08/0176 - Response to Information Request [As Published] · 132008.176

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e Restaurant

These uses are integral to the operation of a resort of this size.

Htem 3: Details of staffing requirements, floor areas and capacity of uses in central facilities.

Applicants Response: Pages 27, 28 and 29 of the DB/ Request for information detail floor areas of the
Central Facilities Building.

ftem 4: Provide carparking and traffic generation report.
Applicants Response: A traffic report prepared by Dianne Hayes Traffic Engineer is attached.

ttem 5: A site survey indicating building footprints.
Applicants Response: DB/ Request for information details the building footprint of the development.

item 6: An amended site plan indicating area of vegetation to be retained on Lot 10.
Applicants Response: A triangular portion of Lot 10 located adjacent to the pathway and service area is
proposed to be enhanced with native vegetation. Due to the works involved and location of pathways
internal and external to the site the area is relatively isolated and separate from the park area.

The applicant also notes that the tennis court area which were previously approved for clearing are to be
revegetated with endemic species.

\Vtem 7: Details indicating the extent of filling along the southwestem boundary.
Applicants Response: DB/ Request for information details the extent of filling and landscaped treatment.

Item 8: Confirmation that tennis courts not proposed.

Applicants Response: Tennis courts are not proposed to be constructed as part of this development
application.

Item 9: Building elevations with RLs to roof lines
Applicants Response: DBI/ Request for information details the RLs of the development.

tem 10: Confirmation that development does not exceed height in metres.

Applicants Response: The architect has advised that the proposal does not exceed height requirements.
The applicant is willing to accept a condition in this regard.

Item 11: Amend colour palate to use muted natural tones.

Applicants Response: DBS/ Request for information details the amended colour palate which details
muted natural tones.

Item 12: Whitten details of disabled access provisions.

Applicants Response: DB/ Request for information details disabled access provisions. The plans indicate
pathways across the site and demonstrates that a large number of ground floor units are accessible for
disabled persons.

item 13: Demonstrate sufficient disabled parking spaces.
Applicants Response: Refer DB/ Request for Information.

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ttem 14: Whitten details of water conservation and reuse measures.
Applicants Response: DB8/ Request for information details water conservation and reuse measures.

item 15: Confirmation of the proposal consistency with the various management plans approved for
the site.
Applicants Response: The proposal will comply with the approved management plans for the site.

item 16: Indicate widths of access ramps.
Applicants Response: DB8/ Request for information details the widths of access ramps.

item 17: Amended plans to indicate tuming areas in carparking aisles.
Applicants Response: Refer DB/ Request for information.

item 18: Indicate turing paths for vehicles at intersections.
Applicants Response: Refer DB/ Request for Information.

Item 19: Indicate site lines.
Applicants Response: Refer DB/ Request for information and Dianne Hayes traffic report.

item 20: Provide carparking dimensions.
Applicants Response: Refer DB/ Request for information and Dianne Hayes traffic report.

Item 21: Indicate the grades of access ramps.
Applicants Response: Refer D&/ Request for Information.

Item 22: Indicate type and location of any barriers.
Applicants Response: Refer DB/ Request for Information.

item 23: Indicate the location and extent of the existing landscaped median.
Applicants Response: Refer OB! Request for information site plans and Dianne Hayes traffic report. The
egress from the site has been positioned so that it can utilise the break between the medians.

item 24: Demonstrate that service and delivery vehicles can access the loading areas.
Applicants Response: Refer DB/ Request for information and Dianne Hayes traffic report

item 25: Additional details to be provided on the proposed vertical clearances between the
proposed ramps and the various services.
Applicants Response: Refer DB/ Request for Information.

item 26: Submission of a preliminary stormwater design in accordance with relevant approved
Management Plans.

Applicants Response: Refer D8/ Request for information. A more detailed plan will be provided at the

operational works application stage.

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ftem 27: Provide amended plans indicating locations of sewers and that all building etc are clear of
these services.
Applicants Response: Refer DB/ Request for Information.

item 28: Provide a long section of proposed finished level along the sewer.
Applicants Response: Refer DB/ Request for Information.

Item 29: Cross sections of finished levels and finishes across easement.
Applicants Response: Refer DB/ Request for Information.

ttem 30: Landscaping in easements and around sewer to comply with Council guidelines.
Applicants Response: The applicant will comply with Council requirements in this regard.

ftem 31: Demonstrate all waste vehicles can leave site in forward direction.
Applicants Response: Refer DB/ Request for Information and Dianne Hayes traffic report.

item 32: Waste Management Proposal Plan.

Applicants Response: The applicant has prepared a preliminary Waste Management Plan for the
development. The proposal will comply with any condition in this regard.

tem 33: Refuse shutes to be provided.
Applicants Response: Refuse shutes provided within the development.

Item 34: Grease arrestor to be provided on site.

Applicants Response: Grease arrestor to be provided on site. The applicant will comply with relevant
requirements in this regard.

item 35: Estimated numbers of diners and estimated kitchen and food storage areas.

Applicants Response: Kitchen and food storage areas are indentified on the DB/ Request for Information
Plans. Detailed numbers of diners is not yet known as the proposal is at design stage. The applicant notes
that more detailed plans will be submitted as part of the building application stage and fit out plans.

Item 36: Acoustic report.

Applicants Response: An acoustic report has not been prepared as part of this response to information.
The design of the development concentrates carparking areas underground thereby reducing traffic noise
associated with the development. The tennis courts previously approved on the edge of the development
have been removed with pool areas located almost 100 metres away from residential dwelling on Banksia
Avenue. Dining areas associated with the restaurant are located internal to the resort and are undercover
and enclosed.

A\l pool and air-conditioning equipment will comply with relevant Australian Standards.
The supply of this additional information completes the applicant's response to Council's above request for
additional information in relation to this development application. Would you please provide us with a copy

of the relevant adjoining owners so we can commence public advertising of the application.

Yours sincerely

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Corto.

Nadine Gorton
Senior Planner
Martoo Consulting Pty Ltd

Ene:

DB! Request for information Feb 2009 - 6 Copies
Traffic Engineering Report prepared by DM Hayes - March 2009 - 6 Copies

Page 6

 

 

Traffic Impact Assessment
Report

Proposed Resort Development

Settlers Cove, Noosa Heads

For

Cape Bouvard Investments Pt Ltd

March 2009

    

> Xe,

Traffic Engineering Consultant
PO Box 303, Coolum Beach Qld, 4573 » 04.03 889 039 « [email protected]

 

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

Proposed Resort Development
Settlers Cove Resort, Noosa Heads

Project No: 8059
April 2009

Status: RFI Issue no: |

DM Hayes

PO Box 303

Coolum Beach Qld 4573
Phone: 0403 889 039

[email protected]
RPEQ 7086

(c) Copyright D M Hayes.

This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in _
writing by D M Hayes, no other party may copy, reproduce, distribute, make use of, or reply on the contents of the

report. No liability is accepted by D M Hayes for any use of this report, other than for the purposes for which it

was originally prepared and provided.

 

Page 2

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

  

 

 

Table of Contents
1. INTRODUCTION... ecee cscs eseneseneceseceececererseeestanstaeseseseseaesansneceeaes 5
2. EXISTING CONDITIONS 20000... ceseceecseereeeeeeseacseaeessenssesecenecsesestsesesene 6
2.1 Street Network ........ 16
2.2 Traffic FIOWS 000... ccc cee secteeeeneeresaeeaeeeeteesensceseceeteesaeaees wad
2.3 Road Safety oo... cccccccessesseescescessceseesecseessceacessseseseeeseees wed
2.4 Other Transport Modes ..00.0..0... ccc ecesccesesesecseeecescsceneessereesesseeneseeecesesseese 7
3. DEVELOPMENT PROPOSAL ..000.o cc ccecceeceesseeceeteeeteeeteeeeeeeesenesessscsesenee 8
3.1 ACCESS oo. ecccesecccesenecsesseseneeseaceaececeecsasaeseesensesscsessapaceaeeessceasesesereatescauesssenseneess 8
4. TRIP GENERATION AND DISTRIBUTION 00000. cccccccceescseescaeeeeaeeeees 9
41 Trip Generation a)
4.2 Trip Distribution and Assignment 0000.00... cc cccseecseteeecseseeneesenes 10
5. TRAFFIC IMPACT... ccc ccccccsccescecsescssscesscacscneseneeeseecueneesecstesseaeseneneaes 11
5.1 Traffic Impact of the Proposed Development .....0...........ccceeteeseeeees 11
5.2 Intersection Amalysis 2022.00.00... ccccceccecesseeeseseeeeseseeeesesesscacseteeseseeeeates 11
5.3 Intersection Geometry 00.0.0... ce eteteceeseneeseseeeeecneseeaeseneeseeesestseeee 12
6. CAR PARKING REQUIREMENTS . 0.00.00. ccccccseeseeeeeeeeseesenteneneeteeeseneees 13
6.1 The Noosa Plan Requirements “
6.2 Australian Standards AS2890.1 Requirements..........0..0.....cccceseeeeeteees 13
7. PROPOSED CAR PARKING ARRANGEMENTS... ceccceeseeteeeeeees 14
7A Compliance with Noosa Council Requirements............00....cccceeeees 14
72 Compliance with Australian Standards AS2890.1 0.00.0... ceeeeeee 15

8. MANOEUVRING & ACCESSIBILITY IN BASEMENT CAR PARKS ....17
9. MEASURES TO INFLUENCE TRAVEL uo. cececeeteeeeeeeeteeteneaes 18

10. CONCLUSION 00.0.0. e ne eseceseeesescsesecessseasecsnsressenssesesnseseaeecaaecasieneaenes 19

 

i

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pry Ltd

March 2009

APPENDICES

Appendix A — Proposed Development Layout
(Provided by DBI Design Architects)

Appendix B — Pedestrian Network Map
(Provided by Noosa Council)

Appendix C — Sunbus Bus Route Services
(Provided by Sunbus and Translink)

Appendix D — Turning Templates
(Provided by Contour Consulting Engineers)

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

1. INTRODUCTION

DM Hayes Consulting has been commissioned by Cape Bouvard Investments Pty Ltd
to provide traffic engineering advice for a proposed development site in Noosa Heads.
Drawings of the proposal have been provided by DBI Design and are shown in
Appendix A. This report has been produced to assess the impact of traffic generated
by the proposed development on the street network in Noosa Heads.

The objective of this study is to provide adequate information to the Sunshine Coast
Regional Council for a development application to be assessed in accordance with
The Noosa Plan. The following information has been requested by Council in the
Information Request dated 10" April 2008;

4. Provide a car parking and traffic generation report prepared by a suitably
qualified person addressing all the proposed uses on the site including those
in the central facilities building and the anticipated demand from members of
the public. The report should demonstrate that sufficient car parking and
manoeuvring areas have been provided to accommodate the number and type
of vehicles likely to be generated by the development.

13. Demonstrate that sufficient disabled parking spaces have been provided
to meet the demands of the development.

 

- ®ve

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

2. EXISTING CONDITIONS

In order to assess the impact of the proposals it is necessary to establish existing
transport conditions within the surrounding area. Traffic data has been obtained to
provide information for this study and reference made to the Coastal Area Traffic and
Transport to 2016 Study produced in August 2002 for Noosa Shire Council.

21 Street Network

The street network in the vicinity of the development site fronts Serenity Close.
Access to the external road network, namely Noosa Drive is via Banksia Avenue to
Grant Street or Banksia Avenue to Katharina Street. The site is currently vacant apart
from a temporary office currently occupies by the Settlers Cove Project Management
Team.

Serenity Close is governed by the Sunshine Coast Regional Council. It has a sealed
pavement with two lanes, and a landscaped central median. The speed limit along this
section of road is 50km/h. Photographs of the existing area are shown below.

an oe
a We re
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. Subject fu ft Ne
' Site yoy
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a.

Source; Google Earth

Photograph 1 — Subject Site

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

2.2 Traffic Flows

The traffic flows on the surrounding road network are estimated to be low given the
residential catchment within the area. Information provided in the Coastal Area
Traffic and Transport indicates that the daily traffic volume on Noosa Drive for 2009
is estimated to be around 12,000 vpd (based on 10,000 vpd in 2001 and 14,000 vpd
estimated for 2016).

2.3. Road Safety

Information provided from the Land Transport and Safety Division of Queensland
Transport shows the accident records for the previous five years for Serenity Close in
the vicinity of the subject site. Results indicate that no significant accidents have
occurred along this section of road in the last five years.

2.4 Other Transport Modes

Pedestrian and Cycle Facilities

There are excellent existing pedestrian footpaths surrounding the development site.
On-street footpaths are provided along both sides of Serenity Close with designated
pedestrian links running parallel (south) to Grant Street to Noosa Junction behind
“The J”. Whilst there are no designated cycle lanes along the adjacent street, cycling
can be accommodated in the shoulder on existing roads. Designated cycle lanes are
provided along Noosa Drive. A copy of the The Noosa Plan Schedule 5 — Networks
Map 2 indicates the pedestrian and bikeway path network surrounding the site and is
attached in Appendix B.

Bus Services

The bus network across the Sunshine Coast is provided by SunBus. Several routes
provide service between Sunshine Beach, Noosa, Maroochydore and Mooloolaba and
are available from Noosa Drive. Services run regularly on Monday to Friday with
less frequent services on Saturday and Sunday. A copy of the Sunbus Route Network
Map is attached in Appendix C. The existing transit centre is located on Noosa
Parade approximately 10 minutes walking distance from the subject site. The new
Noosa Coastal Transit Centre is proposed along Sunshine Beach Road in Noosa
Junction and is also approximately 10 minutes walking distance from the subject site.

Rail Services

Railway stations are located at Eumundi and Cooroy approximately 20 minutes drive
from Noosa Heads. Trains operate between Brisbane, Nambour and Gympie twice
daily.

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

3. DEVELOPMENT PROPOSAL

The development proposal includes the provision of 109 resort units located on Lot 4
SP 100064 in Noosa Heads. The development comprises of 16 one bedroom units,
42 dual key units (with one unit being one bedroom) and 51 dual key units (with one
unit being two bedrooms). The proposal includes 7 separate buildings with
underground car parking and associated facilities including a pool and access to resort
facilities, including a retail shop, restaurant and conference facilities. Refer to
Appendix A for proposed plans of the development.

3.1 Access

Access to the site will be provided from two new intersections from Serenity Close.
Access to the external road network will be via the intersection of Serenity Close and
Banksia Avenue. Pedestrian links to the existing pathway network will provide
suitable access for guest and staff to walk to nearby facilities and services.

 

CHD yes Page 8

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

4, TRIP GENERATION AND DISTRIBUTION

In order to analyse the impact of the development on the existing transport
infrastructure, it is necessary to assess the number of trips likely to be generated to
and from the site and where they are likely to travel. The rates to forecast trip
generation have been taken from the RTA Guide to Traffic Generating Developments.

41 Trip Generation

The development comprises of resort units with the majority having dual key access.
The dual key units can either be opened up into one larger unit with separate bedroom
facilities or used separately as two units.

For the purpose of estimating traffic generated by the proposed development a worst
case scenario has been applied to the dual key units, which assumes that all units are
segregated into their individual units. To undertake the assessment, the 42 one
bedroom dual key units have been assessed as 84 one bedroom units and the 51 dual
key two bedroom units have been assessed as 102 units. Whilst the proposal consists
of 109 units for the purpose of traffic analysis the total number of units is 202 units.
The occupancy rate of resorts on the Sunshine Coast varies significantly but for the
purpose of assessing traffic impact it has been assumed that the resort will generally
operate at approximately 90% capacity.

It has also been assumed that no additional traffic will be generated by the small retail
component of the resort, as this will be exclusively used by in-house guests. It has
been assumed that 70% of restaurant patrons will be made of guests staying at the
resort with approximately 30% of patrons visiting the restaurants, external to the site.
The restaurant comprises of 450m? of gross floor area. The conference facilities
provided within the resort will be utilised as an exclusive package, with the majority
of conference attendees being guests within the resort.

Whilst no formal traffic generation rates are provided by in The Noosa Plan for resort
style developments with associated facilities, reference has been made to the RTA
Guide to Traffic Generating Developments. According to information provided in
Section 3.4 of the RTA Guide, the daily trip rate for casual accommodation is 3 trips
per unit per day with an evening peak hour trip rate of 0.4 per unit. According to
Queensland Transport the trip rate for restaurants 5 trips per 100m” GFA during the
evening peak hour. Daily trips rates vary, dependent on services available such as
breakfast and lunch.

Therefore given the above consideration the peak hour traffic generation from the
resort is estimated to be 73 trips during the peak hour and 545 trips per day; and for
the restaurant are 7 trips during the peak hour with an estimated 40 trips per day. The
total peak hour traffic generation from the proposed development is estimated to be 80
trips during the peak hour and approximately 585 vehicles per day.

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

4.2 Trip Distribution and Assignment

Trip origin and destination for the proposed development has been assessed. The
assignment of development generated traffic has been based on a manual assessment
of the likely routes to/from the development site, given the location of the town
centre, tourist facilities and the external road network. The assessment takes into
account the shortest/quickest routes, and the number of intersections along the route.

Directional splits for residential/accommodation developments are generally 70/30
during the afternoon peak hour periods according to Queensland Streets. Therefore
the assignment of trips will be 30% departures and 70% arrivals during the morning
peak and the reverse during the afternoon peak period.

It has been assumed that all trips will access the site from Serenity Close with an
estimated 80% traveling south toward Grant Street and 20% traveling toward
Katharina Street.

It is important to note that this peak hour traffic generation is considered the
ultimate upper limit for this type of development at this location. Trips are
unlikely to be governed by working hours or school peak periods, but expected to
be more evenly spread throughout the day.

 

CHB ye Page 10

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

5. TRAFFIC IMPACT

The assessment of the impact of the proposed development on the street network has
been undertaken. Traffic volumes have been projected to 10 years past the
completion of development to 2022, assuming the development is operational by 2012
and generating traffic.

5.1 Traffic Impact of the Proposed Development

The impact of the proposed development on the surrounding street network has been
assessed. The development generated traffic has been distributed to the road network
as shown in Figure 4.2 and the operational performance has been analysed according
to the procedures set out in Austroads — Guide to Traffic Engineering Practice.

5.2 Intersection Analysis 2022

Impact on Serenity Close and Banksia Avenue

The adjacent intersections have been reviewed using current guidelines to determine
the operational performance of the intersection in the 10 year planning horizon.
Given the existing residential catchment and the limited potential for future
development in the surrounding streets, traffic growth is not expected to increase
significantly. According to Austroads Part 2 - Roadway Capacity Table 8.1 the
intersection volume below which capacity analysis is unnecessary is as shown below.

Roadway Capacity
Type of Road Light cross & turning volumes
Maximum design hour volumes
Vehictes per hour (two way)
Two Lane major road 400 500 650
Cross road 250 200 100

 

 

 

 

 

 

 

 

 

The forecast traffic volumes for the intersection of Serenity Close and Banksia
Avenue are low and below the volumes stated in the table above, therefore, it is
considered unnecessary to undertake intersection analysis as the intersection operates
with uninterrupted flow conditions (also refer to Table 4.1 Austroads Part 5 —
Intersections At Grade).

Impact on Banksia Avenue Intersections with Grant Street and Katharina Street
Given the above criteria and the traffic volumes generated from the residential
catchment, the above intersections will continue to operate under uninterrupted flow
conditions.

 

CD yes Page 11

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

Impact on Noosa Drive

The traffic volumes on Noosa Drive are estimated to be approximately 12,000vpd.
The proposed development generated traffic is estimated to be up to 580vpd. This
results in an increase in traffic flows on Noosa Drive of fewer than 5%. In accordance
with The Noosa Plan, no further detailed analysis is required when the impact on the
external road network is less than 5% of existing levels.

5.3. Intersection Geometry

A review of the existing intersections has been undertaken. The existing roundabout
connecting Grant Street to Banksia Avenue is considered inappropriate given the
traffic flows and the termination of Banksia Avenue to the south. The major traffic
flow movement is turning right from Grant Street into Banksia Avenue north with
very low volumes of traffic potentially generated from Banksia Avenue south.
Therefore it is recommended that Give Way control be installed on the Banksia
Avenue south approach and a realignment of the intersection be included to allow
priority for traffic flows from Grant Street turning right into Banksia Avenue. As part
of the realignment it is recommended that the roundabout be removed and replaced
with appropriate line marking and delineation.

The impact of the additional development generated traffic does adversely affect the
operational performance of the existing road network, however consideration should
be given to changing the priority of the Banksia Avenue and Grant Street to allow
through movement for the northern turn with give way control on the southern
Banksia Avenue approach.

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

6. CAR PARKING REQUIREMENTS

An assessment of car parking has been undertaken to determine the appropriate
provision of parking spaces and accessibility in accordance with The Noosa Plan and
also Australian Standards for Parking Facilities AS2890.1:2004.

Access to the proposed development site will be available from Serenity Close as
shown in the attached site plan. Entry to the site will be from the eastern access with
all vehicles exiting via the western access. It is expected that all movements will be
left-in via the eastern access and right-out via the western access. Provision for
service vehicle access has also been accommodated. Requirements for the proposed
resort development are shown below.

6.1 The Noosa Plan Requirements

The requirements for parking in Noosa Council based on land use are indicated in
Table 14-47 of Part 14 — Assessment Criteria for Development for a State Purpose or
of a Stated Type of The Noosa Plan. A summary of requirements for car parking
spaces is shown in Table 6.1 below.

Table 6.1 - Council Minimum Car Parking Requirements

 

 

 

 

 

Type of Use Car Parking Requirement

Visitor Accommodation For motels and guest houses — | space per

Type 4 — Conventional accommodation unit or guest room and 1
space per 10 accommodation units

Entertainment & Dining 1 space per 10m? or part thereof of use

Business area and outdoor dining area (excluding

Type 1 — Food & Beverage kitchen and food storage areas)

 

 

n.b, There are no specific parking requirements for conference facilities.

6.2 Australian Standards AS2890.1 Requirements

The requirements for parking are outlined in AS2890.1:2004 Off-street car parking.
The proposed development requires facilities for long-term parking identified as User
Class 1A (residential, domestic and employee parking). Dimensions for car parking
spaces are outlined in Figure 2.2 of AS2890.1. Minimum requirements for 90 degree
angle parking bays include a minimum width of 2.4m, length of 5.4m and aisle width
of 5.8m. The aisle width required is to allow three-point entry and exit into 90 degree
parking spaces only as outlined in Table 1.1 and Clause B4.8 of AS2890.1. The
disabled parking requirement for this type of development is typically 1-2% of the
entire patking provision, as stated in AS2890.1:2003. It is therefore recommended
that two parking spaces be provided with at least one space at street level.

 

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

7. PROPOSED CAR PARKING ARRANGEMENTS

Parking has been provided within the site, at street level and also within the basement
car parking areas. Drawing of the proposed car parking arrangements are attached in
Appendix A.

71 Compliance with Noosa Council Requirements

The development comprises of 202 resort apartments. The proposed development has
made provision for 296 parking spaces, 7 of which are provided in tandem with 2
parking spaces provided within the site at street level, including one disabled parking
space. Provision has been made for 51 visitor parking spaces (including one disabled
space) and 3 staff parking spaces within the eastern basement car park. A secure
parking area, via security gates, has accommodated 113 spaces within the eastern
basement car park. A total of 127 spaces; 54 in the lower basement and 73 in the
upper basement has been provided in the western car park. The total number of
parking spaces provided is 296.

The minimum number of spaces required by Noosa Council based on the proposed
development is 222 spaces for the resort. It should be noted that the resort
occupancy rate is more likely to be estimated at 90% which results in a reduction
of parking spaces required for units to 200 spaces. An additional 45 spaces are
required for the restaurant, requiring a total upper limit of 267 parking spaces within
the development site. Whilst a requirement for the conference facilities has not been
specified in The Noosa Plan is it considered appropriate to ensure additional parking
is available for conference delegates who are not resort guests. Given the uses of the
conference and restaurant, the visitor parking spaces can be utilised as multi purpose
parking, with conference parking during the weekday and restaurant parking during
the evening and weekend.

The provision for 296 parking spaces complies with the requirement for guest
accommodation and restaurant patrons. The additional parking spaces can
accommodate staff and conference delegates. Therefore the proposed development
complies with the requirements of The Noosa Plan.

The secure basement car park has additional storage facilities within the staff
amenities area, which can accommodate bicycle parking requirements for staff.

Refuse collection for the apartments will occur on-street within the cul de sac head of
Serenity Close. Accessibility for large trucks including front loading and rear loading
can occur on-site via one forward manoeuvre and one reverse manoeuvre from
Serenity Close. Refer to the Waste Management Report for further information
regarding refuse collection. The occurrence of trucks servicing the site is considered
infrequent and unlikely to significantly impact on the traffic flows within the cul de
sac of Serenity Close.

 

CHP yes Page 14

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Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

7.2 Compliance with Australian Standards AS2890.1

The parking arrangements have also been assessed against AS2890.1:2004 Off-street
car parking. Parking spaces within the basement car park are indicated on the layout
provided by DBI Design. All car parking spaces have a length of 5.4m and a
minimum width of 2.5m, with most parking spaces being 2.6m wide. Aisle widths are
5.8m with the aisle to the loading bay being 6.9m wide. The parking spaces and aisle
dimensions comply with the requirements for User Class 1A of AS2890.1 for 90
degree angle parking.

Parking spaces will be allocated specifically to guest units and therefore search
patterns and circulation will be simplified. The ends of the aisles are extended Im
beyond the last parking space to accommodate manoeuvres as per Clause 2.4.2 (c) of
AS2890.1. A turning bay has also been provided adjacent to parking space 32
underneath Building A to accommodate turning manoeuvres.

Two disabled parking spaces have been provided within the development, one at
street level and one within the basement car parking area.

Clause 2.5.3 of AS2890.1 provides requirements for circulation roadway and ramp
grades. The grade for curved ramps shal! be measured along the inside edge with a
maximum grade of | in 5 (20%) for ramps longer than 20m. The proposed ramp has
grades of 1:12 from street level to 1:10 and 1:6 into the basement car park complying
with the above requirements.

Clause 3.3 of AS2890.1 includes requirements for gradients of access driveways. The
grade for the access driveway from the road frontage (kerb) to the property boundary
is a maximum of | in 20 (5%). The proposed access meets the requirements for
access driveways.

Clause 3.2 of AS2890.1 includes requirements for access driveway widths with a
recommended minimum width of 5.5m. The proposed driveway and ramp into the
basement car park is 7.345m wide with a 6.4m wide access ramp into the eastern
basement car park and a 6.28m wide access ramp into the western basement car park.
The access ramps comply with current guidelines.

The parking spaces comply with AS2890.1:2004 Figure 5.2 ensuring all columns and
obstruction are clear of the design envelope around parked vehicles.

Dimensions for service vehicle bays are outlined in Table 4.1 of AS2890.2 with
requirements for a Van is 3.0m wide and 5.4m long. The proposed loading bay is
6.9m wide and can accommodate a 5.4 length without impacting on the circulation
flow of the basement car park aisles.

A proposed residential apartment development has been reviewed in regard to access

and parking at Serenity Close, Noosa Heads. An assessment of the number of parking
spaces has been undertaken with regard to the requirements of The Noosa Plan and

 

Page 21

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

Australian Standards for parking facilities. Results of the assessment indicate that the
number of parking spaces provided for the proposed development is considered
adequate and complies with the requirements of The Noosa Plan. Car parking
arrangements also comply with the requirements outlined in AS2890.1 and is
considered adequate and suitable for the site.

 

Page 22

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

8. MANOEUVRING & ACCESSIBILITY IN BASEMENT CAR PARKS

Council has requested further information regarding the operations of the car parking
arrangements. The information requested includes;

18. Indicate on plans the turning paths for vehicles at the intersections in the
car parking levels. The area must be sufficient to allow vehicles to pass at the
intersections.

19. Indicate the available sight lines at the aisle and ramp intersections.

23. Indicate on plans the location and extent of the existing landscaped
median in Serenity Close. Demonstrate how the proposed entry and exit paths
of the various vehicles will be affected by the median. The paths shall extend
from entry to the site. The path through the site and the exit path to head east
along Serenity Close.

24. Demonstrate how service and delivery vehicles can access the loading
areas at the ground floor and lower ground floor levels. The vehicle path
shall also include the headroom available at each loading bay and along the
vehicles access path.

Vehicle turning paths have been provided in drawings attached to Appendix D.
Turning paths for vehicles passing at intersections are shown on Plan No. 0293 — SET
T03. A B99 turning template has been used to demonstrate the path of turning
vehicles at the ramp intersections. Vehicle can adequately pass at these intersections.

Sight lines have been indicated on Plan No. 0293 — SET T03 and indicate an available
sight distance of 165m and 17.5m. Whilst AS2890.1:2004 provides
recommendations for sight distances at access driveways, there are no specific
requirements for basement car parks where 85" percentile speeds are low.

The existing landscaped median on Serenity Close currently has a break opposite Lot
2 for access to the northern properties on Serenity Close. The proposed development
incorporates two additional breaks in the median to accommodate the service vehicle
exit manoeuver and the western exit from the site. The additional breaks provide
improved access for Lot 3 whilst maintaining pedestrian refuge access across Serenity
Close to the west.

Service delivery turning paths are shown on Plan No. 0293- SET TO1 and T02. It is
expected that delivery trucks (refrigerated trucks) will service the ground floor area
and vans (laundry collections) will access the basement car park. Headroom
availability is show as 2400mm in drawings provided by DBI Architects (A-SD-
4.105B) and is shown in Appendix A.

 

CHP yer Page 17

Page 23

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

9. MEASURES TO INFLUENCE TRAVEL

Travel plan measures should be in place to minimise the negative impact of travel and
transport on the environment. It is important to implement these measures to reduce
car travel which can have positive effects on the economy and the environment.

Pedestrian facilities have the greatest potential to replace car trips. The proposed
development provides footpaths around the site. The proposed footpaths link to
existing footpaths on Banksia Avenue and the footpath network running parallel to
Grant Street, behind “The F’ and into Noosa Junction. This provides an excellent
footpath connection to other residential and business areas and to bus services.
Existing bus shelters are provided on Noosa Drive to access local SunBus services.
The existing transit centre is located on Noosa Parade approximately 10 minutes
walking distance from the subject site. The new Noosa Coastal Transit Centre is
proposed along Sunshine Beach Road in Noosa Junction and is also approximately 10
minutes walking distance from the subject site. The proposed development is easily
accessible to alternative modes of transport to travel to other areas and reduce car trips
on the local road network. .

Consideration should be given to be providing a shuttle bus service to/from the
Sunshine Coast Airport for resort guest groups. Although the development is well
located in regard to pedestrian, cycle and bus networks, providing an alternative
service to resort guests via a shuttle bus will assist during inclement weather
conditions and allow groups of guests to undertake short trips to access Noosa’s
tourist sites and other nearby facilities.

It is worth noting that the Coastal Area Traffic and Transport to 2016 Study produced
in August 2002 for Noosa Shire Council recommends the implementation of positive
demand management solutions to facilitate a cultural change, to get people rather than
vehicles to destinations. The location of Settlers Cove is accessible by footpaths,
cycle ways and public transport facilities; this encourages alternative modes of
transport to the site reducing vehicular trips on the road network. It also aligns with
the objectives and recommendations set out in the 2016 Study for Noosa Heads.

 

4

Page 24

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

10. CONCLUSION

This report has assessed the impact of traffic generated by the development site on the
external road network. Consideration has been given to access, operational
performance and car parking arrangements.

An assessment was carried out of the trips likely to be generated by the proposed
development and the estimated distribution of trips on the existing street network.

The impact of the proposed development on the road network has been analysed using
procedures set out in Austroads for assessing unsignalised intersections. According to
forecast traffic volumes the intersection of Serenity Close, Banksia Avenue, Grant
Street and Katharina Street will operate adequately in the planning horizon of 2022
with uninterrupted flow conditions.

It is recommended that consideration be given to changing the priority of Grant Street
and Banksia Avenue to allow through movements priority from Grant Street turning
right into Banksia Avenue.

The proposed parking arrangements have been reviewed and generally comply with
the requirements of The Noosa Plian’s Parking Requirements and AS2890.1.

There is excellent access linking existing pedestrian footpaths to the site and options
to access the district cycle routes from the site. This provides guests and staff with the
option to use an alternative mode and to reduce car trips on the local road network.

In conclusion, the proposed development is considered adequate with due regard to
impact on the road network, accessibility and parking. It will not adversely impact on
the operational performance of the road network in Noosa Heads.

 

CHD yer Page 19

Page 25

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

Appendix A

Proposed Development Concept Plans
Provided by DBI Design Architects

 

Page 26

 

 

 

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Page 34

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

 

March 2009
Appendix B
Pedestrian Network Map
Provided by Noosa Council
CHD yr Page 21

Page 35

Page 36

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

Appendix C

Bus Services
Provided by SunBus and Translink

 

 

Page 22

 

Page 37

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Parklands
Cooroy - Noosa Rd

   
        
 

 

 

 
  

 

 

 

  

 

  
 
    
  
    

 

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=e [ute 601 - Tewantin to Caloundra (evening service only)
ex ‘oute 602 - Nambour to Caloundra
ee route 605 - Link - Kawana to Landsborough,

via Caloundra and tittle Mountain occassionally
= route 607 - Caloundra to Sunshine Coast University
=== route 609 - Caloundra - Pelican. Waters Loop
ea route 610:'- Nambour to Maroochydore
== route 615 - Link - Maroochydore to Landsborough
exes [ute 616 - University to Maroochydore

Toute 617 - Kawana to Maroochydore, via University

route 620 - Noosa Heads to Maroochydore

route 622 - Kawana Waters to Coolum and Peregian Springs

route 626 - Sunrise Beach to Noosa Heights

route 627 - Sunshine Beach - Tewantin

Toute 628 - Noosa National Park to Parklands via Hastings St and Hospital
route 630 - Link - Nambour to Noosa Heads, via Emundi

toute 631 - Link - Nambour to Noosa Heads, via Cooroy

route 636 - Nambour to Chancellor Park via Sunshine Coast University
Toute 639 - Nambour lacal bus service

Page 38

Traffic Impact Assessment Report
Settlers Cove Resort, Noosa Heads
Cape Bouvard Investments Pty Ltd

March 2009

Appendix D

Turning Templates
Provided by Contour Consulting Engineers in association with D M Hayes

 

Page 39

  

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°

Agpiiseitaa Defets

Application No: 2008/176

 

 

 

 

Proposal: Material Change of Use - Accommodation Building and Multiple Dwelling (109 units) to be assessed against the Superseded Planning Scheme . :
Street Address: 1 Serenity Close, Noosa Heads uo . 5
| Real Propoerty Description: | LOT: 603 SP: 188270 |

 

| Planning Scheme | The Noosa Plan . . ‘ Lo |

   

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
 
 
  

 

 

 

 

     

 

         

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Area breakdown to: aa " _ .
item 3 - Staff and floor areas Crane pO and admin 27, 28 & 29
Upper level - day spa |
Item 5 - Survey plan with building footprints Survey plan with building footprints _| 21
Item 7 - Landscape treatment -_[betaiiea section and landscape intent 6&7 d
Item 9 - Building elevation with RL’s to roof lines Building elevation with RL’s to roof lines 32-35 :
item 11 - Amended colour palette to muted, natural tones Perspective view with reference to colours and material palette 4&5 :
Item 12 - Disabled access provisions Site plan and indication to levels and points of access 8a9
Item 14 - Water conservation measures nite Blan and indication to filtration pits, rainwater tanks and
=< ae “ we = = Se = = :
Came : wo Tans - oe pee
Item 16 - Width of access ramps Detail floor plan with dimensions and grades ;
liem 17 - Turning areas at end of aisles | Amended floor ptans with proposed turning areas 22 & 23 .
Item 20 - Dimensions to aisles, ramps and carspaces Amended floor plans with dimensions _| 22, 23 & 24 . : :
Item 21 - Grades Detail floor plan with dimensions and grades 30 3
liom 22 - Proposed barriers to separate areas Amended floor plans with indication of proposed fence | 24
Item 24 - Head height to access basement Note on floor plan - min 2400mm clearance 30

 

 

 

 

Page 44

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Item 27 - Easement and Buildings

Item 28 - Easement and Buildings

 

 

 

F

 

 

— Tat :

Amended floor plans and description of the proposed realignment and
location of services

Amended floor plans and description of the proposed realignment and
location of services

List of species and note to setback from easements

   

 

 

 

       

 

Item 31 - Refuse loading area

 

Item 32 - Waste management proposal

 

 

Amended floor plans with location of refuse bins
See waste management report for details to collection of waste

See waste management report for details, dimensions, bins and waste
calculations. Architectural drawings amended to support the waste
management report.

 

 

 

23, 24 & 27

wih .

  

settlerscovenoosa

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Page 45

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Page 48

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Details indicating the extent of any filling required along the south-western boundary and the proposed landscape
treatment adjacent to the parkland.

      

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GROUND FLOOR ~

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Page 49

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Page 50

 

   

Item 12

Written details of the disabled access provisions to be incorporated in the development
including the number of units that will cater for people with disabilities.

Response

Disabled access is provided to all hard paved areas via a series of paths, terraces, ramps
and lifts. All ramps comply with Australian Standards. Refer to pian for details.

 

   

 

 

 

   

     

 

 

 

 

 

 

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Item 14

Written details of water conservation and re-use measures to be incorporated in the development.

Response oe

Due to the sensitive nature of the site, the proposed development aims to match existing runoff conditions as closely as
possible. The design proposes to utilise proven water sensitive urban design principals via the treatment and use of all rain
and stormwater on site.

Roof rainwater will be caught and harvested in a series of rainwater tanks across the site. (Refer to plan on opposite page for
tank locations). Harvested water will be used for 2 purposes:

1. A large harvesting tank set in the basement will be used for fire sprinklers
2. Several 22,000 litre water tanks will be located around the site for landscape irrigation

Surface water will only leave the site via natural ground infiltration or after treatment through bio-retention basins planted with
appropriate native species and then directed to a series of rapid infiltration pits (RIP’s).

 

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