Carbrook Masterplan

MASTER PLAN

BROAD WATER AVENUE

UXB 214 PROFESSIONAL PRACTICE

ASSIGNMENT ONE | GROUP MEMBERS |

CARBROOK, LOGAN CITY, QLD

ANDREW BELL CARL NEWTON

| AUGUST 2014 |

ILYAS AMIR AMRON SHAMSHIR GREGORY CATON KHAN NGUYEN

...the rural residential and industrial sites along the Logan river oering enormous

potential

reinvigorate the suburb to provide a dynamic suburb within the future Logan City framework.

2

to

CONTENTS Analysis

1. Context

2. Demographics

3. Comparisons

4

8 11

12

13 21

22

23 24 26 28 29 31 32 33 38 41 42 43

Design

Concept Design proposal

Master plan

Project

Staging

Infrastructure

Sustainability

Flood Response

Project Charter

Development Application

Zoning + Legislation

Site Establishment

Flora + Fauna

Appendix

Reference List

Meeting Minutes

3

ANAL YSIS 4

CARBROOK LOGAN CITY

CONTEXT 1.

3.

1. Ikea, logan city 2. Carbrook golf club 3. M ou nta in b i k e t ra c k s , Carbrook 4. Hyperdrome, Logan City 5. Griffith university, located in Logan City.

6. Water ski park, Carbrook

2.

4.

5.

6.

Carbrook is a suburb defined and shaped by the Logan River and Redland Shire.

Situated in the Logan city council district, the proposed development site is 35km’s south of the Brisbane CBD and 60 Km’s North of the Gold Coast. Logan is the third largest city within Queensland and is forecasted as one of the fasted growing regions.

Carbrook comprises mostly of rural residential properties and recreational precincts such as a water ski park and golf course. Ample riverside parkland also defines much of the riverside Corso.

The project site is located within close proximity to 500 parks, five libraries, a university and two schools; and is a mere 20minute drive to unsurpassed amenities at Logan Central. Thus Carbrook’s urban renewal potential remains unfulfilled with the rural residential and industrial sites along the Logan river offering enormous potential to reinvigorate the suburb to provide a dynamic suburb within the future Logan City framework.

5

LOGAN CITY

CARBROOK

LOGAN CENTRAL

ANALYSIS Place to Live

5

3

4 15KM

CONTEXT MAP LEGEND

66

1.

2.

3.

4.

5.

PACIFIC MOTORWAY BEENLEIGH-REDLAND BAY ROAD CARBROOK GOLF CLUB CARBROOK WATER SKI PARK GRIFFITH UNIVERSITY LOGAN CABROOK STATE SCHOOL CHISHOLM CATHOLIC COLLEGE

10KM

5KM

1

2

SITE

CARBROOK LOGAN CITY SITE OUTLOOK

1.

2.

3.

PROSPECTIVE SITE

4.

5.

1. Riedel Rd 2. Proposed Site 3. Logan River Outlook 4. Prospective site 5. Local Carbrook Park

7

“127,297 people living in Logan City in 2011 were employed, of which 65%worked full time and 32% worked part time.”

DEMOGRAPHICS Due to its close proximity to Logan City, and unique outlook to the Logan River, Carbrook has experienced a consistent population growth in the last five years. Whilst the community is considered to be a relatively low income area, further expansion and capital growth in nearby city centres are causing a spike to the economic profile of Carbrook.

The median age of people in Carbrook is also constantly on the decline, with a current age of 39years, 7 years lower since 2004. As a result, renting in the area is at high demand, providing great potential for investor development within the Broadwater Avenue Master plan Proposal.

96% of Carbrook’s built environment is made up of housing, 4% industrial/ clerical and 0% apartments.

This provides a good prospect for affordable housing within waterfront apartment living to fulfil the growth of the region and provide a new vibrant opportunity to the architecture of the region.

Logan City Population

8

8

EMPLOYMENT COMPARISON GOLD COAST BRISBANE LOGAN CITY

BRISBANE CITY

74% Current

13.4% Growth

LOGAN CITY

96% Current

9%

Growth

GOLD COAST

92.6 Current

11% Growth

9

9

DEMOGRAPHICS

map 1

chart 2

Map 1 illustrates the current employment opportunities for people within the Logan City Shire.

Chart 2 provides a breakdown of the industry use of Logan City. Whilst Tourism remains quite low, the Broadwater Master plan scheme seeks to increase this number throughout providing an interesting street scape marking Carbrook firmly on the map of places to see within South East Queensland.

A high population in the manufacturing and construction categories provides a high skill set to tender from throughout the life span of the project. Broadwater Avenue will in turn project a significant increase to the local economy.

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BRISBANE MASTER PLAN COMPARISONS

DUTTON PARK MASTER PLAN Residential / Mixed Use Component Max 18 Storeys Area 38 Hectares

Hamilton Northshore Development Residential / Mixed Use Component Max 23 Storeys Area 75 Hectares

11

DESI GN 12

Ground Level 232A Adelaide Street Brisbane QLD 4000 GPO Box 3204 Brisbane QLD 4001 Š Copyright 2013

p 07 32210672 f 07 32210683

PEDESTRIAN BOULEVARD + LAGOON www.bureauproberts.com.au mail@bureauproberts.com.au

Ground Level 232A Adelaide Street Brisbane QLD 4000 GPO Box 3204 Brisbane QLD 4001 Š Copyright 2013

ACTIVATED RETAIL + CAFE PRECINCT

p 07 32210672 f 07 32210683 www.bureauproberts.com.au mail@bureauproberts.com.au

CONCEPT DESIGN PROPOSAL The intent of the master plan is to create Broadwater Avenue as a destinational outer western centre with the density and diversity to redefine the Logon City framework.

The approach to the design proposal is to establish a series of precincts to create a connected, liveable and sustainable centre that is extremely connected to the logan river and city centre already established in the district.

Residential buildings will generally be simple builds consisting of concrete, timber, steel and glass materiality, but enhanced to create a dynamic architecture throughout the development. Residential foyers are positioned amongst ground level mixed use retail to provide additional activation to streets. Whilst servicing and waste collection of the buildings will be limited to back of house areas such as lane ways and basements.

ACTIVATED RETAIL + CAFE

The master plan aims to deliver increased density living environments to promote more compact and connected communities. Taller buildings are arranged to take advantage of the river aspect, whilst lower to medium density mixed use buildings are design to create buffers between the built environment and public spaces.

A mix of retail uses including food and beverage, speciality and convenience will create a unique offering for residents within the precinct. Retail tenancies will be positioned in the first two storeys of residential and commercial buildings along the pedestrian boulevard and Logan riverside. It is anticipated to activate the street frontage and adjacent public zones.

A diverse range of residential, mixed use, commercial, retail, public & recreation typologies are designed to cater for investor and owner occupier markets. Each of the offerings are located to take advantage of aspect, views, circulation, and green spaces, with the intention of maximising a sense of community throughout the entire precinct.

COMMERCIAL Commercial buildings boarder the eastern side of the site, and provide a major frontage to Riedel Road.

Broadwater Avenue is broken up into the following precincts:

The buildings consist of 10-15 storeys and create a large commercial precinct for office workers to inhabit in later stages of the project cycle. These buildings will generally be full height glazing to maximise natural light and river/parkland out looks.

RESIDENTIAL DWELLINGS

SHOPPING

The precinct contains four different categories of residential dwellings:

A major shopping centre is positioned to the north east of the site and acts as a major draw card and way finder on the intersection of Riedel and Fischer Road.

The shopping centre is five stories and will contain major retailers and supermarkets for the entire Logan region to benefit from.

1. Mixed-use apartments (7-15 storeys) 2. Social housing (10-12 storeys) 3. Town housing ( 3 storeys max) 4. Soho (Commercial/ Residential) Apartments are positioned to activate street edges and encourage safe pedestrian circulation. Larger residential buildings are situated along the water front, to make use of desirable outlooks, whilst the main active boulevard contains medium to lower density apartments and housing to activate this thoroughfare.

PUBLIC An four storey aged care facility will be provided in the master plan to aid in a solution to the surrounding older age group residents. It is located amongst dense bushland providing a quieter area for residents to enjoy.

DEDICATED GREEN SPACES + PARKLAND PUBLIC + DEDICATED PARKLAND 15% of the overall site area has been left as dedicated parklands. Further parks and recreational zones have been designed to enhance the quality of the environment and sustainable principles, which the project upholds.

The recreation precinct incorporates tennis courts, multi- sports courts, river-side pool, and adjacent fitness trail and children's playground.

These active recreation uses are supported by passive recreation uses of extensive landscaped areas, boardwalks, BBQ facilities, and retail spaces and cafes.

Recreation and park spaces are connected directly by pedestrian and cycle paths. Pedestrians are able to access the river edge at key locations through parks and further by access to board walks.

Ground Level 232A Adelaide Street Brisbane QLD 4000 GPO Box 3204 Brisbane QLD 4001 Š Copyright 2013

p 07 32210672 f 07 32210683 www.bureauproberts.com.au mail@bureauproberts.com.au

Ground Level 232A Adelaide Street Brisbane QLD 4000 GPO Box 3204 Brisbane QLD 4001

p 07 32210672 f 07 32210683 www.bureauproberts.com.au mail@bureauproberts.com.au

Š Copyright 2013

BOAT MOORING + BOARDWALK + WATERFRONT APARTMENTS

PUBLIC MARKET PLACE

CONNECTIVITY Visual and pedestrian access to the lagoon is accommodated via a pedestrian boulevard that runs through the heart of the precinct and defines the project as a whole. This zone contains the life of the community, where people go to relax and encounter social experiences during weekends or afterwork.

Market places flood the area on weekend creating a tourist attraction for the outer region.

LAGOON OUTLOOKS

MEDIUM DENSITY LIVING

Ground Level 232A Adelaide Street Brisbane QLD 4000 GPO Box 3204 Brisbane QLD 4001 Š Copyright 2013

p 07 32210672 f 07 32210683 www.bureauproberts.com.au mail@bureauproberts.com.au

MASTER PLAN

LEGEND 1. Commercial 2. Residential (7-15 storey) 3. Pedestrian Boulevard + Public Space 4. Community Exhibition Centre 5. Activated Retail + Cafe tenancies 6. Parkland 7. Shopping Centre 8. Education p 07 32210672 f 07 32210683

9. Aged Care Facility

www.bureauproberts.com.au 10.Recreation mail@bureauproberts.com.au

+ Sports Facilities

11.Services (substation)

PRO JECT 21

STAGING PLAN

STAGE 1

STAGE 9 STAGE 5

STAGE 10

STAGE 4 STAGE 7

STAGE 8 STAGE 3

STAGE 6

STAGE 2

INFRASTRUCTURE SERVICES UNDERGROUND

| INTERNET + TELEPHONE WIRES |

A majority of the infrastructure is located underground or has the possibility to go underground. These include but not limited to; electricity, water and sewage. Furthermore when these services are implemented they will run a parallel course with each other and be in close proximity to aid in regular maintenance and inspection.

Internet and telephone connection are an essential in a modern community, thus a major service provider such as Telstra will need to supply telephone/internet cables to the property. Once these lines are established they will be distributed through the property in underground conduit to all buildings requiring telephone/internet access.

| ELECTRICITY | Electricity is a major necessity for any community, the way that power will be supplied to the site is via pylons, power lines that will run from NOVEC Herndon/Compton (Power source) substation to the site. From here a substation will be implemented for the area. Thus electricity will be exchanged through underground cables to transformers that will channel appropriate energy to building/s appliances (E & S grounding solutions). In keeping with todays standards, underground power has been adopted. | WATER | Water will be supplied through underground pipes that will come from the water purification plant inland. From the main water pipes, the water will reach a pumping station on the property. From there water will be distributed through the underground pipes to the basement/service levels of buildings. | SEWAGE | A sewage system already exists on the the site, however this system is antiquate to supply the number of people projected to live on the property. The system must be upgraded to encompass to the increase in the population. Furthermore pumping station will be required on the property to allow the wastes to flow to the purifications centre.

SERVICES ABOVE GROUND 1.

| GAS | Gas tanks will need to be supplied though the property for the purpose of heating and cooking within certain building types. Each building will have an allocated gas room which will require regular maintenance. | MOBILE TOWERS | For the use of mobile phones, cell towers (repeaters) will need to be erected in the area. The range of a cell towers are limited to 10km (Whirlpool), therefore two cell towers will be established, which will provide future service to the growing region.

2.

| BOAT MOORING | As the site has a frontage to the Logan River, boat moorings will be implemented for recreational usage.

These moorings will be able to hold a small number of boats and will be placed in locations allocated by Logan city council thus the number will be regulated.

1. Water pump plant 2. Power pylons 3. Phone towers

3.

INFRASTRUCTURE | RAIN WATER |

1.

Due to Queensland having a high frequency of storms, the way in which rainwater and overland water runoff is dealt with is imperative to the conditions of the site. All residential buildings have a maximised roof surface are to catch rainfall which is to be harvested in underground tanks, which provides grey water for irrigation systems.

Overland water flow will be minimised by correct establishment of kerb entry units connected to storm water systems underground. Gravel basins will also be set up to minimise water planing.

4.

| ROADS |

2.

Around the buildings its self, high traffic is anticipated, thus a network of streets flowing though the property will connect the blocks together. Roads will be widened from the normal 2 lane road to a 4 way road to minimise congestion. All roads will be asphalted to Logan City Council regulations, with exception to the boulevard precinct which will consist of a feature paving to define the shared public precinct. In addition to these roads, pathways and pedestrian crossing will be implemented to standard.

5.

| TRAFFIC + STREET LIGHTS | Traffic lights and street lamps will be implemented throughout the site. This system will run on a separate power grid to other services to avoid catastrophic effects on the community during power cuts. | RIVER ALTERATION |

3.

1. Water tanks 2. Underground pipe establishment 3. River diversion

A river is also identified on the grounds of the site, and will need to incur a minor diversion. A major section of the river will still be conserved for the enjoyment of the community.

6.

4. Kerb Entry unit 5. Road + crossing establishment 6. Boat Jetteys

DEVELOPMENT SUSTAINABILITY | BROAD WATER SUSTAINABLE VISION |

| ECONOMICAL |

CONS

The project that is to be undertaken has had a number of sustainability issues raised that need to be addressed and adhered to from the construction process right up until the end users of the product. These issues are to benefit the community by not only providing a cleaner environment, but also improving social and economical aspects for the region. It is a vision that Broadwater Avenue will be an eco-sustainable village, that will act as an exemplar for the Logan City region. As such, it will be in the investors best interest to forge themselves into this green star project.

Neighbouring parcels within the area currently have development schemes approved. With this in mind it can be said that the construction of Broadwater Avenue will provide a further substantial growth to the area and create a boost to the local economy of Car brook and Logan City.

Increase traffic to roads.

Increase to population density.

Broad water Avenue has assessed sustainability in through the following three criteria: Environmental, Economic and Social.

Broadwater Avenue also provides opportunity for small businesses to flourish within the precinct, with over 50 retailers and outlets initiated to generate local income.

Due to the surrounding area being rural, concerns cater more to the environment than social requests. With a large percentage of the site to be deforested to allow for the construction of new infrastructure it is imperative to have an action plan set up to maximise sustainable principles for the project.

Due to Logan’s continual population and capital growth, shareholders can be assured maximum returns in this project.

It is estimated that Broad water Avenue will provide over 5000 jobs to the local community throughout construction phase and create a further 2000+ jobs once the project is in its final stages.

| SOCIAL |

The action plan is as follows:

Carbrook is a closely knit community with a small population density. It is important that a project of such size and duration is looked at how it will affect and benefit the existing community.

1.Clear weeding and pest invected areas

PROS

| ENVIRONMENTAL |

2.Preserve natural vegetation zones and relocate where possible 3.Establish new green buffer zones and parkland 4.RSPCA inspections prior to construction.

5.Staging construction phases of project to protect he remaining of site.

6.Establishing a waste management plan that safely stores and removes construction material waste from site

From an area survey conducted in the Logan City region in 2012, it appears to be clear that people are interested in an increase in local jobs and food/recreation options within the area. A small percentage of residents are opposed to the thought of large developments within the area due to overloaded population density to a rural community. (logan city council)

The diversity of apartment sizes and housing types at different price-points provide appeal to a wide demographic range of potential occupants. With an emphasis on affordable oner occupier and rental accommodation.

Public areas encourage social interaction and allow for active socialising, street activation and a sense of community.

1. Economical, Environmental, Social sustainability

BUILDING SUSTAINABILITY | DESIGN | The design methodology will create enduring identity and value for its community through sustainably designed buildings. | ORIENTATION + PASSIVE DESIGN |

1.

The master plan opts for smaller floor plates to maximise natural light, cross ventilation and outlook.

This provides a superior level of occupant amenity and also minimises reliance on artificial lighting and cooling.

A dense building block arrangement and street awnings provide passive shading for the ground plane of the development. | RESOURCE EFFICIENCY | Renewable energy is generated throughout solar panels intended to be utilised on 80-90% of the buildings throughout the master plan.

2.

Ceiling fans are are requirement in all residential dwellings and are a preference over air-conditioned cooling. Ceiling fans help buildings achieve their designated green star rating.

Efficient sharing of waste collection facilities, loading areas and other services will maximise construction efficiency.

Public transport will be established through the assistance of the Logan City Council and encouraged within the precinct.

3.

1.

2.

3.

4.

solar panel installation bike ways public transport implementation Passive solar + ventilation concepts

Dedicated bike paths and pedestrian zones connect the entire precinct to minimise vehicular usage.

4. | MATERIAL RE-USE | One of the most effective means of reducing resource consumption is through the re-use of materials. Existing materials from the site will be re-used where possible – for example timber. | WATER | Rainwater harvesting will also be activated through the use of rainwater tanks. Allowing for recycling of grey water.

Storm water from the site will be treated with Storm water Quality Treatment Devices prior to entering the storm water system and the nearby river system.

FLOODING

RESIDENTIAL

SITE FLOOD MAP (4-5M ABOVE SEA LEVEL)

FLOOD RESPONSE As the site is vulnerable to flash flooding a simple yet effective solution has been utilised within the design of the building.

All residential buildings within the precinct will be designed with a podium level car park, rather than a basement. Have 2-4 storeys of car parking from the ground up will lift residential zones well above any potential flood line. This solution creates a beneficial outcome as a higher outlook is provided, services are more readily accessible at ground level and most importantly people are out of risk. Retail spaces will still be placed at ground and mezzanine levels to activate the street level precinct.

R A I S E D C A R PA R K PODIUM ACTIVATED RETAIL RIVERSIDE BOARDWALK

PROJECT CHARTER Client: Mr Stabilo Boss Project address: 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook Queensland, 4130.

- Community/exhibition precinct which does includes 3 buildings.

- Parkland, river walk and boat mooring.

Property size: Actual project size 75.9 hectares but has been advertised as 81 hectares.

- Retail and cafe precinct.

Project cost: 1.9 billion.

- A major shopping centre which does includes 4 buildings.

Project duration: 14 and half years.

Project prepared and delivered by: Blueharran Construction.

Initial scope: Blueharran Construction will manage and deliver this mixed use/master plan project development.

The project is on 75.9 hectares of mixed pastoral and bush land which will be cleared and the existing Native Dog Creek East Branch will be diverted from its natural path. All underground infrastructure and roads that run throughout the project site will be completed before each stage of construction starts. All services will be run underground throughout all the precincts. There will be 11 different precincts house within the 75.9 hectare project site.

The following shows what will be house within the 11 precincts for this site: A residential precinct which does includes 26 medium build high risers and the 26 building will consist of a mixer of 7-15 stories in height.

- Commercial precinct which does includes 22 buildings.

- Pedestrian Boulevard and public space precinct.

- A primary school - A mixer of retirement and age care precinct includes 4 buildings.

-Recreation and sports facilities which will including oval/ tennis courts and swimming pools precinct.

-Electrical sub-station and a sewerage pumping station.

Timeframe: The project will take 14 and half years to complete once the implementation phase starts. The project will have a rolling 10 stage process which starts with the construction along the river front and will work through the project site to have the final stage of construction finish with the age care precinct Budget: The project budget for the implementation phase of the project at 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook will be $1.9billion Quality: The project quality will be in compliance with the BCA (Building Codes of Australia).

Human resource: The project will be divided up into smaller work packages so that the smaller construction companies are able to tender for the projects and will be able to manage the human recourses factors. The work packages will have a clause include within them that local labour must be employed. There is expected to be at the peak of construction of 4200 workers on the project site at the peak of construction and is expected to have a duration of 12 years.

Risks: With any project of this size and length there is expected to be a risk that some contracts and sub-contractors will go bust before their work package can be completed.

This is why there was a decision to break the work into smaller more manageable work packages for the contractors. There are also concerns with suppliers not able to keep up supply or closing their business doors.

The risk will lay with Blueharran Construction and a contingency plan will be put in place for this.

Communication: Communicating successfully with all key stakeholders will be the key to running this project successful. There will be quite a large number of key stakeholders with high interests for this project. Some of the key stakeholder will be Mr Stabilo Boss, Money lenders, Logan City Council, State Government, Redland Bay City Council, EPA, Main Roads, Energex, Local Community, Contracts, Sub-contacts, Suppliers, Local shops, Local press, Unions, QBCC, WHS and Potential buyers.

The majority of the key stakeholders are behind the project however the local community and Redland Bay City Council do not want to see the project proceed.

PROJECT CHARTER Procurement: The documentation and project management of the whole project will be done by Blueharran Construction and the infrastructure, earthworks and construction of all buildings will be outsourced to other contractors.

Constraints: The properties at 39-81 Fischer Road and 21-51 Riedel Road, Carbrook are zoned NUZ-1-Non-Urban Sub Area 1 by the Logan City Council.

Inclusions:

The property at 1-19 Riedel Road, Carbrook is zoned CZZ-7 - Conservation Sub Area 7 under the South East Queensland Regional Plan.

All site work.

The properties at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook have been zoned within the Logan City Planning Scheme as Logan Conservation Area.

Roads paving and footpaths.

There will need to be a vegetation management plan prepare.

All landscaping.

There will need to be a flood management plan prepare

Diverting of Native Dog Creek East Branch.

Acceptance of Energex tender.

There will need to be an acid sulphate soil management prepare

If it has not been includes within this document then it is exclude.

Acceptance of the Logan City Council sewage pumping station tender.

There will need to be a wetland and waterway management plan prepared.

Dependencies:

Fischer and Reidel Road upgrade approval.

The properties at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook are now below the new flood levels for the Logan City Council there will need to have a flood management plan prepared to assist with this issue.

Govern and manage the project: Blueharran Construction will be the principal contractor with the role of managing and delivering this development project. Blueharran Construction will prepare and submit all development applications with the appropriate agencies. Blueharran Construction will ensure all contractors have the appropriate licences and are capability of for filling their responsibilities.

Project initiating approvals: All development approves have been approved.

The project has the appropriate finance.

Assumptions: That all the proper approval have been approved.

Energex will be tendering and installing the sub-station within 18month once the implementation phase has started and this has not been tendered yet.

Logan City Council will be tendering and installing the sewage pumping station and has not been tendered yet.

Logan City Council has upgrade the main water line to the project site.

Mobile towers will be installed.

Morton Bay Conservation Marine Park is within close proximity to the project and a full Environment Impact Assessment will need to be undertaken to ensure that the project does not impact on Morton Bay Conservation Marine Park.

All documentation.

Fischer and Reidel Road upgrade.

All Infrastructure within the project precinct.

Construction of the buildings.

All Internal design.

Logan River walk.

All development approvals.

Will be requiring all operation permits.

Will requiring all work permits.

All other permits.

Financial approval.

Energex sub-station.

Sewage pumping station.

Mobile towers.

Approval to upgrade Fischer and Reidel Road.

DEVELOPMENT APPLICATION DEVELOPMENT APPLICATION There has been a development application prepared and ready for lodgement with the Logan City Council for the properties at 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook in the state of Queensland which has given a combined area of 75.9 hectares. Although there has been three properties acquired for this development there only needs to be one development application to the Logan City Council. However there will need to also be a development application submitted to the State Government for the property at 1-19 Riedel Road, Carbrook because the property has been placed under the South East Queensland Regional Plan and has been designated as Conservation Area.

There has already been a pre-lodgement meeting taken place with the Logan City Council with an outcome of the Logan City Council introducing a One Stop Shop application form that assist with this type of large scale development/master plan application.

NON- COMPLIANT DEVELOPMENT APPLICATION RL/50/2014 Address:

39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road Carbrook QLD 4130

Property Description: Site Area:

Lot 31 S 3190, Lot 2 RP 169286 & Lot 1 RP169286

249,457 + 322,038 + 187,500 = 758,995m2 or 75.9 hectares

Area Classification: Non-Urban sub area 1 zone and Conservation Area 7 zone Proposal:

Mixed use development/Master plan

Because the property at 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook will be a mixed use for development and therefore will be classed as a master plan by the Logan City Council.

Application:

Development Permit for Mixed used development/Master plan

The following fees will have to be paid with the development application:

Local Plan:

Medium Density Residential

Codes:

$7,590 plus $255 per unit

Multi-unit Development

$2,050 plus $255 per unit

Commercial

$8,210

High industry

$7,695

Operation work vegetation clearing

$794

Flood plain management

$375

Park (impact assessed)

$9,865

Aged Care accommodation

$7,595 plus $255 per unit

Retirement village

$7,770 plus $250 per unit

Infrastructure contribution

$525

Shopping centre development

$18,575 plus $3 per m2 of the GFA

Outdoor sports and Recreation (impact assessed)

$16,107

The following IDAS form have also been prepared and will be submitted with the development application: IDAS form 1 Application-details

IDAS form 5 Material change of use

IDAS form 6 Building or operational work

Level of Assessment:

Impact Assessable

None Applicable Desired Environmental Outcomes of the Logan Planning Scheme Overall Outcomes Residential Locality Material Change of Use Environmentally Relevant Activity Clearing Native Vegetation Watercourse Diversion Tidal Works and Development Waterway Barrier Works Application for Preliminary Approval South East Queensland Koala Conservation Mixed Use Master Plan Multi-Unit Development Medium Density Residential Aged Care Accommodation High Industry Commercial Retirement Village Shopping Centre Development Outdoor Sports and Recreation Locality and Zones Code Reconfiguring Infrastructure Code Draft Planning Scheme Strategic Framework

IDAS form 7 Reconfiguring a lot

IDAS form 8 Environmentally relevant activity IDAS form 17

Watercourse diversion

IDAS form 11 Clearing native vegetation

IDAS form 27

Waterway barrier works

IDAS form 23

Tidal works and development

IDAS form 34

SEQ koala conservation

IDAS form 31

Application for preliminary approval

Applicable Overlays:

None Applicable

Referral Agencies: None Applicable

ZONING The properties at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook are all within the Logan City Council Shire and has been zoned within the Logan City Planning Scheme as Logan Conservation Area.

Both the property at 39-81 Fischer Road and 21-51 Riedel Road, Carbrook are within the Logan City Council and has been zoned NUZ-1-Non-Urban Sub Area 1, which means if a development application was to proceed for the properties at 39-81 Fischer Road and 21-51 Riedel Road, Carbrook they will need to be code assessed or impact assessed.

NUZ-1- Non-Urban sub area 1 zoning can allow the following development application to a proceed: Nursery, Markets, Restaurant, Shops, Display and Sale, Food outlet, Educational establishment, Animal husbandry, Caretakers dwelling, Child care centre, Community care centre, Forestry, Place of Worship, Public Facility.

In 1988 the properties at 39-81 Fischer Road and 1-19 Riedel Road, Carbrook submitted a development application for material change of use for an outdoor entertainment area; the Logan City Council approved that development application.

In 2013 the property at 39-81 Fischer Road, Carbrook submitted a development application for material change of use for a house (overlays) however the application was refused on 1 st November 2013.

In 2013 the property at 1-19 Riedel Road and 21-51 Riedel Road, Carbrook submitted a development application for material change of use for a House (Reduced Road Boundary Clearance, Height

Relaxation & Overlays) the application was approved on the 15th May 2013 The property at 1-19 Riedel Road, Carbrook is within the Logan City Council and has been zoned CZZ-7 Conservation Sub Area 7 under the South East Queensland Regional Plan which mean that any development application has to go the state government for approval even if the Logan City Council does approve the application. Within this zoning for the Logan City Council does not allow multi-unit development.

On the 16 December 2013 the property at 4-48 Riedel Road, Carbrook has had a development application approved for Preliminary Approval (s242) varying the effect of the Logan Planning Scheme 2006 to establish a Tourist Facility.

Within this application there were quite a few local people within the local area that did not want to see this development application proceed to be approved.

The following is a list of the concerned residents for the development application at 4-48 Riedel Road, Carbrook: K7 J sleep, B Fitzpatrick, Brisbane Region Environment Council, K & C Thomas, Wildlife Logan, A& D Willis and L & J Daglish.

any material from the project enters the Logan River and then get flushed down and into Morton Bay which will then in turn affect Redland Bay City Council section of the Morton Bay and water ways.

Most of land at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook has been rezoned under the new flood zoning levels for the area. There must also be consideration of the following overlays as well: DA1, DA2, DA4, DT6, OL1A, OL1B, OL2, OL3, OL4, OL6, TLP12 and TLP13. (Logan City Town Planner) The current height zoning for the properties at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook is 8.5 metres or two stories in height and the project concept that is been put forward is up to 47 meters in height or 15 story buildings. Within the development application the material change of use will need to also request a height relaxation for 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook to the height of 47 metres.

(Logan City Town Planner)

As the project at 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook is within the Logan City Council Shire, all three property have excessive water frontage onto the Logan River which can have an effect on the Logan River which flows into Morton Bay. Redland Bay City Council Shire is in close proximity to the project at 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook and Redland Bay City Council will have concerns if

Broad water Zoning (Refer to Master plan)

LEGISLATION For a development application to be successful for the properties at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook both the old and current legislation, planning laws and codes that have been introduced by the Queensland State Government for the protection of all Queensland’s and the Environment will need to be meet.

The properties are within the South East Queensland Region Plan. Within South East Queensland Region Plan the properties at 1-19 Riedel Road falls within the State Conservation Area which make it harder to develop the property as all final approvals must be approved by the State Government.

In November 2012 there were amendments to the Sustainable Planning Act 2009 with the removal of the planning partnership arrangements for any master planned areas, which has now made it easier for developers to apply for areas within the South East Queensland Regional Plan if they are applying for development approval through the Sustainable Planning Act 2009 and creating a master plan.

If the approval is not successful through the Logan City Council and the State Government then there is legislation that will allow the development application at 39-81 Fischer Road, 1-19 Riedel Road and 21-51Riedel Road, Carbrook to proceed to the Environment Planning Court for approval.

For this to be a successful development application there is quite a lot of State Legislation Planning Laws and Planning Codes that will need to be meet or will need to be addressed.

The following are the State Legislation, planning laws and codes that will need to be address for the development application at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook Queensland:Aboriginal Cultural Heritage Act 2003 (Qld) Bio-discovery Act 2004 (Qld) Biological Control Act 1987 (Qld) Body Corporate and Community Management and Other Legislation Amendments Act 2003 Building Codes of Australia (BCA) Building and Other Legislation Amendment Act 2009 Clean Energy Act 2008 (Qld) Coastal Protection and Management Act 1995 (Qld Electricity Act 1994 (Qld) Environmental Protection Act 1994 (Qld) Fire and Rescue Services Act 1990(Qld) Fisheries Act 1994 (Qld) Forestry Act 1959 (Qld) Geothermal Energy Act 2010 (Qld) Greenhouse Gas Storage Act 2009 (Qld) Integrated Resort Development Act 1987 (Qld) Land Act 1994 (Qld) Land Valuation Act 2010 Local Government Act 1993 (Qld) Marine Parks Act 2004 (Qld) Native Title (Queensland) Act 1993 (Qld) Mixed Use Development Amendment Act 1993 (Qld) Nature Conservation Act 1992 (Qld) Planning and Environment Court Rules 2008

Plant Protection Act 1989 (Qld) Public Health Act 2005 (Qld) Recreation Areas Management Act 2006 (Qld) South East Queensland Regional Plans Soil Conservation Act 1986 (Qld) Standard Planning Scheme Provisions State Conservation Area State Development and Public Works Organisation Act 1971 (Qld) State Planning Policies Statute Law (Miscellaneous Provisions) Act 2004 Stratum Subdivision of Community Development Lot Surveyors Act 2003 Sustainable Planning Act 2009 (Qld) Sustainable Planning Regulation 2009 (Qld) Transport Infrastructure Amendment Act 1994 (Qld) Transport Operations (Marine Pollution) Act 1995 (Qld Vegetation Management Act 1999 (Qld) Water Act 2000(Qld) Water Related Development Workers’ Compensation and Rehabilitation Act 2003 Mixed Use Development Act (1993 endnotes).

Department of State Development, Infrastructure and Planning (2014).

SITE ESTABLISHMENT The project site at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook is an extremely large project site, it is important to consider the site establishment due to the time span of the project and costs which can be saved if the most efficient site establishment methods are used. The site in question is 75.9 hectares in size and has two street frontages (Fischer Road and Riedel Road), one river frontage (Logan River at the south) and the one remaining side bordering separate properties.

process involves Riedel Road being expanded to four lanes (with appropriate road markings added), and another four lane asphalt road being constructed on top of the dirt trail connecting Fischer Road to Riedel Road. The road expansions will also require the clearing of surrounding foliage to make space for the upgraded road. Traffic lights will need to be placed at the intersections of Beenleigh-Redland Bay Road and Fischer Road, and also Beenleigh-Redland Bay Road and Riedel Road.

Site access & traffic control: The project site is located at 39-81 Fischer Road, 1-19 Riedel Road and 21-51 Riedel Road, Carbrook in the Logan City Council Shire, a suburb of a small population. The roads surrounding the site are designed accordingly, and are only capable of allowing small amounts of traffic. As this project will bring an increase in traffic to these roads during and after construction, it is necessary to upgrade to provide easier site access and adequate control of traffic.

These features will be installed ahead of time to save money and make sure that the road will be ready for traffic once construction starts, without any further upgrades.

Riedel Road is a one-lane road which lies next to the eastern boundary, while the northern boundary of the site is marked with a section of Fischer Road, which is a dirt road that goes through bushland and intersects with Riedel Road. Located further to the north of Fischer Road is Beenleigh-Redland Bay Road, a main road with two lanes.

To provide easier access to the work site, both roads must be modified to allow heavier traffic and minimise the risk of accidents. This process must be done prior to any site construction, so that the site is already accessible once construction commences. The

project site will have security guards during working times and two roaming security guards at night. All entrances to the construction site will have all the appropriate signage to enter the construction site.

Four entry/exit points will be provided to the construction site; two entry/exits onto Riedel Road and two entry/exit points onto Fischer Road. There will be vehicle cleaning stations and cattle grids installed near each of the exits, 70 metres of concrete rock will be place on the ground, from the council crossovers to the cattle grids to ensure that all vehicles are clean before leaving the premises.

1.

Site security: The next issue to consider is will be to effectively secure the whole property to prevent any unauthorised entry, destruction of property and related injuries to ensure that the project proceeds smoothly.

2.

Due to the long-term use of the site, the best way to protect it is by placing a permanent barbed wire fence along the perimeter of the property, provided with entry and exit points with lockable gates at Fischer and Riedel Roads. Each of the entry/exits to the

3.

1. Proposed TraďŹƒc Control 2. Proposed Site Fencing 3. Site TraďŹƒc Control

SITE ESTABLISHMENT A permanent fence is preferred to a temporary fence, as hiring costs must be consisted given the long-term nature of the project. Along the river, the permanent fence will be placed behind the silt fences (see Environmental Management), and appropriate signage will be also placed along the banks of the river to keep out trespassers. The fence will also have a shade cloth attached on the whole length of the perimeter fence to provide wind and dust protection.

Temporary fences will been required to secure each contractor project site within the main project site.

Power and water supply To set up an effective working site, a supply to power and water must be provided and accessible to all areas within the site during the project, in order to operate the necessary equipment and facilities within the site. Due to the vast project size and the distant between the buildings within the site, temporary power and water supply will need to be implemented to the individual buildings at the earlier convenience.

This supply will be used by the workers in the construction stages of the project.

However, this construction project itself requires a source for power and water to proceed. This is why the contractors must obtain a separate temporary power source by contacting a provider and applying a power supply for the site. (Western Power, 2014, para. 1-2) A temporary water source will also have to be obtained from a local water supplier, using the same process. As these services are temporary and limited, restrictions must also be enforced to make sure that

the supply is not wasted, but used efficiently.

(Build.com.au, 2014, para. 2)

located at their proposed position in the completed plan to save on resources and time building.

The completion of construction of the permanent power and water source is one of the biggest priorities, as the workers cannot be reliant on the temporary source for too long.

Emergency systems:

Offices, amenities & facilities: Once a reliable power and water supply has been established, on-site facilities can be created.

They main office area will be set up off the Fischer Road and will remain here for the entirety of the project, as this will be the last section of the site to be built over. This office will serve as an introduction and general overview of the site to new visitors and will house the head contractor of the site.

Each contractor will supply their own worker facilities for their respective sectors. These facilities will be organised into clusters of removable buildings which will be referred to a facility sites. Each facility site will contain working offices and WHS offices, heated lunchrooms with storing, cooking and cooling appliances and change rooms and storage areas for tools, clothing and other personal belongings. To maintain a hygienic and humane environment for workers, first aid offices (see emergency systems), washrooms and portable toilets will be added throughout the work site. As only certain parts of the site will be worked on at one time, money can be saved by placing the facilities near sectors which are undergoing construction, for convenience and accessibility.

To ensure that the project is prepared for an emergency, systems have been set up for both smallscale and large-scale emergencies.

In the case of injury caused by a workplace accident, first aid offices will be included in each contractors’ sector, and a minor first aid office will also be placed at the main office in case the injured person needs to be taken away from the worksite. Each first aid office houses first aid kits and medicine and is occupied by medically trained staff during working times to take care of any injuries and contact emergency services if required.

If a large-scale emergency occurs which requires all workers to evacuate the construction site, an evacuation plan has been created to gather all personnel. For each building, an emergency assembly point will be assigned outside for proximity and organisational purposes. (C. Cauton, personal communication, August 24, 2014)

Car parks and mechanical parking areas will also be appropriately placed near working sites and will be 1. site power management

SITE ESTABLISHMENT Environmental Management: To ensure the construction does not have any negative impact on the environment within and surrounding the site, an environmental management plan must be created to identify and avoid any potential risks.

According to an issue considered in an environmental management plan will be to protect the soil and sediment from erosion and rainwater runoff. This is the most important issue, as the Logan River is adjacent to the project site and effective management of this issue can prevent further problems which are indirectly caused by erosion, such as water pollution.

(Department of Infrastructure, Planning & Natural Resources, 2004, p. 25) This can be achieved through the use of silt fences along the riverfront to contain the eroded soil, and thus preventing contamination of the Logan River and then into the Morton Bay Conservation Marine Park.

The fabric of the silt fences filter out the sediment particles, and allow cleaner water to pass through to the river. In the case the runoff is above the capacity of the silt fences (due to water storms), a temporary sediment basin will be created as a backup plan to diverge the flow of the eroded soil until the flow has settled. The runoff water can then be removed and the basin can be cleaned out. (United States Environmental Protection Agency, 2012, para. 21-22; C. Cauton, personal communication, August 24, 2014) Flora and fauna of the local area must also be taken into consideration, due to the conservationist nature of the surrounding areas. (Department of

Infrastructure, Planning & Natural Resources, 2004, p. 25) The working site borders on the Carbrook Wetlands Conservation Park to the north. This park is inhabited by protected plants such as Melaleuca and Eucalyptus trees and protected species like koalas. (further information in the “Flora & Fauna” section of the report) This environmental management plan ensures that the flora and the fauna inhabiting the park must be protected from any harm caused by the establishment of the site. Before the clearing process for all sections of the site starts, a spotter must inspect the area for any present wildlife and inform the delegated person.

Once there is no wildlife present in the clearing area, the clearing process can commence. Low environmental risk sections of the site will be cleared first, and will eventually move to higher risk areas until the whole site is cleared. As a result of this process, the wildlife will retreat to quieter domains due to the noise and disturbances created from the machinery. This process does not involve any negative interaction with the majority of wildlife, as the animals are unharmed and migrate away from the area at their own will.

Storage of materials: The project will require large amounts of different types of materials, this means that specific areas will need to be assigned for stock any unused materials.

Material laydown yards need to be created as a short-term solution to store away solid materials (such as timber & metal) when they are not being used. Separate laydown areas for the different contractor and sub-contractors will be erected within the different stages as the construction moves through the different stages until the completion of the project.

For finer materials such as soils and gravels, stockpiling yards must also be designated. These materials need to be stored away on a long-term basis, and therefore require more protection. To prevent the loss of any stockpiled material, the piles are protected with silt fencing. (C. Cauton, personal communication, August 24, 2014)

Due to the site’s proximity to the river, the site is very vulnerable to flooding damage, and while this is a rare occurrence, this must still be considered in setting up these environmental protection measures.

1. site waste + run off control

SITE ESTABLISHMENT

ENVIRONMENTAL ASSESSMENT

A hazardous storage sheds must also be provided for any hazardous materials such as paints, paint thinners and fuel. These materials must be stored separately in a cool, dark place to ensure that no dangerous materials can come in contact with light, heat, unprotected personnel or other materials.

Wi-fi: As a final priority before construction can commence, it is essential to ensure that there is a wi-fi connection covering the whole project site. The use of wi-fi will ensure effective communication between all parties throughout the lifespan of the project. It is also important in accessing any vital information on the project, as well as research on outside factors such as weather, environmental behaviour and legal requirements.

1. environmental management diagram

On this site there are quite a number of areas where the environment could be ruined and damaged due to the construction of the site. There are a number of small creeks and ponds in the site, a river which is on the border of the site, a conservational park on the site and another one across the road from the site.

With those rivers, creeks and parks being quite close to the site, it would be quite easy for them to be polluted while the construction is being undertaken, with this in mind, several methods are implemented to prevent and reduce the amount of pollution that the construction would produce during the time of construction. There are also many trees in the area, which are homes to a large amount of animals, and during the construction period, the clearing of lands of require the animals to be relocated to a different habitat.

FLORA + FAUNA Flora and fauna Name

Existing flora and fauna There is quite a large number of flora and fauna in this area, especially since the Carbrook Wetlands Conservational Park is right across the road from the site. So, extra care should be taken into consideration during the construction phase of the site.

Common Name

Scientific Name

Conservation Act EPBC NC Act Act

Scientific Name

electrocuted from power lines, changes in the waterways, degradation and pollution.

Status EPBC Act

NC Act

Richmond birdwing butterfly Australian lungfish

Ornithoprera richmondia

-

V

Neoceratodus forsteri

V

-

Tusked frog

Adelotus brevis

-

V

Wallum froglet

Crinia tinnula

-

V

Green-thighed frog

Litoria brevipalmata

-

NT

Grey goshawk

Acipiter novaehollandiae

-

NT

Square-tailed kite

Lophoictinia isura

-

NT

Powerful owl

Nonox strenua

-

V

Marble frogmouth

Podargus ocellatus plumiferus

-

V

Glossy blackcockatoo Swift parrot

Calyptorhynchus lathami

-

V

Lathamus discolor

E

E

Black-chinned honeyeater Regent honeyeater

Melithreptus gularis

-

NT

Antochaera phrygia

E

E

Black-necked stork

Ephippiorhynchus asiaticus

-

NT

Freckled duck

Stictonetta naevosa

-

NT

Queensland Lace Plant Water Shield

Aponogeton elongatus subsp. elongatus Brasenia schreberi

-

R

-

R

Bailey’s Indigo

Indigofera baileyi

-

R

Bahrs Scrub Devil’s Needles Pink Smartweed

Solanum mentiens

-

E

Persicaria elatior

V

V

Birdwing Butterfly Vine Slender Milkvine

Pararistolochia praevenosa

-

R

Cotton pygmy-goose Nettapus coromandelianus

-

NT

Marsdenia coronata

V

V

Lewin’s rail

Lewinia pectoralis

-

NT

Bahrs Scrub Croton

Croton mamillatus

-

E

V

V

Leucopogon recurvisepalus

-

E

Native Jute

Corchorus cunninghamii

E

E

Australian painted snipe Little tern

Rostratula australis

Curly Beardheath

Sternula albifrons

-

E

Scrub Sophora

Sophora fraseri

V

V

Spotted-tailed quoll

E

V

Angle-stemmed Myrtle Veiny Fontainea

Gossia gonoclada

E

E

Dasyurus maculatus maculatus Kerivoula papuensis

-

NT

Fontainea venosa

V

V

Petrogale penicillata

V

V

Bailey’s Cypress Pine Callitris baileyi Floyd’s Walnut Endiandra floydii

-

R

Brush-tailed rock wallaby Koala

Phascolarctos cinereus

-

V

E

E

Pterospus poliocephalus

V

-

Giant Ironwood

Choricarpia subargentea

-

R

Grey-headed flying fox

Long-leaved Tuckeroo Plunkett Mallee

Cupaniopsis newmanii

-

R

Eucalyptus curtisii

-

R

Small-leaved Tamarind Macadamia Nut

Diploglottis campbellii

E

E

Macadamia integrifolia

V

V

Swamp Tea Tree

Melaleuca irbyana

-

R

Shiny-leaved Coondoo Hairy Hazelwood

Planchonella eerwah

E

E

Symplocos harroldii

-

R

Golden-tipped bat

Threats General threats which can affect the fauna in the area includes the loss of habitat, introduced competitions and predators, the loss of habitats of the prey, being injured by motor vehicles and by other manmade objects for example, barbed wire fences and being

General threats which can affect the flora in the area includes the clearing of land for development, changes in the waterways, pollution, introduced competition and invasion of weeds, being grazed by agriculture, and the overuse of herbicides. With some of the other plants like the Melaleuca they also have other threats like risking local extinction due to the lack of diversity in the genetics.

After construction has been done, there will be more pollution and interaction with humans and their manmade objects.

During and after the construction it is possible that the workers and residents may introduce some new pests such as rats, weeds and etc, due to the increase of movements around the site and due to having more food and supplies around the site as well.

Protection methods There will be methods which will be used to protect the flora and fauna that live in the area of the construction site. Some of those methods include hiring a spotter to spot for any fauna that has appeared in the area and inform the delegated person, the delegated person then has to do what he must to keep the construction workers to harm the fauna. The method that will be used when clearing fauna from the site is slowly start work in an area where there’s a low amount of fauna, effectively scaring them away from the area, and as the work progresses, there fauna should continuously be scared off.

FLORA + FAUNA After the construction has been completed there would an isolation area for the parkland area so that the fauna and flora can remain safer. A small wall or railing should be put around the roads so that it’d prevent the smaller and less agile fauna from getting onto the roads.

There is a type of tree which is quite rare on the site and we have planned out the lot so that the reserve parkland is situated where the trees are to avoid the complications of relocating trees.

Geotechnical Investigations Surface Conditions The surface of the site appears to be fairly flat area with the height levels not fluctuating with too much of a difference in values. This is something to look for in a site since it will be easier to move around on the site during and after construction.

Vegetation Creek Environment & Slope Stability The vegetation in the area contributes to the creek’s environment and the slope stability as the vegetation helps contribute to the strength of the soil through the roots and by modifying the components of the hydrological cycle. With this is mind, the removal of vegetation would increase the amount of erosion there in on the slope and therefore reduce the slope stability and would also increase the amount of the water that is evaporated during dry spells leading to the cracking and drying of the soil.

Geology

The foundation of the construction site is moderately or highly reactive clay or silt sites, which can experience ground movement from moisture changes. There will be some abnormal conditions which will occur since the construction with require the clearing the land and trees to provide space for the structures to be built. The clearing of the trees will cause some moisture problems to arise. From the analysis, it is then determined that it is a class P site with either class M or H soil.

Acid sulfate soils are a common occurrence underneath floodplains and coastal estuaries. From the map below, it shows that most and if not, the entire site has acid sulfate soil occurring within 5m of the surface.

When the acid sulfate soils are undisturbed and unexposed, the soils pose no risk, but when they are exposed they undergo a chemical reaction known as oxidation which then causes the soil to produce sulphuric acid.

Exposed acid sulfate soils to air can also produce heavy metals along with the which can have horrible consequences on the nearby environment including the aquatic environment, drinking water and industrial water.

Exposed acid sulfate soils can have harmful effects on built environments causing effects like corroding metals, concrete and other building materials. The grounds could also subside and that could damage roads, buildings and other structures, which can lead to have major problems in those structures.

Acid sulfate soils are treatable with limestone and they do not need to be removed from the site.

Ground Water Table It is important to determine the depth of the groundwater table. The groundwater table determines important information such as the type of drainage system which is needed to be installed and whether there could be water problems which may occur during the excavation of the site. The depth of the groundwater table is useful when deciding if any foundation walls or basement walls underground would need damp proofing or water proofing. If possible, it is best if the construction would be kept about the groundwater table.

APPENDIX

REFERENCE LIST Build.com.au. (2014). Connecting water, electricity and sewerage.

Retrieved from http://www.build.com.au/connecting-water-electricityand-sewerage

Logan City Council. (n.d.). Threatened Wildlife of Logan. Retrieved from http://www.logan.qld.gov.au/__data/assets/pdf_file/0012/3270/ threatened-wildlife.pdf

CSIRO. (2003). A builder’s guide to preventing damage to dwellings.

Retrieved from http://www.publish.csiro.au/Books/download.cfm?

ID=3621

Logan City Council.(n.d.). Wildlife in Logan. Retrieved August 26, 2014, from http://www.logan.qld.gov.au/environment-water-andwaste/wildlife/wildlife-in-logan

Department of Infrastructure, Planning & Natural Resources. (2004).

Guideline for the Preparation of Environmental Management Plans [Booklet]. Sydney, NSW.

L o g a n C i t y C o u n c i l ( 2 0 1 4 ) . R e t r i e v e d f r o m h t t p : / / p d o n l i n e . l o g a n . q l d . g o v. a u / M a s t e r V i e w U I / M o d u l e s / ApplicationMaster/default.aspx?page=search

Development Assessment Branch ONE STOP SHOP CHARTER (2014). Retrieved from http://www.logan.qld.gov.au/__data/assets/pdf_file/0017/65330/OneStop-Shop-Charter-2013.pdf

Logan City Council (2014). Retrieved from http:// p d o n l i n e . l o g a n . q l d . g o v. a u / M a s t e r V i e w U I / M o d u l e s / ApplicationMaster/default.aspx?page=wrapper&key=1232869

Department of State Development, Infrastructure and Planning (2014). Retrieved from http://www.dip.qld.gov.au/planning-laws-andcodes/resources/planning-laws-and-codes.html Department of State Development, Infrastructure and Planning (2014). State Planning Policy http://www.dip.qld.gov.au/resources/ factsheet/spp/overview-of-the-spp.pdf Development Assessment Branch ONE STOP SHOP CHARTER (2014). Retrieved from http://www.logan.qld.gov.au/__data/assets/pdf_file/0008/27683/ chapter3c-part4-6.pdf

Spoke with the Town Planning Department at Logan City Council on 1st August and the reference number is: 2336019.

Spoke with Robin who works for the Town Planning Department at Logan City Council on 27th August and the reference number is 2343537.

Metropolitan Planning Authority. (2012). Preliminary Geotechnical Investigation & Desktop Study. Retrieved from http:// www.mpa.vic.gov.au/wp-content/uploads/2014/03/PreliminaryGeotechnical-Investigation-and-Desktop-Study-Clyde-Creek-andThompsons-Road-Site-Geotechnical-Pty-Ltd-6December-20121.pdf

Fitzpatrick R. W., Davies P.G., Thomas B. P., Merry R. H., Fotheringham D. G and Hicks W. S. (2002). Properties and distribution of South Australian coastal acid sulfate soils. Retrieved from http://www.clw.csiro.au/publications/acid-sulfate-soils/ b a r k e r _ i n l e t _ r e p o r t s / 5 t h %20IASS_Conf_Properties_Distribution_SA_ASS.pdf

Mixed Use Development Act 1993 Retrieved from https:// w w w . l e g i s l a t i o n . q l d . g o v. a u / L E G I S LT N / C U R R E N T / M / MixedUseDevA93.pdf

Gardiner, P.D. (2005) Project management a strategic planning approach (1st ed). PALGRAVE MACMILLAN Publishing.

Queensland Government. (1999). Carbrook Wetlands Conservation Park Serpentine Creek Conservation Park Management Plan.

Retrieved from http://www.nprsr.qld.gov.au/managing/plansstrategies/pdf/carbrook-wetlands-and-serpentine-creekconservation-parks-2000.pdf

Griffith University. (n.d.). Physical Geography. Retrieved from https:// www120.secure.griffith.edu.au/rch/file/4cd8fc31-759c-7e93-db85b11873ec3d0d/1/03Chapter2.pdf Logan City Council. (n.d.). Threatened Plants of Logan. Retrieved from http://www.logan.qld.gov.au/__data/assets/pdf_file/0012/3126/ threatenedplants.pdf

PMBOK (2013) A guide to the project management body of knowledge ( 5th ed.). PROJECT MANAGEMENT INSTITUTE Publishing.

United States Environmental Protection Agency. (2012). Erosion, Sediment and Runoff Control for Roads and Highways. Retrieved from http://water.epa.gov/polwaste/nps/road_runoff.cfm

WaYon, R. Project management framework a structure for all organisaZons (1st ed.). PEARSON Publishing.

Wattton, R (2014). UDB 214. Professional Studies 2 [Resource Material]. Retrieved from https:// blackboard.qut.edu.au/bbcswebdav/pid-5503140-dt-contentrid-3024005_1/courses/UDB214_14se2/EnvLawQld.pdf

Wattton, R (2014). UDB 214. Professional Studies 2 [Resource Material]. Retrieved from https:// blackboard.qut.edu.au/bbcswebdav/pid-5523783-dt-contentrid-3084069_1/courses/UDB214_14se2/DA%20for %2023-25%20Yarabah%20Crescent%20Shailer%20Park.pdf Western Power. (2014). Power supplies. Retrieved from http:// www.westernpower.com.au/business-customers-temporarysupplies.html

APPENDIX

MEETING MINUTES TEAM MINUTES 1 - WEEK 2

Place of Meeting

Date of GP S-403 Meeting

TEAM MEMBER

Andy Carl Ilyas Gregory Khanh

TEAM MINUTES 2 - WEEK 3

Time of 30/07/2014 Meeting 11:50 - 12:00 AM

PRESENT AT MEETING?

TASK(S) ALLOCATED AT LAST MEETING COMPLETED? N/A N/A N/A N/A N/A

Yes Yes Yes Yes Yes

KEY DECISION(S) ESTABLISHED AND AGENDA OF THE MEETING • • •

Team member induction Arranged a time and place for regular meetings A short discussion on the project brief was done

TEAM MEMBER

Andy Carl Ilyas Gregory Khanh

Place of next meeting

Date of GP S-403 next meeting

project project project project project

brief brief brief brief brief

Time of 06/08/201 next 4 meeting

8:00 - 9:00 AM

Date of GP S-403 Meeting

TEAM MEMBER

Andy Carl Ilyas Gregory Khanh

Time of 06/08/2014 Meeting

PRESENT AT MEETING?

8:00 - 9:00 AM

TASK(S) ALLOCATED AT LAST MEETING COMPLETED? Yes Yes Yes Yes Yes

Yes Yes Yes Yes Yes

KEY DECISION(S) ESTABLISHED AND AGENDA OF THE MEETING •

TASKS ALLOCATED TO BE DONE

BY NEXT MEETING Read Read Read Read Read

Place of Meeting

Concept designs were discussed

TEAM MEMBER

TASKS ALLOCATED TO BE DONE

BY NEXT MEETING

Andy Carl Ilyas Gregory Khanh

Research Research Research Research Research

Place of next meeting

Date of GP S-403 next meeting

on on on on on

feasibility feasibility feasibility feasibility feasibility

Time of 13/08/201 next 4 meeting

of of of of of

ideas ideas ideas ideas ideas

8:00 - 9:00 AM

APPENDIX

MEETING MINUTES TEAM MINUTES 1 - WEEK 2

Place of Meeting

Date of GP S-403 Meeting

TEAM MEMBER

Andy Carl Ilyas Gregory Khanh

TEAM MINUTES 2 - WEEK 3

Time of 30/07/2014 Meeting 11:50 - 12:00 AM

PRESENT AT MEETING?

TASK(S) ALLOCATED AT LAST MEETING COMPLETED? N/A N/A N/A N/A N/A

Yes Yes Yes Yes Yes

KEY DECISION(S) ESTABLISHED AND AGENDA OF THE MEETING • • •

Team member induction Arranged a time and place for regular meetings A short discussion on the project brief was done

TEAM MEMBER

Andy Carl Ilyas Gregory Khanh

Place of next meeting

Date of GP S-403 next meeting

project project project project project

brief brief brief brief brief

Time of 06/08/201 next 4 meeting

8:00 - 9:00 AM

Date of GP S-403 Meeting

TEAM MEMBER

Andy Carl Ilyas Gregory Khanh

Time of 06/08/2014 Meeting

PRESENT AT MEETING?

8:00 - 9:00 AM

TASK(S) ALLOCATED AT LAST MEETING COMPLETED? Yes Yes Yes Yes Yes

Yes Yes Yes Yes Yes

KEY DECISION(S) ESTABLISHED AND AGENDA OF THE MEETING •

TASKS ALLOCATED TO BE DONE

BY NEXT MEETING Read Read Read Read Read

Place of Meeting

Concept designs were discussed

TEAM MEMBER

TASKS ALLOCATED TO BE DONE

BY NEXT MEETING

Andy Carl Ilyas Gregory Khanh

Research Research Research Research Research

Place of next meeting

Date of GP S-403 next meeting

on on on on on

feasibility feasibility feasibility feasibility feasibility

Time of 13/08/201 next 4 meeting

of of of of of

ideas ideas ideas ideas ideas

8:00 - 9:00 AM

UXB 214 PROFESSIONAL PRACTICE

ASSIGNMENT ONE Ground Level 232A Adelaide Street Brisbane QLD 4000 GPO Box 3204 Brisbane QLD 4001 © Copyright 2013

| GROUP p 07 32210672 f 07 32210683

MEMBERS |

ANDREW BELL www.bureauproberts.com.au CARL NEWTON mail@bureauproberts.com.au

| AUGUST 2014 |

ILYAS AMIR AMRON SHAMSHIR GREGORY CATON KHAN NGUYEN