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App C - Engineering Report · MCU25/0118
Engineering Report (Including Stormwater Management Plan), 62 Lake MacDonald Drive, Cooroy QLD, 4575 Arcos Project:
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Page 2
Attention: Jess Knott 31 July 2025
Cube Developments Arcos Project: 240444
Report 01 Rev 1
By Email
Engineering Report (Including Stormwater Management Plan)
62 Lake MacDonald Drive, Cooroy
QLD, 4575
Document Control
Version Date Details Prepared Checked Approved
1 25.07.25 For Approval AK AK LS
Principal Civil Engineer
Lachlan Swann B.Eng (Civ) (Hons), CPEng, RPEQ, NER, MIEAust
[email protected]
Arcos Group
E [email protected]
W arcosgroup.com.au
A 2/10 Aerodrome Road, Maroochydore QLD 4558
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Contents
1.0 Introduction ................................................................................................................................ 4
2.0 Proposed Development.............................................................................................................. 4
3.0 Site Access ................................................................................................................................ 5
3.1 Sight Distances .......................................................................................................................... 5
3.2 Parking ....................................................................................................................................... 5
3.3 Service Vehicles ......................................................................................................................... 6
3.4 Waste Collection ........................................................................................................................ 6
4.0 Earthworks ................................................................................................................................. 6
Stormwater Management ........................................................................................................................ 7
4.1 Drainage Network & Legal Point of Discharge .......................................................................... 7
4.2 External Catchments .................................................................................................................. 7
4.3 Flooding ..................................................................................................................................... 7
4.4 Stormwater Quality Management .............................................................................................. 7
4.4.1 Construction Phase Stormwater Quality Management ..................................................... 7
4.5 Stormwater Quantity Management ............................................................................................ 7
5.0 Service Provisions ...................................................................................................................... 8
5.1 Potable Water & Sewer .............................................................................................................. 8
5.2 Communications & Electrical ..................................................................................................... 8
6.0 Conclusion ................................................................................................................................. 8
LIMITATIONS .......................................................................................................................................... 9
Appendix A – Civil Engineering Concept Drawing ................................................................................ 10
Appendix B – Construction Phase Stormwater Quality Management .................................................. 11
31 July 2025
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1.0 Introduction
Arcos Unit Group Pty Ltd (Arcos) has been commissioned by Coast2Bay Housing Group to prepare
this Engineering Services Report, including stormwater management strategy, and preliminary
drawings as a part of an MCU development application with Noosa Shire Council (NSC).
This report addresses and provides advice around critical civil engineering issues, including (but not
limited to) feasibility of the proposed layout, site works, earthworks, access, service provisions, and
management of stormwater quality, quantity, and flooding.
2.0 Proposed Development
The proposed development calls for 25 new Affordable Rental Premesis (small dwellings) in a multi-
residential format at 62 Lake MacDonald Drive, Cooroy. The site is formally described as Lot 105 on
SP118458, has an area 3,163m2, and is currently zoned as ‘Community Facilities’. The Cooroy Local
Plan Area applies to the site, along with the following overlays:
• Biodiversity, Waterways, and Wetlands Overlay
• Landslide Hazard Overlay
• Extractive Resource Overlay
• Local Government Infrastructure Plan
The site is currently vacant, and sits adjacent to a larger subdivision development which is already
under construction (refer NSC Application No. OPW/25/0057), and shall provide a new road frontage
for site access along the eastern bounday, and services (inclduing sewer and stormwater outfalls). The
site is also bound by Lake MacDonald Drive to the west. A locality plan can be seen in
Figure 1 below.
The site is naturally sloped towards the new subdivision road (along its eastern boundary), and the built
form of the development follows the natural topography, providing three separate levels, but adhering
to Council’s height limits. A development site layout plan, showing the general arrangement of the site
has been included in Figure 2.
The purpose of the development is to provide high quality, yet affordable social housing to the local
community.
FIGURE 1: SITE LOCALITY (SOURCE: GOOGLE MAPS)
31 July 2025
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FIGURE 2: DEVELOPMENT LAYOUT PLAN (SOURCE: ARCOS GROUP)
3.0 Site Access
The site shall be accessed via a new crossover to the new (currently not yet constructed) subdivision
road along the eastern boundary, which shall be built as part OPW/25/0057. The new crossover will be
a ‘General Wide’ arrangement built to Council and IPWEA standards, and can be seen in the concept
civil engineering drawings (refer Appendix A).
3.1 Sight Distances
There are no permanent sight obstructions for vehicles exiting the driveway, nor to the new subdivision
road intersection with existing Dianella Court (to the north east of the site). Therefore no sight distance
issues are present.
3.2 Parking
In line with Council’s planning scheme (Table 9.4.1.4) the development proposes to provide the
following mix of resident car parking spaces:
• 25 Covered Spaces
• 6 Vistor Spaces, of which 2 are designated as PWD
• 31 Total Car Parking Spaces
31 July 2025
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All car parking is to comply with NSC’s Driveway and Parking Code, PSP6 Engineering Design
Standards, and AS2890. Moreover, swepth path diagrams have been completed to demonstrate
adequate access, door clearances, and turnaround space for car parks.
3.3 Service Vehicles
The site is designed to accommodate a Waste Collection vehicle (WCV) and checked with a Heavy
Rigid Vehicle (HRV). The site provides access in a forward gear, with a reverse exit onto the adjacent
subdivision road. Due to site constraints, and the nature of undercover parking (i.e. minimum height
clearances) it is not possible to provide a suitable turnaround area for the design and check vehicles.
3.4 Waste Collection
A bin store with 6 x 1,100L bulk storage bins (incorporating a washdown area) is to be provided in the
undercover carpark adjacent to the site access (as shown on the engineering plans, refer Appendix A).
Waste collection is to be provided via a 10.20m WCV, for which access grades from the proposed road
to the site have been considered. Bulk bins are to be manually handed and loaded onto the WCV by
Council’s waste contractor.
4.0 Earthworks
The existing site slopes evenly yet steeply, from a high point of RL113m in the south-west corner, to a
low point of RL104m in the north east corner. This represents a significant level difference
(approximately 9m) across the site. The resulting development will therefore require significant
earthworks and retaining structures to ensure serviceable, safe, and equitable access to residents and
visitors. These structures and the proposed shaping of the site can be seen in the engineering drawings
in Appendix A.
The car park for the development shall sit underneath the dwellings as an undercroft, and shall be
predominantly cut into the site. The built form responds to the natural landform by terracing across the
existing slope.
The proposed earthworks will not impact existing stormwater, sewer infrastructure or any adjacent lots.
The surrounding subdivision will have already constructed a cutoff drain adjacent to the site’s western
boundary, and a proposed cutoff drain along the high side of any retaining structures will protect the
development from stormwater impacts. No earthworks will encroach on neighbouring properties.
All cutting and filling is to be carried out in accordance with AS3798:2007 Guidelines on Earthworks for
Commercial and Residential Developments. Any site filling will be from site spoil (subject to
Geotechnical Investigation), provided it meets the requirements of AS3798 and is placed with controlled
compaction. Filling extents are to be determined at detail design phase based on detail site survey
when finished surface levels of external pavements are confirmed.
All construction activities, including Erosion and Sediment Control (ESC) methods, would be managed
under the control measures of a Construction Environmental Management Plan (CEMP) for the
development site. The CEMP and ESC plans would be prepared for submission with the future
application for Operational Works Approval.
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Stormwater Management
The existing site has been developed in accordance with council’s approved development
OPW/25/0057. This development provides a stormwater outfall and water quality treatment for the site.
The minor storm event is defined as the 10% AEP storm plus climate change, with the major event
being the 1% AEP storm plus climate change.
4.1 Drainage Network & Legal Point of Discharge
Runoff from within the subject site is to be captured by a proposed underground pipe drainage network,
and is to be conveyed to an future stormwater pit (provided by the surrounding subdivision), which shall
form the Legal Point of Discharge for the development. The proposed and future surrounding network
(as per OPW/25/0057) is shown in in the civil engineering concept plans, refer Appendi A.
4.2 External Catchments
The site is not impacted by external drainage catchments, as per the approved Operational Works
drawings for the surrounding development (OPW/25/0057). A future cutoff drain shall protect the site
from runoff from the west, and the neighbouring lot to the south predominately grades towards the new
subdivision road. A new cut-off drain along the southern boundary will be provided to redirect any minor
flows from the south, as per the civil engineering concept plans (refer Appendix A).
4.3 Flooding
The site is not impacted by flooding, and is not covered by Council’s Flood Hazard Overlay.
4.4 Stormwater Quality Management
Stormwater quality is to be provided by a future bio-retention basin directly north of the subject site. The
bio-retention basin is to be built as a part of the surrounding subdivision works (refer OPW/25/0057)
and has been sized to cater for the fully developed catchment. As such, no additional stormwater quality
is proposed for the development.
4.4.1 Construction Phase Stormwater Quality Management
Stormwater quality management during the construction phase is critical to ensuring water quality
standards are achieved during the full life of the development. Implementing best practice Erosion and
Sediment Control techniques is imperative to managing the runoff quality affected by construction
works. Appendix B outlines best practice measures for stormwater quality during construction.
4.5 Stormwater Quantity Management
As per the approved Engineering Services Report for the surrounding subdivision (OPW/25/0057),
stormwater quantity management is to be provided on a lot by lot basis. As such, on-site stormwater
detention in the form of an OSD Tank shall be required for the proposed development.
A DRAINS model will be developed prior to OPW approval that will nominate a specific OSD tank size
and orifice arrangement capable of mitigating developed peak flows across a range of AEP storm
events back to existing levels.
For the purposes of MCU approval, an indicative OSD tank size of 30kL is nominated for the
development based on a rate of 90kL per hectare (typically accepted value for urban catchments in
South East Queensland). All roof and hard stand areas will be directed to the tank for on site flow
attenuation.
In addition to OSD storage, an indicative minimum rainwater resuse volume of 3,000L is required for
each dwelling, in accordance with the Sustainable Buliding Desing Code. A water balance equation wil
be completed prior to an OPW application to confirm the final volume to stormwater re-use for each
dwelling.
31 July 2025
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5.0 Service Provisions
5.1 Potable Water & Sewer
A new potable water main along with a new sewer main and property service will be provided to the lot
within the future adjacent road reserve by the surrounding subdivision. As such the existing service
shall be utilised by the development.
5.2 Communications & Electrical
Details of electrical supply and communication infrastructure and services proposed for the
development site are outside the scope of this report. However, we understand that supply to the
development can be provided via an extension to the adjacent underground electricity network.
6.0 Conclusion
This Engineering Services Report has been prepared to provide a review and information on the
Engineering requirements to support the application for MCU on the proposed development at 62 Lake
MacDonald Drive, Cooroy (Lot 105 on SP118458). The following requirements have been reviewed as
part of this report:
• Suitable access can be provided off the future subdivision road;
• Minimum site distance can be achieved by the development;
• A total of 31 parking spaces shall be provided;
• The development can be servied by a WCV;
• The site is not impacted by flooding or significant external catchments;
• The surrounding subdivision is providing stormwater quality management;
• On-site detention shall be provided to cater for stormwater quantity management;
• Sewerage reticulation can be connected to the future Unitywater network; and
• Water reticulation can be connected to the future Unitywater network.
In summary, this report shows that the development site can be adequately serviced and provision
made as currently shown and in further detailed design for this development to be in accordance with
Council's code requirements.
31 July 2025
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LIMITATIONS
Arcos Unit Group Pty Ltd (Arcos) has prepared this document for the project described on the title page
for the client's exclusive use. The document is specific to this particular project and for the purposes as
described within the document. The document cannot be used for any other project on the same site or
other sites or relied upon by a third party. Any party relying upon this document beyond its exclusive
use and purpose as stated above, and without the express written consent of Arcos, does so entirely
at its own risk and without recourse to Arcos for any loss or damage. Arcos has necessarily relied upon
information provided by the client and/or their agents.
The required detailed design for the service infrastructure will be subject to the conditions (if any),
attached to the Development Approval provided by Council and any nominated referral agencies.
The advice given in this document is based upon the assumed conditions and data outlined herein. The
relevance and accuracy of advice given are directly affected by variations in the information supplied
and open source information relied upon.
This document must be kept in its entirety, read in full and understood. Interpretations or conclusions
made by others unless supported by an expressed written statement, interpretation, outcome or stated
within this document cannot be the responsibility of Arcos.
This document or parts of it should not be used as part of a specification or design for a project without
prior review and agreement by Arcos.
31 July 2025
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Appendix A – Civil Engineering Concept Drawing
31 July 2025
Page 11
EXISTING LEGEND
SUBJECT PROPERTY BOUNDARY
PEDESTRIAN
4.00 MAJOR CONTOUR
ACCESS
MINOR CONTOUR
1.1
EXISTING BIO BASIN PROVIDES SEWER MAIN DN**size
0
WATER QUALITY TREATMENT FOR WATER MAIN DN**size
DEVELOPMENT. REFER OPW/25/0057 U/G TELECOMMS
10
1.
O/H ELECTRICITY
STORMWATER
FENCE
1.10
20.000 SURFACE LEVEL
104
1.10
1.20
10
5
CONCRETE SLEEPER PROPOSED LEGEND
1.00 RETAINING WALL
CONCRETE DRIVEWAY CROSSOVER
OUTDOOR ALFRESCO 6.36
AREA. TYPICAL
INTERNAL CONCRETE DRIVEWAY
1.70
CONCRETE PATH
3.09
DWELLING
0 LANDSCAPE
3.0
CONNECT TO EXISTING LANDSCAPE BUFFER
PROPOSED DWELLINGS STORMWATER PIT
FFL 105.95m RETAINING WALL
1.10
NOTES:
1. FOR GENERAL & ROADWORKS/DRIVEWAY NOTES REFER DRG C-011.
1.90
1.90
1.20
1.20
1.40
0
1.2
1.50
CONCRETE SLEEPER
RETAINING WALL
1.20
CONSTRUCT NEW SEWER
LIFT BRANCH AND CONNECT TO
EXISTING STRUCTURE
106
5.40
2%
2%
2.25
2%
2%
2.50
4.00
2.50 2.50 2.50
RL105.67 HEAVY DUTY (GENERAL WIDE)
CROSSOVER IN ACCORDANCE
RL105.90
6.00
WITH IPWEA STD DRG RS-051
6.20
RL105.80 RL105.42
110
2.50 2.50
3.50
PROPOSED OSD &
2%
2%
2%
REUSE TANK INCLUDING
BIN
2%
ORIFICE ARRANGEMENT
5.40
STORE
6x1100L BINS
MASTER WATER METER.
FINAL ARRANGEMENT AND
107 108 SIZE TO BE CONFIRMED
Filename: C:\PROJECTS\240444 - SOCIAL HOUSING - 62 LAKE MACDONALD DRIVE, COOROY\3.0 CAD\DRAWINGS\MCU\240444-MCU-C-300.DWG
BLOCK WORK RETAINING WALL
INCORPORATED INTO STRUCTURE
109
3.00
TWO-TIER GROUTED
ROCK RETAINING WALL 6.00
NEW ROAD
Last Plotted: 2025-07-31 2:57 PM
CUT-OFF DRAIN TO CAPTURE LOW FLOWS 2.00
AND DIRECT TO STORMWATER PIT. HIGH
FLOWS BYPASS TO NEW ROAD
BUILDING SETBACK
3.00
Last saved by: HARRYDAVIES(2025-07-31)
Ex.DN150 SEWER
North Point Scale Horiz. Datum Client Consultant Project Drawing
LOCAL Drawn AK Project No. Drawing No. Rev No.
COAST2BAY SOCIAL HOUSING DEVELOPMENT SITE
Design AK
HOUSING GROUP MATERIAL CHANGE OF USE - CIVIL PLAN
0m
A1 1:125
3.125 6.25
Vert. Datum
AHD
62 LAKE MCDONALD DRIVE, Check LS
240444 MCU-C-301 A
RL Datum CIVIL | STRUCTURAL | GEOTECHNICAL COOROY, QLD, 4563 Approved Approved Date Signed Sheet
A FOR APPROVAL
Rev Revision Description
25.07.25 LS
Date Approved
COPYRIGHT © All rights reserved.
This work is copyright and cannot be reproduced
or copied in any form without the prior consent
SUNSHINE COAST | BRISBANE | GOLD COAST
www.arcosgroup.com.au | ABN 51 640 311 842
LACHLAN SWANN
RPEQ 21223
25.07.25 Status FOR APPROVAL
Size A1
Page 12
BIN AREA
BIN AREA
WCV ACCESS WCV - STANDING AREA & B99 PASSING
SCALE 1:125 SCALE 1:125
Filename: C:\PROJECTS\240444 - SOCIAL HOUSING - 62 LAKE MACDONALD DRIVE, COOROY\3.0 CAD\DRAWINGS\MCU\240444-SKT-C-001.DWG
BIN AREA
Last Plotted: 2025-07-31
Last saved by: HARRYDAVIES(2025-07-31)
B85 - PARKING B85 - PWD PARKING
SCALE 1:125 SCALE 1:125
North Point Scale Horiz. Datum Client Consultant Project Drawing
LOCAL Drawn HD Project No. Drawing No. Rev No.
COAST2BAY SOCIAL HOUSING VEHICLE TRACKING
Design JH
HOUSING GROUP MATERIAL CHANGE OF USE - CIVIL PLAN
0m
A1 1:125
3.125 6.25
Vert. Datum
AHD
62 LAKE MCDONALD DRIVE, Check AK
240444 SKT-C-001 P1
RL Datum CIVIL | STRUCTURAL | GEOTECHNICAL COOROY, QLD, 4563 Approved Approved Date Signed Sheet
P1 PRELIMINARY
Rev Revision Description
09.06.25 LS
Date Approved
COPYRIGHT © All rights reserved.
This work is copyright and cannot be reproduced
or copied in any form without the prior consent
SUNSHINE COAST | BRISBANE | GOLD COAST
www.arcosgroup.com.au | ABN 51 640 311 842 RPEQ
Status FOR APPROVAL
Size A1
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Appendix B – Construction Phase Stormwater
Quality Management
General
Best practice measures shall be utilised during the construction phase to minimise the potential impacts of the
pollutants mentioned above. Detailed Erosion and Sediment Control Management Plans should be developed
in conjunction with the Operational Works design prior to construction works commencing in accordance with
the International Erosion Control Association (IECA) - "Best Practice Erosion and Sediment Control (BPESC)
document" and overseen by a Certified Professional in Erosion and Sediment Control (CPESC) or Registered
Professional Engineer Queensland (RPEQ).
Through their principal contractor, the developer shall be responsible for ensuring that temporary sediment
and erosion controls are installed and maintained correctly.
Pollutants
The pollutants that would typically be generated during the construction of the proposed development are
outlined in Table 1.
TABLE 1: TYPICAL CONSTRUCTION PHASE POLLUTANTS
Pollutant Source
Litter Paper, construction packaging, food packaging, cement bags, offcuts
Sediment Unprotected exposed soils and stockpiles during earthworks and building
Hydrocarbons Fuel and oil spills, leaks from construction equipment
Toxic Materials Cement slurry, asphalt prime, solvents, cleaning agents, wash waters 9e.g. from
tile works)
Ph Altering Acid sulphate soils, cement slurry
Substances
Potential Impacts
Construction activities can have a potential impact on water quality. Removal of vegetation, earthworks and
changes to drainage patterns can result in erosion and sediment being washed into waterways. This can
impact the physical-chemical parameters of the receiving water, the decline in the health of aquatic
ecosystems, and overall aesthetics. The potential impacts on the development site's surrounding receiving
waters will be minimised during the construction phase with typical measures outlined below. These measures
should be adequately detailed on erosion and sediment control plans as part of the development's Operational
Works application.
Performance Objectives
The amount of runoff traversing and discharging from the site while under construction should be kept to a
minimum. This will restrict soil erosion and mobilisation of sediments and pollutants through and off the site.
During the construction phase, stormwater runoff at discharge points shall comply with the objectives detailed
in QLD SPP (July 2017).
Control Measures
The following are typical treatment measures that should be implemented before the commencement of any
construction works. Detailed erosion and sediment control procedures shall be based on the erosion and
sediment control plans lodged at the Operational Works phase.
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Maintenance
Maintenance of erosion and control treatment measures (such as sediment fences) will be undertaken if it is
observed that they have not been properly installed or the capacity of the measure falls below 75%.
Minimise Disturbance Area
Clearing of land is to be minimised to areas planned to be actively under construction in the near term (e.g.
within the next 3-6 months).
Stabilise Disturbed Areas
Provide temporary stabilisation of disturbed soils whenever active construction is not occurring on a portion of
the site. Provide permanent stabilisation during finish grade and landscape the site.
Protect Slopes and Channels
Safely convey runoff from the top of the slope and stabilise temporary and permanent channel crossings as
quickly as possible and ensure that increases in runoff velocity caused by the project do not erode the channel.
Diversions of Upslope Runoff
Upslope runoff should be diverted away from areas of exposed soil to prevent the contamination of clean
runoff. This may be achieved by installing tightly abutting sandbags, creating a 'sandbag perimeter bank' to
divert flow.
Sediment Fences and Inlet Protection
Delineate site perimeter to prevent disturbing areas outside the project limits. Sediment fences should be
installed around the perimeter of works to ensure contaminated runoff is filtered and sediment is trapped before
leaving the site. Sandbags or geofabric should also be placed around/over existing stormwater inlets/grates
throughout the site to filter any contaminated runoff before entering the existing piped stormwater network.
Retain Sediment
Retain sediment-laden waters from disturbed, active areas within the site.
Stabilised Vehicle Entry/Exit Point
A stabilised entry/exit point should be constructed to minimise the transport of sediment off-site. All vehicles
entering and leaving the site must use this designated entry/exit point.
Stockpiles
Stockpile locations should be identified before the commencement of works. Ideally, they should be located in
a flat area at least 15m from any water body or stormwater inlet. Sediment fences should be installed
downslope of all erodible stockpiles, and upslope protection measures should be used (i.e. sandbags or
sediment fence) to divert runoff in the event of rain. At the end of each working day, stockpiles should be
covered with geofabric if rain or high winds are forecast.
Street Sweeping
Ensure that local roads are swept as required. This will minimise the potential for sediment tracked onto the
road to be washed into the stormwater system. If there is a large quantity of sediment being tracked onto the
surrounding streets, the stabilised entry/exit point may need to be raked or reinforced with rock treatment to
provide more effective sediment removal for vehicles.
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Erosion Control Matting and Permanent Stabilisation
Exposed areas onsite should be permanently stabilised (i.e. with turf) as the construction works progress.
Erosion control matting or mulching should be used as a temporary measure to stabilise exposed areas before
permanent stabilisation can be undertaken.
Monitoring
Monitoring and recording of the performance of the drainage control devices are to be undertaken in
accordance with local government requirements. It is further recommended that the proposed construction
works be undertaken during periods of dry weather to reduce the potential for sediment to be transported off-
site during construction.
31 July 2025
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