Engineering - Specialist Information Request Memorandum REC17/0011

SPECIALIST INFORMATION REQUEST MEMORANDUM

from:	ENGINEERING ASSESSMENT OFFICER

FILE No.:	REC17/0011	DATE:	20/4/2017

TO:	Patrick Murphy

FROM:	Mark Lewis

SUBJECT:	APPLICATION FOR Reconfiguration of a Lot – APPLICATION NO. REC17/0011 – PROPERTY NO. 146077, 146093, 146096231913- Lot 3 RP 149498, Lot 31 RP 149497, Lot 6 RP 149498, Lot 10 SP 241386 - 29 Tait St TEWANTIN  QLD  4565 14 Eagle Dr TEWANTIN  QLD  456520 Eagle Dr TEWANTIN  QLD  456535A Tait St TEWANTIN  QLD  4565 FOR Eagle Rise Developments Pty Ltd

APPLICABLE CODES AND PLANNING SCHEME POLICIES:

Engineering Works Codes
Reconfiguring a Lot Code

INTERNAL ANALYSIS AND COMMENT:

Site Impacts
The development of the site will create off-site impacts in regard to traffic movements and stormwater runoff.
Include assessment of existing services & potential impacts of the proposed development on services & the surrounding area.]

Lot Layout
There are some discrepancies between the submitted staging/layout plan and the configuration indicated on the submitted Stormwater Master Plan. An information request item has been included.

External Works
Works are required to improve the stormwater network and potentially to the unmade road at the north-western corner of the site.

The submitted Stormwater Plan indicates some works in the frontages of Nos 12-16 Eagle Drive but does not provided any detail on the extent of work. An information request item has been included.

Stormwater Disposal
Limited information has been provided in regard to stormwater collection and disposal. Council has also engaged an external consultant to review the submitted material. An information request item for a Stormwater Management Plan for the development has been included.

The submitted staging/layout plan does not indicate the proposed stormwater drainage easements for the internal and external catchments. An information request item has been included.

Council has some concerns with the capacity of the proposed easement through No 29 Tait Street to cater for the overland flows of stormwater in a major rain event. An information request item has been included.
[Where no referral to Hydraulics Unit is made, provide an assessment of this issue following the procedures contained in the applicable Implementation Note.]

Traffic
The development of the site will create additional traffic movements along Eagle Drive. The existing formation of Eagle Drive is approximately 11m wide (kerb/kerb). The current PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks describes an 11m formation as a “Collector” road with a capacity to cater for 400 lots. It is considered that the existing road network has the capacity to cater for the additional traffic movements created by the proposed development
[Where no referral to Traffic Engineer, provide an assessment of this issue following the procedures contained in the applicable Implementation Note. In particular, likely traffic impacts of the development, location & treatment of access, intersection upgrades, etc, require discussion.]

Road Layout & Construction Standard
The new works (extension of Eagle Drive) will be required to be constructed in accordance with the current PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks. Given the number of lots in the development site (20 lots) and the potential to link with the adjoining property to the east it is considered that the relevant road type is “Access” which has the capacity to cater for 60 lots. The proposed road reserve width of 15m is in accordance with PSP 5. The submitted material does not include an indication of the finished levels of the road formation. An information request item for a preliminary engineering design has been included.

There is some concern with the functionality of the proposed staging as it does not provide a turnaround area for vehicles (passenger and service) at the end of the road. An information request item has been included.
[Provide an assessment of this issue following the procedures contained in the applicable Implementation Note. An assessment against the relevant planning scheme is necessary. Comment on the need for road connections to other properties & do an assessment against QS or the relevant PSP as appropriate. Assess road hierarchy, carriageway widths, verge widths, speed control, intersection spacing & treatments, on-street visitor parking & turning areas. Conditions to include sufficient detail on construction standards to inform subsequent operational works design.]

Access
The access to Lot 6 remains unchanged. The access to Lots 1-5 and 8-21 will be via the new road.

There is some confusion in regard to the access to Lot 7. The submitted plans indicate that Lot 7 may have access to the new road via an easement while the planning report states that access will be “from the Road Reserve from Tait Street”. The clarification of where Lot 7 gains access is critical in determining if Lot 7 is a “Battle Axe” block from the new road (in which case it is below the minimum lot size of 800m²) or is a standard lot fronting the unmade road (in which case additional works would be required in the road reserve). An information request item has been included.
[Provide an assessment of this issue following the procedures contained in the applicable Implementation Note. An assessment against AS2890 is necessary. Check with Planner that carparking numbers are adequate & that required service vehicles are provided for.]

[Detail assessment of critical issues and provide any additional comments, which are for internal advice and discussion only]

Critical Engineering Issues:
This section provides a discussion of the abovementioned issues for the project manager

Stormwater
Access

Consultation:
List the other specialists whose advice was sought in the research of your assessment

Planning

INFORMATION REQUEST:

ENGINEERING

Issue
Lot Layout.
There are some discrepancies between the submitted staging/layout plan and the configuration indicated on the submitted Stormwater Master Plan.

There is some concern with the functionality of the proposed staging as it does not provide a turnaround facility for vehicles (passenger and service) at the end of the road in either stage.

Information Required
Provide layout and stormwater master plans that are consistent.
Indicate on the plans the necessary turnaround facilities for stages 1 and 2. The facility must be in accordance with Council Planning Scheme Policy (PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks)

Issue
There is some confusion in regard to the access to Lot 7. The submitted plans indicate that Lot 7 may have access to the new road via an easement while the planning report states that access will be “from the Road Reserve from Tait Street”. The clarification of where Lot 7 gains access is critical in determining if Lot 7 is a “Battle Axe” block from the new road (in which case it is below the minimum lot size of 800m²) or is a standard lot fronting the unmade road (in which case additional works would be required in the road reserve).

Information Required
Provide additional detail on the proposed access to Lot 7 and if necessary, provide preliminary engineering designs for any necessary works.

Issue
External Works
The submitted Stormwater Plan indicates some works in the frontages of Nos 12-16 Eagle Drive but does not provided any detail on the extent of work.

Information Required
Provide additional detail on the works proposed in the frontages of Nos 12-16 Eagle Drive.

Issue
Stormwater Disposal
The proposed development has provided a potential stormwater management solution, but this is not supported by any calculations.  A complete stormwater management report must be provided to demonstrate that the proposed development can achieve the requirements for stormwater management (both Stormwater Quantity and Quality) as described in Noosa Council Planning Scheme requirements (PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks) and the relevant State Planning Policies

It is noted that the current strategy may capture and treat stormwater that is external to the site, it must be clearly stated how the external catchment stormwater will influence the mitigation measures.

Council also has concerns with the capacity of the proposed easement through No 29 Tait Street to cater for the overland flows of stormwater in a major rain event.

The submitted staging/layout plan does not indicate the proposed stormwater drainage easements for the internal and external catchments.

Information Required
Provide a Stormwater Management Plan for the development detailing the assumptions, calculations and results that demonstrate compliance with the Noosa Shire Council Planning Scheme (PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks) and the State Planning Policy. The report must also include:
comment regarding the overland flow of stormwater into and through the site during significant rain events and specifically the proposed easement through No 29 Tait Street
the capacity of the downstream drainage system in Tait Street to cater for the additional runoff
Indicate on the revised staging/layout plans all necessary stormwater easements (underground and overland flow)

Issue
The submitted material does not include an indication of the finished levels or the configuration of the new road formation.

Information Required
Provide a preliminary design of the proposed new road formation. The design must include but not be limited to:
a the typical cross section including any footpaths
a longitudinal section of the centreline
existing surface levels and design levels

[word/footer2.xml]
FM6102/1-04/06/2012	Page 3 of 4

[word/footer3.xml]
FM6102/1-04/06/2012	Page 1 of 4

[word/header1.xml]
Page 3 of 4
INFRASTRUCTURE - INFORMATION REQUEST

[Attachment: image1.jpeg (image text)]
am
ee} NOOSA COUNCIL