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Z40770_Response to InformationRequest_NC_final
Attached to the e-mail Response to Information Request MCU16/0112 & OPW16/0209.
Sunshine Coast Toowoomba Chinchilla
6 Mitchell Street 6 Nessbank St 77 Glasson St
PO Box 39 Toowoomba Chinchilla
Nambour Qld 4560 Qld 4350 Qld 4413
T (07) 5441 6455 T (07) 4638 4236 T (07) 4669 1222
YOUR REF : MCU16/0112 & OPW16/0209
OUR REF : Z40770
DATE : 2 November 2016
The Chief Executive Officer
Noosa Council
PO Box 141
TEWANTIN QLD 4565
Attn: Glen Conforti
Dear Glen
Re: Response to Information Request S.278 – Development Application for
Development Permit for Material Change of Use of Premises - Industrial Business
Type 2 & Entertainment & Dining Business Type 1 and Development Permit for
Operational Works – Stormwater, Drainage Works, Earthworks & Landscaping at
85 Rene Street, Noosaville - Lot 4 SP244573
Downes Group Pty Ltd on behalf of Raftsea Pty Ltd, submit this response to information
request for the above-mentioned application.
This response is made in accordance with S.278 (1) (a) of the Sustainable Planning Act
2009 where the Applicant is responding to the information request by giving Council “all
of the information requested together with a notice asking the requesting authority to
proceed with the assessment of the application”
INFORMATION REQUEST DATED 20 OCTOBER 2016
Issue – Stormwater Management
The SWMP does not provide sufficient detail to fully assess the proposal. In addition, it
appears that a portion of the driveway near the grated drain is not treated.
Information Required
1 Please provide the following:
(a) Demonstrate how the bioretention basins have been sized to achieve
the State Planning Policy pollutant reduction targets.
(b) Provide invert levels for pipework within the bioretention basins and
demonstrate there is adequate fall between the bio retention basins
and the receiving stormwater network.
(c) Demonstrate how the depth of filter media , side batters/retaining walls
etc are consistent with the Water by Design Bioretention Technical
Design Guidelines, in particular for batters, retaining wall/filter media
interface treatment and filtermedia depth and acid sulfate soils
interactions.
Z40770_Response to Information Request_NC_final
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Page 2
d) Provide soil profiles to show that all excavations will be within filled
material. Where excavations are proposed into native soils, provide an
acid sulfate soils assessment in accordance with the Acid Sulfate Soil
Management guidelines to demonstrate that the proposed activity will
not result in release of acid sulfate soils generated metals through
groundwater dewatering.
Applicant Response
Please refer to refer to Attachment 1 – Correspondence for SCG Consulting Engineers,
dated 1 November 2016 which sets out the responses to the issues regarding
stormwater management. In summary the bio-retention basins have been sized in
accordance with relevant guidelines and standards.
A revised stormwater management plan has been prepared (Dwg No. 26232-SW1, Rev
A, dated 1/11/2016) and is included at Attachment 2.
Soil testing has been carried out on the site and it has been determined the proposed
excavations will not extend into natural ground or groundwater tables in these
locations. A copy of the report is included at Attachment 3.
Issue – Bicycle Facilities and end of trip facilities
The Business Uses Code requires Industrial Type 2 and entertainment and dining
businesses to provide bicycle parking and end of trip facilities. The proposal plans do
not indicate either.
Information Required
2 Please provide bicycle parking and end of trip facilities in accordance with
Probable Solutions S31.2 to 31.5 inclusive.
Applicant Response
We refer to revised building plans prepared by Ace Space Design (Dwg Nos 01-04,
Revision K, dated 25/10/2016) included at Attachment 4 and in particular, Dwg No. 02
Ground/Site Plan which shows the required bicycle parking and end of trip facilities.
These include:
• 4 bicycle spaces (Class 3) provided at the front entry of the building for visitors;
• 16 bicycle spaces (Class 3) located at the rear of the building for employees;
• 10 staff lockers located along the rear of the lunch room; and
• Shower amenities for staff.
Z40770_Response to Information Request_NC_final
Page 3
CONCLUSION
We provide the above information and trust that it adequately addresses the issues and
information requested by Council.
We confirm that this response provides ‘all of the information requested’ by Council
and now request Council officers to continue assessment of the application.
Should you require any further information please do not hesitate to contact our office
on (07) 5441 6455.
Yours faithfully
Stephen Vlatko-Rulo
Senior Environmental Planner
Downes Group Pty Ltd
Enc: Attachment 1 – Correspondence prepared by SCG Consulting Engineers, dated 1/11/16
Attachment 2 - Stormwater Management Plan (Dwg No. 26232-SW1, Rev A, dated 1/11/2016)
prepared by SCG Consulting Engineers
Attachment 3 – Soil Test and Footing Report prepared by SCG Consulting Engineers, Report No.
26232 (S), dated 1/11/16
Attachment 4 – Revised Building Plans, (Dwg Nos 01-04, Revision K, dated 25/10/2016) prepared by
Ace Space Design
Cc: Raftsea Pty Ltd
Z40770_Response to Information Request_NC_final
Page 4
Attachment 1
Correspondence prepared by SCG Consulting Engineers
Z40770_Response to Information Request_NC_final
Page 5
1 November 2016
SCG Ref: 26232(L1)
By email: [email protected]
Att: Stephen Vlatko-Rulo
Raftsea P/L
C/- Downes Survey Group Pty Ltd
PO Box 39
NAMBOUR QLD 4560
Dear Sir
Re: Proposed Development – Lot 4 (#85) Rene Street, Noosaville, (Council Ref: OPW16/0209)
As the Civil, Structural and Geotechnical Engineers for the above project we confirm we have reviewed
Council’s recent request for information dated 20 October 2016.
We comment regarding Council’s issues as follows: -
Issue 1
a) The bio-retention basin(s) have been sized in accordance with the ‘Deemed to Comply Solutions –
Stormwater Quality (South East Queensland)’, by Water by Design. The deemed to comply solution
for commercial/industrial development without new road, site area less than 12500m 2 has been used
with a minimum bio-retention filter media area of 2.2%.
In addition, we have specified the use of vegetated swales to convey stormwater within the site and
the inclusion of a water storage tank for use of captured stormwater. These measures further
increase the level of stormwater treatment beyond the ‘deemed to comply’ minimum requirement.
b) We have revised our plan SCG 26232-SW1 to include pipe invert levels (copy attached).
c) We have specified a minimum filter depth of 600mm which satisfies the Water by Design
requirements of 400-1000mm. We have nominated a ponding depth of 200mm within the bio-
retention bed to be formed by timber sleepers. This information is presented in the Bio-retention Pit
Detail shown on our plan SCG 26232-SW1.
d) We have conducted soil testing on the site for our structural design. Results confirm that the fill depth
ranges from 1.0m-1.2m in the areas tested. Excavation for the bio-retention beds will not extend
beyond this depth. We have included a copy of soils report for the site which confirms this
information.
Page 6
A copy of this letter should be included with our attached revised drawing for submission to Council to address
their request for information.
Yours faithfully
SEAN RICHARDSON – RPEQ 5835
For and on behalf of
SCG CONSULTING ENGINEERS
Enc
Bio-retention Pit Detail - SCG 26232-SW1
Soil Test and Footing Report – 26232(S)
Page 7
Attachment 2
Revised Stormwater Management Plan
(Dwg No. 26232-SW1, Rev A, dated 1/11/2016)
prepared by SCG Consulting Engineers
Z40770_Response to Information Request_NC_final
Page 8
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Unit 1/11 Project Ave,
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Ph (07) 5455 5604
DEBUILD T/A
email:[email protected]
web:www.scg-engineers.com
ABN 40 098 481 899
Title:
Project
Date: Drawn
Checked: Drg No. Rev.
Rev. - 10.06.16
[OCR of page images]
DRAWING SIZE — Al
_=
LOT 4 ON SP 244573
Level Datum AHD
Level Origin PSM
KEY
EX. SWPT EXISTING STORMWATER PIT
EX. SMCP EXISTING STORMWATER CONNECTION POINT
REINFORCED CONCRETE HEADWALL
EXISTING SEWER MANHOLE
EXISTING EDGE OF BITUMEN
EXISTING KERB & CHANNEL
NATURAL SURFACE LEVEL
RC. HW.
EX. SMH
E.0.B.
K&C
MIN. 1 IN 100
FALL ALONG =————
SWALE LENGTH.
200mm
MIN
FIRE HYDRANT
TELSTRA PIT
=e
_
ELECTRICAL POWER POLE
LIGHT POLE
EXISTING KERBING
LANDSCAPING OVER WITHIN SWALE
REFER LANDSCAPE ARCHITECT FOR
PLANTING
2000mm_MIN
TYPICAL SECTION VEGETATED SWALE
WATERTANK FOR
STORMWATER
RE-USE
WATER STORAGE
TANK
RAINFALL
>
ROOF RUNOFF
DRIVEWAY
S
BIORETENTION
BED
a
v
BIO-RETENTEION BED
FOR TREATMENT OF
STORMWATER
RUNOFF
RUNOFF TO COUNCIL
INFRASTRUCTURE
WATER CYCLE DIAGRAMATIC
STORMWATER RUNOFF ASSESMENT
— THE EXISTING SITE IS WITHIN AN INDUSTRIAL DEVELOPMENT WHICH
HAVE BEEN DESIGNED WITH A FRACTION IMPERVIOUS OF 0.9
— THE PROPOSED SITE HAS A FRACTION IMPERVIOUS OF 0.93. ONLY
A MINIMAL INCREASE OF 1.7 Lt/s WILL RESULT. THE STORAGE TANK
WILL OFFSET THIS INCREASE
WATER SENSITIVE URBAN DESIGN
— RUNOFF FOR THE SITE WILL BE DRAINED THROUGH A
BIO-RETENTION BED SIZED IN ACCORDANCE WITH THE DEEMED TO
COMPLY SOLUTION BY WATER BY DESIGN (2.2% OF CATCHMENT AREA)
—ADDITIONAL TREATMENT WILL OCCUR THROUGH THE USE OF A
VEGETATED SWALE FOR DRAINING STORMWATER AND THE RE-USE OF
STORMWATER VIA THE INCLUSION OF A WATERTANK
www.dialbeforeyoudig.com.au
DIAL1100
BEFORE YOU DIG
SITE PLAN — DRIVEWAY & ACCESS PLAN
CONNECT BIN WASH
BAY DRAINAGE PIT TO
SEWER STUB. PLUMBER
TO LOCATE ON SITE.
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(UNGROUTED) APPROACH
TO BIO-RETENTION BED.
. CREATE LOW POINT IN DRIVEWAY
. ADJACENT BIO-RETENTION BED, TO
PROMOTE STORMWATER RUNOFF INTO
BED.
Lot 5
SP264847
BIORETENTION BED
MIN AREA 50m? FILTER, REFER
TYPICAL DETAIL. FINISHED SURFACE
LEVEL RL 5.64m
R.P. BOUNDARY
Sw
HALF CUT PIPE FOR EVEN
FLOW DISTRIBUTION INTO
BIORETENTION BED. REFER
DETAIL ON THIS SHEET.
SW/EX
— SWALE +> -
KERB
CONNECT NEW SW PIT TO EXISTING SW
rT BRANCH AS PER QDC REQUIREMENTS.
CONFIRM SW BRANCH JUMP UP
LOCATION.
EXISIING CONCRETE —~ “=
EXISITNG a)
Scale 1: 200
CONTRACTOR TO LOCATE ALL SERVICES PRIOR TO
COMMENCING WORKS ON SITE. ALL SERVICES ARE
TO BE PROTECTED IN ACCORDANCE WITH THE
AUTHORITY RESPONSIBLE FOR THE SERVICE
‘STREET
| |
Q/SP104321 | S/SP1043521 | A/SP156940
_ | _ _ R.P. BOUNDARY
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EXISITNG CONCRETE
CROSSOVER. EXISIING CONCRETE FOOTPATH CROSSOVER.
INDICATES EXISTING SURFACE
CONTOUR AND LEVEL TO AHD.
EXISTING SURFACE SPOT LEVELS.
INDICATES PROPOSED FINISHED
SURFACE LEVELS
INDICATES DIRECTION OF FALL
TO FINISHED SURFACES.
200(W) GRATED DRAIN WITH
HEAVY DUTY GRATE.
450Sq FIELD INLETS, PRE-CAST
CONCRETE WITH RAISED GRATE.
TO BE INSTALLED IN
BIO-RETENSION BED.
450Sq FIELD INLETS, PRE-CAST
CONCRETE WITH GALV.GRATE
MOUNTED FLUSH WHEN
INSTALLED IN DRIVEWAY.
300Sq FIELD INLET, PRE-CAST
CONCRETE.
450Sq STORMWATER JUNCTION
BOX, PRE-CAST CONCRETE WITH
HEAVY DUTY LID.
INDICATES OVERHEAD ELECTRICITY
SUPPLY LINE
INDICATES EXISTING SEWER LINE
INDICATES WATER MAIN APPROX
ALIGNMENT, BUILDER TO CONFIRM
EXACT LOCATION PRIOR TO WORKS
INDICATES TELSTRA LINE APPROX
ALIGNMENT, BUILDER TO CONFIRM
EXACT LOCATION PRIOR TO WORKS
INDICATES STORMWATER DRAIN
PROPOSED AS NOTED MIN 1 IN
100 FALL UNLESS NOTED
OTHERWISE
INDICATES STORMWATER DRAIN
EXISTING AS NOTED MIN 1 IN 100
FALL UNLESS NOTED OTHERWISE
INDICATES ALIGNMENT OF SWALE
AND DIRECTION OF FLOW, REFER
TYPICAL SWALE DETAILS
Ce EXISTING ISLAND.
SURFACE OF BIORETENTION BED SET 200mm
LOWER THAN FINSHED GROUND LEVEL
(Approx RL 5.30m), PROVIDE EDGE BOARD
SUCH AS PEGGED TIMBER SLEEPER OR 450 SQ GRATED SW INLET PIT
HALF SW PIPE ALONG EDGE OF BED
SIMILIAR WITH RAISED GRATE, SET TOP SET LEVEL 70 ENABLE EQUAL
OF PIT 100mm ABOVE FINISHED DOSING ALONG LENGTH OF BED
SURFACE IN BED
IN R s INFLO
a \ "| EBON TOK ee te OVERFLOW TO k & ¢
MIN 600mm APPROVED FILTER 4 oO
MEDIA LAYER 0} Yi A
4 ‘ ‘ “B eos ae
100mm CLEAN COARSE SAND ___g¥zatez7Zz7zZ7777z iB MIN. 600mm A LLLLE Za 57mm CLEAN
TRANSITION LAYER (HATCHED). tee 14475 FILTER MEDIA cS GRAVEL DRAINAGE
: AS PER PLAN LAYER, GEOFAB BELOW
[gS FER PN!
3(No) SLOTTED 100¢ uPVC PIPES
SET IN 150 THICK 5-7mm CLEAN
GRAVEL DRAINAGE LAYER.
\
225 DIAM TO GP4
BIORETENTION PIT DETAIL
¢ : STIL SECTON ~~ A-A
DETAILS
>, _ CAPPED
“| END
BIORETENTION PLANTING
8(No.) Plants per 1m2
Utilize at least 3(No.)
approved species type
APPROVED PLANTING
Corex appressa, Gahnia
sieberiana, Ficnia nodosa,
Lomandra hystrix or
Isolepsis nodosa
FILTER MEDIA TO BE IN
ACCORDANCE WITH FAWB
GUIDELINES FOR SOIL
FILTER MATERIALS FOR
USE IN BIOFILTRATION
SYSTEMS. BIORET PLUS
BY SOUTHERN PACIFIC
BIO-RETENTION BED MAINTENANCE REQUIREMENTS
Vegetation plays a key role in maintaining the porosity of the
filter media of a bioretention basin and a strong healthy growth
of vegetation is critical to its performance. Therefore the most
intensive period of maintenance is during the plant establishment
period (first two years) when weed removal and replanting may
be required.
Inflow systems and overflow pits require careful monitoring, as
these can be prone to scour and litter build up. Debris can block
inlets or outlets and can be unsightly, particularly in high
visibility areas.
Inspection and removal of debris should be done regularly, and
debris should be removed whenever it is observed on a site.
Where sediment forebays are adopted, regular inspection of the
forebay is required (3 monthly) with remove of accumulated
sediment undertaken as required.
For larger bioretention basins, it is essential that a maintenance
access point is designed for and maintained in the bioretention
basin. The size and complexity of the system will guide its design
and may involve provision of a reinforced concrete ramp/ pad
for truck or machinery access.
2005 Edition
Amended June 2007
Policy 11: Land Development Guidelines Section 13.6 -Bioretention
Basins 27 of 43
Typical maintenance of bioretention basin elements will involve:
(11 routine inspection of the bioretention basin profile to
identify any areas of obvious increased sediment deposition,
scouring from storm flows, rill erosion of the batters from lateral
inflows, damage to the profile from vehicles and clogging of the
bioretention basin (evident by a boggy’ filter media surface);
(1 routine inspection of inflows systems, overflow pits and
under—drains to identify and clean any areas of scour, litter build
up and blockages;
LL removal of sediment where it is smothering the
bioretention basin vegetation;
(1 where a sediment forebay is adopted, removal of
accumulated sediment;
(repairing any damage to the profile resulting from scour,
rill erosion or vehicle damage by replacement of appropriate fill
(to match onsite soils) and revegetating;
LH tilling of the bioretention basin surface, or removal of the
surface layer, if there is evidence of clogging;
LI regular watering/ irrigation of vegetation until plants are
established and actively growing;
(11 removal and management of invasive weeds (herbicides
should not be used);
(11 removal of plants that have died and replacement with
plants of equivalent size and species as detailed in the plant
schedule;
(11 pruning to remove dead or diseased vegetation material
and to stimulate growth;
(11 vegetation pest monitoring and control.
Resetting (ie. complete reconstruction) of the bioretention basin
will be required if the system fails to drain adequately after
tilling of the surface. Maintenance should only occur after a
reasonably rain free period when the soil in the bioretention
system is dry. Inspections are also recommended following large
storm events to check for scour and other damage.
All maintenance activities must be specified in o maintenance
plan (and associated maintenance inspection forms) to be
documented and submitted to Council as part of the
Development Approval process. Maintenance personnel and asset
managers will use this plan to ensure the bioretention basins
continue to function as designed. An example operation and
maintenance inspection form is included in the checking tools
provided in Section 13.6.7. These forms must be developed on a
site specific basis as the nature and configuration of bioretention
basins varies significantly.
BED PIPE INTO
CONCRETE TO RETAIN
ITS POSITION
DOG LEG PIPE UP TO CUT PIPE
JUNCTION TO MAINTAIN MIN.
COVERS 10 STORMWATER PIPES.
A. INVERT LEVELS ADDED. 01.11.16.
Revision Description Date
Iss
*FOR APPROVAL
DO NOT SCALE FROM THIS DRAWING
The design and associated details contained on this and associated
drawings are copyright and ore not to be used or reproduced without
the written permission of SCG Consulting Engineers.
Unit 1/11 Project Ave,
Noosa Heads
Ph (07) 5455 5604
email:[email protected]
web:www.scg-engineers.com
‘ABN 40 098 481 699,
C) Ste
DEBUILD T/A
Title:
OPERATIONAL WORKS:
STORMWATER MANAGEMENT
Project
Lot 4 SP244573
85 RENE St, NOOSAVILLE
Date: Drawn
SANDS IS AN APPROVED Aug 16 CSK
MATERIAL o Checked: Drg No. Rev
rege, WN | 26232-SW1 | A.
Page 9
Attachment 3
Soil Test and Footing Report
Report No. 26232 (S), dated 1/11/16
prepared by SCG Consulting Engineers
Z40770_Response to Information Request_NC_final
Page 10
WORKING FOR YOUR PROJECTS SUCCESS
SOIL TEST AND FOOTING REPORT
Address : 85 Rene Street
Noosaville
Client : Raftsea Pty Ltd
Date : 1 November 2016
Report No. : 26232(S)
Page 11
1 INTRODUCTION
SCG Consulting Engineers has performed a limited site investigation and established a site classification in
accordance with AS 2870-2011 and made recommendations based upon the classification for a building to be
constructed at the above site. This report does not include an assessment of Slope Stability, Landslide Risk, or
specifications for damp proofing, termite protection or moisture barriers.
This soil test and footing report relates only to the above property and the proposed construction as described
below:
Proposed Construction Industrial Building
External Walls Concrete
Internal Walls Various
Ground Floor Slab on Ground
Building Platform Cut Fill Pad
This report must be read and considered as a whole. All of our recommendations,
foundation plans, sections and appendices must be read, considered and followed by all
people involved in this project including the client to ensure adequate long term performance
of the footing system constructed on this site. A copy of this report must remain with the
client or final owner of the building upon completion of the proposed works. If you are
unsure of any of the requirements herein, you must seek clarification from this office.
2 SITE CLASSIFICATION
After considering the results of our field investigation performed on 25/10/2016 we have classified this site in
accordance with AS 2870-2011 as:
Class H1
The classification has been calculated from test work performed on the soil profile encountered on the day of
our fieldwork and consideration of AS2870-2011. Any disturbance of the soil profile may result in a change to
the classification.
The site preparation details that follow have allowed for the influence of the earthworks described in section 5.0
below.
Site Classification: The site classification is calculated in accordance with the “AS2870-2011 Residential
Slabs and Footings-Construction” and relates to the estimation of Ys, “The characteristic surface movement”
within reactive soil profiles. The limits used for this classification are as follows:
Predicted Surface Movement Classification
Ys = <=20mm S Slight
Ys = >20 – 40mm M Moderate
Ys = >40 – 60mm H1 High-1
Ys = 60 – 75mm H2 High-2
Ys = > 75mm E Extreme
Problem sites P Problem
3 SITE DESCRIPTION
The construction area has a gradient in the order of 3%.
Vegetation on the construction area (and nearby surrounds) consists of grasses.
The existing surface drainage is fair and sub-surface drainage is poor.
4 FINDINGS
The soil profiles encountered are shown on the attached borelog sections.
SCG Consulting Engineers 1 SCG Ref: 26232(S)
Page 12
No water table was encountered during our testing program.
We have calculated the following Ys value for the soil profile:
Ys = 40-45 mm
Excavatable rock was encountered at the following depths below our test surface level:
Test Site 2 - 1500 mm
Our field testing did not encounter any unexcavatable rock, but we do anticipate stable unexcavatable rock at
relatively shallow depths beneath the base of our test sites.
Fill, which we have described as controlled was encountered to the following depths and overlays the entire
site.
Test Site 1 - 1200 mm Test Site 2 – 1000 mm
The following foundation material will provide a safe bearing capacity (100 kPa) for buildings within the scope of
AS 2870-2011 and is shown shaded on the attached logs;
FOUNDATION MATERIAL - NATURAL STIFF SILTY CLAY
5 SITE PREPARATION DETAILS
Areas where existing structures or trees are removed shall be backfilled with engineer approved fill material
compacted to achieve a minimum relative field density of 95% and be in accordance with AS2870-2011.
Where trees are removed prior to construction the moisture conditions of the soils must be allowed to normalise
across the site prior to commencing foundation preparations.
Any loose or soft material uncovered in the site preparation shall be removed and replaced with approved fill
material compacted in accordance with AS2870-2011, or alternative measures to be provided by the engineer.
Site drainage during construction is important. Stormwater run-off should be diverted away from any
foundation excavations and not be able to pond within 5.0m of the building footprint. Temporary piping or
spoon drains or other practical methods should be used. Please refer to the Appendices to the rear of this
report for drainage management.
The final surface profile should fall away from any slab on ground for a minimum of 1.5m at a grade of no less
than 1 in 20. Refer to appendices for drainage recommendations.
Where site drainage and landscaping does not conform to the specifications of AS 2870-2011 and CSIRO
Information Service Sheet BTF-18 significant damage to the building can be expected. A single copy of this
document is issued with the original issue of this report. Please consult your builder or contact this office to
obtain a copy.
The builder must ensure the stability of neighbouring/existing structures is maintained through not
undermining their foundations. This is achieved via restricting any excavations to above a line
radiating downwards at an angle of 1 in 1.5 (vertical to horizontal) from the base of the
foundation/structure to be protected.
Any new vegetation including trees planted adjacent the structure should follow the recommendations
appended to this report.
Note: As this is an “H” site, trees must be a distance equal to the mature height of the tree away
from the house footings. Refer to appendices for recommendations for building near trees.
SCG Consulting Engineers 2 SCG Ref: 26232(S)
Page 13
6 FOOTING AND SLAB SPECIFICATIONS
Footing Details
All footings must be founded a minimum of 300mm into the NATURAL STIFF SILTY CLAY (shown shaded on the
attached log sections). Dimensions and reinforcement requirements are detailed on the structural plans and
details.
Where the NATURAL STIFF SILTY CLAY is deep or is covered by the introduction of or the presence of existing fill,
the footings are to be increased in depth to reach this level. Alternatively the footings can be supported on
piers founded into the foundation material or deeper as required to obtain the required strength. Refer to the
structural plans for details.
Drilled Piers Supporting the Footings
Where the NATURAL STIFF SILTY CLAY is deep or to be covered by fill the footings can be supported on drilled
concrete filled piers founded at a minimum of 300mm into the NATURAL STIFF SILTY CLAY. The size and spacing
of these piers is nominated on the structural plans.
Floor Slab Details
The thickness and reinforcement for slabs on ground are shown on the structural plans.
Ground slabs may require thickenings or stiffening beams incorporated in their construction. It may be
advantageous to excavate them at the same time as the perimeter footings. Refer to the structural plans for
the locations and extent of these.
Where the stiffening beams intersect a perimeter footing, their base must be graded down to the footing base
level, 3 x N12 bars must be cogged into the footing and lapped 500 with the beams trench mesh. Refer to the
structural plans for details.
Where the stiffening beams intersect a blockbase or retaining wall, 3-N12 bars must be dowelled 150mm into
the blockbase and lapped 500 with the beams trench mesh. Refer to the structural plans for details.
A levelling layer under the ground floor slab is to comprise of granular material such as clean sand or crusher
dust compacted in 150mm layers. Either well graded sand or crusher dust can be used.
An approved polyethylene damp proof membrane of 0.2mm (min) thickness is to be placed over the levelling
layer. Laps are to be a minimum of 200mm and be taped. All service penetrations and punctures are to be
fully taped. The membrane is to be extended down the inside face of the perimeter footings and must continue
under any thickenings or stiffening beams.
Drilled Piers Supporting the Slab
Slab piers are required where there is more than 300mm of uncontrolled fill beneath the slab. They are to be
founded at a minimum of 300mm into the NATURAL STIFF SILTY CLAY. Special attention must be paid to the
extra slab thickening required over slab piers as detailed in the structural plans.
Drilled Pier Reinforcement
Pier Depth mm Perimeter Piers Slab Piers
up to 1500 None required none required
1500-2500 2xN12bars none required
2500-4000 4xN12bars 2xN12bars
4000-6000 6xN12 bars 4xN12bars
Unexcavatable Rock
Where unexcavatable rock is encountered at depths shallower than the founding depth the engineer is to be
contacted for alternative footing details.
SCG Consulting Engineers 3 SCG Ref: 26232(S)
Page 14
Pad Footing Details
All pad footings must be founded to the depth nominated on the structural plans. Where this depth is not
300mm into the NATURAL STIFF SILTY CLAY they must be deepened down to this level.
NOTE: The information contained herein has been compiled following our field and laboratory testing,
accepted engineering theory and discussions with and information supplied by our client,
whom is noted on the header page of this report. We offer no warranty for the use of this
report by other parties without prior written consent from this office.
The report must be read in conjunction with the attached appendices. If you do not have a
copy of these please contact our office and a copy can be issued to you.
for and on behalf
SCG CONSULTING ENGINEERS
SCG Consulting Engineers 4 SCG Ref: 26232(S)
Page 15
SCG CONSULTING ENGINEERS LOG SECTIONS File No.26232
Depth TEST SITE No 1 P Depth TEST SITE No 2 P
100 FILL Sandy Clay CH 10 100 Sandy Clay CH 3
200 Med to high plast., dark 7 200 Med plast., dark grey 3
300 Grey with fine sand, moist 4 300 Moist, firm. 4
400 Stiff. 3 400 Sandy Clay CH 4
500 FILL Silty Clay CH 3 500 Med to high plast., pale 5
600 Med to high plast., orange 4 600 Orange brown, moist 4
700 Brown & grey mottled 4 700 Stiff. 4
800 Moist, stiff. 4 800 7
900 4 900 9
1000 5 1000 Sandy Clay CH 20
+
1100 5 1100 Med to high plast., orange
1200 N.S.L Silty Clay CH 5 1200 Brown traces of fine to coarse
1300 Med to high plast., pale 5 1300 Ironstone, moist , very stiff.
1400 Orange brown , moist 7 1400
1500 Stiff. 15 1500 UTP dense ironstone
1600 Traces of fine to coarse gravel 20 1600
+
1700 1700
1800 1800
1900 1900
2000 2000
2100 2100
2200 2200
2300 2300
2400 2400
2500 2500
2600 Silty Clay CH 2600
2700 Med to high plast., orange 2700
2800 Mottled pale grey, moist, 2800
2900 Very stiff. 2900
3000 End 3000
3100 3100
Depth = mm below ground level.
P = blows per 100mm penetration with an approved 9kg penetrometer.
Notation such as (SP) refers to the soil description to Table A1 AS1726 ‘Guide to the description
identification and classification of soils’.
Solid lines represent sharp interface between different soil types. Dotted lines represent
gradation form one soil type to another.
Abbreviations used
UTP - unable to penetrate, Bec. – becoming, N.S.L. – Natural Surface Level
Med. – medium, MW - Moderately weathered
EW - extremely weathered, Plast. - Plasticity
No recovery means unable to extract samples from the base of the bore hole because the soil
will not bind in the auger head.
The colour of the soil is often abbreviated, for example Gy = grey Or = orange.
(Ls=? %) Indicates sample location and Linear Shrinkage result.
The footings must be dug into or supported on piers dug into the shaded material.
Z:\0-JOB FILE\26000-26999\26232-42 Rene St, Noosaville\GEO\26232logs.doc
Page 16
SCG CONSULTING ENGINEERS LOG SECTIONS File No.26232
Depth TEST SITE No 3 P Depth TEST SITE No
100 FILL Sandy Clay CH 1 100
200 Med to high plast., grey 2 200
300 Mottled pale grey, moist, soft. 2 300
400 FILL Silty Clay CH 3 400
500 Med to high plast., orange 3 500
600 & pale brown 4 600
700 Moist, stiff. 5 700
800 6 800
900 7 900
1000 N.S.L Sandy Clay CH 8 1000
1100 Med plast., grey brown 8 1100
1200 Moist, firm. 8 1200
1300 Silty Clay CH 8 1300
1400 Med to high plast., orange 9 1400
1500 Brown, moist, stiff. 10 1500
1600 12 1600
1700 15 1700
1800 20 1800
+
1900 1900
2000 2000
2100 2100
2200 Silty Clay CH 2200
2300 Med to high plast., orange 2300
2400 Mottled pale grey, moist, 2400
2500 Very stiff. 2500
2600 UTP Ironstone 2600
2700 2700
2800 2800
2900 2900
3000 3000
3100 3100
Depth = mm below ground level.
P = blows per 100mm penetration with an approved 9kg penetrometer.
Notation such as (SP) refers to the soil description to Table A1 AS1726 ‘Guide to the description
identification and classification of soils’.
Solid lines represent sharp interface between different soil types. Dotted lines represent
gradation form one soil type to another.
Abbreviations used
UTP - unable to penetrate, Bec. – becoming, N.S.L. – Natural Surface Level
Med. – medium, MW - Moderately weathered
EW - extremely weathered, Plast. - Plasticity
No recovery means unable to extract samples from the base of the bore hole because the soil
will not bind in the auger head.
The colour of the soil is often abbreviated, for example Gy = grey Or = orange.
(Ls=? %) Indicates sample location and Linear Shrinkage result.
The footings must be dug into or supported on piers dug into the shaded material.
Z:\0-JOB FILE\26000-26999\26232-42 Rene St, Noosaville\GEO\26232logs3.doc
Page 17
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Project Lot 4 Rene Street
Noosa
Date: June 2016| DrgNo. 26232-S|"
Page 18
APPENDICES
A. DEFINITIONS
B. LIMITATIONS
C. CONSTRUCTION NOTES
D. RECOMMENDATIONS
D.1 - Builders
D.2 - Owners
D.3 - Builder/Owner - Trees
E. DETAIL SHEETS
E.1 - Plumbing Requirements Class M, H1, H2 & E Sites
E.2 - Site Drainage recommendations
F. SITE PLAN
G. BORELOGS
Page 19
A. DEFINITIONS
Safe Bearing capacity: The soil nominated in this report as a suitable foundation material has an allowable bearing capacity of 100KPa
and is considered safe for the construction of a dwelling that is in accordance with AS2870-2011.
Cohesive Soils: Clays and silt soils that have inherent cohesive (binding) strength.
Granular Soils: Gravels and sand soils that have no cohesive strength. Individual particles can flow under certain conditions.
Controlled Fill: Manually placed soil which has been placed and compacted to achieve sufficient bearing capacity to support a structure
according to AS 2870-2011. Fill certified at Level 1 according to AS 3798 and 95% Relative Field Density is considered controlled fill.
Partially Controlled: Manually placed soil which appears to have been compacted under controlled conditions but, at the time of preparing
this report, no compaction certificate suitable for compliance to Level 1 of AS 3798-2007 had been presented.
Uncontrolled Fill: Manually placed soil (overlying the natural soils) which is not adequate to support a normally loaded footing or floor slab
or structural load.
Unexcavatable Rock: Strong material that does not soften in water or collapse under the combination of loading and wetting. Material that
cannot readily be excavated by a backhoe.
Excavatable Rock: A rock-like material including shaly material and strongly cemented sand or gravel which does not shrink or swell with
changes in soil moisture, but is readily excavatable with a conventional backhoe.
Load Bearing Wall: In our design work a load bearing wall is defined as any wall imposing on the footing a service load greater than
10kN/m. A load bearing wall will normally be supported by a slab thickening or footing in our slab designs.
Natural (Strata): Refers to soil that is neither fill or imported material but one that is in its original undisturbed state and position.
Gravel: Coarse particles, larger than sand size, but less than 60mm in diameter.
Cobbles: Rocks greater than 60mm in diameter but less than 600mm in diameter.
Boulders: Rocks larger than 600mm in diameter.
SOIL STRENGTH INDICATIONS
NON-COHESIVE (GRANULAR) SOILS COHESIVE SOILS
Loose A 12mm rod/bar can be easily pushed in by hand Soft Can be moulded by light finger pressure.
Medium A 12 mm rod/bar can be pushed in 300mm with Firm Can be moulded by strong finger pressure.
Dense difficulty
Dense A 12mm rode cannot be pushed in by hand. Stiff Cannot be moulded by fingers. Can be indented by
thumb with pressure.
Very Stiff Can be indented only by thumb nail.
N.B. These indications should be used for guidance only. These indications can vary greatly under Abnormal Moisture Conditions.
Please contact SCG Consulting Engineers for on-site clarification of soil strengths.
B. LIMITATIONS
AS2870-2011: This report and associated foundation designs have been completed in accordance with AS2870-2011 the Australian
Standard for “Residential Slabs and Footings” design and construction. The standard provides performance based criteria for its design
recommendations. This criteria is not based upon crack or movement free performance. The code states “It is acknowledged that minor
foundation movements occur on nearly all sites and that it is impracticable to design a footing system that will protect the building from
movement under all circumstances”. The code provides guidance on the assessment of crack sizes in walls and floors and suggests
acceptable limits. Should the potential owner not be satisfied with this criteria we should be notified such that any recommendations can be
amended to suit their requirements. However, it should be noted this could dramatically increase the construction costs.
Field Testing: Our investigation and the results and recommendations contained herein have been compiled following careful
consideration of our clients supplied information and instructions. Such considerations include the proposed structure to be supported and
its position, proposed earthworks and land use. Any variation to this information may render this report incorrect. Furthermore this report
must not be used by any person other than our client noted at the head of the report.
Client Supplied Information: In writing this report we have considered all the information supplied to us by the client. Should the client or
his agent have omitted to supply us with relevant information our report may be irrelevant and / or inappropriate. We do not accept
responsibility for the consequences in such cases.
Borelogs: The soil profiles reported in our Borelogs Section represent the soil conditions at our test sites and have been located were we
believe best represents the soils within the proposed building envelope. However soil conditions can change dramatically over short
distances, therefore such point type exploration programs may not locate all variations. If site preparations/excavations reveal soil
conditions that are different from those shown in our Borelogs we must be notified immediately. Changes to the site classification and/or
footing design may be necessary.
Site Information: The site information shown on the attached plans such as surface grades and levels are estimations taken during our
field testing and are provided for a rough guide. They must not be used for any design purposes. Site plan dimensions are as measured
from the noted visible site feature during our field testing.
Previous/Future Excavations: The recommendations contained in this report have not considered the effects of any previous, current or
future excavations, mines or slope instability problems that are not highlighted in the clients supplied information or, that was not clearly
visible during our field testing. If such features exist we must be advised so that our design can be adjusted to accommodate them.
SCG Consulting Engineers Appendix Page 2 of 7 Appendices.1
Page 20
Trees: Trees can have a considerable influence over the over the performance of a structures foundation, in particular those founded on
reactive soils (Class S, M, H & E). The trees demand for moisture will change the moisture characteristics of the surrounding soils leading
to localised shrinking and swelling which can exceed the expected soil movement. This can include trees that have been removed prior to
construction. During our Field-testing we have considered trees that existed on or adjacent the site and allowed for them in our
recommendations. We are unable to assess for the potential effects of trees planted after our testing, reference should be made to
“Recommendations for Builders/Owners-Trees” in Appendix D that follows.
Moisture Conditions: The moisture conditions noted within this report are as recorded at the time of our field testing and have been
included in our assessment of the site. Changes to site drainage, the planting of trees or a rising water table can lead to increased levels of
moisture within the soils leading to either an increased classification or design requirements. We must be notified of any increase in
moisture conditions. Also refer to “Recommendations for Builders/Owners – Site Drainage in Appendix D that follows.
Aggressive/Contaminated Soils: This report does not consider the presence of contaminants or sulphates within the tested soils as this is
beyond the scope of this report and our expertise. Engagement of a specialist consultant is advised if this form of assessment is required.
Landslip: This report does not address slope stability issues. A specialist report must be obtained to assess such hazards.
Shrinkage Cracking: Shrinkage cracking of concrete occurs as the initial moisture in the concrete evaporates from mix causing
shrinkage to occur. The cracking as a result of this shrinkage is not a sign of structural failure and is to be expected in most concrete
elements poured on-site. AS2870-2011 states “Shrinkage cracking can be expected in concrete floors”. Unless requested by our client we
do not design concrete floor slabs to be shrinkage crack free.
C. CONSTRUCTION NOTES
C.1 General
We strongly recommend footing excavations be inspected by a qualified person with appropriate experience to
confirm the FOUNDATION MATERIAL and proposed foundation depths are as nominated herein.
Similarly all preparations should be inspected prior to the pouring of concrete by a qualified person with
appropriate experience to confirm that the workmanship and construction conforms with the details and
recommendations contained herein and on associated documentation.
All building dimensions are to be obtained from the approved architectural plans.
All excavations must be totally free of all loose material and debris before pouring. They must be cleaned out so that the concrete is poured
onto undisturbed ground. Tamping and/or watering loose material is not acceptable.
Light watering of prepared surfaces is permitted prior to placing concrete.
All works must be approved by the regulatory authority prior to commencing.
C.2 Tiled Areas
In areas where ceramic floor tiles or brittle coverings alike are specified for ground floor slabs we recommend increasing the size of the slab
mesh by one grade. Use flexible adhesives when affixing tiles and delay the laying for as long as possible (at least 3 months, preferably 6
months) after the slab is poured.
C.3 Concrete
Concrete for footings shall not be less than N20 (20MPa) with 20mm Aggregate and maximum slump of 80mm. Footing concrete must be
vibrated. Concrete for floor slabs shall not be less than N25 (25MPa) with 20mm Aggregate and maximum 80mm slump. Concrete slabs
greater than 100mm thick must be vibrated. In no instance shall concrete be ‘wetted up’ on site during placement.
C.4 Reinforcement
Reinforcement is to comply with the following:
a) Concrete cover to the reinforcement must be 50mm from unprotected ground, 40mm to external exposure, 30mm to the membrane
in contact with the ground, and 30mm to the internal surface.
b) Slab fabric must be lapped by one full panel of fabric plus 25mm so that the two outermost transverse wires of one sheet overlap
two outermost transverse wires of the sheet being lapped. Slab fabric is to be supported on bar chairs placed at 800mm centres.
b) Trench mesh must have all cross wires cut flush with the outer main wires. Trench mesh in slab and edge beams must be
overlapped by the width of the fabric at “T” & “L” intersections. Trench mesh must be spliced, where necessary, by a lap of 500mm.
d) Pre-Fabricated footing cages or reinforcing bars at “T” & “L” intersections are to have a N12 corner tie bars as per the attached
details.
e) The minimum lap length of reinforcing bar is to be 500mm or 40 bar diameters, whichever greater.
C.5 Masonry Articulation
The specifications in this report have been specifically formulated for articulated masonry construction. This usually results lower
construction costs. All masonry walls must have full height articulation at a spacing noted on the first page of this report The articulation
joint must separate the masonry from footing to eaves level at this spacing. Masonry must be supported on each side of the joint in an
approved manner to retain its structural integrity.
Where used, internal masonry walls should be articulated in accordance with the masonry manufacturers requirements for the width and
type of unit used. In no instance should the spacing exceed 4.0m and articulation should always be provided at an abutment with an
external wall.
If articulation of masonry is found to be unacceptable, the footing system will require re-designing.
In addition to joints in masonry, articulation is achieved wherever a 10mm (min) separation in masonry from footings to eaves is achieved.
For example, where timber panels are used above and/or below doors and windows.
SCG Consulting Engineers Appendix Page 3 of 7 Appendices.1
Page 21
Where it is necessary to construct construction joints to meet the articulation requirements, they can be placed in places of limited visibility.
For example behind downpipes. Internal masonry walls should be articulated where they abut the perimeter walls.
The designer of the building must also ensure that articulation is established:
1. Adjacent to a change in floor level which exceeds 400 mm.
2. If any proposed extension abuts any existing structure, full height articulation must be established where the new masonry joins the
old.
3. Where a masonry wall transgresses from one footing type to another - eg from a perimeter footing to a continuous footing.
If the building has any masonry arches we must be contacted for further advice.
Methods of articulation are well documented in “Technical Note 61” by the Cement & Concrete Association.
D RECOMMENDATIONS
D.1 Recommendations for Builders
Codes of Practice: All construction work associated with this report must be undertaken in accordance with the BCA “part 3.1 – Site
Preparation” and “part 3.2 – Footings & Slabs” and AS2870-2011 “Residential Slabs and Footings”.
Underground Services/Plumbing: Where structures are built over filled, soft or loose soils, services will need to be supported so that
potential movement within the soils does not cause them damage or cause incorrect alignment which could cause leakage. Such measures
can include but are not limited to the provision of expansion joints, sleeved or foam lagged pipe penetrations throughout the structure or
treatment of the soils prior to construction. The attached illustrations detail minimum requirements.
Arrange plumbing fixtures so that the slab and beam penetrations are kept to a minimum and where necessary sleeved to allow for
movement with 40mm thick closed cell polythene or similar material. Where the penetration is within 150mm of the base of a beam or
footing, the depth of this footing element should be deepened by approximately twice the diameter of the penetration. All plumbing and
drainage must comply with the requirements of the National Plumbing and Drainage Code AS3500.
For Class H & E sites, AS2870 - 2011 requires that plumbing pipes servicing dwellings in class H & E sites be fitted with sleeved expansion
joints, rotational swivel joints and foam lagged penetrations.
Refer to the attached detail sheet “Plumbing Requirements Class M, H and E sites.
Site Drainage - Class A Sites: The ground surrounding the dwelling and the building site must be graded and drained so that stormwater
is shed away from the house area in all directions during and after construction. Particular attention should be given to all drainage so
stormwater is not introduced to the foundation soils leading to potential scour. Roof water must be diverted away from the building prior to
and after the roof is installed. Correct drainage is an essential part of our recommendations. If the site is not prepared correctly, excessive
foundation movements may occur leading to damage within the supported structure.
Site Drainage - Class S, M, H & E Sites: The ground surrounding the dwelling and the building site must be graded and drained so that
stormwater is shed away from the house area in all directions, during and after construction. A minimum grade of 1 : 20 (vertical :
horizontal) for 1.5m must be provided. Hard landscaping such as terrace slabs adjacent the dwelling can assist in this. Roof water must be
diverted away from the building site prior to and after the roof is installed. Where building delays occur, temporary downpipes may be
necessary. Constant maintenance of roof drainage is essential. If a rainwater tank (or similar) is to be sited within 6 meters of a structural
footing, we should be consulted for further advice. External water taps, air conditioner overflows, tank and hot water cylinder overflows
should be over grated pits connected to the drainage system. The ground surrounding the building must be graded and drained so water is
shed away from the house in all directions.
Particular care should be taken with drainage, plumbing and electrical trenches so that they do not introduce moisture into the soils
supporting the foundations or destabilise the footings by undermining them. The base of any trenches under the floor or within 1.5 meters of
the building should be sloped away from the house and should be backfilled with compacted clay plug.
Correct drainage is an essential part of our recommendations and is documented in the CSIRO handout BTF-18 attached to the clients copy
of this report. (Additional copies available upon request.) If the site is not prepared correctly, excessive soil moisture may occur in some
areas, which can lead to excessive foundation movements possibly damaging the supported structure.
Bracing for Wind Forces: Unless noted, we do not detail slab thickenings or pad footings to conform to wind bracing. Where a bracing
wall is to be bolted to a slab, 40mm bottom concrete cover attained for a radius of 150mm is required around the bolts unless noted by other
consultants.
Inspections: We require 24 hours notice if you require engineers site inspections. Inspections can be booked between 8.30am and 4.30pm
Monday to Friday by telephoning 07 5455 5604.
Silt Retention: The builder is responsible for ensuring appropriate silt retention measures are in placed and maintained throughout
construction.
Site Classification: The site classification is calculated in accordance with the “AS2870-2011 - Residential Slabs and Footings-
Construction” and relates to the estimation of Ys, “The characteristic surface movement” within reactive soil profiles. The limits used for this
classification are as follows:
Predicted Surface Movement Classification
Ys = <=20mm S Slight
Ys = >20 – 40mm M Moderate
Ys = >40 – 60mm H1 High-1
Ys = 60 – 75mm H2 High-2
Ys = > 75mm E Extreme
Problem sites P Problem
SCG Consulting Engineers Appendix Page 4 of 7 Appendices.1
Page 22
D.2 Recommendations for Owners
Foundation Maintenance and Owners Responsibilities: The soils surrounding and under the foundations must be protected from scour
or washout from stormwater by ensuring adequate drainage as noted above.
Localised concentrations of moisture such as overflows from hot water cylinders or air conditioners can lead to excessive localised
foundation movements and must also be adequately drained away from the foundations as noted above.
In all types of soil conditions, if an automatic watering system irrigates within 2.5 meters of a foundations, instability problems and excessive
foundation movements are likely to occur. Also site drainage as discussed above must be maintained.
Ongoing foundation maintenance is documented in the CSIRO handout BTF-18, attached to the client’s copy of this report. (Additional
copies available upon request.)
Refer to the attached detail sheet “General Requirements for Site Drainage”
Additional Requirements - Class A & S Sites: Trees and dense shrubs must be kept well away from the building foundations. Refer to
the following section “Recommendations – Builders/Owners – Trees”. In all types of soil conditions, if an automatic watering system irrigates
within 2.5 meters of a footing, instability problems may occur. Water should not be allowed to pond on the ground near the building.
Finished surface grades around the building should also ensure scour of soils cannot occur. Additional field gullies and drainage might be
required. In all instances the ground should be sloped away from the foundations at a grade of no less than 1 in 20 (vertical to horizontal)
for at least 1.5m.
Additional Requirements - Class M, H & E Sites: Trees and dense shrubs must be kept well away from the building foundations. Refer
to the following section “Recommendations – Builders/Owners – Trees”.
The soil near the building should be protected against the increased moisture that occurs in gardens or permeable landscaping built
adjacent the foundations. Automatic irrigation systems must not be used adjacent structural foundations. If required, these forms of
landscaping must be constructed over impermeable membranes that drain the excessive moisture away from the foundations into correctly
installed field gullies and drains.
We strongly recommend the construction of hard landscaped paths or terrace slabs adjacent building foundations for at least a distance of
1.5m to protect the foundations from excessive moisture.
D.3 Recommendations – Builders/Owners - Trees
Trees and landscaped gardens can have a dramatic influence over the moisture content of the soils they are grown in. This can lead to
increased soil movement through shrinking and swelling. Where these trees or gardens are within close proximity of structural foundations
the soil movements can affect the structural integrity of the foundations.
For Class M, H and E sites the following recommendations for the minimum distance between trees and footings should be followed:-
Site Class Offset to Tree
Class M : 0.75 x h
Class H : 1.0 x h
Class E : 1.5 x h
Where ‘h’ is the mature height of the tree, further refinement of this recommendation can be pursued where tree species can be considered.
Where a row or group of trees exists the above recommendation should be doubled.
In some instances the installation of root barriers can lessen the effect of trees on foundation performance. Please contact SCG Consulting
Engineers for options.
The following table provides some guidance on mature tree heights:-
APPROXIMATE TREE HEIGHTS
10 to 20m Height – Acacias, Ash, Athel Tree, Candlebark, Manna Gum, Pepper Tree, Willows, Yate, Yellow Gum
20 to 30m Height – But-But, Cedars, English Oak, Lemon Gum, Palms, Planes, Sheoaks, Silky Oak, Spotted Gum, Casuarina
30 to 60m Height – Blue Gum, Cypress, English Elm, Figs, Karri, Pines, River Gum, Sugar Gum
The removal of trees from the proposed construction can also greatly affect the moisture conditions of the soil. We recommend allowing the
soil time to reach moisture equilibrium prior to construction commencing. Please contact our office for further guidance on this matter.
SCG Consulting Engineers Appendix Page 5 of 7 Appendices.1
Page 23
E DETAIL SHEETS E.1 Plumbing Requirements Class M, H1, H2 & E Sites SCG Consulting Engineers Appendix Page 6 of 7 Appendices.1
Page 24
E.2 Site Drainage recommendations SCG Consulting Engineers Appendix Page 7 of 7 Appendices.1
Page 25
Foundation Maintenance
and Footing Performance:
A Homeowner's Guide
2
BIF 18
replaces
Information
Sheet 10/91
Buildings can and often do move. This movement can be up, down, lateral or rotational. The fundamental cause
of movement in buildings can usually be related to one or more problems in the foundation soil. It is important for
the homeowner to identify the soil type in order to ascertain the measures that should be put in place in order to
ensure that problems in the foundation soil can be prevented, thus protecting against building movement.
This Building Technology File is designed to identify causes of soil-related building movement, and to suggest
methods of prevention of resultant cracking in buildings.
' Soil Types
The types of soils usually present under the topsoil in land zoned for
residential buildings can be split into two approximate groups ~
granular and clay. Quite often, foundation soil is a mixture of both
types. The general problems associated with soils having granular
content are usually caused by erosion. Clay soils are subject to
saturation and swell/shrink problems.
Classifications for a given area can generally be obtained by
application to the local authority, but these are sometimes unreliable
and if there is doubt, a geotechnical report should be commissioned.
As most buildings suffering movement problems are founded on clay
soils, there is an emphasis on classification of soils according to the
amount of swell and shrinkage they experience with variations of
water content. The table below is Table 2.1 from AS 2870, the
Residential Slab and Footing Code.
auses of Movement
Settlement due to construction
There are two types of settlement that occur as a result of
construction:
¢ Immediate settlement occurs when a building is first placed on its
foundation soil, as a result of compaction of the soil under the
weight of the structure. The cohesive quality of clay soil mitigates
against this, but granular (particularly sandy) soil is susceptible.
* Consolidation settlement is a feature of clay soil and may take
place because of the expulsion of moisture from the soil or because
of the soil’s lack of resistance to local compressive or shear stresses.
This will usually take place during the first few months after
construction, but has been known to take many years in
exceptional cases.
These problems are the province of the builder and should be taken
into consideration as part of the preparation of the site for construc-
tion. Building Technology File 19 (BTF 19) deals with these
problems.
Erosion
All soils are prone to erosion, but sandy soil is particularly susceptible
to being washed away. Even clay with a sand component of say 10%
or more can suffer from erosion.
Saturation
This is particularly a problem in clay soils. Saturation creates a bog-
like suspension of the soil that causes it to lose virtually all of its
_ bearing capacity. To a lesser degree, sand is affected by saturation
because saturated sand may undergo a reduction in volume —
particularly imported sand fill for bedding and blinding layers.
However, this usually occurs as immediate settlement and should
normally be the province of the builder.
Seasonal swelling and shrinkage of soil
All clays react to the presence of water by slowly absorbing it, making
the soil increase in volume {see table below). The degree of increase
varies considerably between different clays, as does the degree of
decrease during the subsequent drying out caused by fair weather
periods. Because of the low absorption and expulsion rate, this
phenomenon will not usually be noticeable unless there are
prolonged rainy or dry periods, usually of weeks or months,
depending on the land and soil characteristics.
The swelling of soil creates an upward force on the footings of the
building, and shrinkage creates subsidence that takes away the
support needed by the footing to retain equilibrium.
Shear failure
This phenomenon occurs when the foundation soil does not have
sufficient strength to support the weight of the footing. There are
two major post-construction causes:
° Significant load increase.
¢ Reduction of lateral support of the soil under the footing due to
erosion or excavation.
¢ In clay soil, shear failure can be caused by saturation of the soil
adjacent to or under the footing.
GENERAL DEFINITIONS OF SITE CLASSES
Slightly reactive clay sites with only slight ground movement from moistut ¢
hanes
~ Moderately reactive clay or silt sites, which can experience moderate ground movernent from moisture changes
Highly reactive clay sites, which can experience high ground movement from moisture changes
"Filled sites Be ie
E | ' |) Extremely reactive sites, which can experience extreme ground movement from moisture changes...
Pee Sites which include soft soils, such as soft clay ‘or silt or loose sands: landslip; mine subsidence, collapsing soils} soils subject
fo erosion’ reactive sites subject to abnormal moisture conditions or sites which cannot: be classified otherwise \o 8
Page 26
Tree root growth Trees and shrubs that are allowed to grow in the vicinity of footings can cause foundation soil movement in two ways: ¢ Roots that grow under footings may increase in cross-sectional size, exerting upward pressure on footings. ¢ Roots in the vicinity of footings will absorb much of the moisture in the foundation soil, causing shrinkage or subsidence. :Unevenness of Movement The types of ground movement described above usually occur unevenly throughout the building's foundation soil. Settlement due to construction tends to be uneven because of: ¢ Differing compaction of foundation soil prior to construction. Differing moisture content of foundation soil prior to construction. Movement due to non-construction causes is usually more uneven still. Erosion can undermine a footing that traverses the flow or can create the conditions for shear failure by eroding soil adjacent to a footing that runs in the same direction as the flow. Saturation of clay foundation soil may occur where subfloor walls create a dam that makes water pond. It can also occur wherever there is a source of water near footings in clay soil. This leads to a severe reduction in the strength of the soil which may create local shear failure. Seasonal swelling and shrinkage of clay soil affects the perimeter of the building first, then gradually spreads to the interior. The swelling process will usually begin at the uphill extreme of the building, or on the weather side where the land is flat. Swelling gradually reaches the interior soil as absorption continues. Shrinkage usually begins where the sun's heat is greatest. Erosion and saturation Erosion removes the support from under footings, tending to create subsidence of the part of the structure under which it occurs. Brickwork walls will resist the stress created by this removal of support by bridging the gap or cantilevering until the bricks or the mortar bedding fail. Older masonry has little resistance. Evidence of failure varies according to circumstances and symptoms may include: * Step cracking in the mortar beds in the body of the wall or above/below openings such as doors or windows. * Vertical cracking in the bricks (usually but not necessarily in line with the vertical beds or perpends). Isolated piers affected by erosion or saturation of foundations will eventually lose contact with the bearers they support and may tilt or fall over. The floors that have lost this support will become bouncy, sometimes rattling ornaments etc. Seasonal swelling/shrinkage in clay Swelling foundation soil due to rainy periods first lifts the most exposed extremities of the footing system, then the remainder of the perimeter footings while gradually permeating inside the building footprint to lift internal footings. This swelling first tends to create a dish effect, because the external footings are pushed higher than the internal ones. The first noticeable symptom may be that the floor appears slightly dished. This is often accompanied by some doors binding on the floor or the door head, together with some cracking of cornice mitres. In buildings with timber flooring supported by bearers and joists, the floor can be bouncy. Externally there may be visible dishing of the hip or ridge lines. As the moisture absorption process completes its journey to the innermost areas of the building, the internal footings will rise. If the spread of moisture is roughly even, it may be that the symptoms will temporarily disappear, but it is more likely that swelling will be uneven, creating a difference rather than a disappearance in symptoms. In buildings with timber flooring supported by bearers and joists, the isolated piers will rise more easily than the strip footings or piers under walls, creating noticeable doming of flooring. Wail cracking po due to MNeVven. iio i i As the weather pattern changes and the soil begins to dry out, the external footings will be first affected, beginning with the locations where the sun's effect is strongest. This has the effect of lowering the external footings. The doming is accentuated and cracking reduces or disappears where it occurred because of dishing, but other cracks open up. The roof lines may become convex. Doming and dishing are also affected by weather in other ways. In areas where warm, wet summers and cooler dry winters prevail, water migration tends to be toward the interior and doming will be accentuated, whereas where summers are dry and winters are cold and wet, migration tends to be toward the exterior and the underlying propensity is toward dishing. Movement caused by tree roots In general, growing roots will exert an upward pressure on footings, whereas soil subject to drying because of tree or shrub roots will tend to remove support from under footings by inducing shrinkage. Complications caused by the structure itself Most forces that the soil causes to be exerted on structures are vertical — i.e. either up or down. However, because these forces are seldom spread evenly around the footings, and because the building resists uneven movement because of its rigidity, forces are exerted from one part of the building to another. The net result of all these forces is usually rotational. This resultant force often complicates the diagnosis because the visible symptoms do not simply reflect the original cause. A common symptom is binding of doors on the vertical member of the frame. Effects on full masonry structures Brickwork will resist cracking where it can. It will attempt to span areas that lose support because of subsided foundations or raised points. It is therefore usual to see cracking at weak points, such as openings for windows or doors. In the event of construction settlement, cracking will usually remain unchanged after the process of settlernent has ceased. With local shear or erosion, cracking will usually continue to develop until the original cause has been remedied, or until the subsidence has completely neutralised the affected portion of footing and the structure has stabilised on other footings that remain effective. In the case of swell/shrink effects, the brickwork will in some cases return to its original position after completion of a cycle, however it is more likely that the rotational effect will not be exactly reversed, and it is also usual that brickwork will settle in its new position and will resist the forces trying to return it to its original position. This means that in a case where swelling takes place after construction and cracking occurs, the cracking is likely to at least partly remain after the shrink segment of the cycle is complete. Thus, each time the cycle is repeated, the likelihood is that the cracking will become wider until the sections of brickwork become virtually independent. With repeated cycles, once the cracking is established. if there is no other complication, it is normal for the incidence of cracking to stabilise, as the building has the articulation it needs to cope with the problem. This is by no means always the case, however, and monitoring of cracks in walls and floors should always be treated seriously. Upheaval caused by growth of tree roots under footings is not a simple vertical shear stress. There is a tendency for the root to also exert lateral forces that attempt to separate sections of brickwork after initial cracking has occurred.
Page 27
The normal structural arrangement is that the inner leaf of brick- work in the external walls and at least some of the internal walls (depending on the roof type) comprise the load-bearing structure on which any upper floors, ceilings and the roof ate supported. In these cases, it is Internally visible cracking that should be the main focus of attention, however there are a few examples of dwellings whose external leaf of masonry plays some supporting role, so this should be checked if there is any doubt. In any case, externally visible cracking is important as a guide to stresses on the structure generally, and it should also be remembered that the external walls must be capable of supporting themselves. Effects on framed structures Timber or steel framed buildings are less likely to exhibit cracking due to swell/shrink than masonry buildings because of their flexibility. Also, the doming/dishing effects tend to be lower because of the lighter weight of walls. The main risks to framed buildings are encountered because of the isolated pier footings used under walls. Where erosion or saturation cause a footing to fall away, this can double the span which a wall must bridge. This additional stress can create cracking in wall linings, particularly where there is a weak point in the structure caused by a door or window opening. It is, however, unlikely that framed structures will be so stressed as to suffer serious damage without first exhibiting some or all of the above symptoms for a considerable period. The same warning period should apply In the case of upheaval.-It should be noted, however, that where framed buildings are supported by strip footings there is only one leaf of brickwork and therefore the externally visible walls are the supporting structure for the building. In this case, the subfloor masonry walls can be expected to behave as full brickwork walls. Effects on brick veneer structures . Because the load-bearing structure of a brick veneer building is the frame that makes up the interior leaf of the external walls plus perhaps the internal walls, depending on the type of roof, the building can be expected to behave as a framed structure, except that the external masonry will behave in a similar way to the external leaf of a full masonry structure. Water Service and Drainage Where a water service pipe, a sewer or stormwater drainage pipe is in the vicinity of a building, a water leak can cause erosion, swelling or saturation of susceptible soil. Even a minuscule leak can be enough to saturate a clay foundation. A leaking tap near a building can have the same effect. In addition, trenches containing pipes can become watercourses even though backfilled, particularly where broken rubble is used as fill. Water that runs along these trenches can be responsible for serious erosion, interstrata seepage into subfloor areas and saturation. Pipe leakage and trench water flows also encourage tree and shrub roots to the source of water, complicating and exacerbating the problem. Poor roof plumbing can result in large volumes of rainwater being concentrated in a small area of soil: * Incorrect falls in roof guttering may result in overflows, as may gutters blocked with leaves etc. * Corroded guttering or downpipes can spill water to ground. © Downpipes not positively connected to a proper stormwater collection system will direct a concentration of water to soil that is directly adjacent to footings, sometimes causing large-scale problems such as erosion, saturation and migration of water under the building. ‘seriousness of Cracki 9 . In general, most cracking found in masonry walls is a cosmetic . nuisance only and can be kept in repair or even ignored. The table below is a reproduction of Table C1 of AS 2870. . AS 2870 also publishes figures relating to cracking in concrete floors, however because wall cracking will usually reach the critical point © significantly earlier than cracking in slabs, this table is not reproduced here. :Prevention/Cure Plumbing Where building movement is caused by water service, roof plumbing, sewer or stormwater failure, the remedy is to repair the problem. It Is prudent, however, to consider also rerouting pipes away from the building where possible, and relocating taps to positions where any leakage will not direct water to the building vicinity. Even where gully traps are present, there is sometimes sufficient spill to create _ erosion or saturation, particularly in modern installations using sinaller diameter PVC fixtures. Indeed, some gully traps are not situated directly under the taps that are installed to charge them, with the result that water from the tap may enter the backfilled trench that houses the sewer piping. If the trench has been poorly backfilled, the water will either pond or flow along the bottom of the trench. As these trenches usually run alongside the footings and can be at a similar depth, it is not hard to see how any water that is thus directed into a trench can easily affect the foundation's ability to support footings or even gain entry to the subfloor area. Ground drainage Jn all soils there is the capacity for water to travel on the surface and below it. Surface water flows can be established by inspection during and after heavy or prolonged rain. If necessary, a grated drain system connected to the stormwater collection system js usually an easy solution. Tt is, however, sometimes necessary when attempting to prevent water migration that testing be carried out to establish watertable height and subsoil water flows. This subject is referred to in BTF 19 and may properly be regarded as an area for an expert consultant. Protection of the building perimeter i It is essential to remember that the soil that affects footings extends well beyond the actual building line. Watering of garden plants, shrubs and trees causes some of the most serious water problems. For this reason, particularly where problems exist or are likely to occur, it is recommended that an apron of paving be installed around as much of the building perimeter as necessary. This paving
Page 28
height selected ¢ for distance from house 2. Drained Carport pathway. Path--— Garden bed 5 “covered wilh Driveway! mulch iG ' should extend outwards a minimum of 900 mm (more in highly reactive soil) and should have a minimum fall away from the building of 1:60. The finished paving should be no less than 100 mm below brick vent bases. It is prudent to relocate drainage pipes away from this paving, if possible, to avoid complications from future leakage. Tf this is not practical, earthenware pipes should be replaced by PVC and backfilling should be of the same soil type as the surrounding soil and compacted to the same density. Except in areas where freezing of water is an issue, it is wise to remove taps in the building area and relocate them well away from the building — preferably not uphill from it (see BTF 19). It may be desirable to install a grated drain at the outside edge of the paving on the uphill side of the building. Tf subsoil drainage is needed this can be installed under the surface drain. Condensation In buildings with a subfloor void such as where bearers and joists support flooring, insufficient ventilation creates ideal conditions for condensation, particularly where there is little clearance between the floor and the ground. Condensation adds to the moisture already present in the subfloor and significantly slows the process of drying out. Installation of an adequate subfloor ventilation system, either natural or mechanical, is desirable. Warning: Aithough this Building Technology File deals with cracking in buildings, it should be said that subfloor moisture can result in the development of other problems, notably: ¢ Water that is transmitted into masonry, metal or timber building elements causes damage and/or decay to those elements. * High subfloor humidity and moisture content create an ideal environment for various pests, including termites and spiders. ¢ Where high moisture levels are transmitted to the flooring and walls, an increase in the dust mite count can ensue within the living areas. Dust mites, as well as dampness in general, can be a health hazard to inhabitants, particularly those who are abnormally susceptible to respiratory ailments. The garden The ideal vegetation layout is to have lawn or plants that require only light watering immediately adjacent to the drainage or paving edge, then more demanding plants, shrubs and trees spread out in that order. Overwatering due to misuse of automatic watering systems is a common cause of saturation and water migration under footings. If it is necessary to use these systems, it is important to rermove garden beds to a completely safe distance from buildings. Existing trees Where a tree is causing a problem of soil drying or there is the existence or threat of upheaval of footings, if the offending roots are subsidiary and their removal will not significantly damage the tree, they should be severed and a concrete or metal barrier placed vertically in the soil to prevent future root growth in the direction of the building. If it is not possible to remove the relevant roots without damage to the tree, an application to remove the tree should be made to the local authority. A prudent plan is to transplant likely offenders before they become a problem. Information on trees, plants and shrubs State departments overseeing agriculture can give information regarding root patterns, volume of water needed and safe distance from buildings of most species. Botanic gardens are also sources of information. For information on plant roots and drains, see Building Technology File 17. Excavation Excavation around footings must be properly engineered. Soil supporting footings can only be safely excavated at an angle that allows the soil under the footing to remain stable. This angle is called the angle of repose (or friction) and varies significantly between soil types and conditions. Removal of soil within the angle of repose will cause subsidence. ' Remediation Where erosion has occurred that has washed away soil adjacent to footings, soil of the same classification should be introduced and compacted to the same density. Where footings have been undermined, augmentation or other specialist work may be required. Remediation of footings and foundations is generally the realm of a specialist consultant. Where isolated footings rise and fall because of swell/shrink effect, the homeowner may be tempted to alleviate floor bounce by filling the gap that has appeared between the bearer and the pier with blocking. The danger here is that when the next swell segment of the cycle occurs, the extra blocking will push the floor up into an accentuated dome and may also cause local shear failure in the soil. If it is necessary to use blocking, it should be by a pair of fine wedges and monitoring should be carried out fortnightly. This BTF was prepared by John Lewer FAIB, MIAMA, Partner, Construction Diagnosis. The information in this and other issues in the series was derived from various. sources and was believed to be correct when published. Further professional advice needs to be obtained before taking any action based on the information provided. The information is advisory. It is provided in good faith and not claimed to be an exhaustive treatment of the relevant Subject. Distributed by CSIRO PUBLISHING PO Box.1139, Collingwood 3066, Australia Freecall 1800 645 051. Tel (03) 9662 7666 Fax (03) 9662 7555. www.publish.csiro.au Email: [email protected] © CSIRO 2003. Unauthorised copying of this Building Technology file is prohibited
Page 29
Attachment 4
Building Plans (Rev K)
Drawing Nos 01 -04, dated 25/10/16
prepared by Ace Space Design
Z40770_Response to Information Request_NC_final
Page 30
STREETSCAPES
CLIENT:
RAFTSEA P/L
PROJECT and LOCATION:
Proposed Industrial Development at
No.42 Rene Street, Noosaville.
Drawing:
DRAWING TITLE: Streetscape
01 of 04
K Issue for Council RFI 25.10.16 SCALE 1:203.49, 1:508.34 at A3 PAPER PROJECT No: ISSUE
Issue Amendment Date (07) 5456 4411 0412 264 685 QBCC Lic.065570
DRAWN BY: JS CHECKED BY: CS 15.253 K
Page 31
8° 50' 50"
6.6 6.4 53.858
FUTURE WASTE PALLET RACKING
3,000
6.2 BINS
WATER 61.90 m2
gravel surface
TREATMENT 6.0
2,400
concrete
9,800
26
WASTE concrete
FUTURE FERMENTATION TANKS
WATER
2,400
TREATMENT
25
bicycles
(16) class
2,400
3 spaces
24
2,400
PALLET RACKING
23
4.8h x 6.0w
roller door
2,400
horizontal structural beam COLD ROOM
horizontal structural beam
22
2,400
col col
21
structural rafter 5.8
AV
2,400
load/
8000 underside of roof beams at ridge
PLATFORM LEVEL RL. 5.500
20
SLAB LEVEL RL. 5.800 unload
4.8h x 6.0w
roller door
2,400
1,000 39,000 6,958 5,400 1,500
150 70 70
19
1,000 4,000 3,230 3,170 70
horizontal structural beam
150 2,860 70 1,240
2,400
22,150
18
col col
(10) STAFF LOCKERS structural rafter
(minimum)
2,400
Male Amenities. KEGGING
17
4.8h x 6.0w
BOTTLING
roller door
Wc + 2 Urinals + Basin.
2,400
Unisex Accessible
70
Amenity
5.600
16
concrete
LUNCH
1,000
Female Amenities.
4,000
2,400
Wc + basin. BBT
BBT
15
col col
70
BBT BBT
structural rafter
150
98° 50' 50"
2,400
Female Amenities.
74.163
5,000 Litre CIP CHILLERS
3,945
Wc + Shr (change)
14
Water Tank + Basin.
4.8h x 6.0w
roller door
Male Amenities. bunded
enclosure
70
FUTURE Wc + Shr (change)
GRAIN Kitchen Cold + Basin + Urinal.
3,715
SILOS Room BIO-RETENTION
1,000 4,000 Oven
col col LAB 5.4
FUTURE
278° 50' 50"
structural rafter
GRAIN
70
74.437
10000 to top of ridge
SILOS Bar
150
4.8h x 6.0w
roller door
19,850
CONSTANT
89.91 m2 TEMP
10,830
BOILERS
HOP
5,000 7,850 2,000 8,458 5,400
FREEZER
solid wall 2000 high
1,000 2,700 1,300
9,300
line of mezz over col structural rafter
awning over
col
TASTING
GAS
100m2 MAX MILL
4.8h x 3.0w
roller door
GENERATOR TANK
2 storey void ROOM
1,000
main
150
switchboard
gate/fence
2,961
sliding gate
line of fascia over 46.18 m2
GRAIN
2,500
983
accessible bay
awning over OUT
PAD
4,257
13
shared BIO-RETENTION MOUNT
1,673 8,785 5,400
5,400
2,500
ENTRY space
2,500
12
5,400
1 2
1
3 concrete
2,500
7° 42' 50"
2
12.456
11
bicycles 28° 4
300 2,400 2,400 05' 2 x motorcycles
(4) class 3 10.3 20" 5 6.80 m2
50
2,500
spaces
6
7
10
18° 51 8 9
' 45"
6.009 9° 34' 35" 5.104
2,400 2,600 2,600 2,600 2,600 2,600 2,600 2,500 20.431 4° 01'20"
5.2
EMT K
existing concrete
7800
EAST
04
AV design vehicle in
accord with
AS.2890.2
EMT J
4.8
126.75 m2 5.0
EMT L existing concrete
existing concrete
188° 28' 40" crossover
crossover
53.456 198° 56' 45"
0.410
SITE/F L O O R P L A N
CLIENT:
RAFTSEA P/L
1 :2 0 0
R E N E S T R E E T PROJECT and LOCATION:
Proposed Industrial Development at
No.42 Rene Street, Noosaville.
Drawing:
DRAWING TITLE: Ground/Site Floor Plan
02 of 04
K Issue for Council RFI 25.10.16 SCALE 1:200 at A3 PAPER PROJECT No: ISSUE
Issue Amendment Date (07) 5456 4411 0412 264 685 QBCC Lic.065570
DRAWN BY: JS CHECKED BY: CS 15.253 K
Page 32
structural rafter
8000 underside of roof beams at ridge
horizontal structural beam
horizontal structural beam
line of roof over
col col
structural rafter
4,000 150 7,780 70
1,200
150 4,700 70 1,810 70
1,000 100 3,775 150 2,000
70
col structural rafter col
16
15
14
13
12
11
10
9
8
7
6
5
4
3
2
1
70
100
OPEN OFFICE 70 3,000
10000 to top of ridge
1
5,820
OFFICE
2
MEZZANINE
3
void
4
5
6
OVER
7
8
2,750
8,000
OFFICE
9
10
118.23 m2
11
12
13
70
14
15
16
3,000 70
14,775
OFFICE OFFICE
2,800
col col 71.77m²
structural rafter
100
70
line of roof over
70
2,805
OFFICE
void
5,675
3,000 70
void
OFFICE MEETING
line of roof over
col structural rafter col
150 4,700 70 3,010 70
70
70
void void void
roof over entry
line of roof over
MEZZANINE FLOOR PLAN
1 :2 0 0
SCHEDULE OF AREAS
Site Area: 4000.00m2
Site Cover: 37.5%
Building Area:
Ground Floor 1510.00m2
Mezzanine Admin 118.23m2
Mezzanine factory 71.77m2
Total Building 1700.00m2
Carparking:
Req'd 26 cars
Prov'd 26 cars
Motorcycle Spaces:
Req'd 2 spaces
Prov'd 2 spaces
Landscaping:
Req'd (10% min) 400.00m2
Prov'd (10.5% min) 419.88m2
CLIENT:
RAFTSEA P/L
PROJECT and LOCATION:
Proposed Industrial Development at
No.42 Rene Street, Noosaville.
Drawing:
DRAWING TITLE: Mezzanine Floor Plan
03 of 04
K Issue for Council RFI 25.10.16 SCALE 1:1, 1:200 at A3 PAPER PROJECT No: ISSUE
Issue Amendment Date (07) 5456 4411 0412 264 685 QBCC Lic.065570
DRAWN BY: JS CHECKED BY: CS 15.253 K
Page 33
METAL ROOF SHEETING
5° PITCH
TOP OF ROOF
U/S STRUCTURAL RAFTER
10,000
8,000
FINISHED SLAB
RL.5.800
NATURAL GROUND LINE CONC. TILT PANEL
NORTH ELEVATION
1 :2 0 0
METAL ROOF SHEETING
5° PITCH 600
TOP OF ROOF
U/S STRUCTURAL RAFTER
FINISHED CEILING
10,000
2,700
8,000
FINISHED SLAB
FINISHED CEILING
2,700
FINISHED SLAB
RL.5.800
CONC. TILT PANEL NATURAL GROUND LINE
SOUTH ELEVATION
1 :2 0 0
METAL ROOF SHEETING
5° PITCH
600 600
TOP OF ROOF
600
6,000
U/S STRUCTURAL RAFTER
8300 APPROX
10,000
BOUNDARY
2,700
BOUNDARY
8,000
300
FINISHED SLAB
RL.5.800
2,700
CONC. TILT PANEL CONC. TILT PANEL NATURAL GROUND LINE
OFF FORM FINISH ACRYLIC PAINT FINISH
EAST ELEVATION PROTUDING SHADOW BOX
1 :2 0 0 TO GLAZING
METAL ROOF SHEETING
5° PITCH
TOP OF ROOF
U/S STRUCTURAL RAFTER
10,000
BOUNDARY
7000 APPROX
6000 APPROX
8,000
FINISHED SLAB
NATURAL GROUND LINE RL.5.800
CONC. TILT PANEL
WEST ELEVATION
1 :2 0 0 CLIENT:
RAFTSEA P/L
PROJECT and LOCATION:
Proposed Industrial Development at
No.42 Rene Street, Noosaville.
Drawing:
DRAWING TITLE: Elevations
04 of 04
K Issue for Council RFI 25.10.16 SCALE 1:200 at A3 PAPER PROJECT No: ISSUE
Issue Amendment Date (07) 5456 4411 0412 264 685 QBCC Lic.065570
DRAWN BY: JS CHECKED BY: CS 15.253 K