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Appendix D_Engineering Report
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APPENDIX D – ENGINEERING REPORT [OCR of page images] ———— ra URBANCONSULTANTS APPENDIX D — ENGINEERING REPORT
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Full text of sections 2 to 61 (of 80)
Section 2
ENGINEERING
SERVICES ASSESSMENT
RESIDENTIAL DEVELOPMENT AT
PRECINCT E2, NOOSA SPRINGS
NOOSA HEADS
Prepared for
Altum Constructions
Attention: Rob McCready
Document Reference
15128/1
Record of Issue:
Issue Status Author Date Checked Date Authorised Date
Remy 23 Oct Henry Morgan 05 Nov Henry Morgan 09 Nov
0 For Review
Petersen 2015 RPEQ 11950 2015 RPEQ 11950 2015
Remy 16 Nov Henry Morgan 17 Nov Henry Morgan 18 Nov
1 For Approval
Petersen 2015 RPEQ 11950 2015 RPEQ 11950 2015
This investigation and report has been authorised by Mr Henry Morgan, a Director of Morgan
Consulting Engineers Pty Ltd.
Henry J Morgan RPEQ 11950 Wednesday, 18 November 2015
D:\JOBS\15-Jobs\15128 - Precinct E2 Noosa Springs, Noosa Heads\Civil\Reports\ESA\Working\15128 - ESA.doc
Section 3
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Table of Contents
1 INTRODUCTION .......................................................................................... 3
2 EXISTING SITE ............................................................................................ 4
2.1 The Site ............................................................................................. 4
2.2 Surrounding Area ................................................................................... 5
3 PROPOSED DEVELOPMENT .............................................................................. 6
4 CODE ASSESSMENT....................................................................................... 7
5 ENGINEERING ASSESSMENT ............................................................................. 8
5.1 Earthworks .......................................................................................... 8
5.2 Erosion and Sediment Control .................................................................... 8
5.3 Roadworks .......................................................................................... 9
5.4 Stormwater Quantity Management .............................................................. 9
5.5 Stormwater Quality Management ............................................................... 11
5.6 Flooding ............................................................................................ 12
5.7 Water Reticulation ................................................................................ 13
5.8 Sewerage Reticulation ........................................................................... 13
5.9 Electrical and Telecommunications and Gas .................................................. 13
6 CONCLUSION ............................................................................................ 14
Appendix A DETAILED SITE SURVEY ................................................................... 15
Appendix B PROPOSED DEVELOPMENT PLANS ....................................................... 16
Appendix C NOOSA COUNCIL CODE ASSESSMENT .................................................... 17
Appendix D DBYD PLANS ................................................................................ 18
Appendix E CONCEPT CIVIL ENGINEERING PLANS ................................................... 19
Appendix F NOOSA COUNCIL FLOOD OVERLAY MAPPING ........................................... 20
Appendix G STORMWATER QUANTITY CALCULATIONS .............................................. 21
Appendix H HUMECEPTOR MAINTENANCE GUIDELINES ............................................. 22
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 4
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1 INTRODUCTION
Morgan Consulting Engineers (MCE) has been engaged to provide an Engineering Services
Assessment to address the servicing of the proposed Residential Development at Precinct E2,
Noosa Springs, Noosa Heads.
This report aims to assess how the site can be serviced by road, water, drainage and sewerage
infrastructure in accordance with Noosa Council standards and best practice.
It is noted that this report has been compiled based on information current at the time of
report printing and the recommendations supplied within this report are based solely on the
above and will be subject to full engineering review and detailed design once a Council
development approval has been obtained for this project.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 5
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2 EXISTING SITE
2.1 The Site
The site, described as Precinct E2 is part of the Noosa Springs development and is
approximately 11,832m2 (or 1.1832ha) in area. The site is currently undeveloped consisting of
light shrubs and trees. The natural fall of the land slopes from the northeast corner to
southwest corner of the site at an average grade of approximately 21%. The site can be
accessed by Resort Drive, a private road previously constructed as part of the Noosa Springs
development.
Refer to Figure 2.1 for a locality plan and Appendix A for a survey plan of the existing site.
N
The Site
Figure 2.1 – Plan of Site and Surrounding Area
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 6
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2.2 Surrounding Area
The site is located within the limits of the Noosa Council region. The area to the west of the
site consists of residential dwellings and the Noosa Springs Golf Course. The golf course
contains a series of lakes and channels that provide functional amenity to the course and are
part of a stormwater quantity and quality management regime for the entirety of the Noosa
Springs development.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 7
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3 PROPOSED DEVELOPMENT
The proposed development involves the construction of a medium density residential
development consisting of:
1. 7 buildings containing 44 residential units;
2. A private access road connecting Resort Drive to the 7 residential buildings and the
proposed internal private access roads of the adjacent Precinct F;
3. A swimming pool located within the eastern portion of the site;
4. Internal refuse collection bays;
5. Internal car parking bays adjacent to the access road.
Refer to Appendix B for the Proposed Development Plans.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 8
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4 CODE ASSESSMENT
The following Planning Scheme Assessment Codes have been completed and are included within
Appendix C.
1. Earthworks Code;
2. Erosion and Sediment Control;
3. Existing Services Code;
4. Transport, Roads and Drainage Code;
5. Water Sensitive Design Code.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 9
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5 ENGINEERING ASSESSMENT
5.1 Earthworks
Clearing of vegetation on the site will be undertaken in stages in accordance with an erosion
and sediment control plan. Following clearing, preliminary earthworks will be undertaken to
provide level building pads for the residential buildings.
A geotechnical investigation has been prepared by Tectonic Geotechnical and Environmental
Engineers for Precinct E2 and Precinct F. Borehole testing within Precinct E2 indicates
subsurface profiles comprising loose sand to depths of about 1.0m to 1.5m below the ground
level underlain by medium to dense sands. Based on the site soil conditions and topography, the
report recommends that building footings for all proposed buildings along the ridge and flanks
of the ridge be supported by piled foundations taken at least 3m into the dense sand sub layer.
All temporary batters will be constructed a minimum 0.5m in from the property boundary with
a maximum temporary batter slope of 1 in 2 or as stated in the geotechnical investigation. The
proposed earthworks over the subject site will be carried out under Level 1 geotechnical
supervision and as per AS3798 – 2007 “Guidelines on earthworks for commercial and residential
developments”.
Refer Appendix E for the Concept Bulk Earthworks Plans.
5.2 Erosion and Sediment Control
The siteworks will be generally contained within the property boundary however there will be
some minor external roadworks required as part of the development associated with the Resort
Drive development frontage.
Any sediment generated during the construction phase shall be dealt with in accordance with
an Erosion and Sediment Control Plan to be prepared by Morgan Consulting Engineers and kept
on site during the construction phase. Erosion and Sediment Control (ESC) Measures such as silt
fences, diversion drains, drainage structure protection and dust control (clearing) will be
implemented. Silt fences are to be erected along the boundary of the site and around the
construction area. These fences are to be cleaned by the contractor when the capacity is
reduced by 25%. Where possible, disturbance to the existing surface is to be limited to the
immediate work area. The existing ground cover is not to be stripped until the contractor is
ready for earthworks to begin.
Temporary sediment basins are to be designed and constructed prior to bulk earthworks
activities being conducted. Stockpiles and construction materials are not permitted to be
stored within the road reserve and should be contained using silt fences. Diversion drains are to
be provided at upstream catchments to reduce flows to earthworks areas. In any areas where
flows could enter adjacent properties temporary stabilisation is to be provided.
The contractor is responsible for providing and staging all ESC measures as soon as earthworks
have commenced and to suit construction. A temporary construction exit is to be located at
each entry point to the site and will be determined based on the stage of works being
completed. The contractor is to ensure all dust tracked onto surrounding roads is immediately
swept to remove silt/dust.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 10
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Sediment basins are to remain in place until all roofs are connected to internal stormwater
pipes and driveway, concrete pavement and landscaping construction is at least 50% complete.
All new stormwater pits are to be protected from sediment infiltration by wrapping new pits
and grates in geofabric or covering appropriately with timber board. Silt fences are to remain in
place during the maintenance period until the site is established (80% ground cover) and
accepted "Off Maintenance" by Noosa Council.
5.3 Roadworks
Access to the proposed residential development will be provided primarily from the roundabout
at the end of Resort Drive and the connecting internal roads of Precinct F after precinct F is
constructed. The internal access road has been designed in accordance with Noosa Council’s
standard grades for minor access roads.
The internal road will have a width of 6.0m to provide adequate access and turning for
passenger cars and refuse collection vehicles. Various refuse collection bays with a maximum
grade of 5% will be provided along the internal road adjacent to the access to each basement. A
temporary turnaround area external to the site within Precinct F adjacent to the eastern end of
the internal road will be provided. The temporary turnaround area will be provided in an
easement in favour of Precinct E2 prior to Precinct F being constructed.
Refer Appendix E for the Refuse Collection Vehicle Turning Plan and the Siteworks and
Drainage Plans indicating the alignment, grades, location and levels of the proposed internal
road.
5.4 Stormwater Quantity Management
5.4.1 Legal Point of Discharge
The site currently drains to the west onto Resort Drive. As previously outlined, Precinct E2 is
part of the master planned Noosa Springs development. Accordingly, the existing stormwater
infrastructure contained within Resort Drive is the legal point of discharge for the site.
5.4.2 Noosa Springs Drainage Infrastructure and Lake System
A Master Drainage Report prepared by Ralph M. Grierson Pty Ltd dated June 1995 was prepared
for the entire Noosa Springs development. The report outlines the stormwater drainage concept
of the Noosa Springs development and summarises the internal lake system and associated
drainage infrastructure contained within the Noosa Springs development. The lake system and
drainage infrastructure has been designed to cater for the ultimate development of Noosa
Springs including Precinct E2.
5.4.3 Design Standards
The roof and allotment drainage system for Precinct E2 is to be designed to comply with:
1. AS/NZS 3500.3:2003 - Plumbing and Drainage Part 3: Stormwater Drainage;
2. the Queensland Urban Drainage Manual (QUDM), and the;
3. The Noosa Council Planning Scheme
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 11
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5.4.4 Design Storms
As defined in Noosa Council’s Planning Scheme the following design storms were adopted:
1. Minor Drainage System: 10 year ARI statistical flood (Q10 storm), and;
2. Major Drainage System: 100 year ARI statistical flood (Q100 storm).
5.4.5 Rainfall Intensity
Rainfall intensities for this study were obtained from the IFD chart for the Noosa Region
calculated from AR&R, 1987 and sourced from the Australian Bureau of Meteorology.
5.4.6 Times of Concentration
Times of concentration (tc) were calculated as defined in Section 4.06 of the QUDM. Refer to
Table 5-1 for the adopted tc’s and to Appendix G for tc calculations.
Table 5-1 – Adopted tc values
Pre Development Post Development
tc (mins) tc (mins)
11.2 6.9
5.4.7 Runoff Coefficients
The 10 year runoff coefficient’s (C10) were determined as defined in Section 4.05 of the QUDM.
Refer to Table 5-2 below for the adopted C10 values.
Table 5-2 – Adopted C10 Values
Property State C10
Pre-development 0.35
Post-development 0.83
5.4.8 Peak Flows
Refer to Table 5-3 for a summary of the predicted minor and major discharge rates for pre- and
post-development conditions and to Appendix G for the Rational Method calculations.
Table 5-3 – Pre and Post-Development Peak Flows
Property State Q10 (m3/s) Q100 (m3/s)
Pre-development 0.190 0.331
Post-development 0.543 0.942
It is evident that there will be an increase between the pre-development and post-development
peak discharge flow rates.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 12
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5.4.9 Downstream Stormwater Infrastructure
An assessment of the existing downstream stormwater infrastructure within Resort Drive and
through Precinct E1 to the Golf Course has been provided. The capacity of the downstream
pipes within Resort Drive and Precinct E1 and the flows from their corresponding contributing
catchments are summarised in Table 5-4 below. Refer to Appendix E for the Concept Siteworks
and Drainage Plans which outline the location of the existing stormwater pipes and their
proposed contributing catchments.
Table 5-4 – Pre and Post-Development Peak Flows
Pipe Contributing Q10 Flow Pipe Capacity
Pipe Grade
Pipe Number Diameter Catchments (m3/s) (m3/s)
(%)
(mm)
1 675 1.1 C2 0.396 0.841
2 375 1.4 C1 0.134 0.208
3 535 0.34 C1 0.134 0.261
4 800 5.0 C1+C2+Road 0.692 2.957
5 800 4.7 C1+C2+Road 0.692 2.886
6 800 7.8 C1+C2+Road 0.692 3.668
It has been demonstrated that the existing pipe system within Resort Drive and within Precinct
E1 has sufficient capacity cater for the Q10 flows from the ultimate development of Precinct
E2. Therefore, on-site detention is not deemed necessary for the proposed development on
Precinct E2.
5.5 Stormwater Quality Management
The proposed development will involve an increase in impervious surfaces and a change in land
use. Potential sources of contaminants and stormwater quality improvement devices identified
for the operational phase of the development are outlined in Table 5-5
Table 5-5 - Sources of Contaminants
Pollutant
Target Pollutant Type Acceptable Treatment Examples
Size
Primary Screening of gross Litter baskets, swales, buffer strips,
>5000um
Pollutants pollutants GPT’s
Sedimentation of
Secondary 125um -
coarse to medium Swales, sedimentation basins, ponds
Pollutants 5000um
sediment
Enhanced Bio-retention basins, constructed
10um –
sedimentation of fine wetland macrophyte zones, other bio
125um
particulates technologies
Tertiary Adhesion and filtration
0.45um – Constructed wetland macrophyte zones,
Pollutants of very fine / colloidal
10um other bio technologies
sediment
Biological uptake of Constructed wetland macrophyte zones,
<0.45um
dissolved particles other bio technologies
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 13
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The proposed development will discharge stormwater to the existing stormwater infrastructure
within Resort Drive and subsequently into the Noosa Springs Golf Course which contains a series
of gross pollutant traps, sediment basins and lakes containing deep zones and shallow
macrophyte zones. The lake system was designed for amenity, water storage for irrigation
purposes, flood mitigation and sediment and nutrient removal.
The above mentioned lake system also receives tertiary treated wastewater effluent from the
nearby wastewater treatment plant for the dual purpose of providing the Golf Course with
additional irrigation capacity, and to further treat the wastewater prior to being discharged
into the receiving water body of Lake Weyba. The lake system provides significant nutrient
removal for both incoming stormwater runoff and the tertiary treated effluent.
In addition to the existing stormwater quality treatment measures contained within the Noosa
Springs Development, it is proposed to provide on-site stormwater quality treatment measures
to protect and augment the existing drainage infrastructure and lake system within the Noosa
Springs development. The proposed on-site treatment assets are outlined in Table 5-6
Table 5-6 – Proposed On-Site Treatment Assets
Treatment Treatment
Description
Level Asset
First Flush devices are to be fitted to the roofwater
Primary/ First Flush and downpipe systems for the proposed buildings on
Secondary Device site. The first flush devices will discharge into the
proposed landscaping areas within the site.
Gross Humeceptor Gross Pollutant Traps will be
Primary/
Pollutant incorporated into the internal drainage system to
Secondary
Traps remove sediment, litter and hydrocarbons.
Refer Appendix H for the Humeceptor Maintenance Guidelines.
5.6 Flooding
Noosa Council Flood Overlay mapping indicates the site is not flood affected. Refer to
Appendix F for the Noosa Council Flood Overlay Mapping.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 14
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Page 13
5.7 Water Reticulation
An existing 150mm diameter water main terminating at the western boundary of the site
adjacent to the site entrance was provided as part of the Noosa Springs Development. The main
is currently servicing Precinct E1. It is proposed to maintain the existing water main to service
Precinct E2. An internal domestic water main and internal fire system will be provided. Details
of the internal water main and hydrants will be provided by a Hydraulic Consultant during
detailed design.
Refer to Appendix E for the Civil Engineering Plans which indicate the location of the existing
water main.
5.8 Sewerage Reticulation
A 150mm diameter sewer main terminating at the western boundary of the site adjacent to the
site entrance was previously constructed as part of the Noosa Springs Development. The main is
currently servicing Precinct E1. It is proposed to maintain the existing sewer main to service
Precinct E2. An internal sewer main will be provided to service the proposed residential
buildings. Details of the internal sewer main will be provided by a Hydraulic Consultant during
detailed design.
Refer to Appendix E for the Civil Engineering Plans which indicate the location of the existing
sewer main.
5.9 Electrical and Telecommunications and Gas
The site is serviced by electrical and telecommunications at the following locations:
1. Underground Electrical Cable (Energex), voltage less than 33kV: Resort Drive
2. Underground Telstra Cable: Resort Drive
3. LPG Gas Main: Resort Drive
Refer to Appendix D for the Dial Before You Dig (DBYD) Plans.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 15
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6 CONCLUSION
The proposed Residential Development located at Precinct E2, Noosa Springs, Noosa Heads has
been assessed to determine if the proposed development can be serviced by water, drainage,
sewerage and electrical, telecommunications and gas infrastructure in accordance with Noosa
Council standards.
Based on the findings outlined in this report, MCE believes that there are no significant
engineering issues in relation to this development that would preclude the above development
from being approved by Council.
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 16
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Page 15
Appendix A
DETAILED SITE SURVEY
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 17
TREE DESCRIPTIONS
HOB DUNE CYPRESS PINE 0.250, ISH, 35.
1109 DUNE CYPRESS PINE 0.350. 16H, 35.
{10 DUNE CYPRESS PINE 0.50, 17H, 65.
{111 DUNE CYPRESS PINE 0.40, 15H, BS.
112 DUNE CYPRESS PINE 0.250, I6H, 35.
1113 DUNE CYPRESS PINE 0.450, 8H, 65.
1A BOX 1.30, 234,105.
115 BLOODWOOD 0.60, 20H, 105.
1116 BOX 0.60, 15H, 108.
117 DUNE CYPRESS PINE 0.40, 25H, 105
1118 DUNE CYPRESS PINE 0.40, 25H, 108
{1119 DUNE CYPRESS PINE 0.40, 25H, 8S.
1120 DUNE CYPRESS PINE 0.60, 25H, 8S:
1121 DUNE CYPRESS PINE 0.50, 25H, 8S.
1343 BLOODWOOD 0.40, 10H, BS.
1351 BLOODWOOD 0.30, 8H, 5S:
1352 BANKSIA 0.30, 5H, 75.
1353 BANKSIA 0.80, 104, BS.
1354 BLOODWOOD 0.50, ISH, 10S.
1356 BOX 0.70, 204, 10S.
1357 BLOODWOOD 0.60, 12H, BS.
1358 BLOODWOOD 0.60, ISH, 105
1359 PINE 0.40, 20H, 8S:
1364 BOX 0.40, 15H, 108.
1365 BOX 040, ISH, 8S.
1367 PINE 0.360, 25H, 75
1368 PINE 0.360, 25H, 85.
BWO315 08
= Top of Bank
------ Bottom of Bonk
TREE DESCRIPTIONS(m)
SPECIES DIAMETER HEIGHT SPREAD(dko)
‘Sewerage Line
‘DC — Dune Cypress Pine
PINE — Pine
TREE DESCRIPTIONS
1032 BOX 120, 20H, 15S.
1036 BLOGBWOOD 0.80, 17H, 128.
20H, 155:
BERR
ASPB
8 a
Seis
ToS REEE
Paes
B
sane
3s s8
Se
a
:
Bysee
BRAD
B
243 GoM i
1329 PINE 0.50, 204,
‘1330 PINE 0.50, 22H, 85.
MTU SP HON
>
a
a)
===>
ocs===
This plan was prepared for the purpose and exclusive use of
STARCO and their professional advisers
and is not to be used for any other purpose or by any other
person or corporation. JONES FLINT & PIKE PTY LID accepts
no responsibility for any loss or damage arising to any
person or corporation who may use or rely on this plan in
contravention of these terms.
Services shown hereon are only those located by field survey.
/f not able to be so located, services have not been shown.
Prior to any demolition, excavation or construction on the
site, the relevant authority should be contacted for
possible location of further underground services and
detailed locations of all services.
The information shown on this plan is based on field surveys
carried out between 1997 and 2002. No responsibility can be
accepted for the current accuracy of the data shown on this
plan.
COPYRIGHT 2004 JONES FLINT & PIKE PTY LTD
THIS DOCUMENT MAY NOT BE COPIED OR TRANSMITTED IN ANY
FORM OR BY ANY MEANS IN PART OR IN WHOLE WITHOUT
THE WRITTEN CONSENT OF JONES FLINT & PIKE PTY LTD.
JONES FLINT & PIKE
XNES PUNT PRE PTY LID. AC. 080 444 045
austoe
Caen Smt 80
‘taghene (07) 972 200 design
Paneer or,
nd
comm ee
devdepment conntiants, penners nd sarees
SCALE |:400
ax STARCO DEVELOPMENTS PTY LTD
surveyed
drawn
ar
checked
‘datum
(Origin (.M.)
Site Control
AHD
fevision detois
ORIGINAL ISSUE
met NOOSA SPRINGS, NOOSA
weeincomos local authority Necsa Counc
m DETAIL SURVEY - THE RESORT SITE SURVEYS
sret 1 ot 1 shots
Growing nomber
Growing fle_MI806-02.d0g
dote 4.0105 D
Section 18
15128/1
Page 16
Appendix B
PROPOSED DEVELOPMENT PLANS
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 19
SUBJECT SITE PRECINCT E2 01 SITE LOCATION WITH SATELITE OVERLAY T2500 REAL PROPERTY DESCRIPTION LOT 3 OF PLAN SP178323 PARISH: WEYBA COUNTY: MARCH SITE AREA: 11,799m? POPULATION DENSITY CARPARKING GROSS FLOOR AREA SITE COVERAGE TYPE 1 TYPE 2 TYPE 3 TYPE 4 TYPE 5 TYPE 6 TYPE7 TYPE 8 TYPE 9 UNIT CARPARKING VISITOR CARPARKING BUILDING GROSS FLOOR AREA 4BED 2BED 3BED 3BED 1BED 3BED 2BED 2BED 4BED BUILDINGS 3.3 PERSONS | 2.4PERSONS | 3.3PERSONS | 3.3PERSONS | 1.7 PERSONS | 3.3PERSONS | 2.4PERSONS | 2.4PERSONS | 3.3 PERSONS TOTAL REQUIRED PROVIDED | REQUIRED PROVIDED A 2 2x1.0 =2.0 40 | 2x033 = 06 1 2x115.5 = _223.0m? 201.2m? B 2 3 2x1.0+3x1.0 =5.0 70 | 5x033 = 1.6 1 2x127 + 3x89.5 = _522.5m? 431.1m? c 2 1 2x1.0+1x1.0 =3.0 5.0 | 3x033 = 1.0 1 2x127 + 1x89.5 = _343.5m2 279.7m? D 4 4 4x1.0+4x1.0 = 8.0 120 | 8x033 = 26 12 4x65 + 4x99 = _656.0m? 513.4m? E 4 6 4x1.0+6x1.0 _=10.0 20.0 | 10x033 = 33 3 4x133 + 6x96 = 1108.0m? 790.5m? F 4 4 4x1.0+4x1.0 = 8.0 16.0 | 8x033 = 26 3 4x128 + 4x96 = _896.0m2 651.0m? G 4 4 4x1.0+4x1.0 = 8.0 16.0 | 8x033 = 26 4 4x96 + 4x146.5 = _970.0m? 670.0m? TOTALS 4 4 2 4 4 4 14 4 4 44 =44.0 | = 80.0 14.3 215 = 4719.0m? = 3536.9m? TOTAL PERSONS 13.2 9.6 66 13.2 6.8 13.2 33.6 9.6 13.2 119.0 UNIT TYPE 127.0m? 89.5m? 111.5m? 133.0m? 65.0m? 128.0m? 96.0m? 99.0m? 146.5m? TOTAL SITECOVER = 30% GROSS FLOOR AREA PROPOSED PRECINCT E2 DEVELOPMENT ALTUM CONSTRUCTIONS commen SD LOCATION PLAN & issue: 02 date: 13-11-15 NOOSA SPRINGS, NOOSA HEADS PROJECT SUMMARY 7043/DA01 Blackburne Jackson Design
Section 20
| REFER DRAWING NO. t 7043-DA03 | oe so oy — oY EN ee REFUSE BAY BINS GENE! CONNECTION TO * s+... PRECINCT F REFER DRAWING NO. 7043-DA04 01 SITE PLAN TTT TOO, issue: 02 date: 13-11-15 PROPOSED PRECINCT E2 DEVELOPMENT ALTUM CONSTRUCTIONS Pema mS | NOOSA SPRINGS, NOOSA HEADS SITE PLAN 7043/DA02 Blackburne Jackson Design ie
Section 21
CONNECTION TO.
PRECINCT F
ee eee ery i ix ——a i
SEEN es a g = :
oo eee aaa LY BUILDING G —
PRECINCT F
01 SITE PLAN
TO
PROPOSED PRECINCT E2 DEVELOPMENT ALTUM CONSTRUCTIONS re va ms} I
issue: 02 date: 13-11-15
NOOSA SPRINGS, NOOSA HEADS SITE PLAN 7043/DA03 es |
Section 22
PRECINCT F REFER DRAWING NO. 7043-DA03 ao / s “7 é “7 i a7 i a é — SSS —_ a a f 01 SITE PLAN PRELIMINARY scale: 1: ALTUM CONSTRUCTIONS PROPOSED PRECINCT E2 DEVELOPMENT NOOSA SPRINGS, NOOSA HEADS 7043/DA04 north Blackburne Jackson Design i SITE PLAN
Section 23
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Page 17
Appendix C
NOOSA COUNCIL CODE ASSESSMENT
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 24
Earthworks Code – The Noosa Plan
Performance Criteria and Acceptable Solutions
Performance outcomes Acceptable outcomes Assessment
Drainage S1.1 RO1 Bulk earthworks will be designed to prevent
O1 The finished surface gradient of any filled or ponding on the site or on neighbouring land.
Finished surface levels ensure land is free draining. excavated area is within the range 0.5% to
1.5% and drains to Council’s stormwater
infrastructure where available or where
stormwater infrastructure is not available,
toward the street.
Hydraulics No solution provided. RO2 The existing drainage characteristics of the site
O2 and surrounding area has been considered. The
proposal ensures that surrounding properties
Any change to the level of the land does not have an and downstream stormwater infrastructure and
adverse flooding impact on the flooding and drainage waterways are not adversely impacted by the
characteristics off-site. proposed development.
Geotechnical considerations For assessable development— RO3 All filling will be undertaken in accordance with
O3 S3.1 Filling works are undertaken in Council’s PSP5 – Engineering Design
Earthworks do not result in geotechnical instability on accordance with Section 2.8- Filling of Site of Standards – Roads and Drainage & Earthworks
the premises or nearby premises. Council’s PSP5 - Engineering Design and AS 3798 - Guidelines for earthworks on
Standards- Roads and Drainage & Earthworks commercial & residential development. All
excavation will be undertaken with no adverse
AND
impact on neighbouring properties or
S3.2 W here the filling is for residential surrounding infrastructure.
commercial or industrial purposes the works
comply with Sections 3 to 6 of AS 3798 -
Guidelines for earthworks on commercial &
residential development.
Local amenity S4.1 The following control measures are RO4 Water trucks shall be used to minimise dust
O4 implemented— emissions. An ESC plan is to be prepared for
Earthworks do not cause disturbance to the amenity of a) regular water spraying of exposed areas to the construction phase. All disturbed areas will
the neighbouring land. suppress dust; be stabilised should they be exposed for more
b)provision of dust stabilised or sealed than 2 weeks. Filling and earthworks will only
internal roads;
Section 25
c)protective covering of exposed areas that be undertaken between the hours nominated in
are left for more than 2 S4.2.
weeks; and
d) if there is no valid development permit for the
site, disturbed areas are revegetated using
species identified in PSP3 - Landscaping
Plants and Guidelines;
AND
S4.2 Earthworks are undertaken only during the
hours of 7am to 6pm, Monday to Friday and 7am
to 6pm on Saturday. No work is undertaken on
Sunday or public holidays.
Vegetative Waste S5.1 Cleared vegetation is transported off- site RO5 Any vegetative waste encountered will be
O5 for disposal in an approved green waste transported to an approved green waste
Vegetation cleared from a development site is disposal facility; disposal facility, mulched on-site for internal
disposed of in an environmentally responsible manner. OR landscaping, or disposed of for the purpose of
S5.2 Cleared vegetation is mulched on-site and firewood.
reused for landscaping of the finished
development;
OR
S5.3 Cleared vegetation is disposed of for the
purpose of firewood. (Note: Disposal of
vegetative waste by burning off is not an
acceptable method of disposal).
Managing contamination risk S6.1 The fill material is solid clean earth, free of RO6 Based on preliminary earthworks calculations
O6 putrescible or refuse material, vegetation, acid there will be more cut than fill therefore it is
Materials used as fill are suitable for development of sulfate soils, building or construction material or intended to use the existing site material. All
the land and filling or excavation works do not result in other material or contaminants; imported fill, if required, will only be clean. This
the contamination of land. AND requirement will be defined within the
S6.2 The site is not on the contaminated land construction documentation.
register.
Section 26
Haulage activity and amenity No solution provided RO7. Haul routes from trucks used to transport spoil
O7 and material to and from the site will only use
Haulage of material to and from a site major roads as required. Alternatively if there is
ensures— no major road route to the site, haul trucks will
a) minimal disturbance to neighbouring properties use minor roads with the shortest, most direct
and properties along the haulage route; and route that will have the least amount of
b) Council’s road infrastructure including pavements is environmental impact. This will be clearly
not adversely affected. documented in the Construction Management
Plan.
O8 S8.1 All earthworks, including cut and fill batters, RO8.1 All earthworks will be contained within the
Extent of earthworks retaining walls etc are contained within the subject site. Any minor earthworks
subject site. undertaken external to the site will only be
Earthworks are contained within the subject property. undertaken after all approvals and/or consent
is obtained from Council and neighbouring
property owners.
Sloping sites S9.1 Cut or fill is less than 2m in depth relative to RO9 Acknowledged.
O9 the natural ground surface.
On sloping sites, excavation or filling are designed to
maximise the use of natural slope and minimise the
need for cut and fill.
Environmental protection No solution provided. RO10 An Erosion and Sediment Control Plan will be
O10 prepared by Morgan Consulting Engineers
Earthworks minimise any adverse impact upon and will be kept on site for the duration of the
groundwater, watercourses, drainage lines, wetlands, construction phase for the management of
and native vegetation. sediment laden stormwater runoff.
Dams S11.1 W here the site is in the Rural RO11.1 The construction of a dam is not planned for
O11 Zone— this development.
Dam location and construction does not impact upon a) the land has a slope of less than 25%
neighbouring properties in terms of— (1:4); and
a) hydrology; b) the earthworks including cut and fill batters
b) alteration of existing overland flowpaths and and retaining walls are setback a minimum of
patterns; 50m from the property boundary; and
c) landslide or failure of dam wall; and c) the size of the lot is greater than 5
d) effluent disposal areas. Hectares;
AND
Section 27
S11.2 Where the site is in the Rural RO11.2 Not applicable.
Settlement Zone or the Rural Zone where the
lot is less than 5 Hectares—
a) the land has a slope of less than 1:6;
and
b) the earthworks including cut and fill batters
and retaining walls are setback a minimum of
20m from the property boundary; and
3
c) involving less than 500m of material;
AND
S11.3 For all other zones— RO11.3 Not applicable.
No solution provided.
Section 28
Erosion and Sediment Control Code – The Noosa Plan
Performance Criteria and Acceptable Solutions
Erosion and sediment control S12.1 Site disturbance is limited to building RO12.1 An Erosion and Sediment Control Plan will
O12 areas, their surrounds and other use areas; be prepared by Morgan Consulting
Development minimises erosion and transport of AND Engineers and will be kept on site for the
sediments off-site. S12.2 Sediment barriers are provided duration of the construction phase for the
throughout and downslope of disturbed management of erosion and sediment laden
areas to prevent sediment washing into stormwater runoff.
gutters, drains and watercourses either on RO12.2 Refer to RO12.1
or off the site; AND
S12.3 All stockpiles including sand, soil or RO12.3 Refer to RO12.1
building materials are within the premises
and contained within individual sediment
barriers;
AND
S12.4 Sediment basins are provided where the RO12.4 Refer to RO12.1
site contains fine or dispersive soils; OR
S12.5 A stormwater catchpit incorporating a RO12.5 Refer to RO12.1
stormwater catchpit protection device is
installed so that all runoff from disturbed areas
flows to the catchpit;
AND
S12.6 For buildings, RO12.6 Refer to RO12.1
a) temporary or permanent downpipes
are connected to the stormwater system
before laying the roof; or
b) localised erosion is avoided by directing
flow from downpipes over non-erosive areas.
Section 29
Stormwater runoff S13.1 Diversion drains or bunds are designed RO13 Any external catchment runoff will be identified
O13 and constructed to drain upstream run-off and managed appropriately. Further details
Stormwater is diverted around disturbed areas. around the disturbed site; AND will be provided in an Erosion and Sediment
S13.2 Discharge from the diversion drains do Control Plan to be prepared by Morgan
not cause run-off impacts to other properties; Consulting Engineers.
OR
S13.3 Alternative methods, as described in the
Institution of Engineers Australia (Queensland
Division) Soil Erosion and Sediment Control -
Guidelines for Queensland Construction Sites,
are used.
Section 30
Existing Services Code – The Noosa Plan
Performance Criteria and Acceptable Solutions
Setbacks and easements S14.1 The footing of any structure or building RO14.1 Not applicable.
O14 is located clear of the zone of influence but no
Development near a sewer, water main, stormwater closer than 1.5m (measured horizontally) from
drain, overland flow path or associated structure infrastructure including sewers, water mains
does not— and stormwater structures;
a) adversely affect the function of the service; AND
b) place an additional load on the service; and S14.2 No building or structure overhangs the RO14.2 Not applicable.
c) unduly increase future maintenance costs. zone of influence;
AND
S14.3 Finished surface levels maintain a RO14.3 Not applicable.
minimum of 600mm of cover, but no
greater than 3m of cover to the
underground infrastructure;
AND
S14.4 If the existing surface level is altered,
surface level services including manholes and RO14.4 Not applicable.
inspection points are altered to match the new
surface level;
AND
S14.5 Alterations are constructed in accordance
RO14.5 Acknowledged.
withPSP6 –Engineering Design Standards —
Water and Sewerage and Section 4 of PSP5 –
Engineering Design Standards – Roads,
Drainage and Earthworks;
OR
S14.6 Existing services are relocated and the
RO14.6 Not applicable.
design and construction of the relocated services
is in accordance with PSP6 – Engineering Design
Standards — W ater and Sewerage and Section 4
of PSP5 – Engineering Design Standards –
Roads, Drainage and Earthworks.
Section 31
O15 S15.1 A registered easement in favour of RO15 Acknowledged.
Maintenance access is provided to all sewers, water Council is created over all underground
mains, stormwater drains, overland flow paths and infrastructure located in private property;
associated structures. AND
S15.2 The width of the easement is the
greater of 3m or the width of the zone of
influence;
AND
S15.3 The easement is centred over the
centreline of the infrastructure.
Section 32
Transport, Roads and Drainage Code – The Noosa Plan
Performance Criteria and Acceptable Solutions
O16 S16.1 W here the development leads to the need RO16 Any increases in traffic to and from the
Traffic generation from the development is considered to increase transport infrastructure in the Shire, development will be minimal, therefore
in a localised and a Shire wide context to ensure that— the development contributes to the transport changes or upgrades to the greater shire
network in accordance with the requirements of network will not be required. Refer Traffic
a) the transport network has the capacity to the applicable infrastructure charging instrument Consultant advice.
safely and efficiently accommodate projected and the Priority Infrastructure Plan in Part 15; and
movements; and/or where developments requires infrastructure not
b) the development includes measures to upgrade included in the priority infrastructure plan, the
the transport network to meet the imposed demands. development upgrades the infrastructure at no
cost to Council.
O17 S17.1 Road planning and development design RO17.1 Acknowledged. The proposed development
The street network has high street connectivity, both facilitates as many pedestrian and cycle provides for pedestrian footpaths and
within the development and to the surrounding local movements as possible and provides for future integration with future development on the
area. connectivity and integration with adjoining sites; adjacent Precincts.
AND
S17.2 Arterial and sub-arterial roads are RO17.2 Not applicable.
designed so they can operate with high volumes
of traffic during peak times;
AND
S17.3 Collector and local streets are provided RO17.3 Not applicable.
to support short trips for local traffic moving in
and between neighbourhoods. Local traffic is
channelled towards collector streets to ensure
that traffic volumes on local streets are kept low;
AND
S17.4 Collector and local streets are designed RO17.4 Not Applicable.
to discourage through traffic;
AND
S17.5 A collector street is provided parallel to RO17.5 Not applicable.
arterials particularly where they pass through
town centres;
AND
Section 33
S17.6 Appropriate width of road and verge is RO17.6 Not applicable. provided to allow streets to perform their designated functions in the street network; AND S17.7 A network of local streets focused RO17.7 Refer Traffic Consultant advice. towards an activity centre or school is provided for safe and efficient pedestrian and bike access to the school, safe conditions for school buses, setdown facilities, with on-site parking where practical; AND S17.8 Passive surveillance is maximised by RO17.8 Not applicable. designing streets to enable development to front all streets and roads, including arterials; AND S17.9 Streets near Public Passenger Transport RO17.9 Acknowledged. facilities are orientated to optimise the walkable catchments within 800 metres walking distance; AND S17.10 The street network has no more than 15 RO17.10 Not applicable. percent of lots fronting cul-de-sacs. The maximum cul-de-sac length is 120 m; AND S17.11 Street stubs to adjacent future RO17.11 Acknowledged. Access will be provided for development areas are provided at spacings of future connection to the adjacent Precinct 200m or closer to enable future street F located north of the site. connections to be made; AND S17.12 Street block lengths are not more than RO17.12 Acknowledged. 240m long, and predominantly around 150- 180m long. Street block lengths are generally shorter closer to town and neighbourhood centres; AND S17.13 Direct, safe and attractive pedestrian RO17.13 Acknowledged. and cycle routes are provided within and through the development and connect to bus stops.
Section 34
O18 S18.1 Higher density development is RO18.1 Not applicable.
Development is designed – concentrated along public transport Routes;
a) To encourage travel by community transport, AND
walking and cycling rather than by private car; S18.2 There is provision for bus routes through RO18.2 Not applicable.
and development sites;
b) To maximise accessibility via existing and AND
planned community transport facilities S18.3 Bus routes are located to maximise RO18.3 Not applicable.
patronage catchment and to consider personal
safety, lighting and traffic management;
AND RO18.4 Not applicable.
S18.4 At least 90 percent of all residents are
located within 400 metres of an existing or
planned bus route;
AND
S18.5 Pedestrian and cycle movement is RO18.5 Acknowledged. A footpath is proposed
provided within local streets to and through around the site which will provide for future
development; connection to the adjacent precincts.
AND
S18.6 Attractive and safe pedestrian and cycle RO18.6 Acknowledged.
connections are provided with shade trees,
graded walking and cycle paths and lighting;
AND
S18.7 Buildings and pedestrian entrances RO18.7 The internal driveway proposed will connect
are oriented to the street; to Resort Drive. The proposed buildings will
AND be oriented to Resort Drive.
S18.8 Pathways have ramps at all kerb RO18.8 Acknowledged.
corners for wheelchair and pram access;
AND
S18.9 Every development has convenient and RO18.9 Acknowledged.
prominent pedestrian entrances that cater for all
pedestrians including older people, children and
the mobility and vision impaired;
AND
S18.10 Expanses of ground level blank walls RO18.10 Not applicable.
along street frontages, and large driveways
and entrances to carparks are avoided;
AND
Section 35
S18.11 Bus routes are not be located away RO18.11 Not applicable. from activity centres; and AND S18.12 Facilities for boarding and exiting RO18.12 Not applicable. community transport facilities are incorporated into developments; AND S18.13 Pedestrian and cycle routes within or RO18.13 Acknowledged. The proposed footpath adjacent to the development are overlooked around the sight will make use of the views by adjoining buildings, make use of views and and scenery of the surrounding area. attractive sights, have lighting and are signposted; AND S18.14 Suitable car restraint measures are RO18.14 The proposed internal road/driveway adopted within the development such as layout contains various bends and lower speed limits or traffic calming changes in grade and therefore provides measures to support greater pedestrian and adequate traffic calming. cycle movement; AND S18.15 Traffic management devices on RO18.15 Not applicable. potential bus routes are provided in accordance with the Self-assessable code for undertaking road works on local government roads, under the Transport Planning and Coordination Regulation 2005; AND S18.16 Streets identified as potential bus routes RO18.16 Not applicable. are— a) collector streets and sub- arterial/arterial roads which provide highly accessible and relatively direct routes wherever practical; b) those that provide for the shortest and most direct route for an efficient public transport service; and c) those that can efficiently service adjoining development areas.
Section 36
O19 S19. RO19 Not applicable.
Development access does not compromise the No solution provided.
functions of particular roads as indicated in the road
hierarchy, and does not adversely impact on the safety,
capacity and operations of the road system.
O20 S20.1 Consideration is given to existing and RO20.1 Acknowledged.
Pedestrian and cycle path infrastructure is provided – future pathway linkages and pathways link to the
a) to form an integrated component of the Local and Regional Cycle Network and to the
movement network and the open space Priority Infrastructure Plan in Part 15.
system; S20.2 Direct and accessible linkages are RO20.2 Acknowledged.
b) to encourage walking and cycling; provided into the site.
c) to add variety and visual interest;
d) to conserve street trees, vegetation and other S20.3 Pathway and landscape works are RO20.3 Acknowledged. All pedestrian pathways and
significant features; provided to a high standard to Council landscape works will be completed as per
e) to allow equitable access to public areas and specifications and assessed for compliance with the Council specifications.
community facilities; local government cycling facility design
f) with adequate lighting where subject to high standards.
night time usage; S20.4 Pathways are provided to cater for shared RO20.4 Pathways within and around the
g) in locations where there is casual surveillance; use and cater for both commuting and development will be designed to allow for
h) or widened at potential conflict points; recreational usage and exceed minimum commuting and recreational usage, the
i) to incorporate— standards. characteristics of which will exceed
i) street tree planting to enhance the minimum standards.
streetscape;
ii) directional signage that is visible
under all conditions.
O21 S21 Pedestrian and cycle path RO21 Acknowledged.
Pedestrian and cycle path infrastructure is designed infrastructure is designed and constructed –
and constructed to – a) in accordance with AUSTROADS Part 14
a) provide a stable, smooth surface, including - Bicycles, Section 6;
across driveways, sections and joins; b) to comply with local government design
b) be easily maintained; standards.
c) a width and longitudinal gradient to cater for c) to have navigational signs in accordance
projected usage, including nearby— with Council ‘Wayfinding’ signage
i) high activity nodes; specifications.
ii) public transport; d) to incorporate –
iii) centres;
Section 37
d) provide clear sight-lines for safe use; i) kerb ramps at all intersections and
e) be free of any obstructions such as fences, designated crossings;
signage and bollards. ii) refuge islands on all roads with
median strips;
iii) holding rails for cyclists at the
intersection of trunk collector, sub-
arterial and arterial roads that are
positioned in accordance with –
A. Australian Standard 1742.9: 2000 - Manual of
Uniform Traffic Control Devices - Bicycle
Facilities; and
B. AUSTROADS Part 14 - Bicycles - Section
9; and
C. AUSTROADS Part 13 – Pedestrians.
O22 S22.1 Road planning and design supports the RO22 Acknowledged.
Roads and pedestrian and cycle paths are planned and hierarchy and functional aspects identified in
designed to support the hierarchy and functional Sections 2 and 3 of PSP5 Engineering Design
aspects identified in Sections 2 and 3 of PSP5 Standards – Roads, Drainage and Earthworks;
Engineering Design Standards – Roads, Drainage and AND
Earthworks and to ensure that— S22.2 Road and pathway planning and design RO22.2 Acknowledged. All road and pathway design
a) design and alignment of the roads, is in accordance with, in order of precedence— will be undertaken in accordance with the
intersections and all associated works— a) Noosa Integrated Local Transport applicable guidelines.
i. provides a safe environment for all users; Plan;
ii. is adequate for the design speed b) Queensland Transport’s Shaping Up;
environment; c) Queensland Design Code for
iii. is adequate for predicted traffic volumes; Residential Streets;
and d) AUSTROADS Guide to Traffic
iv. maintains the safe and efficient functioning Engineering Practice;
of the road network without the use of e) Sections 2 and 3 of PSP5 Engineering
traffic signals; Design Standards – Roads, Drainage and
v. is compatible with existing roads; Earthworks; or
vi. is easily maintained by Council equipment; f) the Noosa Cycling and Walking
and Network Development Plan;
vii. where appropriate, has the ability to OR
accommodate public transport services; g) A combination of the principles in these
b) road pavement surfaces— documents. AND S7.3 On-road cycling
treatment is utilised to provide safe and
Section 38
i. are durable enough to carry estimated continuous movement of cyclists along a
wheel loads of travelling and parked roadway, such as—
vehicles; a) sealed shoulders;
ii. provide for the safe passage of vehicles, b) wide kerbside lane;
pedestrians, cyclists, and c) exclusive or peak period bicycle
discharge of stormwater run-off from lane;
contributing catchments and the d) advisory treatments such as
preservation of all weather access; Bicycle Awareness Zone;
c) kerb and channel— e) shared parking / bicycle lane;
i. controls vehicle movement by delineating f) contra flow bicycle lane; and
the carriageway for all users; g) bus/bicycle lane.
ii. conveys road pavement run-off to
stormwater drainage in a manner that S22.4 The provision of bicycle lanes at S22.4 Not applicable.
allows the road to be trafficable in Q100 intersections is generally in accordance with
ARI local rainfall events; and AUSTROADS Part 14, section 5 and the Manual
d) verges and footpaths provide— of Urban Traffic Control Devices (MUTCD) Part 9.
i. safe access for pedestrians and cyclists clear
of obstructions;
ii. an access area for vehicles onto
properties;
iii. a corridor allocated for services and
utilities; and
iv. additional amenity for minor roads.
O23 S23.1 Stormwater drainage planning, design and RO23 Stormwater drainage will be designed and
Stormwater drainage infrastructure is planned, construction is in accordance with Section 4 of constructed in accordance with Section 4 and
designed and constructed to— PSP5 Engineering Design Standards – Roads, 6 of the PSP5 Engineering Design Standards
a) be accessible, cost effective and easily Drainage and Earthworks; and the QUDM.
maintainable; AND
b) protect downstream capacity; S23.2 As Constructed data is submitted in
c) protect downstream water quality; accordance with Section 6 of PSP5 Engineering
d) maximise on-site stormwater retention and Design Standards – Roads, Drainage and
retardation; and Earthworks;
e) convey run-off to stormwater drainage in a AND
manner that allows roads to be trafficable in Q100 ARI S23.3 Stormwater drainage planning, design and
local rainfall events. construction is in accordance with the
Queensland Urban Drainage Design Manual.
Section 39
O24 S24.1 Roads and stormwater drainage RO24.1 The proposed internal driveway and
Roads and stormwater drainage infrastructure is infrastructure is constructed in accordance with— stormwater drainage infrastructure will be
constructed— a) Sections 2, 3 and 4 of PSP5 Engineering constructed in accordance with the
a) in accordance with appropriate engineering Design Standards – Roads, Drainage and applicable standards.
standards; and Earthworks;
b) to minimise adverse environmental impacts, b) Queensland Design Code for Residential
including from run-off and erosion. Streets;
c) AUSTROADS; or
d) A combination of the principles in these
documents;
AND
S24.2 Erosion and sediment control measures RO24.2 An Erosion and Sediment Control Plan will
are designed and implemented in accordance be prepared by Morgan Consulting
with the Institution of Engineers Australia Engineers and will be implemented in
(Queensland Division) Soil Erosion and Sediment accordance with the applicable standards.
Control - Guidelines for Queensland Construction
Sites.
Environmental Protection S25.1 Roads and stormwater drainage follow RO25.1 Roads and stormwater drainage works will
O25 the edge of existing disturbed areas, or be co-located within a combined utility
Roads and stormwater drainage infrastructure are alternatively, these works are co-located within corridor.
located and aligned so as to— a combined utility corridor;
a) minimise disturbance to native vegetation AND
and/or other habitat areas; S25.2 Roads avoid native vegetation and RO25.2 Acknowledged.
b) protect and maintain wildlife corridor provide for fauna underpasses and associated
movements and the safety of native fauna; fencing where appropriate;
c) minimise changes to the hydrological regime, AND
including drainage patterns, run-off and water S25.3 Road infrastructure within or adjacent to RO25.3 Acknowledged.
quality; native habitat incorporates fences which allow
d) avoid crossing watercourses, drainage lines and for protected wildlife movement and controls
wetlands, but where such crossings are unrestricted access of domestic cats and dogs;
unavoidable, disturbed areas are reinstated and AND
revegetated on completion of works; and S25.4 Native vegetation is protected from RO25.4 Acknowledged.
e) minimise bulk earthworks. clearing or construction activities by—
a) clearly marking vegetation to be
retained with flagging tap;
b) installing protective fencing around the
dripline of vegetation; and
Section 40
c) ensuring stock piling, storage and vehicle
parking occur outside the areas of vegetation to
be retained;
AND
S25.5 Low impact construction techniques are RO25.3 Acknowledged.
used around areas of vegetation to be retained
to minimise interference with the vegetation.
O26 No solution provided RO26 Not applicable.
Roads and stormwater drainage infrastructure is
proven to be suitable for its use prior to Council
accepting the dedicated asset.
O27 S27.1 The location, design and construction of RO27 Acknowledged.
Alignment of stormwater drainage infrastructure is to stormwater drainage structures is in accordance
allow for easy access for the ongoing maintenance by with Sections 4 and 5 of PSP5, Engineering
Council. Design Standards - Roads, Drainage and
Earthworks;
AND
S27.2 Where infrastructure is located on private
land an easement is dedicated over the
infrastructure in accordance with Section 4 of
PSP 5, Engineering Design Standards – Roads,
Drainage and Earthworks.
O28 S28.1 The following infrastructure components RO28 The existing road frontage is complete with
Development is provided with external roadworks already exist at the frontage of the site or are kerb and channel and underground utilities.
along the full extent of the frontage of the site to an provided at the developer’s Any works within the road verge fronting the
appropriate standard having regard to the specified expense— site will be in line with Noosa Council
function of the road. a) full width sealed road; Standards.
b) concrete kerb and channel where appropriate;
c) forming and grading to footpaths;
d) vehicular kerb and footpath crossings;
e) a constructed bikeway;
f) a constructed footpath;
g) a constructed carriageway;
h) required alterations to public utility mains,
services or installations;
Section 41
i) construction of any required alterations to
public utility mains, services or installations;
j) stormwater drainage works; and
k) installation of electrical conduits;
AND
S28.2 Road and drainage design and
construction is in accordance with Sections 3
and 4 of PSP5 Engineering Design Standards –
Roads, Drainage and Earthworks.
O29 S29.1 Noise sensitive uses including RO29 Not applicable.
Noise sensitive uses including residential uses are not residential uses are separated by a
subjected to high traffic noise levels from the major minimum of—
road network or rail corridors. a) 40m from the property boundary of
roads within the major road network;
and
b) 80m from the property boundary of rail
corridors;
OR
S29.2 Development in the vicinity of road
corridors meets the following external design
criteria for roads in the major road network—
a) 54dB(A)L 10 (18hours) based on predicted
traffic volumes ten years hence;
AND
S29.3 Development in the vicinity of rail
corridors meets the following external design
level noise criteria—
a) 65dB(a), assessed as the 24hour
average equivalent continuous A- weighted
sound pressure level; and
b) 87dB(A), assessed as a single event
maximum sound pressure level.
Section 42
O30 S30 O30 Not applicable. Staged development is planned, designed and No solution provided. constructed to ensure that— a) each stage of the development can be constructed without interruption to services and utilities provided to the previous stages; b) the infrastructure provided is capable of servicing the entire development; and c) the materials used are consistent throughout the development. O31 S31.1 Any alterations or repair to infrastructure RO31 Not applicable. Any alterations or repairs to infrastructure as a result of as a result of the development are completed at the development are made at no cost to Council. the developer’s expense.
Section 43
Water Sensitive Design Code – The Noosa Plan
Performance Criteria and Acceptable Solutions
Water reuse S1.1 Development complies with the water RO1.1 Refer to the Engineering Services
O1 quality standards in Table 2 of the SEQ Regional Assessment prepared by Morgan
Development uses a combination of detention and Plan Implementation Guideline No. Consulting Engineers.
retention systems to capture run-off from areas on the 7 for Water Sensitive Urban Design;
site;
AND
O2
Water storage devices must have sufficient capacity S2.1 No solution provided RO2.1 Refer to the Engineering Services
having regard to local rainfall pattern and the Assessment prepared by Morgan
catchment area of roof or other hard standing surface Consulting Engineers.
AND
O3 S3.1 Captured water is plumbed to be available RO3.1 Refer to the Engineering Services
Captured water is utilised for all non-potable uses on for all external uses including gardening, Assessment prepared by Morgan
site; irrigation, ponds, filling swimming pools and Consulting Engineers.
AND outdoor cleaning, as well as all ground floor toilet
cisterns and washing machine cold taps;
AND
S3.2 W here the captured water is used for toilet RO3.2 Refer to the Engineering Services
flushing and/or laundry use, an automatic or Assessment prepared by Morgan
manual interchange device that allows alternate Consulting Engineers.
use of captured water or the reticulated water
supply is installed to ensure that there is a
continual supply of water for sanitary flushing
and laundry use.
O4
On-site detention does not adversely impact on water S4.1 No solution provided RO4.1 Refer to the Engineering Services
requirements downstream of the site where the water Assessment prepared by Morgan
is required to sustain the ecology and hydrology of Consulting Engineers.
downstream systems (environmental flows);
AND
O5
Within the Shire Business Centre site, as shown on S5.1 No solution provided RO5.1 Refer to the Engineering Services
Map SBC, on-site detention measures are contained Assessment prepared by Morgan
Consulting Engineers.
Section 44
within the developed areas of the site, clear of drainage lines and Open Space Precincts.; Run-off treatment S6.1 & S7.1 Development complies with the RO6.1/7.1 Refer to the Engineering Services O6 water quality standards in Table 2 of the SEQ Assessment prepared by Morgan Run-off that leaves the site is treated so as Regional Plan Implementation Guideline No. 7 Consulting Engineers. not to adversely impact on the ecology and for Water Sensitive Urban Design. hydrology of downstream environmental flows; AND O7 Within the Shire Business Centre site, as shown on Map SBC— a) run-off treatment occurs within the site ; and b) drainage lines are only used for final polishing of run-off. Town water supply connections S8.1 A suitable backflow prevention device is RO8.1 Not Applicable. O8 installed to protect the potable water within the Backflow devices or similar systems ensure water reticulated water supply in accordance with reuse facilities have no impact on the quality of the AS/NZS 3500:2003 Plumbing and Drainage. town mains water. Use of natural treatments and systems Use of natural treatments and systems RO9 Refer to the Engineering Services Assessment O9 O9 prepared by Morgan Consulting Engineers. Natural treatment strategies, including grass swales Natural treatment strategies, including grass and bio-retention systems, vegetated filtration strips swales and bio-retention systems, vegetated and gross pollutant traps, are used wherever filtration strips and gross pollutant traps, are used practicable; wherever practicable; AND AND O10 O10 RO10 Refer to the Engineering Services Within the Shire Business Centre, as shown on Map Within the Shire Business Centre, as shown on Assessment prepared by Morgan SBC— where necessary, drainage lines are Map SBC— where necessary, drainage lines are Consulting Engineers. ecologically enhanced to ensure that the water quality ecologically enhanced to ensure that the water polishing functions are of high standard. quality polishing functions are of high standard.
Section 45
15128/1
Page 18
Appendix D
DBYD PLANS
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 46
PAPER SIZE A3 Map has been designed to be reproduced in colour All underground cables shall be treated as being energised. Where a cable is located that is not represented on the ENERGEX EnerG/Se DBYD map, then ENERGEX shall be contacted immediately. 8800 8900 For Emergency Situations Please call 13 19 62 U1494282 7700 ——— 7600 8700 7700 |} z g s 3 3 n n S 508700m E This output provides details of the ENERGEX elactrical network. As variations may exist no responsibility is incurred by ENERGEX for the accuracy or completeness of the information provided. Exact positions of cables and electrical connectivity should be confirmed on site. 8800 8900 UNCONTROLLED COPY energex DBYD Date: 15 Sep 15 Time: 09.28.04 Requested By: DBYD SCALE 1:1000 20 ° 20m Enquiry No: 47912337 STRIP No: 2 —= + Cable Voltage A Ground Transtormer Less Than 33k Cubicle Transformer Cable Voltage 33kV or Higher t= Ring Main Unit @) Metering Unit © Direer-Lay Wi Link Pillar Q. Conduit [Service Pillar Multi-Section Junction Pillar Duct . ”\ Trench J Pit — mi Cable Joint Cable Tray b> Cable Termination LE] Tunnel Cable Marker x} Street Light Pole li Earth Works Order Polygon [] INDEX TO SHEETS LOCALITY DIAGRAM S NOOsé*HEADS 5 d \ ne enc tawars BEACH —y PAPER SIZE A3 Map has been designed to be reproduced in colour
Section 47
1
<stripmap>
<Enquiry number> Map Sheet: 1
47912339 <stripmap sheet number>
Legend
Scale: 1: <stripmap
1000 scale>
<stripmap
0
scalebar>
0.01km
<north arrow>
Map Key:
<stripmap key>
1
Data Source
Pipeline Data Copyright APT Pty Ltd, Property Parcels Copyright QLD Government, UBD Imagery – Copyright Sensis, DBYD Dig
Location provided by DBYD.
This maps is created in colour and shall be printed in colour
APT O&M Services (QLD) Pty Ltd does not guarantee the accuracy or completeness of the map and does not make any warranty about the data. APT O&M Services (QLD) Pty Ltd is not under any liability to the user for any loss or damage (including consequential loss or damage) which the user may suffer resulting from the use of this map.
APT O&M Services (QLD) Pty Ltd • 60 Schneider Rd Eagle Farm QLD 4009 • [email protected] • ABN 13 112 358 595
Section 48
Cable Plan N
14
2.
5
72.0
W E
P10
L4
SP178340
0
RT
A RESO
B1-5 -200
AND SP
B10 00
S GOLF
B91 EAD
NG
1
0
2x1
RI
40D 0
A SP
-10
NOOS
S
B1-5 EAD
50D
100
0
MB
HJ
MC
8
P100 8.0
100 MBHJ
B1-50
50DEAD
30.0
77.5
5
5
00
00
2x1
T
1-2
B91 EAD
40D -50
0
OR
-10
B10
B1
S
P100 95.0
RE
100 MBHJ
B1-50
50DEAD
MC
MC 21.0
100 PR
8
10 PR
B1-50
40DEAD
8
10024.0 B91-100
MC B91-100
U1 1-92
5
B9 3-9 10 0
2x2 -20
B9
B101 0
0
U2 B91-1
4
.9
10 31
.0
0
-200 44
U3-U6 P5
B191 00
100
-2
10
B101
SP1
L3 23
783
MC
5
B191-2
MC
B101-2
U8-U833
14.0
100
10
00
00
P50 10
19.6
6
PR 8.9
10 1
B161-1
B101-1
0
40DEA
U11-U14 P5
MC
100
10
70
60
D
35.0
5
U15-U18 10 19.8
0
P5
MC
B101-1
40DEA
100
60
D
100
46.0
U19-U22
P50 10
5
21.3
.4
10 20
U23-U26 0
P5
MC
B1 0DE
01 AD
1
-1
40
5
.8
50
17
0
P5
31
.5
B1 121 -11
6
B 101 10
11 -13 0
10 18.8
-1 0
B 3x
U27-U30
20
M
0
P5
C
22
5
.0
B1 101 10
.8
20
B
11 -11
10
-1 0
M
20
C
2x
DR
0
U31-U34
P5
47.0
6
1 .1
10 3
.0
U35-U38
28
0
10
P5
0
P5
U39-U42
0m 20m 40m 60m 80m 100m
For all Telstra DBYD plan enquiries - Sequence Number: 47912338
email - [email protected]
For urgent onsite contact only - ph 1800 653 935 (bus hrs) Please read Duty of Care prior to any excavating
TELSTRA CORPORATION LIMITED A.C.N. 051 775 556
Generated On 15/09/2015 09:32:23
The above plan must be viewed in conjunction with the Mains Cable Plan on the following page
WARNING - Due to the nature of Telstra underground plant and the age of some cables and records, it is impossible to ascertain the precise location of all Telstra plant from Telstra's plans. The accuracy and/or
completeness of the information supplied can not be guaranteed as property boundaries, depths and other natural landscape features may change over time, and accordingly the plans are indicative only.
Telstra does not warrant or hold out that its plans are accurate and accepts no responsibility for any inaccuracy shown on the plans.
It is your responsibility to locate Telstra's underground plant by careful hand pot-holing prior to any excavation in the vicinity and to exercise due care during that excavation.
Please read and understand the information supplied in the duty of care statement attached with the Telstra plans. TELSTRA WILL SEEK COMPENSATION FOR LOSS CAUSED BY DAMAGE TO ITS PLANT.
Telstra plans and information supplied are valid for 60 days from the date of issue. If this timeframe has elapsed, please reapply for plans.
Page 1 of 2
Section 49
20
P100
.1
8
Mains Cable Plan
P100
AA
2xDIST(AA)
N
W E
0
72.
Vacant
AA 2xDIST(AA) S
AA
P100 P100
5
8
19.5
2xDIST(AA)
AA
P100
5
77.
T
SOR
RE
21
.0
8
8
24.0
5
2xDIST(AA) AA
44.0
P100 AA 2xDIST(AA)
P100
2xDIST(AA) AA
P100
5
14.0
2xDIST(AA)
AA
P100
6
35.0
2xDIST(AA)
AA
P100
5
46.0
DIST(AA)
AA
P100
5
31
.5
DIST(AA)
AA
6
P100 AA Vacant
P100
22
.0
3xDIST(AA)
AA
5
5
36.8
P100
DR
47
2xDIST(AA)
.0
AA
P100 6
32
AA
.2
P100
5
Vacant
0m 20m 40m 60m 80m 100m
For all Telstra DBYD plan enquiries - Sequence Number: 47912338
email - [email protected]
For urgent onsite contact only - ph 1800 653 935 (bus hrs) Please read Duty of Care prior to any excavating
TELSTRA CORPORATION LIMITED A.C.N. 051 775 556
Generated On 15/09/2015 09:32:29
WARNING - Due to the nature of Telstra underground plant and the age of some cables and records, it is impossible to ascertain the precise location of all Telstra plant from Telstra's plans. The accuracy and/or
completeness of the information supplied can not be guaranteed as property boundaries, depths and other natural landscape features may change over time, and accordingly the plans are indicative only.
Telstra does not warrant or hold out that its plans are accurate and accepts no responsibility for any inaccuracy shown on the plans.
It is your responsibility to locate Telstra's underground plant by careful hand pot-holing prior to any excavation in the vicinity and to exercise due care during that excavation.
Please read and understand the information supplied in the duty of care statement attached with the Telstra plans. TELSTRA WILL SEEK COMPENSATION FOR LOSS CAUSED BY DAMAGE TO ITS PLANT.
Telstra plans and information supplied are valid for 60 days from the date of issue. If this timeframe has elapsed, please reapply for plans.
Page 2 of 2
Section 50
15128/1
Page 19
Appendix E
CONCEPT CIVIL ENGINEERING PLANS
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 51
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 52
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 53
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 54
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 55
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
reta ined o r used witho ut the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 56
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 57
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 58
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 59
P: (07) 3369 8411
F: (07) 3369 1893
[email protected]
Morgan Consulting Engineers
This drawing is not to be copied,
retained or used without the
permission of the copyright holder.
1 GREAT GEORGE STREET
PADDINGTON Q LD 4 0 6 4
Section 60
15128/1
Page 20
Appendix F
NOOSA COUNCIL FLOOD OVERLAY MAPPING
Engineering Services Assessment
Residential Development at Precinct E2, Noosa Springs, Noosa Heads
Section 61
See Inset
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Inset Scale 1cm : 340m
SWAN ST
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The text continues on section 62.