Attachment 1 - Site Inspection Report

Page 2

Introduction
As per your request, David Wild from EC Engineers completed an inspection of 2/16
Grant St, Noosa Heads on Tuesday 25 October 2025. The inspection was
undertaken at the request of the building owner – Maan Investments P/L.

The following report outlines the results of our inspection in relation to the structural
and future performance of the right side elevation planter boxes.


Background
The property comprises of a residential duplex building which was completed
approximately 18 months ago. Its construction includes split floor levels across
supported by a concrete slab on ground. The first level features a suspended concrete
floor slab. The walls of the building comprise of a rendered and painted finish along
with a low-pitched roof.




                                 Aerial view of property

The building is constructed on an elevated and sloping lot which falls from the rear
towards the street front. The dwelling has been designed to follow the profile of the
land.

As we understand, towards the end of construction council approved for the installation
of a timber planter box to be installed along the right-side elevation of the building.
The planter boxes extend from the entry area to the rear of the building extending past
the ground floor rooms.



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ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

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The current building owner has raised concerns regarding the longer-term
performance of the planters from both a structural and maintenance perspective. Our
services were engaged to inspect the installation and provide comment on potential
structural issues and future performance of the planters.



Inspection Results

Our site inspection included review of the planter box installation and a review of their
future performance. As mentioned, the planter boxes were understood to have been
installed around 12 months ago as part of a council approval request during the final
stages of construction.

The building is constructed on a gently sloping lot resulting in the building being
elevated from the street level. To access the building there is a walkway and main
entrance located to the right-side elevation. Traversing up the entry stairs the planter
boxes were observed to be located just past the entrance door located approximately
halfway along the side of the house. They then extend from the entry all the way to
the rear elevation of the ground floor.




                         Planter boxes as viewed from entry

In terms of dimensions, the planter boxes were installed as two components joined to
form one continuous structure approximately 8m long. Their height was measured to
be approximately 1500mm high and 900mm wide. Immediate viewing noted the
planter box to be dominant to the side and creating a reduced access to the right side.




                                                                              Page 3 of 10
ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

Page 4

            Planter boxes to right side elevation (viewed from ladder)

The high nature of the boxes meant that viewing of the plants and vegetation was
restricted due to the height which raised function concerns. Therefore, a ladder was
utilised to gain an improved view of the planter boxes.




                           Planters box height perspective

The construction consists of treated pine sleepers and posts painted black in colour.




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ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

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                         Planter detail (H4 Design 10/1/2024)




              Timber construction of planters Note: mould to timber




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ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

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Viewing along the treated pine walls of the planters noted the sleepers were displaying
deflection at mid span, splits, twisting and warping. This raised concern about the
planter boxes performance given they have been newly installed.




                                        Post movement




                                   Bowing to sleepers

Consideration was placed as to the expected lifespan of the planter boxes in
comparison to the dwelling for which we noted treated pine sleepers typically have a
service life of 7-15 years compared to the house which should have 50 years plus.
We raised concern that the planter boxes will begin to reach the end of their service

                                                                            Page 6 of 10
ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

Page 7

life well before the house. There is high likelihood that the planters will become a
regular maintenance issue as time goes on.

It was noted that the planters are installed parallel and against the building with a
clearance gap of approximately 100mm. Close inspection noted that the building
features an exposed slab edge system meaning a cold joint is present just above
ground level.




                           Planter boxes built close to wall

Given the construction system utilised the planter boxes were noted to limit clear
viewing of the cold joint. Furthermore, debris had begun to accumulate between the
planters and the house wall.




                                                                           Page 7 of 10
ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

Page 8

             Debris accumulating behind boxes against building wall

We raised concern that planters restrict clear access and visual inspection of the
perimeter termite protection system. as part of homeowner maintenance regular
inspections are recommended to take place by a pest inspector to maintain the system
warranty. The installation of the planter boxes prevents any such necessary access.




                                                             Joint not viewable
                                                             beyond planter




                  Slab edge cold joint requiring regular inspection

Additionally, concerns were also raised regarding slab edge dampness and the
migration of moisture through the wall. The buildings construction contains a cold joint
between the junction of the concrete floor slab and the masonry wall. To prevent

                                                                                  Page 8 of 10
ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

Page 9

moisture migrating through the joint, a clearance between the top of slab and finished
ground is to be maintained.

However, the installation of the planter boxes allows debris to accumulate between
the boxes and the building wall. Overtime the debris create damp conditions allowing
water to bypass the slab edge cold joint or build up against the slab. Moisture then
can flow into the building and generate dampness. This raises issue with building
code compliance with respect to NCC 3.1.3.3.




                          Detail of ground fall and clearance

       *Dimension 3.1.3.3(b) represents 100mm above well drained areas or 50mm
       above paved or concreted areas or 150mm in any other case.

       *Dimension 3.1.3.3(a) represents 25mm/m for paved or concreted areas or
       50mm/m in any other case.

After inspecting the planter boxes to the right side elevation it was summarised that
they pose potential future structural issues given the reduced life span of the materials
used. The planters also limit required owner maintenance and access to the building
which has potential to lead to greater pest and water migration issues into the building.


Conclusion and Recommendation

As we understand, at post completion of the building council approval was provided
for the installation of timber planter boxes along the right side of the building. Concerns
have been raised as to the structural implications that the planters may create in future.

Our services were engaged to conduct a site inspection and provide comment as to
the structural issues and future performance of the planters.

The results of the inspection returned concerns relating to the life span of the timber
planters in relation to the building. The approved construction materials were
observed to be less that of the building (i.e. pine timbers vs masonry) raising future
performance issues in terms of stability and deterioration.
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ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351

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The installation of the planters is near the building wall which raised building
maintenance problems in relation to accessing termite protection barriers, vermin
proofing and building maintenance. The restricted access between the planters and
the building also generates potential for moisture accumulation which can lead to
water ingress and slab edge dampness to the building.

It is recommended that the planters be lowered, removed or relocated to allow for
maintenance and access for regular expert inspection i.e. pest inspector. Additionally
relocating or removing is recommended to maintain necessary compliance with the
National Construction Code (NCC) in regard to maintaining site drainage and slab
clearance provisions.

Thank you for engaging our company’s engineering services and should you have any
further questions please do not hesitate to contact our engineer David Wild on 1300
002 302 or [email protected]


EC Engineers




David Wild
B.E. (Hons)
B. Bld Surv (Hons)
RPEQ

Please note - this report is compiled based on the evidence made available to us and gathered during
our site inspection. The findings are not based on any unforeseen or inaccessible elements.




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ENGINEERING REPORT
Address:   2/16 Grant St, Noosa Heads
Reference: 112351