response to information request woodland · MCU23/0008

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3.       In conjunction with Item 7 of this letter, provide justification for this approach,
         how a short fall in parking (9 spaces) is justified, and explore how the impacts
         on the streetscape can be mitigated and if appropriate, provide amended
         plans.
Amended plans are provided with no car stackers and a layout that has been designed to
integrate with the existing innovation/Peregian Digital Hub precinct. Carparking is provided
at a rate of 1 per 30m2 as per the rate prescribed for the Major Centre zone.
The Performance Outcomes seek for sufficient parking to be provided, having regard to
the specifics of the use including—
     -    the type and intensity of land use;
     -    any existing parking available on the site;
     -    hours of operation;
     -    likely numbers of users;
     -    accessibility to the site by means other than private motor vehicle;
     -    the peak parking demand periods of uses on the site; and
     -    the availability of alternative car parking; and
The proposed Innovation offices do not rely on standard 9am to 5pm office hours. Each of
the offices depending on the nature and markets they are working in will work at non-
standard business hours and less client to client meetings, resulting in less of a peak
parking generation time. Discussions with the Peregian Digital Hub indicate the proposed
car parking is at its peak during large meeting events and outside of this time.
The offices do not propose or designed to cater for large events and meeting rooms, rather
the building would rely on the Digital Hub for these activities. There is ample parking
surrounding the precinct with multiple trip generations provided for byway of the stronger
link to the digital hub and overflow parking within Rufous Street.
A Traffic Impact Statement is provided by Fernway Traffic Engineers based on the revised
design. The conclusions of the report demonstrate the site has convenient access to
alternative transport options (bus, cycleways and footpaths); the availability of over 114
public car parking spaces within a 250m distance and the compliance of the parking
generation rates of the development with the RMS Guide to Traffic Generating
Developments 2002.
Furthermore, an analysis of other planning scheme carparking rates has also been
undertaken in relation to office developments within Southeast Queensland and is
presented below.
 Council Planning Scheme            Office Parking Rate
 Moreton Bay Council                3 spaces per 100m2 GFA
 Brisbane City                      3 spaces per 100m2 GFA
 Gold Coast City                    3 spaces per 100m2 GFA
 Sunshine Coast                     1 space per 30m2 or 1 space per 40m2 in Major Centre zone.
 Gympie                             1 space per 30m2 GFA
 Toowoomba                          3.5 spaces per 100m2 GFA
 Logan City                         1 space per 30m2 GFA above the ground level



The design meets the relevant parking standards in all other Council planning scheme
areas. It is further noted The Noosa Plan 2020 prescribes a parking rate of 1 space per
30m2 for above ground floor office space in the Major Centre Zones.
Considering the type and intensity of the proposed innovation office use and layout, the
availability of over 115 public spaces, the sporadic hours of use, access to other means
of transport and the comparison with other carparking standards within the region and
Australia – The proposal meets the relevant Specific Outcome and provides sufficient
onsite parking to accommodate the number and type of vehicles likely to be generated by
the development.

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4.    Provide amended plans that show RL’s from finished and existing ground
      level relative to both levels and the highest point of the building.
The building height has been reduced in size as a result of the removal of the car stackers.
Levels are provided on the plans which demonstrate the building is less than 8m.




5.    Provide additional detail demonstrating how a B99 vehicle can manoeuvre on-
      site to be able to exit the site in a forward gear in the event that all available
      parking is occupied. The detail must be prepared by a suitably qualified
      person (RPEQ – Registered Professional Engineer of Queensland) and
      address, but not be limited to the requirement for manoeuvres to be no more
      than 3 total movements.
Updated plans are provided demonstrating cars can access, manoeuvre, and leave the
site in a forward gear. Two tandem bays are provided for the office use which is
appropriate for private office suites with minimal client visitation.




                                                                               Page 3 of 6

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6.    Provide additional detail demonstrating the how the proposed Car Stackers
      will function in the event of a power failure and what impact a power failure
      will have on the overall functionality of the carpark.
7.    Provide additional detail demonstrating how the parking arrangement
      described in Sections 5.4 and 6.0 of Fernway Engineering’s Traffic Impact
      Statement dated December 2022 will function. The additional detail must
      include, but not be limited to:
      a. demonstrate where staff with a SUV will park; and
      b. demonstrate if a customer with a Sedan can safely park in the ‘lower’
         carpark.
8.    Provide additional detail demonstrating how the proposed Car Stackers will
      function when both ‘upper’ and ‘lower’ parks are occupied. The additional
      detail must include, but not be limited to:
      a. demonstrate how tenancy staff parked in the ‘upper’ carpark will access
         their vehicle in the event the ‘lower’ customer park is occupied;
      b. demonstrate how the owner of a vehicle parked in the ‘lower’ customer
         carpark will be identified and their vehicle moved in the event tenancy staff
         parked in the ‘upper’ carpark needs to leave the development (e.g.,
         emergency); and
      c. provide comment discussing if it is practical and reasonable, given the
         proposed medical use of the development, to identify and approach a
         customer to relocate their vehicle.
9.    Provide additional detail demonstrating how the proposed Car Stackers and
      carparking area will operate when vehicles enter and exit the Car Stackers.
      The detail must assume that all other stackers and spaces are occupied, be
      prepared by a suitably qualified person (RPEQ – Registered Professional
      Engineer of Queensland) and include, but not be limited to:
      a. vehicle paths and manoeuvring areas for each vehicle within the site;
      b. demonstrate if the proposal requires the first vehicle to exit the site to
         provide space for the second vehicle to manoeuvre and exit the site; and
      c. demonstrate the required queuing areas within the site.
10.   Provide additional detail demonstrating the proposed carpark has sufficient
      width to provide B99 vehicles with a passing opportunity. The detail must be
      prepared by a suitably qualified person (RPEQ – Registered Professional
      Engineer of Queensland) and include, but not be limited to:
      a. demonstrating a B99 vehicle has sufficient area to queue, allow another
         B99 vehicle to manoeuvre and exit any of the carparks and pass.


The car stackers have been removed and a more legible layout connecting to the Peregian
Digital Hub with a reduced GFA is proposed.




                                                                           Page 4 of 6

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11.   Provide amended plans demonstrating that the location of the proposed
      crossover has suitable separation and will not compromise the safety of
      pedestrians waiting to cross Rufous Street at the existing pedestrian pram
      ramp. The amended plans must be prepared by a suitably qualified person
      (RPEQ – Registered Professional Engineer of Queensland).
12.   Provide an amended plan demonstrating where the proposed grate drain will
      discharge to. The amended plan must be prepared by a suitably qualified
      person (RPEQ – Registered Professional Engineer of Queensland).
13.   Provide an amended Concept Stormwater Management Plan that removes the
      ‘Small Car’ annotations.
Updated stormwater engineering plans are provided, included on the plans is a pram ramp
to be located across from the existing crossing built by Council to the west. All engineering
may be conditioned as part of the finalised Operational Works package.


14.   If the ‘Small Car’ annotation is intended, provide additional detail
      demonstrating how this affects the functionality of the carpark as described
      in Sections 5.4 and 6.0 of Fernway Engineering’s Traffic Impact Statement
      dated December 2022.
The car stackers have been removed and a more legible layout connecting to the Peregian
Digital Hub with a reduced GFA proposed.


15.   Provide detailed landscape concept plans prepared by a suitably qualified
      landscape architect in accordance with the requirements of the PSP2 –
      Landscaping, and that incorporate the following:
      a)    Vegetation with vertical scale to provide screening/buffering of the built
            form when viewed from Woodland Drive, Rufous Street, and the
            recreation and open space zones. This landscape should be designed
            such, that a minimum 30% of the built form will be screened at maturity.
      b)    All landscape areas must allow for deep planting in natural ground
            unobstructed by infrastructure.
      c)    Incorporation of 1 street tree per 8 metres of frontage.
Please find attached the updated preliminary concept landscape plan from Place Design
The car stackers have been removed and a more legible layout connecting to the Peregian
Digital Hub with a reduced GFA proposed. A picture of the site looking east across Rufous
Dr is included below showing the existing stormwater infrastructure, mounding in the park
precinct and Digital Hub in the distance.




                                                                                Page 5 of 6

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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with your assessment in accordance
with the DA Rules. If you have any further queries in relation to the above, please do not
hesitate to contact myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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