S V160458T Prepared for SJB Planning 24 March 2016
Document Information Prepared for SJB Planning Project Name 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 victoria@cardno.com.au www.cardno.com Document Control Version Date Author Author Initials Reviewer D02 23/06/16 Adrian Wanasili Aaron Walley F01 24/03/16 Adrian Wanasili Aaron Walley Reviewer Initials 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 ii
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 iii
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 iv
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. 24 March 2016 Cardno 5
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 24 March 2016 Cardno 6
Figure 2-2 Aerial Photo Subject Site Figure 2-3 Maroondah Planning Zones Subject Site 24 March 2016 Cardno 7
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 Subject Site 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 northsouth 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. 24 March 2016 Cardno 8
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 Subject site 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, Ringwood Street Warrandyte Road, Eastland SC 901 Frankston Melbourne Airport (SMARTBUS Maroondah Highway Service) Train - Lilydale/Belgrave Line Ringwood Station 24 March 2016 Cardno 9
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 m 2 Gym (1) 169 m 2 Wellness Centre (1) 167 m 2 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. 24 March 2016 Cardno 10
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. 24 March 2016 Cardno 11
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 Visitor 249 1 space for every 5 dwellings, for developments of 5 or more dwellings Café 233 sqm 4 spaces per 100 sq m of leasable floor area 34 49 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. 24 March 2016 Cardno 12
> 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. 24 March 2016 Cardno 13
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 Visitor 249 1 space for every 5 dwellings, for developments of 5 or more dwellings Café 233 sqm 4 spaces per 100 sq m of leasable floor area 34 34 49 27 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. 24 March 2016 Cardno 14
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 shortterm 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: 24 March 2016 Cardno 15
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 24 March 2016 Cardno 16
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 Flat, unit or apartment in a four or more storey block 1 bedrooms 40% Flat, unit or apartment in a four or more storey block 2 bedrooms 19% Flat, unit or apartment in a four or more storey block 3 bedrooms 7% Car Ownership Ringwood 0 Cars 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 Flat, unit or apartment in a four or more storey block Flat, unit or apartment in a four or more storey block Flat, unit or apartment in a four or more storey block Non-Cars Owners Adjusted 52.06 allocation 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. 24 March 2016 Cardno 17
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 shortterm 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 57 35 40 40 175 175 142 192 (1) 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 Note 1: This includes 15 tandem car parking spaces within basement level 2 Note 2: This includes 2 tandem car parking spaces within basement level 2 24 March 2016 Cardno 18
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. 24 March 2016 Cardno 19
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. 24 March 2016 Cardno 20
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. 24 March 2016 Cardno 21
7 Conclusions Having undertaken a peer review of the Traffix Group Traffic Impact Assessment of the proposed mixed use development at, 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: In addition: That demands are met for residential visitor and café parking; Flexibility with the car parking allocation; and Lower dependency for on-street parking. 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. 24 March 2016 Cardno 22
APPENDIX A DEVELOPMENT PLANS 24 March 2016 Cardno 23
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IVEWAY 8 IVEWAY FOR LE T IVEWAY F.TOP:104.33 TOP OF LAT:104.84 D 106.13 GUTTER EAVE 105.93 ROOF:104.45 BUILDING A BUILDING B BUILDING C 157920 6310 4 85 T:12m 80 3 97.60 99.12 40265 96.39 96.26 99.8 99.83 CL:99.87 A.H.D CHT Architects Pty Ltd ABN 29 108 008 519 96.88 99.2 IL:96.11 98.10 98.34 100.01 96.6 98.90 96.15 97.97 99.72 99.81 99.97 96.48 97.25 98.45 CL:99.23 CL:99.35 GUARD RAIL 100 2 T P1.22 100.01 97.37 97.48 98.11 99.2 98.93 98.86 CL:99.88 Architecture Interior Design Urban Design TELCO 100.10 IL:99.97 96.89 96.45 98.98 100.15 CL:100.19 CL:100.20 00.36 CREEK DEPTH:95.20 100.13 WATER SURFACE:96.00 98.61 TOP OF MIN 4065 MIN 3000 CL:100.09 100.37 99.15 96.60 98.92 100.39 100.30 (DERIVED FROM LP16985) DRAINAGE 6.10m 45,000 LITRES RAINWATER TANK 99.08 100.36 STAY FOR POLE 99.10 99.00 100.48 0.4m BRICK 100.67 RESERVE 99 4900 6400 45,000 LITRES RAINWATER TANK CHT Architects Pty Ltd 44 Oxford Street Collingwood VIC 3066 Post Office Box 1352 Collingwood VIC 3066 Telephone 03 9417 1944 Facsimile 03 9415 1847 info@chtarchitects.com.au chtarchitects.com.au 2900 100.44 99.22 99.09 99.13 4900 9520 100.6 100.51 99.26 99.4 6400 100.77 IL:100.58 100.71 HT:15m TELCO 101.08 99.42 99.44 99.39 99.21 100.79 99.4 100.86 100.97 99.38 HT:4m Copyright CHT Architects Pty Ltd. 99.2 99.20 99.55 101.10 100.99 NOT FENCED HT:25m 99.36 99.37 98.85 RL 96.72 99.40 99.10 99.38 101.22 99.4 99.32 99.47 101.43 101.29 101.73 99.36 The drawings, designs, and specifications and copyright therein are the property of CHT Architects Pty Ltd, and must not be used, copied, or reproduced wholly or in part without the express written permission of CHT Architects Pty Ltd. Do not scale drawings. Use given dimensions only. Any discrepancy in drawings or specifications shall be referred to CHT Architects Pty Ltd. TOP 98.78 99.52 101.41 HT:15m HT:16m 101.44 IL:101.24 101.71 98.23 99.56 4900 6400 4900 4900 6400 4900 101.55 101.63 HT:17m HT:18m 98.62 99.04 99.51 101.63 99.47 101.59 98.36 CL:101.98 98.56 102.37 98.87 98.92 HT:9m 99.61 NELSON NOT FENCED OF 96 6.10m DRAINAGE RESERVE (DERIVED FROM LP16985) 102.11 98.63 CL:102.37 98.81 98.94 99.6 99.43 96.63 96.4 96.6 1 TP1.22 102.27 TELCO IL:102.06 96.36 98.57 99.62 102.25 102.10 102.39 99.03 HT:16m 1:16 RAMP 1:16 RAMP 1.2m IRON BARS 99.36 Ramp grade adjacent to 90 degree car parking spaces to be 1 in 16 max under AS2890.1-2004. 1 TP1.23 16000 Ramp grade adjacent to 90 degree car parking spaces to be 1 in 16 max under AS2890.1-2004. CONCRETE PATH 99.50 96.2 99.06 MIN 5840 102.99 102.72 102.77 98.94 102.89 96.37 96.16 97.57 99.44 102.88 102.69 97.98 2600 x 5400 2600 x 5400 CAR CAR PARKING PARKING 8030 UP 102.84 NOT FENCED 96.28 TOE 99.66 3 TP1.23 HT:15m IL:102.79 96.26 97.98 99.80 99.66 DEAD TREE 99.91 100.01 103.09 103.17 OF 98.8 96.8 103.08 98.76 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 97 97.2 100.23 103.08 103.56 96.33 100.32 97.10 97.4 97.6 97.8 98 103.35 103.37 96.37 98.50 97.95 100.00 98.2 98.4 98.6 103.32 103.60 96. 97.94 98.02 HT:4m TOP OF 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING BASEMENT RL 97.72 2600 164260 103.53 TOE 98.61 100.38 97.08 99.8 103.62 CL:103.80 0.8m CAPPED PALINGS OF 103.58 103.73 96.97 97.00 98.40 100.38 4900 6400 4900 4900 6400 4900 5400 103.54 103.91 103.97 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 103.90 3 97.83 100.14 250 97.49 6.10m 98.78 1250 103.64 104.02 100 104.14 97.09 9 DRAINAGE (DERIVED FROM LP16985) 100.63 2600 x 5400 2600 x 5400 CAR CAR PARKING PARKING 103.87 104.24 104.30 99.89 100.18 2 TP1.23 2 TP1.24 100.2 103.90 RESERVE 99.62 100.4 104.36 98.22 TOP 100.33 100.68 104.34 104.45 100.75 104.07 104.04 100.67 104.08 98.59 99.97 104.27 CL:104.38 98.42 100.55 100.63 104.26 CL:104.36 99.83 98.83 99.01 99.79 DEAD DEAD TREE TREE 100.26 104.21 104.61 104.19 98.46 100.20 104.27 98.60 98.89 99.75 104.24 104.29 104.27 IL:104.14 98.34 98.58 100.43 100.30 TELCO TELCO 3 TP1.22 BASEMENT 2 2600 x 5400 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR CAR PARKING PARKING PARKING PARKING PROPOSED DEVELOPMENT 100.6 99.4 TOE OF T 104.2 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 8400 OF HT:3m 1.7m CAPPED PALINGS 98.6 IRON SHED 99 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 104.28 104.43 104.75 98.63 99.27 99.2 99.82 104.30 104.52 98.84 99.22 98.70 99.06 100.04 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 104.47 0.9m BRICK 104.46 104.72 9 99.33 99.35 CONCRETE PATH 5400 4900 2600 6400 4900 104.37 104.84 99.62 STREET X 100.52 104.56 104.62 RL 97.72 2000 1415 1 in 8 (12.5%) X 100.27 1 in 5 (20%) X 99.987 104.51 3800 2000 104.45 99.20 6285 VE 97.76 100.08 ESD - RAINWATER TANKS AND USE 104.60 1 in 5 (20%) - INSIDE 97.68 104.62 104.55 CL:104.67 104.86 0.4m CONCRETE BRICK TOP 98.12 104.63 104.68 104.79 99.00 99.45 99.6 97.5 TOE OF X 97.720 X 97.97 X 98.73 6400 UP OF Rainwater tanks totaling 90,000 litres will be incorporated into the development. Impervious area runoff from a minimum 4,310sqm will be directed to the tanks. The rainwater will be used for toilet flushing purpose in all commercial spaces and apartments 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 2600 x 5400 2600 x 5400 2600 x 5400 CAR CAR CAR PARKING PARKING PARKING 0 1 3 5 10 15m SCALE BAR 2600 x 5400 2600 x 5400 CAR CAR PARKING PARKING 1 in 13.1 (7.6%) - OUTSIDE 99.07 DEAD TREE 100.15 1 in 8 (12.5%) 1 in 5 (20%) 16280 104.93 98.00 CREEK TOE OF MIN 10105 100.01 104.81 97.76 6.0 99.07 CL:104.93 TOP OF 99.27 100.32 100.58 99.10 100.34 104.72 104.56 IL:104.48 104.72 99.95 100.59 MIN 2945 MIN 4520 1 TP1.24 3.6 102.10 1.7m PALINGS GUTTER 105.43 EAVE 105.25 GUTTER 104.70 EAVE 104.50 ROOF 106.06 3.6 104.68 104.85 104.74 D W 7.7 2m CAPPED PALINGS Sheet No. Scale 1 : 250@A1 Date 97.50 LEGEND T:104.50 W B:103.50 W T:104.50 B:103.50 W T:104.50 B:104.00 W T:104.50 B:103.50 D W T:105.25 B:104.25 W T:105.25 B:104.25 W T:105.25 B:104.80 W T:105.25 B:104.25 D W B:104.90 T:105.90 T:105.90 W B:104.90 T:105.90 B:105.45 104.90 99.10 BASEMENT CARPORT RIDGE 3 / SING STOR BRI UN RIDGE RIDGE 107 25 106 54 2 / SING STO BRI UN 1 / SING STOR BRI UN 107.97 DRIVE NOT FENC TOWN PLANNING APPLICATION TP2.01 42-58 NELSON STREET RINGWOOD 11/03/2016 104.71 104 10 104 46630 Revision D 14043
8 IVEWAY FOR LE T 106.13 GUTTER EAVE 105.93 F.TOP:104.33 TOP OF LAT:104.84 D ROOF:104.45 BUILDING A BUILDING B BUILDING C 157920 6310 4 85 T:12m 80 3 97.60 99.12 40265 96.39 96.26 99.83 CL:99.87 A.H.D 99.8 CHT Architects Pty Ltd ABN 29 108 008 519 96.88 99.2 IL:96.11 98.10 98.34 100.01 96.6 98.90 96.15 97.97 99.72 99.81 99.97 96.48 97.25 98.45 CL:99.23 CL:99.35 100 32 TP1.19 TP1.22 GUARD RAIL 100.01 97.37 97.48 98.11 99.2 98.93 98.86 CL:99.88 Architecture Interior Design Urban Design TELCO 100.10 IL:99.97 96.89 96.45 98.98 100.15 CL:100.19 CL:100.20 00.36 CREEK DEPTH:95.20 100.13 WATER SURFACE:96.00 98.61 TOP OF MIN 6290 CL:100.09 100.37 99.15 96.60 98.92 100.39 100.30 (DERIVED FROM LP16985) DRAINAGE 6.10m MIN 7060 99.08 100.36 STAY FOR POLE CHT Architects Pty Ltd 44 Oxford Street Collingwood VIC 3066 Post Office Box 1352 Collingwood VIC 3066 99.10 99.00 100.48 0.4m BRICK Telephone 03 9417 1944 Facsimile 03 9415 1847 info@chtarchitects.com.au chtarchitects.com.au MIN 11370 100.67 RESERVE 99 100.44 99.22 99.09 99.13 100.6 100.51 99.26 99.4 100.77 IL:100.58 100.71 HT:15m TELCO 101.08 99.42 99.44 99.39 99.21 100.79 99.4 100.86 100.97 99.38 COMMUNAL CINEMA HT:4m 99.2 99.20 99.55 101.10 100.99 HT:25m 99.36 REFER TO LANDSCAPE FOR DETAIL TO FOOTPATH AND PLANTERS LEVELS Copyright CHT Architects Pty Ltd. NOT FENCED 99.37 98.85 99.40 99.10 99.38 101.22 99.4 99.32 99.47 101.43 101.33 101.29 101.73 99.36 TOP REFER TO LANDSCAPE FOR DETAIL TO FOOTPATH AND PLANTERS LEVELS The drawings, designs, and specifications and copyright therein are the property of CHT Architects Pty Ltd, and must not be used, copied, or reproduced wholly or in part without the express written permission of CHT Architects Pty Ltd. Do not scale drawings. Use given dimensions only. Any discrepancy in drawings or specifications shall be referred to CHT Architects Pty Ltd. FOYER 98.78 99.52 101.41 HT:15m HT:16m 101.44 IL:101.24 101.71 98.23 99.56 101.55 101.63 HT:17m HT:18m 98.62 99.04 99.51 101.63 99.47 101.59 98.36 CL:101.98 98.56 102.37 98.87 98.92 HT:9m 99.61 NELSON NOT FENCED OF MIN 5895 2245 5820 96 6.10m DRAINAGE RESERVE (DERIVED FROM LP16985) 21 TP1.19 TP1.22 102.11 98.63 CL:102.37 98.81 98.94 99.6 21 TP1.20 TP1.23 99.43 96.63 96.4 96.6 X 101.85 3900 8.063m @ 1:16.13 (6.2%) 102.27 TELCO IL:102.06 96.36 98.57 99.62 102.25 102.10 102.39 99.03 HT:16m 1.2m IRON BARS 99.36 CONCRETE PATH 600 3900 5m @ 1:10 (10%) X 101.85 UP UP UP 8.46m @ 1:8.46 (11.8%) 4.46m @ 1:4.458 (22.4%) X 102.35 2725 2270 GYM 3325 99.50 MIN 3125 96.2 99.06 WELLNESS CENTRE R 4000 X 100.85 X 100.85 1125 2600 102.99 102.72 102.77 98.94 X 100.52 UP 2.6m@1:8 (12.5%) X 100.52 MIN 6610 102.89 96.37 96.16 CAFE 97.57 99.44 W 102.88 102.69 97.98 UP 102.84 NOT FENCED 96.28 TOE 99.66 13 TP1.20 TP1.23 HT:15m STAFF CAR PARK IL:102.79 96.26 97.98 99.80 99.66 DEAD TREE 99.91 100.01 STAFF CAR PARK 1200 103.09 103.17 OF 98.8 96.8 103.08 98.76 97 97.2 100.23 103.08 103.56 96.33 100.32 97.10 97.4 97.6 97.8 98 103.35 103.37 96.37 98.50 97.95 100.00 98.2 98.4 98.6 103.32 103.60 96. 97.94 98.02 HT:4m TOP OF LINE MARKINGS AROUND LIFT LOBBY RL 100.52 800 STAFF CAR PARK 2600 x 5400 DDA CAR PARKING SPOT 5400 6170 4900 6400 RL 100.52 UP VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK 164260 VISITOR CAR PARK VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK 103.53 TOE 98.61 100.38 97.08 99.8 103.62 CL:103.80 0.8m CAPPED PALINGS OF 103.58 103.73 96.97 97.00 98.40 100.38 SECURITY FENCING/GATE TO S 103.54 103.91 103.97 VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK 8400 MIN 3880 VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK 103.90 3 97.83 100.14 97.49 6.10m 98.78 2 TP1.23 103.64 104.02 100 104.14 97.09 9 DRAINAGE (DERIVED FROM LP16985) 100.63 103.87 104.24 104.30 99.89 100.18 VISITOR CARVISITOR CAR PARK PARK 100.2 103.90 RESERVE 99.62 100.4 104.36 98.22 TOP 100.33 100.68 104.34 104.45 100.75 104.07 104.04 100.67 104.08 98.59 99.97 104.27 CL:104.38 98.42 100.55 100.63 104.26 CL:104.36 99.83 98.83 99.01 99.79 DEAD DEAD TREE TREE 100.26 104.21 104.61 104.19 98.46 100.20 104.27 98.60 98.89 99.75 104.24 104.29 104.27 IL:104.14 98.34 98.58 100.43 100.30 TELCO TELCO 31 VISITOR AND STAFF S (INCLUDING 1 DDA SPACE) TO BE SECURED BETWEEN THE HOURS OF 8PM AND 6AM VIA FRONT ENTRANCE GATE 2 TP1.24 VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK 13 TP1.19 TP1.22 BASEMENT 1 VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK VISITOR CARVISITOR CARVISITOR CAR PARK PARK PARK PROPOSED DEVELOPMENT 100.6 99.4 TOE MIN 2295 SECURITY FENCING/GATE TO S 4900 6400 4900 4900 6400 4900 OF T 104.2 E-1 3.05 MIN 2470 OF BASEMENT HT:3m 1.7m CAPPED PALINGS 98.6 IRON SHED E-1 3.05 99 104.28 104.43 104.75 98.63 99.27 99.2 99.82 104.30 104.52 98.84 99.22 98.70 99.06 100.04 104.47 0.9m BRICK 104.46 104.72 RL 100.52 9 99.33 99.35 CONCRETE PATH 4900 6495 MIN 8020 104.37 104.84 99.62 DN STREET 1 in 8 1 in 5 (12.5%) (20%) 2000 1415 X 100.52 X 100.52 104.56 104.62 0 1 3 5 10 15m SCALE BAR MIN 7250 X 100.27 X 99.987 104.51 104.45 99.20 E-3 3.05 VE 97.76 6285 100.08 104.60 1 in 5 (20%) - INSIDE 97.68 104.62 104.55 CL:104.67 104.86 0.4m CONCRETE BRICK TOP 98.12 104.63 104.68 104.79 99.00 99.45 99.6 97.5 TOE OF OF 99.07 DEAD TREE 100.15 E-3 3.05 WASTE TRUCK LOADING BAY 6283 X 98.73 3030 TO BELOW 1 in 13.1 (7.6%) - OUTSIDE 16285 MIN 2945 104.93 98.00 CREEK TOE OF 100.01 MIN 6940 104.81 97.76 6.0 99.07 CL:104.93 TOP OF 99.27 100.32 100.58 99.10 100.34 MIN 3180 1 TP1.21 TP1.24 MIN 4525 104.72 104.56 IL:104.48 104.72 99.95 100.59 3.6 102.10 1.7m PALINGS GUTTER 105.43 EAVE 105.25 GUTTER 104.70 EAVE 104.50 ROOF 106.06 3.6 104.68 104.85 104.74 D W 7.7 2m CAPPED PALINGS Sheet No. Scale 1 : 250@A1 Date 97.50 T:104.50 W B:103.50 W T:104.50 B:103.50 W T:104.50 B:104.00 W T:104.50 B:103.50 D W T:105.25 B:104.25 W T:105.25 B:104.25 W T:105.25 B:104.80 W T:105.25 B:104.25 D W B:104.90 T:105.90 T:105.90 W B:104.90 T:105.90 B:105.45 104.90 99.10 CARPORT RIDGE 3 / SING STOR BRI UN RIDGE RIDGE 107 25 106 54 2 / SING STO BRI UN 1 / SING STOR BRI UN 107.97 DRIVE NOT FENC 104.71 104 10 104 LEGEND 46630 Revision BASEMENT CAFE COMMUNAL CINEMA GYM WELLNESS CENTRE TOWN PLANNING APPLICATION TP2.02 42-58 NELSON STREET RINGWOOD 11/03/2016 D 14043
8 IVEWAY FOR LE T 106.13 GUTTER EAVE 105.93 F.TOP:104.33 TOP OF LAT:104.84 D ROOF:104.45 BUILDING A BUILDING B BUILDING C 157920 6310 T:12m 99.12 40265 97.60 96.39 96.26 96.88 99.2 96.6 IL:96.11 98.10 98.34 98.90 96.15 97.97 96.48 97.25 98.45 CL:99.23 CL:99.35 32 TP1.19 TP1.22 97.37 97.48 98.11 99.2 98.93 96.89 98.86 96.45 98.98 CREEK DEPTH:95.20 WATER SURFACE:96.00 98.61 TOP OF MIN 3240 99.15 96.60 98.92 (DERIVED FROM LP16985) DRAINAGE 6.10m 99.08 99.10 99.00 RESERVE 99 MIN 4105 99.22 99.09 99.13 99.26 99.4 HT:15m 99.42 99.44 99.39 99.21 1 BED 99.4 99.38 99.2 99.20 99.55 HT:25m 99.36 99.37 98.85 99.40 99.10 99.4 99.38 99.32 99.47 99.36 TOP 98.78 HT:15m 99.52 HT:16m 98.23 99.56 HT:17m HT:18m 98.62 99.04 99.51 99.47 98.36 OF 98.56 98.87 98.92 HT:9m 99.61 96 6.10m DRAINAGE RESERVE (DERIVED FROM LP16985) 98.63 98.81 98.94 99.43 96.63 96.36 98.57 99.62 99.03 99.36 99.50 99.06 98.94 96.37 96.16 97.57 99.44 97.98 96.28 99.66 96.26 97.98 99.80 99.66 DEAD TREE 99.91 100.01 UP 21 FOYER TP1.20 TP1.23 RL 102.92 RL 103.92 18410 REFER TO LANDSCAPE FOR DETAIL TO FOOTPATH AND PLANTERS LEVELS 1 BED VOID OVER FOYER MIN 5895 14595 21 TP1.19 TP1.22 99.6 96.4 96.6 9790 675 GYM HT:16m UP UP MIN 3125 CAFE 96.2 WELLNESS CENTRE TOE 13 TP1.20 TP1.23 HT:15m OF 98.8 96.8 98.76 97 97.2 100.23 96.33 100.32 97.10 97.4 97.6 97.8 98 96.37 98.50 97.95 100.00 98.2 98.4 98.6 TOP OF 1 BED 1 BED MIN 12790 RL 103.92 UP 96. 97.94 98.02 COMMUNAL TOE 98.61 100.38 97.08 99.8 OF 96.97 97.00 98.40 100.38 COMMUNAL MIN 3880 97.83 100.14 97.49 6.10m 98.78 32 TP1.20 TP1.23 100 97.09 9 DRAINAGE (DERIVED FROM LP16985) 100.63 16180 2 TP1.21 TP1.24 RL 103.92 9570 11330 99.89 100.18 100.2 RESERVE 99.62 100.4 98.22 TOP 100.33 100.68 100.75 100.67 COMMUNAL 98.59 99.97 100.6 99.4 98.42 100.55 9595 MIN 2295 TOE OF 100.63 T 99.83 98.83 99.01 99.79 DEAD DEAD TREE TREE 100.26 E-1 3.05 MIN 2470 RL 103.92 OF 98.46 100.20 98.60 98.89 99.75 98.6 E-1 3.05 99 98.34 98.58 100.43 100.30 FOYER RL 103.92 98.63 99.27 99.82 99.2 98.84 99.22 1 BED 98.70 99.06 100.04 9 99.33 99.35 RL 103.92 MIN 8020 MIN 7250 99.62 1 BED 99.20 E-3 3.05 1 BED VE 97.76 100.08 97.68 98.12 99.00 99.45 99.6 97.5 TOE OF TOP OF 99.07 DEAD TREE 100.15 E-3 3.05 98.00 CREEK TOE OF 100.01 97.76 99.07 TOP OF 99.27 100.32 100.58 99.10 100.34 99.95 100.59 6315 MIN 6940 MIN 3180 MIN 2875 3.6 102.10 GUTTER 105.43 EAVE 105.25 GUTTER 104.70 EAVE 104.50 1 TP1.21 TP1.24 MIN 3180 ROOF 106.06 D W 97.50 T:104.50 W B:103.50 W T:104.50 B:103.50 W T:104.50 B:104.00 W T:104.50 B:103.50 D W T:105.25 B:104.25 W T:105.25 B:104.25 W T:105.25 B:104.80 W T:105.25 B:104.25 D W B:104.90 T:105.90 T:105.90 W B:104.90 T:105.90 B:105.45 99.10 CARPORT RIDGE 3 / SING STOR BRI UN RIDGE RIDGE 107 25 106 54 2 / SING STO BRI UN 1 / SING STOR BRI UN 107.97 LEGEND 46630 1 BED CAFE COMMUNAL GYM WELLNESS CENTRE 4 85 80 3 99.8 99.83 CL:99.87 A.H.D CHT Architects Pty Ltd ABN 29 108 008 519 100.01 99.72 99.81 99.97 GUARD RAIL 100 100.01 CL:99.88 Architecture Interior Design Urban Design TELCO 100.10 IL:99.97 100.15 CL:100.19 CL:100.20 00.36 100.13 CL:100.09 100.37 100.39 100.30 100.36 STAY FOR POLE CHT Architects Pty Ltd 44 Oxford Street Collingwood VIC 3066 Post Office Box 1352 Collingwood VIC 3066 100.48 0.4m BRICK Telephone 03 9417 1944 Facsimile 03 9415 1847 info@chtarchitects.com.au chtarchitects.com.au MIN 11370 100.67 100.44 100.6 100.51 100.77 IL:100.58 100.71 REFER TO LANDSCAPE FOR DETAIL TO FOOTPATH AND PLANTERS LEVELS TELCO 101.08 100.79 100.86 100.97 HT:4m Copyright CHT Architects Pty Ltd. 101.10 100.99 NOT FENCED 101.22 101.43 The drawings, designs, and specifications and copyright therein are the property of CHT Architects Pty Ltd, and must not be used, copied, or reproduced wholly or in part without the express written permission of CHT Architects Pty Ltd. Do not scale drawings. Use given dimensions only. Any discrepancy in drawings or specifications shall be referred to CHT Architects Pty Ltd. 101.33 101.29 101.73 101.41 101.44 IL:101.24 101.71 101.55 101.63 101.63 101.59 NELSON NOT FENCED CL:101.98 102.37 CONCRETE PATH 102.11 CL:102.37 1:8 102.27 TELCO IL:102.06 RL 102.20 102.25 102.10 102.39 1.2m IRON BARS SUBSTATION / METERS 102.99 102.72 102.77 102.89 102.88 102.69 RL 103.92 102.84 NOT FENCED IL:102.79 MIN 10975 103.09 103.17 REFER TO LANDSCAPE FOR DETAIL TO FOOTPATH AND PLANTERS LEVELS 103.08 103.08 103.56 HT:4m 103.35 103.37 103.32 164260 103.60 103.53 103.62 CL:103.80 0.8m CAPPED PALINGS 103.58 103.73 103.54 103.91 103.97 103.90 3 RL 103.92 103.64 104.02 104.14 103.87 104.24 104.30 103.90 104.36 104.34 104.45 104.07 TELCO TELCO 13 TP1.19 TP1.22 GROUND FLOOR PROPOSED DEVELOPMENT MIN 10840 104.04 104.08 104.27 CL:104.38 104.26 CL:104.36 104.2 104.21 104.61 HT:3m 104.19 104.27 1.7m CAPPED PALINGS 104.24 104.29 IRON SHED RL 103.92 104.28 104.27 IL:104.14 104.43 104.75 REFER TO LANDSCAPE FOR DETAIL TO FOOTPATH AND PLANTERS LEVELS CONCRETE PATH 104.30 104.52 104.47 0.9m BRICK 104.46 104.72 104.37 MIN 6545 STREET 104.84 104.56 104.62 0 1 3 5 10 15m SCALE BAR 104.51 104.45 104.60 104.62 104.55 CL:104.67 104.86 0.4m CONCRETE BRICK 104.63 104.68 104.79 MIN 9370 104.93 104.81 CL:104.93 6.0 104.72 104.56 IL:104.48 104.72 1.7m PALINGS 3.6 3682 104.68 104.85 104.74 7.7 2m CAPPED PALINGS Sheet No. Scale 1 : 250@A1 Date NOT FENC TOWN PLANNING APPLICATION 104.90 TP2.03 42-58 NELSON STREET RINGWOOD 11/03/2016 DRIVE 104.71 104 10 104 Revision D 14043