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07/1447 - Response to Information Request [As Published] · 132007.1447
ser 72 Councils Reference: 2007/1447 Our Reference: 00792 LO9 NG Our Project Planner. Nadine Gorton f ! ) a O O consulting m pty Itd + 27" November 2007 town planners + urban designers Chief Executive Officer Noosa Shire Council PO Box 141 TEWANTIN Q 4565 Attention: Tracy Arthur — Land Use Section - Dear Tracy, RE: Application for Development Permit for Material Change of Use of Premises for Multiple Housing — Type 2, Duplex at 33 & 31 Grant Street, Noosa Heads and described as Lots 3 & 4 on SP179879: Res Bella | refer to the above development application and in particular to the request for additional information issued by Noosa Council and dated 24” August 2007. This request listed six (6) items that Council considers it requires in order to complete its assessment of the above application. The applicant has decided to respond to six (6) of these items as detailed below: Land Use item 1: Revised plans to comply with the Specific Outcomes for of Gross Floor Area. It is noted that the storage areas and the stairs from the lower level are to be included as GFA. Comment: The applicant has not included the storage areas as GFA as these areas are not habitable rooms. The submitted plans indicate that these areas: « Have amaximum head height of 2.2 metres; e Have minimal windows that are for ventilation and articulation; e Are not connected internally to the unit; e Are to be used for store rooms. itis noted that Specific Outcome 535. 1 of the Residential Uses Code stipulates that three or more units are to provide a storage room of 12.6 m? for each dwelling unit. However no such provision is made for duplex dwellings. As such the applicant is penalised for providing a storage area for duplex dwellings whilst three units are able to provide storerooms with no impact on GFA. There are significant benefits in excluding this storage area from GFA calculations such that the provision of this storage area will ensure that the garage area is maintained for vehicle parking. Further it is noted that if this area was not utilised as an enclosed store then it would be converted to a void area. The applicant is willing to consider the imposition of a condition indicating that these store rooms are not approved for habitable purposes and are to be maintained for storage purposes. It is understood that Council has accepted storage areas in similar circumstances. With regard to the stairs on the lower level, these stairs should not be counted as GFA as they are consistent with the proposed amended definition of GFA which states: gross floor area (or GFA) means the total floor area of a building measured from the outside of SUNSHINE COAST OFFICE GYMPIE OFFICE 14199 GYMPIE TERRACE NOOSAVILLE - PO BOX 1684 NOOSA HEADS Q 4567 1/28 REEF STREET GYMPIE - PO BOX 391 GYMPIE Q 4570 TELEPHONE 07 54555425 - FACSIMILE 07 54555725 TELEPHONE 07 54827440 - FACSIMILE 07 54824952 [email protected] [email protected]
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@ Page2 the external walls, plus for roofed unenclosed areas, any portion of floor area beyond a distance of 3 metres from the external wall. it does not include: a) the area of spaces used for the parking or manoeuvring of motor vehicles; b) the area of lift shafts; c) the area of stairwells on any level other than the ground floor; or d) floor areas located in a basement. As the stairs are in the basement they do not constitute GFA. item 2: Please provide a roof plan (indicating RL’s) superimposed over a site survey. Comment: A roof plan indicating RL’s superimposed over the site survey are included under drawing 0703.3 SD.09. The building complies with the stipulated height requirements. ftem 3. Revised plans that provide 264m’ of Landscaped Open Space. The plans submitted include some areas of stairs and a court resulting in 251m’. Comment: Revised plans prepared by lan Gorton Design are attached. The revised plans indicate landscaped open space in accordance with scheme requirements. Itis noted that court is at ground level and is able to be considered as a landscape structure as are the proposed stairs. Land Development Item 4: Council has concems regarding the available sight distances along Grant Street to the proposed vehicle access driveways for proposed Lots 2 & 3. In this regard please provide a plan indicating the available sight distances and provide comment from a suitably qualified Traffic Engineer as to whether the available sight distances are in accordance with AS/NZS 2890. 1:2004. Comment: A report prepared by Dianne Hayes Traffic Engineering Consultant is included. The report concludes that site distances comply with Australian standards, however landscaping fronting Grant Street should be maintained to a maximum height of 1.0 metre to ensure site visibility is maintained. It is noted that existing significant vegetation on site is not affected by this requirement and that the site lines are predominantly located across the front of the site and footpath areas. Item 5: !t is noted that the proposal indicates that 4 units (1 unit in each lot) will utilise the existing access driveway and access easements at the rear of the sites to access their respective garaging. Please provide comment from a suitably qualified Traffic Engineer with regard to the need or otherwise for the provision of passing opportunities along the easement or within the Banksia Avenue road reserve to cater for the trips generated by the proposed development. Comment: A teport prepared by Dianne Hayes Traffic Engineering Consultant is included. The report concludes that the access easement has good site visibility and due to the low traffic volumes generated by the units a passing lane is not required? ‘Item 6: Please demonstrate that vehicles reversing out of all the proposed spaces within the garages at the rear of the Lots 1, 2 and 3 can manoeuvre and leave their respective sites without encroaching onto the adjoining property to the east. Please note it is expected that conditions requiring the revision of the existing access and services easements required to” provide access fo Banksia Avenue will be included in the approval, should it be approved, of the concurrently submitted Reconfiguration of a Lot application. It is not envisaged at this Stage that the revised easements will also be providing access into the adjoining lots to the east for any manoeuvring.
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Comment: Arevised plan of easements has been provided. The revised easement layout rationalizes the easements and extends the access easement to proposed Lot 4. The design provides for each unit to have a double garage, one with access to Grant Street and the other with access to the easement. This configuration and access arrangement enables an efficient and functional unit design that maximises the slope of the site whilst minimizing earthworks and splitting the traffic movements from the site. The configuration minimises the impact of garages and vehicular parking on the Grant Street frontage and enables additional pedestrian and landscaped areas to be provided. The applicant's traffic engineer has indicated that the easement is able to cater for the proposed vehicular movements to and from the site. ftem7: It is noted that the proposed water tank for unit 2. on proposed Lot 1 is located within the setback area from Banksia Avenue. Please relocate the tank to a point within the building area or provide additional detail on the type of tank so Council can determine the impacts of the tank in its current location. Comment: Amended plan prepared by lan Gorton design indicated underground water tank to be located in setback area. It is noted that there is a substantial verge in front of the water tank that will still be able to be landscaped. The supply of this additional information completes the applicant's response to Council's request for additional information in relation to this development application. . It is requested that Noosa Council completes its assessment of the above application as soon as possible now that the decision making period has commenced under the Integrated Planning Act 1997. Yours sincerely WE ou, Nadine Gorton Senior Planner Martoo Consulting Pty. Ltd. Ce. Alan Hendrick lan Gorton Designs
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Traffic Engineering Consultant A « PO Box 303, Coolum Beach Qld, 4573 P » 04.03 889 039 E « [email protected] 18 October 2007 Mrs Nadine Gorton Martoo Consulting PO Box 1684 Noosa Heads Qld 4567 Dear Nadine, RE: Information Request MCU and ROL for a Proposed Multiple Housing Development 29-37 Grant Street, Noosa Heads For Res Bella Pty Ltd I refer to your correspondence requesting further information to be provided to Noosa Council for the proposed Residential Development in Noosa Heads. Information Requested 4. Council has concerns regarding the available sight distances along Grant Street to the proposed vehicle access driveways for proposed Lots 2 & 3. In this regard please provide a plan indicating the available site distances and provide comment from a suitably qualified Traffic Engineer as to whether the available sight distances are in accordance with AS/NZS2890.1:2004. Response The sight visibility at the proposed access driveways on Grant Street has been assessed with consideration to existing and proposed vegetation. According to Figure 3.2 of AS/NZS 2890.1:2004, the required sight distance for a domestic property access with a road frontage speed of 50km/h is 40m. Traffic flow on Grant Street is divided by an existing central median. As a result vehicles entering and exiting the proposed access driveways will be restricted to left-in and left-out movements only. The results of assessment of sight visibility from each proposed access driveway is shown in the table below. DM Hayes ABN 42 023 287 605 7052 Res Bella Grant Street Page | of 5
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Lot Number | Sight Visibility (measured) 1 69m 2 58m 3 46.5m 4 >100m All access driveways comply with the requirements of AS/NZS 2890.1:2004 for domestic driveway, however all landscaping fronting Grant Street should be maintained to a maximum height of 1m to ensure sight visibility is achieved. Photograph 1 - View traveling on Grant Street to vehicle access at Lot 2. BE [as Aces | 7 , ; Pat ys = * Photograph 2 - View traveling on Grant Street to vehicle access at Lot 3. DM Hayes ABN 42 023 287 605 7052 Res Bella Grant Street Page 2 of 5
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Aerial Photograph indicating sight lines from Lot 2 and Lot 3. Information Requested 5. It is noted that the proposal indicates that 4 units (1 unit in each lot) will utilize the existing access driveway and access easements at the rear of the sites to access their respective garaging. Please provide comment from a _ suitably qualified Traffic Engineer with regard to the need or otherwise for the provision of passing opportunities along the easement or within the Banksia Avenue road reserve to cater for the trips generated by the proposed development. Response In regard to width and passing opportunity, due consideration has been given to traffic generated from the site and the proposed number of trips. The proposal includes 4 duplex units with three bedrooms. Four units gain individual driveway access from Grant Street and the remaining four units gain access to Banksia Avenue via an existing easement. Traffic generation rates recommended in the RTA Guide to Traffic Generating Developments for units/apartments with three or more bedrooms, indicate a weekday peak hour traffic rate of 0.5-0.65 trips per dwelling. This results in 3 vehicle trips during the peak hour along the access easement. Given the proposed residential use for this development and the traffic generation, it is unlikely that two vehicles will be accessing the easement at any one time. Clause 3.2.2 of AS2890.1:2004 states; “As a guide, 30 or more movements in a peak hour (in and out combined) would usually require provision for two vehicles to pass on DM Hayes ABN 42 023 287 605 7052 Res Bella Grant Street Page 3 of 5
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h the driveway, i.e. a minimum width of 5.5m. On long driveways, passing opportunities should be provided at least every 30m.” The proposed development will generate 3 movements in a peak hour. All vehicles will enter and exit the access onto Banksia Avenue in a forward direction. There is good sight visibility along the easement. It is also noted that Noosa Plan, Planning Scheme Policy 5 — Engineering Design Standards — Roads, Drainage and Earthworks states in Section 2.4; b) For easements with long access roads a passing lane is to be constructed every 100m. The access easement does not exceed 100m in length and therefore a passing lane is not required. Information Requested 6. Please demonstrate that vehicles reversing out of all the proposed spaces within the garages at the rear of Lots 1, 2 and 3 can manoeuvre and leave their respective sites without encroaching onto the adjoining property to the east. Please note it is expected that conditions requiring the revision of existing access and service easements required to provide access to Banksia Avenue will be included in the approval, should it be approved, of the concurrently submitted Reconfiguration of a Lot application. It is not envisaged at this stage that the revised easements will also be providing access into the adjoining lots to the east for any manoewvering. Response Vehicles exiting their respective driveway will manoeuvre within the designated access easement. As outlined in the response to Item 5, traffic flow on the access easement is expected to be very low, with an estimated traffic flow of 3 trips during the peak hour. Given the proposed residential use for this development and the estimated traffic generation, it is unlikely that two vehicles will be accessing the easement at any one time. Appropriate landscaping will ensure that a vehicle reversing out of a garage is visible to a vehicle traveling from the east on the access driveway. Information Requested 2. Please provide additional comment on how the proposal achieves Specific Outcome 030 of the Reconfiguring a Lot Code with regard to the number of lots utilizing the existing access driveway. Response The proposal has been reviewed with regard to the requirements of the Noosa Plan. An extract of Specific Outcome 030 is shown below. DM Hayes ABN 42 023 287 605 7052 Res Bella Grant Street Page 4 of §
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| maximum sound pressure level. 114.198 fTACCess Easements ERE RART Sagan ava mL IS Sanne vn O30 Access easements are in appropriate $30.1 Access easements are designed in tocations for safe access and egress, and supply accordance Sections 2 and 3 of PSPS appropriate widths and levels of service for the Engineering Design Standards - Roads, number of vehicles that will utilise them. Drainage and Earthworks. 14-680 Reconfiguring a Lot Code The access easement currently exists. It provides appropriate access from Banksia Avenue into the subject site. The access from Banksia Avenue is restricted to left-in and right-out movements only and there is clear visibility to the roundabout with Grant Street, The number of vehicles using the access is significantly low. As discussed previously, the peak hour traffic generated from this site is expected to be 3 vehicles. Given the proposed residential use for this development and the traffic generation, it is unlikely that two vehicles will be accessing the easement at any one time. Clause 3.2.2 of AS2890.1:2004 states; “As a guide, 30 or more movements in a peak hour (in and out combined) would usually require provision for two vehicles to pass on the driveway, i.e. a minimum width of 5.5m. On long driveways, passing opportunities should be provided at least every 30m.” All vehicles accessing the four lower units will enter and exit the access onto Banksia Avenue in a forward direction. There is good sight visibility along the easement. Consideration should be given to providing appropriate landscaping between the proposed 4 lots and the easement, to ensure reverse manoeuvres from garages are clearly visible. Should you require further information regarding the above issues, please contact me at the details provided above. Yours faithfully Dianne Hayes B. Eng (Civil) RPEQ 7086 DM Hayes ABN 42 023 287 605 7052 Res Bella Grant Street Page § of §
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GRANT EASEMENTS FOR ACCESS SCALE 1: 1000 GRANT 2 3 666m? 666m? EASEMENTS FOR SEWER SCALE 1: 1000 Oo R , “a 4 721m? 6 ($P179879 Ss NN NS oy Ry ss a 4 724m? 6 SP 179879 % NN ww SCALE 1: 500 666m? EASEMENTS FOR DRAINAGE SCALE 1: 1000 4 721m? Ss. Ry 6 SP179879 o ~ ® Ss 6 $P179679 10 Maple Street COOROY P.O. Box 639 COOROY Q = 4563 Ph, (07) 5442 6121 Fax, (07) 5442 5125 Email. [email protected] ciett RES BELLA PTY. LTD. Project: PLAN SHOWING EASEMENTS AT PROPOSED RECONFIGURATION OF LOT 1-5 ON SP179879. PARISH: WEYBA COUNTY: MARCH LOCAL GOVT; NOOSA S.C, LOCALITY: NOOSA HEADS Scale: 1: 500 Plan 1 of 1 Oatum: Date: 31/10/07 Origin: Ref: Cont. Int. ™ 06-2212EA NOTE: This plan has been prepared for application Purposes only and may be subject to change, Dimensions and areas shown hereon are approximate only and subject to final survey. 0 5 10 15 20 25mm
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