lots 3, 805 & 806 mandurah road, karnup – …
TRANSCRIPT
Submitted by
JDSi Consulting Engineers
February 2016
Project No. JDS10425
Submission to Gold Right Pty Ltd
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP –
SERVICING REPORT
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 1
Contents
1.0 INTRODUCTION .................................................................................................................... 2
2.0 THE STUDY AREA ................................................................................................................ 3
2.1 Topography ......................................................................................................................................... 3
2.2 Ground Conditions .............................................................................................................................. 3
3.0 WASTEWATER ...................................................................................................................... 5
4.0 WATER SUPPLY .................................................................................................................... 6
5.0 POWER SUPPLY .................................................................................................................... 7
6.0 GAS SUPPLY ........................................................................................................................... 9
7.0 TELECOMMUNICATIONS ................................................................................................... 9
8.0 ROADS AND TRAFFIC ....................................................................................................... 10
8.1 Existing Traffic Conditions ................................................................................................................. 10
8.2 Road and Intersection Improvements ............................................................................................... 10
9.0 DRAINAGE ............................................................................................................................ 11
Stormwater Management ............................................................................................................................. 11
Water Quality Management .......................................................................................................................... 11
9.1 Stormwater Collection, Treatment and Disposal ............................................................................... 12
10.0 DISCLAIMER .................................................................................................................... 13
Appendix A – Galt Geotechnical Preliminary Report
Appendix B – Coffey Geotechnical Karst Risk Assessment Report
DOCUMENT REVIEW
Revision Date Issued Written By Reviewed By Approved By
Final 16/5/11 SAF CJB MCB Rev 1 1/03/13 SAF BGT MCB Rev 2 20/03/15 BGT SAF BGT Rev 3 16/02/16 BGT DAH BGT
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
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1.0 Introduction Lots 3, 805 & 806 Mandurah Road, Karnup (The Landholding) is located approximately 58km south of the Perth CBD and approximately 1.5km east of the coast. The Landholding comprises an area of approximately 113 Ha of which 95 Ha is currently zoned Urban and the balance is classified vegetation retention or “Bush Forever”. The Landholding currently has 2 owners, Lot 3 is owned by the City of Rockingham (7.6 Ha) and the balance is owned entirely by Gold Right Pty Ltd.
JDSi Consulting Engineers have prepared this report to support an application by Gold Right Pty Ltd for the Local Structure Planning of Lot 805. This has involved a detailed review of the civil engineering issues that influence the ability of the land to facilitate urban development. The Local Structure Plan (LSP) will form the basis for the ongoing subdivision planning and development of the land.
The key objectives of this report are to highlight:
� The availability of existing infrastructure assets in proximity to the property.
� Infrastructure requirements to support urban development within the Study Area.
� Demonstrate that the Study Area can be serviced in the short to medium
term.
� Existing road networks and planned road networks are cable of supporting residential development.
This report has been based on the civil engineering aspects of residential related land uses and covers the engineering infrastructure requirements to service the proposed development. In particular we have considered earthworks, roads, stormwater drainage and waste water, potable water and utility services with a particular emphasis on outlining how all major services will be available to support urban development.
The investigations and preparation of the report are largely based on current advice from the various service authorities. The information is current as of February 2016 and is subject to change as development proceeds in the Perth south-west corridor resulting in the extension of service infrastructure and the creation of new capacity.
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Servicing Report
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2.0 The Study Area The Study Area is bordered by Mandurah Road to the west, Perth to Mandurah Railway line to the east, Paganoni Road and the future Karnup train station site to the north and a bush forever site to the south.
The Study Area was previously an operational quarry which primarily extracted limestone. There were 2 clearly visible quarries located within the Study Area, however, to support the current development of Lot 806 a recent bulk earthworks operation has resulted in one of these quarry pits being filled. The quarry areas have been completely cleared of all trees and vegetation. Other areas within the Study area contain heath shrubs and low lying scrub consistent with southern coastal areas. There is some vegetation of better quality located within Lot 805 with confined areas of trees and vegetation adjoining the existing rail reserve.
A few, minor structures are located in the Study Area along with rural fencing along boundaries. All structures will be removed upon commencement of development works and the rural fencing surrounding the bush forever site will be replaced to accurately represent the boundary.
2.1 Topography
The site has varying topography; some areas are gently sloping with other areas having very steep site grades. This is predominantly due to the quarrying activities. Areas within Lot 806 that remain undisturbed have grades of approximately 1%. The site varies from an approximate RL of 7m AHD (base of the main quarry – Lot 806) to a high point of approximately RL 27m AHD located within Lot 3. Lot 3 & 805 also have existing quarries and have approximate base RL’s of 5m & 6m AHD respectively. The middle and northern part of the site varies from almost 10% to 1% close to the existing road reserves.
The site is generally lower or at grade with the existing Mandurah Road. The boundary with the existing Perth to Mandurah rail reserve also varies as the rail is grade separated over the existing Paganoni Road and in large cuttings through some middle areas of the site.
The levels throughout Lot 806 have been adjusted due to the recent bulk earthworks operation undertaken to support development of Lot 806.
2.2 Ground Conditions
The following information was provided by Galt Geotechnical. A geotechnical investigation has been completed for the site along with investigations into potential karstic features and the information below is an overview of the likely soil types that will be encountered.
The Rockingham sheet of the 1:50,000 scale Environmental Geology series map indicates that the area is largely underlain with Tamala Limestone. The expected geological conditions are in accordance with the findings of the investigations. Test pits TP01 to TP04 are generally comprised of grey and brown, fine to course grained
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 4
sand, with varying depth of 0.1m to 1.3m over the limestone. The limestone that was excavated is generally a sandy gravelly material which has a grey colour. The material is weakly to well cemented cobbles and boulders containing fine to course sand and shell fragments. This material was encountered between 0.3m and 2.1m from the natural surface. Test pits TP05 to TP09 encountered no limestone and the material found was generally all grey brown and yellow sand consistent with the material found within coastal limestone areas. The limestone material was generally found through the central parts of the site with the sandy material located on the outer areas of the site. It is expected that the limestone will generally be local outcrops and a large majority of the material has been excavated for road base material. The sandy limestone portions of the site have comparatively very good permeability (typically up to 20m/day), high void ratio, no shrinkage and low bearing capacity. The sandy portions of the site have good permeability with the lowest test recording 8m/day.
The shallow geophysical investigation to locate limestone bedrock and possible karstic formations was undertaken by GBG MAPS. The method undertaken was using ground penetrating radar which detects any seismic refraction. Areas of high seismic refraction can potentially indicate areas of karst. The report indicated some areas throughout the site that could potentially be karstic features. The recommendation was to have the report analyzed by the geotechnical engineers with possible ground truthing undertaken in the areas of concern; this was undertaken by Coffey Geotechnical. The assessment of the GBG MAPS study concluded there is little or no possibility of these areas being of karstic nature. The areas are most likely limestone pockets at deeper levels and will have no effect on subdivisional development occurring on the site. It is also noted that, to date, no karstic features have been located during the Lot 806 bulk earthworks operation.
There are no highest recorded groundwater levels (GWL) for the study area and with the most recent levels recorded being approximately RL 1.0m (May 2003). It is not expected that ground water levels will impact adversely on any proposed development.
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Servicing Report
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3.0 Wastewater Water Corporation has advised JDSi that the landholding is located inside the current scheme planning and the pump station catchment has considered the sewer flows from the Study Area. The subject land is situated within the catchment of the East Rockingham Waste Water Treatment Plant (ERWWTP).
The ultimate waste water strategy for this land holding is to be conveyed north towards the ERWWTP. This involves two pump stations - a Type 40 PS located within Lot 806 to service the entire landholding pumping northwards through a pressure main along Mandurah Rd, discharging into a future DN375 gravity sewer in Crystaluna Drive, Singleton Beach. This then gravitates along the DN375 in Peelfold Glen towards a future Type 90 (Peelhurst PS 'P') which will also serve the development of the future Karnup Station precinct and other surrounding land. PS 'P' will pump out westwards via a future pressure main to discharge into the main gravity sewer in Warnbro Sound Ave, gravitating to the existing main pump station on Bluestone Parkway.
JDSi has recently commenced construction of the Waste Water Pumping Station to service the Study Area. This involves construction of the Type 40 PS within Lot 806, installation of 3,435m of DN200 PN16 PVC-O pressure main running through Lot 806, Lot 3 and Lot 805 then north along Mandurah Road and west along Dampier Drive and Warnbro Sound Avenue to a proposed DN600 GRP gravity main on Warnbro Sound Avenue. It is anticipated that construction of the above infrastructure will be completed in April 2016.
JDSi can therefore confirm that sewer is available to all proposed lots within the Study Area.
Refer drawing SK201 for Sewer Catchment Plan for the development.
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SCALE 1:5000 @ ORIGINAL SHEET SIZE A1
121110987654321
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121110987654
This drawing is copyright and the property of
JDSi Pty Ltd (JDSi). Use without written
permission from JDSi constitutes an
infringement of copyright.
This document and the information are solely
for the use of the authorised recipient and
may not be used, copied or reproduced in
whole or part for any purpose other than
that for which it was supplied by JDSi.
COPYRIGHT
This drawing shall be preliminary only until it
is Issued for Construction.
NOTE
Certified Quality System to ISO 9001
Plotted By: msmithers Plot Date: 12/02/16 - 16:33 Cad File: I:\JDS10425\JDS10425.805\Drawings\DWG\JDS10425.805_SK201.dwg
H
THE VISTA - KARNUP
SEWER CATCHMENT PLAN
JDS10425.805 SK201 B
GOLD RIGHT PTY LTD
M. SMITHERS
M. SMITHERS
D. HELLMUTH
AS SHOWN
AHD PCG94
A 08.01.16 MS BT ISSUED FOR INFORMATION
B 12.02.16 MS BT CADASTRAL LAYOUT UPDATED
PLANSCALE 1:5000
INSETSCALE 1:250
52.50 15m10
SCALE 1:250 @ ORIGINAL SHEET SIZE A1
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 6
4.0 Water Supply The Water Corporation has advised that the Study Area is located within the Tamworth - Karnup Reservoir Scheme. The DN600 distribution main feeding this area currently extends from the intersection of Safety Bay Rd and Warnbro Sound Ave, Warnbro southwards along Warnbro Sound Ave for a distance of more than 13km to its current terminus near the intersection of Navigator Drive and Fitch Street, Singleton. There are water pressure limitations that get worse as you head south through this area. The system can only serve up to approximately 20m AHD in the Singleton area. There is a major project on the Corporation's CIP to duplicate the DN600 as far south as Secret Harbour however the timing for this upgrade is unknown.
A recent DN250 extension has been installed along Singleton Beach Rd into Lot 806. Ultimately this DN250 main would be extended through Lot 3 to provide supply for development in Lot 805. Water Corporation have also indicated that they will be installing a DN300 water main within Mandurah Rd adjacent the study area, north of Singleton Beach Rd. It is expected that a connection onto this proposed DN300 water main will be required in the northern area of Lot 805 and this connection is expected to occur through the POS adjacent Mandurah Rd. This will improve supply pressures and provide security of supply to the study area.
JDSi will need to liaise with the Water Corporation for the progressive extension of reticulation sized water mains throughout the development. These will include DN250 – DN100 sized pipes.
Refer drawing JDS10425 – SK07 for Initial Water Strategy Plan.
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(1.8)
4064
COPYRIGHT
NOTE
Certified Quality System to ISO 9001
WARNING
BEWARE OF UNDERGROUND SERVICES
1100DIAL
BEFORE YOU DIG
The location of underground cables are
approximate only and their exact position
should be checked on site. No guarantee is
given that all existing cables and services
are shown. Locate all underground cables
and services before commencement of work.
Refer to Worksafe Regulation 3.21.
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 7
5.0 Power Supply
Existing Power Network Distribution
The existing Western Power (WP) distribution infrastructure in the vicinity of the Study Area comprises of predominately three-phase 22kV high voltage (HV) underground and overhead feeder lines along Mandurah Road. The existing HV Feeder lines consists of 240HV underground cable and HV overhead aerials with 185HV cable adjacent to the Study Area. These HV feeders emanate from the relatively new Meadow Springs 132/22kV (MSS) substation. MSS is located 6kms from the southern part of this development, which is south of the Lakelands subdivision.
The existing 22kV network would perhaps be able to service the initial stages of this development, however once the load exceeds the existing network capacity then this would perhaps trigger the installation of a new 22kV feeder.
Network charges could be a pro rata component of the new 22kV feeder, which based on previous projects the full costs could be around $1.5M. For 1100 lots with an ADMD of around 4.7kVA, the development would use around 50% of the new feeder’s capacity. Therefore the Developer could be up for around $750k.
We expect Western Power would not levy the Developer the full amount of these network charges in the initial stages of the subdivision.
Please note that this development would be part of the System Charge policy and as such this policy would provide some assistance in managing high voltage costs and hence help with cash flow. Electrical Consultants would need to work very closely with Western Power so as to avoid any triggers that would bring on these network charges in the early stages of this subdivision.
As planning progresses, further discussions will be required with Western Power to confirm if any upgrades are deemed necessary to the existing HV feeder network.
Power Supply Scenario
Western Power requires that all new developments are to be serviced by underground three phase power. Western Power also require any existing HV and LV aerials adjacent to the land being subdivided to be undergrounded and any existing consumers affected will have to have their consumer mains reconnected to the network.
With 240HV underground feeder cable running alongside the proposed development, Western Power will likely require the land owner to interconnect with this HV feeder with either 185HV or 400HV underground cable to service the proposed residential development. If there is not sufficient capacity from this HV feeder cable, there is the option of interconnecting with the 240HV cable or overhead
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 8
aerials on the opposite side of Mandurah Road. This may result in the removal of HV and LV aerial bays.
Alternatively if there is no spare capacity in the existing HV aerial and underground network for the entire residential development, a new HV feeder will need to be brought approximately 6km from the Meadow Springs Zone Substation and terminated into a new switchgear RMU. HV feeders will emanate from this initial switchgear RMU and terminate into other new switchgear RMU’s, which will feed distribution transformers located throughout the development. LV feeders will extend from each transformer feeding pillar units servicing each new lot. The provision of LV & HV interconnection to the adjoining existing and future development areas will also be catered for within this subdivision. It is anticipated that eleven 630kVA transformers will be needed to service the entire proposed residential development.
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 9
6.0 Gas Supply ATCO Gas has advised it has an existing 200mm steel high pressure main located within the west side of the Mandurah Road reserve. To support recent development of Lot 806 a 160mm PE medium pressure gas main has been extended along Singleton Beach Rd into Lot 806. This 160mm main will be extended through Lot 3 to provide supply for development on Lot 805 with a potential connection through the northern POS into the existing gas network on Mandurah Rd. The internal gas network for the subdivision will be installed within the common trench at no cost to the developer. If there is an extension required to connect to the nearest high pressure gas main the developer will be required to pay for the trenching to the gas main as a headworks cost. A connection
7.0 Telecommunications There is existing telecommunication infrastructure within the eastern side of the road reserve of Mandurah Road, adjacent to the development. This infrastructure is owned by various communication authorities, including Telstra, NBN Co, Optus and Amcom.
The current development within Lot 806 is being serviced by NBN Co. The developer has paid for the installation of an NBN approved pit and pipe network and NBN Co have commenced cable hauling to service the development. It is anticipated that NBN Co will continue the installation of a fibre network throughout the study area. A second connection point into the existing Mandurah Road telecommunications infrastructure will be required and this can be achieved via an easement through the northern POS area within Lot 805.
NBN Co are currently proposing to implement a backhaul co-contribution cost for specific, future developments. This scheme has not yet been implemented and will not affect the actual ability to supply communications infrastructure to the study area.
Refer drawing JDS10425 – SK08 for Existing Utilities Plan.
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(1.8)
COPYRIGHT
NOTE
Certified Quality System to ISO 9001
WARNING
BEWARE OF UNDERGROUND SERVICES
1100DIAL
BEFORE YOU DIG
The location of underground cables are
approximate only and their exact position
should be checked on site. No guarantee is
given that all existing cables and services
are shown. Locate all underground cables
and services before commencement of work.
Refer to Worksafe Regulation 3.21.
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
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JDSi Consulting Engineers P a g e | 10
8.0 Roads and Traffic An assessment of the traffic and transport planning aspect of the Study Area has been completed by Arup. The results of this study include recommended hierarchy for the roads within the Study Area LSP and the future subdivision development together with recommendations for public transport services, pedestrian and cyclist facilities. The study will also include the required connections onto the existing Mandurah Road in conjunction with Main Roads WA.
8.1 Existing Traffic Conditions
The site is located adjacent a major district distributor road, as classified by the City of Rockingham and MRWA’s road hierarchy plans, namely:
I. Mandurah Road to the west which traverses in a north south direction from Stakehill Road to the north to Old Coast Road to the south. The road construction standard is generally consistent along its route consisting of a two lane dual carriageway, unkerbed with sealed shoulders. The existing major intersections along Mandurah Road are classified as high volume local distributor roads which are treated with traffic signals at most locations.
II. Paganoni Road to the north is typically a two lane rural standard road between Mandurah Road in the west and Kwinana Freeway in the east. A fully signalized intersection exists at Mandurah Rd. Paganoni Road is a major east west link which has an interchange at the Kwinana Freeway.
8.2 Road and Intersection Improvements
The internal streets are proposed to be to the City of Rockingham’s standards which require a minimum 6.0m pavement within a minimum 16m wide reserve for local access streets and a minimum 13m wide reserve where the local access street is abutting POS. The design vehicle for intersections and sweeps / corners is proposed to be a single rigid vehicle ie. Council rubbish truck or service vehicle.
The subdivision roads within the development area will need to be constructed in accordance with the IPWEA Subdivision Guidelines and read in conjunction with the City of Rockingham’s subdivisional “Guidelines and Standards”. All internal roads will owned and maintained by the City of Rockingham.
To support the current development of the southern portion of the study area a 4-way, signalised intersection has already been built at Singleton Beach Rd and Mandurah Rd.
Access to the northern portion of the study area will include the following connections:
I. Extension of Aquamarine Parade, north of Lot 805, to a 3 way, non-signalised intersection onto Paganoni Rd.
II. Access south of Lot 805, via Aquamarine Parade, to the existing 4-way signalised intersection at Singleton Beach Rd and Mandurah Rd.
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9.0 Drainage Urban Water Management (UWM) is now a key part of any development process incorporating principles of integrating water and land use planning, considering all water sources in water planning, integrating water use and natural water processes and a total catchment integration of natural resource use and management (Ref. Stormwater Management Manual for Western Australia, DOW, April 2004 the State Water Strategy 2003 and the State Water Plan 2007).
Stormwater drainage management is a major component of an overall UWM strategy for which achievement of the principles of the plan may be facilitated through the application of Water Sensitive Urban Design (WSUD) techniques during planning, design and construction of urban development projects. Objectives of WSUD include:-
� Detention of stormwater rather than rapid conveyance;
� Use of stormwater to conserve potable water;
� Use of vegetation for filtering purposes; and
� Water efficient landscaping.
At a District Structure Planning level the Western Australian Planning Commission’s objectives for UWM are defined in its Statement of Planning Policy No. 2.9 Water Resources, 2006. These comprise the development of broad stormwater management strategies for major flood control and guidelines for water quality management at a district scale. This assumes that more detailed implementation plans will be prepared as a part of the ongoing subdivision planning when the local level land use pattern is being defined. The broad objectives of the policy include; to protect, conserve and enhance water resources that are identified as having significant, social, cultural and or environmental values; assist in ensuring the availability of suitable water resources to maintain essential requirements for human and all other biological life with attention to maintaining or improving quality and quantity of water resources; and to promote and assist in the management and sustainable use of water resources.
Stormwater Management
The maximisation of stormwater recharge to the shallow aquifer through the adoption of ‘Best Management Practices’, promotes the dispersion and infiltration of runoff. These include the use of porous paving for roads and carparks, the diversion of runoff into road medians and road-side swales, drainage soakwells or linear soakage units to infiltrate runoff from road reserves or building roofs and private open space areas and the disposal of road runoff into infiltration basins within POS areas.
Water Quality Management
The maximisation of the quality of recharge water through the adoption of ‘Best Management Practices’, promotes the disposal of runoff via water pollution control facilities. This includes vegetated swales and basins, detention storages and gross
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JDSi Consulting Engineers P a g e | 12
pollutant traps and the implementation of non-structural source controls including urban design, community education, low fertiliser landscaping regimes, etc).
The District Water Management Strategy (DWMS) prepared for the Study Area outlines the district level UWM strategies and the Local Water Management Strategy (LWMS) for the Study Area. The LWMS provides the detail to support the LSP.
9.1 Stormwater Collection, Treatment and Disposal
The Study Area has varied ground conditions where some areas will have generally free draining soils with adequate separation to ground water and other areas where the clayey soil are at the surface and infiltration of water may be more difficult.
Drainage from public roads will be collected via side entry pits, combination gullies or open swales depending on the nature of the adjacent land uses, the extent of traffic and pedestrian activity, etc. At source infiltration will be promoted for short recurrence interval events.
The drainage collection and conveyance system will be designed to cater for the runoff from storms with up to a 1 in 5 year recurrence interval. Infiltration basins would be designed to store runoff from up to 1 in 10 year storms. In all cases roads and POS would be designed to cater for the surface overflow for more severe storms with building pad levels set at least 500mm above the 1 in 100 year flood or storage level at any location.
In areas where infiltration is not possible the attenuation of runoff in basins will minimise flooding and quantity issues in the final receiving basins. The basins will also assist nutrient removal along with other measures such as suitable vegetation planting and the use of modified soils with high phosphorous retention capacity.
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10.0 Disclaimer JDSi have undertaken this assessment based on limited information and subsequently assumptions have been made which, if incorrect, have the potential to change costs. Major cost implications exist through factors which cannot be assured at this time including upgrading and provision of utility services, WAPC conditions of development, Local Authority Scheme Requirements, ground conditions, timing of adjacent developments, etc.
While JDSi has taken all care in the preparation of the likely development requirements and has noted key assumptions, JDSi accepts no responsibility for the accuracy of this report and provides it only as an indicative summary of engineering requirements.
If any further information is required or should you wish to clarify any issue, please contact our office.
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Appendix A
Galt Geotechnical – Preliminary Report
Coffey Geotechnics Pty Ltd ABN 93 056 929 483 GEOTPERT09501AA-AB 89 – 91 Burswood Road Burswood WA 6100 Australia T (+61) (8) 9347 0000 F (+61) (8) 9347 0099 www.coffey.com/geotechnics
13 April 2011
Gold Right Pty Ltd 236 Adelaide Terrace PERTH WA 6000
Attention: Mr Steven Tay
Dear Sir,
RE: LOTS 805 & 806 MANDURAH ROAD- KARNUP
GEOTECHNICAL KARST RISK ASSESSMENT
1 INTRODUCTION
This letter presents the results of a geotechnical karst risk assessment carried out by Coffey Geotechnics Pty Ltd (Coffey) for Gold Right Pty Ltd (Gold Right) at Lots 805 and 806 Mandurah Road, Karnup (Lots 805 & 806). The assessment is based on a desk top review of available information, a site reconnaissance field trip and Coffey experience in the area.
This work was commissioned by Mr Steven Tay of Gold Right on 18 February 2011 via a completed “Authorisation to Proceed” form enclosed with the Coffey proposal (Ref. GEOTPERT09501AA-P-AA) dated 16 February 2011.
This report is prepared and is to be read subject to the terms and conditions contained in our proposal. Our advice is based on the information stated and on the assumptions expressed herein. Should that information or the assumptions be incorrect, then Coffey Geotechnics Pty Ltd shall accept no liability in respect of the advice whether under law of contract, tort or otherwise.
2 PROPOSED DEVELOPMENT AND REVIEWED DOCUMENTATION
It is understood that the project comprises subdivision of the site for urban development with cut to fill earthworks, construction of roads and installation of buried services associated with the creation of residential/commercial lots and areas for public utilities.
GBG Maps has undertaken a shallow geophysical investigation at the site as outlined in their report dated 16 December 2010. Galt Geotechnics Pty Ltd has also undertaken a programme of test pitting and permeability testing at the site as outlined in their report dated 1 November 2010 (Ref: J1001085 001 L Rev0). Both the GBG Maps and Galt reports were reviewed as part of this assessment in conjunction with publicly available geology information published by the Geological Survey of Western Australia and groundwater/topography data published by the Department of Environment.
LOTS 805 & 806 MANDURAH ROAD- KARNUP
GEOTECHNICAL KARST RISK ASSESSMENT
Coffey Geotechnics Pty Ltd GEOTPERT09501AA-AB_rep.doc 13 April 2011 2
3 SITE CONDITIONS
Based on our desk top review of available information and site reconnaissance Lots 805 & 806 are considered to be within an area described on the 1:50,000 Environmental Geology Series (Rockingham Sheet) as Limestone – pale yellowish brown, fine to coarse grained, subangular to well rounded quartz, trace of feldspar, shell debris, variably lithified, surface kankar, of eolian origin. The limestone is indicated to be part of the Tamala Limestone and Safety Bay Sand Formations.
The Perth Groundwater Atlas (Second Edition), 2004 indicates a May 2003 groundwater elevation across the site in the order of 1.5mAHD and a current ground surface elevation ranging between about 8mAHD and 24mAHD.
There is extensive disturbance at the site resulting from previous and current quarrying activities which have targeted limestone, and to a lesser extent, sand.
Surface soils at the site comprise predominantly yellow, siliceous sand. The more elevated areas include extensive areas of scattered limestone caprock (“kankar”) outcrops. Observations within previous and current quarry areas indicate limestone rock at shallow depth across the majority of the site. The surface caprock layer is typically pinnacled and highly irregular with numerous localised decimetre scale cracks and fissures resulting from the etching and dissolution effects of weathering on carbonate materials. The less elevated areas within the northern part of the site and along the eastern boundary are characterised by a deeper sand profile overlying limestone.
The site is located on the same limestone ridge as the existing Lakelands and Meadow Springs developments to the south. Coffey are not aware of any historical documentation of known karst features or issues associated with voids in limestone within this part of the Swan Coastal Plain. There is no indication of potential karst areas outlined in the 1:50,000 Environmental Geology Series mapping. Reconnaissance of the site and previous experience from adjacent areas does not indicate the presence of natural karst features such as sink holes, dolines or closed depressions.
4 REVIEW OF GEOTECHNICAL REPORTS
The GBG Maps report outlines numerous geophysical anomalies that are interpreted as “possible features of karstic origin”. The GBG Maps report contains a figure showing the locations of geophysical traverse lines, test pits and includes the interpreted geophysics results and the locations of surface features described as “Small depression in surface of limestone. Possible sinkhole often associated with possible voiding at depth”. Observations from our field reconnaissance did not identify similar surface features at the locations indicated. Several of the features were interpreted by Coffey as being related to previous quarrying activity as follows:
A surface depression close to the middle of the northern boundary of the site is considered to be a former borrow pit where sand has been extracted in the past and is now partly revegetated with grasses and low shrubs.
Close to the northwest corner of the site is an area of disturbed natural ground and spoil heaps from previous quarrying activity, and includes numerous rabbit burrows.
Within the central part of the site, west of the current quarrying activity is a former borrow pit in limestone that is surrounded by spoil forming an apparent depression in the current land surface
LOTS 805 & 806 MANDURAH ROAD- KARNUP
GEOTECHNICAL KARST RISK ASSESSMENT
Coffey Geotechnics Pty Ltd GEOTPERT09501AA-AB_rep.doc 13 April 2011 3
Galt Geotechnics Pty Ltd report does not indicate the presence of karst features within the site.
5 CONCLUSIONS
Based on Coffey experience, the usefulness of GPR and other geophysical techniques for assessing potential karst features within the coastal limestone of Western Australia can be limited by poor antenna connection to the ground and the lack of geophysical/electrical contrast between the various subsurface materials comprising dry to moist sand with varying degrees of cementation. It is also considered that the highly irregular and erratic nature of cementing and highly irregular upper surface of the caprock layer within the coastal limestone limits the clarity of geophysical response in these materials.
The reliance on interpretation of geophysical data alone to indicate the presence of karst within coastal limestone is not recommended. In the absence of any other supporting evidence within this site or adjacent areas and the lack of any historical evidence of karst in this geomorphological environment it is considered that the risk of significant karst features potentially impacting on the proposed development at Lot 805 and 806 Mandurah Road is very low. Despite the lack of evidence of significant karst features potentially impacting on this, or adjacent sites, it is likely that localised, decimetre scale voids occur within the underlying limestone. The conditions indicated within the limestone at this site are considered to be typical of coastal limestone further south along the same ridgeline on which the existing Lakelands and Meadow Springs developments have been constructed. Therefore, additional investigation to address potential karst within the site is not considered to be warranted at this stage. However, an appropriate level of caution and observation is recommended during earthworks during development to ensure that any localised voids encountered are treated to limit their impact on the development.
6 IMPORTANT INFORMATION ABOUT YOUR COFFEY REPORT
The reader’s attention is drawn to the important information about this report which follows the main text.
For and on behalf of Coffey Geotechnics Pty Ltd
Philip Mather
Principal Engineering Geologist
ATTACHMENTS:
Important Information About Your Coffey Report
Coffey Geotechnics Pty Ltd ABN 93 056 929 483
As a client of Coffey you should know that site subsurface conditions cause more constructionproblems than any other factor. These notes have been prepared by Coffey to help youinterpret and understand the limitations of your report.
Your report is based on project specific criteria
Your report has been developed on the basis of yourunique project specific requirements as understoodby Coffey and applies only to the site investigated.Project criteria typically include the general nature ofthe project; its size and configuration; the location ofany structures on the site; other site improvements;the presence of underground utilities; and the additionalrisk imposed by scope-of-service limitations imposedby the client. Your report should not be used if thereare any changes to the project without first askingCoffey to assess how factors that changed subsequentto the date of the report affect the report'srecommendations. Coffey cannot accept responsibilityfor problems that may occur due to changed factorsif they are not consulted.
Subsurface conditions can change
Subsurface conditions are created by natural processesand the activity of man. For example, water levelscan vary with time, fill may be placed on a site andpollutants may migrate with time. Because a reportis based on conditions which existed at the time ofsubsurface exploration, decisions should not be basedon a report whose adequacy may have been affectedby time. Consult Coffey to be advised how time mayhave impacted on the project.
Interpretation of factual data
Site assessment identifies actual subsurface conditionsonly at those points where samples are taken andwhen they are taken. Data derived from literatureand external data source review, sampling and subsequent laboratory testing are interpreted bygeologists, engineers or scientists to provide anopinion about overall site conditions, their likelyimpact on the proposed development and recommendedactions. Actual conditions may differ from those inferredto exist, because no professional, no matter howqualified, can reveal what is hidden by
Your report will only givepreliminary recommendationsYour report is based on the assumption that thesite conditions as revealed through selectivepoint sampling are indicative of actual conditionsthroughout an area. This assumption cannot besubstantiated until project implementation hascommenced and therefore your report recommendationscan only be regarded as preliminary. Only Coffey,who prepared the report, is fully familiar with thebackground information needed to assess whetheror not the report's recommendations are valid andwhether or not changes should be considered asthe project develops. If another party undertakesthe implementation of the recommendations of thisreport there is a risk that the report will be misinterpretedand Coffey cannot be held responsible for suchmisinterpretation.
earth, rock and time. The actual interface betweenmaterials may be far more gradual or abrupt thanassumed based on the facts obtained. Nothing canbe done to change the actual site conditions whichexist, but steps can be taken to reduce the impact ofunexpected conditions. For this reason, ownersshould retain the services of Coffey through thedevelopment stage, to identify variances, conductadditional tests if required, and recommend solutionsto problems encountered on site.
Your report is prepared forspecific purposes and personsTo avoid misuse of the information contained in yourreport it is recommended that you confer with Coffeybefore passing your report on to another party whomay not be familiar with the background and thepurpose of the report. Your report should not beapplied to any project other than that originallyspecified at the time the report was issued.
Important information about your Coffey Report
* For further information on this aspect reference should bemade to "Guidelines for the Provision of Geotechnicalinformation in Construction Contracts" published by theInstitution of Engineers Australia, National headquarters,Canberra, 1987.
Interpretation by other design professionals
Costly problems can occur when other design professionals develop their plans based on misinterpretationsof a report. To help avoid misinterpretations, retainCoffey to work with other project design professionalswho are affected by the report. Have Coffey explainthe report implications to design professionals affectedby them and then review plans and specificationsproduced to see how they incorporate the reportfindings.
Data should not be separated from the report*
The report as a whole presents the findings of the siteassessment and the report should not be copied inpart or altered in any way.
Logs, figures, drawings, etc. are customarily includedin our reports and are developed by scientists,engineers or geologists based on their interpretationof field logs (assembled by field personnel) andlaboratory evaluation of field samples. These logs etc.should not under any circumstances be redrawn forinclusion in other documents or separated from thereport in any way.
Geoenvironmental concerns are not at issue
Your report is not likely to relate any findings,conclusions, or recommendations about the potentialfor hazardous materials existing at the site unlessspecifically required to do so by the client. Specialistequipment, techniques, and personnel are used toperform a geoenvironmental assessment.Contamination can create major health, safety andenvironmental risks. If you have no information aboutthe potential for your site to be contaminated or createan environmental hazard, you are advised to contactCoffey for information relating to geoenvironmentalissues.
Rely on Coffey for additional assistance
Coffey is familiar with a variety of techniques andapproaches that can be used to help reduce risks forall parties to a project, from design to construction. Itis common that not all approaches will be necessarilydealt with in your site assessment report due toconcepts proposed at that time. As the projectprogresses through design towards construction,speak with Coffey to develop alternative approachesto problems that may be of genuine benefit both intime and cost.
Responsibility
Reporting relies on interpretation of factual informationbased on judgement and opinion and has a level ofuncertainty attached to it, which is far less exact thanthe design disciplines. This has often resulted in claimsbeing lodged against consultants, which are unfounded.To help prevent this problem, a number of clauseshave been developed for use in contracts, reports andother documents. Responsibility clauses do not transferappropriate liabilities from Coffey to other parties butare included to identify where Coffey's responsibilitiesbegin and end. Their use is intended to help all partiesinvolved to recognise their individual responsibilities.Read all documents from Coffey closely and do nothesitate to ask any questions you may have.
Coffey Geotechnics Pty Ltd ABN 93 056 929 483
Important information about your Coffey Report
LOTS 3, 805 & 806 MANDURAH ROAD, KARNUP
Servicing Report
JDSi Consulting Engineers P a g e | 15
Appendix B
Coffey Geotechnical – Karst Risk Assessment
Report
Coffey Geotechnics Pty Ltd ABN 93 056 929 483 GEOTPERT09501AA-AB 89 – 91 Burswood Road Burswood WA 6100 Australia T (+61) (8) 9347 0000 F (+61) (8) 9347 0099 www.coffey.com/geotechnics
13 April 2011
Gold Right Pty Ltd 236 Adelaide Terrace PERTH WA 6000
Attention: Mr Steven Tay
Dear Sir,
RE: LOTS 805 & 806 MANDURAH ROAD- KARNUP
GEOTECHNICAL KARST RISK ASSESSMENT
1 INTRODUCTION
This letter presents the results of a geotechnical karst risk assessment carried out by Coffey Geotechnics Pty Ltd (Coffey) for Gold Right Pty Ltd (Gold Right) at Lots 805 and 806 Mandurah Road, Karnup (Lots 805 & 806). The assessment is based on a desk top review of available information, a site reconnaissance field trip and Coffey experience in the area.
This work was commissioned by Mr Steven Tay of Gold Right on 18 February 2011 via a completed “Authorisation to Proceed” form enclosed with the Coffey proposal (Ref. GEOTPERT09501AA-P-AA) dated 16 February 2011.
This report is prepared and is to be read subject to the terms and conditions contained in our proposal. Our advice is based on the information stated and on the assumptions expressed herein. Should that information or the assumptions be incorrect, then Coffey Geotechnics Pty Ltd shall accept no liability in respect of the advice whether under law of contract, tort or otherwise.
2 PROPOSED DEVELOPMENT AND REVIEWED DOCUMENTATION
It is understood that the project comprises subdivision of the site for urban development with cut to fill earthworks, construction of roads and installation of buried services associated with the creation of residential/commercial lots and areas for public utilities.
GBG Maps has undertaken a shallow geophysical investigation at the site as outlined in their report dated 16 December 2010. Galt Geotechnics Pty Ltd has also undertaken a programme of test pitting and permeability testing at the site as outlined in their report dated 1 November 2010 (Ref: J1001085 001 L Rev0). Both the GBG Maps and Galt reports were reviewed as part of this assessment in conjunction with publicly available geology information published by the Geological Survey of Western Australia and groundwater/topography data published by the Department of Environment.
LOTS 805 & 806 MANDURAH ROAD- KARNUP
GEOTECHNICAL KARST RISK ASSESSMENT
Coffey Geotechnics Pty Ltd GEOTPERT09501AA-AB_rep.doc 13 April 2011 2
3 SITE CONDITIONS
Based on our desk top review of available information and site reconnaissance Lots 805 & 806 are considered to be within an area described on the 1:50,000 Environmental Geology Series (Rockingham Sheet) as Limestone – pale yellowish brown, fine to coarse grained, subangular to well rounded quartz, trace of feldspar, shell debris, variably lithified, surface kankar, of eolian origin. The limestone is indicated to be part of the Tamala Limestone and Safety Bay Sand Formations.
The Perth Groundwater Atlas (Second Edition), 2004 indicates a May 2003 groundwater elevation across the site in the order of 1.5mAHD and a current ground surface elevation ranging between about 8mAHD and 24mAHD.
There is extensive disturbance at the site resulting from previous and current quarrying activities which have targeted limestone, and to a lesser extent, sand.
Surface soils at the site comprise predominantly yellow, siliceous sand. The more elevated areas include extensive areas of scattered limestone caprock (“kankar”) outcrops. Observations within previous and current quarry areas indicate limestone rock at shallow depth across the majority of the site. The surface caprock layer is typically pinnacled and highly irregular with numerous localised decimetre scale cracks and fissures resulting from the etching and dissolution effects of weathering on carbonate materials. The less elevated areas within the northern part of the site and along the eastern boundary are characterised by a deeper sand profile overlying limestone.
The site is located on the same limestone ridge as the existing Lakelands and Meadow Springs developments to the south. Coffey are not aware of any historical documentation of known karst features or issues associated with voids in limestone within this part of the Swan Coastal Plain. There is no indication of potential karst areas outlined in the 1:50,000 Environmental Geology Series mapping. Reconnaissance of the site and previous experience from adjacent areas does not indicate the presence of natural karst features such as sink holes, dolines or closed depressions.
4 REVIEW OF GEOTECHNICAL REPORTS
The GBG Maps report outlines numerous geophysical anomalies that are interpreted as “possible features of karstic origin”. The GBG Maps report contains a figure showing the locations of geophysical traverse lines, test pits and includes the interpreted geophysics results and the locations of surface features described as “Small depression in surface of limestone. Possible sinkhole often associated with possible voiding at depth”. Observations from our field reconnaissance did not identify similar surface features at the locations indicated. Several of the features were interpreted by Coffey as being related to previous quarrying activity as follows:
A surface depression close to the middle of the northern boundary of the site is considered to be a former borrow pit where sand has been extracted in the past and is now partly revegetated with grasses and low shrubs.
Close to the northwest corner of the site is an area of disturbed natural ground and spoil heaps from previous quarrying activity, and includes numerous rabbit burrows.
Within the central part of the site, west of the current quarrying activity is a former borrow pit in limestone that is surrounded by spoil forming an apparent depression in the current land surface
LOTS 805 & 806 MANDURAH ROAD- KARNUP
GEOTECHNICAL KARST RISK ASSESSMENT
Coffey Geotechnics Pty Ltd GEOTPERT09501AA-AB_rep.doc 13 April 2011 3
Galt Geotechnics Pty Ltd report does not indicate the presence of karst features within the site.
5 CONCLUSIONS
Based on Coffey experience, the usefulness of GPR and other geophysical techniques for assessing potential karst features within the coastal limestone of Western Australia can be limited by poor antenna connection to the ground and the lack of geophysical/electrical contrast between the various subsurface materials comprising dry to moist sand with varying degrees of cementation. It is also considered that the highly irregular and erratic nature of cementing and highly irregular upper surface of the caprock layer within the coastal limestone limits the clarity of geophysical response in these materials.
The reliance on interpretation of geophysical data alone to indicate the presence of karst within coastal limestone is not recommended. In the absence of any other supporting evidence within this site or adjacent areas and the lack of any historical evidence of karst in this geomorphological environment it is considered that the risk of significant karst features potentially impacting on the proposed development at Lot 805 and 806 Mandurah Road is very low. Despite the lack of evidence of significant karst features potentially impacting on this, or adjacent sites, it is likely that localised, decimetre scale voids occur within the underlying limestone. The conditions indicated within the limestone at this site are considered to be typical of coastal limestone further south along the same ridgeline on which the existing Lakelands and Meadow Springs developments have been constructed. Therefore, additional investigation to address potential karst within the site is not considered to be warranted at this stage. However, an appropriate level of caution and observation is recommended during earthworks during development to ensure that any localised voids encountered are treated to limit their impact on the development.
6 IMPORTANT INFORMATION ABOUT YOUR COFFEY REPORT
The reader’s attention is drawn to the important information about this report which follows the main text.
For and on behalf of Coffey Geotechnics Pty Ltd
Philip Mather
Principal Engineering Geologist
ATTACHMENTS:
Important Information About Your Coffey Report
Coffey Geotechnics Pty Ltd ABN 93 056 929 483
As a client of Coffey you should know that site subsurface conditions cause more constructionproblems than any other factor. These notes have been prepared by Coffey to help youinterpret and understand the limitations of your report.
Your report is based on project specific criteria
Your report has been developed on the basis of yourunique project specific requirements as understoodby Coffey and applies only to the site investigated.Project criteria typically include the general nature ofthe project; its size and configuration; the location ofany structures on the site; other site improvements;the presence of underground utilities; and the additionalrisk imposed by scope-of-service limitations imposedby the client. Your report should not be used if thereare any changes to the project without first askingCoffey to assess how factors that changed subsequentto the date of the report affect the report'srecommendations. Coffey cannot accept responsibilityfor problems that may occur due to changed factorsif they are not consulted.
Subsurface conditions can change
Subsurface conditions are created by natural processesand the activity of man. For example, water levelscan vary with time, fill may be placed on a site andpollutants may migrate with time. Because a reportis based on conditions which existed at the time ofsubsurface exploration, decisions should not be basedon a report whose adequacy may have been affectedby time. Consult Coffey to be advised how time mayhave impacted on the project.
Interpretation of factual data
Site assessment identifies actual subsurface conditionsonly at those points where samples are taken andwhen they are taken. Data derived from literatureand external data source review, sampling and subsequent laboratory testing are interpreted bygeologists, engineers or scientists to provide anopinion about overall site conditions, their likelyimpact on the proposed development and recommendedactions. Actual conditions may differ from those inferredto exist, because no professional, no matter howqualified, can reveal what is hidden by
Your report will only givepreliminary recommendationsYour report is based on the assumption that thesite conditions as revealed through selectivepoint sampling are indicative of actual conditionsthroughout an area. This assumption cannot besubstantiated until project implementation hascommenced and therefore your report recommendationscan only be regarded as preliminary. Only Coffey,who prepared the report, is fully familiar with thebackground information needed to assess whetheror not the report's recommendations are valid andwhether or not changes should be considered asthe project develops. If another party undertakesthe implementation of the recommendations of thisreport there is a risk that the report will be misinterpretedand Coffey cannot be held responsible for suchmisinterpretation.
earth, rock and time. The actual interface betweenmaterials may be far more gradual or abrupt thanassumed based on the facts obtained. Nothing canbe done to change the actual site conditions whichexist, but steps can be taken to reduce the impact ofunexpected conditions. For this reason, ownersshould retain the services of Coffey through thedevelopment stage, to identify variances, conductadditional tests if required, and recommend solutionsto problems encountered on site.
Your report is prepared forspecific purposes and personsTo avoid misuse of the information contained in yourreport it is recommended that you confer with Coffeybefore passing your report on to another party whomay not be familiar with the background and thepurpose of the report. Your report should not beapplied to any project other than that originallyspecified at the time the report was issued.
Important information about your Coffey Report
* For further information on this aspect reference should bemade to "Guidelines for the Provision of Geotechnicalinformation in Construction Contracts" published by theInstitution of Engineers Australia, National headquarters,Canberra, 1987.
Interpretation by other design professionals
Costly problems can occur when other design professionals develop their plans based on misinterpretationsof a report. To help avoid misinterpretations, retainCoffey to work with other project design professionalswho are affected by the report. Have Coffey explainthe report implications to design professionals affectedby them and then review plans and specificationsproduced to see how they incorporate the reportfindings.
Data should not be separated from the report*
The report as a whole presents the findings of the siteassessment and the report should not be copied inpart or altered in any way.
Logs, figures, drawings, etc. are customarily includedin our reports and are developed by scientists,engineers or geologists based on their interpretationof field logs (assembled by field personnel) andlaboratory evaluation of field samples. These logs etc.should not under any circumstances be redrawn forinclusion in other documents or separated from thereport in any way.
Geoenvironmental concerns are not at issue
Your report is not likely to relate any findings,conclusions, or recommendations about the potentialfor hazardous materials existing at the site unlessspecifically required to do so by the client. Specialistequipment, techniques, and personnel are used toperform a geoenvironmental assessment.Contamination can create major health, safety andenvironmental risks. If you have no information aboutthe potential for your site to be contaminated or createan environmental hazard, you are advised to contactCoffey for information relating to geoenvironmentalissues.
Rely on Coffey for additional assistance
Coffey is familiar with a variety of techniques andapproaches that can be used to help reduce risks forall parties to a project, from design to construction. Itis common that not all approaches will be necessarilydealt with in your site assessment report due toconcepts proposed at that time. As the projectprogresses through design towards construction,speak with Coffey to develop alternative approachesto problems that may be of genuine benefit both intime and cost.
Responsibility
Reporting relies on interpretation of factual informationbased on judgement and opinion and has a level ofuncertainty attached to it, which is far less exact thanthe design disciplines. This has often resulted in claimsbeing lodged against consultants, which are unfounded.To help prevent this problem, a number of clauseshave been developed for use in contracts, reports andother documents. Responsibility clauses do not transferappropriate liabilities from Coffey to other parties butare included to identify where Coffey's responsibilitiesbegin and end. Their use is intended to help all partiesinvolved to recognise their individual responsibilities.Read all documents from Coffey closely and do nothesitate to ask any questions you may have.
Coffey Geotechnics Pty Ltd ABN 93 056 929 483
Important information about your Coffey Report