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Appendix E- Traffic Impact Assessment · MCU23/0135
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Noosa Civic Shopping Centre Lot 1 – Retail Stage 2 Development Stockwell Development Group Pty Ltd 399 Montague Road, West End QLD 4101 SLR Consulting Australia Level 16, 175 Eagle Street, Brisbane QLD 4000, Australia SLR Project No.: 620.V30926 10 October 2023 Revision: 1.0
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Revision Record
Revision Date Prepared By Checked By Authorised By
Naristi Neale, Brendyn
1.0 10 October 2023 Jeffrey Baczynski
Samuel Joseph Rheinberger
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Basis of Report
This report has been prepared by SLR Consulting Australia (SLR) with all reasonable skill,
care and diligence, and taking account of the timescale and resources allocated to it by
agreement with Stockwell Development Group Pty Ltd (the Client). Information reported herein
is based on the interpretation of data collected, which has been accepted in good faith as
being accurate and valid.
This report is for the exclusive use of the Client. No warranties or guarantees are expressed
or should be inferred by any third parties. This report may not be relied upon by other parties
without written consent from SLR.
SLR disclaims any responsibility to the Client and others in respect of any matters outside the
agreed scope of the work.
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Table of Contents
Basis of Report .................................................................................................................... i
1.0 Introduction ................................................................................................................ 1
1.1 Assessment Scope....................................................................................................... 1
2.0 Existing Conditions .................................................................................................... 2
2.1 Site Context.................................................................................................................. 2
2.2 Surrounding Road Network .......................................................................................... 3
2.3 Road Network Planning ................................................................................................ 3
2.4 Public Transport ........................................................................................................... 4
2.5 Active Transport ........................................................................................................... 5
2.5.1 Existing Pedestrian and Bicycle Network...................................................................... 5
3.0 Development Overview .............................................................................................. 7
3.1 Proposed Development ................................................................................................ 7
3.2 Site Access and Car Parking ........................................................................................ 7
3.3 Servicing ...................................................................................................................... 7
4.0 Design Consideration ................................................................................................ 8
4.1 Overview ...................................................................................................................... 8
4.2 Car Parking and Circulation Layout .............................................................................. 8
5.0 Parking Considerations ............................................................................................. 9
5.1 Car Parking Statutory Requirements ............................................................................ 9
5.2 Car Parking Provision ................................................................................................... 9
5.3 PWD Car Parking Provision ......................................................................................... 9
6.0 Servicing Considerations ........................................................................................ 11
6.1 Statutory Requirements .............................................................................................. 11
7.0 End of Trip Facilities Considerations ..................................................................... 12
7.1 Bicycle Parking Statutory Requirements..................................................................... 12
7.1.1 End of Trip Cycle Facilities Statutory Requirements ................................................... 12
7.2 End of Trip Facilities Provision ................................................................................... 12
8.0 Operational Assessment ......................................................................................... 13
8.1 Study Locations.......................................................................................................... 13
8.2 Existing Traffic Demands............................................................................................ 13
8.3 Existing Noosa Civic Trip Generation ......................................................................... 14
8.4 Background Traffic Growth ......................................................................................... 14
8.5 Noosa Business Centre Precinct Developments......................................................... 14
8.6 Proposed Development .............................................................................................. 17
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8.6.1 Trip Generation .......................................................................................................... 17
8.6.2 Trip Distribution .......................................................................................................... 19
9.0 Operational Assessment ......................................................................................... 20
9.1 Assessment Software................................................................................................. 20
9.2 Performance Criteria .................................................................................................. 20
9.2.1 Intersection Performance Thresholds ......................................................................... 20
9.2.2 Critical Delay .............................................................................................................. 20
9.3 Assessment Scenarios ............................................................................................... 21
9.3.1 Assumptions............................................................................................................... 21
9.3.2 Assessment Scenarios ............................................................................................... 21
9.4 Intersection Assessment ............................................................................................ 21
9.4.1 I1: Hofmann Drive / Noosa Civic Access Road ........................................................... 21
9.4.2 I2: Hofmann Drive / Noosa Civic Loop Road .............................................................. 22
9.4.3 I3: Hofmann Drive / Rene Street / Loading Dock Access ............................................ 23
9.4.4 I4: Noosa Civic Access Road / Main Street ................................................................ 24
10.0 Code Responses ...................................................................................................... 26
11.0 Summary and Conclusions ..................................................................................... 27
Tables in Text
Table 1 Key Surrounding Roads ....................................................................................... 3
Table 2 Nearby Road Upgrade Projects ........................................................................... 3
Table 3 Local Public Transport Facilities .......................................................................... 5
Table 4 Parking & Circulation Design Compliance Assessment........................................ 8
Table 5 Acceptable Outcome Car Parking Requirement................................................... 9
Table 6 Proposed Carparking ........................................................................................... 9
Table 7 Car Parking Provision ........................................................................................ 10
Table 8 Proposed Carparking ......................................................................................... 10
Table 9 Bicycle Parking Provision................................................................................... 12
Table 10 Minimum End of Trip Cycle Facilities ................................................................. 12
Table 11 Study Intersections Summary ............................................................................ 13
Table 12 Existing Noosa Civic Trip Generation Rates ...................................................... 14
Table 13 Noosa Business Centre Surrounding Development Assumptions ...................... 15
Table 14 Trip Rates and Calculated Trips for Noosa Business Centre Surrounding
Developments.................................................................................................... 17
Table 15 Calibrated Traffic Generation for Expansion GFA .............................................. 18
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Table 16 Retail (Shopping Centre) Use Drop-in Trips ....................................................... 19
Table 17 External Traffic Distribution ................................................................................ 19
Table 18 DTMR GARID Intersection Performance Thresholds ......................................... 20
Table 19 Critical Delay Thresholds ................................................................................... 20
Table 20 I1: Hofmann Drive / Noosa Civic Access Road – SIDRA Outputs ...................... 22
Table 21 I2: Hofmann Drive / Noosa Civic Loop Road – SIDRA Outputs .......................... 23
Table 22 I3: Hofmann Drive / Rene Street / Loading Dock Access– SIDRA Outputs ........ 24
Table 23 I4: Noosa Civic Access Road / Main Street – SIDRA Outputs............................ 25
Figures in Text
Figure 1 Site Location – Regional Context ......................................................................... 1
Figure 2 Site Location – Local Context .............................................................................. 2
Figure 3 Noosa Council Network Upgrades ....................................................................... 4
Figure 4 Local Public Transport ......................................................................................... 5
Figure 5 Local Bicycle Network.......................................................................................... 6
Figure 6 Study Intersections ............................................................................................ 13
Figure 7 Shopping Centre Traffic Generation Decay Curve ............................................. 18
Figure 8 I1: Hofmann Drive / Noosa Civic Access Road – Existing and SIDRA Assessed
Form .................................................................................................................. 22
Figure 9 I2: Hofmann Drive / Noosa Civic Loop Road – Existing and SIDRA Assessed Form
.......................................................................................................................... 23
Figure 10 I3: Hofmann Drive / Rene Street / Loading Dock Access – Existing and SIDRA
Assessed Form .................................................................................................. 24
Figure 11 I4: Noosa Civic Access Road / Main Street – Existing and SIDRA Assessed Form
.......................................................................................................................... 25
Appendices
Appendix A Development Plan
Appendix B Swept Path Assessment
Appendix C Assessed Traffic Volumes
Appendix D ITE Decay Curve
Appendix E Detailed SIDRA Outputs
Appendix F Council Code Responses
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1.0 Introduction
SLR Consulting Australia Pty Ltd (SLR) has been engaged by Stockwell Development Group
Pty Ltd (Stockwell) to undertake a Traffic Impact Assessment (TIA) for the proposed Retail
Stage 2 Development (referred to herein as “the development”) within the existing Noosa Civic
Shopping Centre located in Noosaville. This TIA has been prepared to assess the
development against the relevant codes and provisions of the Noosa Shire Council (referred
to as ‘Council’ or ‘NSC’ herein).
The development subject area is shown in the regional context on Figure 1 with development
plans included in Appendix A.
Figure 1 Site Location – Regional Context
1.1 Assessment Scope
This TIA report has been prepared to inform NSC’s assessment of the Development
Application (DA) by identifying and addressing the traffic and transport matters relevant to the
proposed development. The TIA assesses the design of the internal road network proposed
for the development, provides an assessment of the impacts of the proposed development on
the surrounding transport networks and identifies the transport infrastructure required to
support the development.
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2.0 Existing Conditions
2.1 Site Context
The subject site is located at 28 Eenie Creek Road, Noosaville and is located within the local
government jurisdiction of the NSC. The site is situated within the existing Noosa Civic
Shopping Centre and is within the Retail Precinct forming a part of the ‘Major Centre’ zone as
shown in the NSC’s Noosa Plan 2020 (Planning Scheme).
The site is bound by Walter Hay Drive to the north, Hofmann Drive to the south and west and
undeveloped land to the east.
The subject site currently has vehicular access via the existing internal private roads and is
provided connectivity to the external road network via Hoffman Drive to the north and west
and Walter Hay Drive to the east.
The site is shown in the context of the local area on Figure 2.
Figure 2 Site Location – Local Context
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2.2 Surrounding Road Network
Details of the key roads proximate to the proposed development as shown in Figure 2 are
summarised in Table 1.
Table 1 Key Surrounding Roads
Posted
Road Name Authority Classification Existing Form
Speed
Dual carriageway with 2 lanes in each direction plus
Eenie Creek
Arterial bicycle lanes, urban cross-section (kerb and channel) 60km/h
Road
including pedestrian and cycle underpass
Hofmann
Collector 2-4 lanes, divided, bicycle lanes, urban cross-section 50km/h
Drive Council
Dual carriageway with 2 lanes in each direction plus
Walter Hay
Arterial bicycle lanes, urban cross-section (kerb and channel) 60km/h
Drive
including pedestrian and cycle underpass
Rene Street Collector 2-4 lanes, divided, bicycle lanes, urban cross-section 50km/h
2.3 Road Network Planning
NSC’s Local Government Infrastructure Plan (LGIP) has been reviewed to identify the location
and nature of any planned trunk works in the vicinity of the subject site. Council advised SLR
on 29 July 2022 that the “Noosa Traffic Study to 2036 – (Holland Traffic Consulting 2016)”
informs Council’s network planning for future road and intersection upgrades. This study was
prepared by Holland Traffic Consulting (HTC) in 2016 (referred as ‘HTC 2016 study’ herein),
using SIDRA to analyse critical intersections to determine upgrade works required for the road
network in Noosa Shire up to the 2036 design scenario. The specific upgraded intersection
concepts contained within the HTC 2016 study have been reviewed by SLR to understand the
planned intersection improvements for the broader road network.
In addition to intersection upgrades, the HTC 2016 study also recommended Council to
facilitate diversion of traffic on Eumundi Noosa Road to an alternative Emu Mountain Road /
Walter Hay Drive route. This diversion is encouraged so that existing and future heavy traffic
demands along Eumundi Noosa Road between Beckmans Road and Goodchap Street can
be alleviated.
Table 2 summarises the details of the works identified as part of this review. Indicative
locations of the works are illustrated on Figure 3.
Table 2 Nearby Road Upgrade Projects
Reference Description Timing Costs
R05 Noosaville, Gibson Rd / Eumundi Noosa Rd - Upgrade capacity 2021-2026 $86,739
R09 Noosaville, Walter Hay Dr / Eenie Creek Rd - Upgrade capacity 2021-2026 $199,551
Noosaville, Walter Hay Dr / Eumundi Noosa Rd – Upgrade
R10 2021-2026 $28,750
capacity
Noosaville, Eumundi Noosa Rd / Eenie Creek Rd – Upgrade
R12 2021-2026 $338,952
capacity
Noosaville, Gympie Tce – Eumundi Rd/Gibson Rd roundabout to
R15 2017-2018 $696,730
Cloudsley St. Incl. Hilton Tce/Gympie Tce roundabout.
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Figure 3 Noosa Council Network Upgrades
Importantly, it is noted that in addition to statutory planning, the Noosa Shire Business Centre,
which includes the subject site, is subject to two separate infrastructure agreements. The
infrastructure agreements established suites of road works both to the arterial and local road
network that were deemed necessary to facilitate the broader Noosa Business Centre
development (as contemplated under the Infrastructure Agreement) and were to be delivered
as part of the Stage 1 Retail development, now completed by the developer. These works
were delivered as contemplated within the infrastructure agreements in order for the Stage 1
Retail Centre to commence operating.
2.4 Public Transport
The proposed development has access to public transport services via the existing 301499
bus stop. The location of the bus stop is shown on Figure 4, with the serviced routes
summarised in Table 3.
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Figure 4 Local Public Transport
Table 3 Local Public Transport Facilities
Stop ID Description Routes[1] Frequency
622 – Noosa Junction, Peregian Springs, Coolum,
1 hour
Airport, Maroochydore
Noosa Civic 628 - Parklands, Tewantin, Noosa Civic, Noosa Junction 1 hour
301499 Shopping Centre, 629 - Tewantin, Noosa Civic, Noosa Heads, Noosa
Noosaville 1 hour
Junction
632 - Cooran, Pomona, Cooroy, Tewantin, Noosa Civic, 4 trips (Mon-Fri)
Noosa Junction 3 trips (Sat-Sun)
[1] The above excludes school bus services.
A 5,000m2 parcel of land to the immediate east of the development site is also required to be
dedicated to Council for the delivery of a public transport facility that is intended to service the
broader Noosa Business Centre in the future.
2.5 Active Transport
2.5.1 Existing Pedestrian and Bicycle Network
The Noosa Business Centre is a master planned integrated development that has a well-
established pedestrian and bicycle network which connects to a well-established external
pedestrian and bicycle network. The active transport network includes existing footpaths and
road crossings within the Noosa Civic shopping centre and alongside all roads. This network
will be extended in future stages of the Noosa Business Centre to create key linkages to the
balance precincts throughout the broader development. As such, the project site is considered
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to be well serviced by walkways and cycleways. Figure 5 shows the cycle routes in the vicinity
of the project site.
Further to the already constructed facilities, an active transport linkage for pedestrians and
cyclists to the immediate west of the subject site extending north/south will be delivered to
provide a key connection through the Noosa Business Centre and to external pedestrian and
bicycle pathways. It is noted that this key connection is covered by an easement for the
purpose of a pedestrian pathway.
Figure 5 Local Bicycle Network
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3.0 Development Overview
3.1 Proposed Development
Based on the development plan prepared by Buchan and reproduced at Appendix A, the
proposed development will comprise of 6,500m2 of retail uses.
3.2 Site Access and Car Parking
Vehicular access to the development will be provided via the existing unnamed private
circulation roadway (referred to herein as Noosa Civic Access Road) that currently extends
east-west parallel through the northern section of the Noosa Business Centre.
The development will provide 1,154 parking spaces though it important to note that demolition
of 829 existing parking spaces is to occur to facilitate the development. Therefore, the net
increase in provided parking spaces will be 325 spaces, inclusive of 18 Persons with Disability
(PWD) spaces.
3.3 Servicing
Four loading bays for servicing will be provided at the eastern extents of the development
plans. The loading docks are designed to accommodate the dimensions of a Medium Rigid
Vehicle (MRV) and front-loading Refuse Collection Vehicles (RCV’s).
A swept path assessment for the provided servicing area has been undertaken and
demonstrates that access, manoeuvring and loading can be accommodated within the site for
the largest envisaged service vehicle allowing for suitable clearances as specified in
AS2890.2. Swept Path Assessments are provided at Appendix B.
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4.0 Design Consideration
4.1 Overview
A review of the traffic and transport related design elements for the development has been
undertaken against the following relevant documents:
Noosa Plan 2020 (planning scheme);
Australia Standard for Parking Facilities Part 1: Off-street car parking (AS2890.1);
Australian Standard for Parking Facilities Part 2: Off-street commercial vehicle facilities
(AS2890.2); and
Australian Standard for Parking Facilities Part 6: Off-street parking for people with
disabilities (AS2890.6)
4.2 Car Parking and Circulation Layout
The proposed design of the internal car parking and vehicular circulation areas of the
development has been assessed against the requirements of AS2890.1. The results of this
assessment are summarised in Table 4.
Table 4 Parking & Circulation Design Compliance Assessment
Item Requirements Comments
2.7m × 5.4m spaces with 6.2m aisles, or
Parking area dimensions Compliant
2.6m × 5.4m spaces with 6.6m aisles
2.4m × 5.4m space, plus
PWD space dimensions Compliant
2.4m × 5.4m adjacent area
Blind aisle dimensions Minimum 1m Compliant
Circulation lane width As per Table 2.2 of AS2890.1 Compliant
Ramp grade N/A N/A
Number of parking spaces >600, local
road:
- Entry width: 6.0m to 8.0m
Access driveway width Compliant
- Exit width: 6.0m to 8.0m
- Separation of driveways: 1m to
3m
End spaces: 2.1m × 6.1m
Parallel spaces Compliant
Middle spaces: 2.1m × 6.4m
Table 4 indicates that the design of the car parking layout has been reviewed and is
considered appropriate.
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5.0 Parking Considerations
5.1 Car Parking Statutory Requirements
The acceptable outcome car parking provision specified for the subject development as
outlined in Table 9.4.1.4 of the NSC’s Driveways and Parking Code (DPC) is detailed in
Table 5 below.
Table 5 Acceptable Outcome Car Parking Requirement
Planning Scheme
Land Use Yield Required Spaces
Requirement
Retail 6,500m2 GFA 1 space per 20m2 325 spaces
Table 5 indicates that a total minimum of 325 car parking spaces are required for the subject
development to satisfy the NSC’s Driveways and Parking Code requirements.
5.2 Car Parking Provision
The development plans show a proposed 325 additional parking spaces will be provided, with
the yield breakdown of the development’s parking shown in Table 6.
Table 6 Proposed Carparking
Level Quantity
Lost Spaces
Standard -829
Proposed Spaces
Ground Level 303 spaces
Basement 588 spaces
Deck 263 spaces
Total +325 spaces
The provision of 325 car parking spaces equals the requirement of 325 spaces as calculated
in section 5.1. The car parking provision proposed for the subject development therefore
complies with Council’s acceptable outcome.
5.3 PWD Car Parking Provision
Acceptable Outcome 9 (AO9) of the DPC identifies that parking spaces for Persons with a
Disability (PWD) are to be provided in accordance with the current Australian Standards for
Parking Facilities, which refers to the Building Code of Australia (BCA) for corresponding
provisions. Table D3.5 of the BCA stipulates the PWD parking requirement for a building
based on its building class.
The proposed shopping centre component is categorised as a Class 6 building with the
required parking provision provided in Table 7.
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Table 7 Car Parking Provision
Land Parking Required
Yield Planning Scheme Requirement
Use Provided Spaces
6,500m2 1 PWD spaces for every 50 car parking spaces or part
Retail 325 spaces 7 spaces
GFA thereof (for up to 1,000 parking spaces).
The proposed breakdown of the development PWD parking provision is shown in Table 8.
Table 8 Proposed Carparking
Level Quantity
Ground Level 6 spaces
Basement 9 spaces
Deck 3 spaces
Total 18 spaces
The provision of 18 PWD spaces has been derived based on the following logic:
11 existing PWD spaces are impacted by the proposed Stage 2 Retail development
plans. This results in the removal of 11 PWD spaces within these plans.
A further seven (7) PWD spaces are provided based on the Planning Scheme
requirements as presented in Table 7.
The PWD provision of 18 spaces proposed considers the loss of 11 existing PWD spaces and
therefore complies with Council’s acceptable outcome.
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6.0 Servicing Considerations
6.1 Statutory Requirements
The servicing provision for the subject development is not specified within NSC’s Noosa Plan
2020. Thus, the Australian Standard’s Part 2: Off-street Commercial Vehicle Facilities
(AS2890.2) has been referred to.
The development proposes to provide a servicing area inclusive of four (4) loading bays at the
eastern edge of the development boundary. This area has been designed to accommodate
Medium Rigid Vehicles (MRV) up to 8.8m in length and will be accessed via the eastern end
of the Noosa Civic Loop Road (exists as an unnamed private access road). AS2890.2 states
that the loading bays dimensions for an MRV must be a minimum of 3.5m x 8.8m
Swept path assessments indicate that an 8.8m MRV will be able to access the proposed
servicing area in a forward gear, with internal manoeuvring space available. Swept path
assessments are included in Appendix B.
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7.0 End of Trip Facilities Considerations
7.1 Bicycle Parking Statutory Requirements
Bicycle parking acceptable outcome for the proposed development is specified within Table
9.4.1.4 of NSC’s Driveways and Parking Code. The required bicycle parking provision rates
and the development yield assumptions are summarised in Table 9.
Table 9 Bicycle Parking Provision
Land Use Yield Planning Scheme Acceptable Outcome Spaces
2 2 2
Business / Community / 6,500m 1 space per 50m up to 500m and 1 space per
22 spaces
Entertainment activity GFA 500m2 in excess of 500m2
7.1.1 End of Trip Cycle Facilities Statutory Requirements
The End of Trip (EoT) Cycle Facilities provision for the subject development as specified by
Table 9.4.1.4 of NSC’s Driveways and Parking Code is detailed in Table 10 below.
Table 10 Minimum End of Trip Cycle Facilities
Land Use Planning Scheme Acceptable Outcome Spaces
Where five or more bicycle spaces is required,
end of trip cycle facilities are provided at the
following rate: 11 lockers
All uses where not in conflict with
a) One locker per two bicycle space; and 3 shower cubicles
QDC MP4.1 for major
b) One shower cubicle with ancillary with ancillary change
developments
change room per ten bicycle spaces or room
part thereof
Table 9 and Table 10 indicates that the development would need to provide 22 bicycle parking
spaces along with 11 lockers and 3 shower cubicles with ancillary change room to meet the
DPC acceptable outcome.
7.2 End of Trip Facilities Provision
EOT facilities will be located to the southeast of the development site as shown on the
development plans produced at Appendix A. The EOT facility will include 22 secure bicycle
parking spaces, 11 lockers and three (3) shower cubicles.
The bicycle parking and EOT facilities provision proposed for the subject development
therefore complies with Council’s acceptable outcome.
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8.0 Operational Assessment
8.1 Study Locations
To assess the traffic demands of the surrounding road network, a detailed assessment has
been undertaken at the intersections shown on Figure 6, noting that the broader road network
has been considered as part of the prior infrastructure agreement process.
Figure 6 Study Intersections
The key intersections shown on Figure 6 are summarised in Table 11.
Table 11 Study Intersections Summary
ID Intersection Name Form Authority
I1 Hofmann Dr / Noosa Civic Access Rd
I2 Hofmann Dr / Noosa Civic Loop Rd NSC
I3 Hofmann Dr / Rene St / Loading Dock Access
I4 Noosa Civic Access Rd / Main St Private
8.2 Existing Traffic Demands
In order to ascertain the existing traffic demands on the study road network, Austraffic were
commissioned by SLR to conduct traffic surveys at the study intersections I1 to I3. The surveys
were carried out during the weekday PM (3pm to 7pm) and Saturday midday (10am to 2 pm)
peak periods on Thursday 5 May 2022 and Saturday 7 May 2022 respectively.
According to the survey data, it was observed that the peak hour traffic conditions occurred
at:
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Thursday PM (PM): 3:15pm to 4:15pm;
Saturday (SAT): 11:15am to 12:15pm.
The assessed traffic volumes are included at Appendix D.
8.3 Existing Noosa Civic Trip Generation
The traffic surveys undertaken were used to determine the existing Noosa Civic trip
generation. Table 12 describes the sites characteristics and resultant trip generation rates for
both the Thursday PM and Saturday midday peak hour periods.
Table 12 Existing Noosa Civic Trip Generation Rates
Weekday PM Peak Saturday Midday Peak
Source Existing GFA (m2)
Trip Rate Total Trips Trip Rate Total Trips
(1)
Surveys 31,670 4.98 1,577 7.02 2,223
1. Number of vehicles entering the subject site at intersections I1 and I2. I4 was closed at the time of surveys.
At the time of undertaking this assessment, the Noosa Civic Access Road / Main Street
roundabout (I4) was impacted by construction activities. As a result, a survey count could not
be obtained to understand the existing traffic demands. Given that this roundabout is newly
constructed, the travel patterns utilising this roundabout are not mature. A site inspection was
conducted on 9 May 2023 to understand the traffic performance of the intersection, and
according to observations, the roundabout typically experiences low traffic demands presently.
To conservatively assess this roundabout, SLR has applied an estimated 120 traffic
movements to the right-turn traffic from the eastern leg and left-turn traffic from the northern
leg as background traffic. It is noted that these additional traffic movements were not
distributed to the external road network and there were no reductions applied to other study
intersections. Importantly, because of this impact, the Hofmann Drive / Noosa Civic Access
Road (I1) was the primary access location for traffic travelling on Eenie Creek Road and Walter
Hay Drive and as a result, the survey data captured is considered conservative.
The assessment traffic volumes are provided at Appendix C.
8.4 Background Traffic Growth
The HTC 2016 Study has adopted a growth rate of 0.8% per annum from 2015 to 2036 across
the Noosa Shire network. The study forecasted the population projections within the Noosa
Shire according to 2011 census data, which resulted in an average of 0.83% per annum.
Applying this growth rate would be appropriate for the external road network consisting of
Eenie Creek Road, Walter Hay Drive and Eumundi Noosa Road. However, the traffic analysis
presented herein assesses the internal road network for Lot 1 only, consisting of Hofman Drive
and the privately owned road network. As such, traffic growth has not been applied to the
background traffic on these roads. Future developments within the Noosa Business Centre
precinct will contribute to traffic increasing on this internal road network. Therefore, the traffic
expected to be generated by the surrounding future developments, as envisaged by the Noosa
Plan 2020, within the Noosa Business Centre precincts, have been incorporated and is
described in further detail within Section 8.5.
8.5 Noosa Business Centre Precinct Developments
The wider area of the Noosa Business Centre precinct has been considered as part of this
investigation. A summary of the surrounding future developments envisaged by Council’s
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Local Plan Area map, with consideration of pending and recently approved development
applications, are provided in Table 13 below.
Table 13 Noosa Business Centre Surrounding Development Assumptions
Anticipated Plot Ratio (Noosa Approved GFA / Adopted Year
Lot Lot Area (m2)
Land Use Plan 2020) Estimated Yield (m2) of Opening
Approved – Under Construction
Before or by
22 Medical Centre N/A N/A 2,170
2027
Before or by
17-19 Residential N/A N/A 90 apartments
2027
Proposed – Under Application (Stage 2)
Before or by
2 Bulky Goods N/A N/A 3,702
2027
Before or by
4 Childcare N/A N/A 96 Children + 15 Staff
2027
Retail: 7,500
Theatre: 2,800
Indoor Sport and
Before or by
3 and 7 Mixed Use N/A N/A Rec: 3,000
2027
Commercial: 4,100
HD Residential: 125
units
Future Development – Not Under Application
5 and 6 0.8 4,562 3,649.6 After 2027,
Business Park
8 and 9 0.8 6,430 5,144 Before 2037
10 4,686 2,405.8
11 4,967 2,490.1
12 0.8 up to and 7,943 3,390.1
including 2,000m2; After 2027,
13 Innovation Area 4,078 2,223.4
and 0.3 in excess of Before 2037
14 2,000m2 3,951 2,185.3
15 4,159 2,247.7
16 4,428 2,328.4
After 2027,
21 Business Park 0.8 3,820 3,056
Before 2037
Open Space &
23 N/A N/A N/A N/A
Recreation
24 Excluded – to be dedicated to Council
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Peak hour traffic demands for the Noosa Business Centre surrounding developments are
forecasted based on the following traffic generation data sources and are summarised in
Table 14:
Bulky Goods – The 85th percentile traffic generation rate for a ‘Retail Bulk Warehouse’
use was calculated from the respective Weekday PM and Saturday midday peak hour
data from the QLD Open Data source.
Retail – The retail component of Lot 3 is planned to be connected to Lot 1 with a
pedestrian walkway and therefore functioning as one shopping centre. As a result, the
trips expected to be generated by the retail component of Lot 3 was included in the
calculations of the expansion of Lot 1 and is addressed in Section 8.6.1.1.
Commercial Use – The 85th percentile traffic generation rate for an ‘Office Park’ use
was calculated from the respective Weekday PM and Saturday midday peak hour data
from the QLD Open Data source.
Gymnasium – The TfNSW commissioned PeopleTrans in 2014 to conduct a survey
to determine the trip rates for various gymnasiums. The resulting report, The Trip
Generation and Parking Demand Surveys of Gymnasiums, Data and Analysis Report,
was therefore used to source the trip rate for gymnasiums. The results summarised in
Table 5.3 indicated that the average trip rate for the surveyed sites was 3.6 per 100m2
of GFA. The same rate was applied to both peak periods.
Residential Area – Adopted as the traffic generation rates provided for a ‘High density
residential flat dwellings’ use in the Road and Maritime Service’s (RMS) Guide to
Traffic Generating Developments Technical Direction TDT (2013/04a) (GTGD 2013).
Childcare – Traffic Impact Statement: Noosaville Childcare Centre Lot 4, Noosa
Business Centre by SLR, dated March 2023. The average traffic generation rate for a
‘Childcare’ use was calculated from the respective Weekday PM peak hour data from
the QLD Open Data source.
Business Park - Trip Rate obtained from Table SC3.1.3 from the Noosa 2020 Plan
for Commercial land use in accordance with the associated LGIP development type,
i.e., “Major Centre Zone – Noosa Business Centre, Business Park & Business
Precinct”. No weekend trip rate is listed in Table SC3.1.3. Therefore, the weekend trip
rate was obtained from QLD Open Data, as explained previously in this section.
Innovation Area - Trip Rate obtained from Table SC3.1.3 from the Noosa 2020 Plan
for Commercial in accordance with the associated LGIP development type. No
weekend trip rate available in Table SC3.1.3 from the Noosa 2020 Plan, i.e., “Major
Centre Zone – Noosa Business Centre, Innovation Precinct”. Therefore, the weekend
trip rate was obtained from QLD Open Data, as explained previously in this section.
Medical Centre - The 85th percentile traffic generation rate for a ‘Medical Centre’ use
was calculated from the respective Weekday PM and Saturday midday peak hour data
from the QLD Open Data source.
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Table 14 Trip Rates and Calculated Trips for Noosa Business Centre Surrounding
Developments
Weekday PM Peak Saturday Midday Peak
Lot Land Use Units Trips Trips
Trip Rates Trip Rates
Generated Generated
2 Bulky Goods 5.94 220 10.4 385
Retail 365 607
Trips/ 100
Commercial 1.9 65 0.1 3
3, 7 m2 GFA
Gymnasium 3.6 54 3.6 54
Residential 0.65 55 0.65 55
Trips/
4 Childcare 0.63 59 0 0
child
5, 6 2.4 88 0.1 4
Business Park Trips/ 100
8, 9 2.4 123 0.1 5
m2 GFA
10-16 Innovation Area 2.4 414 0.1 17
17-19 Residential Trip/ unit 0.65 59 0.65 59
Trips/ 100
21 Business Park 2.4 73 0.1 3
m2 GFA
Trips/ 100
22 Medical Centre 5.1 112 2.9 62
m2 GFA
The Noosa Business Centre surrounding development traffic has been assigned to the road
network using the same assignment assumptions as for the Lot 1 Shopping Centre
development, see Section 8.6.2. The resulting trip assignment for the committed
developments are shown in the traffic flow diagrams in Appendix C.
8.6 Proposed Development
8.6.1 Trip Generation
8.6.1.1 Retail (Shopping Centre) Use New Trips
The existing shopping centre generated trips, as identified in Table 12 can be summarised as
follows:
1,577 trips during the Thursday evening peak hour at a rate of 4.98 trips per 100 sqm.
2,223 trips during the Saturday morning peak hour at a rare if 7.02 trips per 100 sqm.
Note that the traffic generation of a retail centre does not linearly increase as the Gross Floor
Area (GFA) increases. As the total GFA increases, the serviced catchment area remains the
same, therefore the traffic generation rate of the centre is limited and decreases as the GFA
of the centre increases.
To account for this phenomenon, SLR has adopted the traffic generation rate decay profile
outlined in the Pre-Construction Process Manual prepared by Transport of Main Roads (TMR).
The adopted decay curves, adjusted to the existing traffic volumes and trip rates are illustrated
on Figure 7. The standard decay curve values and the adjusted trip rates representing the
Noosa Shopping Centre decay curve are tabulated in Appendix D. The ITE Decay Curve for
the weekday PM Peak Trip Rate curve was adjusted by -2.50 and the Saturday Midday Peak
Trip Rate Curve was adjusted by -1.71.
The development of the adjacent site, Lot 3, will function as part of the same shopping centre,
as the two developments will be connected by an internal pedestrian pathway. Therefore, the
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traffic generated by Lot 3 was considered in conjunction with the existing and the proposed
development of Lot 1. The resulting trip rates for the total yield are presented in Table 15.
Figure 7 Shopping Centre Traffic Generation Decay Curve
Table 15 Calibrated Traffic Generation for Expansion GFA
Combined Weekday PM Peak Saturday Midday Peak
Location Yields m2 Trip Rate Trips Trip Trip Rate Trips Trip
(GFA) (vph/100 m ) (vph) (1)
2 Increase (vph/100 m2) (vph) (1) Increase
Lot 1 - Existing 31,670 4.98 1,577 7.02 2,223
Lot 3 - Development 39,170 4.48 1,756 179 6.44 2,522 299
Lot 1 - Expansion 45,670 4.15 1,894 138 6.05 2,761 239
1. Interpolated from the Noosa Shopping Centre Adjusted Decay Curve
8.6.1.2 Retail (Shopping Centre) Use Drop-in Trips
When considering trips generated by the development, it is important to consider that not all
trips are new to the local road network. Traffic that already exists on the road network should
be discounted to account for the ‘drop-in’ component, which is detailed within Austroads Guide
to Traffic Management Part 12, as follows:
Diverted drop-in trips: A linked trip from an origin to a destination that has made a
significant network diversion to use the new development.; and
Undiverted drop-in trips: A linked trip from an origin to a destination that previously
passed the development site. It is also referred to as a pass-by trip and the new
development is an intermediate stop on a trip that is made from an origin to a
destination.
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SLR have considered the guidance provided within Austroads and have applied it to the
context of the Noosa Civic development. Considering that the analysis extents only cover the
local road network, and the fact that the Noosa Civic is an existing shopping centre that has
already established travel patterns, the assessment undertaken herein only considers the
undiverted drop-in trips. The adopted drop-in trip rates are further summarised in Table 16.
Table 16 Retail (Shopping Centre) Use Drop-in Trips
Cumulative Adopted Adopted
Yield m2
Trip Segmentation According to
Location New Drop-in
Development Size Rate
(GLA) Trips
Existing Shopping
18,000 N/A N/A N/A N/A
Centre – Lot 1
Future Retail – Lot 3 25,500 63% new trips.
18% diverted drop-in trips.
Proposed Retail – Lot >20,000m2 81% 19%
32,000 19% undiverted drop-in
1
trips.
8.6.2 Trip Distribution
New trips to the proposed development have been distributed to the surrounding road network
based on economic data provided by Stockwell. Table 17 presents the distribution
percentages provided and further breaks these down based on the external road network.
The same traffic distribution proportions have been adopted for new trips generated by all
developments, including surrounding developments within the Noosa Business Centre.
Table 17 External Traffic Distribution
Provided
Direction Description
Percentages
To/from the south-west and west of the broader
North (Hofmann Drive) external road network utilising Hofmann Drive to 30%
access/egress the site.
To/from the north, far north, east and far east of the
North (Walter Hay Drive) broader external road network utilising Walter Hay 45%
Drive to access/egress the site.
To/from the south utilising Walter Hay Drive to
South (Walter Hay Drive) 25%
access/egress the site.
Total 100%
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9.0 Operational Assessment
9.1 Assessment Software
The study intersections were analysed for each of the scenarios using SIDRA Intersection 9.1
software (SIDRA). SIDRA is an industry recognised analysis tool used to estimate the capacity
and operational performance of intersections based on a variety of input parameters including
geometrical data and traffic volumes. SIDRA provides an estimate of an intersection’s
operation by reporting numerical outputs including Degree of Saturation (DOS), queues and
delays.
9.2 Performance Criteria
9.2.1 Intersection Performance Thresholds
DOS thresholds, as defined in Guidelines for Assessment of Road Impacts of Development
(GARID) 2006, have been used to understand the operational performance of an intersection.
Whilst it is noted that these thresholds are no longer adopted by the GTIA, these parameters
are still considered to be relevant and appropriate for assessing the capacity and performance
of an intersection, particularly when assessing its operational performance under existing
conditions. The DOS thresholds, as defined by the GARID, are presented in Table 18 below.
Table 18 DTMR GARID Intersection Performance Thresholds
Intersection Type DOS Threshold
Signalised intersections Less than or equal to 0.90
Roundabouts Less than or equal to 0.85
Priority controlled intersections Less than or equal to 0.80
DOS values exceeding the thresholds presented in Table 18 indicate that the intersection is
nearing its practical capacity, and therefore, road users are likely to experience rapidly
increasing delays and queuing. Mitigation works may be required to maintain satisfactory
operation at such a point.
9.2.2 Critical Delay
The RMS (now TfNSW) Guide to Traffic Generating Developments (2002) recommends that
the average delay statistic for the critical movement provides a better indication of intersection
performance and safety for roundabouts and priority-controlled intersections than DOS. A
summary of the delay thresholds recommended by TfNSW is provided in Table 19.
Table 19 Critical Delay Thresholds
LOS Description Critical Delay (sec/vehicle) (1)
A Good operation < 14 sec
B Acceptable delays and spare capacity 15 - 28 sec
C Satisfactory 29 - 42 sec
D Near capacity 43 - 56 sec
E At capacity, requires other control mode 57 - 70 sec
1. For traffic signals, the average delay of all movements should be reported. For roundabouts and priority-control intersections, the
highest average delay of the critical movement should be reported.
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9.3 Assessment Scenarios
9.3.1 Assumptions
For the purpose of the traffic assessment conducted herein, the year of opening of the
proposed development has been assumed to be 2027. A 10-year design horizon of 2037 has
therefore been adopted.
Importantly, Stockwell has advised that it is unlikely that the balance land throughout the
Noosa Business Centre will have been developed within the 2037 design horizon. For the
purposes of this assessment, the analysis has assumed that the Noosa Business Centre is
fully developed in order to demonstrate that the key internal intersections will operate
satisfactorily in this circumstance.
9.3.2 Assessment Scenarios
Reflective of the above assumptions, the performance of the road network was considered for
the following scenarios:
2022 Baseline: To establish existing operational conditions.
2027 Baseline: To establish the operational performance of the road network in the
absence of the development at the year of opening, including the surrounding
development potential within this design year for the Noosa Business Centre.
2027 Baseline with Development: To identify the impact of the traffic generated by the
development at the year of opening.
2037 Baseline: To establish the operational performance of the road network in the
absence of the development at the 10-year design horizon. including the surrounding
development potential within this design year for the Noosa Business Centre.
2037 Baseline with Development: To identify the impact of the traffic generated by the
development at the 10-year design horizon.
The operation of the road network was assessed for all the above scenarios during the
Thursday PM and Saturday midday peak hours.
9.4 Intersection Assessment
9.4.1 I1: Hofmann Drive / Noosa Civic Access Road
The Hofmann Drive / Noosa Civic Access Road is an existing 3-leg roundabout intersection.
The existing layout and SIDRA assessed intersection form are shown on Figure 8 below. The
results of the SIDRA assessment are presented in Table 20 below. Detailed SIDRA outputs
are provided at Appendix E.
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Figure 8 I1: Hofmann Drive / Noosa Civic Access Road – Existing and SIDRA
Assessed Form
Table 20 I1: Hofmann Drive / Noosa Civic Access Road – SIDRA Outputs
Weekday PM Peak Saturday Midday Peak
Scenario Critical Delay 95%tile Critical Delay 95%tile
DOS DOS
(sec) Queue (m) (sec) Queue (m)
Survey
2022 0.46 13 24 0.60 17 42
Baseline
2022 0.46 13 24 0.60 17 42
2027 0.53 14 31 0.67 19 56
2037 0.64 15 49 0.68 20 57
Baseline with Development
2027 0.57 15 37 0.69 18 55
2037 0.69 17 59 0.78 26 79
The results of the analysis summarised in Table 20 shows that the existing intersection form
is expected to perform within the adopted performance thresholds for all assessed scenarios.
9.4.2 I2: Hofmann Drive / Noosa Civic Loop Road
The Hofmann Drive / Noosa Civic Loop Road is an existing 3-leg roundabout intersection. The
existing layout and SIDRA assessed intersection form are shown on Figure 9 below. The
results of the SIDRA assessment are presented in Table 21 below. Detailed SIDRA outputs
are provided at Appendix E.
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Figure 9 I2: Hofmann Drive / Noosa Civic Loop Road – Existing and SIDRA Assessed
Form
Table 21 I2: Hofmann Drive / Noosa Civic Loop Road – SIDRA Outputs
Weekday PM Peak Saturday Midday Peak
Scenario Critical Delay 95%tile Critical Delay 95%tile
DOS DOS
(sec) Queue (m) (sec) Queue (m)
Survey
2022 0.34 14 16 0.35 14 17
Baseline
2022 0.34 14 16 0.35 14 17
2027 0.40 14 20 0.39 14 19
2037 0.50 14 28 0.40 14 20
Baseline with Development
2027 0.40 14 20 0.39 14 19
2037 0.50 14 28 0.40 14 20
The results of the analysis summarised in Table 21 shows that the existing intersection form
is expected to perform well within the adopted performance thresholds for all assessed
scenarios.
9.4.3 I3: Hofmann Drive / Rene Street / Loading Dock Access
The Hofmann Drive / Rene Street / Loading Dock Access is an existing roundabout
intersection. The existing layout and SIDRA assessed intersection form are shown on Figure
10 below. The results of the SIDRA assessment are presented in Table 22 below. Detailed
SIDRA outputs are provided at Appendix E.
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Figure 10 I3: Hofmann Drive / Rene Street / Loading Dock Access – Existing and SIDRA
Assessed Form
Table 22 I3: Hofmann Drive / Rene Street / Loading Dock Access– SIDRA Outputs
Weekday PM Peak Saturday Midday Peak
Scenario Critical Delay 95%tile Critical Delay 95%tile
DOS DOS
(sec) Queue (m) (sec) Queue (m)
Survey
2022 0.22 10 10 0.22 10 9
Baseline
2022 0.22 10 10 0.22 10 9
2027 0.26 11 12 0.25 11 11
2037 0.30 11 14 0.25 11 11
Baseline with Development
2027 0.26 11 12 0.25 11 11
2037 0.30 11 14 0.25 11 11
The results of the analysis summarised in Table 22 shows that the existing intersection form
is expected to perform well within the adopted performance thresholds for all assessed
scenarios.
9.4.4 I4: Noosa Civic Access Road / Main Street
The Noosa Civic Access Road / Main Street intersection is an existing roundabout intersection.
The existing layout and SIDRA assessed intersection form are shown on Figure 11 below.
The results of the SIDRA assessment are presented in Table 23 below. Detailed SIDRA
outputs are provided at Appendix E.
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Figure 11 I4: Noosa Civic Access Road / Main Street – Existing and SIDRA Assessed
Form
Table 23 I4: Noosa Civic Access Road / Main Street – SIDRA Outputs
Weekday PM Peak Saturday Midday Peak
Scenario Critical Delay 95%tile Critical Delay 95%tile
DOS DOS
(sec) Queue (m) (sec) Queue (m)
Baseline
2022 0.08 12 3 0.08 12 3
2027 0.22 13 9 0.25 13 11
2037 0.23 13 10 0.26 13 12
Baseline with Development
2027 0.23 13 10 0.27 13 13
2037 0.24 13 10 0.27 13 13
The results of the analysis summarised in Table 23 shows that the existing intersection form
is expected to perform well within the adopted performance thresholds for all assessed
scenarios.
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10.0 Code Responses
The traffic and transport aspects of the proposed expansion have been assessed against
Council’s Transport Code and Driveways and Parking Code, with responses provided at
Appendix F.
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11.0 Summary and Conclusions
SLR has been engaged by Stockwell to undertake a Traffic Impact Assessment (TIA) in
relation to the Noosa Civic Shopping Centre Retail Stage 2 development located at 28 Eenie
Creek Road, Noosaville. The proposal comprises an expansion to accommodate an additional
6,500m2 GFA retail yield.
Based on the analysis and assessment undertaken as part of this TIA, the following
conclusions are made:
Servicing for Lot 1 by the largest foreseeable vehicles can be accommodated within
the specified loading areas and this has been demonstrated through swept path
analysis.
The total number of car parks provided by the proposed development is 325 spaces.
This supply meets Council’s acceptable outcome as stated in NSC’s DPC.
The traffic design of the development site layout is compliant with the requirements of
the relevant design standards and guidelines.
The operational assessment conducted herein demonstrates the following:
o I1 - Hofmann Dr / Noosa Civic Access Rd Roundabout: No upgrading required.
o I2 - Hofmann Dr / Noosa Civic Loop Rd Roundabout: No upgrading required.
o I3 - Hofmann Dr / Rene St / Loading Dock Access Roundabout: No upgrading
required.
o I4 - Noosa Civic Access Rd / Main St Roundabout: No upgrading required.
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Appendix A Development Plan SLR
Page 34
Rev. Date Description Iss. Appr.
A 09.10.2023 DEVELOPMENT APPLICATION ISSUE MM GS
SITE's
SET-OUT
PT.
119° 17' 30"
RMU TFMR
118° 27' 35"
96° 52' 00"
900
3.13 m 104.15 m 142.96 m
96° 52' 00" 2° 22' 30"
2000
2.40 m 11.56 m
113° 22' 30"
209° 17' 30"
5.17 m
84.48 m
24° 22' 50"
45.85 m
RETAIL STAGE 2
DEVELOPMENT Do not scale this drawing. Verify all dimensions on site before commencing
209° 17' 30"
any work. Copyright © 2023 Buchan. This drawing remains the property of
84.48 m
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden.
29° 44' 40"
19.21 m 176° 28' 30" File
\ACCDocs\Buchan\719021-R22-Noosa_Civic_Precinct\
6.88 m
201° 39' 4
89° 25' 30"
11.89 m
6.54 m
116° 25' 10"
13.79 m
5"
189
2° 4 2 m
"
17' 45
° 13
68.
4.19
3' 5
m
5
' 00"
15.38
5"
m
224°
56' 45 8.3 ' 00"
8m
° 45
229
"
"
m
44 ' 00
23.42
92° 1 m
223°
6.0
5"
° 16' 2 241
97
0"
1m
99.0
76 0' 4
m
4
35 .38 m
.38
1°
8°
24
12
05
LOT 1
' 30
12° 1 m
11.9
"
SP322201
3' 25
2
RETAIL STAGE 2
"
6° 4
DEVELOPMENT AREA
19.9
3' 4
35 0.29
EXTENTS SHOWN BLACK
RMU
2m
0°
33.8 ' 30"
5"
TFM
R
2
01 m
2m
' 00" 313° 23' 30
° 48
'3
FH
FHR
289° 40
5"
33 17.48 "
232
9° 5.21 m
34 5.0
m
5.9 01' 0
9° 5 m
3° 5 6 m
MAJOR CENTRE
2
26
7 m 0"
15.
"
'5
' 55
3' 5
5C RETAIL PRECINCT
4
5"
FH
8
FHR
277° 42' 00" ° 1
5"
272 .11 m
' 00"
7.69 m
EXTENTS SHOWN RED DASHED
34.65 m
35
29° 17' 20"
219° 42
20.99 m
"
17 6' 15
17° 00' 30"
FHR
FH
m
9.48 m
0
.14
0°
249° 27' 30"
24
6.87 m 299° 17' 25" LOT 1 BOUNDARY
340° 45' 335" 124.46 m
12.91 m EXTENTS SHOWN BLACK DASHED
Project
NOOSA CIVIC RETAIL
STAGE 2 DEVELOPMENT
28 Eenie Creek Rd
Noosaville QLD 4566
1 LOT 1 - DEVELOPMENT SITE PLAN
1 : 1000 Project Number
719021
Status
PRECINCT 5C DEVELOPMENT APPLICATION
RETAIL PRECINCT Date Plotted
9/10/2023 2:54:59 PM
DEVELOPMENT EXTENTS: EXISTING N
Date Issued
09.10.2023
SITE AREA: 65,576 m2 Scale
Drawing Title
REAL PROPERTY Sheet Number Sheet Name Revision Revision Date
DESCRIPTION: A-DA- 0000 TITLE SHEET AND DEVELOPMENT SITE PLAN A 09.10.2023 TITLE SHEET AND
LOT 1 ON
SURVEY PLAN 322201
A-DA- 1000
A-DA- 1010
GROUND FLOOR PLAN
BASEMENT FLOOR PLAN
A
A
09.10.2023
09.10.2023
DEVELOPMENT SITE PLAN
A-DA- 1020 LEVEL ONE / ROOF FLOOR PLAN A 09.10.2023
LOCAL GOVERNMENT: A-DA- 2000 OVERALL SECTIONS A 09.10.2023
NOOSA COUNCIL A-DA- 3000 OVERALL ELEVATIONS A 09.10.2023
A-DA- 3001 RETAIL BUILDING ELEVATIONS A 09.10.2023
A-DA- 3002 CARPARK BUILDING ELEVATIONS A 09.10.2023
A-DA- 4000 RETAIL BUILDING MATERIAL PALETTE A 09.10.2023
A-DA- 4001 CARPARK BUILDING MATERIAL PALETTE A 09.10.2023 Drawing Number Revision
A-DA-0000 A
SITE
LOCATION
CONTEXT PLAN
1:1 Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
Page 35
Rev. Date Description Iss. Appr.
A 09.10.2023 DEVELOPMENT APPLICATION ISSUE MM GS
B K
A C D E F G H I J L M N O P Q R S T U V W X Y Z
RMU TFMR
MAJOR CENTRE CIVIC DRIVE 4 3 3 MAJOR CENTRE
5B SHOWROOM PRECINCT (PRIVATE ROAD) 5B SHOWROOM PRECINCT
2000 3000 2000
MAJOR CENTRE MAJOR CENTRE
5C RETAIL PRECINCT 5A BUSINESS PARK PRECINCT
Do not scale this drawing. Verify all dimensions on site before commencing
any work. Copyright © 2023 Buchan. This drawing remains the property of
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden.
B/R 20m2
1
B/R 20m2 B/R 20m2
MAJOR CENTRE CT
File
5C RETAIL PR
MAJOR CENTRE
5A BUSINESS
2 B/R
\ACCDocs\Buchan\719021-R22-Noosa_Civic_Precinct\
3 RAMP RAMP
20m2
AREA SCHEDULE
ECIN
PARK PRECIN
B/R
LOT 1 RETAIL PROPOSED 6,500m2
20m2
4 TOTAL RETAIL 6,500m2
CT
RETAIL RETAIL
RETAIL STAGE 2 DEVELOPMENT
5 1 1
2000 2000 DEVELOPMENT AREA 25,921m2
SITE COVER 63.80%
PLOT RATIO 0.2508
6 NOTE:
LANDSCAPING AREA
LANDSCAPING COVER
3321 m2
12.81%
INTERTENANCY WALLS
33 SHOWN INDICATIVELY
BOULEVARD
PARKING
(PRIVATE ROAD)
7 BAYS Modified
B/R
CAR PARKING SCHEDULE
TOTAL REQUIRED 325
LOT 1 EXISTING REMOVED -829
8 LOADING inclusive of STANDARD -818
212 PWD -11
4 PARKING 2 NEW: BASEMENT 588
3002
3001
BAYS inclusive of STANDARD 579
3000 3000
9 RAMP
PWD
NEW: GROUND - UNDERCROFT 212
9
inclusive of STANDARD 206
B/R RETAIL PWD 6
10m2
10 NOTE:
7000
NEW: GROUND - BOULEVARD
inclusive of STANDARD
58
58
58 PWD 0
Modified INTERTENANCY WALLS PLANT T
PARKING INC NEW: GROUND - WEST 33
B/R SHOWN INDICATIVELY
REC
BAYS AMENITIES E P inclusive of STANDARD 33
TR RK
11 R C
JO INE
EN S PA
S
PWD 0
MA BUS NEW: DECK 263
B/R E.O.T. 5A inclusive of STANDARD 260
10m2 PWD 3
12 E
RE NC
NT E CI
R
T
TOTAL PROVIDED NET GAIN 325
RC P
JO AIL
inclusive of STANDARD 318
RETAIL MA RET PWD 7
5C
13
BICYCLE PARKING SCHEDULE
B/R LOT 1 PUBLIC BICYCLE RACK 6
14 20m2 END OF TRIP SECURE STORAGE 16
TOTAL COMBINED 22
B/R
15 B/R 20m2
3
20m2
2000
16
Project
NOOSA CIVIC RETAIL
STAGE 2 DEVELOPMENT
B/R 20m2
B/R 28 Eenie Creek Rd
20m2
Noosaville QLD 4566
4 1
2000 3000
Project Number
719021
Status
DEVELOPMENT APPLICATION
Date Plotted
9/10/2023 2:54:39 PM N
NOOSA CIVIC Date Issued
09.10.2023
EXISTING CENTRE Scale
1 : 500 @A1
0 5 10 20 30M
Drawing Title
GROUND FLOOR PLAN
Drawing Number Revision
A-DA-1000 A
Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
Page 36
Rev. Date Description Iss. Appr.
A 09.10.2023 DEVELOPMENT APPLICATION ISSUE MM GS
B K
A C D E F G H I J L M N O P Q R S T U V W X Y Z
4 3
2000 2000
Do not scale this drawing. Verify all dimensions on site before commencing
any work. Copyright © 2023 Buchan. This drawing remains the property of
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden.
1 File
2 \ACCDocs\Buchan\719021-R22-Noosa_Civic_Precinct\
PLANT
3 RAMP
PLANT
4
5 1 1
2000 2000
6
LOBBY
7 CAR PARKING SCHEDULE
TOTAL REQUIRED 325
LOT 1 EXISTING REMOVED -829
8 inclusive of STANDARD
PWD
-818
-11
NEW: BASEMENT 588
inclusive of STANDARD 579
6200
9 588 RAMP
PWD
NEW: GROUND - UNDERCROFT 212
9
PLANT
inclusive of STANDARD 206
PARKING
PWD 6
BAYS
10 NEW: GROUND - BOULEVARD
inclusive of STANDARD
58
58
PLANT
PWD 0
NEW: GROUND - WEST 33
inclusive of STANDARD 33
11 PWD 0
NEW: DECK 263
inclusive of STANDARD 260
PWD 3
12 TOTAL PROVIDED NET GAIN 325
inclusive of STANDARD 318
PWD 7
13
LOBBY BICYCLE PARKING SCHEDULE
LOT 1 PUBLIC BICYCLE RACK 6
14 END OF TRIP SECURE STORAGE 16
LIFT TOTAL COMBINED 22
15
16
Project
NOOSA CIVIC RETAIL
STAGE 2 DEVELOPMENT
28 Eenie Creek Rd
Noosaville QLD 4566
4 3
2000 2000
Project Number
719021
Status
DEVELOPMENT APPLICATION
Date Plotted
9/10/2023 2:57:23 PM N
Date Issued
09.10.2023
Scale
1 : 500 @A1
0 5 10 20 30M
Drawing Title
BASEMENT FLOOR PLAN
Drawing Number Revision
A-DA-1010 A
Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
Page 37
Rev. Date Description Iss. Appr.
A 09.10.2023 DEVELOPMENT APPLICATION ISSUE MM GS
B K
A C D E F G H I J L M N O P Q R S T U V W X Y Z
4 3 3
2000 3000 2000
OM.P.
13903
OM.P. - OUTERMOST PROJECTION
OVERHANG
OVERHANG
TO ROOF
OM.P.
16298
TO ROOF
TO WALL
Do not scale this drawing. Verify all dimensions on site before commencing
TO WALL
TO WALL
12991
OVERHANG
OM.P.
15867
17160
16373
any work. Copyright © 2023 Buchan. This drawing remains the property of
19159
1200
1200
17379
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
2000
prior consent is forbidden.
1 METAL ROOF File
2 SHEETING
3000
\ACCDocs\Buchan\719021-R22-Noosa_Civic_Precinct\
3
8000
TO ROOF
RAMP 4200
1.50°
METAL ROOF
SHEETING TO WALL
4 1200 3.00°
EAVES GUTTER
OVERHANG 3.00°
6200
6800
EAVES GUTTER METAL ROOF
SHEETING
5 1 1
2000 3.00° 2000
1200
6 4870 3.00° 3.00°
OVERHANG
3.00°
OVERHANG METAL ROOF
SHEETING METAL ROOF
SHEETING
7 BOX GUTTER CAR PARKING SCHEDULE
TOTAL REQUIRED 325
EAVES GUTTER EAVES GUTTER LOT 1 EXISTING REMOVED -829
8 21145
inclusive of STANDARD -818
LINE OF AWNING BELOW
LINE OF AWNING BELOW
263 2000 2000 TO WALL
PWD -11
4 PARKING OVERHANG OVERHANG NEW: BASEMENT 588
3002
3001
BAYS 19945 inclusive of STANDARD 579
3000
9 METAL ROOF
SHEETING
1200
TO ROOF PWD
NEW: GROUND - UNDERCROFT 212
9
OVERHANG inclusive of STANDARD 206
3.00°
1.50°
PWD 6
10 METAL ROOF
NEW: GROUND - BOULEVARD
inclusive of STANDARD
58
58
SHEETING EAVES GUTTER PWD 0
3.00° NEW: GROUND - WEST 33
inclusive of STANDARD 33
11 METAL ROOF 11904
PWD 0
NEW: DECK 263
1200 SHEETING TO WALL inclusive of STANDARD 260
OVERHANG PWD 3
12 EAVES GUTTER
TOTAL PROVIDED NET GAIN 325
inclusive of STANDARD 318
PWD 7
1.50°
13
BICYCLE PARKING SCHEDULE
LOT 1 PUBLIC BICYCLE RACK 6
14 METAL ROOF
SHEETING END OF TRIP SECURE STORAGE 16
TOTAL COMBINED 22
15 EDGE PLANTER
58
291 ALL
W LINE OF 3
TO
16 2000 Project
OV
ROOF OVER
NOOSA CIVIC RETAIL
120 ANG
1.5
ER
0°
0
H
STAGE 2 DEVELOPMENT
METAL ROOF
EDGE PLANTER SHEETING
28 Eenie Creek Rd
0°
1.5
METAL ROOF Noosaville QLD 4566
SHEETING
4 1
2000 3000
Project Number
719021
Status
DEVELOPMENT APPLICATION
Date Plotted
9/10/2023 2:57:05 PM N
Date Issued
09.10.2023
Scale
1 : 500 @A1
0 5 10 20 30M
Drawing Title
LEVEL ONE / ROOF FLOOR
PLAN
Drawing Number Revision
A-DA-1020 A
Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
Page 38
Appendix B Swept Path Assessment 3+SLR
Page 39
LY
ON
T
EP
NC
MA
5B JOR
CO
SH CE
OW NT
RO RE
OM
MA PR
EC
5C JOR INCT
RE CE
TA NT
IL R
PR E
5A OR C
MA
EC
BU
INC
5C OR C
CIV
J
MA
T
SIN NTR
RE
IC
J
(PR
E
D
TA ENTR
E
SS E
TE RIV
IVA
I L
PA
RO E
PR E
AD
RK
EC
)
PR
INC
EC
T
INC
T
RM
U
TF
MR
B/
20 R
m2
RA B/R
MP 20m
PA 33 2
R
BA KING
YS
RA
MP
B/
20 R
m2
Mo
di
B/R fied
PA 212
R
BA KING
YS RE
TA
IL
D
TE AR
)
AD
V
RO
(PR ULE
IVA
300 2 BO
300
1
B
10 /R
m2
PA 58 RA
MP
NO
R INT TE:
B/R BA KING SH ERT
OW EN
20m YS N I ANC
ND
ICA Y WA
2
TIV LLS
B EL
Y
10 /R
m2
AM
EN
ITI
ES
RE
RE NO TA
TA INT TE: IL
IL SH ERT
OW EN
N I ANC
ND
B/R ICA Y WA
TIV LLS
20m EL
2 Y
PL
AN
T
E.O
.T.
EX NOO B/
IST SA 20 R
ING CIV m2 B/
20 R
CE IC m2 B/
20 R
MAJOR CENTRE
5C RETAIL PRECIN
NT m2
RE
N
0.0 7.5 15 22.5 30
METRES
SCALE 1:750
5.20
LEVEL 16, 175 EAGLE ST Project No: 620.V30926 SWEPT PATH LEGEND
Stockwell Development Group Pty Ltd
BRISBANE
Vehicle Path
QUEENSLAND 4000 Date: 10/10/23
AUSTRALIA
T: 61 7 3858 4800
Vehicle Body
Noosa Civic Stage 2 Retail
Drawn by: BR Body Clearance
www.slrconsulting.com Front Wheels 0.95 3.05
Certified by: -
B99 B99 Swept Paths
The content contained within this document may
be based on third party data. Sheet Size: A3 meters Left Turn Manoeuvres
Width : 1.94
SLR Consulting Australia Pty Ltd does not Projection: -
guarantee the accuracy of any such information.
Track
Lock to Lock Time
: 1.84
: 6.0
FIGURE SK01
Steering Angle : 33.9
Page 40
MODIFICATIONS TO EAST-WEST
LY
PRIVATE ROAD ACCESS REQUIRED
ON
TO ACCOMMODATE LEFT IN/LEFT
T
EP OUT MANOEUVRES ASSOCIATED
WITH NEW ACCESS.
NC
MA
5B JOR
CO
SH CE
OW NT
RO RE
OM
MA PR
EC
5C JOR IN CT
RE CE
TA NT
IL R
PR E
5A OR C
MA
EC
BU
INC
CIV
5C OR C
J
MA
T
SIN NTRE IC
R
J
E
(PR
ESS
DR
TAI NTR
E IVA
TE IVE
LP E MODIFICATIONS TO EAST-WEST
P
E
RO
AR
RE
AD
KP
)
CIN
PRIVATE ROAD ACCESS REQUIRED
RE
CT
CIN
TO ACCOMMODATE LEFT IN/LEFT
CT
RM
U OUT MANOEUVRES ASSOCIATED
TF
WITH NEW ACCESS.
MR
B/
20 R
m2
RA B/R
MP 20m
PA 33 2
R
BA KING
YS
RA
MP
B/
20 R
m2
Mo
di
B/R fied
PA 212
R
BA KING
YS RE
TA
IL
D
TE AR
)
AD
V
RO
(PR ULE
IVA
BO
300 2
300
1
B
10 /R
m2
PA 58 RA
MP
R
B/R BA KING
20m YS
2
B
10 /R
m2
AM
EN
ITI
ES
RE
RE NO TA
TA INT TE: IL
IL SH ERT
OW EN
N I ANC
ND
B/R ICA Y WA
TIV LLS
20m EL
2 Y
EX NOO B/
IST SA 20 R
ING CIV m2 B/
20 R
CE IC m2 B/
20 R
NT m2
RE
N
0.0 7.5 15 22.5 30
METRES
SCALE 1:750
Project No: 620.V30926 5.20
LEVEL 16, 175 EAGLE ST
BRISBANE
SWEPT PATH LEGEND
Stockwell Development Group Pty Ltd
Vehicle Path
QUEENSLAND 4000 Date: 10/10/23
AUSTRALIA
T: 61 7 3858 4800
Vehicle Body
Noosa Civic Stage 2 Retail
Drawn by: BR Body Clearance
www.slrconsulting.com Front Wheels 0.95 3.05
Certified by: -
B99
B99 Swept Paths
The content contained within this document may
be based on third party data. Sheet Size: A3 meters Right Turn Manoeuvres
Width : 1.94
SLR Consulting Australia Pty Ltd does not Projection: -
guarantee the accuracy of any such information.
Track : 1.84 FIGURE SK02
Lock to Lock Time : 6.0
Steering Angle : 33.9
Page 41
NO
INT TE:
LY
SH ERT
ON
OW EN
N I ANC
T
EP
ND
ICA Y WA
NC
TIV LLS
EL
CO
Y
RE
NO TA
INT TE: IL LO
SH ERT
OW EN AD
N I ANC
ND
ING Mo
dif
ICA Y WA B/R ied
TIV LLS
EL
Y
PL
A NT
700
E.O 0
.T.
B/R MAJOR CENTRE MAJOR CENTRE
20 5C RETAIL PRECINCT 5A BUSINESS PARK PRECINCT
m2
N
0.0 2.5 5 7.5 10
METRES
SCALE 1:250
8.80
LEVEL 16, 175 EAGLE ST Project No: 620.V30926 SWEPT PATH LEGEND
Stockwell Development Group Pty Ltd
BRISBANE
Vehicle Path
QUEENSLAND 4000 Date: 10/10/23
AUSTRALIA
T: 61 7 3858 4800
Vehicle Body
Noosa Civic Stage 2 Retail
Drawn by: BR Body Clearance
www.slrconsulting.com Front Wheels
Certified by: - 1.50 5.00 MRV Swept Paths
The content contained within this document may
be based on third party data. Sheet Size: A3 MRV
meters
Loading Dock
SLR Consulting Australia Pty Ltd does not Projection: - Width : 2.50
guarantee the accuracy of any such information. Track
Lock to Lock Time
: 2.50
: 6.0
FIGURE SK03
Steering Angle : 34.0
The text continues on page 42.
Used in these records
Appendix E- Traffic Impact Assessment.pdfRelated documentApplication case desk ↗
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