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13. APP H. Engineering Services Report
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Full text of sections 2 to 19 (of 51)
Section 2
m ENGINEERING SERVICES REPORT
Section 3
Section 4
Hyder Consulting Pty Ltd ABN 76 104 485 289 Level 7, 199 Grey Street South Brisbane QLD 4101 Australia H Y d e r Tel: +61 7 3337 0000 Fax: +61 7 3337 0050 www.hyderconsulting.com EMPIRICA DEVELOPMENTS PTY LTD 139 EUMUNDI-NOOSA ROAD & 30 LIONEL DONOVAN DRIVE, NOOSAVILLE SERVICE STATION AND RETAIL SITE Date Rev Description Author Reviewed Approved 28/11/2014 | 01 | Draft Submissi Kate Franci Graham Col elias hii rancis raham Coles raft Submission ate i RPEO: 8050 3/12/2014 02 Submissi Kate Fi i Graham Col SIgnone ees am Coles ubmission ate Francis raham RPEQ: 8050 Graham Coles Kate Francis Graham Coles ee RPEQ; £950 3/12/2014 03 Submission ‘ ‘ Were Fran's Ce Lit = U Report No F0001-AA007595-AAR-03 Date 16 December, 2014 This report has been prepared for Empirica Developments Pty Ltd in accordance with the terms and conditions of appointment for 139 Eumundi Road Noosaville dated October 2014. Hyder Consulting Pty Ltd (ABN 76 104 485 289) cannot accept any responsibility for any use of or reliance on the contents of this report by any third party. 139 EUMUNDI-NOOSA ROAD & 30 LIONEL DONOVAN DRIVE, NOOSAVILLE Hyder Consulting Pty Ltd-ABN 76 104 485 289 f:\aa007595\f-reports\f0001-aar-aa007595 esr report\f0001-aa007595-aar-03 - esr.docx
Section 5
CONTENTS
1 EXECUTIVE SUMMARY................................................................... 1
2 EXISTING SITE CHARACTERISTICS .............................................. 2
2.1 Site Description................................................................................. 2
2.2 Existing Site Condition and Land Use ................................................ 3
3 PROPOSED DEVELOPMENT .......................................................... 4
4 STORMWATER DRAINAGE ............................................................. 4
5 WATER AND SEWER SUPPLY (UNITY WATER
INFRASTRUCTURE) ........................................................................ 6
5.1 Services Advice Notice...................................................................... 6
5.2 Water Supply .................................................................................... 6
5.3 Sewerage ......................................................................................... 7
6 ELECTRICAL, GAS AND TELECOMMUNICATIONS SERVICES...... 8
6.1 Energex and other Electrical Items .................................................... 8
6.2 Communications ............................................................................... 8
7 ROADS AND ACCESS ..................................................................... 8
8 EARTHWORKS ................................................................................ 9
9 CONCLUSION .................................................................................. 9
Appendices
APPENDIX A
COUNCIL OVERLAY MAPS
APPENDIX B
SITE PLANS and SURVEY PLANS
APPENDIX C
HYDER ENGINEERING DRAWINGS
APPENDIX D
APPENDIX E
UNITY WATER INFORMATION
APPENDIX F
DEVELOPMENT CODE ASSESSMENT
- Earthworks Code
139 EUMUNDI-NOOSA ROAD & 30 LIONEL DONOVAN DRIVE, NOOSAVILLE—139 EUMUNDI
ROAD, NOOSAVILLE
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Section 6
1 EXECUTIVE SUMMARY
Hyder Consulting has been engaged by Empirica Developments Pty Ltd to provide supporting
information for a Development Application over the following allotments;
• Lot 4 on SP159610 (139 Eumundi Noosa Road, Noosaville)
• Lot 31 on SP170751 (30 Lionel Donovan Drive, Noosaville)
This report addresses the engineering services component of the development and the
engineering planning issues associated with the development application. The proposed
development comprises the construction of an industrial development and service station.
This report demonstrates that the proposed development can be adequately serviced with
potable water, sewerage reticulation, stormwater drainage, vehicle access and electrical/
telecommunication services.
The proposed development has minimal impact on the surrounding network. As Lot 4 on
SP159610 is already used for industrial purposes, the proposed development will not result in
any increase of stormwater discharge on the site. There is a minor increase in peak discharge
on Lot 31 SP170751 in its developed state, which will be detained in a combined detention / bio-
retention at the legal point of discharge. Bio-retention systems will also be provided on site to
ensure that all stormwater quality objectives are met.
Hyder has received a Services Advice Notice from Unity Water in regards to sewer and potable
water connection. The site can be serviced for both sewer and potable water. It is proposed to
connect the site to the existing 100mm diameter water main on Eumundi Noosa Road and
Lionel Donovan Drive. The sewer will be connected to the existing 225mm diameter main that is
contained within Lot 31 SP170751.
Site access will be provided through left-in, left-out facilities on Eumundi Noosa Road. There will
also be an additional access from Lionel Donovan Drive. There will be an internal pedestrian
network to allow for the safe passage of pedestrians within the site, to and from external
networks in Noosa Eumundi Road and Lionel Donovan Drive.
Electrical and telecommunication services currently exist in the area. It is reasonable to expect
that the development will be able to connect directly to these services.
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Section 7
2 EXISTING SITE CHARACTERISTICS
2.1 Site Description
The proposed development site is located in Noosaville within the Local Government Area of
Noosa Council on the Sunshine Coast. The site is bordered by a roundabout and Walter Hay
Drive to the north, a vacant lot to the east, Lionel Donovan Drive and a car dealership to the
south and Eumundi Noosa Road to the west. Figure 2.1 below provides a site locality plan:
139 Eumundi Noosa Road Site
31SP170751
4SP159610
30 Lionel Donovan Drive Site
Figure.1 Site Locality Plan (Source: Nearmap 2014)
The site falls within the jurisdiction of the Noosa Council, and under the Noosaville Zone Map
ZM8 is zoned as “Industry” use (refer Appendix A).
2.1.1 Property Description
The development is proposed to be undertaken within the following parcel of land designated
as:
• Lot 4 on SP159610 (139 Eumundi Noosa Road, Noosaville)
• Lot 31 on SP170751 (30 Lionel Donovan Drive, Noosaville)
2.1.2 Total Area of Land
• The total area of Lot 4 on SP159610 is 0.42 Ha
• The total area of Lot 31 on SP170751 is 0.36 Ha
• The total proposed area for development is 0.78 Ha
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Section 8
2.1.3 Existing Easements
There are two existing drainage easements on the site. One runs along the northern section of
Lot 31SP170751 and another in the south – western corner of the same lot. In the developed
state, these easements will be dissolved.
2.2 Existing Site Condition and Land Use
2.2.1 Built Form Elements
Currently, the site is used for a multitude of purposes. Lot 4SP159610 is currently occupied by
variety of automotive and hardware businesses. Lot 31SP170751 is currently vacant land.
2.2.2 Existing Topography and Soils
Skyline Surveyor’s survey indicates that the site has a moderate grade (approximately 3%),
ranging from approximately RL10.57 in the site’s southwest corner to RL7.54 in the site’s north-
east corner. The site generally grades in a north eastern direction.
There is a ridgeline located along the boundary of the two lots proposed for development. This
has occurred because the site on Lot 4SP159610 has been excavated below natural surface in
the southern area of the site, and as a result there are extensive retaining walls around
southern boundary. The construction of Walter Hay Drive on the site’s northern boundary has
caused a trapped sag to occur which has led to the installation of piped drainage discharge to
the site’s east.
As the site is above RL5.0m AHD it is not anticipated that acid sulphate soils will be
encountered.
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Section 9
3 PROPOSED DEVELOPMENT
This development application seeks approval for the following uses:
- Retail Business Type 5 – Vehicle Uses (service station);
- Retail Business Type 2 – Shop & Salon (shop within service station);
- Industrial Business Type 2 – Production, Alteration, Repackaging & Repairing;
- Industrial Business Type 1 – Warehouse;
- Retail Business Type 6 – Hardware Store; and
- Entertainment and Dining Business Type 1 – Food & Beverages (restaurant/café).
Landscaping and 59 car parks will also be provided as part of this development. Dual access is
proposed to the overall site through a left in, left out access from Eumundi Noosa Road, and
access from Lionel Donovan Drive.
The proposed plans are included in Appendix B.
4 STORMWATER DRAINAGE
A Stormwater Management Plan (SWMP) (“F0002-AA007595-AAR-01- Eumundi Noosa Road –
Stormwater Management Plan”) which addresses the issue of stormwater quantity and quality
for the developed condition has been prepared separately. The SWMP should be referred to for
a more in depth analysis of any prevailing stormwater issues.
4.1.1 Existing Stormwater Drainage Characteristics and
Infrastructure
The site topography consists of moderately grading slopes, grading from the south – west to the
north-east. There is an approximate 3% grade over the site.
The site has multiple connection points to the surrounding stormwater infrastructure, and three
legal points of discharge have been identified.
At the southern border of the site, there is a 600mmx600mm field inlet pit, which collects flows
and discharges to a 300mm diameter stormwater pipe within the Lionel Donavan Drive road
reserve.
There are two field inlets located within the kerb and channel along Eumundi Noosa Road,
which collect flows from Lot 4SP159610. These pits discharge into a 675mm diameter pipe
within Eumundi Noosa Road road reserve. These pipes ultimately flow to the north toward Lake
Doonella and the Noosa River.
There is also a 225mm diameter pipe within the existing drainage easement of Lot
31SP170751. This then increases to a 300mm diameter stormwater pipe in the adjacent lot to
the east. At the junction of these pipes is a 600mmx900mm field inlet, which collects overland
flow from Lot 31SP10751.
Refer to Appendix B for existing survey of the site for additional site grading and stormwater
infrastructure details.
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Section 10
4.1.2 Post-Development Stormwater Drainage Objectives
Water Sensitive Urban Design (WSUD) aims to minimise the impact of a development on the
natural water cycle by reducing the export of pollutants, sediments and nutrients from the site
into the natural watercourse. In order to treat the stormwater runoff from the site, various
treatment devices can be used throughout the development area and these concepts can be
integrated into the overall design of the road layouts, road cross sections, stormwater layouts
and water supply reticulation systems. Stormwater from the development will follow a specially
designed stormwater quality treatment train prior to discharge from the site, which will ensure
compliance with the water quality objectives. Prior to the legal point of discharge, a planted bio-
retention filter area is proposed. A separate treatment system is proposed for stormwater runoff
from within the petrol bowsers area, which will need to undergo additional treatment before
discharge.
The stormwater discharge from the proposed development must be maintained in the case of
the pre-developed flow rates for all storm events, from Q1 (frequent flow) to Q100 (major
events). Appropriate stormwater infrastructure for the developed site is therefore required to
ensure that there is no increase in peak discharge flow rates for the downstream properties.
4.1.3 Proposed Stormwater Drainage Infrastructure
The proposed development will maintain the existing three legal points of discharge.
Infrastructure to cater for both detention/ retention purposes will be included in the overall
development.
Within Catchment 1, which outlets to Lionel Donovan Drive, a bio-retention filter media area of
32 m2 is required to reduce pollutant loadings in accordance with the Water By Design Bio-
retention Technical Design Guidelines.
Within Catchment 2, which outlets to Eumundi Noosa Road, a bio-retention area of 22 m2 is
required to reduce pollutant loadings in accordance with the Water By Design Bio-retention
Technical Design Guidelines.
Within Catchment 3, which outlets to Walter Hay Drive, a combined bio-retention / detention
basin will be included in the northern corner of Lot 31 on SP170751 to detain and treat
stormwater flows prior to discharge. This basin will have an area of 144m2, and 72m2 of that will
be used for bio-retention purposes.
Please refer to Hyder Stormwater Management Plan Report (Report No. F002-AA007501-AAR-
01) for further details of the proposed stormwater management strategy.
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Section 11
5 WATER AND SEWER SUPPLY (UNITY
WATER INFRASTRUCTURE)
5.1 Services Advice Notice
Hyder Consulting received a Services Advice Notice (SAN) regarding the servicing of the
proposed development for water and sewer services from Unity Water which states that the
existing infrastructure has sufficient capacity to service the proposed development. Refer to
Appendix E for the Notice.
5.2 Water Supply
5.2.1 Existing Water Supply Infrastructure
Unity Water DBYD maps indicate that there is a potable water reticulation main located within
the Lionel Donovan Drive and Eumundi Noose Road. Both pipes are 100mm diameter mains.
There are multiple hydrants and valves on the main. Lot 4SP159610 takes service from the
main in Eumundi Noosa Road and Lot 31SP170751 is intended to be serviced by the main in
Lionel Donovan Drive.
In the current Priority Infrastructure Plan (PIP), Noosa Council have not indicated any priority
water supply infrastructure works within the area surrounding the subject site.
For details of the surrounding water infrastructure refer to Unity Water DBYD results in
Appendix E.
5.2.2 Proposed Water Supply Infrastructure
It is proposed to maintain the existing water connections to the site on Eumundi Noosa Road
and Lionel Donovan Drive. Lot 4 SP159610 will maintain connection to the 100mm diameter
main on Eumundi Noosa Road, and Lot 31 SP170751 will maintain connection to the 100mm
diameter main on Lionel Donovan Drive.
Unity Water’s SAN also advises that it may be necessary to upgrade the existing water
reticulation main to 150mm diameter (including hydrants) along Eumundi Noosa Road to allow
for sufficient fire flow. Hyder Consulting considers this to be an unnecessary burden on the
proposed development as the intended purpose for the site is largely consistent with the
planning scheme.
Additionally, Lot 4SP170751 is already used for industrial purposes, and there will be an
decrease in demand on the water infrastructure in Eumundi Noosa Road due to the proposed
development. Table 5.1 compares the existing and developed case demand over Lot
4SP159610.
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Section 12
Table 5.1 Peak Water Demands
Case GFA Peak Flow Demand * Peak Network Demand
Lot 4SP159610- Connection to Eumundi Noosa Road water main
Existing Case 0.19 Ha 0.25 L/s/ha (Light Industrial Use) 0.048 L/s
Developed Case 0.03 Ha 0.25 L/s/ha (Light Industrial Use) 0.0075 L/s
*Peak Flow Demand has been taken from Table 2.1 of Part 1 of the Water Supply Code of Australia
Table 5.1 above illustrates that there is in fact a decrease in demand to the water main in
Eumundi Noosa Road, therefore disproving the need for any upgrades to the main.
5.3 Sewerage
5.3.1 Existing Sewerage Facilities
There is an existing 225mm diameter sewer line that traverses the western and northern
boundaries of Lot 31 SP170751. This ultimately discharges to the trunk main to the east of the
proposed development site in Lionel Donovan Drive. There are no upstream catchments acting
on the site.
There is also a portion of rising main that traverses a small portion of the north-western
boundary and northern portion of Lot 31SP170751. Part of this rising main has previously been
abandoned by Unity Water, and the remaining portion along the north-western boundary is not
connected to any other sewer infrastructure within the site boundary.
For details of the surrounding sewerage infrastructure refer to Unity Water DBYD results in
Appendix E.
5.3.2 Proposed Sewerage Reticulation
There is sufficient capacity in the surrounding network to accommodate the proposed service
station and industrial tenancies. It is proposed to connect the site to the existing sewer network
in the north-eastern corner of Lot 31 SP170751.
Correspondence with Unity Water has found that the sewer line traversing the western
boundary does not connect to any other infrastructure. It may be possible to abandon/ remove
this section of the line and maintain the connection point in the north-eastern corner of Lot 31
SP170751. It is also recommended to remove/ abandon the section of rising main along the
north-western boundary of the lot, and remove the portion of already abandoned line within the
lot boundary. It is also likely that a “Building over Sewer” approval will be required to undertake
construction on site, which will be applied for as part of the Building Application process.
Refer to Engineering Drawings in Appendix C which outline the proposed sewerage reticulation
plan.
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Section 13
6 ELECTRICAL, GAS AND
TELECOMMUNICATIONS SERVICES
A Dial Before You Dig search was undertaken to determine what services are currently in the
area and identify potential connection points for the proposed service station and retail centre
development.
6.1 Energex and other Electrical Items
Low voltage electrical cables currently exist within Lionel Donovan Drive, Eumundi Noosa Road
and Walter Hay Drive around the site.
It is understood that the proposed development must incorporate an underground low-voltage
electricity supply to all facilities within the development in order to comply with council
legislation. The existing overhead lines and poles bounding the site will remain overhead as the
development does not propose any additional allotments. Proposed verge crossings have also
been located clear of the existing overhead cable support poles. Refer to Appendix D for Dial
Before You Dig results by relevant asset holders.
6.2 Communications
There is existing Telstra infrastructure in the area to which the site is connected to. Telstra
infrastructure is located within the site, as well as within the Eumundi Noosa Road and Lionel
Donovan Drive road reserves adjacent to the site. The existing major cables pit to the north of
the existing northern verge crossover will remain in its current location, clear of all proposed
works.
There is also an existing underground Optus cable along Eumundi Noosa Road.
7 ROADS AND ACCESS
Currently, access to Lot 4 on SP159610 is accessible via a left in, left out facility at two locations
on Eumundi Noosa Road. Access to Lot 31 on SP170751 is provided via Lionel Donovan Drive,
however there is no constructed driveway to the lot in its current state.
The development proposes to maintain the left in, left out access on Eumundi Noosa Road,
however the access points will be shifted south to allow for heavy vehicle and fuel tanker entry
to the site. There will also be an access driveway on Lionel Donovan Drive to the site.
Pedestrians must be provided with safe and direct access around the service station and
industrial tennancies. Pedestrian access points will be provided from Eumundi Noosa Road and
Lionel Donovan Drive. Pedestrian crossings will also be included to provide safe passage for
pedestrians to the different outlets on site.
It is understood that all footpaths must be designed in accordance with Noosa Council
standards and be approved for Operational Works prior to construction.
Details of the proposed internal and external road network as well as the provided site access
points are presented in Hyder Engineering Drawings in Appendix C.
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Section 14
8 EARTHWORKS
The proposed development involves the undertaking of bulk earthworks cut to fill operations.
The preliminary bulk earthworks plan in Appendix C shows the proposed cut and fill areas on
site. The final cut and fill areas and volumes will be confirmed during the detailed design phase
of the project. An assessment of the proposed development against Noosa Council’s
Earthworks Code is included in Appendix F.
9 CONCLUSION
This report has discussed the development of a service station and industrial uses over Lot 4 on
SP159610 and Lot 31 on SP170751.
This report has demonstrated that the proposed development can be adequately provided with
all necessary engineering services, including sewer infrastructure, water infrastructure,
stormwater drainage, electricity, gas and telecommunications. The existing services which are
located within the vicinity of the site have been analysed for network capacity and ability to
service the proposed development’s needs.
The connection locations for sewer and water reticulation have been presented within this report
and the potential impacts of the increased demand resulting from the proposed development
have been assessed. This report includes the Services Advice Notice that was issued by Unity
Water with regards to sewer and water services.
Additional engineering issues including flooding, road access and earthworks have been
discussed in brief within the report, identifying where necessary, further requirements for
assessment are required.
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Section 15
APPENDIX A COUNCIL OVERLAY MAPS
Section 16
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RD
A
OS
I NO
ND
MU
EU
Main Map Scale is 1cm : 200m
0 0.5 1
ROAD 130
HOLLETT RD
HOLLET
T RD
Kilometres
RD
1 Boreen Point, Kin Kin & Cootharaba
2 Cooroibah
3 Cooroy & Lake Macdonald
Noosaville
4 Eastern Beaches
5 Mary River Catchment
6 Noosa Heads (Zone Map ZM8) Major Road Network
7 Noosa North Shore
8 Noosaville Locality Detached Housing
9 Tewantin & Doonan
Boundaries Railway Line Semi-Attached Housing
1
Property Attached Housing
Noosa Shire Visitor Mixed Use
7 Boundaries
Major Water Boundary Neighbourhood Centre
Bodies Streams Business Centre
2 and Rivers Shire Business Centre
5 Town/Village Inset Community Services
Printed: March 2009 Boundaries Note: Industry
9 6 Version: Round 2 Amendments commenced 11 May 2009 Levels of assessment may be altered by the Overlay Development
3 8 This map, is a reproduction from Council’s Assessment Tables in Part 13. Rural
GIS, has a scale of accuracy of 1:25 000, al- Precinct Division 2 or 3 of the regulatory provisions of the SEQ Regional Plan may also
though data on which it is based was gathered apply to development applications for urban activities, rural residential purposes Open Space Recreation
at mostly finer scales. Precise boundaries
4 may need to be defined by site survey.
and reconfiguring of a lot on land outside the Urban Footprint of the SEQ
Open Space Conservation
Council Copyright Reserved. Plans of Development Regional Plan.
Under Division 3, of the regulatory provisions of the SEQ Regional Plan an
(Refer to Schedule 6) application to reconfigure a lot for rural residential purposes on land in the
Workspace Location: Zone_Noosaville.wor Regional Landscape and Rural Production Area of the SEQ Regional Plan
and zoned Rural Settlement must be properly made before 27 October 2006.
Section 19
APPENDIX B Me SITE PLANS and SURVEY PLANS
The text continues on section 20.