Attachment 3 - Traffic Impact Assessment

23.   I am advised that Council has asked the proponents of the proposed development to consider alternative
      locations to place the carwash, namely at existing industrial zones at Jarrah Street and Holts Road. Whilst the
      location of the proposed use is predominantly a consideration of planning and economic consultants, as a traffic
      engineer, I make the following observations:
             a. Carwashes are not necessarily a complementary use to industrial uses. Whilst there are a number
                of vehicle depot types that might be located in industrial areas, depots generally provide their own
                washing services and are unlikely to utilise the carwash services proposed herein.
             b. Due to this, the carwash is likely to attract vehicles to the industrial area that would not otherwise be
                travelling in that area.
             c. The Jarrah Street location is somewhat remote from the intended Cooroy-Tewantin road corridor
                catchment, and as such will cause a level of trip lengthening as vehicles divert from that route to the
                carwash location. Whilst this will predominantly involve travel along Garnet Street, it will involve
                vehicles turning from the railway overpass right onto Myall Street and passing through the Myall
                Street / Maple Street roundabout, forcing interactions with other vehicles at that roundabout and at
                the Myall Street / Elm Street intersection — including most visitors to the town centre. Furthermore,
                it is likely that a number of carwash patrons, unfamiliar with the area, will drive through the town
                centre rather than diverting around it on Garnet Street. Whilst a matter more so for a town planner
                to consider, it is evident that Maple Street should be protected where possible from traffic volume
                increases to keep its preferred character.
             d. The Holts Road location is closer to the intended Cooroy-Tewantin Corridor catchment, but still
                involves diversions from the main travel path. This involves vehicles having to circulate via the roads
                that form part of the Exit 230 interchange. Whilst Holts Road is a convenient location to place heavy
                vehicle depots to ensure reasonable accessibility to the Bruce Highway while minimising the need
                for such vehicles to travel through the town, this advantage would not exist in the case of the
                proposed carwash. Vehicles utilising the carwash would typically already be travelling along
                Elm Street and Myall Street. Moreso, it would reduce the opportunity for more appropriate uses to
                locate to Holts Road where Council would prefer vehicles associated with those potential uses to
                minimise their interactions with the town proper, but still have good accessibility to the
                Bruce Highway.




      20221115_10608_TTPlusReport.docx