Council archive · source document
Engineering report [As Published] · 132007.2398
Engineering Submission
Development Application for
Material Change of Use
Residential and Retirement Village
Aged Care Facility
Trading Post Road, Cooroy
RSL Care
N07058CER01
15 November 2007
BROWN CONSULTING (QLD) PTY LTD
Consulting Engineers & Managers
ABN 38 109 428 506
Telephone (07) 5477 6469 Facsimile (07) 5477 6486
Level 1 / 15 Nicklin Way, PO Box 997, Buddina QLD 4575
E-mail [email protected]
Website www.brownconsulting.com.au
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Page 2
TABLE OF CONTENTS
1. INTRODUCTION .......................................................................................................... 1
2. EARTHWORKS ........................................................................................................... 1
3. STORMWATER DRAINAGE ....................................................................................... 1
4. SEWERAGE RETICULATION ..................................................................................... 1
5. WATER RETICULATION ............................................................................................. 1
6. CONCLUSION ............................................................................................................. 2
7. THE CODES................................................................................................................. 3
DIVISION 13: DRIVEWAYS AND CARPARKING CODE ...................................................... 3
DIVISION 14: EARTHWORKS ............................................................................................... 9
DIVISION 15: SEDIMENT AND EROSION CONTROL ....................................................... 12
DIVISION 16: EXISTING SERVICES CODE ....................................................................... 14
DIVISION 18: TRANSPORTS, ROADS AND DRAINAGE CODE........................................ 15
DIVISION 19: WATER SENSITIVE DESIGN CODE ............................................................ 21
DIVISION 20: WATER SUPPLY AND SEWERAGE RETICULATION CODE ..................... 23
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST 1. INTRODUCTION The project comprises the development of a Residential Aged Care Facility and a Retirement Village for RSL Care at Cooroy. The development is made up of independent living units and aged care facilities. The main entrance to the development is off Trading Post Road. The proposal also features a village centre and two water bodies that will act as stormwater treatment devices. From an engineering perspective, generally the development can be serviced by the existing infrastructure with little or no upgrade requirements. In light of this fact, we see no reason why the development should not be approved on engineering grounds. 2. EARTHWORKS The earthworks will be limited to that required for roadworks, allotment access and the installation of services. The allotments will be left as close as possible to existing surface levels to preserve the existing vegetation and minimise disturbance to the site. 3. STORMWATER DRAINAGE Stormwater will discharge into the existing gullies in accordance with the proposed Site Based Stormwater Management Plan. Detention storage and quality objectives will be satisfied via the treatment measures set out in the management plan. 4. SEWERAGE RETICULATION This site is within an area currently sewered by Council. Sewerage to the site will be via a connection in Pearson Road. The 150mm diameter line runs along the northern side of Pearson Road and terminates on the eastern corner of the subject site. The development will require a pump station. The most likely location will be in the north east corner of the site. Confirmation of the final location will be addressed in the operational works design. The location of the connection points are shown on the attached drawing N07058-DA10. 5. WATER RETICULATION Water reticulation for the site is a 150mm diameter main that terminates approximately 30 metres into Trading Post Road. The location of the connection points are shown on the attached drawing N07058-DA11. DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 1
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST 6. CONCLUSION This report is based on Council as constructed information and discussions with Council. In addition, a network analysis has been undertaken by JWP. The analysis concludes by advising that both the existing sewer and water systems have capacity to facilitate the development. The following codes and probable solutions primarily relate to matters which would ordinarily be addressed as part of the detailed design phase for operational works approval. However the matters have been reviewed as part of the preliminary design considerations during the master planning for the site to ensure that all relevant measures can be satisfied in accordance with good engineering practices and the design standards otherwise expressed within the codes. DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 2
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
7. THE CODES
DIVISION 13: DRIVEWAYS AND CARPARKING CODE
Table 14-45 Driveways
14.130 General
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O1 Vehicular access does not S1.1 Vehicular access is located The main access to the site is via
adversely impact on safety, and designed in accordance with Trading Post Road. A secondary
capacity and operations of the AUSTROADS – Guide to Traffic access is proposed off Lamonts
existing or planned road Engineering Practice Road to service the aged care
network, the proposed requirements for sight distance facility. Both accesses have been
driveway, cycle paths or and Section 3 of AS2890.1 assessed by McCormack Rankin
pedestrian pathway systems. Parking Facilities; & Cagney in accordance with
Austroads guide to traffic
AND
engineering practice requirements
for sight distance. Parking
provisions have been designed in
accordance with Section 3 of
AS2890.1 Parking Facilities.
S1.2 Only one footpath crossing is Internal and external footpath
provided; details are shown on the Master
Plan for the site.
AND
S1.3 Driveways, other than within Preliminary road design of the
any setback have a maximum proposal suggests that driveways
grade in accordance with Section will have maximum grades in
3 of AS/NZS 2890.1. accordance with Section 3 of
AS/NZS 2890.1.
O2 Driveways and Crossovers – S2.1 Design of the driveway Preliminary road design of the
across the footpath is in proposal was undertaken to
(a) are suitable and safe for
accordance with Council’s consider the following:
their intended use; and
Standard Drawings 9002 or 9005
The abovementioned preliminary
(b) match Council as appropriate for he particular
design suggests that driveways
infrastructure. type of development as annotated
traversing footpaths will be in
on the drawings;
accordance with Council’s
AND requirements and;
S2.2 Driveways are designed and Driveways can and will be
constructed in accordance with constructed in accordance with
Council Standard Drawings 9014, Council’s standard drawings; and
9019, 9020, 9021, as appropriate
for the particular type of
development as annotated on the
drawings;
AND
S2.3 The change in grades in the Changes in grades will comply
driveways and ramps is in with Section 3 of AS2890.1
accordance with Section 3 of Parking Facilities.
AS2890.1 Parking Facilities.
DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 3
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O3 In commercial zoned areas, S3.1 Design of multi-tenanted Not Applicable
the number of driveways developments in commercial
across pedestrian footpaths is zoned areas include shared
minimised. driveways and parking areas;
AND
S3.2 Driveways are located so
they abut existing driveways or
adjoining development where
practicable and reciprocal
easements are created to reduce
the sealed driveway width.
O4 Vehicular access does not S4.1 Footpath and kerb crossings All vehicular access will take into
adversely impact on the are located clear of existing consideration associated
capacity, operations and stormwater inlet structures, water infrastructure and landscape
maintenance of the existing and sewerage infrastructure during the detailed design
infrastructure; fittings, any other exiting utility process.
infrastructure, existing
AND
landscaping and vegetation.
O5 Vehicular access does not S5.1 No solution provided.
adversely impact on the
integrity of existing
landscaping or native
vegetation.
O6 Driveway run-off is filtered S6.1 For: The application includes a
prior to leaving the premises. stormwater management plan for
(a) Ancillary dwelling unit,
quality, quantity and re-use.
Multiple Housing Types 1 or
2 if less than 5 carparking
spaces, Visitor
accommodation Type 1 and
Home based business – the
driveway is formed to drain to
landscaped areas; and
(b) For other uses – grease and
oil arrestors or stormwater
quality improvement devices
are incorporated into the
design to treat run-off prior to
run-off exiting from the
premises.
14.131 Service Stations
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O7 The layout of the site S7.1 Where the site is situated at Not applicable
facilities and vehicular the intersection of two roads,
accesses result in unrestricted separate entrances and exits are
vehicle access and egress to provided to one or more of the
the site. adjoining roads.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O8 The use of land for a S8.1 Any vehicular crossing over Not Applicable
services station: a footpath is:
(a) does not impair traffic flow (a) not less than 8m in width;
or road safety; and
(b) through the design and (b) located so the crossing is not
arrangement of vehicular less than 14m from any other
crossovers, facilitates safe vehicular crossing on the
and convenient movement same site; and
to and from the site; and
(c) not less than 12m from any
(c) provides adequate, safe road intersection.
and functional on-site
parking and manoeuvring
areas.
Table 14-46 Carparking and Manoeuvring
14.132 Carpark Design and Layout
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O9 Sufficient carparking is S9.1 The number of parking and The number of carparking bays
provided to accommodate the loading bays is not less than the within the site is generally in
number and type of vehicles minimum number specified in accordance with the number
likely to be generated by the Table 14-47 Vehicle Parking specified in Table 14-47 vehicle
development having regard to Requirements; parking requirements.
the specifics of the use
OR All units will have a garage with
including:
allowance for tandem visitor
(a) the type and intensity of parking in all but a few cases.
land use; The apartments allow for one
space per unit plus one space per
(b) any existing parking
4 units for visitor parking.
available on the site;
Parking at the aged care facility
(c) hours of operation;
will allow for the anticipated staff
(d) likely numbers of users; numbers and visitors to the
facility. Provision will be made for
(e) the peak parking demand visiting medical staff and parking
periods of uses on the site; will be provided for an ambulance.
and
(f) the availability of S9.2 If insufficient carparking
alternative carparking. spaces are provided, on-site
monetary contribution is made to
Council in accordance with
Section 6 of PSP13 Contributions
in lieu of provision of off-street
carparking.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O10 The layout of the S10.1 Parking bays, Parking is distributed clearly
development provides manoeuvring areas, queuing throughout the site in accordance
adequate, clearing defined and areas, loading setdown and with the relevant codes.
easily accessible: pickup areas and driveways are
designed to the standards set out
(a) on-site vehicle parking
in Sections 2 and 3 of Australian
and manoeuvring areas;
Standard AS2890.1 Parking
and
Facilities (Part 1: Off-street
(b) loading and Carparking) and AS2890.2 – Off
manoeuvring areas for Street Parking (Part 2:
delivery and service Commercial Vehicles);
vehicles.
AND
S10.2 The number of loading Parking and turning areas will be
bays is not less than the minimum provided within the service yard
number specified in Table 14-47. for service vehicles required by
the development.
O11 Parking areas are located S11.1 Carparking areas are Pedestrian access through the
where they will not unduly accessed from rear laneways site is separated from
conflict with pedestrians and where practicable. intersections and other points of
will not dominate the conflict to ensure safe passage.
streetscape.
O12 Provision is made for a S12.1 Carparking spaces are Parking for people with disabilities
reasonable number of on site provided for people with has been catered for in
carparking spaces identified disabilities at the rate specified in accordance with the relevant
and reserved for people with Section 2.4.5 of AS2890.1 – code.
disabilities. Parking Facilities (Part 1: Off
Street Carparking).
O13 Access and egress points S13.1 Vehicle manoeuvring A traffic assessment has been
to not impact on the safety and areas are provided in accordance undertaken to ensure access and
operations of the road system. with Section 3 of AS2890.1 egress points are safe.
Parking Facilities (Part 1: Off
Street Carparking) so vehicles
enter and leave the site in a
forward gear.
O14 Development with the No solution provided. A traffic assessment has been
potential to generate significant undertaken to ensure access and
traffic and parking impacts egress points are safe.
gives appropriate consideration
to transport and land use
issues.
O15 Business Uses and S15.1 Safe and convenient cycle Not Applicable.
Community Uses are designed access to and from the site form
and constructed to encourage the existing road and bicycle
users of the development to network, and safe bicycle
access the site by means of movement within the site is
foot or bicycle through provided.
provision of appropriate end of
AND
trip facilities including bicycle
parking and shower/change
rooms.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S15.2 Secure and convenience
parking space for bicycles is
provided on site in accordance
with Table 14-48 Minimum
requirements for bicycle parking
and AS2890.3 Bicycle Parking
Facilities;
AND
S15.3 Where are least 10 bicycle
car parking spaces are required in
accordance with Table 14-48, end
of trip cycle facilities are provided
at the following rate:
(a) 1 locker per 2 bicycle
parking spaces; and
(b) 1 shower cubicle with
ancillary change rooms
per 10 bicycle spaces or
part thereof, providing
facilities are either unisex
or both male and female
facilities are provided.
AND
15.4 Bicycle parking spaces and
cyclist facilities are designed
in accordance with
AUSTROADS Guide to
Traffic Engineering Practice,
Part 14 – Bicycles, Section
10.
AND
15.5 On-site pedestrian facilities
such as seating and shade are
provided in developments for the
convenience of persons walking
to the site.
O16 Carparks are designed to S16.1 Grease and oil arrestors or A stormwater management plan
ensure run-off is treated to stormwater quality improvement has been prepared for the site. It
remove pollutants prior to devices are incorporated into the considers the treatment of runoff
leaving the premises. design to treat rum-off prior to from carparking areas. Refer to
leaving the premises. Brown Consulting’s report dated
October 2007.
O17 Carparking areas are S17.1 No solution provided. There is sufficient fall and an
designed to ensure drainage appropriate stormwater network
without the use of pumps or system will be designed without
other electrical apparatus. the requirement for pumps or
other electrical apparatus to all
carparking areas.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O18 Site layout and building S18.1 Below ground components The site layout allows for soft
design provides for soft of building, including carparks, do landscaping to be established.
landscaping to be established. not extend beyond the above Refer to Landgraphic’s plans for
ground footprint to allow for the further details.
provision of landscaping
particularly within building
setbacks.
O19 Carparking and setdown S19.1 Paved setdown areas are Carparking and setdown areas
areas are designed and located provided within the site; will ensure safe and efficient
to facilitate their safe and access to individual living units
AND
efficient use. and associated facilities.
19.2 For a minimum of 50% of Refer to Master Plan – most
carparking spaces, pedestrian parking areas are adjoined by a
access to buildings is not across pathway that connects to the
or through driveways, carparks relevant facility or links to the
setdown or manoeuvring areas; main pedestrian pathway network
within the site.
AND
19.3 Carparking and setdown The site has limited access with
areas are visible from off-site. the external road network.
Facilities internalised within the
site are well catered for. Visitor
parking areas will be well
signposted and readily visible
upon entry to the relevant part of
the site.
DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 8
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
DIVISION 14: EARTHWORKS
Table 14-49 Earthworks
Acceptable Solutions (if self-
Specific Outcomes assessable) Proposed Measures
Probable Solutions
(if code assessable)
14.138 Effects of Works
Drainage:
O1 Finished surface levels S1.1 The finished surface gradient Preliminary design indicates that
ensure land is free draining. of any filled or excavated area is finished surface levels will be in
within the range 0.5% to 1.5% and accordance with required grade
drains to Council’s stormwater range.
infrastructure where available or
where stormwater infrastructure is
not available, toward the street.
Hydraulics:
O2 Any change to the level of No solution provided. Flood impact has been
land does not have an adverse considered and will not have any
flooding impact on the flooding negative impacts on the site.
and drainage characteristics Refer to Brown Consulting’s
off-site. report dated October 2007.
Geotechnical Considerations
O3 Earthworks do not result in For Assessable Development: All earthworks will be undertaken
geotechnical instability on the S3.1 Filling works are undertaken in accordance with the relevant
premises or nearby premises. in accordance with Section 28 – standards to ensure geological
Filling of Site of Council’s PSP5 – stability to the subject site and
Engineering Design Standards – adjoining sites.
Roads and Drainage and
Earthworks.
AND
S3.2 Where the filling is for
residential commercial or
industrial purposes the works
comply with Sections 3 to 6 of
AS3798 – Guidelines for
earthworks on commercial and
residential development.
Local Amenity
O4 Earthworks do not cause S4.1 The following control The earthworks will be conducted
disturbance to the amenity of measures are implemented: with due consideration to
the neighbouring land. (a) Regular water spraying of suppression of dust.
exposed areas to suppress
dust;
(b) Provision of dust stabilised or
sealed internal roads;
(c) Protective covering of
exposed areas that are left
for more than 2 weeks; and
If there is no valid development
permit for the site, disturbed areas
are revegetated using species
identified in PSP3 – Landscaping
Plants and Guidelines.
AND
DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 9
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Acceptable Solutions (if self-
Specific Outcomes assessable) Proposed Measures
Probable Solutions
(if code assessable)
S4.2 Earthworks are undertaken All works will be conducted within
only during the hours of 7am to the designated timeframes.
6pm, Monday to Friday and 7am
to 6pm on Saturday. No work is
undertaken on Sunday or public
holidays.
Vegetative Waste
O5 Vegetation cleared from a S5.1 Cleared vegetation is Vegetation will be used or
development site is disposed of transported off-site for disposal in disposed of in an environmentally
in an environmentally an approved green waste disposal responsible manner.
responsible manner. facility;
OR
S5.2 Cleared vegetation is
mulched onsite and reused for
landscaping of the finished
development;
OR
S5.3 Cleared vegetation is
disposed of for the purpose of
firewood.
Managing Contamination Risk
O6 Materials used as fill are S6.1 The fill material is sold clean It is proposed to aim for balanced
suitable for development of the earth, free of putrescible or refuse earthworks within the site.
land and filling or excavation material, vegetation, acid sulfate However, if fill material is
works do not result in the soils, building or construction required, it will be investigated by
contamination of land. material or other material of geotechnical engineer to ensure
contaminants. that it is satisfactory prior to
OR placement.
S6.2 The site is not on the
contaminated land register.
Haulage Activity & Amenity
O7 Haulage of material to and No solution provided. Refer to O6 above - Haulage will
from a site ensures: be undertaken with due
(a) minimal disturbance to consideration to residents and
neighbouring properties Council’s infrastructure.
and properties along the
haulage route; and
(b) Council’s road
infrastructure including
pavements is not adversely
affected.
Extent of Earthworks
O8 Earthworks are contained S8.1 All earthworks, including cut Cut and fill batters will be
within the site. and fill batters, retaining walls etc contained within the site
are contained within the subject boundaries.
site.
Environmental Protection
O9 Earthworks minimise any No solution provided. Earthworks will be minimised to
adverse impact upon limit the impact on groundwater
groundwater, watercourse, and watercourses.
drainage lines, wetlands, and
native vegetation.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Acceptable Solutions (if self-
Specific Outcomes assessable) Proposed Measures
Probable Solutions
(if code assessable)
Dams
O10 Dam location and No solution provided. Existing dams on site will be
construction does not impact improved through re-shaping and
upon neighbouring properties landscaping works as part of the
in terms of: stormwater treatment train
(a) hydrology; solution. Refer to Brown Report
(b) alteration of existing Oct 2007.
overland flowpaths and
patterns;
(c) landslide or failure of dam
wall; and
(d) effluent disposal areas.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
DIVISION 15: SEDIMENT AND EROSION CONTROL
Table 14-50 Erosion and Sediment Control
Acceptable Solutions (if self-
Specific Outcomes assessable) Proposed Measures
Probable Solutions
(if code assessable)
14.143 Effects of Works
Erosion and Sediment Control
O1 Development minimises S1.1 Site disturbance is limited to Sediment and erosion control
erosion and transport of building areas, their surround and plans will be generated as part of
sediments off-site. other use areas; the operational works (civil)
AND design drawings to address all
aspects of erosion control.
S1.2 Sediment barriers are Preliminary consideration of these
provided throughout and measures are demonstrated on
downslope of disturbed areas to Brown Consulting Plans, drawings
prevent sediment washing into N07058 Sheets DA05 and DA06.
gutters, drains and watercourse
either on or off the site.
AND
S1.3 All stockpiles including sand,
soil or building materials are
within the premises and
contained within individual
sediment barriers;
AND
S1.4 Sediment basins are
provided where the site contains
fine or dispersive soils;
OR
S1.5 A stormwater catchpit
incorporating a stormwater
catchpit protection device is
installed so that all runoff from
disturbed areas flows to the
catchpit;
AND
S1.6 For buildings:
(a) Temporary or permanent
downpipes are connected to
the stormwater system before
laying the roof; OR
(b) Localised erosion is avoided
by directing flow from
downpipes over non-erosive
areas.
Stormwater Runoff
O2 Stormwater is diverted S2.1 Diversion drains or bunds Part of the sediment and erosion
around disturbed areas. are designed and constructed to control mentioned above may
drain upstream runoff around the require the diversion of
disturbed site; stormwater around disturbed
AND areas.
S2.2 Discharge from the
diversion drains do not cause
runoff impacts to other properties;
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Acceptable Solutions (if self-
Specific Outcomes assessable) Proposed Measures
Probable Solutions
(if code assessable)
OR
S2.3 Alternative methods, as
described in the Institution of
Engineer’s Australia (Queensland
Division) Soil Erosion and
Sediment Control – Guidelines for
Queensland Construction Sites,
are used.
DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 13
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
DIVISION 16: EXISTING SERVICES CODE
Table 14-51 Existing Services
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Setbacks and Easements
O1 Development near a sewer, S1.1 The footing of any structure Due consideration for all
water main, stormwater drain, or building is located clear of the infrastructure and existing flow
overland flow path or zone of influence but no closer paths will occur throughout the
associated structure does not: than 15.m (measured horizontally) detailed design process.
(a) adversely affect the from infrastructure including
function of the service; sewers, water mains and
(b) place an additional load on stormwater structures;
the service; and AND
(c) unduly increase future S1.2 No building of structure
maintenance costs. overhangs the zone of influence;
AND
S1.3 Finished surface levels
maintain a minimum of 600mm of
cover, but not greater than 3m of
cover to the underground
infrastructure;
AND
S1.4 If the existing surface level
is altered, surface level services
including manholes and
inspection points are altered to
match the new surface level;
AND
S1.5 Alterations are constructed
in accordance with Sections 3, 4
and 5 of PSP6 – Engineering
Design Standards –Water and
Sewerage and Section 4 of
PSPs5 – Engineering Design
Standards – Roads, Drainage and
Earthworks;
OR
S1.6 Existing services are
relocated and the design and
construction of the relocated
services is in accordance with
Sections 3, 4 and 5 of PSP 6 –
Engineering Design Standards –
Water and Sewerage and Section
4 of PSP 5 – Engineering Design
Standards – Roads, Drainage and
Earthworks.
O2 Maintenance access is S2.1 A registered easement in Due consideration will be given to
provided to all sewers, water favour of Council is created over the requirements of access for
mains, stormwater drains, all underground infrastructure future maintenance throughout
overland flow paths and located in private property; the detailed design process.
associated structures. AND
S2.2 The width of the easement
is in the greater of 3m or the width
of the zone of influence;
AND
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S2.3 The easement is centred
over the centreline of the
infrastructure.
DIVISION 18: TRANSPORTS, ROADS AND DRAINAGE CODE
Table 14-55 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
14.163 Strategic Transport
Network
O1 Traffic generation from the S1.1 Where the development A traffic management
development is considered in a leads to the need to increase investigation has been undertaken
localised and a Shire wide transport infrastructure in the by others. Please refer to
context to ensure that: Shire, the development associated report.
(a) the transport network has contributes to the transport
the capacity to safely and network in accordance with the
efficiently accommodate requirements of Infrastructure
projected movements; Charges Plans (ICP); and where
and/or developments requires
(b) the development includes infrastructure not included in the
measure to upgrade the ICP, the development upgrades
transport network to meet the infrastructure at no cost to
the imposed demands. Council.
O2 Development is designed No solution provided. Aged care facilities and retirement
and located to avoid excessive villages are low traffic generating
travel for users. developments. The site is
proximate to facilities within the
Cooroy Town Centre. RSL Care
will also provide a bus service
from the site to take residents to
nearby venues.
O3 Development is designed: S3.1 Facilities for boarding and The development has a network
(a) to encourage travel by exiting community transport of pedestrian paths within the site
community transport, services and facilities are that link to external pathways. As
walking and cycling rather incorporated into developments. noted above, RSL Care will
than by car; and provide a bus service for
(b) to maximise accessibility residents.
via existing and planned
community transport
facilities.
O4 Development access does No solution provided. A traffic management
not compromise the functions investigation has been undertaken
of particular roads as indicated by others. Please refer to
in Noosa Shire hierarchy, and associated report.
does not adversely impact on
the safety, capacity and
operations of the road system.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Table 14-56 Roads and Drainage
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
14.164 Road and drainage
design and construction.
O5 Roads and pedestrian and S5.1 Road planning and design A traffic management
cycle paths are planned and supports the hierarchy and investigation has been undertaken
designed to support the functional aspects identified in by others. Please refer to
hierarchy and functional Sections 2 and 3 of PSP5 associated report.
aspects identified in Sections 2 Engineering Design Standards – All roads will be designed in
and 3 of PSP5 Engineering Roads, Drainage and Earthworks; accordance with relevant Council
Design Standards – Roads, AND policies and engineering
Drainage and Earthworks and guidelines.
to ensure that:
S5.2 Road and pathway planning
(a) design and alignment of
and design is in accordance with,
the roads, intersections
in order of precedence:
and all associated works:
i. provides a safe
environment for all (a) Noosa Integrated
users; Local Transport Plan;
ii. is adequate for the (b) Queensland
design speed Transport’s Shaping
environment; Up;
iii. is adequate for (c) Queensland Design
predicted traffic Code for Residential
volumes; and Streets;
iv. maintains the safe and (d) AUSTROADS Guide
efficient functioning of to Traffic Engineering
the road network Practice;
without the use of (e) Sections 2 and 3 of
traffic signals; PSPS 5 Engineering
v. is compatible with Design Standards –
existing roads; Roads, Drainage,
vi. is easily maintained by Earthworks; or
Council equipment; (f) The Noosa Cycling
and and Walking Network
vii. where appropriate, has Development Plan;
the ability to or
accommodate public (g) A combination of the
transport services. principles in these
(b) Road pavement surfaces: documents.
i. are durable enough to AND
carry estimated wheel
S5.3 On road cycling treatment is
loads of travelling and
utilised to provide safe and
parked vehicles;
continuous movement of cyclist
ii. provide for the safe along a roadway, such as:
passage of vehicles;
(a) sealed shoulders;
pedestrians, cyclist
and discharge of (b) wide kerbside lane;
stormwater runoff (c) exclusive or peak period
from contributing bicycle lane;
catchments and the (d) advisory treatments such as
preservation of all Bicycle Awareness Zone;
weather access; (e) shared parking/bicycle lane;
(c) kerb and channel: (f) contra flow bicycle lane; and
i. controls vehicle (g) bus/bicycle lane.
movement by
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
delineating the S5.4 The provision of bicycle
carriageway for all lanes at intersections is generally
users; in accordance with AUSTROADS
ii. conveys road Part 14, Section 5 and the Manual
pavement runoff to of Urban Traffic Devices
stormwater drainage in (MUTCD) Part 9.
a manner that allows
the road to be
trafficable in Q100 ARI
local rainfall events;
and
(d) verges and footpaths;
i. safe access for
pedestrians and
cyclists clear of
obstructions;
ii. an access area for
vehicles onto
properties;
iii. a corridor allocated for
services and utilities;
and
iv. additional amenity for
minor roads.
O6 Stormwater drainage S6.1 Stormwater drainage Stormwater drainage will be
infrastructure is planned, planning, design and construction designed in accordance with
designed and constructed to: is in accordance with Section 4 of Council requirements and with
(a) be accessible, cost PSP 5 Engineering Design consideration to the stormwater
effective and easily Standards – Roads, Drainage and management plan.
maintained. Earthworks;
(b) Protect downstream AND
capacity;
S6.2 As constructed data is
(c) Protect downstream water
submitted in accordance with
quality;
Section 6 of PSP 5 Engineering
(d) Maximise onsite Design Standards – Roads,
stormwater retention and Drainage and Earthworks;
retardation; and
AND
(e) Convey runoff to
stormwater drainage in a S6.3 Stormwater drainage
manner that allows roads planning, design and construction
to be trafficable in Q100 is in accordance with the
ARI local rainfall events. Queensland Urban Drainage
Design Manual.
O7 Road and stormwater S7.1 Road and stormwater Roads and the stormwater
drainage infrastructure is drainage infrastructure is networks will be designed in
constructed: constructed in accordance with: accordance with Council
(a) in accordance with (a) Sections 2,3 and 4 of PSP5 requirements.
appropriate engineering Engineering Design
standards; and Standards – Roads, Drainage
(b) to minimise adverse and Earthworks;
environmental impacts, (b) Queensland Design Code for
including from runoff and Residential Streets;
erosion. (c) AUSTROADS; or
(d) A combination of the
principles of these
documents.
AND
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S7.2 Erosion and sediment
control measures are designed
and implemented in accordance
with the Institution of Engineers
Australia (Qld Division) Soil
Erosion and Sediment Control –
Guidelines for Queensland
Construction Sites.
Environmental Protection
O8 Roads and stormwater S8.1 Roads and stormwater Consideration will be given to all
drainage infrastructure are drainage follow the edge of environmental factors throughout
located and aligned so as to: existing disturbed areas; or the detailed design phase.
(a) minimise disturbance to alternatively, these works are co-
native vegetation and/or located within a combined utility
other habitat areas; corridor;
(b) protect and maintain AND
wildlife corridor
movements and the safety
of native fauna;
(c) minimise changes to the
hydrological regime,
including drainage
patterns, runoff and water
quality;
(d) avoid crossing
watercourses, drainage
S8.2 Roads avoid native
lines and wetlands, but
vegetation and provide for fauna
where such crossings are
underpasses and associated
unavoidable, disturbed
fencing where appropriate;
areas are reinstated and
revegetated on completion AND
of works; and S8.3 Road infrastructure within or
(e) minimise bulk earthworks. adjacent to native habitat
incorporates fences which allow
for protected wildlife movement
and controls unrestricted access
of domestic cats and dogs;
AND
S8.4 Native vegetation is
protected from clearing or
construction activities by:
(a) clearly marking
vegetation to be
retained with flagging
tape;
(b) installing protective
fencing around the
dripline of vegetation;
and
(c) ensuring stock piling,
storage and vehicle
parking occur outside
the areas of
vegetation to be
retained;
AND
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S8.5 Low impact construction
techniques are used around areas
of vegetation to be retained to
minimise interference with the
vegetation.
O9 Roads and stormwater No solution provided. Constructed road and drainage
drainage infrastructure is infrastructure will satisfy Council’s
proven to be suitable for its use requirements prior to hand over.
prior to Council accepting the
dedicated asset.
O10 Alignment of stormwater S10.1 The location, design and Infrastructure will be located for
drainage infrastructure is to construction of stormwater ease of maintenance, easements
allow for easy access for the drainage structures is in will be established where
ongoing maintenance by accordance with Sections 4 and 5 required.
Council. of PSP5, Engineering Design
Standards – Roads, Drainage and
Earthworks;
AND
S10.2 Where infrastructure is
located on private land an
easement is dedicated over the
infrastructure in accordance with
Section 4 of PSP5 Engineering
Design Standards – Roads,
Drainage and Earthworks.
14.165 Frontage Works
O11 Development is provided S11.1 The following infrastructure All necessary frontage works will
with external roadworks along components already existing at be constructed and will consider
the full extent of the frontage of the frontage of the site or are all necessary associated
the site to an appropriate provided at the developer’s infrastructure.
standard having regard to the expense:
specified function of the road. (a) full width sealed road;
(b) concrete kerb and channel
where appropriate;
(c) forming and grading to
footpaths;
(d) vehicular kerb and footpath
crossings;
(e) a constructed bikeway;
(f) a constructed footpath;
(g) a constructed carriageway;
(h) required alterations to public
utility mains, services or
installations;
(i) construction of any required
alterations to public utility
mains, services or
installations;
(j) stormwater drainage works;
and
(k) installation of electrical
conduits.
AND
S11.2 Road and drainage design
and construction is in accordance
with Sections 3 and 4 of PSP 5
Engineering Design Standards –
Roads, Drainage and Earthworks.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
14.166 Road and Rail Corridors
O12 Noise sensitive uses S12.1 Noise sensitive uses An acoustic assessment has been
including residential uses are including residential uses are undertaken in relation to this
not subjected to high traffic separated by a minimum of: criteria.
noise levels from the major (a) 40m from the property Please refer to associated report.
road network or rail corridors. boundary of roads
within the major road
network; and
(b) 80m from the property
boundary of rail
corridors.
OR
S12.2 Development in the vicinity
of road corridors meets the
following external design criteria
for roads in the major road
network:
(a) 63dB(A)L10(18 hours) based on
predicted traffic volumes ten
years hence;
AND
S12.3 Development in the vicinity
of rail corridors meets the
following external design level
noise criteria:
(a) 65dB(a), assessed as the 24
hour average equivalent
continuous A-weighted sound
pressure level; and
(b) 87dB(A) assessed as a
single event maximum sound
pressure level.
14.167 Staged Development
O13 Staged development is No solution provided. Staged development is proposed
planned, designed and and due consideration for required
constructed to ensure that: services will be allowed for.
(a) each stage of the
development can be
constructed without
interruption to services
and utilities provided to the
previous stages;
(b) the infrastructure provided
is capable of servicing the
entire development; and
(c) the materials used are
consistent throughout the
development.
14.168 Alterations to Services
and Utilities
O14 Any alteration or repairs to S14.1 Any alteration or repair to Any change to existing
infrastructure as a result of the infrastructure as a result of the infrastructure will be rectified at
development are made at no development are completed at the the expense of the developer.
cost to Council. developer’s expense.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
DIVISION 19: WATER SENSITIVE DESIGN CODE
Table 14-58 Waste Management
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Water Reuse
O1 Development uses a S1.1 No solution provided. The development uses a
combination of detention and combination of detention,
retention systems to capture retention and re-use. We refer
runoff from areas on the site; you to the concept stormwater
report undertaken by Brown
AND
Consulting dated October 2007.
O2 Water storage devices must S2.1 No solution provided. Assessment has been undertaken
have sufficient capacity having in relation to water savings targets
regard to local rainfall pattern applicable to the site. Communal
and the catchment area of roof water tanks will be provided with
or other hard standing surface. rainwater reticulated back to the
units for use in toilets and
AND
washing machines.
O3 Captured water utilised for S3.1 Captured water is plumbed Captured rainwater will be
all non-potable uses on site; to be available for all external reticulated back to the units.
uses including gardening, Excess stored capacity will be
AND
irrigation, ponds, filling swimming used for outdoor purposes and
pools and outdoor cleaning, as irrigation of landscape areas.
well as all ground floor toilet
cisterns and washing machine
cold taps; and
S3.2 Where the captured water is A mains supply top-up system will
used for toilet flushing and/or be provided to ensure adequate
laundry use, an automatic or capacity is maintained for internal
manual interchange device that use.
allows alternate use of capture
water or the reticulation water
supply is installed to ensure that
there is a continual supply of
water for sanitary flushing and
laundry use.
O4 Onsite detention does not S4.1 No solution provided. Quality control measures will be
adversely impact on water implemented to minimise potential
requirements downstream of adverse impacts downstream of
the site where the water is the site – refer to Brown
required to sustain the ecology Consulting Report Oct 2007.
and hydrology of downstream
systems (environmental flows);
AND
O5 Within the Shire Business S5.1 No solution provided. Not applicable
Centre site, as shown on Map
SBC, on site detention
measures are contained within
the developed areas of the site,
clear of drainage lines and
Open Space precincts.
Run-off Treatment
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O6 Run-off that leaves the site S6.1 No solution provided. We refer you to Brown Consulting
is treated so as not to adversely report dated October 2007. We
impact on the ecology and note that bioretention swales,
hydrology of downstream GPT and control ponds will be
environmental flows; used to treat run-off.
AND
O7 Within the Shire Business S7.1 No solution provided. Not applicable
Centre as shown on Map SBC –
(a) run-off treatment occurs
within the site; and
(b) drainage lines are only
used for final polishing of
run-off.
Town Water Supply
Connections
O8 Backflow devices or similar S8.1 A suitable backflow Suitable backflow prevention
systems ensure water reuse prevention device is installed to devices will be installed in
facilities have no impact on the protect the potable water within appropriate locations of the
quality of the town mains water. the reticulation water supply in potable water supply.
accordance with AS/NZS
3500:2003 Plumbing and
Drainage.
Use of Natural Treatments and
Systems
O9 Natural treatment No solution provided We refer you to Brown Consulting
strategies, including grass report dated October 2007. We
swales and bio-retention note that bioretention swales,
systems, vegetated filtration GPT and control ponds will be
strips and gross pollutant traps used to treat run-off.
are used where practicable;
AND
O10 Within the Shire Business No solution provided. Not Applicable
Centre as shown on Map SBC,
where necessary, drainage
lines are ecologically enhanced
to ensure that the water quality
polishing functions are of high
standard.
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
DIVISION 20: WATER SUPPLY AND SEWERAGE RETICULATION CODE
Table 14-59 Water Supply
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
14.181 Design and Construction
(Water)
O1 Water Supply Infrastructure S1.1 Water supply infrastructure A water supply analysis has been
is designed in accordance with undertaken. The results of the
(a) Meets the needs of the
Section 3 of PSP 6 – Engineering study indicate that sufficient
users;
Design Standards – Water and capacity is available for the
(b) Is designed to be Sewerage and As Constructed proposed development.
compatible with existing data submitted in accordance with
infrastructure; and Section 7 of PSP 6 – Engineering
Design Standards – Water and
(c) Is deigned using materials Sewerage.
that are suitable for the
use, durable, easy to
maintain and cost effective,
taking into account the
whole of life cycle cost and
Council’s maintenance
inventory.
O2 Water supply infrastructure S2.1 Water supply infrastructure All water supply infrastructure will
is constructed: is constructed in accordance with be constructed and tested in
Section 6 of PSP 6 – Engineering accordance with Council
(a) in accordance with
Design Standards – Water and requirements.
appropriate engineering
Sewerage;
standards; and
AND
(b) to minimise adverse
environmental impacts.
S2.2 Erosion and Sediment Erosion and sediment control
control measures are designed measures will be prepared as part
and implemented in accordance of the operational works (civil)
with the Institution of Engineers design drawings.
Australia (Qld Division) Soil
Erosion and Sediment Control –
Guidelines for Queensland
Construction Sites.
O3 Water supply infrastructure No solution provided. Water supply infrastructure will be
is proven to be suitable for its constructed and tested to
use prior to Council accepting Council’s satisfaction prior to hand
the dedicated asset. over.
O4 Water supply infrastructure No solution provided. Water supply infrastructure will be
is provided with all supporting supported by all required technical
technical documentation. documentation.
O5 Where buildings or other S5.1 The footing of any building All existing infrastructure will be
structures are in proximity to or structure is located clear of the protected from the proposed
Council’s water supply zone of influence but no closer works.
infrastructure, provision is than 1.5m (measured horizontally)
made to protect the from infrastructure including
infrastructure from physical sewers, water mains and
damage and to allow ongoing stormwater structures.
maintenance by Council.
AND
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S5.2 A registered easement in
favour of Council is created over
all underground infrastructure
located in private property;
AND
S5.3 The width of the easement
is the greater of 3m or the width of
the zone of influence;
AND
S5.4 The easement is centred
over the centreline of the
infrastructure.
O6 Alignment of water supply S6.1 Infrastructure is designed Detailed design considerations
infrastructure allows for easy and constructed on the preferred will ensure ease of maintenance
access for the ongoing alignments in accordance with is achieved.
maintenance by Council. Section 3 of PSP 6 Engineering
Design Standards – Water and
Sewerage.
O7 Any alterations or repairs to S7.1 Any alterations or repairs to Existing infrastructure will be
infrastructure as a result of the infrastructure as a result of the protected at all times. Any
development are made at no development are completed at the changes will be rectified at the
cost to the Council. developer’s expense. developer’s expense.
14.183 Design and Construction
Sewer
O8 Sewerage Reticulation S1.1 Sewerage Reticulation Sewer infrastructure will be
Infrastructure infrastructure is designed in designed to cater for the intended
accordance with Sections 4 and 5 load and will be compatible with
(a) Meets the needs of the
of PSP 6 – Engineering Design existing infrastructure.
users;
Standards – Water and
(b) Is designed to be Sewerage.
compatible with existing
infrastructure; and
(c) Is designed using materials
that are suitable for the
use, durable, easy to
maintain and cost effective,
taking into account the
whole of life cycle cost and
Council’s maintenance
inventory.
O9 Sewerage Reticulation S9.1 Sewerage Reticulation Sewer infrastructure will be
infrastructure is constructed: infrastructure is constructed in designed in accordance with
accordance with Section 6 of PSP Council requirements and general
(a) in accordance with
6 – Engineering Design Standards engineering principles.
appropriate engineering
– Water and Sewerage and As
standards; and
Constructed data submitted in
(b) to minimise adverse accordance with Section 7 of PSP
environmental impacts. 6 – Engineering Design Standards
– Water and Sewerage;
AND
DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 24
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BROWN CONSULTING (QLD) PTY LTD – SUNSHINE COAST
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S9.2 Erosion and Sediment
control measures are designed
and implemented in accordance
with the Institution of Engineers
Australia (Qld Division) Soil
Erosion and Sediment Control –
Guidelines for Queensland
Construction Sites.
O10 Sewerage Reticulation No solution provided. Sewer infrastructure will be tested
infrastructure is proven to be and inspected to Council’s
suitable for its use prior to satisfaction prior to hand over.
Council accepting the
dedicated asset.
O11 Sewerage Reticulation No solution provided. All supporting documentation will
supply infrastructure is be provided.
provided with all supporting
technical documentation.
O12 Where buildings or other S12.1 The footing of any building All existing infrastructure will be
structures are in proximity to or structure is located clear of the protected from the proposed
Council’s water supply zone of influence but no closer works.
infrastructure, provision is than 1.5m (measured horizontally)
made to protect the from infrastructure including
infrastructure from physical sewers, water mains and
damage and to allow ongoing stormwater structures.
maintenance by Council.
AND
S12.2 A registered easement in
favour of Council is created over
all underground infrastructure
located in private property;
AND
S12.3 The width of the easement
is the greater of 3m or the width of
the zone of influence;
AND
S12.4 The easement is centred
over the centreline of the
infrastructure.
O13 Alignment of sewerage S13.1 Infrastructure is Detailed design considerations
reticulation infrastructure is to constructed on the preferred will ensure ease of maintenance
allow for easy access for the alignments in accordance with is achieved.
ongoing maintenance by Section 4 of PSP 6 – Engineering
Council. Design Standards – Water and
Sewerage.
O14 Any alterations or repairs S14.1 Any alterations or repair to Existing infrastructure will be
to infrastructure as a result of infrastructure as a result of the protected at all times. Any
the development are made at development are completed at the changes will be rectified at the
no cost to Council. developer’s expense. developer’s expense.
DEVELOPMENT APPLICATION (MCU): RSL CARE, TRADING POST ROAD, COOROY PAGE 25
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