GMA Certification Group Pty Ltd BUILDING SURVEYORS BUILDING APPROVALS & INSPECTIONS BUILDING CERTIFICATION FIRE SAFETY AUDITS Gold Coast (07) 5578 1622 Sunshine Coast (07) 5449 0383 Cloncurry (07) 4742 2022 Chinchilla (07) 4669 1166 Atherton (07) 4091 4196 Childers (07) 4126 3069 Queensland’s leaders in Building Certification Services PORT DOUGLAS OFFICE PHONE: (07) 4098 5150 FAX: (07) 4098 5180 Lot 9 Unit 5 Craiglie Business Park Owen Street CRAIGLIE QLD 4877 POSTAL: P.O. Box 831, PORT DOUGLAS QLD 4877 E-Mail: [email protected]Web: www.gmacert.com.au 10 August 2018 The Chief Executive Officer Douglas Shire Council PO Box 723 MOSSMA Q 4877 Attention: Development Assessment Dear Sir, Re: Material Change of Use Application Proposed Dwelling – 12 Ives Avenue, Wonga Beach Lot 5 SP892256 GMA Certification Group have been engaged to assess an application for the construction of a dwelling on the abovementioned property. The property is within the Flood and Storm Tide Inundation overlay (Storm Tide Medium Hazard & Floodplain Assessment Overlay). Accordingly, the application for Material Change of Use is enclosed for Council’s assessment, which includes: 1. DA forms 1; 2. Assessment against the applicable Acceptable Solutions & Outcomes of the overlay Code; 3. Waste Water Report 4. 1 x copy of plans 5. Owners consent; Assessment – Flood & storm tide hazard overlay code The following table provides an assessment of the proposed development with regards to Performance Outcomes of the flood & storm tide hazard overlay code.
Transcript
GMA Certification Group Pty LtdBUILDING SURVEYORS
BUILDING APPROVALS & INSPECTIONS BUILDING CERTIFICATION FIRE SAFETY AUDITS
Gold Coast
(07) 5578 1622
Sunshine Coast
(07) 5449 0383
Cloncurry
(07) 4742 2022
Chinchilla
(07) 4669 1166
Atherton
(07) 4091 4196
Childers
(07) 4126 3069
Queensland’s leaders in Building Certification ServicesPORT DOUGLAS OFFICE
PHONE: (07) 4098 5150FAX: (07) 4098 5180
Lot 9 Unit 5Craiglie Business ParkOwen StreetCRAIGLIE QLD 4877
The Chief Executive OfficerDouglas Shire CouncilPO Box 723MOSSMA Q 4877
Attention: Development Assessment
Dear Sir,
Re: Material Change of Use ApplicationProposed Dwelling – 12 Ives Avenue, Wonga BeachLot 5 SP892256
GMA Certification Group have been engaged to assess an application for the construction of a dwelling on the abovementioned property. The property is within the Flood and Storm Tide Inundation overlay (Storm Tide Medium Hazard & Floodplain Assessment Overlay).
Accordingly, the application for Material Change of Use is enclosed for Council’s assessment, which includes:
1. DA forms 1;2. Assessment against the applicable Acceptable Solutions & Outcomes of the overlay Code;3. Waste Water Report4. 1 x copy of plans5. Owners consent;
The following table provides an assessment of the proposed development with regards to Performance Outcomes of the flood & storm tide hazard overlay code.
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Flood and storm tide hazards overlay code Performance Outcomes Acceptable Outcomes CommentFor assessable and self assessable developmentPO1Development is located and designed to:ensure the safety of all persons;minimise damage to the development andcontents of buildings;provide suitable amenity;minimise disruption to residents, recovery time,and rebuilding or restoration costs afterinundation events
For dwelling houses,AO1.2Development within the Flood and Storm Tidehazards overlay maps (excluding the Flood plainassessment sub-category) is designed to provideimmunity to the Defined Inundation Event asoutlined withinTable 8.2.4.3.b plus a freeboard of 300mm.AO1.3New buildings are:(a) not located within the overlay area;(b) located on the highest part of the site tominimise entrance of flood waters;(c) provided with clear and direct pedestrian andvehicle evacuation routes off the site.
AO1.4In non urban areas, buildings and infrastructureare set back 50 metres from natural ripariancorridors to maintain their natural function ofreducing velocity of floodwaters.
The dwelling is to be constructed within a developed area of Wonga Beach and will therefore have a similar floor level to existing dwellings in the vicinity.
The current ground level where the dwelling is to be constructed is approximately 2.8m AHD. The building platform will be raised to 3.30m AHD and the finished floor level of the dwelling will be approximately 3.685m AHD.
It is considered the proposed finished floor level of 3.685m AHD will provide an acceptable level of flood immunity consistent with other dwellings in the vicinity.
NA
PO3Development siting and layout responds toflooding potential and maintains personal safety
For Material change of useAO3.1New buildings are:(d) not located within the overlay area;(e) located on the highest part of the site tominimise entrance of flood waters;
The proposed dwelling will be located on the highest part of the site so as to minimize the entrance of flood waters.
To the owner’s knowledge the property has not been inundated previously. Therefore, the proposed floor level is above any perceived flooding potential other than that projected out to 80 years.
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(f) provided with clear and direct pedestrian andvehicle evacuation routes off the site.OrAO3.2The development incorporates an area on sitethat is at least 300mm above the highest knownflood inundation level with sufficient space toaccommodate the likely population of thedevelopment safely for a relatively short time untilflash flooding subsides or people can beevacuated.orAO3.3Where involving an extension to an existingdwelling house that is situated below DFE /Stormtide, the maximum size of the extension does notexceed 70m2 gross floor area.AO3.1The design and layout of buildings used forresidential purposes minimise risk from floodingby providing:(a) parking and other low intensive, non-habitableuses at ground level;
Should flooding be envisaged from a cyclonic event, there are early mandatory evacuation periods for which residents can evacuate the site, should this be necessary.
NA
NA
PO6Development avoids the release of hazardousmaterials into floodwaters.
AO6.1Materials manufactured or stored on site are nothazardous or noxious, or comprise materials thatmay cause a detrimental effect on theenvironment if discharged in a flood event;orAO6.2If a DFE level is adopted, structures used for themanufacture or storage of hazardous materials
No manufacture or storage of hazardous or noxious materials is proposed.
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are:(a) located above the DFE level;or(b) designed to prevent the intrusion offloodwaters.AO6.3Infrastructure is designed and constructed toresist hydrostatic and hydrodynamic forces as aresult of inundation by the DFE.AO6.4If a flood level is not adopted, hazardousmaterials and their manufacturing equipment arelocated on the highest part of the site to enhanceflood immunity and designed to prevent theintrusion of floodwaters.
PO7The development supports, and does not undulyburden, disaster management response orrecovery capacity and capabilities.
AO7Development does not:(a) increase the number of people calculated tobe at risk of flooding;(b) increase the number of people likely to needevacuation;(c) shorten flood warning times; and(d) impact on the ability of traffic to useevacuation routes, or unreasonably increasetraffic volumes on evacuation routes.
The proposal is for one dwelling. Therefore, the proposal does not affect envisaged disaster management response or recovery capabilities.
Evacuation is self-managed at times of a cyclonic event with long lead times for mandatory evacuation.
Wonga Beach is a small community therefore, evacuation routes will not be blocked by excessive traffic.
Should you require any further information or wish to discuss the application, please contact me on 4098 5150 or by email [email protected]
Kind Regards,
GMA Certification Group
820 820
820
21-20SD
20-0
6GLV
20-0
6GLV
10-11SW820
720
720
820
820
20-20SW20-20SW 20-20SW12-16SW09-07SW
20-08SW 20-28SD
820
720
720
720
720
06-20FG
23
41
04A-A
04A-A
HWS
REF.
M.H.R/SHR
W.M.
D.P
D.P
12
D.P
S.D.
METERBOX
D.P
D.P
S.D.
S.D.
S.D. S.D.
S.D.
D.P
D.P
18,390200
18,590
600
4,80
06,
390
11,7
90
600
1,20
019
021
029
0
210
190
2,51
020
029
05,
410
290
200
2,090 6,510 6,190200
3,400200
600
3,00
08,
190
1901,610
903,210
706,930
706,030
190 200
600
190
1,66
070
1,38
070
1,55
070
6,01
019
0
190
600
7,07
070
3,67
019
0
190
600
1,20
060
030
04,
970
7053
070
3,07
019
0
190900
710 903,210
703,620 4,210
901,510
190 2003,400
200
3,60
019
04,
070
701,
000
702,
600
190
190
600
3,00
04,
070
7053
070
3,07
019
0
600
190
2,81
019
04,
070
701,
000
701,
000
701,
530
190
600
190
2,81
019
01,
580
7090
070
1,45
070
530
703,
070
190
1,900190
6,510 3,390 2,800200
3,400
8,600190
1,000 2,010 1,20090
1,510190 200
3,400
1902,300
70 530 703,000
701,000
701,830
701,830
701,000
706,030
190
1902,900
70930
702,000
702,900
702,900
706,030
1902
ELEVATION KEY
ENERGY EFFICIENCY NOTES:: ALL TAPWARE & SHOWERS TO BE 3 STAR min. : ALL TOILETS TO BE 4 STAR min.: SOLAR HOT WATER SYSTEM TO BE INSTALLED.
GENERAL NOTES :: Solar block 2 to all alum. framed glass windows and doors.: Dishwasher prov. with SPP and cold water plumb.: Lift off hinges to wc.: Mechanical exhaust to wc with no external opening.: Niches - 900H base with a 2100H head U.N.O.: Hampers and Openings - 2100H head U.N.O.: Bulkheads - 2100H U.N.O.NOTE : ADDITIONAL BRACING WILL BE REQUIRE TO VANITY WALLS. (FLOATING VANTIES)
Client:
N.B. ALL WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED SIZES - THIS DESIGN ISTHE EXCLUSIVE PROPERTY OF NQ HOMES Pty. Ltd. Of 10
NOTES -- ANY RETAINING REQUIRED. BY CLIENT- ANY TREE REMOVAL REQUIRED. BY CLIENT- POOLS MUST BE 2000mm MIN. FROM ANY SLAB EDGE OR PATIO COLUMNS. IF LESS THAN 2000mm, ENGINEER TO BE CONSULTED.- REFER TO SHEET 9 of 10 FOR SETOUT PLAN.- REFER TO SHEET 10 of 10 FOR PLUMB. PLAN.
* FILL BATTER @ 1:3 MAX* CUT BATTER @ 1:1.5 MAX
INTDICATES 400mm WIDE x 75mmDEEP GRADED TABLE DRAIN
PLATFORM LEVEL APPROX - R.L. 3.30 (+/-0.05)* IMPORT FILL - 550mm APPROX at worse point after scrape* STORMWATER TO STREET* DISCHARGE WASTE TO SEPTIC.
# DRIVEWAY GRADIANT 1:9 @ 5m APPROX
29/07/2018
MSB
# PROPOSEDRESIDENCE
F.F.L. 3.685
2.6
37
P.L. 3.30
4,96
9 TO
FASC
IA
1°51
'10"
8.1
69
6
Block Wall
358°
01'1
5"
Timber Fence
Single Story Timber House 0.12 Diam Coppers Log Posts
PalmD 0.25H 8S 4
PalmD 0.25H 8S 4
PalmD 0.25H 8S 4
TreeD 1.3H 15S 15
2.91
2.92
2.90
2.91
2.93
2.95
2.79 2.92
2.79 2.91
2.772.90
2.76 2.88
2.76 2.88
2.76 2.89
2.75 2.87
2.87
2.95
2.91
2.92
2.943.02
2.83 2.76
2.97
2.77
2.74
2.81
2.98
2.78 2.78
2.72
2.762.66
2.90
3.01
2.83
2.74
2.67
2.72
2.68
2.69
2.33
2.572.58
2.632.762.782.84
2.86
2.93
2.912.84
2.74
2.69
2.62
2.67
3.08
3.24
2.672.76
2.882.91
3.29
3.15
2.98 3.04
3.013.08
3.11
2.66
NOTESLevel Datum: AHDOrigin of Levels: PM73135RL: 2.505Origin of Coordinates: Stn 9500 Nail in KerbE 10010.835N 9937.899Meridian: RP892256
U'ground Telstra (plotted from records)
U'ground Water (plotted from records)U'ground Electricity (plotted from records)
TreeD 0.25H 10S 6
TreeD 0.25H 10S 6
6,000 TOFASCIA
7.1
35
154
IL of Mountable Kerb
IVE
S A
VE
NU
E
TBM 9500Nail in KerbRL 2.861
Back of Mountable KerbTop of BankToe of BankTimber Paling Fence
ALL STRUCTURAL TIMBER HASBEEN TREATED IN ACCORDANCEWITH THE AS3600.1 FOR TERMITEPROTECTION.
21* ROOF
PITCH
BLOCK DETAILS, FOOTING & SLAB DETAILS TO BE DESIGNED,CERTIFIED AND INSPECTED BY A RPEQ ENGINEER PRIOR TO WORK BEING CARRIED OUT FOR A 'P' CLASS SITE AND WIND-'C2' WIND RATING.
Client:
N.B. ALL WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED SIZES - THIS DESIGN ISTHE EXCLUSIVE PROPERTY OF NQ HOMES Pty. Ltd. Of 10
Chief Executive Officer Douglas Shire Council 64-66 front St Mossman QLD 4873 Dear Sirs, Re: On-site Wastewater Disposal – Lot 5 Ives Ave Wonga Beach QLD 4873 This is to certify that Brian Petrus of BP plumbing Contractors Pty Ltd has designed the on-site wastewater disposal system for the above mentioned site in accordance with the following Australian Standards and specifications
Suburb/Town: - Wonga Beach Survey Plan Details: - Lot 5 RP892256 Total Area: - 800m2 Local Government Authority: - Douglas Shire Council
Owner Details:
Owner: - C/- NQ Homes Tropical Living Address: N/a
Site & Soil evaluation for an onsite sewerage system Description - 4 bedroom residence Water Supply Source - Town water Site Details
Existing vegetation - Short grass
Slope - <1% Drainage Pattern - Linear planer Soil Drainage - Good Water Course - >10m Flooding Potential - Nil Existing Buildings - Nil Water Table - >1.6m Water Bore/Well - - Predominant wind direction - South Easterly
Site Stability
Is expert Evaluation necessary - No Climate - Port Douglas Area
Jan Feb Mar Apr May Jun Jul Aug Sept Oct Nov Dec Total
Mean Rainfall (mm)
394 424 425 204 72 49 26 25 32 49 108 205 2013
Evapotransporation (ET, mm)
112 98 99 89 88 90 93 93 97 104 108 112 1183
Source: Australian Bureau of Meteorology
Separation Distances The following separation distances should be adapted as per on-site sewerage code Feature Recommended Horizontal Distance Measured Distance
Footings of
Buildings
Boundaries of land application areas should be positioned at least 2.0
metres downslope, 4.0metres upslope from the footing or where the
site is flat, 2.0 metres from any point of the building
Property boundaries,
pedestrian paths &
walkways,
recreation areas
Boundaries of land application areas should be positioned at least 2.0
metres downslope, 4.0 metres upslope from the footing or where the
site is flat, 2.0 metres from any point of the feature.
Retaining wall
footings
Boundaries of land application areas should be positioned at least 2.0
metres downslope, 4.0 metres upslope from the footing or where the
site is flat, 6.0 metres from any point of the retaining wall footing.
In ground swimming
pool 6.0 metres from any point of the swimming pool.
In ground portable
water tank
Primary Effluent – 15 metres from the boundary of the land
application area.
Secondary Effluent – 6 metres from the boundary of the land
application area.
Note:
The separation distances are recommended only. The local government may upon considering the public health and
environmental risks reduce or increase the distances given in the table
Feature Recommended Horizontal Distance Measured Distance Top of bank of permanent
The separation distances are recommended only. The local government may upon considering the public health and
environmental risks reduce or increase the distances given in the table
Soil Properties - CAT 2 DLR 50
Design Criteria
Proposed development - 4 bedroom residence No of persons using facilities - 6 persons Design flow rate with standard water reduction fixtures - 150L / per day Total Flow Rate - 900L / per day DLR - 50
Reserve/Secondary Area AS 1547-2000 requires a reserve area of 100% of the design area to be available for future replacement of the land application facility. Reserve/Secondary area available
Disposal System Required
Provide an onsite disposal system to secondary stage treatment
Disposal Area required with the use of standard water reduction fixtures inc 6/3L water closets, shower flow restrictors, aerator outlets & water conserving automatic washing machines
Disposal area = volume of effluent in litres / day design loading rate in mm / day = 900 /day 50mm /day = 18m2 disposal area
PROPOSED SYSTEM To comprise of a 3000L septic tank with 18m2 of AES disposal bed as per attached drawings
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