Peer Review Report - Elton Consulting · Peer Review Report 42-58 Nelson Street, Ringwood 24 March...

Peer Review Report

42-58 Nelson Street, Ringwood V160458T

S

Prepared for SJB Planning 24 March 2016

Peer Review Report

42-58 Nelson Street, Ringwood V160458T

Peer Review Report 42-58 Nelson Street, Ringwood

24 March 2016 Cardno ii

Document Information

Prepared for SJB Planning

Project Name 42-58 Nelson Street, Ringwood

File Reference V160458TREP001F01.docx

Job Reference V160458T

Date 24 March 2016

Contact Information

Cardno Victoria Pty Ltd Trading as Cardno ABN 47 106 610 913 Level 4 501 Swanston Street Melbourne Victoria 3000 Australia Telephone: (03) 8415 7777 Facsimile: (03) 8415 7788 International: +61 3 8415 7777 [email protected] www.cardno.com

Document Control

Version Date Author Author Initials

Reviewer Reviewer Initials

D02 23/06/16 Adrian Wanasili Aaron Walley

F01 24/03/16 Adrian Wanasili Aaron Walley

© Cardno. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno.

This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement. Cardno does not and shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the content of this document.


24 March 2016 Cardno iii

Table of Contents

1 Introduction 5

2 Background and Existing Conditions 6 2.1 Location and Land Use 6 2.2 Road Network 8

2.2.1 Nelson Street 8 2.2.2 New Street 8 2.2.3 Ringwood Street 8

2.3 Sustainable Transport 9 2.3.1 Public Transport & Bicycle Accessibility 9

3 Proposed Development 10 3.1 General 10 3.2 Car Parking and Access 10 3.3 Bicycle Parking 11

4 Car Parking Considerations 12 4.1 Statutory Parking Requirements – Clause 52.06 12 4.2 Traffix Group Car Parking Assessment 14 4.3 Car Parking Assessment Review 15

4.3.1 Relevant local planning policies 15 4.3.2 Availability of Public Transport 16 4.3.3 Resident Parking Demand 17 4.3.4 Residential Visitor Parking Demand 17 4.3.5 Commercial Use Parking Demand 18 4.3.6 Car Parking Allocation Assessment 18

5 Design Considerations 20 5.1 Car Park Layout Review 20

5.1.1 Proposed Indented Parking 20 5.2 Bicycle Parking Review 20

6 Traffic Considerations 21

7 Conclusions 22


24 March 2016 Cardno iv

Appendices

Appendix A Development Plans

Tables

Table 2-1 Public Transport Availability 9

Table 3-1 Development Schedule 10

Table 3-2 Car Park Provision 11

Table 4-1 Car Parking Requirements 12

Table 4-2 Proposed Car Parking Allocation 14

Table 4-3 ABS Census Data - 2011 17

Table 4-1 Apartment car parking comparison 17

Table 4-2 Car Parking Allocation Comparison 18

Figures Figure 2-1 Locality Plan .................................................................................................................................. 6 Figure 2-2 Aerial Photo ................................................................................................................................... 7 Figure 2-3 Maroondah Planning Zones .......................................................................................................... 7 Figure 2-4 Nelson Street looking east from the intersection of New Street ................................................... 8 Figure 2-1: Public Transport Network .............................................................................................................. 9 Figure 4-1 Walk Time Contour Plan ............................................................................................................. 16


24 March 2016 Cardno 5

1 Introduction

Cardno has been engaged by SJB Planning on behalf of client Hantang Taifu Ptd Ltd, to undertake a peer review of the Traffix Group Traffic Impact Assessment (dated March 2015) and the amended development plans prepared by CHT Architects (dated March 2016) for the proposed mixed use development at 42-58 Nelson Street in Ringwood.

In addition, the peer review aims to respond to one of the objections highlighted from Maroondah City Council, in particular:

Insufficient on site car parking is provided for visitors and residents. It is contrary to proper and orderly planning for the development, to seek to minimise the on-site car parking provision (and therefore substantially minimise construction costs) by unreasonably seeking to capitalise on currently available public on-street parking in the surrounding area and at the expense of future uses and developments. Additional traffic and on-street parking will cause unreasonable congestion and a loss of amenity for existing residents.

In the course of preparing this assessment, the subject site and its environs have been inspected.



2 Background and Existing Conditions

2.1 Location and Land Use

The subject site is located on the northern side of Nelson Street in Ringwood between New Street and Ringwood Street. The Ringwood Bypass abuts the site’s northern boundary. The location of the site and aerial photo is illustrated in Figure 2-1 and Figure 2-2.

With regard to planning zones, Figure 2-3 shows that the subject site is located within a Residential Growth Zone – Schedule 1 (RGZ1).

Figure 2-1 Locality Plan

Subject Site



Figure 2-2 Aerial Photo

Figure 2-3 Maroondah Planning Zones

Subject Site

Subject Site



2.2 Road Network

2.2.1 Nelson Street

Nelson Street is designated as a Council local road running east-west between Ringwood Street and New Street. In the vicinity of the subject site, Nelson Street operates with an approximate 7.0 metre pavement width accommodating a single traffic lane in each direction. Kerbside parallel parking is permitted on both kerbs with a restriction of 2 hours between 7:00am-9:00pm, Monday – Friday.

Figure 2-4 provides a view looking east Nelson Street from the intersection of New Street

Figure 2-4 Nelson Street looking east from the intersection of New Street

2.2.2 New Street

New Street is a Council local road running north-south between Nelson Street and Maroondah Highway. New Street operates with an approximate 7.0 metre pavement width accommodating a single traffic lane in each direction. Kerbside parallel parking is permitted on both kerbs with a restriction of 2 hours between 7:00am-9:00pm, Monday – Friday.

2.2.3 Ringwood Street

Ringwood Street is situated east of the proposed development, and is a Council Arterial Road running north-south between the Ringwood Bypass and Maroondah Highway to the south. Ringwood Street operates with an approximate 16 metre pavement width accommodating two lanes of traffic in each direction. No kerbside parking is permitted on both sides.

Subject Site



2.3 Sustainable Transport

2.3.1 Public Transport & Bicycle Accessibility

Acknowledging its outer suburb location, the subject site has excellent access to the public transport network via multiple bus routes long Ringwood Street, Bond Street and Maroondah Highway.

The closest railway station to the site is Ringwood station which is approximately 1km away or a 15 minute walk from the subject site.

A summary of the public transport in the vicinity of the site is shown in Figure 2-1 and Table 2-1.

Figure 2-1: Public Transport Network

Table 2-1 Public Transport Availability

Service Route No. Route Description Nearest Stop Bus 742 Eastland – Chadstone via Vermont South Bond Street 370 Mitcham – Ringwood via Ringwood North Ringwood Street 380 Ringwood – Croydon Loop Ringwood Street 364 Warrandyte – Ringwood Station via Croydon,

Warrandyte Road, Eastland SC Ringwood Street

901 Frankston – Melbourne Airport (SMARTBUS Service)

Maroondah Highway

Train - Lilydale/Belgrave Line Ringwood Station

Subject site



3 Proposed Development

3.1 General

Based on the latest plans provided by CHT Architects (Job No. 14043 dated March 2016) it is proposed for a mixed use development for the subject site comprising of three buildings. The development schedule is detailed in Table 3-1.

A copy of the relevant development plans detailing the car park layout and access arrangements are attached in Appendix A.

Table 3-1 Development Schedule

Component No / Area

Affordable Housing 16

1 BR Apartment 41

2 BR Apartment 175

3 BR Apartment 8

3 BR Townhouse 9

Total Dwellings: 249

Cafe 233 m2

Gym (1) 169 m2

Wellness Centre(1) 167 m2

Note 1: We are advised by the applicant that the gym and wellness centre will be for resident use only.

3.2 Car Parking and Access

Based on the latest plans provided by CHT Architects (Job No. 14043 dated March 2016), the development shows a total car parking provision of 296 car parking spaces. It is proposed to allocate a total of 266 car spaces to residents, 27 to visitors, 3 to staff and 1 disabled parking space. Vehicle access to the basement car park is provided via a new 7.6 metre crossover, midway along the site’s frontage. Any disused crossovers will be removed to the satisfaction of the Road Authority. In addition, landscape plans prepared in association with the development have identified the potential for 5 indented car park bays along the developments frontage.

A summary of the proposed car parking is provided in Table 3-2.



Table 3-2 Car Park Provision

Level No. of Spaces Allocation

Basement 1 86 Residential Parking, Visitor Parking, Staff Parking and Disabled Parking

Basement 2 210 Residential Parking

Total 296 spaces

3.3 Bicycle Parking

Bicycle parking spaces will be provided on basement level 1, with a proposed total provision of 85 spaces. These spaces will be shared use by residents, visitors and any staff.



4 Car Parking Considerations

4.1 Statutory Parking Requirements – Clause 52.06

The car parking requirements for the proposed development are outlined in Clause 52.06 of the Maroondah Planning Scheme.

With respect to the proposed mixed use development, the car parking requirements and current allocation are summarised in Table 4-1.

Table 4-1 Car Parking Requirements

Use No / Area Car Park Rate Spaces Required

1 Bedroom

2 Bedroom

57

175

1 space for each one or two bedroom dwelling

57

175

3 Bedroom 17 2 spaces for each three or more bedroom dwelling

34

Visitor 249 1 space for every 5 dwellings, for developments of 5 or more dwellings

49

Café 233 sqm 4 spaces per 100 sq m of leasable floor area

9

Gym 169 sqm No Rate (for residential use only) -

Wellness Centre 167 sqm No Rate (for residential use only) -

Total 324

Considering the Planning Scheme requirements, a total of 324 parking spaces is required for the development.

The development proposes a total car parking provision of 296 spaces, a shortfall of 45 spaces. Therefore, a dispensation of car spaces is sought based on the Clause 52.06 car parking requirements.

In this regard, Clause 52.06-6 of the Maroondah Planning Scheme states that an application to reduce or waive the requirement for car spaces must be accompanied by a Car Parking Demand Assessment, which includes an assessment of the following:

> The likelihood of multi-purpose trips within the locality which are likely to be combined with a trip to the land in connection with the proposed used.

> The variation of car parking demand likely to be generated by the proposed use over time.

> The short-stay and long-stay car parking demand likely to be generated by the proposed use.

> The availability of public transport in the locality of the land.

> The convenience of pedestrian and cyclist access to the land.

> The provision of bicycle parking and end of trip facilities for cyclists in the locality of the land.



> The anticipated car ownership rates of likely or proposed visitors or occupants (residents or employees) of the land.

> Any empirical assessment or case study.

Clause 52.06-6 of the Maroondah Planning Scheme further states that a permit may be granted to reduce the number of spaces below the likely demand assessed by the Car Parking Demand Assessment, giving consideration to the following as appropriate:

> The Car Parking Demand Assessment

> Any relevant local planning policy or incorporated plan.

> The availability of alternative car parking in the locality of the land, including:

- Public car parks intended to serve the land.

- On street parking in non-residential zones.

- Streets in residential zones specifically managed for non-residential parking.

> On street parking in residential zones in the locality of the land that is intended to be for residential use.

> The practicality of providing car parking on the site, particularly for lots of less than 300 square metres.

> Any adverse economic impact a shortfall of parking may have on the economic viability of any nearby activity centre.

> The future growth and development of any nearby activity centre.

> Any car parking deficiency associated with the existing use of the land.

> Any credit that should be allowed for car parking spaces provided on common land or by a Special Charge Scheme or cash-in-lieu payment.

> Local traffic management in the locality of the land.

> The impact of fewer car parking spaces on local amenity, including pedestrian amenity and the amenity of nearby residential areas.

> The need to create safe, functional and attractive parking areas.

> Access to or provision of alternative transport modes to and from the land.

> The equity of reducing the car parking requirement having regard to any historic contributions by existing businesses.

> The character of the surrounding area and whether reducing the car parking provision would result in a quality/positive urban design outcome.

> Any other matter specified in a schedule to the Parking Overlay.

> Any other relevant consideration.

> A reduction in the number of spaces provided can be considered with regard to the above criteria.



4.2 Traffix Group Car Parking Assessment

The Traffix Group Traffic Impact Assessment (TIA) bases the resident parking allocation for the proposed development on:

ABS data for car ownership statistics within the suburb of Ringwood and the Maroondah LGA to assess parking for one bedroom apartments;

Clause 52.06 of the Maroondah Planning Scheme to assess parking for two and three bedroom apartments; and

A rate of 0.12 spaces per apartment for the anticipated visitor parking demands.

Table 4-2 details the parking allocation proposed.

Table 4-2 Proposed Car Parking Allocation

Use No / Area Car Park Rate Spaces Required

Spaces Proposed

1 Bedroom

2 Bedroom

57

175

1 space for each one or two bedroom dwelling

57

175

40

192 (1)

3 Bedroom 17 2 spaces for each three or more bedroom dwelling

34 34

Visitor 249 1 space for every 5 dwellings, for developments of 5 or more dwellings

49 27

Café 233 sqm 4 spaces per 100 sq m of leasable floor area

9 3

Gym 169 sqm No Rate (for residential use only) - -

Wellness Centre 167 sqm No Rate (for residential use only) - -

Total 324 296

Note 1: This includes 17 tandem car parking spaces within basement level 2

In summary, the parking allocation proposes:

The allocation of 40 car spaces for the 57 one-bedroom apartments (affordable and standard) which equates to an overall car parking rate of 0.70 car spaces per dwelling (which is consistent with ABS data on average car ownership in Maroondah LGA);

Car parking for the two and three bedroom apartments meet the statutory requirements outlined in Clause 52.06;

An allocation of 27 visitor parking spaces which is based on adopting a rate of 0.12 spaces per apartment equating to a demand of 30 car spaces;

An allocation of 3 parking spaces to accommodate staff demands for the café, with the expectation that most customers are unlikely to be external to the development; and

Any visitor parking overflow or external customers to the site to be accommodated along the direct frontage to the development, where approximately 18 short-term car spaces will be available post development.



The Traffix Group TIA also sources the Ringwood Central Activity District – Stage 2 Parking Strategy Report (September 2009) as a supporting document for the car parking reduction sought in association with the proposed development. It also highlights the availability of on-street parking (where approximately 18 short-term car spaces will be available post development.) and the reasonable level of access to public transport services will support the proposed development.

4.3 Car Parking Assessment Review

The following car parking assessment review discusses the appropriateness of the Traffic Group TIA on car parking provisions and development parking impact, considering:

The location and its proximity to attractions and alternative transport;

Resident ownership across all dwelling types; and

Reasonable management of on-site and on-street car parking resources.

In addition, this review aims to respond to one of the objections highlighted from the Maroondah City Council, in particular:

Insufficient on site car parking is provided for visitors and residents. It is contrary to proper and orderly planning for the development, to seek to minimise the on-site car parking provision (and therefore substantially minimise construction costs) by unreasonably seeking to capitalise on currently available public on-street parking in the surrounding area and at the expense of future uses and developments. Additional traffic and on-street parking will cause unreasonable congestion and a loss of amenity for existing residents.

4.3.1 Relevant local planning policies

The Ringwood Central Activity District – Stage 2 Parking Strategy Report (September 2009) is a supporting document for the car parking reduction sought in association with the proposed development. The relevant points from the report include the following:

This Parking Strategy is seen as an important tool in guiding Council’s vision for future parking provision in the Central Activity District (CAD) and will be used by Council as a key Forward Planning document that upholds the principals of CAD’s.

The intensification of a diverse range of development provides easy access to shops, services and job opportunities and thus increases the opportunity for people to walk, cycle and use public transport as realistic travel alternatives to the private car.

A fundamental aspect of the CAD concept is to create a greater level of self-containment whereby people live, work and socialise within the CAD area. This will naturally reduce the demand for car parking and therefore can be reflected in parking rates.

Following the release of this Parking Strategy, Council will support lower parking rates for Residential: Adopt a maximum of 1 space per dwelling within Ringwood CAD irrespective of dwelling size.

Whilst the Ringwood CAD - Stage 2 Parking Strategy Report provides support for the proposed development, Cardno has reviewed and sourced the Ringwood Transit City North West Residential Precinct Plan (August 2009) as further support. The plan provides a number of guiding principles to guide future development. In particular the Access and Car Parking section (page 56) of the plan highlights that:

Given the location of the Precinct within a CAD, there may be justification to reduce the car parking rate required.

In addition, the Development Potential section (Page 16) of the plan highlights that the precinct has convenient access to public transport and commercial areas. It states that the area where the development is proposed is:



Within 1200 metres from the Railway station, which is on average a 15 minute walk;

The Precinct is also generally flat, which further contributes to its walkability and ease of access to Public Transport; and

For the purpose of planning policy, it can be assumed that the entire Precinct is within a convenient walking, cycling and driving distance to public transport, shops and services.

Overall, the above policies highlight that the development is located within the Ringwood Central Activity District which includes high levels of accessibility and self-containment that leads to a natural reduction in demand in car parking.

4.3.2 Availability of Public Transport

Following on from the previous sections of this report, the proposed development has excellent accessibility to public transport and frequency of services.

The accessibility of the surrounding public transport network is further demonstrated by a Walk Time Contour Plan shown on Figure 4-1, which clearly outlines that the Ringwood train station and bus services surrounding the site are within 15 minutes walking distance.

The walk time contour plan was derived on the conservative assumption that people walk at 4.5 kilometres per hour. Based on this assumption, Ringwood train station which is located 1.1 kilometres from the subject site is estimated to be approximately 15 minutes by foot.

Figure 4-1 Walk Time Contour Plan

5 Minute Walk

10 Minute Walk

15 Minute Walk



4.3.3 Resident Parking Demand

The Traffix Group Traffic Impact Assessment (TIA) bases the resident parking demand and allocation for the proposed development on car ownership statistics within the suburb of Ringwood and the Maroondah LGA.

This car ownership data was based on the 2011 census obtained from the Australian Bureau of Statistics (ABS). Table 4-3 summarises the results of the census data applicable to the proposed development.

Table 4-3 ABS Census Data - 2011

Dwelling Type No. of Bedrooms

Car Ownership – Ringwood

0 Cars

Flat, unit or apartment in a four or more storey block 1 bedrooms 40%



From the above, a reasonable percentage of apartments do not own a car within the suburb of Ringwood. The proposed development is in the middle of the Ringwood Central Activity District, which includes high levels of accessibility and self-containment that leads to a natural reduction in demand in car parking. It is further supported by excellent accessibility to public transport and frequency of services, which can be reached within 15 minutes by foot. These reasons give warrant to further analyse the impacts of the ABS non-car ownership levels on car parking demand in the suburb of Ringwood.

To determine the level of demand for non-car owners living in apartments, the statutory parking requirement was multiplied by the non-car ownership levels in Ringwood. This demand was then removed from the statutory parking requirement to provide a realistic parking demand for apartments for Ringwood.

A comparison between the car park allocations is shown in Table 4-1.

Table 4-1 Apartment car parking comparison

Dwelling Type No. of Bedrooms

Required 52.06 allocation

Non-Cars Owners Adjusted 52.06 allocation

Flat, unit or apartment in a four or more storey block

1 bedroom 57 22 35


2 bedroom 175 33 142


3 bedroom 34 2 32

Total 266 57 209

From the above analysis, the adjusted allocation should be considered as the minimum residential car parking allocation for apartments in the proposed development within Ringwood based on actual demand.

4.3.4 Residential Visitor Parking Demand

The Traffic Group TIA allocates a total of 27 car spaces for use by visitors to the site. This would accommodate the majority of the demand during business hours, with any car parking overflow accommodated along the sites frontage to Nelson Street, where approximately 18 short-term car spaces will be available post development.

It is noted that on-street parking restrictions in the vicinity of the site typically apply between 7:00am and 9:00pm, Monday to Friday. Outside these times, parking availability on-street increases and is available within the vicinity of the site to accommodate the occasional visitor who wishes to drive to the site. It is also well known that if available, most visitors generally choose to park on-street due to the ease in accessing the spaces compared to entering an off-street car park.



Regardless of the above, the Traffix Group TIA details a demand of 30 car spaces for visitors based on adopting a rate of 0.12 spaces per apartment. To further maximise visitor parking, this review proposes an alternative allocation of 31 visitor car parking spaces for consideration. Overall, this allocation will:

Further maximise the opportunity for all parking to be contained on-site (where a demand of 30 spaces will be accommodated within the 31 visitor car spaces); and

Any overflow to be accommodated within the direct frontage to the development, where the shortfall from the statutory requirements of 18 spaces will be accommodated within the approximate 18 short-term car spaces.

4.3.5 Commercial Use Parking Demand

The Traffic Group TIA allocates a total of 3 car spaces for the café staff demands. It was expected that any visitors would easily be accommodated along the sites frontage to Nelson Street, where approximately 18 short-term car spaces will be available post development.

However, an alternative allocation of 9 car spaces for the café should be considered to improve flexibility and meet the statutory requirements. This proposed allocation will include two tandem spaces (4 total car spaces) for staff, and 5 café customer spaces to be located in basement level 1. In addition, the 5 café customer spaces can be flexible and be utilised for residential visitor spaces or a loading bay outside of business hours. The tandem spaces which are situated in the secure section of basement level 2, will also ensure all staff have access to a secure car park.

4.3.6 Car Parking Allocation Assessment

Based on the above, the following alternative car parking allocation in Table 4-2 has been devised for consideration.

This table provides a comparison against the requirements of 52.06, the adjusted 52.06 (incorporating the impacts of non-car ownership levels in the suburb of Ringwood) and the Traffix Group TIA proposed allocation.

Table 4-2 Car Parking Allocation Comparison

Use No / Area 52.06 Required Allocation

Adjusted 52.06 Allocation

Traffix Allocation

Alternative Allocation

1 Bedroom

2 Bedroom

57

175

57

175

35

142

40

192 (1)

40

183 (1)

3 Bedroom 17 34 32 34 34

Visitor 249 49 - 27 31

Café 233 sqm 9 - 3 7 (2)

Gym 169 sqm - - -

Wellness Centre

167 sqm - - -

Total 324 296 296 296





From the above, the adjusted 52.06 allocation should be considered as the minimum car parking allocation for apartments in the proposed development within Ringwood based on actual demand. Therefore a level of flexibility could be considered when allocating car parking spaces as this allocation considers the impact of non-car ownership.

Overall, the Traffix Group TIA proposed allocation of 40 car spaces for the 57 one-bedroom apartments equates to an overall car parking rate of 0.70 car spaces per dwelling (which is consistent with ABS data on average car ownership in Maroondah LGA). This rate is considered appropriate and in excess of the minimum parking demands when considering the impact of non-car ownership on one bedroom apartments in Ringwood. The proposed allocations for the two and three bedroom apartments are also in excess of the minimum parking demands and are considered appropriate.

In all, the car parking assessment review supports the car parking reduction, and addresses the objections highlighted by Maroondah City Council, due to:

The development aligning with the Ringwood Central Activity District – Stage 2 Parking Strategy Report and Ringwood Transit City North West Residential Precinct Plan, which supports that the development has high levels of accessibility and self-containment, which leads to a natural reduction in demand in car parking;

Excellent train and bus services in the vicinity of the site, with high frequency and accessibility; and

The proposed allocation incorporates the demands of non-car owners within the suburb of Ringwood and Maroondah LGA.

There is also the option to consider the alternative car parking allocation to further consider:

That demands are met for residential visitor and café parking;

Flexibility with the car parking allocation; and

Lower dependency for on-street parking.



5 Design Considerations

5.1 Car Park Layout Review

The car park and access design is generally in accordance with the requirements of Clause 52.06-8. Parking spaces are at least 4.9 metres long and 2.6 metres wide. Access aisles of 6.4 metres have been provided to accommodate vehicles entering and exiting parking spaces.

A disabled car space has been provided adjacent to the commercial use entrance points, and has a width of 2.6 metres and a length of 5.4 metres, with a shared area provided adjacent to the space in accordance with the Australian Standard for off-street parking for people with disabilities (AS/NZS 2890.6:2009).

It should also be noted that to support the alternative visitor and commercial parking allocations detailed in earlier in this report, alterations may be required to the proposed car parking layout in basement level 1.

Vehicle access to the basement car park is provided via a new 7.6 metre crossover, midway along the site’s frontage. Any disused crossovers will be removed to the satisfaction of the Road Authority.

5.1.1 Proposed Indented Parking

Whilst the indented parking bays are possible, consideration should be given to the impacts of the design of the spaces in terms of services relocation, footpath works, etc. In our view, the indented parking bays are not considered critical to the parking provision for the development and the function of Nelson Street post development.

5.2 Bicycle Parking Review

The bicycle parking spaces, with a proposed total provision of 85 spaces, is generally in accordance with the requirements of Clause 53.34 which requires a minimum of 77 bicycle spaces.

The 85 spaces will be provided within a storage are in basement level 1, and will incorporate bicycle parking racks with dimensions in accordance with AS2890.0-2015.

Overall, this review supports in general the design considerations for the car park layout and bicycle parking.



6 Traffic Considerations

The Traffix Group TIA assessed the traffic impacts of the subject site to the surrounding road network.

In summary:

Dwellings are expected to generate a maximum of 1,260 vehicle trips per day, with up to 116 vehicle trips per peak hour; and

Commercial tenancies are expected to generate 12 vehicle trips per day, with up to 2 vehicle trips per peak hour.

Based on the anticipated traffic distribution, the resultant daily traffic impacts consist of:

293 vehicles per day along Nelson Street (east end);

644 vehicles per day along New Street;

176 vehicles per day along Bond Street (east end); and

59 vehicles per day along Market Street.

Overall, this review supports the anticipated post development traffic volumes will be accommodated within the surrounding road network. The traffic generated is considered residential in nature and will be spread throughout the day. In addition, the traffic generation is considered conservative due to the expectation that a reasonable percentage of residents will utilise the excellent access to frequent public transport.



7 Conclusions

Having undertaken a peer review of the Traffix Group Traffic Impact Assessment of the proposed mixed use development at 42-58 Nelson Street, Ringwood, we are in the opinion that the car parking reduction and allocation sought by the development under Clause 52.06-6 is appropriate due to:

The development aligning with the Ringwood Central Activity District – Stage 2 Parking Strategy Report and Ringwood Transit City North West Residential Precinct Plan, which supports that the development has high levels of accessibility and self-containment, which leads to a natural reduction in demand in car parking;

Excellent train and bus services in the vicinity of the site, with high frequency and accessibility;

The proposed allocation incorporates the demands of non-car owners within the suburb of Ringwood and Maroondah LGA; and

There is also the option to consider the alternative car parking allocation to further consider:

That demands are met for residential visitor and café parking;

Flexibility with the car parking allocation; and

Lower dependency for on-street parking.

In addition:

The proposed car park and access design is generally in accordance with the requirements of Clause 52.06-8;

The proposed bicycle parking design is generally in accordance with the requirements of Clause 53.34;

The post development traffic volumes can be accommodated within the surrounding road network; and

The Traffix Group TIA addresses the objections raised by the Maroondah City Council in regards to insufficient on-site car parking provided for the development and possible congestion for existing residents.



42-58 Nelson Street, Ringwood

APPENDIX

A DEVELOPMENT PLANS

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99.10

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99.61 99.5

0

100.1

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100.

20

100.0

8

SURFACE:9

6.00

WATER

DEPTH:95.20

CREEK

99.81

98.90

104.79

102.89

99.72

IL:104

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IL:104

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IL:10

2.79

IL:1

02.06

IL:1

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IL:1

00.58

IL:9

9.97

104.2

9

100.39

99.12

96.89

97.4

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99.13

98.61

99.22

99.08

99.15

99.40

99.21

99.3

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44

99.42

99.38

99.37

99.38

99.32

98.85

98.78

98.23

99.4

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98.81

98.92

98.36

99.51

99.56

99.47

97.57

98.94

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99.62 99.80

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97.10

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97.00

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98.22 98.

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98.34

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99.62

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100.79 104.71

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104.46

104.51104.56

104.62104.63

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68

104.08103.90

103.58103.08

104.2

4104.27

104.07103.87

103.62103.09102.88

102.72102.27

102.25102

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101.63101.

63

101.55

101.41

100.44

101.29

101.1

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100.4

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99.83

4

100.01

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CL:104.93CL:104.38

CL:103.80CL:102.37

CL:101.98

CL:99.88

CL:99.35

CL:99.23

CL:100.20

CL:104.67

CL:104.36

CL:99.87

CL:100.09

CL:100.19

FO

RLE

STAY FOR POLE 104.85

104.72

103.9

1

100.67

98.86

97.60

98.34

98.1

1

97.37

98.98 99.0

0

100.0

1 100.

32 100.3

8 100.

63 100.6

710

0.43

100.59

102.10

104

104.

93

104.8

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104.7

5

104.6

1

3

103.97

103.56

102.99102.3710

1.73

100.3

7

00.36

101.08

104

10

104.72

104.5

6

104.55

104.4

5

104.3

7

104.3

0

104.27

104.28

104.68104.60

104.62

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104.43

104.2

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104.27

104.34

104.

36

104.4

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103.35

103.08

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2.10

101.5

9

101.44

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102.77

102.3

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102.11

101.71

101.4

3

100.97

100.5

1

100.8

6

101.22

100.3

0

100.10

85 100.71

100.13

100.01

TELCO

TELCO TELCO TELCOTELCO

HT:7m HT:6m

HT:8m

T:12m

HT:12m

HT:5m

HT:4m

HT:8m

HT:20m

HT:8m

HT:20m

HT:15m

HT:5m HT:4m HT:3m

HT:20m

HT:20m

HT:6m

HT:6mHT:7m

HT:7m

HT:7m

HT:12m

HT:7m

HT:8m

HT:7m

HT:10m

HT:6m

HT:7m

HT:20mHT:5m

HT:12m

HT:12m

HT:5m

HT:7m

HT:6m

HT:5m

HT:6mHT:5mHT:7m

HT:7m

HT:5m

HT:16mHT:6m

HT:6mHT:9m

HT:18m

HT:6m

HT:17m

HT:15mHT:10m

HT:25m

HT:10m

HT:10m

HT:10m

HT:15m

HT:10mHT:8m

HT:5m

HT:7mHT:7m

HT:16m

HT:5m

HT:10m

HT:12m

HT:12mHT:6m

HT:12mHT:12m

HT:12m

104.2

100.6

100.6

100.4100.2

100

100

99.8

99.8

99.6

99.6

99.499.499.4

99.

4

99. 2

99.2

99.2

99.2

99

99

98.8

98.6

98.698.498.298

97.8

97.6

97.4

97.297

96.8

96.6

96.6

96.4

96.2

3

A.H.D

T

NELSON STREET

CR

EEK

1 /

2 /

3 /

T:105.90B:105.45

W

T:105.90WB:104.90

T:105.90WB:104.90

D

B:104.25W T:105.25

B:104.80T:105.25W

B:104.25W T:105.25

W T:105.25B:104.25

D

B:103.50T:104.50W

B:104.00T:104.50W

B:103.50T:104.50W

WB:103.50T:104.50

D

VE

HIC

LE

X-O

VE

R

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RAILGUARD NOT FENC

2m CAPPED PALINGS0.4m CONCRETEBRICK

0.9m BRICK1.7m CAPPEDPALINGS

0.8m CAPPED PALINGSNOT FENCED1.2m IRON BARSNOT FENCEDNOT FENCED0.4m BRICK

CARPORT

CONCRETE PATH CONCRETE PATH

IRONSHED

SINGSTORBRIUN

SINGSTOBRIUN

SINGSTORBRIUN

TOP

OF B

ANK

TOP

BANK

TO

E OF

BA

NK

TOE

OF BANK

T

OF

BA

NK

TOE

OF

BANK

TOE

OF

B

AN

K

TOEOF BANK

TOPOF

BANK

TOP

OFBANK

TOP

OFBANK

TO

P

OF

BANK

BANK

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

IVE

WA

Y

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

DR

IVE

WA

Y

1.7

m P

AL

ING

S

DRIVE

UP

LEGEND

BASEMENT

SERVICES

1:16 RAMP

1:16 RAMP

RL 97.72

RL 97.72

UP

4900 6400

54

004

900

64

0049

00

2600

2600

2900

Ramp grade adjacent to90 degree car parking spacesto be 1 in 16 max under AS2890.1-2004.

Ramp grade adjacent to90 degree car parking spacesto be 1 in 16 max under AS2890.1-2004.

16000

490

09

520

49

00

64

004

900

49

006

400

49

00

125

0

250

490

06

400

49

004

900

64

004

900

540

0

1 in 8(12.5%)

1 in 8(12.5%)

1 in 5(20%)

1 in

5(2

0%

) - I

NS

IDE

1 in

13.

1( 7

.6%

) - O

UT

SID

E

1 in 5(20%)

X 100.52

X 100.27

X 99.987

X 97.720

X 97.97

X 98.73

6400

380

02

000

2000 141562

85

1628

0

SERVICES

SERVICESSERVICES

SERVICES

SERVICES

BASEMENT

SERVICES

SERVICESSERVICES

45,000 LITRESRAINWATERTANK

45,000 LITRESRAINWATERTANK

ESD - RAINWATER TANKS AND USE

Rainwater tanks totaling 90,000 litres will beincorporated into the development. Imperviousarea runoff from a minimum 4,310sqm will bedirected to the tanks. The rainwater will be usedfor toilet flushing purpose in all commercialspaces and apartments

402

65

157920 6310

46

630

164260

2600 x 5400RESIDENTIAL

CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CARPARKING


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK

8400

803

0

640

0

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

58

40

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

40

65

SETBACK FROM BOUNDARY

MIN 3000

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

10

105


MIN 4520

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

29

45

RL 96.72

1TP1.22

2TP1.22

1TP1.23

2TP1.23

1TP1.24

2TP1.24

3TP1.22

3TP1.23


CAR PARK

Sheet No. Revision

Scale

Date

TOWN PLANNING APPLICATION

CHT Architects Pty LtdABN 29 108 008 519

ArchitectureInterior DesignUrban Design

CHT Architects Pty Ltd44 Oxford StreetCollingwood VIC 3066Post Office Box 1352Collingwood VIC 3066

Telephone 03 9417 1944Facsimile 03 9415 1847

[email protected]

Copyright © CHT Architects Pty Ltd.

The drawings, designs, and specifications and copyright thereinare the property of CHT Architects Pty Ltd, and must not be used,copied, or reproduced wholly or in part without the express writtenpermission of CHT Architects Pty Ltd.

Do not scale drawings. Use given dimensions only.

Any discrepancy in drawings or specifications shall be referred toCHT Architects Pty Ltd.

PROPOSED RESIDENTIAL DEVELOPMENTSCALE BAR

0 5 10 15m1 3

42-58 NELSON STREET RINGWOOD 11/03/2016

D1 : 250@A1

BASEMENT 2 TP2.01

1404

3

BUILDING A BUILDING B BUILDING C

7.7

3.6

3.6

8 6.0

DRAINAGE

RESERVE


6.10

m

DR

AIN

AG

E R

ESER

VE

6.10

m

(DERIV

ED FROM LP16

985)


(DE

RI V

ED

FR

OM

LP

169 8

5)VE

99.55

98.87

98.56

99.03

98.78

100.6

8

100.75 100

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99.79

98.89

98.58

100.04

99.06

100.15

100.3

2

100.5

8

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD

DEAD TREE

DEAD TREEDEAD T

REE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TR

EE

DEAD TREE

TREEDEAD

TREE

DEAD

TREE

TREE

IL:96.11

98.62

98.63

98.0297.9

597

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98

97.9

4 98.40

96.97

97.09

98.84

98.63

98.60

98.46

98.83

98.59

99.9

5

99.27

99.07

98. 0

0

98.12

97.50

96.15

96.39

96.33

96.26

96.37

96.63

96.60

96.45

98.45

96.26

96.48

97.2

5

97.97

98.10

96.88

99.10

99.20

99.26

98.92

98.9

3

96

99.36

99.0

4

98.94

96.36

98.57

99.06

96.16

96.28

96.37

99.44

99.66

100.0

0

100.38

100.14

99.89

99.62

96.

99.97

99.83

99.7

5

99.82

99.27

99.22

99.10

99.10

99.07

97.7

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97.5

98.70

99.35

99.20

99.45

100

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100.34

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104

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103.60

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99.52

99.36

99.10

99.47

99.61 99.5

0

100.1

8

100.

20

100.0

8

SURFACE:9

6.00

WATER

DEPTH:95.20

CREEK

99.81

98.90

104.79

102.89

99.72

IL:104

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IL:104

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IL:10

2.79

IL:1

02.06

IL:1

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IL:1

00.58

IL:9

9.97

104.2

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100.39

99.12

96.89

97.4

8

99.13

98.61

99.22

99.08

99.15

99.40

99.21

99.3

999.

44

99.42

99.38

99.37

99.38

99.32

98.85

98.78

98.23

99.4

3

98.81

98.92

98.36

99.51

99.56

99.47

97.57

98.94

99.3

6

99.62 99.80

99.66 98.7

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97.10

98.61

100.2

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97.08

97.83

97.00

97.49

9

98.22 98.

42

98.34

100.33

100.63

100.26

99.01

100.3

0

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99.3

3

99.62

97.68

97.76

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104.8

6 104.9

0

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103.32

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OF

:104

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107

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RID

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RID

GE

107

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0654

RID

GE

100.79 104.71

104.7

4104.47

104.46

104.51104.56

104.62104.63

104.72104.

68

104.08103.90

103.58103.08

104.2

4104.27

104.07103.87

103.62103.09102.88

102.72102.27

102.25102

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101.63101.

63

101.55

101.41

100.44

101.29

101.1

0100.77

100.4

8100.1599.

9780

99.83

4

100.01

100.36

CL:104.93CL:104.38

CL:103.80CL:102.37

CL:101.98

CL:99.88

CL:99.35

CL:99.23

CL:100.20

CL:104.67

CL:104.36

CL:99.87

CL:100.09

CL:100.19

FO

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104.72

103.9

1

100.67

98.86

97.60

98.34

98.1

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97.37

98.98 99.0

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1 100.

32 100.3

8 100.

63 100.6

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0.43

100.59

102.10

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104.

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104.8

4

104.7

5

104.6

1

3

103.97

103.56

102.99102.3710

1.73

100.3

7

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101.08

104

10

104.72

104.5

6

104.55

104.4

5

104.3

7

104.3

0

104.27

104.28

104.68104.60

104.62

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104.43

104.2

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104.27

104.34

104.

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104.4

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104.3

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103.53

103.37

103.35

103.08

103.5

4

103.64

104.0

4

104.1

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102.6

910

2.10

101.5

9

101.44

103.1

7

102.77

102.3

9

102.11

101.71

101.4

3

100.97

100.5

1

100.8

6

101.22

100.3

0

100.10

85 100.71

100.13

100.01

TELCO


HT:7m HT:6m

HT:8m

T:12m

HT:12m

HT:5m

HT:4m

HT:8m

HT:20m

HT:8m

HT:20m

HT:15m

HT:5m HT:4m HT:3m

HT:20m

HT:20m

HT:6m

HT:6mHT:7m

HT:7m

HT:7m

HT:12m

HT:7m

HT:8m

HT:7m

HT:10m

HT:6m

HT:7m

HT:20mHT:5m

HT:12m

HT:12m

HT:5m

HT:7m

HT:6m

HT:5m

HT:6mHT:5mHT:7m

HT:7m

HT:5m

HT:16mHT:6m

HT:6mHT:9m

HT:18m

HT:6m

HT:17m

HT:15mHT:10m

HT:25m

HT:10m

HT:10m

HT:10m

HT:15m

HT:10mHT:8m

HT:5m

HT:7mHT:7m

HT:16m

HT:5m

HT:10m

HT:12m

HT:12mHT:6m

HT:12mHT:12m

HT:12m

104.2

100.6

100.6

100.4100.2

100

100

99.8

99.8

99.6

99.6

99.499.499.4

99.

4

99. 2

99.2

99.2

99.2

99

99

98.8

98.6

98.698.498.298

97.8

97.6

97.4

97.297

96.8

96.6

96.6

96.4

96.2

E- 3

3. 0

5

E- 3

3.0

5

E-1

3.0

5

E- 1

3.0

5

3

A.H.D

T

NELSON STREET

CR

EEK

1 /

2 /

3 /

T:105.90B:105.45

W

T:105.90WB:104.90

T:105.90WB:104.90

D

B:104.25W T:105.25

B:104.80T:105.25W

B:104.25W T:105.25

W T:105.25B:104.25

D

B:103.50T:104.50W

B:104.00T:104.50W

B:103.50T:104.50W

WB:103.50T:104.50

D

VE

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LEX

-OV

ER

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

RAILGUARD NOT FENC




CARPORT


IRONSHED

SINGSTORBRIUN

SINGSTOBRIUN

SINGSTORBRIUN

TOP

OF B

ANK

TOP

BANK

TO

E OF

BA

NK

TOE

OF BANK

T

OF

BA

NK

TOE

OF

BANK

TOE

OF

B

AN

K

TOEOF BANK

TOPOF

BANK

TOP

OFBANK

TOP

OFBANK

TO

P

OF

BANK

BANK

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

IVE

WA

Y

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

DR

IVE

WA

Y

1.7

m P

AL

ING

S

DRIVE

UP

UP

UP

UP

UP

LEGEND

2 BED

3 BED

BASEMENT

CAFE

COMMUNALCINEMA

GYM

SERVICES

WELLNESSCENTRE

W

1200

80

0

SE

CU

RIT

Y F

EN

CIN

G/G

AT

E T

OR

ES

IDE

NT

IAL

CA

R P

AR

KS

31 VISITOR AND STAFF CAR PARKS(INCLUDING 1 DDA SPACE) TO BESECURED BETWEEN THE HOURS OF 8PMAND 6AM VIA FRONT ENTRANCE GATE

LINE MARKINGS AROUND LIFT LOBBY

WASTE TRUCKLOADING BAY

1TP1.20

FOYER

RL 100.52

RL 100.52

RL 100.52UP

DN

1TP1.19

1TP1.21

2TP1.20

2TP1.19

3TP1.19

490

06

400

490

04

90

06

400

49

00

6283

X 101.8

5

X 100.85

4.46m @1:4.458(22.4%)

5m @1:10(10%)

X 102.35

X 100. 52

2.6m@1:8(12.5%)

X 100.85

X 100. 52

X 101.85

8.46m @1:8.46(11.8%)

8.063m @1:16.13(6.2%)

X 100.52

1 in 8(12.5%)

1 in 5(20%)

1 in

5(2

0%

) - I

NS

IDE

1 in

13.

1( 7

.6%

) - O

UT

SID

E

X 100.52

X 100.27

X 99.987

X 98.73

R 4000

1125 2600

22

45

22

7027

25

3325

3900

600

3900

5820

2000 1415

TO

BE

LO

W

2 BED

2 BED

2 BED

2 BED2 BED

GYM

WELLNESSCENTRE

BASEMENT

SERVICESSERVICES

SERVICES

SERVICES SERVICES

CAFE

SERVICES

SERVICES

SERVICES

SERVICES

3 BED3 BED

3 BED3 BED

3 BED3 BED3 BED3 BED3 BED

SERVICESSERVICES

6285

30

30

16285

SE

CU

RIT

Y F

EN

CIN

G/G

AT

E T

OR

ES

IDE

NT

IAL

CA

R P

AR

KS

REFER TO LANDSCAPE FOR DETAIL TOFOOTPATH AND PLANTERS LEVELS

REFER TO LANDSCAPE FOR DETAIL TO

FOOTPATH AND PLANTERS LEVELS

402

65

157920 6310

46

630

164260

2600 x 4900STAFF CAR

PARK


PARK


PARK

2600 x 4900VISITOR CAR

PARK


PARK


PARK


PARK


PARK


PARK


PARK


PARK


PARK


PARK


PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


PARK


CAR PARK


PARK


CAR PARK


PARK


CAR PARK


PARK


CAR PARK


PARK


CAR PARK


PARK


CAR PARK


PARK


PARK


PARK


PARK

2600 x 5400DDA CARPARKING

SPOT


PARK


PARK


PARK


PARK


PARK


PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK


CAR PARK

49

006

49

5

54

00

617

04

90

06

400

8400


MIN 4525

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

29

45


MIN 3180

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

69

40

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

72

50

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

802

0

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

24

70

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

22

95

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

38

80

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

66

10

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

31

25

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

58

95

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

70

60


MIN 6290

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

11

370

COMMUNALCINEMA

1TP1.22

2TP1.22

1TP1.23

2TP1.23

1TP1.24

2TP1.24

3TP1.22

3TP1.23


CAR PARK

Sheet No. Revision

Scale

Date






[email protected]






0 5 10 15m1 3


D1 : 250@A1

BASEMENT 1 TP2.02

1404

3


7.7

3.6

3.6

8 6.0

DRAINAGE

RESERVE


6.10

m

DR

AIN

AG

E R

ESER

VE

6.10

m

(DERIV

ED FROM LP16

985)


(DE

RI V

ED

FR

OM

LP

169 8

5)VE

99.55

98.87

98.56

99.03

98.78

100.6

8

100.75 100

.55

99.79

98.89

98.58

100.04

99.06

100.15

100.3

2

100.5

8

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD

DEAD TREE

DEAD TREEDEAD T

REE

DEAD TREE

DEAD TREE

DEAD TREE

DEAD TR

EE

DEAD TREE

TREEDEAD

TREE

DEAD

TREE

TREE

IL:96.11

98.62

98.63

98.0297.9

597

.9897.

98

97.9

4 98.40

96.97

97.09

98.84

98.63

98.60

98.46

98.83

98.59

99.9

5

99.27

99.07

98. 0

0

98.12

97.50

96.15

96.39

96.33

96.26

96.37

96.63

96.60

96.45

98.45

96.26

96.48

97.2

5

97.97

98.10

96.88

99.10

99.20

99.26

98.92

98.9

3

96

99.36

99.0

4

98.94

96.36

98.57

99.06

96.16

96.28

96.37

99.44

99.66

100.0

0

100.38

100.14

99.89

99.62

96.

99.97

99.83

99.7

5

99.82

99.27

99.22

99.10

99.10

99.07

97.7

6

97.5

98.70

99.35

99.20

99.45

100

.01

100.34

F.T

OP

:104

.33

TO

P O

F L

AT

:10

4.8

4

10

5.93

EA

VE

106.

13G

UT

TE

RG

UT

TE

R 1

05.4

3 E

AV

E 1

05.

25

GU

TT

ER

104

.70

EA

VE

10

4.5

0

103.60

99.09

99.52

99.36

99.10

99.47

99.61 99.5

0

100.1

8

100.

20

100.0

8

SURFACE:9

6.00

WATER

DEPTH:95.20

CREEK

99.81

98.90

104.79

102.89

99.72

IL:104

.48

IL:104

.14

IL:10

2.79

IL:1

02.06

IL:1

01.24

IL:1

00.58

IL:9

9.97

104.2

9101

.33

100.39

99.12

96.89

97.4

8

99.13

98.61

99.22

99.08

99.15

99.40

99.21

99.3

999.

44

99.42

99.38

99.37

99.38

99.32

98.85

98.78

98.23

99.4

3

98.81

98.92

98.36

99.51

99.56

99.47

97.57

98.94

99.3

6

99.62 99.80

99.66 98.7

698

.50

97.10

98.61

100.2

399.

91

97.08

97.83

97.00

97.49

9

98.22 98.

42

98.34

100.33

100.63

100.26

99.01

100.3

0

9

99.3

3

99.62

97.68

97.76

99.00

104.8

6 104.9

0

104.8

1

103.32

104.21100

.99

RO

OF

:104

.45

106.06ROOF

107

.97

RID

GE

RID

GE

107

251

0654

RID

GE

100.79 104.71

104.7

4104.47

104.46

104.51104.56

104.62104.63

104.72104.

68

104.08103.90

103.58103.08

104.2

4104.27

104.07103.87

103.62103.09102.88

102.72102.27

102.25102

.84

101.63101.

63

101.55

101.41

100.44

101.29

101.1

0100.77

100.4

8100.1599.

9780

99.83

4

100.01

100.36

CL:104.93CL:104.38

CL:103.80CL:102.37

CL:101.98

CL:99.88

CL:99.35

CL:99.23

CL:100.20

CL:104.67

CL:104.36

CL:99.87

CL:100.09

CL:100.19

FO

RLE


104.72

103.9

1

100.67

98.86

97.60

98.34

98.1

1

97.37

98.98 99.0

0

100.0

1 100.

32 100.3

8 100.

63 100.6

710

0.43

100.59

102.10

104

104.

93

104.8

4

104.7

5

104.6

1

3

103.97

103.56

102.99102.3710

1.73

100.3

7

00.36

101.08

104

10

104.72

104.5

6

104.55

104.4

5

104.3

7

104.3

0

104.27

104.28

104.68104.60

104.62

104.

52

104.43

104.2

6

104.27

104.34

104.

36

104.4

5

104.3

0104.2

4104

.14104.

02103.90

103.7

3

103.53

103.37

103.35

103.08

103.5

4

103.64

104.0

4

104.1

9

102.6

910

2.10

101.5

9

101.44

103.1

7

102.77

102.3

9

102.11

101.71

101.4

3

100.97

100.5

1

100.8

6

101.22

100.3

0

100.10

85 100.71

100.13

100.01

TELCO


HT:7m HT:6m

HT:8m

T:12m

HT:12m

HT:5m

HT:4m

HT:8m

HT:20m

HT:8m

HT:20m

HT:15m

HT:5m HT:4m HT:3m

HT:20m

HT:20m

HT:6m

HT:6mHT:7m

HT:7m

HT:7m

HT:12m

HT:7m

HT:8m

HT:7m

HT:10m

HT:6m

HT:7m

HT:20mHT:5m

HT:12m

HT:12m

HT:5m

HT:7m

HT:6m

HT:5m

HT:6mHT:5mHT:7m

HT:7m

HT:5m

HT:16mHT:6m

HT:6mHT:9m

HT:18m

HT:6m

HT:17m

HT:15mHT:10m

HT:25m

HT:10m

HT:10m

HT:10m

HT:15m

HT:10mHT:8m

HT:5m

HT:7mHT:7m

HT:16m

HT:5m

HT:10m

HT:12m

HT:12mHT:6m

HT:12mHT:12m

HT:12m

104.2

100.6

100.6

100.4100.2

100

100

99.8

99.8

99.6

99.6

99.499.499.4

99.

4

99. 2

99.2

99.2

99.2

99

99

98.8

98.6

98.698.498.298

97.8

97.6

97.4

97.297

96.8

96.6

96.6

96.4

96.2

E- 3

3. 0

5

E- 3

3.0

5

E-1

3.0

5

E- 1

3.0

5

3

A.H.D

T

NELSON STREET

CR

EEK

1 /

2 /

3 /

T:105.90B:105.45

W

T:105.90WB:104.90

T:105.90WB:104.90

D

B:104.25W T:105.25

B:104.80T:105.25W

B:104.25W T:105.25

W T:105.25B:104.25

D

B:103.50T:104.50W

B:104.00T:104.50W

B:103.50T:104.50W

WB:103.50T:104.50

D

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

VE

HIC

LEX

-OV

ER

VE

HIC

LE

X-O

VE

R

VE

HIC

LE

X-O

VE

R

RAILGUARD NOT FENC




CARPORT


IRONSHED

SINGSTORBRIUN

SINGSTOBRIUN

SINGSTORBRIUN

TOP

OF B

ANK

TOP

BANK

TO

E OF

BA

NK

TOE

OF BANK

T

OF

BA

NK

TOE

OF

BANK

TOE

OF

B

AN

K

TOEOF BANK

TOPOF

BANK

TOP

OFBANK

TOP

OFBANK

TO

P

OF

BANK

BANK

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

IVE

WA

Y

RIV

EW

AY

RIV

EW

AY

RIV

EW

AY

DR

IVE

WA

Y

1.7

m P

AL

ING

S

DRIVE

UP

UP

UP

UP

3682

LEGEND

1 BED

2 BED

3 BED

CAFE

COMMUNAL

GYM

SERVICES

WELLNESSCENTRE

1:8

1TP1.20

VOID OVER FOYER

FOYER

FOYER

1TP1.19

1TP1.21

2TP1.21

3TP1.20

2TP1.20

2TP1.19

3TP1.19

3 BED 2 BED

1 BED

2 BED2 BED

2 BED1 BED

1 BED

3 BED

COMMUNAL

2 BED2 BED

2 BED

1 BED 1 BED2 BED

2 BED 2 BED

2 BED 2 BED 2 BED

1 BED1 BED2 BED

3 BED 3 BED3 BED

3 BED3 BED

3 BED

3 BED 3 BED

3 BED

GYM

WELLNESSCENTRE

SERVICESSERVICES SERVICESSERVICES

SERVICES

CAFE

SERVICES

SERVICES

2 BED 2 BED

COMMUNALCOMMUNAL

RL 102.92 RL 103.92

RL 103.92

SERVICESSERVICES

SERVICES

RL 103.92

RL 102.20

REFER TO LANDSCAPE FOR DETAIL TOFOOTPATH AND PLANTERS LEVELS

REFER TO LANDSCAPE FOR DETAIL TOFOOTPATH AND PLANTERS LEVELS REFER TO LANDSCAPE FOR DETAIL TO


RL 103.92

RL 103.92

RL 103.92

RL 103.92

REFER TO LANDSCAPE FOR DETAIL TO


RL 103.92

RL 103.92

SUBSTATION/ SERVICESMETERS

402

65

157920 6310

46

630

164260

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

69

40

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

72

50

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

802

0

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

24

70

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

22

95

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

38

80


MIN 3180

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

127

90

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

31

25

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

58

95

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

41

05


MIN 3240

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

11

370

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

10

975

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

10

840

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

65

45

SE

TB

AC

K F

RO

M B

OU

ND

AR

Y

MIN

937

0


MIN 3180


MIN 2875

631

5

959

5

16180

11330

9570

9790 675

18410

14595

1TP1.22

2TP1.22

1TP1.23

2TP1.23

1TP1.24

2TP1.24

3TP1.22

3TP1.23

Sheet No. Revision

Scale

Date






[email protected]






0 5 10 15m1 3


D1 : 250@A1

GROUND FLOOR TP2.03

1404

3


Peer Review Report - Elton Consulting · Peer Review Report 42-58 Nelson Street, Ringwood 24 March...

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Transcript of Peer Review Report - Elton Consulting · Peer Review Report 42-58 Nelson Street, Ringwood 24 March...