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1225 Stage 4 bulk ewks explanation
Attached to the e-mail OPW16/0007 - Notice of not properly made application.
Callaghan & Toth Consulting Engineers Pty Ltd ABN No. 45140292324 8/41 Sunshine Beach Road Noosa Junction P.O Box 2305 Noosa Heads 4567 Callagh an & Toth www.callaghanandtoth.com.au soe : : : Ph: 07 5474 9081 Fax: 07 54749041 Civil, Environmental & Hydraulic Engineers = 18" February 2016 File No: 1225 Noosa Council Attention: Mark Lewis (by email) Dear Sir, RE: OPERATIONAL WORKS APPLICATION (BULK EARTHWORKS) FOR Elm Street, and 61 Lake Macdonald Drive, COOROY (Lot 135 MCH 978 & Lot 5 SP 266731) REC13/0148, MCU13/0226, OPW16/0007 We are responding to the ‘Not Properly Made’ letter dated 10-2-16 for Operational Works Bulk Earthworks approval at 154 Elm Street, Cooroy. We understand there are two issues: fee is not acceptable, and Council query need for Bulk Earthworks and clearing prior to finalization of subdivision. Historical background of Erindale Park Subdivision: Stages 1 (4 lots), 2 (3 lots), and 5/6 (9 lots) have been completed separately over the last two years, Stage 1 construction started in August 2013. One owner purchased the land some time ago and has continued to develop the property. We have approval for Stage 3 Operational Works which is planned to start construction in April this year. Main reasons why Stage 4 needs bulk earthworks prior to completion of subdivision: Stage 3 construction requires 2600 cubic metres of imported fill (in addition to cut-fill on site). This is required to obtain flood freeboard in accordance with flood study. Cost to import this amount of fill is approximately $104,000 (estimated $40/cum), cost to cut from Stage 4 and cart a small distance to fill estimated as $65,000 (at $25/cum). The cost difference to import fill is therefore $39,000. Importing 2600 cum of fill using truck and dog at 20cum/load requires 130 return trips to the site on Council roads. This is not desirable for roads or local residents. The soil can be moved onsite using dump trucks without using Council roads which is far less impact on community. Stage 3 has approximately 3800 cubic metres of excess topsoil, tests show a topsoil depth of 200-400mm which has been encountered on other Stages. Stage 4 is an old TMR quarry and has a lack of topsoil, so it is planned to take topsoil from adjacent Stage 3 to Stage 4. Again it is better for cost and roads/community if the transport of material is kept between the two sites. X:WOBSICT Projects in progress\1225 30 lots lake MacDonald Drive\Correspondencelstage 3 & 4\1225 Stage 4 bulk ewks explanation.doc
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e The subdivision construction process is controlled by the ability to sell developed lots. The Developer cannot justify the additional construction cost to complete Stage 4 (25 lots) and have them sitting there waiting to sell while the whole of Stage 3 is still on the market. Combined with Stage 3 (16 lots) there are 41 lots which are considered too many to put on the small Cooroy market. As per plans submitted, Stage 4 works consist of: e The necessary tree clearing to obtain cut material and shape lots. Trees on the site will have to be removed to obtain the approved 25 lots of REC13/0148, MCU13/0226. Trees on this site are re-growth after TMR mined the land some time ago and their environmental value is considered low. Due to subdivision approvals in place, whether trees are removed now or later seems irrelevant, especially due to cost and Council/community benefits by reducing truck numbers taking fill in and topsoil out of Stage 3. e¢ Complete cut/fill and export fill Stage 3, shape final lot levels to plans, import topsoil and mulch to leave a tidy site. There are two sediment basins planned on site to cater for sediment and erosion which will be left in place until the site is stabilized. Completing bulk earthworks and finalizing services later is a standard industry practice. When Stage 3 has sold sufficient lots, Stage 4 will be completed by forming the roads and water/sewer/drainage infrastructure is installed. Fees It seems unusual that Noosa Council have a specific fee for Bulk Earthworks but it cannot be used in relation to a subdivision. The cost to approve and inspect a subdivision of this size for Operational Works including all infrastructure is $1,730 + (25 x $518) = $14,680. As there is far less detail on Bulk Earthworks plans this fee is not relevant. The owner had provided a fee of $1,614 (minimum Council fee for bulk earthworks, 0.5% of estimated cost is $1,225). As this is not sufficient we propose a fee of: $14,680 x 0.27 = $3,963 (balance outstanding $3,963-$1,614=$2,349) This is based on checking 11 plans submitted (percentage is comparison to Stage 3, 41 plans (11/41=27%)) and inspecting the site in conjunction with Stage 3. Note that fees for Stage 3 have already been paid in the amount of $10,018.00 which covers plan checking and inspections. As Stage 4 Bulk Earthworks will be completed at the same time the inspections can be completed when the inspector is on site anyway. We request the reduced fee is assessed and accepted so plan checking can proceed with April start date for Stage 3 and 4 in mind. Yours faithfully, Callaghan & Toth nn ooo Y ay A flaynes BE Civil(Honsy RPEQ CPEng Please view www.callaghanandtoth.com.au for all information on our company profile and terms and conditions for services rendered X:JOBSICT Projects in progress\1225 30 lots lake MacDonald Drive\Correspondence\stage 3 & 4\1225 Stage 4 bulk ewks explanation.doc