Original source · versioned page text
Planning Report - 11 Senegal Rise, Doonan
Attached to the e-mail Email with planning report including plans.msg.
Original PDF page 1, section 1. The text section number identifies this passage in the reader.
ABN: 74 622 643 421
PO BOX 7044 SIPPY DOWNS QLD 4556
[email protected]
+61 412 788 532
Reference: 20-052
Chris Bentley
PLANNING REPORT
Proposed Dwelling
11 Senegal Rise, Doonan
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 the other 69 sections
Section 2
TABLE OF CONTENTS
1.0 INTRODUCTION .................................................................................. 1
1.1 PURPOSE OF THIS REPORT .................................................................................................................. 1
1.2 APPLICATION ..................................................................................................................................... 3
2.0 SITE DESCRIPTION ............................................................................... 4
2.1 SURROUNDING LAND USES ................................................................................................................ 4
2.2 TOPOGRAPHY AND GEOLOGY ............................................................................................................. 5
2.3 SERVICES ........................................................................................................................................... 5
2.4 VEGETATION ...................................................................................................................................... 6
3.0 PROPOSED DEVELOPMENT .......................................................... 8
3.1 CONCEPT ........................................................................................................................................... 8
3.2 VEGETATION CLEARING ...................................................................................................................... 9
3.3 SITE ACCESS ....................................................................................................................................... 9
3.4 SERVICES ........................................................................................................................................... 9
3.5 STORMWATER MANAGEMENT ......................................................................................................... 10
3.6 LANDSCAPING ................................................................................................................................. 10
4.0 TOWN PLANNING FRAMEWORK ................................................. 11
4.1 ZONING ........................................................................................................................................... 11
4.2 USE DEFINITION ............................................................................................................................... 11
4.3 OVERLAYS........................................................................................................................................ 11
4.4 TABLE OF DEVELOPMENT ASSESSMENT ............................................................................................ 11
4.4.1 Table 5.5.14 Rural Residential Zone ............................................................................ 11
4.4.2 Table 5.9 Overlays ......................................................................................................... 11
4.5 RURAL RESIDENTIAL ZONE ................................................................................................................ 12
4.6 LOW DENSITY HOUSING CODE .......................................................................................................... 13
4.7 BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY .................................................................... 13
4.8 STATE PLANNING POLICY .................................................................................................................. 14
4.9 STATE GOVERNMENT INTERESTS ...................................................................................................... 14
5.0 CONCLUSION ................................................................................ 16
30 September 2021 Chris Bentley Page: i
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 3
LIST OF FIGURES
Figure 1 – Site locality ......................................................................................................................... 1
Figure 2 – Aerial imagery of Lot 2 on RP138221 showing location of proposed dwelling ....................... 2
Figure 3 – Surrounding land uses ......................................................................................................... 4
Figure 4 – Site topography and gullys passing through property .......................................................... 5
Figure 5 – Koala habitat in SEQ region ................................................................................................. 6
Figure 6 – Floor plan and location of proposed shed ............................................................................ 8
LIST OF APPENDICES
Appendix A – Plans and Elevations of Proposed Residence and Shed
Appendix B – Response to Planning Codes
Appendix C – ARCOS Report on Geotechnical Investigation
30 September 2021 Chris Bentley Page: ii
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 4
Disclaimer This assessment has been prepared by Urban Catalyst 3 Pty Ltd for Chris Bentley (Client) and may only be used and relied upon by the Client and Noosa Council for the purposes set out in Section 1.1 of this report. No responsibility is held to any person other than the Client for any decision or action arising from or in connection with this report. All implied warrantees and conditions are excluded to the extent permitted by law. All opinions and conclusions are based on assumptions detailed in this report and no responsibility is held for any error or omission arising from these assumptions being incorrect. Document Issue This document is the property of Urban Catalyst 3 Pty Ltd. Urban Catalyst 3 Pty Ltd ABN: 74 622 643 421 PO Box 7044 Sippy Downs QLD 4556 [email protected] +61 412 788 532 Revision No. Authorised for Issue Date Final D. Willis 30 September 2021 30 September 2021 Chris Bentley Page: iii Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 5
1.0 INTRODUCTION
1.1 PURPOSE OF THIS REPORT
Urban Catalyst 3 have been engaged by Chris Bentley to assist with the development of a new
dwelling house on land at 11 Senegal Rise, Doonan on land formally described as Lot 120 on
RP887986 (refer to Figure 1). This report has been prepared to provide supporting information
for a material change of use development application to Noosa Council.
The development site is located on a rural residential property under freehold land tenure
approximately 3 km south-west of Tewantin (refer to Figure 1).
Tewantin
Noosa
Development Site
Figure 1 – Site locality
[Queensland Globe Image]
Apart from the land immediately along the road frontage, the 1.05 ha parcel of land is densely
vegetated. The residence to be situated toward the north-eastern property frontage, however
the existing cleared area on the allotment is insufficient to accommodate a dwelling, requiring
clearing of vegetation to be undertaken to accommodate the residence and the nominated
bushfire setback. The extent of clearing is further exacerbated by the 10 metre setback
nominated under Council’s planning scheme for rural residential land with an allotment greater
than 1 hectares in area. A plan showing the location of the proposed dwelling as well as a shed
30 September 2021 Chris Bentley Page: 1
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 6
associated with the residence has been included in Appendix A. The approximate location of
the residence on the allotment has been shown in Figure 2.
Figure 2 – Aerial imagery of Lot 2 on RP138221 showing location of proposed dwelling
[Queensland Globe]
Particulars relating to the lot are as follows:
Real Property Description: Lot 120 on RP887986
Address: 11 Senegal Rise, Doonan 4565
Area: 1.0564687 ha
Tenure: Freehold
Owner: Chris J Bentley
Improvements: Small cleared area at the property frontage
Local Plan Area: N/A
30 September 2021 Chris Bentley Page: 2
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 7
Zoning: Rural Residential
Overlays: Biodiversity, Waterways and Wetlands Overlay
Bushfire Hazard Overlay
Flood Hazard Overlay
Landslide Hazard and Steep Land Overlay
1.2 APPLICATION
This application is for a material change of use development permit associated with a new
dwelling house. Reference to Table 5.5.14 of the Noosa Plan 2020 indicates that a development
application for a dwelling house in the rural residential zone is accepted development, providing
the proposed development can meet select acceptable solutions of the Rural Residential Zone
Code and Low Density Housing Code.
Table 5.9.2 sets out the table of development assessment for land in the Biodiversity, waterways
and wetlands overlay and confirms the proposed development is subject to code assessment
where involving clearing vegetation identified as an area of biodiversity significance on a
Biodiversity, Waterways and Wetlands Overlay Map. Reference to Table 5.9.3 which sets out
development assessment requirements for land subject to the bushfire hazard overlay exempts
a dwelling house from code assessment if within a medium or high bushfire hazard area or
bushfire hazard buffer area. Similar exemptions apply to a dwelling house for land affected by
the Flood hazard overlay under Table 5.9.6 and land affected by the Landslide hazard overlay
under Table 5.9.8.
In this regard, this application will be subject to code assessment. The town planning
requirements for this application are further considered under Section 4.0 of this Planning
Report. The location of the proposed dwelling house is shown on the plans included in Appendix
A. Elevations of the house and the associated shed have also been included.
30 September 2021 Chris Bentley Page: 3
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 8
2.0 SITE DESCRIPTION
2.1 SURROUNDING LAND USES
The subject allotment is located at the terminus of Senegal Rise on the eastern boundary and is
situated in a rural residential estate, with land to the north and the south comprising rural
residential allotments approximately 1 hectare in size. Much of the eastern property boundary
adjoins an access strip associated with the two northern allotments, with frontage to Senegal
Rise being limited to the southern extent of the eastern property boundary. Livistona Park which
comprises reserve tenured land and separates the allotment from other rural residential land
accessed off Pacific View Drive to the west is located to the west of the site. L:and uses relevant
to the area are shown in Figure 3.
Development site
Figure 3 – Surrounding land uses
[Queensland Globe Image]
30 September 2021 Chris Bentley Page: 4
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 9
2.2 TOPOGRAPHY AND GEOLOGY
The land is located on the mid to upper slope of a roughly north-westerly to south-easterly aligned
ridgeline. The dwelling is proposed on relatively flat land on the crest of the ridge, with onsite
vegetation located on moderate to steep southerly to south-westerly facing slopes averaging 16-
18 degrees. The site ranges from approximately 76m AHD in the north-east and declines to
approximately 33m AHD in the south (refer to Figure 4). A small watercourse runs adjacent to the
south-western allotment boundary.
Figure 4 – Site topography and gullys passing through property
[Sunshine Coast Council iDevelopment Site Report Image]
The geology in the locality primarily comprises Myrtle Creek Sandstone, summarised as late
Triassic - early Jurassic quartzose sandstone, orthoquartzite, sublabile to labile sandstone,
siltstone and shale, with the dominant rock comprising Arenite.
2.3 SERVICES
Given the rural nature of the area in which the development is proposed, no water and sewer
infrastructure is present within or immediately adjoining the property. Residential dwellings in
the area are independent of trunk water and sewage infrastructure, and utilise rainwater tanks
and on site wastewater treatment and disposal systems. Telecommunications and electrical
infrastructure service the site.
30 September 2021 Chris Bentley Page: 5
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 10
2.4 VEGETATION
A narrow strip of cleared land exists within the eastern extent of the site on flatter land at the
terminus of Senegal Rise. The balance of the subject site supports vegetation, a considerable
portion of which is mapped as both of concern remnant vegetation and is within a koala priority
area and is mapped as core koala habitat (refer to Figure 5).
Development
site
Figure 5 – Koala habitat in SEQ region
[Development Assessment Mapping System]
The vegetation within the subject site consists of an open eucalypt forest approximately 30m
high with shrubby understorey. The open forest was dominated by
Eucalyptus microcorys (tallow wood), Eucalyptus propinqua (small-fruited grey
gum), Eucalyptus siderophloia (grey iron bark) and Syncarpia glomulifera (turpentine). The mid-
storey contained juvenile canopy as well as species such as Lophostemon confertus (brush
box), Allocasuarina littoralis (black she-oak) and Alphitonia excelsa (red ash). A tall shrub/small
30 September 2021 Chris Bentley Page: 6
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 11
tree layer was also observed and included species such as Backhousia myrtifolia (grey
myrtle), Acronychia laevis (glossy Acronychia) and various Acacia species. The understorey
contained a diverse range of native grasses, sedge and fern species.
30 September 2021 Chris Bentley Page: 7
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 12
3.0 PROPOSED DEVELOPMENT
3.1 CONCEPT
The applicant seeks approval for a new dwelling house to be established on the site. The building
is to be located in the north-eastern portion of the site in proximity to the road frontage. A she
dis also proposed to the west of the main dwelling house (refer to Figure 6).
Figure 6 – Floor plan and location of proposed shed
[Extract from Proposed Residence & Build Envelope prepared by Costa Homes dated 22/09/2021]
The proposed dwelling house is characterised by the following:
• The dwelling house is situated toward the eastern extent of the block to address the street
frontage and maximise location within the existing cleared area on the site
• The eastern extent of the allotment comprises the flattest ground, minimising the extent of
earthworks required to construct the proposed residence
• While setbacks of 10m are prescribed under the planning scheme for a residence on a rural
residential allotment larger than 1 hectare in area, the dwelling proposes a setback of 8
metres from the frontage to reduce the extent of clearing required and to capitalise on the
flatter country towards the allotment frontage. The majority of the eastern boundary
30 September 2021 Chris Bentley Page: 8
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 13
adjoins an access handle servicing the two rural residential properties to the north, and this
supports a dense screen of vegetated which separates the property from the shared
driveway, and in effect, creates a greater setback distance for the proposed alfresco area
and dwelling from usable land to the east
• A 10 metre setback will be retained from the southern property boundary
• While the residence will retain a setback in excess of 10 metres from the western boundary,
the proposed shed will be located 3 metres from the northern boundary to capitalise on the
flatter topography and to assist in screening the neighbouring residence from the proposed
residence. A garden is proposed between the shed and the northern boundary for additional
screening, as the neighbour’s house is located 3m off the shared property boundary.
Floor plans and elevations of the proposed residence as well as elevations of the proposed shed
are included as Appendix A to this report. An assessment of the proposed dwelling against the
prescribed standards in the Rural Residential Zone Code and the Low-Density Housing Code has
been included in Appendix B.
3.2 VEGETATION CLEARING
The proposed dwelling is to be located within the existing cleared area towards the north-
eastern extent of the property (refer to Figure 6). A Bushfire Hazard Assessment completed for
the site confirms the requirement for a minimum clear zone of 28m to be provided between the
proposed dwelling and the bushland to the west and south. In addition, a small area
(approximately 300m2) of vegetation will require clearing to accommodate the building.
Ultimately, approximately 2,100m2 of vegetation clearing is required along the edge of the
onsite vegetation unit to accommodate a 28m wide Bushfire Asset Protection Zone as required
to safely locate the new dwelling and comply with bushfire requirements.
3.3 SITE ACCESS
Vehicle access will be achieved from the cul-de-sac associated with Senegal Rise.
3.4 SERVICES
The proposed development will utilise rainwater tanks for potable water supply. Additional
water supply will be provided to be used in the event of a bushfire.
Sewage generated on site will be treated by an onsite domestic wastewater treatment plant.
Energex electrical infrastructure is present within the road corridor and will be extended to
service the site.
30 September 2021 Chris Bentley Page: 9
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 14
3.5 STORMWATER MANAGEMENT
Excess stormwater beyond the capacity of the rainwater storage tanks will be discharged to
bushland and will drain to the gully systems adjacent.
3.6 LANDSCAPING
The residence will be maintained at the appropriate level for rural residential housing and will
predominantly rely on the natural vegetation present within the landscape. Weeds will be
managed within the site.
30 September 2021 Chris Bentley Page: 10
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 15
4.0 TOWN PLANNING FRAMEWORK
4.1 ZONING
The proposed residence is located within the Noosa Council planning jurisdiction and is
identified by the Noosa Plan 2020 as being located within the rural residential zone.
4.2 USE DEFINITION
The proposed use conforms to the definition of dwelling house, defined in the Noosa Plan 2020
as being a residential use of premises involving—
a) one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
b) one dwelling for a single household, a secondary dwelling and any domestic outbuildings
associated with either dwelling.
4.3 OVERLAYS
The following overlays are mapped as requiring consideration in the assessment of the proposed
development:
● Biodiversity, waterways and wetlands overlay:
o Area subject to biodiversity overlay
▪ MSES Environmental Values
▪ Area of Biodiversity Significance
o Area subject to riparian buffer
▪ Riparian Buffer Area
● Bushfire hazard overlay:
o High Potential Bushfire Intensity
o Potential Impact Buffer
● Land subject to landslide hazard and steep land overlay:
o Moderate Hazard Area
o High Hazard Area
● Flood hazard overlay.
4.4 TABLE OF DEVELOPMENT ASSESSMENT
4.4.1 Table 5.5.14 Rural Residential Zone
Under Table 5.5.14 of the Noosa Plan 2020, a dwelling house is accepted development, subject
to requirements of the Rural residential zone code and the Low density housing code.
4.4.2 Table 5.9 Overlays
Table 5.9 of the Noosa Plan 2020 sets out where development is assessable subject to an overlay
and may change the level of assessment applied to a development. A material change of use
for a dwelling house involving clearing vegetation identified as area of biodiversity significance,
30 September 2021 Chris Bentley Page: 11
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 16
on land subject to the Biodiversity, waterways and wetlands overlay is subject to code
assessment. Table 5.9 of the Noosa Plan 2020 confirms that assessment against the relevant
overlay codes is not required for a dwelling house for the Bushfire hazard overlay, Land subject
to landslide hazard and steep land overlay or Flood hazard overlay.
4.5 RURAL RESIDENTIAL ZONE
The proposed development is required to the following Acceptable Outcomes AO1.2, AO2, AO5,
AO6, AO8, AO10 and AO11 nominated in the Rural residential zone code. The proposal complies
with each of these acceptable outcomes apart from AO6. Acceptable outcome AO6.4 requires
buildings and structures to achieve a 10m minimum boundary setback from the road frontage
and a minimum boundary setback of 10m from side boundaries for allotments greater than 1
hectare. The proposal seeks to address the performance outcome, which includes the
preservation of existing vegetation that will help buffer development as well as protecting the
natural character and avoiding adverse impacts on ecologically important areas by reducing this
setback in two locations.
The setback from the eastern boundary is proposed to be reduced to 8m to minimise
encroachment into vegetation in the western extent of the allotment. This will reduce the
setback from the cul-de-sac on Senegal Rise by 2m, and will also result in a small section of the
residence (comprising an alfresco area) ultimately being constructed closer to the balance of the
eastern boundary which fronts the access strip on Lot 123 servicing both Lots 121 and 123 to
the north. This encroachment is not considered to be significant in terms of impacts on visual
amenity due to the following:
• The cul-de-sac head on Senegal Rise terminates some 10m from the property frontage,
resulting in a perceived setback in excess of 18 metres from the road. The Senegal Rise
frontage is only 20m in width, with the balance of the eastern boundary to the site fronting
the access handle on Lot 123.
• The encroachment into the 10m setback for the residence is associated with a single storey
alfresco area only.
• The current site is 1.056 hectares in area and is only just greater than the 1ha threshold for
6 metre setbacks. Allotments to the south and the east all comprise allotments less than
1ha in area, enabling the 6m setback to apply.
• Residential construction on the majority of properties to the east along Senegal Rise have
adopted a 6m setback from the road frontage, establishing the amenity characteristic in the
area.
• The setback to the access handle to Lot 123 is visibly screened by existing vegetation and the
long driveway servicing the allotments to the north. The access handle is approximately 20m
wide, and therefore, any vista available from allotments to the east will be occluded by
distance and vegetation, resulting in no discernible impact as a result of the 2m reduction in
setback.
30 September 2021 Chris Bentley Page: 12
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 17
• The reduced setback will assist in retaining additional vegetation that would otherwise be
lost in the large remnant area at the rear of the allotment that adjoins Livistona Park.
In addition, a reduction in the side setback to the property on the northern boundary is proposed
to accommodate the shed. The proposed setback at this location is 3m and will be generally
consistent with the setback of approximately 2.5m adopted by the existing residence on the
adjacent Lot 121 to the north. This location will enable screening of the new residence from the
existing residence as well as provision of an acoustic barrier while enabling the retention of
vegetation along the property boundary and opportunity for supplementary planting to occur
to facilitate additional screening. The shed will not be visible from the road frontage and will
comply with setbacks from the road frontage and other allotments.
4.6 LOW DENSITY HOUSING CODE
In addition to the standard water supply requirements nominated under AO5.2(a) of the Code,
a 5,000L rainwater tank will be available for bushfire fighting purposes in accordance with
AO15.1(a) of the Code.
With regard to Acceptable Outcome AO22.3, a site-specific geotechnical assessment has been
prepared by a registered professional engineer that certifies that the stability of the site,
including associated buildings and infrastructure, will be maintained and operational for the life
of the development and the site is not subject to the risk of landslide activity originating from
other land, and development of the site will not increase the risk of landslide activity on other
land. A response to the Low density housing code is provided in Appendix B. A copy of the
geotechnical assessment has been included as Appendix C.
4.7 BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY
The land is shown as being affected by the following matters under the Biodiversity, waterways
and wetlands overlay:
● Matters of State Environmental Significance Values
● Area of Biodiversity Significance, and
● Riparian Buffer Area
The outcomes of the ecological assessment confirmed that the proposed development will have
a limited impact on ecological values identified through the desktop assessment and site
investigation. The primary impacts that require consideration by Council relate to the loss of
approximately 2,100m2 of edge-based vegetation, with 300m2 of clearing required to
accommodate the dwelling house and 1,800m2 of clearing required to provide an appropriate
bushfire safety setback to the proposed dwelling. The riparian protection buffer is well separated
from the proposed residence and is not impacted as a result of the current application.
30 September 2021 Chris Bentley Page: 13
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 18
The majority of vegetation is lost as a result of the 28m wide Asset Protection Zone required to
enable the proposed dwelling to achieve a BAL29 rating under AS3959 (Australian Standard 3959
(2018) Construction of buildings in bushfire-prone areas). A greater setback is required should a
lower BAL rating be desired, however a BAL29 rating complies with the benchmark set under
the State Planning Policy. The reduction of the setback distance from the road frontage from
10m to 6m has contributed to the reduction in the amount of vegetation requiring clearing
onsite.
Specific measures responding to the Biodiversity, waterways and wetlands overlay code can be
found in Appendix C of the Ecological Assessment Report. Details on the bushfire setbacks have
been provided in the Bushfire Hazard Assessment submitted as part of the application.
4.8 STATE PLANNING POLICY
Section 2.1 of the Noosa Plan 2020 confirms that the Minister has identified that all aspects of
the State Planning Policy have been adequately reflected in the planning scheme apart from
Natural hazards, risk and resilience - coastal hazards - in part. As the subject development is not
within an area subject to coastal hazards, no further consideration to the State Planning Policy
is warranted for this application.
4.9 STATE GOVERNMENT INTERESTS
Schedule 10 of the Planning Regulation 2017 sets out matters that comprise assessable
development in addition to those nominate under a local planning instrument, some of which
require referral to the State Assessment Referral Agency (SARA) for assessment against the
nominated benchmarks.
The proposed development site is mapped as comprising remnant vegetation under the State
government’s vegetation management supporting mapping, however the proposed residence
is benefitted by an exemption for residential clearing under Schedule 21, Part 2, Section 2(b) of
the Regulation. In this regard, no referral for impacting native vegetation is required.
The site is also mapped as being in a koala priority area and comprising core koala habitat under
the Department of Environment and Science koala habitat mapping. While Schedule 10, Part 10,
Section 16A prohibits development to the extent the development involves interfering with
koala habitat in an area that is both a koala priority area and a koala habitat area, this provision
does not apply to the extent the development is exempted development.
Reference to the definition of exempted development under Schedule 24 of the Regulation
provides the following may occur with regard to the proposed development:
• Clause (k) – Development other than development mentioned in any of paragraphs (a) to (j)
of the definitions, that results in a total area on the premises of 500 m2 or less of 1 or more
30 September 2021 Chris Bentley Page: 14
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 19
koala habitat areas being cleared of native vegetation since 7 February 2020, disregarding
an area cleared of native vegetation if any of paragraphs (l) to (p) applies to the clearing
• Clause (n) – development that is or involves operational work that is the clearing of native
vegetation in a koala habitat area if the clearing (vii) is necessary for essential management
and is qualifying clearing.
With regard to the exempt development described in Clause (k), no clearing of mapped core
koala habitat has occurred on the land since 7 February 2020, and the minor clearing work
required within the core koala habitat to accommodate the dwelling house amounts to 300m2.
Accordingly, any proposed residence on the subject land is able to be sited within the 500m2
clearing permitted under Item (k).
Regarding Clause (n)(vii), Schedule 24 of the Planning Regulation 2017 defines essential
management to include clearing native vegetation:
(a) for establishing or maintaining a necessary firebreak to protect infrastructure, other than a
fence, road or vehicular track, if the maximum width of the firebreak is equal to 1.5 times the
height of the tallest vegetation next to the infrastructure, or 20m, whichever is the wider.
(b) for establishing a necessary fire management line, if the maximum width of the clearing for
the fire management line is 10m.
The bushfire assessment completed for the site confirms that clearing to form an asset protection
zone of 28m width is required to achieve a BAL 29 construction standard under AS3959. Advice
received from SARA confirms that if the vegetation clearing is restricted to that which is required
to facilitate the BAL 29 construction standard, as determined by the specialist bushfire report,
the project will not trigger assessment, as it will comprise exempt clearing for fire management.
As the proposed clearing is consistent with the firebreak nominated by the bushfire report and
does not exceed a maximum width of 20m or 1.5 times the height of the tallest tree adjacent to
the proposed residence, whichever is greater, the clearing works conform to the definition of
exempt development. Accordingly, the bushfire hazard assessment which requires
approximately 1,800m2 of native vegetation containing core koala habitat to be cleared to
provide a firebreak/ asset protection zone around the proposed dwelling will occur under the
exemption for essential management.
As the proposed works are anticipated to be able to proceed in accordance with various
exemptions available, referral to SARA is not deemed to be required for the project. Additional
detail with regards to these matters have been provided in covering letter and ecological
assessment report attached to the planning application.
30 September 2021 Chris Bentley Page: 15
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 20
5.0 CONCLUSION
The proposed dwelling house at 11 Senegal Rise, Doonan meets the relevant acceptable
outcomes for the Low density housing code and satisfies the acceptable outcomes and a
performance outcome for the Rural residential code and the Biodiversity, waterways and
wetlands overlay code in the Noosa Plan 2020. The proposed development will result in the
clearing of mapped vegetation to accommodate the residence (given the absence of any
substantial clearing area beyond the nominated property setbacks) and seeks to encroach into
the 10m setbacks to minimise vegetation clearing requirements and result in the residence
being located on the flattest land area.
The works do not require referral to SARA as they will occur under exemptions nominated in the
Planning Regulation 2017. The loss of a small number of trees within and immediately adjacent
to the impact area is considered to be minor in comparison to the overall area of vegetation
available on the property and will be necessary for the construction of any residence on the site
(as anticipated by the rural residential zoning of the land under the planning scheme). A weed
management program is to be implemented on the property to remove lantana and other
environmental weeds in response to the clearing. In this regard, the proposed dwelling house
is consistent with the provisions of the Noosa Plan 2020.
30 September 2021 Chris Bentley Page: 16
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 21
Appendix A – Plans and Elevations of Proposed Residence and Shed 30 September 2021 Chris Bentley Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 22
Elevation Key
A
D B
C
Render & Painted AAC panel on
Colorbond Trimdeck, trussed Gable roof @ 2deg
timber frame
TOW 106.200
Alu. powdercoat door/window joinery
Colorbond 'Stratco' 200 Edge Gutter
E
CH
JH
S-76
2,700
Feature blade Honed conc. block wall ( external only )
2,400
6,800
S
FFL 102.4 Powdercoat Alu. shs face mount balustrade
CH
Rendered & Painted Conc. Block walls to garage
2,750
I
Colorbond panel lift garage door
R
FFL 99.4
mit
Height Li
8m Upper
L
tow 106.200 ( upper most point of proposed home )
A
North ( Street ) Elevation A 1:200
2700 CH 2700 CH
2,700
G
8,000
400
FFL 102.400 RL FFL 102.400 RL
250
Pad Level 102.00 RL
E
2750 CH
pad cut
FILL Colorbond Trimdeck, trussed Gable roof @ 2deg TOW 106.200
3,000
2,750
ound Line
Natural Gr Feature blade Honed conc. block wall ( external only )
N
FFL 99.400 RL cut
Pad 99.000 RL CH Colorbond 'Stratco' 200 Edge Gutter
round Line JH
Render & Painted AAC panel on timber frame
Natural G
2,700
Selected conc. breeze blocks for privacy wall
2,400
E
FFL 102.4 Powdercoat Alu. shs fence and gate
CH
to NGL
7,700
S
2,750
Rendered & Painted Conc. Block retaining walls
3 FFL 99.4 Rendered & Painted Conc. Block walls to garage
12
Pad RL 99.0
Section AA 1:200 ngl
99 East Elevation B 1:200
126°48'40"
Colorbond Trimdeck, trussed Gable roof @ 2deg
119°30' 19.996 TOW 106.200
Feature blade Honed conc. block wall ( external only )
8,000 setback
101
Colorbond 'Stratco' 200 Edge Gutter CH
40
100
Alu. powdercoat door/window joinery JH
2,700
2,400
Render & Painted AAC panel on timber frame
5 Selected Frameless Glass Balustrade
11
8,000 setb
Pool 12X4 FFL 102.4
CH
FILL Rendered & Painted Conc. Block walls to garage
2,750
Rendered & Painted Conc. Block walls to eng. detail.
7.8
ack
FFL 99.4
Pad Level 99.0
10
FILL
5
PathWAY (Road)
2
103
900 10,090 Setback NGL
to omp
5,180
12
Alfresco Open Pergola
K
2700 CH
SB
99
98
Entry balc.
AA South Elevation C 1:200
1
24-06DH 24-21 24-16 06-30SW 24-24 18-06DH 24-06DH
0
880
24-39SD 24-39SD 24-38SD 24-32SD
highlight window 720
Entry
720
1
robe
Ldy 820
-
pdr Bed 1
1
wir
Bed 3 Mpr
0
10.
102.4 rl slab
216°43'
720
Bath
"
2700 CH
0
2400 102.4 rl slab
35.49
820 820
Dining Living
7,690
bulkhead for
Kitchen
'20
2700 CH 2700 CH
8,710
09-06SW
1
AC tba 720
5
robe 720
820
Butler.
Render & Painted AAC panel on timber frame
820
3, 720 vented
set 000
skylight
°37
920
bac Ensuite
720
70mm wall
k Colorbond Trimdeck, trussed Gable roof @ 2deg
720
820
Bed 2 Bed 4
16
15
14
13
12
11
10
09
08
07
06
05
robe
Ens
Guest dn
5.0
24-32SD 24-32SD 24-32SD
TOW 106.200
241
1
09-27SW
shr
K Linen w.stn. balc.
IB 24-21 24-21
Upper Floor
06-30SW
Feature blade Honed conc. block wall ( external only )
1,200
24-06DH 24-06DH
09-12SW CH
8,570 6,660 900
33,790 JH
2,700
2
2,400
Selected conc. breeze blocks for privacy wall
10
336.5 m2 Powdercoat Alu. shs fence/ balustrade FFL 102.4
0
Proposed
Shed16.6X8.1 Footprint Area Border of Koala CH
103 1
2
Habitat
2,750
10,900
10
1
FFL 99.4
Hatch denotes 2 storey
West Elevation D 1:200
102 portion of home (
garage under, 2 car
accom. )
8.0 m Height
Limit
8.0 m
Height
Hatch denotes Koala Limit
Habitat overlay
Hatch denotes 40 m x
16m Dispersal Area for
onsite Treatment
East Facade Shown under 8m Height Limit South Corner under 8m Height limit
2. Site Plan 1:200
REVISIONS DATE CHKD REVISIONS DATE CHKD DISCLAIMER: PROJECT INFORMATION DRAWING TITLE:
This drawings is a concept only Job No.: 2123
A - Mark up changes to sketch as per client meeting 070921 130921 and is subject to change Section 23
at
Builders discretion to ensure
compliance with local authority
CLIENT:
SITE:
Chris Bentley
11 Senegal Rise, Doonan
Proposed Residnece & NORTH POINT SHEET:
Build Envelope
B - Client Requested further informtion via Townplanner advice 220921
and national construction Lot 120 RP887986
OFFICE: UNIT 5, 33 PREMIER CIRCUIT, WARANA
(07) 5437 6120
guidelines. Not to be used for
construction purposes. A102
DISPLAY: 34 TRANQUILITY WAY, HARMONY ESTATE, PALMVIEW
PLAN NAME: DRAWING SCALE: 1:200 @A1 ( unless
DATE: 22.09.21 Proposed Residence noted otherwise )
Section 24
WY 20:01 ® 1z0z Bny 92 | ¢ :alsesn | coupe :uojes07 | 7'1"g" | :uoIss9/ - (uBISeq) snig pays Joopyno alssny ©
MOAIANIW Ajquessy
sionaou
uooadlno
aIssnv
oe
ZOBLLGELSNVAIN Ng Buey
Buneeui6uy
Ane qBudn |
VIN :2129S
79S G1D ‘veuooq
asty jebaues LL
bz0z Bny 92 - ¢ :uoIsIAgY
fold
be Jo Z sequinn Buimerq
10292 60SS.L ‘ON pa!
MalA NV1d MalA LHOY
MalA 1431 LNOYS OSI
YS
VBA
MaIA LNOYS
MalA MOVE
MalA 1431
Section 25
Appendix B – Response to Planning Codes 30 September 2021 Chris Bentley Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 26
Rural Residential Zone Code (AO1.2, AO2, AO5, AO6, AO8, AO10, AO11) Compliance column key:
✔ Complies
P/S Performance solution
N/A Not applicable
Table 6.8.4.3 – Criteria for assessment
Performance Outcomes Acceptable Outcomes Compliance Comments
Role and function
PO1 Development provides for low density, AO1.2 The dwelling house may include one secondary ✔ Complies AO1.2
semi-rural living as well as compatible dwelling with a maximum gross floor area of The proposed development can comply with Council’s
work from home opportunities, primary acceptable outcome.
65m2 and no more than two bedrooms.
production and small scale visitor
accommodation, on large allotments .
with varying levels of services.
PO2 Development does not result in the AO2 A distance of not less than 100 metres is provided ✔ Complies AO2
diminished productive capacity of rural between a sensitive land use and land within the The site is not located in proximity to land within the
activities on adjacent or nearby rural zone.
Rural zone that:
properties.
(a) is mapped as Agricultural Land
Conservation Area on the Agricultural
Land Overlay maps in Schedule 2; and
(b) has a property area greater than 4
hectares.
Built form
PO5 Building height and scale AO5.1 Buildings and structures are no more than 8 ✔ Complies AO5.1 – AO5.4
Buildings and other structures: metres in building height from ground level, The proposed dwelling housing and will comply with
providing that they may be up to 9 metres where Council’s height requirements and the gross floor area
(a) are low rise;
the pitched roof but no other part of the building of all structures will not exceed 500m2.
(b) do not present an or structure exceeds 8 metres.
appearance of bulk to
adjacent properties, roads AO5.2 Where excavation is required, the maximum
or other areas in the portion of the exposed external façade of the
vicinity of the site; building cannot exceed 8 metres in building
(c) have a low site impact to height.
maximise the opportunity to
retain natural site Editor's note—refer to figure AP3-13A
characteristics, such as native
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 27
Performance Outcomes Acceptable Outcomes Compliance Comments
vegetation and natural AO5.3 Site cover of all buildings and structures on the
landforms; site does not exceed 30%.
(d) respect the scale of
surrounding vegetation; and Alternative provision to the QDC
(e) are no more than two storeys Individual buildings or roofed structures do not
AO5.4
in height. cover more than 500m2 of the site.
The total gross floor area of all buildings on site
AO5.5
does not exceed 500m2.
PO6 Boundary setback AO6.1 Buildings used to house animals, temporary holding ✔ Complies PO6
Buildings and other structures are yards, structures containing areas of animal waste The proposed dwelling achieves well in excess of the
designed and sited to:- or by--product disposal are not within 100 metres nominated minimum 15m setback from Livistona Park
(a) provide a high level of amenity to of: to the south.
users of the subject site and (a) the boundary of another property in the rural
adjoining premises, including residential zone or any other residential zone; The dwelling house requires Council’s dispensation for
provision of visual and acoustic (b) an existing dwelling on an adjoining property; a 8m setback from the eastern property boundary due
privacy, access to breezes and (c) the boundary of adjoining properties in the to the following:
protection from noise, odour or environmental management and conservation • The cul-de-sac head on Senegal Rise terminates
artificial lighting; zone; or some 10m from the property frontage, resulting in
(b) provide adequate distance from (d) a waterway or wetlands as shown on the a perceived setback of at least 18 metres from the
adjoining land uses and avoid Biodiversity, Waterways and Wetlands Overlay road. The Senegal Rise frontage is only 20m in
conflict with existing or future rural maps in schedule 2. width, with the balance of the eastern boundary to
uses and activities on adjoining the site fronting the access handle on Lot 123.
properties; AO6.2 Buildings or structures which are used for the • The encroachment is associated with an alfresco
(c) allow for space and landscaping to storage of chemicals or machinery, stockpiling of area which only encroaches marginally by 2m.
be provided between buildings; composting or organic fertilisers, or which support • The current site is 1.056 hectares in area and is
(d) preserve existing vegetation that artificial lighting or irrigation sprayers, are not only just greater than the 1ha threshold for 6
will help buffer development; within 100 metres of: metre setbacks. Allotments to the south and the
(e) protect the natural character and (a) the boundary of another property in the Rural east all comprise allotments less than 1ha in area,
avoid adverse impacts on residential zone or any other residential zone; enabling the 6m setback to apply.
ecologically important areas such (b) a dwelling on an adjoining property; • Residential construction on the majority of
as national parks, waterways and (c) the boundary of adjoining properties in the properties to the east along Senegal Rise have
wetlands. Environmental management and conservation adopted a 6m setback from the road frontage,
zone; or establishing the amenity characteristic in the area.
(d) waterway or wetlands shown on the • The setback to the access handle to Lot 123 is
Biodiversity, Waterways and Wetlands Overlay visibly screened by existing vegetation and the
maps in schedule 2.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 28
Performance Outcomes Acceptable Outcomes Compliance Comments
AO6.3 Roadside stalls no larger than 9m2 may be located long driveway servicing the allotments to the
adjacent to the front property boundary provided north. The access handle is approximately 20m
safe space for parking of vehicles is also within the wide, and therefore, any vista available from
property boundary. allotments to the east will be occluded by distance
and vegetation, resulting in no discernible impact
AO6.4 Outside the circumstances of AO6.1, AO6.2 and as a result of the 2m reduction in setback.
AO6.3 above, buildings and structures meet the • The reduced setback will assist in retaining
following minimum boundary setbacks: additional vegetation that would otherwise be lost
(a) 15 metres from a property boundary adjoining in the large remnant area at the rear of the
land in the Environmental management and allotment that adjoins Livistona Park.
conservation zone;
(b) 40 metres from mean high water spring of a The location of the proposed shed will encroach on the
waterway or as otherwise prescribed through northern property boundary setback of 10m to achieve
the Queensland Government Erosion Prone a setback of 3m and is justified on the following basis:
Area Maps; • The setback will be consistent with the setback of
(c) 10 metres from the road frontage; approximately 2.5m adopted by the existing
(d) 10 metres from the side and rear boundaries residence on the adjacent Lot 121 to the north.
or 6 metres where the lot area does not exceed • The location will enable screening and create a
1 hectare, with the exception that if the height sound barrier between the new residence and the
of the building or structure exceeds 9 metres existing residence while enabling the retention of
the setback to the side and rear boundaries is vegetation along the property boundary and
equal to twice its height in metres. opportunity for supplementary planting to occur
to facilitate additional screening.
Alternative provision to the QDC • The shed will not be visible from the road frontage
and will comply with setbacks from the road
frontage and other allotments.
Safety and Amenity
PO8 Sports courts AO8.1 A 2 metre landscaped buffer separates any private N/A The application for the proposed dwelling house does
Lighting and noise associated with tennis court, half court or sports court from side not include provision for a tennis courts.
outdoor tennis courts, half courts or property boundaries where adjoining land in a
sports courts do not have an adverse residential zone.
impact upon the amenity enjoyed by
occupants of adjoining or nearby AO8.2 Courts are fenced to a height of—
premises nor cause unreasonable (a) 3.6 metres for a full-sized court; or
disturbance to the local fauna. (b) 2.4 metres for a half court.
AO8.3 Courts are not lit; or
AO8.4 For lit courts:
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 29
Performance Outcomes Acceptable Outcomes Compliance Comments
(a) lighting structures are not more than 8 metres
in height and set back at least 2 metres from
any property boundary;
(b) the court is located at least 60 metres from the
external wall of an existing or approved
residential dwelling on an adjacent or nearby
lot (as measured from the centre line of the
court);
(c) the vertical illumination resulting from direct,
reflected or other incidental lighting
emanating from the site does not exceed 8 lux
when measured at any point 1.5 metres
outside the boundary and at any level from
ground level upward; and
(d) lighting is hooded or baffled to direct lighting
downward or is of a type that gives no upward
component of light when mounted
horizontally.
Scenic amenity
PO10 Development does not detract from AO10 Development on land adjoining the major road N/A Not Applicable
the scenic amenity of the hinterland as network, Lake Macdonald or the Noosa River The proposed development does not adjoin any of the
experienced from the major road system minimises visual impacts on the scenic major view corridors or vantages listed in AO10.
network or the waterways. amenity of the roadway or waterway by—
(a) sensitive siting and design of buildings,
structures, driveways and works;
(b) retaining existing vegetation;
(c) incorporating landscape treatments to
visually screen and soften development; and
(d) incorporating building materials and external
finishes that are compatible with the site’s
visual character and landscape setting..
PO11 The landscape character and visual AO11.1 To protect scenic amenity and other landscape ✔ Complies AO11.1 – AO11.4
amenity quality of hillslopes and qualities: The proposed dwelling house is located on the flattest
ridgelines are retained and (a) buildings or structures are not constructed on land within the eastern extent of the allotment and
development: land with a slope greater than 33%; and seeks Council permission to encroach into the 10m
(a) is visually responsive to the (b) buildings or structures are only constructed nominated setback to maximise use of the flatter land.
natural topography of the site, on steep slopes if: Cut and fill will be limited and construction materials
will reflect site constraints.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 30
Performance Outcomes Acceptable Outcomes Compliance Comments
sitting within the landscape rather i) there are no other suitable building sites
than dominating it; on the property; and
(b) retains natural vegetation that ii) construction utilises suspended floors or
assists in screening or visually pole footings rather than slab on ground
softening development; construction.
(c) steps down slopes or uses
suspended floor construction, AO11.2 On sloping sites or on ridgelines at the uppermost
minimising cut or fill; and edge of a hill slope:
(d) uses materials, finishes and (a) roof lines are generally parallel with contours
colours that complement the of the land;
natural setting and integrate with (b) roofs do not exceed a pitch of 15 degrees;
the landscape and skyline. (c) buildings do not protrude above the height of
prevailing vegetation; and
(d) undercroft areas exceeding 1.5 metres in
height are screened with landscaping or
battens.
Editor's note—refer to Figure 6.9.1A and Figure
6.9.1B and Figure AP3-3B.
AO11.3 On sloping sites:
(a) cut or fill is less than 1.5 metres in depth
relative to natural ground level; and
(b) slab on ground construction is avoided and
split-level buildings with small floorplates are
used as an alternative. Post and beam
construction or suspended or pole
construction techniques may be appropriate.
AO11.4 On sloping sites or on ridgelines at the uppermost
edge of a hill slope, buildings:
(a) are constructed in lightweight materials such
as timber or board, stainless steel, glass and
corrugated iron;
(b) are finished with exterior colours of moderate
to darker shades of olive green, brown, green,
blue, charcoal or wood stains that blend with
the colour and hues of the surrounding
vegetation and landscape;
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 31
Performance Outcomes Acceptable Outcomes Compliance Comments
(c) avoid large expanses of solid colours or
reflective surfaces.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 32
Low Density Housing Code (AO2.1, AO3, AO5 – AO12) Compliance column key:
✔ Complies
P/S Performance solution
N/A Not applicable
Table 9.3.1.3 – Criteria for assessment
Performance Outcomes Acceptable Outcomes Compliance Comments
Effects of Use
PO2 Removal homes AO2.1 Any part of a removal home that is affected by N/A The proposed development is for a dwelling house.
A removal home— termite attack, borers, dry rot or severe
(a) does not have an adverse weathering or is damaged as a consequence of
impact on the amenity of relocation, is repaired or replaced using new or
the premises or sound second-hand materials.
surrounding premises;
and
(b) maintains the safety of
people and property.
PO3 Housing choice AO3 A secondary dwelling: N/A The proposed development is not for a secondary
A secondary dwelling: dwelling however in the event that a secondary
(a) has a maximum gross floor area of 65m²;
dwelling is proposed at a later date, compliance with
(a) forms part of a dwelling
(b) has no more than 2 bedrooms; AO3 can be achieved.
house and is not subdivided
from the balance of the (c) does not occur on any property
dwelling house; covered by a Building Unit Plan; and
(b) contributes to housing does not occur on a property that already contains
choice for members of a dual occupancy or secondary dwelling.
the one household;
(c) protects the low density
residential, rural residential or
rural character of the zone;
(d) does not occur on a
property covered by a
Building Unit Plan or any
property already
containing more than
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 33
Performance Outcomes Acceptable Outcomes Compliance Comments
one dwelling;
is accompanied by sufficient car
parking.
Building design and services
PO5 Service and utilities AO5.1 If located within the urban boundary, the Complies AO5.2
Development is provided with:
✔ The subject site is not within the urban boundary and
dwelling is connected to reticulated water
will include rainwater tanks compliant with AO5.2 and
(a) a level of infrastructure and supply, sewerage, stormwater drainage and
on-site effluent treatment and disposal system will be
services that is appropriate telecommunications infrastructure networks provided to accord with AO5.3.
to its setting and sufficient (where available to the lot).
for the intended use;
(b) an effluent treatment and Editor’s Note—the urban boundary is indicated
disposal system that does on the zone maps contained within Schedule 2.
not have an adverse effect
on ecologically important Where there is no reticulated water supply, the
AO5.2
areas or water quality; and premises is serviced with a rainwater tank with
the following minimum water supply capacity:
(c) adequate onsite water
(a) for dwellings with no more than 3
storage to support the bedrooms – 45,000 litres; or
efficient use of water and
(b) for dwellings of more than 3 bedrooms
is adequate for everyday
or where including a secondary
use of the occupants
dwelling on the same premises –
60,000 litres.
AO5.3 If located on a lot where reticulated sewerage is not
available to the lot, the dwelling is connected to an
on-site effluent treatment and disposal system.
PO6 Landscaping AO6 Soft landscaping is provided and retained to a Complies AO6
Buildings and structures allow for minimum of 20% of the site area.
✔ The proposed dwelling house will maximise retention of
sufficient space for outdoor activities, vegetation on the balance of the property. Landscaping
garden areas and screening to will be completed for areas to be cleared around the
surrounding land uses. residence.
PO7 Car parking AO7 Car parking is provided in accordance with Table Complies AO7
Sufficient car parking is provided to 9.4.1.4 of the Driveways and parking code.
✔ Sufficient area for car parking will be available on site.
accommodate the number of vehicles
likely to use the site.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 34
Performance Outcomes Acceptable Outcomes Compliance Comments
Driveway and crossover
PO8 Access design AO8.1 Driveways and crossovers are designed to comply Complies AO8.1 – 3
✔ A crossover point and driveway will comply with IPWEA
The design, management and with Council's standard drawings RS-049, RS-050,
maintenance of the access Standard Drawing RS-049 and RS-050.
RS-056 and addendum as applicable.
facilitates:
(a) safe and convenient use AO8.2 Where a footpath exists, the driveway meets the
for vehicles, pedestrians road reserve at the level of the existing footpath.
and cyclists;
(b) vehicles negotiating
without contacting the AO8.3 Driveways within the property:
driveway or crossover
(a) have a maximum gradient of 20%
surface; and
and vertical curves to ensure no
(c) stormwater disposal scraping for a standard vehicle; or
without any negative
impacts on the (b) have a maximum gradient of 25%
surrounding area. provided–
(i) the length of the driveway
steeper than 20% does not
exceed 6 metres; and
there is a change in gradient not less than 2 metres
in length and not greater than 12:5% at the ends of
the 25% section of the driveway.
PO9 The driveway and crossover design AO9 The driveway and crossover is designed without Complies AO9
avoids using structures within the road
✔ A driveway and crossover will not require significant
significant alteration to the existing road reserve
reserve. alteration to the road.
whereby the finished surface level of the
driveway is consistent in height with the existing
height of the road reserve.
Editor’s Note—Should the design not comply with
the standard drawings, including any cut or fill
within the road reserve, an operational works
application to Council for a non-standard driveway
is required.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 35
Performance Outcomes Acceptable Outcomes Compliance Comments
PO10 Materials AO10 No pavers or permeable pavement systems are Complies AO10
Driveways and crossovers are to be able
✔ Development will not result in pavers or permeable
used within the road reserve.
to withstand loadings from vehicles and systems in the road reserve.
the use of pavers is avoided.
Editor’s Note—Examples of the types of pavers to
avoid include clay, concrete and permeable
pavement products.
PO11 Surface water AO11 Driveways have a minimum grade of 1% away Complies AO11
Driveways are designed to:
✔ The driveway and crossover will fall toward Senegal
from any adjoining buildings and are formed to
Rise.
(a) prevent water from ponding or drain to landscaped areas.
entering buildings;
(b) provide an opportunity for
filtering of stormwater
prior to it leaving the site;
and
(c) not reduce the stormwater
carrying capacity of
roadways.
PO12 Protection of infrastructure AO12 Driveways are located not less than 1.0 metre from N/A There is no stormwater infrastructure at the terminus
Driveways do not damage or interfere stormwater infrastructure. of Senegal Rise.
with the location, function of, or access
to Council infrastructure.
Editor’s Note—If the driveway covers or is
within 1.0 metre of stormwater infrastructure,
an operational works application to Council for
a non-standard driveway is required.
PO13 Streetscape and effect on traffic AO13.1 Areas adjoining driveways disturbed as a Complies AO13.1
network
✔
result of the driveway construction are
The visual impact of driveways on the
grassed or planted to minimise visual impact
streetscape and surrounding area is
minimised and significant adverse and stabilise the soil.
impacts on the traffic network are
avoided. AO13.2 Vehicular access avoids disturbance to the tree
protection zone of trees on public land.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 36
Performance Outcomes Acceptable Outcomes Compliance Comments
PO14 Driveways and crossovers are located so AO14.1 Only one driveway and crossover is provided. Complies AO14.1 and AO14.4
they do not impede the safe and
✔
efficient use of the road network. AO14.2 Where the premises has frontage to more than
one formed and sealed road and the roads have
differing orders in the Road Hierarchy, the
driveway and cross-over is provided on the
frontage with the lower order.
AO14.3 For corner lots, driveways and crossovers are
located in accordance with Council's standard
drawings.
AO14.4 If in the Rural zone or Rural Residential zone, the
driveway and cross-over is located to provide
minimum safe sight distances in accordance with
Austroads.
Editor's Note - An operational works application
is required for a second driveway.
PO15 Bushfire hazard management AO15 Within a bushfire hazard area where there is no Complies AO15
Where located in a Bushfire Hazard
✔ An additional water storage or pool will be provided
reticulated water supply, the premises has:
Area as shown on the Bushfire Hazard with any residence in compliance with Council’s code.
Overlay Map in Schedule 2 and not in a (a) an accessible dam, swimming pool or
water service area, an adequate, water tank available for firefighting
reliable, safely located and freely purposes with an onsite water volume of
accessible water supply is provided for not less than 5,000 litres; and
fire fighting purposes, which is in (b) a water supply outlet pipe 50
addition to day to day water supply. millimetres in diameter and fitted with
a standard fire brigade fitting
connected to the water supply (other
than where the water supply is in a
swimming pool or dam).
Editor’s Note — Water supply capacity for
firefighting purposes is in addition to water
supply capacity for household use.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 37
Performance Outcomes Acceptable Outcomes Compliance Comments
PO16 Flood hazards AO16.1 Where the development is located in the Flood N/A The area of the proposed development is not affected
Development is designed and sited to Hazard Area as shown on Flood Hazard Overlay by Council’s Flood hazard overlay.
ensure risk to people and property from Map in Schedule 2,
flooding is avoided or minimised. the finished floor level of habitable rooms is at
least 300 millimetres above the Defined flood
event (DFE).
OR
Where the DFE has not been modelled for the
AO16.2
area, the finished floor level of habitable rooms
is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory provisions
MP3.5 also apply to the construction of
buildings in flood hazard areas.
PO17 Underground car parking areas are No acceptable outcome provided N/A No underground car parking is proposed.
designed to drain and function safely
during a flood event and power failure.
Editor's note—Basements should have
flood immunity above the 1%AEP
defined flood event with alternative
means to mechanical pumping used to
achieve such immunity.
PO18 Major electricity infrastructure & AO18 Development including any sensitive land uses is at Complies AO18.1-2
substations
✔ The subject site is not within 30m from a transmission
least:
Development is sufficiently separated line easement.
from major electricity infrastructure (a) 50 metres from a transmission
and substations to minimise the substation;
likelihood of nuisance or complaint. (b) 10 metres from any other substation; and
(c) 30 metres from a transmission line
easement.
AO18.2 Habitable buildings are not located within an
easement for a distribution line.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 38
Performance Outcomes Acceptable Outcomes Compliance Comments
PO19 Development is located and designed to AO19 Noise emissions do not exceed 5db(A) above Complies AO19
avoid or minimise noise nuisance from
✔ The proposed development is for a dwelling house, and
background noise level internal to a habitable
the use of infrastructure. will not exceed the standard noise emissions for a
building measured in accordance with AS1055.
domestic dwelling.
PO20 Wherever practicable habitable AO20 Where adjoining substations or major electricity N/A
buildings are orientated to avoid direct infrastructure, habitable buildings are
overlooking of major electricity
orientated so that the majority of outdoor living
infrastructure or substations.
areas and windows of habitable rooms face
away from the infrastructure.
PO21 Earthworks and drainage AO21 Filling other than accessways: Complies AO21
✔ No significant cut and fill is proposed on the site that
Earthworks and drainage
(a) does not extend more than the equivalent will exceed the parameters provided in AO21.
operational works do not directly, of 3 metres around the main building,
indirectly or cumulatively cause measured from the outer walls of the
adverse impacts external to the building;
development site by:
(b) is limited to a maximum of 500m2;
(a) causing ponding of water on
the site or nearby land; and does not impact on the local drainage
of adjoining properties.
(b) increasing flooding, which
adversely affects the
safety or use of any land
upstream and
downstream;
(c) adversely affecting the flow
of water in any overland flow
path; and
(d) adversely affecting the privacy
or visual amenity of
surrounding property.
Editor's Note—Development should
ensure that filling does not impact on
the amenity and usability of
neighbouring properties (including loss
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 39
Performance Outcomes Acceptable Outcomes Compliance Comments
of privacy caused by relative level
changes) or offsite drainage.
PO22 Landslide hazard area AO22.1 Development, including associated access, is Complies AO22
Development maintains the safety of
✔ The majority of the location of the dwelling house is
not located on land identified as a landslide
people, property and hazardous hazard area on a Landslide Hazard Overlay Map. outside of the area affected by the Landslide hazard
materials stored in bulk from the risk of overlay. The western extent of the dwelling house may
landslide. extend into the land affected by the Landslide hazard
AO22.2 Development, including associated access, is
overlay and has been subject to an assessment by a
located outside moderate, high and very high
geotechnical engineer. A low risk of landslip through
landslide hazard areas and areas with 15% slope
shallow slumping or creep of surface was ascribed to
or greater, as determined by a site-specific
the site. A copy of this assessment has been included
slope- analysis.
as Appendix C of this report.
OR
A site-specific geotechnical assessment is
AO22.3
prepared by a registered professional
engineer to certify that:
(a) the stability of the site, including
associated buildings and infrastructure,
will be maintained and operational for the
life of the development;
(b) the site is not subject to the risk of
landslide activity originating from other
land, including land above the site; and
(c) development of the site will not
increase the risk of landslide
activity on other land.
Editor's Note— PSP8 Natural Hazards provides
further guidance on assessing landslide hazard.
Any specific measures identified in a site
specific geotechnical assessment for stabilising
the site or development are to be fully
implemented.
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 40
Performance Outcomes Acceptable Outcomes Compliance Comments
AO22.4
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 41
Appendix C – ARCOS Report on Geotechnical Investigation 30 September 2021 Chris Bentley Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
Section 42
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
Chris Bentley 06 Aug 2021
By Email Letter 01 Revision 0
Arcos Project: 210625
Dear Team,
Report on Geotechnical Investigation
Proposed Slope Stability and Retaining Wall
11 Senegal Rise, Doonan
At the request of Chris Bentley, Arcos Unit Group Pty Ltd (AG) undertook a geotechnical
investigation for the above project. The summary of the investigation and subsequent analysis
is detailed in Table 1. The value presented in Table 1 is condition upon the recommendations
within this report being implemented and is described in accordance with the Australian
Geomechanics Society “Guidelines for Landslide Risk Management”.
Table 1: Summary of Investigation Results
Result of AGS Slope Instability Assessment
Low
Notes: The above is a summary of the detailed investigation results discussed within this report. The entire report
Error! No document variable supplied.
must be read, understood, and kept in entirety.
Geotechnical Engineer Principal Geotechnical Engineer
Cody Surawski B.Eng(Civ)(Hons)/B.Env.Sc Billy Blake B.Eng(Civ)(Hons), CPEng, RPEQ, NER, MIEAust
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 43
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
1.0 Introduction
Arcos Unit Group Pty Ltd (AG) was commissioned to undertake a geotechnical investigation
for the Proposed Slope Stability and Retaining Wall located at 11 Senegal Rise, Doonan.
This report outlines the results of the investigation, laboratory testing, analysis and interpretive
reporting on the following items:
• Review of the existing slope stability hazards, their attributed risks and impacts of the
proposed development in alignment with the practices set out within the Australian
Geomechanics Society guidelines; and,
• Provide recommendations from a geotechnical context that will avoid or reduce any
potential instability.
This report must be kept in entirety. The use of this report is undertaken in accordance with
our Company’s terms and conditions.
2.0 Regional Geology
The site is an area underlain by the Late Triassic to Early Jurassicaged Myrtke Creek Sandstone,
which typically comprises “Quartzose sandstone, orthoquartzite, sublabile to labile sandstone,
siltstone, shale”. The encountered conditions agree with anticipated geological units.
3.0 Existing Stability Risk
Local authorities prepare mapping tools to aid in assessing potential slope stability
requirements. The mapping tools are a “high level” approach where the site specific
investigations are specific to a particular site/allotment. It is important to note that where a
site specific investigation and slope stability assessment are undertaken, they take precedence.
Reference to the available overlays for the area show the allotment has been initially mapped
as “High” in terms of landslide hazard.
4.0 Previous Geotechnical Investigation
A geotechnical investigation for the proposed development has been undertaken by Global
Testing. This report is attached and the encountered conditions in this investigation have
informed the analysis undertaken by this office. Given this, where discrepancies exist between
the encountered conditions in the referenced report and the encountered conditions, our
analysis cannot be considered to be accurate and reassessment will be required.
The referenced report encountered residual sandy clays underlain by weathered rock inferred
to be from the predicted geological unit at the site. No groundwater seepage was observed
in the investigation undertaken.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 44
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
5.0 Walkover Assessment
Geotechnical comments are based on the factual findings of the investigation, best practice,
local experience, published correlations; however, are fundamentally founded in opinion and
this should be considered.
An experienced geotechnical engineer undertook the walkover assessment on 06 Aug 2021.
As part of the walkover assessment, 'spot' measures were taken of the slope angles and
observations pertaining the any obvious previous slope instability on the allotment and
immediately adjoining areas that were readily accessible at the time of the inspection was
undertaken. The surface levels on the site fall away to the south and west. The proposed
building location is near the ridge of the hill, and has a maximum slope angle of 9°. The
remainder of the block slopes down to the west at angles af approximately 22°. Some signs of
surface movement was noted in the trees near the proposed building platform. No major signs
of tension cracks or hummocks were noted during the walkover assessment. The photographs
attached to this report show the conditions of the site at the time of the inspection and
assessment undertaken.
6.0 AGS Assessment
Landslides are caused where a soil or rock mass has a decrease in strength, usually attributed
to groundwater, resulting in the material not being able to maintain its own self-weight
resulting in a slope failure.
The Australian Geomechanics Society (AGS) developed a set of tools and procedures for
assessing the stability of a slope. The tools and procedures presented with the AGS
documentation form the basis of the assessment undertaken herein and their documentation
is attached for reference.
The guidelines also identify that the regulator typically sets the standard for levels of tolerable
risk. AGS defines tolerable risk as “risks within a range that society can live with so as to secure
certain benefits. It is a range of risk regarded as non-negligible and needing to be kept under
review and reduced further if practicable”.
The guides suggest that areas of moderate or greater risk should not be developed unless a
rigorous remediation plan be implemented to reduce the area to a level of Acceptable Risk.
AGS defines acceptable risk as “risk which everyone affected is prepared to accept. Action to further
reduce such risk is usually not required unless reasonably practicable measures are available at low
cost in terms of money, time and effort.”.
AGS suggest that regulators generally accept risk levels of “low” or lower as a level of
acceptable risk.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 45
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
AGS prepared a semi-quantitative assessment tool for determining the level of risk for a site.
The tool separates the potential hazards for a site, from a stability context, and rates them with
a level of risk frequency. The multiplication of these individual risk frequency summates as the
risk frequency rating which is then measured against the levels of risk nominated by AGS.
The results of this analysis are shown in Table 1.
Table 1: Results of AGS Qualitative Risk Assessment
Hazard Likelihood Consequence Risk Level
Global Failure Barely Credible Catastrophic Low
Shallow slumping/creep of surface Unlikely Minor Low
soils
Based on the results of the AGS assessment, the perceived risk based on the conditions
encountered and information available at the time of the assessment is “Low”.
7.0 Hillside Construction
The following works should be implemented in additional to other items highlighted within
this document. These points are considered to be typical good hillside construction practice
as explained in attached documentation:
• Foundations for lightly loaded or non-liveable structures should be founded on and keyed
into stiff (or stronger) natural clays; Heavy structures should be supported on either piles
founded into bedrock or high level footings founding into the same bedrock.
• Where slopes are not supported by an engineer designed support system, natural slopes
within or near building envelope or movement sensitive areas should be no steeper than
2H:1V.
• Building platform fill should be limited to a maximum height of 1 m. The filling should be
step keyed into the natural slope and battered no steeper than 3H:1V unless an engineer
designed retention system is in place.
• Unsupported cuts steeper than 2.5H:1V will require engineer designed retention systems.
• All stormwater and surface water is to be discharged by an approved stormwater drainage
system. The use of subsurface drainage systems are not suitable unless greater than 50
m downslope from the envelope at this site.
• Ongoing maintenance of the effluent wastewater area is also considered mandatory. The
location of the application area should be located below the proposed building. Plumbing
and services must also not be allowed to leak and regular maintenance and inspections
should be undertaken.
• Erosion protection of cut and fill batters will be required. Batters should incorporate crest
and toe drainage. Batters should be vegetated appropriately to minimise erosion.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 46
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
8.0 Geotechnical Recommendations
The following sections details specific geotechnical constraints or recommendations in
addition to general hillside construction notes.
8.1 Site Preparation and Earthworks
The following comments are provided in relation to site preparation for earthworks.
• Fill at this site must be limited to not more than 1.0 m unless supported by an engineer
designed and certified retaining structure
• Areas where fill is proposed should be stripped of uncontrolled fill, soft, overly wet,
foreign, or otherwise deemed unsuitable material (material that is potentially
compressible) down to a relatively stiff dry base ensuring no organics material is present.
• Stripped areas must be inspected by the geotechnical testing authority (GTA) to ensure
no soft spots or loose zones are present. This should be done with the use of a loaded
body truck or 12 tonne roller as a minimum. Areas showing signs of movement under the
action of the testing equipment should be either over excavated and replaced with select
fill or conditioned onsite through tyning, blending or other suitable methods.
• Areas sloping in excess of approximately 1 vertical unit to 10 horizontal units (1V:10H),
the surface will need to be benched at a minimum vertical bench height of 0.3 m to enable
keying in of the new fill and existing soil. The benches will also need to be shaped
adequately to promote drainage.
• Edge batters should be formed by over filling an area and ‘trimming’ back to the desired
profile.
• Although no standard exists for the moisture content of soils, it is recommended that the
site soils be placed at or near optimum moisture content (OMC) for general earthworks
operations. This increases efficiency during earthworks operations. A range of +/- 2% of
OMC is recommend for general earthworks.
• Where site soils are proposed for use as fill in other areas, won material will need to have
a maximum particle size of 75 mm or be observed to break down under the energy of
compactive equipment.
• Fill materials should be placed in relatively horizontal layers with a maximum placement
thickness of 200 mm. The materials should be compacted to a minimum dry density ratio
of 98% relative to Standard compactive effort.
• Highly plastic natural clays are very sensitive to the presence or lack of moisture and
therefore care should be used to place the material within the range nominated and to a
maximum dry density of 102% relative to Standard compactive effort. Where this does
not happen, the material could readily swell, soften, or be subject to significant
trafficability issues.
• Earthworks quality testing will be required on this site. The GTA will need to provide
supervision in accordance with AS3798 and undertake field density tests to monitor the
actual dry density and moisture content of placed materials.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 47
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
• Completed platforms should be sealed with a minimum 250 mm layer of relatively
granular material (CBR15% or greater) to minimise the effects of relatively clayey
subgrades drying out leading to excessive cracking.
• Earthworks activities should be undertaken in relatively homogenous sequences where
achievable (ie. do not place “pockets” of gravel material next to impermeable clays as this
will lead to zones where water could become trapped).
• Fill material will be subject to potential settlement post placement. Well compacted fill
placed in accordance with AS3798 and otherwise, good earthworks procedure should
typically be subject to settlement in the order of 0.5% to 1.0% of the fill thickness over a
log cycle of time.
Arcos can assist in preparing earthworks documentation or guidelines for contractors to
adhere to in order to achieve an efficient and “fit for purpose” end product.
8.2 Retaining Structures
Retaining walls must be designed by a suitably qualified and experienced engineer and
preferably in accordance with AS 4678. The geotechnical parameters for use in design of either
flexible or rigid wall systems are presented in Table 2.
Passive forces should be ignored in areas where disturbance may occur (ie. future trenching
or earthworks processes).
Compaction for retaining wall backfill should be undertaken with due care. Layers should be
placed thinner than for normal earthworks processes (say a maximum layer thickness of
100 mm) and compacted using light weight equipment such as hand controlled compactive
equipment to minimise the stresses on the wall. If hand controlled equipment is not practical,
temporary wall propping will be required.
Walls will need to incorporate full height drainage in accordance with good design practice to
minimise hydrostatic pressure. The below parameters do not include surcharge loadings.
Table 2: Retaining Wall Parameters (Unfactored)
Unit Weight Friction Angle Drained Cohesion
Material
(kN/m3) (Ø) (c’)
Stiff Clays 19 26 3
VLS Rock 20 30 5-10
Notes: VLS - Very Low Strength
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 48
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
8.3 Footings
In accordance with industry standards, a geotechnical engineer from Arcos should undertake
the testing within the footings to confirm that the encountered material is in alignment with
the adopted parameters and assumptions provided within this report. Where this does not
occur, Arcos cannot be held liable for any of the information presented within this report.
All footings will need to be designed to accommodate potential ground surface movement,
settlement values and any additional settlement values associated with the placement of new
fill.
Settlement for suitably sized and designed high level footings should be in the order of 1-2%
of the width of the footing.
If footings are located adjacent to an underground service or other obstruction that is not
homogenous with the founding strata, the footing should be extended a minimum 0.3 m
below an imaginary line projected at a 45 degree angle from the lowest point of the
service/obstruction. This is depicted graphically for reference:
Where footings found into very stiff clay, they may be dimensioned for a maximum allowable
bearing pressure of 150 kPa. Based on the borelogs, the above material is encountered at
approximately 0.2 m depth below existing surface levels at the time of the investigation.
The ultimate geotechnical end bearing and shaft adhesion parameter are presented in Table
3. The values given will need to reduced by applying a suitable geotechnical strength reduction
factor (Φg) for limit state or divided by a suitable factor of safety for working stress methods.
The Φg should be selected by the designer.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 49
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
Table 3: Deep Level Footings – Ultimate Geotechnical Parameters (Long Pile)
Bored
Material
Fb (kPa) Fs (kPa)
Very Stiff Clays 900 45
VLS Rock 1800 60
Notes: * - Fb = Ultimate End Bearing Pressure (unfactored) for long piles, Fs = Ultimate Shaft Adhesion (unfactored).
The upper 1 m of soil profile should be ignored in shaft calculations to allow for shrinkage
cracks. The values presented in Table 3 assume that the material equal to four pile diameters
below the base of any footings is as strong or stronger.
Settlement values are subjected to a variety of factors; however, a properly designed and
constructed pile should have a serviceability settlement between 1% and 2% of its’ diameter.
9.0 Limitations
Arcos Unit Group Pty Ltd (AG) has prepared this document for 11 Senegal Rise, Doonan for Chris
Bentley. The document is specific to this particular project and for the purposes as described
within the document. The document cannot be used for any other project on the same site or
other sites or relied upon by a third party. Any party relying upon this document beyond its
exclusive use and purpose as stated above, and without the express written consent of AG,
does so entirely at its own risk and without recourse to AG for any loss or damage. AG has
necessarily relied upon information provided by the client and/or their agents.
It is important to understand that ground conditions can be spatially variable over short
distances as a result of geological processes or human interference. These changes can occur
after the time of which field work was undertaken. Given this, the assumed subsurface
conditions within this document are only indicative of the conditions at the testing locations
to the depths investigated at the time of the fieldwork.
The advice given in this document is based upon the assumed subsurface conditions. The
relevance and accuracy of advice given is directly affected by variations in ground conditions
across the site between testing locations that has not been captured and time elapsed since
investigation works.
This document must be kept in entirety, read in full and understood. Interpretations or
conclusions made by others unless supported by an expressed written statement,
interpretation, outcome or stated within this document cannot be the responsibility of AG.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 50
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
This document or parts of it should not be used as part of a specification or design for a project
without prior review and agreement by AG.
__________________________________________________________________________________
We trust this information is satisfactory for your current needs. Should you have any questions,
please feel free to contact the signed authors.
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 51
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 52
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 53
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 54
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 55
51 640 311 842
CONTACT
[email protected]
arcosgroup.com.au
OFFICES
Sunshine Coast | Brisbane | Gold Coast
06 Aug 2021 Proposed Slope Stability and Retaining Wall
Section 56
51 640 311 842
MAIL
PO BOX 851
Moffat Beach, QLD, 4551
OFFICES
Sunshine Coast | Brisbane | Gold Coast
GEOTECH REPORT
These notes have been provided to clarify and Arcos Unit Group Pty Ltd undertakes quality assurance
enhance the reader’s understanding of the terminology checks in accordance with its’ quality system
used throughout the report, and also to identify where requirements; however, restrictions on the project
limitations exist. All investigations are undertaken outside of Arcos Unit Group Pty Ltd’s control can result
based on budgetary constraints which impart a level of in unanticipated variations, changes in policy or
uncertainty as a result of limiting the amount of interpretation of said policies by the relevant authority,
investigation undertaken. or the actions of contractors subject to commercial
pressure.
Copyright
Site Variations
This report remains the property of Arcos Unit Group
Pty Ltd at all times unless ownership is transferred in If site variations become evident at the time of
writing. It cannot be included in any documentation construction or after the release of a report, Arcos Unit
without the express written permission of Arcos Unit Group Pty Ltd requests immediately notification. This
Group Pty Ltd notification is proposed in order to assist in remediation
prior to any permanent structures or design procedures
Subsurface Report Sheets (Bores etc) are undertaken.
The provided subsurface sheets are inherently an Collaboration
interpretation undertaken by a suitably qualified and
experienced person; however, the reliability of the Arcos Unit Group Pty Ltd strongly recommends open
provided information will rely on the method of and collaborative communication about the use and
investigation. It is prudent to state that these sheets inherent interpretation of Arcos Unit Group Pty Ltd’s
only represent a very small percentage of the report. Please contact the author of the report to
subsurface conditions across a particular project. arrange for an obligation free discussion regarding the
potential benefits of having geotechnical consultants.
It reasons that given the relatively small representation
of the subsurface conditions for a project, spacial
variability between testing locations must be taken into
consideration including the orientation of strata
intersections.
The presence or lack of groundwater is usually stated
on the subsurface sheets; however, it must be noted
that the measurements undertaken onsite are typically
very inaccurate and if the presence or lack of
groundwater will have any degree of affect on the
project, additional groundwater monitoring techniques
should be employed such as groundwater monitoring
wells.
Reporting
The report has been prepared and reviewed by suitably
qualified and experienced persons. The persons draw
on previous experience, local knowledge, published
literature, and otherwise standard engineering
approaches and principals. The context of which the
report has been prepared for must be considered and
if the context changes, due consideration should be
given to the possibility that the report is no longer
considered relevant and review by Arcos Unit Group
Pty Ltd must be undertaken.
Section 57
51 640 311 842
MAIL
PO BOX 851
Moffat Beach, QLD, 4551
OFFICES
Sunshine Coast | Brisbane | Gold Coast
Interpretation of the
Subsurface Sheets
It is important to note that the point load strength index
The terminology included on Arcos Unit Group Pty Ltd’s
does not take into consideration the degree of fracturing of
has been evolved from AS1726:2016. Typically a soil’s
a rock mass which can both lower and increase the overall
strength, colour, plasticity, grain size, other inclusions, and
rock strength. The strength of rock is broken down as
moisture will be described. A rock’s strength, weathering,
follows:
colour, grain, and other inclusions are typically described.
Very Low Strength (VLS) < 2 MPa (UCS)
Soil Low Strength (LS) 2 to 6 MPa (UCS)
Medium Strength (MS) 6 to 20 MPa (UCS)
Soil is typically described by the components that make it High Strength (HS) 20 to 60 MPa (UCS)
up by percentage or whichever has a governing behaviour. Very High Strength (VHS) 60 to 200 MPa (UCS)
The types and sizes reproduced from AS1726 are: Extremely High Strength (EHS) > 200 MPa (UCS)
Boulder >200 mm
Cobble 63 to 200 mm
Gravel 2.36 to 63 mm Very Low Strength (VLS) < 0.1 Is(50)
Sand 0.075 to 2.36 mm Low Strength (LS) 0.1 to 0.3 Is(50)
Silty 0.002 to 0.075 mm Medium Strength (MS) 0.30 to 1.0 Is(50)
Clay < 0.002 mm High Strength (HS) 1.0 to 3.0 Is(50)
Very High Strength (VHS) 3.0 to 10.0 Is(50)
The strength of soil is usually assessed by suitably Extremely High Strength (EHS) > 10.0 Is(50)
experienced persons through the use of laboratory test
results, published literature, field assessments or a The Is(50) values are based on a correlation between the
combination of the above. The strength of soil is unconfined compressive strength (UCS) of 20. This value
characterised into either cohesive (clays and silts) or varies significantly and site specific testing must take
cohesionless (sands and gravels) as shown below: precedence.
Cohessive Soil Strength Term Rock weathering is broken down as follows:
Very Soft < 12.5 kPa
Soft 12.5 to 25 kPa Extremely weathered Behaves as soil but rock
Firm 25 to 50 kPa (EW) structure evident
Stiff 50 to 100 kPa Highly weathered Colour and strength of original
Very Stiff 100 to 200 kPa (HW) fresh rock is not recognisable.
Hard > 200 kPa Decomposition of rock evident
Moderately Defects are heavily stained with
Cohesionless Soils Strength Term (uncorrected Qc) weathered (MW) rock mass showing signs of
Very Loose <2 MPa discolouration
Loose 2 to 5 MPa Slightly weathered Some staining but minimal to no
Medium Dense 5 to 15 MPa (SW) change in strength
Dense 15 to 25 MPa Fresh stained Minor staining evident
Very Dense > 25 MPa (FS)
Fresh rock No change
Rock (FR)
Rock is typically described by the components that make Rock fracturing is broken down as follows and can only be
it up by percentage or whichever has a governing accurately described where undamaged continuous
behaviour. The strength of rock is typically the most sampling has been undertaken:
important component. Typically, the strength of rock is
based on laboratory testing, tactile assessment and other Fragmented (Fg) Defect spacings < 20 mm
observations as relevant. The industry standard method Highly Fractured (HF) Defect spacings 20 to 50 mm
for assessing the strength of rock in the field is to use the Fractured (Fr) Defect spacings 50 to 200 mm
point load strength index (AS4133.4.1). Slightly Fractured (SF) Defect spacings 200 to 1000 mm
Unbroken (Ub) Defect spacings > 1000 mm
Section 58
PRACTICE NOTE GUIDELINES FOR LANDSLIDE RISK MANAGEMENT 2007
EXAMPLES OF GOOD HILLSIDE ee
Surface water interception drainage
Waterton, edequately sited and founded
rood water storage tartks (with due regard for
Impact of potertial ipakage)
Fleaib le structure
Roed water piped aff ate or stored
Onsite detention tanks, walertight ard
od fourdied. Poterlial teakage
\— Cutting and filing minimised in development
Sewage aftuant pumped cut or connected to seinne:
Tanks adequately teunded and watertight. Potential
legiage managed by suh-scil draing
‘
“_. Engingered retaining walls with both surface and
subsurface drainage (constructed before dwelling) 2
© AGE (2006)
EXAMPLES OF POOR HILLSIDE PRACTICE
Unstabfised rock topples
Bnd terete doensiope
Vegatation removed ——
Discharges ot rootwater soak ‘Staee unsupported \ }
meny rather than conducted off out fails 1
ule & to secure storage for re-use \
s '
‘Sruciure unatie jo tolerate —, ~
tattorrent and cracks inary = » \
a“ a ~ — \
Poorly compacted fil cotties a 6 . »,
uneverty and cracks pool 2a 5 \ LD,
- \ x
inadequate walling unatie LY >
bo support i y \
ry
Loose. saturated A cides
and posaily flows doweslape
Incetoquataby supported cut tale rc BS seat) Roohwaner introduced into slope
Sarabed
‘Dwelling met founded in bedrock
\___-Aptence of subeod drminage within 4
—— Pondect water enters shape and activates landside nia bins
'—Rossitte tavel downslope which Impacts other davalagment down Se stan ASS (2009) Appencis J
114 Australian Geomechanics Vol 42 No 1 March 2007
Section 59
PRACTICE NOTE GUIDELINES FOR LANDSLIDE RISK MANAGEMENT 2007 APPENDIX C: LANDSLIDE RISK ASSESSMENT QUALITATIVE TERMINOLOGY FOR USE IN ASSESSING RISK TO PROPERTY QUALITATIVE MEASURES OF LIKELIHOOD Approximate Annual Probability Implied Indicative Landslide Deceripei Deccripe Level Indicative Notional Recurrence Interval escripaon ‘seriptor ve Value Boundary 107 5x10? 10 years 5 The event is expected to occur over the design life. ALMOST CERTAIN A 10? . 100 years 20 years ae a will probably occur under adverse conditions over the LIKELY B y 200 7 , —— 10° 3x10 4 1000 years > 000. soars The event could occur under adverse conditions over the design life. | POSSIBLE Cc 107 5x10 10,000 years ~ pa a might occur under very adverse circumstances over the UNLIKELY D 5 2 - 10° 5x10 20,000 years The event is conceivable but only under exceptional circumstances sx10* 100,000 years over the design life RARE > . 10° * 1,000,000 years | 700-000 vears [The event is inconceivable or fanciful over the design life. BARELY CREDIBLE F Note: (1) The table should be used from left to right; use Approximate Annual Probability or Description to assign Descriptor, not vice versa. QUALITATIVE MEASURES OF CONSEQUENCES TO PROPERTY Approximate Cost of Damage Indicative Notional Description Descriptor Level Value Boundary . Structure(s) completely destroyed and/or large scale damage requiring major engineering works for 200% ae ie ~ © © © 200% 100% stabilisation. Could cause at least one adjacent property major consequence damage. CATASTROPHIC 1 60% ° Extensive damage to most of structure, and/or extending beyond site boundaries requiring significant MAJOR > ° 40% stabilisation works. Could cause at least one adjacent property medium consequence damage. ~ 20% “° Moderate damage to some of structure. and/or significant part of site requiring large stabilisation works. MEDIUM 3 “~ 10% Could cause at least one adjacent property minor consequence damage. 5% 1% Limited damage to part of structure. and/or part of site requiring some reinstatement stabilisation works. MINOR 4 . Little damage. (Note for high probability event (Almost Certain), this category may be subdivided at a 0, 2 N FI! A N 0.5% notional boundary of 0.1%. See Risk Matrix.) INSIG Cc Notes: (2) The Approximate Cost of Damage is expressed as a percentage of market value, being the cost of the improved value of the unaffected property which includes the land plus the unaffected structures. @G) The Approximate Cost is to be an estimate of the direct cost of the damage, such as the cost of reinstatement of the damaged portion of the property (land plus structures), stabilisation works required to render the site to tolerable risk level for the landslide which has occurred and professional design fees, and consequential costs such as legal fees, temporary accommodation. It does not include additional stabilisation works to address other landslides which may affect the property. (4) The table should be used from left to night; use Approximate Cost of Damage or Description to assign Descriptor, not vice versa Australian Geomechanics Vol 42 No 1 March 2007 Form No. 68039 RL2 August 2010
Section 60
PRACTICE NOTE GUIDELINES FOR LANDSLIDE RISK MANAGEMENT 2007 APPENDIX C: —- QUALITATIVE TERMINOLOGY FOR USE IN ASSESSING RISK TO PROPERTY (CONTINUED) QUALITATIVE RISK ANALYSIS MATRIX - LEVEL OF RISK TO PROPERTY LIKELIHOOD CON: SEQUENCE ES TO PROPERTY (With Indicative Approximate Cost of Demsge)_ Indicative Value of 1: CATASTROPHIC : MAJOR 3: MEDIUM 4: MINOR Approximate Annual 200% 60% 20% 5% IN! SIGNIFIC ANT Probability 0.5% A - ALMOST CERTAIN 107 H MorL (5) B - LIKELY 107 M L C - POSSIBLE 107 M VL D - UNLIKELY 107 L VL E - RARE 107 M L L VL VL F - BARELY CREDIBLE 10% L VL VL VL VL Notes: (5) For Cell AS, may be subdivided such that a consequence of less than 0.1% is Low Risk. (6) When considenng 2 nsk assessment it must be clearly stated whether it 1s for existing conditions or with nsk control measures which may not be implemented at the current time. RISK LEVEL IMPLICATIONS Risk Level Example Implications (7) Unacceptable without treatment. Extensive detailed investigation and research, planning and implementation of treatment options essential to reduce risk to Low; may be too expensive and not practical. Work likely to cost more than value of the property. H HIGH RISK Unacceptable without treatment. Detailed investigation, planning and implementation of treatment options required to reduce nisk to Low. Work would cost a substantial sum m relation to the value of the property. May be tolerated m certain circumstances (subject to regulator's approval) but requires investigation, planning and M MODERATE RISK umplementation of treatment options to reduce the nsk to Low. Treatment options to reduce to Low nsk should be implemented as soon as practicable. - Usually acceptable to regulators. Where treatment has been required to reduce the nsk to this level, ongomg maintenance is L LOW RISK required VL VERY LOW RISK Acceptable. Manage by normal slope maintenance procedures. Note: (7) The implications for a particular situation are to be determined by all parties to the risk assessment and may depend on the nature of the property at risk: these are only given as a general euide. Form No. 68039 RL2 August 2010 Australian Geomechanics Vol 42 No 1 March 2007
Section 61
APPENDIX G - SOME GUIDELINES FOR HILLSIDE CONSTRUCTION Fas vide dramage measures and erosion contol. oe Strip vegetation and topscdl and key into aamral slopes price to filling ‘Use clean 40] matecials and compact to engimecring standards. Batter to appropriate slope or support with engineered retaining wall. GOOD ENGINEERING PRACTICE POOR ENGINEERING PRACTICE ADVICE GEOTECHNICAL Obnim advice Som a expensnced geotechnical practioner at early | Prepare detailed plan and stact site works before ASSESSMENT sage of plannms and before site works geotechnical advice. PLANNING SITE PLANNING Having obtained geotechnical advice, plan the development with the mek | Plan development without regard for the Risk. from the identified hazard: and consequences in mind DESIGN AND CONSTRUCTION Use flexible structures which incorporate properly designed brickwork, timber | Floor plans which require extensive cutting and HOUSE DESIGN or steel Tames. imber or panel cladding i : Consider use of split level: Movement intolerant structures. Use docks for recreational areas whers appropriate. SITE CLEARING Retain natural vegetation wherever practicable. Indjscriminately clear the site. ACCESS & Satisfy requirements below for cats, fills, retaining walls and dramage. Excavate and fill for site access before DRIVEWAYS Council specifications for grades may need to be modified geotechnical advice. Driveways and parking areas may need to be fully supported on piers. EARTHWORKS Retain natural contours wherever possible. Indtscximinatory bulk oarthworks. Manzzise dopa. Large scale cuts and benching Curs Pr we ened eens we ee eee they Unsupported cuts | Imors Gramazerequements Loose or poorly compacted S10, which if it fails, may flow a considerable distance including omto propecty below. Block natural drainage lines. Fill over existing vegetation and topsoil. Inchnde stumps, tress, vegetation, topsoil i rubble stc in £0. Rack OUTCROPS Remove or stabilise boulders which may have unacceptable nak. Disturb or undercut detached blocks or & BOULDERS Support rock faces where necessary. boulders Engineer design to resist applied soil and water forces. Construct a stractazally inadequate wall such 2: RETAINING Found on rock where practicable. sandstons flagging, brick or umreinforced WALLS Provide subsurface drainage within wall backiill and surface drainage on slope | blockwork. above. Lack of sabsurface drains and weephoks. Construct wall as scon a5 possible after cat/fill operation. Found within rock where practicable. Found om topsoil, loose SI detached boulders FOOTINGS ‘Use rows of piers or strip footings oriented up and down slope. or undercut clift. Desise for lateral cosep pressures if necessary. BackSll footing excavations to axchads imaress of surdace water. Engineer desimed. Support on piers to rock where practicable. SWIMMING POOLS | Provide with under-~drainage and sravity drain outlet where practicable. Desise for high soil pressures which may develop on uphill side whilst there zazy be Little or no Lateral sapport on downhill sids. DRAINAGE Provide at tops of cat and fill slopes. Discharge at top of fills and cats. Discharge to street drainage or natural water courses. Allow water to pond on beach areas. SURFACE Provide gemeral falls to prevent blockage by siltation and imcorporate silt traps. Lime to minimise infiltration and make flexible where possible. tal stractures to dissipate emergy at changes of slope and/or direction. Provide Slter around subvarface drain. Discharges rood ranoff into absorpticn trenches omens Provide drain behind retains walls. - ‘Use flexible pipelines with access for maintenance Prevent inflow of surface water. Soar & Uvaally requizes Or mains sewer systems; absorption teaches may | Discharge sullage directly onto and imto slopes. SULLAGE be possible in some areas if rick is acceptable. Use absorption tenchss without consideration — Storage tanks should be water-tight and adequately founded. of landslide misk. EROSION Control erosion as this may lead to instability. Failure to observe carthworks and dramago CONTROL & Revegetate cleared area recommendations when landscaping. LANDSCAPING DRAWINGS AND SITE VISITS DURING CONSTRUCTION DRAWINGS Building Application drawings should be viewed by geotechnical consukant SITE VISITS Site Visits by consultant be iate darms comstruction’ INSPECTION AND MAINTENANCE BY OWNER OWNER'S Clean dramage systems; repair broken joints in drm: and leaks m supply RESPONSIBLITY i Pupes. Where structural distress is evident see advice Tf seepage observed, determines causes or sesk advice om consequences.
Section 62
THE ONLY NAME IN SOILS QBCC Licence No. 1018403
PH : 07 54 740 900
3/53 Gateway Drive, Noosaville 4566
JOB NUMBER 21/0716 SITE CLASSIFICATION REPORT
CLIENT CHRIS BENTLEY
SITE LOCATION PROPOSED RESIDENCE,
11 SENEGAL RISE, DOONAN
REPORT DATE 10/07/2021
1. INTRODUCTION
The purpose of this report is to classify the subject allotment in accordance with Australian Standard
2870 - 2011 'Residential Slabs and Footings'. From this classification a footing system can be
recommended for the structure so as to allow adequate performance of the footings under the soil
conditions determined at the site.
Trees: There are several small to large sized trees on and adjacent to the proposed site. Global
Testing recommends an experienced arborist be commissioned to quantify the existing size,
location, predicted maximum height and type of these trees to aid in the design process. It is the
responsibility of the designing engineer to apply the principals of AS2870-2011 Appendix H
"Guide to Design of Footings for Trees". The classification herein excludes the effect of trees on
the site.
2. SITE DESCRIPTION
Type of Allotment Acreage
Vegetation (Building Envelope) Grassed/ Small to large sized mature trees
Vegetation (Allotment) Grassed/ Scattered undergrowth/ Small to
large sized mature trees
Road Status Sealed
Slope 7%-30% to the South- West
Surface Water will Drain Towards South -West
Will Surface water from adjoining No
allotments traverse this site
Does the site have any watercourses Yes
Surrounding Allotments
Left Acreage
Right Acreage
Rear Acreage
Depth to Rock 1.0m (BH1), 1.0m (BH2), 1.0m (BH3)
2.2m (BH4)
Depth to Water Table N/a
3. SITE CLASSIFICATION AND TARGET STRATA
Based on the findings of the site investigation, the classification of the site is considered to
conform to:-
CLASS “P ” (Due to the presence of trees)
Piering is required-See Target Stratum.
(Please note: If not for the presence of trees, this site would have the characteristics of an 'M' site)
in accordance with Australian Standard 2870 - 2011, 'Residential Slabs and Footings,
Construction'.
21/0716 Page 1
Section 63
The target stratum for the foundation of the structure at location BH1 is the ROCK at a
depth of 1000mm below existing ground level.
The target stratum for the foundation of the structure at location BH2 is the ROCK at a
depth of 1000mm below existing ground level.
The target stratum for the foundation of the structure at location BH3 is the ROCK at a
depth of 1000mm below existing ground level.
The target stratum for the foundation of the structure at location BH4 is the ROCK at a
depth of 2200mm below existing ground level.
Please note: This report does not address slope stability. If a slope stability analysis is
required, the services of a suitably qualified geotechnical engineer should be sought.
It is the designing engineers responsibility to address the potential influence of any trees
present on or around the proposed building site.
If any fill is placed over the existing ground, the structure shall be piered through the
fill into the existing material. Further note that the placement of reactive material as fill, or
cutting of the site may change the site’s classification.
4. SOIL PROFILE
Refer to Soil Profile Report for borelog information
Whilst every effort has been made to ensure that the borelogs carried out at the subject
allotment are indicative of the soil profile over the site any discrepancy between the profile
detailed in the borelogs and that observed during construction shall be referred to Global
Testing for immediate attention.
5. MATERIALS LABORATORY TEST RESULTS
Soil Laboratory testing carried out on samples of the soil taken from the site gave the following
results:
BOREHOLE BH1
DEPTH RANGE OF SAMPLE 300-500mm
LIQUID LIMIT (%) N/a
PLASTIC LIMIT (%) N/a
PLASTIC INDEX (%) N/a
LINEAR SHRINKAGE (%) N/a
INSTABILITY INDEX (%) N/a
SHRINK SWELL INDEX, Iss (%) 1.3
PREDICTED SURFACE MOVEMENT 25mm
Please note that the Plasticity Index (PI) determined by the Atterberg Test may be correlated to an
Instability Index (Ips)with reference to the results of extensive testing carried out by others, notably,
Dr P Mitchell, ‘Footings for Small Scale Domestic Structures,’ March 1990.
Yours Sincerely,
MICHAEL PINKNEY. (Laboratory Manager)
21/0716 Page 2
Section 64
LIMITATIONS
Recommendations given in this report are based on the information supplied by the client regarding the
proposed building construction in conjunction with the findings of the investigation. Any change in
construction type, building location or omission in the client supplied information, may require additional
testing and/or make the recommendations invalid.
The recommendations herein identify a target soil stratum into which the footings are to be founded. The
target stratum has been located by the depth in mm of the target stratum's upper horizon boundary below
the existing ground surface level at the time of the site investigation. Any cutting or filling works and any
surface erosion or deposits subsequent to the site investigation, will alter the measured location of the
stratum relative to the surface. Where required, the author should be notified in such cases to confirm the
location of the target stratum.
The description of the soil given in the Soil Profile section of this report is intended as a brief overview of
the soil's primary constituents. For a detailed classification of the soil, the reader should refer to the Soil
Profile Reports and/or Borehole Reports attached to this report.
Every reasonable effort has been made to locate the test sites so that the borehole profiles are
representative of the soil conditions within the area investigated. The client should be made aware
however, that exploration is limited by time available and economic restraints. In some cases soil
conditions can change dramatically over short distances, therefore, even careful exploration programs
may not locate all the variations.
If soil conditions different from those shown in this report are encountered or are inferred from other
sources, then the author must be notified immediately.
This report may not be reproduced except in full. The information and drawings provided with this report
shall only be used and will only be applicable for the development shown on the client supplied
information provided for this site.
Any dimensions, contours, slope directions and magnitudes shown on the Test Locality Plan shall not be
used for any building construction or costing calculations. The purpose of the plan is to show
approximate location of field tests only.
Any changes made to these recommendations by persons unauthorised by the author will legally be
interpreted as that person assuming the responsibility for the long-term performance of the footing
system.
The recommendations contained in this report have not taken into consideration the long term effects of
any previous, current or potential subsurface work by mining companies or potential slope instability
problems. At the time of writing this report neither our client (nor his agent) nor the local authority had
made the author aware that these problems may be affecting this allotment. If a mining subsidence or
slope stability assessment is required for this allotment, the recommendations of a suitably qualified
geotechnical engineer should be sought.
21/0716 Page 3
Section 65
THE ONLY NAME IN SOILS
SOIL PROFILE REPORT
CLIENT: Chris Bentley AUTHORIZED Chris Bentley
BY:
PROJECT: 11 Senegal Rise, Doonan DATE TESTED: 18/06/2021
JOB NO: 21/0716
Drilling Method: Jacro 105 100mm. Borehole
No: 1
Depth Description PENET. Est. Bearing
(blows per
(mm) 100mm) Capacity
1 2 3 4 (kPa)
0 SANDY CLAY (CL) Low plasticity,
brown, fine to coarse sand, moist, stiff.
100 6 >200
200 8
300 >20
400
500
600
700
800
900
1000 ROCK- Auger Refusal.
1100
1200
1300
1400
1500
1600
1700
1800
1900
2000
2100
2200
2300
2400
2500
21/0716 Page4
Section 66
THE ONLY NAME IN SOILS
SOIL PROFILE REPORT
CLIENT: Chris Bentley AUTHORIZED Chris Bentley
BY:
PROJECT: 11 Senegal Rise, Doonan DATE TESTED: 18/06/2021
JOB NO: 21/0716
Drilling Method: Jacro 105 100mm. Borehole
No: 2
Depth Description PENET. Est. Bearing
(blows per
(mm) 100mm) Capacity
1 2 3 4 (kPa)
0 SANDY CLAY (CL) Low plasticity,
brown, fine to coarse sand, moist, stiff.
100 3 100
200 6 >200
300 6
400 9
500 10
600 11
700 >20
800
900
1000 ROCK- Auger Refusal.
1100
1200
1300
1400
1500
1600
1700
1800
1900
2000
2100
2200
2300
2400
2500
21/0716 Page 5
Section 67
THE ONLY NAME IN SOILS
SOIL PROFILE REPORT
CLIENT: Chris Bentley AUTHORIZED Chris Bentley
BY:
PROJECT: 11 Senegal Rise, Doonan DATE TESTED: 18/06/2021
JOB NO: 21/0716
Drilling Method: Jacro 105 100mm. Borehole
No: 3
Depth Description PENET. Est. Bearing
(blows per
(mm) 100mm) Capacity
1 2 3 4 (kPa)
0 SANDY CLAY (CL) Low plasticity,
brown, fine to coarse sand, moist, stiff.
100 4 125
200 6 >200
300 7
400 9
500 11
600 >20
700
800
900
1000 ROCK- Auger Refusal.
1100
1200
1300
1400
1500
1600
1700
1800
1900
2000
2100
2200
2300
2400
2500
21/0716 Page 6
Section 68
THE ONLY NAME IN SOILS
SOIL PROFILE REPORT
CLIENT: Chris Bentley AUTHORIZED Chris Bentley
BY:
PROJECT: 11 Senegal Rise, Doonan DATE TESTED: 18/06/2021
JOB NO: 21/0716
Drilling Method: Jacro 105 100mm. Borehole
No: 4
Depth Description PENET. Est. Bearing
(blows per
(mm) 100mm) Capacity
1 2 3 4 (kPa)
0 SANDY CLAY (CL) Low plasticity,
brown, fine to coarse sand, moist, stiff.
100 3 100
200 7 >200
300 9
400 9
500 11
600 12
700 >20
800
900
1000
1100
1200
1300
1400 SANDY CLAY (CL) Low plasticity,
brown, fine to coarse sand, moist, stiff.
(Becoming Weathered Rock)
1500
1600
1700
1800
1900
2000
2100
2200 ROCK- Auger Refusal.
2300
2400
2500
21/0716 Page 7
Section 69
THE ONLY NAME IN SOILS
Site – 11 Senegal Rise,
Doonan.
21/0716 Page 9
[OCR of page images]
GLOBAL TESTING
THE ONLY NAME IN SOILS
Site — 11 Senegal Rise,
Doonan.
21/0716 Page 9
Section 70
Job No: 21/0716 Date Tested: 18/06/2021 Site : 11 Senegal Rise, Doonan Client : Chris Bentley Not to SCALE
BH1
PN1 10m
BH2
PN2
7m
13m
7m
BH3
PN3 6m
BH4
30% PN4
slope 7% slope