brisbane city council web viewmanual build over near storm water (bonsw) assessment. to be used in...

Brisbane City Council

Manual build over near storm water (BONSW) assessment

To be used in conjunction with Council’s Build Over or Near Stormwater – Queensland Development

Code MP 1.4 Fast Track forms:

•Part 1 – Queensland Development Code MP 1.4 Fast Track

•Part 2 – Assessment Alternate Solution

Version: 19/09/2014Please check you are using the latest version of this document

applicable as at the date of making your Queensland Development Code MP 1.4 Fast Track

Contents

Part A – General Information............................................................................................................3

Background...................................................................................................................................4The Queensland Development Code MP 1.4...............................................................................4

Application....................................................................................................................................4How to request consent using the Queensland Development Code MP 1.4 Fast Track process5

Information about completing the forms.......................................................................................5Council’s consent..........................................................................................................................6

CCTV............................................................................................................................................6Easements....................................................................................................................................6

Damage to Council’s infrastructure...............................................................................................6Final word.....................................................................................................................................6

Part B – BONSW Technical drawings and information....................................................................7Clearances....................................................................................................................................8

Figure 1 - Clearances to footings or foundations......................................................................8Figure 2 - Clearances continued...............................................................................................8

Figure 3 - Clearances continued...............................................................................................9Excavations................................................................................................................................10

Figure 4 - Excavation Clearances...........................................................................................10Figure 5 – Minimum Clearance details (For pipes adjacent to buildings)...............................11

Figure 6 - Clearance...............................................................................................................11Figure 7 – Minimum Clearance details (For pipes located under buildings)...........................12

Minimum Cover...........................................................................................................................13

BRISBANE CITY COUNCIL – BONSW Assessment Manual – Version 03/07/2014 of 13

Part A – General Information


Background

The Building and Other Legislation Amendment Regulation (No. 2) 2013 s21B and schedule 7 (referral agencies and their jurisdictions 27A) requires that persons undertaking any of the following receive written consent from Council before undertaking such activities:

building over Council’s stormwater infrastructure; interfering with access to Council’s stormwater infrastructure; increasing or reducing the cover over Council’s stormwater infrastructure; changing the surface of land in a way causing ponding of water over an access chamber for

Council’s stormwater infrastructure.

For the above activities relating to stormwater infrastructure, Council may grant consent either through:

the Queensland Development Code MP 1.4 Fast Track BONSW process; or

a Council assessment process undertaken by Council officers.

The Queensland Development Code MP 1.4

Fast Track Building over or near stormwater (FT-BONSW) process

The Queensland Development Code MP 1.4 Fast Track BOS process is known as the Queensland Development Code MP 1.4 Fast Track process.

The Queensland Development Code MP 1.4 Fast Track assessment process is undertaken by Private Certifiers or Registered Professional Engineers, external to Council. The Referral to Council together with the prescribed accompanying material must then be lodged with Council.

Council requires that assessments be undertaken using the FT-BONSW process wherever possible.

This Manual applies to the Queensland Development Code MP 1.4 Fast Track process.

Application

The Queensland Development Code MP 1.4 Fast Track process applies to all building work that is “assessable development” under the Queensland Development Code MP 1.4 and all filling, excavation and slab work, being activities with respect to stormwater infrastructure not exceeding 910mm in diameter. For use of the Fast Track CERTIFIED-BONSW process for diameters greater than 910mm please obtain advice from the Engineering Delegate, Engineering Services, Brisbane City Council prior to lodgement.


How to request consent using the Queensland Development Code MP 1.4 Fast Track process

The Queensland Development Code MP 1.4 Fast Track process involves:

• completing and lodging Council’s Build Over Stormwater Part 1 – Referral to Council • assessing the application against Council’s Build Over Stormwater Part 2 – Assessment

alternate solution QDC MP1.4 completing the assessors Declaration and lodging the form; • lodging plans; • an RPEQ completing and lodging the RPEQ report where required; and • paying the prescribed fees.

The assessment of an application should be undertaken against the Acceptable Solutions of Council’s Build Over Stormwater Part 2 – Assessment alternate solution QDC MP1.4 form and this Assessment Manual. This manual provides the technical drawings which accompany the Acceptable Solutions.

The assessment must be undertaken by a Private Certifier or a Registered Professional Engineer (RPEQ) if a performance solution is required.

Note: it is recommended that a site inspection is carried out prior to the assessment being carried out and a Title Search is undertaken to determine easements on the site. Information about completing the forms

Completing Part 1 – Assessment alternate solution by RPEQ/Building Certifier to comply with the Performance Criteria detailed in QDC MP1.4 form

This form contains general information about the property, the development, and the Private Certifier and Engineer. This form can be completed by any person.

Completing Part 2 – Assessment alternate solution QDC MP1.4 form

This form contains the assessment requirements, and can only be completed by a licensed Private Certifier or a Registered Professional Engineer (RPEQ certified).

For all applications, Certifiers and Engineers must assess the application against each of the Acceptable Solutions of the General Provisions. For applications involving piles/piers, swimming pools, retaining walls, filling and excavation, Private Certifiers and Engineers must also assess the application against the Acceptable Solutions of the Additional Provisions. Note that the General Provisions and Additional Provisions call up figures in the Assessment Manual applicable at the date of making the Request for Consent and the Assessment must take account of these figures.

For each acceptable solution, the assessor must tick either “MET” or “N/A” and the RPEQ Engineer must make the Assessor’s Declaration.


Council’s consent

Upon lodgement of a properly made request, Council will stamp a “consent stamp” on the Build Over Stormwater Part 1 – Assessment alternate solution by RPEQ/Building Certifier to comply with the Performance Criteria detailed in QDC MP1.4 form and it’s duplicate.

When stamped, the form (and its duplicate) will constitute the consent of Brisbane City Council under Building and Other Legislation Amendment Regulation (No. 2) 2013 s218 and schedule 7 (referral agencies and their jurisdictions 27A) subject to the following conditions:

1 The Stormwater must be accurately located on-site by builder/supervisor to determine the size, alignment and depth of sewer prior to building works commencing.

2 Works must be undertaken in accordance with all of the materials comprising the properly made Assessment alternate solution by RPEQ/Building Certifier to comply with the Performance Criteria detailed in QDC MP1.4 submitted to Council.

NOTES: 1 Council’s consent is issued in direct reliance upon the Assessor’s Declaration in the

Build Over Stormwater Part 2 – Assessment alternate solution QDC MP1.4 Form.2 A Private Certifier must not issue a Building Development Approval which is

inconsistent with the above conditions.

CCTV

As part of the mandatory requirements of the Fast Track CERTIFIED-BONSW process, Council requires a copy of a Closed-Circuit Television footage lodged electronically with Council after completion and Certification from the RPEQ or Certifier that the pipe is undamaged by the works. These can be sent electronically to [email protected] .

Easements

The Fast Track CERTIFIED-BONSW process is also suitable for where a storm water easement in favor of Brisbane City Council is identified where it complies with the Fast Track CERTIFIED-BONSW) process. Where a drainage easement in favor of Brisbane City Council exists on a lot the requirement is that foundation piers and footings are not to be located within the easement when possible.

Damage to Council’s infrastructure Any damage to Council infrastructure should be made safe and immediately reported to Council’s Contact Centre on 3403 8888. Repairs to Council’s infrastructure may only be undertaken with the authority of Brisbane City Council. Council reserves the right to pursue recovery action against any persons with respect to repair and related costs incurred by it, including the assessor involved in the assessment process leading to Council’s Consent to the works and persons involved in the on-site works.

Final word

If you are unsure of the requirements and suitability of the Fast Track CERTIFIED-BONSW process

please contact Development Assessment, Engineering Services for advice. BRISBANE CITY COUNCIL – BONSW Assessment Manual – Version 03/07/2014 of 13

mailto:[email protected]

Part B – BONSW Technical drawings and information


Clearances

Figure 1 - Clearances to footings or foundations

Figure 2 - Clearances continued


Figure 3 - Clearances continued


Excavations

Figure 4 - Excavation Clearances

Clearance above storm waterA = Minimum cover as specified in QUDM

Clearance below storm waterExcavation taken below the level of the storm water is at least 1m horizontally clear of the storm water


Figure 5 – Minimum Clearance details (For pipes adjacent to buildings)

Figure 6 - Clearance

Note: For all pipes located beneath dwellings, excavated footings must be founded below influence lines of the subject pipe. Horizontal clearances shall be a minimum of 0.3m for concrete pipes <900mm diameter; 0.5m for concrete pipes > 900mm diameter; 1.0m for any brick conduits.


Figure 7 – Minimum Clearance details (For pipes located under buildings)

Pipes < 900mm Pipes > 900mm Brick Conduits


Minimum Cover

Table 1 - Minimum cover required for stormwater mains

Stormwater Main Location Minimum Cover (m)Not subject to traffic loadings. 0.60Subject to traffic loadings. 0.75Under Bridging or concrete slabs. 0.30


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