Council archive · source document
Referenced Documents - MCU11/0254
SITE BASED STORMWATER MANAGEMENT PLAN
For
KNOWLES GROUP
Proposed Townhouse Development at
Lot 4 Hofmann Drive
Noosaville
Job Ref: SC- 3395
November 2011
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Page 2
SWMP-Lot 4 Hofmann Drive, Noosaville 1
AUTHORSHIP INFORMATION
REPORT TITLE Engineering Assessment Report
Affected
Properties
Street Address Hofmann Drive, Noosaville
RP Description Lot 4 on SP 222982
Prepared For Knowles Group
Date 29 November 2011
Report Status Final
Prepared By
Name Sean Dwyer
Qualifications BE, CPESC Assoc.
Company Empire Engineering Pty Ltd
Phone Number 07 5477 6437
Reviewed By
Name Troy Paulsen
Qualifications BE, CP Eng, RPEQ#6990
Company Empire Engineering Pty Ltd
Phone Number 07 5477 6437
REVISION DATE Reviewed/ Approval
th
O 29 November 2011
Document Qualifying and Ownership Statement:
The contents of this document represent an assessment of the facts and circumstances pertaining to
this matter, as they are known to the writer at the time of preparation. It is possible that upon
completion and distribution of this document further information may come to hand that impact upon
the findings, recommendations or conclusions drawn in this document. This document and its contents
remains the property of Empire Engineering and cannot be reproduced in whole or in part for any
reasons that could be considered to be outside the exact, intended original use of this document.
Page 3
SWMP-Lot 4 Hofmann Drive, Noosaville 2
TABLE OF CONTENTS
1.0 Introduction ................................................................................................................... 3
1.1 Background ..........................................................................................................3
1.2 Scope ...................................................................................................................3
1.3 Existing Topography .............................................................................................3
1.4 Proposed Development ........................................................................................4
3.0 Water Quality Management ........................................................................................... 6
3.1 Background ..........................................................................................................6
4.0 Stormwater Quantity Management......................................................................... 8
5.0 Flood Management ...................................................... Error! Bookmark not defined.
6.0 Conclusions ............................................................................................................ 9
APPENDIX A - Site Drainage Layout and Details
Page 4
SWMP-Lot 4 Hofmann Drive, Noosaville 3
1.0 Introduction
1.1 Background
This report is to accompany and be considered part of an application to Sunshine Coast Regional Council
for a proposed multiple unit development at Lot 4 Hofmann Drive, Noosaville.
1.2 Scope
Empire Engineering Pty Ltd was commissioned by Knowles Group Pty Ltd to develop a Site Based
Stormwater Management Plan (SWMP) to outline water management strategies for the proposed
development that will comply with Council’s relevant planning scheme policies, Queensland Development
Code and the Environmental Protection Act (1994) and its associated Environmental Protection (Water)
Policy 1997.
This report presents the results of a SWMP outlining the proposed measures to be adopted in relation to
stormwater quality management and stormwater quantity management for the site in question.
1.3 Existing Topography
The subject site is described as Lot 4 on SP 222982 with a total area of 6189m2. The site is bounded by
Hofmann Drive to the north-east and an environmental reserve to the remaining boundaries. The site is
currently a vacant lot with an existing swale running along the western boundaries of the site. Stormwater
from the site currently sheetflows into the swale which discharges into the environmental reserve
adjacent to the site.
Figure 1.1 View from Street
Page 5
SWMP-Lot 4 Hofmann Drive, Noosaville 4 1.4 Proposed Development Schematic architectural drawings prepared Reitsma building designers depict the proposed residential development to consist of 30 townhouses with associated driveway and carparking facilities.
Page 6
SWMP-Lot 4 Hofmann Drive, Noosaville 5
2.0 Water Cycle Management
2.1 Background
The purpose of this section of the SWMP is to outline water saving measures that will be implemented
in the design and construction of the proposed development. The recommendations made are to
exceed the minimum requirements as set out in the Queensland Development Code to which this
development is to be assessed.
2.2 Stormwater Harvesting Tanks
In an effort to reduce the demand on town water supply and to meet the water quality objectives for this
development, it is proposed to incorporate stormwater harvesting tanks within the hydraulic design of
the proposed development.
In accordance with the Queensland Development Code, it is proposed to utilise harvesting tanks with a
capacity of 3,000 litres per unit (90,000 litres total). A minimum of 60% of the roof area of the proposed
structures is to be connected to the rainwater tanks with first flush diversion capabilities.
To achieve the reduction in loading to the town’s water supply, it is intended that this volume of water is
to be used to supply any non-potable uses within the proposed development including toilet flushing and
external uses. The tank shall also be fitted with a bypass device such that in the event the tanks become
empty, town water is used to supply the toilet flushing requirements.
2.3 Wastewater Minimisation
To further reduce the impact of water demand from the development and to minimise the loading on
the existing sewerage network, it is intended to reduce the wastewater leaving the site through the use
of “at source” measures. This will include:
Water saving shower roses with a AAA rating or better
Dual flush toilet cisterns that do not exceed 6 litres on full flush and 3 litres on half flush
The use of 3 star (or higher) water efficient appliances
Education of the end-user regarding water conservation techniques
Page 7
SWMP-Lot 4 Hofmann Drive, Noosaville 6
3.0 Water Quality Management
3.1 Background
This section of the report will outline the measures to be adopted to control the quality of stormwater
which leaves the site. The scope typically encompasses the ‘post construction’ phase of the
development however ‘construction phase’ water quality is briefly addressed.
3.2 Construction Phase
Table 3.1 has been adapted from Table C4.1 of Brisbane City Council’s (BCC) Stormwater Best
Management Practices 2000 and details the typical stormwater pollutants which may be generated
during the construction phase of the development.
Pollutant Sources
Litter Paper, construction packaging, food packaging,
cement bags and off-cuts
Sediment Unprotected exposed soils and stockpiles during
earthworks and building
Hydrocarbons Fuel and oil spills, leaks from construction equipment
Toxic Materials Cement slurry, solvents, cleaning agents, wash waters
pH Altering Substances Cement slurry, wash waters
Table 3.1 –Typical Construction Phase Pollutants
The following measures should typically be implemented prior to the commencement of
construction:
Education of all site workers in sediment and erosion procedures
Specified storage areas for construction materials and plant that are bunded to prevent
any spillages from escaping
During the construction phase of the development, silt fences should be erected downstream of all
disturbed areas. In addition erosion and sediment control devices should be regularly inspected and
maintained following storm events. An Erosion and Sediment Control Plan will be provided as part of
the operational works application process.
Page 8
SWMP-Lot 4 Hofmann Drive, Noosaville 7
3.3 Operational Phase
During the operational stage of the development, the following impacts have been identified in relation
to stormwater runoff and water quality of the receiving waterways:
Gross pollutants which include human derived litter, course sediment and vegetation
Sediment and suspended solids
Nutrients such as phosphorous and nitrogen
To target these potential pollutants Best Management Practices have been adopted, to be incorporated
within the design to reduce pollutants and to preserve the environmental values and quality of the
receiving waters downstream of the development site. Run-off from pavement areas shall be captured
by baffled gross pollutant collection traps (‘Fox’ Environmental Systems BPT600 of Ecosol RES100)
for the removal of silt, sediment, gross solids and hydrocarbons. Maintenance of the units can be
carried out by the body corporate in accordance with the manufacturer’s specifications.
3.3.1 Deemed To Comply Requirements
Under the Water By Design Deemed To Comply Solutions for South-East Queensland, the proposed
development is classified as an R5 type development. Rainwater harvesting and re-use is proposed
facilitating the removal of suspended solids and the uptake of nitrates and phosphates by watering
landscaped areas. In addition, overflow from the tanks and captured run-off from impervious areas
within the development will be directed to a bio-filtration device sized at 1.7% of the total catchment
area. In this instance, this equates to a bio-filtration device sized at a minimum of 105m2 filtration area.
An extended detention of 300mm is to be incorporated within the device and a high flow outlet
incorporated to act as a by-pass for larger storm events.
Concept layouts and details are provided in Appendix A of this report.
Page 9
SWMP-Lot 4 Hofmann Drive, Noosaville 8 4.0 Stormwater Quantity Management The subject site is located adjacent to an environmental wetland reserve. Site inspections of the adjacent stormwater infrastructure within the Hofmann Drive road reserve identified that captured water from the local upstream catchment is directed to this wetland. As the wetland is under the control of a local statutory authority, it is deemed to be the legal point of discharge for the subject site. As such all captured stormwater from the site is proposed to be discharged to the wetland via the overflow outlet from the proposed bio-filtration device. The location of the site relative to the upstream urbanised catchment is at the downstream end of the network and adjacent to the point of discharge. In addition, the time of concentration for the subject site is much less than that of the total catchment area hence relief of the site occurs well before the upstream catchment reaches its peak discharge. With these points being considered, it has been determined that on-site detention would have no beneficial impact to peak flow discharge rates and as such no detention is proposed within the development.
Page 10
SWMP-Lot 4 Hofmann Drive, Noosaville 9
6.0 Conclusions
This report has outlined a total water cycle strategy to be adopted in the construction and operational
works phase of the development which satisfies the acceptable solutions set out in Councils planning
scheme policies.
Wastewater minimisation strategies will be adopted to reduce the demand on Council’s
existing infrastructure.
Best Management Practices for water quality have been adopted. In this instance this equates
to the specification of baffled gross pollutant collection traps and a bio-filtration deviced sized
at a minimum of 105m2 filtration area
Due to the sites location adjacent to the point of discharge for the total catchment area, no
detention of stormwater id proposed for the site
Page 11
ATTACHMENT E
LANDSCAPE CONCEPT PLAN
PREPARED BY ANEMBO CONSULTANTS
[OCR of page images]
ATTACHMENT E
LANDSCAPE CONCEPT PLAN
PREPARED BY ANEMBO CONSULTANTS
Page 12
60 HOFMANN DRIVE
LANDSCAPE CONCEPT PLAN
2 December 2011
3m WIDE GARDEN AREAS TO
TURF TO INTEGRATE WITH ROAD RESERVE, TYP. BUFFER FROM HOFMANN DRIVE, TYP.
STONE CLADDED
LETTER BOX EXISTING STREET TREE
TO REMAIN, TYP.
NEW STREET NATIVE THEME TREES TO SHADE
TREE, TYP. FLOWERING ACCENT TREES REAR COURTYARDS, TYP.
FOR ENTRY
SMALL THEME TREE
FOR CHARACTER GARDENS TO
UNIT ENTRIES, TYP.
FIREBREAK
EASEMENT - FIRE
RETARDENT PLANTINGS
ONLY WITHIN THIS EASEMENT
ACCENT TREE FOR
CHARACTER & AMENITY
REFUSE & BIN
WASHDOWN LOCATION
ENVIRONMENTAL COVENANT AREA -
EXISTING TO VEGETATION TO REMAIN
UNDISTURBED AND PROTECTED
DURING CONSTRUCTION
DIRECTIONAL SIGNAGE
BLADE WALL, TYP.
CONCRETE FOOTPATH WITH
POSSIBLE STONE PAVER BANDING &
EXPOSED AGGREGATE NODAL AREAS,
FOR RESIDENT CIRCULATION, TYP.
BIO-RETENTION AREA FOR
STORMWATER MANAGEMENT, TYP.
60 HOFMANN DRIVE,
anembo consultants
Landscape Architects Project Management
CANTO HOLDINGS PTY LTD
Landscape Concept Plan NOOSAVILLE, QUEENSLAND Environmental
anembo consultants pty.ltd. A.B.N. 75 089 473 156
1 This document is the copyright of anembo consultants and shall not be copied without written approval,
Sunshine Coast: PO Box 24 Moffat Beach QLD 4551
Ph: 07 5437 0000 Fax: 07 5437 0088
NORTH nor shall it be used except for the development and the site specified. Scale cannot be guaranteed when
printing from PDF files. This plan is CONCEPTUAL, subject to change, and NOT for construction. e-mail: [email protected] www.anembo.com
Page 13
60 HOFMANN DRIVE
LANDSCAPE CONCEPT PLAN
2 December 2011
SUGGESTED MATERIALS & FINISHES
Contemporary landscape designs with Formal landscaped gardens with layered
natural materials plantings of shade trees, shrubs and
groundcovers
Formal softscape plantings for spatial Exposed aggregate paving
definition and sequencing with banding for directional
cues and nodal transition
Letter box and possible directional signage Natural stone paver banding and wall capping
walls with natural cladding cladding
anembo consultants
Landscape Architects Project Management
CANTO HOLDINGS PTY LTD
Design Philosophy & Suggested Materials & Finishes Plan Environmental
anembo consultants pty.ltd. A.B.N. 75 089 473 156
2 This document is the copyright of anembo consultants and shall not be copied without written approval,
Sunshine Coast: PO Box 24 Moffat Beach QLD 4551
nor shall it be used except for the development and the site specified. Scale cannot be guaranteed when Ph: 07 5437 0000 Fax: 07 5437 0088
printing from PDF files. This plan is CONCEPTUAL, subject to change, and NOT for construction. e-mail: [email protected] www.anembo.com
Page 14
60 HOFMANN DRIVE
LANDSCAPE CONCEPT PLAN
2 December 2011
PROPOSED PLANTING PALETTE
GENUS species - Common Name
TREES
BANKSIA integrifolia - Coast Banksia
*CUPANIOPSIS anacardioides - Tuckeroo (male)
*MACARANGA tanaris - Macaranga
MAGNOLIA 'Little Gem'
*SYZYGIUM australe - Scrub Cherry
WATERHOUSEA floribunda - Waterhousia
XANTHOSTEMON chrysanthus - Golden Penda
SHRUBS
*ACMENA hemilampra - Bush Satinash
BANKSIA species
CALLISTEMON species
*CORDYLINE species
Tuckeroo - Theme Tree, Warratah Tree - Accent Tree Magnolia 'Little Gem' Waterhousia - Theme Tree Wild Iris - Theme Ground Cover
GREVILLEA species
Clear Trunk - Feature Screen
*HIBISCUS heterophyllus - Native Rosella
Tree/Hedge
MELALEUCA thymifolia - Thyme Homey Myrtle
MELASTOMA affine - Blue Tongue
METROSIDEROS species
*SYZYGIUM species
WESTRINGIA species
GROUNDCOVERS
*BLECHNUM nudum - Fishbone Fern
ANIGOZANTHOS species
*CISSUS rhombifolia 'Ellen Danica' - Grape Ivy
*CYNODON dactylon - Evergreen Couchgrass
*DIANELLA 'King Alfred'
*DIETES grandiflora - Wild Iris
Lilly Pilly - Medium Sized Shrub Lilly Pilly - Smaller Sized Shrubs for Hedging Grevillea 'Honey Gem' - Bird Melaleuca thymifolia -
*LIRIOPE species
for Hedging and Buffering and Base of Walls / Fencing Garden Plantings Attracting Native Flowering Flowering Native Shrub
*LOMANDRA hystrix - Mat Rush
*PHILDENDRON 'Xanadu' & Buffering Shrub
*SCAEVOLA species
*TRACHELOSPERMUM jasminoides species
WSUD BIO-RETENTION AREAS
CAREX species
GAHNIA clarkei - Gahnia
ISOLEPSIS nodosa - Knobby Club Rush
JUNCUS usitatus - Jointed Rush
*LOMANDRA hystrix - Mat Rush
THEMEDA australis - Kangaroo Grass
NOTES:
* Indicates Fire Retardant Plant Species for use Liriope - Evergreen Theme Star Jasmine - Callistemon 'Little John' - Fishbone Fern - for shaded
Golden Penda - Feature Groundcover
within Firebreak Easement. Fragrant Accent Flowering Native Shrub entry courtyard areas
Flowering Accent Tree
Plant selections consist mainly of native species. Groundcover
All plants have been selected for their drought
tolerant characteristics and suitability with
proposed horticultural conditions.
All garden areas to be mulched 100mm deep with
organic mulch for soil water retention and aid in
improving soil profiles.
anembo consultants
CANTO HOLDINGS PTY LTD Landscape Architects Project Management
Proposed Planting Palette Environmental
anembo consultants pty.ltd. A.B.N. 75 089 473 156
3 This document is the copyright of anembo consultants and shall not be copied without written approval,
Sunshine Coast: PO Box 24 Moffat Beach QLD 4551
nor shall it be used except for the development and the site specified. Scale cannot be guaranteed when Ph: 07 5437 0000 Fax: 07 5437 0088
printing from PDF files. This plan is CONCEPTUAL, subject to change, and NOT for construction. e-mail: [email protected] www.anembo.com
Used in these records
REFERENCED DOCUMENTS - MCU11/0254Related documentApplication case desk ↗
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