Council archive · source document
G Engineering Report And Plans · 132007.2398
Attached to the e-mail 132007.2398.02 Request to change existing approval (2 of 3) Engineering report & plans, Stormwater Plan.
Plans and drawings: the text below has words only, no drawings.
Very large file (10.6 MB): may take a few minutes to open.
PREPARED FOR PALM LAKE RESORTS
DECEMBER 2014
B14158.W-02A
WATER & ENVIRONMENT
Civil Engineering Report Cooroy Retirement Community
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 55 pages
Page 2
COMMERCIAL IN CONFIDENCE All intellectual property rights, including copyright, in Calibre Consulting designs developed and documents created by Calibre Level 6, 199 Grey Street Consulting (Qld) Pty Ltd remain the property of this SOUTH BRISBANE QLD 4101 company. Any use made of such design or document without the prior written approval of Calibre Consulting (Qid) Pty Ltd will constitute an infringement of the rights of Ph: (07) 3895 3444 the company which reserves all legal rights and remedies OPTS in respect of any such infringement The information including any intellectual property contained in this proposal is confidential and proprietary to the Company. It may only be used by the person to whom itis provided for the stated purpose for which it is provided and must not be imparted to any third person without the prior written approval of the Company. The Company reserves all legal rights and remedies in relation to any infringement of its rights in respect of its confidential information B14158.W Ce ee A t9/1270014 ocuenr fe
Page 3
TABLE OF CONTENTS 1 INTRODUCTION ............................................................................................................... 1 2 EARTHWORKS ................................................................................................................. 1 3 STORMWATER DRAINAGE ............................................................................................. 1 4 SEWERAGE RETICULATION ........................................................................................... 1 5 WATER RETICULATION .................................................................................................. 1 6 CONCLUSION ................................................................................................................... 2 7 THE CODES ...................................................................................................................... 3 8 CALIBRE CONSULTING CIVIL DRAWINGS .................................................................. 41 TABLES Table 7-1: Division 13: Driveways and Carparking Code 3 Table 7-2: Division 14: Earthworks 10 Table 7-3: Division 15: Sediment and Erosion Control 14 Table 7-4: Division 16: Existing Services Code 15 Table 7-5: Division 18: Transports, Roads and Drainage Code 17 Table 7-6: Division 19: Water Sensitive Design Code 32 Table 7-7: Division 20: Water Supply and Sewerage Reticulation Code 34
Page 4
CALIBRE CONSULTING
1 INTRODUCTION
Calibre Consulting (QLD) Pty Ltd (formerly Brown Consulting) has been commissioned by Palm Lake Resort to prepare a
Civil Engineering to support the permissible change application for a retirement community development located on
Trading Post Road Cooroy. The development comprises of Independent Living Units (ILUs), an Aged Care Facility and
associated community facilities. The main entrance to the development is off Trading Post Road.
From an engineering perspective, this report provides preliminary plans for earthworks, roadworks, turning paths, water
and sewer reticulations and erosion and sediment control which are provided in Section 8.
2 EARTHWORKS
The earthworks will be limited to that required for site benching, roadworks, stormwater management allotment access,
and the installation of services. Bulk earthworks plans are provided in Calibre Consulting Drawing No. B14158-SK01 &
SK02.
3 STORMWATER DRAINAGE
Stormwater quality has been addressed by Calibre Consulting in the Concept Stormwater Quality Management Plan,
Report No. B14158.W-01A dated December 2014.
Stormwater quantity has been addressed in Section 4, 5 & 6 in Brown Consulting Concept Stormwater Management
Report No. B07056-02A dated June 2008, other components of this old report have been superseded.
4 SEWERAGE RETICULATION
This site is within an area currently serviced by Unitywater. Sewer servicing for the site can provided by two options
1. The site will be serviced via a connection in Pearson Road. The 150mm diameter line runs along the northern
side of Pearson Road and terminates on the eastern corner of the subject site; or
2. The site will be service via an onsite pump station and rising main to connection to existing sewer in Trading
Post Road.
The location of the connection point and connections options are provided in Calibre Consulting Drawing No.
B14158-SK07.
5 WATER RETICULATION
Water reticulation for the site is a 150mm diameter main that terminates approximately 30 metres into Trading Post Road.
A water supply analysis has been provided by Worley Parsons dated 10 June 2008. A water main upgrade is proposed to
the existing water main within Pearson Road, between the existing 150mm diameter main in Carruthers Court to the
existing 150mm diameter main to the North in Pearson Road.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTSCIVIL ENGINEERING REPORT |1
Page 5
CALIBRE CONSULTING
The location of the connection points and upgrade are shown on the attached Calibre Cnsulting Drawing No. B14158-
SK08 & SK09.
6 CONCLUSION
This Civil Engineering is to support the permissible change application for a retirement community development located
on Trading Post Road Cooroy. This report provides preliminary plans for earthworks, roadworks, turning paths, water and
sewer reticulations and erosion and sediment control.
The following codes and probable solutions primarily relate to matters which would ordinarily be addressed as part of the
detailed design phase for operational works approval. However the matters have been reviewed as part of the preliminary
design considerations during the master planning for the site to ensure that all relevant measures can be satisfied in
accordance with good engineering practices and the design standards otherwise expressed within the codes.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS
CIVIL ENGINEERING REPORT | 2
Page 6
CALIBRE CONSULTING
7 THE CODES
Table 7-1: Division 13: Driveways and Carparking Code
Reference The Noosa Plan (Including amendments to 16 September 2013)
Table 14-49 Driveways
14.113 General
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O1 S1.1
Vehicular access does not adversely impact on safety, Vehicular access is located and designed in accordance The main access to the site is via Trading Post Road. A
capacity and operations of the existing or planned road with AUSTROADS – Guide to Traffic Engineering secondary access is proposed off Lamonts Road to service the
network, the proposed driveway, cycle paths or Practice requirements for sight distance and Section 3 of aged care facility.
pedestrian pathway systems. AS2890.1 Parking Facilities;
Calibre Consulting has provided a Traffic Impact Assessment
AND Report No. B14158ER01 (December 2014). Refer for details.
S1.2
Only one footpath crossing is provided; Internal and external footpath details are shown on the Master
Plan for the site.
AND
S1.3
Driveways, other than within any setback have a Preliminary road design have been provided in this Report (No.
maximum grade in accordance with Section 3 of AS/NZS B14158.W-02A dated December 2014). Driveways will have
2890.1. maximum grades in accordance with Section 3 of AS/NZS
2890.1.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTSCIVIL ENGINEERING REPORT |3
Page 7
CALIBRE CONSULTING
14.113 General
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O2 Driveways and Crossovers – S2.1
(a) are suitable and safe for their intended use; and Design of the driveway across the footpath is in Preliminary road design of the proposal was undertaken to
accordance with Council’s Standard Drawings 9002 or consider the following:
(b) match Council infrastructure.
9005 as appropriate for he particular type of development The abovementioned preliminary design suggests that
as annotated on the drawings; driveways traversing footpaths will be in accordance with
AND Council’s requirements and;
S2.2 Driveways are designed and constructed in Driveways can and will be constructed in accordance with
accordance with Council Standard Drawings 9014, 9019, Council’s standard drawings; and
9020, 9021, as appropriate for the particular type of
development as annotated on the drawings;
AND
S2.3
The change in grades in the driveways and ramps is in Changes in grades will comply with Section 3 of AS2890.1
accordance with Section 3 of AS2890.1 Parking Parking Facilities.
Facilities.
O3 S3.1
In commercial zoned areas, the number of driveways Design of multi-tenanted developments in commercial N/A
across pedestrian footpaths is minimised. zoned areas include shared driveways and parking
areas;
AND
S3.2
Driveways are located so they abut existing driveways or
adjoining development where practicable and reciprocal
easements are created to reduce the sealed driveway
width.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 4
Page 8
CALIBRE CONSULTING
14.113 General
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O4 S4.1
Vehicular access does not adversely impact on the Footpath and kerb crossings are located clear of existing All vehicular access will take into consideration associated
capacity, operations and maintenance of the existing stormwater inlet structures, water and sewerage infrastructure and landscape during the detailed design
infrastructure; infrastructure fittings, any other exiting utility process.
infrastructure, existing landscaping and vegetation.
AND
O5 S5.1
Vehicular access does not adversely impact on the No solution provided.
integrity of existing landscaping or native vegetation.
O6 S6.1 For:
Driveway run-off is filtered prior to leaving the (a) Ancillary dwelling unit, Multiple Housing Types 1 or The application includes a Stormwater Quality Management
premises. 2 if less than 5 carparking spaces, Visitor Plan provided by Calibre Consulting Report No. B14158.W-01A
accommodation Type 1 and Home based business dated December 2014.
– the driveway is formed to drain to landscaped
areas; and
(b) For other uses – grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior to
run-off exiting from the premises.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 5
Page 9
CALIBRE CONSULTING
Table 14-50 –Carparking and Manoeuvring
14.114 Carpark Design and Layout
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O7 S7.1 The number of carparking bays within the site is generally in
accordance with the number specified in Table 14-51
Sufficient carparking is provided to accommodate the The number of parking and loading bays is not less than the vehicle parking requirements.
number and type of vehicles likely to be generated by minimum number specified in Table 14-51 Vehicle Parking
the development having regard to the specifics of the Requirements; All units will have a garage with allowance for tandem visitor
use including: parking in all but a few cases. The facility allows for one
OR space per unit plus one space per 4 units for visitor parking.
(a) the type and intensity of land use;
Parking at the aged care facility will allow for the anticipated
(b) any existing parking available on the site;
staff numbers and visitors to the facility.
(c) hours of operation;
Calibre Consulting has provided a Traffic Impact
(d) likely numbers of users; Assessment Report No. B14158ER01 (December 2014).
Refer for details.
(e) the peak parking demand periods of uses on the
site; and
S9.2
(f) the availability of alternative carparking.
If insufficient carparking spaces are provided, on-site
monetary contribution is made to Council in accordance with
Section 6 of PSP13 Contributions in lieu of provision of off-
street carparking.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 6
Page 10
CALIBRE CONSULTING
14.114 Carpark Design and Layout
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O8 S8.1
The layout of the development provides adequate, Parking bays, manoeuvring areas, queuing areas, loading Parking is distributed clearly throughout the site in
clearing defined and easily accessible: setdown and pickup areas and driveways are designed to accordance with the relevant codes.
the standards set out in Sections 2 and 3 of Australian
(a) on-site vehicle parking and manoeuvring areas;
Standard AS2890.1 Parking Facilities (Part 1: Off-street
and
Carparking) and AS2890.2 – Off Street Parking (Part 2:
(b) loading and manoeuvring areas for delivery and Commercial Vehicles);
service vehicles.
AND
S8.2
The number of loading bays is not less than the minimum Parking and turning areas will be provided within the service
number specified in Table 14-47. yard for service vehicles required by the development.
O9 S9.1
Parking areas are located where they will not unduly Carparking areas are accessed from rear laneways where Pedestrian access through the site is separated from
conflict with pedestrians and will not dominate the practicable. intersections and other points of conflict to ensure safe
streetscape. passage.
O10 S10.1
Provision is made for a reasonable number of onsite Carparking spaces are provided for people with disabilities Parking for people with disabilities has been catered for in
carparking spaces identified and reserved for people at the rate specified in Section 2.4.5 of AS2890.1 – Parking accordance with the relevant code.
with disabilities. Facilities (Part 1: Off Street Carparking).
Adequate car parking has been provided and designation of
disability parking will be provided during detailed design.
O11 S11.1
Access and egress points to not impact on the safety Vehicle manoeuvring areas are provided in accordance with A traffic assessment has been undertaken to ensure access
and operations of the road system. Section 3 of AS2890.1 Parking Facilities (Part 1: Off Street and egress points are safe.
Carparking) so vehicles enter and leave the site in a forward
gear.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 7
Page 11
CALIBRE CONSULTING
14.114 Carpark Design and Layout
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Calibre Consulting has provided a Traffic Impact
Assessment Report No. B14158ER01 (December 2014).
O12 S12.1
Parking areas are designed to - At locations where pedestrian and vehicle conflicts are likely Concept design has been undertaken to address these
to occur – matters to be incorporated during the detailed design stage.
a) provide a progressive reduction in speed between the
external road and internal parking spaces; a) sight distances of at least 2.5 seconds of travel time at
the designated speed are provided;
b) ensure lower speeds near areas of high pedestrian
activity through the use of appropriate road geometry or b) splayed corners on structures are incorporated;
devices designed to limit speed; and
c) landscaping is designed to allow clear views;
c) maintain sight distances which are appropriate for
the likely operating speeds in all areas of potential d) sign placement ensures that views are not impeded;
pedestrian/vehicle and vehicle/vehicle conflict;
O13 S13.1 A traffic assessment has been undertaken to ensure access
and egress points are safe.
A clearly defined pedestrian network is provided that – In large open car parks with greater than 200 car parking
spaces, a pedestrian path between parking spaces is Calibre Consulting has provided a Traffic Impact
a) is located in areas where people will choose to walk; Assessment Report No. B14158ER01 (December 2014),
provided on every second aisle;
b) ensures that pedestrian movement through car network discussion has provided in Section 4 of this report.
parking areas or structures are along aisles rather than
Refer to Drawing set provided in this Report (No.
across them; B14158.W-02A dated December 2014).
O14 S14.1 Calibre Consulting has provided a Traffic Impact
Assessment Report No. B14158ER01 (December 2014).
Provision is made for pedestrian and vehicular queues No probable solution identified;
at conflict points; Refer to Drawing set provided in this Report (No.
B14158.W-02A dated December 2014).
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 8
Page 12
CALIBRE CONSULTING
14.114 Carpark Design and Layout
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O15 S15.1
Parking areas are lit to provide security for night-time Lighting is provided in accordance with Australian Standard Items discussed will be incorporated during the detailed
users. 1158.1:1997 - Road Lighting - Vehicular Traffic (Category V) design stage.
Lighting - Performance Installation and Design
Requirements.
O16 S16.1 N/A
In mixed use areas of Business centres residents do not Resident carparking is limited to one space per dwelling unit
compete with customers for carparking spaces. or accommodation unit.
AND
S16.2
Resident carparking is not located in the road reserve or
between the residential or business building and the
principal street frontage.
O17 No solution provided Refer to Drawing set provided in this Report (No.
B14158.W-02A dated December 2014).
Car parking areas are landscaped to—
a) provide shade;
b) maximise infiltration of stormwater run-off;
c) define parking areas;
d) reduce direct visibility of car parking areas from
external viewpoints;
e) soften views of hardstand areas
O18 No solution provided Calibre Consulting has provided a Traffic Impact
Assessment Report No. B14158ER01 (December 2014).
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 9
Page 13
CALIBRE CONSULTING
14.114 Carpark Design and Layout
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Development with the potential to generate significant
traffic and parking impacts gives appropriate
consideration to transport and land use issues23.
Table 7-2: Division 14: Earthworks
Table 14-52 Earthworks
14.120 Effects of Works
Acceptable Solutions (if self-assessable)
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Drainage:
O1 S1.1
Finished surface levels ensure land is free draining. The finished surface gradient of any filled or excavated area Preliminary design indicates that finished surface levels will
is within the range 0.5% to 1.5% and drains to Council’s be in accordance with required grade range.
stormwater infrastructure where available or where
stormwater infrastructure is not available, toward the street.
Hydraulics:
O2 No solution provided. Flood impact has been considered and will not have any
negative impacts off-site. Refer to Brown Consulting’s report
Any change to the level of land does not have an adverse
dated October 2007. Updated analysis is required during
flooding impact on the flooding and drainage detailed design stage.
characteristics off-site.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 10
Page 14
CALIBRE CONSULTING
14.120 Effects of Works
Acceptable Solutions (if self-assessable)
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Geotechnical Considerations
For Assessable Development:
O3 S3.1
Earthworks do not result in geotechnical instability on Filling works are undertaken in accordance with Section 28 – All earthworks will be undertaken in accordance with the
the premises or nearby premises. Filling of Site of Council’s PSP5 – Engineering Design relevant standards to ensure geological stability to the subject
Standards – Roads and Drainage and Earthworks. site and adjoining sites.
AND
S3.2
Where the filling is for residential commercial or industrial
purposes the works comply with Sections 3 to 6 of AS3798 –
Guidelines for earthworks on commercial and residential
development.
Local Amenity
O4 S4.1
Earthworks do not cause disturbance to the amenity of The following control measures are implemented: The earthworks will be conducted with due consideration to
the neighbouring land. (a) Regular water spraying of exposed areas to suppress suppression of dust.
dust;
(b) Provision of dust stabilised or sealed internal roads;
(c) Protective covering of exposed areas that are left for
more than 2 weeks; and
If there is no valid development permit for the site, disturbed
areas are revegetated using species identified in PSP3 –
Landscaping Plants and Guidelines.
AND
S4.2
Earthworks are undertaken only during the hours of 7am to All works will be conducted within the designated timeframes.
6pm, Monday to Friday and 7am to 6pm on Saturday. No
work is undertaken on Sunday or public holidays.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 11
Page 15
CALIBRE CONSULTING
14.120 Effects of Works
Acceptable Solutions (if self-assessable)
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Vegetative Waste
O5 S5.1
Vegetation cleared from a development site is disposed Cleared vegetation is transported off-site for disposal in an Vegetation will be used or disposed of in an environmentally
of in an environmentally responsible manner. approved green waste disposal facility; responsible manner.
OR
S5.2
Cleared vegetation is mulched onsite and reused for
landscaping of the finished development;
OR
S5.3
Cleared vegetation is disposed of for the purpose of firewood.
(Note: Disposal of vegetative waste by burning off is not an
acceptable method of disposal).
Managing Contamination Risk
O6 S6.1
Materials used as fill are suitable for development of the The fill material is sold clean earth, free of putrescible or It is proposed to aim for balanced earthworks within the site.
land and filling or excavation works do not result in the refuse material, vegetation, acid sulfate soils, building or However, if fill material is required, it will be investigated by
contamination of land. construction material or other material of contaminants. geotechnical engineer to ensure that it is satisfactory and not
OR contaminated prior to placement.
S6.2
The site is not on the contaminated land register.
Haulage Activity & Amenity
O7 7.1
Haulage of material to and from a site ensures: No solution provided. Refer to O6 above - Haulage will be undertaken with due
(a) minimal disturbance to neighbouring properties consideration to residents and Council’s infrastructure.
and properties along the haulage route; and
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 12
Page 16
CALIBRE CONSULTING
14.120 Effects of Works
Acceptable Solutions (if self-assessable)
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
(b) Council’s road infrastructure including pavements
is not adversely affected.
Extent of Earthworks
O8 S8.1
Earthworks are contained within the site. All earthworks, including cut and fill batters, retaining walls etc Cut and fill batters will be contained within the site
are contained within the subject site. boundaries.
O9 S9.1
On sloping sites, excavation, or filling are designed to Cut or fill is less than 2m in depth relative to the natural Cut or fill will be less than 2m in depth relative to the natural
maximise the use of natural slope and minimise the need ground surface. ground surface.
for cut and fill.
It is noted that small isolated sections are greater than 2m
below some walls in some locations.
Environmental Protection
O10 No solution provided. Earthworks will be minimised to limit the impact on
groundwater. No impact to watercourse will occur.
Earthworks minimise any adverse impact upon
groundwater, watercourse, drainage lines, wetlands, and
native vegetation.
Dams
O11 No solution provided. Typically, existing dams on site will be reconstructed and
improved through re-shaping and landscaping works as part
Dam location and construction does not impact upon
of the stormwater treatment train solution refer to Calibre
neighbouring properties in terms of: Consulting Report No. B14158.W-01A dated December
(a) hydrology; 2014)
(b) alteration of existing overland flowpaths and
patterns;
(c) landslide or failure of dam wall; and
(d) effluent disposal areas.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 13
Page 17
CALIBRE CONSULTING
Table 7-3: Division 15: Sediment and Erosion Control
Table 14-53 Erosion and Sediment Control
14.143 Effects of Works
Acceptable Solutions (if self-assessable)
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Erosion and Sediment Control
O1 S1.1
Development minimises erosion and transport of Site disturbance is limited to building areas, their surround Sediment and erosion control plans will be generated as part
sediments off-site. and other use areas; of the operational works (civil) design drawings to address all
AND aspects of erosion control.
S1.2
Sediment barriers are provided throughout and downslope of Preliminary consideration of these measures are
disturbed areas to prevent sediment washing into gutters, demonstrated in this Report (No. B14158.W-02A dated
drains and watercourse either on or off the site. December 2014). Refer to Drawing No. B14158-SK03 &
AND SK04.
S1.3
All stockpiles including sand, soil or building materials are
within the premises and contained within individual sediment
barriers;
AND
S1.4
Sediment basins are provided where the site contains fine or
dispersive soils;
OR
S1.5
A stormwater catchpit incorporating a stormwater catchpit
protection device is installed so that all runoff from disturbed
areas flows to the catchpit;
AND
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 14
Page 18
CALIBRE CONSULTING
14.143 Effects of Works
Acceptable Solutions (if self-assessable)
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S1.6
For buildings:
(a) Temporary or permanent downpipes are connected to
the stormwater system before laying the roof; OR
(b) Localised erosion is avoided by directing flow from
downpipes over non-erosive areas.
Stormwater Runoff
O2 S2.1
Stormwater is diverted around disturbed areas. Diversion drains or bunds are designed and constructed to Part of the sediment and erosion control mentioned above will
drain upstream runoff around the disturbed site; require the diversion of stormwater around disturbed areas.
AND
S2.2
Discharge from the diversion drains do not cause runoff
impacts to other properties;
OR
S2.3
Alternative methods, as described in the Institution of
Engineer’s Australia (Queensland Division) Soil Erosion and
Sediment Control – Guidelines for Queensland Construction
Sites, are used.
Table 7-4: Division 16: Existing Services Code
Table 14-51 Existing Services
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 15
Page 19
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Setbacks and Easements
O1 S1.1
Development near a sewer, water main, stormwater The footing of any structure or building is located clear of the Due consideration for all infrastructure and existing flow paths
drain, overland flow path or associated structure does zone of influence but no closer than 15.m (measured will occur throughout the detailed design process.
not: horizontally) from infrastructure including sewers, water
(a) adversely affect the function of the service; mains and stormwater structures; Preliminary consideration of these items have been provided
(b) place an additional load on the service; and AND in the Drawings provided in this Report (No. B14158.W-02A
(c) unduly increase future maintenance costs. dated December 2014).
S1.2
No building of structure overhangs the zone of influence;
AND
S1.3
Finished surface levels maintain a minimum of 600mm of
cover, but not greater than 3m of cover to the underground
infrastructure;
AND
S1.4
If the existing surface level is altered, surface level services
including manholes and inspection points are altered to
match the new surface level;
AND
S1.5
Alterations are constructed in accordance with Sections 3, 4
and 5 of PSP6 – Engineering Design Standards –Water and
Sewerage and Section 4 of PSPs5 – Engineering Design
Standards – Roads, Drainage and Earthworks;
OR
S1.6
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 16
Page 20
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Existing services are relocated and the design and
construction of the relocated services is in accordance with
Sections 3, 4 and 5 of PSP 6 – Engineering Design Standards
– Water and Sewerage and Section 4 of PSP 5 – Engineering
Design Standards – Roads, Drainage and Earthworks.
O2 S2.1
Maintenance access is provided to all sewers, water A registered easement in favour of Council is created over all Due consideration will be given to the requirements of access
mains, stormwater drains, overland flow paths and underground infrastructure located in private property; for future maintenance throughout the detailed design
associated structures. AND process.
Preliminary consideration of these items have been provided
in the Drawings provided in this Report (No. B14158.W-02A
dated December 2014).
S2.2
The width of the easement is in the greater of 3m or the width
of the zone of influence;
AND
S2.3 N/A
The easement is centred over the centreline of the
infrastructure.
Table 7-5: Division 18: Transports, Roads and Drainage Code
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 17
Page 21
CALIBRE CONSULTING
Table 14-55 Strategic Transport Network
14.145 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O1 S1.1
Traffic generation from the development is considered in Where the development leads to the need to increase Calibre Consulting has provided a Traffic Impact Assessment
a localised and a Shire wide context to ensure that: transport infrastructure in the Shire, the development Report No. B14158ER01 (December 2014).
(a) the transport network has the capacity to safely and contributes to the transport network in accordance with the
efficiently accommodate projected movements; requirements of Infrastructure Charges Plans (ICP); and
and/or where developments requires infrastructure not included in
(b) the development includes measure to upgrade the the ICP, the development upgrades the infrastructure at no
transport network to meet the imposed demands. cost to Council.
O2 S2.1
The street network has high street connectivity, both Road planning and development design facilitates as Calibre Consulting has provided a Traffic Impact Assessment
within the development and to the surrounding local many pedestrian and cycle movements as possible and Report No. B14158ER01 (December 2014), please refer for
area. provides for future connectivity and integration with details.
adjoining sites;
AND
S2.2
Arterial and sub-arterial roads are designed so they can
operate with high volumes of traffic during peak times;
AND
S2.3
Collector and local streets are provided to support short
trips for local traffic moving in and between
neighbourhoods. Local traffic is channelled towards
collector streets to ensure that traffic volumes on local
street are kept low;
AND
S2.4
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 18
Page 22
CALIBRE CONSULTING
14.145 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Collector and local streets are designed to discourage
through traffic;
AND
S2.5
A collector street is provided parallel to arterials
particularly where they pass through town centres;
AND
S2.6
Appropriate width of road and verge is provided to allow
streets to perform their designated functions in the street
network;
AND
S2.7
A network of local streets focused towards an activity
centre or school is provided for safe and efficient
pedestrian and bike access to the school, safe conditions
for school buses, setdown facilities, with on-site parking
where practical;
AND
S2.8
Passive surveillance is maximised by designing streets to
enable development to front all streets and roads,
including arterials;
AND
S2.9
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 19
Page 23
CALIBRE CONSULTING
14.145 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Streets near Public Passenger Transport facilities are
orientated to optimise the walkable catchments within 800
metres walking distance;
AND
S2.10
The street network has no more than 15 percent of lots
fronting cul-de-sacs. The maximum cul-de-sac length is
120 m;
AND
S2.11
Street stubs to adjacent future development areas are
provided at spacings of 200 m or closer to enable future
street connections to be made;
AND
S2.12
Street block lengths are not more than 240 m long, and
predominantly around 150-180 m long. Street block
lengths are generally shorter closer to town and
neighbourhood centres;
AND
S2.13
Direct, safe and attractive pedestrian and cycle routes are
provided within and through the development and
connect to bus stops.
O3 S3.1
Development is designed: Higher density development is concentrated along public The development has a network of pedestrian paths within
(a) to encourage travel by community transport, transport Routes; the site that link to external pathways.
walking and cycling rather than by car; and
AND
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 20
Page 24
CALIBRE CONSULTING
14.145 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
(b) to maximise accessibility via existing and planned S3.2 There is provision for bus routes through development
community transport facilities. sites;
AND
S3.3 Bus routes are located to maximise patronage
catchment and to consider personal safety, lighting and traffic
management;
AND
S3.4 At least 90 percent of all residents are located within 400
metres of an existing or planned bus route;
AND
S3.5 Pedestrian and cycle movement is provided within local
streets to and through development;
AND
S3.6 Attractive and safe pedestrian and cycle connections
are provided with shade trees, graded walking and cycle
paths and lighting;
AND
S3.7 Buildings and pedestrian entrances are oriented to the
street;
AND
S3.8 Pathways have ramps at all kerb corners for wheelchair
and pram access;
AND
S3.9 Every development has convenient and prominent
pedestrian entrances that cater for all pedestrians including
older people, children and the mobility and vision impaired;
AND
S3.10 Expanses of ground level blank walls along street
frontages, and large driveways and entrances to carparks are
avoided;
AND
S3.11 Bus routes are not be located away from activity
centres; and
AND
S3.12 Facilities for boarding and exiting community transport
facilities are incorporated into developments;
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 21
Page 25
CALIBRE CONSULTING
14.145 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
AND
S3.13 Pedestrian and cycle routes within or adjacent to the
development are overlooked by adjoining buildings, make
use of views and attractive sights, have lighting and are
signposted;
AND
S3.14 Suitable car restraint measures are adopted within the
development such as lower speed limits or traffic calming.
measures to support greater pedestrian and cycle movement;
AND
S3.15 Traffic management devices on potential bus routes
are provided in accordance with the Self-assessable code for
undertaking road works on local government roads, under the
Transport Planning and Coordination Regulation 2005;
AND
S3.16 Streets identified as potential bus routes are—
a) collector streets and sub-arterial/arterial roads which
provide highly accessible and relatively direct routes
wherever practical;
b) those that provide for the shortest and most direct route for
an efficient public transport service; and
c) those that can efficiently service adjoining development
areas.
O4 Development access does not compromise the No solution provided. Calibre Consulting has provided a Traffic Impact Assessment
functions of particular roads as indicated in Noosa Shire Report No. B14158ER01 (December 2014), please refer for
hierarchy, and does not adversely impact on the safety, details.
capacity and operations of the road system.
S5.1 Consideration is given to existing and future pathway Calibre Consulting has provided a Traffic Impact Assessment
O5 Pedestrian and cycle path infrastructure is provided linkages and pathways link to the Local and Regional Cycle Report No. B14158ER01 (December 2014), please refer for
– Network and to the Priority Infrastructure Plan in Part 15. details. Discussions are provided in Section 4.1 of this report.
a) to form an integrated component of the movement S5.2 Direct and accessible linkages are provided into the site.
network and the open space system; S5.3 Pathway and landscape works are provided to a high
b) to encourage walking and cycling; standard to Council specifications and assessed for
c) to add variety and visual interest;
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 22
Page 26
CALIBRE CONSULTING
14.145 Strategic Transport Network
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
d) to conserve street trees, vegetation and other compliance with local government cycling facility design
significant features; standards.
e) to allow equitable access to public areas and S5.4 Pathways are provided to cater for shared use and cater
community facilities; for both commuting and recreational usage and exceed
f) with adequate lighting where subject to high night time minimum standards.
usage;
g) in locations where there is casual surveillance;
h) or widened at potential conflict points;
i) to incorporate—
i) street tree planting to enhance the streetscape;
ii) directional signage that is visible under all conditions.
O6 Pedestrian and cycle path infrastructure is designed S6.1 Pedestrian and cycle path infrastructure is Calibre Consulting has provided a Traffic Impact Assessment
and constructed to – designed and constructed – Report No. B14158ER01 (December 2014), please refer for
a) provide a stable, smooth surface, including across a) in accordance with AUSTROADS Part 14 - Bicycles, details.
driveways, sections and joins; Section 6;
b) be easily maintained; b) to comply with local government design standards.
c) a width and longitudinal gradient to cater for projected c) to have navigational signs in accordance with
usage, including nearby— Council ‘Wayfinding
i) high activity nodes;
signage specifications.
ii) public transport; d) to incorporate –
iii) centres; i) kerb ramps at all intersections and designated
d) provide clear sight-lines for safe use; crossings;
e) be free of any obstructions such as fences, signage ii) refuge islands on all roads with median strips;
and bollards. iii) holding rails for cyclists at the intersection of trunk
collector, sub-arterial and arterial roads that are
positioned in accordance with –
A. Australian Standard 1742.9: 2000 - Manual of
Uniform Traffic Control Devices - Bicycle Facilities; and
B. AUSTROADS Part 14 - Bicycles - Section 9; and
C. AUSTROADS Part 13 – Pedestrians.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 23
Page 27
CALIBRE CONSULTING
Table 14-59 Roads and Drainage
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O7 S7.1
Roads and pedestrian and cycle paths are planned and Road planning and design supports the hierarchy and Calibre Consulting has provided a Traffic Impact Assessment
designed to support the hierarchy and functional aspects functional aspects identified in Sections 2 and 3 of PSP5 Report No. B14158ER01 (December 2014), please refer for
identified in Sections 2 and 3 of PSP5 Engineering Engineering Design Standards – Roads, Drainage and details.
Design Standards – Roads, Drainage and Earthworks Earthworks; All roads will be designed in accordance with relevant Council
and to ensure that: AND policies and engineering guidelines.
(a) design and alignment of the roads, intersections
and all associated works:
i. provides a safe environment for all users;
ii. is adequate for the design speed environment;
iii. is adequate for predicted traffic volumes; and
iv. maintains the safe and efficient functioning of
the road network without the use of traffic
signals;
v. is compatible with existing roads;
vi. is easily maintained by Council equipment;
and
vii. where appropriate, has the ability to
accommodate public transport services.
(b) Road pavement surfaces:
i. are durable enough to carry estimated wheel
loads of travelling and parked vehicles;
ii. provide for the safe passage of vehicles;
pedestrians, cyclist and discharge of
stormwater runoff from contributing
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 24
Page 28
CALIBRE CONSULTING
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
catchments and the preservation of all weather S7.2 Road and pathway planning and design is in
access; accordance with, in order of precedence:
(c) kerb and channel:
i. controls vehicle movement by delineating the (a) Noosa Integrated Local Transport Plan;
carriageway for all users; (b) Queensland Transport’s Shaping Up;
ii. conveys road pavement runoff to stormwater (c) Queensland Design Code for Residential
drainage in a manner that allows the road to be Streets;
trafficable in Q100 ARI local rainfall events;
and (d) AUSTROADS Guide to Traffic Engineering
Practice;
(d) verges and footpaths;
(e) Sections 2 and 3 of PSPS 5 Engineering Design
i. safe access for pedestrians and cyclists clear Standards – Roads, Drainage, Earthworks; or
of obstructions;
(f) The Noosa Cycling and Walking Network
ii. an access area for vehicles onto properties; Development Plan; or
iii. a corridor allocated for services and utilities; (g) A combination of the principles in these
and documents.
iv. additional amenity for minor roads. AND
S7.3 On road cycling treatment is utilised to provide safe and
continuous movement of cyclist along a roadway, such as:
(a) sealed shoulders;
(b) wide kerbside lane;
(c) exclusive or peak period bicycle lane;
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 25
Page 29
CALIBRE CONSULTING
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
(d) advisory treatments such as Bicycle Awareness Zone;
(e) shared parking/bicycle lane;
(f) contra flow bicycle lane; and
(g) bus/bicycle lane.
S7.4 The provision of bicycle lanes at intersections is
generally in accordance with AUSTROADS Part 14, Section
5 and the Manual of Urban Traffic Devices (MUTCD) Part 9.
O8 S8.1
Stormwater drainage infrastructure is planned, designed Stormwater drainage planning, design and construction is in Stormwater drainage will be designed in accordance with
and constructed to: accordance with Section 4 of PSP 5 Engineering Design Council requirements and with consideration to the
(a) be accessible, cost effective and easily maintained. Standards – Roads, Drainage and Earthworks; Stormwater Quality Management Plan provided by Calibre
(b) Protect downstream capacity; AND Consulting Report No. B14158-01A.
(c) Protect downstream water quality;
(d) Maximise onsite stormwater retention and
retardation; and
(e) Convey runoff to stormwater drainage in a manner S8.2 As constructed data is submitted in accordance with
that allows roads to be trafficable in Q100 ARI local Section 6 of PSP 5 Engineering Design Standards – Roads,
rainfall events. Drainage and Earthworks;
AND
S8.3 Stormwater drainage planning, design and construction
is in accordance with the Queensland Urban Drainage Design
Manual.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 26
Page 30
CALIBRE CONSULTING
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O9 S9.1
Road and stormwater drainage infrastructure is Road and stormwater drainage infrastructure is constructed Roads and the stormwater networks will be designed in
constructed: in accordance with: accordance with Council requirements. Refer to Drawing No.
(a) in accordance with appropriate engineering (a) Sections 2,3 and 4 of PSP5 Engineering Design B14158-SK03 & SK04 for Erosion and Sediment Control
standards; and Standards – Roads, Drainage and Earthworks; Layout Plans
(b) to minimise adverse environmental impacts, (b) Queensland Design Code for Residential Streets;
including from runoff and erosion. (c) AUSTROADS; or
(d) A combination of the principles of these documents.
AND
S9.2 Erosion and sediment control measures are designed
and implemented in accordance with the Institution of
Engineers Australia (Qld Division) Soil Erosion and Sediment
Control – Guidelines for Queensland Construction Sites.
Environmental Protection
O10 S10.1
Roads and stormwater drainage infrastructure are Roads and stormwater drainage follow the edge of existing Consideration will be given to all environmental factors
located and aligned so as to: disturbed areas; or alternatively, these works are co-located throughout the detailed design phase.
(a) minimise disturbance to native vegetation and/or within a combined utility corridor; Refer to the Stormwater Quality Management Plan provided
other habitat areas; AND by Calibre Consulting Report No. B14158.W-01A dated
(b) protect and maintain wildlife corridor movements December 2014).
and the safety of native fauna;
(c) minimise changes to the hydrological regime, S10.2 Roads avoid native vegetation and provide for fauna
including drainage patterns, runoff and water underpasses and associated fencing where appropriate;
quality; AND
(d) avoid crossing watercourses, drainage lines and
wetlands, but where such crossings are
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 27
Page 31
CALIBRE CONSULTING
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
unavoidable, disturbed areas are reinstated and S10.3 Road infrastructure within or adjacent to native habitat
revegetated on completion of works; and incorporates fences which allow for protected wildlife
(e) minimise bulk earthworks. movement and controls unrestricted access of domestic cats
and dogs;
AND
S10.4 Native vegetation is protected from clearing or
construction activities by:
(a) clearly marking vegetation to be retained with
flagging tape;
(b) installing protective fencing around the dripline
of vegetation; and
(c) ensuring stock piling, storage and vehicle
parking occur outside the areas of vegetation to
be retained;
AND
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 28
Page 32
CALIBRE CONSULTING
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S10.5 Low impact construction techniques are used See Above
around areas of vegetation to be retained to minimise
interference with the vegetation.
O11 S11
Roads and stormwater drainage infrastructure is proven No solution provided. Constructed road and drainage infrastructure will satisfy
to be suitable for its use prior to Council accepting the Council’s requirements prior to hand over.
dedicated asset.
O12 S12
Alignment of stormwater drainage infrastructure is to The location, design and construction of stormwater drainage Infrastructure will be located for ease of maintenance,
allow for easy access for the ongoing maintenance by structures is in accordance with Sections 4 and 5 of PSP5, easements will be established where required.
Council. Engineering Design Standards – Roads, Drainage and
Earthworks;
AND
S10.2 Where infrastructure is located on private land an
easement is dedicated over the infrastructure in accordance
with Section 4 of PSP5 Engineering Design Standards –
Roads, Drainage and Earthworks.
14.148 Frontage Works
O11 Development is provided with external roadworks S11.1 The following infrastructure components already All necessary frontage works will be constructed and will
along the full extent of the frontage of the site to an existing at the frontage of the site or are provided at the consider all necessary associated infrastructure.
appropriate standard having regard to the specified developer’s expense:
function of the road. (a) full width sealed road;
(b) concrete kerb and channel where appropriate;
(c) forming and grading to footpaths;
(d) vehicular kerb and footpath crossings;
(e) a constructed bikeway;
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 29
Page 33
CALIBRE CONSULTING
14.147 Road and drainage design and construction.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
(f) a constructed footpath;
(g) a constructed carriageway;
(h) required alterations to public utility mains, services or
installations;
(i) construction of any required alterations to public utility
mains, services or installations;
(j) stormwater drainage works; and
(k) installation of electrical conduits.
AND
S11.2 Road and drainage design and construction is in
accordance with Sections 3 and 4 of PSP 5 Engineering
Design Standards – Roads, Drainage and Earthworks.
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
14.149 Road and Rail Corridors
O12 S12.1
Noise sensitive uses including residential uses are not Noise sensitive uses including residential uses are separated An acoustic assessment has been undertaken in relation to
subjected to high traffic noise levels from the major road by a minimum of: this criteria.
network or rail corridors. (a) 40m from the property boundary of roads within Please refer to associated report from ASK Consulting
the major road network; and Engineers.
(b) 80m from the property boundary of rail
corridors.
OR
S12.2 Development in the vicinity of road corridors meets the
following external design criteria for roads in the major road
network:
(a) 63dB(A)L10(18 hours) based on predicted traffic volumes
ten years hence;
AND
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 30
Page 34
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S12.3 Development in the vicinity of rail corridors meets the
following external design level noise criteria:
(a) 65dB(a), assessed as the 24 hour average equivalent
continuous A-weighted sound pressure level; and
(b) 87dB(A) assessed as a single event maximum sound
pressure level.
14.150 Staged Development
O15
Staged development is planned, designed and No solution provided. Staged development is proposed and due consideration for
constructed to ensure that: required services will be allowed for.
(a) each stage of the development can be constructed
without interruption to services and utilities
provided to the previous stages;
(b) the infrastructure provided is capable of servicing
the entire development; and
(c) the materials used are consistent throughout the
development.
14.151 Alterations to Services and Utilities
O16 S16.1
Any alteration or repairs to infrastructure as a result of Any alteration or repair to infrastructure as a result of the Any change to existing infrastructure will be rectified at the
the development are made at no cost to Council. development are completed at the developer’s expense. expense of the developer.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 31
Page 35
CALIBRE CONSULTING
Table 7-6: Division 19: Water Sensitive Design Code
Table 14-61
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Water Reuse
O1 S1.1
Development uses a combination of detention and No solution provided. The development uses a combination of detention and
retention systems to capture runoff from areas on the retention. Please refer to the Concept Stormwater Quality
site; Report No. B14158.W -01A undertaken by Calibre
Consulting dated December 2014.
AND
O2 S2.1 Refer to the Concept Stormwater Quality Management
Report No. B14158.W -01A undertaken by Calibre
Water storage devices must have sufficient capacity No solution provided. Consulting dated December 2014.
having regard to local rainfall pattern and the catchment
area of roof or other hard standing surface.
AND
O3 S3.1
Captured water utilised for all non-potable uses on site; Captured water is plumbed to be available for all external Refer to the Concept Stormwater Quality Management
uses including gardening, irrigation, ponds, filling swimming
AND Report No. B14158.W -01A undertaken by Calibre
pools and outdoor cleaning, as well as all ground floor toilet
cisterns and washing machine cold taps; and Consulting dated December 2014.
S3.2
No rainwater capture and reuse is proposed for toilet or
Where the captured water is used for toilet flushing and/or laundry use.
laundry use, an automatic or manual interchange device that
allows alternate use of capture water or the reticulation water
supply is installed to ensure that there is a continual supply of
water for sanitary flushing and laundry use.
O4 S4.1
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 32
Page 36
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
Onsite detention does not adversely impact on water No solution provided. Refer to the Concept Stormwater Quality Management
requirements downstream of the site where the water is Report No. B07056-02AW undertaken by Brown Consulting
required to sustain the ecology and hydrology of dated June 2008.
downstream systems (environmental flows);
AND
O5 S5.1
Within the Shire Business Centre site, as shown on Map No solution provided. N/A
SBC, on site detention measures are contained within the
developed areas of the site, clear of drainage lines and
Open Space precincts.
Run-off Treatment
O6 S6.1
Run-off that leaves the site is treated so as not to No solution provided. Refer to the Concept Stormwater Quality Management
adversely impact on the ecology and hydrology of Report No. B14158.W -01A undertaken by Calibre
downstream environmental flows; Consulting dated December 2014. Bioretention Basins,
Constructed Wetlands and Water Quality Control Ponds have
AND
been incorporated into the treatment train.
Peak flow mitigation shall also be provided generally in
accordance with Brown Consulting report B07056-02AW
undertaken by Brown Consulting dated June 2008.
O7 S7.1
Within the Shire Business Centre as shown on Map SBC No solution provided. N/A
–
(a) run-off treatment occurs within the site; and
(b) drainage lines are only used for final polishing of
run-off.
Town Water Supply Connections
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 33
Page 37
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O8 Backflow devices or similar systems ensure water S8.1 A suitable backflow prevention device is installed to If required, suitable backflow prevention devices will be
reuse facilities have no impact on the quality of the town protect the potable water within the reticulation water supply installed in appropriate locations of the potable water supply.
mains water. in accordance with AS/NZS 3500:2003 Plumbing and
Drainage.
Use of Natural Treatments and Systems
O9 Natural treatment strategies, including grass swales No solution provided Refer to the Concept Stormwater Quality Management
and bio-retention systems, vegetated filtration strips and Report No. B14158.W -01A undertaken by Calibre
gross pollutant traps are used where practicable; Consulting dated December 2014. Bioretention Basins,
AND Constructed Wetlands and Water Quality Control Ponds have
been incorporated into the treatment train.
O10 Within the Shire Business Centre as shown on Map No solution provided. N/A
SBC, where necessary, drainage lines are ecologically
enhanced to ensure that the water quality polishing
functions are of high standard.
Table 7-7: Division 20: Water Supply and Sewerage Reticulation Code
Table 14-59 Water Supply
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
14.1164 Design and Construction (Water)
O1 Water Supply Infrastructure S1.1 Water supply infrastructure is designed in accordance A water supply analysis has been undertaken by others.
with Section 3 of PSP 6 – Engineering Design Standards – The results of the study indicate that sufficient capacity is
(a) Meets the needs of the users;
Water and Sewerage and As Constructed data submitted in available for the proposed development.
accordance with Section 7 of PSP 6 – Engineering Design
Standards – Water and Sewerage.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 34
Page 38
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
(b) Is designed to be compatible with existing
infrastructure; and
(c) Is deigned using materials that are suitable for the
use, durable, easy to maintain and cost effective,
taking into account the whole of life cycle cost and
Council’s maintenance inventory.
O2 Water supply infrastructure is constructed: S2.1 Water supply infrastructure is constructed in All water supply infrastructure will be constructed and tested
accordance with Section 6 of PSP 6 – Engineering Design in accordance with Unity Water requirements.
(a) in accordance with appropriate engineering
Standards – Water and Sewerage;
standards; and
AND
(b) to minimise adverse environmental impacts.
S2.2 Erosion and Sediment control measures are designed Erosion and sediment control measures will be prepared as
and implemented in accordance with the Institution of part of the operational works (civil) design drawings.
Engineers Australia (Qld Division) Soil Erosion and
Sediment Control – Guidelines for Queensland Construction
Sites.
O3 Water supply infrastructure is proven to be suitable No solution provided. Water supply infrastructure will be constructed and tested to
for its use prior to Council accepting the dedicated Unity Water’s satisfaction prior to hand over.
asset.
O4 Water supply infrastructure is provided with all No solution provided. Water supply infrastructure will be supported by all required
supporting technical documentation. technical documentation.
O5 Where buildings or other structures are in proximity S5.1 The footing of any building or structure is located clear All existing infrastructure will be protected from the proposed
to Council’s water supply infrastructure, provision is of the zone of influence but no closer than 1.5m (measured works.
made to protect the infrastructure from physical horizontally) from infrastructure including sewers, water
damage and to allow ongoing maintenance by Council. mains and stormwater structures.
AND
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 35
Page 39
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S5.2 A registered easement in favour of Council is created
over all underground infrastructure located in private
property;
AND
S5.3 The width of the easement is the greater of 3m or the
width of the zone of influence;
AND
S5.4 The easement is centred over the centreline of the
infrastructure.
O6 Alignment of water supply infrastructure allows for S6.1 Infrastructure is designed and constructed on the Detailed design considerations will ensure ease of
easy access for the ongoing maintenance by Council. preferred alignments in accordance with Section 3 of PSP 6 maintenance is achieved.
Engineering Design Standards – Water and Sewerage.
O7 Any alterations or repairs to infrastructure as a S7.1 Any alterations or repairs to infrastructure as a result of Existing infrastructure will be protected at all times. Any
result of the development are made at no cost to the the development are completed at the developer’s expense. changes will be rectified at the developer’s expense.
Council.
14.183 Design and Construction Sewer
O8 Sewerage Reticulation Infrastructure S1.1 Sewerage Reticulation infrastructure is designed in Sewer infrastructure will be designed to cater for the
accordance with Sections 4 and 5 of PSP 6 – Engineering intended load and will be compatible with existing
(a) Meets the needs of the users;
Design Standards – Water and Sewerage. infrastructure.
(b) Is designed to be compatible with existing
infrastructure; and
(c) Is designed using materials that are suitable for
the use, durable, easy to maintain and cost
effective, taking into account the whole of life cycle
cost and Council’s maintenance inventory.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 36
Page 40
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
O9 Sewerage Reticulation infrastructure is constructed: S9.1 Sewerage Reticulation infrastructure is constructed in Sewer infrastructure will be designed in accordance with
accordance with Section 6 of PSP 6 – Engineering Design Unity Water requirements and general engineering
(a) in accordance with appropriate engineering
Standards – Water and Sewerage and As Constructed data principles.
standards; and
submitted in accordance with Section 7 of PSP 6 –
(b) to minimise adverse environmental impacts. Engineering Design Standards – Water and Sewerage;
AND
S9.2 Erosion and Sediment control measures are designed
and implemented in accordance with the Institution of
Engineers Australia (Qld Division) Soil Erosion and
Sediment Control – Guidelines for Queensland Construction
Sites.
O10 Sewerage Reticulation infrastructure is proven to No solution provided. Sewer infrastructure will be tested and inspected to Unity
be suitable for its use prior to Council accepting the Water’s satisfaction prior to hand over.
dedicated asset.
O11 Sewerage Reticulation supply infrastructure is No solution provided. All supporting documentation will be provided during
provided with all supporting technical documentation. detailed design.
O12 Where buildings or other structures are in S12.1 The footing of any building or structure is located All existing infrastructure will be protected from the proposed
proximity to Council’s water supply infrastructure, clear of the zone of influence but no closer than 1.5m works.
provision is made to protect the infrastructure from (measured horizontally) from infrastructure including sewers,
physical damage and to allow ongoing maintenance by water mains and stormwater structures.
Council.
AND
S12.2 A registered easement in favour of Council is created
over all underground infrastructure located in private
property;
AND
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 37
Page 41
CALIBRE CONSULTING
Specific Outcomes Probable Solutions Proposed Measures
(if code assessable)
S12.3 The width of the easement is the greater of 3m or the
width of the zone of influence;
AND
S12.4 The easement is centred over the centreline of the
infrastructure.
O13 Alignment of sewerage reticulation infrastructure S13.1 Infrastructure is constructed on the preferred Detailed design considerations will ensure ease of
is to allow for easy access for the ongoing maintenance alignments in accordance with Section 4 of PSP 6 – maintenance is achieved.
by Council. Engineering Design Standards – Water and Sewerage.
O14 Any alterations or repairs to infrastructure as a S14.1 Any alterations or repair to infrastructure as a result Existing infrastructure will be protected at all times. Any
result of the development are made at no cost to of the development are completed at the developer’s changes will be rectified at the developer’s expense.
Council. expense.
B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTS CIVIL ENGINEERING REPORT | 38
Page 42
CALIBRE CONSULTING 8 CALIBRE CONSULTING CIVIL DRAWINGS Drawing No B14158-SK01: Bulk Earthworks Plan Sheet 1 of 2 Drawing No B14158-SK02: Bulk Earthworks Plan Sheet 2 of 2 Drawing No B14158-SK03: Erosion and Sediment Control Layout Plan Sheet 1 of 3 Drawing No B14158-SK04: Erosion and Sediment Control Layout Plan Sheet 2 of 3 Drawing No B14158-SK05: Erosion and Sediment Control Layout Plan Sheet 2 of 3 Drawing No B14158-SK06: Roadworks and Drainage Plan Sheet 1 of 2 Drawing No B14158-SK07: Roadworks and Drainage Plan Sheet 2 of 2 Drawing No B14158-SK08: Sewerage Reticulation Layout Plan Drawing No B14158-SK09: Water Reticulation Layout Plan Sheet 1 of 2 Drawing No B14158-SK10: Water Reticulation Layout Plan Sheet 2 of 2 Drawing No B14158-SK11: Turning Paths Sheet 1 of 4 Drawing No B14158-SK12: Turning Paths Sheet 2 of 4 Drawing No B14158-SK13: Turning Paths Sheet 3 of 4 Drawing No B14158-SK14: Turning Paths Sheet 4 of 4 B14158.W | COOROY RETIREMENT COMMUNITY | PALM LAKE RESORTSCIVIL ENGINEERING REPORT | 41
Page 43
Tous es1nlG Sea ooo SNILINSNOD,
Ss sam nurse | ES Shes eae aal ALINNWWOD_LNAWAYILAY ssivle ali
@ 40 | La3HS = mie SRED IN u AOWOOD ~ SBNVT WIV exouw | — wire — |g mo nar a8
Nvild INOAV Wras nKD ae Sn (ool Oy nee S328 eo) Ud We w > s GaN SEE a |
SONNE TB nce 7 WwOosay SAT MTV | stirs SanNDT SOAS] ea _—— xo ea roam =
ey
See SS Se SSS=SS=55552>>>>>>>
saS0dund NOLLINALSNOD
dod 035 38 OL LON
ANNO NWId 1d39N09
"LOL TH 38|06°901 TH 3ef0s'90 TH 38]o6'sol 14 Iejoe'soL TH Je]so"vOl Ta aeloz~yol TH 3 /seeOl TA Id]os'EoL Ta 3aps'eol 14 3a |srreol 1 3a/se'eor TY 3e] | |sz'eol Ta Jal ove 1H 3d / SIreOL 1 3€
Oreo 1 4
|
|
SLO TH 14}Oz"LOL TA 14}os"90L TH T4}oz"9OL Ta T}o9'SOL TH-74}s6°7OL TA T3}Os"7OL 14 T4/si"7OL TH T4Jo6"eOL WH T4pe'Eo, Ta 1 |sL'eor Ta T4|s9°eo1 18 14 ss'€O TH 74] OseOL WT / SH'EO TA
|
1 <0 €0b TH 3a
| L =
ST ASS ATT SPI ee ==
PY VIS TES LI SOY 5 f y
Ree ohh Gore a Cre Ga Sa SS 5 . /sorgo, a 13
inaNowas , as cI) OSS OE See . su70L TY 38
| Oe | We 7 y
oz'90k TH Uf fs 0z°90k TH 14 orn Ta 14 | /
06'SOL TY 38 7] IN| 06'SOL TY 38 O17 TH 38 | 10°01 TY 14/s8"€Ok TY 13)" (s9°€0b TY 1d)
ot x Nt PL‘eol Ta 38 |ss€o, Te igs’ ISEEOL TY Ie}
1
45
s9°sol Ta 14
Sesob Ty 3a
9°S0b TH 14 0°90) 14 14
SeSob Ty 3a SL'EOh TH 38
ox
2
aaa
a =,
VWs9°e0) 1a 14]/ss"€0L TA 14o9"€0) TY 14
I€OL Ty 3 /sz'€0l Ta 39\0e'eol Te 39
Me
we,
TS.
ae
SL'90b TH 14 s0°sol Ta 14
S790 3d fj SLO TY 38
0°SoL TH 14 os'eo, THT Lf
sL'70, TY 38 ogo TY 3a
aaa
! 7 a3
oso) 18 14 oz'go Hd 4
02701 Tad 06-20 1-38
NG
canal
O€'90b Ta 1d 0s70) 14 14
So'so 7838 > O79 TH 3d
eS
s
: iscol Y Tslos'eo. a YZ
Je'eo. Te 38 he'EOL 1 38)
Ses Td ta TdT yy PY! by wd sez ka
S9SOL TY 38 OL" 1d 38 4 OL'EOL TY 38 SYZ0L TH 38
iy
N oh
|
iy 0s's0) 14 4 orga, WL Bit Ls 07°€0h 1H 1d sez. Ta J
sezo WW 1d
S701, TH 38
2'sol 14 38 veo 1 38 oreo waa Ff sozo wae
$+/- eH Yi,
A Lolole i 06 E01 18 38 GLA
AAAS Mn A
Sy. 2S oo70y 14 14 be
= OL'E01 TY 38 Lo “A
b
sv2o
S204 8 39 0620) WE of “4
09°20 TY 38 aa tr
. orzo. 14 1d y VS
20 WY ne L Ls
Sool 18 39 i er, Py Y
sLt0b TH 4 \
S740 TY 3d (TVAUALNI 0S"0) YNOLNOD 3D¥aUNS DNUSIX ---------------
(WAYBLNI “02"0) YNOLNOI a9vsUNS NOISIa ————————
A \\oeuat a3 mae er en = HOLWH Td |
Ns) $6001 1 36 i =
NSO fa SN sorz0l Te 38 He HOLWH Ln La
WW >
NYS XS v20, 14 GNad941
ZY“ J = SS 7~ SS O20) TW 38
Page 44
ZonS eSInIG Sg oes ang a es os ee SNILINSNOD SIN) NATH TMT TT
seem ounce ES isi ier tgue aal MINAWNOS_LNAWSYLL3Y ssina
@ 40 @ La3HS mie SRED IN u KOUOOD ~ SANVT WiVd cnomn | — vsorow | ey =
womans votre PE ee as 8 os
iv &
SXYOMHLUVA YIN a 1¥0S3U SAIVT Wivd nar. SBLVDOSSV % SYIIH NSY BOAIABNS | av wrdouone comune voe som roma
S3S0dYNd NOLLINYLSNOI
404 03S 38 Ol LON
AINO NV1d Ld39N09
pe Ran am |
Gadid 38 OL SMOT4
f- “HLWd MOT4 ONYTY3A0
SO : 1 :
==> 25=2 =: = = 2S—= ===>
| |
aa | |
a i ‘LOL 201 ‘co Ta ‘ol i " 1408" se" LOL 14 Ts] 0S‘
iss we 90 hy vases vw zou 73] sez0 wy saorzm tw vafoszos vw 7alor col vw vsoccos ww vaoezor wy valsezo vw veloceo. lesz. Tw
6 } 52°90 TY 3G S990 t 29{S1°901 TY 39]Se°90L ty 39} S6°9oL Ta Jefol-LoL Ty 3g [0z"LoL 1 aaloe'cor TH-3a/ov'LOL TY aaloszo Te aalss'LoL Ty ae [ov"L0L TY 39/02°L01 Te
rapes “ I \ J |
A | | y
! i % tel | L
i et sty
cee : | een eee ee |
cra aT ew mae TD SW ae A eal ay cara Cit}
ro SN Ar 7 al ae 1 (be
Z joe'900 Ta 1 eae . . we Z , WL ATT ge.
4 2 eR EH 08908 TH Td I! ossoty aa | OU Ta a oreo Weta | oso 1a td Pvovutk | ove te || A 0
\ e ame Te. OS'90l TY 39 08°90) TY 38 08'90 TY 3g Og LOL Te 38 ¥ | Og LOL TY 3d O€LOL TY Ie | og
\ NI NT |
\ LL Ly A A
\ageaya < ate “™ I
4 age \ Ee 09°90) 18 14 : x | 8 Ii
LY q ‘ors 3a | $5901 Td $590) Wd] Ov'90L HT NJ uso wets | teu 1a a ceur wa | on‘ 1a a i
foo S7'90 Ta 38 S7°90k TY 38 O7'90L TY 34 & Ov901 Te a8 ‘O0°LOF Te 3d 00°40 TY 38 -OL'90L TY 38 |
ede In we lbs!
i laahd tah ipat dl Taal yt +
ol sz°90 TY 4 y | ee . 5 ' '
soso. wag | 9901 7 ozs, ea |} Li ozo H14 | $6901 TH TH S90 Wd
| 00°90) 18 38 06'S01 1a 38. ry oss wy ae | S990 a8 s730 1a 38 \
1 2 , : /
i\a T \
07901 TY 14 |
06°SoL Ty 38 00°901 TH 14 08'S0L 14 14 og901 1
, ou'SOl 14 38 oso 14 3¢_ 50°90) 18 38
RS ee aOR ea 1
i ST'90L TH sos Wd |
S6°S0L TY 38 S9'SO TY 39
| \
. $6°S0b 18 4 0s'soh TH
~S9'SOb TY 38 07'S0L 1d 3@
aS NS
(TVABLNI WOS"O) UNOLNOD 32
WINS ONILSIXA
(WANN W0Z"0) YNOLNOD 3>¥48NS NOISaT
HOLWH Tid
HOLVH na
ir
) |)
ant
1
wy
UI
JIN
Hit
Hf
tll
(NL 4
I
i!
Hl
ti
out 1 7
ov'n0l 7H 38
Page 45
=
So
2_133HS 43434 NOLLVANILLNOD YO4 E
ae | ¥ His | 8
S Ves
{
ett gl 3) 8] ef By slouh i | ez2
BAY flee 8 | Zao) 8
We 7&, We | Sen] oa
. OA " a3h| 2
2 Su] 2
é afi] 2
z -| 253) 3
2 z
g Rel
¥ 3 &
Bu | po a
BS 288% aay
/ 238 zit
/ iag2 C:)
/ B25 SP ae
B5aS Se]
FOR CONTINUATION REFER INSET
PALM LAKES RESORT
PALM LAKES - COOROY
RETIREMENT COMMUNITY
Ph (07) 5443 2844 Fax (07) 5443 7146
fet
SURVEYOR: KEN HICKS & ASSOCIATES
49 THE ESPLANADE MARGOCHYDORE
B14158
re
BOUNDARIES
Piss
Ain
yl
yh
zest
NOT TO BE USED FOR
CONSTRUCTION PURPOSES
CONCEPT PLAN ONLY
rnin
Ws
XQ
on
Wy: KS
Ld Le
hp,
JUS
JLRS
Page 46
vOuS-8s1718 SS
€ 40 ¢ La3HS Se TTS
NV1d LNOAVT =
‘OULNOD INAWIGRS CNY NoISO¥a we
BNILINSNOD
ayes
ALINQWWOD LNAWSYILA:
A0HO09 a iv Hd: 1
14OS3¥ SINVT W1Vd
9MLL £795 (LO) XO4 9982 €99S (LO) Ue
FYOOAHIOONW 3OVNVIdS3 FHL 67
SALVDOSSV ¥ SIH NAY 'YOARAUNS:
SSLyld
oat womag
‘s3S0d¥Nd NOILINYLSNOD
uo4 03SN 38 O1 LON
ANNO NV1d 1d39N09
S3lHVONNOG ONILSIXA
5NOTW 3N34 LNAWIGIS —
4
ce
LA
7
LA
ibaa
mee
Lili
NY
LEY
Tab tah bi
aed
“|
3SWHd NOILINULSNOD
3HL ONIUNG NiSW LNAWIO3S
AdvaodNal ¥ S¥ O3SiTlLn
34 OL NISV@ YaLVMNYOLS —~_
Aad
E
‘Sa¥VONNO ONILSIXA
NOTW. 30N34 LNZWIGRS
pe
11H
= SH¥VONNOG ONILSIX]
NOY -33N34 LN3WI03S
Page 47
SONS-8SIPLE a erie oeiees a onan SNILINSNOD ust waa woe ‘MLETRSNOD BATH 30 TVHOE WO HOS 9s
seme ee ay OR a ALY al I ALINQWNOD LNSWSYLLAa Si non DD LPLe sow are
€ dO © L33HS a A0HOOD = SANVTWIVd rouse “ow so2roue ea cunt
rounco Nando Ay woos A) Spe TOS SHYT Wa PP or SE AS ee
ust paaroo wi wane SHLVDOSSV 3 SIH NAY YOARAYNS | oy wrsouonn anu) woe roar wows Pu ae
S30N34 LIS NI SANIOd DVS TIV_LV TIVLSNI
UVLId YlaM HONOSHL TildS
X0@ LNIW3AVd Nolsoua 39NG34
4O ¥3V@ OL ONILX3 OL GNNOYD NO
Hivd MOT4N3A0 40 31d8v4039 YO HSIN
S30IS HLO@ SOVE ONVS-
i
SOVS NI Ladd 12215 |
Na3M139 Dk@W4 3AONIA~
“SUN
NISV@ INSWIGIS TWIIdAL
Nivua 440 Ln2
a30V1d 35007 , WS
rset hal
vised Th
‘ol BAL See LG
uo4 03SN 38 O1 LON
‘s3S0d¥Nd NOILINYLSNOD
ANNO NV1d 1d39N09
“ORLVLIIaVH3Y V3UY ONY C3AOW3Y 38 OL 38¥
SAINI AYVYOMMIL GNY S3NTHGND ALOHINY 1¥901 Yad S¥ 40 dSoUsid 38
OL WV SLINGOUd ILSVM SYYOMOVOY 40 NOLLITAHOD NOdN “(S3INII LNIHIOIS GNY
NMG HLUva “3 W3HL OL IN3I¥/O¥ 319383 IA30 TOYINOD WALWMWYOLS 3AWH
NA¥WL NOUIV 3A1LI3YUOD ONY ATZLVIGIWA! SVIU G3SOdX3 ONY SLRS
SIN
yOLITLOYd LIIN! gysy
“THAVYD WUOL OL OS HLIM
aT ONIN 40 T10u
druav4039 39 OL 3LVeD
W130 JN3S 1S
x08 -— — < 5 || one x coz
Duwooz TVNIWON TT Saw |F
uIaM_MOTSeIAO (aunt Nivea 430 no TW = a,
wisv@ anawioas | S
WaidAL | 3
Fe - 2)
wwooz WNINON 4204 | "S1S0d N33ML30 G31¥0ddns
GOOMaYvH 0S x 0S YO | ATQVAINS 38 OL 3903 d0L
130014 THRLS 36 OL | 32N34 LTS C3INRId 31ISOUIAN3. 39
SUL) W0% Lv Sisod~ OL kav TONG) LNAKIO3S
“O9LF1dWO) N39 SVH NOLLI3dSNI 3DNVNILNIVH
NO IndSSaJINS V YIL4V AINO CRAOWRY
38 OL 3YW SHIIAIC NOLLIILO¥d LFINI_@Y3
LON
untivs 3HL 40 20N3WINDIO-BW GIOAY OL
Na¥VL NOLLI¥ 3A1L334H03 ONY ATZLVIGBWAI S¥3Y 03S0dx3
ONY S133U1S WO¥s GINVIT) 38 OL SI NIVY YILJV LTS +
‘ATALVIO3WMI 03123453 38 OL JY GRIND Sulvase
ANY “ATIGIM G3193dSNI 38 OL 3YV SIDN3d LTS 3HL «
SDNYNALNIVA
SSONIMVAG SLIBLHIYY 34VISONVT 3HL HLIM
SONVQYOIY NI O3OIAO’d 38 01 ONHVUNL ONY WOSdOL -
NOLLIMLSNOD
Sanu3s3u avOY
Nisa 3SIWWNId ONY NIS¥@ WO LNAWID3S 1nd NY31D + Nsva
“NIDILNS SI _IAALS $SVUD IAL SALV>IONI LNIONIINKEIENS:
JHL dl GIAOWIY 39 OL SILVD ATIND OL SUIAOD +
‘03.33uI0 383HM 33S ONY WOSd0L SANINLOTY
SWSOM JO NOTARISIT
(JONVNALNIVA NO) NOILONYLSNOD LSOd
¥ ASWHd WVYDOUd INSWSDVNVW IIS
WOW GINVIT 34 OL SI 2144¥aL NOLINGLSNO) Yo NYY YILIY LTIS +
‘ATALYIG3MA
09192443 38 OL JY GINO SuIvERL ANY “SLNIAT TV NIV
DNIMOTIO4 ONY ATAIIM G31334SNI 30 OL YY SDNY LTS IHL SDNVNJINIVH
“INDIANS S| 3¥GLS SS¥BD FHL S3LVIIONI LNZONALNRdNS
3HL dl G3AQW3Y 38 OL S3LVUD ATIND OL Sw3AOI svaiy
OSLIRUIIY 38 OL 3UIS OL S30NI4 LIS 3s0dx3
‘S3ITIND THY OL G3QIAOYd 38 OL NOLLIALOM LAIN) @YY
“GRINDAY SV CHLIRI-H 38 OL FLIS OL SNA LIS - soomavans
‘SLYId0Ud ONINIOPGY OL JNVSINN ¥ 3SNVI OL LON
0S SakIVGNNO ZDVIS 4 YvIT) 39 OL JIS TWDDOIS
TAdIOLS 40 IIS MOT NO
MALLY 40 JOL WOM WS O2LIII 39 OL DNIY LS + AUdDOLS
“QNOd 11S 3LV389 OL
SLAIN 7314 AYVYOdWIL ANNOY GNNOYD $$3xd30
‘SNOLLVAWIX3 WOU AVM TWREL¥W 39v4uNS
AD3MI0 ONY YOM Adld LI3LONd OL ONY HONZYL 40 SIDIAYIS/AILVMAYOLS
4301S HOH NO G32V1d 38 OL TYRIGLWW GRLVAVIXS + /831¥MIO0N/8IM3S
SHEOM JO NOMAISIO
NOILONYLSNOD
© 3SVHd WVYDOUd ININSZDVNVW LIS
JUNI FHL 40 3DNINIIO-~BW ¥ GIOAY OL
N2WL NOLLIY 3AULI3M0) ONY ATRLVIO3HHI S¥3UY 03500x3
ONY SLFRUS Hoes GINVID 34 O1 SI NIVY ALAY LIS -
“ATALVIOHHI 03193443 38 OL RV G3UINORY SuIvAse
ANY “ATW33M G4L934SNI_38 OL JY SHIN3I LIS 3HL ~
suns Yo CRLV>ION S¥ 0319388
38 01 SQVOX NHLIM STIR) HLYV ONY S2DN3d 11]
SDNVNALNIVA
SVHd NOILINWLSNOD HONOYHL
SNISWA INHIQ3S ANVYONIL SY LIV ONY Ind-GayIne 39 OL SNIS¥ - snisva
ANJONZINRANS 3HL AS 02193810
S¥ YO GaUNOI Sv CIL)39-3Y 3@ OL SFNFd LIS ~
“SOM JO LN3W3DNSMWOD OL YOIMd YOLIVYINGI OL
SORIOMHLYVI/ONRWID 40 LNFLX3 HYNOD OL LNZGNINRdNS °
SORIOMHLAVA
‘GAIADOLS ONY TWosdOL 4 G2ddNLS 3¢ OL VIYY SAVOMHLYV GINO -
‘CASIMININ V38V G3@4NLSIO G350dx3 ONY
F1aSSOd RVIHM 143% 34 OL SVR G3SSVYD ONILSIXA-
03123410 S¥ YO G3LV3IONI S¥ 0312383
39 OL STIR HIYY ONY SO¥G GNYS ‘30N3d LIS - sNeivaT2
SWGOM JO NOILAUISAS
SYOMHLEVA ING ONY ONIYVATD
@ 3SVHd WVYDOUd INSNJDVNVN LTS
"WALN3 NVJ TWNOS¥3d CaSINOHINW
ATNO ONY 3LIS NOLLINILSNOI V SI
GNOASG VEY HL ONITIVLIO 3DVNDIS
ALadVS ONY HLTV3H 3¥1dx¥0M
ALWINdOuddY AVIASIO OL YOLIVYLNOD
OaLYULSNOWIG
S¥ 4LIS JL 40 SINIOd MOT L¥ DNJJ LTS 192]
RAY GNNOdHO) 3DVYOLS ONY IO ALIS LNILSNO) -
S3DIAIG_LNAWZDYNYA LIS
GBLVDOSSY ONY V3RY NMOGHSWM 3TDIH3A. LINALSNOD ~
OSLYDION S¥ INIOd LIX ONY AYINI LIMYLSNOD +
OVNDIS ALIS 13383 +
SHGOM JO NOILAEISIO
AuWLS 3d
b 3SVHd WY890"d INSNIOVNVA LIS
TIVHS $350d¥Nd NOILIMLSNOD YOd_G3SN STWIIMIHD 40 IDVYOLS YOd G3SN SVIYV “Zh
DLIVYLNOD_A@ 1N GaRLIVD 34 OL ONNOAWOD JDVUOIS ONY
US "V3XY NMOGHSWM JIJH3A 40 ONVNGLNIVA ONY SNOLLIAdSNI UV INORY “LL
'LNIQd 394VHSIO
SIHL OL ONIGYST 3NM7 39¥NIVIG 31V13DA 3HL SNOT GINDILISOd 38 G1NOHS
SH¥G ¥93H) YOY YVINDIA “GIN OL 38 CINOHS INOd 3DYVHDSIC SIAL
WALSASUSLVMAYOLS 3HL 01 3193810 ONY LNAAHDLV) WNYZLX3 WOU
IS 3HL ONRGING URLVM NVFD LY9AIT TIVHS YOLIVALNO) 3HL JTAISSOd 3ZHM “OL
‘wiugos 40 HIGIM "NW ¥ YOd G34UNL ONY (NIA WUSL) GFTOSdOL 38 OL
FAV LNIdOTIAIG ONILSIX] OL INIDW/GY SIHONIUL IMIS NY WALYMIOON THY “¢
Ya3NION3 ONISIAYANS
3HL Ag 03129¥I0 S¥ 38 OL SV3BY 3TId YOOLS ONY 3LIS 40 NIT) “8
“N3ONALNRIIdNS
FHL A@ GRVIOYO SV GALI3N3 34 OL FAV STOYLNOD NOISOYI VULXa “L
NIKI. TNId 40 SAV N3A3S NIHLIM “GaldDadS S¥ “G30335 3@ TIVHS ONY
MSSNION3 3HL AG CGANYRLZO 38 TWHS ONSSYYD JO LNSLXG SL “9
‘Wa3NION3 3HL A@ 0319340 SY YO NMOHS SNOIL¥207 LY “W130
NOIL23L0%d 137M GBI HLIM DNVGYOMY NI NOILIILOad LIS 3AVH OL SLIIN
“SLYIN. ATINO NY NOLLDNYLSNOD WWELLSNMOG ANY 13L0%d ONY SNOILIONOD
MIHLVIM ONMIWAed IHL YOLINOW TIYHS YOLWYINOD JHL SIAL THY L¥ “9
LINO NY OL
SOVYD 3AILISOd G3LdNYALNINN 3AVH TIVHS 3TVMS/HNVE YILBARad TY “€
5 A
Allgvd¥2 3HL $32N034 LN3WIORS G2LYTNANIV IHL U3AINSHM GReVEs
YO/ONY G3NV3TD “ORIGIINOA 38 TIVHS $331A30 TOYLNOD INaMIOaS TY —Z
‘GOR3d 3DNYNAINIVA 3H ONIONTDNI NOILIMLSNOD
40 S39V1S TIV DNIUNG NOLLVINANIORS WV3ULSNMOG CNY NOISOXa
TOYLNOD OL SNOLLNWIRNd AYVSSIVIN TV JAVL OL SI YOLIWYINOD ILL
SALON
s
‘C34UNL ONY ANHINI AWSL)
3001 38 01 JY ONY 3AL 40 TIVISSORD 3HL OL YY TINDIONIdEAd YO LNIWdOT3AIC
SNUSIX OL LNIDW/OY GML SIHONIEL NOUWINLI YIMIS 7 YILVMODY Ty ‘LL
“1S3N038 3HL
40 IU IHL 40 SUMO 72 NIMLIM G2LNIAIdAI 39 TIVHS IALVLNASIaIe
G3LVNDISIG S.1DNNOD AG GALNIATdAl 39 OL OILSINOIY SIUNSWIM
ANY IN3AZUINOIY 3A0GV 3HL ONIGNVISHLIMLON “31@ISSOd 3AIL 1S3TeW3
FHL LV OSLN3ATIaAI 38 TIVHS SRANSVIW GIVS GBININFA! 38 SFUNSWaH
ORLNOD INZHIGS ONY NOISO3 TYNOILIGOY 1S3N03Y 3AILVINESIUIY
3LYNDISIG STDNNOD TNGHS -DNVNALNIVA NO. 3xV SHUOM FHL
HOIHM ONRIN GOIY3d LYHL ONIINTDN SS3I0ed NOLLINGLSNOD 3HL ONIING “OL
“WIS HL ONAV31 INJHIG3S JO ALUNYNO JHL 3SIWINIW
OL AYVSS3DIN SY S3NTTIGIND GN SCUVONVIS LNVATTY IHL HLIM DNVOYODIY
N.SHDILDWed 1538 ONISN S3DIAII TOLLNOD LNSAIOAS INIWFdAI OL F1@SNOS3
S| YOLIVYINOD HL SONIAVAG 3HL NO NMGHS NDIS3C 3HL ONIGNWISHLIMLON 6
GUNDR SV _AVINIS YO
‘SDV CNVS 40 ONILSISNO? 03173410 S¥ 3407S O1 .S% LY 3d07S OL S¥aLVAISSIO
MOTS BY INOSY 3AVH TIVHS S3dO7SNMOO ONINNAY ONIWNL GNY 39N3d LTS “e
ALNIDW4 TwSodSIO 3LS¥M,
OaNDNddY NY LV 40 G3SQdSIO 38 TTVHS ONIHDINW UOd FIAVLINS LON UALLVH
SINYOYO YSHLO YO / ONY SdWNLS THY “SHYOM NOWVL303A3¥ / ONIdVISCNYT
JML 40 Lava S¥ ISN Yos IIS NO GINWLIY WILAVRIHL ONY GINA 39 TVS:
(SIBLSWM 3ALLVLI93A TTY “LIS NO G3NUNG 39 LON OL NOLWLI53A GIYVITD “L
‘SOM 40 LN3AINIHHOD 3HL OL Old "ZLIS NO 3ALLVLNASILG3Y
3LVNDISEG S.7DNN0D HLIM Ga389¥ 3a TIVHS V3UV DNDIARRS TDHGA
3HL QNY 3/440 LIS “ONNO¢AOD 3TIHIA NOLLINALSNOD 3HL 40 NOILWIOT 3HL “9
GIS 3HL OL 2178Nd Wa3NaN FHL AB SS322¥ NNLDRUSIY
SSNXBDNOI ALZ4VS ONY HLTV3H 39VTANOM SSRAGOV TIVHS SNDISIAORd
SHL_'NOILI/WISNOD .SYYOMAVOY MIN SHL ONY SLNIW3A¥d AVMOVOX ONILSIX
FHL NSIML38 TDVAWAINI FHL OL GRGIAOHd 38 G1 BY SNOISIAYd AUviadouddy “Ss
SOOM IN3WdO73N30 G3S0d0¥%d HL 40 HYIYSNMOG A7193H0
“OALYDOT SRUNLINALS LIT ATIND Thy OL NOILIALOd LITNI ATIND 3aIADYd “7
“WUOMIGN VON DNIONNOWNS FHL GINO SIWRZLVH Snow3L37Id 40 ONDE
3HL LIMIT OL 3aY / SI GSLNAAFTaAI 38 OL ISIGUNSVAH FHL 40 WI JdDNRd
HL “LIS NO 3NLVLN3S34dR GBLVNDISIO S.1DNNOD HLIM GSYD¥ 3@ OL FY
GGINSHI THI 39 OL S3UNSWIN FHL HLIM Y3HLIDOL 'SS3NDV JO INlOd IHL 'SSADV
40 INIOd JTDNIS ¥ VIA JIS 3HL SS3DD¥ OL 3YV SIIIHIA NOLLINGLSNOD THY “€
‘ISIMYIHLO CBLON SSTNN ‘SYOMHLUV] ALIS T¥NIS
40 SAVG IL) N3A3S NIHLIM G30335 SS¥¥O CNY OFIOSdDL 38 1 RY SHYOMHLYYS
GIS ‘SHOM NOWINALSNOD 3HL 40 Lins3y ¥ S¥ G3gunisia Si
‘S¥RAY G3SOGX3 G3SOd0Ud 3HL NHLIM NOLLV1393A ONUSIXS 3HL 3SHM “Z
‘INOISONI 40 NOLNIARYd HL
NI LSISSV 30) 2LIS NO STI0S 40 NOLNIL34 IHL HIM 1SISSY OL NUL JO LHDIZH
WAWININ VOL O3HSV1S 3€ TIVHS NOILVL3D3A GIS ‘GORad JNVNSINIVA FHL
DNRING YO / GY S¥YOM NOILINYLSNOD 3H ONRMG “S¥YOM 30 INZH3INAAWO)
FHL OL YOId UHL NOLVLID3A ONUSIXA HSVIS OL CaVINDR SI LI 3U3HM “1
SNOILVLON TOH¥LNOD LNAWIGAS GNV NOISOYS
Page 48
ONS BSInIG Sy Sea oe SNILINENOD
s sam unre | Siesiecme en awd ALINOINNOD_LNAWAYILAY scipla ay
@ 40 1 1aaHS s moan tl KOWOOD ~ SANT WIVd somone | ep — 18
A chy goo a a | ——Wuosau sawvr wiva | mesatuuithe, ait f22s Hote es i
JOVNIVUC GNY SYHOMAVOU ww 1HOS3U SDT TV | sitngosay 9 Sham NON “AOASANS | seman) re owe wows =
ST 4 ry Sa ‘sa80duNd NOLLINYLSNOD
‘ie 3,01 Bearee | SN ee
Ss 09 19 2 SL 9L iL | 00b tol | Zok | cot | Ob SOb SRLYMINROLS ONUSIKG S
rr oe
Vy YF Uys
aw ND YN
= Ye
8g £9 be {|
(
|
Hh
is 9 ¢ K
eet
eo
9g $9 on
ert
x AGT
S| ss 99 f
a e
oI t
Z 0)
Z 9S wo Nhe
5 ,
= é
2 ites
89
A es uy
a
x 2 ts
a /
a
FA
a
SONIMVUG “M8S1 YL
43438 STIVL30 NISWS
UALWMWYOLS 40d
IN
:
AM
My!
J)
ay
“iby
(TVAQLNI WOS'O) YNOLNOD 3DVIUNS ONUSIKZ ————————— === =~
(WAMLNI W0Z"0) YNOLNOD 3D¥4uNS
DVNIVEO YALVMYOLS DNILSIXI © ——a%»———ao——
SOVNIVED YaLVM400% G3SGd0%d ~——onx———an.
SDWNIVEG YALVMAYOLS G3S0d0ud
@uay LNIVYLS3 3903 GaSadoud
Ma
Ye
SONIMVAG M"8SLILE
¥ad3Y STIVIa0 NISV@
UBLVMAYOLS YOd
LISNI_Y335e_NOILVANILNOD ¥O4
Page 49
ape
rE
Tons esih1a = Se SMEENSS
soe ms | ES, emo ri ta aol ALINOWWO9.LNAWAULLaY ssivia
@ 40 @ La3HS = mie SRED IN u AOWOOD ~ SBNVT WIV vino — | ey mo nar
ee: a =) Ae aa A 7
JOVNIVHG ONY SHYOMGVON 5 wwosay saws | tune Mi Sh) —_ _.
=
‘S3S0duNd NOLINYISNDD
¥O4 03s 38 1 LON
AINO NV1d 1d30NO9
y- ININdOTIAIG FHL HONOUHL
Gadid 34 01 J9VNIVEG
i YaLVMAYOLS SNLLSIXI
eae
/
(1WAMAINI W0S'0) YNOLNOD 3D¥48NS ONILSIXZ ------------~-~
(IVAYBLNI WOZ"0) YNOLNOD DvsuNS NDISIQ. ————————
JOVNIVEG YILVMAYOLS SNILSIXI
B9VNIVUC YILWMADOY D3SOdd¥d
SOVNIVEG YALVMANOLS 03SOd0ud
@uay LNIVULS3a 3903 03S0d0¥d ~———--
SONIMVE M'esl9Lg
uad38 STVL30 Nisva
UALWMAYOLS YOd
ay
hniy
HT
iy)
|
|
it
ra
V lill
an
u
mh
wn
wll
(pHi
ill
UM
|
tha
Hii
I
I
L_LaaHS _Yi33y NOILVANILNOD YO4
A
uh
y
(
Ny
"yl
| pi
LAN
i‘
Vv
\
\y
Th
IL
Page 50
ToS esiva a aoe SNIINENOS SRST TTT
s semen | eg Weve ere auqye> ALINDNWOD LNANABILSY | Ss acing
NVTd LNOAVI Py. J “
NOLLWINOILAY JOVEaMaS a 1W0S3u SAIVT Wivd MS] peor | —___peruy pgp __ oan
‘S3S0duNd NOLINYISNDD
¥O4 03s 38 1 LON
AINO NV1d 1d30NO9
Vou 1S0d ONIGVAL NI
UaM]S ONILSIXA OL NIOF
NIVW ONILSIX3 OLN Y3M3S ALIAVYD
| NolLdo
LISNI_Y335e_NOILVANILNOD ¥O5
Page 51
5 Z 1335HS 43454 NOLLVANILNO? YO
5 WL li 8 3 8 8 B 8 | S
= ' S zn
& —H | | e SSu]o
5 5 323] 8
| 1 | B5.|2
1 g/ os) s| 8] 8] 8 3 ere &
D | HAG s
= le.
| | SS = == 3 p= il
i -—-—! ° q q
= ie
PROPOSED
75
|
=
—
calibre
PALM LAKES RESORT
PALM LAKES - COOROY
RETIREMENT COMMUNITY
NOT TO BE USED FOR
CONSTRUCTION PURPOSES
CONCEPT PLAN ONLY
Page 52
WATER RETICULATION
LAYOUT PLAN
SHEET 2 OF 2
B14158-SK10
JOIN TO EXISTING MAIN
a
—
calibre
bd ee Be et Leet Leet” vast Tl
cbc) OC Pits Oe ne
PALM LAKES RESORT
PALM LAKES - COOROY
RETIREMENT COMMUNITY
NOT TO BE USED FOR
CONSTRUCTION PURPOSES
CONCEPT PLAN ONLY
44
45
46
L_LaaHS _Yi33y NOILVANILNOD YO4
Page 53
10.20 Sunshine Coast WCV TURNING PATHS SHEET 1 OF 4 B14158-SK11 PALM LAKES RESORT PALM LAKES - COOROY RETIREMENT COMMUNITY SURVEYOR: KEN HICKS & ASSOCIATES oy on 138 B14158
Page 54
ZLS-8S1918 BS mincetnies Se SNILIVENOS,
ann ony 8SlPla
Smee aiqed Reo Rr ea gare be
vy 40 @ LASHS Fr
SHLVd ONINYNL a a > 1u0S3Y S3V7 W1Vd
sua
AQM 2SvOQJ auUlysUNS
oss 09T
i—
Page 55
vance
Coast WC
meters
WCV
ti
0
0
0
1.
\
{
|
|
a
el
FL
pas
JvUyvu
TURNING PATHS
ictal
f
J
|
| LL
4
{
Sunshine
t
!
\
{
=
1
|
Lu
UG
|
|
“eal oy ical oe lice|
|
oT
bh
oe
onSmmun
coc
!
|
HA =
ro
‘g
CoH}
Le
| 4a
(
] eq
E-
|
_ c
[
F
[
hl C
a
LY
|
( Z
[he
r oe
pe
Tan CLP a EEF ane
|
|
L
|
1 ae on
i
ie
bg ete gee be gpa te yee Loc
S PRD Rha ee pee po EER en 8)
a
PALM LAKES RESORT
PALM LAKES - COOROY
RETIREMENT COMMUNITY
fonawne cron] °°?
Page 56
oH
t
c
mL |
{ =
Te 2 oc
etre tae Fall
She) Daa Sie) Dic Bie) Gar
Ee | Geel Feed Bae Par hy
[ge nk
ee] Fae] Peed Pye Pied Cb
Mae Lie Se Seed Peed ae Lit
eer ae SSP,
r
ce |
ATi
q
}
nal
=
t WCV
Coas
Sunshine
TURNING PATHS
SHEET 4 OF 4
B14158-SK14
—
calibre
PALM LAKES RESORT
PALM LAKES - COOROY
RETIREMENT COMMUNITY
fonawne cron 7°?
Used in these records
G ENGINEERING REPORT AND PLANS.pdfRelated documentApplication case desk ↗
About this file
- File size
- 10.6 MB (very large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take a few minutes. On mobile data, it is best to wait for Wi-Fi.