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Appendices 4 - Traffic and 5 - Engineering Email 2 of 4 - MCU16/0153 & REC16/0041
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From: Ashleigh Goullet
Sent: 20 Dec 2016 17:09:06 +1000
To: Mailbox Council Mail
Cc: Cameron Adams
Subject: ADAMS + SPARKES Town Planning Report (David Low Way) (Email 2 of 4)
Attachments: Appendix 5 Engineering Services Report prepared by Covey & Associates.pdf,
Appendix 4 Traffic Impact Assessment prepared by Pekol Traffic and Transport.pdf
Hi
Please see attached for your assessment.
Thankyou
Ashleigh Goullet | PLANNING ASSISTANT
P 07 5313 7705 | [email protected] | astpd.com.au
The offices of ADAMS + SPARKES will be closed from Thursday 22 December 2016 and will re-open for business on
Monday 9 January 2017. ADAMS + SPARKES wishes you a safe and Happy Christmas and we look forward to
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Page 2
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 5 – ENGINEERING SERVICES REPORT
Prepared by Covey and Associates
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 3
am COVEY ASSOCIATES PTY LTD Consulting Engineers ENGINEERING SERVICES REPORT FOR THOMCO (NO 2087) PTY LTD AT 215 DaviD Low WAY, PEREGIAN BEACH PROJECT No: 162042 REPORT No:100493RPT ISSUE A DECEMBER 2016 Maroochydore | Gladstone | Rockhampton | Tamworth www.covey.com.au
Page 4
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
DOCUMENT ISSUE APPROVAL
Project No: 162042
Title: Engineering Services Report
Client: Thomco (No 2087) Pty Ltd
Date: December 2016
Issue No: A
Distribution: Noosa Council – One (1) copy
Covey Associates – One (1) copy
Thomco (No 2087) Pty Ltd – One (1) copy
© Copyright Covey Associates Pty Ltd (2016).
This document is the property of Covey Associates Pty Ltd. This document and the information
contained in it are solely for the use of the authorised recipient and this document may not be used,
copies of reproduced in whole or part for any purpose other than that for which it was supplied by
Covey Associates Pty Ltd. Covey Associates Pty Ltd makes no representation, undertakes no
duty and accepts no responsibility to any third party who may use or rely upon this document or the
information contained in it.
COPYRIGHT NOTICE: Parts of this document contain material originally prepared by:
This material is the intellectual property and copyright of Covey Associates Pty Ltd.
Checked: Matthew Figg
Author: Peter Gintrac
BEng(Civil), BEngTech
BEng (Hons)
Page 5
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
CONTENTS
1.0 INTRODUCTION 1
2.0 EXISTING SITE 1
3.0 PROPOSED DEVELOPMENT 2
4.0 FLOODING 3
5.0 EARTHWORKS 5
6.0 ROADWORKS 6
7.0 STORMWATER DRAINAGE 6
8.0 SEWERAGE RETICULATION 7
9.0 WATER RETICULATION 7
10.0 ELECTRICITY AND COMMUNICATIONS 7
11.0 CONCLUSION 7
12.0 REFERENCES 8
______________________________________________________________________________
LIST OF APPENDICES
APPENDIX A Sprout Architectural Plan
APPENDIX B Preliminary Plans by Covey Associates
Page 6
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
1.0 INTRODUCTION
Covey Associates have been engaged by Thomco (No 2087) Pty Ltd, to prepare an Engineering
Services Report for a proposed residential development at 215 David Low Way, Peregian. The report
identifies engineering aspects associated with the proposed development and will be used as
supporting documentation for a Material Change of Use (MCU) Application to Noosa Council.
2.0 EXISTING SITE
The site is located at 215 David Low Way, Peregian and is described as Lot 77 on SP231615.
The subject site is currently vacant land and represents the balance lot from the Peregian Village
Market. The lot is currently being reconfigured, as per application No. 152010.627.03. A plan sealing
application is currently with Noosa Council (PS16/0034) and is expected to be released imminently.
The site is bordered by the Peregian Beach Sports Ground to the north, future Council Reserve
(currently being registered) to the west, Noosa National Park to the south and the Peregian Beach
Hotel and Peregian Village Market to the east.
Peregian Beach
Sports Ground
Future
Council
Reserve Subject
Site
Peregian
Beach
Hotel
Current RP
Boundary
(Lot 77 on Peregian
SP231615) Village
Market
Noosa
National
Park
Figure 1 - Subject Site
(Image courtesy of Nearmaps, accessed 8 December 2016)
Covey Associates Pty Ltd 1 Project No: 162042
Consulting Engineers 100493RPT Issue A
Page 7
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
3.0 PROPOSED DEVELOPMENT
The proposed development consists of 58 accommodation units comprising the following:
20 one-bedroom motel units (visitor accommodation).
12 one and two-bedroom dual use units (visitor and/or residential accommodation).
26 three and four-bedroom detached dwellings.
Refer Figure 2 and Appendix A for the proposed plan of development.
Figure 2 - Proposed Development Layout
Covey Associates Pty Ltd 2 Project No: 162042
Consulting Engineers 100493RPT Issue A
Page 8
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
4.0 FLOODING
A flood level has not been defined by Noosa Council for this property, refer Flood Information
Certificate (Cer16/3274). It is noted that no flood modelling has been undertaken for the locality of
the site however it can be seen in Figure 3 that Noosa Council has carried out flood modelling on
Lake Weyba. It can be inferred from Council’s on-line mapping that the Q100 event for Lake Weyba
is approximately RL2.0m (refer Figure 3 and Figure 4). Further to this, the site does not fall within
the flood hazard area nominated by Noosa Council (refer Figure 5).
The proposed site has a minimum existing level of RL2.4 with a proposed minimum fill level of
approximately RL3.5. The lowest habitable floor level is expected to be at approximately RL3.9
therefore there would be approximately 1.85m freeboard to the Lake Weyba flood level.
Considering the above, it is apparent that this development is not be affected by regional flood
waters.
INSERT
Figure 3 - Noosa Council Flood Mapping
(Image courtesy of Noosa Council Public Mapping System, accessed 8 December 2016)
Covey Associates Pty Ltd 3 Project No: 162042
Consulting Engineers 100493RPT Issue A
Page 9
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
RL2.0m Contour
Lake Weyba Q100
Flood Extent
Figure 4 - Lake Weyba Flood Extent Insert
(Image courtesy of Noosa Council Public Mapping System, accessed 8 December 2016)
Subject
Site
Figure 5 - Noosa Council Flood Hazard Mapping
(Image courtesy of Noosa Council Public Mapping System, accessed 8 December 2016)
Covey Associates Pty Ltd 4 Project No: 162042
Consulting Engineers 100493RPT Issue A
Page 10
ENGINEERING SERVICES REPORT
Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach
5.0 EARTHWORKS
There will be earthworks required to facilitate construction of stormwater treatment facilities, sanitary
drainage and allow for an aesthetically pleasing and functional built form. There is little opportunity
for fill material to be won on site therefore most of the fill material will need to be imported.
The interface with the western boundary to the Council reserve will require approximately 2.0m of fill
to be placed. Preliminary Geotechnical reports indicate the subgrade material in this area is of very
poor quality and will likely cause issues with either a gravity or cantilevered retaining wall solution. It
is proposed that a stabilised batter into the Council Reserve would provide a better long term solution
at this interface.
In addition to the geotechnical challenges of retaining at this interface, a stabilised batter solution
would be more appropriate for the following reasons:
Would provide safer and easier access to the council reserve.
Safer from a vehicular and pedestrian perspective.
More aesthetically pleasing.
May add to fire buffering of buildings.
If revegetated with native plant species would enhance the environmental qualities of the council
reserve.
This area within the proposed footprint of the batter is already cleared therefore would result in very
little disturbance. Any solution would be subject to Geotechnical investigation and advice to
determine appropriate treatment. The photograph below (Figure 6), illustrates the ‘swampy’ nature
of the lower area of the site.
Figure 6 - Low Lying Area of Site
Covey Associates Pty Ltd 5 Project No: 162042
Consulting Engineers 100493RPT Issue A
Page 11
ENGINEERING SERVICES REPORT Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach Along the southern boundary with the Noosa National Park, a ‘fill’ wall of approximately 2.0m will be required. These walls will most likely be of a concrete sleeper, or similar, construction. This would continue the existing wall in-situ. Along the northern boundary, ‘fill’ walls of approximately 1.5m height will be required. These walls will most likely be of a concrete sleeper, or similar, construction. At the eastern boundary with the Peregian Tavern, some shallow excavation will be required. Care will need to be exercised during any excavation to ensure that there is no undermining of the existing block retaining wall (up to 2.0m high). Terracing is proposed at the front of the existing wall to aid in stability and mitigate the visual impact. Works in this area will be subject to geotechnical investigation and advice. All filling will be in accordance with AS3798-1996 (Level 1). Refer Appendix B for Preliminary Bulk Earthworks Plan. 6.0 ROADWORKS Access to the site will occur from Sandpiper Court, through the newly completed Peregian Market access. An access easement will be established through this area. The internal road network consists of an access road past the short-term residential accommodation building and loop road to service the remainder of the dwellings, access the parking spaces for individual units and other parking areas. The internal road, to the point of access to the carpark, will be a minimum of 6m wide (typically 11.0m road reserve) with the remainder being 5.5m wide (typically 11.5m road reserve). All roads are to be of a concrete, inverted crown construction. It is proposed that the internal roads would cater for a heavy rigid vehicle (HRV) and a rear lift refuse collection vehicle (RCV) to service the short-term residential accommodation building. Widenings at horizontal curvature are included to facilitate the larger vehicle movements. Vehicle manoeuvring paths are presented in the Traffic Impact Assessment by PTT. Car parking will be provided in accordance with the Noosa Planning Scheme (2006) and is detailed in the Traffic Impact Assessment by PTT. 7.0 STORMWATER DRAINAGE The site generally slopes from the David Low Way to the Noosa National Park. The stormwater discharge point from the site is the Council Reserve to the west. This land is under council control and the stormwater discharge will not cause an actionable nuisance therefore, as per QUDM (2013), this is considered a lawful point of discharge. The stormwater quality effects of the development will be reviewed in a separate Stormwater Management Plan (SMP). The treatment of stormwater will be carried out in accordance with state and local authority requirements. Road and surface runoff will generally be directed to treatment areas via the concrete inverted crown road. Roof runoff will be directed to treatment areas via a shallow pipe network. Covey Associates Pty Ltd 6 Project No: 162042 Consulting Engineers 100493RPT Issue A
Page 12
ENGINEERING SERVICES REPORT Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach 8.0 SEWERAGE RETICULATION To facilitate the layout of the development, it is proposed that the existing 150mm diameter gravity sewer main through the site be re-aligned. An easement will be provided over the realigned main. Three connection points are proposed to the Unitywater infrastructure along the re-aligned gravity main to connect the development. A private sanitary drainage network is proposed to service the community titled lots, units and Motel. Refer Appendix B for the Preliminary Sewerage and Water Reticulation Layout. 9.0 WATER RETICULATION Unitywater’s as constructed records show that a water reticulation main exists on the western side of the David Low Way across the frontage of the site. It is proposed to service the development from the existing water infrastructure on the David Low Way with an extension down the pedestrian access lane to the Peregian Beach Sports Ground (Lot 75 on MCH839108). As this is a Community Titled development a Unitywater meter is proposed at the Peregian Sports Ground boundary with a private sub-metering arrangement throughout the remainder of the development. The diameter the water main extension and dimensions of the proposed infrastructure will be subject to detailed internal hydraulic design. Refer Appendix B for the Sewerage and Water Reticulation Plan. 10.0 ELECTRICITY AND COMMUNICATIONS Overhead powerlines currently exist on the David Low Way. It is expected that electrical supply will be able to be provided by installing underground infrastructure down the Peregian Sports Reserve access strip. According to as constructed records and site inspection, underground telecommunication infrastructure exists in the Peregian Sports Reserve access strip. It is expected that telecommunication connection will be able to be provided from this location. It is likely however that some augmentation will be required to comply with current standards. 11.0 CONCLUSION This Report has considered all anticipated engineering aspects associated with this development. It has found that all engineering facets of the proposed development can be catered for. It was found that all required services were available to the development with some augmentation of the existing infrastructure. The site does have a lawful point of stormwater discharge and is not affected by flood waters. Covey Associates Pty Ltd 7 Project No: 162042 Consulting Engineers 100493RPT Issue A
Page 13
ENGINEERING SERVICES REPORT Client: Thomco (No 2087) Pty Ltd Location: 215 David Low Way, Peregian Beach 12.0 REFERENCES Noosa Council (2006) The Noosa Plan. QUDM, Institute of Public Works Engineering Australia, Queensland Division Ltd (2013) Queensland Urban Drainage Manual, Third Edition. Covey Associates Pty Ltd 8 Project No: 162042 Consulting Engineers 100493RPT Issue A
Page 14
APPENDIX A SPROUT ARCHITECTURAL PLAN
Page 15
aster P
REV DESCRIPTION DRN DATE
3000
lan
Camden Camden Camden Camden Camden A ISSUE FOR PRE-LODGEMENT DDT 18.05.16
3000 7980 House House House House House RL.8.300 B ISSUE FOR INFORMATION DDT 02.11.16
RL.4.100 RL.5.100 RL.5.600 RL.6.100 RL.7.100 C ISSUE FOR INFORMATION DDT 10.11.16
RL.4.600 17. D ISSUE FOR PRE-LODGEMENT DDT 11.11.16
B B
60 m 2 E ISSUE FOR INFORMATION DDT 21.11.16
16000
RL.6.600
F GFA ISSUE FOR INFORMATION DDT 22.11.16
G ISSUE FOR CONSULTANT DWG DDT 23.11.16
RL.8.300 H PRELIM. ISSUE FOR INFORMATION DDT 23.11.16
I PRELIM. ISSUE FOR INFORMATION DDT 01.12.16
18. J HOUSE ISSUE FOR INFORMATION DDT 02.12.16
10. 11. 12. 13. 14. 15. 16. K ISSUE FOR INFORMATION DDT 08.12.16
7500 L ISSUE FOR INFORMATION DDT 09.12.16
3000 M ISSUE FOR COORDINATION DDT 15.12.16
3000
RL.8.300
19.
INTERNAL
5500
PRIVATE
ROAD
RL.8.300
3000
20.
8. 7. 6.
9. 5.
RL.8.000
EXISTING
SEWER
MANHOL
E
21.
16000
30 m2
RL.5.100 RL.6.100
COUNCIL RL.4.600
RL.5.600
V1
RL.7.600
RESERVE RL.6.600
22.
V2
VIS. Cars
V3
600 5500 3000
V4
RL.7.200
23.
RL.6.100
Cabana RL.4.700
16000
C RL.5.100 RL.5.600 C
RL.6.800
24.
Pool
4.
1. 2. 3.
RL.6.600 Scale 1:500
3000
25.
D ay D 0 10 20
eW INTERNAL
Giv
5500
PRIVATE
RL.6.200
Views to ROAD VIS. Cars
Nature Reserve V5 V6 V7 V8 26.
covered viewing platform
PRELIMINARY
ISSUE DATE: 15/12/2016
Lanai
S
Amenities EASEMENT
Conference HOLE
Room
SW MAN
EXISTING
MPR Kit screened 10 x a/c Pedestrian link to
condensers shops
2675 5500 Admin
Reception 39. 38. 37. 36. 35. 34. 33. SPECIALTY
Car parking for
SHOPS
units over
40.
2175 6000
shared 4. RL. 4.200
28. 29. 30. 31. 32.
IGA
SUNCOAST RESORT BUSINESS CENTRE
zone SUITE 2 CNR GARDAK ST & SURF RD
1. 5. ALEXANDRA HEADLAND Qld 4572
COUNCIL 10. PO BOX 6232 MAROOCHYDORE BC Qld 4558
RESERVE 9. storage PH : 07 5443 5028 FAX:07 5479 2380
security lobby bins ABN 23 123 917 724
VAN 8.
gate
7.
cages EMAIL: [email protected]
2. 3. 6. CARPARK project
1. 2. 3. 4. 5. 6.
screened hardstand 27. ESSENCE OF PEREGIAN BEACH
7.
bin collection DEVELOPMENT
3 x 1100l loise noise 8. for
9. 26. 25. 24. 23. 22. THOMCO (NO 2087) PTY LTD
SHOPPING CENTRE
10. Car parking for LANDSCAPING at
units over Lots 1 on SP286680
11.
215 DAVID LOW WAY
12.
17. 18. 19. 20. 21. ESSENCE OF PEREGIAN BEACH PEREGIAN BEACH
50 m2
13.
SHOPPING VILLAGE drawing
SITE / FLOOR PLAN
14. 16.
15. AS SHOWN
date 15/12/2016 drawn DDT scale @A3
bins drawing no. 16003 SD04 revision M
5.277 ENTRY 5.332
VEHICULAR ACCESS TO 5.383
Copyright of this document remains the exclusive
RESIDENIAL ESTATE property of SPROUT ARCHITECTS PTY LTD
ABN 23 123 917 724.
Contractors are to verify all dimensions and levels on
site prior to commencing. Report all discrepancies to
the Architect. Use figured dimensions in preference
M A T E R I A L C H A N G E O F U S E D E V E L O P M E N T A P P L I C A T I O N D R A W I N G S
to scaled.
Page 16
APPENDIX B CoveEY ASSOCIATES PRELIMINARY PLANS
Page 17
PEREGIAN BEACH
SPORTS GROUND
17 RL.8.100
10 11 12 13 14 15 16
RL.3.900 RL.4.400 RL.4.900 RL.5.400 RL.5.900 RL.6.400 RL.6.900
18 RL.8.100
NEW RESIDENTIAL LEGEND
19 RL.8.100
20 RL.8.100 EXISTING PEREGIAN
BEACH HOTEL
21 RL.7.800
9 8 7 6 5
RL.4.400 RL.4.900 RL.5.400 RL.5.900 RL.6.400 NEW RESIDENTIAL
A
22 RL.7.400
NEW RESIDENTIAL
23 RL.7.000
1 2 3 4
RL.4.500 RL.4.900 RL.5.400 RL.5.900
24 RL.6.600 NOTE:
25 RL.6.300
COUNCIL
RESERVE
26 RL.6.200
C
NEW MOTEL
RL.4.000
EXISTING PEREGIAN
BEACH SHOPPING VILLAGE
SCALE 1:750 (A3)
B
NOOSA NATIONAL PARK
Consulting Civil & PROPOSED RESIDENTIAL 162042 P100
Structural Engineers PRELIMINARY BULK VILLAGE 215 DAVID LOW WAY, A
Project Management EARTHWORKS LAYOUT THOMCO (NO 2087) PTY PEREGIAN BEACH
ASSOCIATES PTY LTD
& Planning LTD
PRELIMINARY
Page 18
PEREGIAN BEACH
SPORTS GROUND
BIORETENTION C 17
10 11 12 13 14 15 16
NEW RESIDENTIAL
C 18
19 LEGEND
20 EXISTING PEREGIAN
BEACH HOTEL
BIORETENTION B
21
9 8 7 6 5 NEW RESIDENTIAL
B 22
23
1 2 3 4
NEW RESIDENTIAL 24 B
25
COUNCIL
RESERVE
C 26
A
NEW EXISTING PEREGIAN
MOTEL/RESIDENTIAL BEACH SHOPPING VILLAGE
BUILDING
BIORETENTION A
NOOSA NATIONAL PARK
TYPICAL BIORETENTION SECTION
SCALE 1:750 (A3)
Consulting Civil & PROPOSED RESIDENTIAL 162042 P200
Structural Engineers PRELIMINARY STORMWATER VILLAGE 215 DAVID LOW WAY, A
Project Management MANAGEMENT LAYOUT THOMCO (NO 2087) PTY PEREGIAN BEACH
ASSOCIATES PTY LTD
& Planning LTD
PRELIMINARY
Page 19
PEREGIAN BEACH
SPORTS GROUND
17
10 11 12 13 14 15 16
NEW RESIDENTIAL 18
19
20 EXISTING PEREGIAN
BEACH HOTEL
LEGEND
21
9 8 7 6 5 NEW RESIDENTIAL
NEW RESIDENTIAL
22
23
1 2 3 4
24
25
COUNCIL
RESERVE
26
NEW EXISTING PEREGIAN
MOTEL/RESIDENTIAL BEACH SHOPPING VILLAGE
BUILDING
NOOSA NATIONAL PARK
SCALE 1:750 (A3)
Consulting Civil & PROPOSED RESIDENTIAL 162042 P300
Structural Engineers PRELIMINARY SEWER & VILLAGE 215 DAVID LOW WAY, A
Project Management WATER RETICULATION THOMCO (NO 2087) PTY PEREGIAN BEACH
ASSOCIATES PTY LTD
& Planning LAYOUT LTD
PRELIMINARY
Page 20
SECTION A-A
SECTION B-B
NOTE:
SECTION C-C
SCALE 1:400 (A3)
Consulting Civil & PROPOSED RESIDENTIAL 162042 P400
Structural Engineers PRELIMINARY BULK VILLAGE 215 DAVID LOW WAY, A
Project Management EARTHWORKS SITE THOMCO (NO 2087) PTY PEREGIAN BEACH
ASSOCIATES PTY LTD
& Planning SECTIONS LTD
PRELIMINARY
Page 21
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 4 – TRAFFIC IMPACT ASSESSMENT
Prepared by Pekol Traffic and Transport
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 22
PROPOSED ESSENCE OF PEREGIAN BEACH DEVELOPMENT 215 DAVID LOW WAY, PEREGIAN BEACH TRAFFIC IMPACT ASSESSMENT 15 DECEMBER 2016 PREPARED FOR THOMCO (NO 2087) PTY LTD
Page 23
DOCUMENT CONTROL RECORD
DOCUMENT
Report Title: 215 David Low Way, Peregian Beach Traffic Impact Assessment
Client: Thomco (no 2087) Pty Ltd
Project Number: 17-167
REV PURPOSE DATE AUTHOR REVIEWER APPROVED SIGNED
AAP
A DRAFT DEC-16 CMB JPG/AAP
(RPEQ 5286)
AAP
B FINAL DEC-16 CMB JPG/AAP
(RPEQ 5286)
COPYRIGHT
This work is copyright. Apart from any use permitted under the Copyright Act 1968, no part may be
produced without prior permission. Requests and inquiries concerning reproduction and rights
should be directed to:
The Director
Pekol Traffic and Transport
GD02, 67 St Pauls Terrace
Spring Hill QLD 4000
DISCLAIMER
This document is produced solely for the benefit of and use by our client in accordance with the
terms and conditions of our appointment. PTT does not accept liability to third parties arising from
their use of or reliance upon the contents of this report.
Page 24
TABLE OF CONTENTS
1.0 INTRODUCTION 1
1.1 Background 1
1.2 Aim 1
1.3 Scope of Report 1
2.0 EXISTING CONDITIONS 2
2.1 Subject Site 2
2.2 Access 2
2.3 Road Network 3
2.4 Approved Development 3
3.0 PROPOSED DEVELOPMENT 4
3.1 Site Layout 4
3.2 Vehicular Access Arrangements 5
3.4 Car Parking 5
3.5 Internal Layout 6
3.6 Servicing 7
3.7 Pedestrians and Cyclists 7
4.0 TRAFFIC OPERATIONS 9
4.1 Traffic Generation 9
4.2 Traffic Impact 9
5.0 CONCLUSIONS 10
APPENDIX A: DEVELOPMENT SITE LAYOUT
APPENDIX B: VEHICLE SWEPT PATHS
Page 25
1.0 INTRODUCTION
1.1 Background
In November 2016, Pekol Traffic and Transport (PTT) was engaged by Thomco (no 2087) Pty Ltd to
prepare a Traffic Impact Assessment for a proposed residential / visitor accommodation development
located on the balance land at 215 David Low Way, Peregian Beach. The location of the subject site is
shown on Figure 1.1.
Figure 1.1: SITE LOCALITY
SITE
1.2 Aim
The aim of this assessment is to review the proposed development in terms of the access operations,
parking provision, servicing arrangements and likely impact on the surrounding road network.
1.3 Scope of Report
This report begins by summarising the characteristics of the existing road network (Chapter 2), followed
by a description of the scope and scale of the proposed development, including access, parking and
servicing arrangements (Chapter 3). The predicted peak hour traffic generation of the proposed
development is estimated along with a consideration of its likely traffic impact on the surrounding road
network (Chapter 4). The report concludes with a summary of key findings (Chapter 5).
Page 26
2.0 EXISTING CONDITIONS
2.1 Subject Site
The subject site is located on the western side of David Low Way at Peregian Beach Village and falls
within the jurisdiction of Noosa Council. The subject site comprises an area of around 11,500m² and
is known as the “Essence of Peregian Beach” development. The land is currently described as (part of)
Lot 77 on SP231615, which includes a total area of approximately 2.3 hectares.
The subject site is bounded as follows:
to the north by the Peregian Beach Community Kindergarten and the Di Hurst Oval
to the east by Peregian Village Market and the Peregian Beach Hotel
to the south and west by the Noosa National Park
The subject site is currently vacant. An aerial view of the subject site is shown in Figure 2.1.
Figure 2.1: SUBJECT SITE
SUBJECT SITE
2.2 Access
Vehicle access to the subject site is obtained via the existing Sandpiper Court through Peregian Village
Market, as shown in Figure 2.1. Sandpiper Court forms the minor approach to a priority-controlled T-
intersection with David Low Way. This intersection provides for all-movements except the right turn exit
from Sandpiper Court toward David Low Way (south). However, vehicles seeking to make a right turn
out of Sandpiper Court are able to turn left onto David Low Way and then u-turn at the Heron Street
roundabout.
Page 27
2.3 Road Network
David Low Way is an arterial road which runs on a north – south alignment and provides a coastal link
between Maroochydore and Noosa. Along the site frontage it is median divided, with a single lane of
traffic and a cycle lane in each direction. The posted speed limit on the section of road adjacent to the
site is 40km/h. David Low Way is also a bus route with indented bays on both sides of the road adjacent
the site frontage.
2.4 Approved Development
The subject site currently has approval for visitor accommodation, issued by the Planning and
Environment Court in 2012 (Appeal No. 4783 of 2008).
A revised material change of use application for the Peregian Village Market (shopping centre)
development was submitted to Noosa Council in December 2013 (reference MCU13/0251). The
Traffic Impact Assessment (prepared by Holland Traffic Consultants and dated December 2013)
undertaken in support of the shopping centre development estimated the traffic generated by the overall
development, including the short-term residential accommodation on the balance land. This Traffic
Impact Assessment adopted the following assumptions in terms of the short-term residential
accommodation on the balance land:
a total of 30 (two, three and four-bed) multi-story cabins and 32 shared units (usable as 64 units,
accommodating up to 320 persons)
a traffic generation of 30 vehicle movements per hour in both the morning and evening peak
hours
This traffic generation was included in the capacity analysis of the David Low Way / Sandpiper Court
intersection. The Traffic Impact Assessment and the follow up Traffic Response to the Noosa Council
Request for Information (prepared by Holland Traffic Consultants and dated March 2014) demonstrated
that the upgraded David Low Way / Sandpiper Court intersection would have sufficient capacity to
accommodate the predicted traffic generated by both the shopping centre development and the short-
term residential accommodation on the balance land.
Page 28
3.0 PROPOSED DEVELOPMENT
3.1 Site Layout
The proposal comprises a material change of use application to the balance land to provide a total of
58 accommodation units as follows:
20 one-bed motel units (visitor accommodation)
12 one and two-bed dual use units (ie visitor accommodation and/or residential
accommodation)
26 three and four-bed free-standing units
The 20 one-bed motel units and the 12 one and two-bed dual use units would be located in a three-
storey building with undercroft car parking area, located in the southern part of the site. The 26 free-
standing residential dwellings would occupy the northern part of the site.
The proposed development layout is shown in Figure 3.1 and is attached in Appendix A.
Figure 3.1: PROPOSED DEVELOPMENT LAYOUT
Page 29
3.2 Vehicular Access Arrangements
As shown in Figure 3.1, access to the proposed development is to be obtained from Sandpiper Court,
through the shopping centre development. No changes are proposed to the David Low Way / Sandpiper
Court intersection.
3.4 Car Parking
3.4.1 Requirement
The Noosa Planning Scheme (2006) identifies minimum car parking requirements as follows:
Visitor Accommodation Type 4 (motels and guesthouses): one space per accommodation unit or
guest room and one additional space per 10 accommodation units or part thereof
Residential Accommodation Type 4:
one bed units or those less than 75m2 – one space per unit
two bedroom units or those between 76m2 and 110m2 – one space per unit and one
space per three dwelling units, or part thereof
units with 3 or more beds or those greater than 110m2 – two spaces per unit
one designated visitor carparking space, accessible at all time, per four dwelling units or
part thereof
There is no requirement for motorcycle / motor-scooter parking for residential / visitor accommodation
uses in the Noosa Planning Scheme. Therefore, based on the Planning Scheme rates, a total of 99 on-
site parking spaces would be required, as shown in Table 3.1.
Table 3.1: PARKING REQUIREMENT
LAND USE SCALE PARKING RATE REQUIRED
Three Storey Accommodation Building
20 motel 1 space per unit + 1 additional space
Visitor Accommodation 22.0
units per 10 units
Residential Accommodation
1-bed units 4 units 1 space per unit 4.0
2-bed units 8 units 1 space per unit + 1 space per 3 units 10.7
Visitor Parking 12 units 1 space per four units 3.0
32 units 40 spaces
Free Standing Units
Residential Accommodation
3-bed units 16 units 2 spaces per unit 32.0
4-bed units 10 units 2 spaces per unit 20.0
Visitor Parking 26 units 1 space per four units 6.5
26 units 59 spaces
TOTAL 58 units 99 spaces
Page 30
The proposed conference facility on the ground floor of the three-storey accommodation building will
be ancillary to the visitor accommodation and not a separate land use. Therefore, no dedicated parking
provision for this facility is required. From an operational perspective, those using the conference
facilities will also be using the accommodation and will have a dedicated on-site car parking space.
3.4.2 Provision
It is proposed to provide a total of 115 on-site parking spaces for the proposed development as follows:
Three Storey Accommodation Building
40 car parking spaces in an undercroft car parking area comprising:
37 secure residents spaces
three visitor spaces including one Person with Disability (PWD) bay
Free Standing Units
75 car parking spaces comprising:
67 residents spaces provided in garages and carports including 10 tandem bays (all
tandem spaces would be allocated to the same dwelling 1)
eight visitor spaces
The proposed on-site parking provision exceeds the requirements of the Noosa Plan and is considered
to be sufficient to accommodate the anticipated peak parking demand.
3.4.3 Design
The layout of the on-site car parking areas are generally consistent with the requirements of Australian
Standard AS2890.1:2004 Parking Facilities Part 1: “Off-Street Car Parking” (AS2890.1) in terms of
bay dimensions, aisle widths, vehicle circulation and manoeuvring. This is typified by:
2.4m x 5.4m standard car parking spaces
parallel car parking spaces dimensioned 2.1m x 6.2m
PWD spaces dimensioned 2.4m x 5.4m bay plus a 2.4m x 5.4m shared area
car parking aisles in excess of 6.0m
garages with minimum internal dimensions as follows:
single garage: 3.0m x 6.0m
double garage: 5.8m x 6.0m
3.5 Internal Layout
All internal roadways within the development have a carriageway width of 5.5 – 6.0m. This pavement
width allows a car to pass a parked truck at a 30km/hr speed (according to the 1993 edition of
Queensland Streets). It is also consistent with AS2890.1, which identifies a minimum (two-way) roadway
width of 5.5m. Additional carriageway widening is provided on curves to facilitate safe vehicle passing.
1
Tandem parking bays are acceptable for residential use where the two spaces are allocated to the same dwelling.
Page 31
All internal roadways would be private. Nominal verges would be provided on both sides of the
carriageway to provide a buffer between the road and pedestrian paths, private property and any
obstructions.
The proposed layout incorporates speed control by restricting the length of straight street sections
through the use of intersections and curves in the internal road network, as shown in Figure 3.1.
3.6 Servicing
A Heavy Rigid Vehicle (HRV) is able to access all refuse collection areas, negotiate all intersections and
enter and exit the site in a forward direction.
Swept paths showing a HRV negotiating the internal road layout are shown in Figure 3.2 and attached
at Appendix B. Standard manoeuvring clearances of 300mm on both sides of the vehicle have been
adopted as per guidance from the Australian Standard (AS2890.2) Parking Facilities – Part 2: “Off-
Street Commercial Vehicle Facilities”.
Refuse collection vehicles will be able to undertake the same path as the HRV in order to service the site
via kerbside collection.
3.7 Pedestrians and Cyclists
The development layout generally provides good pedestrian connections to the north (Rufous Street)
and the east (shopping centre, bus stops on David Low Way and Peregian Beach Village) from all parts
of the development.
The Noosa Plan does not identify bicycle parking requirements for visitor accommodation or residential
uses. While the free-standing dwellings would be able to accommodate bicycle parking within garages,
it is recommended that bicycle parking (ie approximately one space per unit) be provided for residents
and visitors of the three-storey accommodation building. This could be achieved via the use of wall
mounted bicycle racks at the end of all permanent spaces in the basement car park.
Page 32
Figure 3.2: HRV SWEPT PATHS [OCR of page images] PEKOL TRAFFIC & TRANSPORT Figure 3.2: HRV SWEPT PATHS Views to Nature covered viewing EASEMENT screened 10 x a/c Pedestrian condensers link to shops screened bin collection 3 x 1100! P:\2016-17\17-167 215 DAVID LOW WAY, PEREGIAN BEACH\OUTPUTS\17-167 TIA REPORT REVISION B.DOCX 8
Page 33
4.0 TRAFFIC OPERATIONS
4.1 Traffic Generation
The Department for Transport and Main Roads (DTMR) Road Planning and Design Manual and former
Roads and Traffic Authority (RTA) Guide to Traffic Generating Development provide traffic generation
rates for visitor accommodation and residential uses as follows:
visitor accommodation (motel): 0.4 trips per unit
medium density residential: 0.6 trips per unit
The predicted peak hour traffic generation for the existing approved use and the proposed development
is shown in Table 4.1.
Table 4.1: PEAK HOUR TRAFFIC GENERATION
TRIPS
LAND USE SCALE TRIP RATE SOURCE
(VEH/HR)
Existing Approval
Visitor Accommodation 62 Units - HTC Report 30
Proposed Development
Visitor Accommodation 20 Units 0.4 trips per unit DTMR 8
Residential Use 38 Units 0.6 trips per unit DTMR 23
Total 58 Units 31
NET INCREASE 1 trip
Therefore, the proposed development of the site is not expected to significantly increase peak hour
traffic generation over the existing approval. The one additional trip predicted is negligable and well
within the daily fluctuations in traffic.
4.2 Traffic Impact
Based on the above, the proposed material change of use is not predicted to have any adverse impact
on the safety or operational efficiency of the surrounding road network and no additional upgrade works
would be required to mitigate the impact of the development.
Page 34
5.0 CONCLUSIONS
The proposed residential / visitor accommodation development located on the balance land at 215
David Low Way, Peregian Beach has been evaluated in terms of its impact on the surrounding road
network, site access operations and internal layout. The main points to note are:
the proposal comprises a material change of use application provide a development comprising
a total of 58 visitor accommodation / residential units
it is proposed to utilise the existing access arrangements from David Low Way via Sandpiper
Court and through the shopping centre development
a total of 115 on-site parking spaces are proposed to support the proposed redevelopment,
which meets the requirements of the Noosa Plan and is expected to adequately cater for parking
demand
the internal layout of the development has been designed to accommodate HRV and RCV
manoeuvring
the predicted traffic generation is estimated to be 31 two-way vehicle movements during the
morning and evening peak hours
the proposed development is not predicted to significantly increase peak hour traffic generation
over the approved use
the traffic movements associated with the development are not expected to have a significant
impact on the operation of the local road network and no additional upgrade works would be
required to mitigate the impact of the development
Page 35
APPENDIX A DEVELOPMENT SITE LAYOUT [OCR of page images] PEKOL TRAFFIC & TRANSPORT APPENDIX A DEVELOPMENT SITE LAYOUT
Page 36
aster P
REV DESCRIPTION DRN DATE
3000
lan
Camden Camden Camden Camden Camden A ISSUE FOR PRE-LODGEMENT DDT 18.05.16
3000 7980 House House House House House RL.8.300 B ISSUE FOR INFORMATION DDT 02.11.16
RL.4.100 RL.5.100 RL.5.600 RL.6.100 RL.7.100 C ISSUE FOR INFORMATION DDT 10.11.16
RL.4.600 17. D ISSUE FOR PRE-LODGEMENT DDT 11.11.16
B B
60 m 2 E ISSUE FOR INFORMATION DDT 21.11.16
16000
RL.6.600
F GFA ISSUE FOR INFORMATION DDT 22.11.16
G ISSUE FOR CONSULTANT DWG DDT 23.11.16
RL.8.300 H PRELIM. ISSUE FOR INFORMATION DDT 23.11.16
I PRELIM. ISSUE FOR INFORMATION DDT 01.12.16
18. J HOUSE ISSUE FOR INFORMATION DDT 02.12.16
10. 11. 12. 13. 14. 15. 16. K ISSUE FOR INFORMATION DDT 08.12.16
7500 L ISSUE FOR INFORMATION DDT 09.12.16
3000 M ISSUE FOR COORDINATION DDT 15.12.16
3000
RL.8.300
19.
INTERNAL
5500
PRIVATE
ROAD
RL.8.300
3000
20.
8. 7. 6.
9. 5.
RL.8.000
EXISTING
SEWER
MANHOL
E
21.
16000
30 m2
RL.5.100 RL.6.100
COUNCIL RL.4.600
RL.5.600
V1
RL.7.600
RESERVE RL.6.600
22.
V2
VIS. Cars
V3
600 5500 3000
V4
RL.7.200
23.
RL.6.100
Cabana RL.4.700
16000
C RL.5.100 RL.5.600 C
RL.6.800
24.
Pool
4.
1. 2. 3.
RL.6.600 Scale 1:500
3000
25.
D ay D 0 10 20
eW INTERNAL
Giv
5500
PRIVATE
RL.6.200
Views to ROAD VIS. Cars
Nature Reserve V5 V6 V7 V8 26.
covered viewing platform
PRELIMINARY
ISSUE DATE: 15/12/2016
Lanai
S
Amenities EASEMENT
Conference HOLE
Room
SW MAN
EXISTING
MPR Kit screened 10 x a/c Pedestrian link to
condensers shops
2675 5500 Admin
Reception 39. 38. 37. 36. 35. 34. 33. SPECIALTY
Car parking for
SHOPS
units over
40.
2175 6000
shared 4. RL. 4.200
28. 29. 30. 31. 32.
IGA
SUNCOAST RESORT BUSINESS CENTRE
zone SUITE 2 CNR GARDAK ST & SURF RD
1. 5. ALEXANDRA HEADLAND Qld 4572
COUNCIL 10. PO BOX 6232 MAROOCHYDORE BC Qld 4558
RESERVE 9. storage PH : 07 5443 5028 FAX:07 5479 2380
security lobby bins ABN 23 123 917 724
VAN 8.
gate
7.
cages EMAIL: [email protected]
2. 3. 6. CARPARK project
1. 2. 3. 4. 5. 6.
screened hardstand 27. ESSENCE OF PEREGIAN BEACH
7.
bin collection DEVELOPMENT
3 x 1100l loise noise 8. for
9. 26. 25. 24. 23. 22. THOMCO (NO 2087) PTY LTD
SHOPPING CENTRE
10. Car parking for LANDSCAPING at
units over Lots 1 on SP286680
11.
215 DAVID LOW WAY
12.
17. 18. 19. 20. 21. ESSENCE OF PEREGIAN BEACH PEREGIAN BEACH
50 m2
13.
SHOPPING VILLAGE drawing
SITE / FLOOR PLAN
14. 16.
15. AS SHOWN
date 15/12/2016 drawn DDT scale @A3
bins drawing no. 16003 SD04 revision M
5.277 ENTRY 5.332
VEHICULAR ACCESS TO 5.383
Copyright of this document remains the exclusive
RESIDENIAL ESTATE property of SPROUT ARCHITECTS PTY LTD
ABN 23 123 917 724.
Contractors are to verify all dimensions and levels on
site prior to commencing. Report all discrepancies to
the Architect. Use figured dimensions in preference
M A T E R I A L C H A N G E O F U S E D E V E L O P M E N T A P P L I C A T I O N D R A W I N G S
to scaled.
Page 37
APPENDIX B VEHICLE SWEPT PATHS [OCR of page images] PEKOL TRAFFIC & TRANSPORT APPENDIX B VEHICLE SWEPT PATHS
Page 38
3000
3000
N
5500
3000
16000
600 5500 3000
16000
C C
3000
D D
5500
2675 5500
2175 6000
RL. 4.200
storage
cages
SHOPPING CENTRE
LANDSCAPING
5.277 ENTRY 5.332
VEHICULAR ACCESS TO 5.383
RESIDENIAL ESTATE