
A: 13.35 m2 FALL 3DEG
6,200
19.606 / 355°0'
6,055
D1.06
D1.09
+14.850
W1.13
D1.10
BED 2
BED 2 DECK
AD1.10
A: 4.39 m2
A: 14.92 m2
BATH
25.369 / 177°28'
D1.11
W1.12
5,514 3,786
WC 2
6,112
W E
DA.17 DA.16
WC 2
W2.04
ENSUITE AWN-01
A: 3.26 m2 A: 8.25 m2
A: 4.98 m2
BATH
D2.09 D2.04
PASSAGE
D2.06
+14.850
D2.11
W2.11
A: 18.64 m2
WIR
D2.05
D2.10 D2.08 D2.07
A: 5.88 m2 RS-013,190
W2.07
COLORBOND ROOF 3,790
RS-01 SHEETING
#DrgID FALL 3DEG
W2.07
#LayID BED 4 BED 3 BED 2 BED 1
A: 13.64 m2 A: 14.16 m2 A: 13.38 m2 A: 15.05 m2
W2.05
WS-01
W2.10
W2.09
AWN-01
AD2.08 AD2.07 AD2.06 W2.06 AD2.05
DP-01
3.16
4
0
5,33
/ 34
GU-01 AWN-01 DP-01 DP-01
0 °2 0
3
95
54
4,
9
4,
'
4,929
4,929
9
4,85
3.
16
4
/
31
3,005
1°
0'
3.164
/ 28
1 °4 0
'
24.323 / 267°0'
S
B L A C K Avocet Duplex
ROOF PLAN
W O O D
DA.15
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 27
SC-04 AWN-01 GU-01
RN-01 RS-01 WB-02 SC-04 GU-01 WB-02 BAL-01 AWN-01 RN-01
+18.700
1,150
Ceiling
2.4 Window / Door Datum RS-01 GU-01
300
P-01 FL-01 DP
2,400
BAL-01 W1.08 W1.07 W1.06 AD1.08
DP
TF-01
300
+14.850 DP WS-01 DP +14.600 +14.850
1 Upper Level 1 Upper Level
Ceiling
2.4 Window / Door Datum
400
EA-02
3,100
2,400
1,800
W1.04 W1.03 AD1.02 W1.02
1,895
+11.750 FILL +11.750
0 Ground Level 0 Ground Level
700
705
BBQ G-01 BK-01 PV-01 FILL NGL WB-02 BK-01 PV-01 WB-02
SRW-01 FILL PF-01 P-01
N North Elevation
1:100
BK-01 GU-01 RS-01
AWN-01 WS-01 FL-01 SC-01 WB-02 BAL-01 RS-01 AWN-01
+18.700
GU-01
AWN-01
RN-01
Ceiling
2.4 Window / Door Datum
300
P-01 P-01
SC-04
W2.05 W2.04 AD1.10 W1.11 AD1.09
BAL-01
2,400
+15.210
G-01
300
+14.850 AWN-01 WB-01 BK-01 +14.850
1 Upper Level 1 Upper Level
Ceiling P-01 P-01
TF-01
2.4 Window / Door Datum
400
AD2.03 AD2.04 AD1.07 AD1.06 AD1.05 AD1.04
3,100
2,400
+11.750 +11.750
0 Ground Level 0 Ground Level
FILL RN-01 PF-01 RN-01 WB-02 RN-01 PF-01
E East Elevation
1:100
B L A C K Avocet Duplex
NORTH & EAST ELEVATIONS
W O O D
DA.16
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
Page 28
RN-01 RS-01 GU-01 WB-01 SC-01 AWN-01 SC-02 SC-01 WB-01 SC-02 GU-01 SC-01
+18.700
WS-01
DP-01 DP-01 DP-01 AWN-01
Ceiling
SC-01 2.4 Window / Door Datum
300
AD2.08 AD2.07
AD2.06 W2.06 AD2.05
RN-01
2,400
TF-01
BAL-01
300
+14.850 BAL-01 BAL-01 +14.850
1 Upper Level G-01 1 Upper Level
Ceiling
2.4 Window / Door Datum
400
DP P-01 PF-01
3,100
D2.01 AD2.01
2,400
W2.01 W2.02
+11.750 +11.750
0 Ground Level 0 Ground Level
RN-01 DP-01 BK-01 WB-01
PG-01 EA-02 NGL RN-01 WB-01 PF-01 BK-01 FILL
S South Elevation
1:100
FL-01 RS-01 WB-02 GU-01 AWN-01 RS-01 WB-02 PG-01 +18.700
FL-01 WB-01 RS-01 SC-01 GU-01 AWN-01
GU-01
DP AWN-01
AWN-01
DP SC-01 Ceiling
SC-04 2.4 Window / Door Datum
300
W1.15 W1.14 W1.13 W2.11 W2.10
BK-01
G-01 +15.820 PG-01
2,400
+15.210
TF-01
300
+14.850 +14.850
1 Upper Level 1 Upper Level
D1.01
Ceiling
+13.750
2.4 Window / Door Datum
400
+ 13.300
3,100
Garage / Entry
2,400
BK-01 EA-02 NGL BK-01 FILL EA-02
+11.750 +11.750
0 Ground Level WR-01 BK-01 DP-01 PG-01 0 Ground Level
REVISION E - RFI STAGE
FENCE, RETAINING & COURTYARD DELETED
W West Elevation
1:100
B L A C K Avocet Duplex
SOUTH & WEST ELEVATIONS
W O O D
DA.17
Scale Project No. Date Revision For BDH Properties Pty Ltd
1:100 @ A3 202416 16/12/2024 E 3 Avocet Pde, PEREGIAN BEACH QLD 4573
a r c h i t e c t u r e & d e s i g n
The text continues on page 29.
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