appendix 1 title documentation - department of primary...
TRANSCRIPT
appendix 1 title documentation
Register Search Statement - Volume 11056 Folio 805
Copyright State of Victoria. This publication is copyright.No part may be reproduced by any process except in accordance withthe provisions of the Copyright Act and for the purposes of Section32 of the Sale of Land Act 1962 or pursuant to a written agreement.The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. The State of Victoria accepts noresponsibility for any subsequent release, publication or reproductionof the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 11056 FOLIO 805 Security no : 124051447550D
Produced 21/07/2014 10:59 amLAND DESCRIPTION----------------Crown Allotment 39 Section A Parish of Hazelwood.PARENT TITLE Volume 03067 Folio 279Created by instrument AF700319X 06/03/2008
REGISTERED PROPRIETOR---------------------Estate Fee SimpleAs to 1 of a total of 3 equal undivided sharesSole Proprietor
ROBERT LESLIE of 18 REEVES STREET LAKES ENTRANCE VIC 3909AF700319X 06/03/2008
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------CAVEAT AG155782A 23/10/2008
CaveatorPREMIER RESIDENCES HOLDINGS PTY LTDCapacity PURCHASER/FEE SIMPLELodged byJELLIE MCDONALDNotices toJELLIE MCDONALD of 64 KEPLER STREET WARRNAMBOOL VIC 3280
CAVEAT AJ193865E 14/09/2011CaveatorGILESTEAD PTY LTDCapacity PURCHASER/FEE SIMPLELodged byRENNICK & GAYNOR SOLICITORSNotices toRENNICK & GAYNOR of 431 RIVERSDALE ROAD HAWTHORN EAST VIC 3123
For details of any other encumbrances see the plan or imaged folio set outunder DIAGRAM LOCATION below.
DIAGRAM LOCATION----------------SEE TP792113C FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
OTHER TITLES WITH INTERESTS AFFECTING THE FEE SIMPLE IN THIS LAND11056/806, 11056/807
Street Address: 25 JEERALANG WEST ROAD CHURCHILL VIC 3842
DOCUMENT END
Delivered from the Landata ® System by SAI Global Property Division Pty LtdDelivered at 21/07/2014, for Order Number 22688022. Your reference: DJ_glendonald road, churchill.
Register Search Statement - Volume 11056 Folio 808
Copyright State of Victoria. This publication is copyright.No part may be reproduced by any process except in accordance withthe provisions of the Copyright Act and for the purposes of Section32 of the Sale of Land Act 1962 or pursuant to a written agreement.The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. The State of Victoria accepts noresponsibility for any subsequent release, publication or reproductionof the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 11056 FOLIO 808 Security no : 124051650279V
Produced 05/08/2014 10:38 amLAND DESCRIPTION----------------Crown Allotment 39C Section A Parish of Hazelwood.PARENT TITLE Volume 06130 Folio 890Created by instrument AF700319X 06/03/2008
REGISTERED PROPRIETOR---------------------Estate Fee SimpleAs to 1 of a total of 3 equal undivided sharesSole Proprietor
ROBERT LESLIE of 18 REEVES STREET LAKES ENTRANCE VIC 3909AF700319X 06/03/2008
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------CAVEAT AG155782A 23/10/2008
CaveatorPREMIER RESIDENCES HOLDINGS PTY LTDCapacity PURCHASER/FEE SIMPLELodged byJELLIE MCDONALDNotices toJELLIE MCDONALD of 64 KEPLER STREET WARRNAMBOOL VIC 3280
CAVEAT AJ193865E 14/09/2011CaveatorGILESTEAD PTY LTDCapacity PURCHASER/FEE SIMPLELodged byRENNICK & GAYNOR SOLICITORSNotices toRENNICK & GAYNOR of 431 RIVERSDALE ROAD HAWTHORN EAST VIC 3123
For details of any other encumbrances see the plan or imaged folio set outunder DIAGRAM LOCATION below.
DIAGRAM LOCATION----------------SEE TP770344F FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
OTHER TITLES WITH INTERESTS AFFECTING THE FEE SIMPLE IN THIS LAND11056/809, 11056/810
Street Address: 25 JEERALANG WEST ROAD CHURCHILL VIC 3842
DOCUMENT END
Delivered from the Landata ® System by SAI Global Property Division Pty LtdDelivered at 05/08/2014, for Order Number 23008475. Your reference: 14101_glendonald road_DJ.
Register Search Statement - Volume 11056 Folio 810
Copyright State of Victoria. This publication is copyright.No part may be reproduced by any process except in accordance withthe provisions of the Copyright Act and for the purposes of Section32 of the Sale of Land Act 1962 or pursuant to a written agreement.The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. The State of Victoria accepts noresponsibility for any subsequent release, publication or reproductionof the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 11056 FOLIO 810 Security no : 124051650277X
Produced 05/08/2014 10:38 amLAND DESCRIPTION----------------Crown Allotment 39C Section A Parish of Hazelwood.PARENT TITLE Volume 06130 Folio 890Created by instrument AF700319X 06/03/2008
REGISTERED PROPRIETOR---------------------Estate Fee SimpleAs to 1 of a total of 3 equal undivided sharesJoint Proprietors
ROBERT LESLIE of 18 REEVES STREET LAKES ENTRANCE VIC 3909PAUL MATTHEW DAVINE of SUITE 3 1 BARKLY STREET WARRAGUL VIC 3820 LegalPersonal Representative(s) of ADAM LESLIE deceasedAF700319X 06/03/2008
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------MORTGAGE AF700320P 06/03/2008
W. HOWE NOMINEES PTY LTD
CAVEAT AG155782A 23/10/2008CaveatorPREMIER RESIDENCES HOLDINGS PTY LTDCapacity PURCHASER/FEE SIMPLELodged byJELLIE MCDONALDNotices toJELLIE MCDONALD of 64 KEPLER STREET WARRNAMBOOL VIC 3280
CAVEAT AJ193865E 14/09/2011CaveatorGILESTEAD PTY LTDCapacity PURCHASER/FEE SIMPLELodged byRENNICK & GAYNOR SOLICITORSNotices toRENNICK & GAYNOR of 431 RIVERSDALE ROAD HAWTHORN EAST VIC 3123
For details of any other encumbrances see the plan or imaged folio set outunder DIAGRAM LOCATION below.
DIAGRAM LOCATION----------------SEE TP770344F FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
OTHER TITLES WITH INTERESTS AFFECTING THE FEE SIMPLE IN THIS LAND11056/808, 11056/809
Street Address: 25 JEERALANG WEST ROAD CHURCHILL VIC 3842
DOCUMENT END
Delivered from the Landata ® System by SAI Global Property Division Pty LtdDelivered at 05/08/2014, for Order Number 23008475. Your reference: 14101_glendonald road_DJ.
Register Search Statement - Volume 11056 Folio 809
Copyright State of Victoria. This publication is copyright.No part may be reproduced by any process except in accordance withthe provisions of the Copyright Act and for the purposes of Section32 of the Sale of Land Act 1962 or pursuant to a written agreement.The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. The State of Victoria accepts noresponsibility for any subsequent release, publication or reproductionof the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 11056 FOLIO 809 Security no : 124051650273B
Produced 05/08/2014 10:38 amLAND DESCRIPTION----------------Crown Allotment 39C Section A Parish of Hazelwood.PARENT TITLE Volume 06130 Folio 890Created by instrument AF700319X 06/03/2008
REGISTERED PROPRIETOR---------------------Estate Fee SimpleAs to 1 of a total of 3 equal undivided sharesSole Proprietor
MICHAEL ANTHONY BEWICKE of 280 ESPLANADE MOUNT MARTHA VIC 3934 LegalPersonal Representative(s) of MARY GRACE THORNTON deceasedAF700319X 06/03/2008
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------CAVEAT AG155782A 23/10/2008
CaveatorPREMIER RESIDENCES HOLDINGS PTY LTDCapacity PURCHASER/FEE SIMPLELodged byJELLIE MCDONALDNotices toJELLIE MCDONALD of 64 KEPLER STREET WARRNAMBOOL VIC 3280
CAVEAT AJ193865E 14/09/2011CaveatorGILESTEAD PTY LTDCapacity PURCHASER/FEE SIMPLELodged byRENNICK & GAYNOR SOLICITORSNotices toRENNICK & GAYNOR of 431 RIVERSDALE ROAD HAWTHORN EAST VIC 3123
For details of any other encumbrances see the plan or imaged folio set outunder DIAGRAM LOCATION below.
DIAGRAM LOCATION----------------SEE TP770344F FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
OTHER TITLES WITH INTERESTS AFFECTING THE FEE SIMPLE IN THIS LAND11056/808, 11056/810
Street Address: 25 JEERALANG WEST ROAD CHURCHILL VIC 3842
DOCUMENT END
Delivered from the Landata ® System by SAI Global Property Division Pty LtdDelivered at 05/08/2014, for Order Number 23008475. Your reference: 14101_glendonald road_DJ.
Register Search Statement - Volume 11056 Folio 807
Copyright State of Victoria. This publication is copyright.No part may be reproduced by any process except in accordance withthe provisions of the Copyright Act and for the purposes of Section32 of the Sale of Land Act 1962 or pursuant to a written agreement.The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. The State of Victoria accepts noresponsibility for any subsequent release, publication or reproductionof the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 11056 FOLIO 807 Security no : 124051650270F
Produced 05/08/2014 10:38 amLAND DESCRIPTION----------------Crown Allotment 39 Section A Parish of Hazelwood.PARENT TITLE Volume 03067 Folio 279Created by instrument AF700319X 06/03/2008
REGISTERED PROPRIETOR---------------------Estate Fee SimpleAs to 1 of a total of 3 equal undivided sharesJoint Proprietors
ROBERT LESLIE of 18 REEVES STREET LAKES ENTRANCE VIC 3909PAUL MATTHEW DAVINE of SUITE 3 1 BARKLY STREET WARRAGUL VIC 3820 LegalPersonal Representative(s) of ADAM LESLIE deceasedAF700319X 06/03/2008
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------MORTGAGE AF700320P 06/03/2008
W. HOWE NOMINEES PTY LTD
CAVEAT AG155782A 23/10/2008CaveatorPREMIER RESIDENCES HOLDINGS PTY LTDCapacity PURCHASER/FEE SIMPLELodged byJELLIE MCDONALDNotices toJELLIE MCDONALD of 64 KEPLER STREET WARRNAMBOOL VIC 3280
CAVEAT AJ193865E 14/09/2011CaveatorGILESTEAD PTY LTDCapacity PURCHASER/FEE SIMPLELodged byRENNICK & GAYNOR SOLICITORSNotices toRENNICK & GAYNOR of 431 RIVERSDALE ROAD HAWTHORN EAST VIC 3123
For details of any other encumbrances see the plan or imaged folio set outunder DIAGRAM LOCATION below.
DIAGRAM LOCATION----------------SEE TP792113C FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
OTHER TITLES WITH INTERESTS AFFECTING THE FEE SIMPLE IN THIS LAND11056/805, 11056/806
Street Address: 25 JEERALANG WEST ROAD CHURCHILL VIC 3842
DOCUMENT END
Delivered from the Landata ® System by SAI Global Property Division Pty LtdDelivered at 05/08/2014, for Order Number 23008475. Your reference: 14101_glendonald road_DJ.
Register Search Statement - Volume 11056 Folio 806
Copyright State of Victoria. This publication is copyright.No part may be reproduced by any process except in accordance withthe provisions of the Copyright Act and for the purposes of Section32 of the Sale of Land Act 1962 or pursuant to a written agreement.The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. The State of Victoria accepts noresponsibility for any subsequent release, publication or reproductionof the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 11056 FOLIO 806 Security no : 124051650266K
Produced 05/08/2014 10:38 amLAND DESCRIPTION----------------Crown Allotment 39 Section A Parish of Hazelwood.PARENT TITLE Volume 03067 Folio 279Created by instrument AF700319X 06/03/2008
REGISTERED PROPRIETOR---------------------Estate Fee SimpleAs to 1 of a total of 3 equal undivided sharesSole Proprietor
MICHAEL ANTHONY BEWICKE of 280 ESPLANADE MOUNT MARTHA VIC 3934 LegalPersonal Representative(s) of MARY GRACE THORNTON deceasedAF700319X 06/03/2008
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------CAVEAT AG155782A 23/10/2008
CaveatorPREMIER RESIDENCES HOLDINGS PTY LTDCapacity PURCHASER/FEE SIMPLELodged byJELLIE MCDONALDNotices toJELLIE MCDONALD of 64 KEPLER STREET WARRNAMBOOL VIC 3280
CAVEAT AJ193865E 14/09/2011CaveatorGILESTEAD PTY LTDCapacity PURCHASER/FEE SIMPLELodged byRENNICK & GAYNOR SOLICITORSNotices toRENNICK & GAYNOR of 431 RIVERSDALE ROAD HAWTHORN EAST VIC 3123
For details of any other encumbrances see the plan or imaged folio set outunder DIAGRAM LOCATION below.
DIAGRAM LOCATION----------------SEE TP792113C FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
OTHER TITLES WITH INTERESTS AFFECTING THE FEE SIMPLE IN THIS LAND11056/805, 11056/807
Street Address: 25 JEERALANG WEST ROAD CHURCHILL VIC 3842
DOCUMENT END
Delivered from the Landata ® System by SAI Global Property Division Pty LtdDelivered at 05/08/2014, for Order Number 23008475. Your reference: 14101_glendonald road_DJ.
appendix 2 explanatory report
Planning and Environment Act 1987
LATROBE PLANNING SCHEME
AMENDMENT C90
EXPLANATORY REPORT
Who is the planning authority? This amendment has been prepared by Latrobe City Council, which is the planning authority for this amendment.
The amendment has been made at the request of Hansen Partnership Pty Ltd on behalf of Junction Road Partnership.
Land affected by the amendment The amendment applies to land at Glendonald Road, Churchill (TP770344F - formerly CA39 Sec A Parish of Hazelwood Vol 11056 Fol 808,809,810 & TP792113C - formerly CA39C Sec A Parish of Hazelwood Vol 11056 Fol 805,806,807).
Figure 1: Subject Site Source: Nearmap
The subject site is located on Glendonald Road, Churchill approximately 1.6km from the Churchill town centre. The site is approximately 49 hectares with a frontage to Glendonald Road of approximately 485 metres and a depth of 1000 metres.
The site is predominately vacant with a number of small water bodies (farming dams) scattered around the site as well as a dilapidated farm shed at the southern edge of the property. The site is devoid of native vegetation and is covered by introduced grass species being reflective of its active farming use for livestock grazing. The site accommodates a generally undulating topography.
What the amendment does The amendment proposes the following changes within the Latrobe Planning Scheme to specifically apply to the subject site:
• Rezone the land from Rural Living Zone (RLZ4) to Low Density Residential Zone (LDRZ);
• Introduces the Development Plan Overlay Schedule 8 (DPO8) which sets out the requirements for a development plan which must be prepared before the land can be developed.
Strategic assessment of the amendment
Why is the amendment required?
The Latrobe City Council Residential and Rural Residential Land Assessment (2009) identified that there is a low proportion of Low Density Residential Zone (LDRZ) lots available for development. The amendment will provide for additional residential land for future development in Latrobe City Council.
How does the amendment implement the objectives of planning in Victoria?
The rezoning of land will provide for the fair, orderly, economic and sustainable use and development of land. The application of the Development Plan Overlay Schedule 8 (DPO8) will facilitate development in accordance with the objectives of planning in Victoria.
How does the amendment address the environmental effects and any relevant social and economic effects?
The re-zoning and subsequent development of the land for low density residential purposes will provide greater dwelling diversity in Churchill and will have a positive social impact on the community. The development of the land will further enhance Churchill as a desirable place to live and will also have a positive impact on population growth. The provision of additional residential land will encourage higher-order goods and services to become available within the local community.
The introduction of Development Plan Overlay Schedule 8 (DPO8) will facilitate the appropriate planning and development of the subject site and the integration of services such as road connections, bike and pedestrian links, public open space and connected public transport routes.
Economic effects of the proposed rezoning are expected to be positive as future subdivisions will provide opportunities for new housing development. The development of the subdivision will provide opportunities for local businesses, both during construction and as a consequence of an increased population base, which are both positive economic outcomes. Additional residences will also result in an increased rate base for Council which can be reinvested in the community for their benefit.
Does the amendment address relevant bushfire risk? The land is not currently within the area of the Bushfire Management Overlay (BMO). The area is generally grazing land with minimal tree cover on the rezoned area or adjacent land, therefore bushfire risks are considered to be low.
Future development will be required to accord with relevant Building Standards and Country Fire Association requirements.
Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment? The amendment is consistent with Minister’s Direction 11 Strategic Assessment of Amendments under Section 12 of the Planning and Environment Act 1987 as well as the Form and Content of Planning Schemes.
How does the amendment support or implement the State Planning Policy Framework and any adopted State policy? The amendment supports/implements the State Planning Policy Framework (SPPF) through its consistency with the following Clauses:
Clause 11 – Settlement The proposed amendment is consistent with Clause 11 Settlement which states;
‘planning is to anticipate and respond to the needs of existing and future communities through provision of zoned and serviced land for housing, employment, recreation and open space, commercial and community facilities and infrastructure’.
Furthermore, Urban growth is addressed at Clause 11.02 and establishes the objective to:
‘ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses’.
The amendment will improve the supply of residential land in the general ‘Latrobe City’ region* which is identified at Clause 11.05 Regional Development as a ‘major regional city’ (* as illustrated on the Regional Victoria Settlement Framework Map). In particular the amendment addresses the State planning policy strategy to:
‘provide for growth in population…across a region or sub-region network’.
The proposed amendment does not conflict with the State Planning Policy Framework.
Clause 13 – Environmental Risks
Clause 13 Environmental Risks nominates that planning should adopt a best practice environmental management and risk management approach in seeking to avoid or minimise environmental hazards and degradation. Planning should also identify and manage the potential for the environment, and environmental changes, to impact upon the economic, environmental or social well-being of society. No environmental risks or management issues are anticipated from the rezoning and subsequent subdivision of the subject site.
Clause 14 – Natural Resource Management Clause 14 Natural Resource Management nominates that planning should assist in the conservation of natural resources, including, water, energy, land, minerals etc. so that the State’s base is protected from the unplanned loss of high quality productive agricultural land due to permanent changes of land use and to enable protection of productive farmland, which is of high quality and strategic significance in the local or regional context.
The site does not constitute significant agricultural land, and agricultural viability is constrained by the size of the site. The amendment would therefore not negatively impact on productivity of agricultural land within the local area.
Clause 15 – Built Environment and Heritage
Clause 15 Built Environment and Heritage nominated that planning should ensure all new land use and development appropriately responds to its context (landscape, valued built form and cultural context) and which protect places and sites with significant heritage, architectural, aesthetic, scientific and cultural value.
Planning should also create built environments which support the social, cultural, economic and environmental wellbeing of our communities, cities and towns, and seek the development and maintenance of communities with adequate and safe physical and social environments for their residents.
The design and built form of the subdivision of the land will be guided by the requirements of Schedule 8 to the Development Plan Overlay (DPO8) and the associated Development Plan which is required to be prepared, and will ensure that the development of the land will be designed to be sympathetic with the environmental, landscape and topographical values of the site.
Clause 16 – Housing Clause 16 seeks the management of development in rural areas to protect agriculture and ensure housing is focused towards existing settlements where community infrastructure and services are provided.
The rezoning of the subject is appropriate as the land is currently zoned and has been identified as being suitable for rural living and rural residential development through the application of the Rural Living Zone (RLZ4). The rezoning will not negatively impact or encroach on any agricultural landuse or activity and will encourage the consolidation of new housing in an existing settlement where physical and community infrastructure services are provided.
Strategies have previously identified the suitability of the subject site for development and the land is located close to existing towns and urban centres, but not in areas that will be required for fully serviced urban development.
The site can be supplied with electricity and water and good quality road access and it will accommodate future residential growth away from the coal buffer identified in the Churchill Regional Growth Plan (2014).
Additionally the site will provide an underutilised housing choice within Churchill where developable Low Density Residential Land (LDRZ) land is currently unavailable yet an ideal dwelling choice for this region of Latrobe municipality. Traralgon, the largest regional centre in Latrobe is undergoing a significant growth in population and home buyers are increasingly becoming priced out of the housing market. Providing for Low Density Residential Zone (LDRZ) land in Churchill will create an identity and attractive housing market for the town.
Clause 18 – Transport Clause 18 Transport nominates that planning should ensure safe, integrated and sustainable transport systems which contribute to environmental sustainability, ensure the management of road systems and ensure the provision of appropriately designed and located car parking.
A preliminary traffic assessment has been conducted to seek appropriate vehicle connections to the site from existing roads. The outcomes of this assessment has highlighted that the level of anticipated additional traffic generated by the development of the subject site will not compromise the safety or function of the surrounding road network against existing traffic volumes in the vicinity of the site.
There will be opportunity to further consider site access and potential traffic etc. as part of future Planning Permit application to subdivide the subject site.
Clause 19 – Infrastructure
Clause 19 Infrastructure nominates that planning should ensure the provision of social and physical infrastructure in an efficient, equitable, accessible and timely manner and recognise social needs by providing land for a range of community resources.
A preliminary infrastructure assessment has been conducted to seek appropriate servicing connections to the subject site and there are no critical issues or impediments that would prevent the development of the site for low density residential zoned subdivision, subject to various conditions being met and service infrastructure being developed and incorporated into the design. Detailed issues associated with connection to required infrastructure will be logically considered as part of any future Planning Permit applications to subdivide the subject site.
Based on early advice from Gippsland Water stormwater drainage and sewerage will need to be managed on site. The details of the Land Capability Assessment identified that:
"Given The minimum lot size of 0.4 Ha this investigation has concluded that: Adequate land area is available for sustainable long term land application of
wastewater from residential dwellings, given the proposed rezoning.
If the prescriptions of this report are followed the likely human and environmental health risks associated with effluent disposal over the site is low".
How does the amendment support or implement the Local Planning Policy Framework? The amendment is consistent with the following objectives and strategies of the Local Planning Policy Framework. Relevant Clauses include:
21.04-2 Settlement
The towns of Moe, Morwell, Traralgon and Churchill are recognised as being part of a ‘networked city’ as well as being places with unique characteristics which contribute to the local sense of place and provide diversity.
The amendment supports this clause as the proposed amendment will enable Churchill to continue to play a role as part of the ‘networked city’ settlement system as well as contributing to local sense of place and providing housing diversity.
Clause 21.04-2 – Objective 1- Settlement states that main towns must seek:
‘to build upon the existing structure of the towns and settlements to create an integrated network of urban areas’.
The amendment supports this clause as the rezoning will build on the existing settlement structure of Churchill and locate Low Density Residential Zone (LDRZ) land adjacent to existing standard urban residential development to the north providing a gradual buffer between urbanised land and the wider natural/ rural landscapes surrounding Churchill.
Clause 21.04-6 – Objective 1 – Infrastructure states that new development must seek;
‘to maximise the use of existing infrastructure and the strategy, to ensure the integration of roads, bike paths, footpaths and public transport options’.
The amendment supports this clause through the introduction of the proposed Development Plan Overlay Schedule 8 (DPO8) which makes provision for the integration of roads, bike paths, footpaths and public transport options. In addition, preliminary site servicing and traffic assessments have demonstrated that the site can be connected to required services and traffic volumes are reasonable and manageable.
Clause 21.05-2 – Objective 1 – Main Towns states that these towns must seek;
‘to provide the flexibility for development to occur in each town to accommodate the needs of its population as well as to contribute to the municipal networked city’.
The amendment supports this clause as the rezoning will provide for housing choice and variety of rural lifestyle options, which will meet the needs of the current and future population. Such development will assist with accommodating the future growth of Churchill.
Clause 21.05 – 2 - Objective 2 – Main Towns states that these town must seek;
‘to facilitate development in accordance with the specific Town Structure Plan outlined in this clause with strategies to discourage urban growth outside the urban development boundaries designated in the relevant structure plan.
‘contain new residential subdivision within residential areas shown on the local structure plans’.
The objectives of this clause are acknowledged, noting that urban development and growth is most typically considered to be standard urban sized housing blocks. The subject amendment although applying to land outside of the Town Structure Plan boundary, seeks to provide for a lower order rural lifestyle type development, which is not typically urban in form. Furthermore the existing zoning of the Rural Living Zone (RLZ4) already allows the subdivision of the land into rural lifestyle type allotments, of which the Low Density Residential Zone (LDRZ) will result in a similar outcome, albeit with slightly smaller rural lifestyle allotments as a result, thus providing a differing housing market product.
Furthermore it is considered that the Low Density Residential Zone (LDRZ) will function as a buffer and transition between the standard urban type residential development located immediately to the north and the Rural Living Zone (RLZ3) land to the east, west and south as well as agricultural land further to the south. Furthermore allowable subdivision under the Low Density Residential Zone (LDRZ) will broadly reflect that the existing allotment sizes found on Geoffrey Court, Haverbrack Avenue, Denise Court and Roberts Road which within the range of 0.25 to 0.30ha. This is recognised as a suitable residential structure for the town and will maintain the existing and emerging residential character of Churchill.
Does the amendment make proper use of the Victoria Planning Provisions? The proposed amendment makes proper use of the Victorian Planning Provisions. The proposal to apply, modify and incorporate the abovementioned planning tools and provisions is considered to be the most appropriate for the intended use and development of the land affected by the amendment.
How does the amendment address the views of any relevant agency?
Initial advice has been sought from servicing agencies which has not raised any particular issues of concern, but noting that Gippsland Water has identified that stormwater drainage and sewerage will need to be managed on site. Furthermore relevant agencies will be provided opportunity to review and provide comment on the proposed Planning Scheme Amendment as part of the formal referral of application documentation.
Does the amendment address relevant requirements of the Transport Integration Act 2010?
The amendment is not considered to have a significant impact on the transport system or the Transport Integration Act 2010. Future internal roads will be designed to accommodate expected capacity and to accommodate the primary road connection with Glendonald Road. Opportunity also exists for potential secondary road connections to Riga Court, Roberts Road and Laughtons Rise. All future road connections will require further assessment at the detailed design phase, which will occur as part of the Planning Application for the subdivision of the site.
Resource and administrative costs
What impact will the new planning provisions have on the resource and administrative costs of the responsible authority? There is unlikely to be any additional resource and/or administrative costs to the responsible authority. The finalisation of development plans will facilitate efficient planning permit assessments, particularly those related to subdivision. Council is aware of the future resource implications.
Where you may inspect this Amendment The amendment is available for public inspection, free of charge, during office hours at the following places:
TBC
TBC
The amendment can also be inspected free of charge at the Department of Planning and Community Development web site at www.dpcd.vic.gov.au/planning/publicinspection.
appendix 3 schedule to the design and development overlay
LATROBE PLANNING SCHEME
DEVELOPMENT PLAN OVERLAY – SCHEDULE 8 PAGE 1 OF 5
SCHEDULE 8 TO THE DEVELOPMENT PLAN OVERLAY
Shown on the planning scheme map as DPO8
LOW DENSITY AND RURAL LIVING GROWTH AREAS
1.0 Requirement before a permit is granted for minor building and works
A permit may be granted before a development plan has been prepared to the satisfaction of the Responsible Authority for the following:
a minor extension, minor addition or minor modification to an existing building and works that does not prejudice the future orderly development of the general area affected by the Development Plan Overlay.
2.0 Decision Guidelines for permits
Before deciding on an application to subdivide land, construct buildings, or carry out works, the responsible authority must consider, as appropriate:
Whether the development of the land is occurring in an orderly manner having regard to essential services, community facilities, open space and roads.
The potential for future re-subdivision.
The interface between proposed and existing nearby developments, to reduce the chance of conflicting developments.
The need to minimise access points to designated Category 1 Roads.
The design of any proposed buildings to enhance and reinforce the character of the area.
The timing and staging of the development of the land.
The consistency of the proposed development with the approved development plan.
The consistency of the proposed development with adopted Structure Plans, where relevant.
3.0 Conditions for permits
All planning permits to subdivide land must include the following conditions:
Effluent from each residential lot must be treated, retained and disposed of within each individual lot boundary, in accordance with the Environment Protection Authority – Code of Practice – Onsite Wastewater Management, February 2013 (as amended).
Stormwater from each residential lot must be retained and treated on the lot (or within a subdivision-scale integrated stormwater treatment system) so as to ensure that there are no adverse drainage or stormwater quality impact on adjoining properties.
4.0 Requirements for development plan
A development plan must be prepared to the satisfaction of the Responsible Authority.
The plan must show:
Effluent from each residential lot must be treated, retained and disposed of within each individual lot boundary, in accordance with the Environment Protection Authority – Code of Practice – Onsite Wastewater Management, February 2013 (as amended).
14/08/2014 C82
14/08/2014 C82
14/08/2014 C82
14/08/2014 C82
14/08/2014 C82
LATROBE PLANNING SCHEME
DEVELOPMENT PLAN OVERLAY – SCHEDULE 8 PAGE 2 OF 5
Stormwater from each residential lot must be retained and treated on the lot (or within a subdivision-scale integrated stormwater treatment system) so as to ensure that there are no adverse drainage or stormwater quality impact on adjoining properties.
Land use and subdivision
The proposed boundaries of the development area, and provide the strategic justification for those boundaries. The boundaries of the development area must align with zone boundaries. The re-subdivision of land in the development area must be undertaken in such a way as to not create allotments in two zones. This is to ensure the future orderly development of the general area affected by the Development Plan Overlay.
The overall subdivision of the area, including the proposed size and density of allotments which provide opportunities for a diverse range of housing types.
The proposed building envelopes and effluent disposal field areas within an indicative lot layout for the overall development plan area. Future lots proposed to be created by way of subdivision will be formalised at the planning permit application stage.
The overall pattern of development of the area, including any proposed re-zoning of land and proposed land uses.
Street networks that support building frontages with two way surveillance.
An accessible and integrated network of walking and cycling routes for safe and convenient travel to adjoining communities (including existing and future areas included in the DPO), local destinations or points of local interest, activity centres, community hubs, open spaces and public transport.
The provision of any commercial facilities and the extent to which these can be co-located with community and public transport facilities to provide centres with a mix of land uses and develop vibrant, active, clustered and more walkable neighbourhood destinations.
Waterways
Unless otherwise agreed by the relevant Catchment Management Authority, a buffer zone of 30 metres each side of waterways designated under the Water Act 1989 or a buffer based on a flood study which identifies the 100 year flood extent must be set aside for ecological purposes.
Infrastructure Services
An integrated stormwater management plan that incorporates water sensitive urban design techniques which provides for the protection of natural systems, integration of stormwater treatment into the landscape, improved water quality, and reduction and mitigation of run-off and peak flows, including consideration of downstream impacts.
The pattern and location of the major arterial road network of the area including the location and details of any required:
road widening
intersections
access points
pedestrian crossings or safe refuges
cycle lanes
bus lanes and stops
LATROBE PLANNING SCHEME
DEVELOPMENT PLAN OVERLAY – SCHEDULE 8 PAGE 3 OF 5
The pattern and location of any internal road system based on a safe and practical hierarchy of roads including safe pedestrian and bicycle connections and crossing points in accordance with Latrobe City Bicycle Plan 2007-2010, (as amended).
In consultation with relevant agencies and authorities, provision of public transport stops where appropriate within easy walking distance to residential dwellings and key destinations. Stops should also be located near active areas where possible.
Domestic Wastewater
If sewerage infrastructure cannot be provided to the development area, a Land Capability Assessment report must be submitted demonstrating:
the capability of the site to sustainably manage wastewater within allotment boundaries.
compliance with State and local policies on effluent disposal.
consideration of all environmental constraints on the site, including but not limited to:
soil profiling
existing dams
erosion
drainage lines and depressions
water logging
slopes
contours
A Wastewater Management Plan must also be prepared that identifies preferred wastewater systems and a maintenance program to minimise the health and environmental impacts of on-site wastewater.
Open Space
The location and size of the proposed open spaces that cater for a range of user groups and provide a variety of functions that perform both an active and passive role for recreation, as appropriate.
Public open spaces designed to provide:
Public spaces of a minimum of 0.5 hectares within a 500 metre walking distance of all residents in accordance with Latrobe City Public Open Space Plan 2013, (as amended).
The inclusion of pedestrian and cycle paths and play equipment, that encourage active recreational opportunities.
Opportunities for visual surveillance to promote safety of users, through encouraging active frontages, using buildings to frame public spaces and locating open spaces within or adjacent to activity centres where possible.
A landscape concept plan for all open space areas, indicating the location of plantings, pathways, shade, shelter and seating at activity areas as well as at intervals along pathways.
Flora and Fauna
In consultation with relevant agencies and authorities, a flora and fauna assessment including how flora and fauna values will be managed if required.
LATROBE PLANNING SCHEME
DEVELOPMENT PLAN OVERLAY – SCHEDULE 8 PAGE 4 OF 5
An assessment of any native vegetation to be removed having regard to Victoria’s Native Vegetation Management: A Framework for Action, including how it is proposed to protect and manage any appropriate native vegetation.
Regard must be had to the West Gippsland Native Vegetation Plan 2003.
Any management plan should take into account that the Strzelecki Bioregion is one of Victoria’s most fragmented Bioregions and address this as a consideration.
Consideration must also be given to adjoining or adjacent properties to the development area that have been identified as having a conservation, heritage or archaeological significance.
Cultural Heritage
In consultation with relevant agencies and authorities, a cultural heritage assessment including how cultural heritage values will be managed if required.
Bushfire Risk
The location, design and construction of development considers the need to implement bushfire protection measures.
Process and Outcomes
Before deciding to approve a development plan, the responsible authority must consult with potentially affected parties. This must include direct notification of the development plan to all adjoining and adjacent landowners.
The responsible authority must consider the views of all submitters prior to making a decision in respect to the development plan.
An implementation plan must be submitted as part of the development plan, indicating the proposed staging of the entire development plan area.
The requirements for the development plan must be address to the satisfaction of the responsible authority prior to the issuing of a planning permit, except for matters listed in item 1 of this schedule.
The approved Development Plan may be amended to the satisfaction of the responsible authority.
5.0 Decision guidelines for development plan
Before deciding on a development plan, the Responsible Authority must be satisfied that the plan has regard to the following information:
Latrobe City Healthy Urban Design Good Practice Guideline: Meeting Healthy by Design® Objectives, June 2008 (as amended)
Permitted Clearing of Native Vegetation, Biodiversity Assessment Guidelines, Department of Environment and Primary Industries, September 2013
Latrobe Healthy by Design® – Background and Issues Report (Beca Pty Ltd, December 2007)
National Heart Foundation of Australia (Victorian Division) 2004, Healthy by Design: a planners’ guide to environments for active living®, National Heart Foundation of Australia (Victorian Division)
Latrobe City Public Open Space Plan 2013 (as amended)
14/08/2014 C82
LATROBE PLANNING SCHEME
DEVELOPMENT PLAN OVERLAY – SCHEDULE 8 PAGE 5 OF 5
Latrobe City Bicycle Plan 2007-2010 (as amended)
Latrobe City Public Toilet Plan 2010-2014 (as amended)
Small Town Structure Plans: Boolarra, Glengarry and Tyers Background Report 2010 (revised edition)
Environment Protection Authority – Code of Practice – Onsite Wastewater Management, February 2013
Planning for Bushfire Victoria – Guidelines for meeting Victoria’s Bushfire Planning Requirements, November 2012.
appendix 4 traffic impact assessment
14
M1
987
000
2
3/0
7/1
4
Crown Allotments 39 and 39A
Section A
Glendonald Road, Churchill
Transport Impact Assessment
© GTA Consultants (GTA Consultants (VIC) Pty Ltd) 2014
The information contained in this document is confidential and
intended solely for the use of the client for the purpose for which it has
been prepared and no representation is made or is to be implied as
being made to any third party. Use or copying of this document in
whole or in part without the written permission of GTA Consultants
constitutes an infringement of copyright. The intellectual property
contained in this document remains the property of GTA Consultants.
TIA
/RSA
MA
– V
IC 1
31029 v
7.5
)
Crown Allotments 39 and 39A Section A
Glendonald Road, Churchill
Transport Impact Assessment
Issue: A 23/07/14
Client: Junction Road Partnership
Reference: 14M1987000
GTA Consultants Office: VIC
Quality Record
Issue Date Description Prepared By Checked By Approved By Signed
A-Dr 15/07/14 Draft Goran Mihic Chris Coath Chris Coath Chris Coath
A 23/07/14 Final Goran Mihic Chris Coath Chris Coath
Table of Contents
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment
Table of Contents
1. Introduction 1
1.1 Background & Proposal 1
1.2 Subject Site 1
1.3 Purpose of this Report 2
1.4 References 3
2. Existing Conditions 4
3. Access Principles 9
3.1 Site Access Location 9
4. Traffic Impact Assessment 11
4.1 Traffic Generation 11
4.2 Traffic Distribution and Assignment 11
4.3 Post Development Conditions 13
4.4 Summary of Traffic Impacts 16
4.5 Daily Assessment of Traffic Impacts 16
5. Internal Road Network 17
5.1 Overview 17
6. Other Matters 19
6.1 Car Parking Provision 19
6.2 Waste Collection 19
6.3 Emergency Vehicles 19
7. Conclusion 20
Appendices
A: Existing Condition SIDRA Intersection Results
B: Post Development Conditions SIDRA Intersection Results
Figures
Figure 1.1: Subject Site and its Environs 2
Figure 1.2: Land Zoning Map 2
Figure 2.1: Glendonald Road looking east (Adjacent to the site) 5
Figure 2.2: Glendonald Road looking west (Adjacent to the site) 5
Figure 2.3: Churinga Drive looking north 5
Figure 2.4: Churinga Drive looking south 5
Figure 2.5: Haverbrack Crescent looking north 5
Figure 2.6: Haverbrack Crescent looking south 5
Figure 2.7: Monash Way looking north 6
Table of Contents
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment
Figure 2.8: Monash Way looking south 6
Figure 3.1: Potential Site Access Location To/From Glendonald Road 10
Figure 3.2: Sight Line Looking East 10
Figure 3.3: Sight Line Looking West 10
Figure 4.1: AM Peak Hour Site Generated Traffic Volumes 13
Figure 4.2: PM Peak Hour Site Generated Traffic Volumes 13
Figure 4.3: Post-Development AM Peak Hour Traffic Volumes 14
Figure 4.4: Post-Development PM Peak Hour Traffic Volumes 14
Tables
Table 2.1: Monash Way/Glendonald Road Intersection – Existing Operating Conditions 8
Table 4.2: Monash Way/Glendonald Road Intersection
– Post Development Operating Conditions 15
Table 4.3: Glendonald Road/Site Access Intersection
– Post-Development Unsignalised Intersection Operation 15
Table 5.1: Proposed Internal Road Hierarchy
– Clause 56.06 of Latrobe Planning Scheme (Minimums) 17
Table 5.2: Proposed Internal Road Hierarchy – Table 4.2 of Latrobe City Design
Guidelines 17
Introduction
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 1
1. Introduction
1.1 Background & Proposal
It is currently being sought to rezone land identified as Crown Allotments 39 and 39A Section A,
Parish of Hazelwood. Specifically, it is understood that the subject site is currently zoned Rural
Living Zone (RLZ4) which requires a minimum subdivision size of 4 hectares. As part of this proposal,
it is proposed to rezone the land to a Low Density Residential Zone (LDRZ), to allow a greater
subdivision yield (i.e. minimum subdivision size of 0.4 hectares per lot). However, in the event that
a reticulated sewer is available, the minimum subdivision size will be 0.2 hectares per lot.
GTA Consultants was commissioned by Junction Road Partnership in May 2014 to undertake a
transport impact assessment of the proposed rezoning.
1.2 Subject Site
The subject site has an overall area of 49 hectares and is located on the southern side of
Glendonald Road, southeast of the Monash Way/Glendonald Road intersection. The site has a
northern frontage of approximately 450m to Glendonald Road, an eastern frontage of
approximately 9m to Roberts Road and a western frontage of approximately 5m to Riga Court.
Monash Way is located within a Road Zone 1 under the Latrobe Planning Scheme.
In addition to the above, it is understood that a new road ("Laughton Rise") is proposed to be
constructed along the southern boundary of the subject site, as part of a Rural Living Zone 3
development which is to commence construction shortly.
The site is located within a Rural Living Zone 4 (RLZ4) and is currently undeveloped.
Surrounding properties are primarily Rural Living Zone to the west, east and south of the subject
site while a Residential 1 Zone is located to the north of the subject site.
The location of the subject site and the surrounding environs is shown in Figure 1.1 and the land
zoning is shown in Figure 1.2.
Introduction
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 2
Figure 1.1: Subject Site and its Environs
(Reproduced with Permission from Melway Publishing Pty Ltd)
Figure 1.2: Land Zoning Map
(Reproduced from Land Channel web site)
1.3 Purpose of this Report
The report sets out an assessment of the anticipated traffic and transport implications of the
proposed rezoning, including consideration of the:
Subject Site
Subject Site
Introduction
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 3
i the anticipated site generated traffic
ii the acceptability of the traffic impacts of the proposed rezoning, including the need for
mitigating road works
iii Potential access opportunities to the site.
1.4 References
In preparing this report, reference has been made to the following:
Memorandum prepared by Richard Stevenson of Hansen to Chris Coath of GTA
Consultants, dated 18 March 2014
Latrobe Planning Scheme
Australian Standard / New Zealand Standard, Parking Facilities (AS2890)
traffic surveys undertaken by GTA Consultants as referenced in the context of this report
an inspection of the site and its surrounds
other documents as nominated.
Existing Conditions
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 4
2. Existing Conditions
2.1.1 Road Network
Glendonald Road
Glendonald Road functions as a local road (Council controlled). It is a two-way road aligned in
an east-west direction and configured with a two-lane, 6 metre wide carriageway set within a 20
metre wide road reserve (approx.).
Glendonald Road carries approximately 700 vehicles per day1, east of Monash Way.
Monash Way
Monash Way functions as an arterial road (VicRoads controlled) and is located within a Road
Zone (Category 1) in the Latrobe Planning Scheme. It is a two-way road aligned in a north-south
direction and configured with a two-lane, 7 metre wide carriageway set within a 65 metre wide
road reserve (approx.).
Monash Way carries approximately 3,000 vehicles per day1, south of Glendonald Road.
Churinga Drive
Churinga Drive functions as a local road (Council controlled). It is a two-way road aligned in a
north-south direction and configured with a two-lane, 9 metre wide carriageway set within an 18
metre wide road reserve (approx.).
Churinga Drive carries approximately 200 vehicles per day1, north of Glendonald Road.
Haverbrack Crescent
Haverbrack Crescent functions as a local road (Council controlled). It is a two-way road aligned
in a north-south and in an east-west direction, configured with a two-lane, 5 metre wide
carriageway set within a 20 metre wide road reserve (approx.).
Haverbrack Crescent carries approximately 300 vehicles per day1, south of Glendonald Road.
2.1.2 Other Roads
Other roads in the vicinity of the subject site include:
Wongan Crescent
Northways Road.
Glendonald Road, Churinga Drive and Haverbrack Crescent and Monash Way are shown in
Figure 2.1 to Figure 2.8.
1 Based on the peak hour traffic counts commissioned by GTA on Tuesday 25 March 2014 and assuming a peak-to-daily ratio of
10%.
Existing Conditions
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 5
Figure 2.1: Glendonald Road looking east
(Adjacent to the site)
Figure 2.2: Glendonald Road looking west
(Adjacent to the site)
Figure 2.3: Churinga Drive looking north Figure 2.4: Churinga Drive looking south
Figure 2.5: Haverbrack Crescent looking north Figure 2.6: Haverbrack Crescent looking south
Existing Conditions
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 6
Figure 2.7: Monash Way looking north Figure 2.8: Monash Way looking south
2.1.3 Surrounding Intersections
Key intersections in the vicinity of the site include:
Monash Way/Glendonald Road (unsignalised T-intersection)
Glendonald Road/Haverbrack Crescent (west) (unsignalised T-intersection)
Glendonald Road/Northways Road (unsignalised T-intersection)
Glendonald Road/Haverbrack Crescent (east) (unsignalised T-intersection)
Glendonald Road/Churinga Drive (unsignalised T-intersection).
2.1.4 Traffic Volumes
GTA Consultants commissioned traffic movement counts at the abovementioned intersections on
Wednesday 18 June 2014 during the following peak periods:
7:00am - 9:00am
4:00pm - 6:00pm.
The AM and PM peak hour traffic volumes are shown in Figure 2.9 and Figure 2.10 respectively.
Figure 2.9: Existing AM Peak Hour Traffic Volumes
41 19 13 = 9 0 7 " 17 = 4 4
$ 9 26 " Glendonald Road 11 " 8 9 5 ? 1 ? 8 $
# ; < 30 ! 34 < 1 : ; ! 7 : #
232 7 > 6 ! 25 14 11 > 2 4 23
21 = 3 0
Roberts Road Haverbrack Crescent 0 ? 8 $
: #
0 2
Churinga Drive
Monash Way
Northways Road
Ha
ve
rbra
ck C
resc
en
t
Glendonald Road
Subject Site
Existing Conditions
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 7
Figure 2.10: Existing PM Peak Hour Traffic Volumes
213 37 12 = 6 1 11 " 7 = 16 18
$ 9 44 " Glendonald Road 26 " 8 9 8 ? 9 ? 8 $
# ; < 19 ! 19 < 1 : ; ! 7 : #
114 7 > 7 ! 13 9 3 > 9 0 9
8 = 19 6
Roberts Road Haverbrack Crescent 0 ? 8 $
: #
0 4
Glendonald Road
Churinga Drive
Monash Way
Northways Road
Ha
ve
rbra
ck C
resc
en
t
Subject Site
2.1.5 Existing Intersection Operation
The operation of the following intersections have been assessed using SIDRA INTERSECTION 62, a
computer based modelling package which calculates intersection performance:
Monash Way/Glendonald Road (unsignalised T-intersection)
Glendonald Road/Northways Road (unsignalised T-intersection)
Glendonald Road/Churinga Drive (unsignalised T-intersection).
The commonly used measure of intersection performance is referred to as the Degree of
Saturation (DOS). The DOS represents the flow-to-capacity ratio for the most critical movement
on each leg of the intersection. For unsignalised intersections, a DOS of around 0.80-0.90 has
been typically considered the ‘ideal’ limit, beyond which queues and delays increase
disproportionately3.
Table 2.1 presents a summary of the existing operation of the abovementioned intersections, with
full results presented in Appendix A of this report.
2 Program used under license from Akcelik & Associates Pty Ltd.
3 SIDRA INTERSECTION adopts the following criteria for Level of Service assessment:
Level of Service Intersection Degree of Saturation (DOS)
Unsignalised Intersection Signalised Intersection Roundabout
A Excellent <=0.60 <=0.60 <=0.60
B Very Good 0.60-0.70 0.60-0.70 0.60-0.70
C Good 0.70-0.80 0.70-0.90 0.70-0.85
D Acceptable 0.80-0.90 0.90-0.95 0.85-0.95
E Poor 0.90-1.00 0.95-1.00 0.95-1.00
F Very Poor >=1.0 >=1.0 >=1.0
Existing Conditions
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 8
Table 2.1: Monash Way/Glendonald Road Intersection – Existing Operating Conditions
Intersection Peak Hour Approach DOS
Average
Delay (sec)
95th Percentile
Queue (m)
Monash
Way/Glendonald
Road
AM
South: Monash Way 0.13 1 sec 5 m
East: Glendonald Road 0.06 10 sec 2 m
North: Monash Way 0.02 3 sec 0 m
PM
South: Monash Way 0.07 1 sec 3 m
East: Glendonald Road 0.03 9 sec 1 m
North: Monash Way 0.12 1 sec 0 m
Glendonald
Road/Churinga
Drive
AM
East: Glendonald Road 0.02 0 sec 1 m
North: Churinga Drive 0.01 5 sec 0 m
West: Glendonald Road 0.01 4 sec 0 m
PM
East: Glendonald Road 0.01 1 sec 0 m
North: Churinga Drive 0.01 5 sec 0 m
West: Glendonald Road 0.02 2 sec 0 m
Glendonald
Road/Northways
Road
AM
South: Glendonald Road 0.02 1 sec 0 m
North: Northways Road 0.01 3 sec 0 m
West: Glendonald Road 0.01 7 sec 0 m
PM
South: Glendonald Road 0.01 1 sec 0 m
North: Northways Road 0.02 3 sec 1 m
West: Glendonald Road 0.01 7 sec 0 m
DOS – Degree of Saturation, # - Intersection DOS
Table 2.1 indicates that all the intersections currently operate with an excellent level of service,
with minimal queues and delays on all approaches during the AM and PM peak hour periods.
These modelled results are consistent with site observations.
Access Principles
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 9
3. Access Principles
3.1 Site Access Location
At this time no plans have been prepared to show the potential layout of lots or road network
should the rezoning of land be approved. As such the following has been prepared to identify
the potential opportunities for access to the site in order to demonstrate that should the rezoning
of the site be approved that appropriate access can be achieved.
To gain an understanding of appropriate opportunities for access, GTA Consultants undertook an
inspection of the subject site and its surrounds, having specific regard to existing road network
configurations, general road gradients, and sight lines for motorists.
On-site observations indicate that Glendonald Road generally consists of a relatively flat gradient
between Monash Way and Churinga Drive. An access point to the site to the west of Churinga
Drive would be considered appropriate.
On-site observations indicate that the gradient of Glendonald Road gradually increases to a
crest at the northeast corner of the subject site, approximately 200m east of the Churinga Drive
intersection. At this location, sight lines for motorists are considered to be inadequate; therefore
the provision of a sight access point at this location would not be a desirable outcome.
An access point opposite, or in close proximity to Churinga Drive is considered to not be a
desirable outcome as this option would create a southern approach to Glendonald
Road/Churinga Drive intersection. This option would cause potential conflict between right-
turning vehicles into and out of Churinga Drive and the proposed access point. Additionally, sight
lines in the eastbound direction at this location are not maximised, given that this location is near
the abovementioned crest in the road.
In addition to the above and as mentioned earlier in this report, the subject site has an eastern
frontage of approximately 9m to Roberts Road and a western frontage of approximately 5m to
Riga Court. While it is not recommended that primary access be achieved from these roads, it is
recognised that Roberts Road and Riga Court could potentially provide secondary access points
for the proposed development, if required.
Based on the above discussion, the provision of a primary site access point approximately 300m
east of Monash Way would represent an ideal scenario. At this location, field measurements
suggest that a maximum Safe Intersection Sight Distance (SISD) of 190m to the east and 180m to
the west could be achieved onto Glendonald Road. A review of the above sight distance
provisions at this location has been undertaken with reference to the design guidance contained
in the ‘Austroads Guide to Road Design – Part 4A: Unsignalised and Signalised Intersections’.
The Austroads guide requires that the Safe Intersection Sight Distance (SISD):
”provides sufficient distance for a driver of a vehicle on a major road to observe a vehicle on a minor road
approach moving into a collision situation (e.g. in the worst case, stalling across the traffic lanes) and to
decelerate to a stop before reaching the collision point”.
Based on the above, the available sight distance at the recommended site access location
meets the minimum requirements of 181m and is considered adequate.
For reference, the location of the recommended access point is shown in Figure 3.1, with sight
lines at this location shown in Figure 3.2 and Figure 3.3.
Access Principles
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 10
It is however noted that the exact location of a site access point will be subject to detailed
design and the consideration of an efficient internal lot layout.
The above however provides guidance and comfort that appropriate access will be achievable.
Figure 3.1: Potential Site Access Location To/From Glendonald Road
(Source: Nearmap)
Figure 3.2: Sight Line Looking East Figure 3.3: Sight Line Looking West
Further to the above discussions regarding appropriate opportunities for access locations for the
proposed development, it should be noted that there is the potential for a selected number of
lots to front directly onto Glendonald Road, therefore requiring their own lot crossovers to
Glendonald Road. Such an approach is consistent with the approach adopted on the northern
side of Glendonald Road and therefore would be considered appropriate.
Subject Site
Potential Primary
Access Point
300m (approx.) from
Monash Way/Glendonald
Road intersection Potential Secondary
Access Point
Potential Secondary
Access Point
Proposed New Road
(Laughton Rise) –
Indicative Only
Traffic Impact Assessment
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 11
4. Traffic Impact Assessment
4.1 Traffic Generation
A single house on a standard lot in an outer metropolitan area will typically generate up to 1 trip
in the peak hour and 8 to 10 trips per day. Medium density dwellings generally exhibit a lower
traffic generation rate. In the outer metropolitan areas, where public transport accessibility is
relatively low, the rate for medium density units is typically in the order of 6 to 8 trips per day.
Closer to the Melbourne CAD the rate reduces to in the order of 3 to 6 trips per day depending
on dwelling size, parking provisions and accessibility to public transport and local amenities,
among other things. Peak hour rates are typically 10–12% of daily rates.
Having consideration to the size of residential lots and their location, among other things, it is
estimated that the proposed residential lots will generate up to 1 vehicle movements per
residential lot in each peak hour, and 10 daily vehicle movements per residential lot. Of these, in
the order of 80% of vehicle movements in the AM peak hour would be exit movements, with in
the order of 60% of vehicle movements in the PM peak hour being entry movements.
The subject site has an overall area of 49 hectares. It is noted that a Low Density Residential Zone,
which is proposed for the subject site, allows a minimum subdivision size of 0.2 hectares, subject to
connection with reticulated sewerage. As such, it is evident that the subject site could potentially
accommodate an absolute maximum of 245 residential lots. It is noted however that the subject
site will require at a minimum an internal road network to provide suitable access to each lot thus
reducing the land available for residential lots. For the purposes of this assessment, it has been
assumed that 85% of the subject site will be available for residential lots equating to a lot yield in
the order of 210 lots.
On the above basis, application of above traffic generation rate to the proposed development
anticipates in the order of 210 vehicle movements during the AM and PM peak hour periods and
in the order of 2,100 daily vehicle movements, as set out in Table 4.1.
Table 4.1: Residential Traffic Generation Estimates
Period
Traffic Generation Rate
(Movements/Dwelling) Vehicle Movements
In Out In Out Total
AM Peak 0.20 0.80 42/hr 168/hr 210/hr
PM Peak 0.60 0.40 126/hr 84/hr 210/hr
Daily 5.0 5.0 1,050/day 1,050/day 2,100/day
4.2 Traffic Distribution and Assignment
The directional distribution and assignment of traffic generated by the site following rezoning will
be influenced by a number of factors, including the:
i configuration of the arterial road network in the immediate vicinity of the site
ii existing operation of intersections providing access between the local and arterial road
network
iii surrounding employment centres, retail centres and schools in relation to the site
iv configuration of access points to the site.
Traffic Impact Assessment
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 12
Having consideration to the above, for the purposes of estimating vehicle movements, the
following general distribution principles have been assumed based generally on existing traffic
flows in the vicinity of the site.
It is also important to note that these distributions have been conservatively assumed based on
the site having a single access point to Glendonald Road, west of Churinga Drive.
A majority of vehicles will utilise the most proximate arterial road network, travelling to
and from the west (Monash Way).
Of these vehicles travelling to and from the east it has been assumed that two thirds will
travel through to the Northways Road intersection while one third may choose to travel
along Churinga Drive.
The allocation of a small portion of traffic to Churinga Drive reflects the opportunity of using
Churinga Drive to travel north toward key retail destinations, however also reflects the natural
preference of drivers to use the higher order road network when capacity is available, as is the
case in this instance. Further it is noted that speed attenuation treatments are already in place
along Churinga Drive which would be expected to further encourage the use of the arterial road
network.
As such the following directional distributions have been assumed:
To/From the west (Monash Way/Glendonald Road intersection): 70%
To/From the east (Glendonald Road/Northways Road intersection): 20%
To/From Churinga Drive: 10%
Further to the above directional distributions, the following turning movement splits have been
adopted:
At Monash Way/Glendonald Road intersection
North: 75%
South: 25%
At Glendonald Road/Northways Road intersection
North: 75%
South: 25%
Based on the above, Figure 4.1 and Figure 4.2 have been prepared to show the estimated
increase in turning movements in the vicinity of the subject property following full site
development.
Traffic Impact Assessment
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 13
Figure 4.1: AM Peak Hour Site Generated Traffic Volumes
22 17 = 4 33 " 25 = 6
9 22 ? Glendonald Road 33 " 8 0 ? 8 ? 8
; < 88 : ; ! 8 :
7 > 29 118 50 > 13 ! 8 > 2
8
Roberts Road Haverbrack Crescent $
#
2
Glendonald Road
Northways Road
Monash Way
Ha
ve
rbra
ck C
resc
en
t
Subject Site
Churinga Drive
Site Access
Figure 4.2: PM Peak Hour Site Generated Traffic Volumes
66 8 = 13 17 " 12 = 19
9 66 ? Glendonald Road 17 " 8 4 ? 8
; < 44 : ; ! 25 :
22 > 15 59 25 > 38 ! 25 6
4
Roberts Road Haverbrack Crescent $
#
6
Glendonald Road
Northways Road
Monash Way
Ha
ve
rbra
ck C
resc
en
t
Subject Site
Churinga Drive
Site Access
4.3 Post Development Conditions
4.3.1 Post Development Traffic Volumes
By adding the development traffic to the existing traffic flows we can obtain the ‘Design’ or Post-
Development traffic volumes. These are outlined in Figure 4.3 and Figure 4.4.
Traffic Impact Assessment
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 14
Figure 4.3: Post-Development AM Peak Hour Traffic Volumes
Northways Road
41 41 26 " 30 = 13 0 40 " 42 = 10 4
$ 9 22 ? Glendonald Road 44 " 8 9 5 ? 9 ? 8 $
# ; < 118 : ; ! 34 < 1 : ; ! 15 : #
232 14 > 35 118 50 > 13 ! 33 14 11 > 2 6 23
Monash Way 21 = 3 8
Roberts Road Haverbrack Crescent 0 ? 8 $
: #
0 4
Site Access
Churinga Drive
Ha
ve
rbra
ck C
resc
en
t
Glendonald Road
Subject Site
Figure 4.4: Post-Development PM Peak Hour Traffic Volumes
Northways Road
213 103 44 " 20 = 19 1 28 " 19 = 35 18
$ 9 66 ? Glendonald Road 43 " 8 9 8 ? 13 ? 8 $
# ; < 63 : ; ! 19 < 1 : ; ! 32 : #
114 29 > 22 59 25 > 38 ! 38 9 3 > 9 6 9
Monash Way 8 = 19 10
Roberts Road Haverbrack Crescent 0 ? 8 $
: #
0 10
Site Access
Glendonald Road
Churinga Drive
Ha
ve
rbra
ck C
resc
en
t
Subject Site
4.3.2 Nearby Intersection Operation
The impact of the development traffic upon intersections in the vicinity of the site was assessed
using SIDRA INTERSECTION 6. On the basis of the turning movement estimates presented above,
Table 4.2 to Table 4.3 present a summary of the anticipated future operation of the nominated
intersections following the full development of the site.
Detailed results of this analysis are provided in Appendix B of this report.
Traffic Impact Assessment
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 15
Table 4.2: Monash Way/Glendonald Road Intersection – Post Development Operating Conditions
Intersection Peak Hour Approach DOS
Average
Delay (sec)
95th Percentile
Queue (m)
Monash
Way/Glendonald
Road
AM
South: Monash Way 0.14 (0.13) 1 sec (1 sec) 6 m (5 m)
East: Glendonald Road 0.18 (0.06) 9 sec (10 sec) 5 m (2 m)
North: Monash Way 0.02 (0.02) 4 sec (3 sec) 0 m (0 m)
PM
South: Monash Way 0.09 (0.07) 3 sec (1 sec) 4 m (3 m)
East: Glendonald Road 0.11 (0.03) 9 sec (9 sec) 3 m (1 m)
North: Monash Way 0.12 (0.12) 3 sec (1 sec) 0 m (0 m)
Glendonald
Road/Churinga
Drive
AM
East: Glendonald Road 0.02 (0.02) 0 sec (0 sec) 1 m (1 m)
North: Churinga Drive 0.01 (0.01) 5 sec (5 sec) 0 m (0 m)
West: Glendonald Road 0.04 (0.01) 3 sec (4 sec) 0 m (0 m)
PM
East: Glendonald Road 0.02 (0.01) 0 sec (1 sec) 1 m (0 m)
North: Churinga Drive 0.02 (0.01) 5 sec (5 sec) 0 m (0 m)
West: Glendonald Road 0.04 (0.02) 2 sec (2 sec) 0 m (0 m)
Glendonald
Road/Northways
Road
AM
South: Glendonald Road 0.02 (0.02) 1 sec (1 sec) 0 m (0 m)
North: Northways Road 0.01 (0.01) 5 sec (3 sec) 0 m (0 m)
West: Glendonald Road 0.04 (0.01) 7 sec (7 sec) 1 m (0 m)
PM
South: Glendonald Road 0.01 (0.01) 3 sec (1 sec) 0 m (0 m)
North: Northways Road 0.03 (0.02) 4 sec (3 sec) 1 m (1 m)
West: Glendonald Road 0.02 (0.01) 7 sec (7 sec) 1 m (0 m)
DOS – Degree of Saturation, # - Intersection DOS
Table 2.1 indicates that all the intersections can be expected to continue to operate with an
excellent level of service, with minimal queues and delays on all approaches during the AM and
PM peak hour periods following the full development of the subject site.
4.3.3 Site Access Point Operation
The impact of the development traffic upon the proposed site access point was assessed using
SIDRA INTERSECTION 6. On the basis of the turning movement estimates presented above, Table
4.3 presents a summary of the anticipated future operation of the site access following the full
development of the site.
Table 4.3: Glendonald Road/Site Access Intersection – Post-Development Unsignalised Intersection
Operation
Peak Hour Approach DOS Average Delay
(sec)
95th Percentile
Queue (m)
AM
South: Site Access 0.12 5 sec 4 m
East: Glendonald Road 0.03 2 sec 0 m
West: Glendonald Road 0.03 3 sec 1 m
PM
South: Site Access 0.06 5 sec 2 m
East: Glendonald Road 0.03 5 sec 0 m
West: Glendonald Road 0.07 4 sec 2 m
DOS – Degree of Saturation, # - Intersection DOS
As described earlier, a DOS of around 0.80-0.90 for unsignalised intersections has traditionally
been considered the practical limit beyond which intersection performance is unsatisfactory, as
beyond this value queues and delays increase disproportionately. On this criterion, the
calculated DOS, queuing and delays suggest that a site access point can be expected to
operate with an excellent level of service following full development of the site. The analysis also
Traffic Impact Assessment
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 16
indicates that a site access point will operate appropriately without designated turn lanes. This is
consistent with the design and operation of the Glendonald Road/Churinga Drive intersection.
4.4 Summary of Traffic Impacts
Further to the above, 210 vehicle movements in a peak hour equates to approximately three to
four vehicle movement every minute. This level of additional traffic generated, following the
rezoning of the site could not be expected to compromise the safety or function of the
surrounding road network against existing traffic volumes in the vicinity of the site.
4.5 Daily Assessment of Traffic Impacts
As mentioned earlier in this report, Glendonald Road currently carries in the order of 700 vehicle
movements over an entire day. Based on the above discussions and analysis, the proposed
development can be expected to generate in the order of 2,100 daily vehicle movements. On
this basis, Glendonald Road can be expected to result in a post development traffic volume of
2,800 vehicles. It is however noted that two thirds of the development traffic is expected to travel
to/from the west (from Monash Way) with the remaining one third likely to travel to the east.
On the above basis, while a post development traffic volume of 2,800 vehicles is anticipated, this
level of traffic will not be expected at any one point. Specifically, in the order of 2,100 vehicles
can be expected to utilise Glendonald Road, west of the proposed site access point, with
approximately 1,400 vehicles are expected to utilise Glendonald Road, east of the proposed site
access point.
Reference to Clause 56.06 of the Latrobe Planning Scheme indicates that Glendonald Road
exhibits characteristics suitably similar to a ‘Connector Street – Level 1’ which has an indicative
maximum daily traffic volume of up to 3,000 vehicles per day. Therefore, it is evident that the
anticipated post development daily traffic volumes on Glendonald Road will not exceed the
indicative maximum daily traffic volume at any point for an ‘Connector Street – Level 1’.
Internal Road Network
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 17
5. Internal Road Network
5.1 Overview
At this stage, no internal road layout has been prepared for the proposed development. It is
however noted that the internal road network has the ability to be designed in accordance with
the requirements of either Clause 56 of the Latrobe Planning Scheme or the Latrobe City Design
Guidelines. Further to this, it is envisaged that this will be examined in further detail at the
subsequent planning permit stage.
As the overall site can be expected to generate up to approximately 2,100 vehicle movements
per day, it is expected that the internal road network is likely to predominantly compromise
‘Access Streets - Level 1’ and ’ Access Streets - Level 2’.
In respect of the configuration of road cross sections guidance is sought from the below
references.
5.1.1 Latrobe Planning - Clause 56.06
Clause 56.06 of the Latrobe Planning Scheme indicates the following characteristics of Access
Streets, as summarised in Table 5.1.
Table 5.1: Proposed Internal Road Hierarchy – Clause 56.06 of Latrobe Planning Scheme (Minimums)
Description Indicative Maximum
Daily Volume [1]
Carriageway
Width Verge Width Pedestrian Pathways
Access Street-
Level 1 1,000vpd-2,000vpd 5.5m
4.0m minimum
each side
1.5m wide footpath on one
side of road
Access Street-
Level 2 2,000vpd-3,000vpd 7m-7.5m
4.5m minimum
each side
1.5m wide footpath on both
sides of the road
[1] As defined in Table C1 to Clause 56.06 of the Latrobe Planning Scheme.
vpd denotes vehicles per day
5.1.2 Latrobe City – Design Guidelines
Further to the road design requirements outlined in Clause 56.06 of the Latrobe Planning Scheme,
further reference has been made to the Design Guidelines document prepared by Latrobe City,
for subdivisional developments, urban a rural and drainage construction, and traffic
management projects. The characteristics of Access Streets are set out by this document are
summarised in Table 5.2.
Table 5.2: Proposed Internal Road Hierarchy – Table 4.2 of Latrobe City Design Guidelines
Street Type Carriageway Width
Parking
Provision within
street reserve
Minimum Verge
Width (includes
footpath) [1]
Minimum Road Reserve
Width [2]
Access Street
(Minor) 7.3m Yes (both sides)
4.0m minimum
each side 16.0m
Access Street
(Major) 7.3m Yes (both sides)
4.5m minimum
each side 18.0m
[1] The developers must ensure that verge widths are sufficient to accommodate services that are required to be located.
[2] The minimum width of road reserve cannot be calculated by adding the minimum distances of the components within the road
reserve.
Designers and developers need to ensure that the road reserve width adopted complies with the requirements of the following
documents and Authority requirements:
Department of Transport – Public Transport Guidelines.
Various walkability and bicycle strategies.
CFA may require the minimum Carriageway width to be 7.3 metres in certain areas unless parking is restricted to one side.
Internal Road Network
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 18
5.1.3 Summary
Based on the above, it is evident that the road types outlined in Clause 56.06 of the Latrobe
Planning Scheme are similar to the road types outlined in the Latrobe City Design Guidelines
document. Furthermore, the main entrance road to the proposed development is expected to
be suitably similar to an Access Street-Level 2 or an Access Street (Major). The remaining internal
roads can either be expected to be an Access Street-Level 1 or an Access Street (Minor).
As such, it is recommended that the internal road layout be designed in accordance with either
of the following:
Clause 56.06 of the Latrobe Planning Scheme
Latrobe City Design Guidelines.
Other Matters
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 19
6. Other Matters
6.1 Car Parking Provision
As part of the proposed development, it is recommended that the provision of car parking and
the design be in accordance with Clause 52.06 of the Latrobe Planning Scheme.
6.2 Waste Collection
It is anticipated that waste will be stored within each individual lot and brought kerbside for
collection as part of Council’s regular service. The internal road network should be designed to
be capable of accommodating Council’s typical waste collection vehicle.
6.3 Emergency Vehicles
The proposed development should be designed so that the internal road network does not
prejudice emergency vehicle access to any part of the subject site. Specifically, the internal road
network should be designed to accommodate vehicles up to and including 9.8m long fire
vehicles.
Conclusion
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment Page: 20
7. Conclusion
Based on the analysis and discussions presented within this report, the following conclusions are
made:
i A primary access point could be provided along Glendonald Road, approximately
300m east of the intersection with Monash Way.
ii A single access point would be expected to suitably service the site be absolutely
needed to service the site.
iii A secondary access point could be provided from Roberts Road to the east of the site,
and Riga Court to the west of the site, if required.
iv A new road (Laughton Rise) is proposed to be constructed along the southern
boundary of the subject site. It is recognised that this road could potentially provide
further access connections to the proposed development.
v The full development of the site following rezoning is expected to generate up to 210
and 2,100 vehicle movements during the peak and daily periods respectively.
vi There is adequate capacity in the surrounding network to cater for the traffic
generated by the development of the site following the rezoning, and no mitigation
measures are required.
vii It is recommended that the internal design of the site be in accordance with Clause
56.06 of the Latrobe Planning Scheme.
viii The internal road network should be designed to be capable of accommodating
Council’s typical waste collection vehicle.
ix The proposed development should be designed so that the internal road network does
not prejudice emergency vehicle access to any part of the subject site.
Appendix A
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment
Ap
pe
nd
ix A
Appendix A
Existing Condition SIDRA Intersection Results
LANE SUMMARY
Site: AM Peak Hour - Existing Conditions
Glendonald Road & Churinga DriveGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %East: Glendonald Road
Lane 1 27 2.0 1861 0.015 100 0.3 LOS A 0.1 0.5 Full 500 0.0 0.0
Approach 27 2.0 0.015 0.3 NA 0.1 0.5
North: Churinga Drive
Lane 1 11 2.0 1254 0.008 100 4.7 LOS A 0.0 0.2 Full 500 0.0 0.0
Approach 11 2.0 0.008 4.7 LOS A 0.0 0.2
West: Glendonald Road
Lane 1 25 2.0 1819 0.014 100 3.8 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 25 2.0 0.014 3.8 NA 0.0 0.0
Intersection 63 2.0 0.015 2.4 NA 0.1 0.5
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:25:16 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Glendonald Road & Churinga Drive.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Existing Conditions
Glendonald Road & Churinga DriveGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %East: Glendonald Road
Lane 1 15 2.0 1852 0.008 100 0.6 LOS A 0.0 0.3 Full 500 0.0 0.0
Approach 15 2.0 0.008 0.6 NA 0.0 0.3
North: Churinga Drive
Lane 1 7 2.0 1263 0.006 100 4.7 LOS A 0.0 0.1 Full 500 0.0 0.0
Approach 7 2.0 0.006 4.7 LOS A 0.0 0.1
West: Glendonald Road
Lane 1 40 2.0 1840 0.022 100 2.2 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 40 2.0 0.022 2.2 NA 0.0 0.0
Intersection 62 2.0 0.022 2.1 NA 0.0 0.3
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:25:39 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Glendonald Road & Churinga Drive.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: AM Peak Hour - Existing Conditions
Monash Way & Glendonald RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Monash Way
Lane 1 252 4.9 1899 0.132 100 0.4 LOS A 0.7 5.4 Full 500 0.0 0.0
Approach 252 4.9 0.132 0.4 NA 0.7 5.4
East: Glendonald Road
Lane 1 38 2.0 598 0.063 100 9.9 LOS A 0.2 1.7 Full 500 0.0 0.0
Approach 38 2.0 0.063 9.9 LOS A 0.2 1.7
North: Monash Way
Lane 1 20 2.0 1850 0.011 100 7.9 LOS A 0.0 0.0 Short 90 0.0 0.0
Lane 2 43 5.0 1908 0.023 100 0.0 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 63 4.1 0.023 2.5 NA 0.0 0.0
Intersection 353 4.4 0.132 1.8 NA 0.7 5.4
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:20:36 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Monash Way & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Existing Conditions
Monash Way & Glendonald RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Monash Way
Lane 1 127 4.8 1865 0.068 100 1.3 LOS A 0.4 3.0 Full 500 0.0 0.0
Approach 127 4.8 0.068 1.3 NA 0.4 3.0
East: Glendonald Road
Lane 1 27 2.0 855 0.032 100 8.8 LOS A 0.1 0.9 Full 500 0.0 0.0
Approach 27 2.0 0.032 8.8 LOS A 0.1 0.9
North: Monash Way
Lane 1 39 2.0 1850 0.021 100 7.9 LOS A 0.0 0.0 Short 90 0.0 0.0
Lane 2 224 5.0 1908 0.117 100 0.0 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 263 4.6 0.117 1.2 NA 0.0 0.0
Intersection 418 4.5 0.117 1.7 NA 0.4 3.0
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:20:39 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Monash Way & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: AM Peak Hour - Existing Conditions
Glendonald Road & Northways RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Glendonald Road
Lane 1 28 2.0 1940 0.015 100 1.0 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 28 2.0 0.015 1.0 NA 0.0 0.0
North: Northways Road
Lane 1 8 2.0 1819 0.005 100 3.4 LOS A 0.0 0.2 Full 500 0.0 0.0
Approach 8 2.0 0.005 3.4 NA 0.0 0.2
West: Glendonald Road
Lane 1 19 2.0 1563 0.012 100 7.0 LOS A 0.0 0.3 Full 500 0.0 0.0
Approach 19 2.0 0.012 7.0 LOS A 0.0 0.3
Intersection 56 2.0 0.015 3.4 NA 0.0 0.3
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:29:20 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Northways Road & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Existing Conditions
Glendonald Road & Northways RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Glendonald Road
Lane 1 11 2.0 1945 0.005 100 0.7 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 11 2.0 0.005 0.7 NA 0.0 0.0
North: Northways Road
Lane 1 36 2.0 1839 0.019 100 3.1 LOS A 0.1 0.7 Full 500 0.0 0.0
Approach 36 2.0 0.019 3.1 NA 0.1 0.7
West: Glendonald Road
Lane 1 17 2.0 1368 0.012 100 6.9 LOS A 0.0 0.3 Full 500 0.0 0.0
Approach 17 2.0 0.012 6.9 LOS A 0.0 0.3
Intersection 63 2.0 0.019 3.7 NA 0.1 0.7
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:30:07 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Northways Road & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
Appendix B
14M1987000 23/07/14
Crown Allotments 39 and 39A Section A, Glendonald Road, Churchill Issue: A
Transport Impact Assessment
Ap
pe
nd
ix B
Appendix B
Post Development Conditions SIDRA Intersection
Results
LANE SUMMARY
Site: AM Peak Hour - Post Development Conditions
Glendonald Road & Churinga DriveGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %East: Glendonald Road
Lane 1 36 2.0 1860 0.019 100 0.4 LOS A 0.1 0.7 Full 500 0.0 0.0
Approach 36 2.0 0.019 0.4 NA 0.1 0.7
North: Churinga Drive
Lane 1 15 2.0 1192 0.012 100 4.9 LOS A 0.0 0.3 Full 500 0.0 0.0
Approach 15 2.0 0.012 4.9 LOS A 0.0 0.3
West: Glendonald Road
Lane 1 78 2.0 1832 0.043 100 2.8 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 78 2.0 0.043 2.8 NA 0.0 0.0
Intersection 128 2.0 0.043 2.4 NA 0.1 0.7
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:26:02 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Glendonald Road & Churinga Drive.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Post Development Conditions
Glendonald Road & Churinga DriveGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %East: Glendonald Road
Lane 1 41 2.0 1862 0.022 100 0.4 LOS A 0.1 0.8 Full 500 0.0 0.0
Approach 41 2.0 0.022 0.4 NA 0.1 0.8
North: Churinga Drive
Lane 1 21 2.0 1187 0.018 100 4.9 LOS A 0.1 0.4 Full 500 0.0 0.0
Approach 21 2.0 0.018 4.9 LOS A 0.1 0.4
West: Glendonald Road
Lane 1 66 2.0 1840 0.036 100 2.2 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 66 2.0 0.036 2.2 NA 0.0 0.0
Intersection 128 2.0 0.036 2.1 NA 0.1 0.8
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:26:22 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Glendonald Road & Churinga Drive.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: AM Peak Hour - Post Development Conditions
Monash Way & Glendonald RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Monash Way
Lane 1 259 4.8 1888 0.137 100 0.7 LOS A 0.8 5.7 Full 500 0.0 0.0
Approach 259 4.8 0.137 0.7 NA 0.8 5.7
East: Glendonald Road
Lane 1 161 2.0 902 0.179 100 8.7 LOS A 0.7 5.3 Full 500 0.0 0.0
Approach 161 2.0 0.179 8.7 LOS A 0.7 5.3
North: Monash Way
Lane 1 43 2.0 1850 0.023 100 7.9 LOS A 0.0 0.0 Short 90 0.0 0.0
Lane 2 43 5.0 1908 0.023 100 0.0 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 86 3.5 0.023 3.9 NA 0.0 0.0
Intersection 506 3.7 0.179 3.8 NA 0.8 5.7
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:20:42 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Monash Way & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Post Development Conditions
Monash Way & Glendonald RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Monash Way
Lane 1 151 4.4 1736 0.087 100 2.7 LOS A 0.5 3.9 Full 500 0.0 0.0
Approach 151 4.4 0.087 2.7 NA 0.5 3.9
East: Glendonald Road
Lane 1 89 2.0 797 0.112 100 9.4 LOS A 0.4 3.1 Full 500 0.0 0.0
Approach 89 2.0 0.112 9.4 LOS A 0.4 3.1
North: Monash Way
Lane 1 108 2.0 1850 0.059 100 7.9 LOS A 0.0 0.0 Short 90 0.0 0.0
Lane 2 224 5.0 1908 0.117 100 0.0 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 333 4.0 0.117 2.6 NA 0.0 0.0
Intersection 573 3.8 0.117 3.7 NA 0.5 3.9
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:20:44 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Monash Way & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: AM Peak Hour - Post Development Conditions
Glendonald Road & Northways RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Glendonald Road
Lane 1 31 2.0 1934 0.016 100 1.4 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 31 2.0 0.016 1.4 NA 0.0 0.0
North: Northways Road
Lane 1 15 2.0 1776 0.008 100 4.8 LOS A 0.0 0.3 Full 500 0.0 0.0
Approach 15 2.0 0.008 4.8 NA 0.0 0.3
West: Glendonald Road
Lane 1 54 2.0 1511 0.036 100 7.0 LOS A 0.1 1.0 Full 500 0.0 0.0
Approach 54 2.0 0.036 7.0 LOS A 0.1 1.0
Intersection 99 2.0 0.036 5.0 NA 0.1 1.0
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:30:30 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Northways Road & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Post Development Conditions
Glendonald Road & Northways RoadGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Glendonald Road
Lane 1 16 2.0 1916 0.008 100 2.8 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 16 2.0 0.008 2.8 NA 0.0 0.0
North: Northways Road
Lane 1 56 2.0 1801 0.031 100 4.4 LOS A 0.1 1.0 Full 500 0.0 0.0
Approach 56 2.0 0.031 4.4 NA 0.1 1.0
West: Glendonald Road
Lane 1 34 2.0 1415 0.024 100 6.9 LOS A 0.1 0.6 Full 500 0.0 0.0
Approach 34 2.0 0.024 6.9 LOS A 0.1 0.6
Intersection 105 2.0 0.031 5.0 NA 0.1 1.0
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:30:55 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Northways Road & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: AM Peak Hour - Post Development
Proposed Site Access & Glendonald Road IntersectionGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Site Access
Lane 1 177 2.0 1424 0.124 100 4.8 LOS A 0.5 3.6 Full 500 0.0 0.0
Approach 177 2.0 0.124 4.8 LOS A 0.5 3.6
East: Glendonald Road
Lane 1 49 2.0 1898 0.026 100 1.9 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 49 2.0 0.026 1.9 NA 0.0 0.0
West: Glendonald Road
Lane 1 51 2.0 1797 0.028 100 3.2 LOS A 0.1 1.0 Full 500 0.0 0.0
Approach 51 2.0 0.028 3.2 NA 0.1 1.0
Intersection 277 2.0 0.124 4.0 NA 0.5 3.6
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:34:19 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Proposed Site Access & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
LANE SUMMARY
Site: PM Peak Hour - Post Development
Proposed Site Access & Glendonald Road IntersectionGiveway / Yield (Two-Way)
Lane Use and Performance
Demand Flows 95% Back of QueueCap.
Deg.Satn
LaneUtil.
AverageDelay
Level ofService
Lane Config
Lane Length
Cap.Adj.
Prob. Block.Total HV Veh Dist
veh/h % veh/h v/c % sec m m % %South: Site Access
Lane 1 88 2.0 1397 0.063 100 4.8 LOS A 0.2 1.7 Full 500 0.0 0.0
Approach 88 2.0 0.063 4.8 LOS A 0.2 1.7
East: Glendonald Road
Lane 1 60 2.0 1861 0.032 100 4.7 LOS A 0.0 0.0 Full 500 0.0 0.0
Approach 60 2.0 0.032 4.7 NA 0.0 0.0
West: Glendonald Road
Lane 1 116 2.0 1758 0.066 100 4.2 LOS A 0.3 2.3 Full 500 0.0 0.0
Approach 116 2.0 0.066 4.2 NA 0.3 2.3
Intersection 264 2.0 0.066 4.5 NA 0.3 2.3
Level of Service (LOS) Method: Delay (HCM 2000).
Lane LOS values are based on average delay per lane.
Minor Road Approach LOS values are based on average delay for all lanes.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road lanes.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
Processed: Thursday, 10 July 2014 12:34:50 PMSIDRA INTERSECTION 6.0.22.4722
Copyright © 2000-2014 Akcelik and Associates Pty Ltdwww.sidrasolutions.com
Project: P:\14M1900-1999\14M1987000 Glendonald Road, Churchill - Rezoning\Modelling\SIDRA 6\140704sid-14M1987000-Proposed Site Access & Glendonald Road.sip68000056, GTA CONSULTANTS, NETWORK / Enterprise
www.gta.com.au
Melbourne
A Level 25, 55 Collins Street
PO Box 24055
MELBOURNE VIC 3000
P +613 9851 9600
F +613 9851 9610
Canberra
A Unit 4, Level 1, Sparta Building, 55 Woolley Street
PO Box 62
DICKSON ACT 2602
P +612 6243 4826
F +612 6243 4848
Townsville
A Level 1, 25 Sturt Street
PO Box 1064
TOWNSVILLE QLD 4810
P +617 4722 2765
F +617 4722 2761
Sydney
A Level 6, 15 Help Street
CHATSWOOD NSW 2067
PO Box 5254
WEST CHATSWOOD NSW 1515
P +612 8448 1800
F +612 8448 1810
Adelaide
A Suite 4, Level 1, 136 The Parade
PO Box 3421
NORWOOD SA 5067
P +618 8334 3600
F +618 8334 3610
Brisbane
A Level 4, 283 Elizabeth Street
BRISBANE QLD 4000
GPO Box 115
BRISBANE QLD 4001
P +617 3113 5000
F +617 3113 5010
Gold Coast
A Level 9, Corporate Centre 2
Box 37
1 Corporate Court
BUNDALL QLD 4217
P +617 5510 4800
F +617 5510 4814
appendix 5 service infrastructure report
Junction Road Partnership Glendonald Road, Churchill
Infrastructure Servicing Report
July 2014
GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705| i
This report: has been prepared by GHD for Junction Road Partnership and may only be used and relied on by Junction Road Partnership for the purpose agreed between GHD and the Junction Road Partnership as set out in section 1.1 of this report.
GHD otherwise disclaims responsibility to any person other than Junction Road Partnership arising in connection with this report. GHD also excludes implied warranties and conditions, to the extent legally permissible.
The services undertaken by GHD in connection with preparing this report were limited to those specifically detailed in the report and are subject to the scope limitations set out in the report.
The opinions, conclusions and any recommendations in this report are based on conditions encountered and information reviewed at the date of preparation of the report. GHD has no responsibility or obligation to update this report to account for events or changes occurring subsequent to the date that the report was prepared.
The opinions, conclusions and any recommendations in this report are based on assumptions made by GHD described in this report (refer section 1.3 of this report). GHD disclaims liability arising from any of the assumptions being incorrect.
GHD has prepared this report on the basis of information provided by Junction Road Partnership, relevant utility authorities and others who provided information to GHD (including Government authorities), which GHD has not independently verified or checked beyond the agreed scope of work. GHD does not accept liability in connection with such unverified information, including errors and omissions in the report which were caused by errors or omissions in that information.
GHD has not been involved in the preparation of the Planning Scheme Amendment and has had no contribution to, or review of the Planning Scheme Amendment other than in the Infrastructure Servicing Report. GHD shall not be liable to any person for any error in, omission from, or false or misleading statement in, any other part of the Planning Scheme Amendment.
ii | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
Executive summary GHD has been engaged by Junction Road Partnership to prepare an Infrastructure Servicing
Report for an approximately 49.0 hectare parcel of land in Glendonald Road, Churchill. This
report will provide support for the Planning Scheme Amendment Application to rezone the land
from Rural Living Zone 4 to Low Density Residential.
The sizing of the lots within the Low Density Residential Zone is dependent upon the site’s
ability to be serviced by a reticulated sewer network and Gippsland Water approval. There are
sewer assets within the vicinity of the proposed development, which suggests the development
(or at least a portion of it) is serviceable by sewer.
This report also looked at the ability of the site to be serviced by water, stormwater, power,
telecommunications and gas, and it was found that each utility was present. Depending on the
capacity of each service, upgrades may be required in order to service a future development on
the site.
This report is subject to, and must be read in conjunction with, the limitations set out in section
1.3 and the assumptions and qualifications contained throughout the Report.
GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705| iii
Table of contents 1. Introduction..................................................................................................................................... 5
1.1 Purpose of this report........................................................................................................... 5
1.2 Scope ................................................................................................................................... 5
1.3 Assumptions ........................................................................................................................ 5
2. Site Description .............................................................................................................................. 6
3. Sewer Mains .................................................................................................................................. 7
3.1 Existing Sewerage Conditions ............................................................................................. 7
3.2 Service Constraints/Impacts ................................................................................................ 7
4. Stormwater ..................................................................................................................................... 9
4.1 Existing Stormwater Drainage Conditions ........................................................................... 9
4.2 Service Constraints/Impacts ................................................................................................ 9
5. Water Supply Mains ..................................................................................................................... 11
5.1 Existing Water Mains Conditions ....................................................................................... 11
5.2 Service Constraints/Impacts .............................................................................................. 11
6. Gas Mains .................................................................................................................................... 12
6.1 Existing Gas Main Conditions ............................................................................................ 12
6.2 Service Constraints/Impacts .............................................................................................. 12
7. Power ........................................................................................................................................... 13
7.1 Existing Power Conditions ................................................................................................. 13
7.2 Service Constraints/Impacts .............................................................................................. 13
8. Telecommunications .................................................................................................................... 14
8.1 Existing Telecommunications Conditions .......................................................................... 14
8.2 Service Constraints/Impacts .............................................................................................. 14
9. National Broadband Network ....................................................................................................... 15
9.1 Existing NBN Conditions .................................................................................................... 15
9.2 Service Constraints/Impacts .............................................................................................. 15
10. Road connections ........................................................................................................................ 15
11. Conclusion/Recommendations .................................................................................................... 16
12. References ................................................................................................................................... 17
Figure index
Figure 1 Site locality plan ......................................................................................................................... 6
Figure 2 Sewer services ........................................................................................................................... 7
Figure 3 Overland flow path and legal points of discharge ...................................................................... 9
Figure 4 Designated Waterways ............................................................................................................ 10
iv | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
Figure 5 Water services ......................................................................................................................... 11
Figure 6 Gas services ............................................................................................................................ 12
Figure 7 Power services ......................................................................................................................... 13
Figure 8 Telecommunications services .................................................................................................. 14
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 5
1. Introduction GHD has been engaged by Junction Road Partnership to prepare an Infrastructure Servicing
Report for the property in Glendonald Road, Churchill. The land is currently zoned as a Rural
Living Zone (RLZ4), and will be subject to a Planning Scheme Amendment aimed at modifying
the zoning to a Low Density Residential Zone (LDRZ).
1.1 Purpose of this report
The purpose of this report is to review the existing services infrastructure and document the
findings and detail the requirements necessary to service the parcel of land located at
Glendonald Road, Churchill.
This Report will provide supporting information for the Planning Scheme Amendment to rezone
the land from a Rural Living Zone (RLZ4) to a Low Density Residential Zone (LDRZ).
1.2 Scope
The report will review the existing services of sewer, water, stormwater, electricity, gas,
telecommunications and the national broadband network to identify the adequacy of the existing
infrastructure to provide for the proposed development and to report on the findings and any
required upgrades to service the development
1.3 Assumptions
This report has been undertaken as a desk top study only and no proving of services on site
has been carried out to verify the existence, location or condition of the assets. The information
on existing assets has been obtained from the utility authorities’ advice, and they have given no
guarantee on the accuracy of the data supplied.
Within the report, the capacity of the existing services to cope with additional demand from the
proposed development has not been verified.
Due to the absence of a conceptual subdivision layout, only general requirements have been
assessed in the ability for the property to be serviced. Additional specific assumptions have
been stated in the report.
6 | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
2. Site Description The subject site is located in Glendonald Road, Churchill. The approximately 49.0 hectare
parcel of land is bound by Glendonald Road to the north, residential housing to the east and
west, and a vacant parcel of land to the south. The Site Locality Plan is presented in Figure 1
below.
Figure 1 Site locality plan
(Map from Land Vic, State Government of Victoria)
The site is currently a vacant parcel of land zoned within the Rural Living Zone 4. Surrounding
the site are properties zoned within Rural Living Zone 3 and Residential 1 Zone.
Without completing a detailed survey, it appears the land has a high point on the south side,
and slopes towards the north and east.
N SITE LOCATION
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 7
3. Sewer Mains 3.1 Existing Sewerage Conditions
Gippsland Water has advised that there are three existing sewer networks within the vicinity of
the site:
1. A 150 mm sewer main heading south on Monash Way, then turning east on Glendonald
Road and terminating at 10 Glendonald Road.
2. A 150 mm main heading east in an easement at the back of the properties of 1-45
Glendonald Road, crossing Churinga Drive and terminating at 4 Churinga Drive.
3. A 225 mm main running north through the intersection of Glendonald Road and
Haverbrack Crescent.
The red lines in Figure 2 below shows this information visually.
Figure 2 Sewer services
(Gippsland Water 2014)
3.2 Service Constraints/Impacts
The ability to service the development with reticulated sewer directly impacts the size and
number of lots that the developer can achieve. As per the Latrobe Planning Scheme (2014), a
Low Density Residential Zone (LDRZ) requires:
Lots without reticulated sewerage to be at least 0.4 hectares.
Lots with reticulated sewerage to be at least 0.2 hectares.
1. Glendonald Road 2. Churinga Drive
3. Intersection Glendonald Road & Haverbrack Crescent
8 | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
Gippsland Water has advised that the proposed site is outside of the existing sewerage district,
as per Churchill’s Structure Plan published in 2007. Therefore the allowance of the extension of
the sewerage network, and hence the sewer servicing for the site, will be dependent upon
Gippsland Water Board approval. Gippsland Water have also advised that if the land is re-
zoned and approval is granted for the sewer extension, significant upgrades to downstream
sewer mains would be required at the developers cost.
If the Board was to approve the network extension, Gippsland Water has advised that there
would be some capacity to connect to the existing sewer mains. Without the benefit of a
preliminary master plan for the proposed subdivision, Gippsland Water have been able to
advise that the closest main that may have additional capacity is located at the intersection of
Glendonald Road and Haverbrack Crescent. Without verifying the invert levels of the existing
sewer on site, Gippsland Water can only estimate that if the existing 225 mm main was at a
grade of 1:150 it would have the capacity for an additional 176 connections.
Gippsland Water has also advised that the mains to the immediate north of the subject site
(identified as sewers 1 and 2 in Figure 2 above) do not have any additional capacity to service
any additional lots.
Based on the advice received from Gippsland Water, the proposed development will need to
gain approval from the Gippsland Water Board to extend the sewer network. If approval is
granted, the site would be able to be serviced by sewer, however the additional capacity of the
existing network is unable to be accurately estimated without further investigation.
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 9
4. Stormwater 4.1 Existing Stormwater Drainage Conditions
Within the vicinity of the subject site, Glendonald Road is a two lane, two way sealed rural road
with table drains constructed on both sides. On the site specifically, there are four constructed
dams which capture overland flow.
From the limited contour information that is available, the property falls from the high point at the
south, to the low point at the east at Glendonald Road. There is an overland flow path from the
south end of the property which enters a dam on the site, and overflows through 16 Wongan
Crescent and between 1 and 3 Roberts Road before continuing down Wongan Crescent. The
red arrows in Figure 3 below depict this visually.
Figure 3 Overland flow path and legal points of discharge
(Map from Land Vic, State Government of Victoria)
4.2 Service Constraints/Impacts
Latrobe City Council has advised that there are thee legal points of discharge (LPOD) for the
proposed development;
1. The north west LPOD is to the table drain in Glendonald Road,
2. The east LPOD is to the designated waterway (DW1 as per Figure 4) that flows through
Wongan Crescent, to Eel Hole Creek and eventuates at Lake Hyland,
3. The south west LPOD is to the designated waterway (DW2 as per Figure 4) that flows
across Monash Way to a dam within 760 Hazelwood Estate Road.
LPOD 1
LPOD 3
LPOD 2
10 | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
Figure 3 above displays the three different points of discharge shown as circles with their
corresponding catchment areas, and Figure 4 below shows the two designated waterways
discussed, designated waterway 1 (DW 1) and designated waterway 2 (DW 2).
Any connection to these designated waterways will require approval from the West Gippsland
Catchment Management Authority, and will need to be assessed for their suitability. The post-
development flows resulting from the proposed subdivision will likely need to be limited to the
pre-development flows through on-site detention, especially to protect the current designated
waterways.
Latrobe City Council has advised that the four dams located on the site are able to be filled,
however permission will need to be granted from the West Gippsland Catchment Management
Authority if there is a change in the current designated waterway.
Figure 4 Designated Waterways
(Map from Land Vic, State Government of Victoria)
DW 2
DW 1
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 11
5. Water Supply Mains 5.1 Existing Water Mains Conditions
Gippsland Water has advised that there is a water main running the length of Glendonald Road.
The pipe is 100 mm PVC and follows the north side of Glendonald Road from the west until it
reaches Churinga Drive where it crosses the road and follows the south side of Glendonald
Road, closest to the subject site.
There is also a 100 mm PVC water main pipe along the length of Roberts Road, and half the
length of Riga Court.
Figure 5 below represents the above information graphically, with the green lines showing the
water mains described.
Figure 5 Water services
(Gippsland Water 2014)
5.2 Service Constraints/Impacts
The proposed development can be serviced by the existing mains stated above; however an
upgrade may be needed. Once a subdivision plan has been created, a more accurate estimate
can be made.
Glendonald Road
Roberts Road
Churinga Drive
12 | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
6. Gas Mains 6.1 Existing Gas Main Conditions
APA Group have advised that there is an existing 63 mm gas main located on the northern side
of Glendonald Road until it reaches Churinga Drive from the west, and a 40 mm gas main also
on the northern side of Glendonald Road up until 55 Glendonald Road from the east. In
addition to these, there is also a 40 mm gas main down the length of the north side of Roberts
Road. Figure 6 below shows the locations of the gas services.
Figure 6 Gas services
(APA Group 2014)
6.2 Service Constraints/Impacts
There are two possibilities for connecting gas to the site:
The existing 40 mm main in Roberts Road terminates at 6 Roberts Road where the road
terminates, suggesting that a future connection was allowed for.
There are also the 63 mm or 40 mm gas mains in Glendonald Road which have the ability
to service the site.
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 13
7. Power 7.1 Existing Power Conditions
SP AusNet has advised that there are power assets within the vicinity of the subject site. In
Glendonald Road, there are high and low voltage underground cables from Monash Way to
Churinga Drive. In addition, from Churinga Drive westward on Glendonald Road there is a high
voltage overhead line. Roberts Road and Riga Court also have a low voltage underground
cable terminating at 4 Roberts Road and 31 Riga Court, respectively, which could possibly be
utilised.
Within the boundaries of the property, SP AusNet has advised that there is a high voltage
overhead power line running east-west through the centre, as shown in Figure 7 below.
Figure 7 Power services
(SP AusNet 2014)
7.2 Service Constraints/Impacts
There are enough power assets surrounding the site to allow the development to be serviced
with electricity. The high voltage overhead line however, provides a number of constraints for
the development, which have three alternatives to be overcome:
1. The overhead power line could be relocated underground, or
2. An easement may need to be created to restrict the vicinity of the buildings from the
power line, or,
3. The overhead power line could be relocated along a future road reserve.
Depending on the height of the power line, it may also create issues with clearances from
proposed properties and issues during construction.
14 | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
8. Telecommunications 8.1 Existing Telecommunications Conditions
Telstra have advised that there is an existing Telstra network within the vicinity of the subject
site. Telstra cabling runs along the length of Glendonald Road adjacent to the proposed
development, as well as being present in both Roberts Road and Riga Court. It can be seen
from Figure 8 below that there is an extensive network surrounding the property.
Figure 8 Telecommunications services
(Telstra 2014)
8.2 Service Constraints/Impacts
The development will have the ability to be serviced by Telstra communications assets.
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 15
9. National Broadband Network 9.1 Existing NBN Conditions
There is currently no NBN connection directly to the site, however the NBN Co have advised via
their website (nbnco.com.au 2014) that it is within a fixed wireless coverage area and is
therefore available.
9.2 Service Constraints/Impacts
Prior to connection with the wireless NBN network, a radio signal survey will need to be
conducted to ensure a high quality broadband service can be obtained.
10. Road connections Please refer to the traffic assessment report (compiled by others) for the future road connection
investigation.
16 | GHD | Report for Junction Road Partnership –Glendonald Road, Churchill, 31-31705
11. Conclusion/Recommendations This report has reviewed the existing services within the Glendonald Road, Churchill site to
assess the suitability of a proposed development. The information has been collected from the
relevant authorities to perform this assessment, and has considered the existing sewer, water,
stormwater, electricity, gas, telecommunications and national broadband network.
The report has been produced to support the Planning Scheme Amendment application to
rezone the land from Rural Living Zone (RLZ4) to Low Density Residential (LDRZ). Of
particular importance for this purpose is the ability of the site to be serviced by sewer, which is
dependent upon Gippsland Water’s approval.
Based on the above assessment of the capacity to service the proposed development at
Glendonald Road, Churchill, GHD advises that there are no significant issues that would
prevent the servicing of the site. However, the ability of the site to be serviced by sewer will
need to be further investigated with Gippsland Water to ensure that approval to extend the
sewer district is possible.
GHD | Report for Junction Road Partnership – Glendonald Road, Churchill, 31-31705 | 17
12. References APA Group, 2014, Dial before you dig response
Gippsland Water, 2014, Dial before you dig response
Interactive Map – Land Channel, 2014, Land Vic, Department of Environment and Primary
Industries, State Government of Victoria
Latrobe Planning Scheme, 30 May 2014, Department of Transport, Planning and Local
Infrastructure, State Government of Victoria
NBN Co, 2014, http://www.nbnco.com.au/connect-home-or-business/check-your-address.html
SP AusNet, 2014, Dial before you dig response
Telstra, 2014, Dial before you dig response
GHD
Level 2, 45 Brougham Street, Geelong VIC, 3220 T: +61 3 5273 1800 F: +61 3 5273 1801 E: [email protected]
© GHD 2014
The document may only be used for the purpose for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited.
G:\31\31705\WP\GHD Report.docx
Document Status
Rev No.
Author Reviewer Approved for Issue Name Signature Name Signature Date
0 L Friend D Mapleson
C Leonard
03/07/14
1 L Friend D Mapleson
C Leonard
18/07/14
2 L Friend D Mapleson
C Leonard
23/07/14
www.ghd.com
appendix f land capability assessment
Land Capability Assessment, Onsite Wastewater Management Plan and Concept System Designs for
Proposed Rezoning Glendonald Road
Churchill
December 2014
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 2
Important Notes:
The author, Strata Geoscience and Environmental, gives permission for this report to
be copied and distributed to interested parties only if it is reproduced in colour and in
full including all appendicies. No responsibility is taken for the contents and
recommendations of this report if it is not reproduced as requested.
Strata Geoscience and Environmental reserves the right to submit this report to the
relevant regulatory agencies where it has a responsibility to do so.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 3
TableOfContentsExecutiveSummary .......................................................................................................... 4
1.IntroductionandBackground ................................................................................. 51.1PurposeofReport ............................................................................................................... 61.2Background........................................................................................................................... 61.3Codes,GuidelinesandStandardsReferenced ........................................................... 6
2.DescriptionoftheProposedDevelopment ......................................................... 73.SoilAssessmentandConstraints ..........................................................................113.1PublishedSoilInformation............................................................................................113.2SoilClassificationandPhysicalProperties ..............................................................123.3SoilChemicalProperties ................................................................................................133.4SoilPermeability ...............................................................................................................13
4.LandCapabilityAssessmentMatrix.....................................................................14
5.ProposedOnsiteWastewaterSystemConceptDesignsandManagementPlan.......................................................................................................................................165.1GeneralSystemRecommendations ............................................................................165.2OnsiteWastewaterFlowandLandApplicationAreaModelling.......................165.2.1FlowandLandApplicationAreaRequirement.............................................................165.2.2WaterBalanceandLandApplicationAreaModelling ...............................................175.2.3NutrientBalanceandLandApplicationAreaModelling ..........................................175.2.4Mound/Bed/TrenchAreaSizing .........................................................................................185.2.5WastewaterBOD ........................................................................................................................185.2.6AlternativeLoadingsandLAAModelling ........................................................................18
5.3ProposedSystemConceptDesigns..............................................................................185.3.1TreatmentSystems ...................................................................................................................185.3.2LandApplicationAreas ...........................................................................................................195.3.3ProvisionofAdequateSetbackDistancesandReserveArea..................................19
5.4Monitoring,OperationandMaintenance..................................................................195.5StormwaterManagement...............................................................................................20
6.ConclusionsandFurtherRecommendations ...................................................22
7.References ....................................................................................................................24
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 4
ExecutiveSummary Strata Geoscience and Environmental Pty Ltd was commissioned to perform a
Planning Stage Land Capability Site Reconnaissance and Onsite Wastewater
System Concept Designs for a proposed rezoning of land at Glendonald Road
Churchill “the site”.
The investigation involved desktop research, field reconnaissance,
geotechnical drilling, permeability testing and soil sampling for laboratory
chemical analysis.
The investigation has found that secondary treatment of effluent with onsite
disposal are suitable concept designs to support the rezoning application.
Suitable systems include:
• Approved commercially available AWTS system with minimum daily
flow capacity of 1500L.
OR:
• Min 4000L dual purpose septic tank with outlet filter
• Min 22m2 gravity dosed EPA endorsed sand filter (for 5 bed dwelling)
• Min 1000L pump well
Suitable land application area concept designs include:
• Min 889 m2 of subsurface irrigation with appropriate buffer zones
OR
• Min 90m2 trench/bed basal area.
• Provision for 50% reserve area (must remain free from development)
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 5
The investigation has found that the nominated land application area (LAA)
derived from the water balance method is large given low permeability
subsoils and high rainfall with low evaporation throughout the winter months.
However given the minimum lot size of 0.4 Ha this investigation has
concluded that:
• Adequate land area is available for sustainable long term land
application of wastewater from residential dwellings, given the
proposed rezoning.
• If the prescriptions of this report are followed the likely human
and environmental health risks associated with effluent disposal
over the site is low.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 6
1. IntroductionandBackground
1.1PurposeofReport It is the objective of this report to assess the ability of the land to be used for
sustainable on-site domestic wastewater management systems given a
rezoning from RLZ4 (min Lot size = 4 Ha) to LDRZ (min Lot size = 0.4 Ha).
1.2Background The proponent, Comdev Pty Ltd, has engaged Strata Geoscience &
Environmental Pty Ltd to conduct a Land Capability Assessment based upon
a request from Latrobe City Council. The proponent is seeking to rezone the
subject land for the purpose of creating a low density residential subdivision
with a minimum lot size of 0.4 Ha.
1.3Codes,GuidelinesandStandardsReferenced The investigation with reference to the following documents:
1. EPA Victoria (2013) Code of Practice for Onsite Wastewater Management
2. Australian Standard AS1547-2012 Onsite Wastewater Management
The investigation also follows the principles outlined in:
1. MAV & DSE 2006 (as amended) Model LCA Report
2. AS1726-1993 Geotechnical Site Investigations.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 7
2.DescriptionoftheProposedDevelopment
Table 1 Site Description
Site Address Glendonald Road Churchill Owner/Developer/Agent Comdev Pty Ltd Address PO Box 755 Sale 3850 Authorities: Council Area Latrobe City Water Supply Gippsland Water Sewage Gippsland Water CMA West Gippsland Catchment
Management Authority Zoning RLZ4 Proposed Allotment Size 0.4 Ha approx Proposed Domestic Water Supply Onsite roof water collection Anticipated Wastewater Load 1080 L/D (See Section 6) Availability of Sewer Unsewered and unlikely to be
unsewered in mid term 3. Key Property Features S Nielsen (MEngSc, CPSS-2) undertook a site investigation on 2 December
2014. A range of soil and landscape features were assessed for their
potential to impact upon land application area siting and level of wastewater
treatment required over the site. Figures 1 &2 give locality and site plans
respectively whilst Table 2 summarises key features as in relation to effluent
management over the site.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 8
Figure 1 Locality Plan
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 9
Figure 2 Aerial Plan
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 10
Table 2 Site Features Climate The nearest weather station with long term data is the TRARALGON
CREEK Station with a mean annual rainfall of 789.5 mm (BOM 2013) and no evaporation data. LATROBE STATION has the closest evaporation data. The region has a near Mediterranean climate with maximum temperatures and minimum rainfall in the summer.
Exposure The site is relatively unshielded with exposure to winds which predominate from the NW/SW directions
Vegetation Improved Pasture, Remnant Natives
Landform Undulating Hillslopes and Flats
Slope Slight to moderate slopes
Fill No fill evident
Rocks and Rock Outcrops
None evident
Erosion Potential None observed
Surface Water Several Dams on Titles. Hazelwood cooling pondage and Eel Hole Creek approx. 2km NE of site. Site not in a water catchment
Flood Potential <1:100 AEP
Site Drainage and Subsurface Drainage
The site is likely to receive significant run on and shows signs of springs/Dams or other areas of ephemeral subsurface water retention. Given clay subsoils ephemeral perched watertables may exist in some areas of the site.
Stormwater Run-on and Upslope Seepage
Run on from slopes to flatter areas. Drainage likely required
Groundwater • Permanent
Groundwater Table
Unknown, likely several metres below ground surface contained within fractured rock
• Perched Watertables
Flatter areas likely to suffer from seasonal perched water table given heavy clay subsoils
• Groundwater Quality
Unknown, possible high TSS and saline
Geology and Soils
• Site Geology Creataceous Sediments
• Soil Classification (Isbell)
Yellow, Brown and Grey Dermosols
Recommended Buffer Distances
Given the significant land area, all buffer distances as stipulated in EPA (2013) are achievable.
Available Land Application Area
There is surplus space to land application area requirements (including reserves).
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 11
3.SoilAssessmentandConstraints Soils have been assessed for their suitability for onsite wastewater
management through both desktop review and intrusive field investigation.
3.1PublishedSoilInformation Reconnaissance land system mapping carried out by DEPI (2003) at a scale
of 1:100,000, indicates the subject land is underlain by Yellow/Grey and
Brown Dermosols weathering from Cretaceous aged sediments.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 12
3.2SoilClassificationandPhysicalProperties Field investigation consisted of drilling 20 soil bores using a Dando Terrier
percussion drilling rig driving 50mm soil probes to 1.5m-2.0m (or refusal on
rock) with retrieval of undisturbed soil cores for logging, sampling and testing
for pH, EC and Emmerson Aggregate Class using a handheld meter to
measure 1:5 soil:water solutions.
Bore logs and soil permeability data/soil dispersion test results (where
relevant) are presented in Appendix 2/4.
With reference to the classification system of Isbell (2002) soils are classified
as Yellow and Brown Dermosols lacking strong textural contrast with
structured subsoils. Soils had gradual increases in texture with soils depth
grading to silty clays/clayey silts to approximately 1500mmbgs. Soils are
moderately structured and may show the existence of vertical macropores
throughout drier periods, significantly increasing their unsaturated hydraulic
conductivities. These soils will show a moderate cation exchange complex for
the absorption of nutrients, are non dispersive and a slightly acidic pH trend.
Table 3 Key Soil Characteristics of Proposed LAA Soil Depth (m) 2.0m+ (variable) Depth to Water Table (m) 2.5m+ Coarse Fragments (%) 0-5% Soil Permeability and Design Loading Rates
Approximately 0.1m/d DIR of 3mm/d suitable
Topsoils (A1-A3) Subsoils (B1-B3) Description Silty SAND (SM) Silty CLAY
(CL)/Clayey SILT (ML)
Soil Category (AS1547-2011)
2 5
DIR (mm/d)/DLR (L/D) (Secondary)
30/5 12/3
Indicative field pH 6.4 5.5 Indicative field EC 2.1 3.7
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 13
3.3SoilChemicalProperties Select soils across the site were sampled and analysed for Exchangeable
Cations, Exchangable Sodium, pH, Electrical Conductivity, CEC and
Emmerson Class. Full results and chain of custody is presented in Appendix
2. A summary is presented in Table 4 below.
Table 4 Summary of Key Soil Chemical Parameters Units BH4
(500) BH5 (500)
BH6 (1000)
BH 7 (1000)
Indicative Desirable Levels
Conductivity uS/cm 28 36 21 68 <300 Exchangeable Ca meq/100g 0.3 0.4 0.6 0.8 >1 Exchangeable Na meq/100g 0.3 0.8 0.2 0.8 <1 Exchangeable Mg meq/100g 1.3 3.4 1.2 4.1 >1.6 Exchangeable K meq/100g 0.1 0.1 0.1 0.1 >0.5 Ca:Mg units 0.12 0.12 0.50 0.19 2-4 pH units 6.7 6.4 6.5 5.9 5.5-7.5 CEC meq/100g 1.9 4.7 2.0 5.7 Sum>15 Exchangable Sodium Percentage
% 14 17 8.6 14 <5
Emmerson Class units 5 5 5 5 7-8 * Note Green shading indicates desirable levels for plant growth without soil amendment, Yellow indicates
suboptimal.
3.4SoilPermeability Soil permeability was measured using the constant head Talsma-Hallam
method in accordance with AS 1547:2011 and are presented in Table 5
below:
Table 5 Results of Field Permeability Testing (m/day)
1 2 3 4 5 6 7 Mean Location 1 0.12 0.07 0.18 0.07 0.04 0.11 0.17 0.11 Location 2 0.04 0.01 0.16 0.02 0.07 0.06 0.08 0.06 Location 3 0.17 0.18 0.20 0.11 0.09 0.160 0.18 0.15 Location 4 0.22 0.08 0.19 0.11 0.09 0.07 0.17 0.13 Location 5 0.09 0.04 0.01 0.07 0.02 0.08 0.09 0.06
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 14
4.LandCapabilityAssessmentMatrix
Referring to MAV & DSE (2006) and EPA Victoria Publication 746.1 Land
Capability Assessment (LCA) for Onsite Domestic Wastewater Management,
the following LCA assessment table has been produced for the site:
Table 5 Land Capability Assessment Matrix Land Features Very
Good (1) Good (2) Fair (3) Poor (4) Very
Poor (5) Site Class
General Characteristics Site Drainage No visible
signs of dampness
Moist soil, no standing water in pit/bore
Visible signs of dampness
Water ponding on surface
2
Runoff None Low Moderate High – need for diversionary structures
Very High – diversion not practical
3
Flood Levels Never <1 in 100 >1 in 100 to < 1 in 20
<1 in 20 1
Proximity to Watercourses
>60m <60m 3
Slope % 0-2 2-8 8-12 12-20 >20 3 Landslip No actual or
potential failure
Low potential for failure
High potential for failure
Present or past failure
3
Groundwater (seasonal depth, m)
>5 5-2.5 2.5-2.0 2.0-1.5 <1.5 3
Rock Outcrop (% of land surface)
0 <10% 10-20% 20-50% >50% 1
Erosion Potential No erosion potential
Minor Moderate High Severe Erosion Potential
3
Exposure High sun and wind exposure
Moderate Low sun and wind exposure
1
Landform Hillcrests, Convex side slopes and plains
Concave side slopes and footslopes
Floodplains and incised channels
3
Vegetation Type Turf and Pasture
Dense forest with little understorey
1
Average Rainfall (mm/yr)
<450 450-650 650-750 750-1000 >1000 4
Pan Evaporation (mm/yr)
>1500 1200-1500 1000-1250 <1000 3
Fill No fill Fill present 1
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 15
Table 5 Land Capability Assessment Matrix (cont)
Land Features
Very Good (1)
Good (2)
Fair (3) Poor (4) Very Poor (5)
Site Class
Soil Profile Characteristics Soil Permeability Category (AS1547-2012)
2 and 3 4 5 1&6 4
Profile Depth
>2 1.5-2.0 1.5-1 1-0.5 <0.5 2
Presence of Mottling
None Extensive 1
Coarse Fragments %
<10% 10-20% 20-40% >40% 1
pH
6-8 4.5-6 <4.5, >8 3
Emerson Test
4,6,8 5 7 2,3 1 4
Electrical Conductivity (dS/m)
<0.3 0,3-0.8 0.8-2 2-4 >4 3
Sodicity (ESP%) <3 6-8 8-14 >14 4
Overall Site Rating
The generalised land capability class for the site is between Rating 2-3. See
Section 6 for system recommendations.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 16
5.ProposedOnsiteWastewaterSystemConceptDesignsandManagementPlan
5.1GeneralSystemRecommendations Given the results of the LCA, the following recommendations are made for a
suitable wastewater treatment system:
• That secondary treatment of effluent with appropriate land application
design is suitable given low soil permeability and proximal waterbodies
(dams).
Adoption of designs considering these recommendations will limit the public
and environmental health risks associated with effluent treatment and disposal
over the site and provide for a sustainable long term solution to effluent
treatment and land application.
5.2OnsiteWastewaterFlowandLandApplicationAreaModelling
5.2.1FlowandLandApplicationAreaRequirement
The modelling below allows for the construction of a wastewater system to
service a 5 bedroom equivalent dwelling with provision for future mains water
availability and standard water savings fixtures and a design flow allowance
under EPAV 2013 of 180 L per person per day. Therefore the calculated
effluent flows and required disposal area is as follows:
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 17
As a result of these calculations, at least 360 m2 of area is required dispose of these flows on a
daily basis via subsurface irrigation
5.2.2WaterBalanceandLandApplicationAreaModelling Please refer to Appendix 2 for the water balance modelling for each lot based
upon VLCAF (2013). The nominated area method is used to calculate the area
required to balance all inputs and outputs, without the need for wet weather storage. As a
result of these calculations, at least 889 m2 of area is required to achieve zero wet weather
storage.
5.2.3NutrientBalanceandLandApplicationAreaModelling Please refer to Appendix 2 for the nutrient balance modelling (Nitrogen and
Phosphorus) for each lot based upon VLCAF (2013). The methodology aims to
ensure that the LAA is of sufficient size to ensure all nutrients from the applied effluent are
assimilated by soils and vegetation. As a result of these calculations, at least 358 m2 of area
is required to achieve sustainable assimilation of N and P over the nominated system design life.
BASED UPON THE ABOVE MODELLING THE MAXIMUM MODELLED LAA REQUIREMENT IS 889 m2 FOR SECONDARY TREATED EFFLUENT BASED UPON THE WATER BALANCE MODEL.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 18
5.2.4Mound/Bed/TrenchAreaSizing Based upon Trench/Bed Area Sizing Spreadsheet (EPA 2013) the modelled
loading would require 90 m2 of bed/mound basal area based upon loading
secondary treated effluent into Category 5 clays.
5.2.5WastewaterBOD Based upon a loading of 60 g BOD/person/day under EPAV 2013 maximum
daily influent BOD would be 360 g BOD/day.
5.2.6AlternativeLoadingsandLAAModelling Given that the water balance model produces the most conservative LAA, it
has been used to calculate the subsurface drip irrigation area for a range of
loadings based upon the “Number of bedrooms plus 1” model at
180L/person/day. Results are detailed in Table 6 below:
Table 6 LAA Requirement for Various Dwelling Sizes Number of Bedrooms Theoretical Loading
(L/day) Required LAA (m2 of irrigation)
3 720 593 4 900 741 5 1080 889 6 1260 1037 7 1440 1185
5.3ProposedSystemConceptDesigns
5.3.1TreatmentSystems Given the above modelling the following treatment system would be
appropriate:
• Min DN100 gravity fed sewer pipe
• Approved commercially available AWTS system with minimum daily
flow capacity of 1500L.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 19
OR:
• Min 4000L dual purpose septic tank with outlet filter
• Min 22m2 gravity dosed EPA endorsed sand filter (for 5 bed dwelling)
• Min 1000L pump well
5.3.2LandApplicationAreas
• Min 889 m2 of subsurface irrigation with appropriate buffer zones
OR:
• Min 90m2 trench/bed basal area.
• Provision for 50% reserve area (must remain free from development)
• Interceptor drainage where necessary
5.3.3ProvisionofAdequateSetbackDistancesandReserveArea Given the minimum land application areas modelled above combined with the
current development plan, setback distances complying with the minimum
requirements of EPA Vic (2013) are achievable (see Figure 2 and Appendix
4). Further more there is adequate room for the modelled reserve
requirements as modelled above.
5.4Monitoring,OperationandMaintenance It is imperative that regular servicing of the AWTS unit compliant with the
prescriptions of the manufacturer and Council permit occur.
To ensure that the treatment system functions adequately and provides
effective treatment and disposal of effluent over its design life, asset owners
have the following responsibilities:
• Suitably qualified maintenance contractors must be engaged to service
the AWTS every three months, as required by Council under the
approval to operate.
• Keep as much fat and oil out of the system as possible; and
• Conserve water.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 20
To ensure that the land application area (LAA) functions adequately and
provides effective treatment and disposal of effluent over its design life, asset
owners have the following responsibilities:
• Irrigation areas should be checked regularly to ensure that effluent is
draining freely, including flushing of irrigation lines and cleaning of
inline filters
• All vehicles, livestock and large trees should be excluded from around
the irrigation area.
• Low sodium/phosphorous based detergents should be used to increase
the service life of irrigation area.
• Regularly harvest (mow) vegetation within the LAA and remove this to
maximise uptake of water and nutrients;
• Not to erect any structures over the LAA;
• Ensure that the LAA is kept level by filling any depressions with good
quality topsoil (not clay).
Excessive surface dampness, smell or growth of vegetation around the LAA
may indicate sub-optimal performance and professional advice should be sort.
5.5StormwaterManagement Stormwater flows are to be captured and diverted around any land application
area. Given the variable slopes of the site combined with low permeability
clay soils, interceptor drainage or barrier diversion of stormwater or
surface/subsurface water will likely be required on a lot specific basis.
It is further recommended that:
• adequate capture and reticulation of stormwater to approved discharge
points is achieved
• rainwater capture be a part of the design of the future dwellings and
buildings, with the aim of supplying at least the toilet cisterns and
laundry with rainwater, with the excess rainwater from the tanks going
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 21
to a soak trench(es) appropriately sized via the Australian rainfall and
runoff method.
• An integrated communal stormwater management system following
water sensitive urban design principals be installed for the entire
proposed subdivision.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 22
6.ConclusionsandFurtherRecommendations In conclusion the following comments and recommendations are made:
• The LCA has found that the generalised capability rating is 2-3 and is
suitable for secondary effluent disposal.
• Given low permeability subsoils, the slope of some areas and proximity
to existing surface waters secondary treatment with subsurface
disposal is required.
• The maximum wastewater flow rate (MWWF) modelling shows that the
generated flows from the proposed 5 bedroom equivalent dwelling is
likely to be no more than 1080 L/day.
• Modelled flows will likely require a land application area comprising:
o Min 889 m2 of irrigation derived from the water balance
OR
o Min 90m2 trench/bed basal area
o Provision for min 50% reserve area (must remain free from
development)
• It is likely that peak flows associated with the modelled development on
each lot should be within the buffering capacity of proposed systems
both in terms of the system sizing as well as for their acceptance into
the disposal area.
• Given the proposed lot size of 0.4 ha adequate setback distances and
reserve provisions can be met.
• It is likely that bulk earthworks and drainage installation associated with
development proposal will alter conditions of the site and as a result the
recommendations of this report MUST be reconfirmed after these
works have occurred. Stormwater diversion or interceptor drain
installation may be appropriate at this time.
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 23
• If the prescriptions of this report are followed the likely human
and environmental health risks associated with effluent disposal
over the site is low.
S Nielsen MEngSc CPSS-2 Director Strata Geoscience and Environmental Pty Ltd P: 0413545358 E: [email protected] W: www.strataconsulting.com.au
LCA, Onsite Wastewater Management Plan and Concept System Designs for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01536. 15/01/2015 24
7.References
• AS1726-1993- Geotechnical Site Investigations
• AS 1547-2012 Onsite Wastewater Disposal
• Bureau of Meteorology Website- Monthly Climate Statistics
• EPA (2013) Vic Code of Practice for Onsite Wastewater Management
• MAV & DSE 2006 (as amended) Model LCA Report
• VLCAF (2013) Victorian Land Capability Assessment Framework –
Calculation of Water and Nutrient Balances
• Isbell (2002) Australian Soil Classification (Revised Edn) CSIRO
Publishing
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 25
Appendix 1 Water and Nutrient Balance Method Calculations (after VLCAF 2013)
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 26
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 27
Appendix 2 Laboratory Results
Certificate of Analysis
Strata Geoscience and Environmental P/L
17 Little Arthur Street
North Hobart
TAS 7000
Attention: Sven Nielsen
Report 441013-S
Project name CHURCHILL
Received Date Dec 03, 2014
Client Sample ID BH4 500 BH5 500 BH6 1000 BH7 1000
Sample Matrix Soil Soil Soil Soil
Eurofins | mgt Sample No. M14-De03458 M14-De03459 M14-De03460 M14-De03461
Date Sampled Dec 03, 2014 Dec 03, 2014 Dec 03, 2014 Dec 03, 2014
Test/Reference LOR Unit
Conductivity (1:5 aqueous extract at 25°C) 10 uS/cm 28 36 21 68
pH (1:5 Aqueous extract) 0.1 pH Units 6.7 6.4 6.5 5.9
Calcium (exchangeable)* 0.1 meq/100g 0.3 0.4 0.6 0.8
Magnesium (exchangeable)* 0.1 meq/100g 1.3 3.4 1.2 4.1
Potassium (exchangeable)* 0.1 meq/100g < 0.1 0.1 < 0.1 < 0.1
Sodium (exchangeable)* 0.1 meq/100g 0.3 0.8 0.2 0.8
% Moisture 0.1 % 13 13 12 15
Emerson Class Number 1 units See attached See attached See attached See attached
Ion Exchange Properties
Cation Exchange Capacity 0.05 meq/100g 1.9 4.7 2.0 5.7
Exchangeable Sodium Percentage (ESP)* 0.1 % 14 17 8.6 14
Date Reported: Dec 17, 2014
Eurofins | mgt 2-5 Kingston Town Close, Oakleigh, Victoria, Australia, 3166
ABN : 50 005 085 521 Telephone: +61 3 8564 5000 Facsimile: +61 3 8564 5090
Page 1 of 6
Report Number: 441013-S
NATA AccreditedAccreditation Number 1261Site Number 1254
Accredited for compliance with ISO/IEC 17025.The results of the tests, calibrations and/ormeasurements included in this document are traceableto Australian/national standards.
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 28
Sample History
Where samples are submitted/analysed over several days, the last date of extraction and analysis is reported.A recent review of our LIMS has resulted in the correction or clarification of some method identifications. Due to this, some of the method reference information on reports has changed. However,no substantive change has been made to our laboratory methods, and as such there is no change in the validity of current or previous results (regarding both quality and NATA accreditation).
If the date and time of sampling are not provided, the Laboratory will not be responsible for compromised results should testing be performed outside the recommended holding time.
Description Testing Site Extracted Holding Time
Conductivity (1:5 aqueous extract at 25°C) Melbourne Dec 05, 2014 7 Day
- Method: LM-LTM-INO-4010
Ion Exchange Properties Melbourne Dec 05, 2014
pH (1:5 Aqueous extract) Melbourne Dec 05, 2014 7 Day
- Method: LM-LTM-INO-4000
% Moisture Melbourne Dec 03, 2014 14 Day
- Method: LTM-GEN-7080 ‘Moisture Content in Soil or other Solid Matrices byGravimetry’
Calcium (exchangeable)* Melbourne Dec 05, 2014 0 Day
Magnesium (exchangeable)* Melbourne Dec 05, 2014 0 Day
Potassium (exchangeable)* Melbourne Dec 05, 2014 0 Day
Sodium (exchangeable)* Melbourne Dec 05, 2014 0 Day
Date Reported: Dec 17, 2014
Eurofins | mgt 2-5 Kingston Town Close, Oakleigh, Victoria, Australia, 3166
ABN : 50 005 085 521 Telephone: +61 3 8564 5000 Facsimile: +61 3 8564 5090
Page 2 of 6
Report Number: 441013-S
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 29
.
Co
mp
an
y N
am
e:
Str
ata
Ge
oscie
nce
an
d E
nviro
nm
en
tal P
/LO
rde
r N
o.:
Re
ce
ive
d:
De
c 3
, 2
01
4 1
2:3
4 P
M
Ad
dre
ss
:1
7 L
ittle
Art
hu
r S
tre
et
Re
po
rt #
:4
41
01
3D
ue
:D
ec 1
0,
20
14
No
rth
Ho
ba
rtP
ho
ne
:P
rio
rity
:5
Da
y
TA
S 7
00
0F
ax
:C
on
tac
t N
am
e:
Sve
n N
iels
en
Pro
jec
t N
am
e:
CH
UR
CH
ILL
Eu
rofi
ns
| m
gt
Cli
en
t M
an
ag
er:
On
ur
Me
hm
et
Sa
mp
le D
eta
il
% Moisture
Emerson Class Number
Exchangeable Sodium Percentage(ESP)*
pH (1:5 Aqueous extract)
Exchangeable Cations
Cation Exchange Capacity
La
bo
rato
ry w
he
re a
na
lys
is i
s c
on
du
cte
d
Me
lbo
urn
e L
ab
ora
tory
- N
AT
A S
ite
# 1
25
4 &
14
27
1X
XX
XX
Sy
dn
ey
La
bo
rato
ry -
NA
TA
Sit
e #
18
21
7
Bri
sb
an
e L
ab
ora
tory
- N
AT
A S
ite
# 2
07
94
Ex
tern
al
La
bo
rato
ryX
Sa
mp
le I
DS
am
ple
Da
teS
am
pli
ng
Tim
eM
atr
ixL
AB
ID
BH
4 5
00
De
c 0
3,
20
14
So
ilM
14
-De
03
45
8X
XX
XX
X
BH
5 5
00
De
c 0
3,
20
14
So
ilM
14
-De
03
45
9X
XX
XX
X
BH
6 1
00
0D
ec 0
3,
20
14
So
ilM
14
-De
03
46
0X
XX
XX
X
BH
7 1
00
0D
ec 0
3,
20
14
So
ilM
14
-De
03
46
1X
XX
XX
X
AB
N –
50
005
085
521
e.m
ail :
Env
iroS
ales
@eu
rofin
s.co
m.a
u
w
eb :
ww
w.e
urof
ins.
com
.au
Mel
bour
neM
elbo
urne
Mel
bour
neM
elbo
urne
3-5
Kin
gsto
n T
own
Clo
seO
akle
igh
VIC
316
6P
hone
: +
61 3
856
4 50
00N
AT
A #
126
1S
ite #
125
4 &
142
71
Syd
ney
Syd
ney
Syd
ney
Syd
ney
Uni
t F3,
Bui
ldin
g F
16 M
ars
Roa
dLa
ne C
ove
Wes
t NS
W 2
066
Pho
ne :
+61
2 9
900
8400
NA
TA
# 1
261
Site
# 1
8217
Bris
bane
Bris
bane
Bris
bane
Bris
bane
1/21
Sm
allw
ood
Pla
ceM
urar
rie Q
LD 4
172
Pho
ne :
+61
7 3
902
4600
NA
TA
# 1
261
Site
# 2
0794
Dat
e R
epor
ted:
Dec
17,
201
4
Eur
ofin
s | m
gt 2
-5 K
ings
ton
Tow
n C
lose
, Oak
leig
h, V
icto
ria, A
ustr
alia
, 316
6
AB
N :
50 0
05 0
85 5
21 T
elep
hone
: +61
3 8
564
5000
Fac
sim
ile: +
61 3
856
4 50
90
Pa
ge
3 o
f 6
Re
po
rt N
um
be
r: 4
41
01
3-S
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 30
Eurofins | mgt Internal Quality Control Review and Glossary
General
Holding Times
UNITS
TERMS
QC - ACCEPTANCE CRITERIA
QC DATA GENERAL COMMENTS
1. Laboratory QC results for Method Blanks, Duplicates, Matrix Spikes, and Laboratory Control Samples are included in this QC report where applicable. Additional QC data may be available on
request.
2. All soil results are reported on a dry basis, unless otherwise stated.
3. Actual LORs are matrix dependant. Quoted LORs may be raised where sample extracts are diluted due to interferences.
4. Results are uncorrected for matrix spikes or surrogate recoveries.
5. SVOC analysis on waters are performed on homogenised, unfiltered samples, unless noted otherwise.
6. Samples were analysed on an 'as received' basis. 7. This report replaces any interim results previously issued.
Please refer to 'Sample Preservation and Container Guide' for holding times (QS3001).
For samples received on the last day of holding time, notification of testing requirements should have been received at least 6 hours prior to sample receipt deadlines as stated on the Sample
Receipt Advice.
If the Laboratory did not receive the information in the required timeframe, and regardless of any other integrity issues, suitably qualified results may still be reported.
Holding times apply from the date of sampling, therefore compliance to these may be outside the laboratory's control.
**NOTE: pH duplicates are reported as a range NOT as RPD
mg/kg: milligrams per Kilogram mg/l: milligrams per litre
ug/l: micrograms per litre ppm: Parts per million
ppb: Parts per billion %: Percentage
org/100ml: Organisms per 100 millilitres NTU: Nephelometric Turbidity Units
MPN/100mL: Most Probable Number of organisms per 100 millilitres
Dry Where a moisture has been determined on a solid sample the result is expressed on a dry basis.
LOR Limit of Reporting.
SPIKE Addition of the analyte to the sample and reported as percentage recovery.
RPD Relative Percent Difference between two Duplicate pieces of analysis.
LCS Laboratory Control Sample - reported as percent recovery
CRM Certified Reference Material - reported as percent recovery
Method Blank In the case of solid samples these are performed on laboratory certified clean sands.
In the case of water samples these are performed on de-ionised water.
Surr - Surrogate The addition of a like compound to the analyte target and reported as percentage recovery.
Duplicate A second piece of analysis from the same sample and reported in the same units as the result to show comparison.
Batch Duplicate A second piece of analysis from a sample outside of the clients batch of samples but run within the laboratory batch of analysis.
Batch SPIKE Spike recovery reported on a sample from outside of the clients batch of samples but run within the laboratory batch of analysis.
USEPA United States Environmental Protection Agency
APHA American Public Health Association
ASLP Australian Standard Leaching Procedure (AS4439.3)
TCLP Toxicity Characteristic Leaching Procedure
COC Chain of Custody
SRA Sample Receipt Advice
CP Client Parent - QC was performed on samples pertaining to this report
NCP Non-Client Parent - QC performed on samples not pertaining to this report, QC is representative of the sequence or batch that client samples were analysed within
TEQ Toxic Equivalency Quotient
RPD Duplicates: Global RPD Duplicates Acceptance Criteria is 30% however the following acceptance guidelines are equally applicable:
Results <10 times the LOR : No Limit
Results between 10-20 times the LOR : RPD must lie between 0-50%
Results >20 times the LOR : RPD must lie between 0-30%
Surrogate Recoveries : Recoveries must lie between 50-150% - Phenols 20-130%.
1. Where a result is reported as a less than (<), higher than the nominated LOR, this is due to either matrix interference, extract dilution required due to interferences or contaminant levels within
the sample, high moisture content or insufficient sample provided.
2. Duplicate data shown within this report that states the word "BATCH" is a Batch Duplicate from outside of your sample batch, but within the laboratory sample batch at a 1:10 ratio. The Parent
and Duplicate data shown is not data from your samples.
3. Organochlorine Pesticide analysis - where reporting LCS data, Toxophene & Chlordane are not added to the LCS.
4. Organochlorine Pesticide analysis - where reporting Spike data, Toxophene is not added to the Spike.
5. Total Recoverable Hydrocarbons - where reporting Spike & LCS data, a single spike of commercial Hydrocarbon products in the range of C12-C30 is added and it's Total Recovery is reported
in the C10-C14 cell of the Report.
6. pH and Free Chlorine analysed in the laboratory - Analysis on this test must begin within 30 minutes of sampling.Therefore laboratory analysis is unlikely to be completed within holding time.
Analysis will begin as soon as possible after sample receipt.
7. Recovery Data (Spikes & Surrogates) - where chromatographic interference does not allow the determination of Recovery the term "INT" appears against that analyte.
8. Polychlorinated Biphenyls are spiked only using Arochlor 1260 in Matrix Spikes and LCS's.
9. For Matrix Spikes and LCS results a dash " -" in the report means that the specific analyte was not added to the QC sample.
10. Duplicate RPD's are calculated from raw analytical data thus it is possible to have two sets of data.
Date Reported: Dec 17, 2014
Eurofins | mgt 2-5 Kingston Town Close, Oakleigh, Victoria, Australia, 3166
ABN : 50 005 085 521 Telephone: +61 3 8564 5000 Facsimile: +61 3 8564 5090
Page 4 of 6
Report Number: 441013-S
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 31
Comments
Emerson Aggregate Test : SESL Australia, report number 32949
Sample Integrity
Custody Seals Intact (if used) N/A
Attempt to Chill was evident No
Sample correctly preserved Yes
Appropriate sample containers have been used Yes
Sample containers for volatile analysis received with minimal headspace Yes
Samples received within HoldingTime Yes
Some samples have been subcontracted Yes
Authorised By
Onur Mehmet Analytical Services Manager
Emily Rosenberg Senior Analyst-Metal (VIC)
Huong Le Senior Analyst-Inorganic (VIC)
Glenn Jackson
National Laboratory Manager
- Indicates Not Requested
* Indicates NATA accreditation does not cover the performance of this service
Uncertainty data is available on request
Eurofins | mgt shall not be liable for loss, cost, damages or expenses incurred by the client, or any other person or company, resulting from the use of any information or interpretation given in this report. In no case shall Eurofins | mgt be liable for consequential damages including, but notlimited to, lost profits, damages for failure to meet deadlines and lost production arising from this report. This document shall not be reproduced except in full and relates only to the items tested. Unless indicated otherwise, the tests were performed on the samples as received.
Date Reported: Dec 17, 2014
Eurofins | mgt 2-5 Kingston Town Close, Oakleigh, Victoria, Australia, 3166
ABN : 50 005 085 521 Telephone: +61 3 8564 5000 Facsimile: +61 3 8564 5090
Page 6 of 6
Report Number: 441013-S
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 32
Tel: 1300 30 40 80Fax: 1300 64 46 89
Em: [email protected]: www.sesl.com.au
Consultant: Authorised Signatory:
Ryan JackaKelly Lee
Tests are performed under a quality system certified as complying with ISO 9001: 2008. Results andconclusions assume that sampling is representative. This document shall not be reproduced except in full.
Draft FinalReport Status:
Multiple Analysis ProfileSample Drop Off: 16 Chilvers Road
Thornleigh NSW 2120
Mailing Address: PO Box 357Pennant Hills NSW 1715
32949 1Batch N°: Sample N°:
Client Name:
Client Contact:
Client Job N°:
Client Order N°:
Address:
Project Name:
SESL Quote N°:
Sample Name:
Description:
Test Type:
REF: 441013
14/1091 441013BH4 500/De03458
Eurofins - MGT Environmental
MGT
PO Box 276Oakleigh VIC 3166
Soil
EAT
Method Reference:
Emerson Class: AS 1289.3.8.1-2006
No commentary requested from SESL.
Page 1
Date Report Generated10/12/2014
Analysis Unit Result
Class Class 5Emerson Aggregate Test
8/12/14Date Instructions Received:
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 33
Tel: 1300 30 40 80Fax: 1300 64 46 89
Em: [email protected]: www.sesl.com.au
Consultant: Authorised Signatory:
Ryan JackaKelly Lee
Tests are performed under a quality system certified as complying with ISO 9001: 2008. Results and conclusions assume that sampling is representative. This document shall not be reproduced except in full.
Draft FinalReport Status:
Multiple Analysis ProfileSample Drop Off: 16 Chilvers Road
Thornleigh NSW 2120
Mailing Address: PO Box 357Pennant Hills NSW 1715
32949 2Batch N°: Sample N°:
Client Name:
Client Contact:
Client Job N°:
Client Order N°:
Address:
Project Name:
SESL Quote N°:
Sample Name:
Description:
Test Type:
REF: 441013
14/1091 441013BH5 500/De03459
Eurofins - MGT Environmental
MGT
PO Box 276Oakleigh VIC 3166
Soil
EAT
Method Reference:
Emerson Class: AS 1289.3.8.1-2006
No commentary requested from SESL.
Page 2
Date Report Generated10/12/2014
Analysis Unit Result
Class Class 5Emerson Aggregate Test
8/12/14Date Instructions Received:
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 34
Tel: 1300 30 40 80Fax: 1300 64 46 89
Em: [email protected]: www.sesl.com.au
Consultant: Authorised Signatory:
Ryan JackaKelly Lee
Tests are performed under a quality system certified as complying with ISO 9001: 2008. Results andconclusions assume that sampling is representative. This document shall not be reproduced except in full.
Draft FinalReport Status:
Multiple Analysis ProfileSample Drop Off: 16 Chilvers Road
Thornleigh NSW 2120
Mailing Address: PO Box 357Pennant Hills NSW 1715
32949 3Batch N°: Sample N°:
Client Name:
Client Contact:
Client Job N°:
Client Order N°:
Address:
Project Name:
SESL Quote N°:
Sample Name:
Description:
Test Type:
REF: 441013
14/1091 441013BH6 1000/De03460
Eurofins - MGT Environmental
MGT
PO Box 276Oakleigh VIC 3166
Soil
EAT
Method Reference:
Emerson Class: AS 1289.3.8.1-2006
No commentary requested from SESL.
Page 3
Date Report Generated10/12/2014
Analysis Unit Result
Class Class 5Emerson Aggregate Test
8/12/14Date Instructions Received:
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 35
Tel: 1300 30 40 80Fax: 1300 64 46 89
Em: [email protected]: www.sesl.com.au
Consultant: Authorised Signatory:
Ryan JackaKelly Lee
Tests are performed under a quality system certified as complying with ISO 9001: 2008. Results andconclusions assume that sampling is representative. This document shall not be reproduced except in full.
Draft FinalReport Status:
Multiple Analysis ProfileSample Drop Off: 16 Chilvers Road
Thornleigh NSW 2120
Mailing Address: PO Box 357Pennant Hills NSW 1715
32949 4Batch N°: Sample N°:
Client Name:
Client Contact:
Client Job N°:
Client Order N°:
Address:
Project Name:
SESL Quote N°:
Sample Name:
Description:
Test Type:
REF: 441013
14/1091 441013BH7 1000/De03461
Eurofins - MGT Environmental
MGT
PO Box 276Oakleigh VIC 3166
Soil
EAT
Method Reference:
Emerson Class: AS 1289.3.8.1-2006
No commentary requested from SESL.
Page 4
Date Report Generated10/12/2014
Analysis Unit Result
Class Class 5Emerson Aggregate Test
8/12/14Date Instructions Received:
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 36
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 37
Appendix 3 Wastewater System Concept Design and Construction Notes
Septic Tank and Pumpwell Installation
1. Septic Tanks should be installed in firm ground and/or on a uniform layer of sand of
minimum thickness 100mm. 2. Septic Tanks should be surrounded by sand or compacted soil by watering and
tamping to the firmness of the surrounding soil. 3. The influent pipe should be installed with a minimum grade of 1.65% or 1 in 60. 4. It is recommended that septic tanks are installed a mimimum of 3 meters from
foundations and for systems utilising a pump well, away from bedrooms. 5. The effluent pipe MUST have an outlet filter fitted. This MUST be cleaned every
month. 6. Fiberglass or plastic tanks set in urban or Aboriginal Housing in Remote Area
Communities shall be fitted with concrete lids or collars. 7. All vehicles and livestock should be excluded from septic tank areas. 8. The Septic Tank MUST be a dual purpose design with a minimum capacity compliant
with the stipulations of AS1547-2000 Appendix 4.3 A 9. An outflow filter and pump well shall be connected to the outflow of the sand filter.
The pump well shall: i. Have the minimum emergency storage capacity of 1000L or one
days flow, which ever is greater, to provide for situations such as pump or power failure.
ii. Contain a pumpset of the submersible type, driven by motors not less than 0.3 Kw, activated by a float switch, with plastic impellers to minimise corrosion problems.
iii. Contain a non return valve to be fitted to the discharge pipe. iv. Have a high level alarm light and/or audible device (bell or buzzer)
connected to the pumpset and located within the serviced dwelling so that failure of the pumpset is readily observed. All electrical cabling shall be resistant to moisture and gas penetration and control switches shall be installed in accordance with the manufacturer’s specifications and to the requirements of the local electricity supply authority.
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 38
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 39
Sand Filter Design and Construction Notes
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 40
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 41
Irrigation Area Concept Designs
Figure 1 Irrigation cross section showing major delivery/flush lines and irrigation lines.
Figure 2 Irrigation Plan View
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 42
Land Application Area Design and Construction Notes
1. Delivery/flush line diameter = 25 -30 mm 2. Irrigation line diameter = 12-16mm 3. Irrigation line spacing (A) =300 mm for Sands, Sandy Loams and Loams to 600mm
for Clay Loams, Light Clays and Heavy Clays (see the wastewater flow modelling section of this report for soil classification).
4. Dripper/Sprinkler spacing (B) as per manufacturers specifications. 5. A vacuum breaker should be installed at the highest point of the irrigation area (or in
the case of multiple irrigation lots at each lot). This breaker should be protected and marked).
6. A flush line should be installed at the lowest point of the irrigation area incorporating a return valve for back flushing of the system back into the treatment chamber.
7. All lateral lines MUST be installed parallel to the contours of the land. All minimum setbacks MUST be adhered to.
8. An inline filter must be inserted into the delivery line. 9. The first 100mm of the natural soil below the ground surface should be mechanically
tilled to aid line installation and soil permeability 10. Gypsum should be incorporated at the rate of 1kg/5m2 in dispersive soils. 11. Selected vegetation should be planted at a density of approx. 1 plant per 4m2.
Recommendation regarding suitable species is made in this report. 12. Irrigation areas greater than 400 m2 should be split into 100 m2 cells with effluent
flows switched between irrigation lots with an automatic valve system. 13. Where practical a 50% reserve area should be identified on the site to allow
movement of the irrigation area if required. 14. In areas of moderate to steep slopes (>10%) then upslope cut off drainage should be
installed to minimise shallow ground water recharge of the irrigation area from upslope.
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 43
Interceptor Ag Drain Design and Construction Notes
Figure 2 Ag drain cross section showing key dimensions
1. Ag drain should be located upslope of the proposed irrigation
area/trenches/beds as shown in site plan.
2. Ag drain should be 300mm wide and 700mm deep. The base of the trench
MUST be excavated evenly with a minimum fall to the discharge point of 1%.
In clay soils smearing of walls and floors of bed MUST be avoided. Gypsum
MUST be applied to base of trench at a rate of 1kg/m2.
3. Ag drains are best employed for areas where significant subsurface
groundwater recharge is anticipated.
4. Ag. drains should be constructed to ensure adequate fall to appropriate
stormwater discharge points or other suitable areas provided that any water is
not disposed of over site boundaries.
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 44
Appendix 4 Borelogs and Test Locations
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 45
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 46
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 47
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 48
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 49
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 50
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 51
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 52
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 53
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 54
Appendix 5 Extract from EPAV 2013
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 55
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 56
Appendix 6 Permeability Test Methodology (AS1547-2012)
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 57
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 58
Appendix 7 Terms and Conditions Scope of Work These Terms and Conditions apply to any services provided to you (“the Client”) by Strata Geoscience and Environmental Pty Ltd (“Strata”). By continuing to instruct Strata to act after receiving the Terms and Conditions or by using this report and its findings for design and/or permit application processes and not objecting to any of the Terms and Conditions the Client agrees to be bound by these Terms and Conditions, and any other terms and conditions supplied by Strata from time to time at Strata’s sole and absolute discretion. The scope of the services provided to the Client by Strata is limited to the services and specified purpose agreed between Strata and the Client and set out in the correspondence to which this document is enclosed or annexed (“the Services”). Strata does not purport to advise beyond the Services. Third Parties The Services are supplied to the Client for the sole benefit of the Client and must not be relied upon by any person or entity other than the Client. Strata is not responsible or liable to any third party. All parties other than the Client are advised to seek their own advice before proceeding with any course of action. Provision of Information The Client is responsible for the provision of all legal, survey and other particulars concerning the site on which Strata is providing the Services, including particulars of existing structures and services and features for the site and for adjoining sites and structures. The Client is also responsible for the provision of specialised services not provided by Strata. If Strata obtains these particulars or specialised services on the instruction of the Client, Strata does so as agent of the Client and at the Client's expense. Strata is not obliged to confirm the accuracy and completeness of information supplied by the Client or any third party service provider. The Client is responsible for the accuracy and completeness of all particulars or services provided by the Client or obtained on the Client’s behalf. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever suffered by the Client or any other person or entity resulting from the failure of the Client or third party to provide accurate and complete information. In the event additional information becomes available to the Client, the Client must inform Strata in writing of that information as soon as possible. Further advice will be provided at the Client’s cost. Any report is prepared on the assumption that the instructions and information supplied to Strata has been provided in good faith and is all of the information relevant to the provision of the Services by Strata. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever if Strata has been supplied with insufficient, incorrect, incomplete, false or misleading information. Integrity Any report provided by Strata presents the findings of the site assessment. While all reasonable care is taken when conducting site investigations and reporting to the Client, Strata does not warrant that the information contained in any report is free from errors or omissions. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from errors in a report. Any report should be read in its entirety, inclusive of any summary and annexures. Strata does not accept any responsibility where part of any report is relied upon without reference to the full report. Project Specific Criteria Any report provided by Strata will be prepared on the basis of unique project development plans which apply only to the site that is being investigated. Reports provided by Strata do not apply to any project other than that originally specified by the Client to Strata. The Report must not be used or relied upon if any changes to the project are made. The Client should engage Strata to further advise on the effect of any change to the project. Further advice will be provided at the Client’s cost. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever where any change to the project is made without obtaining a further written report from Strata. Changes to the project may include, but are not limited to, changes to the investigated site or neighbouring sites, for instance, variation of the location of proposed building envelopes/footprints, changes to building design which may impact upon building settlement or slope stability, or changes to earthworks, including removal (site cutting) or deposition of sediments or rock from the site. Classification to AS2870-2011 It must be emphasised that the site classification to AS2870-2011 and recommendations referred to in this report are based solely on the observed soil profile at the time of the investigation for this report and account has been taken of Clause 2.1.1 of AS2870 - 2011. Other abnormal moisture conditions as defined in AS2870 – 2011 Clause 1.3.3 (a) (b) (c) and (d) may need to be considered in the design of the structure. Without designing for the possibility of all abnormal moisture conditions as defined in Clause 1.3.3, distresses will occur and may result in non “acceptable probabilities of serviceability and safety of the building during its design life”, as defined in AS2870 - 2011, Clause 1.3.1. Furthermore the classification is preliminary in nature and needs verification at the founding surface inspection phase . The classification may be changed at this time based upon the nature of the founding surface over the entire footprint of the project area. Any costs associated with a change in the site classification are to be incurred by the client. Furthermore any costs associated with delayed works associated with a founding surface inspection or achange in classification are to be born by the client. Where founding surface inspections are not commissioned the classifications contained within this report are void. Subsurface Variations with Time Any report provided by Strata is based upon subsurface conditions encountered at the time of the investigation. Conditions can and do change significantly and unexpectedly over a short period of time. For example groundwater levels may fluctuate over time, affecting latent soil bearing capacity and ex-situ/insitu fill sediments may be placed/removed from the site. Changes to the subsurface conditions that were encountered at the time of the investigation void all recommendations made by Strata in any report. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from any change to the subsurface conditions that were encountered at the time of the investigation. In the event of a delay in the commencement of a project or if additional information becomes available to the Client about a change in conditions becomes
LCA and Onsite Wastewater Management Plan and System Design for Proposed Rezoning Glendonald Road Churchill
© Strata - Geoscience and Environmental. Report 01534 15/01/2015 59
available to the Client, the Client should engage Strata to make a further investigation to ensure that the conditions initially encountered still exist. Further advice will be provided at the Client’s cost. Without limiting the generality of the above statement, Strata does not accept liability where any report is relied upon after three months from the date of the report, (unless otherwise provided in the report or required by the Australian Standard which the report purports to comply with), or the date when the Client becomes aware of any change in condition. Any report should be reviewed regularly to ensure that it continues to be accurate and further advice requested from Strata where applicable. Interpretation Site investigation identifies subsurface conditions only at the discrete points of geotechnical drilling, and at the time of drilling. All data received from the geotechnical drilling is interpreted to report to the Client about overall site conditions as well as their anticipated impact upon the specific project. Actual site conditions may vary from those inferred to exist as it is virtually impossible to provide a definitive subsurface profile which accounts for all the possible variability inherent in earth materials. This is particularly pertinent to some weathered sedimentary geologies or colluvial/alluvial clast deposits which may show significant variability in depth to refusal over a development area. Rock incongruities such as joints, dips or faults may also result in subsurface variability. Soil depths and composition can vary due to natural and anthopogenic processes. Variability may lead to differences between the design depth of bored/driven piers compared with the actual depth of individual piers constructed onsite. It may also affect the founding depth of conventional strip, pier and beam or slab footings, which may result in increased costs associated with excavation (particularly of rock) or materials costs of foundations. Founding surface inspections should be commissioned by the Client prior to foundation construction to verify the results of initial site characterisation and failure to insure this will void the classifications and recommendations contained within this report. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from any variation from the site conditions inferred to exist. Strata is not responsible for the interpretation of site data or report findings by other parties, including parties involved in the design and construction process. The Client must seek advice from Strata about the interpretation of the site data or report. Report Recommendations Any report recommendations provided by Strata are only preliminary. A report is based upon 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. Where variations in conditions are encountered, Strata should be engaged to provide further advice. Further advice will be provided at the Client’s cost. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever if the results of selective point sampling are not indicative of actual conditions throughout an area or if the Client becomes aware of variations in conditions and does not engage Strata for further advice. Geo-environmental Considerations Where onsite wastewater site investigation and land application system designs are provided by Strata, reasonable effort will be made to minimise environmental and public health risks associated with the disposal of effluent within site boundaries with respect to relevant Australian guidelines and industry best practise at the time of investigation. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from:
(i) changes to either the project or site conditions that affect the onsite wastewater land application system’s ability to safely dispose of modelled wastewater flows; or
(ii) seepage, pollution or contamination or the cost of removing, nullifying or clearing up seepage, polluting or contaminating substances; or
(iii) poor system performance where septic tanks have not been de-sludged at maximum intervals of 3 years or AWTS systems have not been serviced in compliance with the manufacturers recommendations; or
(iv) failure of the client to commission both interim and final inspections by the designer throughout the system construction; or
(v) the selection of inappropriate plants for irrigation areas; or (vi) damage to any infrastructure including but not limited to foundations, walls, driveways and pavements; or (vii) land instability, soil erosion or dispersion; or (viii) design changes requested by the Permit Authority.
Furthermore Strata does not guarantee septic trench and bed design life beyond 5 years from installation, given the influence various household chemicals have on soil structural decline and premature trench failure in some soil types. Sand filters are not warranted for more than 2 years given the large impact pre- filtration and septic tank loading and de-sludging has on sand filter performance. Strata does not consider site contamination, unless the Client specifically instructs Strata to consider the site contamination in writing. If a request is made by the Client to consider site contamination, Strata will provide additional terms and conditions that will apply to the engagement. Copyright and Use of Documents Copyright in all drawings, reports, specifications, calculations and other documents provided by Strata or its employees in connection with the Services remain vested in Strata. The Client has a licence to use the documents for the purpose of completing the project. However, the Client must not otherwise use the documents, make copies of the documents or amend the documents unless express approval in writing is given in advance by Strata. The Client must not publish or allow to be published, in whole or in part, any document provided by Strata or the name or professional affiliations of Strata, without first obtaining the written consent of Strata as to the form and context in which it is to appear.
If, during the course of providing the Services, Strata develops, discovers or first reduces to practice a concept, product or process which is capable of being patented then such concept, product or process is and remains the property of Strata and:
(i) the Client must not use, infringe or otherwise appropriate the same other than for the purpose of the project without first obtaining the written consent of Strata; and
(ii) the Client is entitled to a royalty free licence to use the same during the life of the works comprising the project. Digital Copies of Report If any report is provided to the Client in an electronic copy except directly from Strata, the Client should verify the report contents with Strata to ensure they have not been altered or varied from the report provided by Strata.
appendix g amendment documentation
Planning and Environment Act 1987
LATROBE PLANNING SCHEME
AMENDMENT C90 INSTRUCTION SHEET
The planning authority for this amendment is the Latrobe City Council
The Latrobe Planning Scheme is amended as follows:
Planning Scheme Maps
The Planning Scheme Maps are amended by a total of 4 attached maps sheets.
Zoning Maps
1. Amend Planning Scheme Map Nos 98 and 99 in the manner shown on the 2 attached maps marked “Latrobe Planning Scheme, Amendment C90.
Overlay Maps
2. Amend Planning Scheme Map No 98DPO in the manner shown on the 1 attached map marked “Latrobe Planning Scheme, Amendment C90”.
3. Insert new Planning Scheme Map No 99 DPO in the manner shown on the 1 attached map marked ”Latrobe Planning Scheme, Amendment C90”.
Planning Scheme Ordinance
The Planning Scheme Ordinance is amended as follows:
4. In General Provisions – Clause 61.03, replace the schedule with a new Schedule in the form of the attached document.
End of document
LOCAL PROVISIONLATROBE PLANNING SCHEME
001
| Planning Mapping Services || Amendments Coordination Team || Planning & Building Systems || Planning, Building & Heritage |
250
metres
0
LEGEND Part of Planning Scheme Maps 98 & 99
AMENDMENT C90
Low Density Residential Zone
CT
CT
CT
ELO
NE
RA
ROBERTS RD
CR
WO
NG
AN
RIGA
GLENDONALD
CH
UR
ING
A
HA
VE
RB
RA
CK
HAVERBRACK
GEO
FFREYH
WY
RD
DR
CR
CR
LOCAL PROVISIONLATROBE PLANNING SCHEME
002
| Planning Mapping Services || Amendments Coordination Team || Planning & Building Systems || Planning, Building & Heritage |
250
metres
0
LEGEND Part of Planning Scheme Maps 98DPO & 99DPO
AMENDMENT C90
Low Density Residential Zone
CT
CT
CT
ELO
NE
RA
ROBERTS RD
CR
WO
NG
AN
RIGA
GLENDONALD
CH
UR
ING
A
HA
VE
RB
RA
CK
HAVERBRACK
GEO
FFREYH
WY
RD
DR
CR
CR