2.10 detailed design and project plan - planning.wa.gov.au · differentiate between those works to...

Development Services Branch Developers Information Pack

Version 1.2 May 2011 Document #840638 Warning document uncontrolled if printed 7

2.10 Detailed Design and Project Plan

The design process to be followed, is as detailed in the Water Corporation’s Developers Manual.

The Corporation aims to minimise the time required for internal review and acceptance of design submissions. This can only occur where high quality, well thought out proposals are presented.

Note: This is the earliest point at which the Corporation is able to establish Land Development Agreements and accept reticulation designs

2.11 Tendering and Contract Award

The calling of Tenders should not occur until;

a. a design has been accepted, and

b. the Corporation has commented on the tender documents unless specific approval from the Corporation has been received to vary these requirements.

Tender documents should be structured in a manner that clearly differentiates the components previously agreed to be within scope of the prefunding arrangement.

Note: This is the earliest time at which the Corporation is able to establish Performance (Bond) Agreements to enable early subdivision clearances. Refer Information Sheets LDIS 47 and LDIS 58 for further detail.

2.12 Asset Acceptance and Takeover

The Corporation’s requirements and procedures for this stage are documented in the Developers’ Manual.

With regard to asset take-over the developer should pay particular attention to the mandatory requirements set out in Clause 2.7 of the CCWA, as take-over of the asset and accordingly the commencement of any recoup will not occur until ALL criteria are complied with.

On the satisfactory completion of all requirements the Corporation will notify the developer in writing of the asset take-over date.

2.13 Recoup of Prefunded Amounts

The Corporation will manage the recoup of prefunded amounts in accordance with the arrangements established at Schedule 4 of the CCWA.

Where the recoup arrangements are on a performance basis the developer will be required to provide annually information substantiating development that has occurred within the agreed performance area.

Development Services Branch Developers Information Pack

Version 1.2 May 2011 Document #840638 Warning document uncontrolled if printed 8

In conjunction with the final recoup payment under a CCWA the Corporation will advise the developer in writing that the CCWA is closed.

3. Designer / Project Managers Obligations

In establishing agreements with land developers for the delivery of Corporation funded assets, either prefunded or directly funded, the Corporation has the following expectations of the Consulting Engineer :-

• The interests of both the land developer and the Water Corporation will be equally considered in all decisions related to the delivery of the asset.

• Any cost variations will be referred to the Water Corporation where required under clause 3.1 of the CCWA before any commitments are made.

• The consideration of all options will include an assessment of the benefits and disbenefits associated with each and discussed with both parties before decisions are made.

• Both Tender documentation and claims for costs will clearly differentiate between those works to be funded under the CCWA and those that are attributable to the land development. Temporary assets are the responsibility of ( Developer’s name)

• All costs not covered by the Construction Contract (design, supervision, contract administration etc) will be documented, established and managed on a time and effort basis (ie: not as a percentage of the Construction Contract value).

• An achievable project schedule will be provided to the Corporation, which takes full account of the input required from all parties.

With regard to the Consulting Engineers capability and capacity to undertake this engagement the Corporation’s expectations are that :-

• suitably qualified and experienced personnel are available to undertake this role.

• that the company has the capacity to achieve the components of the project schedule for which it is responsible.

• the company holds and understands the application and requirements of all relevant Water Corporation manuals and standards.

City of Greater Geraldton Glenfield Beach Local Structure Plan

November 2015 Revision 5.1 104

APPENDIX 8 – INFRASTRUCTURE ASSESSMENT REPORT

AECOM

Glenfield Beach Development

Preliminary Engineering Services Report

26 September 2012

Appendix D

Development Infrastructure Assessment Report

AECOM

Glenfield Beach Development

Preliminary Engineering Services Report

26 September 2012

d-1

Appendix D Development Infrastructure Assessment Report

North Bay Development

North Bay Developments Pty Ltd

23 March 2010

Document No. WA-B10-397

Drummond CoveInfrastructureDevelopment Infrastructure Assessment Report

AECOMNorth Bay DevelopmentDrummond Cove Infrastructure

G:\AIMS\bids\WA-B10-397 - Drummond Cove Estate\6 Draft Docs\6.1 Reports\Draft Inf report 230310.docRevision 0 - 23 March 2010

Drummond Cove InfrastructureDevelopment Infrastructure Assessment Report

Prepared for

North Bay Developments Pty Ltd

Prepared by

AECOM Australia Pty LtdUnit 8/273 Foreshore Drive, Geraldton WA 6530, PO Box 263, Geraldton WA 6531, AustraliaT +61 8 9920 4800 F +61 8 9221 7265 www.aecom.comABN 20 093 846 925

23 March 2010

WA-B10-397

© AECOM Australia Pty Ltd 2010

The information contained in this document produced by AECOM Australia Pty Ltd is solely for the use of the Client identified on the cover sheetfor the purpose for which it has been prepared and AECOM Australia Pty Ltd undertakes no duty to or accepts any responsibility to any third partywho may rely upon this document.

All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmittedin any form without the written permission of AECOM Australia Pty Ltd.

http://www.aecom.com



Quality Information

Document Drummond Cove Infrastructure

Ref WA-B10-397

Date 23 March 2010

Prepared by Chris Lee

Reviewed by Gerry Talbot-Evans

Revision History

RevisionRevisionDate

DetailsAuthorised

Name/Position Signature

0 23-Mar-2010 For Client Review Chris LeeProject Director



Table of Contents1.0 Introduction 1

1.1 Project and Description 11.2 Site Location 1

2.0 Infrastructure Services 12.1 Topography and Earthworks 12.2 Roads 22.3 Stormwater 32.4 Water and Sewer 32.5 Power 42.6 Gas 42.7 Telstra 4

3.0 Conclusions and Recommendations 5

Appendix ATown Planning Scheme No. 5 A

Appendix BWater Corporation Sewer Catchment Plan B


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1.0 Introduction

1.1 Project and DescriptionAECOM has been commissioned by North Bay Developments Pty Ltd to provide advice on the existinginfrastructure and future servicing and engineering requirements for the proposed Drummond Cove subdivision,currently known as Ocean Heights Estate comprising of Lots 9000, 404, 5825 & 1001 at Drummond Cove locatedwithin the City of Geraldton-Greenough.

This report includes the following key elements:

an investigation of the existing service infrastructure,

a review of the development’s infrastructure servicing requirements, and,

the identification of any technical constraints to the development.

1.2 Site LocationThe subject site is approximately 179 ha with potential capacity for the development of up to 2800 lots and issituated approximately 11 km north of the Geraldton town centre within the City of Geraldton-Greenough.

The proposed development site is currently zoned residential as depicted on the City of Geraldton-GreenoughTown Planning Scheme No.4. However recent advice from the City of Geraldton-Greenough’s planningdepartment is that release of Town Planning Scheme (TPS) no. 5 for the subject area is imminent.

Advice from City planning staff during compilation of this assessment is that the proposed development site hasbeen rezoned RSP, (Residential Structure Plan), under the forthcoming TPS No. 5. Of particular note in therevised scheme is an amendment to the zoning of an area south of Glenfield Beach Drive adjacent ChapmanRoad known as ‘Rum Jungle’ which has been re zoned from ‘General Farming’ under TPS No. 4 to ‘RSP’ and‘Reserve’ under TPS No. 5.

A copy of TPS No. 5 is attached as Appendix A

2.0 Infrastructure Services

2.1 Topography and EarthworksThe nature and existing condition of the site has been extensively discussed in previous reports by consultantssuch as Greg Rowe and Associates, Cardno BSD and MP Rogers & Associates. However, in essence the subjectsite comprises an undulating coastal dune formation sparsely vegetated with Acacia scrub. The Greg Rowe andAssociates report notes that Coffey were to undertake a geotechnical assessment of the site however AECOMhas not been provided a copy of this assessment to date.

AECOM understands that prior to earthworks taking place in the recently constructed stages of Ocean Heights,Unexploded Ordnance Surveys (UXO) were required to be completed as the subject site has reportedly beenused as a military training area prior to development taking place. Further UXO surveys are highly likely to be arequirement in future stages of the development.

Soil types across the bulk of the proposed subdivision development site will likely consist of predominantly dunesand and silty deposits with the potential for some limestone outcropping that will pose little problem toconstruction.

Earthworks for future stages of the proposed development site are anticipated to consist of a balanced cut to fillexercise to create an undulating site and maximising view opportunities similar to design concepts at the SunsetBeach development in Geraldton. AECOM understands that current City of Geraldton-Greenough developmentguidelines require that retaining wall construction be kept to a minimum, or be carried out on an ‘as required’ basisonly, to allow for civil engineering design requirements as there is a drive to move away from the current level, flatretained development scenario common in this region.



With this in mind, careful consideration will be required during the design process to ensure that the interfacebetween Ocean Heights and adjacent stages of the development site results in an aesthetically sensitivetransition away from the level, retained scenario currently on site.

Site stabilisation and dust management have previously been significant issues during the development of theOcean Heights Estate, attracting high level attention from both local residents and the City of Geraldton-Greenough. In order to mitigate the risk of further issues during future earthworks on the proposed developmentsite, it is anticipated that detailed Dust Management Plans, formulated in conjunction with staging plans, will berequired to be developed collaboratively with engineering and planning staff from the City of Geraldton –Greenough.

It is also worth noting that the City of Geraldton-Greenough currently has a moratorium on bulk earthworks,including retaining wall construction, between 1st October and 1st March due to the high winds and potential dustissues over the summer period. Plans are currently being developed to work with the City on reducing theduration of this period and thereby allowing a greater development opportunity window.

AECOM has not been made aware that any formal geotechnical investigation has been conducted on thisparticular site to date. At this stage, it is not expected that there will be any major geotechnical difficultiesexperienced during construction. However, this can only be confirmed after a study of the report of the results of adetailed geotechnical investigation that would be required to be provided by the Client prior to any further detaileddesign. The provision of this report will almost certainly be a WAPC requirement.

2.2 RoadsIt is anticipated that provision will need to be made for undertaking various investigations relating to traffic andtransport planning in support of any future proposed Structure Plans for the development site. It is believed thatthe need to undertake such tasks will be as a result of the WAPC being unlikely to endorse a proposed structureplan until some of the following potential assessments have been made:

Establish existing situation with regard to transport networks (roads, paths, etc) in the vicinity of the StructurePlan

Estimate traffic volumes on key links (and at key intersections) within the Structure Plan and the potentialimpact upon traffic volumes on existing roads.

Analysis of transport networks, including intersection analyses Provide advice on intersection controls, road reservation widths, cross sections and individual elements

within the cross sections, etc. Establish the need for any changes to the surrounding transport networks Integration with surrounding area, including road, cycle and pedestrian networks.

The City of Geraldton-Greenough’s land development standards and guidelines, which also recognise the DraftIPWEA Local Government Guidelines for Subdivisional Development, will be used as the basis for the design andconstruction of all internal roadwork. For residential roads, this will likely consist of an asphaltic concrete sealedroad surface with kerbs, intersection treatments, and a formal storm water drainage network for stormwatercollection and disposal.

Pavement thickness will be designed as per relevant local standards and it is required that soil tests be conductedas part of the geotechnical report to determine the Californian Bearing Ratio, (CBR), of the subgrade, as well asparticle size distribution, plasticity index, liquid limit and linear shrinkage.

The site is currently accessed via Glenfield Beach Drive from Chapman Road at the North of the developmentsite. However, it is envisaged that a second access will be required to provide access / egress from the south.The location of the southern access point will be dependent upon the final endorsed structure plan for thedevelopment in conjunction with the surrounding Town Planning scheme. It is worthy noting however, that there isan existing gazetted road reserve off Chapman Road, north of the existing Waste Water Treatment Plant, whichmay be able to be utilised for this purpose.

Chapman Road along the length of the proposed development site may also be required to be upgraded asoccurred during the Sunset Beach development due to the ongoing stormwater drainage and flooding issues atvarious locations in this area however this has not been confirmed with the City of Geraldton-Greenough to date.



2.3 StormwaterDue to the existing nature of the site and ground conditions, it appears that most of the rainfall received currentlyinfiltrates into the site, with only a small percentage becoming surface runoff. However, once the site has beendeveloped, impervious surfaces such as road pavements and compacted gravel will increase the stormwaterrunoff volume.

All additional surface runoff produced by the development, particularly from the proposed road pavements androad verges, will be required to be contained within the site. In the absence of any design drawings or asconstructed survey information; the City of Geraldton-Greenough has verbally confirmed that the completedstages of Ocean Heights Estate have adopted a traditional piped drainage network that currently discharges totemporary sumps located on the east and west of the developed site. These discharge points will be required tobe relocated / reconstructed at a later date in positions to suit future staging.

In discussion with the City, it is anticipated that further development will be required to incorporate current WaterSensitive Urban Design principles such as the construction of roads with one way cross falls and edge beamkerbing, allowing for stormwater runoff to be captured in wide verges / swales and soakwell type arrangements.

Note that the Bayside development to the west of Glenfield Beach Drive has incorporated the construction ofAtlantis Cell Infiltration Galleries in place of traditional sumps or swales, most likely due, to the favourableinfiltration capability of the existing dune sand. However, the City has advises that it is unlikely to support thecontinued use of Infiltration Galleries due to the potential for maintenance issues and the high cost ofreplacement, should the need arise.

It will be a requirement that a geotechnical investigation be carried out to provide a geotechnical report thatincludes a discussion on the in-situ soil permeability and determines the depth of the groundwater level, as theseparameters are important in determining the suitability of swale drains as primary drainage control for thedevelopment.

A stormwater management plan may be required to satisfy the Western Australian Planning Commission (WAPC)conditions, prior to approval being given to proceed with any proposed development. Among otherconsiderations, this will need to take into account factors such as geology, hydrogeology and groundwatercharacteristics, proximity to sensitive or significant water resources, land requirement for stormwater storage, andhow the development can apply the principles, objectives and requirements for total water cycle management asoutlined in the State Planning Policy 2.9 Water Resources, Liveable Neighbourhoods and the StormwaterManagement Manual for WA. AECOM can provide a Fee Proposal for the provision of a StormwaterManagement Plan upon Client request.

2.4 Water and SewerWater

Dial before You Dig information has confirmed that as part of the Ocean Heights Development, the waterreticulation mains servicing Drummond Cove have been upgraded including the construction of a new 375mm diamain in Glenfield Beach Drive from Chapman Road to service the new Ocean Heights Development.

As part of the Ocean Heights Development a 250mm main was constructed from Glenfield beach Drive to MistralCrest that currently terminates south of Swell Terrace. In discussion with the Water Corporation, we have beenadvised that this 250mm main will continue to approximately half way south in the proposed development sitewhere it will be reduced in diameter to 150mm and form a ring main looping back to the termination point of theexisting 150mm main at the south end of Glenfield Beach Drive to provide water reticulation to the entireproposed development site. Advice from the Water Corporation is that it is unlikely that there will be any issueswith providing adequate water reticulation infrastructure for the remainder of the proposed development site.

Sewer

Appendix B contains a copy of the current Water Corporation Sewer Catchment plan for the proposeddevelopment site.

It is important to note, that depending on future development plans, there will be requirements for further pumpstation and sewer reticulation construction as follows:



Development to the South of Ocean heights – will require the construction of the 225mm gravity sewer from theexisting Pump Station W2T to the future Pump Station D with a temporary pressure main across to the existing100P temporary pressure main in order to provide discharge to the existing Waste Water Treatment Plant(WWTP). Note however, that Water Corporation advised that PSW2T may have some additional capacity beforethe upgrades are required. However, this will be dependent upon the final Structure Plan for this area.

Development to the East of Ocean Heights – will require construction of an internal gravity sewer and the 375mmfuture gravity main to Pump Station C. Future Pump Station C will require construction together with theconstruction of a pressure main south along Chapman road to the intersection of Hagan Road, and west acrossthe site to provide discharge to the WWTP.

The Water Corporation Catchment Plan provides indication of the current requirements for the buffer zone aroundthe Geraldton North Wastewater Treatment Plant, (WWTP), and notes that the Water Corporation intend todecommission the WWTP and construct a sewer pump station and new treatment ponds at Oakagee. The WaterCorporation has advised that the decommissioning of the WWTP is a long term plan that is unlikely to occur for 20years and the proposed Oakagee treatment ponds are currently planned to be constructed in the southern extentsof the Oakagee Industrial estate.

The Water Corporation has confirmed that the existing 100P pressure main shown on the Catchment Planproviding connection from PSW2 to the Geraldton North WWTP is temporary, and can be relocated as required,as it will eventually be decommissioned when all headwork’s infrastructure for the proposed development site iscompleted.

The Water Corporation has also confirmed that there is currently an easement over the temporary 100P pressuremain and, should the main require relocation during the course of development of the site, new easements will berequired.

2.5 PowerTiming for provision of this assessment has not allowed AECOM to obtain a feasibility study from Western PowerCorporation, to provide an indicative cost estimate for the reinforcement works required to provide electrical powerto the proposed development, the costs of which will require a contribution from the developer.

Although the power requirement to the subdivision will be significant, with the lots expected to draw an average ofabout 6kVA each, the long term development and staging of the construction of the lots should enable WesternPower Corporation to confirm its ability to service the development to suit the developer.

Western Power can be requested to provide a feasibility report at a later date to confirm the availability ofelectrical power to the subdivision should you require it.

2.6 GasDial Before You Dig information has confirmed that the 225mm dia PE gas main constructed in Chapman Roadprovides a reticulated gas supply to the recently developed Ocean Heights Estate site via a 160 mm dia PE gasmain constructed in Glenfield Beach Drive.

Westnet Energy also confirmed, (verbally), that the 160mm dia main in Glenfield Beach Drive currently supplyingreticulated gas to the existing constructed stage of the Ocean Heights Development and has sufficient capacity toservice the remainder of the proposed development site to the south. Graham Horwood of Westnet Energy hasconfirmed that there are no further upgrades planned or required for this area within the foreseeable future.

2.7 TelstraDial before You Dig information has confirmed that there is currently an extensive network servicing the area andthis is likely to be capable of servicing future development. However; Telstra has verbally advised that it no longerintend to provide copper cable communications to future Greenfield development sites. Advice received is that thedeveloper will be required to provide Fibre Optic networks within future developments. However, Developers willhave the opportunity to negotiate with the various suppliers / contractors for the installation of Fibre Opticnetworks.



3.0 Conclusions and Recommendations

In conclusion, with the exception of the capital cost required for the upgrade / construction of sewer pump stationsand reticulation for the next stages of the development site, the proposed Drummonds Cove developmentsubdivision appears to have no major constraints and presents little difficulty for residential development subjectto any issues that may arise as a result of the approvals process and/or recommendations given in thegeotechnical report.

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Appendix A

Town Planning SchemeNo. 5


G:\AIMS\bids\WA-B10-397 - Drummond Cove Estate\6 Draft Docs\6.1 Reports\Draft Inf report 230310.docRevision 0 - 23 March 2010 a-1

Appendix A Town Planning Scheme No 5

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8 112

Produced by Mapping and GeoSpatial Data Branch,Department of Planning.

Whilst all care has been taken to accurately portray thecurrent Scheme provisions, no responsibility shall betaken for any omissions or errors in this documentation.

Consultation with the respective Local Governmentshould be made to view a legal version of the Scheme.Please advise the Department of Planning of anyomissions or errors in the document.

Base Information Supplied by the WesternAustralian Land Information Authority, GL248-2007-2 500 m0

GEOCENTRIC DATUM OF AUSTRALIA

Authorised: Victor ChewCITY OF GERALDTON-GREENOUGHLOCAL PLANNING SCHEME NO 5

(DISTRICT SCHEME)

Plot date: 11 Feb 2010G.Gazette: N/A

LOCAL PLANNING SCHEME MAP No. 2 of 12SCALE 1:20000

MAP OVERVIEW


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Appendix B

Water Corporation SewerCatchment Plan


G:\AIMS\bids\WA-B10-397 - Drummond Cove Estate\6 Draft Docs\6.1 Reports\Draft Inf report 230310.docRevision 0 - 23 March 2010 b-1

Appendix B Water Corporation Sewer Catchment Plan

2.10 detailed design and project plan - planning.wa.gov.au · differentiate between those works to...

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