Council archive · source document
Referenced Document MCU13/0171
Our Reference: 1014
03 September, 2013
Cooroy Property Pty Ltd
C\- Adams + Sparkes Town Planning + Development
PO Box 1000
BUDDINA QLD 4575
ATTENTION: Mr Cameron Adams
RE: PROPOSED WIMMERS SOFT DRINK FACTORY
AT No. 271 LAKE MACDONALD DRIVE, LAKE MACDONALD
PART OF LOT 2 ON SP108094
ENGINEERING REPORT AS PART OF
A MATERIAL CHANGE OF USE
Dear Cameron,
Please find enclosed our engineering report as part of the Material Change of Use
application to Sunshine Coast Council, for the relocation of the Wimmers Soft Drink
Factory to the new site at the above address.
The report encompasses the following:
Access & Manoeuvring
Stormwater Quality
Stormwater Quantity
Flooding
Effluent Disposal
Water Supply
Telecommunications & Electricity Supply
The above listed engineering services or constraints for the site can be easily met or are
already in place for the existing brickworks factory. The control measures for stormwater
with respect to both quality and quantity can be vastly improved over current conditions.
Existing water supply and effluent disposal services will be reinstated.
Telecommunications and electrical supply will be reconnected at the factory via the
existing infrastructure on site.
“©2013 Barlow Shelley Consulting Engineers Pty Ltd All Rights Reserved. Copyright in the whole and
every part of this document belongs to Barlow Shelley Consulting Engineers Pty Ltd and may not be used,
sold, transferred, copied or reproduced in whole or in part in any manner or form or in or on any media to
any person without the prior written of Barlow Shelley Consulting Engineers Pty Ltd”
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Page 2
1.0 INTRODUCTION
This report forms part of a development application to Sunshine Coast Regional Council
for a Material Change of Use. It specifically investigates the engineering aspects for the
re-purposing of part of the existing PGH brickworks factory as the new site of the
Wimmers Soft Drink Factory.
The report has been compiled after analysis of available as constructed data for existing
infrastructure, site survey and compliance review of Sunshine Coast Regional Council’s
codes and policies.
2.0 SITE LOCATION and DESCRIPTION
The subject site is part of the existing brickworks property legally described as part of Lot
2 on SP108094, located on Lake MacDonald Drive, Lake MacDonald. The lot lies within
the Local Government area of Sunshine Coast Regional Council within the suburb Lake
MacDonald (near Cooroy).
Approximate boundary
of subject site – part of
Lot 2 on SP108094
Figure 2.0: Approximate boundary of subject site.
The site is near level due to its previous use with most of the surrounding areas having
been leveled to create hardstand. Ground surface levels are in the range of RL95.2m
AHD to RL95.8m AHD with minor local grades to facilitate drainage.
1014-ENG-01_Version 1.0 (September 2013) Page 1 of 8
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3.0 PROPOSED RE-PURPOSING The proposal for the existing factory is to upgrade a small portion of the factory and surrounds for use as the new Wimmers Soft Drink factory. Please refer to accompanying planning report and application by Adams + Sparkes Town Planning + Development. Concept plans by Robinson Architects detail the extent of work and portion of the existing factory site intended for new works. 4.0 ACCESS & VEHICLE MOVEMENTS The existing ‘Gate 2’ entry to the factory is to be upgraded to current day standards as per AS2890.2 Off-Street Commercial Vehicle Facilities. The driveway access will be widened as detailed in the preliminary engineering drawings in Appendix A, to facilitate the movement of HRV and AV (Semi-Trailer) trucks, and staff/customer passenger vehicles. Based on the requirements of The Noosa plan (2006) Part 14, Table 14-51, the total number of car parks required for the site is 64 spaces. The carpark facilities are designed to suit User Class 2, as per Table 1.1 of AS2890.1, with minimum parking bay dimensions of 2.5m wide by 5.4m long. A category 2 driveway is required to provide employee and visitor access to the site, in accordance with Tables 3.1 & 3.2 of AS2890.1. Provision will be made on site for the access and manoeuvring of an HRV design vehicle, represented by a 12.5m long truck or passenger bus, as per the planning scheme requirements. However, the access and manoeuvring requirements for a semi-trailer have been accounted for should they be required to occasionally access the factory site. The driveway access to the factory will be shared between all vehicles and so final dimensional requirements for the driveway shall comply with Figure 3.1 from AS2890.2. This driveway configuration was deemed appropriate due to truck movements, mainly to and from the west, along Lake MacDonald Drive. According to historical information provided by CSR who operated the existing brickworks prior to its closure in 2010, the factory loaded 15,000 trucks worth of product each year which averages to approximately 40 trucks on site per day. The factory was typically staffed by 50 workers each shift and ran two shifts per day, generating up to 100 passenger cars on site per day. Worker numbers for the Wimmers Soft Drink factory are considerably less than historical figures for the brickworks. There is no expected increase in traffic volume due to the factory re-purposing when compared to the traffic previously generated by brickworks. As discussed with Council, no Traffic Engineering Report was required for the application due to the obvious decrease in traffic volumes. 1014-ENG-01_Version 1.0 (September 2013) Page 2 of 8 TS/cl
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Details of vehicle manoeuvring including swept paths for an Articulated Vehicle (and therefore qualifying a HRV), and B99 passenger car through the site can be found in the preliminary engineering drawings included in Appendix A. 5.0 STORMWATER MANAGEMENT – QUALITY 5.1 Construction Phase Stormwater Quality The design objectives for water quality during the construction phase of the development will be in accordance with Table 2.1 of Department of Environment and Resource Management, Urban Stormwater Quality Planning Guidelines 2010 included in Appendix B. Best Practice measures will be implemented to control stormwater quality during construction. This was deemed appropriate given the minor nature of groundworks intended for the proposed development, i.e. reinstating failed pavements. Best Practice measures will be in accordance with a future Erosion & Sediment Control Plan, documented as part of an Operational Works approval, and the guidelines for Erosion and Sediment Control practices on building sites, included in Appendix B. 5.2 Operational Phase Stormwater Quality The site is to incorporate new best practice measures to improve the quality of stormwater discharge from site when compared to the existing stormwater quality from the unused brickworks factory. These improvement measures are detailed below. Swales Vegetated swales are an effective way of conveying stormwater runoff in lieu of underground pipes while providing stormwater quality treatment. They are most effective in removing coarse to medium sediments and some degree of nutrients. Swales also ensure a slower discharge velocity compared to a piped stormwater network. Refer to the preliminary engineering plans in Appendix A for the location of grassed or vegetated swales and other Stormwater Quality Improvement Devices (SQIDs). Typical vegetated swales are included below in Figure 5.0. 1014-ENG-01_Version 1.0 (September 2013) Page 3 of 8 TS/cl
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Figure 5.0: Typical Vegetated Stormwater Swales Rainwater Tanks In addition to reducing the pollutant load and volume of runoff being discharged from the site, rainwater tanks also improve stormwater quality by disconnecting a major impervious area within a development (i.e. the roof area) from the receiving waters. It is proposed to connect a portion of the existing roof and gutters to rainwater harvesting tanks with the intent to re-use some of the collected rainwater for wash-down & other non- potable uses. On the completion of construction phase for the factory re-purposing, all trenches and exposed earth surfaces are to be reinstated with grass turf and planting or pavement, as specified on the architectural drawings. It is expected that the above best practice measures, being grassed or vegetated swales and rainwater harvesting tanks, will significantly improve the quality of stormwater discharge from site over the current conditions. 6.0 STORMWATER MANAGEMENT – QUANTITY 6.1 Existing Drainage The existing site area to be re-purposed drains to the adjacent creek to the east. The surface drains via overland flow, from the driveway adjacent to the side of the factory, onto the grassed hardstand and into the creek. The existing factory roof over the proposed upgraded area drains via the large existing downpipes which run below the driveway pavement and discharge at headwalls built into the creek banks. 1014-ENG-01_Version 1.0 (September 2013) Page 4 of 8 TS/cl
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With the exception of downpipes which discharge to the adjacent creek, there is very little drainage infrastructure servicing the hardstand pavements and open surfaces around the factory. There is no upstream catchment for the factory site as it is effectively bordered by the adjacent creek and road reserve drainage along Lake MacDonald Drive. 6.2 Post Developed Drainage The developed site will remain largely unchanged. There will be no increase to roof area and minimal, if any, increase to impervious driveway / car park area. The existing amenities block & staff offices near the site entry at ‘Gate 2’ is to be demolished and replaced with carpark and landscaping. The carpark near the site entry will drain via overland flow to the central landscaping rain- garden in the middle of the car park. The garden discharges into a Fox brand GPT, which is connected to the existing drainage pipe flowing east. Minor rehabilitation works to the existing vegetation buffer along the site frontage provides the opportunity to prevent the erosion of garden beds and transportation of sediment off-site. The adjacent delivery truck driveway along the side of the factory will be reinstated as necessary where it is currently damaged and sloped eastward to drain onto the existing grassed hardstand between the factory and the creek. A grassed or vegetated swale, as described in section 5.2, will be established in the grassed area to convey and naturally filter most sediments and hydrocarbons from the delivery driveway surface wash-off. The length of the swale will also lengthen the time of concentration for the factory site catchment, helping to reduce the peak stormwater discharge flow rate into the creek and off site. Rainwater harvesting tanks provide a nominal volume of detention storage both in the remainder volume required to top up the tank and in the overflow volume between the invert of the overflow pipe and tank lid. Again, this increases the time of concentration for the catchment and reduces the peak discharge flow rate of stormwater leaving site. We believe these nominal control measures for both stormwater quality and will reduce peak stormwater discharge flow rates below that of the current site, thereby satisfying the non-worsening of flows condition in section 3.01 of the Queensland Urban Drainage Manual (QUDM). 1014-ENG-01_Version 1.0 (September 2013) Page 5 of 8 TS/cl
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7.0 FLOODING
The Noosa Plan (2006) Flood Hazard & Flood Extents map overlays show the site to be
well clear of any anticipated flooding. Refer to the extract below in figure 7.0.
Subject Site
Nearest Flood Extents
Figure 7.0: Excerpt from Map OM3.3 of the Noosa Plan (2006) – Flooding Extents
Therefore there is no specific planning or physical restraints imposed on the site due to
risk of flooding by the current Local Authority Planning Scheme.
8.0 EFFLUENT DISPOSAL
Waste water discharge will be treated and disposed of onsite via an existing Enviroflow
treatment system. The treatment plant is connected to the existing staff offices near the
entry to ‘Gate 2’ which will be demolished and turned into parking hardstand. It is
proposed to relocate the existing treatment plant adjacent to the proposed offices inside
the factory and on the opposite side of the delivery truck driveway. All plumbing will be
reconnected to the treatment plant and the outflow will connect to the existing irrigation
fields on the far side of the creek to the east of the factory. An existing site map of the
previous uses & facilities is enclosed in Appendix C.
Advice from Enviroflow Water Technologies is that the existing system, which was sized
to a much larger workforce, is capable of handling the black and grey water treatment
requirements of the proposed Wimmers Soft Drink factory, including the periodic wash
down which will contain sugars & carbonate from the factory floor.
Proposed worker numbers (20 employees) for the Wimmers factory are considerably less
than those of the brickworks (100 employees over two shifts) however; the same on site
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sewerage treatment plant will be used to service the new factory effluent loads. Discussions with CSR, who previously handled operations at the brickworks, have concluded the existing factory amenities were serviced entirely by the existing treatment plant. There will be significant reduction in effluent flows to be handled by the same sewage treatment system when comparing with the brickworks factory. 9.0 ELECTRICAL AND TELECOMMUNICATION SERVICES Electrical services are supplied to the property via overhead power lines which enter the site near the brickworks sales & administration building at ‘Gate 1’. This supply will be used for the proposed Wimmers factory. There are existing Telstra lines in the near side road reserve of Lake MacDonald Drive and an existing Telstra Pit near ‘Gate 2’ entry. Telecommunications to the factory will be provided from here. 10.0 WATER SUPPLY Existing water reticulation supply is available in the Lake MacDonald road reserve along the site frontage. An existing service connection and fire hydrant are located in front of the existing staff offices (which are to be demolished). This water supply property connection will be used to service the factory. 11.0 CONCLUSION This report has been undertaken to assess the engineering requirements for this proposed Material Change of Use. It is our opinion that all engineering requirements can be successfully addressed during operational works and construction associated with renovating the factory. 1014-ENG-01_Version 1.0 (September 2013) Page 7 of 8 TS/cl
Page 9
12.0 LIMITATIONS and CLOSURE This report has been commissioned by Cooroy Property Pty Ltd and specifically investigates the subject site as described in this report. We consider that the study accurately reflects the engineering constraints and requirements for development of the subject site at the time the study was undertaken. If these conditions are known to change, the results of this study should be reviewed. This report is only to be used in full, and may not be used to support objectives other than those set out herein, except where written approval is provided by Barlow Shelley Consulting Engineers. Barlow Shelley Consulting Engineers accept no responsibility for the accuracy of information supplied to them by second and third parties. This report has been undertaken by a Registered Professional Engineer of Queensland generally in accordance with Sunshine Coast Regional Council’s Planning Scheme Codes and Policies and other industry standard guidelines. REVIEWED & APPROVED BY: _________________________________________ TONY SHELLEY – DIRECTOR (RPEQ 7736) BEng, ADCE, MIEAust, RPEQ For and on behalf of: BARLOW SHELLEY CONSULTING ENGINEERS AUTHORED BY: _________________________________________ CAMERON LANDRETH BEng (Hons) For and on behalf of: BARLOW SHELLEY CONSULTING ENGINEERS 1014-ENG-01_Version 1.0 (September 2013) Page 8 of 8 TS/cl
Page 10
A
Appendix
Preliminary Engineering Drawings
Drawings Nos. 1014/P01-P05
Prepared by Barlow Shelley Consulting Engineers
Page 11
WIMMERS FACTORY
AT LAKE MACDONALD DRIVE, LAKE MACDONALD
FOR COOROY PROPERTY PTY LTD
JOB No. 1014
- SUNSHINE COAST REGIONAL COUNCIL -
SCHEDULE OF DRAWINGS
DWG DESCRIPTION
1014-P01 Locality Plan and Schedule of Drawings
1014-P02 Roadworks and Drainage Plan
LAKE 1014-P03 Service Plan - Water and Sewer
MACDONALD 1014-P04 Entry Detail Plan- Aerial Photo Overlay
1014-P05 Vehicle Turning Templates
NOOSA
BOTANIC
GARDENS
ive
SUBJECT SITE
Dr
Part Lot 2 on ld
SP108094 ona
d
ac
M PROPERTY DESCRIPTION
Part of Lot 2 on SP108094
Parish of Maroochy
ke
County of March
La
d
Hoy Roa
Lane
rse
e ho
c
Ra
COOROY
Cooroy Noosa Road
CLIENT: JOB NUMBER
REV DATE DESCRIPTION BY CHKD SCALE APPROVED 1014
PROJECT:
DATUM AHD
DESIGN LN
0 200 400 600 800 1000m
................. SHEET: 1 OF 5
DRAWING NUMBER REV
Director: TONY SHELLEY DRAWING TITLE:
DRAWN LN SCALE 1:20,000 A3 (RPEQ 7736)
DESIGN CHECK TS
DRAWING STATUS
07 54534494 P01
This drawing is not to be copied or amended without written permission from [email protected] www.barlowshelley.com.au
DATE 4-09-13 Barlow Shelley Consulting Engineers NOT FOR CONSTRUCTION PO Box 432 Buderim 4556 ABN 42 135 788 813
Page 12
LEGEND
EXISTING BUILDING
CONCRETE DRIVEWAY & CARPARKING
PROPOSED DEVELOPMENT AREA
EXISTING BUILDING - SUBJECT SITE
EXISTING STORMWATER
PROPOSED STORMWATER
> > > GRASS SWALE
EXISTING BUILDING TO
OVER LAND FLOW DIRECTION
BE DEMOLISHED
PP
PROPOSED VISITOR
PARKING 20 SPACES
PROPOSED RCP;
CONNECTION TO EXISTING
SW PIT
LA
PROPOSED CARPARKING
EXISTING BUILDING
K
E
FH
M
AC
ED
G
D
EO
O
FB
N
AL
ITU
ED
ME
D
FOX
GE
N
D
OF
POLLUTANT TRAP
R
EXTEND EXISTING RCP
BIT
IV
UM
TO SUIT WIDTH OF
E
E
NEW DRIVEWAY
N
RO
CUT AND CONNECT CUT AND CONNECT
AD
EXISTING RCP TO MH EXISTING RCP TO MH
CE
NT
ER
EXISTING EDGE OF
LIN
> > > > > > > > >
CONCRETE
E
> > > >
BUS BAY >
> >
PROPOSED GRASS SWALE
95.3
EXISTING ENTRY
EX
UNDERGROUND
IS
TIN
PROPOSED ENTRY IN STORMWATER WATER TANK; EXISTING (GRASSED)
G
ACCORDANCE WITH AS OVERFLOW TO GRASS SWALE
TE
PIT OVER THE OUTLET TO UNDERGROUND STAFF PARKING
LS
2890.2 EXISTING RCP WATER TANK
TR
OUTLET TO UNDERGROUND
A
CREEK WATER TANK
EXISTING
EXISTING
BRIDGE
EXISTING EXISTING
BRIDGE
CAUTION -
EXISTING SERVICES THE CONTRACTOR IS TO DETERMINE THE
EXACT LOCATION OF ALL EXISTING SERVICES IN THE VICINITY
OF THE PROPOSED WORKS PRIOR TO THE START OF ANY
CONSTRUCTION. THE COST OF ANY RECTIFICATION WORKS
DUE TO DAMAGE TO EXISTING SERVICES SHALL BE BORNE BY
THE CONTRACTOR.
CLIENT: JOB NUMBER
REV DATE DESCRIPTION BY CHKD SCALE APPROVED 1014
PROJECT:
DATUM AHD
DESIGN LN
0 7.5 15 22.5 30 37.5m
................. SHEET: 2 OF 5
DRAWING NUMBER REV
Director: TONY SHELLEY DRAWING TITLE:
DRAWN LN SCALE 1:750 A3 (RPEQ 7736)
DESIGN CHECK TS
DRAWING STATUS
07 54534494 P02
This drawing is not to be copied or amended without written permission from [email protected] www.barlowshelley.com.au
DATE 4-09-13 Barlow Shelley Consulting Engineers NOT FOR CONSTRUCTION PO Box 432 Buderim 4556 ABN 42 135 788 813
Page 13
LEGEND
EXISTING BUILDING
PROPOSED DEVELOPMENT AREA
- SUBJECT SITE
EXISTING BUILDING
EXISTING WATER MAIN
EXISTING SEWAGE TREATMENT SYSTEM LOCATION
PROPOSED SEWAGE TREATMENT SYSTEM LOCATION
EXISTING STORMWATER
PROPOSED STORMWATER
EXISTING BUILDING TO
BE DEMOLISHED
PP
PROPOSED
PROPOSED
EXISTING VISITOR PARKING
OFFICES; REFER TO
WATER
ARCHITECT DWG
CONNECTION
EXISTING FH PROPOSED CARPARKING
EXISTING BUILDING
EXISTING
WATER MAIN
LA
EXISTING SEWAGE
K
TREATMENT
E
SYSTEM TO BE
M
RE-LOCATED
AC
D
O
N
AL
D
D
R
EXISTING EDGE OF CONCRETE
IV
> > > > > > > > >
BUS BAY
E
> > > > >
> >
SEWAGE TREATMENT
95.3
EXISTING ENTRY SYSTEM
NEW LOCATION
EXISTING STAFF PARKING
EFFLUENT
DISCHARGE TO
EXISTING
CREEK
IRRIGATION FIELD
EXISTING
EXISTING
BRIDGE
EXISTING EXISTING
BRIDGE
CLIENT: JOB NUMBER
REV DATE DESCRIPTION BY CHKD SCALE APPROVED 1014
PROJECT:
DATUM AHD
DESIGN LN
0 7.5 15 22.5 30 37.5m
................. SHEET: 3 OF 5
DRAWING NUMBER REV
Director: TONY SHELLEY DRAWING TITLE:
DRAWN LN SCALE 1:750 A3 (RPEQ 7736)
DESIGN CHECK TS
DRAWING STATUS
07 54534494 P03
This drawing is not to be copied or amended without written permission from [email protected] www.barlowshelley.com.au
DATE 4-09-13 Barlow Shelley Consulting Engineers NOT FOR CONSTRUCTION PO Box 432 Buderim 4556 ABN 42 135 788 813
Page 14
EXISTING BUILDING
TE
RE
NC
CO
EXISTING BUILDING TO
OF
BE DEMOLISHED
GE
ED
G
TIN
IS
EX
8.4m
12.5m
PROPOSED
ENTRY IN
ACCORDANCE
EDGE OF BITUM WITH AS 2890.2
EN
ROAD CENTER LINE
LAKE MACDONALD DRIVE
EDGE OF BITUMEN
CLIENT: JOB NUMBER
REV DATE DESCRIPTION BY CHKD SCALE APPROVED 1014
PROJECT:
DATUM AHD
DESIGN LN
0 2.5 5 7.5 10 12.5m
................. SHEET: 4 OF 5
DRAWING NUMBER REV
Director: TONY SHELLEY DRAWING TITLE:
DRAWN LN SCALE 1:250 A3 (RPEQ 7736)
DESIGN CHECK TS
DRAWING STATUS
07 54534494 P04
This drawing is not to be copied or amended without written permission from [email protected] www.barlowshelley.com.au
DATE 4-09-13 Barlow Shelley Consulting Engineers NOT FOR CONSTRUCTION PO Box 432 Buderim 4556 ABN 42 135 788 813
Page 15
>
>>
PROPOSED CARPARKING
>
EXISTING (GRASSED)
STAFF PARKING
>> >
EXISTING BUILDING
K
EE
R
>
C
PROPOSED VISITOR
PARKING 20 SPACES
PROPOSED ENTRY IN
ACCORDANCE WITH
AS 2890.2
E
IV
R
D
LD
>
A
N
O
D
C
>
A
M
E
K
LA
> >>
>
PP
5.20
4.20 13.70
1.30 9.50
0.40
1.15 3.05
meters 1.60 5.40
meters meters
Width 1.94 Tractor Width 2.50 Articulating Angle 70.0 Trailer
Track 1.77 Trailer Width 2.50 Lock to Lock Time 6.0
Lock to Lock Time 6.0
Tractor Track 2.50 Steering Angle 28.4
Steering Angle 30.0 Track 2.50
PASSENGER VEHICLE (B99) SEMITRAILER 19.0m
CLIENT: JOB NUMBER
REV DATE DESCRIPTION BY CHKD SCALE APPROVED 1014
PROJECT:
DATUM AHD
DESIGN LN
0 5.0 10 15 20 25m
................. SHEET: 5 OF 5
DRAWING NUMBER REV
Director: TONY SHELLEY DRAWING TITLE:
DRAWN LN SCALE 1:500 A3 (RPEQ 7736)
DESIGN CHECK TS
DRAWING STATUS
07 54534494 P05
This drawing is not to be copied or amended without written permission from [email protected] www.barlowshelley.com.au
DATE 4-09-13 Barlow Shelley Consulting Engineers NOT FOR CONSTRUCTION PO Box 432 Buderim 4556 ABN 42 135 788 813
Page 16
B
Appendix
Stormwater Quality Objectives – Construction Phase
Table 2.1 of Department Environment & Resource Management: Urban Stormwater
Quality Planning Guidelines – 2010
Healthy Waterways Guidelines for Building Sites
Page 17
Urban Stormwater Quality Planning Guidelines 2010
Table 2.1 Summary of design objectives for management of stormwater quality—construction phase of development
Construction phase stormwater design objectives Notes
Drainage control Design life and design storm of temporary drainage works: ARI = Average Return Interval (see Engineers Australia document Australian Rainfall
1. Disturbed area open for <12 months—1 in 2 ARI and Runoff).
2. Disturbed area open for 12-24 months—1 in 5 ARI Design capacity excludes minimum 150 mm freeboard.
3. Disturbed area open for > 24 months—1 in 10 ARI A higher drainage design objective may be required for temporary drainage structures
upslope of occupied properties.
A revised drainage design storm may be required if these design objectives are found to
be impracticable (e.g. in North Queensland).
Erosion control 1. Minimise exposure of disturbed soils at any time ‘Wet season’ means the high rainfall months, e.g. the four highest rainfall months.
2. Avoid or minimise large construction activities in the wet season
For point 4, determine the erosion risk rating using local rainfall erosivity, rainfall depth,
3. Divert water run-off from undisturbed areas around disturbed
or soil loss rate or other acceptable method. A rating scale such as very low, low,
areas moderate, high, extreme should be applied. Such ratings should reflect the local area.
4. Use erosion risk ratings to determine appropriate erosion control Example ratings may be shown in local council guidelines or detailed in best practice
measures guidelines.
Sediment control Use soil loss rates to determine appropriate sediment control For point 1, surrogate determinations may be used such as monthly erosivity or average
measures monthly rainfall.
Design storm for sediment control basins should be based on For point 2, a commonly used design storm for basin sizing is 80th% five-day event.
retaining the maximum sediment quantity for the maximum volume Depending on the settling characteristics of local soils, a higher ‘operational’ design
of water run-off storm can be achieved with chemical dosing operated in flow-through mode in a large
Site discharge during sediment basin dewatering should not exceed storm with rainfall-activated
50 mg/L TSS and pH between 6.5–8.5 auto-flocculent dosing, and advanced hydraulic efficiency features such as floating off-
takes, and a sediment forebay.
For example, on the Sunshine Coast operation of the basin can achieve the water quality
outcomes in any rainfall event up to 125 mm rainfall depth in any five-day period 2.
For point 3, TSS = total suspended solids. Turbidity measurements (e.g. 60
Nephelometric Turbidity Units (NTU)) could be used; however, for accuracy, a site-
specific relationship should be developed between turbidity and total suspended solids.
2 WBM Pty Ltd 2009, Sediment Basin Design Assessment Report to Sunshine Coast Regional Council (SCRC)
<http://www.sunshinecoast.qld.gov.au/addfiles/documents/environment/erosion/WBM_SedBasinModel.pdf>.
20
Page 18
Urban Stormwater Quality Planning Guidelines 2010
Water quality Stormwater flows from undisturbed and disturbed areas— As far as is reasonable and practicable, all run-off from disturbed areas is collected and
outcomes manage to help protect environmental values drained to a sediment basin—up to the design storm event.
Coarse sediment—coarse sediment is retained on site Achieve site discharge water quality through, for example, appropriate sediment basin
Fine sediment—Site discharge during sediment basin dewatering design and operation with flocculation as required.
has a TSS concentration less than 50 mg/L
Turbidity—Site discharge during sediment basin dewatering has a A site-specific relationship should be developed between turbidity and suspended solids,
turbidity (NTU) less than 10% above receiving waters turbidity— prior to the commencement of construction on large and medium scale construction sites.
measured immediately upstream of the site
Nutrients (N & P)—Nitrogen and phosphorus are managed through
sediment control.
pH—Site discharge during sediment basin dewatering has a pH May be further limited to prevent mobilisation of specific elements.
range 6.5–8.5
Litter and other waste—Prevent litter/waste entering the site, the Avoid wind blown litter; remove gross pollutants.
stormwater system or watercourses that discharge from the site. Also
minimise or sufficiently contain on-site litter and waste production
and regularly clear waste bins
Hydrocarbons and other contaminants—Hydrocarbons and other See the prescribed water contaminants in schedule 9 of the Environmental Protection
contaminants are prevented from entering the stormwater system or Regulation 2008. Waste containing contaminants must be disposed of at authorised
internal watercourses that discharge from the site facilities. Store oil and fuel in accordance with Australian Standard AS1940—no visible oil
or grease sheen on released waters.
Wash down water—Wash down water is prevented from entering
the stormwater system or internal watercourses that discharge from
the site
Cations and anions—Cations and anions including aluminium, iron
and sulfate are managed as required under an approved acid sulfate
soil management plan
Stormwater Hydraulics and hydrology—Take all reasonable and practicable Including making best use of constructed sediment basins to attenuate the discharge rate of
drainage/flow measures to minimise significant changes to the natural waterway stormwater from the site.
management hydraulics and hydrology from:
• peak flow for the one-year and 100-year ARI event
(respectively for aquatic ecosystems and flood protection)
• run-off frequency and volumes entering receiving waters
• uncontrolled release of contaminated stormwater
21
Page 19
SUPPORTED BY
QMBA HIA
Queensland Master Housing Industry
Builders Association Association Ltd
417 Wickham Terrace PO Box 3573
Brisbane QLD 4000 South Brisbane QLD 4101
Ph: (07) 3404 6444 Ph: (07) 3846 1298
Fax: (07) 3832 2361 Fax: (07) 3846 3794
www.masterbuilders.asn.au www.hia.com.au
Copyright 2006
These guidelines are protected by Australian copyright law.
For permission to use any of the material, contact the
Brisbane City Council or Gold Coast City Council. Some photographs
and drawings are owned by Catchments & Creeks Pty Ltd.
Controlling stormwater pollution
Sediment from building sites is choking our local
on your building site
creeks, rivers and marine systems. It is vital that erosion
and sediment controls are in place on building sites to www.healthywaterways.org
reduce the amount of sediment and other pollutants
entering the waterways.
All of us – homeowners, government and the building
industry – have a role to play in protecting our waterways.
Play your part – check and maintain controls daily.
Moreton Bay
Page 20
Controlling stormwater pollution on your building site
Contents Introduction
What are the impacts?. . . . . . . . . . . . . . . . . . . . . . . . . . 2 These guidelines provide a practical guide to best
practice techniques to minimise stormwater pollution from
Erosion and sediment control on building sites. They are designed to help people involved
residential building sites . . . . . . . . . . . . . . . . . . . . . . . . 2 in the building industry comply with their statutory
environmental duties and avoid large fines.
Environmental law . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
The following fact sheets provide practical examples
Erosion controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 of recommended control measures. Included is an easy-
Sediment control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 to-follow daily site checklist to guide site supervisors.
1 Erosion and sediment control daily site check list
Drainage control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2 Erosion and sediment control on residential
Building operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 building sites
Storage of materials on hard surfaces. . . . . . . . . . . . . . 8 3 Erosion control
4 Sediment control
Grouped building lots . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5 Drainage control
Erosion and Sediment Control Management Plans . . . 9 6 Building operations
7 Storage of materials on hard surfaces
8 Grouped building lots
9 Erosion and Sediment Control Management Plans
Erosion and sediment control BEST PRACTICE
daily site check list Best practice is the management of an activity to ensure
environmental harm is minimised using cost-effective
An erosion and sediment control check list has been measures. These practices are assessed against national
developed to assist builders and site supervisors and international standards.
managing the task of control measure maintenance.
SAVE MONEY TIME AND ENERGY
For further information on erosion and sediment control,
contact your local council. Some of the benefits to home owners, builders and
the building industry include:
• all-weather site access
• improved wet weather working conditions
LEGEND • sites do not get boggy
• less mud and dust problems
✓ – Best practice • reduced stockpile losses
• reduced clean-up costs
✕ – Not best • a better public image
practice
• more marketable sites
• fewer public complaints
• reduced risk of fines
• better fishing for everyone
• healthier waterways.
National and international experience shows that the
cost of effective pollution management on building sites
is greatly reduced within the first few years as builders
become experienced with the various techniques.
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What are the impacts? SEE FACT SHEET 2
Soil, sediment and litter from building sites can be major
sources of stormwater pollution, and can cause:
• negative impacts on recreational fishing and
the seafood industry
• sediment build-up within waterways which
can lead to weed growth
• loss of valuable topsoil
• significant public safety problems when washed
✕
onto roads and intersections Mud and dirt on road after rain due to poor
on-site erosion and sediment control
• blocked drains and water sensitive urban design
features leading to flooding and increased
maintenance costs to the community
• significant harm to the environment of freshwater
and marine systems through the loss of valuable
seagrass habitat for marine creatures
• public health issues from increased algal blooms
• reduced recreational opportunities due to increased
turbidity
✕
Sediment moving out of Moreton Bay into the ocean
through Jumpinpin
Erosion and sediment control on residential building sites SEE FACT SHEET 2
Principles of effective stormwater pollution control include:
• sensible site planning
• diversion of up-slope water (where appropriate)
• stabilised site entry/exit point
• minimisation of site disturbance and duration of
disturbance
• installation of sediment controls along the lower
edge of the site
• appropriate location and protection of stockpiles
• early connection of roofwater downpipes
• trap on-site run-off from tool, paint and concrete
washing and brick, tile and concrete cutting
• continual monitoring and maintenance of all
control measures
• compaction of backfilled trenches
• revegetation and stabilisation of the site
• development and implementation of Erosion
and Sediment Control Management Plans ✓
when appropriate. Control measures in place on a residential building site
2
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Controlling stormwater pollution on your building site
SITE PLANNING
When planning the site layout, building location and earthworks, it is possible to minimise the number
of control devices needed for the sediment control zone, and their interference with the building process,
with a little forward thinking. Suggestions are to:
• minimise the reshaping of the land
• direct stormwater to flow around the building area and any unstable batters
• allow room for a sediment barrier, eg. sediment fence, to be located along the lower side of the disturbance
• design the home to suit the property type, eg. construct pole homes on steep properties
• avoid the permanent use of long, steep and unstable driveways
• avoid the use of exposed aggregate concrete surfaces in areas where the wash-off cannot be contained.
Sediment Control Zone
The sediment control zone is any
area of land disturbance which has
potential for the erosion of sediments.
This area should be protected by a
downslope sediment control
measure or device.
✓ ✕
Good site planning Poor site planning – stockpile over
sediment fence, materials and toilet
stored outside building site
Environmental law SEE FACT SHEET 2
The Environmental Protection Act 1994, Environmental Protection (Water) Policy 1997 and the Integrated Planning
Act 1997 are important pieces of legislation that control the way in which soil erosion and sediment are required to
be dealt with on building and development sites.
PENALTIES
Breaches of the Environmental Protection (Water) Policy
1997 may result in:
• on-the-spot fines under the Environmental Protection
(Water) Policy 1997 (ranging from $300 to $600)
• prosecutions under the Integrated Planning Act
1997 or the Environmental Protection Act 1994
(fines of thousands of dollars or prison sentences
for serious offences)
• the prosecution of individuals and/or companies. Council officer explaining the Environmental Protection
(Water) Policy 1997
3
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Erosion controls SEE FACT SHEET 3
MINIMISE DISTURBANCE
• Earthworks should be kept to a minimum, and should only be commenced immediately prior to building works.
• Maintain as much soil coverage as possible with the use of grass, leaf litter and mulch, gravel or erosion control
blanket (ECB) or matting.
• Vegetation located down-slope of the work site assists in filtering out sediment. Where practicable, maintain
kerb vegetation such as grass and turf strips in a healthy state during the building process.
STOCKPILES
• Stockpiles and building materials should not be stored
on the footpath or within the road reserve. Permission
must be obtained from your Council to store materials
in these areas otherwise fines may be imposed.
• Minimise stockpile losses with the use of covers.
• All stockpiles and building materials should be located
within the sediment control zone, for example up-slope
of a sediment fence.
✕ • Stockpiles must not be located within an overland flow
Stockpiles without protection path.
SERVICE TRENCHES
Backfill service trenches, cap with topsoil, and compact to a level at least 75-100 mm above the adjoining ground
level (either manually or with a small machine). This allows for some subsidence of the fill material, and ensures the
fill is sufficiently compacted to avoid erosion at a later time. (Note that trenches must be backfilled in accordance
with AS3500).
EROSION CONTROL BLANKETS OR MATTING
Erosion control blankets or matting can be used to minimise
soil erosion and stormwater pollution from sites by:
• containing high erosion risk soils
• stabilising steep slopes.
SITE REHABILITATION
All areas disturbed by building activities should be promptly
and progressively stabilised, using techniques such as
revegetation and landscaping, so they no longer act as
sources of sediment.
MULCHING AND GARDEN BEDS ✓
To minimise soil loss, mulch should be applied to open Rehabilitate the site promptly to reduce the chances
garden beds at a depth of 75-100 mm. of further erosion
This will assist in plant establishment, minimise water
loss and help to control weeds.
Ensure that mulch is stabilised on unstable slopes (e.g. batters and riparian areas) to avoid it washing away and
ultimately entering waterways.
4
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Controlling stormwater pollution on your building site
Sediment control SEE FACT SHEET 4
STABILISED ENTRY/EXIT POINT (RUMBLE PAD)
• Manage entry/exit point (rumble pad) so that sediment is not tracked
off the site.
• Restrict site access to one stabilised location.
• Recommended construction method for stabilising access points
is a 150-200 mm deep pad of minimum 40 mm crushed rock.
• The pad should be at least 2 metres wide and extend from the kerb
✓
Stabilised gravel entry/exit point (rumble pad)
to the building slab.
• Where the entry/exit pad slopes towards the road, a 200 mm high bund (hump) should be installed across the
pad to deflect stormwater run-off to the side where it can be filtered by a sediment fence.
Note: The location of the permanent driveway may not be an appropriate location for the construction entrance.
SEDIMENT BARRIERS/FENCES
• Install sediment barriers along the lower
side of the soil disturbance.
• The most efficient sediment barrier for
building sites is specially-manufactured
geotextile sediment fencing.
• Sediment fences on building sites
are usually wire-tied to steel or hardwood
posts (wire-tied sediment fences have the
advantage of being more readily unhooked
from their support posts).
• The support posts are spaced no greater
than 2 metres apart and the sediment
fence buried to a depth of 200 mm. ✓
Sediment fence
• For public safety and sediment control
efficiency, sediment barriers should not be
located outside property boundaries without Council approval.
• Sediment barriers should only be placed on the road as a last resort.
• Sediment barriers placed in front of roadside stormwater inlets are rarely as effective as onsite controls and
at best usually result in the sediment being washed down the street and into the nearest open gully inlet.
• Only use proper geotextile sediment fence fabric. Don’t use filter cloth or shade cloth.
USE OF SIGNS
Public signs that warn of the need for proper sediment control devices and
maintenance are becoming more widely used. Contact your council for further
information.
✓
Sediment control information signage
5
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MAINTENANCE OF CONTROL MEASURES
All erosion, sediment and drainage control measures need to be regularly
checked and maintained in good working order. Best practice includes
anticipation of potential risks and being prepared for abnormal
circumstances and emergencies. These measures include:
• Stockpile extra sediment fence fabric and posts on-site to facilitate
emergency repairs. ✓
• Reapply crushed rock to the entry/exit pad (rumble pad) when All measures require regular inspection
sediment build-up occurs.
• Repair eroded drainage channels with rock, turf or erosion control
blankets or matting.
• Ensure built-up sediment is removed at regular intervals from
sediment barriers.
• Check and replace/repair sediment barriers daily if they are ripped,
damaged or no longer anchored.
✓
Excessive sediment deposits must be removed
from entry/exit point (rumble pad) and
Drainage control SEE FACT SHEET 5
additional crushed rock applied
DIVERSION OF UP-SLOPE WATER
• Where practicable, divert up-slope water around the disturbed area.
• Stormwater can be diverted with the use of small turf or geotextile lined catch drains, or with the use of
diversion banks.
• Diverted stormwater should be discharged onto stable ground (for example turfed areas) and should not
be diverted into neighbouring properties unless written permission is obtained from the land owner(s).
EARLY ROOF WATER CONNECTION
• Temporary or permanent downpipes should be installed as soon as
practicable after the roof is laid.
• Early connection of roof water to the stormwater system will reduce site
wetness and the generation of on-site mud. This has been shown to
reduce downtime following storm events and decrease the average
building construction time.
✓
Temporary roof water connection
6
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Controlling stormwater pollution on your building site
Building operations SEE FACT SHEET 6
Prior to commencing building work
• Obtain all necessary permits, licences and approvals.
• Prepare a site specific Erosion and Sediment Control (ESC) Management Plan and have all necessary
ESC materials available.
• Avoid clearing vegetation and excavating until ready to build.
• Where necessary in new estates, temporary revegetation may be required.
Points to consider as part of building operations
• Tool and paint washing, brick, tile or masonry cutting and water-cooled cutting activities should be done
within the property boundaries.
• All waste water should be contained on-site where possible.
• Activities should be carried out on a permeable surface or up-slope of an infiltration trench.
• Vehicles should not be parked on the footpath area or verge where they can damage essential vegetation
and transport dirt onto the road.
• Contain waste concrete washed from trucks, mixers and barrows on site; do not wash out into stormwater
systems as this can clog drains and cause flooding during storm events.
LITTER AND BUILDING WASTE
All hard waste should be stored on-site in a way that prevents material loss caused by wind or water. Smaller
materials such as litter should be contained in covered bins or litter traps formed on three sides by a geotextile
wind break or similar device.
When travelling to and from the site, secure load to prevent wind blown litter polluting our waterways and roadsides.
✓ ✕
One way to properly store building waste Poor litter and building waste storage
SITE CLEAN-UP
Remove accidental spills of soil or other materials from the road,
gutter or any location outside the control of the primary sediment
barrier:
• immediately if it is raining or likely to rain during the day
• at least upon completion of the day’s work (even if rainfall is
unlikely during the night)
• use a broom and shovel instead of hosing to clean hard surfaces.
• clean up food packaging after meal breaks as this litter can enter
stormwater systems and waterways.
✓
Following storms, the road reserve and sediment barriers should be Undertake regular site clean-ups
inspected and excess sediment residue removed.
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CONCRETE MIXER CLEAN-UP
Fully contain concrete waste washed from trucks and mixer units on-site and store where it cannot be washed from
the site, harming the environment.
EXPOSED AGGREGATE CONCRETE SURFACES
• Builders need to demonstrate how they intend to prepare exposed aggregate surfaces without allowing cement
residue to flow into stormwater drains or waterways.
• Where practicable, wash cement residue onto pervious surfaces or fully contain it within temporary sediment
dams created from tightly stacked sand bags.
• When suitably dry, shovel cement residue into a waste disposal bin.
• At no time should cement residue or wastewater run-off enter the roadside gutter.
This may make it impractical on some sites for exposed aggregate driveways to be constructed. In such cases,
an alternative driveway finish must be used.
Storage of materials on hard surfaces SEE FACT SHEET 7
Whenever possible, materials should be stockpiled within the sediment
control zone and, where necessary, covered with waterproof sheeting to
minimise the potential for transport of sediments in stormwater.
Materials may be temporarily stored on hard surfaces only where it is
necessary to place erodible material on hard surfaces to undertake
work and no other reasonable options are available.
✕
Don’t store stockpiles on hard surfaces without
suitable protection
Grouped building lots SEE FACT SHEET 8
When one builder controls more than one building lot, combined-lot sediment control structures may be placed
down-slope if:
• the combined sediment control measures provide a level of protection at least equal to that provided by
individual lot protection
• The builder accepts responsibility for the ongoing monitoring and maintenance of sediment control devices
• suitable drainage and erosion control measures are applied to each building lot
• a suitable sign is placed in a prominent location outside each lot and/or at the entrance of the
estate indicating such controls are in place.
8
Page 28
Controlling stormwater pollution on your building site
Erosion and Sediment Control Management Plans SEE FACT SHEET 9
Where appropriate, discuss the submission of a management plan with the appropriate building control body.
These plans need to communicate to all - builders, subcontractors, private certifiers, home owners and regulators
involved in the building – how stormwater pollution will be controlled on the site.
EROSION AND SEDIMENT CONTROL INSTALLATION SEQUENCE
1. Establish a single stabilised entry/exit point (rumble pad).
2. Install sediment fence(s) along the low side of the site.
3. Divert up-slope water around the work site and appropriately stabilise any drainage channels.
4. Clear only the areas necessary (maintaining vegetation on footpath).
5. Stockpile topsoil within the sediment control zone.
6. Stabilise exposed earth banks (for example, with vegetation or erosion control blankets).
7. Install on-site waste receptacles (mini-skips, bins, wind-proof litter receptors).
8. Install roof downpipes as soon as practicable after the roof is laid.
9. Ensure that all control measures are maintained in good working order.
10. Revegetate or otherwise stabilise the site.
✓ ✕
• Stockpile is located behind the sediment fence • Stockpile has not been placed behind the sediment fence
• Good site planning • Building waste and litter has not been placed in the skip
• Turf strip well maintained • Poor site planning and management
• Sediment fence well constructed and in correct
location
Note: Diagrams and selected photos courtesy of Catchments & Creeks Pty Ltd.
9
Page 29
SUPPORTED BY
QMBA HIA
Queensland Master Housing Industry
Builders Association Association Ltd
417 Wickham Terrace PO Box 3573
Brisbane QLD 4000 South Brisbane QLD 4101
Ph: (07) 3404 6444 Ph: (07) 3846 1298
Fax: (07) 3832 2361 Fax: (07) 3846 3794
www.masterbuilders.asn.au www.hia.com.au
Copyright 2006
These guidelines are protected by Australian copyright law.
For permission to use any of the material, contact the
Brisbane City Council or Gold Coast City Council. Some photographs
and drawings are owned by Catchments & Creeks Pty Ltd.
Controlling stormwater pollution
Sediment from building sites is choking our local
on your building site
creeks, rivers and marine systems. It is vital that erosion
and sediment controls are in place on building sites to www.healthywaterways.org
reduce the amount of sediment and other pollutants
entering the waterways.
All of us – homeowners, government and the building
industry – have a role to play in protecting our waterways.
Play your part – check and maintain controls daily.
Moreton Bay
Page 30
C
Appendix
Existing / Previous Site Facilities
Excerpt from Site History Review by LeVert Environmental
Page 31
B]i om sto] t intel] follows creek bank aa a <1 Pra Septic infiltration trenches Legend: Approximate Site Boundary Source Google Earth Date: 22-7-10 Ref: 10459-1 Client: CSR Limited Project: CSR/PGH Cooroy Title: General Site Layout Figure: 2 LeVert
Used in these records
REFERENCED DOCUMENT MCU13/0171Related documentApplication case desk ↗
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