Original source · versioned page text
Swmp
Original PDF page 1, section 1. The text section number identifies this passage in the reader.
Site Based Stormwater Management Plan
for the
Proposed Development
at
65-67 Elanda Street, Sunshine Beach
for
Nuluxe Property Group
Project No: WCD-22936
Revision: A
Date: 12 October 2021
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Large file: the download may take up to a minute.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of sections 2 to 27 (of 54)
Section 2
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
RPEQ Certification
This document has been reviewed and approved by the following appropriately qualified and
experienced Registered Professional Engineer of Queensland (RPEQ).
……………………………………………
Wayne Clark (RPEQ No.16580)
WC Designs Pty Ltd
20a / 25 Samuel Street
Camp Hill, QLD 4152
Ph: 07 3062 9835
www.wcdesigns.net.au
REVISION AUTHOR DESCRIPTION DATE APPROVED
A HO Final (For Approval) 12/10/2021 WC
Copyright Notice
WC Designs © 2021
The authors retain copyright in this material. Copying permitted under Copyright Act 1968 and Sustainable
Planning Act 2009. Intellectual Property resides with WC Designs.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 2
Section 3
65-67 Elanda Street, Sunshine Beach Site Based Stormwater Management Plan _____________________________________________________________________________________________ Table of Contents 1. EXECUTIVE SUMMARY 4 1.1 Introduction 5 1.2 Objectives 5 1.3 Development Details 6 1.4 Site Characteristics 6 1.4.1 External Catchment Analyses 6 1.4.2 Existing Land Use and Stormwater Discharge 6 1.4.3 Proposed Land Use and Stormwater Discharge 7 2. LAWFUL POINT OF DISCHARGE 8 3. HYDROLOGICAL MODELLING AND ANALYSES 9 3.1 Modelling Parameters and Strategy 9 3.2 Modelling of Peak Discharge and Impact Assessment 10 3.3 Modelling of Detention Devices 14 3.4 Stormwater Quality 18 4. CONCLUSIONS & RECOMMENDATIONS 19 4.1 Proposed Stormwater Management Plan 19 4.2 Recommendations 19 4.2.1 Construction Phase 19 4.2.2 Pre-Construction 19 4.2.3 During Construction 19 4.2.4 Post Construction 20 4.2.5 Operational Phase 20 5. REFERENCES 21 Appendices A ~ Survey Plan & Architectural Plans B ~ Rainfall Intensity and Coefficients from BOM C ~ Runoff Hydrographs from Storm Events with Multiple Durations D ~ Rational Method Calculation E ~ Concept Stormwater Drainage Layout Plan F ~ Detention Tanks Flow Hydrographs and Water Levels File Name: WCD-22936 – 65-67 Elanda_SWMP.docx Revision: A 3
Section 4
65-67 Elanda Street, Sunshine Beach Site Based Stormwater Management Plan _____________________________________________________________________________________________ 1. Executive Summary WC Designs Pty Ltd has been engaged to prepare a Conceptual Site Based Stormwater Management Plan (SWMP) for the proposed townhouse development at 65 & 67 Elanda St, Sunshine Beach QLD 4567. The land parcel is legally described as Lots 410 & 411 on RP48112, and located within the Noosa Shire Council. The development proposes four (4) townhouses on the site, as illustrated by the architectural plans contained in Appendix A. This report is prepared to support the development application and provides a site-based stormwater concept design to ensure the stormwater runoff from the site does not result in actionable nuisance or worsening of discharge to any properties within its vicinity (upstream, downstream or adjacent to the site) and cast adverse impact on flooding or the peak discharge flow and duration for all storm events up to the 1% AEP (Annual Exceedance Probability) storm events. Hydrological analyses are carried out using run-off routing technique through XP-Storm- 2016. The peak flows are identified for the pre-developed and post-developed scenarios for all storm events up to 1% AEP (Annual Exceedance Probability). To mitigate the flow increase, two 7KL above-ground roof water detention tanks are proposed for the development. File Name: WCD-22936 – 65-67 Elanda_SWMP.docx Revision: A 4
Section 5
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
1.1 Introduction
The subject site is located within Noosa Shire Council within a developed area surrounded
by existing residential dwellings. The site can be accessed by Elanda Street to the west.
The site generally falls from west towards east of the development site. The site has a total
area of approximately 0.1020 ha. The locality of the site is shown in Figure 1.1 (highlighted
in blue hatch).
Figure 1.1 Site Location
1.2 Objectives
WC Designs has been commissioned to propose a conceptual SBSMP and undertake an
assessment of stormwater quantity impact associated with the proposed development, the
objectives of this report are list below:
• Identify the increase in stormwater runoff that will be generated by the
development (if any),
• If required, propose stormwater detention system to ensure that stormwater
discharge from the post-developed site is no more than the discharge from pre-
development scenario for all storm events up to 1% AEP.
• Nominate the location of the Lawful Point of Discharge (LPD) for the
development site.
• If required, propose stormwater treatment system to ensure the stormwater
quality.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 5
Section 6
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
1.3 Development Details
Site Address: 65-67 Elanda Street, Sunshine Beach QLD 4567
Property Description: Lots 410 & 411 on RP48112
Site Area: 1,020m2 (Total Site)
Proposed Use: Townhouse Development (Material Change of Use)
Local Authority: Noosa Shire Council
1.4 Site Characteristics
1.4.1 External Catchment Analyses
An investigation has been undertaken into the surrounding areas to determine the existence
and extent of any external catchments contributing flows toward the subject site. It is noted
that the upstream catchment to the development site is traversed by Elanda Street, as a
result, the flows from upstream will bypass the site via the road carriage way of Elanda
Street without contributing to the development site as external flow.
1.4.2 Existing Land Use and Stormwater Discharge
The site currently has one dwelling located at the north side of the site with existing
impervious driveway. The site falls towards the eastern boundary at an average grade of
10%, as reflected by the contour information in Appendix A. The impervious areas comprise
of the roof area of the residential dwelling, as well as the driveway area. The rest of the site
is covered by grass and trees, as shown in Table 1.1.
Table 1.1 Detailed site configuration
Roof surface area Landscape area Driveway area Total area (ha)
(ha) (ha) (ha)
0.0114 0.0899 0.0007 0.1012
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 6
Section 7
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
Currently, no stormwater discharge outlet point for the existing dwelling is observed along
the kerb and channel, it is assumed that the stormwater runoff from the development site is
currently discharged to the ground, and flows to the rear of the site as sheet flow.
No information of acid sulphate soil is obtained for the development site. However, given
the site is on an elevation far higher than 5m AHD, it is deemed that the acid sulphate soil
risk here is minimal.
1.4.3 Proposed Land Use and Stormwater Discharge
The existing house and hardstand areas are to be removed, and four (4) townhouses with
associated driveways are proposed for the development. The site dwelling density is approx.
39 dwelling/Ha (i.e. 4 dwellings/0.1020 Ha).
Considering the site dwelling density is over 20 dwelling/Ha, which falls within urban
residential high-density category in QUDM. Based on Table SC6.14.3A of Sunshine Coast
Planning Scheme 2014, the minor storm event is 10% AEP. The site configuration is further
detailed in Table 1.2.
A series of field inlet pits and underground stormwater pipe are proposed to collect the roof
water from the above-ground detention tank. Stormwater runoff from the site is proposed to
be discharged to the rear of the site as sheet flow via a soakage trench functioning as a
level spreader device, as shown in Appendix E.
Table 1.2 Detailed site configuration
Roof surface area Landscape area Driveway area Total area (ha)
(ha) (ha) (ha)
0.0500 0.0325 0.0195 0.1020
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 7
Section 8
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
2. Lawful Point of Discharge
In accordance with Queensland Urban Drainage Manual (QUDM 2016) section 3.4, a Lawful
Point of Discharge (LPD) must be demonstrated when proposing a development. Section
3.4.1 outlines a two-point test to assess whether a lawful point of discharge exists for a
development that consists of the following:
(i) The location of the discharge is under the lawful control of the local government
or other statutory authority from whom permission to discharge has been
received. This will include park, drainage or road reserve, stormwater drainage
easement
(ii) In discharging to that location, the discharge will not cause an actionable
nuisance (i.e. a nuisance for which the current or some future neighbouring
proprietor may bring an action or claim for damages arising out of the nuisance),
or environmental or property damage.
Currently, the site discharges stormwater naturally to the east downstream area, the
proposed LPD maintains the same discharge strategy. Surface runoff will flow towards east
of the site as sheet flow as it currently does; while the roof water will be mitigated first, and
spread by the proposed soakage trench, then discharged to the east as sheet flow.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 8
Section 9
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
3. Hydrological Modelling and Analyses
In order to identify the impact of the proposed development to the existing environment,
hydrological analyses are carried out. Based on Noosa Plan (2020), stormwater drainage
design is required to be carried out based on QUDM, hence, the following analyses and
design is performed based on the guideline of QUMD-2016.
3.1 Modelling Parameters and Strategy
Numerical modelling and analyses are developed only for stormwater impact assessment
purpose, no flood overlay assessment is analysed.
The geographical location of the development site is (27.4S, 153.04E). The rainfall
intensities for various durations of storm events from 63% AEP to 1% AEP are obtained
from the BoM, as contained in Appendix B.
XPSTORM (2016.1) is applied to perform hydrological modelling using Laurenson method.
This method allows each catchment to be split into pervious and impervious sub-areas, and
route stormwater runoff through non-linear catchment storage using separate hydrographs
from pervious and impervious portions.
The complicated surface characteristics can be simulated by nominating appropriate
Manning’s roughness for both Pervious and Impervious sub-areas. Manning Roughness
coefficient (n) are summarised in Table 3.1.
Table 3.1 Manning’s roughness summary
Impervious area Pervious area (ha)
(ha)
Manning’s Roughness 0.011 0.030
(n)
Laurenson's Method, among numerous hydrological methods, applies constant values for
Initial and Continuing Losses in considering the infiltration. Initial Loss (IL) and Continuing
Losses (CL) have been applied to the hydrological model.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 9
Section 10
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
QUDM-2016 refers to the Australian Rainfall & Runoff (ARR) for guidance on IL and CL. In
Section 3.5 of Book 5 of ARR, recommendations for the IL & CL are adopted. In particular,
the IL value of urban pervious area is suggested to be 10mm – 30mm. The IL value of
effective impervious is suggested to be 1mm – 2mm. Details of the applied IL and CL
parameters are presented in Table 3.2.
Table 3.2 Adopted Initial & Continuing Losses
100% Impervious Area 0% Impervious Area
IL (mm) CL (mm/hr) IL (mm) CL (mm/hr)
1 0 10 2.5
3.2 Modelling of Peak Discharge and Impact Assessment
Through the analyses of hydrological model, it is identified that the worst-case storm
duration is 25 minutes for both Minor (10% AEP) and Major (1% AEP) storm events, as
shown in Appendix C. Therefore, 25 minutes is consistently adopted as critical design storm
duration for storm events ranging from 63% AEP to 1% AEP.
To identify the flow increase due to the development, the Pre- and Post- development
scenarios are modelled simultaneously with the same infiltration parameters across various
of rainfall events.
Hydrographs of 25mins storm events for various of storm events are summarised in Figure
3.1. It can be observed that with the increase of AEP the flow increases consistently for both
pre- and post- development scenarios.
To further assess the impact due to the proposed development, the peak flows of storm
events with various AEPs are extracted from Figure 3.1, as shown in Table 3.3.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 10
Section 11
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
Figure 3.1 Flow comparison of the Pre- and Post-development scenario
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 11
Section 12
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
Table 3.3 Flow comparison between Pre- and Post- development
Storm Event Peak Flow Pre- Peak Flow Post- Difference Difference
development development (m3/s) (L/s)
3 3
(m /s) (m /s)
63% AEP, 25min 0.017 0.031 0.014 14
39% AEP, 25min 0.022 0.036 0.014 14
20% AEP, 25min 0.035 0.051 0.016 16
10% AEP, 25min 0.046 0.061 0.015 15
5% AEP, 25min 0.054 0.070 0.016 16
2% AEP, 25min 0.059 0.074 0.015 15
1% AEP, 25min 0.069 0.082 0.013 13
It can be observed that the proposed development shall produce a maximum of 16L/s
increase in flow discharge from storm events up to 1% AEP, which may cause actionable
nuisances to the vicinity of the development site. Hence, on-site stormwater detention
devices are necessary for the proposed development, so that the peak flow from the Post-
development scenario can be no greater than the Pre-development scenario.
To validate the modelling results above, Rational Method is also applied to estimate the
discharge, detailed calculation is presented in Appendix E. Table 3.4 summarises the peak
flows of various storm events.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 12
Section 13
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
Table 3.4 Peak flow results from Rational Method
Storm event Peak Flow Pre- Peak Flow Post- Difference Difference
development development (m3/s) (L/s)
3 3
(m /s) (m /s)
63% AEP 0.018 0.023 0.005 5
39% AEP 0.022 0.027 0.005 5
20% AEP 0.033 0.041 0.009 9
10% AEP 0.041 0.051 0.011 11
5% AEP 0.048 0.061 0.013 13
2% AEP 0.061 0.078 0.017 17
1% AEP 0.070 0.089 0.019 19
It must be noted that the XPSTORM numerical model and Rational Method are different
methods in nature. Rational method is a mathematical model, which is only recommended
to provide general storm peak discharge without the capacity of considering the infiltration
and runoff storage. Whereas the XPSTORM model is a hydrological model based on runoff
routing technique considering the necessary infiltration and site-specified design storm
events. Higher flow prediction from Rational Method is expected, as represented by Table
3.3 and Table 3.4.
However, both modelling results indicate that the proposed development would cause
similar amount of flow increase. Therefore, it is confirmed that the proposed development
will likely cause flow increases that could create actionable nuisances.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 13
Section 14
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
3.3 Modelling of Detention Devices
For all the storm events, the mitigation strategy is designed as follows:
Surface runoff from the proposed landscaping and driveway area will become bypass flow
without being mitigated. While the roof water will be captured by a series of roof gutter and
down pipes to the proposed detention tank for mitigation, and be discharged to the proposed
soakage trench, then discharged to the downstream area as sheet flow.
The “no worsening” target is that the sum of the mitigated flows from all the roof areas, and
the un-mitigated by-pass flows from landscaping and driveway area are no more than the
flows discharged from the pre-development scenario. The target flows of mitigation for each
AEP will be the flows from Pre-development scenario, as list in Table 3.5.
Table 3.5 Target flows of mitigation
Storm event 63% 39% 20% 10% 5% 2% 1%
AEP, AEP, AEP, AEP, AEP, AEP, AEP,
25min 25min 25min 25min 25min 25min 25min
Targeted flow 0.017 0.022 0.035 0.046 0.054 0.059 0.069
after mitigation
(m3/s)
Through XPSTORM-2016, a hydraulic coupling with hydrological model is developed. Two
7KL roof water detention tank is proposed, each tank is responsible for half of the entire roof
area of the development. Each detention tank has two orifices. Landscaping and driveway
area are modelled as By-pass area. The model layout is presented in Figure 3.2.
Figure 3.2 XP-storm model layout
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 14
Section 15
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
Indicative location of the detention tank can be found in Appendix E. Flow hydrographs and
the water levels inside the tank of each detention tank for various AEPs are obtained through
the XPSTORM model. The results are presented in Appendix F.
Table 3.6 lists the key parameters of the above-ground detention tank.
Table 3.6 Specification of each roof water detention tank
Tank base area (m²) 3.795 (1.15 x
Underground Detention tank
3.30)
Tank internal height (m) 2.02
Tank Volume (m3) 7.67
First orifice Invert RL from ground level (mm) 10
First orifice diameter (mm) 40
Second orifice Invert RL from ground level (mm) 1000
Second orifice diameter (mm) 50
Tank outlet pipe diameter (mm) 150
A schematic plot is presented in Figure 3.3, the location of the orifices are illustrated.
Figure 3.3 Illustration of the proposed 7 KL detention tank
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 15
Section 16
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
For each tank, the flow discharge is the sum of the flows from the two orifices. The sum of
the flows from the proposed two detention tanks and by-pass areas shall be no greater than
the total flow discharge from pre-development site, details of which are presented in Table
3.7.
Table 3.7 Mitigated Flows using roof water Detention Tank
Storm event Peak flow from Peak flow from Sum of the peak
detention tanks all the by-pass flow (m3/s)
(m3/s) area (m3/s)
63% AEP, 25min 0.006 0.013 0.019
39% AEP, 25min 0.006 0.016 0.022
20% AEP, 25min 0.008 0.023 0.031
10% AEP, 25min 0.010 0.029 0.039
5% AEP, 25min 0.010 0.034 0.044
2% AEP, 25min 0.018 0.036 0.054
1% AEP, 25min 0.022 0.040 0.062
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 16
Section 17
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
In table 3.7, the sum of the peak flow represents the mitigated post-development peak flows.
In order to assess the efficiency of the proposed detention tank, flow results are further
compared, as shown in Table 3.8.
Table 3.8 Flow outcome assessment
Storm Event Unmitigated Post- Mitigated Post- Pre-development
development Peak development peak flow peak flow (m3/s)
Flow (m3/s) (m3/s)
63% AEP, 25min 0.031 0.019 0.017
39% AEP, 25min 0.036 0.022 0.022
20% AEP, 25min 0.051 0.031 0.035
10% AEP, 25min 0.061 0.039 0.046
5% AEP, 25min 0.070 0.044 0.054
2% AEP, 25min 0.074 0.054 0.059
1% AEP, 25min 0.082 0.062 0.069
In Table 3.8, it can be observed that after the mitigation of the detention tank the peak flows
are significantly reduced in comparison to the unmitigated post-development peak flows.
Moreover, through the comparison between the mitigated post-development peak flow and
the target flow of mitigation, it can be observed that the proposed stormwater system
achieves the target of “no-worsening”.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 17
Section 18
65-67 Elanda Street, Sunshine Beach Site Based Stormwater Management Plan _____________________________________________________________________________________________ 3.4 Stormwater Quality The requirements of the State Planning Policy (July 2017) (SPP) for water quality in the interest of the State are triggered for this site. The assessment criteria and application to the development are summarised in Table 3.9 below: Table 3.9 Development applications affecting receiving waters State Planning Policy Criteria Application to Development (1) A material change of use for an urban purpose that Not applicable, the development involves premises 2500 metres² or greater in size and: site is less than 2500 m2. (a) will result in six or more dwellings; or (b) an impervious area greater than 25 per cent of the net developable area. (2) Reconfiguring a lot for urban purposes that involves Not applicable. The proposed premises 2500 metres² or greater in size AND will result in development is MCU. six or more lots; or (3) Operational works for an urban purpose that involves Not applicable, the disturbed area disturbing a land area 2500 metre2 or greater in size. is less than 2500m2. It can be observed that the proposed development does not trigger any of the criteria of stormwater quality policy. Therefore, stormwater quality shall be managed in accordance with best management practices. At the Operational Works stage, alternative measures should be incorporated to consider the maintenance of stormwater runoff quality, including rainwater harvesting, first flush systems etc. File Name: WCD-22936 – 65-67 Elanda_SWMP.docx Revision: A 18
Section 19
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
4. Conclusions & Recommendations
4.1 Proposed Stormwater Management Plan
Through the hydrological analyses, it is identified that the proposed development will cause
flow increase, which might result in actionable nuisances to the existing environment.
Therefore, two 7kL roof water detention tank are proposed to mitigate the flow from the roof
area. Eventually, Stormwater runoff from the site will be discharged to the east downstream
area as sheet flow, as shown in Appendix E.
Building applications for future impervious area on the allotment shall address their impacts
on stormwater quality on an individual basis. The entire stormwater drainage system up to
lawful point of discharge must be maintained by body corporate arrangement in perpetuity.
No drainage system as part of this approval will be Council asset.
4.2 Recommendations
4.2.1 Construction Phase
Prior to commencement of construction, an Erosion and Sediment Control Plan (ESCP) will
be implemented to minimise the impacts on stormwater quality. The plan will address site
and catchment specific erosion control measures, generally adhering to the following control
measures.
4.2.2 Pre-Construction
Before construction the following measures will be established and maintained for any to be
disturbed:
• Sediment fences to be erected;
• Stockpile areas to be designated to minimise impacts on site runoff; and
• Provision of shakedown pit for any entry/exit points to the site.
4.2.3 During Construction
• Construction related activities will be contained within the subject site where
possible to minimise areas of disturbance.
• Topsoil retention for site rehabilitation.
• Regular inspection of sediment control measures; and
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 19
Section 20
65-67 Elanda Street, Sunshine Beach
Site Based Stormwater Management Plan
_____________________________________________________________________________________________
• Contractor’s Construction Management Plan to include day to day management
requirements.
4.2.4 Post Construction
Following construction any disturbed areas will be stabilised through revegetation which is
to be maintained until established.
4.2.5 Operational Phase
Building applications for future dwellings on the allotments shall address their impacts on
stormwater quality on an individual basis.
File Name: WCD-22936 – 65-67 Elanda_SWMP.docx
Revision: A 20
Section 21
65-67 Elanda Street, Sunshine Beach Site Based Stormwater Management Plan _____________________________________________________________________________________________ 5. References Department of State Development, Infrastructure and Planning, “State Planning Policy, July 2014” Healthy Waterways ‘Water Sensitive Urban Design – Technical Design Guidelines for South East Queensland – Version 1, June 2006 Institution of Engineers, Australia (2001) “Australian Rainfall and Runoff – A guide to flood estimation”. Institute of Public Works, Engineering Australia (2013) “Queensland Urban Drainage Design Manual (QUDM)”, Third Edition File Name: WCD-22936 – 65-67 Elanda_SWMP.docx Revision: A 21
Section 22
65-67 Elanda Street, Sunshine Beach Site Based Stormwater Management Plan _____________________________________________________________________________________________ Appendix A Survey Plan & Architectural Plans File Name: WCD-22936 – 65-67 Elanda_SWMP.docx Revision: A 22
Section 23
w
w
PPLop”
j .
=
dower M/H
* By Records
=,
a
be
&,
NaWNLIG JO A
43 99
Be?
ALL SERVICES ARE BY RECORDS ONLY.
unl? | 51h ,96°
ROOF RIDGE CP
| LEVELS5.79m goth
8 691 | TOP FLOOR SP181140 »
Q
: s | WALL ast ys Emi A
rid |
8! Bye By SP 183953
TOP FLOOR eo 856.79 8 BR eet \
Ky 89 Rt} 88;
BALCONY. oe eas gash gst oo? aut zai oh si POOL/DECK
Nya! Sqn" "SECOND LEVEL WALL F 52.48
Lys [it oe oe 7d jl AREA o
— By br CUWER CEVELD
s OUTSIDE,WALL S, 4 oe b 4
ih TIMBER PAILING FENCE 138% _89°56'36"&_..9 ¢ &
uel Telstra Pit
WIRE MESH FENCE
Pp ——P U/G
T_T U/G
6 ——6é U/SG
—;—:—_ WU
—— » —w — UG
bp ——od
POWER
POWER
TELSTRA
GAS
SEWERAGE
WA TERMAIN
STORMWATER
EAVE LINE
lao
es
is
a
3
99 FL:43.99m
6 Leh
f°
oh
i uN
4
MESH FENCE
iS
42?
bs
he
on
TREE.
oo. Ht = 8 _
PRoRRo= "0°80" (P
Type = NR
3 BUP100554
WA
REE gp tt
a ia g = 5.0 x
z Punk = 0-30 ROOF RIDGE
mop Type = NA LEVEL:50.82m
z RENDERED UNIT COMPLEX
2
a
S
4 mp
ee? rn
3
9
yet
GRASSED
AREA
4
30
xl
3% [>
43 Yh a4 Trunk psJ 0.30
Rew 269°56 38” By TIMBER PAILING FENCE 9, z AF Type f PALM
g
R48.23
BUP5974
TWO STOREY BRICK UNIT
COMPLEX
. ! \. 1
a / \ GTP3740
\ ast
. NO. \th ;
g
yh ae a!
\_ ROOF RIDGE
A \ LEVEL 4.9.63m
; / ~~ ~L ha
> / ‘ _
TWO STOREY
UNIT COMPLEX
VISIBILITY TO NEIGHBORING PROPERTIES
s MINIMAL DUE TO VEGETATION
Ss
—_™_ s
—_ :
— :
—_ s
—_ :
cP a
BUP4358 ROOF RIDGE
LEVEL:46.02m
SPLIT LEVEL DUPLEX
~ — 6%
ROOF RIDGE
LEVEL:49.1m
ORIGINAL ISSUE
26/07/21
ISSUE;
DESCRIPTION
DATE
N we
Datum for Levels AHD
Levelled from PSM No.53783..RL43.777m
NOTE: Norris Clarke & O'Brien Pty Ltd
This plan has been prepared from a combination of field DETAI L SURVEY rs Licensed Surveyors
survey and existing records for the purpose of designing new Town Planners
constructions on the land and should not be used for any other | Description J
purpose. The title boundaries shown hereon were not marked by
the author at the time of survey and have been determined
by plan dimensions only and not by field measurement.
Services shown hereon have been located where possible by
field survey. If not able to be so located or known, services
have been plotted from the records of relevant authorities
where available and have been noted accordingly on this plan.
Where such records either do not exist or are considered
inadequate, a notation has been made hereon. Prior to any
demolition, excavation or construction on the site, the relevant
authority should be contacted for possible location of further
underground services and detailed locations of all services.
This note is an integral part of this plan.
LAND at 65 and 67 ELANDA
STREET, SUNSHINE BEACH
LOTS 410 and 411 on RP48112
Noosa Shire Council
Development Consultants
Level 1 - Aldi Centre, 12 Bishop Street
Kelvin Grove QLD 4059
ph: 07 3012 0000 fax: 07 3012 0099
email: [email protected]
ACN 056 870 770 ABN 15 056 870 770
COMP-FILE 11013D1—A.DWG SSE
Scale in Metres
1:200 at A2
Date
F.B.
26/07/2021 *** 41013DT
Section 24
PROJECT NOTES:
FRAMING BRICK PIERS/COLUMNS/POSTS
• ALL STRUCTURAL TIMBER FRAMING SIZES TO BE IN ACCORDANCE WITH A.S. • PROVIDE BALCONY/ PORTICO &/OR ROOF SUPPORT WITH ENCASED
1684 NATIONAL TIMBER FRAMING CODE & OR ENGINEERS STRUCTURAL SLIP JOINT SHS POSTS (FULL LENGTH U.N.O.) CHEM-SET TO CONCRETE
COMPUTATIONS. FOOTING TO ENGINEERS DETAIL
• FLOOR TO BE PREFABRICATED TO MANUFACTURERS SPEC. & ALLOW 360MM • HEADER COURSE TO TOP OF ALL BRICK PIERS LOWER THAN SOFFIT
MIN' DEPTH TO ALLOW FOR SERVICES LINE.
• SPACED & FIXED TO PROVIDE SUPPORT @ 450MM CRS OR TO • USE 330MM BELOW FFL FOR DATUM OF PIER BRICK COURSES
ENGINEERS/FLOOR MANUFACTURERS DETAILS.
TERMITE PROTECTION
ROOF FRAMING • PROVIDE TERMITE MANAGEMENT SYSTEM DEEMED TO SATISFY A.S.
• ROOF TRUSSES TO MANUFACTURERS SPECIFICATIONS. PITCH AS SHOWN 3660.1
ON ELEVATIONS / ROOF PLAN.
• SPACED & FIXED AT 600MM MAX. CRS. STEPS/STAIRS & BALUSTRADES
• SKILLION ROOF SPACED & FIXED AT 900MM MAX.; CRS. • ALL STEPS MUST COMPLY WITH B.C.A. 3.9.1.
• GIRDER TRUSSES TO BE PLACED DIRECTLY OVER EXTERNAL WALL STUDS • BARRIERS & HANDRAILS MUST COMPLY WITH B.C.A. 3.9.2.
OR APPROVED LINTEL.
WET AREAS
WALL FRAMING • WATERPROOFING OF WET AREAS TO COMPLY WITH A.S. 3870 &/OR
• EXTERNAL STUD WALLS 90MM TH, U.N.O. @ 600 MAX. CRS B.C.A. 3.8.1.
• INTERNAL STUD WALLS 90MM TH U.N.O. @ 600 MAX. CRS • WALL LINING TO WET AREAS TO BE 6MM VILLABOARD U.N.O..
• ALL WINDOWS HEADS TO FINISH FLUSH WITH SOFFIT LINING U.N.O. • CEILING 'DIRECT FIX' 10MM UNISPAN (OR EQUIVALENT)
• LINTEL SIZES TO ENGINEERS DESIGN PLASTERBOARD.
• WALL BRACING, FIXING, TIE DOWNS, DURABILITY NOTES & ANY ADDITIONAL • ALL WALL TILING HEIGHTS ARE NOMINAL, AND TO BE ADJUSTED ON
ENGINEERING REQ. TO BE AS PER ENGINEERS DETAIL SITE TO SUIT. SHOWER TILING TO EXTEND MIN. 20MM ABOVE SCREEN.
GARAGE DOOR GLAZING
• 2130MM GARAGE DOOR OPENING, FRAMING AT 2105MM AFFL • WINDOW HEAD HEIGHT DIMENSION GENERALLY TAKEN TO THE
• 2325MM GARAGE DOOR OPENING, FRAMING AT 2400MM AFFL NEAREST CORRESPONDING BRICK COURSE (WHERE BRICKS ARE IN
• GARAGE DOOR OPENING > 2130MM, FRAMING 25MM BELOW OPENING USE).
DIMENSION • WIN. SUPPLIER TO SUPPLY COVER BOARDS TO ALL CORNER WIN.
U.N.O.
CLADDING • ALUMIN. WIN. & DOORS TO SIDE & REAR ELEVATIONS U.N.O.
ROOF CLADDING/PLUMBING • ALL GLAZING TO COMPLY WITH A.S. 1288 GLASS IN BUILDINGS, & WITH
• CLADDING AS SPECIFIED ON ELEVATIONS A.S. 4055 FOR WIND LOADING
• SELECT COLORBOND FASCIA & GUTTER • ALL WINDOWS WITH A SILL HEIGHT OF 2M OR MORE ABOVE GROUND
• SELECT COLORBOND (RAINHEADS WHERE NOTED)/ DOWNPIPES TO BE LEVEL SHALL BE RESTRICTED TO BE UNOPENABLE BEYOND 125MM, TO
CONNECTED TO U/G DRAINAGE COMPLY WITH BCA 3.9.2.5 REQUIREMENTS (U.N.O.)
• BOX GUTTERS AS PER HYDRAULIC ENGINEERS DETAILS. • FLASHINGS MUST BE PROVIDED TO ALL SIDES OF OPENINGS, EXCEPT
AS PERMITTED, ANDTHE FLASHING EXTENDS NOT LESS THAN 110 MM
INTERNAL CEILING/WALL - GENERAL. BEYOND THE REVEALS. REFER NCC 3.5.4.6;
• CEILING 'DIRECT FIX' 10MM UNISPAN PLASTERBOARD (OR APPROVED
EQUIVALENT) U.N.O. ENERGY EFFICIENCY NOTES
• WALLS TO BE 10MM PLASTERBOARD U.N.O (EXLC. FIRE RATED WALLS). • PROVIDE BULK CEILING INSULATION AS PER STD SPECIFICATIONS
(U.N.O.).
EXTERNAL CEILING/WALL - GENERAL. • PROVIDE EXTERNAL WALL INSULATION AS PER STD SPECIFICATIONS
• CEILINGS 'DIRECT FIX' 10MM UNISPAN (OR APPROVED EQUIVALENT) (U.N.O.)
PLASTERBOARD U.N.O. • PROVIDE WEATHER STRIPPING TO ENTRY & LAUNDRY DOORS.
• BRICK COURSING TO BE SET OUT TO ACHIEVE 2120 ABOVE F.F.L. FOR ALL
WINDOW HEADS U.N.O. MISCELLANEOUS
• PROVIDE FC. SHEET INFILL ABOVE SIDE & REAR ELEVATION WINDOWS & • FLUES FOR ALL HEATERS (WHERE APPLICABLE) ARE TO BE INSTALLED
DOORS WHERE INDICATED BY HATCHING, TO WALLS WITH SELECTED FACE TO MANUFACTURERS SPECIFICATIONS
BRICK. USE BLUEBOARD INFILL WHEN SELECTED RENDERED FINISH • ALL WATER CLOSET DOORS TO BE REMOVABLE IN ACCORDANCE WITH
• USE F.F.L. FOR DATUM OF WALL BRICK COURSES B.C.A. 3.8.3.
• A.J. - DENOTES BRICKWORK ARTICULATION JOINTS. REFER TO ENGINEERS • ALL PLUMBING, DRAINAGE & ASSOCIATED WORKS TO COMPLY WITH
SLAB DESIGN &/OR BCA 3.3.1.8 FOR FULL HEIGHT MASONRY ARTICULATION THE PLUMBING CODE OF AUSTRALIA, BCA & A.S. 3500
JOINT LOCATIONS.
• ALL PARAPET WALLS TO BE PROVIDED WITH COLORBOND METAL CONCRETE SLAB ON GROUND
CAPPING/FLASHING (50MM MIN' LAP TO ALL JOINS WITH CONTINUOUS • CONCRETE SLAB TO ENGINEERS DETAIL
SILICON SEAL BETWEEN & 30MM MIN' VERTICAL OVERHANG.)
• PROVIDE CAVITY FLASHING & WEEP HOLES ABOVE LOWER STOREY OPEN. STEEL FRAMING REQUIREMENTS (WHERE APPLICABLE):
• RENDERER IS TO ENSURE WINDOW & DOOR OVERFLOW DRAINAGE HOLES • 70MM STEEL FRAME & TRUSSES REQUIRING THE ISSUE OF A SIGNED
ARE KEPT FREE OF RENDER & ARE NOT BLOCKED, IF RENDERED. COMPLIANCE CERTIFICATE FOR THE BUILDING DESIGN - FORM 15 UPON
COMPLETION AND PRIOR TO FINAL CERTIFICATION
SOFFIT DETAIL • STEEL FRAMES AND TRUSSES TO COMPLY WITH:
• 4.5MM FC SHEET (U.N.O.) • AS/NZS 1170.0 STRUCTURAL DESIGN ACTIONS: PART 0:GENERAL
• SPECIFIED EAVE WIDTH, MEASURED FROM FACE OF BRICK. PRINCIPLES
• ADD 160 TO EAVE WIDTH IN LIGHTWEIGHT CLAD AREA. DISREGARD • AS/NZS1170.1 STRUCTURAL DESIGN ACTIONS: PART1: PERMANENT,
FRONT PERSPECTIVE (PACKING/ CLADDING)
ENGINEERING
IMPOSED AND OTHER ACTIONS
• AS/NZS 4600 COLD-FORMED STEEL STRUCTURES
• AS4055 WIND LOADS FOR HOUSING
• AS4100 STEEL STRUCTURES CODE
• BUILDING TO CHECK ALL ENGINEERING DETAILS AND DOCUMENTATION, • AS 3623 DOMESTIC METAL FRAMING
BEAM AND POST LOCATIONS, PRIOR TO ORDERING MATERIALS OR STARTING • AS 3566.1 SELF DRILLING SCREWS
ON SITE.
• SETOUT OF STEELWORK AND STRUCTURE, INCLUDING POST, BEAM & GENERAL NOTES
EXISTING BEARER LOCATIONS (WHERE APPLICABLE) ARE THE
RESPONSIBILITY OF THE BUILDER. ALL POST LOCATIONS TO BE CHECK • WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALE. PLANS
MEASURE AND CONFIRMED ON SITE, PRIOR TO CONCRETE SLAB DRAWN AT SCALE 1:100 @ A3 UNO. PRINTED PLANS MAY NOT BE TO
CONSTRUCTION. SCALE. ALWAYS REFER TO DIMENSIONS OR CONTACT INVILLA PTY LTD
• RETAINING WALLS AND ASSOCIATED DETAILS ARE TO BE AS PER THE TO CONFIRM DIMENSIONS.
ENGINEERS DETAILS. • PROVIDE 1:100 FALL TO ALL BALCONIES & PATIO'S U.N.O.
• LEVELS (RL, FFL), SETOUTS & ASSOCIATED DETAILS ARE TO CONFIRMED ON • PROVIDE 1800HT FENCING TO COMMON BOUNDARIES U.N.O
SITE BY THE BUILDER PRIOR TO CONSTRUCTION TAKING PLACE. • RETAINING WALL HEIGHT(S) & LOCATION AS PER ENGINEERS DETAILS.
• THE ENGINEER (STRUCTURAL, HYDRAULIC, TRAFFIC, CIVIL ETC) & INVILLA • ALL INTERNAL STAIR AND EXTERNAL STEPS/RAMPS TO COMPLY WITH
PTY LTD TAKE NO RESPONSIBILITY FOR ALTERATIONS TO THE PLANS &/OR SLIP-RESISTANCE RATINGS AS PER NCC 3.9.1.4
DETAILS BY THE BUILDER DURING OR AFTER 'STAGE C' OF INVILLA PTY LTD • 190MM CORE FILLED BLOCKWORK W/ 28MM FURRING CHANNELS ON
DESIGN AGREEMENT WITH THE CLIENTS. WALL CLIPS (30/190/30) WITH FRAMEWORK TO EXTEND TO BLOCK WALL
U.N.O. (REFER TO DETAIL)
C PRELIM DA ISSUE 07.10.21
B SKETCH ISSUE 22.09.21
A SKETCH ISSUE 15.09.21
ISSUE AMENDMENTS DATE
© COPYRIGHT
INVILLA Pty Ltd. Reproduction forbidden. Unathorised use,
reproduction or adaption is forbidden and will be prosecuted.
PROJECT: PROPOSED
DEVELOPMENT
65-67 ELANDA ST, SUNSHINE
BEACH QLD
LOT: 410-411 SP/RP: 48112
LOCAL GOVT: SUNSHINE COAST COUNCIL
TITLE: COVER PAGE
DRAWN: MJ CHECKED: MJ
DATE: 22.09.21 APPROVED: JV
REAR PERSPECTIVE SCALE @ A2: 1 : 1 JOB No. 67ELA
DA APPROVAL SHEET:
REVISION: C
NOT FOR CONSTRUCTION 01 of 14
Section 25
3 STOREY UNITS WITH 4 STOREY UNITS WITH
ROOFTOP TERRACE ROOFTOP TERRACE
3 STOREY UNITS WITH
ROOFTOP TERRACE
4 STOREY UNITS
3 STOREY UNITS WITH
ROOFTOP TERRACE
4 STOREY UNITS
PROPOSED SITE
2 STOREY UNITS
CONTEXT PLAN - LOCAL SURROUNDINGS
BEACH
SUNSHINE
PROPOSED SITE
STREET VIEW SITE PHOTOS
C PRELIM DA ISSUE 07.10.21
ISSUE AMENDMENTS DATE
CONTEXT PLAN - GREATER SURROUNDINGS © COPYRIGHT
INVILLA Pty Ltd. Reproduction forbidden. Unathorised use,
reproduction or adaption is forbidden and will be prosecuted.
PROJECT: PROPOSED
DEVELOPMENT
65-67 ELANDA ST, SUNSHINE
BEACH QLD
LOT: 410-411 SP/RP: 48112
LOCAL GOVT: SUNSHINE COAST COUNCIL
TITLE: CONTEXT PLAN
DRAWN: Author CHECKED: MJ
DATE: 22.09.21 APPROVED: JV
SCALE @ A2: JOB No. 67ELA
DA APPROVAL SHEET:
REVISION: C
NOT FOR CONSTRUCTION 01A of 14
Section 26
.38
46
.33 .62 5.74 5.60
46 44 4 4
APPROX.
EXSITING DEVELOPMENT STATISTICS:
LOT: 410 & 411 RP 48112
SITE AREA TOTAL: 1019.85m2
COUNCIL: NOOSA SHIRE
SITE COVER (ON LOT 410): 15.6 %
.09 4
ROOF RIDGE CP
2 46 LEVEL:55.79m 55.1
FOOTPATH
PP 50.0
SP181140
R52.68
.7 9 TOP FLOOR
.04 55
46 TREE
Ht = 6
.96 Spread = 3.0
9 .738
WALL
47
.56 47.57 Emt A
45 Trunk = 0.20 4 .4
2 49 SP183953
ROAD CROWN
Type = BANKSIA
6.0
0 4
Top 54.96
R55.78 R56.79
Top 51.71
Top 51.71
Top 51.72
Bot 52.64
Bot 50.88
Bot 50.89
Bot 50.82
TOP FLOOR
Window
Window
0
Window
Window
.
.0
.0 8 46 .4 001 71 69 19 .79
46
.8 5 6 BALCONY 5 5 3.95
2 1. 510. 55. 55. 51
45 4 .39
R52.67
5 0 4 0 5 .9 R52.48 POOL/DECK
.5
4 . 3 54 .92 SECOND LEVEL .14
47 54 52..77
Top 51.71
45
Bot 50.84
7 54 55 47
Window
PP 45.27 . 0
K&C
5 0 5 7
WALL. AREA
4 D44.70
.89 91 GARDEN 5 45.12 D44.69
43.0
42.5
5
.0
1 4 . 3 9 7 1PROPERTY BOUNDARY 33.544M | 89° 56' 36"
.8 .74 455.73 5. 45.2 44.74.7 4.3 .91 .292.26 74 70
41. 41.
61
41.1.11
45
45
43.5
45 4 4 4 4 2 4 2 4 42.0
.80 4 Water Meter 9 9 7 4
45 .25 1 .7 .6 2 7 3 .2 3 .1
G48.25
.0 44 .2 .58 .9 42 9 43
.70 45 45 44 D45.59 44 45 43 .51 .59 41.
42
.0
GATE 43 5
45 45.76 9 5 7 TREE
41. 39
44
E48.25 5 . 81 0
. 45
PROPERTY BOUNDARY 15.091M | 359° 59' 36"
. 7
E47.72 43 43.
Ht = 5
6 4.64 GARDEN 44 1.
44.5
. . 1 0 Spread = 5.0 4
4545 .36 FRANGIPANI
.18 . 65 44 Trunk = 0.15
5 3
E47.61
4 .98 .28 0
FL:45.6m 4 42 Type = NR
.59 45.45.40
9 44 45 4.8R49.23 .17
410
4 9 TREE
PROPERTY BOUNDARY 15.091M | 179° 58' 36"
5 4
4 4 .08 .90 R 3 8 6
Ht = 8
45 4 .
4 EXISTING TIMBER DWELLING 42
41.
7 Spread = 15.0
Trunk = 0.60
Type = NR CP
G48.25
.61 24 Water Meter .5 4 .5 4 .7 9
45 . .68 4444 47
45 DRIP-LINE OF
RP48112 BUP100554
E47.58
4 0
4 .6 55 4 39 .81
NOTE: 44 444. 4.5 45. TIMBER DWELLING ON TREES 44
74 .34 2 82
50.
E47.80
.
E47.61
NO EXISTING KERB OR FOOTPATH. 5 4 4 3 .7
45
.4 .82 4 .63 STUMPS 42 75
TREE
41.5
44
GRASSED 41. Ht = 8
.5
44 9 Spread = 5.0
45
EXISTING VERGE IS GRAVEL AND UNKEPT 0 E47.67 5.3 E47.75 ROOF RIDGE
.8 4 EAVE LINE AREA 10 Trunk = 0.30
4 4 2 . 1 Type = NR
.42 DEMO EXISTING DWELLING 65 ELANDA ST 4 .9 LEVEL:50.82m
45 8 7 FRANGIPANI 41
.
44 LOT 410
STREET
6 .61 RENDERED UNIT
6 7 44.644
0 7 4 . RP 48112 COMPLEX
R46.08
. 4
45 .94 81
7 41. 59
O IN
W
S
K E
K
T
S
9
C
R
O
W 0
2
1L
A
4
O IS
E
R
K
M 3
E
K
T
S
1
.31
C
N
E
R
O
W 0
1L
A E
S
C
L
B
R
O
W
K 0
5
1 E
K
T
S
3
5
0
O IN
K
N IO
K IS
C
9
P
E
R
O
0
W
N 0
4
8
7
E
K
P
T
O
1S
L
A O IS
C E
K
T
S
3
8
71
O IN
S
L
K 6
5
8
E
4
0
K
P
T
I3
S
2
1O 2
K
N
8
7
6
E
O
R
B
C
T
1W
0
A
9
3
S
H 3
2
F
O
9
W
1L
IR
P
6
E
G
D
0
N 2
3
Section 27
1IS
F
W
P
T
O
U
5
D
4
E
L
8
R
7
N
G
9
6
0 2
7
L
4
A
F
P
O
T
S
5
R
3
I6
E
G
D
8
1W
9
0 5
4
9
6
0
2
3
7
1E
F
R
L
S
O O IN
9
F
K
0
D
4
O IS
L
O
K IS
E
K
T
R
C
O
2
1P 2
9
10
8
7
5
3
4
F
O
W
K
B
E
C
IR
6
G
D D
R
A
G
5
3
6
I9
T
S
E
0
H
K
P
U
F
L
1O
4
C
N
8
M
W
7 D
R
A
G
6
1E
T
2
7
H
P
S
V
I3
U
O
C
N
9
L
F
B
5
4
W
0
8
K D
R
A
G
E
T
H
P
S
V
7
0
4
C
5
3
1IL
9 2
N
B
8
6
F 5
T
H
P
S
0
19
ER
N
D
4
3
C
2
IK
7
G
L
A
F
6
8 0
9
4
T
E
H
K
1P
F
3
S
7
2
8
N
6
D
R
5
C
L R
IP 4
6
5
3
2
F
O
1R
C
I0
E
G
D
7
W D
R
A
G
9
8
V
5
T
H
P
S
2
F
O
3
1W
E
I4
7
6
L D
R
A
G
8
7
E
2
19
6
V
T
H
P
S
I5
L
C
N
0
4
O
F
3
B E
V
T
H
P
S
6
L
4
3
The text continues on section 28.