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Attachment C - Engineering Technical Note · 132008.1128.02
Attached to the e-mail Change to DA (Engineering Technical Note) - 132008.1128.02.
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Original PDF page 1, section 1. The text section number identifies this passage in the reader.
SUNRISE BEACH RETIREMENT AND AGED CARE DEVELOPMENT
Date: Monday, 3 December 2018
To: Noosa Council
From: Calibre Professional Services – Mr Shaun Pilcher
SUBJECT: TECHNICAL MEMORANDUM - ENGINEERING
INTRODUCTION
This technical memorandum has been prepared to support a Minor Change Application for the existing Development Approval
for the Sunrise Beach Retirement Living (RL) and Residential Aged Care (RAC) facility. The development is located on
Grasstree Court, Sunrise Beach and includes a mixture of aged care, retirement independent living units and retirement
apartments associated with allied health.
The engineering elements of the proposed development site/s are discussed herein.
EXTERNAL WORKS
As per the existing approval conditions, the Development requires various elements of external infrastructure upgrades to
suitably service the Development. The works include external water main and road works upgrades.
Roadworks:
The external roadworks required include the removal of the existing left turn lane from Ben Lexcen Drive onto Grasstree Court,
and reconstruction of the left turn opposite 38/40 Ben Lexcen Drive. This location is described in Council Condition 27 of the
current Development Approval. Following discussions with Council, it is understood that the geometry of the left turn lane is to
be sufficient to allow the Council Library vehicle (19m AV) to traverse the intersection. In addition, the existing bus stop on Ben
Lexcen Drive is to be relocated north to opposite 44 Ben Lexcen Drive, in accordance with Condition 28.
In accordance with Condition 29 and 30, 2m wide footpaths are to be provided along Grasstree Court (northern and southern
sides). Additional footpath works will be required along Ben Lexcen Drive, as a result of the intersection augmentation
discussed above.
Watermain:
A water network analysis (18-001942-WER01) has been prepared by Calibre to demonstrate the Development can be serviced
by the existing water and sewer network. Condition 72 of the Development approval, limits demand on the Unitywater network
to 15l/s. The network analysis was undertaken to change this condition to 30l/s (firefighting flows), which is consistent with the
flow demands for a site with this proposed use.
The analysis identified that with the construction of an additional 150mm water main along Grasstree Court a fire fighting flow of
30l/s can be achieved without detrimental impact to the surrounding water network. As such it is requested that Condition 72 be
amended to reference a flow of 30l/s as opposed to the currently drafted 15l/s.
The proposal is for the construction of the 150mm main on the southern side of Grasstree Crt (full length) and connecting to the
existing 100mm main on the northern side of Grasstree Crt.
The above network analysis is attached to this memorandum.
INTERNAL WORKS
The civil works associated with the internal development sites are described as follows:
Bulk Earthworks
To achieve appropriate earthworks formation for the proposed development, bulk earthworks will be required over the site. A
conceptual Bulk earthworks design has been prepared with the following key elements being considered:
Minimise the scale of bulk earthworks required on site, including targeting a cut/fill balance.
Prepare “flat” building allotment pads
Ensure the floor levels for the buildings higher than single storey are set to ensure the roof does not exceed the height
limit imposed in the DA
File Ref: 18-001942 Page 1 of 3
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Section 2
SUNRISE BEACH RETIREMENT AND AGED CARE DEVELOPMENT
CONTINUED
Achieve appropriate interface with surrounding levels
As far as practical, achieving grades of 1:20 (max) in paths of travel (roads and paths)
As far as practical, minimise retaining wall extents and heights
Drawing 18-001942-4000-SK002 and 18-001942-5000-SK001 have been prepared to show concept bulk earthworks levels
proposed for the RL site and RAC sites (respectively). These drawings are attached to this memo for reference.
Internal Road Network
The site will be serviced by a series of low order access streets throughout. The design intent for the road network is described
as follows:
Provide a safe, legible and traversable internal road network
Achieve road grades suitable for use for the intended end user/s
Constructed from concrete to minimise long term maintenance
Ensure the Road geometry is such that a 12.5m WCV can traverse the site to service rubbish bins. Refer to drawings
18-001942-4000-SK005 and 18-001942-5000-SK004 for vehicle swept paths.
The proposed minor change results in an optimised road layout that reduces the extent of pavement, when compared to the
existing DA. The proposed road layout is shown on drawings 18-001942-4000-SK004.
The RL site will be serviced by two accesses from Grasstree Crt. The eastern most access will serve as the main entrance to
the RL site as it forms the entrance road, which will provide the “front door” access to the community facilities. A second western
access is proposed to provide access to the apartment buildings along the western boundary of the site.
The RAC site will be serviced by three accesses from Grasstree Crt. The main entrance will be located at the eastern end of the
site and will serve as the main drop off/pick up point, as well as providing access to the service yard. The location of the main
driveway access is driven primarily by the WCV service manoeuvre into/out of the service yard and bin store, as shown on
drawing 18-001942-5000-SK004.
Two accesses (one entrance and one exit) will be located further the west providing access to the proposed visitor carpark.
The proposed driveways are consistent with the existing Development Approval. All driveway crossovers will be designed in
accordance with IPWEAQ standard drawings and Council’s PSP.
STORMWATER MANAGEMENT
The following assessment has been undertaken to identify and provide guidance on minor changes relevant to stormwater and
water sensitive urban design (WSUD). Minor changes proposed from the currently approved Plans and Documents listed in the
Amended Change to an Existing Approval notice dated 14 November 2017 include:
Stormwater detention storage for downstream flood mitigation has been deleted from the design in accordance with
Condition 63.1 of the Decision Notice.
The southern (retirement living) bioretention basin size and location has been amended from that currently shown on
RPS drawing 132938-01D. Additionally, a separate infiltration basin has been added in accordance with the Girraween
Stormwater Management Plan. Drawing 18-001942-1000-SK008 is attached identifying these changes.
The northern (Residential Aged Care) bioretention basin size and location has been amended to use a proprietary
cartridge system for the treatment of water quality. Additionally, a separate infiltration basin has been added in
accordance with the Girraween Stormwater Management Plan. Drawing 18-001942-1000-SK009 is attached
identifying these changes. Additional discussion surrounding the use of a cartridge system is provided below.
It is expected that only minor changes (if at all) are required to allow the use of proprietary cartridge systems over the RAC site.
Condition 63 of the current Decision Notice requires a site based Stormwater Management Plan (SMP) be provided with the
application for Operational Works. As per the condition, the SMP is required to achieve compliance with the Management
Objectives specified in Section 4 of the Girraween Stormwater Management Plan. Importantly, Section 4 only identifies the
reductions required to be achieved, it does not mandate how those reductions are achieved. The ‘model’ stormwater
management response identified in Section 5 of the report is a deemed to comply solution to achieving the Management
Objectives and is not the sole design solution allowed to be adopted. Therefore, it is believed that the adoption of a proprietary
treatment device for the management of total suspended solids, total phosphorus and total nitrogen is in accordance with the
Girraween Stormwater Management Plan.
The proposed minor changes do not impact the remaining stormwater elements onsite. A detailed Stormwater Management
Plan will be provided with the Operational Works application detailing how the remaining stormwater conditions will be met
onsite.
Page 2 of 3
Section 3
SUNRISE BEACH RETIREMENT AND AGED CARE DEVELOPMENT
CONTINUED
INTERNAL SERVICES:
The design of the internal service is such that it will provide all dwellings with access to water, sewer, electricity and
communications infrastructure. The services will be designed to comply with the relevant Australian Standards and Council
Policy. A master meter connection will be provided for each of the RL and RAC sites for water. Sewer will be connected to the
existing sewer mains that traverse the northern boundary of the site/s.
CONCLUSION:
This technical memorandum has been prepared to support the proposed Minor Change application for the Sunrise Beach RL
and RAC development site. This memorandum provides information in relation to the engineering aspects of the proposed
development.
In summary, the proposed minor change has resulted in changes to:
1. Internal bulk earthworks design
2. Internal Road network layout
3. Stormwater conveyance, treatment and infiltration basins
4. Internal services layout
Based on the above we note that the changes proposed are minor in nature and do not fundamentally effect the existing
infrastructure networks. As such we consider the prosed minor change consistent with the current DA.
If you have any questions, please do not hesitate to contact the undersigned.
Yours sincerely
Calibre Professional Services Pty Ltd
Shaun Pilcher
Principal Engineer - Urban Development
ATTACHMENTS
1. Engineering Drawings
2. Water network analysis
Page 3 of 3
Section 4
GRASSTREE CO
5 D
D
D
RP890947 LEGEND
BEN LEXEN DRIVE
STAGE BOUNDARY
D
D
GRASSTREE COURT
D 8.48 EXISTING SURFACE CONTOURS
.|. .|. .|. .|. COURT
SK003
G
8.48 PROPOSED SURFACE CONTOURS
REE
.|. .|. .|. .|. .|.
RM
GRASST
RM RM
RM S S S S
RM S
RM 8.48 FINISHED SURFACE LEVEL
D
.|.
S
RM S
RM S
RM S
.|.
.|.
S
RM PROPOSED PAD EXTENT
S
.|.
RM
S
31.530
RM
S 31.209
.| .
RM
S 31.210 31.523
S PROPOSED RETAINING WALLS (BY
|. . S 31.104 CIVIL), 3.0m HIGH MAX
.|. S
RM 30.316
.|.
|.
RM
.|. .
29.249
S
31.240 31.690 PROPOSED RETAINING WALLS (BY
RM 30.672
. .|.
STRUCTURAL), PART OF BUILDING
S
RM
STRUCTURE
|. .|
S
29.306
RM 30.204 31.289
.|. .
S
RM AREA OF CUT
S
31.704
. .|.
RM
.|. .|. .|. .|. .|. .|. .|. .|. .|. .|. 30.000 29.806 30.218 30.479 30.543 30.964 30.953 31.188
29.941
|. .|
28.153
S
31.190 AREA OF FILL
RM 29.883 29.867
.|. .
S
31.153
.| .
S
31.630
27.615 NOTES:
.|. .|. .|. .|. .|. .|. .|. .|. .|. .|.
S 24.800 29.776 29.738
30.306 30.858 31.321 31.394
S 1. VOLUMES ARE FROM EXISTING SL TO FINISHED
FLOOR LEVEL FOR COMMUNITY CENTRE.
27.301 D
27.000 29.797 2. VOLUMES ARE FROM EXISTING SL TO LOT PAD
23.475 31.980
. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|.
29.769 31.683 LEVEL FOR DWELLINGS.
.|. .|. .|. .|. .|. 3. VOLUMES BASED ON 150mm PAVEMENT BOX.
.|.
.|.
27.001 4. VOLUMES INCLUDE EXCAVATION OF
.|.
.|. 29.697
31.966 BIO/INFILTRATION BASINS.
.
.|. 30.038
. |
.|. . 31.604
.|. .|. .| .|. .|. 31.954 5. NO ALLOWANCE FOR EXPORT VOLUMES AS A
.
.|. RESULT OF TRANSLOCATION.
. .|
.|. 26.785 29.662
.|.
.|.
.|
.|. 6. NO ALLOWANCE FOR SERVICES EXCAVATION.
.|. .|.
.|. .|. .|. .|. .|. .|. .|.
23.900 32.319 31.789 FS 7. LEVELS IN APARTMENTS ARE TO FINISHED
.|.
/
30.023 SK003 BASEMENT LEVEL.
.|. .|. .|.
.|. 29.682 29.850 30.015
26.692 29.761 32.347
|.
S
.
17.195
.
32.089
.|
770 PRELIMINARY VOLUMES
.|.
32.577
.|.
26.664 29.725
30.009
MCH805764 (NO COMPACTION)
.|. .|.
.|.
.
/
B
|
.|.
.
32.314 32.534 CUT = 25,315m³
.|.
.|.
03
. .| .|.
24.373
SK0 29.440 29.315 29.720 29.651
.|.
.|. FILL = 13,977m³
.|.
.|.
.
.
.|. .| 26.704
. .|
.|.
BALANCE = 11,338m³ EXPORT
.|.
.|.
.|. 29.706
. .|
|
.|. .|. 32.629
.
769
|.
.|.
INCLUDES ROAD BOXING AND BASIN FILTER DEPTH
.
|
|. .
20.796
.
|
32.342
.
30.039
.|. .|.
29.539
.
.
|
.
.|. .|
.
/
.
MCH805764
|
26.755
.
.|.
32.535
.
. .|
.
29.782
. |
29.935 29.802
.|.
29.949
.|. .|.
. .|
|. .
.|.
.|.
|
.
.
.
.|
|
SK003
32.170
|. .
26.882 32.517
|.
.
.|.
D
|.
/
|
|. .
.
.
23.600 30.077
Section 5
|. .
A
.
.|.
.|.
|
|. .
.
|. .
29.730
.|.
SK003
.|.
.|.
.
27.131 32.319
.
.
.|.
.|
.|.
.|. .|.
|. 31.797
.|.
..
.|.
|. .|.
/
|. .|. .| 27.431
.|.
|. .
.
.|.
.. 32.004
|
|. .
17.495 29.683
.
. .|
|. .
|
27.498
|. .
30.043
.|.
.|
|. .
. .|.
|. .
|. .
.
.| 27.796 31.509 31.849
|. .
|. .
.|. .|.
|. .
|. .
/
|. .
.
C 28.510
|. .
.
.
03
.|
|. .
29.783
|.
SK0
|. .
29.225
|. .
.|.
31.451
|. .
MCH805764
.
|. .
29.779 29.758 30.250 30.309 30.600 30.978 30.958
.|. .|.
.|.
.|. |. .
31.891 32.073
. .|.
.
.|.
.|.
|.
21.923
.
|.
|
|. .
/
|. .
.|.
.|. .|
.
24.200
.|. .|
.|
|. . 27.200
.|.
.|. .
.
.|.
.|.
.
. .|.
|. .
.|. .|.
.|.
. .|.
|.
.|. .|
/
|. .|.
.|.
29.669 30.031 30.262 30.634 30.894 31.242 31.553 32.234
765
.|. . MCH805764
. .|. .|
. .|.
.|. .|
/
.|.
.|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|. .|.
19.476
764
/
MCH805764
/
SK003
E
763
/
MCH805764
NOTE:
ALL INFORMATION SHOWN ON THIS DRAWING IS
CONCEPTUAL ONLY AND IS SUBJECT TO DETAIL DESIGN. DRAFT
FILE: 4000-SK-002.dwg DATE: 04-10-2018 USER: CURTIS BOORMAN
XREFS: X-18-001942-CUT_FILL, X-18-001942-SURVEY, X-18-001942-TITLE, 4000-SK-001, X-18-001942-3001-BASE
DESIGN DRAWN CHECK APPROVED DATE STATUS SCALE CLIENT PROJECT DRAWING TITLE
FIRST AMENDMENT DETAILS Calibre Consulting (QLD) Pty Ltd
ISSUE CB CB - - 26.10.18
PRELIMINARY BLUE CARE Level 3, 16 Innovation Parkway BLUE CARE SUNRISE BEACH CONCEPTUAL
A CB CB LM - 14.11.18 LAYOUT UPDATED TO SUIT ARCHITECT DRAWINGS Birtinya QLD Australia 4575
A
M B CB CB LM - 15.11.18 LEVELS AMENDED TO IMPROVE GRADES NOT FOR CONSTRUCTION
0 5 10 15 20 25 30 35 40
Telephone 07 5314 2520
Facsimile 07 5314 2522
RETIREMENT LIVING & EARTHWORKS CUT/FILL
E
N
D
C
D
CB
CB
CB
CB
LM
LM
-
-
29.11.18
03.12.18
VOLUMES AMENDED TO "PRELIMINARY"
MINOR AMENDMENTS TO PARKING
APPROVED
SCALE 1:500 (A1) SCALE 1:1000 (A3) AGED CARE DETAIL PLAN
M
E BY: DISCLAIMER
PROJECT No. DRAWING No. REVISION
E
N ALL DIMENSIONS TO BE CHECKED ON SITE BY CONTRACTOR
F
T
S
G SIGN: DATE:
C calibregroup.com PRIOR TO CONSTRUCTION. USE WRITTEN DIMENSIONS ONLY,
DO NOT SCALE.
18-001942 4000-SK-002 D
Section 6
FENCE TO TOP OF WALL
EXISTING SURFACE 1.50m DESIGN SURFACE
DWELLING PAD
1.04m 1.41m
PLANTER AREA TO
DWELLING PAD DIFFUSE WALL FACE
CONCRETE SLEEPER
RETAINING WALL
APARTMENT PAD
SECTION A
SCALE (A1): 1:100 SK001
SCALE (A3): 1:200 0.8m HIGH BLOCK
RETAINING WALL
MAX.
6.00m FIRE TRAIL 5.00m 17.71m 5.00m 1 IN 4
EXISTING SURFACE 3.00m 3.00m
DESIGN SURFACE
1 IN 4 M MAX.
AX. 1 IN 4
INFILTRATION BASIN
SECTION B
SCALE (A1): 1:100 SK001 APARTMENT PAD
SCALE (A3): 1:200
0.8m HIGH BLOCK
RETAINING WALL
6.00m FIRE TRAIL
0.50m
MAX.
2.00m 4.00m 2.00m 2.00m 12.50m 2.00m
1 IN 4
EXISTING SURFACE
BIO-RETENTION BASIN
SECTION C
SCALE (A1): 1:100 SK001
SCALE (A3): 1:200 6.00m FIRE TRAIL 4.00m
CONCRETE FOOTPATH RAMP DESIGN SURFACE
HANDRAIL IN ACCORDANCE 4.00m 2.00m
DWELLING PAD
DWELLING PAD
WITH AS1428 X. MAX.
4 MA 1 IN 4
1 IN
1 IN 4
MAX.
MASONARY RETAINING
WALL TYP. EXISTING SURFACE
SECTION D SECTION E
SCALE (A1): 1:100 SK001 SCALE (A1): 1:100 SK001
SCALE (A3): 1:200 SCALE (A3): 1:200
RP BDY
15.39m LOT 11.00m ROAD 31.83m LOT 26.73m LOT 11.00m ROAD 31.06m LOT
BEN LEXEN DRIVE
EXISTING SURFACE TIERED CONCRETE SLEEPER DESIGN SURFACE
RETAINING WALL REFER SECTION 'A'
SECTION F
SCALE (A1): 1:200 SK001
SCALE (A3): 1:400
RP BDY
LOT 22.30m 11.00m 28.87m
2.22m GRASSTREE COURT
DRAFT
DWELLING PAD DWELLING PAD
DWELLING PAD MAX.
1 IN 4
NOTE:
EXISTING SURFACE SECTION G DESIGN SURFACE
ALL INFORMATION SHOWN ON THIS DRAWING IS
SCALE (A1): 1:200 SK001
SCALE (A3): 1:400 CONCEPTUAL ONLY AND IS SUBJECT TO DETAIL DESIGN.
FILE: 4000-SK-003.dwg DATE: 04-10-2018 USER: CURTIS BOORMAN
XREFS: X-18-001942-TITLE
DESIGN DRAWN CHECK APPROVED DATE STATUS SCALE CLIENT PROJECT DRAWING TITLE
FIRST AMENDMENT DETAILS Calibre Consulting (QLD) Pty Ltd
ISSUE CB CB - - 26.10.18
PRELIMINARY 0 1 2 3 4 5 6 7 8 BLUE CARE Level 3, 16 Innovation Parkway BLUECARE SUNRISE BEACH CONCEPTUAL
A CB CB SP - 29.11.18 MINOR AMENDMENTS Birtinya QLD Australia 4575
A
M B NOT FOR CONSTRUCTION SCALE 1:100 (A1) SCALE 1:200 (A3) Telephone 07 5314 2520
Facsimile 07 5314 2522
RETIREMENT LIVING & EARTHWORKS
E
N
D
C
D
APPROVED AGED CARE SECTIONS
M 0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0
E BY: DISCLAIMER
PROJECT No. DRAWING No. REVISION
E
N ALL DIMENSIONS TO BE CHECKED ON SITE BY CONTRACTOR
F SCALE 1:200 (A1) SCALE 1:400 (A3)
T
S
G SIGN: DATE:
C calibregroup.com PRIOR TO CONSTRUCTION. USE WRITTEN DIMENSIONS ONLY,
DO NOT SCALE.
18-001942 4000-SK-003 A
Section 7
UGT
UGE
T
UG
5
UGT
D
D
D
RP890947
UGE
T
T UGE
UG
W
UGUGT
UGE W
UGE UGTUGE W W
UGT
UGE W UGT W W
UGT
UGE W
UGE
UGT
WE
UG
D
D UG
UG ET
W
UG
UG ET
W
UGT
D ET
UGUG
W
ET
.|. .|. .|. .|. UGE
UGT
UGE
W
UGT
UGE
UGUG
W
COURT
UGT
REE
W
.|. .|. .|. .|. .|.
UGE
GRASST
UGE W RM RM
RM
RM S S S S
RM S
RM
D
.|.
S
RM S
EXISTING RM S
RM S
.| .
CHURCH PROPOSED SLIP LANE RELOCATION
.|.
UGE
S
RM S
.|.
UGE
RM
S
(EXTERNAL WORKS)
S
RM
.|.
UGE S
S
RM
.|. S PROPOSED HEAVY-DUTY
.|. RM
.|. S VEHICLE CROSSOVER
.|.
RM
UGE
S
.
|. .|
RM
S
PROPOSED DRAINAGE BYPASS
.|. .
RM
S (EXTERNAL WORKS)
. .|.
RM
UGE
S
|
ROAD 2
.|. .
RM
S
RM
.|. .|.
. .|.
S .|. .|. .|. .|. .|. .|. .|. .|.
RM
|
.|. .
S
UGE
.|.
S
PROPOSED APARTMENT PROPOSED 300 WIDTH
ROAD 1
.|. .|. .|. .|. .|. .|. .|. .|. .|. .|.
S
STRIP DRAIN TYP.
UGE
S
PROPOSED COMMUNITY CENTRE D
.|. .|.
.|. .|. .|. .|. .|. PROPOSED ACCESS FOR
UGE
BASEMENT CARPARK
|.
.|.
..
.|.
. .|
.|.
.|.|.
.|.
.|.
.|. .
.|. .|. .| .|. .|.
PROPOSED APARTMENT
.|.
.|.
.|.
.|.
.|.
.|.
.|.
.|.
.| PROPOSED
.|. .|.
.
.
.|.
PROPOSED ACCESS
E
S
. .| .|. .|. .|. .|. .|. .|
UG
.|.
INFILTRATION BASIN
/
.|.
TO APARTMENTS PROPOSED 300 WIDTH PROPOSED TIERED
.|. .|. .|.
.|.
.|.
PROPOSED FLOW STRIP DRAIN TYP. CONCRETE SLEEPER
.|. .|.
S
ROA
LEVEL SPREADER
.|.
RETAINING WALL
770
ROAD 2
.|.
.|.
D2
MCH805764
.|.
.|.
9
.|. .|.
.|.
.
.|.
|.
/
.|.
.|. .
.|.
.|.
. .|
.|.
.|.
.|.
.
|. . .|.
|
.|. .|
.
.
.|
.|.
.|.
|.
.|.
.|.
|.
.
.|. .|.
ROAD 1
.|.
.|.
|.
|. .
|. .
.|. .|.
.|.
. .|.
LEGEND
/
|. .
..
|.
PROPOSED FOOTPATH RAMP
|. .
PROPOSED APARTMENT
. .|
|. .
. .|
769
.|.
|. .
|. .
. .|
.|
PROPOSED STAGE BOUNDARY
.|.
|.
|. .
MCH805764
|. .
. .|
..
.|.
/
|. .
.|
|. .
. .|
.|.
.|.
PROPOSED STORMWATER DRAINAGE
.
..
. |
.|.
|.
.|.
. .|
.
..
PROPOSED
. .|
.|.
.|
.|.
.|
. .|
BIO-RETENTION BASIN .|. PROPOSED STRIP DRAIN
|.
.|.
.|.
|. .
.
. .|
/
The text continues on section 8.
Used in these records
Attachment C - Engineering Technical Note.pdfRelated documentApplication case desk ↗
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