1 18338TLET02F01

MELBOURNE Level 3, 51 Queen Street Melbourne VIC 3000

T: +61 3 9020 4225

SYDNEY Level 17/40 Mount Street, North Sydney NSW 2060

T: +61 2 8415 9781

Sustainable Transport Surveys Pty LtdABN: 18 439 813 274

www.salt3.com.au

23 October 2018

Elle Harrington Associate SJB Planning Level 1, 80 Dorcas Street SOUTHBANK VIC 3006

Dear Elle.

Re: The Rex Redevelopment - 47-53 Vincent Street, Daylesford Project No: 18338T

I refer to Hepburn Shire Council’s request to provide traffic engineering advice in relation to the proposed development.

In the course of undertaking this assessment I have reviewed the supplied plans prepared by Clarke Hopkins Clarke (dated 14.08.2018), visited the site and surrounding area, reviewed car parking survey data (collected on 17-10-2018) and viewed NearMap aerial photography (image date Friday 19 January 2018) and Google Street View.

My advice is provided as follows.

Existing Conditions

The subject site is located on the eastern side of Vincent Street, Daylesford, within the activity centre. The site is zoned for commercial use (C1Z) within the Hepburn Planning Scheme and is currently occupied by the Rex Arcade over which a Heritage Overlay (HO674) is applicable. The site is surrounded by predominantly commercial uses to the north and the south, and residential uses to the east.

The site is generally rectangular with frontages to both Vincent Street and Duke Street, with a significant slope down from Duke Street towards the Vincent Street frontage. The Rex Arcade is built along the Vincent Street frontage, with Duke Street providing access to the rear car park.

The existing land use comprises of a 1,835 sqm mixed retail development and a community run theatre comprising of 99 seats. Adopting the planning scheme rate of 4 spaces per 100sqm of floor area (the Shop rate as specified in Table 1 of Clause 52.06) for the retail component and 0.3 spaces per patron for the theatre (based on the Place of Assembly rate specified in Table 1 of Clause 52.06), the existing land use generates a requirement for 102 parking spaces (73 retail parking spaces and 29 theatre parking spaces). As existing site conditions provide 42 parking spaces onsite, parking for 60 vehicles adopting the planning scheme rates has previously been successfully accommodated in the surrounding public car parking supply. As such, it is considered there is an existing credit of 60 car parking spaces attributed to the site.

Road Network

Vincent Street is a link road managed by Hepburn Shire Council and is the main shopping strip of Daylesford. It has a carriageway width of approximately 22 metres and allows for two-way traffic in a north-south alignment.

The Vincent Street cross-section comprises a trafficable lane in both directions separated by a central median which accommodates a row of 90-degree parking spaces. Parallel parking is also provided along the side of each carriageway.

Pedestrian footpaths are provided along both sides of Vincent Road as shown in Figure 1.

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Duke Street is a local access road managed by Hepburn Shire Council typically providing access for nearby residential properties. It has an approximately 15 metres wide un-line-marked carriageway that accommodates two-way traffic flow in a north south direction.

The western side of Duke Street adjacent to the subject site accommodates 90-degree parking in the vicinity of the site, with parallel parking provided along the eastern side of the street. A footpath is provided along the western side of Duke Street.

The typical configuration of Duke Street along the frontage of the site is shown in Figure 2.

Figure 1 Vincent Road, looking southbound Figure 2 Duke Street, Looking northbound

Existing Car Parking Conditions

A review of car parking survey data collected between 9am and 5pm on Wednesday 17 October 2018 determined that there is a total of 492 on-street car parking spaces in the vicinity of the site. 363 vehicles were observed to be parking in the survey area at the recorded peak time of 1:00pm, corresponding to an occupancy rate of 74%). Subsequently, at least 126 on-street parking spaces were available during the survey period.

A summary of the survey data, including a map of the study area, is attached for your reference.

Development Proposal

The proposal involves redeveloping the existing retail building (1,746 sqm) into a Community Hub facility. The facility will comprise of a range of office, community and commercial spaces relocated from other sites within the Daylesford Township, including:

A library (438sqm, 27 patrons per opening hour based on patronage date provided by the applicant); A social enterprise café (Food and Drinks Premises) (54sqm); Council offices (1172 sqm, comprising of 935sqm on the ground floor plus 237sqm through a new

mezzanine level) A community theatre (192sqm 83 seats); A retail/commercial tenancy (137sqm); and Three unaltered retail tenancies (totalling 89sqm).

In addition to the above, the development will provide these spaces with shared reception area, public toilets and car parking. Minor alterations are proposed to the existing car parking area to the rear of the site, which will reduce the overall car parking supply onsite from 42 car spaces to 28 car spaces.

Parking Demand Assessment

Clause 52.06 of the Hepburn Planning Scheme sets out the statutory car parking requirements for the development. The proposed “Community Hub” use is not a defined use within the planning scheme, and there is no associated car parking rate within Table 1 of Clause 52.06.

Clause 52.06-5A of the planning scheme states that, where a use of land is not specified in Table 1 or where a car parking requirement is not specified for the use in another provision of the planning scheme or schedule to the overlay, before a new use commence or the floor area or site area of an existing use is increased, car parking must be provided to the satisfaction of the Responsible Authority.

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Empirical Demand Assessment

An estimate on the likely demand for car parking can be determined using the mixture of tenancies proposed to be allocated within the site. This assessment is detailed below.

Council offices (1,172 sqm) Council offices generally comprise of a wide range of services and roles, including planning, building, local laws, health and maternal care support, and general customer enquiries. A review of empirical parking data collected from a range of Council office developments, including mixed use facilities such as the proposed development, suggests parking rates vary between 2.5 - 4 spaces per 100sqm. Adopting a conservative rate of 3.5 spaces per sqm (in line with the office use rate specified in Table 1 of Clause 52.06), the council office component would generate a demand of 41 parking spaces during the operating times of between 8:30am and 5:00pm Monday to Friday. Industry practice suggests 90% of the car parking demand generated by office land uses is long term parking, with the remaining 10% attributed to short term parking. However, as Council offices in practice experience a slightly higher visitor demand than typical office land uses, given the mix of services offered to the community, a split of 85% long-term and 15% short term parking has been adopted. Applying these rates to car parking generated by the Council offices, 35 parking spaces are expected to be long term parking, and 6 spaces attributed to short term parking.

Library (438sqm, 27 patrons) This land-use aligns with the definition of a Place of Assembly. As such, the planning scheme rate of 0.3 parking spaces per patron is considered appropriate, generating a peak parking demand of 8 parking spaces. The library is expected to retain its current hours of operation, being 9:30am-5:30pm Monday to Friday, and 10am-1pm Saturdays. With regards to long-term and short-term car parking, the adoption of 20% long-term and 80% short-term split in line with industry practice for customer-oriented land uses suggests that 2 parking spaces will be used for long-term car parking (staff car parking) with the remaining 6 parking spaces for visitor uses,

Community Theatre (192sqm, 83 patrons) This land-use aligns with the definition of a Place of Assembly. As such, the planning scheme rate of 0.3 parking spaces per patron is considered appropriate, generating a peak parking demand of 24 parking spaces. Advice provided by the client in relation to the Community Theatre indicates that the volunteer-operated theatre has previously operated on Tuesday and Thursday evenings and on weekends. This arrangement is not expected to change with the new development. As such, no parking is expected to be generated by the community theatre component during the peak weekday period. With regards to long-term and short-term car parking, the adoption of 20% long-term and 80% short-term split in line with industry practice for customer-oriented land uses suggests that 5 parking spaces will be used for long-term car parking (staff car parking) with the remaining 19 parking spaces for visitor uses,

Social Enterprise Café (54sqm) This land-use aligns with the definition of a Food and Drink Premises. As such, the planning scheme rate of 4 parking spaces per 100sqm is considered appropriate, generating a peak parking demand of 2 parking spaces. The café operating times are expected to align with that of the Library and Council offices, remaining open between 8:30am and 5:30pm Monday to Friday. With regards to long-term and short-term car parking, the adoption of 20% long-term and 80% short-term split in line with industry practice for customer-oriented land uses suggests that 1 parking space will be used for long-term car parking (staff car parking) with the remaining space for visitors,

Commercial Space (137 sqm) and existing retail spaces (89sqm) Based on the plans provided, a land use has not been attributed to proposed tenancy. Assuming the area is used as a retail-type tenancy in addition to the existing retail spaces, the planning scheme rate of 4 parking spaces per 100sqm for a Shop use is considered appropriate. This would generate a peak parking demand of generating a peak parking demand of 9 parking spaces, with the peak parking demand expected to occur during a typical week day (i.e. 9am-5pm Monday to Friday)

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With regards to long-term and short-term car parking, the adoption of 20% long-term and 80% short-term split in line with industry practice for customer-oriented land uses suggests that 2 parking space will be used for long-term car parking (staff car parking) with the remaining 7 spaces for visitors,

Based on the above assessment, and the peak activity period of the centre corresponding to 1pm during a weekday, a peak demand for 62 parking spaces would be generated. During the weekday peak period, 40 long term parking spaces and 22 short-term parking spaces would be expected to be generated by the community hub.

The proposed development is located on the main street of Daylesford, which provides access to a range of commercial, retail, and community services. Given the location, it is expected that a proportion of visitors and employees of the site would also utilise services and offering provided by the adjacent land-uses. Conservatively this would equate to an overall reduction of the car parking requirement by 10%.

Applying the multi-trip discount identified, this would equate to 36 long term parking spaces, and 20 short term parking spaces. As 28 parking spaces are provided onsite, this would require 28 parking spaces to be accommodated in the surrounding area.

The survey data collected for the area, as well as general observations of car parking availability in the precinct indicate that parking overflow can be readily accommodated, with shorter term parking for visitors available along the site frontage on Vincent Street, and longer-term parking available to the rear along Duke Street.

The impact of a reduction in supplied parking on the local amenity will represent an improvement in traffic conditions along residential areas, including Duke Street and the activity centre on Vincent Street. Pedestrian amenity is also improved with a reduction in vehicular traffic. Furthermore, it is noted that the proposal involves co-locating a number of complementary uses that currently exist within the centre. This is expected to alleviate parking demand around the existing facilities.

Based on the above assessment and with respect to the parking credit that currently exists for the site, there is sufficient justification to support the proposed car parking supply proposed as part of this development. Subsequently, it is considered that there is no parking reason to inhibit the granting of a planning permit for the Community Hub development.

It is recommended that the 28 parking spaces provided onsite be provided as long-term car parking to reduce any demand for parking on the surrounding residential streets.

Bicycle Parking Facilities

Clause 52.34 of the Hepburn Planning Scheme sets out the statutory car parking requirements for the development. While the “Community Hub” use is not a defined use within Clause 52.34, an estimate on the demand for bicycle parking (both long and short-term demand) can be determined using the mixture of tenancies proposed to be allocated within the site. This estimate is provided in Table 4.

Table 1 Expected Long-Term and Short-Term Bicycle Parking Demand

Land Use Size / No. Long Term Bicycle Parking Short Term Bicycle Parking

Offices (Council Offices) 1,172 sqm 1 per 300sqm if >1000sqm 4 1 per 1000 sqm if

>1000sqm 1

Place of Assembly (Library) 438 sqm 1 per 500sqm 0 4 + 2 per 200sqm 8

Place of Assembly (Community Theatre) 192 sqm 1 per 1500sqm 0 2 + 1 per 1500sqm 2

Food and Drink Premises (Social Enterprise Café) 54 sqm Not Specified 0 Not Specified 0

Shop (Commercial Space) 226 sqm 1 per 300sqm if >1000sqm 0 1 per 300sqm if

>1000sqm 0

Total Bicycle Parking Requirement 4 spaces 11 spaces

The demand assessment indicates that 4 long-term bicycle parking spaces (within a secure facility) and 11 short-term bicycle parking spaces will be required onsite. The reviewed plans detail 4 secure bicycle parking

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spaces and 12 short-term bicycle parking spaces have been provided within the rear car park. As such, it is considered sufficient bicycle car parking has been provided as part of the proposal.

Design Assessment

The provided plans have been assessed against the design requirements of Clause 52.06 and the relevant Australian Standards and have been generally found to be compliant. As the car park design includes a blind aisle, Clause 2.4.2(c) of AS2890.1 Off Street Car Parking facilities requires provision for vehicles to turn at the end and drive out in a forward’s direction. Swept path diagrams (attached) have been prepared to demonstrate that a B85 vehicle can complete a three-point-turn and exit the site within the area provided.

I trust the above information is of assistance. Please don’t hesitate to contact me via the details below should you have any questions.

Yours sincerely,

Bailey Byrnes Senior Engineer SALT T +61 432 586 817 bailey.byrnes@salt3.com.au

MELBOURNE Level 3/51 Queen Street, Melbourne VIC 3000 T: +61 3 9020 4225SYDNEY Level 17/40 Mount Street, North Sydney NSW 2060 T; +61 2 8415 9781

www.salt3.com.au

2016 EAST GIPPSLAND BUSINESS AWARDS FINALISTProfessional Services, Innovation, Child & Family Friendly

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HEPBURN HUB – SURVEY DATA Parking occupancy surveys were commissioned by SALT on Wednesday 17 October 2018. This day was selected to best represent the weekday peak parking periods following discussions with Council and following review of data collected in the area in May 2015. The surveys covered Vincent Street, Duke Street, Bridport Street, Central Springs Road and Albert Street, as shown in Figure 1.

Figure 2 details the demand for the on-street parking within the study area, highlighting a peak parking occupancy of 74% recorded at 1:00pm. At this time, with 363 parking spaces of a possible 492 occupied during this time. This equates to a minimum of 129 spaces available on a Wednesday between 9am and 5pm. A further 17 parking spaces were available within the off-street parking supply during the same period, as shown in Figure 3 (The off-street parking supply does not include the parking allocation at The Rex, located off Duke Street to the rear of the main shopping precinct).

The complete survey results are provided in Table 1 (overleaf).

Figure 2 Variation in On-Street Parking Demand – Wednesday 17 October 2018

Figure 3 Variation in Off-Street Parking Demand – Wednesday 17 October 2018

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9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM

Variation in On-Street Parking Demand - Daylesford

On-Street Parking Demand On-Street Parking Supply On-Street % Occupied

0%

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9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM

Variation in Off-Street Parking Demand - Daylesford

Off-Street Parking Demand Off-Street Parking Supply Off-Street % Occupied

Figure 1 Survey Area

The Rex Arcade

23 October 2018Page 2 of 3

Table 1 Parking Survey Results – Wednesday 17 October 2018

Street Section Side Type Restrictions Supply Parking Occupancy

9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00

Albert St

House #15 to Camp St North Unrestricted Angle Parking 31 15 13 14 15 16 16 17 16 5

Midland Hwy to Duke St South 2P 9am-5:30pm (Angle) 12 8 9 6 9 9 7 6 9 9

Midland Hwy to Hous #15 North 2P 9am-5:30pm (Angle) 6 3 5 6 5 5 5 5 6 4

Bridport St Central Springs Rd to Midland Hwy

East Bus zone   1 0 0 0 1 0 0 0 1 0

East Taxi Zone Taxi Zone 1 0 0 0 0 0 0 0 0 0

East Unrestricted Angle Parking 24 18 19 21 20 20 20 20 18 13

West Unrestricted Angle Parking 27 13 18 20 23 26 24 25 22 18

Central Springs Rd

Bridport St to Vincent St

North 2P 9am-5:30pm (Angle) 8 6 6 8 7 7 7 5 5 2

North Unrestricted Angle Parking 17 13 13 13 15 14 13 14 10 9

South 2P 9am-5:30pm (Angle) 16 8 6 9 7 12 9 15 6 4

Vincent St to Duke St

North 2P 9am-5:30pm (Angle) 8 2 2 6 7 5 6 6 5 3

North Unrestricted Angle Parking 12 13 13 14 12 13 12 13 12 9

South 2P 9am-5:30pm (Angle) 8 2 3 2 6 7 5 5 2 2

South Unrestricted Angle Parking 13 11 12 13 12 13 13 12 10 7

Duke St Central Springs Rd to Albert St

East Disabled   1 0 0 0 0 0 0 0 0 0

East Unrestricted Parallel 15 8 9 10 9 7 6 7 4 4

West Unrestricted Angle Parking 30 15 17 13 23 21 18 18 19 15

Duke St to Camp St South Unrestricted Angle Parking 15 5 6 5 6 6 7 7 8 5

Midland Hwy

Bridport St to House #39 North Unrestricted Angle Parking 11 3 3 4 3 7 6 3 0 1

Bridport St to House #44 South Unrestricted Parallel 4 0 3 1 0 0 0 0 0 1

Bridport St to Vincent St

North 2P 9am-5:30pm 19 15 16 13 17 18 8 7 16 9

South 2P 9am-5:30pm (Angle) 7 3 6 6 6 7 7 4 6 6

South 2P 9am-5:30pm (Parallel) 4 3 3 4 2 2 2 2 3 1

Vincent St to House #9 North 2P 9am-5:30pm (Angle) 19 14 15 11 9 7 9 3 6 3 Vincent St to Opp House #9 South 2P 9am-5:30pm (Parallel) 7 1 5 5 6 3 4 4 7 3

Vincent St Central Springs Rd to Crossing

East 2P 9am-5:30pm 20 7 9 6 13 13 15 12 8 6

East Disabled   1 0 0 0 0 0 0 0 0 0

West 1/4P all other / loading zone 1 1 1 1 1 1 0 1 1 1

West 1/4P 9am-5:30pm 5 4 3 4 3 4 2 1 4 2

West 2P 9am-5:30pm 7 2 1 3 3 7 4 2 2 0

West 2P 9am-5:30pm / School Zone pick up 8-9 3-4 3 2 3 3 3 2 2 2 1 1

West Disabled   1 1 0 0 0 0 0 0 0 0

East 1P 9am-5:30pm 13 6 5 8 10 13 11 7 5 0

East Loading Zone   1 0 0 1 0 0 1 0 0 0

East Taxi Zone   2 0 0 0 0 0 1 0 0 0

23 October 2018Page 3 of 3

Street Section Side Type Restrictions Supply Parking Occupancy

9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00

Middle 2P 9am-5:30pm 37 25 26 31 37 37 37 33 24 25

Middle Disabled   1 0 0 1 1 1 1 1 0 0

West 1P 1P 9am-5:30pm 12 7 8 7 11 10 8 8 8 7

West 3P Electric vehicle charge station 1 0 0 0 0 0 0 0 0 0

West Disabled   3 0 0 1 2 2 2 1 1 0

West Taxi Zone   1 0 0 0 0 0 0 0 0 0

Midland Hwy to Crossing

East 1P 9am-5:30pm 8 3 3 6 7 8 8 7 8 5

East Disabled   1 0 0 1 0 1 1 0 0 0

Middle 2P 9am-5:30pm 17 14 14 15 16 17 17 17 17 17

Middle Disabled   1 0 0 1 0 1 1 0 1 0

West 1P 9am-5:30pm 8 3 7 5 8 6 7 6 6 2

West Loading Zone   1 0 0 1 0 0 0 0 1 1

Midland Hwy to House #12

West 1/4P 9am-5:30pm 2 0 1 1 0 1 0 0 0 0

West 2P 9am-5:30pm 16 3 7 8 10 5 4 6 3 1

West Disabled   2 0 0 0 0 0 0 0 0 0

Midland Hwy to House #9 East Unrestricted   11 8 10 10 11 9 11 11 10 3

ff Street Parking

Coles Car Park     Coles Customer Car Park 73 43 50 55 52 71 67 54 54 62

Coles Car Park   Disabled   2 1 1 2 2 2 2 2 2 2

Council Car Park   Unrestricted   24 8 8 10 11 11 10 7 8 7

Council Car Park   Disabled   2 0 0 0 0 0 0 0 0 0

Total Car Parking Supply 593 317 359 385 421 447 416 376 355 275

On-Street Car Parking Supply 492 265 300 318 356 363 337 313 291 204

Off-Street Car Parking Supply 101 52 59 67 65 84 79 63 64 71

G.L.

18338 SK001

2

SCALE 1:100

4m0 1

@A3

AUSTRALIAN STANDARD B85CARCORRECTIONAL MANOEUVRE

28.08.2018

Lock to Lock Time

WidthTrack

:::

metersB85

6.01.771.87

2.800.92

4.91

Steering Angle 34.0:

B85CAR FRONT WHEEL LINE

B85CAR REAR WHEEL LINE

VEHICLE LEGENDB85CAR 300mm CLEARANCE

B85CAR OVERHANG

B85CAR CENTRELINE

AUSTROADS B85CAR