07/1446 - Response to Information Request [As Published] · 132007.1446

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@ Page2

Item 2:

Comment:

Item 3:

Comment:

gross floor area (or GFA) means the tofal floor area of a building measured from the
outside of

the external walls, plus for roofed unenclosed areas, any portion of floor area beyond
a distance of 3 metres from the external wall. It does not include:

a) the area of spaces used for the parking or manoeuvring of motor vehicles;

b) the area of lift shafts;

c) the area of stairwells on any level other than the ground floor; or

d) floor areas located in a basement.

As the stairs are in the basement they do not constitute GFA.

Please provide a roof plan (indicating RL’s) superimposed over a site survey.

A roof plan indicating RL's superimposed over the site survey are included under drawing
0703.4 SD.09. The building complies with the stipulated height requirements.

Please provide justification for the location of the entry statement within the front setback

area,

Revised plans prepared by lan Gorton Design are attached. The revised plans indicate
removal of the entry statement to Grant Street.

Land Development

item 4:

Comment.

ftem 5:

Comment.

item 6:

Council has concems regarding the available sight distances along Grant Street to the
proposed vehicle access driveways for proposed Lots 2 & 3. In this regard please provide a
plan indicating the available sight distances and provide comment from a suitably qualified
Traffic Engineer as to whether the available sight distances are in accordance with AS/NZS
2890. 1:2004.

A report prepared by Dianne Hayes Traffic Engineering Consultant is included. The report
concludes that site distances comply with Australian standards, however landscaping
fronting Grant Street should be maintained to a maximum height of 1.0 metre to ensure site
visibility is maintained. It is noted that existing significant vegetation on site is not affected
by this requirement and that the site lines are predominantly located across the front of the
site and footpath areas.

It is noted that the proposal indicates that 4 units (1 unit in each fot) will utilise the existing
access driveway and access easements at the rear of the sites to access their respective
garaging. Please provide comment from a suitably qualified Traffic Engineer with regard to
the need or otherwise for the provision of passing opportunities along the easement or
within the Banksia Avenue road reserve to cater for the trips generated by the proposed
development.

A report prepared by Dianne Hayes Traffic Engineering Consultant is included. The report
concludes that the access easement has good site visibility and due to the low traffic
volumes generated by the units a passing lane is not required.

Please demonstrate that vehicles reversing out of all the proposed spaces within the
garages at the rear of the Lots 1, 2 and 3 can manoeuvre and leave their respective sites
without encroaching onto the adjoining property to the east. Please note it is expected that
conditions requiring the revision of the existing access and services easements required to
provide access to Banksia Avenue will be included in the approval, should it be approved,
of the concurrently submitted Reconfiguration of a Lot application. It is not envisaged at this

Page 3

stage that the revised easements will also be providing access into the adjoining lots to the
east for any manoeuvring.

Comment: A revised plan of easements has been provided. The revised easement layout rationalizes
the easements and extends the access easement to proposed Lot 4. The design provides
for each unit to have a double garage, one with access to Grant Street and the other with
access to the easement. This configuration and access arrangement enables an efficient
and functional unit design that maximises the slope of the site whilst minimizing earthworks
and splitting the traffic movements from the site. The configuration minimises the impact of
garages and vehicular parking on the Grant Street frontage and enables additional
pedestrian and landscaped areas to be provided.

The applicant's traffic engineer has indicated that the easement is able to cater for the
proposed vehicular movements to and from the site.

item7: It is noted that the proposed water tank for unit 2 on proposed Lot 1 is located within the
setback area from Banksia Avenue. Please relocate the tank to a point within the building
area or provide additional detail on the type of tank so Council can determine the impacts of
the tank in its current location.

Comment: Amended plan prepared by lan Gorton design indicated underground water tank to be
located in setback area. It is noted that there is a substantial verge in front of the water tank
that will still be able to be landscaped.

The supply of this additional information completes the applicants response to Council’s request for
additional information in relation to this development application.

It is requested that Noosa Council completes its assessment of the above application as soon as possible
now that the decision making period has commenced under the /ntegrated Planning Act 1997.

Yours sincerely

Coto

‘Nadine Gorton
Senior Planner
Martoo Consulting Pty. Ltd.

Ce. Alan Hendrick
lan Gorton Designs

Page 4

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Traffic Engineering Consultant

A « PO Box 303, Coolum Beach Qld, 4573
P » 0403 889 039
E « [email protected]

18 October 2007

Mrs Nadine Gorton
Martoo Consulting

PO Box 1684

Noosa Heads Qld 4567

Dear Nadine,

RE: _ Information Request
MCU and ROL for a Proposed Multiple Housing Development
29-37 Grant Street, Noosa Heads
For Res Bella Pty Ltd

I refer to your correspondence requesting further information to be provided to Noosa
Council for the proposed Residential Development in Noosa Heads.

Information Requested
4. Council has concerns regarding the available sight distances along Grant
Street to the proposed vehicle access driveways for proposed Lots 2 & 3. In this
regard please provide a plan indicating the available site distances and provide
comment from a suitably qualified Traffic Engineer as to whether the available
sight distances are in accordance with AS/NZS2890. 1:2004.

Response

The sight visibility at the proposed access driveways on Grant Street has been assessed
with consideration to existing and proposed vegetation. According to Figure 3.2 of
AS/NZS 2890.1:2004, the required sight distance for a domestic property access with a
road frontage speed of 50km/h is 40m. Traffic flow on Grant Street is divided by an
existing central median. As a result vehicles entering and exiting the proposed access
driveways will be restricted to left-in and left-out movements only. The results of
assessment of sight visibility from each proposed access driveway is shown in the table
below.

 

DM Hayes ABN 42 023 287 605
7052 Res Bella Grant Street Page 1 of 5

Page 10

 

 

 

 

 

Lot Number | Sight Visibility (measured)
1 69m
2 58m
3 46.5m
4 >100m

 

 

 

 

All access driveways comply with the requirements of AS/NZS 2890.1:2004 for domestic
driveway, however all landscaping fronting Grant Street should be maintained to a
maximum height of 1m to ensure sight visibility is achieved.

 
 

Photograph 1 - View traveling on Grant Street to vehicle access at Lot 2.

os

Photograph 2 - View traveling on Grant Street to vehicle access at Lot 3.

 

DM Hayes ABN 42 023 287 605
7052 Res Bella Grant Street Page 2 of 5

Page 11

 

Aerial Photograph indicating sight lines from Lot 2 and Lot 3.

Information Requested
J. It is noted that the proposal indicates that 4 units (1 unit in each lot) will utilize
the existing access driveway and access easements at the rear of the sites to
access their respective garaging. Please provide comment from a suitably
qualified Traffic Engineer with regard to the need or otherwise for the provision
of passing opportunities along the easement or within the Banksia Avenue road
reserve to cater for the trips generated by the proposed development.

Response

In regard to width and passing opportunity, due consideration has been given to traffic
generated from the site and the proposed number of trips. The proposal includes 4 duplex
units with three bedrooms. Four units gain individual driveway access from Grant Street
and the remaining four units gain access to Banksia Avenue via an existing easement.
Traffic generation rates recommended in the RTA Guide to Traffic Generating
Developments for units/apartments with three or more bedrooms, indicate a weekday
peak hour traffic rate of 0.5-0.65 trips per dwelling. This results in 3 vehicle trips during
the peak hour along the access easement. Given the proposed residential use for this
development and the traffic generation, it is unlikely that two vehicles will be accessing
the easement at any one time. Clause 3.2.2 of AS2890.1:2004 states;

“As a guide, 30 or more movements in a peak hour (in and out
combined) would usually require provision for two vehicles to pass on

 

D M Hayes ABN 42 023 287 605
7052 Res Bella Grant Street Page 3 of 5

Page 12

 

the driveway, i.e. a minimum width of 5.5m. On long driveways,
passing opportunities should be provided at least every 30m.”

The proposed development will generate 3 movements in a peak hour. All vehicles will
enter and exit the access onto Banksia Avenue in a forward direction. There is good sight
visibility along the easement.

It is also noted that Noosa Plan, Planning Scheme Policy 5 — Engineering Design
Standards — Roads, Draifiage and Earthworks states in Section 2.4;

b) For easements with long access roads a passing lane is to be
constructed every 100m.

The access easement does not exceed 100m in length and therefore a passing lane is not
required.

Information Requested

6. Please demonstrate that vehicles reversing out of all the proposed spaces
within the garages at the rear of Lots 1, 2 and 3 can manoeuvre and leave their
respective sites without encroaching onto the adjoining property to the east.
Please note it is expected that conditions requiring the revision of existing access
and service easements required to provide access to Banksia Avenue will be
included in the approval, should it be approved, of the concurrently submitted
Reconfiguration of a Lot application. It is not envisaged at this stage that the
revised easements will also be providing access into the adjoining lots to the east
Jor any manoeuvering.

Response

Vehicles exiting their respective driveway will manoeuvre within the designated access
easement. As outlined in the response to Item 5, traffic flow on the access easement is
expected to be very low, with an estimated traffic flow of 3 trips during the peak hour.
Given the proposed residential use for this development and the estimated traffic
generation, it is unlikely that two vehicles will be accessing the easement at any one time.
Appropriate landscaping will ensure that a vehicle reversing out of a garage is visible to a
vehicle traveling from the east on the access driveway.

Information Requested
2. Please provide additional comment on how the proposal achieves Specific
Outcome 030 of the Reconfiguring a Lot Code with regard to the number of lots
utilizing the existing access driveway.

Response
The proposal has been reviewed with regard to the requirements of the Noosa Plan. An
extract of Specific Outcome 030 is shown below.

 

DM Hayes ABN 42 023 287 605
7052 Res Bella Grant Street Page 4 of 5

Page 13

 

 

 

 

 

 

 

 

| maximum sound pressure level.

314.198 FACCESS CaSeme nts MRR MMMM a
O30 Access easements are in appropriate $30.17 Access easements are designed in
locations for safe access and egress, and supply accordance Sections 2 and 3 of PSP5
appropriate widths and levels of service for the Engineering Design Standards — Roads,
humber of vehicles that will utilise them. Drainage and Earthworks.

14-680
Reconfiguring a Lot Code

 

 

 

The access easement currently exists. It provides appropriate access from Banksia
Avenue into the subject site. The access from Banksia Avenue is restricted to left-in and
right-out movements only and there is clear visibility to the roundabout with Grant Street,
The number of vehicles using the access is significantly low. As discussed previously,
the peak hour traffic generated from this site is expected to be 3 vehicles. Given the
proposed residential use for this development and the traffic generation, it is unlikely that
two vehicles will be accessing the easement at any one time. Clause 3.2.2 of
AS2890.1:2004 states;

“As a guide, 30 or more movements in a peak hour (in and out

combined) would usually require provision for two vehicles to pass on

the driveway, i.e. a minimum width of 5.5m. On long driveways,

passing opportunities should be provided at least every 30m.”

*

All vehicles accessing the four lower units will enter and exit the access onto Banksia
Avenue in a forward direction. There is good sight visibility along the easement.
Consideration should be given to providing appropriate landscaping between the
proposed 4 lots and the easement, to ensure reverse manoeuvres from garages are clearly
visible.

Should you require further information regarding the above issues, please contact me at
the details provided above.

Yours faithfully

Dianne Hayes

B. Eng (Civil)
RPEQ 7086

 

DM Hayes ABN 42 023 287 605
7052 Res Bella Grant Street Page § of 5

Page 14

 

 

 

 

 

 

 

 

 

EASEMENTS FOR ACCESS RY
SCALE 1: 1000 ‘

GRANT

 

 

 

 

 

&
EASEMENTS FOR SEWER Sy
SCALE 1: 1000 ‘

 

6
‘SP179879

 

‘SP179879

 

 

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PROPOSED EASEMENTS ON LOTS 1-4.

SCALE 1: 500 |

4

SP179879

GRANT

 

 

 

 

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EASEMENTS FOR DRAINAGE

SCALE 1: 1000

  
     

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10 Maple Street
COOROY

COOROY Q 4563

Ph. (07) 5442 6121
Fax. (07) 5442 5125
Email. [email protected]

oie! RES BELLA PTY.
LTD.

 

 

Project:

PLAN SHOWING
EASEMENTS AT
PROPOSED
RECONFIGURATION
OF LOT 1-5 ON
SP179879.

 

PARISH: WEYBA
COUNTY: MARCH
LOCAL GOVT: NOOSA S.C.
LOCALITY: NOOSA HEADS

 

 

 

 

Scale: 1: 500 Plan 1 of 1
Datum: Date: 31/10/07
Origin: Ref:
Cont.. Int:

, 06-2212EA
NOTE:

This plan has been prepared for application
Purposes only and may be subjact to change.

Dimensions and areas shown hereon are
approximate only and subject to final survey.

 

0 5 10 15 20 25m