16216_Service Report_150217

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CB ORNHORST + WARD

CONSULTING ENGINEERS
BORNHORST + WARD | DOONELLA UNITS CIVIL AND STRUCTURAL

Bornhorst & Ward Project No. 16336

If you have any queries regarding this report please contact Jared Vassallo.

 

 

 

 

 

 

Revision Date Description Author Rev. App.
A DEC 2016 Issue to Client Jl JV NR
B Dec 2016 Architectural Plans Update JV JV NR

 

 

 

 

COPYRIGHT: This document is and shall remain the property of Bornhorst & Ward Pty Ltd and shall not be copied in whole or part. Unauthorised use
of this document in any form is prohibited.

File Name: J:\2016\16336\07_REPORTS\DESIGNREPORTS\SERVICEABILITY\SERVICEABILITY REPORT.docx

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

 

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BORNHORST + WARD | DOONELLA UNITS CIVIL AND STRUCTURAL
CONTENTS
L. INTRODUCTION ......-ccccscsssssssssssssecceeceeccssnsnnesseeseceeeeeecensunmusssssseeeeeeesssunuuneeseseeeeesessnnunueeeeeseceeeeeensnnuesteeeeseeeeeeeeeea 1

2. SITE CHARACTERISTICS.
2.1 LOCATION ....
2.2 LANDUSE..
2.2.1 Existing.
2.2.2 Proposed
2.3 TOPOGRAPHY & SITE DRAINAGE..
2.3.1 Existing Flooding Conditions..
3. EXISTING AND PROPOSED CIVIL WORKS AND INFRASTRUCTURE
3.1 STORMWATER
3.1.1 Existing Infrastructure
3.1.2 Proposed Infrastructure..
3.1.3 Stormwater Quantity...
3.1.4 Stormwater Quality .
3.2 EARTHWORKS ...
3.3 ROADWORKS..
3.4 SEWER. .......0005:
3.4.1 Existing Infrastructure..

 

 
 
 
 
  

 

 

 

 

 

 

 
 
 
  

 

3.4.2 Proposed Infrastructure..

3.5 WATER.
3.5.1 Existing Infrastructure..

 

 

3.5.2 Proposed Infrastructure..
3.6 ELECTRICITY
3.7. COMMUNICATIONS...
4. SUMMARY

 

 

 

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APPENDICES

Appendix A ARCHITECTURAL DRAWINGS
Appendix B DEVELOPMENT DRAWINGS
Appendix C CONTOUR AND EXISTING SERVICES INFORMATION

LIST OF FIGURES
Figure 1: Site Locality Plan... ecesesceeseesceseeseseesetscseeeesecsesacseesesacsessesacsassssacseaesacseaesacsesaesacsesaesacseeaesacsesaeeacaeeaeecaeeateeeaeees 1
Figure 2: Noosa Shire Council Interactive FIOOd Map........ccsssescsesseseescsecseescseeaeeecseeseeecsecaeeecseeaeeecseeaeeecseeaeeasseeaeeeeseeaeeeeaeeas 3

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P:

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

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CIVIL AND STRUCTURAL

BORNHORST + WARD | DOONELLA UNITS

2.1

INTRODUCTION

Bornhorst and Ward has been commissioned to investigate and report on the serviceability requirements
pertaining to the proposed multi-level residential/commercial redevelopment, located at 30 — 32 Doonella
Street, Tewantin. This document reports on the existing and proposed civil works and infrastructure required as
part of the proposed development. The engineering requirements for this proposal shall be in accordance with
Engineering Best Management Practices, Noosa Shire Council’s (NSC) “The Noosa Plan” and the State Planning

Policy 2016.

This report outlines the preliminary design methodology in support of a Development Application and should be

read in conjunction with other documents issued by the consultant team.
SITE CHARACTERISTICS

LOCATION

The proposed development is located in the suburb of Tewantin, approximately 5km inland from Noosa Heads
and will extend over lots 30 and 32 Doonella Street. The site is bound by Doonella Street to the south, Sidoni
Lane and car parking to the north, a residential property and car parking to the west and carparking to the east.
The development site is located approximately 70m north of Lake Doonella and is also in close proximity to

Noosa River.

30-32 Doonella Street, Tewantin
Lot 30 on RP 893427 & Lot 903 on T1631

Street Address:
RP Description:

DEVELOPMENT SITE

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Figure 1: Site Locality Plan

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Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P
Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

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2.2 LANDUSE
2.2.1 Existing

The development site encompasses two existing lots, these being lot 30 and 32, with an area of 516m? and
2003m respectively. Currently, the lots contain two residential buildings, along with associated driveways and
footpaths. The remaining site area is landscaped with the property’s boundary girt with vegetation. Access to
the lots is available via individual driveways/crossovers onto Doonella Street.

2.2.2. Proposed

The proposal is for a development which will comprise of 10 residential units and 3 commercial tenancies with
off street parking provided within a basement car park. The residential units will be situated to the north of the
site, while the commercial buildings are proposed in the south. As per a previous development approval for the
site (MCU15/0053), NSC has requested a 3m public thoroughfare easement be provided along the northern
boundary of lot 32. The total developable area of the site, excluding the undevelopable public thoroughfare
easement, is 2389m? Access to the site will be available via left in only and left out only driveway crossovers
onto Doonella Street. Refer to the Archicology Architectural Plans with Appendix A for further information.

2.3 TOPOGRAPHY & SITE DRAINAGE

Under existing site conditions, the site falls at an approximate average grade of 6.7% from the high point at
approximately RL 8.80m AHD at the north-west corner of the site, to the low point at approximately RL 4.50m
AHD in the south-east corner of the site. Stormwater runoff from lot 30 and 32 currently flows towards Doonella
Street in the minor and major storm events. Infrastructure within Doonella Street is the lawful point of discharge
for the two lots. See the Noosa Shire Council Stormwater infrastructure Map Overlay in Appendix C for further
information.

2.3.1. Existing Flooding Conditions

In accordance with Table 13.12 of ‘The Noosa Plan: Natural Hazards and Natural Resources Overlays’, an AEP of
1% is specified for the design flood level. The interactive mapping system within NSC’s plan confirms that the
development site is not affected by Noosa River, Lake Doonella or overland flow flooding. As a result of this, it is
expected that the site is at a low risk of flood inundation. Please refer to Tewantin & Doonan Natural Hazard:
Landslide & Flooding Overlay (Map OM9.3) in Appendix C and figure 2 below for further details.

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

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Figure 2: Noosa Shire Council Interactive Flood Map

EXISTING AND PROPOSED CIVIL WORKS AND INFRASTRUCTURE
STORMWATER
Existing Infrastructure

A serviceability report prepared by TOD Consulting Engineers submitted to council as part of the previous
MCU15/0053 development application highlights the following points:
e = The inter allotment drainage pipe indicated on the council GIS system as passing through the eastern
side of lot 30 does not exist. The drainage pits within the Sidoni Lane Carpark all drain towards Sidoni
Street.
e There is an existing drainage pit within Doonella Street on the low side of the development near the
south east corner of lot 32. The existing pit has an invert level of approximately RL 3.0m.
The existing stormwater infrastructure within Doonella Street ultimately flows into Lake Doonella. Refer to the
NSC existing Services Plan within Appendix C for further information.

Proposed Infrastructure

It is proposed to maintain Doonella Street as the lawful point of discharge for the site as per existing conditions.
Internal stormwater drainage infrastructure will convey minor storm flows (AEP greater than 10%) into the
existing stormwater gully pit within Doonella Street. Major flows (AEP less than 10%) will flow towards Doonella
Street as overland flow as per existing conditions. Refer to the Stormwater Layout Plan within Appendix B for
further information.

Stormwater Quantity

The proposed development will increase the impervious area of the site. To ensure downstream hydraulic
conditions are not worsened by the development, stormwater detention is proposed. A detention volume of

co

 

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BORNHORST + WARD | DOONELLA UNITS CIVIL AND STRUCTURAL

45m? was determined through the application of the Rational Method as outlined in QUDM. Refer to Bornhorst
and Ward’s Stormwater Management Plan for further information.

3.1.4 Stormwater Quality

The development, with a total developable area of 2,519m? does require stormwater treatment as per the
requirements set out in the State Planning Policy for a site with a developable area greater than 2500m2. A
proprietary stormwater quality device is proposed to treat stormwater runoff prior to its discharge from the site.
Refer to the proposed Stormwater Layout Plan within Appendix B and Bornhorst and Ward’s Stormwater
Management Plan for further information.

3.2 EARTHWORKS

Earthworks will be required to construct a level basement to facilitate the parking demands of the development
and to ensure the site can be adequately serviced. A detailed earthworks plan will be prepared as a part of the
detailed design operational works lodgement. Refer to the preliminary earthworks plan within Appendix B for
further information.

The site has been identified on Noosa Shire Council’s Natural Hazard: Acid Sulphate Overlay. As the proposed
development is to undertake filling and excavation below RL 20.0m AHD, it is anticipated that Acid Sulfate Soils
may be encountered. Therefore it is recommended that an Acid Sulfate Soil investigation be completed as part
of the detailed geotechnical investigation conducted for the site. If Acid Sulfate Soils are present, then an Acid
Sulfate Soil Management Plan will be required. All earthworks will be undertaken in accordance with Noosa Shire
Council guidelines. See Noosa Shire Council’s Potential Acid Sulphate Overlay Map in Appendix C for further
information.

3.3 ROADWORKS

Internal roadworks will be required to facilitate the development. Site access is proposed via a separate left in
only site access and left out only site exit onto Doonella Street. A 3m wide public thoroughfare easement is
proposed adjacent to the northern verge of the development. Refer to the Archicology Architectural Plans within
Appendix A for further details. Any proposed road works will be undertaken in accordance with Noosa Shire
Council Guidelines.

3.4 SEWER
3.4.1 Existing Infrastructure

There is existing sewerage infrastructure located within and surrounding the development site. An existing sewer
main drains east within Sidoni Lane to the north of the site. An existing sewer main drains east parallel to
Doonella Street within the southern boundary of the site. Manholes are located in the south east corners of lots
32 and 38 Doonella Street. Lot 30 and 32 Doonella Street are currently serviced via the sewer main running
within the southern boundary of each lot.

3.4.2. Proposed Infrastructure

It is proposed to service the development via a connection into the existing manhole in the south-east of the
site. The site naturally grades to this location. A Service Advice Notice application has been lodged with

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

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Unitywater to confirm the capacity of this line and whether this capacity is sufficient to service the development.
Works required to service the site will be undertaken in accordance with Unitywater requirements and
procedures. All of the internal sewer infrastructure will be documented by the hydraulic consultant. Refer to the
Proposed Sewer Connection Plan within Appendix B for further information.

3.5 WATER
3.5.1 Existing Infrastructure

There are two water reticulation mains within the northern and southern verges of Doonella Street which
connect to a trunk main within the junction of Doonella Street and Memorial Avenue. Refer to the Unitywater
DBYD plans within Appendix C for further information.

3.5.2 Proposed Infrastructure

The proposed development site will connect into the existing water main within the northern verge of Doonella
Street. A Service Advice Notice application has been lodged with Unitywater to confirm the capacity of this line
and whether this capacity is sufficient to service the development. Works required to service the site will be
undertaken in accordance with Unitywater requirements and procedures. All of the internal water infrastructure
will be documented by the hydraulic consultant. Refer to the Proposed Water Connection Plan within Appendix
B for further information.

3.6 ELECTRICITY

The site is currently serviced via overhead powerlines and underground conduits which run along the northern
verge of Doonella Street. Electricity services required for the proposed development will be designed by the
electrical engineer and will be assessed by Energex during the detailed design phase of the development. Refer
to the Energex Asset Plans within Appendix C for further information.

3.7 COMMUNICATIONS

Communications infrastructure is available in the northern verge of Doonella Street to the south of the site. All
works required to provide communication services to the proposed development will be undertaken with
Telstra’s approval and coordination. Refer to the Communication DBYD plans within Appendix C for further
information.

4. SUMMARY

This report relating to the proposed multi level residential/commercial redevelopment located at 30-32 Doonella
Street, Tewantin has shown the following:

e The proposed development site has no flood levels or flags for building or development purposes and
is expected to be low risk.

e A 45m? stormwater detention tank is proposed to offset the increased impervious area of the
development and the associated increase in discharge.

e In accordance with the State Planning Policy, a proprietary stormwater quality device is proposed to
treat stormwater runoff prior to its discharge from the site.

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

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BORNHORST + WARD | DOONELLA UNITS CIVIL AND STRUCTURAL

e Anew stormwater connection is proposed into the existing gully located within the northern verge of
Doonella Street to the south-east of lot 32.

e A sewer connection is proposed into the sewer main running within the southern boundary of the
development. Unitywater will be required to confirm the suitability of this connection and the capacity
of the existing network.

e Awater connection is proposed into the water main running with the northern verge of Doonella Street.
Unitywater will be required to confirm the suitability of this connection and the capacity of the existing
network,

e There is sufficient existing electrical, gas and telecommunications surrounding the site to service the
development.

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000P

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

Page 10

CB ORNHORST + WARD

CONSULTING ENGINEERS
CIVIL AND STRUCTURAL

APPENDIX A

ARCHITECTURAL PLANS

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

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Page 18

pO _CTBORNHORST + WARD

CONSULTING ENGINEERS
CIVIL AND STRUCTURAL

APPENDIX B

DEVELOPMENT DRAWINGS

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

Page 19

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Page 23

pO _CTBORNHORST + WARD

CONSULTING ENGINEERS
CIVIL AND STRUCTURAL

APPENDIX C

CONTOUR AND EXISTING SERVICES INFORMATION

Bornhorst + Ward Pty Ltd
Level 4, 67 Astor Terrace, Spring Hill, Qld 4000

Ph. (07) 3013 4699 / [email protected]
A.B.N. 78 010 151 354

 

Page 24

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Page 36

a =
®pipenetworks
Only PIPE Networks’ duct displayed.

For location of PIPE Networks cable in third-party duct, please contact third-party named on attached cover letter.

 

 

 

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Enquiry Number: 57396902 LEGEND
DBYD Request Area Asset N
Map Sheet: 2
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Scale: 1:750 a Line Manhole

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Area Duct

 

 

DISCLAIMER: No responsibility/liability is taken by PIPE Networks for any inaccuracy, error, omission or action based on the information
supplied in this correspondence. © 2013 PIPE Networks Ltd.

Note: If the works fall in an area that is adjacent to PIPE Networks infrastructure, a pre-inspection is required prior to commencement of
works, Contact PIPE Networks to arrange an inspection time. NO WORKS TO COMMENCE PRIOR TO INSPECTION.

 

 

 

Page 37

a =
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DISCLAIMER: No responsibility/liability is taken by PIPE Networks for any inaccuracy, error, omission or action based on the information
supplied in this correspondence. © 2013 PIPE Networks Ltd.

Note: If the works fall in an area that is adjacent to PIPE Networks infrastructure, a pre-inspection is required prior to commencement of
works, Contact PIPE Networks to arrange an inspection time. NO WORKS TO COMMENCE PRIOR TO INSPECTION.

 

 

 

Page 38

a =
®pipenetworks
Only PIPE Networks’ duct displayed.

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Enquiry Number: 57396902 LEGEND
DBYD Request Area Asset N
Map Sheet: 4
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Scale: 1:750 — Line Manhole
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DISCLAIMER: No responsibility/liability is taken by PIPE Networks for any inaccuracy, error, omission or action based on the information
supplied in this correspondence. © 2013 PIPE Networks Ltd.
Note: If the works fall in an area that is adjacent to PIPE Networks infrastructure, a pre-inspection is required prior to commencement of
works, Contact PIPE Networks to arrange an inspection time. NO WORKS TO COMMENCE PRIOR TO INSPECTION.