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Annexure D TTM Traffic report · MCU17/0046
Attached to the e-mail IDAS Forms, cover letter & report, Annexure B,C,D,E,F MCU17/0046 & OPW17/0160.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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_______________________________Annexures
Appendix D: TTM Traffic Report
martoo consulting - Town Planning + Urban Design Consultants 14
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Section 2
11 April 2017
Our Ref: 16BRT0692
Your Ref:
Attention: Lyndon Simmons
TGV Pty Ltd
C/- Nof Architects
Dear Lyndon,
RE: 38 Park Crescent, Sunshine Beach – Traffic Assessment
1. Introduction
TTM have been engaged to provide an assessment of a proposed duplex at 38 Park Crescent, Sunshine Coast.
It is understood that this assessment will accompany a development application to Noosa Shire Council.
2. Subject Site
An aerial image of the subject site is shown in Figure 1 (source: Nearmap). The site is approximately 14.8m
wide at the site frontage. The verge along the site frontage is approximately 3.0m wide. The site slopes away
from the road at a grade of approximately 44%. The subject site is currently undeveloped.
Park Crescent
Figure 1: Subject site
TTM Consulting Pty Ltd P 07 3327 9500 PO Box 1310 ttmgroup.com.au
ABN 65 010 868 621 E [email protected] Coorparoo BC QLD 4151
Section 3
3. Proposed Development
The proposed development is a duplex. Each dwelling has two bedrooms, one single garage and one visitor
space. The Residence 1 garage and visitor parking space share a 6.0m wide driveway crossover to Park
Crescent. The Residence 2 garage and visitor parking space share a 7.3m wide driveway crossover to Park
Crescent. The driveway flares are generally designed in accordance with IPWEAQ drawing RS-049. The
driveways have 1.3m separation along the kerb. The parking spaces are designed in accordance with AS2890.1
requirements.
Development plans prepared by Nof Architects are provided in Attachment 1.
4. Access Design
Council requires that driveways are designed and located in accordance with AS/NZS2890.1:2004 and Council
standard drawings (IPWEAQ, drawings RS-049 and RS-050).
Table 1 identifies the requirements and provisions of the proposed driveway arrangements. Where
performance solutions are identified, further information is provided below.
Table 1: Design Requirements and Provisions, Noosa Shire Council
Design Aspect Council Requirement Proposed Provision Compliance
Distance from an intersection 6m (min) 30m+ Council Compliant
Distance from another driveway Not stated 1m (approximately) Council Compliant
Sight Distance Minimum 40m for a default 50m+ in each direction
Council Compliant
50kph speed (unsigned)
No. of driveways 1 (max) 2 Performance Solution
Design Type Duplex with frontage 20.0m or 2 x Double garage or carport
less on property boundary/Duplex Performance Solution
with frontage 20.0m or less
Residence 1 driveway:
- Width at property boundary 6.0m (max) 6.0m Council Compliant
- Narrowest section (W2) 4.0m 5.2m Performance Solution
- Width at kerb 5.0m (max) 6.2m Performance Solution
Width Residence 2 driveway:
- Width at property boundary 6.0m (max) 7.3m Performance Solution
- Narrowest section (W2) 4.0m 6.5m Performance Solution
- Width at kerb 5.0m (max) 7.2m Performance Solution
Table 1 shows that the access locations and distance from adjacent features are consistent with Council and
Australian Standard requirements. The number of driveways and driveway designs however are performance
solutions.
Number of Driveways
The subject site has a very steep grade. This means that significant structural works are required to provide
Section 4
suitable parking areas. If a single driveway crossover is required, it is understood there would be an increase
in the potential for ground movement and expose surrounding properties to unnecessary risk. A review of the
local area has determined that the following sites provide 2 or more driveways:
• 4 Adams Street, Sunshine Beach;
• 70 Pacific Avenue, Sunshine Beach; and
• 56 Elanda Street, Sunshine Beach.
Furthermore, several properties on Ferguson Street and Douglas Street have narrow frontages, down to 7.5m
wide. This averages out to 13.3 driveways per 100m on some sections of these roads.
The provision of 2 driveways is considered suitable as:
• It is consistent with other dwellings, duplexes and triplexes in the local area;
• The resultant average of 13.5 driveways per 100m (over the 14.8m site frontage) is generally
consistent with other streets in Sunshine Beach;
• The driveways have compliant sight distances and separation to intersections. As such, an additional
driveway is unlikely to impact road user safety;
• Park Crescent, at the site frontage, acts as a cul-de-sac and, as such, limited traffic movements will
occur along the site frontage;
• TTM understand there is limited potential for redevelopment of other lots along Park Crescent, and
as such future traffic growth along the site frontage would be negligible; and
• A single driveway crossover has undesirable structural, aesthetic and economic implications for the
project with limited benefit.
Design Type/Driveway widths
The IPWEAQ drawing RS-049 identifies a duplex with a frontage less than 20m is required to have a single
duplex type driveway. The development proposal includes two driveways which are designed to replicate the
driveway shape required in this standard driveway design as far as practicable. As noted above, the provision
of two driveways is considered suitable for the subject site.
Vehicle turn paths have been used to develop the width of driveways at the property boundaries and along
the kerbs. This results in the driveways being wider than the maximum width in the IPWEAQ drawing RS-049.
The garage wall between the respective garage and open spaces impacts the widths of driveways. The Park
Crescent carriageway is approximately 5.5m wide at the site frontage, which also contributes to the wider
driveways. The driveways have been reduced in scale as far as practicable to allow suitable vehicle access from
Section 5
each direction and access to dwellings. This is shown in Attachment 2. The wider driveways have a negligible impact on other road users as the as the vehicle and pedestrian volumes on Park Crescent at the site frontage would be low and the pedestrian path is on the opposite side to the subject site. The proposed driveway designs are therefore considered to be suitable. 5. Further Issues Raised by Council It is understood that Council have queried the use/operation of the tandem space for Residence 2 and vehicles reversing onto Park Crescent. The tandem space was part of a previous development design, is not part of this proposal and therefore does not need to be addressed. The adjacent 6 dwellings (28-36 and 40) are built to boundary and drivers must reverse onto or from Park Crescent with similar sight distances. The proposed driveways would not operate differently to these adjacent dwellings. If individual drivers are uncomfortable reversing onto Park Crescent, they would reverse into the parking spaces to exit in a forward gear. 6. Recommendations To ensure the visitor spaces are used for the respective dwellings, it is recommended that signs are provided internally to this effect. 7. Summary TTM have reviewed the access arrangements for a proposed duplex at 38 Park Crescent, Sunshine Beach. The access arrangements include performance solutions about the number and design of driveways. TTM support these performance solutions and have provided recommendations for visitor space signage. Should you have any queries in relation to this assessment, please call Gary Harris on (07) 3327 9500. Yours sincerely, Gary Harris Lead Consultant TTM Consulting Pty Ltd Attachment 1: Nof Architects Concept Drawings (Revision P8, issued April 2017) Attachment 2: TTM Swept Path Analysis (Drawing 16BRT0692-01B, dated 10 April 2017)
Section 6
Attachment 1: Nof Architects Concept Drawings (Revision P8, Issued April 2017) [OCR of page images] m Attachment 1: —_Nof Architects Concept Drawings (Revision P8, Issued April 2017)
Section 7
Legend
RL 30.55 tog
31.63roof b basin
col column
Neighbouring Building wc toilet pan
ridge RL 31.93
wh window hood
verandah
FFL 24.28 (L1)
RL 30.55 tog
verandah
FFL 25.51
RL 29.19 tog
Line of screening device NW
under, plantings under
27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m 22m 21.5m 21m 20.5m 20m 19.5m 19m 18.5m 18m 17.5m 17m 16.5m
27m
6.0m setback
RL 27.20 boundary 48°22'0" 35.650m
grated drain
bins
5.3m x 3m path below
16m
path
below 1.5m setback
boundary 4.7
2.0m setback
2.5m setback
20 m2
42m
Unit 2 uncovered visitor carpark bike roof below 3.0m setback
2. entry Retaining
driveway roof below 15.5m
crossover gate powder wh wall below
entry
stone
shutters
8 risers path 8 risers b Kitchen
RL 28.12
wc
bag hoist
stone
unit 2
view to pool below
headland
boundary 10.364m
Garage 2 to island bench
6.0m setback
grass below
RL 27.15 below
timber
27 m2
Line of 15m
SW roof below
Lift car floor below
6.0m x 3m 1.1mx1.4m Dining 44 m2 NE
RL 28.12 view to
Floor Area stone ocean
entry 52 m2
A 1. entry path Line of A
gate Entry roof above
7 m2
boundary 318°23'30" 15.089m
shutters
fireplace
deck
32 m2 below
shade structure below
timber batten privacy/
Garage 1 Living Deck
RL 28.12 RL 28.12
6.0m setback
RL 27.10 tv
timber stone timber
27 m2 11 m2
driveway view to
crossover beach
grated drain
Line of
desk
stone 6.0m x 3m roof above 3.0m setback
Unit 1 uncovered visitor carpark bike wh shutters
wh pavement below
19 m2 2.5m setback
pavement below pool below 2.0m setback
19 m2 path below 1.5m setback
bins
5.3m x 3m 14.5m
RL 27.05 boundary 48°22'0" 35.245m
27m 26.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m 22m 21.5m 21m 20.5m 20m 19.5m 19m 18.5m 18m 17.5m 17m 16.5m 16m 15.5m 15m 14.5m
Line of screening device
under, plantings under SE
verandah
FFL 22.99 (L1)
FFL 20.37 (L2)
Street & House 1 Living Level ridge RL 29.26
RL 28.12 tog
1:100 Neighbouring Building
SCALE BAR
1:100 0m 1 2 5m
Drawing Title
boaq: registered architect - 4823
mail: p.o box 1054 noosaville d.c 4566
COPYRIGHT: This drawing is copyright Lyndon N Street & Unit 1 Living Level
phone: 5485 3635 / 0411 633 797 and property of nof architects and must Simmons 38 Park Crescent,
web:
email:
www.nof.net.au
[email protected]
not be retained, copied or used without P8 Revised Plans
Amendment List
03/04/17 & TGV Pty/Ltd J16009 Sunshine Beach October 2016 1:100 @ A3 P8 CP03
their authority. Client Project No. Date Scale Revision Drawing No.
abn: 62 119 989 188 Project
Section 8
Attachment 2: TTM Swept Path Analysis (Drawing 16BRT0692-01B, dated 10 April 2017) [OCR of page images] m Attachment 2: | TTM Swept Path Analysis (Drawing 16BRT0692-01B, dated 10 April 2017)
Section 9
RL 30.55 tog
verandah Line of screening device
FFL 25.51 under, plantings under
27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m
27m RL 27.20
grated drain
bins
5.3m x 3m
boundary 4.742
Line of screening device
RL 30.55 tog
under, plantings under
31.63roof
27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m
Neighbouring Building 27m RL 27.20
20 m2
grated drain
bins Unit 2 uncovered visitor carpark bike roof below
m
5.3m x 3m
driveway 2. entry
crossover gate powder
boundary 4.742
RL 30.55 tog entry
stone 8 risers 8 risers
verandah path b
FFL 25.51
wc
bag hoist
unit 2
20 m2
boundary 10.364m
Unit 2 uncovered visitor carpark bike roof below
Garage 2
m
6.0m setback
RL 27.15
driveway 2. entry timber
crossover gate powder
entry 27 m2
Line of screening device stone 8 risers 8 risers
path b
RL 30.55 tog
under, plantings under Lift car
31.63roof wc
bag hoist
27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m 6.0m x 3m 1.1mx1.4m
unit 2
Neighbouring Building 27m RL 27.20 entry
grated drain
boundary 10.364m
bins Garage 2 1. entry path
5.3m x 3m
6.0m setback
RL 27.15 gate Entry
timber 7 m2
boundary 4.742
RL 30.55 tog 27 m2
fireplace
verandah
FFL 25.51 Lift car
6.0m x 3m 1.1mx1.4m
20 m2 Garage 1 Living
bike roof below entry RL 28.12
Unit 2 uncovered visitor carpark
6.0m setback
1. entry path RL 27.10 tv
m
Entry timber stone
gate
driveway 2. entry 27 m2
crossover gate powder 7 m2 driveway
entry
grated drain
fireplace
stone crossover
desk
Line of screening device 8 risers path 8 risers b Line of
stone 6.0m x 3m
under, plantings under roof above
wc
bag hoist
27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m Unit 1 uncovered visitor carpark
unit 2
bike wh
27m Garage 1 Living 19 m2
grated drain RL 27.20
boundary 10.364m
RL 28.12
6.0m setback
bins Garage 2 RL 27.10 tv
5.3m x 3m
6.0m setback
timber stone
RL 27.15
timber 27 m2 19 m2
driveway
boundary 4.742
27 m2
grated drain
crossover bins
desk
stone 6.0m x 3m Line of
Lift car roof above
6.0m x 3m 1.1mx1.4m Unit 1 uncovered visitor carpark 5.3m x 3m
bike wh
19 m2 RL 27.05
20 m2 entry
Unit 2 uncovered visitor carpark bike roof below 27m 26.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m
1. entry path
m
gate Entry Line of screening device
driveway 2. entry 19 m2
crossover gate powder 7 m2 under, plantings under
entry
fireplace
stone 8 risers 8 risers bins
path b
wc
bag hoist
5.3m x 3m
unit 2
RL 27.05
Garage 1 Living
boundary 10.364m
RL 28.12 27m 26.5m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m
6.0m setback
Garage 2 RL 27.10 tv 26m
6.0m setback
timber stone
RL 27.15 Line of screening device
timber 27 m2
driveway under, plantings under
RL 28.12 tog
27 m2
grated drain
crossover
desk
stone 6.0m x 3m Line of
Lift car roof above
6.0m x 3m Section 10
1.1mx1.4m Unit 1 uncovered visitor carpark bike wh
grated drain
bins
5.3m x 3m
boundary 4.742
Line of screening device Line of screening device Line of screening device
under, plantings under under, plantings under under, plantings under
27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m 27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m 27.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 22.5m
27m 27m 27m 20 m2
RL 27.20 RL 27.20 RL 27.20
grated drain
grated drain
grated drain
bins bins bins Unit 2 uncovered visitor carpark bike roof below
m
5.3m x 3m 5.3m x 3m 5.3m x 3m
driveway 2. entry
crossover gate powder
boundary 4.742
boundary 4.742
boundary 4.742
entry
stone 8 risers 8 risers
path b
wc
bag hoist
unit 2
20 m2 20 m2 20 m2
boundary 10.364m
Unit 2 uncovered visitor carpark bike roof below Unit 2 uncovered visitor carpark bike roof below Unit 2 uncovered visitor carpark bike roof below
Garage 2
m
m
m
6.0m setback
RL 27.15
driveway 2. entry driveway 2. entry driveway 2. entry timber
crossover gate powder crossover gate powder crossover gate powder
entry entry entry 27 m2
stone 8 risers 8 risers stone 8 risers 8 risers stone 8 risers 8 risers
path b path b path b
Lift car
wc wc wc
bag hoist
bag hoist
bag hoist
6.0m x 3m 1.1mx1.4m
unit 2
unit 2
unit 2
entry
boundary 10.364m
boundary 10.364m
boundary 10.364m
Garage 2 Garage 2 Garage 2 1. entry path
6.0m setback
6.0m setback
6.0m setback
RL 27.15 RL 27.15 RL 27.15 gate Entry
timber timber timber 7 m2
27 m2 27 m2 27 m2
fireplace
Lift car Lift car Lift car
6.0m x 3m 1.1mx1.4m 6.0m x 3m 1.1mx1.4m 6.0m x 3m 1.1mx1.4m
entry entry entry Garage 1
6.0m setback
1. entry path 1. entry path 1. entry path RL 27.10 tv
gate Entry gate Entry gate Entry timber
27 m2
7 m2 7 m2 7 m2 driveway
grated drain
fireplace
fireplace
fireplace
crossover
desk
stone 6.0m x 3m Line of
roof above
Unit 1 uncovered visitor carpark bike wh
19 m2
Garage 1 Garage 1 Garage 1
6.0m setback
6.0m setback
6.0m setback
RL 27.10 tv RL 27.10 tv RL 27.10 tv
timber timber timber
27 m2 27 m2 27 m2 19 m2
driveway driveway driveway
grated drain
grated drain
grated drain
crossover crossover crossover bins
desk
desk
desk
stone 6.0m x 3m Line of stone 6.0m x 3m Line of stone 6.0m x 3m Line of
roof above roof above roof above 5.3m x 3m
Unit 1 uncovered visitor carpark bike wh Unit 1 uncovered visitor carpark bike wh Unit 1 uncovered visitor carpark bike wh
19 m2 19 m2 19 m2 RL 27.05
27m 26.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m
19 m2 19 m2 19 m2 Line of screening device
under, plantings under
bins bins bins
5.3m x 3m 5.3m x 3m 5.3m x 3m
RL 27.05 RL 27.05 RL 27.05
27m 26.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 27m 26.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m 27m 26.5m 26m 25.5m 25m 24.5m 24m 23.5m 23m
Line of screening device Line of screening device Line of screening device
under, plantings under under, plantings under under, plantings under
RL 28.12 tog
RL 28.12 tog
RL 28.12 tog
RL 28.12 tog
Design Vehicle Note:
Aerial image from Nearmap - scaling and road alignment
4.91 indicative only and subject to detail survey
0.92 2.8
B85 Vehicle (Realistic min radius) (2004)
Overall Length 4.910m
Overall Width 1.870m
Overall Body Height 1.421m
Min Body Ground Clearance 0.159m
Track Width 1.770m
Lock to Lock Time 4.00 sec
Curb to Curb Turning Radius 5.750m
SCALE PROJECT PROJECT NUMBER ORIGINAL SIZE
0 2.5 5 7.5 10 12.5m
T TM CONSULTING PTY LTD 38 PARK CRESCENT, SUNSHINE BEACH 16BRT0692 A3
ABN 65 010 868 621 DRAWING TITLE DRAWING NUMBER REVISION
SCALE 1:250 AT ORIGINAL SIZE
LEVEL 1, 129 LOGAN ROAD, WOOLLOONGABBA, QLD, 4102
NORTH CLIENT P.O. BOX 1310, COORPAROO BC, QLD, 4151 SWEPT PATH ANALYSIS 16BRT0692-01 B
B 05-04-17 UPDATED CIVIL BASE PLAN HT GH GH
Lyndon Simmons & GARAGE AND VISITOR BAY MANOEUVRING DATE SHEET
T: (07) 3327 9500 F: (07) 3327 9501
TGV Pty Ltd
A 13-12-16 ORIGINAL ISSUE RVDM GH GH E: [email protected] W: www.ttmgroup.com.au 05 APR 2017 1 OF 1
REV. DATE AMENDMENT DESCRIPTION DRAWN CHECKED APPROVED
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