5835 taylor edp report v1 20150114 - environment€¦ · 5884 taylor services investigation report...

Attachment 3 Yield Analysis

Page 715

Taylor Master PlanBlock Mix and Yield Analysis

Site Area(Hectares)

Site Area Suitable for

Land Use(%)

Site Area Allocated to

Land Use(%)

Site Area Allocated to

Land Use(Hectares)

Density Assumptions(Dwellings/

Hectare)

Yield(Dwellings)

Block Mix Total(%)

Block Mix Multi-Unit/ Residential

(%)

Block Mix Single

Residential(%)

Open Space 100 25.0 79.3P10 School & Playing Fields 5.2 16.5CFZ Site 0.2 0.6Local Centre 0.7 2.2Multi-Unit 3.6 11.4 35 399.4 15.1 15.1Compact Blocks 9.3 29.5 15 442.2 16.7 19.6Mid-Sized Blocks 24.7 78.3 13 1017.9 38.4 45.2Large Blocks 100 31.3 99.2 8 793.8 29.9 35.2

100.0 317.0 2653.3 100.0 100.0 100.0

Note:Cells in yellow assumptions which can be manipulated

* Figure derived from SK-017 to SK-019

58*

84.9

317

DES UpdateRev. B

19 March 2015

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Attachment 4 Indesco Review

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5884 Services Investigation Ver 03 – Version: A May 2013 i

TAYLOR PRELIMINARY MASTER PLAN

TAYLOR PRELIMINARY MASTER PLAN SERVICES REVIEW

VERSION 3

SEPTEMBER 2015

CANBERRA 6A Thesiger Court Deakin ACT 2600 Phone: (02) 6285 1022Fax: (02) 6285 2618

SYDNEY O: Level 7, 80 George Street Parramatta NSW 2150 M: PO Box W67 Parramatta Westfield NSW 2150 Phone: (02) 9633 2273

ABN: 37 008 581 066ACN: 008 581 066Web: www.indesco.com.auEmail: [email protected]

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5884 Services Investigation Ver 03 – Version: A May 2013 ii


PROJECT TITLE: Taylor Preliminary Master Plan Review

PROJECT NUMBER: 5884

Prepared by: A. Nagalingam 9th June 2015

Reviewed by: V. Le 9th June 2015

Approved by: V. Le 9th June 2015

REVISION CONTROL

Document Issue Date Recipient Details

Version 1 9th June 2015 LDA S. Quayle

Draft report

Version 2 30th July 2015 LDA S. Quayle

Revised with comments

Version 2 29th September 2015 LDA S. Quayle

Tait Waddington O. Tait

Final report

Base Template: Version: A May 2013

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5884 Services Investigation Ver 03 – Version: A May 2013 iii


TABLE OF CONTENTS1.� INTRODUCTION .......................................................................................................................2�2.� INVESTIGATION SCOPE .........................................................................................................2�3.� SITE DESCRIPTION AND LOCATION .................................................................................... 2�4.� BACKGROUND & PLANNING FRAMEWORK ....................................................................... 3�5.� CONSULTATION ......................................................................................................................3�

5.1� ICON Water .............................................................................................................................. 3�6.� WATER SUPPLY ......................................................................................................................4�

6.1� Existing Water Supply infrastructure ........................................................................................ 4�

6.2� Gungahlin Water Strategy Report ............................................................................................ 4�

6.3� Proposed Water Supply trunk infrastructure ............................................................................ 5�

6.4� Taylor reservoir ........................................................................................................................ 5�

6.5� Proposed Water Supply internal Reticulation .......................................................................... 6�

6.6� Staging constraints ................................................................................................................... 6�7.� SEWER PRELIMINARY MASTER PLAN ................................................................................ 8�

7.2� Existing Sewer infrastructure ................................................................................................... 8�

7.3� Proposed Sewer infrastructure ................................................................................................ 8�

7.4� Staging constraints ................................................................................................................... 9�8.� RECOMMENDATIONS .............................................................................................................9�9.� DRAWINGS ............................................................................................................................10�

LIST OF TABLES Table 1� Preliminary Block mix and yield .......................................................................................... 3�

Table 2� Gungahlin Pressure Zones ................................................................................................. 4�

Table 3� Taylor Peak Water Supply Demand ................................................................................... 6�

Table 4� Taylor Sewer Demand ........................................................................................................ 9�

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5884 Services Investigation Ver 03 – Version: A May 2013 iv


ATTACHMENTS

Attachment A Draft Master Plan, Revision C, Tait Waddington

Attachment B Drawings

ABBREVIATIONS In addition to common abbreviations, the following technical acronyms are used in this report.

AHD Australian Height Datum

Dw Dwellings

Ha Hectares

HPDWQC Pond Horse Park Drive Water Quality Control Pond

LDA Land Development Agency

PWWF Peak Wet Weather Flow

TEP Total Equivalent Population

TWL Top Water Level

21

5884 Taylor Services Investigation Report – Version: A May 2013 1


EXECUTIVE SUMMARY Indesco Pty Limited was requested by the Land Development Agency (LDA) to undertake a review of previous sewer and water supply studies and provide engineering input into the master plan for Taylor. The Draft Master Plan (Revision C), (“current master plan”) for Taylor has been prepared by Tait Waddington. Taylor is planned to contain up to 2,650 residential dwellings and include a P-10 school, playing fields and a Local Centre.

This review focussed on the existing design assumptions and conclusions as they pertain to the master plan and included consultation with ICON water. In addition to the current master plan, the following background information was utilised in the preparation of this review:

� Gungahlin Water Strategy Report, Draft V 3.2, Actew Water, May 2015.

� Taylor Infrastructure Service Review, Brown Consulting, August 2014.

� Moncrieff West EDP, Sewer Master Plan, Brown Consulting, February 2014.

Two water supply pressure zones (High and Super High) and three development areas are proposed within the water supply master plan. The peak water demand has been recalculated based on the current master plan and development yields which confirmed that the surrounding water network has capacity for the proposed development.

The High Pressure Zone within western and central Taylor will be supplied from the existing Kinlyside Reservoir with a new connection through to an existing main in the northern verge of Horse Park Drive. A second High Pressure Zone area on the eastern side of Taylor will require a new connection through the future development area in Jacka to the Jacka Reservoir. The Super High Pressure Zone is located in the north and northwest of Taylor. This area will require a new pump station, reservoir (Taylor Reservoir) and rising main connection to the Kinlyside Reservoir.

The feasibility for the Super High Pressure Zone and associated water supply infrastructure was considered based on the current development yields. ICON Water indicated that the reservoir could still be viable for the development in the Super High Zone. It is recommended that the size and cost of the proposed reservoir is confirmed by ICON Water and that appropriate funding is allocated for construction to suit the timeframes for the programmed development within this area.

Four sewer catchments are proposed within the Sewer Concept Plan. The peak sewer flows were recalculated based on the development yields extracted from the current master plan. The surrounding sewer network has capacity for the proposed development and no constraints to staging were identified.

The following recommendations have been prepared from this review:

� The size and cost of the proposed Super High Zone infrastructure should be confirmed by ICON Water. Construction funding should be allocated within the timeframes presented for the staging of this zone.

� The High Pressure Zone – Kinlyside Reservoir could be separated into a number of sub-stages, based on ongoing liaison and design development with ICON Water. This may involve temporary or intermediate connections to the existing 300Ø Horse Park Drive water main in order to maintain the integrity of the water supply.

� The High Pressure Zone – Jacka Reservoir may be reliant on the future Jacka land release and development. The implications on land releases for Taylor may result in this section of the water main being developed before the residential components of Jacka.

� It is recommended that the LDA consider the delivery mechanism for the water supply trunk infrastructure for Taylor. There may be a benefit to incorporate the rising main between the Kinlyside and Taylor Reservoirs within the residential development.

� The impact of overall staging boundaries on the proposed sewer network will need to be assessed after all other staging constraints have been considered.

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1. INTRODUCTION Indesco Pty Limited was requested by the Land Development Agency (LDA) to undertake a review of previous sewer and water supply studies and provide engineering input into the master plan for Taylor. Taylor is a future residential estate located to the north of the suburbs of Moncrieff and Casey in Gungahlin, ACT.

The Draft Master Plan (Revision C), for Taylor (“current master plan”) has been prepared by Tait Waddington (refer to Appendix A). Taylor is planned to contain up to 2,650 residential dwellings and include a P-10 school, playing fields and a Local Centre.

The aim of this report is to summarise the findings and recommendations of this review.

This report contains the following attachments:

Attachment A Draft Master Plan, Revision C, Tait Waddington

Attachment B Drawings

2. INVESTIGATION SCOPE The following elements were investigated as part of this report:

� Review background information and identify design assumptions and conclusions as they pertain to the accesses shown in the current master plan.

� Undertake consultation with ICON water and the LDA based on the current layout of the current master plan.

� Assess the feasibility for the “super-high pressure zone” and associated water supply infrastructure based on the current development yields.

� Prepare a preliminary water and sewer master plan layouts for the agreed subdivision layout based on feedback from Tait Waddington and the LDA.

� Review the staging implications and constraints for the proposed water and sewer supply layouts.

� Provide a summary report and associated drawings.

3. SITE DESCRIPTION AND LOCATION The suburb of Taylor is approximately 317 Ha and is located to the north of Moncrieff and Casey and to the west of the future development area within Jacka. Taylor is bounded by the following:

� Horse Park Drive to the south;

� Casey to the southwest;

� Rural land, zoned as Hills, Ridges and Buffers to the west and north; and

� The future development area of Jacka to the east.

The land is currently used for grazing. The topography of the site is typically undulating with a series of ridge lines in the north and east and slopes increasing towards the west. There are two natural watercourses, emanating in the north and northwest and flowing towards two ponds near the intersection of Horse Park Drive and the Jacka Access Road. These ponds are collectively referred to as the Horse Park Drive Water Quality Control (HPDWQC) Pond. There are remnant trees scattered throughout the site and stands of trees along the ridge lines in the north.

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4. BACKGROUND & PLANNING FRAMEWORK The current master plan demonstrates a concept layout for the Taylor residential estate. Table 1 summarises the preliminary block mix and yield analysis which has been adopted as the basis for this report. The current master plan layout is included in Appendix A. Table 1 Preliminary Block mix and yield

Land Use Land Use

(Ha) Density (Dw/Ha) Yield (Dw)

Open Space 79.3

��

P10 School & Playing Fields 16.5 CFZ Site 0.6 Local Centre 2.2 Multi-Unit 18.6 30-40 639 Compact Blocks 3.4 32 108 Mid-Sized Blocks 35.7 22 784 Large Blocks 51.9 18 933 Sub-Total 208.2 � 2,464 Other (Hills, buffer areas etc) 108.8 �Total 317 � 2,464

In addition the current master plan, the following background information was utilised in the preparation of this review:

� Gungahlin Water Strategy Report, Draft V 3.2, Actew Water, May 2015.

� Taylor Infrastructure Service Review, Brown Consulting, August 2014.

� Moncrieff West EDP, Sewer Master Plan, Brown Consulting, February 2014.

5. CONSULTATION

5.1 ICON WATER Indesco met with Deepak Rikhi from ICON Water to discuss the Gungahlin Water Strategy in relation to the current master plan layout for Taylor. This meeting confirmed the following:

� The size of the proposed Taylor reservoir would be reviewed and likely reduced based on the current master plan and development yields within the Super High Pressure Zone.

� Two main water supply mains are proposed for the High Pressure Zone within Taylor. Due to the development timing for a water main connection through Jacka, the High Pressure Zone of Taylor might need to be developed in two separate stages.

� The Super High Pressure Zone should be provided for as a separate stage of Taylor. ICON Water propose that the High Zone is developed first.

� It was noted that the existing water main on the Jacka Access Road forms part of the Intermediate Pressure Zone network. Therefore, this service is not suitable for Taylor.

� There are no constraints to the development for the sewer infrastructure.

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6. WATER SUPPLY

6.1 EXISTING WATER SUPPLY INFRASTRUCTURE There is existing water infrastructure along Horse Park Drive, which forms the southern boundary of Taylor. It comprises the following:

� There is a 300Ø water main on the northern verge of Horse Park Drive located south of Taylor. There are three 150Ø stubs off this main located between Mirrabei Drive and the northeast of Casey which service Moncrieff.

� The Kinlyside Reservoir (TWL 720) is located near the southwest corner of Taylor and is part of the High Pressure Zone water supply network that services Casey.

� A 225Ø water main is located in the southern verge of Horse Park Drive, to the south of the Jacka Access Road. This main is connected to Moncrieff and will also service the future Jacka development.

6.2 GUNGAHLIN WATER STRATEGY REPORT The trunk water supply infrastructure for Taylor is described in the Gungahlin Water Strategy Report, Actew Water, 2015. This report establishes the broader water supply strategy for Gungahlin, including the future (at that time) developments of Moncrieff, Taylor, Throsby and Jacka. Table 2 summarises the pressure zones that have been determined for Gungahlin.

Table 2 Gungahlin Pressure Zones

Pressure Zone TWL (AHD) m Lowest area served (AHD) m

Highest area served (AHD) m

Low Zone 650 598 610 Intermediate Zone 685 612 652 High Zone 720 641 685 Super High Zone 756 685 729

The proposed development area in Taylor ranges from approximately RL 643 to RL 723. It is noted that although Table 2 suggests that development is possible up to RL 729, a review of the proposed reservoir design and residential layout would be required in order to account for potential head losses within the reticulation network. The water supply strategy for Taylor includes two pressure zones; High and Super High. The pressure zones within Taylor are shown on the Water Supply Concept Plan in Attachment B.

The development layout for Taylor that was adopted within the Gungahlin Water Strategy Report (Actew Water, 2015) was the same layout that was adopted within the Taylor Infrastructure Service Review (Brown Consulting, August 2014). This layout has a higher development yield (3,140 dwellings) than the current master plan (2,464 dwellings).

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6.3 PROPOSED WATER SUPPLY TRUNK INFRASTRUCTURE The following trunk water supply infrastructure will be required in order to provide water supply services to the two pressure zones proposed within Taylor:

� A new 300Ø High Pressure Zone connection (approximately 3 km) between the existing Kinlyside Reservoir and the existing 300Ø water main in Horse Park Drive.

� A new 300Ø High Pressure Zone connection (approximately 3.1 km) between this main and the Jacka Reservoir located north of Bonner, through the future development area of Jacka.

� A new Super High Pressure Zone Reservoir (TWL 765) north west of Taylor, including a pump station and connection to the Kinlyside Reservoir. This includes approximately 4.0 km of reticulation ranging in size from 150Ø to 300Ø.

The Gungahlin Water Strategy (ICON Water, 2015) presented the following budget estimates for this trunk water supply infrastructure. Table 3 Trunk Water Supply Infrastructure Costs

Pressure Zone Primary Reservoir Infrastructure Cost High Kinlyside 300Ø 3km $2.0M High Jacka 300Ø 3.1 km $2.1M

Super High Taylor Reservoir Pumping Station Distribution mains (4.0km)

$3.1M $3.0M $2.3M

Total $12.5M

The trunk water supply infrastructure within Taylor is shown on the Water Supply Concept Plan in Attachment B.

It is recommended that the LDA consider the delivery mechanism for the supply of this infrastructure for Taylor. For example, if the rising main between the Kinlyside and Taylor Reservoirs is to be located within the residential development (as opposed to within the urban edge zone); it would be more appropriate for this to be constructed by the LDA on behalf of ICON Water. Locating the rising main within the development will also reduce the overall reticulation cost as this main can also provide water services to the development.

Further discussions will be required with ICON Water and the LDA to determine the most appropriate sites for the new pump station (near Kinlyside), the Jacka Reservoir connection and the Taylor Reservoir.

6.4 TAYLOR RESERVOIR The proposed Taylor Reservoir is described within the Gungahlin Water Strategy (Actew Water, 2015) with an operating capacity of 2.5 ML. An indicative infrastructure cost of $8.4 M was provided and the serviced area was estimated at approximately 87 Ha. This provided an average water supply infrastructure cost of approximately $96,000 per Ha which is significantly greater than other areas in Gungahlin (ranging $10,000 to $ 35,000 per Ha). The report notes that Actew Water has identified capital works expenditure for the Taylor Reservoir and associated infrastructure within the 2017-8 budget.

The current masterplan for Taylor includes a significantly smaller development area of approximately 27 Ha within this zone. Indesco discussed the potential for a booster pump station to supply the Super High Zone as an alternative to the proposed Reservoir; however, ICON Water confirmed that this option would not be supported. Under the current water supply strategy, the size of the proposed reservoir could be reduced; however, the infrastructure cost could still be in the order of $5 M to $7 M.

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During the preliminary consultation undertaken by Indesco, ICON Water indicated that the reservoir could still be viable and might not present a constraint to development of the Super High Zone. It is recommended that the size and cost of the proposed reservoir is confirmed by ICON Water and that appropriate funding is allocated for construction within the timeframes presented for the staging of the Taylor development within this zone.

6.5 PROPOSED WATER SUPPLY INTERNAL RETICULATION Previous correspondence with ICON Water as part of the Services Investigation Report (Calibre, 2014) confirmed capacity for the proposed development. The peak water demand has been recalculated based on the current masterplan and development yields which have a smaller development area than previously assumed. The table below summarises the previous and revised peak water flows. It can be assumed that the water supply network still has capacity for the lower water supply demand.

Table 4 Taylor Peak Water Supply Demand

Land use

Calibre, 2014 Masterplan Rev C

Area (Ha) Max Hr

Rate (L/s/Ha)

Estimated Peak Flow

(L/s) Area (Ha)

Max Hr Rate

(L/s/Ha)

Estimated Peak Flow

(L/s) Residential 223 1.5 334.5 106.4 1.5 159.6 Commercial 1 1.8 1.8 6.0 1.1 6.6 Community 12 1.9 22.8 8.2 1.9 15.6 Total 236 359.1 120.6 181.8

It is anticipated that the development will have a higher fire risk zone along the Urban Edge (F5), as will medium density zones (F5), high density zones (F4), commercial zones (F4) and the school site (F4). The remaining areas are anticipated to have a low (F6) fire risk zone.

Possible reticulation and fire risk zones within Taylor are shown on the Water Supply Concept Plan in Attachment B.

6.6 STAGING CONSTRAINTS Three separate development packages have been established by the constraints for water supply to the Taylor development:

� High Pressure Zone – Kinlyside Reservoir: Extension of the High Pressure Zone connection between the Kinlyside Reservoir and Horse Park Drive. This will enable development in the south western section of Taylor.

� High Pressure Zone – Jacka Reservoir: Extension of the High Pressure Zone connection to the Jacka Reservoir. This will enable development in the eastern section of Taylor. It is understood that this connection will be constructed as part of the future Jacka development.

� Super High Pressure Zone: Creation of the Super High Pressure Zone and associated connections to the Kinlyside Reservoir.

The serviceable areas within the current master plan have changed from those assumed within the Gungahlin Water Strategy Report (ICON Water, 2015). The development areas within each water supply zone is summarised in the table below. ICON Water has confirmed that additional modelling will be required to confirm the limit of development for the Kinlyside High Zone prior to the connection to the Jacka Reservoir.

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Table 5 Taylor Water Supply Staging

Pressure Zone

Primary Reservoir

Net Serviced Area (Ha) % Variance Gungahlin

Water Strategy Masterplan

Rev C High Kinlyside 64 85.4 33% High Jacka 47 18.5 -61% Super High Taylor 63 25.0 -60% Total 174 128.9 -26%

It is possible that the High Pressure Zone – Kinlyside Reservoir connection could be separated into a number of sub-stages, based on ongoing liaison and design development with ICON Water. This may involve temporary or intermediate connections to the existing 300Ø Horse Park Drive water main in order to maintain the reliability of the water supply.

The commencement of High Pressure Zone – Jacka Reservoir area could be reliant on the future Jacka land release and development, which is currently scheduled by the LDA for 2018-9. The implications on land releases for Taylor may result in this section of the water main being developed before the residential components of Jacka.

The Super High Pressure Zone infrastructure is currently budgeted by ICON Water for capital expenditure within the 2017-8 budget. ICON Water has noted that this area should be developed after the High Pressure Zone; however, this constraint could be explored further based on availability of capital expenditure and other development timings.

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7. SEWER PRELIMINARY MASTER PLAN

7.1.1 Moncrieff West EDP, Sewer Master Plan

The Moncrieff West EDP, Sewer Master Plan identified that the sewer network for some areas within Taylor will flow into Moncrieff West. The Sewer Master Plan for Moncrieff West incorporated the following assumptions for areas within Taylor:

� Catchment 1 (Southwest catchment): 47.8 Ha, 705 dwellings.

� Catchment 2 (Southern catchment): 10.0 Ha, 150 dwellings.

7.2 EXISTING SEWER INFRASTRUCTURE There is existing sewer infrastructure adjacent to Horse Park Drive, near the southern boundary of Taylor. It comprises the following:

� A 375Ø sewer main is located in the northern verge of Horse Park Drive, between Jacka Access Road and Mirrabei Drive. This main flows southeast along Horse Park Drive towards the Amaroo playing fields.

� There is 300Ø stub from the 375Ø main in the southern verge of the Jacka Access Road.

� There are three connections to the suburb of Moncrieff from the 375Ø sewer main, a 150Ø and two 225Ø lines.

� There is a 150Ø and 225Ø sewer main crossing Horse Park Drive near the southwest corner of Taylor. They have not been connected to the sewer network.

7.3 PROPOSED SEWER INFRASTRUCTURE There are four external connection points for the proposed sewer network in Taylor. The connections and sewer catchments are shown on the Sewer Concept Plan in Attachment B. It is proposed Taylor is serviced as follows:

� Catchment 1, in the southwest of Taylor is approximately 18 Ha and will drain to the existing 225Ø sewer main located under Horse Park Drive. This will discharge into an existing trunk sewer main to the south of Moncrieff West, which connects to a 600Ø main near the intersection of Mirrabei Drive and Wanganeen Avenue.

� Catchment 2, is a small (6 Ha) catchment on Horse Park Drive, in the south of Taylor. This area will drain to the existing 150Ø sewer main located under Horse Park Drive. This main is connected to the existing Moncrieff West sewer network.

� Catchment 3 is approximately 89 Ha and includes the western, central and northern areas of Taylor. This catchment will drain to the existing 375Ø sewer main in the northern verge of Horse Park Drive. The existing 300Ø stub will be upgraded to 375Ø.

� Catchment 4 is located in the south east of Taylor and will drain to the existing 375Ø sewer main in the northern verge of Horse Park Drive.

Previous correspondence with ICON Water as part of the Services Investigation Report (Calibre, 2014) confirmed capacity for the proposed development within the existing sewer network. The peak sewer demand has been recalculated based on the current masterplan layout and development yields.

The table below summarises the previous and revised peak sewer flows. There is a difference between the two calculations due to the assumption of residential densities. The Services Investigation Report assumed RZ1 (gross) density of 14 Dw/Ha, whereas the current masterplan is based on a assumed RZ1 (net) density of 18-22 Dw/Ha. Overall, the development area and the number of dwellings has reduced in the current masterplan. It can be concluded that the sewer network still has capacity for the lower Peak Wet Weather Flow (PWWF) and sewer demand.

Catchments 1 and 2 discharge to the existing Moncrieff West sewer network. The table below also summarises the development assumptions that were adopted for Taylor. The development assumptions that were used for Moncrieff West are very similar to the current master plan. It can be

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concluded that the Moncrieff West sewer network has the capacity to accommodate the proposed development. Table 6 Taylor Sewer Demand

Catchment

Moncrieff W Calibre, 2014 Masterplan Rev C Area(Ha) Dw Area

(Ha) Dw TEP PWWF(L/S)

Area(Ha) Dw TEP PWWF

(L/S) 1 47.8 705 47.8 591 2,127 49.7 18.7 699 1,838 32.6 2 10.0 150 12.7 178 640 18.0 6.4 152 380 10.7 3 n/a 156.51 2,085 7,665 149.1 89.2 1,256 3,689 83.4 4 n/a 23.27 387 1,129 29.6 14.5 357 1,124 23.1 240.3 3,241 11,561 246 128.8 2,464 7,031 150

7.4 STAGING CONSTRAINTS No staging constraints have been identified for the sewer catchments. Each area will require connections to existing reticulation in Horse Park Drive and is not dependant on offsite works. It is noted that the sewer catchment boundaries may not overlay with other staging constraints such as water supply boundaries or traffic considerations. The impact of overall staging boundaries on the proposed sewer network will need to be assessed after all other staging constraints have been considered.

8. RECOMMENDATIONS The following recommendations have been prepared from this review:

� The size and cost of the proposed Super High Zone infrastructure should be confirmed by ICON Water. Construction funding should be allocated within the timeframes presented for the staging of this zone.

� The High Pressure Zone – Kinlyside Reservoir could be separated into a number of sub-stages, based on ongoing liaison and design development with ICON Water. This may involve temporary or intermediate connections to the existing 300Ø Horse Park Drive water main in order to maintain the integrity of the water supply.

� The High Pressure Zone – Jacka Reservoir may be reliant on the future Jacka land release and development. The implications on land releases for Taylor may result in this section of the water main being developed before the residential components of Jacka.

� It is recommended that the LDA consider the delivery mechanism for the water supply trunk infrastructure for Taylor. There may be a benefit to incorporate the rising main between the Kinlyside and Taylor Reservoirs within the residential development.

� The impact of overall staging boundaries on the proposed sewer network will need to be assessed after all other staging constraints have been considered.

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9. DRAWINGS Drawings provided in Attachment A of this report include:

� Water Concept Plan

� Sewer Concept Plan

The plans were prepared solely for the purposes of this report and for the use of the client.

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Attachment A

Page 732

RevisionProject Number Drawing Number

Revision

Drawn By Checked By

Figured dimensions shown on drawings take precedenceover scaled dimensions. Do not scale off drawings

OT

ClientConsultants

Master PlanTaylor Master Plan

SK-022C14/09

OTA LDA Design Review Panel 20/03/2015

CR

DRAFTB 21/4/15For LDA Review OTC 6/5/15For LDA Review OT

NO

RTH

Scale at A1 1:5000Scale at A3 1:10000

0m 100 250 50050

TOSTOPBUS

PSTOPTTSTSTUBUSB

B

B

B

B

B

B

B

B

B

B

B

B

BB

B

B

B

B

B

B

B

B

B

B

B

B

M I

R R

A B

E I

D

R I V

E

JACKA

CASEY

MONCRIEFF

H O R S E P A R K

DRIVE

LEFT-INLEFT-OUT

INTERSECTION

SIGNALISED4-WAY

INTERSECTION

SIGNALISED4-WAY

INTERSECTION

ONE TREE HILL

BLA

CK

MO

UN

TAIN

TOW

ER

SITE BOUNDARY

OPEN SPACE SYSTEMS

0.7 HA COMMUNITY FACILITY (CFZ)

LOCAL CENTRE (CZ4)

LOW DENSITY DWELLINGS (RZ1)SINGLE RESIDENTIAL 18-22 DW/HA

LEGEND:

PRIMARY ROAD NETWORK

SECONDARY ROAD NETWORK

BUS ROUTEB

BUSH FIRE TRAIL

WATER COURSE AND ASSOCIATED PONDS

VIEW CORRIDOR

EXISTING TREES

EQUESTRIAN TRAIL

CENTENNIAL TRAIL

677M CONTOUR

685M CONTOUR

NCDC FORWARD PLANTING

10M CONTOURS

1M CONTOURS

PROMINENT HILL TOPS

MEDIUM DENSITY DWELLINGS (RZ3)SINGLE RESIDENTIAL 32 DW/HA

MEDIUM DENSITY DWELLINGS (RZ3)MULTI UNIT 30 DW/HA

MEDIUM DENSITY DWELLINGS (RZ4)MULTI UNIT 35 DW/HA

MIXED USE (CZ5)MULTI UNIT 40 DW/HA

7.6 HA P-10 SCHOOL WITH 2 BASIC SPORT FIELD UNITS

RIDGE LINE

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Attachment B

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CANBERRA6A Thesiger Court Deakin, ACT 2600Phone: (02) 6285 1022 Fax: 6285 2618

SYDNEYLevel 7, 80 George St Parramatta, NSW 2150Phone: (02) 9633 2273 Fax: 6285 2618

Page 735

CANBERRA6A Thesiger Court Deakin, ACT 2600Phone: (02) 6285 1022 Fax: 6285 2618

SYDNEYLevel 7, 80 George St Parramatta, NSW 2150Phone: (02) 9633 2273 Fax: 6285 2618

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5835 taylor edp report v1 20150114 - environment€¦ · 5884 taylor services investigation report...

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