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D - Vehicular Site Access Advice
Attached to the e-mail MCU20/0037 - Response to Further advice - 11 Margit Crescent Sunrise Beach.
Attachment D – Vehicular Site Access Advice Prepared by: TTM Consulting [OCR of page images] Attachment D - Vehicular Site Access Advice Prepared bu: TTM Consulting Toowoomba Brisbane PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Qid 4005 Phone: 07 4632 0516 Phone: 07 3254 1566 Email: [email protected] Propertyprojectsaustralia.com.au
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Page 2
22 September 2020
Our Ref: 20BRT0181
Your Ref:
Attention: Alan Irvin
Property Project Australia
PO Box 1264
NEW FARM QLD 4005
Dear Alan,
RE: 11 Margit Crescent, Sunrise Beach - Proposed Residential Development
Response to Council’s Further Advice – Vehicular Site Access
I refer to the Further Advice letter, dated 7th September 2020, issued by Noosa Council in relation to the
above-mentioned proposed residential duplex development.
This letter provides our response to Issue 6 of the Further Advice letter which relates to the proposal to have
two vehicular site access crossovers to Margit Crescent. It is to be read in conjunction with TTM’s previous
letter, dated 12th August 2020, that was prepared in response to the initial Council information request.
A copy of the proposed development plans is included as Attachment A.
The traffic engineering issue raised by Council and TTM's response is provided as follows.
Issue 6:
The proposal to have 2 separate driveways and the impacts have not been adequately addressed, specifically the
Information Response has not addressed the Driveways and Car Parking code requirements.
In regard to on-street parking, the proposal will reduce the on-street parking by 1 space. A centrally located single
driveway that complies with Council’s standard drawing (5m at the kerb) will provide 2 oversize spaces either side
within the sites frontage.
It is also considered that 2 crossovers will detrimentally impact on the streetscape and reduce the opportunity for
street trees and green space within the road reserve.
Advice Required
An amended proposal which provides for one crossover/access point to the site.
TTM Consulting Pty Ltd P 07 3327 9500 PO Box 12015 ttmgroup.com.au
ABN 65 010 868 621 E [email protected] George Street Brisbane QLD 4003
Page 3
Response:
TTM’s initial letter, dated 12th August 2020, prepared in response to Council’s information request (dated
19th May 2020) addressed selected items from the Driveways and Car Parking Code, as specifically identified
by Council. Please refer to Attachment C which includes responses to all specific outcomes included in the
code.
As detailed, the proposed development complies with the majority of the acceptable solutions identified in
the code. Where compliance is not achieved with an acceptable solution the proposal satisfies the applicable
performance outcome.
In relation to on-street car parking availability please refer to TTM drawing 20BRT0181-02A (Attachment B)
which presents the on-street car parking supply associated with two options; a single site access crossover
and two site access crossovers.
As demonstrated, a total of three on-street parking spaces are available under both options. It is noted that
under the ‘two accesses’ option the separation distances between existing and potential new crossovers is
less than the ‘one access’ option. However, as demonstrated in TTM drawing 20BRT0181-01B (Attachment
B) the ‘two accesses’ arrangement practically provides for design vehicles (B85 vehicle in accordance with
AS/NZS 2890.1:2004) to park and manoeuvre to and from each access crossover.
It is therefore concluded that provision of two separate vehicular site accesses, as detailed on the proposed
development plans, does not result in a net decrease in on-street car parking capacity. Additionally, the
proposed on-site design provides for a total of six (6) parking spaces including two resident and one visitor
space for each dwelling which is considered to be a superior supply than would be achieved by a single
vehicular site access arrangement.
It is also concluded that the proposed traffic and parking design of the development satisfies Council’s
planning scheme requirements and is therefore considered to be acceptable.
I trust the information provided herein is adequate for your purposes. Should you require any further
information, please contact me by phone on (07) 3327 9500 or by email at [email protected] sincerely,
David Grummitt | RPEQ MIEAust NER
Senior Associate Director
TTM Consulting Pty Ltd
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Attachment A
Architectural Plans
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ttm
Attachment A
Architectural Plans
Page 5
DOUBLE GARAGE VISITOR PARKING
DOUBLE GARAGE
VISITOR PARKING
0 .5 1 3m
20-003 | DA 101
11 MARGIT CRESCENT, SUNRISE BEACH| PROPOSED BASEMENT PLAN revision: B
101 days rd . gran ge . qld . 4051 | 0431065811 | www.oharchitecture.com.au Scale 1:100 @ A3 date: 25 June 2020
Page 6
Attachment B
TTM Drawings
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ttm
Attachment B
TTM Drawings
Page 7
B85 Vehicle (Realistic min radius) (20 4)
EXISTING CROSSOVER
VEHICLE CLEARANCE
500mm (DASHED LINE)
B85 Vehicle (Realistic min radius) (20 4)
BLUE - VEHICLE BODY
B85 Vehicle (Realistic min radius) (20 4) radius) (2 04)
B85Vehicle(Realisticmin 4.91
l:\synergy\projects\20brt\20brt0181 11 margit crescent, sunrise beach - proposed duplex\3 - plans\ttm\20 09 22 (01b 02a)\20brt0181-01b_02a.dwg
SUBJECT SITE 0.92 2.8
B85 Vehicle (Realistic min radius) (2004)
PROPOSED CROSSOVERS 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 4.00s
Curb to Curb Turning Radius 5.750m
B85 Vehicle (Realistic min radius) (20 4) radius)(20 4)
DOUBLE GARAGE
B85Vehicle(Realisticmin
VISITOR PARKING
B85 Vehicle (Realistic min radius) (20 4)
EXISTING CROSSOVER
B85 Vehicle (Realistic min radius) (20 4)
SENIOR
ASSOCIATE
DIRECTOR
DAVID GRUMMITT RPEQ 19356
APPROVED 22 Sep 2020
SCALE PROJECT PROJECT NUMBER ORIGINAL SIZE
0 2 4 6 8 10m
T TM CONSULTING PTY LTD 11 MARGIT CRESCENT, SUNRISE BEACH 20BRT0181 A3
ABN 65 010 868 621 DRAWING TITLE DRAWING NUMBER REVISION
SCALE 1:200 AT ORIGINAL SIZE
LEVEL 8, 369 Ann Street, BRISBANE, QLD, 4000
NORTH CLIENT P.O. BOX 12015, BRISBANE, QLD, 4003 PROPOSED VEHICULAR SITE ACCESS ARRANGEMENTS 20BRT0181-01 B
B 22-09-20 RESPONSE TO FURTHER ISSUES DG DG DG
T: (07) 3327 9500 F: (07) 3327 9501 VEHICLE SWEPT PATH ANALYSIS DATE SHEET
PRIMO PROPERTY
A 21-07-20 ORIGINAL ISSUE LD MG E: [email protected] W: www.ttmgroup.com.au 22 Sep 2020 1 OF 1
REV. DATE AMENDMENT DESCRIPTION DRAWN CHECKED APPROVED
Page 8
EXISTING CROSSOVER EXISTING CROSSOVER
11.3
15.8
THREE ON-STREET PARKING SPACES THREE ON-STREET PARKING SPACES
4.0
SUBJECT SITE SUBJECT SITE
l:\synergy\projects\20brt\20brt0181 11 margit crescent, sunrise beach - proposed duplex\3 - plans\ttm\20 09 22 (01b 02a)\20brt0181-01b_02a.dwg
5.0
6.2
POSSIBLE SINGLE CROSSOVER POSSIBLE TWO CROSSOVERS
4.0
DOUBLE GARAGE DOUBLE GARAGE
VISITOR PARKING VISITOR PARKING
6.6
EXISTING CROSSOVER EXISTING CROSSOVER
SINGLE VEHICLE CROSSOVER OPTION DUAL VEHICLE CROSSOVER OPTION
SCALE PROJECT PROJECT NUMBER ORIGINAL SIZE
0 2 4 6 8 10m
T TM CONSULTING PTY LTD 11 MARGIT CRESCENT, SUNRISE BEACH 20BRT0181 A3
ABN 65 010 868 621 DRAWING TITLE DRAWING NUMBER REVISION
SCALE 1:200 AT ORIGINAL SIZE
LEVEL 8, 369 Ann Street, BRISBANE, QLD, 4000
NORTH CLIENT P.O. BOX 12015, BRISBANE, QLD, 4003 VEHICULAR SITE ACCESS CROSSOVERS OPTIONS 20BRT0181-02 A
T: (07) 3327 9500 F: (07) 3327 9501 ON-STREET CAR PARKING ANALYSIS DATE SHEET
PRIMO PROPERTY
A 22-09-20 ORIGINAL ISSUE DG DG DG E: [email protected] W: www.ttmgroup.com.au 22 Sep 2020 1 OF 1
REV. DATE AMENDMENT DESCRIPTION DRAWN CHECKED APPROVED
Page 9
Attachment C
Driveways and Car Parking Code Responses
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ttm
Attachment C
Driveways and Car Parking Code Responses
Page 10
Performance Outcomes Acceptable Outcomes TTM Response/Justification
Driveways
PO1 AO1.1 Complies with AO1.1
Vehicular access does not adversely Vehicular access is located and designed The proposed vehicular accesses are
impact on safety, capacity and in accordance with the current Australian located and designed in accordance with
operations of the existing or planned Standards for Parking Facilities. AS/NZS2890.1:2004.
road network, the proposed
driveway, cycleways or pedestrian AO1.2 Complies with PO1
pathway systems.
Only one footpath crossing is provided. Two footpath crossings are proposed; one
for each proposed dwelling.
Editor’s Note— Justification for additional As identified in TTM’s response to the
driveways may need to be supported by a Further Issues letter the availability of on-
detailed Traffic Study. street car parking is not adversely
impacted.
All sight distance requirements stipulated in
AS/NZS 2890.1:2004 can be achieved by
the proposed design.
The provision of two accesses is not
expected to result in any adverse impacts
to the pedestrian and cyclist pathway
system.
Additionally, it is noted that there is an
existing precedence of properties whereby
multiple footpath crossings are provided
which do not adversely impact the safety,
capacity and operations on the existing
network as shown in the previous RFI
response compiled by TTM.
AO1.3 - Driveways, have a maximum Complies with AO1.3
grade in accordance with Council’s Detailed design and construction of the
standard requirements. access crossovers is anticipated to be in
accordance Council’s standard
requirements.
PO2 AO2.1 Complies with PO2
Driveways and crossovers Design and construction of driveways, The proposed vehicular accesses have been
a) are suitable and safe for including across the footpath, is in designed in accordance with a Type 2
their intended use; and accordance with Council Standard access as stipulated in Council Standard
b) match Council Drawings as appropriate for the particular Drawing RS-049. It is acknowledged that
infrastructure. type of development as annotated on the the development is for a Duplex for which a
drawings. Type 5 access strictly applies. However, the
proposed dwellings are practically Single
Houses for which Type 2 access applies.
AO2.2 Complies with AO2.2
The change of grades in driveways and Detailed design and construction of the
ramps is in accordance with Council’s access crossovers is anticipated to be in
Standard Drawings. accordance Council’s standard drawing RS-
050.
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PO3 AO3.1 Complies with PO3
The number of driveways across Design of multi-tenanted developments The proposed dwellings would operate
pedestrian footpaths is minimised. include shared driveways and parking practically as detached dwellings for which
areas. provision of one driveway per dwelling is
considered to be reasonable and
AO3.2 acceptable.
Driveways are located so they abut
existing driveways of adjoining
development where practicable and
reciprocal easements are created to
reduce the sealed driveway width.
PO4 AO4 Complies with AO4
Vehicular access does not adversely Footpath and kerb crossings are located Proposed driveway locations are clear of
impact on the capacity, operations clear of existing stormwater inlet existing utilities and vegetation, including
and maintenance of the existing structures, water and sewerage the retention of the tree to the southern
infrastructure. infrastructure fittings, any other exiting boundary of the site.
utility infrastructure, existing landscaping
and vegetation.
PO5 AO5 Complies with AO5
Vehicular access does not adversely Vehicular access avoids disturbance to The proposed southern vehicular access
impact on the health and integrity of the tree protection zone of trees on crossover is located clear of the 1m
existing landscaping or native public land. diameter TPZ of the existing tree located
vegetation, where possible. adjacent the sites southern boundary.
Parking and manoeuvring
PO6 AO6.1 Complies with AO6.1
Sufficient parking The number of car parking spaces, Given the dwellings effectively operate as
a) is provided having regard to motorcycle spaces, bicycle spaces and detached, the requirements in accordance
the specifics of the use loading bays is not less than the minimum with Table 9.4.1.4 are two covered spaces
including— number specified in Table 9.4.1.4 per detached dwelling house. Each dwelling
i. the type and intensity Minimum parking requirements including is provided with a double enclosed garage.
of land use; end of trip facilities. It is also noted that Queensland Streets
ii. any existing parking recommends on-street car parking
available on the site; Editor's note— with regard to the provision of provision of 0.5 spaces per lot. The
end of trip facilities, where there is a conflict proposed on-site design provides for one
iii. hours of operation; with the QDC MP 4.1 for major developments visitor space per dwelling in addition to at
iv. likely numbers of users; the QDC applies. For all other development least one on-street car parking space along
v. accessibility to the site Table 9.4.1.4 applies. the sites frontage which well exceeds the
by means other than recommended minimum requirement.
private motor vehicle;
vi. the peak parking AO6.2 Not Applicable
demand periods of uses Where appropriate, motorcycle spaces No motorcycle parking is required.
on the site; and can be provided on site in lieu of required
vii. the availability of car parking spaces, excluding industry
alternative car parking; activities, at the following rates:
and a) 2 motorcycle spaces provided
b) is provided to accommodate for 0.5 car parking space; or
the number and type of b) 4 motorcycles spaces provided
vehicles and motorcycles per 1 car parking space; and
likely to be generated by the
c) up to a maximum of 4 car
development.
parking spaces.
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AO6.3 Complies with AO6.3
Secure and convenient parking spaces for On-site bicycle parking is available within
bicycles are designed and provided on each dwelling as is typically available for
site in accordance with— any residential detached dwelling.
a) AS2890.3 Bicycle Parking
Facilities; and
b) Cycling aspects of Austroads
Guides (AP-G88-14).
AO6.4 Complies with AO6.4
Bicycle spaces and end of trip facilities On-site bicycle parking and end-of-trip
need to be accessible to all users. facilities is available within each dwelling as
is typically available for any residential
detached dwelling.
PO7 AO7.1 Complies with AO7.1
The layout of the development Parking bays, manoeuvring areas, The proposed on-site parking areas and
provides adequate, clearly defined queuing areas, loading, set down, pickup vehicular accesses are designed in
and easily accessible areas and driveways are designed in accordance with AS/NZS2890.1:2004.
a) on-site vehicle parking and accordance with the Australian Standards
manoeuvring areas; and for Parking Facilities.
b) loading and manoeuvring
areas for delivery and AO7.2 Not applicable
service vehicles. Development includes purpose designed No motorcycle parking is required.
spaces for motorcycles and motor
scooters, which are easily identified from
the driveway of the property and located
as close as practicable to the entrance of
the building on site.
PO8 AO8.1 Complies with AO8.1
Parking and manoeuvring areas are Parking, service areas and manoeuvring Parking and manoeuvring areas are setback
designed to areas are setback a minimum of 2 metres a minimum of 2 metres from road
a) not unduly conflict with from road frontages to allow for frontages to allow for landscaping.
pedestrians; and landscaping, with the exception of Walter The proposal includes individual pedestrian
b) be sufficiently setback from Hay Drive, Eenie Creek Road and Holts site accesses for each dwelling that are
road frontages to not Road frontages, where no development physically separated from the proposed
dominate the streetscape occurs within the landscaped frontage vehicular site access driveways and
or surrounding areas; setbacks. manoeuvring areas.
c) allow for landscaping to
reduce the visual impact of AO8.2 Not applicable
the parking, servicing and In Centre zones, parking, service and The site is not located in a Centre Zone.
manoeuvring areas; manoeuvring areas are either integrated
d) complement the future within or under buildings and sleeved by
planned character of the usable floor space, or located to the rear
area; and of buildings.
e) avoid development within
the Walter Hay Drive, Eenie Editor's note— Refer to Figure AP3-11A and
Creek Road and Holts Road Figure AP3-11B for outcomes for car parking in
frontage setbacks. centres.
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AO8.3 Not applicable
Where practicable vehicle access is from The site does not have frontage to a rear
rear laneways. laneway.
PO9 AO9 Not Applicable
On-site car parking spaces are Car parking spaces are provided for Designated on-site PWD parking spaces are
identified and reserved for people people with disabilities at the rate not required.
with disabilities. specified in the current Australian
Standards for Parking Facilities.
PO10 AO10 Complies with AO10
Access and egress points do not Vehicle manoeuvring areas are provided Given the development is operating as two
impact on the safety and operations in accordance with the current Australian detached dwellings on a local road, reverse
of the road system. Standards for Parking Facilities so vehicles manoeuvres, either to or from the site, are
enter and leave the site in a forward gear, acceptable. The on-site manoeuvring areas
excluding dual occupancy or detached are designed in accordance with AS/NZS
dwellings on local roads. 2890.1:2004.
PO11 AO11 Complies with AO11
Parking areas are designed to At locations where pedestrian and vehicle Landscaping adjacent the proposed
a) provide a progressive conflicts are likely to occur: driveways are to be in accordance with
reduction in speed between a) sight distances of at least 2.5 AS/NZS 2890.1:2004 to ensure appropriate
the external road and seconds of travel time at the sight lines to pedestrians will be
internal parking spaces; designated speed are provided; maintained.
b) ensure lower speeds near b) splayed corners on structures
areas of high pedestrian are incorporated;
activity through the use of c) landscaping is designed to allow
appropriate road geometry clear views; and
or devices designed to limit d) sign placement ensures that
speed; and sight distance requirements are
c) maintain sight distances not impeded.
which are appropriate for
the likely operating speeds
in all areas of potential
pedestrian/vehicle and
vehicle/vehicle conflict.
PO12 AO12.1 Complies with PO12
A clearly defined pedestrian network In large open carparks with greater than Designated pedestrian site accesses are
is provided that – 200 car parking spaces, a pedestrian path proposed to each dwelling from Margit
a) is located in areas where between parking spaces is provided on Crescent, located separate from the
people will choose to walk; every second aisle. proposed vehicular site accesses.
b) ensures that pedestrian
movement through car AO12.2
parking areas or structures For a minimum of 50% of car parking
are along aisles rather than spaces, pedestrian access to buildings is
across them. not across or through driveways,
carparks, setdown or manoeuvring areas.
PO13 No acceptable outcome provided Not applicable
Provision is made for pedestrian and There is no specific requirement for
vehicular queues at conflict points. pedestrian and vehicular queues.
PO14 AO14 Not Applicable
Parking areas are lit to provide Lighting is provided in accordance with The on-site car parking areas are not ‘public
security for night-time users. the Australian Standard for Road Lighting parking areas’.
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- Vehicular Traffic (Category V) Lighting -
Performance Installation and Design
Requirements.
PO15 AO15 Complies with AO15
Site facilities encourage users and End-of-trip facilities are maintained and On-site end-of-trip facilities are available
employees to access the site by accessible to all users of the premises as within each dwelling as is typically available
means of foot or bicycle through part of common property. for any residential detached dwelling.
provision of appropriate end of-trip
facilities including bicycle parking and
shower/change rooms.
PO16 No acceptable outcome provided Not Applicable
Development with the potential to The development is not a major traffic
generate significant traffic and generator.
parking impacts gives appropriate
consideration to transport and land
use issues.
Editor’s Note—A detailed Traffic
Impact Assessment Report may be
required.
PO17 AO17.1 Complies with AO17.1
Parking and manoeuvring areas are Development providing less than five car Detailed civil design of the development
designed to ensure run-off is treated parking spaces is designed so that the will ensure appropriate drainage.
to remove pollutants prior to leaving driveway, parking and manoeuvring areas
the premises. are formed to drain to landscaped areas.
AO17.2 Not applicable
Development providing five or more car
parking spaces is designed to incorporate
stormwater treatment methods to
remove water contaminants likely to
runoff from the general operation of the
of the driveway, parking and
manoeuvring areas.
Editor’s Note—Further details are
provided in the Water Quality and
Drainage Code.
PO18 No acceptable outcome provided Complies with PO18
Parking areas are designed to ensure Detailed civil design of the development
drainage without the use of pumps or will ensure appropriate drainage.
other electrical apparatus.
PO19 AO19 Complies with AO19
Site layout and building design Below ground components of buildings, Refer to architectural and town planning
provides for soft landscaping to be including carparks, do not extend beyond reports/drawings.
established. the above ground footprint to allow for
the provision of landscaping, particularly
within building setbacks.
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