central coast council – ulverstone, penguin, north west ......linen hanging/ shelving hanging/...

SEARCH DATE : 28-Jan-2020SEARCH TIME : 11.01 AM

DESCRIPTION OF LAND Parish of BRADWORTHY, Land District of DEVON Lot 1 on Plan 110463 Being the land described in Conveyance No. 55/2968 Derivation : Part of Lot 349, 500 Acres Gtd. to R H Douglas Derived from A12999

SCHEDULE 1 C246357 TRANSFER to PETER DOUGLAS LANGMAID and ALANA ROSE LANGMAID Registered 25-Aug-2000 at 12.03 PM

SCHEDULE 2 Reservations and conditions in the Crown Grant if any C893487 BURDENING WAYLEAVE EASEMENT with the benefit of a restriction as to user of land in favour of Aurora Energy Pty Ltd over the land marked Wayleave Easement 12.00 wide on P.110463 (Subject to Provisions) Registered 03-Mar-2009 at noon

UNREGISTERED DEALINGS AND NOTATIONS No unregistered dealings or other notations

SEARCH OF TORRENS TITLE

VOLUME

110463FOLIO

1

EDITION

4DATE OF ISSUE

03-Mar-2009

RESULT OF SEARCHRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.auPage 1 of 1

FOLIO PLANRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Search Date: 28 Jan 2020 Search Time: 11:02 AM Volume Number: 110463 Revision Number: 02

Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.auPage 1 of 1

110463/1

26 RURAL RESOURCES

-

-

7

-

-

-

-

-

-

-

-

-

-

PROJECT NUMBER:

LACHLAN WALSH DESIGNTasmania Accreditation Number: CC 6162 E

ABN: 94 660 558 746

PO Box 231, Devonport TAS, 7310

E: [email protected] | P: 6424 8053

DO NOT SCALE DRAWINGS

CONTRACTOR TO VERIFY ALL DIMENSIONS AND HIGHTS ON SITE PRIOR TO COMMENCEMENT OF ANY WORKS

IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT ALL RELEVANT AUTHORITIES AND OBTAIN APPROVALS FOR

ALL WORKS

ALL PRODUCTS NOTED IN THIS SET OF DRAWINGS TO BE CONFIRMED BY THE CLIENT AND/OR SUPERINTENDENT OF

THE PROJECT BEFORE PURCHASING AND/OR INSTALLING OF PRODUCT

QUANTITIES INDICATED IN THIS SET OF DRAWINGS ARE A GUIDE ONLY, CONTRACTORE TO CALCULATE AND

CONFIRM QUANTITY AMOUNTS BEFORE PURCHASING

© COPYRIGHT

CONDITIONS OF USE: This document may only be used by LWD's client (and any other person qho LWD has agreed

can use this document) for the purpose for which it was prepared and must not be used by any other person or

replicated for any other purpose.

INDEXPAGE CONTENT REV.

GENERAL INFOMATION

OTHER CONSULTANTS

DRAWINGS SET:

LAND TITLE REF. NUMBER

PROPERTY ZONE

DESIGN WIND CATEGORY (AS 4055)

SOIL CLASSIFICATION (AS 2870)

CLIEMATE ZONE (NCC 3.12)

BAL RATING (AS 3959)

STRUCTURAL ENGINEER

GEOLOGICAL REPORT (SOIL)

ENERGY ASSESSMENT

WASTEWATER REPORT

BUSH FIRE ASSESSMENT

CIVIL ENGINEER

MECHANICAL ENGINEER

ELECTRICAL ENGINEER

SITE SURVEYOR

NOTES

DATE:C:\Users\User\Desktop\Chloe Work\19-550 Langmaid\Drawings_Langmaid_8th April, 2020_DA SET_REV B.rvt

PROPOSED EXTENSION464 Clarke Plains Road, KindredMr. Matthew & Mrs. Jacqui Langmaid

19-550DA Set21st JANUARY, 2020

00 COVER PAGE

01 SITE PLAN

02 EXISTING FLOOR PLAN

03 DEMOLITION PLAN

04 NEW FLOOR PLAN

05 ELEVATIONS 1 of 2

06 ELEVATIONS 2 of 2

07 SCHEDULES

08 NCC & Notes

PROPOSED EXTENSION

& DECK

EXISTING RESIDENCE

EXISTING

SHED

EXISTING

SHED

CLERKE P

LAIN

S RO

AD

42

71

64316

PROPOSED TRENCHES FOR DISPOSAL OF WASTE

WATER, PLEASE REFER TO WASTE WATER

MANAGEMENT REPORT FOR FULL DETAILS

EXISTING WATER TANK FOR

COLLECTION OF STORM WATER

NOTESALL FLOOR TO FINISHED GROUND LEVELS HEIGHTS AND SITE

CONTOURS NEED TO BE CONFIRMED ON SITE BEFORE START OF

CONSTRUCTION, AS SHOWN ARE A GUIDE ONLY.

ALL PLUMBING WORK TO BE DONE MUST BE COMPLETED BY A

LICENSED PLUMBER.

SYMBOLSTASWATER & COUNCIL MAINS (S.W. / S.

/ W.M.)

MAN HOLE COVER

VEGETATION

SOIL & WATER MANAGEMENTDOWN PIPES TO BE CONNECTED INTO COUNCIL STORM WATER

OR TO SITE STORM WATER DISCHARGE AREA AS SOON AS ROOF IS

INSTALLED.

EXCAVATED MATERIAL TO HAVE SEDIMENT CONTROL BARRIER TO

BE INSTALLED DOWN-SLOPE. EXCAVATED MATERIAL TO BE

REMOVED AT COMPLETION OF BUILDING WORKS AND/OR USED

AS FILL ON SITE FOR ANY LOW POINTS.

CRUSHED ROCK TO BE APPLIED AT ENTRY TO SITE FOR SEDIMENT

CONTROL AND TO PREVENT TRANSFERRING DEBRIS ONTO STREET.

REAPPLY CRUSHED ROCK TO ENTRY IF EXCESSIVE SEDIMENT

BUILD-UP OCCURS.

AREA SCHEDULE

M.H.C.

NEIGHBOURING PROPERTYNEIGHBOURING PROPERTY

NEIGHBOURING PROPERTY



PROPERTY DAM

CLE

RK

E P

LAIN

S R

OA

D

CLERKE P

LAIN

S RO

AD

264.000+/-

184.544+/-

33

8.0

31

+/-

20

2.2

91

+/-

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746


E: [email protected] | P: 6424 8053SCALE

A3

DATE

DRAWINGS SET REV. NO.PAGE NO. PAGE SIZE

DRAWN BY

CHECKED BY


CONTRACTOR TO VERIFY ALL DIMENSIONS AND HIGHTS

ON SITE PRIOR TO COMMENCEMENT OF ANY WORKS

IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT

ALL RELEVANT AUTHORITIES AND OBTAIN APPROVALS

FOR ALL WORKS

© COPYRIGHT

NO. DATE REVISION BY

As indicatedC:\Users\User\Desktop\Chloe Work\19-550 Langmaid\Drawings_Langmaid_8th April, 2020_DA SET_REV B.rvt

PROPOSED EXTENSION

464 Clarke Plains Road, Kindred

Mr. Matthew & Mrs. Jacqui Langmaid

21st JANUARY, 2020

SITE PLAN 19-550

DA Set01

C. FEBEY

L.WALSH

LOCATION AREA

EXISTING RESIDENCE 116.7m2 (12.5 sqs)

PROPOSED EXTENSION 58.7m² (6.3 Sq)

BUILDING TOTAL 175.4m2 (18.8sqs)

DECK & PATH 78.0m2 (8.3 sqs)

LOCAL SITE PLANSCALE: 1:500

SITE PLANSCALE: 1:5000

BEFORE BUILDING AND PLUMBIG PERMITS

ARE ISUBMITTED LOCATION AND SIZE OF

WASTE WATER AND SEPTIC IS TO BE ASSESSED

BY ENGINEER

14 m²e' BEDROOM 2

Cp

12 m²e' OFFICE

Cp

10 m²e' BEDROOM 1

Cp

7 m²e' BATH

Ti

e' KITCHEN/ DINING

24m2

VF

e' LIVING

19m2

Cp

e' LAUNDRY

3.9m2

VF

e' ENTRY

1.7m2

VF

e' HALL

6.8m2

VF

4140

90304240

240377090209090890903170903080

6415

24

03

38

09

02

76

09

057

03

37

02

40

10

74

0

1070 240 240

13840

13840 3000

72

70

67

90

3000 EXISTING 110mm BRICK WORK, 40mm CAVITY,

90mm STUD WALL (INTERNAL), INSULATION,

10mm PLASTERBOARD

90mm STUD WALLS, 10mm PLASTERBOARD

LINING ON ALL UNLESS NOTED OTHER

CLADDING (TYP) 90mm STUD WALL (INTERNAL),

INSULATION, 10mm PLASTERBOARD UNLESS

NOTED OTHER

110mm BRICK WORK (TYP), 40mm CAVITY,

90mm STUDWALL (INTERNAL), INSULATION,

10mm PLASTERBOARD UNLESS NOTED OTHER

FINISH FLOOR OR GROUND HIGH

WINDOW No. (REFER TO WINDOW SCHEDUAL)

DOOR No. (REFER TO WINDOW SCHEDUAL)

ELEVATION ORENTATION (REFER TO RELEVENT

PAGE)

Cp CARPET, REFER TO FINISHES PLAN

Ti SELECTED TILE FLOORING, REFER TO FINISHES

PLAN

C CONCRETE FLOORING, REFER TO FINISHES PLAN

1400

W1

D1

N03

NOTESALL JOINERY DESIGNED AND DOCUMENTS BY OTHER. ALL

APPLIANCES TO BE SELECTED BY CLIENT AND/OR

SUPERINTENDENT.

ALL GLAZED WINDOW AND DOOR ASSEMBLIES IN EXTERNAL

WALLS TO COMPLY WITH AS 2047. ALL OTHER GLASS TO COMPLY

WITH AS 1288

FLYSCREENS TO BE FITTED TO ALL OPENABLE WINDOWS AND

DOORS.

ALL PRODUCTS & MATERIALS NOTED OR SPECIFIED BY CLIENT

AND/OR SUPERINTENDENT ARE TO BE INSTALLED IN STRICT

ACCORDANCE WITH MANUFACTURES DETAILS, INSTRUCTIONS

AND SPECIFICATIONS.

SYMBOLS

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT


1 : 100C:\Users\User\Desktop\Chloe Work\19-550 Langmaid\Drawings_Langmaid_8th April, 2020_DA SET_REV B.rvt

PROPOSED EXTENSION



21st JANUARY, 2020

EXISTING FLOOR PLAN 19-550

DA Set02

Author

Checker

EXISTING FLOOR PLANSCALE: 1:100

REMOVE EXISTING ROOF AREA, MAKE GOOD

REMAING SURFACES FOR FUTURE WORK

DEMOLISH EXISTING EXTERNAL WALL, MAKE

EXISTING EXPOSED SERFACES GOOD FOR NEW

WORKS

REMOVE EXISTING DECK AREA, MAKE GOOD

REMAINING SURFACES FOR FUTURE WORKS

REMOVE EXISTING ROOF SHEETING, BATTENS AND

TRUSSES. MAKE GOOD FOR NEW TRUSSES AND ROOF

SHEETING

BRACE REMAINING WALL FOR THE REMOVAL OF

ROOF TRUSSES AND POSSIBLE ROOF BRACING. MAKE

AREA GOOD FOR FUTURE WORKS

REMOVE EXISTING INTERIOR WALLS, BRACE

REMAINNG WALLS FOR FUTURE WORKS

10 m²e' BEDROOM 1

Cp

12 m²e' OFFICE

Cp

BEDROOM 212m Cp

7 m²e' BATH

Ti

WALLS OR OBJECTS TO BE REMOVED OR

DEMOLISHED

DEMOLITION IS NOT TO COMMENCE UNTIL DEMOLITION

CONTRACTOR HAS BEEN ADVISED THAT ALL ELECTRICAL SUPPLIES

HAVE BEEN DISCONNECTED AND ISOLATED.

ALL DEMOLITION IS TO BE CARRIED OUT IN A SAFE AND

WORKMAN LIKE MANNER.

IT IS THE DEMOLITION CONTRACTORS RESPONSIBILITY TO

PROVIDE SUFFICIENT PROPS, STAYS & THE LIKE TO PROTECT

REMAINING STRUCTURE. IF IN DOUBT SEEK ADVICE FROM A

STRUCTURAL ENGINEER.

THE DEMOLISHER IS TO PREVENT BUILDING MATERIAL AND

DEBRIS FROM FALLING ONTO OR INTO ADJACENT STREETS AND

PROPERTIES.

CAP ALL REDUNDANT SERVICES, REMOVE PIPEWORK WHERE

PRACTICAL & LOCATE AND MARK POSITIONS OF

PIPEWORK/SERVICES REQUIRED FOR USE IN NEW WORKS.

ALL ASBESTOS MATERIAL FOUND IS TO BE CONTROLLED AND

REMOVED FROM SITE IN ACCORDANCE WITH ALL REGULATORY

AUTHORITIES HAVING JURISDICTION OF THESE WORKS BEFORE

COMMENCING FURTHER WORKS.

IT IS THE BUILDERS RESPONSIBILITY TO LOCATE AND PROTECT ALL

EXISTING SERVICES PRIOR TO COMMENCING ANY EXCAVATIONS.

NOTES

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT


As indicatedC:\Users\User\Desktop\Chloe Work\19-550 Langmaid\Drawings_Langmaid_8th April, 2020_DA SET_REV B.rvt

PROPOSED EXTENSION



21st JANUARY, 2020

DEMOLITION PLAN 19-550

DA Set03

C. FEBEY

L.WALSH

DEMOLITION PLANSCALE: 1:100

06N

05

W

05 S

3500

13

10

33

80

90

27

60

57

09

03

37

0

33

80

90

32

10

90

11

10

90

22

90

90

99

02

38

03

33

0

10

26

0

10

26

0

4260 90 3920 90

33

80

90

32

10

90

11

10

90

22

90

06

1

2406810

1410

PANTRYFRIDGE

1600

BENCH SEAT

----

651090191090121090317090

591090232090181090600100090

15650

5010

70

20

W0

1D

01

W0

2

W03

W05 W06 W07W04

3 m²LAUNDRY

Ti7 m²BATH.

Ti

10 m²BEDROOM 1

Cp

12 m²OFFICE

Cp

11 m²BEDROOM 2

Cp

13 m²M. BEDROOM

Cp

5 m²W.I.R.

Cp

6 m²ENS.

Ti

10 m²HALLWAY

VF

3 m²ENTRY

VF

33 m²LIVING / DINING

VF

10 m²KITCHEN

VF

BULK HEADLI

NE

N

HA

NG

ING

/ SH

ELV

ING

HANGING/ SHELVING

HA

NG

ING

/ SH

ELV

ING

STORAGEROBE

ROBE

1500

D03

D0

5

D0

8

D06

D0

7

D09

D04

D02

Col.1 Col.1Col.1

Col.1

Col.1

Col.1Col.1

Col.1

Col.1

Col.1

Col.1

TIMBER SCREEN WALL

1 METER HIGHT STAINLESS

STEEL WIRE BALUSTRADING

89X 89 S.H.S POST, POWDER COATED FINISH,

COLOUR TO BE SELECTED BY CLIENT

EXISTING 110mm BRICK WORK, 40mm CAVITY,

90mm STUD WALL (INTERNAL), INSULATION,

10mm PLASTERBOARD

90mm STUD WALLS, 10mm PLASTERBOARD

LINING ON ALL UNLESS NOTED OTHER

CLADDING (TYP) 90mm STUD WALL (INTERNAL),

INSULATION, 10mm PLASTERBOARD UNLESS

NOTED OTHER

110mm BRICK WORK (TYP), 40mm CAVITY,

90mm STUDWALL (INTERNAL), INSULATION,

10mm PLASTERBOARD UNLESS NOTED OTHER




ELEVATION ORENTATION (REFER TO RELEVENT

PAGE)

Cp CARPET, REFER TO FINISHES PLAN

Ti SELECTED TILE FLOORING, REFER TO FINISHES

PLAN

C CONCRETE FLOORING, REFER TO FINISHES PLAN

1400

W1

D1

N03

NOTESALL JOINERY DESIGNED AND DOCUMENTS BY OTHER. ALL

APPLIANCES TO BE SELECTED BY CLIENT AND/OR

SUPERINTENDENT.

ALL GLAZED WINDOW AND DOOR ASSEMBLIES IN EXTERNAL


WITH AS 1288


DOORS.

ALL PRODUCTS & MATERIALS NOTED OR SPECIFIED BY CLIENT

AND/OR SUPERINTENDENT ARE TO BE INSTALLED IN STRICT

ACCORDANCE WITH MANUFACTURES DETAILS, INSTRUCTIONS

AND SPECIFICATIONS.

SYMBOLS

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT



PROPOSED EXTENSION



21st JANUARY, 2020

NEW FLOOR PLAN 19-550

DA Set04

C. FEBEY

L. WALSH

FLOOR PLANSCALE: 1:100




M.B. METER BOX

S SLIDING WINDOWS

A AWNING WINDOWS

F FIXED WINDOW

O/A OPAQUE AWNING WINDOW

O/F OPAQUE FIXED WINDOW

1400

W1

D1

NOTESALL GLAZED WINDOW AND DOOR ASSEMBLIES IN EXTERNAL


WITH AS 1288

REFER TO WINDOW SCHEDULES FOR WINDOW SIZE & TYPE.


DOORS.

ALL PRODUCTS & MATERIALS NOTED ARE TO BE INSTALLED IN

STRICT ACCORDANCE WITH MANUFACTURES DETAILS,

INSTRUCTIONS AND SPECIFICATIONS.

SYMBOLS

FLASHING TO WALL OPENINGS

ALL OPENINGS MUST BE ADEQUATELY FLASHED USING MATERIALS

THAT COMPLY WITH AS/NZS 2904. FLASHING TO BE INSTALLED

WITH GLAZING MANUFACTURER'S SPECIFICATIONS FOR BRICK

VENEER OR LIGHT WEIGHT CLADDING CONSTRUCTION.

FFL.

FCL.1

FRL.1

19

25

24

00

43

25

COLORBOND TRIMLINE QUOD TYPE

GUTTER WITH SLOTTED FRONT,


COLORBOND CUSTEM ORB ROOF

SHEETING, COLOUR TO BE SELECTED

BY CLIENT

STRIA CLADDING OR SIMILAR,

PAINTED FINISH,COLOUR

SELECTED BY CLIENT

LASERLITE ROOFING SHEETS TO

UNDERCOVER AREA

12°

5°

EXISTING BRICK, REMOVED TO

2400mm TO ALLOW FOR NEW

ROOF TRUSSES AND LIGHT CLAD

FFL.

FCL.1

FRL.1

WINDOWS & DOOR FRAMES TO

BE POWDER COATED ALUMINIUM,

COLOUR TO BE "MONUMENT"




COLORBOND CUSTOM ORB ROOF

SHEETING, COLOUR TO BE SELCTED

BYCLIENT



SELECTED BY CLIENT

TIMBER DECKING SCREENING,

TIMBER TO BE SELECTED BY CLIENT


UNDERCOVER AREA

W07 W06

W05 W04

A

F

F F

F

A AA1

92

52

40

0

43

25

NEW BRICK VENEER TO MATCH IN

WITH THE EXISTING

34

0

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT



PROPOSED EXTENSION



21st JANUARY, 2020

ELEVATIONS 1 of 2 19-550

DA Set05

C.FEBEY

L.WALSH

SOUTH ELEVATIONSCALE: 1:100

WEST ELEVATIONSCALE: 1:100

EXISTING WINDOWS TO REMAIN




M.B. METER BOX

S SLIDING WINDOWS

A AWNING WINDOWS

F FIXED WINDOW

O/A OPAQUE AWNING WINDOW

O/F OPAQUE FIXED WINDOW

1400

W1

D1

NOTESALL GLAZED WINDOW AND DOOR ASSEMBLIES IN EXTERNAL


WITH AS 1288

REFER TO WINDOW SCHEDULES FOR WINDOW SIZE & TYPE.


DOORS.

ALL PRODUCTS & MATERIALS NOTED ARE TO BE INSTALLED IN

STRICT ACCORDANCE WITH MANUFACTURES DETAILS,

INSTRUCTIONS AND SPECIFICATIONS.

SYMBOLS

FLASHING TO WALL OPENINGS

ALL OPENINGS MUST BE ADEQUATELY FLASHED USING MATERIALS

THAT COMPLY WITH AS/NZS 2904. FLASHING TO BE INSTALLED

WITH GLAZING MANUFACTURER'S SPECIFICATIONS FOR BRICK

VENEER OR LIGHT WEIGHT CLADDING CONSTRUCTION.

FFL.

FCL.1

FRL.1

BRICK VENEER CLADDING, BRICK

TO BE SIMILAR COLOUR AND

STYLE AS EXISTING BRICK








SHEETING, COLOUR TO BE

SELECTED BY CLIENTSTRIA CLADDING OR SIMILAR,


SELECTED BY CLIENT




UNDERCOVER AREA

STAINLESS STEEL WIRE RAILING TO

DECK AREA

W01D01W02

A F FA

24

00

19

25

43

25

5°

12°

FFL.

FCL.1

FRL.1

BRICK VENEER CLADDING, BRICK

TO BE SIMILAR COLOUR AND

STYLE AS EXISTING BRICK








SHEETING, COLOUR TO BE

SELECTED BY CLIENT



SELECTED BY CLIENT

W08W09W10W11W12

W03

A F

FFFF




UNDERCOVER AREA

19

25

24

00

43

25

90 2000 90 2000 120

STAINLESS STEEL WIRE

BALUSTRADING WITH TIMBER

TOP, TO BE SPECIFIED BY CLIENT

F

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT



PROPOSED EXTENSION



21st JANUARY, 2020

ELEVATIONS 2 of 2 19-550

DA Set06

C. FEBEY

L.WALSH

EAST ELEVATIONSCALE: 1:100

NORTH ELEVATIONSCALE: 1:100

NORTH SOUTH EAST WEST

FIRE INDEX

DISTANCE OF

VEGETATION

VEGETATION

TYPE

UP OR DOWN

SLOPE

BUSHFIRE

ATTACK LEVEL

50 50 50 50

- - - -

- - - -

- - - -

- - - -

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT



PROPOSED EXTENSION



21st JANUARY, 2020

SCHEDULES 19-550

DA Set07

C. FEBEY

L.WALSH

SCHEDULES

WINDOW SCHEDULES WINDOW NOTES

FRAME TYPE

TYPE 1 - ALUMINIUM WINDOW FRAME, POWDER

COATED IN SELECTED COLOR, PRE PRIMED TIMBER

REVEAL

GLAZING TYPE

GLAZING REQUIREMENTS AS OUTLINED IN THE

ATTACHED GLAZING CALCULATOR OR ENERGY

ASSESSMENT. BELOW ARE A GUIDE ONLY, GLAZING

CALCULATOR OR ENERGY ASSESSMENT TAKE

PRECEDENCE.

TYPE 1 GLAZING U-Value SHGC

Double Glazed 4Clr/10Ar/4Clr 4.32 0.55

DOOR SCHEDULES

DOOR NOTES

DOOR TYPE

TYPE 1 - HUME TIMBER SOLID CORE EXTERIOR

DOOR, PRE PRIMED, 35mm, PAINTED FINISH TO

SELECTED COLOR WITH GLASS INFILL TO SELECTED

DESIGN

TYPE 2 - HUME TIMBER HONYCOMB INTERNAL

DOOR, PRE PRIMED, 35mm, PAINTED FINISH TO

SELECTED COLOR

TYPE 3 - ALUMINIUM GLASS SLIDING DOOR,

POWDER COATED TO SELECTED FINISH, VISUAL

INDICATORS TO SELECTED DESIGN

TYPE 4 - AUTOMATIC ROLL-A-DOOR, POWDER

COATED IN SELECTED COLOR

TYPE 5 - ALUMINIUM GLASS EXTERIOR DOOR,

POWDER COATED TO SELECTED FINISH, VISUAL

INDICATORS TO SELECTED DESIGN

FRAME TYPE

TYPE 1 - HUME (MDF) TIMBER FRAME, PRE PRIMED,

PAINTED FINISH TO SELECTED COLOR

TYPE 2 - ALUMINIUM DOOR FRAME, POWDER

COATED IN SELECTED COLOR

ALL GLAZED WINDOW AND DOOR ASSEMBLIES IN

EXTERNAL WALLS TO COMPLY WITH AS 2047. ALL

OTHER GLASS TO COMPLY WITH AS 1288

FLYSCREENS TO BE FITTED TO ALL OPENABLE WINDOWS

AND DOORS

ALL EXTERNAL OPENINGS TO BE ADEQUATELY FLASHED

USING MATERIALS THAT COMPLY WITH AS 2904

WINDOWS TO BEDROOMS WHERE THE FALL HEIGHT IS 2

METERS OR GREATER MUST BE PERMANENTLY

RESTRICTED TO OPEN A MAXIMUM OF 125mm OR HAVE

A NON-REMOVEABLE ROBUST SCREEN INSTALLED

NOTES

BAL ASSESSMENT CHECKLIST AS 3959

Mark Width Height Head

Height

Opening Type Frame

Type

Glazing

Type

W01 2400 1500 2100 AWNING TYPE 1 TYPE 1







W08 2000 600 1420 FIXED TYPE 1 TYPE 1

W09 2000 600 1420 FIXED TYPE 1 TYPE 1

W10 2000 600 1420 FIXED TYPE 1 TYPE 1

W11 2000 600 1420 FIXED TYPE 1 TYPE 1

W12 1500 600 1420 FIXED TYPE 1 TYPE 1

Mark Height Width Door Type

Frame

Type Opening Type

D01 2060 3920 TYPE 3 TYPE 2 EXTERNAL SLIDER

D02 2040 820 TYPE 2 TYPE 1 HINGED

D03 2040 820 TYPE 2 TYPE 1 CAVITY SLIDER







SITEWORKS

Excavation and filling of a ‘normal’ site to be in accordance with BCA Part 3.1 & AS 2870

Drainage works to be completed in accordance with BCA Part 3.1 & AS/NZS 3500.

Surface drainage - finished ground to fall away from building to give a slope of not less than

50mm over the first 1000mm

Finished slab heights to be

-100mm above finished ground level (in low rainfall areas/sandy well drained areas)

-50mm above paved surfaces which slope away from the building.

-150mm in any other case.

Ground below suspended floors to be graded to prevent surface water from ponding under

the building.

Stormwater drainage must meet the satisfaction of the appropriate authority and

must be designed to prevent any overflow during heavy rain from flowing back into the

building.

Cover to 90mm Class 6 UPVC stormwater drains installed underground are to be no less

than

- 100mm under soil;

- 50mm under paved areas

Under light vehicle traffic areas:

- 75mm under reinforced concrete

-100mm under paved material.

FOOTINGS AND SLABS

Footings and slabs are generally to be installed in accordance with BCA Part 3.2, AS 2870 &

AS 2159

Preparation must be in accordance with BCA Part 3.2.2, AS 2870 & AS 2159

Concrete manufacturing and installation to be in accordance with AS 3600

Steel reinforcement to be in accordance with AS 2870.

The site classification to be in accordance with AS 2870

MASONRY

Generally masonry walls are to be constructed in accordance with BCA Part 3.3 and one of

the following: a) AS 3700 or b) AS 4773.1 & AS 4773.2.

Un-reinforced masonry to be constructed in accordance with BCA Part 3.3.1

Reinforced masonry to be constructed in accordance with BCA Part 3.3.2.

Masonry accessories to be constructed in accordance with BCA Part 3.3.3.

Weatherproofing of masonry to be constructed in accordance with BCA Part 3.3.4.

Masonry veneer to be constructed in accordance with BCA Part 3.3.5

-mortar used for masonry construction must be in accordance with either AS 3700 or AS

4773

Isolated masonry piers construction to be in accordance where appropriate with BCA Part

3.3.6,

and a) AS 3700 except when ‘(for piers – isolated or engaged)’ is removed from clause 8.5.1

(d); and where clause 8.5.1 requires design as for unreinforced masonry in accordance with

Section 7, the member must also be designed as unreinforced masonry in accordance with

Tables 10.3 and 4.1(a)(i)(C) of AS 3700

b) AS 4773.1 & AS 4773.2

FRAMING

Subfloor ventilation to be in accordance with BCA Part 3.4.1. Subfloor spaces are to include

openings in external walls and internal walls in accordance with climatic zones (see BCA Part

3.4.1.2) and have clearance between the ground and the base of the lowest horizontal part

of the subfloor in accordance to BCA Part 3.4.1.2.

The subfloor area is to be clear of organic materials and rubbish, have the ground below the

suspended floor graded in accordance with BCA part 3.1.3.3, contain no dead air spaces,

vents are to be placed no more than 600mm from corners and have openings evenly spaced

as far as possible.

A 150 mm clearance is required for underside of floor framing members unless specified

otherwise by flooring material specification.

Steel framing is to be constructed in accordance with BCA Part 3.4.2. and with either

(a) Residential and low-rise steel framing – (i) Design: NASH Standard ‘Residential and Low

Rise Steel Framing’ Part 1.

(ii) Design solutions: NASH Standard ‘Residential and Low-Rise Steel Framing’ Part 2.

(b) Steel structures are to be constructed in accordance with AS 4100

( c) Cold-formed steel structures are to be constructed in accordance with AS/NZS 4600

Timber Framing is to be constructed in accordance with BCA Part 3.4.3 and as appropriate

(a) Design of timber structures: AS 1720.1.

(b) Design of nailplated timber roof trusses: AS 1720.5.

(c) Residential timber-framed construction – non-cyclonic areas: AS 1684.4.

(d) Residential timber-framed construction – cyclonic areas: AS 1684.3

(e) Residential timber-framed construction – non-cyclonic areas (simplified) AS 1684.4

(f) Installation of particleboard flooring: AS 1850.2.2

Structural steel members are to be constructed in accordance with one of the following:

(a) Steel structures: AS 4100

(b) Cold-formed steel structures: AS/NZS 4600

ROOF AND WALL CLADDING, GUTTERS AND DOWNPIPES

Roof and cladding generally to be constructed in accordance with BCA Part 3.5

Metal sheet roofing to be constructed in accordance to AS 1562.1

Plastic sheet roofing to be constructed in accordance to AS/NZS 1562.3

Roof tiles and shingles to be constructed in accordance with one or a combination of:

(a) Roof tiling – AS 2050

(b) Terracotta, fibre-cement and timber slates and shingles: AS 4597

Flashing for roof tiles to be constructed in accordance with BCA Part 3.5.2.3

Sarking must be provided in accordance with BCA Part 3.5.2.4

Gutters and downpipes to be constructed in accordance with BCA 3.5.3 & AS/NZS 3500.3 &

the Tasmanian Plumbing code.

Gutters, downpipes and flashings to be manufactured in accordance with AS/NZS 2179.1

(for metal) and AS 1273 for UPVC components.

Downpipes must not service more than 12m of gutter.

Timber and composite wall cladding to be constructed in accordance with BCA Part 3.5.4.

Autoclaved aerated concrete wall cladding is to be constructed in accordance with AS

5146.1.

Timber wall cladding to be constructed in accordance with BCA

Part 3.5.4.2

Wall cladding boards to be constructed in accordance with BCA Part 3.5.4.3

Sheet wall cladding must be constructed in accordance with BCA 3.4.4.4

External wall cladding that has openings exposed to the weather must be flashed with

materials complying with AS/NZS 2904.

Metal wall cladding must be constructed in accordance with BCA Part 3.5.5 & AS 1562.1..

GLAZING

Generally glazing to be completed in accordance with BCA 3.6, AS 2047 (external walls) &

AS 1288.

Refer to window legend for sizes and type.

FIRE SAFETY

Generally to constructed in accordance with BCA Part 3.7

See BCA Part 3.7.1.1 for further information on using combustible materials or those

containing combustible fibres when a non-combustible material is required.

Sarking to have a flammability index less than 5.

Fire separation of external walls to be constructed in accordance with BCA 3.7.2.

(a)External walls and gables and any openings they may have, must comply with BCA Part

3.7.2.4. These walls must be fire-resisting and must begin at the footings/ground slab,

except when the external wall begins above a separating wall.

Any wall required by (a) is to:

Have a FRL of no less than 60/60/60

be of masonry-veneer construction in which the external masonry veneer is no less than

90mm thick,

or be of masonry (or external masonry veneer) construction no less than 90mm thick.

Smoke alarm installation to be in accordance with BCA Part 3.7.5.2. Locations indicated on

floor plan.

Installation locations:

ceilings – minimum of 300mm away from corner junction of wall and ceiling

sloping ceilings – between 500 and 1500mm away from the apexes of the ceiling.

walls – minimum of 300mm and maximum of 500mm off the ceiling at the junction with the

wall.

External walls with openings are required to be fire-resistant and must be protected by –

non-opening fire windows/other construction with a FRL no less than -/60/- or;

Self-closing solid core doors no less than 35 mm thick.

When a Class 10 Building is located between an allotment boundary and a Class 1 or other

building on the same allotment, whether directly or indirectly, the Class 1 building must be

protected by a wall with a FRL.

Allowable encroachments are detailed in BCA Part 3.7.2.7

Roof lights not to be placed closer than 900mm from boundary

Construction in Bush Fire Area to be in accordance with AS 3959.

HEALTH AND AMENITY

Building elements in wet areas of a building must be either waterproof or water resistant in

accordance with BCA Part 3.8.1.2 (Table 3.8.1.1) and comply with AS 3740.

Ceiling heights to be in accordance with BCA Part 3.8.2

Areas such as non-habitable rooms are allowed a reduced height of 2.1m and 2.0m is

allowed above stairways, ramps and landings.

Any information of requirements for people with a disability in Class 1b and Class 10a

buildings can be found in volume One of the BCA.

Additional to the BCA document there is a variation for Tasmania, BCA Part 3.8.3.4

If there is an insufficient sewerage system for a property, an authorised alternative of

disposal can be used. For further details, refer to BCA Part 3.8.3.4.

Sanitary compartment to be in accordance with BCA 3.8.3.3. Refer to plan for detail

Mechanical ventilation can be used to ventilate a sanitary compartment, laundry, kitchen or

bathroom.

Natural light must be provided in all habitable rooms in accordance with the BCA Part

3.8.4.2.

Windows are to provide light transmission area equal to 10% of floor area of room

A window which provides natural light, that faces a boundary of an adjoining property can

not be less than 900mm horizontally distanced from that boundary.

Ventilation is to be completed in accordance to BCA Part 3.8.5

Sound installation is to be constructed in accordance to BCA Part 3.8.6

Condensation management is to be completed in accordance to BCA part 3.8.7, while also

referring to the document “Guide for Control of Condensation and Mould in Tasmanian

Homes”.

SAFE MOVEMENT AND ACCESS

Stair construction usually to be in accordance with BCA Part 3.9.1

Maximum of 18 risers to each flight

Riser dimensions to be a minimum of 115mm and a maximum of 190mm.

Tread dimensions to be a minimum of 240mm and a maximum of 355mm.

Riser opening to be less than 125mm.

Treads and landings where the edge leads to the flight below, are to have a non-slip surface or a

nosing strip.

External ramps servicing an external doorway or an internal ramp must be designed within

accordance of AS/NZS 1170.1.

Barriers and handrails are to be constructed in accordance with BCA Part 3.9.2 and 3.9.2.4

Balustrade is required where the area is not bounded by a wall or where the level exceeds

1000mm above floor level to final ground level.

Openings between balusters / infill members to be constructed so as not to allow 125mm

sphere to pass between members. Where floor level exceeds 4000mm above lower level, infill

members between 150mm and 760mm above floor level, to be constructed so as to restrict

climbing.

Protection must be provided where the floor below the window is 4m or more above the

surface beneath.

The openable part of the window is to be covered by a barrier with a height no less than

865mm above the floor.

The barrier must not allow a 125mm sphere to pass through it, or have any horizontal/near

horizontal elements between 150mm and 760mm above the floor that can provide access to

climbing.

ANCILLARY PROVISIONS AND ADDITIONAL CONSTRUCTION REQUIREMENTS

“The BCA definition of swimming pool is specific in including a bath or wading pool or a spa. The

requirements of AS 1926.3 apply to all types of pools defined as swimming pools under the

BCA, irrespective of the definition in the Standard.”

Most domestic structures are not required to be specifically designed for earthquakes.

Class 1 buildings constructed in a flood hazard area are to be constructed in accordance with

the ABCB Standard for Construction of Buildings in Flood Hazard Areas.

Buildings constructed in alpine areas require special consideration because of temperatures

which can create

elements which restrict free movement to and from the building.

The additional measures in the BCA Part 3.10.4 include

-having external doorways open in a way which is not affected by snow and ice outside

- Providing a structure which doesn’t become affected by weather conditions (i.e. a ramp from

the dwelling)

- minimising the impact of snow build-up between and around buildings

Construction in bushfire prone areas of a Class 1 building, a class 10a building or deck

associated with a class 1 building is to be constructed in accordance with- AS 3959 or NASH

Standard – Steel Framed Construction in Bushfire Areas.

The attachment of decks and balconies to external walls of buildings is to be constructed in

accordance with the BCA Part 3.10.6.

Bracing for a deck or balcony is to be constructed in accordance to BCA Part 3.10.6.4

Boilers, pressure vessels, heating appliances, fireplaces, chimneys and flues are to be

constructed in accordance with BCA Part 3.10.7.

Heating appliances to comply with BCA Part 3.10.7 & AS/NZS 2918

Open Fireplace - extend hearth 150mm to each side of opening. Minimum 300mm in front of

opening.

Freestanding appliance to be installed no less than 1200mm from combustible wall surface.

50mm from masonry wall.

Heat shield – 90mm masonry, with 25 mm minimum clearance between heat shield and wall,

50mm between heat shield and appliance.

Hearth to extend 400mm above and in front of unit.

Flue installation in accordance to BCA Part 3.10.7.5

Top of chimney/flue to terminate no less than 300mm above the ridge line.

ENERGY EFFICENCY

Note- From 1 May 2019 to 30 April 2020 Part 3.12 of NCC 2016 Volume Two may apply

instead of Part 3.12 of NCC 2019.

From 1 May 2020 Part 3.12 of NCC 2019 applies.

Note -

In Tasmania from 1 May 2019 to 30 April 2020 Part 3.12 of BCA 2016 may apply in lieu of Part

3.12 of BCA 2019

From 1 May 2020 Part 3.12 of BCA 2019 applies.

Generally in accordance with BCA Part 3.12.

BUILDING FABRIC

A building must achieve an energy rating, using house energy rating software of greater than or

equal to –

6 stars.

The heating and cooling load limits are specified in the ANCN Standard for NatHERS Heating

and cooling Load Limits.

The building fabric is to be constructed in accordance with BCA 3.12.1

Building fabric thermal insulation must comply with AS/NZS 4859.1 and be installed to form

continuous barrier to roof/ceiling, walls and floors without voids except around services /

fittings.

Reflective building insulation is to be installed where required with the necessary airspace, to

achieve the required R-Value between a reflective side and a building lining or cladding. The

airspace width varies depending on the type of insulation and the R-Value needed.

NCC COMPLIANCE NOTES

Each adjoining sheet of roll membrane must be overlapped greater than or equal to 150mm.

When required, bulk insulation must be installed so that is maintains it’s position and thickness,

other than where it crosses roof battens, water pipes, electrical cabling or the like. When

installed in a ceiling, where there is no bulk insulation or reflective insulation in the external

wall beneath, the insulation is to overlap by a minimum of 50mm.

Roof construction to achieve minimum Total R-Value of 5.1.

Roof lights to comply with BCA 3.12.1.3

Chimneys or flues to be fitted with sealing damper or flap.

Roof lights to habitable rooms to be fitted with operable or permanent seal to minimize air

leakage.

External windows & doors to habitable rooms / conditioned spaces to be fitted with air seal to

restrict air infiltration.

Exhaust fans and evaporative coolers servicing habitable rooms / conditioned spaces to be

fitted with self-closing damper or filter

Building envelope to be constructed to minimize air leakage. Construction joints and junctions

of adjoining surfaces to be tight fitting and sealed by caulking, skirting, architraves and

cornices.

Air movement is generally to be provided to habitable rooms in accordance with BCA Part

3.12.4

External walls are to be constructed in accordance to BCA Part 3.12.1.4

In climate zones 6 & 7 external wall construction is required achieve minimum Total R-Value of

2.8

and in climate zones 8, achieve a minimum Total R-Value of 3.8.

External wall surface density minimum is to be 220kg/m2.

External glazing to generally be constructed in accordance with BCA Part 3.12.1.4

Services are generally to be installed in accordance with BCA Part 3.12.5

Heating and cooling ductwork must be installed in accordance with BCA Part 3.12.5.3

For information regarding the treatment of condensation in buildings in Tasmania, please refer

to “Condensation in Buildings Tasmanian Designers’ Guide – Version 2.

TITLE PROJECT

LOCATION

CLIENT

PROJECT NO.


ABN: 94 660 558 746



A3

DATE


DRAWN BY

CHECKED BY






FOR ALL WORKS

© COPYRIGHT



PROPOSED EXTENSION



21st JANUARY, 2020

NCC & Notes 19-550

DA Set08

C. FEBEY

L. WALSH

Geotechnical Consultants

Geoton Pty Ltd ABN 81 129 764 629 PO Box 522 Prospect TAS 7250

Unit 24, 16-18 Goodman Court Invermay TAS 7248

Tel (+61) (3) 6326 5001 www.geoton.com.au

6 April 2020

Reference No. GL20099Ab

Mr Matthew & Mrs Jacqui Langmaid

464 Clerke Plains Road

KINDRED TAS 7310

Dear Sir & Madam

RE: Site Classification & On-site Wastewater Disposal Assessment and Design

464 Clerke Plains Road, Kindred

We have pleasure in submitting herein our report detailing the results of the

geotechnical investigation conducted at the above site.

Should you require clarification of any aspect of this report, please contact Michael

Banks or the undersigned on (03) 6326 5001.

For and on behalf of

Geoton Pty Ltd

Tony Barriera

Director

Site Classification & On-site Wastewater Disposal Assessment and Design

Geoton Pty Ltd 1 GL20099Ab 6 April 2020

1 INTRODUCTION

A limited scope investigation has been conducted for Mr Matthew & Mrs Jacqui

Langmaid at the site of a proposed residential redevelopment at 464 Clerke Plains

Road, Kindred.

The investigation has been conducted to assess the following:

• The general subsurface conditions at the site and consequently assign a Site

Classification in accordance with AS 2870 – 2011 “Residential Slabs and Footings”;

• The surrounding topography and provide a Wind Classification in accordance

with AS 4055 – 2012 “Wind Loads for Housing”; and

• The suitability of the site for the disposal of domestic wastewater and the design

of an on-site wastewater system in accordance with AS/NZS 1547:2012 “On-

site domestic-wastewater management”.

Plans of the proposed redevelopment were provided, prepared by Lachlan Walsh

Design, Project No. 19-550, Drawing Nos. 00 to 07, dated 21 January 2020. We

understand the proposed redevelopment will convert the existing dwelling to a 3-

bedroom dwelling with a study.

2 FIELD INVESTIGATION

The field investigation was conducted on 11 March 25020 and involved the drilling of 3

boreholes by 4WD mounted auger rig to depths of 1.5m to 2.0m.

Insitu vane shear strength tests were conducted in clay layers encountered in the

investigation, with samples of these soils being obtained for subsequent laboratory

testing. In addition, the permeability of the site was tested using a constant head

permeameter.

The results of the field and laboratory tests are shown on the borehole logs.

The logs of the boreholes are included in Appendix A and their locations are shown on

Figure 1 attached.

3 SITE CONDITIONS

The site is located on an approximately 5.6ha lot on the lower southern side of Clerke

Plains Road, Kindred. The site comprises partially developed farmland with an existing

farmhouse and four sheds. The ground surface across the site has a moderate easterly

fall towards an existing Tasmanian Irrigation dam and has a low to moderate grass

cover with scattered trees and farm tracks.

The proposed wastewater disposal area is to be located downslope, to the north of the

exiting farmhouse which is to be redeveloped.

Photographs of the site are attached as Plates 1 and 2.



The Mineral Resources Tasmania (MRT) Digital Geological Atlas, 1:25,000 Series,

shows the site to be located on Cretaceous aged basalt, with this being generally

confirmed by the field data.

Examination of the LIST Landslide Planning Map – Hazard Bands Overlay, indicates

that the upper slopes around the existing farm structures are mapped as being within a

low hazard landslide band, with a small area of medium hazard to the south-east of the

farmhouse.

The investigation indicated that the soil profile was generally uniform over the site. All

boreholes encountered clayey silt topsoil to depths of 0.2m to 0.3m, underlain by high

plasticity clayey silt to the investigated/refusal depths of 1.5m to 2.0m. Borehole BH2

encountered auger refusal at a depth of 1.5m on an inferred cobble.

The boreholes did not encounter any signs of seepage over the investigated depths.

An assessment of the plasticity characteristics of the materials encountered indicates

that the clay soils at this site possess a high shrink/swell potential.

4 SITE CLASSIFICATION

After allowing due consideration of the site geology, drainage and soil conditions, the

site has been classified as follows:

CLASS H1 (AS 2870)

Foundation designs in accordance with this classification are to be subject to the

overriding conditions of Section 5 below.

This Classification is applicable only for ground conditions encountered at the time of

this investigation. If cut or fill earthworks are carried out, then the Site Classification will

need to be re-assessed, and possibly changed.

5 FOUNDATIONS

Particular attention should be paid to the design of footings as required by AS 2870 –

2011.

In addition to normal founding requirements arising from the above classification,

particular conditions at this site dictate that the founding medium for all footings should

be as follows:

Clayey SILT (MH) – high plasticity, red/brown

encountered below 0.3m from the existing ground surface.

An allowable bearing pressure of 100kPa is available for edge beams, strips and pads

founded as above.

The site classification presented assumes that the current natural drainage and

infiltration conditions at the site will not be markedly affected by the proposed site

development work. Care should therefore be taken to ensure that surface water is not

permitted to collect adjacent to the structure and that significant changes to seasonal



soil moisture equilibria do not develop as a result of service trench construction or tree

root action.

Attention is drawn to Appendix B of AS 2870 and CSIRO Building Technical File BTF18

“Foundation Maintenance and Footing Performance: A Homeowner’s Guide” as a guide to maintenance requirements for the proposed structure.

Although the borehole data provides an indication of subsurface conditions at the site,

variations in soil conditions may occur in areas of the site not specifically covered by

the field investigation. The base of all footing or beam excavations should therefore be

inspected to ensure that the founding medium meets the requirements referenced

herein with respect to type and strength of founding material.

The boreholes were backfilled shortly after being drilled, not allowing time for

groundwater seepage flows to develop. Groundwater seepages or higher groundwater

levels can occur during and/or after a prolonged period of wet weather or a heavy

rainfall event.

6 WIND CLASSIFICATION

After allowing due consideration of the region, terrain, shielding and topography, the

site has been classified as follows:

WIND CLASSIFICATION N3 (AS 4055)

REGION TERRAIN

CATEGORY

SHIELDING TOPOGRAPHY

A TC2 NS T1

7 EFFLUENT DISPOSAL

The AS/NZS 1547:2012 and Building Act 2016 Director’s Guidelines for On-Site

Wastewater Management Systems provide guides for typical wastewater flow

allowances under a range of circumstances. As a general guide, the standard

recommends a typical wastewater flow of 120 litres/person/day for households on

reticulated water. As the dwelling is 3 bedrooms with a study with a population

equivalent of 6, a value of 720L/day has been adopted.

7.1 Permeability of Soil and Soil Category

The soil has been classified as follows:

• Texture – Clay Loams (Table E1 from AS1547-2012);

• Structure – Weakly Structured (Table E4 from AS/NZS1547-2012); and

• Category – 4 (Table E1 from AS/NZS1547:2012).

The permeability (Ksat) at the site was measured at 0.4m/day. For weakly structured

Category 4 soils the indicative Ksat from AS/NZS1547 Table 5.1 is 0.12-0.5m/day.



Therefore, the measured permeability is consistent with weakly structured Category 4

soils.

• Adopted Permeability – 0.4m/day.

7.2 Disposal and Treatment Method

This site assessment indicates that the site is suitable for the disposal of domestic

effluent by way of a septic tank, which is required to have a minimum capacity of

3500L, and absorption trenches. The soil within the proposed effluent disposal area is

assessed as having sufficient depth and clay content to provide an adequate

attenuation period for the breakdown of pathogens within the treated effluent.

7.3 Design Loading Rate

The adopted design loading rate for the absorption trenches has been set at 10mm/day

as outlined in AS/NZS 1547:2012 Table L1.

7.4 Absorption Trench System

Guidelines for the design of the trench systems are outlined in AS/NZS 1547:2012

Appendix L. The method of determining the dimensions for the trenches is outlined in

AS/NZS 1547:2012 Section L4 and is as follows: L = QDLR × W

Where L = Length in metres

Q = Design daily flow in L/day

DLR = Design Loading Rate in mm/day

W = Trench width in metres (set at 1.0m)

As the DLR value has been set at 10mm/day and the design daily flow (Q) has been

set at 1050L/day, when the parameters are inserted in the above equation the trench

dimensions required are as follows:

• Trench length = 72 (3 x 24m trenches)

• Trench width = 1.0m

• Trench depth = 0.6m

The trenches are to be installed parallel to each other along the contours.

The disposal field for the above scenario would need to be a minimum of 28m long and

11m wide, due to the following conditions:

• A 2m buffer is required around the outside of the disposal field; and

• A downslope separation of 2m (minimum) must be left between trenches.

This would give a disposal area of approximately 308m2. These dimensions may be

modified to suit the client’s needs provided that the total length remains and the spacing between and around the trenches is adhered to.



It is noted that AS/NZS 1547:2012 recommends that trench lengths be limited to about

20m, however a longer trench is possible provided the installer can guarantee a level

base over the proposed length.

There is adequate secondary (back-up) area of 308m2 if required.

The trenches are to be located in the area shown on the site plan. Distribution boxes

are to be installed to ensure even distribution of effluent to the three trenches.

The trenches are to be constructed as per the cross sections located on Figure WW-12

attached. The arch trench is the preferred trench type.

7.5 Setbacks

The minimum separation distance between the disposal area and downslope features

is based on Appendix R from AS/NZS 1547:2012 “Recommended Setback Distances

for Land Application Systems” and Building Act 2016 Director’s Guidelines for On-Site

Wastewater Management Systems. As per Table R1 from AS/NZS 1547:2012 and

Section 3: Standards for Wastewater Land Application Areas the following setbacks are

required:

• A setback of 80m is required from downslope watercourses and sensitive

features including the existing dam on the opposite block;

• A setback of 40.0m is required from downslope property boundaries;

• A setback of 1.5m is required from cross-slope or up-slope property boundaries;

and

• A setback of 1.5m is required for buildings situated cross-slope or up-slope.

7.6 Wastewater Recommendations

It is recommended that the following actions are undertaken in looking after your

system:

• Septic tanks must be pumped out at least every 3 to 5 years or more frequently

depending on usage;

• Minimise domestic water use;

• Minimise the use of non-biodegradable detergents;

• Minimise the use of detergents containing phosphorous (eg calgon and similar);

• Avoid discharging polluting chemicals into wastewater systems; and

• Monitor quality of groundwater.

References:

AS 2870 - 2011 Residential Slabs and Footings Construction

AS 4055 - 2012 Wind Loads for Housing

AS/NZS 1547- 2012 On-site domestic-wastewater management



Attachments:

Limitations of report

Figure 1 – Locality Plan

Figure 2 – Site Plan

Figure WW-01 – Typical Cut-Off Trench Section

Figure WW-12 – Typical Trench Section

Site Photograph

Appendix A – Borehole Logs & Explanation Sheets

Appendix B – Certificate Forms

Geoton Pty Ltd

Geotechnical Consultants - Limitations of report

These notes have been prepared to assist in the interpretation and understanding of the limitations of

this report.

Project specific criteria

The report has been developed on the basis of

unique project specific requirements as

understood by Geoton and applies only to the site

investigated. Project criteria are typically

identified in the Client brief and the associated

proposal prepared by Geoton and may include

risk factors arising from limitations on scope

imposed by the Client. The report should not be

used without further consultation if significant

changes to the project occur. No responsibility for

problems that might occur due to changed factors

will be accepted without consultation.

Subsurface variations with time

Because a report is based on conditions which

existed at the time of subsurface exploration,

decisions should not be based on a report whose

adequacy may have been affected by time. For

example, water levels can vary with time, fill may

be placed on a site and pollutants may migrate

with time. In the event of significant delays in the

commencement of a project, further advice

should be sought.

Interpretation of factual data

Site assessment identifies actual subsurface

conditions only at those points where samples

are taken and at the time they are taken. All

available data is interpreted by professionals to

provide an opinion about overall site conditions,

their likely impact on the proposed development

and recommended actions. Actual conditions may

differ from those inferred to exist, as it is virtually

impossible to provide a definitive subsurface

profile which includes all the possible variabilities

inherent in soil and rock masses.

Report Recommendations

The report is based on the assumption that the

site conditions as revealed through selective point

sampling are indicative of actual conditions

throughout an area. This assumption cannot be

substantiated until earthworks and/or foundation

construction is almost complete and therefore the

report recommendations can only be regarded as

preliminary. Where variations in conditions are

encountered, further advice should be sought.

Specific purposes

This report should not be applied to any project

other than that originally specified at the time the

report was issued.

Interpretation by others

Geoton will not be responsible for interpretations

of site data or the report findings by others

involved in the design and construction process.

Where any confusion exists, clarification should

be sought from Geoton.

Report integrity

The report as a whole presents the findings of the

site assessment and the report should not be

copied in part or altered in any way.

Geoenvironmental issues

This report does not cover issues of site

contamination unless specifically required to do

so by the client. In the absence of such a

request, Geoton take no responsibility for such

issues.

approved

date

scale title:

project no:

project:

client:

figure no.originalsize

drawn

revA3

LOCALITY PLAN

1

BH 1Approximate Borehole Location

Legend MR MATTHEW & MRS JACQUI LANGMAID

464 CLERKE PLAINS ROADKINDRED

6/04/2020

As Shown

MB

GL20099A

TB

Approximate Scale (m)

7550250 100 125

BH 1

BH 2

BH 3

CLE

RK

E P

LA

INS

RO

AD

N

EXISTING DWELLING AND PROPOSED EXTENSION

BOUNDARY

BOUNDARY

BOUNDARY

EXISTINGDAM

EXISTINGSHEDS

Contour Lines (1m)

3 x 24m TRENCHES(SEE FIGURE 2)

2 308m RESERVE

AREA

EXISTINGDRIVEWAY/ROAD

approved

date

scale title:

project no:

project:

client:


drawn

revA3 2

BH 1

BH 2

DCP 1

DCP 2

DCP 3

DCP 4

DCP 5

BH 3

BH 5

BH 7

BH 9

BH 4

BH 6

BH 8


3020100 40

BH 1Approximate Borehole LocationTP 1

TP 4

TP 3

TP 2

TP 1

TP 1

TP 7

TP 5

TP 6

TP 8

Approximate Test Pit Location

Legend

N


4010 300 20

N

8060400 20

Approximate Scale (m)BH 1Approximate Borehole Location

Legend

BH 1

BH 3

BH 4

BH 2

TB

O5

Approximate Slope AngleSITE PLAN

MR MATTHEW & MRS JACQUI LANGMAID


6/04/2020

1:200

MB

GL20099A

TB

EXISTING DWELLINGWITH PROPOSED EXTENSION

3500LSEPTICTANK

Contour Lines (1m)

4

3 x 24m LONG1.0m WIDE, 0.6m Deep

TRENCHES

DISTRIBUTION BOX

2308m DISPOSAL AREA

2301m RESERVE AREA

NOTES

PLUMBING CONNECTIONS TO BE CARRIED OUT IN ACCORDANCE WITH PLUMBING CODES AND REGULATIONS

VENTS, OVERFLOW RELIEF GULLY AND INSPECTION OPENINGS TO BE PROVIDED AS PER THE PLUMBING CODES AND REGULATIONS

ABSORPTION TRENCHES ARETO BE SET BACK 80m FROMDOWNHILL SENSITIVE FEATURESSUCH AS WATER COURSES, 40mFROM DOWNHILL PROPERTY BOUNDARIES AND 1.5m UPHILLAND LATERALLY FROM BUILDINGSAND PROPERTY BOUNDARIES

N

2308m RESERVE

AREA

BH 1

BH 2

BH 2

O

O

10 - 12

O

O

10 - 12

Cut-Off Drain(See Figure WW-01)

date:

title:

project no:

project:

client:


A4

PHOTOGRAPH

Plate 1

Plate 1 - Looking south across the proposed wastewater disposal areatoward the existing dwelling

11/03/2020

MR MATTHEW & MRS JACQUI LANGMAID


GL20099A

Appendix A Borehole Logs

ENGINEERINGBOREHOLE LOG

Geotechnical Consultants Borehole no. BH1PO Box 522 Prospect TAS 7250 Sheet no. 1 of 1Unit 24, 16-18 Goodman Court, Invermay TAS Job no. GL20099ATel (03) 6326 5001

Date : 11/03/20Logged By : MG

Slope: 90O RL Surface :Bearing: - Datum :

ML M F/St

0.25

ML M St W<PL

0.50V = 96kPa

0.75

DLL=61%PI=18%LS=12% 1.00

V > 140kPa

1.25

1.50

1.75

2.00V = 70 kPa

2.25

Supp

ort

Pene

tratio

n

Wat

er Notes Samples

Tests

Depth (m)

sand

Clayey SILT - high plasticity, red/brown, with cobbles and fine grained

Client : Mr Matthew & Mrs Jacqui LangmaidProject : Site Classification & On-site Wastewater Assessment & DesignLocation : 464 Clerke Plains Road, Kindred

Gra

phic

log

Cla

ssifi

catio

n Sy

mbo

l

Hole diameter : 150mmDrill model : Drilltech Easting:

Met

hod

Northing:

Structure, additional observations

TOPSOIL - Clayey SILT, low plasticity,red/brown, root fibres

Con

sist

ency

de

nsity

, ind

ex

Moi

stur

e co

nditi

on

Material Description

Borehole BH1 terminated @ 2.0m

ADV

N





ML M St

0.25 ML M VSt W<PL

0.50

0.75

1.00

1.25

1.50

1.75

2.00

2.25

Client : Mr Matthew & Mrs Jacqui LangmaidProject : Site Classification & On-site Wastewater Assessment & DesignLocation : 464 Clerke Plains Road, Kindred

Met

hod

Supp

ort

Pene

tratio

n

Wat

er Notes Samples

Tests

Drill model : Drilltech Easting:Hole diameter : 150mm Northing:

Con

sist

ency

de

nsity

, ind

ex



Depth (m)

Gra

phic

log

Cla

ssifi

catio

n Sy

mbo

lMaterial Description

Moi

stur

e co

nditi

on

Clayey SILT - high plasticity, red/brown, with cobbles and fine grainedsand

Borehole BH2 refusal @ 1.5m on inferred cobble

ADV

N





ML M L/St

0.25 ML M VSt W < Wp

0.50

0.75

1.00

1.25

W≈Wp W<WL

1.50

1.75

2.00

2.25

Location : 464 Clerke Plains Road, KindredDrill model : Drilltech Easting:

Client : Mr Matthew & Mrs Jacqui LangmaidProject : Site Classification & On-site Wastewater Assessment & Design

Hole diameter : 150mm Northing:

Met

hod

Supp

ort

Pene

tratio

n

Wat

er Notes Samples

Tests

Depth (m)

Gra

phic

log

Cla

ssifi

catio

n Sy

mbo

lMaterial Description

Clayey SILT - high plasticity, red/brown, with cobbles

Moi

stur

e co

nditi

on

Con

sist

ency

de

nsity

, ind

ex



ADV

N

Borehole BH3 terminated @ 2.0m

Becoming orange/red

Investigation Log Explanation Sheet

METHOD – BOREHOLE

TERM Description

AS Auger Screwing*

AD Auger Drilling*

RR Roller / Tricone

W Washbore

CT Cable Tool

HA Hand Auger

DT Diatube

B Blank Bit

V V Bit

T TC Bit

* Bit shown by suffix e.g. ADT

METHOD – EXCAVATION

TERM Description

N Natural exposure

X Existing excavation

H Backhoe bucket

B Bulldozer blade

R Ripper

E Excavator

SUPPORT

TERM Description

M Mud

N Nil

C Casing

S Shoring

PENETRATION

1 2 3 4

No resistance ranging to Refusal

WATER

Symbol Description

Water inflow

Water outflow

17/3/08 water on date shown

NOTES, SAMPLES, TESTS

TERM Description

U50 Undisturbed sample 50 mm diameter

U63 Undisturbed sample 63 mm diameter

D Disturbed sample

N Standard Penetration Test (SPT)

N* SPT – sample recovered

NC SPT with solid cone

V Vane Shear

PP Pocket Penetrometer

P Pressumeter

BS Bulk sample

E Environmental Sample

R Refusal

DCP Dynamic Cone Penetrometer (blows/100mm)

PL Plastic Limit

LL Liquid Limit

LS Linear Shrinkage

CLASSIFICATION SYMBOLS AND SOIL

DESCRIPTION

Based on AS 1726:2017

MOISTURE

TERM Description

D Dry

M Moist

W Wet

CONSISTENCY/DENSITY INDEX

TERM Description

VS very soft

S soft

F firm

St stiff

VSt very stiff

H hard

Fr friable

VL very loose

L loose

MD medium dense

D dense

VD Very dense

Soil Description Explanation Sheet (1of 2)

DEFINITION

In engineering terms, soil includes every type of uncemented or

partially cemented inorganic or organic material found in the

ground. In practice, if the material can be remoulded or

disintegrated by hand in its field condition or in water it is

described as a soil. Other materials are described using rock

description terms.

CLASSIFICATION SYMBOL AND SOIL NAME

Soils are described in accordance with the AS 1726: 2017 as

shown in the table on Sheet 2.

PARTICLE SIZE DEFINITIONS

NAME SUBDIVISION SIZE (mm)

BOULDERS >200

COBBLES 63 to 200

GRAVEL

Coarse 19 to 63

Medium 6.7 to 19

Fine 2.36 to 6.7

SAND

Coarse 0.6 to 2.36

Medium 0.21 to 0.6

Fine 0.075 to 0.21

SILT 0.002 to 0.075

CLAY <0.002

MOISTURE CONDITION

Coarse Grained Soils

Dry Non-cohesive and free running.

Moist Soil feels cool, darkened in colour.

Soil tends to stick together.

Wet As for moist but with free water forming when

handling.

Fine Grained Soils

Moist, dry of Plastic Limited – w < PL

Hard and friable or powdery.

Moist, near Plastic Limit – w ≈ PL

Soils can be moulded at a moisture content

approximately equal to the plastic limit.

Moist, wet of Plastic Limit – w > PL

Soils usually weakened and free water forms on

hands when handling.

Wet, near Liquid Limit - w ≈ LL

Wet, wet of Liquid Limit - w > LL

CONSISTENCY TERMS FOR COHESIVE SOILS

TERM

UNDRAINED

STRENGTH

su (kPa)

FIELD GUIDE

Very Soft ≤12 Exudes between the fingers when

squeezed in hand

Soft 12 to 25 Can be moulded by light finger

pressure

Firm 25 to 50 Can be moulded by strong finger

pressure

Stiff 50 to 100 Cannot be moulded by fingers

Very Stiff 100 to 200 Can be indented by thumb nail

Hard >200 Can be indented with difficulty by

thumb nail

Friable – Can be easily crumbled or broken

into small pieces by hand

RELATIVE DENSITY OF NON-COHESIVE SOILS

TERM DENSITY INDEX (%)

Very Loose ≤15

Loose 15 to 35

Medium Dense 35 to 65

Dense 65 to 85

Very Dense > 85

DESCRIPTIVE TERMS FOR ACCESSORY SOIL

COMPONENTS

DE

SIG

NA

TIO

N

OF

CO

MP

ON

EN

T IN COARSE

GRAINED

SOILS

IN FINE

GRAINED

SOILS

TERM

% Fines

% Accessory

coarse

fraction

% Sand/

gravel

Minor ≤5 ≤15 ≤15 Trace

>5, ≤12 >15, ≤30 >15, ≤30 With

Secondary >12 >30 >30 Prefix

SOIL STRUCTURE

ZONING CEMENTING

Layer Continuous across

the exposure or

sample.

Weakly

cemented

Easily

disaggregated

by hand in air

or water. Lens Discontinuous layer

of different material,

with lenticular shape. Moderately

cemented

Effort is

required to

disaggregate

the soil by

hand in air or

water.

Pocket An irregular inclusion

of different material.

GEOLOGICAL ORIGIN

WEATHERED IN PLACE SOILS

Extremely

weathered

material

Structure and/or fabric of parent rock

material retained and visible.

Residual soil Structure and/or fabric of parent rock

material not retained and visible.

TRANSPORTED SOILS

Aeolian soil Carried and deposited by wind.

Alluvial soil Deposited by streams and rivers.

Colluvial soil Soil and rock debris transported downslope

by gravity.

Estuarine soil Deposited in coastal estuaries, and

including sediments carried by inflowing

rivers and streams, and tidal currents.

Fill Man-made deposit. Fill may be significantly

more variable between tested locations

than naturally occurring soils.

Lacustrine soil Deposited in freshwater lakes.

Marine soil Deposited in a marine environment.

Soil Description Explanation Sheet (2 of 2)

SOIL CLASSIFICATION INCLUDING IDENTIFICATION AND DESCRIPTION

FIELD IDENTIFICATION PROCEDURES

(Excluding particles larger than 63 mm and basing fractions on estimated mass)

GROUP

SYMBOL PRIMARY NAME

CO

AR

SE

GR

AIN

ED

SO

IL

More

tha

n 6

5%

of

soil

exclu

din

g o

ve

rsiz

e

fraction

is la

rger

tha

n 0

.075 m

m

(A 0

.07

5 m

m p

art

icle

is a

bo

ut th

e s

malle

st p

art

icle

vis

ible

to n

aked

eyes)

GR

AV

EL

More

tha

n h

alf o

f

coars

e f

ractio

n is

larg

er

tha

n 2

.36 m

m

CLE

AN

GR

AV

EL

(Little o

r

no fin

es) Wide range in grain size and substantial

amounts of all intermediate particle sizes GW GRAVEL

Predominantly one size or a range of sizes

with some intermediate sizes missing GP GRAVEL

GR

AV

EL

WIT

H F

INE

S

(App

recia

ble

am

oun

t

of fin

es)

Non-plastic fines (for identification procedures

see ML and MH below) GM Silty GRAVEL

Plastic fines (for identification procedures see

CL, CI and CH below) GC Clayey GRAVEL

SA

ND

More

tha

n h

alf o

f

coars

e f

ractio

n is

sm

alle

r th

an 2

.36 m

m

CLE

AN

SA

ND

(Little o

r

no fin

es) Wide range in grain size and substantial

amounts of all intermediate sizes SW SAND

Predominantly one size or a range of sizes

with some intermediate sizes missing SP SAND

SA

ND

WIT

H F

INE

S

(App

recia

ble

am

oun

t

of fin

es)

Non-plastic fines (for identification procedures

see ML and MH below) SM Silty SAND

Plastic fines (for identification procedures see

CL, CI and CH below) SC Clayey SAND

FIN

E G

RA

INE

D S

OIL

More

tha

n 3

5%

of

soil

exclu

din

g o

ve

rsiz

e

fraction

is s

malle

r th

an 0

.07

5 m

m

IDENTIFICATION PROCEDURES ON FRACTIONS <0.075 mm

DRY STRENGTH DILATANCY TOUGHNESS

SIL

T &

CLA

Y

(low

to

mediu

m

pla

sticity,

LL ≤

50

) None to Low Slow to Rapid Low ML SILT

Medium to High None to Slow Medium CL, CI CLAY

Low to Medium Slow Low OL ORGANIC SILT

SIL

T &

CLA

Y

(hig

h

pla

sticity,

LL >

50

) Low to Medium None to Slow Low to Medium MH SILT

High to Very High None High CH CLAY

Medium to High None to Very Slow Low to Medium OH ORGANIC CLAY

Highly Organic

Soil

Readily identified by colour, odour, spongy feel and frequently by

fibrous texture. Pt PEAT

● LL – Liquid Limit.

COMMON DEFECTS IN SOILS

TERM DEFINITION DIAGRAM TERM DEFINITION DIAGRAM

PARTING A surface or crack across which the

soil has little or no tensile strength.

Parallel or sub parallel to layering

(e.g. bedding). May be open or

closed.

SOFTENED

ZONE

A zone in clayey soil, usually adjacent to a defect in which the soil has a higher moisture content than elsewhere.

FISSURE A surface or crack across which the

soil has little or no tensile strength,

but which is not parallel or sub

parallel to layering. May be open or

closed. May include desiccation

cracks.

TUBE Tubular cavity. May occur singly or

as one of a large number of

separate or inter-connected tubes.

Walls often coated with clay or

strengthened by denser packing of

grains. May contain organic matter.

SHEARED

SEAM

Zone in clayey soil with roughly

parallel near planar, curved or

undulating boundaries containing

closely spaced, smooth or

slickensided, curved intersecting

fissures which divide the mass into

lenticular or wedge-shaped blocks.

TUBE

CAST

An infilled tube. The infill may be uncemented or weakly cemented soil or have rock properties.

SHEARED

SURFACE

A near planar curved or undulating, smooth, polished or slickensided surface in clayey soil. The polished or slickensided surface indicates that movement (in many cases very little) has occurred along the defect.

INFILLED

SEAM

Sheet or wall like body of soil

substance or mass with roughly

planar to irregular near parallel

boundaries which cuts through a

soil mass. Formed by infilling of

open defects.

Appendix B Certificate Forms

Director of Building Control – Date Approved 1 July 2017 Building Act 2016 - Approved Form No. 55

CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE ITEM

Section 321

To: Mr Matthew & Mrs Jacqui Langmaid Owner /Agent

464 Clerke Plains Road Address

Kindred, Tas 7310 Suburb/postcode

Qualified person details:

Qualified person: Tony Barriera - Geoton Pty. Ltd.

Address: PO Box 522 Phone No: 03 6326 5001

Prospect Tas 7250 Fax No:

Licence No: CC6220 P Email address: [email protected]

Qualifications and Insurance details:

Tony Barriera – BEng, MSc (description from Column 3 of the Director's Determination - Certificates by Qualified Persons for Assessable Items CPEng, NER – IEAust 471929

Civil, Geotechnical Certain Underwriters at Lloyd's- N17000416

Speciality area of expertise:

Geotechnical Engineering (description from Column 4 of the Director's Determination - Certificates by Qualified Persons for Assessable Items)

Details of work:

Address: 464 Clerke Plains Road Lot No: 1

Kindred, Tas 7310 Certificate of title No: 110463/1

The assessable item related to this certificate:

Classification of foundation conditions according to AS2870 - 2011

(description of the assessable item being certified) Assessable item includes – - a material; - a design - a form of construction - a document - testing of a component, building

system or plumbing system - an inspection, or assessment,

performed

Certificate details:

Certificate type: Foundation Site Classification – (description from Column 1 of Schedule 1 of the Director's Determination - Certificates by Qualified Persons for Assessable Items n) AS2870

This certificate is in relation to the above assessable item, at any stage, as part of - (tick one)

building work, plumbing work or plumbing installation or demolition work:

or

a building, temporary structure or plumbing installation: X

Form 55

Director of Building Control – Date Approved 1 July 2017 Building Act 2016 - Approved Form No. 55

In issuing this certificate the following matters are relevant –

Documents: Geoton Pty Ltd, Report Reference No. GL20099Ab, dated 6/04/2020

Relevant Refer to report calculations:

References: AS 2870 – 2011 Residential Slabs and Footings Construction AS 4055 – 2012 Wind Loads for Housing

CSIRO Building Technical File 18

Substance of Certificate: (what it is that is being certified)

Site Classification in accordance to AS2870 - 2011 Wind Loading in accordance to AS 4055 - 2012 Findings and recommendations of report

Scope and/or Limitations

The classification applies to the site as investigated at the time and does not account for any future alteration to foundation conditions resulting from earthworks, drainage condition changes or site maintenance variations.

I certify the matters described in this certificate.

Signed: Certificate No: Date:

Qualified person:

GL20099Ab

6/04/2020

Director of Building Control - date approved: 2 August 2017 Building Act 2016 - Approved Form No 35

CERTIFICATE OF THE RESPONSIBLE DESIGNER

Section 94 Section 106 Section 129 Section 155

To: Mr Matthew & Mrs Jacqui Langmaid Owner name


KINDRED TAS 7310 Suburb/postcode

Designer details:

Name: Tony Barriera

Category: Civil Engineer Hydraulic - Domestic

Business name: Geoton Pty Ltd Phone No: 03 6326 5001

Business address:

P O Box 522

Prospect TAS 7250 Fax No:

Licence No: IEAust 471929, CC6220 P

Email address: [email protected]

Details of the proposed work:

Owner/Applicant Mr Matthew & Mrs Jacqui Langmaid Designer’s project reference No. GL20099Ab

Address: 464 Clerke Plains Road Lot No: 110463/1

KINDRED TAS 7310

(X all applicable)

Description of work:

Type of work: Building work Plumbing work X

New building on-site wastewater management system

(new building / alteration / addition / repair / removal / re-erection water / sewerage / stormwater / on-site wastewater management system / backflow prevention / other)

Description of the Design Work (Scope, limitations or exclusions): (X all applicable certificates)

Certificate Type: Certificate Responsible Practitioner

Building design Architect or Building Designer

Structural design Engineer or Civil Designer

Fire Safety design Fire Engineer

Civil design Civil Engineer or Civil Designer

Hydraulic design Building Services Designer

Fire service design Building Services Designer

Electrical design Building Services Designer

Mechanical design Building Service Designer

Plumbing design Plumber-Certifier; Architect, Building Designer or Engineer

Other (specify)

Deemed-to-Satisfy: Performance Solution: (X the appropriate box)

Other details:

All design documents provided in Report GL20099Ab, dated 6/04/2020

Form 35


Design documents provided:

The following documents are provided with this Certificate – Document description:

Drawing numbers: Prepared by: Date:

Schedules: Prepared by: Date:

Specifications: Prepared by: Date:

Computations: Prepared by: Date:

Performance solution proposals: Prepared by: Date:

Test reports: Prepared by: Date:

Standards, codes or guidelines relied on in design process:

All design documents are contained within report

AS/NZS1547:2012 On-site domestic-wastewater management

Any other relevant documentation:

Attribution as designer:

I Tony Barriera of Geoton Pty Ltd am responsible for the design of that part of the work as described in this certificate;

The documentation relating to the design includes sufficient information for the assessment of the work in accordance with the Building Act 2016 and sufficient detail for the builder or plumber to carry out the work in accordance with the documents and the Act;

This certificate confirms compliance and is evidence of suitability of this design with the requirements of the National Construction Code.

Name: (print) Signed Date

Designer: Tony Barriera

6/04/2020

Licence No: CC6220P


`

Assessment of Certifiable Works: (TasWater)

Note: single residential dwellings and outbuildings on a lot with an existing sewer connection are not considered to increase demand and are not certifiable.

If you cannot check ALL of these boxes, LEAVE THIS SECTION BLANK.

TasWater must then be contacted to determine if the proposed works are Certifiable Works.

I confirm that the proposed works are not Certifiable Works, in accordance with the Guidelines for TasWater CCW Assessments, by virtue that all of the following are satisfied:

The works will not increase the demand for water supplied by TasWater

The works will not increase or decrease the amount of sewage or toxins that is to be removed by,

or discharged into, TasWater’s sewerage infrastructure

The works will not require a new connection, or a modification to an existing connection, to be

made to TasWater’s infrastructure

The works will not damage or interfere with TasWater’s works

The works will not adversely affect TasWater’s operations

The work are not within 2m of TasWater’s infrastructure and are outside any TasWater easement

I have checked the LISTMap to confirm the location of TasWater infrastructure

If the property is connected to TasWater’s water system, a water meter is in place, or has been applied for to TasWater.

Certification:

I Tony Barriera of Geoton Pty Ltd being responsible for the proposed work, am satisfied that the works

described above are not Certifiable Works, as defined within the Water and Sewerage Industry Act 2008,

that I have answered the above questions with all due diligence and have read and understood the

Guidelines for TasWater CCW Assessments.

Note: the Guidelines for TasWater Certification of Certifiable Works Assessments are available at: www.taswater.com.au

Name: (print) Signed Date

Designer: Tony Barriera

6/04/2020

http://www.taswater.com.au/

Geotechnical Consultants

LOADING CERTIFICATE

To: Mr Matthew & Mrs Jacqui Langmaid Owner /Agent


KINDRED TAS 7304 Suburb/postcode

Details of work:

Address: 464 Clerke Plains Road Lot No: 1

KINDRED TAS 7310 Certificate of title No: 110463/1

The work On-site domestic-wastewater (description of the work or part work being certified )

related to this management certificate:

Certificate details:

In issuing this certificate the following matters are relevant –

Documents: Report GL20099Ab dated 6/04/2020 Figure 1 – Locality Plan Figure 2 – Site Plan Figure WW-01 – Typical Cut-Off Trench Section Figure WW-12 – Typical Trench Section

Relevant Contained in the above calculations:

References: AS/NZS1547:2012 On-site domestic-wastewater management

Substance of Certificate:

Certificate Ref: AS/NZS 1547:2012 Section 7.4.2

This certificate sets out the design criteria and the limitations associated with use of the system. Wastewater Characteristics Population equivalent used for this assessment = 6 (4 Bedrooms) Wastewater volume (L/day) used for this assessment = 720 (120 Litres per person) Approximate blackwater volume (L/day) = 288 Approximate greywater volume (L/day) = 432 Soil Characteristics/Design Criteria Texture (Table E4 from AS/NZS 1547) = Clayey Silt Soil category (Table E1 from AS/NZS 1547) = 4 Soil structure (Table E4 from AS/NZS 1547) = Weakely Structured Indicative permeability (Table 5.1 from AS/NZS 1547) = 0.12m/day – 0.5m/day Adopted permeability = 0.4m/day Adopted Design Loading Rate = 10mm/day Soil thickness for disposal = >2.0m Minimum depth (m) to water = >2.0m Dimensions for On-Site Treatment System Disposal and treatment methods = Septic tank Site modification and specific design = N/A Primary disposal area required = 308m2 Reserve disposal area required = 308m2

Location and use of Reserve area = Reserve area located to the northeast of the existing dwelling. Is there sufficient area available on site for disposal (including reserve) = Yes Notes The purpose of the reserve area is to allow for future extension of the land application system to allow a factor of safety against unforseen malfunction or failure, perhaps following increased household occupancy or inadvertent misuse of the system.

The land application area may be reduced to account for flow reductions by water-saving devices, provided the organic loading rate is not higher than it would have been without the flow reduction.

Allowable Variation from Design Flow Based on a septic tank capacity of 3500L and wastewater design volume of 720L/day the allowable variation from design flow (peak loading events) would be an additional 680L/day (Total flow of 1400L/day as per table J1 of AS/NZS 1547:2012). System Limitations Consequences of overloading the system: Overloading the system can result in failure of the septic tank and land application system. This is a serious health and environmental hazard and can lead to any one or more of the following: Spread of infectious disease; Breeding of mosquitoes and attraction of flies and rodents; Nuisance and unpleasantness; Pollution of waterways; Contamination of bores, wells and groundwater; and alteration to local ecology.

Consequences of under loading the system: Under loading the system may result in the bacteria to stop working and system failure. Operation Requirements Refer to Section T5.2.1 of AS/NZS 1547:2012 for additional requirements. For on-site system to work well the following is required:

• Reduce sludge building up through scraping all dishes to remove fats/grease; don’t use a food waste disposal unit; and don’t put sanitary napkins into the system.

• To keep bacteria working in the septic tank use biodegradable soaps; use a low phosphorous detergent; don’t use powerful bleaches and disinfectants; and don’t put chemicals or paint down the drain.

• Conservation of water will reduce the volume of effluent requiring disposal to the land application area, make it last longer and improve its performance.

Maintenance Requirements Refer to Section T5.2.2 of AS/NZS 1547:2012 for additional requirements. Maintenance of the system should include the following:

• Septic tanks must be inspected at least annually and pumped out regularly once the scum and sludge occupy two thirds of the tank volume. Typically a septic tank must be pumped out at least every 3 to 5 years or more frequently depending on usage.

• Grease traps must be inspected at least quarterly and cleaned out regularly.

• Deep rooting trees or shrubs should not be grown over absorption trenches or pipes.

• Surface water diversion drains should be maintained upslope of and around the land application area and kept clean to reduce seepage of rainwater into the trenches.

• Maintain disposal area by maintaining plants and mowing grass to ensure that plants/grasses take up nutrients with maximum efficiency.

• Check disposal area for blockages such as wet spots and uneven grass colour.

I certify the matters described in this certificate.

Signed: Date: Certificate No.

Certifier:

6/04/2020 GL20099Ab

ABN 12 206 730 093 Shop 29 York Town Square

Launceston Tas 7250 Phone: (03) 6334 1033

E: [email protected] Web: www.akconsultants.com.au

Report for: Matthew & Jacqui Langmaid

Property Location: 464 Clerke Plains Road, Kindred (CT 110463/1)

Prepared by: Astrid Ketelaar and Michael Tempest

AK Consultants 29 York Town Square LAUNCESTON, TAS 7250

Date: 11th March 2020

Agricultural Report

Agricultural Report 2 AK Consultants

SUMMARY

Client:

Matthew & Jacqui Langmaid

Title identification:

CT 110463/1 (29.1ha), 464 Clerke Plains Road, Kindred in the name of P & A Langmaid Rural Resource Zone (Central Coast Interim Planning Scheme 2013).

Proposal: Proposed extension of a dwelling by greater than 30% of existing floor area.

Purpose: To assess the agricultural and primary industry aspects of the proposal.

Land Capability: Published Land Capability at 1:100 000 Class 2 (22.9ha), Class 4 (2.4ha) & Class 5 (3.8ha).

Assessment comments:

All relevant information available at desktop level was considered. A site assessment was not

considered necessary as the imagery is good and the desktop information correlates with the

proponents’ information. This report summarises the findings of the desktop assessment.

Conclusion:

The subject title is 29.1ha and is farmed in conjunction with a 41.1ha title to the south. The land is primarily utilised for irrigated agriculture and there is an existing dwelling in the east of the subject title that is required as part of the existing land use. The existing dwelling and proposed extension are within an area of Class 5 Land Capability that is utilised for pasture. The proposed extension is contained within the existing curtilage that has been converted to domestic use. The loss of this land is therefore considered insignificant in this context. The proposed setbacks to all boundaries are considered to be sufficient to minimise the risk of further constraining or interfering with existing and potential agricultural or primary industry use in the vicinity and follow the precedence of existing dwellings in proximity to boundaries where there is adjacent irrigated cropping activity. It is highly unlikely that the proposed extension on this title will increase the risk of constraining or interfering with agricultural and primary industry any more than occurs from the existing dwelling on this title and existing dwellings in the vicinity. Although the title is within an Irrigation District, the location of the existing dwelling and proposed extension is within an area with Land Capability limitations that has not historically been subject to irrigation, and it is not likely to benefit from irrigation development.

Assessment by:

___________________ Astrid Ketelaar, Natural Resource Management Consultant, Member, Agricultural Institute Australia (current)

and

________________ Michael Tempest, Natural Resource Management Consultant


INTRODUCTION

The subject title (CT 110463/1) is located at 464 Clerke Plains Road, Kindred. This title and all surrounding land is zoned as ‘Rural Resource’ under the Central Coast Interim Planning Scheme 2013 (the Planning Scheme). The proponent seeks to gain discretionary approval to extend an existing dwelling on the title by greater than 30% of the existing floor area. The relevant sections of the Planning Scheme are as follows: 26.0 Rural Resource Zone 26.4.3 Location of development for sensitive uses Objective The location of development for sensitive uses on rural land does not unreasonably interfere with or otherwise constrain –

(a) agricultural land for existing and potential sustainable agricultural use dependent on the soil as a growth medium;

(b) agricultural use of land in a proclaimed irrigation district under Part 9 Water Management Act 1999 or land that may benefit from the application of broad-scale irrigation development;

(c) use of land for agricultural production that is not dependent on the soil as a growth medium, including aquaculture, controlled environment agriculture, and intensive animal husbandry;

(d) conservation management; (e) extractive industry; (f) forestry; and (g) transport and utility infrastructure

Performance Criteria: P1 New development, except for extensions to existing sensitive use where the extension is no greater than 30% of the existing gross floor area of the sensitive use, must minimise –

(a) permanent loss of land for existing and potential primary industry use; (b) likely constraint or interference to existing and potential primary industry use on the site

and on adjacent land; (c) permanent loss of land within a proclaimed irrigation district under Part 9 Water

Management Act 1999 or land that may benefit from the application of broad-scale irrigation development; and

(d) adverse effect on the operability and safety of a major road, a railway or a utility All relevant information available at desktop level was considered. A site assessment was not considered necessary as the imagery is good and the desktop information correlates with the proponents’ information. This report assesses the agricultural and primary industry aspects of the

proposal and summarises the findings of the desktop assessment.


DESCRIPTION

The title is 29.1ha in area and is situated around a crest at 230m above sea level (ASL). The eastern portion of the title has an easterly aspect and the western portion of the title has a westerly aspect. Both the eastern and western title boundaries sit at approximately 190m ASL. The west of the title is intersected by Jones Road and the east of the title is intersected by Clerke Plains Road. The title has an existing dwelling in the east of the title, which is required as part of the existing use, and the title is farmed in conjunction with a 41.1ha title to the south. Published Land Capability mapping at 1:100 000 scale shows the majority of the land to be Class 2. Class 2 land is defined on The LIST as; land suited to a wide range of intensive cropping and grazing activities with slight limitations to use. Class 2 land is Prime Agricultural Land as defined under the Protection of Agricultural Land Policy 2009 (PAL Policy). There is also approximately 2.4ha of land mapped as Class 4 along the eastern and western boundaries of the title, and 3.8ha of Class 5 land through the east of the title. Class 4 land is described as land well suited to grazing, but which is limited to occasional cropping or a very restricted range of crops, and Class 5 land is described as land unsuited to cropping and with slight to moderate limitations to pastoral use. See Appendix 2 for full Land Capability Class descriptions. There is no published soil mapping available for the site. Mapped underlying geology indicates that the majority of the title is Paleogene - Neogene basalt and related rocks (Tb), described as basalt. The eastern and western portions of the title associated with the drainage lines are mapped as Holocene alluvial, lacustrine and littoral deposit (Qha), which is described as stream alluvium, swamp and marsh deposits. The closest mining lease is for stone and is located approximately 1.8km away to the north west on geology mapped as Tyennan Group and correlates, which is described as dominantly quartzite. The title is primarily mapped by TASVEG 3.0 as agricultural land (FAG), with 1.2ha mapped as water (OAQ) and 0.2ha in the north east of the title is mapped as weed infestation (FWU). The title does not contain any threatened vegetation communities listed under the Nature Conservation Act 2002 or any areas listed as Priority Habitat under the Planning Scheme. There are no records of any threatened flora or fauna species associated with the title (the LIST). An area across the eastern portion of the property is mapped as a landslip hazard under the Planning Scheme. 0.5ha is mapped as ‘medium’ risk and 2.7ha is mapped as ‘low’ risk. These hazard areas are primarily aligned with the Class 5 land. The title is situated within the Forth-Wilmot catchment and the Kindred North Motton Irrigation District. Claytons Rivulet flows along the eastern boundary and an unnamed tributary of Claytons Rivulet originates in the west of the title. Both watercourses contain existing dams and there is a water licence (#1830 in the name of PD & AR Langmaid Pty Ltd) associated with these, with both summer and winter allocations. The dam on Claytons Rivulet encroaches on and is shared with three neighbouring titles, including the title to the south, which is farmed in conjunction with the subject title. PD & AR Langmaid Pty Ltd also hold Irrigation Rights for summer water from the Kindred North Motton Tasmanian Irrigation Scheme. Surrounding titles vary in size. To the northwest and north are a 10.7ha and 15.9ha title under the same ownership which are managed as irrigated agriculture and there is an existing dwelling in the


north east of the smaller title. Adjacent to the north west is a 7.8ha title with an existing dwelling in the north west of the title. To the east, across Claytons Rivulet, are two titles (23ha and 73.3ha) managed as agriculture which are each farmed in conjunction with additional titles to the east. Both titles have an existing dwelling. To the south is the 41.1ha title farmed in conjunction with the subject title. Clerke Plains Road forms the majority of their shared boundary. Adjacent to the south west is a 39.8ha title with an existing dwelling in the east and to the west is a 12.6ha title that is under the same ownership as land to the north. Land in proximity to the dwelling is predominantly used for irrigated cropping. The nearest cropping is on the proponent’s land 40m to the west of the dwelling and 50m to the north west of the dwelling. The area that is cropped 40m to the west of the dwelling is approximately 0.3ha, with the more extensive cropping areas a minimum of 50m distance from the dwelling. The nearest cropping on neighbouring land is 185m to the north west.

DISCUSSION

The existing dwelling on the title is required as part of the existing use of the title. The site of the existing dwelling is surrounded by three sheds and landscaped gardens, including a tree hedge that would act as a buffer between the house and Clerke Plains Road and the more extensive irrigated agriculture to the west on the same title. The proposal (as indicated in the site plan by Lachlan Walsh Design 18/12/2019) is to extend the existing dwelling to the north and to the west, in order to align the entire western façade with the existing western extent of the dwelling. There is also a deck extension along the east of the house, however this does not extend further than the existing deck on the eastern side of the dwelling. Overall, the proposed extension extends the existing footprint of the dwelling by approximately 5m to the north. This is contained within the existing curtilage of the domestic garden and is outside of all current and historical productive agricultural areas on the property. Land to the north and east of the dwelling is currently and historically (as indicated by Google imagery 2003-2018) utilised as pasture. While the proposed extension is not expected to impact on the existing or potential primary industry use of the subject title, the potential for the extension to constrain agriculture or primary industry in the vicinity also needs to be considered. The Rural Resource zone requires a 200m setback from adjacent titles. As the proposed extension does not impact the setback distance to the adjacent titles to the east, south, or west, consideration only needs to be given to the setback from the adjacent titles to the north and north east. There are a range of activities associated with grazing and cropping. Learmonth et al. (2007) detail the common range of issues associated with sensitive uses such as residential use in the Rural Resource Zone which can constrain agricultural and primary industry activities (see Appendix 3). Common conflict issues associated with residential use in the Rural Resource zone include spray drift from chemicals which would include fungicide, herbicide, and insecticide, noise from equipment (irrigation equipment, tractors, harvesters, aircraft etc. including during the night and early morning), irrigation water spray drift (generally not potable water), odour from fertilisers and chemicals, and dust during harvesting and ground preparation. The Western Australia Department of Health (DOH, 2012) has published guidelines relating specifically to minimising conflict between agricultural/primary industry activities and residential areas through management of buffer areas. This study particularly focuses on spray drift and dust


generation and recommends a minimum separation of 300m to reduce the impact of spray drift, dust, smoke and ash. Through the establishment of an adequately designed, implemented and maintained vegetative buffer, this minimum separation distance can be reduced to 40m. The proposed extension is setback 202m from the adjacent north eastern title across Claytons Rivulet. The setback from the proposed extension to the adjacent titles to the north and north east is approximately 168m and 172m, respectively. In both instances, there is an existing dwelling setback approximately 38m and 161m from these titles respectively. Furthermore, the proposed extension only reduces the existing separation distances by less than 10m in both instances. The proponents are aware of the agricultural activities that have currently and historically occurred on the adjacent land. Also, the extension will be contained within the existing curtilage of the existing dwelling and there is scope to increase the density of vegetated buffer within the existing curtilage if necessary. Under these circumstances these proposed setbacks are considered sufficient to minimise the risk of constraining any adjacent existing and future potential agriculture or primary industry use on the titles to the north and north east.

CONCLUSIONS

The subject title is 29.1ha and is farmed in conjunction with a 41.1ha title to the south. The land is primarily utilised for irrigated agriculture and there is an existing dwelling in the east of the subject title that is required as part of the existing land use. The existing dwelling and proposed extension are within an area of Class 5 Land Capability that is utilised for pasture. The proposed extension is contained within the existing curtilage that has been converted to domestic use. The loss of this land is therefore considered insignificant in this context. The proposed setbacks to all boundaries are considered to be sufficient to minimise the risk of further constraining or interfering with existing and potential agricultural or primary industry use in the vicinity and follow the precedence of existing dwellings in proximity to boundaries where there is adjacent irrigated cropping activity. It is highly unlikely that the proposed extension on this title will increase the risk of constraining or interfering with agricultural and primary industry any more than occurs from the existing dwelling on this title and existing dwellings in the vicinity. Although the title is within an Irrigation District, the location of the existing dwelling and proposed extension is within an area with Land Capability limitations that has not historically been subject to irrigation, and it is not likely to benefit from irrigation development.


REFERENCES

Central Coast Council (2013). Central Coast Interim Plannng Scheme.

Department of Health (2012). Guidelines for Separation of Agricultural and Residential Land Uses. Establishment of Buffer Areas

DPIPWE. (2016). Cadastral Parcels Dataset. TASMAP Department of Primary Industries, Parks, Water and Environment.

DPIPWE. (2007, November). Land Capability of Tasmania Dataset. Department of Primary Industries, Parks, Water and Environment.

DPIPWE. (2020). Tasmanian Register of Water Licences and Dam Permits. Retrieved from Water Information Management System: http://wims.dpiwe.tas.gov.au.

DPIPWE. (2013). Tasmanian Vegetation Monitoring and Mapping Program TASVEG 3.0. Department of Primary Industries, Parks, Water and Environment.

Grose, C. J. (1999). Land Capability Handbook. Guidelines for the Classification of Agricultural Land in Tasmania. (Second Edition ed.). Tasmania, Australia: Department of Primary Industries, Water and Environment.

Ketelaar, A and Armstrong, D. 2012, Discussions paper – Clarification of the Tools and Methodologies and Their Limitations for Understanding the Use of Agricultural Land in the Northern Region

Learmonth, R., Whitehead, R., Boyd, B., and Fletcher, S. (2007). Living and Working in Rural Areas. A handbook for managing land use conflict issues on the NSW North Coast.


APPENDIX 1 – MAPS

Figure 1. Location


Figure 2. Aerial Image


Figure 3. Land Capability


Figure 4. Setbacks


APPENDIX 2. LAND CAPABILITY DEFINITIONS FROM GROSE (1999)1

PRIME AGRICULTURAL LAND AS DESCRIBED IN THE PROTECTION OF AGRICULTURAL LAND 2009: CLASS 1. Land well suited to a wide range of intensive cropping and grazing activities. It occurs on flat land with deep, well drained soils, and in a climate that favours a wide variety of crops. While there are virtually no limitations to agricultural usage, reasonable management inputs need to be maintained to prevent degradation of the resource. Such inputs might include very minor soil conservation treatments, fertiliser inputs or occasional pasture phases. Class 1 land is highly productive and capable of being cropped eight to nine years out of ten in a rotation with pasture or equivalent without risk of damage to the soil resource or loss of production, during periods of average climatic conditions.

CLASS 2. Land suitable for a wide range of intensive cropping and grazing activities. Limitations to use are slight, and these can be readily overcome by management and minor conservation practices. However, the level of inputs is greater, and the variety and/or number of crops that can be grown is marginally more restricted, than for Class 1 land.This land is highly productive but there is an increased risk of damage to the soil resource or of yield loss. The land can be cropped five to eight years out of ten in a rotation with pasture or equivalent during 'normal' years, if reasonable management inputs are maintained. CLASS 3. Land suitable for cropping and intensive grazing. Moderate levels of limitation restrict the choice of crops or reduce productivity in relation to Class 1 or Class 2 land. Soil conservation practices and sound management are needed to overcome the moderate limitations to cropping use. Land is moderately productive, requiring a higher level of inputs than Classes I and 2. Limitations either restrict the range of crops that can be grown or the risk of damage to the soil resource is such that cropping should be confined to three to five yens out of ten in a rotation with pasture or equivalent during normal years. NON-PRIME AGRICULTURAL LAND AS DESCRIBED IN THE PROTECTION OF AGRICULTURAL LAND 2009:

CLASS 4. Land primarily suitable for grazing but which may be used for occasional cropping. Severe limitations restrict the length of cropping phase and/or severely restrict the range of crops that could be grown. Major conservation treatments and/or careful management is required to minimise degradation. Cropping rotations should be restricted to one to two years out of ten in a rotation with pasture or equivalent, during 'normal' years to avoid damage to the soil resource. In some areas longer cropping phases may be possible but the versatility of the land is very limited. (NB some parts of Tasmania are currently able to crop more frequently on Class 4 land than suggested above. This is due to the climate being drier than 'normal'. However, there is a high risk of crop or soil damage if 'normal' conditions return.). CLASS 5. This land is unsuitable for cropping, although some areas on easier slopes may be cultivated for pasture establishment or renewal and occasional fodder crops may be possible. The land may have slight to moderate limitations for pastoral use. The effects of limitations on the grazing potential may be reduced by applying appropriate soil conservation measures and land management practices. CLASS 6. Land marginally suitable for grazing because of severe limitations. This land has low productivity, high risk of erosion, low natural fertility or other limitations that severely restrict agricultural use. This land should be retained under its natural vegetation cover. CLASS 7. Land with very severe to extreme limitations which make it unsuitable for agricultural use.

1 Highlighted colour of Class corresponds with LIST Land Capability Class colours.


APPENDIX 3. POTENTIAL CONFLICT ISSUES

Tables 1 to 4 describe the frequency and intensity of adjacent activities and the associated issues likely to constrain this use. These are a broad guide only and site specific, cultivar specific and seasonal variations occur. Aside from these specific issues associated with these activities Learmonth et. al. (2007) also provides a comprehensive list of potential land use conflict issues (see Table 5). Tables 1 to 5 provide the rationale behind the recommended minimum buffers contained in Table 6 (Appendix 4).

Table 1. Farming activity - Grazing

Management Activity Issues likely to

constrain the activity Comment

Pasture sowing

Herbicide spraying

Cultivation

Drilling

Spray drift, noise

Noise, dust

Noise, dust

Ground based or aerial – often very early

in the morning

Graze

Noise at certain time eg

weaning calves

Livestock trespass

Tractor

Forage conservation

Mow, Rake, Bale, Cart bales Noise, dust Tractor

Fertiliser spreading Noise Tractor

Insecticide spraying Spray drift

Noise


in the morning

Table 2. Farming Activity – Poppy crop



Pre-cultivation spray Spray drift

Noise


in the morning

Cultivation – several passes (2-4) Noise

Dust

Tractor

Dust is unlikely as soils are likely to be

moist

Lime spreading Noise Tractor

Drilling Noise Tractor

Herbicide sprays (2) Spray drift

Noise

Ground based or aerial often very early in

the morning

Insecticide & fungicide sprays (2-

3)

Spray drift

Noise

Ground based or aerial – likely to be very

early in the morning

Irrigation Spray drift

Noise

Potentially turbid and not potable

Pump

Harvesting Noise Tractor

Potential forage crops after

harvesting, cultivation

Broadcast seed & harrow,

Irrigate

Noise

Noise

Noise, spray drift

Tractor

Tractor

Pump


Table 3. Farming Activity - Potato crop



Pre-cultivation spray Spray drift

Noise


in the morning

Cultivation – several passes (2-4) Noise

Dust

Tractor

Dust is unlikely as soils are likely to be

moist

Planting Noise

Herbicide spray Spray drift

Noise


in the morning

Insecticide & fungicide sprays

(5+)

Spray drift

Noise

Ground based or aerial – likely to be very

early in the morning

Fertiliser Spreading Noise

Odour

Tractor

From manure/organic fertilisers


Noise

Potentially turbid and not potable

Pump

Harvesting Noise Tractor

Table 4. Farming activity – Strawberries (3 yr rotation)



Fungicide

Spray drift

Noise

Ground based likely to be very early in

the morning

Herbicide spraying

Spray drift

Noise


the morning

Cultivation Noise

Fertiliser Spray drift

Noise


the morning

Planting By hand

Noise Tractor & traffic

Inter-row maintenance herbicide

and/or mowing

Spray drift

Noise


the morning


Noise

Harvesting

Dec -March

By hand

Noise Tractor & traffic


Table 5. Typical rural land use conflict issues (Learmonth et al. 2007).

Issue Explanation

Absentee

landholders

Neighbours may be relied upon to manage issues such as bush fires, straying stock, trespassers etc.

while the absentee landholder is at work or away.

Access Traditional or informal ‘agreements’ for access between farms and to parts of farms may break down

with the arrival of new people.

Catchment

management

Design, funding and implementation of land, water and vegetatin management plans are complicated

with larger numbers of rural land-holders with differing perspectives and values.

Clearing Neighbours may object to the clearing of trees, especially when it is done apparently without approvals

or impacts on habitat areas or local amenity.

Cooperation Lack of mutual co-operation through the inability or unwillingness on behalf individuals to contribute

may curtail or limit traditional work sharing practices on-farm or in the rural community.

Dogs Stray domestic dogs and wild dogs attacking livestock and wildlife and causing a nuisance.

Drainage Blocking or changing drainage systems through a lack of maintenance or failure to cooperate and not

respect the rights of others.

Dust Generated by farm and extractive industry operations including cultivating, fallow (bare) ground, farm

vehicles, livestock yards, feed milling, fertiliser spreading etc.

Dwellings Urban or residential dwellings located too close to or affecting an existing rural pursuit or routine land

use practice.

Electric fences Electric shocks to children, horses and dogs. Public safety issues.

Fencing Disagreement about maintenance, replacement, design and cost.

Fire Risk of fire escaping and entering neighbouring property. Lack of knowledge of fire issues and the role

of the Rural Fire Service.

Firearms Disturbance, maiming and killing of livestock and pest animals, illegal use and risk to personal safety.

Flies Spread from animal enclosures or manure and breeding areas.

Heritage

management

Destruction and poor management of indigenous and non indigenous cultural artefacts, structures and

sites.

Lights Bright lights associated with night loading, security etc.

Litter Injury and poisoning of livestock via wind blown and dumped waste. Damage to equipment and

machinery. Amenity impacts.

Noise From farm machinery, scare guns, low flying agricultural aircraft, livestock weaning and feeding, and

irrigation pumps.

Odours Odours arising from piggeries, feedlots, dairies, poultry, sprays, fertiliser, manure spreading, silage,

burning carcases/crop residues.

Pesticides Perceived and real health and environmental concerns over the use, storage and disposal of pesticides

as well as spray drift.

Poisoning Deliberate poisoning and destruction of trees/plants. Spray drift onto non-target plants. Pesticide or

poison uptake by livestock and human health risks.

Pollution Water resources contaminated by effluent, chemicals, pesticides, nutrients and air borne particulates.

Roads Cost and standards of maintenance, slow/wide farm machinery, livestock droving and manure.

Smoke From the burning of crop residues, scrub, pasture and windrows.

Soil erosion Loss of soil and pollution of water ways from unsustainable practices or exposed soils. Lack of

adequate groundcover or soil protection.

Straying livestock Fence damage, spread of disease, damage to crops, gardens and bush/rainforest regeneration.

Theft/vandalism Interference with crops, livestock, fodder, machinery and equipment.

Tree removal Removal of native vegetation without appropriate approvals. Removal of icon trees and vegetation.

Trespass Entering properties unlawfully and without agreement.

Visual/amenity Loss of amenity as a result of reflective structures (igloos, hail netting), windbreaks plantings (loss of

view). Water Competition for limited water supplies, compliance with water regulations, building of dams, changes to

flows. Stock access to waterways. Riparian zone management.

Weeds Lack of weed control particularly noxious weeds, by landholders.

Based on: Smith, RJ (2003) Rural Land Use Conflict: Review of Management Techniques – Final

Report to Lismore Living Centres (PlanningNSW).

Living and Working in Rural Areas. A handbook for managing land use conflict issues on the NSW North

Coast. Learmonth, R., Whitehead, R., Boyd, B., and Fletcher, S. n.d.

Table 1. Typical rural land use conflict issues in the north coast region


APPENDIX 4. AGRICULTURAL ENTERPRISES REQUIREMENTS AND POTENTIAL CONSTRAINTS

Table 6 describes the general resource requirements for various agricultural land uses.

Table 6. Resource Requirements for Various Land Uses

Resource Livestock Broad acre crops Vegetables Berries Orchard fruits & vines Nurseries & cut flowers

Forestry plantations Sheep Cattle Dairy Cereals Others Processed Un-processed

Land Capability LC 3-6 LC 3-5/6 LC 3-5 LC 1-4 LC 1-4 LC 1-4 LC 1-4 LC 1-4/5 LC 1-4/5 LC 1-4 or N/A LC 4-6

Minimum paddock sizes

No minimum No minimum To suit grazing 10-15ha min. 5-10ha min. 10ha min. 10ha min. 2-4ha 2-5ha 2-4ha min. 10-20ha min.

Farm size for a "viable" business

5,000-10,000 dse (area depends on rainfall)

5,000-10,000 dse (area depends on rainfall)

Capacity for at least 350 milkers

Broadacre cropping will be a mix of crops in rotation with pasture and livestock. The area required for viability is highly variable.

4-10ha 10-30ha 5-10ha 10-20ha min.

Agricultural Land Mapping Project (3)

333ha 40ha 133ha 25ha 10ha Not defined

Irrigation water Not required Not required Preferable 4-6ML/ha. Not necessary Mostly necessary, 2-3 ML/ha

Necessary, 2-6ML/ha

Necessary, 2-6ML/ha

Necessary, 1-3ML/ha

Necessary, 2-3ML/ha Necessary, small quantity

Not required

Climate specifications

Lower rainfall preferred for wool

No preferences

High rainfall (or irrigation)

Susceptible to spring frosts. Difficult to harvest in humid coastal conditions

Susceptible to spring frosts



High rainfall (or irrigation)

Susceptible to spring frosts for vines. Susceptible to summer rains for cherries. Susceptible to disease in high humidity in March for vines

Preferably low frost risk area

Rainfall above 700-800 mm

Infrastructure Yards & shed Yards, crush, loading ramp

Dairy shed Minimal Irrig facilities Irrig facilities Irrig facilities Irrig facilities Irrig facilities Plastic/glass houses

None

Plant & equipment

Minimal Minimal; hay feeding plant

General purpose tractor, hay/silage feeding

Tractors & implements Tractors & implements

Tractors & implements



Tractors & implements Small plant None

Market contracts Not required Not required Necessary Not required Generally required Necessary Highly preferred Desired Desired Contracts preferable

Varies

Labour Medium Low High Low Low Low Variable/medium High at times High at times High at times Low

Local services Shearers Vet Vet, dairy shed technician

Agronomist, contractors




Pickers Pickers Pickers Contractors

Regional suitability

Dryer areas good for wool. All areas suitable; larger farm sizes needed for viability.

All areas suitable. Suits small farms.

Economics dictate large area necessary. Needs high rainfall or large water resource for irrigation.

Generally large areas, so need larger paddocks and larger farms.

Generally large areas, so need larger paddocks and larger farms.

Medium sized paddocks & farms; area for crop rotations and irrigation.

Medium sized paddocks & farms; area for crop rotations and irrigation;

Specific site requirements; proximity to markets and transport/carriers.

Specific site requirements; potentially available in most municipalities.

Proximity to markets is important.

Low rainfall areas less preferred.

Recommended min. buffer for individual dwellings (1)

50m to grazing area

50m to grazing area

50m to grazing area, 250m to dairy shed and 300m to effluent storage or continuous application areas (2)

200m to crop 200m to crop 200m to crop 200m to crop 200m to crop 200m to crop 200m to crop 100m from crop for aerial spraying.

Recommended min. buffer for residential areas (1)

50m to grazing area

50m to grazing area

50m to grazing area, 500m to dairy shed

300m to crop 300m to crop 300m to crop 300m to crop 300m to crop 300m to crop 300m to crop Site specific (1)

(1) From (Learmonth, Whitehead, Boyd & Fletcher, 2007). These are industry specific recommended setbacks which do not necessarily align with Planning Scheme Setback requirements. Council should ensure they are aware of attenuation setback requirements for specific activities.

(2) From (State Dairy Effluent Working Group, 1997). (3) The Agricultural Land Mapping Project (Dept of Justice, 2017) defined minimum threshold titles sizes that could potentially sustain a standalone agricultural enterprise.