Council archive · source document
2008/0169 Response to information request - 71 Seaview Tce Sunshine Beach · 132008.169
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2 oot/o/ 6 7
SCRC CORRESPONDENCE
23 November 2010
Our Ref: 090644T
Council Ref: 2008/0169 29 NOV 2010
wU B0320748
M ANAGERS
I C5
PMENT
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre QId 4560
ATTENTION: Glen Conforti
£ 2 4 NOV 2010
Dear Glen
INFORMATION RESPONSE
DEVELOPMENT APPLICATION (SUPERSEDED PLANNING SCHEME) - DETACHED HOUSE
71 SEAVIEW TERRACE, SUNSHINE BEACH
Further to Council's Information Request of 24 November 2009 for the abovementioned proposal we
enclose 4 copies of revised proposal plans (Attachment 1) prepared by Gavin Maddock Design Studio
and now respond in full to each of the items raised.
Planning Assessment
1. The building envelope for the development should not extend beyond or seaward of RL 35m AHD
and the Coastal Management setback. All buildings and structures including pathways, landscaped
terraces, plumbing requirements, infiltration pits and scour protection devices etc should be
contained within this envelope. Disturbance of vegetation during construction should be limited to
a maximum of 3m beyond the envelope. In this regard provide an amended plan that contains all
building works within the building envelope.
Response:
There are no provisions of the planning scheme that require a building envelope for development of
the site or restrict the building area to the landward side of RL 35m AHD and the Coastal Management
setback. The siting and location of development is consistent with the established building character
and built form of adjoining and nearby sites along Seaview Terrace. In this regard no building
envelope is applicable or required. The supporting documentation and reports accompanying the
application demonstrate the suitability of the development as proposed.
2. It is difficult to determine roof height in critical areas with the plans provided. Therefore provide a
roof plan indicating roof RL's at critical high points and the corresponding NGL. Such points should
include but not be, limited to the dining/living deck roof and bed 1 roof. The plan should include
RL heights and corresponding NGL to the top of the western boundary fences, roof terrace
balustrades and to all curved walls.
Response:
The revised proposal plans in Attachment 1 include a roof plan sk211 indicating roof RL's at critical
high points and the corresponding NGL, together with boundary fencing and walls. This confirms
that no part of the building will exceed a height of 8m from natural ground level.
Nortl
18/42 Kng Street, Oaboolture Qld 4510 Suite 1, Corner Surf Road & c;erdak Street 61-73, Sturt Street, TO',vr' Sv111e QId 481
PCs Box 1712, Caboolture QId 4510 Alexandra Headland QId 4572 PO Box ;02 /, Towrrsv,lle QId 4810
p 1 07 5495 5318 r 1 07 6495 5317 PO Box 6380. Maroochydore GC Old 4558 p I (), 473066 r 1 07 4 721 3088
o 1 07 5443 2844 r 07 5443 7146
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3. Please provide the following additional sections:
3.1. an east west (approx.) section through spa/sauna, bed 2/ensuite and northern end of
bed 1
3.2. a north west to south east, long section through the bedrooms to the northern pavilion
and the living areas to the southern pavilion. This section should include the roof terrace.
Response:
The revised proposal plans in Attachment 1 include additional sections G and H through the requested
areas. These sections confirm that no part of the building will exceed a height of 8m from natural
ground level.
4. The plans indicate structures such as retaining walls; contiguous piles and Uretek grout injection
within the 3m western boundary setback. Pursuant to the Schedule to the Planning Scheme 8.10
Building Setbacks all structures should be removed from the setback.
Response:
Section 8.10 requires buildings and structures in the Non-Urban Zone to be setback 3m from
boundaries other than road frontages. The proposal complies with this requirement. It is considered
that retaining walls do not fall under this provision, as evidenced by the numerous examples of
retaining walls throughout Noosa that are constructed within boundary setback areas. We note that a
retaining wall currently exists on the boundary line within the adjoining western property (Lot 5), with
a pool deck, about 3m above ground level, also built to the boundary. In any event the retaining wall
is predominantly setback 3m from the western boundary with the exception of a small tapered section
at the entry driveway in the south-western corner of the site. This is necessary due to site access
restrictions. The contiguous piles are below ground and are also setback a minimum 3m. While the
Uretek grout injection is within the 3m setback it is not a building or structure required to be setback
3m. The Uretek grout injection is below ground and will not be visible. It is used for the purpose of
land stabilisation and is not attached to any building or structure. The proposal complies with the
provisions of section 8.10 (and which even if they did not are relaxable under section 8.10.3) and
Councils application of these provisions with other developments.
Operational Works Assessment Branch
5. The storm water plan proposes for the outflow from the storm water storage tanks to d&.harge via pipes
kxated at a grade of approximately 1:2. There is concem that concentration of water will effectively increase
flow volumes in the storm water outlet areas and may affect vegetation structure in these areas, in
addition there is concern that insufficient scour protection and dissipation is provided at the outlets to
ensure scour and erosion will not occur. Therefore, please advise the likely velocity of discharge from
each outlet in a Q100 event, assess the impact of the likely velocity of storm water exiting the storm
water systems on the stability of the site in a Q100 event and assess whether the proposed dissipation
devices at the storm water outlets are appropriate to prevent scour.
Response:
A revised Site Based Stormwater Management Plan prepared by JF&P is included in Attachment 2.
This report assesses the likely velocity of discharge from each outlet in a Q100 event, assesses the
impact of the likely velocity of storm water exiting the storm water systems on the stability of the site
in a Q100 event and confirms that the proposed dissipation devices at the storm water outlets are
appropriate to prevent scour. Refer in particular to sections 3.7 (Management of Flows) and 4.8
(Flows Mitigated) and Figure 7.
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3
6. There is contradiction between treatments proposed at the western property boundary as shown on
engineering Drawing 09578RSK6 (i.e. piles) and the submitted Stormwater Management Plan
(stormwater diversion drain). Therefore please advise whether or not the proposed stormwater drain at
the rear of the property will be compatible with all of the structures required for structural stability.
Response:
Revised structural engineering drawings and report prepared by Tod Consulting Engineers to reflect
the revised design are included in Attachment 3. Drawings 09578R SK6 & SK7 now accurately reflect
the proposed stormwater management treatments. These drawings demonstrate an appropriate
outcome for structural stability can be achieved.
7. The configuration of rock check dams and vegetation proposed to be planted within the stormwater
diversion drain proposed at the western boundary is unclear. In this respect the following information is
required to darify and justify the surface treatments proposed for the drain:
7.1. calculations of the expected velocities within the drain
7.2. minimum lining requirement of the drain with respect to excepted velocities to prevent erosion
as per the recommendations of the Sunshine Coast Regional Council Manual for Sediment and
Erosion Control Version 1.2
7.3. continuous longitudinal and plan section of the whole length of the drain proposed at the
western boundary to clearly demonstrate the intended surface treatment for the drain
Response:
A revised Site Based Stormwater Management Plan prepared by JF&P is included in Attachment 2.
This report clarifies the surface treatments and expected velocities. Refer in particular to section 3.7
(Management of Flows).
8. As the site will involve disturbance and exposure of more than 250m2. The level of erosion risk /soil loss
expected during the duration of the construction of the dwelling is required pursuant to the Sunshine
Coast Regional Council Maroon Manual for Erosion and Sediment Control Version 1.2 (tile Maroon
Manual) . In the event of more than 150 tonnes of erosion is expected to occur, a hazard evaluation report
and major erosion and sediment control plan is required to be prepared in accordance with the
requirements of the Maroon Manual. Calculations and sediment and erosion control plans must be
certified by a person Certified in Erosion and Sediment Control (CPESC) or a registered professional
engineer of Queensland to comply with the requirements of the Maroon Manual.
Response:
A Soil and Water Management Plan prepared by JF&P in response to this item is included in
Attachment 4. This report has been prepared in accordance with the Maroon Manual.
9. There is concern regarding the practicalities of construction of the dwelling on the site. A
Preliminary Construction Management Plan is therefore required to detail the:
9.1. proposed staging of construction with respect to access to different areas of the site for
all construction activities, integration of sediment and erosion control measures etc
9.2. turnaround areas for concrete trucks, drilling rigs etc during the different stages of
construction;
9.3. maximum number of contractors expected on site at one time and correlating location of
parking for those contractors. Parking is not permitted in Councils carpark on
Seaview Terrace and limited or no parking in the surrounding streets.
9.4. loading and unloading areas at each stage of construction
9.5. location of equipment storage at each stage of construction.
With respect to the above, the Construction Management Plan must demonstrate that
the use rights of neighbouring properties that utilise the Seaview Terrace access are
Page 4
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not compromised, and address whether any development applications and owners
consent is required for use of other properties off site associated with any construction
activities.
Response:
A Preliminary Construction Management Plan is included in section 3.4 of the Structural Design
Concept Report prepared by Tod Consulting Engineers (Attachment 3). This preliminary plan
indicates likely staging and construction approach and associated numbers of contactors, and
demonstrates that construction management can be achieved without impacts to adjoining lands.
Preparation of a final construction management plan is subject to detailed design and the
appointed Contractor. A standard condition can be imposed requiring submission and approval of
a construction management plan prior to commencement of work.
10. Council is currently assessing the Geotechnical study and in this regard any further information
will follow.
Response:
Councils comment is acknowledged. No information requested or response required.
Environment and Landscape Unit
11. Fauna Survey
The Sea view Terrace Ecological Assessment Report for Adrian Slinger By Chenoweth dated 24
March 2009 (the EAR) admits unknown impact upon the values of the adjacent National Park:
Given the vegetated nature of the site, its close proximity to Noosa National Park, and presence of
a vegetated waterway, any development on the site can potentially affect these values. p21.
Given the admitted potential negative impact to the native species on the site and the adjacent
National Park the one day flora and fauna assessment, which was restricted to the site only, is
considered inadequate. This is particularly so given that very few amphibians would have been
sited during the height of summer, as admitted by Chenoweth on p18.
Applicant admits in section 4.3 that fauna from the adjacent National Park could well use the site,
and the fauna assessment therefore should incorporate an on ground assessment of the fauna
within the Park.
In this regard the applicant is to undertake a five day and night fauna survey as required in
section 4.1 of Noosa Planning Scheme PSP18 Ecological Assessment Guidelines. The survey is to
be undertaken using the methodology in section 7 of PSP18 and all methods shall also conform to
Queensland EPA's Guidelines for Flora and Fauna Surveys (1999) and include the following;
11.1. the survey is to include an area of at least 100m into the adjacent National Park,
appropriate licenses will need to be applied for and approved by DERM.
11.2. the survey is to undertaken at an appropriate time and weather conditions to capture the
greatest diversity of species, particularly amphibians.
Response:
A Fauna response has been prepared by Litoria Consulting and included in Attachment 5. The extent
of fauna survey requested is considered excessive for the proposal and not achievable as it is highly
unlikely that DERM would provide approval for the survey within the National Park (which in any event
is not reasonable). As a result of discussion with Council it was determined that potential impact
upon amphibian species is the most important fauna consideration. The correspondence from Litoria
indicates that the proposed site development actions in accordance with the Vegetation Management
Concept Plan, Rehabilitation Plan (Attachment 6), Stormwater Management Plan will minimize and
mitigate potential impacts on fauna habitats present on the site.
Page 5
5
12. Ground Water and Surface Water Impacts
The Applicant has been previously requested by Council (30t`' April 09) to provide detailed
assessment of the variations to and the impact upon the water quality and quantity on both the
surface subsurface water drainage. This has not been provided. It is only once this information is
provided that an adequate assessment on the flora and fauna on the wetland on the site and that
in the adjacent National Park can be assessed.
Applicant is to provide a detailed assessment of the variations to and the impact upon the water
quality and quantity on both the surface subsurface water drainage and conduct a detailed
assessment as the potential impact the disturbance will have upon the flora and fauna both within
and adjacent to the site.
12.1 provide an explanation as to the type and cause of the impacts predicted to the wetland
and national park as a result of development of the site; and
12.2 address whether any of the wetlands surrounding the site are dependant on surface or
groundwater flows and whether construction or operation of the development will
change the hydrology of the site to the extent that the development is likely to affect
the function and any vegetation composition of the wetlands; and
12.3 recommend mitigation and management strategies to reduce the extent of the
predicated impacts to the National Park and Wetland.
Response:
A Ground Water/Surface Water Impacts response has been prepared by Litoria Consulting and
included in Attachment 5. This correspondence confirms that the proposed development
appropriately manages impacts on surface runoff and quality to mitigate potential impacts on
downstream wetlands and that the retention of native vegetation and rehabilitation of disturbed areas
proposed will provide a natural buffer between the house and downstream wetlands.
13. Bush fire Impact on Design and Vegetation Retention
The potential for bush fire to impact the site from the National Park needs to be assessed. The
results of this assessment may detail required setbacks from vegetation and therefore may
significantly impact upon vegetation clearing and setbacks from bush fire prone vegetation in the
National Park and also within the site and its proposed retained vegetation. No design elements
have been provided to indicate that the proposed dwelling will be capable of withstanding bushfire
given the proximity to the adjacent vegetation or the proposed landscaping and retained
vegetation.
The applicant is to submit a Bush fire Hazard Assessment and Bushfire Management Plan for the
site that includes an assessment of all lands and vegetation within a minimum of 100m radius (in
all directions) of the site.
The bushfire management plan, must recommend specific measures to reduce the impact of
wildfire attack on the site. This should include but not be limited to recommendations regarding
fire breaks to adjoining vegetation, access for fire fighting appliances, landscaping treatments and
levels of construction as per AS3959: The Construction of Buildings in Bush fire Prone Areas.
The Bush fire Hazard Assessment and Bush fire Management Plan must demonstrate compliance
with the State Planning Policy Guidelines 1/03: Mitigating the Adverse Impacts of 'Flood, Bush fire
and Landslide. Information to be submitted includes:
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i. A site specific calculation of the bushfire hazard score(s) for the site using the calculation
methodology in the State Planning Policy Guidelines (Bushfire Component);
ii. An assessment of the proposal against State Planning Policy Guidelines (Bushfire
Component);
iii. A quantitative assessment of predicted bush fire behaviour including calculation of predicted
Fire Intensity using McArthur's Equation, Rate of Spread, Flame Length using MacArthur's
Equation and radiant heat flux using a recognised model i.e. the View Factor Model or the
Leicester Model. Calculations should be based on an FFDI of 50 (Sunshine Coast) and
maximum predicted fuel loads. These modelled results should be used to determine
appropriate setbacks;
iv. A qualitative assessment including discussion of past fire behaviour / history, any prescribed
burning undertaken on the site or adjoining sites, likely fire paths, site factors that would
minimise or maximise fire behaviour, fuel arrangement and loads, potential ignition points,
fire run distances towards houses (or proposed house sites), slopes and any other matter
considered important regarding the issue;
v. A Bushfire Management Plan prepared in accordance with Appendix 8 of the State Planning
Policy Guidelines 1/03: Mitigating the Adverse Impacts of Flood, Bush fire and Landslide; and
vi. A person with experience in assessing the risk of wildfire must undertake the assessment
against the State Planning Guidelines and to prepare the requested Bushfire Management
Plan. It is also recommended that the applicant consult with the local Fire Brigade to discuss
the risk of wildfire on the subject site and the immediate environs.
Response:
A Bushfire Assessment prepared by Covey Associates is included in Attachment 7. This assessment
confirms that appropriate fire mitigation can be achieved to safeguard the property and residence
from bushfire attack though detailed design, adoption of appropriate bushfire management practices
and construction in accordance with Australian Standard AS3959:2009 Building in Bushfire Prone
Areas. The assessment confirms approval is warranted subject to the imposition of the recommended
bushfire conditions.
14. The applicant has previously been requested by Council to remove all structures within the 125m
Coastal Management setback. All buildings and structures including the pool and pergola should
be removed from the Coastal Management setback and the changes indicated on amended plans.
Response:
There are no provisions of the planning scheme that require buildings and structures to be clear of the
Coastal management setback. This request has no support of the planning scheme and is therefore
not considered a reasonable or relevant requirement by Council. The Coastal Management District is
under the jurisdiction of the Department of Environment and Resource Management and any
development within this area is a matter for the Departments consideration.
The Information and Referral Stage of IDAS has now concluded. We ask that you now provide details
of adjoining owners in order that we may commence the public notification of the application.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
KHA DEVELOPMENT MANAGERS
Scott Sobe
DIRECTOR
J
Page 7
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ATTACHMENT 1
Proposal Plans
prepared by Gavin Maddock Design Studio
[OCR of page images]
ATTACHMENT 1
Proposal Plans
prepared by Gavin Maddock Design Studio
Page 8
Page 9
slinger residence
proposed new residence
71 seaview terrace, sunshine beach
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Page 10
I
perspective
slinger residence
proposed new residence
180 sk201 A perspective NTS 1 23.11 2010
71 seaview terrace, sunshine beach
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Page 11
locality plan
slinger residence
proposed new residence
180 sk202 A site plan 1 1500 23 11 2010
71 seaview terrace, sunshine beach
Po o0* * 987 nooso "e=O W 4561 C1 0P 16; 754553321 f 61 15456 3321 e4oigc rotloortCOn w www Ocv r'UCCOCt COn
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Page 12
ADJACENT DWELLING RETAINS
ADJACENT DWELLING RETAINS VIEWS TO NATIONAL PARK FROM
VIEWS TO NATIONAL PARK FROM LOWER TERRACE
'r X
UPPER TERRACE
PROPOSED BUILDIlNG LOCATED ON
VAST AREA OF UNDEVELOPED
HIGH SIDE OF PROPERTY TO
LAND TO ENCOURAGE NATIVE
PRESERVE EXISTING VEGETATION I
FLORA AND FAUNA
AND MAINTAIN HIG R LEVEL OF I
±53% SITE COVER AND BUFFER TO NATIONAI^ PARK COASTAL MANAGEMENT DISTRCIT
LINE 125m LINE SETBACK FROM
COVER OF NON URBAN
ZONING TOE OF FRONTAL DUNE
±29% SITE COVER AND
COVER OF NON URBAN
ZONING
NONjJR % SITE COVER
ZONING t23 OVER OF )N URB
VACANT SITES
ZONIN CLUDIN GARAGE
TERRACES ND S IMMING OLS
ZONING
OPEN SPAC PROPOSED ELLING IS SETBACK
FURTHER T N ANY OTHER
DWELLING I SEAVIEW TERRACE
P
PROPOSED DWEL ING SCALE IS PROPOSED WELLING OCCUPIES
COMMENSURATE VITH ADJO NING SIGNIFIC LY LESS AREA OF ITS
NON-URBAN ZONE PROPER IES SITE TH ANY OTHER DWELLING OF
SAME ZI NG, THEREFORE LOW
SETBACK DENSI & LOW SCALE & LOW IMPACT
SUNSHINE BEACH
N URBAN
INE OF ORIGINAL PROPERTY
ICTED A WS
DIVISION FOR HOUSE LOTS,
WEVER ZONED NON-URBAN TO
SURE NO FURTHER SUB-DIVISION
AS POSSIBLE, SO AS TO ENSURE
#LOWER DENSITY BUFFER TO
NATIONAL PARK
E COMBINED WIDTH OF THEHIGHKHTED
GROUP fF PROPFRTIFS n1SPI.AYS
WE QUESTION THE NATURAL
WIDTH TO THF'SUBJECT PROPER . THE
LINE OF THIS FRONTAL DUNE &
DENSINDISPLAYED GROUPED
PROiERTIES'(WHICH ARE 5 TID ALL T? ! UGGEST THAT THIS MAY BE
PROP&tIES ALON(ISEAVIEW T RACE FACING MORE ACCURATE
THE BEACH) HAS A H GHER,TY THAN THAT
INE OF TOE OF FRONTAL
OF THE PROPOSE ELLING TO SITE RATI'
DUNE AS DETERMINED BY LAU
SURVEYORS
NON-URBAN ZONING APPLICABLE
TO SITES TO ENSURE NO FURTHER
SUBDIVISION
NON-URBAN ZONED PROPERTIES
ALL DEVELOPED AS RESIDENTIAL
SITES
0
locality plan - density
slinger residence
proposed new residence
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Page 13
MASS IN WHITE OF POTENTIAL EXISTING DWELLINGS TO REAR
FUTURE DEVELOPMENT ON MAINTAIN VIEWS TO BEACH
3 STOREY BUILDING VACANT SITE BEHIND
90% OF BUILDING BOTH OF THE REAR DWELLINGS
3 STOREY BUILDING STILL DO NOT COMPLY WITH COUNCIL S
FACADE EXPOSED TO
PRESENTS 2 STOREYS TO Bm HEIGHT RESTRICTION
BEACH UNAFFECTED BY
BEACH APPROX 12m TALL PROPOSED DWELLING NESTLED
PROPOSED DWELLING
FROM NATURAL GROUND INTO EXISTING ENVIRONMENT
PRESENTS AS A LOW SCALE
DWELLING FROM THE BEACH
NON URBAN ZONED
DEVELOPED PROPERTY
NON URBAN ZONED DEVELOPMENT PROPERTY BEHIND
NON URBAN ZONED UNAFFECTED BY THE PROPOSED DWELLING APPROX
DEVELOPED PROPERTY 10 Sm TALL FROM THE NATURAL GROUND LEVEL
NORTHERN MOST PART OF
SUNSHINE BEACH
beach perspective
slinger residence
proposed new residence
180 sk204 A perspective NTS 23 11 2010
71 seaview terrace, sunshine beach
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Page 14
RAL BUFFER TO NATIONAL NATIONAL PARK BEYOND
MILAR TO ADJACENT BOUNDARY
TY
25m SETBACK LINE FROM-TOE OF FRONTAL
NE ESTABLISHED BYU SURVEY,
L MANAGEMENT DISTRICT LINE
E
EDGE OF ADJACENT BUIL
'DOES NOT COMPLY WITH
SETBACK LovW Ground Interior Dedc/Te e Pool Gerag Suspended Walkway
341m2 90m2 44m2
R BALCONY RL 48.09 Ground Interior DeckTTerrace Pool Suspended Walkway
PARAPE I RL 51.67 657m2 261m2 150m2 88m2 158m2
1
ED AND PAINTED
NING WALL ON
2 Level 01 Interior Deck/Terrace
0 REPLACE EXISTIN RP18Q884 668m2 247m2 421r,Q
HICH IS SUBSIDIN Level 02 Deck/Terrace Garaq )
Interior
831m2 558m2 273m2 80m2
OPERTY DESCRIPTION
1 Level 03 Interior Dadk'TT(rare Pon chere
N RP197117
244m2 130m2 414m2 176m
ARISH WEYBA
CJNTY MARCH Total Interior Deck/Terrace Pool Garag & Pon C. Suspended Walkway
2741m2 1286m2 J002m2 88m2 256m 158m2
site plan
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180 sk205 A site plan 1 500 23112010
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Page 15
'
2m HIGH
BOUNDARY WALL
,-,153,pf8
3m SETBACK LINE
,REHABILITATED LANDSCAPE
REFER TO LANDSCAPE
ARCHITECTS DRAWINGS
\./ U
RL. 30.00
ELEVATED
TIMBER
WALKWAY
RL. 26.20 m
RL-32-00 m
Lower Ground
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RL. 35.00 m - row
h,,RL. 36.00 m'
'B
.WATER,
H .TANKS
UNDER ^ REFER TO LANDSCAPE z
ARCHITECTS DOCUMENTATION FOR' o
DETAILED REHABILITATION PLAN
AND LANDSCAPE CONCEPTS 0
z
TOP OF BALUSTRADE Z
AL 27.20 m Q,
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I
RL. 38.00 m SECURITY
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ENSUITE
RL. 38.nflm,
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TERRACE TOW
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EXISTING
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3S \\
RL. 38.00 Tr
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.$
36.00 m
ePERGOLA
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RL. 38.00 m I
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Ground Plan ROCK WALL
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Page 17
REINFORCE CONCRETE -n
WALLS AND OPENINGS TO
COMPLY W1TH THE BU HrM=
MANAGEM12r PLAN & 39`9
1 GARDEN ;
TERRACE 1
BELOW '
ROOF
RL 34.85rt1
L 41.85
'EXISTINGTREES
REHAB TEDILANDSCAI^t,"`,
REFER 1Q LANDSCAPE
ARCHITECTSAETAILS
TOW
WALKWAY, RL. 42,00 m
RL.41:
WATER TANKS
WATER TANKS
UNDER
.UNDER k
_^\,RP197117
Yii. 41.0 hfl
TERRACE
RL. 42.00 tR
EXISTING TREES
Level 1 PRIVACY WALL
LANDSCAPED STAIRS
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Level 1
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Page 18
-
4.2 ` ?4 BOUNDARY .,LINE \
I& L;Ilt 1O
REINFORCE CONCRETE 0+3,0
1, WALLS AND OPENINGS TO
`COMPLY SMTH THE BU^HFIRE--
'; rin '3m SETE
E
CP
MANAGEMENT PLAN & AS3959 )
LANDSCAPED
GARDEN BELOW
SPA i
EXISTING PROPERTY
LANDSCAPING TO BE
iRL.'44.50 m '-,.REHABILITATED
34.00 m,
TOW
RL. 36 00 m
-RI34.00 Ti,,
a / " ZOMG
RL 41.00 m
,,TERRACE\\
RL. 45.50 m \
STORE ..
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PRIVACY WALL
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LANDSCAPED STAIRS
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Page 19
W me BOUNDARY LINE
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Iro TOW
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sk221
PENDEO
WALKYWAY
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ZONING EXISTING TREES
f 360Jm
tow
RL. 45.501R
ROOF OVER
RL 41*0 m
TERRACE
L^-50 00'm
\®
OCEAN VIEWS ARE RETAINED
FROM POOL DECK
C
r
sk21g'
RL.,42.00 m
ROOF
OVER
NEIGHBOURING DECK BED
LIO/ELt- 3 Om ABOVE
RL.50.i m PRIVACY WALL
N) UHAL GROUND TERRACE
AT, BOUNDARY RL. 50.00 m TOW
RL. 50.00 m
TOW
RL 46,00 m
slinger residence
proposed new residence
180_sk210
71 seaview terrace sunshine beach
Page 20
4
GLARE PROHISITI
GRAVELLED
CONCRETE ROOF
RL. 45.50 m
F ^^, SOLAR wf
NGL. 37.7 m z
k22 PANEL
GARAGE''
L.47.50 m\
l?
W)O F
RL. 5000 m\
RL. 47.20 m
NGL. 39.30 m
RL 46.00 m
GLARE NGL 38.00 m S
ROOF
-E OHIBITI
GRAVELLED RC^ 34. 85 m
CONCRETE
ROOF /
RL:38.00
DRIVEWAY
WALL @ 53 4m
ZONING EXISTING TREES
T m
1a N01 :AN
COVER OVER
CONCRETE
WALKWAY
PORTECOCHERE
1.00 In
RL. 53.00 m
NGL 45.15 m
SI 1'' ^^
49.20 sr
TERRA
RL. 45.50 m^
RL. 52.70 mm
RL. 52.70 m
NGL 44.70 m
/TERRACE
50.d N RL. 49.50 m
NGL. 41.80 m
REFER 1'O CIVIL
- ENGINEER'S---" RL. 53.30 m_
DUCUMENTATION NGL 45.40 m
FOR DRAINAGE
OCEAN VIEWS ARE RETAINED DETAIL
FROM POOL DECK RL 52.70 m
_
NGL 44 80 m
sk218' ^ \^
EXISTING TREES
ml
RL. 53.30 m ]
NGL. 45.30 m
Roof ^1
RL. 52.70 m
NGL. 44.80 m
PRIVACY WALL
THIS DRAWNG IS COPYRIGHT AND CANNOT 6E RE.PRODUC ED WH OLE OR IN PART ORB' PER w 0^ G,vIN MADDOCK DESIGN STLDIO^
- OUTLINE OF
NEIGHBOURING DECK.
,MU57.S NEIGHBOURI
DWELLING
EL +. 3 Om ABOVE N^ RL. 54.00 m P TO 7 \\\\\(1 I
slinger residence S LE
TURAL GROUND
UNDARY
NGL 46 00 m
D, w" ^Ixfbll 1 3m SMACK LINE\
proposed new residence f 1 Suer
RN,YM why N'nk
180_sk211 tRoof 1 250 \ .A m s '^
71 seaview terrace sunshine beach J `..BOUNDARY LINE
-T . -gavinmaddock.designstudio^ .
P.O. box 1982 nooso heads :0d 4567 ousnalo 1617 54553327 161 7 5455 3321 • into 9gavinmaddoc
Page 21
NEIGHBOURING
DWELLING
POSSIBLE ROOF RL 63m
NEIGHBOURING
POSSIBLE OUTLINE OF FUTURE POOL AND DECK
DWELLING ON LOT 5 ON ON BOUNDARY
RP107639 AT 28 MCANALLY UNE
DRIVE
MUTED TONES TO OFF-
FORM CONCRETE WALLS
OFF WHIITE WALLS
NEIGHBOURING DWELLING -
UPPERLEVELTERRACE
PROJECTS WELL FORWARD OF
PROPOSED DWELLING
Level
mrE9 _,51
F- evel 1
;round Floo
WALL, PAIN 3800
WHITE)
SECUR
36000
:'EMBANKS
LANDSCAI -
IIY
EFER TO LANDSCAPE
ARCHITECTS DOCUMENTATION FOR
.DETAILED REHABILITATION PLAN
AND LANDSCAPE CONCEPTS
NDSCAPED ROCK
TAINING WALL
ELEVATED TIMBER
WALKWAY
North Elevation
stinger residence
De ,g 4,t, Ron
proposed new residence
180_sk212 A I North Elevation 1 : 250 22.11.2010
71 seaview terrace sunshine beach
p.o. box 1982 nooso neods qld 4567 aus1,da f 61 7 5455 3327 f 61 7 54553321 0 Nodgavimsoddock.com
gavinmaddockdesignstudio
Page 22
North Elevation - showing surveyed trees
slinger residence
proposed new residence N Sde Cwe
180 sk212a A North 1:500 23 11.2010
71 seaview terrace, sunshine beach
p.o.box'982 -ooscheads c'a 4567 ousIra7a 16'7 5455 332 7 i6 754553321 emfo4govrrrnodoockcan wwwwgavmcdcockcom
Elevation
gavinmaddockdesignstudio
Page 23
Roof -
53000
2m BOUNDARY
WALL Level 3 -
50000
Level 2 -
45500
Level 1 -
42000
South Elevation
THIS DRAWING IS COPYRIGHT AND CANNOT BE REPRODUCED IN WHOLE OR IN PART OR BY ANY MEDIUM WTHOUT THE 1PRTTEI PERMSS101, Oti GAVIN MADDOCK DESIGN STUDIO
slinger residence
D. VM-b. Rw.. Some Dne
proposed new residence D-N AM-
180 sk213 A South Elevation 1:250 22.112010
71 seaview terrace sunshine beach
pobo 1982 noosaheOds dd A567 ousada 161 7 5455 3377 1 61'
gavinmaddockdesignstudio
Page 24
REFER TO LANDSC ..
ARCHITECTS DOCUMENTATIQQl FO
DETAILED REHABILITATION PLC,.
AND LANDSCAPE CONCEPTS
East Elevation
slinger residence
a.wro w." nHwm D~9 Nnr saw Dr.
proposed new residence
180 sk214 A East Elevation 1 : 250 22.11.2010
71 seaview terrace sunshine beach
p.o.Oo.1982 roosoheot dp 4567 armda $61754553327 1617545,533;1 •ro4ga:rrnodaDct.DOm
gavinmaddockdesignstudio
Page 25
4qq
East Elevation - showing surveyed trees
slinger residence
proposed new residence s-
180 sk2l4a A East 1 500 2311 2010
71 seaview terrace, sunshine beach
pa box 1982 nooso heads dd 4561 ousho o 161 7 54553321 f 6 1 v5 332 ^ a n'oegav nnodoockco n
Elevation
gavinmaddockdesignstudio
Page 26
Roof -
53000
iTE COC
Level 3
50000
GARAGE
RL 45m
SPA& Level 2 -
SAUNA 45500
Level1 -
42000
South West Elevation
stinger residence
proposed new residence a D $c . Dm^
180_sk215 A South West 1;250 22.11 2010
71 seaview terrace sunshine beach Elevation
p.c box 1982 r.ocso neoct Gd 4567 atatala 161 7 5455 33217 161 7 5455 3321 • nlc.gaarmoddock corn
gavinmaddockdesignstudio
Page 27
Section A
slinger residence
0-0 W ft. Rwiv.I D-ng Name
proposed new residence
180 W16 A Section A t 250 22,11
71 seaview terrace sunshine beach
p,e bcw 19F noosoheods 4567 oust, o t61 754553327 161 75455;321 r nloApm nmoddoci.com
gavinmaddockdesignstudio
Page 28
NEIGHBOURING
DECK
CONCRETE
DRAIN TO
APPROX RL 54 i m
STORMWATER
ENGINEERS
DETAIL
LANDSCAPED
SETBACK TO
LANDSCAPE
ARCHITECTS
DETAILS
DRIVEWAY
RETAINING WALL
SMALL LOW
EXISTING
VEGETATION
RETAINING
WALL
SIGHT LINE
EXISTING NEIGHBOURING
DWELLING DRIVEWAY DRIVEWAY SLAB
RETAINING WALL
SIGHT LINE
L 3"
LANDSCAPED
SETBACK REFER TO
BOUNDARY DETAIL ON
boundary detail
DRAWING sk2f7
Roof T
53000
GLARE PROHIBITIVE Level 3
GRAVELLED 50000
CONCRETE ROOF
Level 2 1W
45500
TERRACE Level1 -
42000
1 111)? hF1Gyl
LANDSCAPED
GARDEN Ground Floor -
38000
Pool 'Wr
36000
Lower Ground -
31000
Section B
TMS DRAWNG 1-S COPYRIGHT AND CANNOT BE REPRODUCED IN WOE OR IN PART OR BY ANY MEDL;M WTHDUT THE NR:TTEN PERM SE O% OF GAVN M ADDOCK DE9GN STUDIO
slinger residence
proposed new residence
180_sk217 A Section B As indicated 22.11,2010
71 seaview terrace sunshine beach
p.o. bor 1982 noosa neocA W 4567 ausl a 161 7 54553327 161 75455331-1 , N, A;)a,moid cE com
gavinmaddockdesignstudio
Page 29
EXISTING NEIGHBOUR
DWELLINGS SIGHT UNE
NEIGHBOURING DWELLING.
POOL AND DECK ON
BOUNDARY
LANDSCAPED SIGHT LINE
SETBACK REFER
TO BOUNDARY
DETAIL 180 sk116
DRIVEWAY
WALL
Roof -
53000
ELEVATED WALKWAY
WITHIN EXISTING TREES
SPANNING BETWEEN
PODS
Level 2 -
45500
Level 1 -
42000
Ground Floor 7
38000
Pod -
36000
Section C
slinger residence
D,." kt. % Dra" w" scow DIU
proposed new residence
180 sk218 A Section C 1:250 22.11.2010
71 seaview terrace sunshine beach
p.o_bor1982 noosore ds bd 4567 ousl'01o 161754553327 1617545.53321 .rJo6govi od0ock.com
gavinmaddockdesignstudio
Page 30
SIGHT LINE
EXISTING NEIGHBOURING
DWELLING
NEIGHBOURING DWELLING
POOL AND DECK ON
BOUNDARY SIGHT LINE
LANDSCAPED
SETBACK REFER TO
BOUNDARY DETAIL
SIGHT LINE
Roof -
53000
TERRACE
CORRIDOR
Level 2 -
45500
Level 1 -
42000
Section D
slinger residence
proposed new residence 0." 4.0. D's" %w Da.
180 sk219 A Section D 1:250 22112010
71 seaview terrace sunshine beach
po.Em1962 nOOS01100CIS cd 1567 ajNCh 161751553327 161754,553321 •Nodgc:modOCt.Can
gavinmaddockdesignstudio
Page 31
MML.IZIED2
Level 1 VF
42000
Site0,0 -
0
Section
scale - 1:750
E - Site
Section E
scale - 1:250
Tn4 DRAWHG S COPYRG T AND CANNOT BEREPROOUCEDIN 9ROE ORINPART OR BYANY MEORAIWTTHWT THEYMUTTENPER* ISSIONOFGg7N WYDDOCKOESGN STUDIO
slinger residence
o.+N Nr" RM.m O"-I pN N. sal. Date
proposed new residence
1SO_sk220 A Section E As indicated 22.11
71 seaview terrace sunshine beach
pc be 1-8i rac oreox 4C '5E' a51,ao Ie1 332 lei 75x553321 •aloagmrmoddockcan
gavinmaddockdesignstudio
Page 32
ETING SURROUNDING BUILDINGS I- NEIGHBOURING POOL DECK
I! nu and luneav I luo
Section F
slinger residence
Drn4np Mxrbe Reviean Uewng Nam Sale Doe
proposed new residence
180 sk221 A Section F 1 :250 22.11.2010
71 seaview terrace sunshine beach
p.o.box1982 noosa heads Cola 4567 onbolo 161754553327 161 7 5455 3321 •inlo8gavinmaddock.com
gavinmaddockdesignstudio
Page 33
DRIVEWAY WALL
Roof
53000
Level 3 -
50000
Level 2 -
45500
BE D13 TERRACE
. 42100 m
Level 1 -
42000
LANDSCAPED
BE D14 TERRACE FALLING
L. 38100 TO OUTER EDGE
Ground Floor -
38000
TIMBER WALKWAY
SETTLED
AMOUNGST TREES
BALUSTRADE AT
f' 272m
l 'I
hi.
Section G
THIS DRAWNG IS COPYRIGHT AND CANNOT BE REPRODUCED IN WHOLE OR IN PART OR BY AN" MEDI,IM WT^OLT THE WRITTEN PERM 5S ON QF GAVIN MADDOCK DESIGN STUDIO
slinger residence
proposed new residence D-W Num., Rwwon Dr*.,V New Scale Due
180_sk222 A Section G 1 : 250 22.11.2010
71 seaview terrace sunshine beach
p.o.box1982 noosoneods qld 4567 ousnala $61 7 5455 3327 f61 7 5456 3321 . nto.4gomnmoddock. corr.
gavinmaddockdesignstudio
Page 34
PRIVACY WALL
Roof T
53000
8m HEIGHT LINE LEVEL 3 TERRACE
-RL. 49.50 m RL. 50.00 m Level 3 -
ROOF
50000
_RL. Qm
BED 3
Section H
slinger residence
Drewn9 WoEw DrawN Nam Scale
proposed new residence
180_sk223 Section H 1 :250 22.11.2010
71 seaview terrace sunshine beach
p.o. bo>, 1982 noosaneods qld 4567 ausl olo 161754553327 161754553321 a ntocgavwnaddock.com
gavinmaddockdesignstudio
Page 35
8-
ATTACHMENT 2
Site Based Stormwater Management Plan
prepared by JF&P
[OCR of page images]
ATTACHMENT 2
Site Based Stormwater Management Plan
prepared by JF&P
Page 36
Page 37
res^j^/r
1 Mw^
^(f1NWIJTIF 4
M 7Y,,Aqq' JL;
I
URBAN ANTS
SITE BASED STORMWATER
MANAGEMENT PLAN
PROPOSED DEVELOPMENT AT
71 Seaview Terrace, Sunshine Beach
FOR
Adrian Slinger
IM I: !Ik_i L ' N [iFS GN !.
Page 38
Gr^ 3^ I Ilt! 1! M'iiiu
R E C I S IO N '
yf^i1^1NVPfIP^YN
URBAN C O N S U LT A N T S
n
1-- _•-'.I^ - P LANNL RSA
E
URBAN DESIGNERS
/SURVEYORS
ENGINEERS'
LANDSCAPE ARCHITECTS
SITE BASED STORMWATER
MANAGEMENT PLAN
PROPOSED DEVELOPMENT AT
71 Seaview Terrace, Sunshine Beach
FOR
Adrian Slinger
M2339 - Revision D
November 2010
JF&P Consulting Engineers Pty Ltd
Prepared by: Alex Facchin
Approved by: Andrew Fraser
' •F RS BRISBANE-JFP House SUNSHINE COAST CENTRAL QUEENSLAND
_i%I .y f0S:GNhRS 7 E ^' 6r-.bane adrn f 1 ' „ z GI: J;'
Maroochvdore
Ri a ;har OId31G1 :) 6 t. t .' p.. _ QQIJ 3553 C :? ad.t.lr-i,'J tip
P. :I F !y',4 p!"543,2SOi; F17S-433759 P-a 7221J^ F07-97 S.qc;
Rs
PEARCHITET OOCSFLIPITdPIKEPTYETO .18FI150SO414
dl^l
Page 39
1.0 INTRODUCTION ................................................................................................................................................................................................................... 1
2.0 SITE CHARACTERISTICS ........................................................................................................................................................................................................ 1
2.1 LOCATION ...................................................................................................................................................................................................................... 1
2.2 TOPOGRAPHY AND SITE DRAINAGE ............................................................................................................................................................................... 2
3.0 WATER QUANTITY - ADJOINING DEVELOPED SITE ............................................................................................................................................................. 3
3.1 INTRODUCTION ............................................................................................................................................................................................................. 3
3.2 CATCHMENTS ................................................................................................................................................................................................................ 3
3.3 CO-EFFICIENT OF RUNOFF ............................................................................................................................................................................................. 4
3.4 TIME OF CONCENTRATION ............................................................................................................................................................................................ 4
3.5 RAINFALL INTENSITIES ................................................................................................................................................................................................... 4
3.6 FLOWS (UNMITIGATED) ................................................................................................................................................................................................. 4
3.7 MANAGEMENT OF FLOWS ............................................................................................................................................................................................. 5
4.0 WATER QUANTITY - PROPOSED DEVELOPMENT ................................................................................................................................................................ 9
4.1 INTRODUCTION ............................................................................................................................................................................................................. 9
4.2 CATCHMENTS ................................................................................................................................................................................................................ 9
4.3 CO-EFFICIENT OF RUN OFF ............................................................................................................................................................................................ 9
4.4 TIME OF CONCENTRATION .......................................................................................................................................................................................... 10
4.5 RAINFALL INTENSTIES .................................................................................................................................................................................................. 10
4.6 FLOWS (UNMITIGATED) ............................................................................................................................................................................................... 10
4.7 DETENTION OF POST DEVELOPMENT FLOWS .............................................................................................................................................................. 11
4.8 FLOWS MIGITATED ...................................................................................................................................................................................................... 12
4.9 TREATMENT OF DRIVEWAY / CARPARK RUNOFF ......................................................................................................................................................... 13
5.0 CONCLUSION ..................................................................................................................................................................................................................... 14
APPENDIX A - SCRC INFORMATION REQUEST
APPENDIX B - RATIONAL METHOD CALCULATIONS
APPENDIX C - OPEN DRAIN / CHANNEL CALCULATIONS
APPENDIX D - XP SWMM RESULTS
Page 40
&fl'iJI1O
URBAN
OF TABLES AND FIGURES
FIGURES
Figure 1- Site Location Plan ........................................................................................................................................................................................................... 2
Figure 2 - Existing Site Drainage .................................................................................................................................................................................................... 3
Figure 3- External Catchment Plan ............................................................................................................................................................................................... 4
Figure 4 - Location of Drain ........................................................................................................................................................................................................... 5
Figure 5-Typical Drain Section (Field Inlet) ..................................................................................................................................................................................6
Figure 6 - Typical Drain Section (Vegetation) ................................................................................................................................................................................ 7
Figure 7 - Drain Outlet Details ....................................................................................................................................................................................................... 8
Figure 8 - Site Potential Impervious Area ...................................................................................................................................................................................... 9
Figure 9 - Preliminary Tank Location ........................................................................................................................................................................................... 12
Figure 10 - Carpark GPT Locations .............................................................................................................................................................................................. 14
TABLES
Table 1 - Rainfall Intensities ........................................................................................................................................................................................................... 4
Table 2 - Flows (Unmitigated) ........................................................................................................................................................................................................ 4
Table 3 - Pre development time of concentration ...................................................................................................................................................................... 10
Table 4 - Post development time of concentration ..................................................................................................................................................................... 10
Table 5 - Rainfall Intensity ............................................................................................................................................................................................................ 10
Table 6 - Flows (unmitigated) ...................................................................................................................................................................................................... 10
Table 7 - Outflow from Storage System ....................................................................................................................................................................................... 13
Page 41
,nLii
URBAN
1.0 INTRODUCTION
JF&P Consulting Engineers Pty Ltd has been commissioned by Adrian Slinger to compile a Site Based Stormwater
Management Plan for the site located at 71 Seaview Terrace, Sunshine Beach. It is proposed to construct a single
residential dwelling on the property. This study examines the effects of the proposed development on the
stormwater drainage characteristics of the site and surrounding areas.
The SBSMP employs the principles of Water Sensitive Urban Design (WSUD), with a focus on reducing pollutant
export and storm flows while improving the visual aesthetics of urban landscape as a part of the greater concept
of Ecologically Sustainable Development (ESD). The water quality improvement devices chosen for the
development will significantly reduce post development stormwater pollutant loads in accordance with the
compliance objectives in the South East Queensland Regional Plan 2009 2031, Implementation Guideline No. 7.
An Information Request has been received from Sunshine Coast Regional Council, Dated 24`h November 2009.
Revision D to the original SBSMP has been produced in response to items 5 and 7 of the aforementioned
information request. A separate report has been prepared by JFP to address item 8 of Council's Information
Request. Appendix A provides a copy of the information request letter from SCRC.
2.0 SITE CHARACTERISTICS
2.1 LOCATI(iN
The subject site is located on Lot 1, RP 197117 or 71 Seaview Terrace, Sunshine Beach. A site location plan is
shown on Figure 1. The total site area is approximately 9,942m2. It is proposed to construct a single residential
dwelling on the property. The site is bound by Noosa National Park to the north, residential allotments to the
west and south with Sunshine Beach to the east.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 'I Seiwew Terrace, Sunshine Beach 1
Page 42
whale Or
,1
. 02009 GoogIe - Map data @2009 IdapData Science-s. Pty Ltd. PSMA -
Figure 1 - Site Location Plan
2.2 TOPOGRAPHY AND SITE DRAINAGE
Currently the subject site is void of any existing infrastructure and is classified as undeveloped bushland. The site
is exceptionally steep with slopes approaching 30% to the north-east directing overland flows to a natural gully
that runs parallel to the eastern boundary. Ultimately stormwater outfall will reach the ocean at Sunshine Beach.
Minor concentrated and sheet flows from the two residential allotments adjoining the subject site from the west
follow existing overland flow paths through the subject site.
Stormwater flows from McAnally Drive are conveyed in a south-easterly direction along the road. A small portion
of Runoff from McAnally Drive and allotments located to the west of the road is captured and discharged via a
headwall located at the turn around point on the northern end of McAnally Drive. Flows from this outlet
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seaview Terrace Sunshum Brach 2
Page 43
discharge directly into the existing gully located to the north of the site. Flows from McAnally Drive and
allotments located to the west of the road will have no effect on the stormwater characteristics of the site.
OUTLET FROM
MCANALLY DRIVE
r FLOW DIRECTION
SITE fC i.JNDARY
Figure 2 - Existing Site Drainage
3.0 WATER QUANTITY-ADJOINING DEVELOPED SITE
3.1 INTRODUCTION
The Rational Method has been used to calculate the peak stormwater runoff flow rates for the pre and post
development sites (subdivision and MUD site) for all ARI (Annual Recurrence Interval) from the 1 year to 100 year
event. Appendix B provides detailed Rational Method calculations.
3.2 CATCHMENTS
The catchment (3,680m2) discharging to the western boundary of the subject site contains the two allotments
adjoining the site to the west (30 & 34 McAnally Drive, Sunshine Beach). The entire area within the two
allotments will discharge onto the subject site. The external catchment plan is shown below in Figure 3.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seaview Terrace. Sunshine Beach 3
Page 44
Figure 3 - External Catchment Plan
3.3 CO-EFFICIENT OF RUNOFF
To be conservative the adjoining properties to the west were assumed to have a fraction impervious of 0.60 from
aerial photography. A C10 value of 0.82 was assumed from Table 4.05.3 (a), QUDM, 2"d Edition, 2007.
3.4 TIME OF CONCENTRATION
Due to the steep grade of the adjoining allotments the time of concentration of the external catchment was
assumed to be 5 minutes from Table 4.06.1, QUDM, 2Edition, 2007.
3.5 RAINFALL INTENSITIES
The rainfall intensities for the catchment discharging to the western boundary of the site were determined from
the IFD chart for the Noosa Region calculated from AR&R, 1987.
Table 1 - Rainfall Intensities
Time of Concentration 1 year 2 year 5 year 10 year 20 year 50 year 100 year
(mins) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr)
5.0 129 I 163 201 223 253 I 291 I 321
3.6 FLOWS (UNMITIGATED)
The flow discharging to the western boundary of the site is shown below for a range of storm events.
Table 2 - Flows (Unmitigated)
Catchment QI (m3/s) Q2 (m3/s) Q5 (m3/s) Q10 (m3/s) Q20 (m3/s) fQ50(m3/s) Q100 (m3/s)
External 0.087 0.116 0.160 0.187 0.223 0.281 0.323
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D ! Se-view Terrace. Sunshine Beach
Page 45
3.7 MANAGEMENT OF FLOWS
To control surface runoff from the adjoining upstream properties it is proposed to construct a concrete/vegetated
trapezoidal drain along the western boundary of the site. The drain will collect all flows (including Qloo) from the
upstream properties. Captured stormwater will be conveyed in a north-westerly direction parallel to the driveway
(and western property boundary). Outfall will occur via a constructed outlet arrangement with rock scour
protection located within the north western corner of the site. Five openings in the northern boundary fence will
direct flows from the trapezoidal channel to the natural gully downstream of the site. The openings will be spaced
apart evenly further reducing flow concentration.
The location of the drain is shown below in Figure 4.
5 FVFNI Y SPACED CUT OUTS IN
BOUNDARY FENCE TO Al LOW
DISCHARGE OF RUNOFF FROM SITE
OULTET LOCATION
Figure 4 - Location of Drain
It is proposed to implement four 600mm x 600mm grated inlets (raised 100mm to minimise blockage) to collect
runoff from the upstream properties and convey flow via a 450mm diameter RCP (minimum grade 1%) to the
north-western corner of the site. The open drain has been sized to convey the entire Qloo storm event in the
highly improbable scenario that the underground stormwater system is completely blocked. The drain will have a
relatively flat gradient of between 2-4%. Couch turf lining of the drain would be adequate to ensure runoff
velocities are below surface treatment design velocities for scour protection. Qloo flow velocities within the
channel would not exceed 1.5m/sec with a couch turf lining (refer to Appendix C for detailed channel
calculations). The drain however is to be a combination of vegetation, concrete and rock check dams. This
proposal will further reduce velocity and scour within the drain during minor and major storm events. A continual
longitudinal plan and section for the drain is not considered necessary as the drain is being lined with materials in
excess of the requirements. It should be noted that the drain has been proposed and designed as an emergency
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D / I Seaview Terrace, Sunshine Beach 5
Page 46
overland flow path in the advent the underground stormwater infrastructure is completely blocked. A typical
section of the drain and grated inlet is shown below in Figures 5 and 6.
r•oo "c^NC -E
1 N I SAT.CRSAN, -
N:I f"I (N"FI? i.'. f)1'IRFfNAIN
I Err^.I r.E)r`. RE .w ^I: EU;xFr.Trcyl
YR, ,SIIR^TD f.D:.ECTRTA4]DEA.T6
TYPICAL FILED INLET SECTION
NTS
-n GRA I FI) 1111.E IS PLACED A I EVEN UISIAPOESALONG DRAIN
RAIS[C• :'6'r*)
Gm. RIVER ROCK EIREDDED l'rrm I. CONCRETE -
PLACED EVERY 13,- AIONG DRAIN
TYPICAL FIELD INLET PLAN VIEW
NTS
Figure 5 - Typical Drain Section (Field Inlet)
SITE BASED STORMWATER MANAGEMENT PLAN - Revision 0 71 5eaview Terrace. 5un.hlne Beach 6
Page 47
- VECE-A-1 YI TPACNC
AID ALITN/FW AS PER
LAMSLAPE PUN6
MO )I I)* TANNt^'.VA11
IVG"CWCtf'F
1 N I $Att ERSRN)I
;.YI:RF'F RA-ER 'OEN!IRE DRAIN
I r).')1 r)ruRE scot PRC+- C K*I
I
I
TYPICAL VEGETATED SECTION
N-S
VEGETATION SPACING
AND ALIGNME NT AS PER
LANDSCAPE PLANS
I
U
4 _
I
d 3
V
I
TYPICAL VEGETATED PLAN VIEW
N.T,S.
Figure 6-Typical Drain Section (Vegetation)
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seaview Terrace, Sun,hine Beach 7
Page 48
o
19 1 ;[lw
o md'
7,111.
URBAN
To ensure scour will not occur at the outlet of the drain and pipe system, scour protection will be implemented.
This will include a 100mm concrete base with large boulders, river rock and plantings to be implemented to
dissipate velocities and ensure flows will spread prior to ultimate discharge off site. Details of the proposed scour
protection and spreading of flows is shown in Figure 7.
VOIDS TO BE PLANTED WITH RUSH/REED
SPECIES (SUBJECT TO LANDSCAPE
DESIGN)PLANTING HOLES CUT WITHIN
GEOTECTILE ARE TO BE APPROXIMATELY 1/3
LARGER THAN PLANT STEM DIAMETER.
`P
POTENTIAL 1 IN 2
BATTER ROCK OR
BOULDER PLACEMENT
AND PLANTINGS
TYPICAL HEADWALL BOULDER / GRAVEL PLACEMENT AND PLANTING
NTS
PRE-CAST HEADWALL
5m min
LARGE BOULDER DIA DIRECTLY
PROPORTIONAL TO DIAMETER
OF PIPE AT OUTLETIINLET.
EMBEDED 75mm INTO MORTOR
1 j- 200 to 300 BOULDER/RIVER ROCK
0
1INg
0
0 I O
150 DEPTH OF WASHED RIVER
GRAVEL 75 TO 100mm DIA X100 THICK CONCRETE
MORTOR
SECTION A - A
NTS
Figure 7 - Drain Outlet Details
SITE BASED STORM WATER MANAGEMENT PLAN - Revision D 71 Seaview Terrace, Sunshine Beach 8
Page 49
4.0 WATER QUANTITY- PROPOSED DEVELOPME
4.1 INTRODUCTION
The Rational Method has been used to calculate the peak stormwater runoff flow rates for the pre and post
development sites for all ARI (Annual Recurrence Interval) from the 1 year to 100 year event. Appendix B provides
detailed Rational Method calculations.
4.2 CATCHMENTS
For the pre and post development scenario a contributing catchment area of 2,620m2 was determined and has
been used in all flow calculations. The catchment corresponds to the potential impervious area proposed for the
development. The catchment plan is shown below in Figure 8.
Figure 8 - Site Potential Impervious Area
4.3 CO-EFFICIENT OF RUN OFF
For the Pre Development scenario a C10 value of 0.70 (fraction impervious of 0.00) was assumed from Table 4.05.3
(b), QUDM, 2nd Edition, 2007. For the Post Development scenario a C10 value of 0.90 (fraction impervious of 1.00)
was assumed from Table 4.05.3, QUDM, 2nd Edition, 2007
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seaview Terrace. Sunshine Beach 9
Page 50
4.4 TIME OF CONCENTRATION
For the pre development site, the time of concentration was calculated utilising Friend's Equation for overland
sheet flow (Equation 4.06, QUDM, 2"d Edition, 2007).
Table 3 - Pre development time of concentration
Catchment Overland Sheetfiow Length (m) Mannings Coefficient Sheetflow Slope Tc min
Pre Development 43 0.035 36% 6.4
For developed catchments, the time of concentration was determined from a standard inlet time (Table 4.06.1,
QUDM, 2nd Edition, 2007)
Table 4 - Post development time of concentration
Catchment Tc min
Post Development 5.0
4.5 RAINFALL INTENSTIES
The rainfall intensities for the Pre and Post Development Scenarios were determined from the IFD chart for the
Noosa Region calculated from AR&R, 1987.
Table 5 - Rainfall Inten ty
Time of 1 year 2 year 5 year 10 year 20 year 50 year 100 year
Concentration ARI ARI ARI ARI ARI ARI ARI
(mins) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr) (mm/hr)
5.0 129 163 201 223 253 291 321
6.4 117 149 184 203 231 267 294
4.6 FLOWS (UNMITIGATED)
The flow calculated for the Pre and Post Development Scenarios for a range of storm events are shown below.
Table 6 - Flows (unm igated)
Qi Q2 Q5 Q10 Q20 Q50 Q100
Scenario
(m3/s) (m3/s) (m3/s) (m3/s) (m 3/s) (m3/s) (m3/s)
Pre Development 0.048 0.065 0.089 0.103 0.124 0.156 0.180
Post Development 0.068 0.091 0.125 0.146 0.174 0.212 0.234
Increase in Flow 0.020 0.026 0.036 0.043 0.050 0.056 0.054
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seaview Terrace Sunshine Beach 10
Page 51
4.7 DETENTION OF POST DEVELOPMENT FLOWS
To ensure post development stormwater flows are limited to those occurring under current conditions, runoff
from the developed portion of the site will be attenuated via an underground storage system.
The storage required to achieve a non-worsening of flows from the site is 60kL (60m) . To achieve this storage
capacity the following options are available:
• Single underground Storage Tank of 60kL with staged outlets
• Multiple underground Storage Tanks throughout the site with a total storage capacity of 60kL
• Single underground infiltration system (Atlantis Cells/Slotted FRC Pipe/ or approved equivalent) with 60kL
of storage capacity
• Multiple underground infiltration systems (Atlantis Cells/Slotted FRC Pipe/ or approved equivalent) with a
total storage capacity of 60kL
The outlet from the storage system will be on the downstream side of the proposed retaining wall. Each outlet
will be constructed with an energy dissipater to ensure there will no scouring effects on lands downstream of the
proposed development. The scour protection for the outlet/s from the storage device/s will be similar to that
shown in Figure 7 for the outlet on the western boundary of the site.
A preliminary location of the proposed storage devices and outlets is shown in Figure 9. Actual location of
storage device/s and outlet/s will be determined at the operational works stage of the application.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seaview Tei race. Sun;hin< Beach 11
Page 52
12kL TANK
i
nll III:)II t'II: ll. 1t1Ht
u '.... II II:U aI I. 7
24kL TANK
Figure 9 - Preliminary Tank Location
4.8 FLOWS MIGITATED
The outflow from the storage system determined utilising the XP-SWMM software is shown below for a range of
storm events. The system was analysed as a single 40m2 tank with a maximum depth of 1.5m. The outlet from
the analysed tank consists of two staged outlets:
• 2 x 1500 pipes at the invert of the tank (110 - 110 L/sec Q100 flow, 2.59m/s velocity)
• 2 x 1500 pipes at 0.7m above the invert of the tank (70 - 80 L/sec Q100 flow, 1.79m/s velocity)
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D 71 Seavlew Terrace. Sw1shum Beach 12
Page 53
L L
Outlet scour protection and energy dissipation structures, similar to Figure 7 will be provided. The 150mm outlet
pipes will not warrant a rock apron Sm long, a rock apron 2m in length will be more than sufficient to provide
effective scour protection. The rock apron will dissipate a great deal of energy from stormwater outflows and as
such discharge onto existing vegetation will not be harmful. The scour and energy dissipation capabilities of the
outlet structure are in accordance with Section 8.06 of QUDM and Healthy Waterways Guidelines. Partially buried
or depressed pipe outlets can also be utilised to dissipate velocity at these outlets. The Q100 flows also represent
a storm event that occurs on average once in every 100 years which is an extremely rare event. Final tank and
outlet size is to be determined at the operational works stage of the application.
Ideally the majority of all stormwater runoff will discharge to the storage system to reduce the number of outlets
from the site and scour possibilities due to the steep topography. The XP-SWMM model has assumed that runoff
from all impervious areas will discharge into the storage system. It is unlikely that all impervious area will be able
to discharge to the onsite detention system. Stormwater storage requirements for the site are not highly
dependent on the inflow to the storage device and a storage requirement of 60kL is reasonable if at least 50% of
the impervious area discharges to the storage system.
fable 7 - Outflow from Storage System
Q1 Q2 Q5 Q10 Q20 Q50 Q100
Scenario ( (m3 (m3
m3/s) /s) /s) (m3/s) (m3/s) (m3/s) (m3/s)
Inflow 0.068 0.091 0.125 0.146 0.174 0.212 0.234
Allowable Outflow 0.048 0.065 0.089 0.103 0.124 0.156 0.180
Actual Outflow 0.048 0.055 0.069 0.097 0.124 0.149 0.161
Non- Worsening YES YES YES YES YES YES YES
Detailed XP-SWMM Results are attached in Appendix D.
4.9 TREATMENT OF DRIVEWAY / CARPARK RUNOFF
All runoff from the driveway / carpark area will be directed to the north. All stormwater runoff from the driveway
/ carpark area will be captured and treated through a Fox Environmental Systems: Baffled Gross Pollutant Trap -
Model BPT600 (or approved equivalent). The device is to be located in the north-western corner of the driveway.
The GPT will capture silt, organic matter, floating debris and hydrocarbons attached to suspended solids.
Additional pits may be required upstream where additional treatment devices will also be required.
Runoff from the carpark will be directed to the proposed storage devices. A preliminary location of the GPT device
is shown in Figure 10 and the actual location will be determined at the operational works stage.
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D ' 1 Seaview Terrace, Sunshine Beach 13
Page 54
Figure 10 - Carpark GPT Locations
5.0 CONCLUSION
The SBSMP developed by JFP aims to determine the consequences of the development on local stormwater flow
conditions with special regard to changes in stormwater quantity and quality post development. Revision D to the
original SBSMP is a direct response to the SCRC Information Request as detailed in Appendix A.
The SBSMP provides significant reductions in post development stormwater runoff quantity entering the natural
gully to the east of the subject site. This has been achieved by implementing a 60kL underground stormwater
storage system within the site. The underground stormwater storage system was developed and analysed in the
XP-SWMM software package and was designed to have adequate storage volume to detain the required portion
of flow for all ARI storm events. The outlet from the system has been designed to ensure the flow from the site
will not be greater than that occurring under existing conditions. The final location and outlet properties of the
system will be determined at the operational works stage of the application.
Stormwater runoff from adjoining properties to the west will be captured and conveyed via an open drain running
parallel to the western site boundary. The open drain will have multiple grated inlets to collect and discharge the
flow at the north-western corner of the site. All outlets within the site will have adequate scour protection to
ensure flows are dissipated and spread prior to discharging from the site.
Runoff from the driveway / carpark will be treated through a GPT device (including a grease and oil separator) to
ensure water quality standards are achieved for the site.
I
SITE BASED STORMWATER MANAGEMENT PLAN - Revision D e Beach 14
Page 55
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Page 56
S uns h in e Coa s
Regional Council
tl
Locked Bag 72
Sunshine Coast Mail Centre
Qld 4560
T 07 5475 7272
F 07 6475 7277
E mall0sunshinecoast.gid.govau
ABN 37 876 973 913. W wwwsunshinecoast.cild.govau
Officer: Olen Confortl
Direct Telephone: 64495379
Response Address: Locked Bag 72
Sunshine Coast Mall Centre OLD 4560
Email: [email protected]
Our Reference: 2008/169
Your Reference: 090644T
24 November 2009
Adrian Slinger
CARE KHA Development Managers
PO Box 6380 RECEIVED
MAROOCHYDORE SC QLD 4558
2 6 Nov 2O9
BY:
Dear Sir
Information Request
Integrated Planning Act 1997
I refer to your application and wish to advise that we require further information to satisfactorily
assess the proposal. Please provide 4 copies of all information to be supplied, Including an A3 set of
plans and a CD copy.
Application No: 2008/169
Proposal: 08/0169 Dwelling House to be Assessed Against the Superseded
Planning Scheme
Street address: 71 Seaview Terrace SUNSHINE BEACH
Real property description: LOT: 1 RP: 197117
Planning Scheme: Noose Plan
z' I (,FO tJ1' ATION REQUIRED
The Information requested Is set out below:
Planning Assessment
1.. The building envelope for the development should not extend beyond or seaward of RL 35m
AHD and the Coastal Management setback. All buildings and structures Including pathways,
landscaped terraces, plumbing requirements, infiltration pits and scour protection devices etc
should be contained within this envelope. Disturbance of vegetation during construction should
be limited to a maximum of 3m beyond the envelope. In this regard provide an amended plan
that contains all building works within the building envelope.
2. It Is difficult to determine roof height In'critical areas with the plans provided. Therefore provide
a roof plan Indicating roof RL's at critical high points and the corresponding NGL. Such points
should Include but not be limited to the dining/living deck roof and bed 1roof. The plan should
Include RL heights and corresponding NGL'to the top of the western boundary fences, roof
terrace balustrades and to all curved walls.
3. Please provide the following additional sections:
Caloundra Office Maroochydore Office Nambour Office Tewantin Office
1 Omrah Avenue 11-13 Ocean Street Cnr Currie and Bury Streets 9 Pe!Ican Street
Caloundra Qlc 4561 Maroochydore ad 4658 Nambour ad 4560 Tewantin ad 4565
T 07 5420 8200 T 07 5476 8601 T 07 6475 6601 T 07 5449 5200
F 07 5420 6900 F 07 64418338 F 07 5441 8398 F 07 5447 1062
Page 57
-2-
3.1. an east west (approx.) section through spa/sauna, bed 2/ensuite and northern end of
bed 1
3.2. a north west to south east, tong section through the bedrooms to the northern pavilion
and the living areas to the southern pavilion. This section should Include the roof
terrace.
4. The plans Indicate structures such as retaining walls; contiguous piles and Uretek grout
Injection within the 3m western boundary setback. Pursuant to the Schedule to the Planning
Scheme 8.10 Building Setbacks all structures should be removed from the setback.
Operational Works Assessment Branch
S. The storm water plan proposes for the outflow from the storm water storage tanks to discharge
via pipes located at a grade of approximately 1:2. There is concern that concentration of water
will effectively Increase flow volumes in the storm water outlet areas and may affect vegetation
structure In these areas, In addition there is concern that insufficient scour protection and
dissipation Is provided at the outlets to ensure scour and erosion will not occur. Therefore,
please advise the likely velocity of discharge from each outlet in a Q100 event, assess the
impact of the likely velocity of storm water exiting the storm water systems on the stability of
the site in a Q100 event and assess whether the proposed dissipation devices at the storm
water outlets are appropriate to prevent scour.
6. There Is contradiction between treatments proposed at the western property boundary as
shown on engineering Drawing 09578RSK6 (I.e. piles) and the submitted Stormwater
Management Plan (stormwater diversion drain) . Therefore p lease advise whether or not the
IQ^ proposed stormwater drain at the rear of the property will be compatible with all of the
^^ structures required for structural stability.
7. The configuration of rock check dams and vegetation proposed to be planted within the
stormwater diversion drain proposed at the western boundary is unclear. In this respect the
following information is required to clarify and justify the surface treatments Oroposed for the
drain:
7.1. calculations of the expected velocities within the drain
7.2. minimum lining requirement of the drain with respect to excepted velocities to prevent
erosion as per the recommendations of the Sunshine Coast Regional Council Manual
for Sediment and Erosion Control Version 1.2
7.3. continuous longitudinal and plan section of the whole length of the drain proposed at
the western boundary to clearly demonstrate the Intended surface treatment for the
drain
8. As the site will involve disturbance and exposure of more than 250m2. The level of erosion risk
/soil loss expected during the duration of the construction of the dwelling is required pursuant
to the Sunshine Coast Regional Council Maroon Manual for Erosion and Sediment Control
Version 1.2 (the Maroon Manual) . In the event of more than 150 tonnes of erosion is expected
to occur, a hazard evaluation report and major erosion and sediment control plan Is required to
be prepared in accordance with the requirements of the Maroon Manual. Calculations and
sediment and erosion control plans must be certified by a person Certified in Erosion and
Sediment Control (CPESC). or a registered professional engineer of Queensland to comply
with the requirements of the Maroon Manual.
9. There is concern regarding the practicalltles of construction of the dwelling on the site. A
Preliminary Construction Management Plan is therefore required to detail the:
9.1. proposed staging of construction with respect to access to different areas of the site for
all construction activities, Integration of sediment and erosion control measures etc
9.2. turnaround areas for concrete trucks, drilling rigs etc during the different stages of
construction;
Page 58
-3-
9.3. maximum number of contractors expected on site at one time and correlating location
of parking for those contractors. Parking Is not permitted in Councils carpark on
Seaview Terrace and limited or no parking In the surrounding streets.
9.4. loading and unloading areas at each stage of construction
9.5. location of equipment storage at each stage of construction
With respect to the above, the Construction Management Plan must demonstrate that
the use rights of neighbouring properties that utilise the Seaview Terrace access are
not compromised, and address whether any development applications and owners
consent is required for use of other properties off site associated with any construction
activities.
10. Council is currently assessing the Geotechnical study and in this regard any further
Information will follow.
Environment and Landscape Unit
11. Fauna Survey
The Seaview Terrace Ecological Assessment Report for Adrian Slinger By Chenoweth dated
24 March 2009 (the EAR) admits unknown impact upon the values of the adjacent National
Park: Given the vegetated nature of the.site, its close proximity to Noose National Park, and
presence of a vegetated waterway, any development on the site can potentially affect these
values. p21.
Given the admitted potential negative Impact to the native species on the site and the. adjacent
National Park the one day flora and fauna assessment, which was restricted to the site only, is
considered Inadequate. This is particularly so given that very few amphibians would have
been sited during the height of summer,J as admitted by Chenoweth on p18.
%
Applicant admits in section 4.3 that fauna from the adjacent National Park could well use the
site, and the fauna assessment therefore should incorporate an on ground assessment of the
fauna within the Park.
In this regard the applicant is to undertake a five day and night fauna survey as required In
section 4.1 of Noosa Planning Scheme PSP18 Ecological Assessment Guidelines. The survey
Is to be undertaken using the methodology in section 7 of PSP1 8 and all methods shall also
conform to Queensland EPA's Guidelines for Flora and Fauna Surveys (1999) and include the
following;
11.1. the survey Is to include an area of at least 100m into the adjacent National Park,
appropriate licenses will need to be applied for and approved by DERM.
11.2. the survey is to undertaken at an appropriate time and weather conditions to capture
the greatest diversity of species, particularly amphibians.
12. Ground Water and Surface Water Impacts
The Applicant has been previously requested by Council (30th April 09) to provide detailed
assessment of the variations to and the impact upon the water quality and quantity on both the
surface subsurface water drainage. This has not been provided. It Is only once this Information
Is provided that an adequate assessment on the flora and fauna on the wetland on the site
and that In the adjacent National Park can be assessed.
Applicant is to provide a detailed assessment of the variations to and the Impact upon the
water quality and quantity on both the surface subsurface water drainage and conduct a
detailed assessment as the potential Impact the disturbance will have upon the flora and fauna
both within and adjacent to the site.
12.1 provide an explanation as to the type and cause of the Impacts predicted to the
wetland and national park as a result of development of the site; and
Page 59
-4--
.12.2 address whether any of the wetlands' surrounding the site are dependant on surface or
groundwater flows and whether construction or operation of the development will
change the hydrology of the site to the extent that the development is likely to affect
the function and any vegetation composition of the wetlands; and
12.3 recommend mitigation and management strategies to reduce the extent of the
predicated impacts to the National Park and Wetland.
Bushflre Impact on Design and Vegetation Retention
The potential for bushfire to impact the site from the National Park needs to be assessed. The
results of this assessment may detail required setbacks from vegetation and therefore may
significantly impact upon vegetation clearing and setbacks from bushfire prone vegetation in
the National Park and also within the site and its proposed retained vegetation. No design
elements have been provided to indicate that the proposed dwelling will be capable of
withstanding bushfire given the proximity to the adjacent vegetation or the proposed
landscaping and retained vegetation.
The applicant is to submit a Bushfire Hazard Assessment and Bushfire Management Plan for
the site that Includes an assessment of all lands and vegetation within a minimum of
100mradius (in all directions) of the site.
The bushfire management plan, must recommend specific measures to reduce the impact of
wildfire attack on the site. This should Include but not be limited to recommendations regarding
fire breaks to adjoining vegetation, access for fire fighting appliances, landscaping treatments
and levels of construction as per AS3959: The Construction of Buildings in Bushflre Prone
Areas.
The Bushfire Hazard Assessment and Bushflre Management Plan must demonstrate
compliance with the State Planning Policy Guidelines 1/03: Mitigating the Adverse Impacts of
'Flood, Bushflre and Landslide. Information to be submitted Includes:
1. A site specific calculation of the bushfire hazard score(s) for the site using the
calculation methodology In the State Planning Policy Guidelines (Bushfire
Component);
If. An assessment of the proposal against State Planning Policy Guidelines (Bushfire
Component);
iii. A quantitative assessment of predicted bushfire behaviour Including calculation of
predicted Fire Intensity using McArthur's Equation, Rate of Spread, Flame Length
using MacArthur's Equation and radiant heat flux using a recognised model i.e. the
View Factor Model or the Leicester Model, Calculations should be based on an FFDI
of 50 (Sunshine Coast) and maximum predicted fuel loads. These modelled results
should be used to determine appropriate setbacks;
iv. A qualitative assessment including discussion of past fire behaviour / history, any
prescribed burning undertaken on the site or adjoining sites, likely fire paths,. site
factors that would minimise or maximise fire behaviour, fuel arrangement and loads,
potential ignition points, fire run distances towards houses (or proposed house
sites), slopes and any other matter considered important regarding the Issue;
v. A Bushfire Management Plan prepared In accordance with Appendix 8 of the State
Planning Policy Guidelines 1/03: Mitigating the Adverse Impacts of Flood, Bushfire
and Landslide; and
vi. A person with experience In assessing the risk of wildfire must undertake the
assessment against the State Planning Guidelines and to prepare the requested
Bushfire Management Plan. It is also recommended that the applicant consult with
the local Fire Brigade to discuss the risk of wildfire on the subject site and the
immediate environs.
Page 60
5
14. The applicant has previously been requested by Council to remove all structures within the
125m Coastal Management setback. All buildings and structures Including the pool and
pergola should be removed from the Coastal Management setback and the changes indicated
on amended plans.
Under the provisions of the Integrated Planning Act 1997, you have three options available In
response to this information Request. You may give the assessment manager (In this instance
Council) and each referral agency (if any):
1. all of the Information requested; or
2. part of the Information requested together with a letter asking the assessment manager and
each referral agency to proceed with the assessment of the application; or
3. a letter:
(i) stating that you do not intend to supply any of the information requested; and
(ii) asking the assessment manager and each referral agency to proceed with the
assessment of the application.
Please be aware that under Section 3.2.12 of the Integrated Planning Act 1997, the applicant is to
respond to any information request within 12 months of the request or otherwise, the application.
lapses.
A response to the above is required to be submitted, prior to further assessment of the application. If
any further matters arise as part of assessment of this application, you will be advised accordingly.
Council prefers that all the information requested be submitted as one package.. A preliminary
assessment only of the application has been undertaken and during the formal decision stage, or as
a result of public exhibition, other matters may arise. You are requested to advise your client directly
regarding this request.
Information on the status of development applications may be viewed using PD. Online, which is
accessible via the Sunshine Coast Regional Council website www.sunshinecoast.old.gov.au. Using
the "Quick Links" on the left hand side of the screen, users may select "PD Online" by clicking on It,
which will take users to the Planning and PD Online page. At this point, a disclaimer will.show; users
may click on "agree" if they agree and can enter either the development application number, or the
address of the property to start viewing Information on it on the application.
Should you have any further queries In relation to the above, please do not hesitate to contact me on
the above number.
Yours faithfully,
Glen Conforti
Planning Technical Officer
c.c Adrian Slinger
PO Box 458
NOOSA HEADS QLD 4567
Page 61
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Page 78
9
ATTACHMENT 3
Structural Design Concept Report
prepared by Tod Consulting Engineers
[OCR of page images]
ATTACHMENT 3
Structural Design Concept Report
prepared by Tod Consulting Engineers
Page 79
Page 80
TOD 1NSU I TI AI
STRUCTURAL DESIGN CONCEPT
PROPOSED RESIDENCE FOR SLINGER
AT
71 SEAVIEW TERRACE, SUNSHINE BEACH
Prepared for Mr A. Slinger and Mr Gavin Maddock Architect
17 November 2010 Job No. 09578 Issue `E'
1
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TOO ;NSULTINC
Table of Contents
1.0 Summary 3
2.0 Introduction 4
3.0 Project Description 4
3.1 Scope 4
3.2 General 5
3.3 Site Conditions 5
3.4 Construction Management Plan 5
3.5 Construction of Retaining Walls and Excavation 7
4.0 Design Loading Criteria 8
4.1 General 8
4.2 Codes and Specifications 8
4.3 Loading Criteria 9
4.4 Deflection Criteria 10
5.0 Materials Specification 11
5.1 Concrete II
5.2 Reinforcing Steel I1
5.3 Formwork II
5.4 Structural Steel 11
6.0 Structural Framing System I1
6.1 General Structural System 11
6.2 Lateral Resistance 12
6.3 Drainage 13
7.0 Pool/Terrace Building
7.1 General Structural System 14
7.2 Lateral Resistance 15
7.3 Drainage 15
Appendix MCU Tod Consulting Drawing List
09578 - P1 MCU Works General Notes
P2 MCU Works General Notes
P3 MCU Works Locality Plan Drawing Schedule
P4 MCU Works Site Plan Access
P5 MCU Works Bulk Excavation & Piling
P6 MCU Works Site Sections
P7 MCU Works Construction Procedure
P8 MCU Works Construction Detail
P9 MCU Works Excavation Plan
2
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11TI.
1.0 Summary
The proposed residence at 71 Seaview Terrace, Sunshine Beach comprises the
following:
• Generally two living levels
• Access driveway at road level/roof level, ramping down to garage level
• External terraced areas, pool and access corridors
• Elevated timber and steel walkway and observation deck
The Structural design of the project will consider the steep sandy nature of the site
and will be carried out in accordance with the relevant Australian Standard Codes
of Practice including but not limited to the following:
• AS/NZS 1170 Part I Loading Code : Dead and Live
• ASINZS 1 170 Part 2 Loading Code : Wind
• AS/NZS 1 170 Part 4 Loading Code : Earthquakes
• AS2159 Piling Code
• AS 3600 Concrete Structures
• AS 3700 Masonry Code
• AS 4100 Steel Structures
• AS2783 Swimming Pool Code
• Building Code of Australia
The maximum loading deflection criteria to be adopted for the development is as
follows:
a) Horizontal (Lateral) movement (wind and seismic)
Total not greater than Height/500 (at maximum permissible stress loads)
Inter-storey not greater than Floor to Floor Height/500 (at maximum
permissible stress loads)
b) Horizontal (lateral) movement of retaining walls due to horizontal loads
from retained soil and surcharge - not to exceed height/500.
c) Vertical movement (dead plus live load)
Slab and beams are to be designed to achieve the following maximum
deflection criteria
Incremental Deflection
General Span/500 or l5mm (whichever is less)
Long Term Deflection
Slabs Span/500 or 15mm (whichever is less)
Beams Span/500 or 15mm (whichever is less)
Spandrel Beams Span/500 or 15mm (whichever is less)
Total allowable 20mm max to end spans
(Slab + Beam) 20mm to internal spans
Cantilever Span/250 or 10mm (whichever is less)
The structural framing system is to comprise a reinforced concrete frame utilising
permanent reinforced concrete slabs, beams and columns. External decks and the
garage floors are to be 40 MPa reinforced concrete slabs and beams. All piled
3
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TODCONSULTING
footings are to be founded into very dense sands, stiff clays or weathered
sandstone, at least 5m below any 27° sand slip line projected from the base of the
slope, and at least 7m below existing ground line, whichever is deeper. Piled
footings may need to be founded deeper than these levels depending on
excavation depth and pile loads.
2.0 Introduction
The following design criteria details the required structural performance criteria
for the proposed residence. It establishes the overall structural performance
requirements along with a series of minimum standards for specific design and
construction technical controls of the works.
Reference Documentation:
• Site Survey Drawings by Lawrence & Partners
• Gavin Maddock Design Architectural Drawing 180 Sk206
Sk207
Sk208
Sk209
Sk210
Sk217
Sk220
• Geotechnical Reports by SCG dated 24.3.09 and Morrison Geotechnical dated
September 2009.
3.0 Project Description
3.1 Scope
The work covers the entire main house building structure including but not
limited to CFA (Continuous Flight Auger) concrete and galvanised screw
steel piled footings, slabs on ground, retaining walls, external pavements,
temporary and permanent structural steel wall strut framing, structural
steel supports for claddings, block walls, suspended floors, roofs,
walkways, stairs and other minor structural items.
Fully piled and laterally restrained foundations support the
bedroom/terrace/pool building built on a steeper section of sand dune
towards the eastern boundary. This design will be quite stable and capable
of withstanding possible on-going downhill slippage of the loose surface
sands.
Item 7.0 below provides a more detailed outline of our proposed design
for the pool/terrace building.
A significant component of the project is the construction of the
contiguous piled retaining structures which shall be horizontally strutted
during excavation by the "top-down" method of constructing the roof slab
first, and/or using temporary or permanent diagonal steel struts down to
4
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TODCONSULTING
secure piled foundations approximately 10-12m further down slope. The
western contiguous piled retaining wall could be more economically
constructed using temporary tie-back ground anchors installed into the
adjacent properties, but it may not be possible to obtain permission from
those owners to do this.
The combination of cantilevered and strutted contiguous piled walls
throughout the building works will not only provide very stable working
platforms during the construction stage, but will also greatly enhance the
completed building's capacity to resist lateral loads and add significantly
to the stability of all areas uphill of the proposed works by limiting the
extent of any future surface sand slips.
Once the contiguous piled walls are completed and fully strutted where
required, the remainder of the reinforced concrete structure can be readily
constructed on a safe and stable building platform using traditional
formwork and cast-insitu methods.
3.2 General
The proposed residence comprises the following:
• Two living levels to the main residence
• Access driveway at road level/roof level.
• External terraced areas, pool and access corridors
3.3 Site Conditions
The information discussed below has been interpreted from the
geotechnical reports by Morrison Geotechnical (dated September 2009)
and SCG Consulting Engineers dated 24 March 2009.
In brief, boreholes drilled across the site encountered fairly consistent
upper layer conditions comprising loose sands gradually increasing in
density with depth. Deeper surface conditions vary across the site from
dense sands to very stiff sandy clays overlying extremely weathered
sandstone at approximately RL33.
Ground water seepage and springs are likely to be encountered at any hard
impermeable layers following wet weather.
Due to the topography of the site all precautions must be taken to
minimise risk of surface sand slips and possible flow of loose surface
sands from excavated trenches and building platforms.
Surface sands are very loose and slope at gradients of between 23° and
32°.
The additional Geotechnical information provided in the Morrison
Geotechnical Report to 22.4m depth will be used to further develop the
structural design, and refine construction procedures.
5
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TODCONSULTING
Preliminary assessment indicates extremely weathered rock at approx 2-
3m below general excavation levels, which will significantly reduce risk
of slip, and provide massive horizontal restraint to retaining walls.
The loose surface sands are very prone to erosion and slippage,
particularly where vegetation is removed or stormwater becomes
concentrated.
3.4 Construction Management Plan
The site is located at the northern end of a sealed access driveway off
Seaview Tce, with no off-site parking and set down areas for construction
equipment. The size of vehicles accessing the site is limited by the width
and layout of the common driveway.
The Contractor will face various challenges on this project due to the
limited access, however it is clear that local Builders have had sufficient
experience with these types of sites cg, at the adjacent homes in Seaview
Tce; the recent construction of Pat Rafter's house at 48 Seaview Tce; and
current construction along Park Rd, Noosa.
We suggest that the site is sufficiently large to accommodate all
construction vehicles and equipment/materials storage, providing the
Contractor plans his work carefully, and builds staged temporary access
ramp/platforms similar to our layout on 09578-P4.
During the initial piling stage of the project there will he very few
subcontractors (Piling Contractor and part-time Surveyor) on site and
therefore "Stage I Temporary Access Area" of about 700m2 indicated on
Drawing 09578-P4 should be adequate for all access, parking and storage.
Total number of cars on site would be less than five.
Once the contiguous piling is completed, screw piling will be completed
over the site and again there would be few other Subcontractors involved
in the works that time. (Piling Contractor and Part-time Surveyor)
By this stage the Contractor should have extended his temporary
access/parking/storage platform across to the northern area of the building,
"Stage 2 Temporary Access Area" indicated on 09578 - P4, greatly
increasing parking, access and storage for materials. Total number of cars
on site would not exceed 10. During this time there would still only be
about 4-5 different subcontractors on site:-
• Concretor/formworker
• Reinforcing fixing
• Plumber (part-time)
• Surveyor (part-time)
By the time the builder is constructing the floor slabs, we would expect
the number of subcontractors will increase up to approximately 10
occasionally, but the accessible area for parking and storage will be
Page 86
TODCONSI
greatly increased, to include some areas of the permanent structural floors,
probably exceeding 1500m2.
The successful Contractor will be required to provide, as a contractural
condition of the building approval, a detailed Construction Management
Plan appropriate for this site and the extent of piling, excavation and
concreting work. The Plan shall cover the following issues:-
Pre-construction
Submit a programme, construction method statements, traffic &
parking management plan, environmental and erosion protection
measures, nominated tree protection measures, etc as per
specifications, for approval. Complete Existing Condition Dilapidation
Inspection reports on surrounding buildings, and access driveway.
• Initial Site Access and Parking
Construct temporary benching and turn-around areas on site and
establish site office, temporary utilities connections, and survey
monitoring. Build sediment & erosion control measures, temporary
stormwater collection and disposal.
It may be economical to lease additional vacant land in the area to
provide temporary parking of construction vehicles, and storage of
equipment and materials. A vacant lot exists on McAnally Drive.
Parking would be prohibited in the access driveway running from
Seaview Tee to the site, and in the Council Beach Carpark.
• Contiguous Piling
Complete ground injection grouting, temporary access tracks and/or
platforms, and install CFA contiguous piles. The grout piling rig can
be off-loaded in Seaview Tce and driven on rubber tracks to the site,
as discussed with a Piling contractor, cement grout and reinforcing is
to be delivered progressively as the piling proceeds.
Temporary parking and materials storage will be at the south west
corner of the site.
• Excavation Works
A small excavator will be sufficient to remove and load sand into
normal-sized tip trucks for removal from site, perhaps with a small
hoist, Conveyor or crane from lower terraced areas.
Stockpiling of material on site will be limited by Geotechnical
approval to avoid localised surface slips. Subject to more detailed
analysis it may be possible to stockpile some materials in areas where
the stiff clays and/or weathered sandstone are closer to the surface.
Temporary access ramps & terraces can then be constructed below the
contiguous piled walls to create additional temporary parking and
storage areas across the site. Refer to our drawing 09578 - P4.
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TOD';O
• Foundations and Screw Piling
Once the main bulk excavation levels have been achieved, stable
terracing can be prepared to expand access, parking and material
storage on-site.
The Screw Piling Rig can be brought in on rubber mats from Seaview
Terrace, and piles delivered in short lengths and welded together on-
site as lengths of pile are installed.
• Pool/Terrace/Bedroom 5 Building
This area is directly connected to the main house construction by an
enclosed corridor and will be securely founded on a deep contiguous
piled wall and on deep screw piles laterally tied back by raking screw
piles to withstand the anticipated downhill sand pressure and other
lateral loads such as earthquakes and wind loadings. Temporary
access to this area will be limited by existing vegetation which must
be preserved, so it is anticipated that a crane will be used to deliver
materials to this area in conjunction with temporary piled stair/ramp
access.
• Structural Works
The remainder of the foundations, floor beams, slabs, columns etc, can
be constructed by traditional methods with materials being delivered
readily via the access driveway as required. The length of construction
materials will be limited by the size of delivery vehicles which can
safely access the bitumen driveway.
• Construct elevated timber walkway by using either temporary screw
piles and access platform or mini bentonite concrete piling rig (2m x
1.2m) to avoid damage to existing vegetation.
3.S Construction of Retaining Walls and Excavations
The majority of the sitc is sloping at approximately 26° towards north-east
while the south-east and north-west areas of the block slope much more
steeply at around 32° towards the east.
Any material above a 27° line projected from the base of the hill of slope
is considered unstable and totally unsuitable for supporting any permanent
foundations or landscape structures.
The bedrooms and pool/terrace structure will be located on a steep
unstable area and will hence be supported on deep piled foundations
which will be laterally restrained by deep tension piles, sufficiently strong
to withstand the potential slippage of sand downhill against the footings
and piles.
The area along the western boundary slopes at approximately 26° and up
to 30° at the north-west corner, however the area uphill of to McAnally
Drive. The area west and uphill of the site is occupied by light-weight
timber residential structures, and a reinforced concrete pool supported on
deep piled foundations.
8
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TOD
Our design and suggested construction procedure has taken into account
the critical staged nature of the proposed excavations, close proximity of
adjacent properties (especially the piled pool structure), the additional soil
loadings due to the uphill gradient, the loose and unstable nature of the
upper sand layers (particularly when vegetation is removed or disturbed)
and the limitations of piling machine size which can access the site.
The key features of our design and construction proposed are:-
• Stabilise surface sands along western boundary using i1RETEK (or
similar) ground injection
• Establish survey markers across site and on adjacent properties for
continual regular monitoring during construction
• Install extensive "Sediment/Erosion Control" fences
• Install temporary stormwater collection and disposal system; install
permanent 450mm stormwater drain in short sections, spoon drain and
gully pits along west boundary.
• Avoid ground vibrations
• Prepare engineered truck turn-around area(s) and access tracks/ramps
• Construct piled temporary access or engineer-designed cut-fill access
for 50T CFA pile rig and complete the western contiguous piled walls
• Progressively remove sand east of new walls and establish temporary
propping or ground anchor system. The ground tension anchoring
would be the more economical procedure if adjacent owners give
permission, but if this is not allowed, compression strutting is quite
feasible within the site, or top-down construction could be utilised.
• Extend temporary access/storage/ramp areas towards north and back to
south-east
• Complete roof stab (top-down method) for the main house structure or
continue excavation and propping/anchoring to required levels
• At all times the retaining walls are fully propped, drainage is in place,
and the CFA piling rig is operating on stable flat platforms without
any risk of slip or toppling
• Floor slabs laterally restrained by raking piles will provide permanent
horizontal strutting to the base of retaining walls
• Excavated sand can be removed by small hoist, conveyor belt, or crane
to dump trucks and used as excellent clean fill at another project
• Piling contractors have advised it is quite feasible to move the CFA
piling machine on rubber matting or use rubber tyres on the tracks
from the Seaview Terrace cul-d-sac to the site
• Once the contiguous piled retaining systems, piling, screw piles and
raking piles are in place (gradually progressing downslope), the
remaining work will be typical formed in-situ reinforced concrete
construction
• Sub-floor drainage will be connected through all contiguous piled
walls into vertical "wick" drains at approx. 4m centres
• Grout piled walls will be patched and grouted where necessary
• A "dry" internal masonry wall and drained cavity will be provided at
all contiguous piled retaining walls
9
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TOD 'NSULTING
• Back-fill over URETEK grouting with topsoil and re-vegetate for
perimeter planting as per Landscape Details
4.0 Design Loading Criteria
4.1 General
The following outlines the design loading criteria for the project.
Notwithstanding this outline, the structure will allow for all imposed loads
as outlined by the relevant Australian codes, and any loads imposed from
the selected construction methodology for the project works. The loads
during construction of the contiguous piled wall must be analysed at every
incremental stage of excavation and strutting.
Construction loads, especially loaded trucks and stored materials will be
agreed and confirmed with Contractor prior to commencement of
construction.
4.2 Codes and Specifications
The structural design of the project will be carried out in accordance with
the relevant Australian Standard Codes of Practice including but not
limited to the following:
* AS/NZS 1 170 Part 1 Loading Code Dead and Live
* ASINZS 1170 Part 2 Loading Code Wind
* AS/NZS 1 170 Part 4 Loading Code Earthquakes
* AS 3600 Concrete Structures
* AS 3700 Masonry Code
* AS 4100 Steel Structures
* Building Code of Australia
4.3 Loading Criteria
Refer to the architectural documents for the extent of different floor use
areas and hence different live and super-imposed dead loadings, unless
noted otherwise:-
Dead Load
Floor slabs and beams self weight as calculated
Floor finishing - lobby and terraces 2.0 kPa
(tile and bed)
Air con and plumbing services,
and light weight ceiling 0.75 kPa + point loads
Other 0.25 kPa
Masonry partitions (where required) self weight as calculated
Soil, waterproofing, insulation self weight as calculated
to
Page 90
TODCONSULTING
Live Load*
Balconies and stairs 4.0 kPa
Residential areas 2.5 kPa (Point Load 1.8 kN)
Internal garages 3.0 kPa (Point Toad 9 kN)
Driveway, Service Vehicle
Delivery/Loading Area 10.0 kPa (Point Load 31 kN)
(or construction loading)
Mechanical and electrical plant rooms 8.0 kPa (min) (Point Load
4.5 kN)
External Terrace Areas 5.0 kPa (min)
* Design Live Load must never be less than construction loading
Earthquake Load
The building will be designed for seismic load in accordance with the
relevant Australian Standard being AS/NZS 1170.4.
• Importance Level 2
• Soil Factor: Class Ce (most of loose sand layer to be removed from
building platform)
• Earthquake Design Category I
Wind Load
The building will be designed for wind loads in accordance with the
relevant Australian Standards (being AS/NZS 1170.2) for the following
parameters:
Basic Wind Velocity VR 57m/s (tilt Strength Limit State)
Region B
Terrain Category 2.0
Multiplier factors Mz, cat = 0.96, Ms - 1.0. Mh - 1.3
Design Wind Speed 72 m/s tilt Iimit state
60 m/s Permissible Stress Design
Soil Retaining Structures: Refer also to final Geotechnical Report
Soil Density = 19 kN/m}
I lorizontal Pressure - sloping backfill Ko = 0.75;
horizontal backfill Ko = 0.5
Surcharge: adjacent blocks - allow 10 kPa L.L. surcharge.
Provide vertical wick drainage behind all contiguous piled retaining
structures at 4m centres
Provide continuous sub-soil drains behind all conventional retaining walls
Factor of safety against sliding:- temporary 1.2, permanent 2.0
II
Page 91
TODCONSI
4.4 Deflection Criteria
a) Horizontal (Lateral) movement (wind and seismic)
Total not greater than Height/500 (at permissible stress loads)
Inter-storey not greater than Floor to Floor Height/500 (at
permissible stress loads)
b) Vertical movement (dead plus live load)
Slabs and beams are to be designed to achieve the following
maximum deflection criteria:
Incremental Deflection
General Span/500 or 15mm (whichever is less)
Long Term Deflection
Slabs Span/500 or 15mm (whichever is less)
Beams Span/500 or 15mm (whichever is less)
Spandrel Beams Span/500 or 15mm (whichever is less)
Total allowable 20mm to end spans
(Slab + Beam) 20mm to internal spans
Cantilever Span/250 or 10mm (whichever is less)
Pre camber As required
5.0 Materials Specification
5.1 Concrete
Concrete Strengths (generally, unless noted otherwise on drawings)
It is envisaged the following concrete strengths will be used for various
elements across the design. taking special care with respect to the highly
corrosive marine environment.
Floor slabs and beams 32 MPa min internal,
40 MPa external
Load bearing walls and columns (typical) 32 MPa min internal,
40 MPa external
Foundations 25 MPa min/40 MPa max
Pool 40 MPa
External structural concrete elements of the building will have a design
durability classification B2, which complies with Table 4.3 AS 3600. (40
MPa concrete with 50mm external cover).
5.2 Reinforcing Steel
High strength Ductile Grade 500 MPa reinforcing steel will be used in the
design.
12
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TOD :,NSULTING
5.3 Formwork
Formwork class is to be in accordance with the architectural specifications
and the relevant Australian Standards. Tolcrances are to be suitable for
the purpose to which they are to be used, but shall not exceed a maximum
deviation of 6mm measured over a 3 meter straight edge. Permanent steel
formwork (Condek or similar) may be used in internal areas to support
Suspended concrete slabs, and must be rigidly propped in accordance with
the supplier's written specification.
5.4 Structural Steel
Structural steel elements of the building will be designed in accordance
with the relevant codes. These elements will have a design durability
which complies with AS/NZS 4100. All external steel and exposed
internal steel shall be hot dipped galvanised and painted with 2 coats of an
approved high-build zinc-rich epoxy paint.
5.5 Screw Piling
All screw piling is to be hot dipped galvanised and epoxy painted for the
upper 2m, as well as tilled with concrete grout.
6.0 Structural Framing System
6.1 General Structural System:
The proposed building is a two-storey reinforced concrete structure with a
reinforced concrete contiguous piled retaining wall system to support
excavations of approximately 2-5m. A mixture of grout replacement piles
and concrete-filled galvanised screw piles are proposed to support vertical
loads, and a range of raking galvanised screw piles or tie-back anchors are
intended to provide horizontal stability to the foundation by acting in
either tension or compression.
Structural System Summary:
• 600mm diameter contiguous CFA piled retaining walls, founded
sufficiently below excavation level to provide vertical capacity and
passive resistance to horizontal soil pressures
• Isolated 600mm diameter CFA concrete piles
• Screw piles ranging from 50-80T to support column loads
• Raking screw piles to provide horizontal resistance to soil loads, wind
and earthquake loads
• Reinforced concrete ground beams and slabs will be used to provide
adequate permanent horizontal "strutting" of retaining walls and
rotational stability to pile/slab/upper column connections, and to resist
bending moments caused by pile eccentricity
• Sub-floor areas will be drained to relieve any potential build-up of
ground water pressure
13
Page 93
TOD
• Areas behind contiguous piled walls will he fully drained by using
drilled-in steel "wick" drains, connected through the base of the wall
and discharged appropriately
• Upper structure comprises reinforced concrete columns, walls and
beam/slab system
• Roof spans vary up to 12m, requiring lm-2m deep cambered concrete
beams
• Roof/driveway slab will need a high grade trafficable waterproof
membrane or a trafficable slab may be considered over an insulated
waterproofing layer on the structural slab
• Garden terrace areas will be generally constructed on screw piles,
ground beams and suspended slabs over voids to avoid imposing
additional soil loads to the steep sandy slopes
The pool/bedroom area, etc will be constructed of concrete slabs and
beams supported on galvanised screw piles penetrating at least 5m
below the 27° slip line, projected from the base of the slope, and 7m
below natural ground
• The elevated timber walkway running east-west from R.L.34 to
R.L.26.2 will be supported on 7-8m deep piles, designed to withstand
lateral drag of the loose surface sands.
6.2 Lateral Resistance
The lateral resistance to wind, earthquake and lateral soil forces will be
provided by reinforced concrete and hlockwork bracing walls, cross
bracing, and a combined column/beam framing action. Raking tension
and compression piles will be designed and certified by others based on
their own design-construction methods and shall have the capacity to
safely resist horizontal loads from wind, earthquake and lateral soil
pressures, with a permanent factor of safety against sliding exceeding 2.0.
It is clear that the construction of the fully strutted and braced deep
contiguous piled walls will add significantly to the general stability of the
slope and of the areas uphill from all sections of new work, including the
adjacent properties.
6.3 Drainage
The areas behind the contiguous piled retaining walls will be drained by
the use of vertical perforated "wick" drains at approximately 4m centres,
connected through the piled wall just at the underside of the floor slab
level.
The design will include 100mm sleeved agricultural drain lines in gravel
and geotextile at the bottom of all retaining walls and under all floor slabs
in cut areas throughout the building.
Properly designed temporary and permanent drainage and silt collection
must be installed to avoid the risk of surface sands washing off site, during
and after construction of the project.
14
Page 94
TOO _ INSULTING
7.0 Pool/Terrace/Bedroom 5 Building
7.1 General Structural System
The Poolfi errace Building is a tiered two-storey reinforced concrete
structure with a reinforced concrete contiguous piled retaining wall system
to support excavations of approximately 2.5m maximum. A mixture of
grout replacement piles and concrete-filled galvanised screw piles are
proposed to support vertical loads, and a range of raking galvanised screw
piles or permanent tie-back anchors are intended to provide horizontal
stability to the foundation by acting in tension, and tying the foundations
back into the dense sands below the hill above,
Structural System Summary:
• 600mm diameter contiguous CFA piles retaining walls, founded
approximately 8m below excavation level to provide vertical capacity
and passive resistance to horizontal soil pressures
• Isolated 600mm diameter CFA concrete piles
• Screw piles ranging from 50-80T to support column loads
• Raking tension screw piles installed back into the hill, to provide
horizontal resistance to soil loads, wind and earthquake loads
• Reinforced concrete ground beams and slabs will be used to provide
adequate permanent horizontal "strutting" of retaining walls and
rotational stability to pile/slab/upper column connections, and resist
moments due to pile eccentricity
• Sub-floor areas will be drained to relieve any potential build-up of
ground water pressure
• Areas behind contiguous piled walls will be fully drained by using
drilled-in steel "wick" drains at about 4m centres, connected through
the base of the wall and discharged appropriately in separate drains
from internal cavity drainage
• Upper structure comprises reinforced concrete columns, walls and a
cantilevered beam/slab system to support the pool
• Roof terrace spans vary, requiring 2000mm deep cambered
cantilevered concrete beams to support pool
• Roof terrace slab will need a high grade trafficable waterproof
membrane or a trafficable slab may be considered over an insulated
waterproofing layer on the structural slab
• Garden terrace area will be generally constructed on screw piles,
ground beams and suspended slabs over voids to avoid imposing
additional soil loads to the steep sandy slopes
• The pool will be constructed of reinforced concrete poured in one
continuous pour. It will be entirely independent of the supporting
reinforced concrete super structure which must be completely
waterproofed and provided with a drained cavity. This building will
be supported on galvanised screw piles penetrating at least 5m below
the 27° slip line, projected from the base of the slope.
15
Page 95
TOD`ONSULTING
7.2 Lateral Resistance
The lateral resistance to wind, earthquake and lateral soil forces will be
provided by reinforced concrete and blockwork bracing walls, and a
combined column/beam framing action and contiguous piling. Raking
piles will be designed and certified by others (RPEQ Engineers) based on
their own design-construction methods and shall have the capacity to
safely resist horizontal loads from wind, earthquake and lateral soil
pressure, with a permanent factor of safety against sliding exceeding 2.0.
The braced contiguous piled footings will also certainly add significantly
to the slope stability of the adjacent property on the southern boundary, by
interrupting any potential surface slippage towards the north-east and cast.
7.3 Drainage
As with the main house structure the areas behind the contiguous piled
retaining wall will be drained by the use of vertical perforated "wick"
drains at approximately 4m centres, connected through the piled wall just
at the underside of the floor slab level.
The design will include 100mm agricultural drain lines in gravel and
gcotextile at the bottom of retaining walls and under all floor slabs.
Properly designed temporary and permanent drainage and silt collection
must be installed to avoid the risk of surface sands washing off site, during
and after construction of the project.
BARRY GEORGE - MIE(Aust). CPEng. NPER3, RPEQ 1924
TOD CONSULTING ENGINEERS
16
Page 96
GENERAL NOTES STEELWORK STAINLESS STEEL
1 THESE DRAWINGS ARE TO BE READ N CONJUNCTION WITH THE ARCHITECT'S 1 ALL STEELWORK IS TO BE EXECUTED IN ACCORDANCE WITH THE CURRENT EDITION I GRADE
AND LANDSCAPE ARCHITECT'S DRAWINGS AND THE SPECIFICATION OF AS 4100 - SAA STEEL STRUCTURES ALL BOLTS SHALL BE GRADE 336 TUNS S31600) AA-70
ANY DISCREPANCY TO BE REFERRED TO THE ENGINEER N WRITING AS 1554 - SAA STRUCTURAL STEEL WELDING NUTS SHALL BE DUPLEX 220S GRADE IONS S318031
SET OUT TO BE DONE BY SURVEY USING DIGITAL FILE OF THE ARCHITECTS AS 1627 - METAL FINISHING - PREPARATION AND PRETREATMENT OF SURFACES
DRAWINGS IN CONJUNCTION WITH NECESSARY CRITICAL ON-SITE
2 WASHERS SHALL BE 316 (UNS S316001, ELECTROPOLISHED OR PASSIVATED IN A
DIMENSIONS AND CLEARANCES 2 TWO COPIES OF SHOP DETAIL DRAWINGS ARE TO BE SUBMITTED TO THE ENGINEER AND 207. TO 25% NITRIC ACID SOLUTION FOR AT LEAST 30 MINUTES AT 40'C TO 60'C
ARCHITECT AND APPROVAL OF SAME OBTAINED PRIOR TO COMMENCING IN ACCORDANCE WITH ASTMA380
2 ALL DIMENSIONS ARE TO BE CHECKED ON SITE BEFORE WORK COMMENCES FABRICATION 3 NUTS AND BOLTS SHALL COMPLY WITH ISO 3506 IDENTIFICATIONS OR . IF NOT SO
3 DIMENSIONS SHALL NOT BE OBTAINED BY SCALING THE STRUCTURAL DRAWINGS MARKED, SHALL BE PROVIDED WITH MILL OR NATA CERTIFIED TESTS RESULTS
3 UNLESS OTHERWISE NOTED THE SIZE OF THE FILLET WELDS SHALL BE 6 mm
4 THE FOUNDATION MATERIAL TO BE CHECKED BY GEOTECMNI(AL ENGINEER CONFIRMING GRADE AND STRENGTH
A. ALL STEELWORK UNLESS OTHERWISE NOTED, SPECIFIED OR APPROVED. SHALL BE HOT
BEFORE THE POURING OF THE FOUNDATIONS IS COMMENCED
DIPPED GALVANISED INCLUDING NUTS, BOLTS and WASHERS TO AS 1650 4 BOTH SHALL HAVE ROLLED THREADS THE NUTS AND WASHERS SHALL BE
S THE FOUNDATION MATERIAL MUST BE CAPABLE OF WITHSTANDING A BEARING
S STEELWORK ENCASED IN CONCRETE SHALL BE PAINTED WITH AN APPROVED HIGH BUILD ELECTROPOLISHED OR PASSIVATED IN A 20' TO 25' INTRIC ACID SOLUTION FOR
PRESSURE OF NOT LESS THAN 200 APa 2-PART MARINE EPOXY A LEAST 30 MINUTES AT 40'C TO 60'C IN ACCORDANCE WITH ASTMA380
6 THE STRUCTURES HAVE BEEN DESIGNED TO CARRY THE FOLLOWING LIVE LOADS - WITH 10 GAUGE (3.25 mm) BLACK WIRE AT 100 mm PITCH. 50 mm (OVER
BALCONYS S.0 We INTERNAL AREAS 3.0 APa S BOLTS SHALL BE TIGHTENED TO THE MANUFACTURER'S RECOMMENDED TORQUE USING A
6 THE STEEL FABRICATOR SHALL PROVIDE ALL BOLTS NECESSARY FOR THE ERECTION
7 THE STRUCTURES HAVE BEEN DESIGNED FOR THE FOLLOWING WIND LOADS - TORQUE WRENCH NUTS SHALL BE LUBRICATED WITH A NICKEL BASED.
OF THE STEELWORK AND BOLT HOLES AND CLEATS NECESSARY FOR THE ERECTION
DESIGN GUST WIND SPEED [PERMISSIBLE STRESS METHOD[ ANTI-SEIZE LUBRICANT SUBJECT TO THE APPROVAL OF THE SUPERINTENDENT
OF TIMBER WORK AS SHOWN. NOTED OR IMPLIED ON THESE DRAWINGS OR THE
OF 55 MITERS/SE( TERRAIN (ATEGORY 2
ARCHITECT'S DRAWINGS AND SPECIFICATION
B THE TIED-BACK CONTIGUOUS. PILED WALL SHALL BE DESIGNED AND CERTIFIED 7 BOLTS SHALL BE 316 STAINLESS STEEL INSULATED FROM MEMBERS ALUMINIUM NOTES
BY THE PILING CONTRACTOR'S RPED HIGH STRENGTH STRUCTURAL BOLTS SHALL BE
9 THE CONTRACTOR SHALL PROVIDE A COMPLETE MAINTENANCE SCHEDULE AND GRADE 08 COMMERCIAL BOLTS SMALL BE GRADE 46 I ALL WORKMANSHIP AND MATERIALS SHALL COMPLY WITH AS1664
WARRANTIES FOR THE PROJECT INCLUDING BUT NOT LIMITED TO.- 8 THE ROOF STRUCTURE HAS BEEN DESIGNED FOR NORMAL ROOF LOADS ONLY AND 2 ALUIIIIM SECTIONS SHALL (O PtY WITH A51734. ASR66 OR ASiS67
SURFACE TREATMENT OF PRECAST BEAMS AND PILES DOES NOT ALLOW FOR ANY EXTRANEOUS LOADS SUCH AS HOISTS. MONORAILS, ETC 3 ALL WELDING SHALL COMPLY WITH AS1665
FLEXIBLE SEALANTS EXCEPT WHERE SHOWN ON DRAWINGS 4 ALL WELDING SHALL BE MARRED OUT USING ARGON GAS SHIELDING
TIMBER PRESERVATIVES
PAINTED GALVANISED STEEL 9 WHEN SHOP SPLICES ARE NECESSARY N BEAMS OR TRUSSES THE POSITION OF S ALUMINIUM EXTRUSIONS SHALL BE ALLOY 606IT6
ALUMINIUM THE SPLICES SHALL BE APPROVED BY THE ENGINEER SHOP SPLICES SMALL BE 6 PLATE IS TO BE ALLOY 5003 H321
SURFACE SEALANTS OF STONEWORK AND GROUT
a PROPRIETARY MORTARS AND GROUTS COMPLETE PENETRATION BUTT WELDS T TREAD PLATE IS TO BE ALLOY 52510134
8 BOLTS SHALL BE INSULATED FROM ALU*IUM BY THE USE OF A 1mm
TO THE SET OUT OF STRUCTURAL PEMEBERS FOR THE PRE-(AST (NLRETE £TTY SHALL BE
ENTIRELY DEPENDENT ON THE ACCURATE PLACEMENT OF THE P1 PILES, WNEH MUST ADDITIONAL STEELWORK NOTES SLEEVE ON THE BOLT SHANK AND 3mm THICK NYLON WASHERS
DETERMINE THE (EMIR[ LINE OF THE H.S. HEADSTOCK BEAMS. M PUS MKT BE PLACED UNDER BOLT HEAD AND NUT
ALL STEELWORK TO BE HO GALVANIZED AND APPROVED
WITHIN 100MI OF THEN DESIGNATED LOCATION. Tit (NTRACTOM MUST (ANY OUT A EPOXY PAINTED AFTER FABRICATION - ONO
SLIMY OF THE AS (ON6TRUCTED PLES AND ONLY THEN PROCEED WITH CONSTRUCTION D 19.11.10 FOR APPROVAL
K.S. HEADSTOCK. 814 82 BEARERS AND (8 EDGE BEAMS.
ALL WELDS ARE TO BE 6mm CONTINUOUS FILLET
WELDS . UNLESS NOTED OTHERWISE
SEDIMENT / EROSION CONTROL C 17.11.10 FOR APPROVAL
11 PROVIDE A FULL SET Of AS-(a61RU(TED ORAWBDS OF THE PROJECT. INIELUOING ALL PILE ALL EXPOSED SITE WELDS ARE TO BE WIRE BRUSHED
REFER TO THE ENVIRONMENTAL MANAGEMENT PLAN FOR ADDITIONAL REQUIREMENTS B 12.11.10 PRELIMINARY ISSUE TO CONSULTANTS
AND TO HAVE ZINC STICK APPLIED AND EPOXY PAINT
LOCATIONS. DEPTHS, LOCATION AND LENGTH OF TIE BACK ANCHORS. GROW BEAMS, ITTY ALL SHS AND CHS TO BE 350 MPa GRADE STEEL A 20.10.10 PRELBwIARY ISSUE 10 ARCHITECT
SET OUT. CONCRETE WALL ETC. ALL AREAS SUBJECT TO FILLING TO BE TOPSOILED AND GRASS-SEEDED AS DIRECTED BY THE
ENINEER UPON COMPLETION OF EARTHWORKS m,..rw.e
12 ALL WORKS ARE TO BE CARRIED OUT N ACCOOAN(E WITH THE APPROVED ENVNOIBENTAL L- 1 -
MANAGEMENT MAN. I EIP I TIMBER SEDIMENT FENCES/FILTER DAMS SHALL BE ERECTED AS DIRECTED BY THE ENGINEER UPON
COMMENCEMENT OF EARTHWORKS AND SHALL BE MAINTAINED UNTIL GRASS COVER IS
I ALL THE WORK IN STRUCTURAL TIMBER IS TO BE EXECUTED IN ACCORDANCE WITH
ESTABLISHED TO THE SATISFACTION OF THE ENGINEER SEDIMENT FENCES SHALL BE APPROVED
DESIGN LOADING CRITERIA THE CURRENT EDITION OF - AS 1604 • NATIONAL TIMBER FRAMING CODE
SILT FENCE MESH ANCHORED BY STAR PICKETS AT MAXIMUM 20M CENTRES PROPOSED RESIDENCE
AS 1720 • SAA TIMBER STRUCTURES CODE
RAMPS. DRIVEWAYS. DECKS WENCH CAN POSSIBLY BE ACCESSED BY LIGHT NANTENAN(EI VEHICLES. AS 1328 - GLUED LAMINATED STRUCTURAL TIMBER MESH COVERS SHALL BE PLACED OVER FIELD INLETS PIT GRATES AND APPROVED AGGREGATE
S kPa DISTRIBUTED D kN PONE LOAD. 2 THE TIMBER USED MUST BELONG TO STRESS GRADE F17 (UNLESS NOTED OTHERWISE) FILLED FILTER BLOCKS SHALL BE PLACED IN ALL SIDE-ENTRY PIT INLETS AND MAINTAINED IN LOT 1
PEDESTRIAN BARRIERS: 15 kN/m HONZ 0.75 kN/m VERTICAL AS GIVEN IN THE CURRENT EDITION OF THE TIMBER ENGINEERING CODE POSITION TO PREVENT SILT ENTRY TO DRAINAGE SYSTEMS UNTIL REMOVAL IS APPROVED BY
RETAINING STRUCTURES. AS PER SOIL INVESTIGATION RECDMENDAIKK. MNMJM LATERAL SOIL
3 ALL NUTS, BOLTS. WASHERS AND FRAMING ANCHORS TO BE 316 STAINLESS STEEL THE ENGINEER. 71 SEAVIEW TERRACE
FIX ALL FRAMING ANCHORS WITH STAINLESS STEEL NAILS AT THE COMPLETION OF THE FILLING TO WITHIN 100MM OF THE FINISHED SURFACE LEVEL, A
PRESSURE CALCULATED USING HORIZONTAL BA(KFLL Co : 0.S SLOPE BA(OILL No : 0.9
SOIL DENSITY 18 kN/n3. INCLUDE HORIZONTAL FORCES FROM 4 THE CONTRACTOR IS FINALLY TO TIGHTEN ALL BOLTS BEFORE HANDING OVER THE LAYER OF TOPSOIL IS TO BE SPREAD OVER THE WHOLE OF THE EXPOSED EARTHWORKS AND SUNSHINE BEACH
LIVE LOAD SURCHARGE x On. JOB FOR 12 AND 16mm BOLTS THE BOLT HOLES ARE TO BE 2mm OVER SIZE FOR LIGHTLY COMPACTED AND TRIMMED TO THE FINISHED SURFACE LEVEL AND GRASSED BY
CONSTRUCTION LOADS AS CALCULATED.
S
20mm BOLTS THE BOLT HOLES ARE TO BE 3mm OVER SIZE
ALL TIMBER TO BE DURABILITY CLASS I AND TREATED TO HS
SEEDING AS DIRECTED for A. SLINGER
FOLLOWING SEEDING THE SURFACE IS TO BE LIGHTLY HARROWED OR CULTIVATED TO IMBED THE
6 INJECT LANOTEC GREASE INTO ALL BOLT HOLES
SEED IN THE SOIL THE CONTRACTOR IS TO MAINTAIN THE GRASSED AREAS SO THAT AT THE
SLIP RATING 7. ALL PRESERVATIVE TREATMENTS FOR TIMBER MUST BE COMPLETION OF THE MAINTENANCE PERIOD AT LEAST 75 V. OF EACH 4 SQUARE METRES HAS
IN ACCORDANCE WITH AS1604. A DENSE LIVING COVER
I. SLIP RATING ON ANY ACCESSIBLE HORIZONTAL S'OFACE TO BE V TO AS AS06 B. COAT ALL S/S BOLTS. NUTS 0 WASHERS 6 FRAMING ANCHORS
WITH DENSE LANOTEC GREASE. SEDIMENTATION CONTROLS SHALL COMPLY WITH REQUIREMENTS OF "SOIL EROSION AND SEDIMENT
TEMPORARY WORKS 9. TIMBER DECKING TO BE F17 NO. HWO 140 a SO CONTROL" - IE AUST ENGINEERING FOR QUEENSLAND MCU WORKS
DURABILITY CLASS I TREATED TO HS FIXED WITH S/STEEL SCREWS.
1. THE CONTRACTOR IS RESPONSIBLE FOR IM DESIGN CERTIFICATION AND APPROVALS OF ALL TEMPORARY ALL TIMBER FRAMING TO BE F17 K.D. HARDWOOD. PROTECTION OF TREES GENERAL NOTES
STRUTTIGS, PROPPING. It BACKS, EXCAVATION SIDAIG. PROTECTION WORKS. (ONTO US PILING. EI(.
NECESSARY TO CARRY OUT THE WORKS. EARTHWORKS NOTES L ALL EX67K NATURAL VEGETATION THAT WILL BE 0E1ABE0, K 10 BE PROTECTED. 1NE AREA !IMMEDIATELY
2. ALL TEMPORARY WORKS SHALL BE DESIGNED STRICTLY N ACCORDANCE WITH THE RELEVANT AUSTRALIAN BENEATH THEN CANOKS SHOLO BE DECLARED A 'TREE PROTECTION ZONE ' AND SNOLLD BE FENCED
STANDARDS AND LOCAL BY-LAWS TO WITHSTAND ALL EXPECTED AND SPECIFIED LOADINGS AS SET OUT IN OFT AND APPROPRIATED SKRAQ ERECTED FOR THE DURATION OF THE SITE DEVELOPMENT AND
1 SOILS CONTAINING ORGANIC MATTER ARE TO BE STRIPPED FROM THE
It[ CODES. CONSTRUCTION.
SITE. THIS MATERIAL IS NOT SUITABLE FOR USE AS FILL ON THIS SITE. 2. REMOVAL OF TREE STUMPS N (LOSE PROXIMITY TO EM ROOT ZONES OF THE TREES TO BE RETAINED
3. RE CONTRACTOR'S ATTENTION 6 DRAWN TO THE CLOSE PROXMTY OF ADJACENT BULOIFS AND MUST BE DONE N A MANNER THAI WILL NOT NEGATMLY IPACI THE ROOT SYSTEM OF TM TREE BEING
architect
THE NEED TO TAKE PARTICULAR CARE TO PROTECT THESE. 2 THE WHOLE OF BOTH TOLET BLOCK SITES. IS TO BE PROOF ROLLED
RETAINED. ON NO A((OUNT SHOULD ANY ATTEMPT N MADE TO EXCAVATE TREE STOPS TO AVOID
4. THE CONTRACTOR MUST PROVOS A FULL AND (OPREHENSM WORK S(HEDULE PROGRAMME AND
AND ANY UNSUITABLE GROUND . AS DIRECTED BY THE ENGINEER , IS
TO BE EXCAVATED AND REMOVED FROM SITE. THIS MATERIAL IS TO BE
DAMAGE TO NTERTWIIRG ROOTS O THE TREES TO BE RETAINED. gavin maddock
CONSTRUCION SITE PLAN. INCLUDING ALL MEANS OF ACCESS. TEMPORARY DRAINAGE. PROTECTIVE FENCING, 3. THE AREA BENEATH THE CANIPES O TREES TO BE REMAND SHALL BE COVERED WITH A INMM
BARRIERS, BOARD[ GS. AND SGNASE. REPLACED WITH IMPORTED APPROVED FILL. LAYER OF BARK MUCH MATERIALS TO REDUCE SOIL MOISTURE LOSS, CONTROL WEED GROWTH AND TO
REDUCE SOL COMPACTION.
S THE CONTRACTOR MGT PROVIDE A HEAL SAFETY PLAN. N(LLO IG EMERGENCY AND FIRST-AD 3 IMPORTED APPROVED FILL TO HAVE A MN. CBR SPECIFICATION Of 1S% 4. ANY PRUNING OF CANOPY BRANCHES SHOULD ONLY BE UNDERTAKEN BY AN APPROVED ARBOB6T.
PROCEDURES. MAX. STONE SIZE OF 100mm , MAX. PLASTICITY INDEX OF 20% AND
S. ON NO ACCOUNT SHOULD FERTILISER, HERBICIDE TREATMENTS OR SOL LEVEL CHANGES BE PERMITTED
6. 11 IS PROIBITED TO ALLOW ANY MATERIALS. RUBBISH. SOLS. WASTE, (MM ALS. SEDIMENT. MAX. LINEAR SHRINKAGE OF 10%. THIS FILL IS TO BE PLACED IN MAX. (LOSE 10 DR BENEATH THE CANOPIES O THE TREES.
ETC. TO FALL ONTO THE BEACH TIDAL ZONE OR SEAWATER. ANY EXCESS SOILS, SEOPIENT, 200mm LAYERS AND COMPACTED TO ,.., 6. ALL CONTRACTORS SHOULD BE ADVISED OF THE PROTECTED AND VALUED NATURE O THE TREES
CONS1RUCTIDN RUBBISH ETC. ON SITE MUST BE SUITABLY (MANED, TO AVOID IT BONG A((KNiLY WASHED OR AND THAT NO MACHINERY, EQUIPMENT, FUEL, CONSTRUCTION MATERIALS, SHEDS ETC. SHOULD BE
BLOWN ONTO THE BEACH, OR INTO THE NATURAL VEGETATION ON THE LOWER PART OF THE SITE AND COHESIONLESS SOILS - DENSITY INDEX NOT LESS THAN 10% PERMITTED TO BE PARKED DR STORED BENEATH THE CANOPY OF THE TREES.
NATIONAL PARK. ( AS 1289 TEST 5.6.1 I 7. ON NO ACCOUNT SHOULD WASTE CONSTRUCTION MATERIALS INCLUDING FILL AND PARTICULARLY
WATER/WASHINGS FROM MACHINERY OR FROM CONCRETE CONSTRUCTIONS ETC. BE PERMITTED TO BE
TODCONSULTIN
SOILS CONTAINING (LAY - DENSITY RATIO NOT LESS THAN 98%
SERVICES RELOCATION OR SILT FINES STANDARD I AS 1289 TEST 5.1.1 I
DISPOSED WITIIN THE ROOT ZONE OF THE TREES.
8. COMPLETE TREE REMOVAL OR REDESIGN IS REQUIRED E ROOT PRUNING ACTIVITIES WILL BE 100 ENGINEERS
I THE CONTRACTOR SHALL LOCATE AND IONIFY ALL RIGROUED SERVICES AMU CO-ORDINATE WITH THE SEVERE TO MAINTAIN THE TREES STRUCTURAL INTEGRITY (SEVERITY DEPENDS OF ROOT DIAMETER,
4 COMPACTION TESTING OF FILL LAYERS IS TO BE CARRIED OUT TRINE( DIAMETER AID DISTANCE FROM TRI6NI.
RELEVANT UTILITY AUTHORITY IF AND WHERE THEY NEED TO BE RELOCATED AND/OR ESPECIALLY
TO LEVEL 1 SUPERVISION STANDARD AS PER AS 3789-1990. 9. ON NO ACCOUNT SHOULD ANY EXCAVATIONS FOR THE INSTALLATION FOR THE SERVICES BE MADE STRUCTURAL CIVIL
PROTECTED DURING CONSTRUCTION,
S CLOSER THAN 3 MIRES FROM THE BASE/TRUNK O THE TREES AND ALL EXCAVATIONS WITHIN 3M
2 METHODS OF RELOCATION AND/OR PROTECTION MEASURES SHALL BE APPROVED BY THE RELEVANT THE CONTRACTOR IS TO BE RESPONSIBLE FOR LOCATING ALL EXISTING
EACH SIDE O THE TREE SEDUM BE CARRIED OUT WITH (LOSE SUPERVISION O THE APPROVED ARBORIST.
UTILITY AUTHORITY PRIOR TO COMMENCEMENT OF THE WORKS, SERVICES BEFORE COMMENCEMENT OF WORK ON SITE. N. NO ROOTS N EXCESS OF SHIM ARE TO BE SEVERED WITHOUT ADVISE FROM THE APPROVED ARBORIT. TOO CONSULTING PTY. LTD.
AY WIN US MY
6 THE CONTRACTOR IS TO PROVIDE COMPACTION TEST RESULTS TO THE N ALL CIRCUMSTANCES WHERE SEVERING O TREE ROOTS N EXCESS O 56111 N OAHETER HAS OCCURRED - ^uI Noom.ne
DILAPIDATION REPORT ENGINEER. THE COST OF THIS TESTING IS TO BE PAIR BY THE CONTRACTOR,
THE URGENT ATTENTION OF THE APPROVED ARBOIST WILL BE REQUIRED FOR TM TREATMENT AND DRESSING
O ROOT WORDS.
7 3P:^ voowwu RC .Use
9100 I0. mP] jl."^• :;it
THE CONTRACTOR SHALL CARRY OUT A OTALED DILAPIDATION I EXISTING CONDITION I REPORT ON THE It WHERE POSSIBLE CAREFUL EXPLORATORY TRENCHING GY HAND OR WATER IT) SHALL BE MARRED
ADJACENT LOTS S AND 6 TO THE WEST, AND LOT 2 ON THE SOUTH BOUNDARY. N (MUTATION WITH REPLACEMENT OF UNSUITABLE MATERIAL OUT TO A DEPTH OF 56@61 TO DETERMINE F LARGE ROOTS ARE PRESENT. SHOULD LARGE ROOTS BE
TOO CONSULTING ENGINEERS. SUBMIT 3 COPIES O THE REPORT 70 THE SUPERNRNDANT PRIOR TO ENCOUNTERED THEY SHOULD BE BROUGHT TO THE ATTENTION O IM (ITT ARBORST.
COMMENCEMENT OF ANY PILING OPERATORS. AS THERE 6 A REASONABLE (RANEE O EXPOSING VOIDS AMD LOOSE MATERIALS ON THIS SITE. 0. WHERE UNDERGROUND SERVES ARE 10 BE 16TALLED WITHIN iHE ROOT ZINC OF A TREE.
THE CONTRACTOR SHALL INCLUDE AN ALLOWANCE TO - EXPLORATORY TREMIPG SHAD BE TARRED OUT. N ALL I6IAMES HERE A NUMBER O LARGE ••v
L REMOVE UP TO 50 m' O EXISTING UNSUITABLE MATERIAL, AND REPLACE MTN COMPACTED ROOTS ARE ENCOUNTERED THESE SHOULD BE LEFT NTACT AND ANY SERVICES ETC INSTALLED By B. GEORGE K. CAPPER OCT 2010
GRANULAR MATERIAL. TIJIELLIG BENEATH THE ROOT MASS.
TO, EXCAVATIONS SHALL BE EXECUTED WITH EXTREME (ARE. ANY LARGE ROOTS THAT MAY BE H. GRAY S. PRYSTLIPA
2. PRESSURE GROUT LOCALLY 20 m' O 20mPo (EKNT SAND (ROUT.
3. EXCAVATE 50 m' OF UNSUITABLE MATERIAL AND BACXFLL WITH ND-FITS CONCRETE. ENCOUNTERED SHALL BE LEFT NTACT, KEPT FOIST, COVERED WITH HESSIAN OR SIMILAR MATERIALS TO
PREVENT DRYING AND LEFT FOR THE URGENT ATTENTION AND TREATMENT BY THE ARBORISi. •. I 9 AHD
4. REMOVE AND RECOMPACT SO r' LOCALISED AREAS OF EXISTING APPROVED IJMOiACTED 11
14. THE APPROVED AR ORIST IS TO BE ADVISED PRIOR TO THE BACKFLLIG O THE SERVICE TRENCHES
MATERIAL.
ALL THE ABOVE AS APPROVED AND DIRECTED BY THE SPi^A'EVENI
SO THAT PMOTOURAPI RECORDS CAN 61 TAKEN 09578 Pi A i E D
The text continues on page 97.
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2008/0169 Response to information request - 71 Seaview Tce Sunshine BeachRelated documentApplication case desk ↗
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