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RFI - Appendix E Traffic Engineering Assessment to Council Information Request by TTM · MCU21/0175
17 December 2021 Our Ref: 21BRT0259 Council Ref: MCU21/0175 Attention: Kelly Alcorn Stockwell Development Group Pty Ltd PO Box 3144 South Brisbane QLD 4101 Dear Kelly, RE: Proposed Commercial Development – Lot 2 Noosa Business Centre, Noosaville Traffic Engineering Assessment to Council Information Request Introduction TTM Consulting Pty Ltd (TTM) has been engaged to provide a traffic engineering response to items 7, 8 & 9 of an Information Request letter dated 29th October 2021, issued by Noosa Shire Council (NSC) in relation to Development Application MCU21/0175 for a proposed commercial development located at Lot 2 of the Noosa Business Centre. The specific traffic engineering items TTM will be responding to are detailed as follows. Carparking At Councils standard parking rates, the development would need to provide 97 parking spaces (2675m2 showroom at 1 space per 50m2 and 1300m2 at 1 space per 30m2 = 96.8 spaces). The proposed parking provision is for 91 car parking spaces and 13 motorcycle spaces. The driveways and parking code allows, where appropriate, for motorcycle parking to be counted toward the parking provision requirement at a rate of 4 motorcycle spaces per car space, up to a maximum of 4 carparking spaces. Using that provision, with 13 motorcycle spaces, the car parking provision increases to 94 spaces. In relation to the “where appropriate” aspect of counting motorcycle spaces, the location of the spaces is relevant as is the size of the car park. For a carpark of 97 spaces, it would not be appropriate for more than 3 of the spaces to be discounted on the basis of the number of motorcycle spaces. The TTM report suggests that a parking relaxation would be appropriate because patrons will visit multiple developments within the Noosa Civic Centre. While it is agreed that such cross-utilisation of tenancies will reduce traffic generation, it does not follow, and it is not accepted, that such . ttmgroup.com.au TTM Consulting Pty Ltd P 07 3327 9500 PO Box 12015 ABN 65 010 868 621 E [email protected] George Street Brisbane QLD 4003
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cross-utilization would reduce parking demands. In that regard, while a customer is within a specific
tenancy, it is generating a parking space associated with that tenancy, and if that patron moves to
another tenancy, it is then generating a parking demand associated with that other tenancy. If that
customer spends 15 minutes in each tenancy, it simply means that the associated parking demand for
that customer occurs for twice as long while the customer visits both tenancies, compared with it the
customer visited only a single tenancy. That is, the same customer visiting two tenancies has the same
parking demand as two separate customers each only visiting a single tenancy.
7. Provide on-site parking provisions consistent with the requirements of the Driveways and Parking
Code.
Main Access Aisle Width
The 5.8m wide parking aisle adjacent to the street is too narrow to function as the main site access and
to also accommodate service vehicle movements.
8. Widen the aisle width to 6.5m in accordance with the requirements of Australian Standard AS 2890.2-
2002.
Access Configuration
The main site access configuration requires further resolution, and for satisfactory operation is likely to
required modification. In that regard, with the proposed arrangements, it is proposed that vehicles
accessing the new parking area from the street will travel in the wrong direction for a short distance
along the existing exit from the service area. – see diagram in related IR.
9. Demonstrate how it is proposed to satisfactorily manage priority of the multitude of traffic
movements at the off-set cross intersection created by the new carpark access, including identification
of line-marking.
In response to the Information Request, the development plans have been amended. The development
plans are included as Attachment 1.
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TTM Response – Item 7) Carparking
The development provides 95 on-site car parking spaces which has been increased by 1 space (inclusive of
92 standard car spaces and 12 motorcycle spaces), results in a minor relaxation of 2 car parking spaces from
that required by NSC. The provision of parking aligns with NSC’s planning instruments and strategic intent for
the region which aims to prioritise infrastructure and services that provide for pedestrians, cyclists, motor
scooters and public transport over private vehicle usage.
It should be noted that a significant proportion of Council’s limit the provision of parking for developments
within the ‘City Frame’. As the development is located within the Noosa Business Centre (NBC), which is
classified as a ‘Major Centre Zone’ by NSC, the development is effectively within the ‘City Frame’.
Aligning with NSC’s planning instruments and strategic intent, developments within the ‘City Frame’ have
less demand for parking due to the co-location of uses in walking distance, and public transport options.
Whilst public and active transport facilities are currently limited, the development of a wide variety of land
uses and proposed public and active transport infrastructure within the NBC will improve the walkability and
transit nature of trips to the proposed development. Figure 7.2.4.5 of the Noosa Plan illustrates that a
dedicated public transport interchange is proposed directly to the south of the development with key
pedestrian and cycling networks within the immediate vicinity. It is envisaged that the future public and
active transport infrastructure will provide suitable connection throughout the NBC and surrounding areas
and reduce the demand for parking.
Comparative Rates
Following a review of other Council’s planning scheme policies, parking rates for a showroom and office land
use are noted in Table 1 which shows a comparison of parking rates respective to each council.
Table 1: Comparative Council Parking Rates
Land Use Council Council Requirement Requirement
• Showroom – 2,675m2 GFA Sunshine Coast Showroom
• Office - 1,300m2 GFA Council (SCC) 1 space per 20m2 GFA (where ≤ 100m2 GFA) + 1
space per 50m2 GFA (for component > 100m2 57 spaces
GFA)
Office
1 space per 40m2 GFA where in the Major Centre
33 spaces
Zone/Principal Centre Zone
Total 90 spaces
Gold Coast Council Showroom
(GCC) 2 per tenancy or lot plus 1 per 50m2 of TUA up to
and including 500m2, and 1 per 100m2 of TUA 40 spaces
over 500m2
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39 spaces
Office
3 per 100m2 of TUA
Total 79 spaces
Redlands City Council Showroom
(RCC) 1 space per 40m2 GFA 67 spaces
Office
1 space per 60m2 GFA where any part of the site
is within Capalaba Principal Centre, Cleveland 22 spaces
Principal Centre or Victoria Point Major Centre*
Total 89 spaces
*The development is situated within a Major Centre zone in Noosa and is therefore considered comparable.
As can be seen Table 1, the car parking space requirements for other Councils are less than the 97 spaces
required by NSC. The provision of 95 spaces therefore exceeds these requirements. The SCC parking rate can
be considered a comparable benchmark given that the SCC is a bordering Council with Noosa and exhibits
similar regional characteristics. Whilst the Gold Coast and Redlands are located further away from the
development, they are also considered relevant to the development due to the higher practical demands
and lower parking rates within these regions.
The RTA’s Guide to Traffic Generating Developments (RTA GTGD) provides parking rates for an office land
use however refers to the Land Use Traffic Generation – Data and Analysis 18 – Bulky Goods Retail Stores
(LUTG DA BGRS) report for information regarding parking demand and provisions for a showroom/bulky
goods land use. The LUTG report contains a summary of information provided by site managers of various
showroom/bulky goods tenancies (Domayne, Fantastic Furniture, Freedom, Harvey Norman, Retravision) in
Sydney and other areas in New South Wales. Whilst no tenancies are currently proposed for the
development, It should be noted that the aforementioned tenancies are highly comparable to the type of
tenancies to be contracted for the development.
Table 2 shows an average of the parking rates and parking demand rates during the peak demand period of
all tenancies.
Table 2: Comparative Authority Parking Rates and Demand
Land Use Authority Parking Rate Provision Average Rate
• Showroom – 2,675m2 GFA RTA – Parking Showroom
• Office - 1,300m2 GFA Provision Rate 2.21 spaces per 100m2 GFA
59 spaces
Office
1 space per 40m2 GFA 33 spaces
Total 92 spaces
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RTA – Parking Showroom
Demand Rate during 1.184 spaces per 100m2 GFA 32 spaces
Peak Demand Period
(Weekends)
Office
1 space per 40m2 GFA 33 spaces
Total 65 spaces
The provision of 95 spaces exceeds the average rates outlined in Table 2 and importantly aligns with the
practical parking demand exhibited during the peak demand periods. Based on the above assessment, the
provision of 95 spaces is considered acceptable.
TTM Response – Item 8) Main Access Aisle Width
As per the amended development plans included as Attachment 1, the parking aisle has been widened to
6.5m as requested.
TTM Response – Item 9) Access Configuration
A signs and line marking plan has been included as TTM Drawing 21BRT0259-3 in Attachment 2 which
demonstrates safe and efficient operation of the intersection for both service and customer vehicles.
A give way sign and line marking will be constructed on the western leg of the intersection, while egress
from the eastern leg of the intersection will be restricted to left turn only. A stop sign and line marking will
be constructed on the northern leg of the intersection. As the northern leg operates as one-way exit only, a
no entry sign will be constructed on the opposite side of the stop sign to ensure vehicles do not enter the
northern leg. The continuity lines aim to facilitate the southern and eastern legs of the intersection
effectively as a two-way road with the northern and western legs operating as intersecting roads. The signs
and line marking plan will manage the priority of the multitude of traffic movements as follows.
- All movements from the southern leg will have the highest priority.
- Left turning movements from the eastern leg will have right of way over all movements
- Through movements from the northern leg will give way to right turning and through movements
from the western leg.
- Right turning movements from the western leg give way to the through movements between the
southern and eastern approach.
It should be noted that the proposed line marking allows for movements from the south to have free left and
right turns. If thoroughfare and respective line marking was provided to the existing carpark to the west,
vehicles entering the development would be required to stop.
The proposed site access configuration and operation is considered safe and efficient in accommodating the
multitude of traffic.
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Customer Vehicle and Service Vehicle Interaction
Due to the proposed service vehicle access arrangements, service vehicles will only be required to access the
intersection upon exiting the site. It is also anticipated that the practical servicing demands for potential
tenancies will be low which has been based off comparable commercial tenancies within the Noosa Business
Centre exhibiting low servicing demands.
In the rare instance that service and customer vehicle interaction occur, sufficient space is provided within
the intersection for two-way passing. A customer vehicle can safely access the intersection from the south
and turn into the development while the service vehicle completes its exiting manoeuvre from the site
crossover.
As stated in TTM’s DA submission, all service vehicles will be limited to right turn exit only from the
intersection onto Noosa Civic Access Road to ensure larger vehicles do not encroach onto the auxiliary right
turn lane.
It should be noted that customer vehicles will have line of sight and clear visibility of service vehicles exiting
the site. Overall, the plan provides no safety concerns, and it is anticipated that the external road network
will be negligibly impacted.
Conclusions
Based on the assessment contained within this letter, the proposed development should be granted the
relevant approvals for the traffic items 7, 8 & 9.
Should you have any questions in relation to the content of this letter, please contact Stanley Cham or Simon
Crank on (07) 3327 9500.
Yours sincerely,
Stanley Cham
Consultant – Traffic
TTM Consulting Pty Ltd
Attachments:
1) Development Plans
2) TTM Drawing 21BRT0259-3
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ttm Attachment 1 — Development Plans
Page 8
A Y 1
E RH A-DA-2000
A LT IVE 2
W DR A-OW-3001
RETAINING
WALL
BIO RETENTION BASIN 1 22 m2
300
T
AN TRENCH GRATE
EN
ALL
GW
300
OV
AININ
RET
EC
FALL
4500
300
DASHED LINE FOR ONE WAY ONLY
A C ROOF ABOVE
P PR
NS
0
STAFF CARBAYS 4 CARS
450
MRV
PE IV
45
RE
TA
A
EO
ININ
TE
00
ON G
A T LL MC 3 EW
AY
WA
LL
OP
IV WA
O
PR
ING NLY
TAIN
LOADING E N
BINS
RE 3 BIKES
13 SP
AC
HRV
AN
E E
EL CO
IC VE
RV
SE NA
A-1
3 BIKES
MC 2
BIN
NT
BUILDING 2
2600
EASEMENT 5
RE
5800
TA
FFL 8930
IN
IN
G
DASHED LINE FOR
W
AL
LEVEL ABOVE
L
UNDERCROFT
CARPARK
LIFT
13 CARS
2 MC STAIRS
1
6 ENTRY ENTRY ENTRY
STAIRS
TGSI
TGSI
TGSI SHOPFRONT
ONE WAY ONLY
7 LINE OF
8
2600 RL 8750
20 1
NT
BALCONY
OVER
A-OW-3001
TGSI
V E NA
BUILDING 1
2
21
2600
6100
FALL CARPARK 1 FALL
E CO
LINE OF
ARBOUR
60 CARS
RL 8750 FFL 8930
A-OW-3000 OVER
300
LOBBY
SPAC
4800
2
5400 1250 5400
41 50
OPEN
TGSI TGSI
TGSI TGSI TGSI 1:31 TGSI FALL
A-DA-2000
6200
ATE
6300 FALL
TROLLEY
1 51 60
SERVICE LANE
BAYS
PRIV
KERB
OAD
6500
FALL FALL 300
28 TGSI
00
SITE
63
DASHED
ER
BOUNDARY 40 29
RAMP
LINE
1.20
FOR
1:
EASEMENT 1 67
ROOF
ABOVE
VAT
1390
TRENCH GRATE TGSI
O/H
450
RETAINING WALL
BIO-RETENTION BASIN 2 RL 8450
EXISTING FOOTPATH 50 m2 RL 8600
PRI
RAMP 1.20
TURNAROUND
3
C
BAY
TGSI
M
1:
20
5.4m LONG CAR BAYS 8 EXISTING
INCLUDE 450mm VEHICLE 1 TREES
RA
OVERHANG BEYOND
M
P
1.
WHEELSTOPS FOR LOW
20
RL 8300 CARPARK 2 EXISTING
6600
HEIGHT VEGETATION. TGSI
15 CARS RL 8300 POLE NOTE
7 MC
EX
IST
IN
1-ROAD LEVELS/ FALL, DETAILS TO
G 15
MC 2
MC 2
FO 9 BE CONFIRMED BY CIVIL ENGINEER
OT
PA PYLON
TH
SIGN
TRENCH GRATE
2-LANDSCAPE AREA INDICATIVE.
BIO-RETENTION BASIN 3 REFER LANDSCAPED AREA TO
20 m2 LANDSCAPE ARCHITECTS
DRAWINGS
3-INTERNAL HEIGHTS SUBJECT TO
CHANGE.
STORMWATER REFER TO STRUCTURAL ENGINEER
1 EASEMENT
FOOTPATH LAYOUT
TO BE CONFIRMED
DRAWINGS
A-OW-3000 4- EGRESS INDICATIVE ONLY AND
SUBJECT TO CHANGE
Rev. Date Description Iss. Appr. Do not scale this drawing. Verify all dimensions on site before commencing Project Status Drawing Title
any work. Copyright © 2021 Buchan. This drawing remains the property of
A
B
27.07.21
02.11.21
DA ISSUE
OFFICEWORKS OVERLAY
TJ
PW
PW
PW
The Buchan Group Australia Pty Ltd. Reproduction in whole or in part without
prior consent is forbidden. LOT 2 COMMERCIAL, FOR INFORMATION
Date Plotted
10/12/2021 10:08:12
10:08:00 AM
C
D
16.11.21
18.11.21
REVISED AISLE WIDTH
REVISED CENTRE AISLE
PW
PW
PW
PW
File NOOSA BUSINESS CENTRE Date Issued
10.12.21
N
PROPOSED FLOOR PLAN
E 26.11.21 DA RFI PW PW
X:\719\719154\_REVIT\_DA Scale
F 30.11.21 DA RFI PW PW
G 10.12.21 DA RFI TJ PW
Project Number Drawing Number Revision Brisbane Studio
+ 61 7 3859 9222 / buchangroup.com.au
719154 A-DA-1000 G
Page 9
ttm Attachment 2 — TTM Drawing 21BRT0259-3
Page 10
NOTES:
1. MAPPING UNDERLAY PROVIDED BY NEARMAP. MAY BE SUBJECT TO
DETAILED DESIGN & SITE SURVEY.
2. ALL UNITS SHOWN ARE IN METERS (m) UNLESS OTHERWISE NOTED
SIGN SCHEDULE*:
TRAFFIC SIGN
REFERENCE SIZE SIGN CODE
S2 (POST MOUNTED) SIGN
(in mm)
.0
R1
S3 (POST MOUNTED) 1.0
3.5 GIVE 750
S1 WAY R1-2A
1.9 HEIGHT
S4 (POST MOUNTED) SL
3.1
R19.9
S1 (POST MOUNTED)
3.3
3.3 3.1
STOP 600
R1-1A
R7
S2 x
.9
600
3.5
R10.7
2.5 600
4.5
S3 NO
GW
x R2-4B
600
ENTRY
R7.2
CL
R7
.4
4.5
7.0
600
S4 x R2-14A
800
.1
R25 ONLY
5.0
8.0 LINE MARKING DETAILS:
\\ttmfps01.ttm.local\synergy\br\synergy\projects\21brt\21brt0259 lot 2 noosa civic\3 - plans\ttm\21 12 15\21brt0259_.dwg
GW S1 (POST MOUNTED)
0.6
GW GIVE WAY LINE = 300mm
0.4
SOLID LINE MARKING
SL EDGE LINE = 100mm
CENTER LINE = 100mm
STOP BAR = 300mm
CL 0.9
CONTINUITY LINE /
PARKING LINE = 100mm
0.6
SCALE PROJECT PROJECT NUMBER ORIGINAL SIZE
0 2.5 5 7.5 10 12.5m
T TM CONSULTING PTY LTD LOT 2 NOOSA CIVIC 21BRT0259 A3
ABN 65 010 868 621 DRAWING TITLE DRAWING NUMBER REVISION
SCALE 1:250 AT ORIGINAL SIZE
LEVEL 8, 369 Ann Street, BRISBANE, QLD, 4000
NORTH CLIENT P.O. BOX 12015, BRISBANE, QLD, 4003 SIGN AND LINE MARKING PLAN 21BRT0259-03 A
STOCKWELL DEVELOPMENT T: (07) 3327 9500 F: (07) 3327 9501 NOTES & DIMENSIONS DATE SHEET
A 15-12-21 ORIGINAL ISSUE SM SC SC
GROUP PTY LTD E: [email protected] W: www.ttmgroup.com.au 15 Dec 2021 1 OF 1
REV. DATE AMENDMENT DESCRIPTION DRAWN CHECKED APPROVED
Used in these records
RFI - Appendix E Traffic Engineering Assessment to Council Information Request by TTM.pdfRelated documentApplication case desk ↗
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