Original source · versioned page text
G - Engineering Code Assessment
‘ih Property Projects Australia Appendix G - Engineering Code Assessment Prepared bu: Barlow Shelley Consulting Engineers Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566 30
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 17 pages
Page 2
ENGINEERING CODE ASSESSMENT
In Association with the
Material Change of Use Application
for the Proposed Duplex Residential Development
at
11 Margit Crescent, Sunrise Beach
Lot 135 on RP132135
for
Primo Property Management Pty Ltd
Ref: 2008-ECA-01_Version 1.0
April 2020
Page 3
DOCUMENT INFORMATION
Document Title: Engineering Code Assessment
Document Reference No. 2008-ECA-01 – Version 1.0
Commissioned By: Primo Property Management Pty Ltd
Prepared By: Barlow Shelley Consulting Engineers Pty Ltd
Author: Cameron Landreth (BEng, NER, RPEQ)
Reviewed & Authorised By: Cameron Landreth (BEng, NER, RPEQ)
DOCUMENT CONTROL
Version Date Author Reviewer
1.0 14 April, 2020 Cameron Landreth Cameron Landreth
“©2020 Barlow Shelley Consulting Engineers Pty Ltd All Rights Reserved. Copyright in the whole and every part of this
document belongs to Barlow Shelley Consulting Engineers Pty Ltd and may not be used, sold, transferred, copied or
reproduced in whole or in part in any manner or form or in or on any media to any person without the prior written of
Barlow Shelley Consulting Engineers Pty Ltd”
Page 4
SUMMARY The proposed development requires assessment against the following Council codes as part of a Development Application (codes found within Council’s Noosa Plan 2006 Planning Scheme): · Existing Services Code · Earthworks Code · Erosion and Sediment Control Code · Driveways and Car Parking Code Consideration of the overall principles of the Transport, Roads and Drainage Code, Waste Management Code, and Water Sensitive Design code is also included. We consider that the responses given adequately address the requirements for the development site at the time the assessment was undertaken. If the development proposal changes, the responses provided should be reviewed and revised as necessary. AUTHORED BY: _________________________________________ CAMERON LANDRETH - Director BEng, (Hons), NER, RPEQ (19358) For and on behalf of: BARLOW SHELLEY CONSULTING ENGINEERS
Page 5
CONTENTS 1.0 EXISTING SERVICES CODE ........................................................................................... 5 2.0 EARTHWORKS CODE .................................................................................................... 7 3.0 EROSION AND SEDIMENT CONTROL CODE .............................................................. 10 4.0 DRIVEWAYS AND CAR PARKING CODE..................................................................... 12 5.0 OTHER CODE REVIEWS............................................................................................... 17
Page 6
1.0 EXISTING SERVICES CODE
Performance Outcomes Acceptable Outcomes response
PO1 S1.1 The footing of any S1.1. Complies. Development
structure or building is located is generally within QDC
Development near a sewer, clear of the zone of influence property setbacks and ~4.5m
water main, stormwater drain, but no closer than 1.5m from sewer at rear of property.
overland flow path or (measured horizontally) from
associated structure does infrastructure including
not— sewers, water mains and
S1.2, S1.3, S1.4, S1.5 and
stormwater structures; AND
a) adversely affect the function S1.6 – complies see above
of the service; S1.2 No building or structure
overhangs the zone of
b) place an additional load on
influence; AND
the service; and
S1.3 Finished surface levels
c) unduly increase future
maintain a minimum of 600mm
maintenance costs.
of cover, but no 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
Section 4 of PSP5 –
Engineering Design Standards
– Roads, Drainage and
Earthworks and applicable
water and sewerage design
standards; OR
S1.6 Existing services are
relocated and the design and
construction of the relocated
services is in accordance with
Section 4 of PSP5 –
Engineering Design Standards
– Roads, Drainage and
Earthworks and applicable
water and sewerage design
standards.
PO2 S2.1 For trunk infrastructure a Complies
registered easement in favour
Maintenance access is of Council is created over all Easement requirements shall
provided to all sewers, water underground infrastructure be in accordance with a future
mains, stormwater drains, Connection Approval to be
Page 7
Performance Outcomes Acceptable Outcomes response
overland flow paths and located in private property; decided and issued by
associated structures. AND Unitywater
S2.2 The width of the
easement is the greater of 3m
or the width of the zone of
influence; AND
S2.3 The easement is centred
over the centreline of the
infrastructure
Page 8
2.0 EARTHWORKS CODE
Performance outcomes Acceptable outcomes Assessment Outcomes
PO1 S1.1 The finished surface The land generally slopes
gradient of any filled or excavated towards Margit Crescent
Finished surface levels ensure area is within the range 0.5% to at 7%
land is free draining. 1.5% and drains to Council’s
stormwater infrastructure where
available or where stormwater
infrastructure is not available,
toward the street.
PO2 No solution provided. Complies. The proposed
development maintains
Any change to the level of the the existing drainage
land does not have an adverse regime and is of a scale
flooding impact on the flooding consistent to the existing
and drainage characteristics off- site land use.
site.
PO3 S3.1 Filling works are undertaken Complies.
in accordance with Section 2.8- Site earthworks will be
Earthworks do not result in Filling of Site of Council’s PSP5 - typically excavation and
geotechnical instability on the Engineering Design Standards- removal. These works are
premises or nearby premises. Roads and Drainage & to be undertaken to
Earthworks AND construct the garage and
will form part of the
S3.2 Where the filling is for Building works
residential commercial or assessment with respect
industrial purposes the works to the structure required
comply with Australian Standard - to retain the excavation.
Guidelines for earthworks on
commercial & residential
development.
PO4 S4.1 The following control Complies.
measures are implemented—
Earthworks do not cause
disturbance to the amenity of the a) regular water spraying of Nuisance control
measures as described in
neighbouring land. exposed areas to suppress dust;
S4.1 and S4.2 can be
b) provision of dust stabilised or implemented on site.
sealed internal roads;
c) protective covering of exposed
areas that are left for more than 2
weeks; and
d) if there is no valid development
Page 9
Performance outcomes Acceptable outcomes Assessment Outcomes
permit for the site, disturbed
areas are revegetated using
species identified in PSP3 -
Landscaping Plants and
Guidelines; AND
S4.2 Earthworks are undertaken
only during the hours of 7am to
6pm, Monday to Friday and 7am
to 6pm on Saturday. No work is
undertaken on Sunday or public
holidays.
PO5 S5.1 Cleared vegetation is Complies
transported off-site for disposal in Vegetation removal
Vegetation cleared from a an approved green waste during development
development site is disposed of disposal facility; OR works can comply with
in an environmentally responsible
S5.1 to S5.3
manner. S5.2 Cleared vegetation is
mulched on-site and reused for
landscaping of the finished
development; OR
S5.3 Cleared vegetation is
disposed of for the purpose of
firewood. (Note: Disposal of
vegetative waste by burning off is
not an acceptable method of
disposal).
PO6 S6.1 The fill material is solid clean Not Applicable.
earth, free of putrescible or refuse Negligible filling
Materials used as fill are suitable material, vegetation, acid sulfate proposed or with site spoil
for development of the land and soils, building or construction only.
filling or excavation works do not material or other material or
result in the contamination of land contaminants; AND
S6.2 The site is not on the
contaminated land register.
PO7 No solution provided The haulage route is to be
determined by the
Haulage of material to and from contractor and supplied to
a site ensures— Council at their request
prior to commencement of
a) minimal disturbance to
works
neighbouring properties and
properties along the haulage
route; and
b) Council’s road infrastructure
including pavements is not
adversely affected.
PO8 S8.1 All earthworks, including cut Complies
and fill batters, retaining walls etc
Earthworks are contained within are contained within the subject
Page 10
Performance outcomes Acceptable outcomes Assessment Outcomes
the subject property. site.
PO9 S9.1 Cut or fill is less than 2m in Excavation for the
depth relative to the natural garage/basements is
On sloping sites, excavation or ground surface. estimated at 3.1m these
filling are designed to maximise works are part of the
the use of natural slope and dwelling structure and
minimise the need for cut and fill. shall be undertaken in
accordance with a future
geotechnical investigation
for the subject site.
PO10 No solution provided. Complies – no drainage
lines, native veg etc. on
Earthworks minimise any the subject site.
adverse impact upon
groundwater, watercourses,
drainage lines, wetlands, and
native vegetation.
PO11 S11.1 Where the site is in the Not Applicable
Rural Zone—
Dam location and construction
a) the land has a slope of less than
does not impact upon
25% (1:4); and
neighbouring properties in terms
of— b) the earthworks including cut and
fill batters and retaining walls are
a) hydrology; setback a minimum of 50m from
the property boundary; and
b) alteration of existing overland
c) the size of the lot is greater than
flowpaths and patterns;
5 hectares; AND
c) landslide or failure of dam S11.2 Where the site is in the
wall; and Rural Settlement Zone or the Rural
Zone where the lot is less than 5
d) effluent disposal areas. hectares—
a) the land has a slope of less than
1:6; and
b) the earthworks including cut and
fill batters and retaining walls are
setback a minimum of 20m from
the property boundary; and
c) involving less than 500m3 of
material; AND
S11.3 For all other zones— No
solution provided.
Page 11
3.0 EROSION AND SEDIMENT CONTROL CODE
Performance outcomes Acceptable outcomes response
PO1 S1.1 Construction works are Complies
designed, planned and
Development design, density, executed with respect to the Erosion and sediment control
layout, and staging provide for principles of erosion reduction, measures shall be
erosion control, drainage control drainage management and implemented on site in
and sediment capture and sediment capture in accordance accordance with Healthy
treatment during the with Appendix 2, Table A of the Waterways best practice
construction phase. Queensland State Planning management of erosion and
sediment control during
Policy and International Erosion
construction, and the
Control Association Best
requirements of the QLd
Practice Erosion and Sediment
SPP (2017) Appendix 2
Control (BPESC) 2008; AND
Table A.
S1.2 Construction works are
designed and managed to
restrict the extent of clearing
and soil exposure to that
necessary for access, and safe
construction; AND
S1.3 Clean stormwater is
diverted or managed around or
through the site without
increasing the concentration of
total suspended solids or other
contaminants in the flow and
without causing erosion (onsite
or offsite); AND
S1.4 Cleared areas are
effectively stabilised prior to
rainfall if works are delayed or
works are not intended to occur
immediately; AND
S1.5 For buildings,
a) upstream runoff must be
diverted around the construction
site; and
b) sediment barriers are
provided downslope of
disturbed areas to prevent
sediment washing into gutters,
drains and watercourses either
on or off the site; and
c) exposed soil and construction
access must be managed in
accordance with International
Erosion Control Association
Best Practice Erosion and
Page 12
Sediment Control (BPESC)
2008; and
d) temporary or permanent
downpipes are connected to the
stormwater system before
laying the roof; or
e) localised erosion is avoided
by directing flow from
downpipes over non-erosive
areas
PO2 S2.1 Work within waterways Not Applicable
must be undertaken in
Construction activities within accordance with Best Practice
watercourses are planned to Erosion and Sediment Control,
prevent erosion, construction Appendix I – Instream works,
failure and associated Sections 14 and 16
sedimentation. International Erosion Control
Association 2008.
S2.2 Temporary vehicular
crossings of waterways must be
designed and constructed to
convey flows for the 50%AEP
event and remain stable for all
rainfall events up to 10%AEP
event.
Page 13
4.0 DRIVEWAYS AND CAR PARKING CODE
Performance Outcomes Acceptable Outcomes response
PO1 S1.1 Vehicular access is Complies
Vehicular access does not located and designed in
adversely impact on accordance with Vehicle access to the subject
safety, capacity and AS/NZS2890.1:2004; site shall be the same as the
operations of the existing or AND exisitng use which is via the
planned road network, the S1.2 Only one footpath Margit Crescent frontage.
proposed driveway, crossing is provided;
cycleways or pedestrian AND An individual crossing is
pathway systems. S1.3 Driveways, have a proposed for each lot/dwelling
maximum grade in
accordance with Council’s Driveways shall be
standard requirements. constructed as per IPWEAQ-
RS-049 and RS-050 standard
drawings
PO2 S2.1 Design of the driveway Complies
across the footpath is in
Driveways and crossovers— accordance with Council’s As above, the driveway
Standard Drawing crossover positions, shape
a) are suitable and safe for and longitudinal grades are to
requirements as appropriate
their intended use; and comply with council standard
for the particular type of
development as annotated on drawings IPWEAQ RS-049
b) match Council
the drawings; and RS-050
infrastructure.
AND
S2.2 Driveways are designed
and constructed in
accordance with Council
Standard Drawing
requirements , as appropriate
for the particular type of
development as annotated on
the drawings;
AND
S2.3 The change in grades in
the driveways and ramps is in
accordance with Council’s
Standard Drawing
requirements.
PO3 S3.1 Design of multi-tenanted Not Applicable
developments in commercial
In commercial zoned areas, zoned areas include shared
the number of driveways driveways and parking areas;
across pedestrian footpaths is AND
minimised.
S3.2 Driveways are located so
they abut existing driveways
of adjoining development
where practicable and
reciprocal easements are
created to reduce the sealed
Page 14
Performance Outcomes Acceptable Outcomes response
driveway width.
PO4 S4.1 Footpath and kerb Complies
crossings are located clear of
Vehicular access does not existing stormwater inlet There are no water main
adversely impact on the structures, water and valves and hydrants, sewer
capacity, operations and sewerage infrastructure manholes or stormwater pits
maintenance of the existing fittings, any other exiting utility in the site frontage where
infrastructure; AND infrastructure, existing driveways are proposed to be
landscaping and vegetation. located.
PO5 S5.1 Vehicular access avoids Complies
disturbance to the tree
Vehicular access does not protection zone of trees on There are no street trees to
adversely impact on the health public land. the site frontage that would be
and integrity of existing affected by the proposed
landscaping or native driveway locations
vegetation, where possible.
PO6 S6.1 For— Complies
Driveway run-off is filtered a) Ancillary dwelling unit, Driveways can be conditioned
prior to leaving the premises. Multiple housing Type 2 if less to have crossfall to the
than 5 carparking spaces, adjacent landscape areas
Visitor accommodation Type 1 within the site to disconnect
and Homebased business the internal impervious areas
Type 3—the driveway is from the downstream
formed to drain to landscaped drainage infrastructure.
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.
PO7 S7.1 The number of parking Complies
and loading bays is not less
Sufficient carparking is than the minimum number
provided to accommodate the specified in Table 14-51
number and type of vehicles Each site has two resident
Vehicle Parking
likely to be generated by the parks in the garage and one
Requirements;
development having regard to visitor space in the driveway
the specifics of the use within the site boundaries
including—
a) the type and intensity of
land use;
b) any existing parking
available on the site;
c) hours of operation;
Page 15
Performance Outcomes Acceptable Outcomes response
d) likely numbers of users;
e) the peak parking demand
periods of uses on the site;
and
f) the availability of alternative
carparking.
PO8 S8.1 Parking bays, The on site parking and
manoeuvring areas, queuing manoeuvring areas are
The layout of the development areas, loading, setdown and sufficient for the proposed
provides adequate, clearly pickup areas and driveways development scale.
defined and easily are designed to the standards
accessible— set out in the Australian
Standards for Off-street
a) on-site vehicle parking and
Carparking and Off-street
manoeuvring areas; and
Commercial Vehicles Parking.
b) loading and manoeuvring AND
areas for delivery and service
S8.2 The number of loading
vehicles.
bays is not less than the
minimum number specified in
Table 14-51.
PO9 S9.1 Carparking areas are Complies,
accessed from rear laneways
Parking areas are located where practicable. Parking areas are located
where they will not unduly within the development
conflict with pedestrians and boundaries
will not dominate the
streetscape.
PO10 S10.1 Carparking spaces are Not Applicable. Development
provided for people with does not trigger requirement
Provision is made for a disabilities at the rate for off-street PWD parking
reasonable number of on site specified in the Australian facility
carparking spaces identified Standards for Off-street
and reserved for people with Carparking
disabilities.
PO11 S11.1 Vehicle manoeuvring Complies with PO11
areas are provided in
Access and egress points do accordance with Australian Vehicle crossovers are
not impact on the safety and Standards for Off-street positioned on street frontage
operations of the road system. Carparking so vehicles enter consistent with adjacent
and leave the site in a forward dwellings. Due to the scale of
gear. the development and low level
of Margit Street in the regional
road hierarchy, it is expected
that vehicles are able to use a
reverse manoeuvre when
entering or existing the site.
PO12 S12.1 At locations where Not Applicable. No formal
pedestrian and vehicle footpath to the development
Page 16
Performance Outcomes Acceptable Outcomes response
Parking areas are designed to conflicts are likely to occur – side of the road. Street
- a) provide a progressive setbacks enable the required
reduction in speed between a) sight distances of at least site distances regardless
the external road and internal 2.5 seconds of travel time at
parking spaces; the designated speed are
provided;
b) ensure lower speeds near
areas of high pedestrian b) splayed corners on
activity through the use of structures are incorporated;
appropriate road geometry or
c) landscaping is designed to
devices designed to limit
allow clear views; and
speed; and
d) sign placement ensures
c) maintain sight distances
that sight distance
which are appropriate for the
requirements are not
likely operating speeds in all
impeded.
areas of potential
pedestrian/vehicle and
vehicle/vehicle conflict.
PO13 S13.1 In large open car parks Not Applicable
with greater than 200 car
A clearly defined pedestrian
parking spaces, a pedestrian
network is provided that –
path between parking spaces
a) is located in areas where is provided on every second
people will choose to walk; aisle.
b) ensures that pedestrian
movement through car parking
areas or structures are along
aisles rather than across
them.
PO14 S14.1 No probable solution Not Applicable
identified;
Provision is made for
pedestrian and vehicular
queues at conflict points.
PO15 S15.1 Lighting is provided in Not Applicable
accordance with the Australian
Parking areas are lit to provide Standard for Road Lighting -
security for night-time users. Vehicular Traffic (Category V)
Lighting - Performance
Installation and Design
Requirements
PO15 S16.1 Resident carparking is Not Applicable
limited to one space per
In mixed use areas of Business dwelling unit or accommodation
centres residents do not unit;
compete with customers for AND
carparking spaces.
S16.2 Resident carparking is
not located in the road reserve
or between the residential or
business building and the
principal street frontage.
PO16 No solution provided Not Applicable
Page 17
Performance Outcomes Acceptable Outcomes response Car parking areas are landscaped to— a) provide shade; b) maximise infiltration of stormwater run-off; c) define parking areas; d) reduce direct visibility of car parking areas from external viewpoints; and e) soften views of hardstand areas. PO17 No solution provided Not Applicable Development with the potential to generate significant traffic and parking impacts gives appropriate consideration to transport and land use issues27 .
Page 18
5.0 OTHER CODE REVIEWS Transport, Roads, and Drainage Code This development proposes two low density scale residences to an existing neighbourhood access street. The access locations and type are to be consistent with Council’s standard driveway crossover drawings IPWEAQ RS-049 and IPWEAQ RS-050. This is consistent with other properties surrounding the development site. Drainage will consist of discharge to the kerb and channel in Margit Crescent via kerb adaptor in the same manner as the existing use of the site. The development is of similar size and site coverage to the allowable design case for the land zoning so there will be sufficient capacity in the downstream stormwater network to accept the post development stormwater discharge from the subject site. Waste Management Code This development proposes to include a general waste and co-mingled recyclables bin for each dwelling consistent with the requirements for a dwelling house in the planning scheme. These are to be 240L bins for each use and managed via kerbside collection, consistent with other dwelling on Margit Crescent Water Sensitive Design Code The development scale is less than 2,500m2 as prescribed in the Qld SPP (2017) Appendix 2 Table B, which is the trigger for a stormwater quality treatment train specifically modelled to manage the post development water quality objectives for new developments in SEQ. The subject site is 635m2. The subject site mitigates pollutant and runoff of suspended solids by compliance with the driveways and car parking code in that internal paved driveway areas are to be sloped towards vegetated garden beds to drain sediment and particulate bound nutrients into softscape areas and disconnect them form the downstream drainage infrastructure in the street.