DEVELOPMENT APPLICATION
STATEMENT OF ENVIRONMENTAL EFFECTS
A BUILDING TO BE USED AS A PLACE OF PUBLIC WORSHIP AND COMMUNITY FACILITY
For NORTHERN RIVERS CHURCH OF CHRIST
Lot A DP 415585, 39 Rous Rd Lot B DP 415585, 41 Rous Rd Lot 4 DP 503960, 43 Pleasant St Goonellabah Lismore NSW
Prepared by: Malcolm Scott MPIA 8 Beardow St Lismore NSW 2480 Ph 02 6624 6051 Email mscott@spot.com.au December 2013
Statement of Environmental Effects
TABLE OF CONTENTS
Page
1.0 1.1 1.2 1.3 1.4 1.5
INTRODUCTION Background and circumstances The land and existing buildings The locality and adjoining lands Planning status Consultation with Council
3 5 7 14 15 16
2.0 2.1
THE PROPOSED DEVELOPMENT Proposed development 2.1.1 Place of public worship 2.1.2 Community facility 2.1.3 Building management Tree removal and landscaping Vehicular access, on-site parking & traffic generation Signage Fencing Infrastructure
17 17 19 20 23 24 25 26 27 27
3.0 3.1 3.2 3.3 3.4 3.5 3.6 3.7
ENVIRONMENTAL IMPACT ASSESSMENT Potential for impact on soils and water Potential vegetation and landscape impacts Potential for noise impact on adjoining land use Potential for over-shadowing Potential for traffic impact Consideration of potential for social impact Services loading and utilities
28 28 29 30 32 32 33 34
4.0 4.1
STATUTORY PLANNING ASSESSMENT 35 Assessment Section 79(c) Environmental Planning and Assessment Act (EP&A Act) – matters for consideration 35 4.1.1 Environmental planning instruments 35 4.1.1.1 State Environmental Planning Policies 35 4.1.1.2 Lismore Local Environmental Plan 2012 (LLEP 2012) 36 4.1.2 Draft environmental planning instruments 38 4.1.3 Development control plans 39 4.1.4 Planning agreements 44 4.1.5 Regulations 44 4.1.6 Coastal zone management plan 44 4.1.7 Considerations 44 Assessment Section 5A EP&A Act – potential for impact on threatened species, populations and ecological communities 47
2.2 2.3 2.4 2.5 2.6
4.2 5.0
CONCLUSION
49
REFERENCES TABLES 1 Development plans 2 Trees on the land 3 Use of adjoining lands 4 Land use and cover 5 Floor plan uses and areas 6 Preliminary schedule of external materials and colours Page 1 of 51
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Statement of Environmental Effects
MAPS 1 2 3 4
Location of the land Aerial of the locality and land Location of trees to be removed Koala habitat
PHOTOGRAPHS 1 Existing church building – east & north elevations 2 Existing church building - southern elevation 3 The land 4 Existing dwelling – north and east elevation 5 Existing dwelling - east elevation 6 Existing dwelling & rear of vacant land ATTACHMENT 1 Development Plans by Monique Quinlan – A Little Left Field. APPENDICES 1 Detail Plan by John Wade Engineering Surveyor 2 Preliminary Contaminated Land Assessment by Greg Alderson & Assoc. Pty Ltd 3 Architectural Statement by Monique Quinlan – A Little Left Field. 4 Building Code of Aust. Assessment. by Mark Norris & Assoc. Pty Ltd. 5 Traffic Impact Assessment by Greg Alderson & Assoc. Pty Ltd 6 Preliminary Aboricultural Impact Assessment by Douglas Blythe & Salli Prendergast. 7 Landscape Plans by Nick Alderson 8 Water and Wastewater Assessment by Greg Alderson & Assoc. Pty Ltd 9 Stormwater Management Report by Greg Alderson & Assoc. Pty Ltd 10 Information on Greenwall Systems by Plant Up. 11 Minutes of DA Pre-lodgement Meeting & Consultation with Council by Lismore City Council.
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1.0
INTRODUCTION
This report is a Statement of Environment Effects (SEE) supporting a Development Application (DA) made pursuant to s. 78 of the Environmental Planning and Assessment & Act (EP&A Act) to Lismore City Council (LCC). The DA relates to land known as: Lot A DP 415585, 39 Rous Rd, Goonellabah Lot B DP 415585,41 Rous Rd, Goonellabah and Lot 4 DP 503960, 43 Rous Rd, Goonellabah. The land has an area of 3,036m2. The land is owned by the Trustees for the Northern Rivers Church of Christ. The DA seeks consent for a proposed development comprising: 1. The demolition of 3 buildings comprising; an existing place of public worship, a storage shed and a dwelling 2. The removal of 11 trees 3. The erection of a building to be used as a: place of public worship and community facility (youth and community welfare and development) and 4. The provision of landscaping, a 28 bay car park and ancillary infrastructure. The building will be known as the ‘Goonellabah Community Hub’. The principal occupants and organisations responsible for the management of the ‘Goonellabah Community Hub’ will be: The Northern Rivers Church of Christ and Youth Connections North Coast Incorporated. The report: describes the land and existing buildings describes the proposed development identifies and assesses potential environmental and social impacts of the proposed development on the environment of the land and locality and identifies steps taken where appropriate to protect the environment and/or reduce potential for environmental harm and examines the consistency of the proposed development with relevant land use planning legislation. The proposed development is shown on the Development Plans (refer to Attachment No. 1), prepared by Monique Quinlan – A Little Left Field and identified in Table No. 1.
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Table No. 1 Plan No. A3.01 A3.02 A3.03 A3.04 A3.05 A3.06 A3.SD1 A3.SD2
Development plans Issue date Title 15.12.13 Site and roof plan 15.12.13 Ground floor plan 15.12.13 North & south elevations 15.12.13 East elevation 15.12.13 West elevation 15.12.13 Sections 15.12.13 Shadow diagrams - 21 June 15.12.13 Shadow diagrams - 21 Dec.
Scale 1 : 200 @ A3 1 : 200 @ A3 1 : 100 @ A3 1 : 100 @ A3 1 : 100 @ A3 1 : 100 @ A3 1 : 500 @ A3 1 : 500 @ A3
It is intended that application’s pursuant to: s. 68 of the Local Government Act 1993 for the provision of water, sewer and stormwater services and s. 138 of the Roads Act 1993 for the provision of vehicular accesses to Rous Rd will be sought concurrent with the DA. This report includes the following specialist assessments and information. Appendix No. 1 Detail Plan by John Wade Engineering Surveyor. This is the surveyed plan of the land. Appendix No. 2 Preliminary Contaminated Land Assessment by Greg Alderson & Assoc. Pty Ltd This report describes the outcomes of site investigations and analysis for potential land contamination as a consequence of the previous use of the land and buildings. Appendix No. 3 Architectural Statement by Monique Quinlan – A Little Left Field. This report describes the architectural responses to the client brief and a description of the proposed development. Appendix No. 4 Building Code of Aust. Assessment by Mark Norris & Assoc. Pty Ltd. This report demonstrates that the proposed development can be built in a manner that satisfies the building construction and accessibility requirements of the Building Code of Australia.
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Appendix No. 5 Traffic Impact Assessment by Greg Alderson & Assoc. Pty Ltd This report provides an assessment of the traffic impact and parking requirements of the proposed development. Appendix No. 6 Preliminary Aboricultural Impact Assessment by Douglas Blythe & Salli Prendergast. This report provides a condition assessment of the large Forest Red Gum on the land. Appendix No. 7 Landscape Plans by Nick Alderson. The plans show the landscaping of the proposed development. Appendix No. 8 Water and Wastewater Assessment by Greg Alderson & Assoc. Pty Ltd This report identifies the demand for water and loading to sewer of the existing and proposed development. Appendix No. 9 Stormwater Management Report by Greg Alderson & Assoc. Pty Ltd This report describes the stormwater system including; collection, detention, re-use and disposal for the development. The report provides an analysis of discharge water quality. Appendix No. 10 Information on Greenwall Systems by Plant Up. This is proprietary information on a particular type of greenwall system, which would be suitable for the proposed development. Appendix No. 11 Minutes of DA Pre-lodgement Meeting & Consultation with Council by LCC. The minutes record the matters discussed with Council at the meeting of 14 May 2013. Malcolm Scott MPIA, Consultant Town Planner, has prepared this report. 1.1
Background and circumstances
The DA for the ‘Goonellabah Community Hub’ is a consequence of the unique innovation, collaboration and partnership between a private businessman, a religious organisation, a non-government community
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based youth welfare organisation, the regional social development council and local government. The proposed development realises that business and community can work together to develop a building in Goonellabah which will be used to build capacity and sustainability within the community and to create a space that is owned and used by the community. In late 2012 a group of like-minded compassionate, experienced, knowledgeable, passionate and caring people decided to attempt to provide to the Goonellabah community a building which would house a range of community services within a business model, building a social economy which created a model for prevention and early detection and / or intervention. The building will provide a new church building for The Northern Rivers Church of Christ and administrative and training facility for Youth Connections North Coast Incorporated. The building also provides for the co-location of allied specialist nongovernment and government other welfare, health and employment services. The establishment of the development has the support of the following organisations; YWCA NSW, Child and Family Health, New Horizons, Southern Cross University, Lismore GP Super Clinic, Rekindling the Spirit, the Northern United Rugby League Football Club, Nortec, Kadina High School, Lismore High School, Richmond River High School, Lismore TAFE and ADAC. At its Ordinary Meeting of 12 March 2013 LCC adopted the Goonellabah Community Plan. The preparation of the community plan was funded by the Australian Government under the Safer Suburbs Program. The community plan aims to enhance social inclusion and discuss new ways of resolving problems and issues, and to develop strategies to address the three funded objectives: Reduction of crime and anti-social behaviour by Indigenous young people at the Goonellabah business district and surrounding suburban streets. Increased community perception of safety in the Goonellabah business precinct and the Goonellabah streets surrounding the area. To create employment opportunities for Aboriginal community members. The proposed development realises the strategy for shared outcomes and partnership for ‘youth and community space’ by provided for Relocation of Youth Connections North Coast to Goonellabah. Increased programming and support for young people and their families. Page 6 of 51
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1.2
Provision for other service providers (both Government and NGO) to co-locate or deliver services via a ‘hot desk’. Community access to a one-stop-shop for young people and their families. Increase opportunity for organisations to collaborate and partner in projects. Increased health outcomes for service users via partnership and proximity with Meridian GP Super Clinic. Opportunities to link up service delivery and co-case management of vulnerable families. Potential to create social enterprise projects involving young people and community. Provide vocational pathways via training and social enterprise projects. The land & existing buildings
The Detail Plan (refer to Appendix No. 1) and Maps No. 1 & 2 show the location and features of the land including: the location of the land in relation to Rous Rd & Pleasant St land levels location of the existing buildings and other structures on the land location of existing trees on the land and location of the existing internal access driveways and parking areas.
Map No. 1 Location of the land Data source Lismaps Dec. 2013
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Map No. 2 Aerial of the locality and land Data source Lismaps Dec. 2013 Existing development on the land Place of worship – Lot A DP 415585 – 39 Rous Rd
Existing development on Lot A DP 415585 comprises: a single storey hardwood framed, fibro and weatherboard clad building with colourbond roof used as a church and ancillary meeting rooms and facilities and a steel framed and clad storage shed. Photographs No. 1 & 2 shows the exterior of the church building.
Photograph No. 1 Existing church building – east & north elevations
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Photograph No. 2 Existing church building - southern elevation Land use history
LCC development, building and property records show the following land use history for the church building: DA No. 1960/100 – church hall and youth centre Approved – no records are now held Council (application or approved plans).
BA No. 1978/402 – additions to existing church building Approved toilet facilities – plans show that the existing church hall and youth centre had a total floor plan area of approx. 204m2.
1993 – Church offers to sell part of land to Council to enable it build public toilets – offer declined.
May 1997 – Church seeks Council advice in regard shared use of car park at Rous Rd shops if it decides to building a new 200 seat church and it could not provide all the required parking (20 spaces on-site) and whether or not Council would require up-grade of Rous Rd / Pleasant St intersection. Council advised it would consider shared parking arrangement and that the DA would have to have the consent of the owners of the shopping complex and it was unlikely that any intersection up-grading would be required due to the nature of use (Sundays) and traffic generation.
BA No. 1998/117 – awning over entrance to church building. Approved.
BA No. 1998/152 – storage shed and building line variation to Pleasant St. Approved.
Dec. 2000 – removal of 2 trees near NW corner of land. Approved.
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July 2001 – temporary use of land for Winter Fair. Approved.
From LCC records it appears that the building was erected in the early 1960’s and additions were made to it in 1978. The storage shed was erected in1998. Floor plan use and areas
The existing church building has a floor plan area of approximately 228m2 comprising: main hall / worship space - 126m2 entry & meeting / café - 42m2 kitchen & store - 27m2 toilets - 17m2 and meeting room - 16m2. The storage shed has a floor plan area of 30m2. Vacant land – Lot B DP 415585 – 41 Rous Rd
Photograph No. 2 shows part of Lot B adjoining the church building. Photograph No. 3 shows part of Lot B when viewed from the intersection of Rous Rd and Pleasant St.
Photograph No. 3 The land Dwelling – Lot 4 DP 503960 – 43 Rous Rd
Existing development on Lot 4 DP 503960 comprises a single storey dwelling constructed with hardwood framing, clad in fibro and brick with a tile roof. The building appears to have been erected in the 1970’s. Photographs Nos. 4, 5 & 6 shows the exterior of the dwelling.
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Photograph No. 4 Existing dwelling – north and east elevation
Photograph No. 5 Existing dwelling - east elevation
Photograph No. 6 Existing dwelling & rear of vacant land
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Vehicular access
Access to the land is via: a concrete crossover from Pleasant St and 2 concrete crossovers from Rous Rd. The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the road network adjoining and in the immediate vicinity of the land. On-site car parking
On-site car parking for the church building comprises an informal gravel car parking area. As the building was erected in 1960’s and no Council records of it any longer exist, it is difficult to determine whether or not any formalised car parking was required at the time. At Council’s current car parking rate for place of public worship of 1 space per 10 seats or 1 space / 10m2 public floor space (whichever is greater) the main hall (126m2) in the building generates a requirement to provide 12.6 (13) car spaces. The existing congregation of approximately 100 people would generate a requirement to provide 10 car spaces. On-site car parking for the dwelling comprises the equivalent of 2 open spaces. The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes existing parking on the land. Traffic generation
The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) provides an assessment of the traffic generated by the existing development on the land. Existing Vegetation
The land supports 12 trees of various species and heights and ages. The Detail Plan (refer Appendix No. 1), Development Plans (refer Attachment No. 1), Landscape Plans (refer Appendix No. 7) and Map No. 2 show the location of the trees. Photographs Nos. 3, 4, 5 & 6 show the trees. The Preliminary Aboricultural Impact Assessment (refer Appendix No. 6) describes the large Forest Red Gum in the north-eastern corner of the land. Table No. 2 identifies the names and approximate location of the more substantial trees on the land (shown on Map No. 3).
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Table No. 2 Tree No. 1 2 3 4 5 6 7 8 9 10 11
Trees on the land Tree type Forest Red Gum Cadaghi Brush cherry – Lilli Pilly Small leaved umbrella Cadaghi Native frangipani Forest Red Gum Tuckeroo Silky Oak Hoop pine Forest Red Gum
Location NE corner Lot A DP 415585 Near Rous Rd Lot B DP 415585 Near driveway Lot 4 DP 503960 Near driveway Lot 4 DP 503960 Centre Lot B DP 415585 Centre Lot B DP 415585 Centre Lot B DP 415585 Rear yard Lot 4 DP 503960 Rear yard Lot 4 DP 503960 Rear yard Lot 4 DP 503960 Rear yard Lot 4 DP 503960
Topography and slope
The land slopes gently to the east and has a height of approximately 178m(AHD) at the north-western corner of Lot A DP 415585 and 176m(AHD) towards Rous Rd. The slope of the land is approximately 4%. Watercourses
There are no watercourses on the land. A stormwater easement burdens the land, though there does not appear to be any drainage infrastructure in the easement. The open swale that traverses the land is not in the easement. Soils
The soil landscape of the land as classified by Morand (1994) comprises disturbed residual ‘Wollongbar residual soil landscape’. Typically soils in the ‘Wollongbar residual soil landscape’ are deep (>200cm) well drained alluvial Krasnozem soils. Risks and hazards Flood
The land is not flood prone. Bushfire
The land does not contain bushfire prone vegetation or is it in a bushfire buffer area. Slip
There appears to be no surface evidence or evidence on the buildings by cracking of slippage or mass movement on the land. Land contamination
The preliminary land contamination assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 2) concludes that the land is not contaminated as a consequence of previous use.
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Heritage
The land contains no heritage items scheduled under the Lismore Local Environmental Plan 2012. Archaeology
The land is highly disturbed by previous and existing land uses. The land is highly disturbed and it is unlikely that any Aboriginal archaeological evidence exists or remains on it. Visual characteristics
Map No. 2 and Photographs Nos. 1 – 6 show the visual characteristics of the land. Section 1.3 describes land use and development adjoining and in the immediate locality. The land and church building are readily visible from Rous Rd and Pleasant St adjoining it and within approximately 250-300m along those streets and have been part of those streetscapes since the 1960’s. The large Forest Red Gum is a dominant element in the streetscape. Services Water supply
Potable water is supplied from Council’s water mains in Pleasant St and Rous Rd. Wastewater disposal
Sewage drains to Council’s sewer main that traverses the land near Rous Rd. Stormwater disposal
Stormwater falling on existing buildings and car parking areas drain (without treatment) to the Rous Rd road reserve. Electricity and telecommunications
Overhead electrical and underground telecommunication services are located in the Pleasant St and Rous Rd road reserves adjoining the land and are reticulated to the buildings. Garbage storage and disposal
General garbage and recyclables generated by the existing use of the buildings is placed in wheelie bins and is collected kerb-side by Council. 1.3
The locality and adjoining lands
Maps No. 1 & 2 shows the pattern of settlement in the locality of the land. Table No. 3 identifies the use of adjoining lands and lands in the locality.
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Table No. 3 Use of adjoining lands Direction & address Use North Pleasant St Public road 37 Rous Rd Lismore GP Super clinic Locality land use
West 13 Pleasant St 30 & 32 Fischer St
Residential development – detached dwellings & medium density (residential flat buildings), commercial development. Dwelling Dwelling and 3 unit residential flat building
Locality land use South 45 Rous Rd
Residential development – detached dwellings
Locality land use East Rous Rd 34, 36 & 38 Rous Rd
Residential development – detached dwellings
Detached dwelling
Public road Detached dwellings
Locality land use Residential development – detached dwellings Source – Lismaps & site inspection
1.4
Planning status
Lismore Local Environmental Plan 2012 (LLEP 2012)
The land is zoned R1-General Residential under the Lismore Local Environmental Plan 2012 (LLEP 2012). Refer to LLEP 2012 Maps LZN_005AB and LZN_006AB. The proposed development is defined as a place of public worship and community facility in the LLEP 2012. A place of public worship means: a building or place used for the purpose of religious worship by a congregation or religious group, whether or not the building or place is also used for counselling, social events, instruction or religious training.
A community facility means: a building or place: (a) owned or controlled by a public authority or non-profit community organisation, and (b) used for the physical, social, cultural or intellectual development or welfare of the community, but does not include an educational establishment, hospital, retail premises, place of public worship or residential accommodation. Permissibility
A building to be used for a place of public worship and community facility is a permissible development in the R1 zone.
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Planning assessment
Section 4 provides a planning assessment and evaluation of the proposed development against the objectives and provisions of relevant State Environmental Planning Policies, the LLEP 2012 and the Lismore Development Control Plan 2012. 1.5
Consultation with Council
Representatives from Youth Connections North Coast Incorporated, Earn Out Pty Ltd, Monique Quinlan (Architectural Design) and Malcolm Scott met with Lismore City Council’s Development Application Prelodgement Panel on 14 May 2013 to discuss the proposed development. Appendix No. 11 is copy of the minutes of the meeting.
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2.0
THE PROPOSED DEVELOPMENT
The following describes the proposed development.
2.1 The proposed development The DA seeks consent for a proposed development comprising: 1. The demolition of 3 buildings comprising; an existing place of public worship, a storage shed and a dwelling 2. The removal of 11 trees 3. The erection of a building to be used as a:  place of public worship and  community facility (youth and community welfare and development) and 4. The provision of landscaping, a 28 bay car park and ancillary infrastructure. The Development Plans (refer Attachment No. 1) show the proposed development of the land. The Architectural Statement (refer Appendix No. 3) describes the architecture of the proposed building. The Landscape Plans (refer Appendix No. 7) and information on greenwall systems (refer Appendix No. 10) shows the landscaping of the proposed development. The following generally describes the proposed development. Land use budget
Table No. 4 identifies the approximate development use and site coverage of the land. Table No. 4 Land use and cover Land use Site Proposed building (footprint) Car parking and vehicular access Open space & landscape areas
Site area (m2) 3,036 1,188 816 1,032
% age of site 100% 39% 27% 34%
Floor plan uses, areas and floor space ratio
Table No. 5 identifies the main parts and floor areas of the place of worship and community facility uses in the proposed building.
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Table No. 5 Floor plan uses and areas Building use Ground floor area (m2) Place of worship Offices, administration & meeting, 140 crying room, children’s room and toilet Main hall 299 Storage and studio space / hall wing 73 Meeting area 37 Community facility Kitchen / youth training cafe 76 Deck 82 Training rooms & computer clubhouse 99 Toilets, showers & amenities 61 Co-location offices / space 34 Reception, offices & waiting area 201 Social enterprise pods / rooms 50 Entrance & access ramps 36 Total 1,188
The total floor plan area of the building is 1,188m2. The floor plan area enclosed within the building (excluding the deck and entry ramp and stairs) is 1,070m2. The floor space ratio of the total floor plan area of the building is 0.40 : 1 (1,188m2 ÷ 3,036m2 land area). The floor space ratio of the floor plan area enclosed within the building is 0.36 : 1 (1,070m2 ÷ 3,036m2 land area). Building setbacks
The building is setback: 18.7m from Rous Rd and 4.2m from Pleasant St. Building height
The maximum uppermost height of the proposed building is (depending on site location) 5.8m to 6.8m above existing ground level. Materials and colours
Table No. 6 identifies the external building materials and preliminary colours for the building.
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Table No. 6 Preliminary schedule of external materials and colours Building element Material Colour Roof Colorbond corrugated metal Colorbond dune sheet. Walls Timber stud frame with Dulux exposed painted Hardie Matrix sheeting Elements, Dulux & Hardie Scyon™ Stria™ limed white panel cladding externally. Painted plasterboard internally. Doors Painted solid core timber Dulux limed white doors. (quarter strength) Internal. External doors Powder coated Aluminium Dulux exposed framed glazed sliding doors, elements (half Painted solid core timber exit strength). & store doors. Window frames Powder coated aluminium frame. Dark grey.
The eastern elevation contains a number of greenwalls. Information on greenwall systems is provided within Appendix No. 10. 2.1.1 Place of public worship Main use of building rooms
The main uses of and within the place of public worship will be: Prayer / worship / public services (e.g. funeral services) / music nights in the Main Hall and as occasion requires the studio space / hall wing Sunday school activities in the studio space / hall wing and children’s room Administration in the offices General meetings of Church elders and leadership gatherings in the meeting rooms and studio space / hall wing Access to kitchen / youth training café on Sundays for occasional lunches and other special events (e.g. Christmas party, weddings, wakes and the like). Permanent staffing
Permanent staff comprises 2 people; 1 person working Monday to Friday 9am to 5pm and 1 person working Wednesdays 9am to 5pm. Use of building days and hours
The place of worship will operate all day on Sundays between 8am – 8pm, with occasional use during the week and on Saturdays. The following identifies the various uses of the existing church building and proposed place of worship: 1st and 3rd Monday of each month, Craft Group - 1pm – 3pm Wednesday nights, Bible study - 6pm – 9pm Thursday nights, music practice - 5:30pm – 8pm
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Friday nights, youth group/youth ministry - 5:30pm – 9pm Saturday and Saturdays monthly, men’s breakfast - 7:30am – 10am.
The main hall is also used at different times by a range of small community groups and uses (e.g. physiotherapy stepping-up program which operates for 6 Tuesdays in a row 10am – 12noon). Special Services such as funerals may occur any day during the week and at Christmas and Easter. Possible use of outdoor area
The outdoor area will be used for a variety of active and passive recreational uses including: landscaping lunches and evening meals on Sundays child’s play area and outdoor seating and rest. Plant and equipment to be installed in the place of worship
The following plant items and equipment will be provided in the place of worship: typical office equipment computers, printers in the offices sound and lighting system screens for media presentations air-conditioning and seating. 2.1.2
Community facility – social enterprise
A key important aspect of the community facility is that the building will be used for a range of purposes reflecting the need to move from the more traditional grant dependent models for community services to one where services generate an income stream (known as social enterprise). This reduces reliance on funding from federal, state and local government and increases independence and generates funds which provide more innovative and pro-active forms of service provision. Social Enterprise as defined by the peak Australia body, Social Traders (http://www.socialtraders.com.au/finding-australias-social-enterprisesector-fases). Social enterprises are organisations that: 1. Are led by an economic, social, cultural, or environmental mission consistent with a public or community benefit 2. Trade to fulfil their mission 3. Derive a substantial portion of their income from trade and 4. Reinvest the majority of their profit/surplus in the fulfilment of their mission.
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The key objectives and intended social impacts of social enterprises developed by Youth Connections North Coast Incorporated (YCNC) in the use of the community facility are to: 1. Provide employment and training: creating jobs and training for local people who have experienced barriers to gaining lasting employment. 2. Support to the community: providing access to sustainable employment and training can result in improved economic wellbeing, better social, physical and mental health, reduced substance abuse, more secure housing and a less abuse and neglect – outcomes that help build a safe, productive community. 3. Be sustainable: to be self-sustaining and capable of growth. 4. Protect the environment. The use of the part of the building by YCNC is entirely consistent with the land use planning definition of a ‘community facility’ (refer to Section 1.4 for land use definitions). YCNC specialise in: re-engaging young people in education and training case management, counselling and family mediation youth homelessness, supported accommodation and community housing youth social inclusion, community strengthening and capacity building youth health, sports and recreation and youth creative arts and multimedia. Main use of building rooms
The main uses of and within the community facility will be: The café will be used as a social enterprise for youth and community training in hospitality and retail in partnership with local RTO’s and services. The Café will provide free wireless internet. The café will seat approximately 20 people. Training rooms will be used for youth and community purposes and will also be made available for hire to the community. The Computer Clubhouse will provide a creative and safe out-ofschool learning environment where young people from underserved communities work with adult mentors to explore their own ideas, develop skills, and build confidence in themselves through the use of technology. The Computer Clubhouse Network supports community-based Clubhouses around the world, providing over 25,000 youth per year with access to resources, skills, and experiences to help them succeed in their careers, contribute to their communities, and lead outstanding lives. Both the training rooms and Computer Clubhouse will be used for after school programs that are specifically designed for low socioeconomic communities to provide structured after school programs to engage young people in the increasing forms of high technology
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mediums which has a general focus and purpose to assist with homework and to mentor them to higher education. Co-location / work spaces provide rooms for allied and visiting community service workers on a fee basis and will also be made available to community members to hire. These rooms may potentially be used as small business / enterprise incubator spaces. The offices are predominantly for employees of Youth Connections North Coast (YCNC) and Northern Rivers Social Development Council (NRSDC) and will, depending on demand may be made available as well for rent to other partner and allied organisations. The rooms for social enterprise will be used for low scale local employment and economic development purposes consistent with and to deliver outcomes in accordance with the YCNC objectives and Northern Rivers social development plan to create local jobs and sustainable business models through innovation and social enterprise.
Part of the rental sub-leasing agreement of the rooms for social enterprise and co-location work spaces is that every tenant will agree to collective social impact. Though actual uses have not been determined it is possible the rooms may be used as an opportunity shop for retro and antiques and office space for a small start-up cleaning and property maintenance business (or similar). Permanent staffing
YCNC anticipate that 20 full-time equivalent permanent staff will be utilising the building. The majority of employees work away from their office providing outreach services in the North Coast region using it as a base telephone, computer and storage of documents. The co-location / work spaces are intended to provide for: ether related youth services disability services counselling services and employment and training services on a commercial as needs basis. It is anticipated that there will be on average 8 people in the community facility offices at any one time during work hours. It is anticipated that the training café will have 2 permanent staff and 3 trainees at any one-time and that the Computer Clubhouse will operate with 2 volunteers providing assistance to a maximum 20 young people. Use of building days and hours
The following identifies the key uses of the community facility: Office use, training café and rooms, Monday to Friday - 9am – 5pm Computer Clubhouse, Monday to Friday - 3:30pm – 7pm and Training rooms, Saturdays available to the public - 9am – 10pm.
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YCNC are funded to conduct 3 - 5 annual events with up to 100 participants. These events may occur at the building or at other venues (both indoor and outdoor) during the week and on Saturdays, 9am – 5pm. YCNC also conduct: up to 20 workshops a month with an average of 10 participants and after school programs with an average of 20 participants, Monday to Friday - 3:30pm – 7pm. These activities will be undertaken in the training rooms. Possible use of outdoor area
The outdoor area will be used for a variety of active and passive recreational uses including: landscaping group activities staff lunch area and outdoor seating and rest. Plant and equipment to be installed in the place of worship
The following plant items and equipment will be provided in the community facility offices: typical office equipment computers, printers in the offices and air-conditioning. The training cafe will contain equipment such as: stainless steel work and food preparation benches storage areas and shelving cool room wash up sinks hand wash sinks automatic dishwasher small commercial oven flat top gas burner extraction hood and fan and tables and chairs. 2.1.3
Building management
It is anticipated that the overall management of the building will via steering committee which will have representatives from: NRCoC YCNC NRSDC and Community individuals who have an interest and who wish to contribute. Building night security will be provided by local licenced contractors.
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2.2
Tree removal and landscaping
The development of the land requires that all 11 of the trees and other shrubs presently on it be removed. The Detail Plan (refer Appendix No. 1) shows the location of the trees and Table No. 2 identifies them. Map No. 3 shows the location of the trees to be removed. The numbering of the trees is the same as in Table No. 2.
Map No. 3 Location of trees to be removed Data source Lismaps Dec. 2013
The large Forest Red Gum near the north-eastern corner of the land is a substantial tree (approx. height 30m), of landscape significance, contains several hollows and is a Koala food tree. Two other Forest Red Gums are also located on the land. A preliminary aboricultural impact assessment (refer Appendix No. 6) has been undertaken on the tree. To compensate the removal of the tree the development proposes to contribute to the planting of 20 Koala food trees in a location suitable to Council.
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To compensate the removal of the 2 other Forest Red Gums the development proposes to contribute to the planting of another 20 Koala food trees (10 per tree) in a location suitable to Council. The compensatory planting is consistent with Council’s requirements expressed in the South-east Comprehensive Koala Plan of Management (2013) when Koala food trees are removed. The preliminary aboricultural impact assessment makes a number of other recommendations in regard the tree. These include: Provision of nest boxes on and/or off site to compensate the loss of the tree hollows and to provide sanctuary for bats, arboreal mammals and breeding birds and that investigation be made in regard to the possibility of harvesting potentially millable timber for use in a public art piece either within a public space in the proposed Community Hub or in a public space elsewhere in Goonellabah. The development will include and adopts those recommendations. The following plant species have been recommended for use on the greenwalls: Bulbine vagans - Bulbine Lily (not to be confused with Bulbine bulbosa which also shares this name) Calandrinia remota - Round Leaf Parakeelya Dianella tasmanica - Tasman Flax Lily Hardenbergia violacea - Native Sarsaparilla, Purple Coral Pea Plectranthus argentatus - Silver Plectranthus Plectranthus parviflorus - Cockspur Flower and Ricinocarpos pinifolius - Wedding Bush. The tree planting proposed in landscape plans (refer Appendix No. 7) for the development and planting for the greenwalls more than adequately compensates the removal of the other 8 trees. Refer also to Sections 2.2, 3.2 and 4.2. 2.3
Vehicular access, on-site parking & traffic generation
The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the provision for vehicular access, on-site car parking and traffic likely to be generated by the proposed development. Vehicular access
The proposed development utilises the existing entrances to the land located in Rous Rd and closes the entrance in Pleasant St. The closure of the Pleasant St entrance improves traffic safety near the intersection.
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On-site parking
Provision is made for 28 on-site car parking spaces, parking for motor bikes (x3) and an area where bicycles can be secured on racks. Greg Alderson & Assoc. Pty Ltd has calculated that the overall development requires 29 car parking spaces. The ‘charter’ of the community facility is to provide enhanced youth services to those in the Goonellabah community who may not be able to afford a motor vehicle. YCNC operate a mini-bus collection service to transport participants from and to their homes and schools to the building. The location of the land in the residential area of Goonellabah encourages walking. Records at the Lismore GP Super clinic indicate that approximately 20% of the patients of the existing medical centre walk to it and it would be reasonable to assume that a similar number of youth participants will either walk or cycle to the building as they have no cars and are transport in a mini-bus. Greg Alderson & Assoc. Pty Ltd has advised that 28 on-site car parking spaces will be adequate for the proposed development. Off-site parking
Limited off-site parking is available in Pleasant St and Rous Rd. Greg Alderson & Assoc. Pty Ltd recommends that no stopping signs be placed in Rous Rd 5m either side of the driveways in order to maintain good sight distances. Traffic generation
Greg Alderson & Assoc. Pty Ltd concludes that the traffic generated by the development is negligible and would not negatively affect the level of service on the surrounding road network. 2.4
Signage
Proposed signage comprises; 1 wall sign panel approximately 1m x 1.5m located on the eastern elevation of the building showing its name 1 small sign approximately 2m x 3m near the intersection of Rous Rd and Pleasant St showing the name of the building and services provided and traffic advisory signage at the entrances to the land from Rous Rd. Proposed signage will be detailed and provided to Council prior to the approval of the Construction Certificate Application.
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2.5
Fencing and security
Security fencing will be erected at the north-western and south-eastern corners between the boundary and building to restrict unauthorised access to the rear of the land and building. If required and subject to agreement under the Dividing Fences Act 1991 the existing boundary fencing along the western boundary will be either repaired or replaced. 2.6
Infrastructure
(i)
water
Refer to Appendix No. 8. The building will be connected to Council’s reticulated urban water supply. Application pursuant to s. 68 of the Local Government Act 1993 will be separately lodged with Council to connect water. (ii)
Wastewater
Refer to Appendix No. 8. The building will be connected to Council’s reticulated sewer system. Application pursuant to s. 68 of the Local Government Act 1993 will be separately lodged with Council to connect to the sewer. (iii)
stormwater drainage
Refer to Appendix No. 9. The building will be connected to Council’s urban stormwater drainage system. Application pursuant to s. 68 of the Local Government Act 1993 will be separately lodged with Council to connect to the stormwater network. (iv)
electricity & telecommunications
If necessary the existing electrical and telecommunication services to the buildings will be up-graded to suit demand requirements.
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3.0
ENVIRONMENTAL IMPACT ASSESSMENT
Clause 50(1)(a) of the Environmental Planning and Assessment Regulation 2000 requires that a DA must contain the information and be accompanied by the documents specified in Part 1 of Schedule 1 of those Regulations. Clause 2(4) of Part 1 of Schedule 1 requires that the DA be accompanied by a SEE which indicates the following matters: a) the environmental impacts of the development b) how the environmental impacts of the development have been identified and c) the steps to be taken to protect the environment or to lessen the expected harm to the environment. The extent and significance of the potential impacts and mitigatory measures proposed in the design of the development is identified in the following subsections. The potential environmental impacts have been determined having regard to the following: completion of a number of site inspections and discussions with the Applicants and specialist sub-consultants review of the specialist assessments of sub-consultants consideration of previous approvals relating to the land review of LCC Local Environmental Plan and Development Control Plan review of the built features of the land and locality consideration of the existing and proposed use of the land consideration of the vegetation on the land and consideration of other development in the locality. 3.1
Potential for impact on soils and water
Earthworks are required in order to level the land and provide for building foundations the car park and infrastructure. A Soil and Water Management Plan (SWMP) for the works will be prepared in accordance with the Department of Housing’s Managing Urban Stormwater: Soils and Construction and submitted to Council or Accredited Certifier for approval prior to construction commencing. The basic principle in management of soil and water on construction sites is to minimise erosion from the land by appropriate construction practices. Appropriate structural measures are then employed to capture sediment generated by construction activities. Summary impact assessment
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minimise the risk of soil erosion and potential for sedimentation of the local drainage system during the construction period. The likelihood of the earthworks causing soil erosion and potential for pollution of local waterways is remote given groundcover adjoining the development site, the gentle slope of the land, the nature of the soils and Council’s requirement to manage stormwater. The stormwater infrastructure for the proposed building will ensure appropriate management of collected stormwater prior to discharge. 3.2
Potential vegetation and landscape impacts
The proposed development requires the removal of all (11) trees and other shrubs on the land. The removal of the large Forest Red Gum (together with the others trees and buildings) will have a significant visual impact on the streetscape of Rous Rd / Pleasant St adjoining the land and within: approx. 370m north along Rous Rd approx. 230m south along Rous Rd approx. 120m west along Pleasant St and approx. 140m east along Pleasant St, during and immediately after its removal. In regard the Forest Red Gum the map showing the tree protection zones in the aboricultural impact assessment (refer to Appendix No. 7) show that the existing gravel car park, kerb and parts of the bitumen road surfaces of Pleasant St and Rous Rd encroach on those zones. The aboricultural impact assessment notes that continual use of the trafficable area will increase the compaction damage to the root system which will ultimately severely affect the viability of the tree and could result in early senescence ('dieback'). Summary impact assessment
The removal of the large Forest Red Gum is required to develop the land in the manner proposed. Existing use of the land is impacting on the health of the tree and it is only a matter of time until it will have to be removed for reasons of public safety. The visual impact of the removal of the tree whilst immediate and dramatic is temporal and will diminish in time. The design of the building, its greenwalls and proposed landscaping together with the retention of street trees in Rous Rd and Pleasant St adequately mitigates the visual impact of the tree removal and aesthetically is a substantially better than the existing buildings on the land. Refer also to Sections 2.2 and 4.2.
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3.3
Potential for noise impact on adjoining land use
The proposed use of the building is generally described in Sections 2.1.1 and 2.1.2. The use of adjoining land is generally described in Section 1.3 and Table No. 3. Adjoining land use is residential in nature. Land use in the locality is a mixed of medical services, commercial (offices and retail businesses) and residential (detached dwelling, dual occupancy and residential flat developments). Rous Rd presently carries approx. 7,397 vehicles per day and Pleasant St, 3,575 vehicles per day (refer to Appendix No. 5). The noise generated by movement of motor vehicles contributes substantially to the background noise levels near the land and in the locality. The following identifies possible noise sources during construction and operation of the development and the circumstances which assists to mitigate that noise. Construction noise
Short term construction noise will be generated by the demolition, tree removal and construction activities. Building construction days and times and noise levels are controlled by Council and will be in accordance with its and the requirements of the NSW Interim Construction Noise Guidelines 2009 (or whatever is the current standard). General operation of the building
No security or other alarms are proposed as the building will be built of contemporary material resistant to intrusion and vandalism. The building will be security monitored by a CCTV system. Greg Alderson & Assoc. Pty Ltd report (refer Appendix No. 5) that the proposed development will result in a minor overall increase in traffic movements to and from the land. Therefore no substantial additional traffic noise will be generated by the use of the building. The building is setback approx. 44m from residential development to the east of the land, similar to the existing building. The building setback from land and buildings to the west is in part increased. The proposed building is setback approximately the same distance from the southern boundary as the existing dwelling on the land. Operation of the place of public worship
The activities (worship services, music nights, evening meals, meetings, Sunday schools) that will be undertaken in the new building are the same as those that occur in the existing church building.
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The location of the main hall of the new building on the land is approximately the same as currently exists. The open space / landscape area at the rear of the vacant lot and existing dwelling is duplicated in the proposed development. The hours of operation and nature of use of the proposed place of public worship are generally the same as exists. The use of the existing building as a place of worship has not raised any issue in regard generation of offence noise. The new building will be built of new materials and insulated to achieve the energy efficiency requirements of Part J of the Building Code of Aust. The existing church building does not comply with contemporary building construction requirements. Operation of the community facility
The proposed hours of operation of the community facility are generally Monday to Friday ‘normal business hours’. Though some daylight out of hours activities may occur on-site during week-ends, those activities will occur predominantly indoors. The potential for offensive noise been generated by either; the use of offices, training rooms or a youth training café is low. The training rooms and youth training café facilities are located approx. 44m from residential development to the east and between approx. 20m and 40m from residential land to the west. The southern wall of the proposed building is setback greater from the southern boundary than the existing dwelling. The offices will be used Monday to Friday during normal business hours. Summary impact assessment
A church exists on the land without any apparent adverse noise impact onto adjoining land uses. The proposed place of public worship within the building replaces the same albeit slightly larger in the same location and will be built of contemporary materials and to achieve contemporary energy requirements and therefore acoustic attenuation. The community facility part of the building is well separated from adjoining residential land uses to the west and east and maintains a slightly greater setback from the dwelling to the south. The predominant time of use of the building is during daylight hours and any out of hours use is conducted within the building. Residents in the neighbouring buildings, if there is an unreasonable ‘noise incidents’, have several ways and means of dealing with that situation including:
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1. Talking to either the NRCoC or YCNC (as appropriate) or management of the building and explaining that certain activities are generating noise that is a nuisance and causing distress and request they modify or stop those activities and/or 2. Lodging a formal complaint to Lismore City Council and/or the NSW Police Service and/or 3. Seeking a Noise Abatement Order. The noise amenity of residents in neighbouring buildings is protected by the circumstances outlined above and relevant provisions of the Protection of the Environment Operations Act 1997. Having regard to the above no noise impact assessment is considered warranted for the proposed development. 3.4
Potential for over-shadowing
Development Plans No. A.SD1 & A.SD2 show the shadowing created by the proposed building onto adjoining land at 9am, noon and 3pm in mid-winter and mid-summer. Mid-winter
At 9am the proposed development creates less shadow onto the land to the west than the existing building. The extent of shadowing is contained wholly within the land and as the day progresses the shadowing further reduces. At 9am the proposed development creates a shadow onto part of the land to the south which decreases as the day progresses. Mid-summer
At 9am and throughout the day the proposed development does not shadow the land to the west. At 9am and throughout the day the proposed development does not shadow the land to the south. Summary and conclusion of impact assessment
The proposed development will create a shadow onto part of the adjoining land to the south during mid-winter. The extent of the shadowing marginally increases as the day progresses. The extent of shadowing occurs in the side setback on land to the south, will not cause the loss of sunlight onto land to the south for greater than 3hrs in mid-winter and does not ‘strike’ the dwelling on the land. The existing trees on the land and boundary fencing will generate more shadowing on land to the south than the proposed development.
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Having regard to the orientation, landform and the use, location, shape and orientation of the land to the south the extent of shadowing from the proposed development is not substantial or adverse and is within accepted sunlight standards. 3.4
Potential for traffic impact
The traffic impact assessment, by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the provision for vehicular access, on-site car parking and impact of the traffic likely to be generated by the proposed development on the local road network. Greg Alderson & Assoc. Pty Ltd has concluded that: The largest impact of generated traffic is during the week. The 2023 design year Average Annual Daily Traffic on Rous Road at the subject site is 8,995 vehicles per day. The additional 174 vehicles per day generated by the development results in a 1.9% increase in daily traffic and that during peak hour, this increase is 62 / (62 + 845) x 100% = 6.8%. The calculated traffic increases are small and are not likely to significantly worsen the level of service on the surrounding road network. The traffic generated by the proposed development can be satisfactorily absorbed into the local road network without noticeable loss of road service. The closure of the driveway crossing from the land onto Pleasant St will improve traffic safety at the intersection. Adequate on-site car parking is available to reasonably meet the requirements of the development and safe and convenient on-street parking is available in local streets. 3.5
Consideration of potential for social impact
New development often raises social impact issues which maybe irrelevant and have a neutral impact, adverse or have a ‘cost’, or to a wider community will have no ‘cost’ or be positive in outcome. Negative social impact issues that may potentially generated by the proposed development include: 1. loss of housing stock by the demolition of the existing dwelling on the land 2. increase in traffic to the land, on local roads and creation of parking problems 3. increase in noise levels cause by the use of the building and movement of traffic to it
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4. change in the landscape of the locality by removal of trees and buildings 5. ill-inform perceptions about the nature of the use of the building and 6. changes to residential amenity and quality of life for adjoining landowners and occupiers e.g. loss of privacy and over-shadowing. This report demonstrates that those potentially negative impacts are addressed and appropriately mitigated against. The proposed development realises a key aspect of the Goonellabah Community Plan and its use will have positive social impact in the local and Lismore community. With the support from Housing NSW, YCNC have secured the services of Ms Mel Brown from ‘Spirit Dreaming Australia’ (http://www.spiritdreaming.com.au/) to undertake a process of consultation and engagement to establish the means by which the building can be best utilised by the community and to further develop a framework that provides opportunities for integrated delivery of community and welfare services, education, local employment enterprises and promotion of general well-being. This process will quantify potential social impacts (both positive and negative) and assist in the overall management and operation of the building in a manner that best services the community. For purposes of land use planning the social impact of the development is over-whelmingly positive. 3.6
Services loading and utilities
Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 8) have undertaken a water and wastewater assessment of proposed development and conclude (using the fixtures unit methodology) that it does not cause a net increase in demand or loading to water and wastewater services. Adequate arrangements exist for provision of stormwater drainage (refer to Appendix No. 9) and for telecommunications and electricity services which are connected and adjoin the land and which can be augmented if required.
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4.0
STATUTORY PLANNING ASSESSMENT
The following statutory planning controls are relevant to the proposal. 1. 2. 3.
Application requirements Environmental Planning and Assessment Regulation – schedule 1 Lismore Development Application Form Local requirements Lismore Local Environmental Plan 2012 Lismore Development Control Plan 2012 State requirements State Environmental Planning Policies Section 79(C) Environmental Planning and Assessment Act Section 5A Environmental Planning and Assessment Act and
The consistency of the development with the relevant requirements of the statutes listed above is described in the following Section 79(C) and other assessments as prescribed in the Environmental Planning and Assessment Act. Bold italics identify the Section 79(C) statutory matters for consideration. 4.1
Section 79(C) Environmental Planning and Assessment Act (EP&A Act) – matters for consideration
(a)
the provisions of: (i) any environmental planning instrument, and (ii) any proposed instrument that is or has been the subject of public consultation under this Act and that has been notified to the consent authority (unless the DirectorGeneral has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved), and (iii) any development control plan, and (iiia) any planning agreement that has been entered into under section 93F, or any draft planning agreement that a developer has offered to enter into under section 93F, and (iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), and (v) any coastal zone management plan (within the meaning of the Coastal Protection Act 1979), that apply to the land to which the development application relates,
4.1.1
Environmental planning instruments
The following environmental planning instruments apply to the land and proposed development. 4.1.1.1 State Environmental Planning Policies
The relevant provisions of the SEPP’s that apply to the proposed development are identified in summary in underlined bold italics.
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State Environmental Planning Policy No. 55-Remediation of Land Assessment comment
The land is not on Council’s register of potentially contaminated sites. Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 2) have undertaken a contamination assessment of the land and conclude that it is not contaminated as a consequence of its previous and existing use. State Environmental Planning Policy-Infrastructure 2007
The following provides comments on the consistency of the proposed development with the relevant provisions of the Policy (identified in underlined italics). All required infrastructure services are provided to the land and can be augmented if required. Clause 101 – Development with frontage to a classified road Assessment comment
The land does not adjoin a classified road. Clause 104 – Traffic generating development Assessment comment
The proposed development does not trigger any thresholds of Schedule 3 of I-SEPP which require that Council refer the DA to the NSW Roads & Maritime Service (RMS) for comment prior to determination of the DA. 4.1.1.2 Lismore Local Environmental Plan 2012 (LLEP 2012)
The following provisions of the LLEP 2012 (identified in summary in underlined bold italics) apply to the proposed development. Land Use Table – Zone No. R1-General Residential - objectives
The following provides comments on the consistency of the proposed development with the objectives (identified in underlined italics) of the R1 zone. To provide for the housing needs of the community. Assessment comment
Not applicable to the proposed development. To provide for a variety of housing types and densities. Assessment comment
Not applicable to the proposed development. To enable other land uses that provide facilities or services to meet the day to day needs of residents. Assessment comment
The operation of the proposed development will provide facilities and services that meet the needs of residents of Goonellabah (identified in the Goonellabah Community Plan 2013) and Lismore generally.
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To ensure that new development is compatible with the character, and preserves the amenity, of each residential area. Assessment comment
Land use in the locality of the land is not exclusively residential in nature or character. Though the predominant land use in the locality is residential the land opposite the proposed development has been developed for commercial and health related purposes. The proposed building is of a high and innovative design standard and character, well landscaped, single storey, setback from boundaries and its use will not adversely impact on the amenity of the area. Clause 4.3-Height of buildings Assessment comment
The maximum building height on the land is 8.5m. Refer to LLEP 2012 Map HOB-005AB & 006AB. Building height (or height of building) is defined in the LLEP 2012 to mean: the vertical distance between ground level (existing) and the highest point of the building, including plant and lift overruns, but excluding communication devices, antennae, satellite dishes, masts, flagpoles, chimneys, flues and the like.
The maximum uppermost height of the proposed building is (depending on site location) 5.8m to 6.8m above existing ground level. Clause 4.4-Floor space ratio Assessment comment
No maximum floor space ratio applies to the land. Refer to LLEP 2012 Map FRS-005AB. Notwithstanding the floor space ratio at 0.40 : 1 is less than that generally established for residential development (0.50 : 1). Clause 5.6-Architectural roof features Assessment comment
No architectural roof features are proposed which make the building higher than 11.5m. Clause 5.9-Preservation of trees or vegetation Assessment comment
Consent is sought for the removal of 11 trees on the land. Refer to Sections 1.2 (existing vegetation), 2.2, 3.2 & 4.2 and Appendices No. 6 & 7. Adequate compensatory measures are proposed to mitigate the removal of the trees. Clause 5.10-Heritage conservation Assessment comment
No heritage items exist on the land and the land is not located in the vicinity of a heritage item. Clause 6.2-Earthworks and drainage
The following provides comments on the consistency of the proposed development with the particular requirements (identified in underlined italics) of Clause 6.2.
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(a) the likely disruption of, or any detrimental effect on, drainage patterns and soil stability in the locality of the development, Assessment comment
Erosion and sediment controls will be placed below the area to be disturbed prior to works commencing and retained until works are completed. The verge in the road reserve below the works maintains good grass cover and the land has a gentle slope. (b) the effect of the development on the likely future use or redevelopment of the land, Assessment comment
Earthworks on the land are relatively minor and will not affect future re-development of the land, which is highly unlikely for many years. (c) the quality of the fill or the soil to be excavated, or both, Assessment comment
The levels adopted for the building and car park seek a balance of cut to fill. Engineered fill (from an approved quarry) and road base gravel will be required to build the building pad and car park. (d) the effect of the development on the existing and likely amenity of adjoining properties, Assessment comment
Due to the slope of the land and nature of land use below it the earthworks will not impact on adjoining land. (e) the source of any fill material and the destination of any excavated material, Assessment comment
It is probable that the engineered fill and road base gravel will come from Blakebrook and/or Champions Quarries. (f) the likelihood of disturbing relics, Assessment comment
The land has been continually used and occupied for religious purposes since the 1960’s and for domestic purposes since 1970’s. The likelihood of relics occurring within the area disturbed by earthworks is highly unlikely. (g) the proximity to, and potential for adverse impacts on, any waterway, drinking water catchment or environmentally sensitive area, Assessment comment
The land is not near a permanent waterway, drinking water catchment or environmentally sensitive area. (h) any appropriate measures proposed to avoid, minimise or mitigate the impacts of the development. Assessment comment
Contemporary engineer designed soil and water control measures appropriately placed and provided during the period of construction minimise the risk of soil erosion and potential for sedimentation of the local drainage system during the construction period.
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Clause 6.3-Flood planning Assessment comment
The land is not flood prone. Clause 6.4-Drinking water catchment Assessment comment
The land is not within the Wilsons River Source (water catchment). Refer to LLEP 2012 Map DWC-005AA. Clause 6.9-Essential services Assessment comment
Essential services are either connected to the land, available and can be augmented if required. Conclusion
The proposed development satisfies the relevant controls of LLEP 2012. 4.1.2
Draft environmental planning instruments
Not applicable. 4.1.3
Development control plans
The following identifies (in summary and underlined bold italics) the relevant controls of the Lismore Development Control Plan 2012 (LDCP) apply to the proposed development. Part A Chapter 7 – Off street car parking
The following Clauses (identified in summary in underlined italics) of Chapter 7 apply to the proposed development. Clause 7.1 – Objectives Assessment comment
The proposed development achieves the requirements of Chapter 7 of the DCP as sufficient area is available for on-site car parking. Clause 7.4 – DA information Assessment comment
The DA provides the information required by Council. Clause 7.5 – DA consideration Assessment comment
The traffic impact assessment, by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the provision for vehicular access, on-site car parking and impact of the traffic likely to be generated by the proposed development on the local road network. Clauses 7.6 – Design & layout Assessment comment
Minor up-grading of an existing Rous Rd vehicular entrance to the land is required. The Pleasant St vehicular entrance to the land will be closed improving traffic safety at the intersection.
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Minimum car parking bay size
Car parking bays are dimensioned to comply with relevant Australian Standards and vehicles entering and leaving the land can do so in a forward direction. Pavement thickness and surfaces
The car park will be constructed of either hotmix bitumen or concrete. Signage
Entry and exit signage will be place and the driveways to the land. Driveways and access points
The proposed development utilises the 2 existing driveways onto Rous Rd. Minor up-grading of 1 is required. Landscaping
The car park area is suitably landscaped with shade and amenity tree and shrubbery (refer to Appendix No. 7). Emergency vehicles
Access for emergency vehicles is available. Clauses 7.7 – Car parking spaces Assessment comment
The proposed development provides 28 on-site car parking spaces (including 2 for drivers and passengers with disabilities) and parking for motor bikes and bicycles. YCNC operate a participant transfer minibus. The traffic impact assessment, by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) indicates that 29 spaces should be provided, though 28 will be sufficient given the nature of the proposal. The approved current use of the church building (126m2 public space) at current on-site car parking rates would have provided 12.6 (13) spaces. At present on-site parking comprises informal parking on the site on a gravel and grass surface. The proposed on-site car parking is considered sufficient for the following reasons: 1. The quantum of on-site parking required by Council for a community facility is merits based. 2. The proposed development will have an overwhelmingly positive benefit to the Goonellabah community. 3. A client transport service is provided. 4. Given the lower socio-economic profile and lower levels of car ownership of the persons for whom the community facility is provided and its central location it is highly likely that people will walk or cycle.
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Assessment conclusion
The proposed development reasonably satisfies the provisions of Chapter 7. Part A Chapter 9 – Signage
The following Clauses (identified in summary in underlined italics) of Chapter 9 apply to the proposed development. Clause 9.4 – Design guidelines Assessment comment
Proposed signage comprises; 1 wall sign panel approximately 1m x 1.5m located on the eastern elevation of the building showing its name 1 small sign approximately 2m x 3m near the intersection of Rous Rd and Pleasant St showing the name of the building and services provided and traffic advisory signage at the entrances to the land from Rous Rd. Proposed signage will be detailed and provided to Council prior to approval of the Construction Certificate Application. Part A Chapter 13 – Crime Prevention Through Environmental Design
Council’s adopted Development Control Plan for Crime Prevention Through Environmental Design indicates that the following principles apply to people looking to commit crime: The greater the risk of being seen challenged or caught, the less likely they are to commit a crime. The greater the effort required, the less likely they are to commit a crime. The lesser the actual of perceived reward, the less likely they are to commit a crime. The plan indicates that it follows that the built environment can and should be designed, managed and manipulated to ensure that: There is more chance of being seen, challenged, caught or reported to authorities. Greater effort to gain entry and exist is required. The rewards, actual or perceived, are less. The need for the community facility has been quantified during the preparation of the Goonellabah Community Plan which seeks to implement strategies to limit criminal or anti-social behaviour in Goonellabah. The following identifies and comments on the relevant assessment criteria of the plan that seek to: enhance the safety of development for all users and minimise the opportunities for crime to be committed.
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The following Clauses (identified in summary in underlined italics) of Chapter 13 apply to the proposed development. Clause 4 Surveillance Clause 4.1 Siting and design of buildings 4.1.1 Buildings should be sited in a manner that encourages opportunities for surveillance. Assessment comment
Casual surveillance of the land and building is available from the Rous Rd and Pleasant St road reserves and adjacent land and buildings. 4.1.2 A neighbourhood will benefit from mixed-use development whereby 24 hour surveillance can be encouraged. Assessment comment
The building will be fitted with CCTV and licenced security firm contracted to provide random night surveillance visitations. Clause 4.3 Landscaping 4.3.1 Applicants should pay special attention to their selection of plant species so that factors such as shape, height, foliage and canopy spread do not interfere with the natural monitoring of public spaces. Assessment comment
Existing landscaping permits and will be managed to allow natural surveillance from and to Rous Rd and the natural monitoring of the building and car park. Clause 4.4 Lighting 4.4.2 Lighting should be easily maintained, vandal resistant and have particular regard to the specific environment in which it serves. Assessment comment
Car parking areas and buildings will have security lighting. Clause 5 Access control and target hardening Clause 5.1 Access 5.1.1 Strategic design and management can restrict access to designated areas. Assessment comment
Access to the building is secure and via lockable entrance doors. Exterior lighting of the building will be provided and be vandal resistant. 5.1.2 Spaces should be clearly defined as private semi-private or public by the use of fencing, bollards, vegetation, landscaping changes in ground level, traffic calming, paving type and signage. Assessment comment
The land will be fenced from the north-western corner along the western boundary fence to the south-eastern corner of the building. No fencing is proposed to be provided along the Pleasant St and Rous Rd frontages.
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Clause 5.2 Target hardening 5.2.1 Target hardening literally refers to making a premise or piece of property harder to target for non-legitimate purposes. It should be considered when the choice of construction material is being decided upon. Assessment comment
The proposed building is constructed of materials that are resistant to vandalism and it is designed to prevent ease of unauthorised access. 5.2.2 Target hardening can be achieved by the use of security hardware such as locks, chains, alarms and human measures (security guards). Assessment comment
A reasonable level of casual surveillance is available from Pleasant St and Rous Rd. Clause 6 Territorial reinforcement Clause 6.1 Reinforcing territory 6.1.1 It is important to establish ownership and the sense of ownership in the communal areas surrounding private areas. Assessment comment
The building is located in a private space, which is easily observed from the public domain. Clause 7 Defensible space Clause 7.1 Defensible space 7.1.1 Visible signs of care and order, in any environment, are signals that the environment is maintained and ‘defended’ and that the community is protecting itself. The environment therefore gives the impression that greater effort is required to commit a crime and that there is greater chance of detection. Assessment comment
The building will be properly and regularly serviced and maintained to provide visible signs of care and order, which ‘signals’ that the environment is properly maintained and ‘defended’ thereby reducing the potential and fear of crime. 7.1.2 A well maintained environment can also reduce fear of crime. Areas that display signs of decay, graffiti and vandalism are usually more intimidating to the general public from those that appear to be well cared for and regularly maintained. Assessment comment
As above. Assessment conclusion
The design of the proposed development achieves the relevant criteria for crime prevention and reasonably satisfies the provisions of Chapter 13 of the LDCP. Part A Chapter 15 – Waste minimisation
The following Clauses (identified in summary in underlined italics) of Chapter 15 apply to the proposed development.
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Clause 15.3 – Handling waste Assessment comment
The demolition of the existing buildings is required. A waste management plan for demolition construction waste materials will be prepared for approval of LCC prior to commencement of demolition and construction activities because the types of materials is not (and cannot reasonably be) known for the purposes of a DA. Part A Chapter 22 – Water sensitive design
The Stormwater Management Report prepared by Greg Alderson & Assoc. Pty Ltd (refer Appendix No. 9) addresses the requirements for water sensitive design. Conclusion
The proposed development satisfies the relevant controls of LDCP. 4.1.4
Planning agreements
Not applicable. 4.1.5
Regulations
NSW Government Coastal Policy
Not applicable. Demolition of Buildings - provisions of Australian Standard No. AS 26011991: The Demolition of Structures, July 1, 1993.
Demolition works will be undertaken in accordance with the Standard. Fire protection
Fire protection measures in accordance with the Building Code of Australia can be provided in the building. Refer to Appendix No. 4. 4.1.6
Coastal zone management plan
Not applicable. 4.1.7
Considerations
(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality, Context and setting
The proposed development will make a substantial difference to the existing physical appearance of the land and to the landscape at the intersection of Pleasant St and Rous Rd. The change is not adverse. Refer to the Sections 2.2 & 3.2 and Appendices No. 3, 7 & 10.
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Access, transport and traffic
Having regard to the nature and use of the proposed development adequate on-site car parking is provided. The development will not generate traffic beyond the capacity of the local road network. Refer to Sections 2.1, 2.3 & 3.5 and Appendix No. 5. Public domain
The proposed development will make a significant difference to the land when viewed from adjoining lands and the public domain. The visual impact is not adverse. Refer to Sections 2.1, 2.2 & 3.2 and Appendices No. 3, 7 & 11. Utilities
No significant additional impacts or loadings are placed on water and sewerage services. Adequate arrangements are in place to manage stormwater drainage. Electricity and telecommunications utilities are located in the road reserves adjoining the land and are provided to the land and buildings. Refer to Sections 2.5 & 3.6 and Appendices No. 8 & 9. Heritage
Not applicable. Land resources
Not applicable. Water
Adequate arrangements have been made for a water supply. Refer to Sections 2.5 & 3.6 and Appendix No. 8. Soils
The condition of existing buildings on the land and preliminary investigations indicate that the soils on the land will not restrict its redevelopment. Air & microclimate
The proposed development will not cause air pollution or offensive noise. Refer to Section 3.4. Flora and fauna
Eleven (11) trees are proposed to be removed. Refer to Sections 2.2, 3.2 & 4.2 and Appendices No. 3, 7 & 11. Waste
Adequate arrangements can be made to remove and/or re-cycle / re-use waste generated by the occupation of the building. Energy
Electricity is provided to the land and existing buildings. Refer to Section 2.5.
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Noise and vibration
The use of the building will not generate offensive noise. Refer to Section 3.4. Natural hazards
No natural hazards are known to exist on the land. Refer to Section 1.2. Technological hazards
The land is not known to be potentially contaminated. The proposed use does not involve the use of any plant or equipment that might potentially pose a risk or hazard. Refer to Appendix No. 2. Safety security & crime prevention
The proposed development does not change the safety and security of the land. The use and occupation of the building assists to prevent crime. Refer assessment comments DCP Chapter 13. Social impact
The social impact is positive as youth and community services are provided to the Lismore and in particular Goonellabah community in accordance with the Goonellabah Community Plan 2013. Refer to Section 3.5. Economic impact The economic impact is positive. Site design and internal design
The proposed building is of a domestic scale and satisfactorily ‘fits in’ and complements the character of the locality. Refer to Sections 2.1, 2.2 & 3.2 and Appendices No. 3, 7 & 11. Construction
The building can be erected in a manner that complies with the Building Code of Australian. Refer to Appendix No. 4. Cumulative impacts
No cumulative adverse impacts are identified which cannot be mitigated. Refer to Section 3.0. (c) the suitability of the site for the development, ‘Fit in’ with locality
The proposed development satisfactorily ‘fits in’ and complements the existing character of the locality which is a mix of residential, medical and retail and office land uses. Refer to Sections 2.1, 2.2 & 3.2 and Appendices No. 3, 7 & 11. Site attributes and constraints
No site constraints are known to exist which may impact on the proposed development. Refer to Section 1.2 and Appendix No. 2.
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(d) any submission made in accordance with this Act or the regulations, Public submissions
Council should advertise the DA in accordance with the provisions of DCP Chapter 10 - Notification and Advertising of Development Applications. Government submissions
Not applicable. (e) the public interest. Government interests
The proposed development satisfactorily meets relevant state, regional and local planning strategies and policies. Refer to Section 4.0. Community interests
The opinions and interests of adjoining land owners / occupiers and the local community will be sought when Council advertises the DA. Conclusion
The development is permissible in the zone and satisfactorily meets statutory requirements established under Section 79(C). 4.2
Assessment Section 5A EP&A Act – potential for impact on threatened species, populations and ecological communities
Other than the large Forest Red Gum (E. tereticornis) occurring on the land past clearing and urban use of the land in the past has extensively disturbed and removed all of the original vegetation that may have once have existed on it. The development requires the removal of 11 trees on the land of which all but the large Forest Red Gum are of a size or type to suggest they have been planted. The large Forest Red Gum is a hollow bearing tree and removal of hollow trees are a key threatening process identified in Schedule 3 of the Threatened Species Conservation Act 1995 (TSC Act). A threatening process is defined in the TSC Act to: mean a process that threatens, or may have the capability to threaten, the survival or evolutionary development of species, populations or ecological communities.
The tree as an isolated specimen in a developed urban context and would not comprise a threatened species or ecological communities nominated in Schedules 1, 1A and 2 of the TSC Act.
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E tereticornis (Forest Red Gum) does not appear on the threatened species schedules of the TSC Act. Although, Forest Red Gum is a Koala food tree and Koala are listed as a vulnerable species in Schedule 2 of the TSC Act. Three (3) Forest Red Gums need to be removed to develop the land for the building and car park. The land is not subject to the provisions of the Comprehensive Koala Plan of Management for south-east Lismore (KPoM) as it has an area of less than 1ha. Nor is the land identified as containing either Primary or Secondary Koala habitat. See Map No. 4, which is an extract of preferred koala habitat (ref. Map 1 of 6 in the KPoM). On Map No. 4 Primary habitat is coloured red and Secondary Koala habitat is coloured green.
Map No. 4 Koala habitat Data source Comprehensive Koala Plan of Management for south-east Lismore
There are Council owned and controlled lands within 400m of the land that have been identified as supporting Koala habitat. It is proposed that in consultation with Council, 40 koala food trees be planted on suitable Council owned land that has Koala habitat values. Prior to removal of the 3 Forest Red Gums, the trees will be inspected to ensure no Koalas or other mammals are occupying them. Adequate landscaping and habitat creation is proposed as part of the development of the land. Refer to Sections 2.2 and 3.2.
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In this context, it is reasonable to conclude that the proposed development will not create significant adverse impacts on threatened species, populations and ecological communities and that the preparation of a Species Impact Statement in accordance with the provisions of the TSC Act is not necessary.
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5.0
CONCLUSION
The purpose of the DA is to seek consent for a proposed development comprising: 1. The demolition of 3 buildings comprising; an existing place of public worship, a storage shed and a dwelling 2. The removal of 11 trees 3. The erection of a building to be used as a:  place of public worship and  community facility (youth and community welfare and development) and 4. The provision of landscaping, a 28 bay car park and ancillary infrastructure. The land is zoned R1 under the Lismore Local Environmental Plan 2012. The proposed development is permissible in the zone with consent of Council. The development replaces an existing old church building with a contemporary purpose built facility. The development provides a community facility in Goonellabah that Council has identified as needed in it Community Plan and its use will have a positive social impact. The building and landscaping are of a high design standard and will enhance the streetscape at the intersection of Pleasant St and Rous Rd. The proposed development requires that all the trees on the land be removed. Adequate compensatory measures are proposed in the DA to mitigate the impact of tree removal. The traffic generated by the proposed will not reduce the level of road service of the local road network and sufficient on-site car parking is provided for the place of public worship and community facility which for the majority of the time will operate at separate times. This report demonstrates that the proposed development is a positive planning outcome which should be approved. REFERENCES 1. Lismore City Council. Lismore Local Environmental Plan 2012. 2. Lismore City Council. Lismore Development Control Plan 2012. 3. Lismore City Council. Comprehensive Koala Plan of Management for South-east Lismore. 2013. USAGE NOTE This report was prepared for the purpose and exclusive use of The Northern Rivers Church of Christ and is not to be used for any other purpose or by any other person or corporation. Malcolm Scott, Consultant Town Planner, Page 50 of 51
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accepts no responsibility for any loss or damage suffered, however so arising, to any person or corporation who may use or rely on this report for a purpose other than that described above. The source of the maps, development plans and exhibits shown in this report are shown on the maps, development plans and exhibits. They are suitable only for the purposes of this report. No reliance should be placed this information for any purpose other than for the purposes of this report. No extract of this report may be reproduced, stored or transmitted in any form without the prior consent of Malcolm Scott, Consultant Town Planner. END OF REPORT 18 Dec. 2013
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ATTACHMENT No. 1 Development Plans by Monique Quinlan – A Little Left Field.
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Statement of Environmental Effects
APPENDIX No. 1 Detail Plan by John Wade Engineering Surveyor
Statement of Environmental Effects
APPENDIX No. 2 Preliminary Contaminated Land Assessment by Greg Alderson & Assoc. Pty Ltd
PRELIMINARY CONTAMINATED LAND ASSESSMENT
FOR A PROPOSED
PLACE OF PUBLIC WORSHIP AND COMMUNITY FACILITY LOT A AND B DP 415585 AND LOT 4 DP 503960 ROUS ROAD AND PLEASANT STREET, GOONELLABAH
An assessment of possible soil contamination as required for State Environmental Planning Policy 55 - Remediation of Land for Lismore city Council to determine the Development Application
PREPARED BY: Greg Alderson and Associates Pty Ltd. A.B.N. 60 059 559 858
SCARRABELOTTIS ROAD NASHUA NSW 2479 Phone: (02) 66291552 Fax: (02) 66291566 Email: office@aldersonassociates.com.au FOR: Northern Rivers Church of Christ REPORT NO.: 14097_SEPP 55 Date: 9th December, 2013
Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
Table of Contents EXECUTIVE SUMMARY ..................................................................................................................................... 3 1.0
INTRODUCTION ................................................................................................................................... 4
2.0
SCOPE OF WORK .................................................................................................................................. 4
3.0
SITE IDENTIFICATION ........................................................................................................................... 5
4.0
HISTORY OF SITE .................................................................................................................................. 5
5.0
SITE CONDITION AND SURROUNDING ENVIRONMENT ........................................................................ 7
5.1 5.2 5.3
SITE INVESTIGATION .............................................................................................................................. 7 GENERAL SITE CONDITION ...................................................................................................................... 8 SIGNS OF CONTAMINATION ..................................................................................................................... 8
6.0
GEOLOGY AND SOIL ............................................................................................................................. 8
7.0
SAMPLING METHODOLOGY ................................................................................................................. 9
8.0
BASIS FOR ASSESSMENT CRITERIA ....................................................................................................... 9
9.0
RESULTS............................................................................................................................................. 10
9.1 9.2
INTERPRETATION OF RESULTS ................................................................................................................. 11 POTENTIAL ASBESTOS .......................................................................................................................... 11
10.0
CONCLUSION ..................................................................................................................................... 12
11.0
REFERENCES....................................................................................................................................... 13
Exhibit No 1 – Subject Site Exhibit No 2 – Soil Sampling Locations
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
EXECUTIVE SUMMARY Greg Alderson and Associates Pty Ltd have been commissioned by John Brice on behalf of Northern Rivers Church of Christ to undertake a preliminary contaminated land assessment at Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah. As part of the assessment under Section 7 of SEPP 55 to ensure that the site has not been contaminated from past land usage, soil testing was undertaken due to the site being potentially contaminated from the buildings at the site. A site inspection by staff of this office found no immediate evidence of land contamination in the proposed development location. A preliminary soil contamination assessment was undertaken in accordance with Lismore Council Policy, the DEC (2006) and NSW EPA (1995) at the subject site. As there were some gaps in the history, and the potential of the existing structures being sources of contamination (lead and pesticides) soil samples were collected and analysed to determine the presence of chemical contamination at the site. The number of samples collected exceeded the minimum number required by NSW EPA (1995), with 12 point samples being collected and mixed to form three composite samples at the laboratory. Samples were analysed for heavy metals (including arsenic, lead and copper), organochlorines (including DDT and aldrin/dieldrin) and organophosphorus, which were considered to be the most likely chemicals used on the site, due to the buildings. The sampling results were compared to the adjusted health based investigation limits from the NSW DEC (2006). All results were well below the relevant health based investigation limits, and the sample results were very similar to one another. The similarity of the sample results and low concentration of contaminants indicates that it is most likely that paint used on the building was already reduced in concentrations at the initial painting of the structures (1960s and 1970s). As part of the assessment under SEPP 55, to ensure that the site has not been contaminated from past land use or existing buildings, soil testing was undertaken over the site. Three composite soil samples were collected at the locations shown on Exhibit No 2, being around the two structures and the vacant area of the site. The samples were analysed for heavy metals (including arsenic, lead and copper), organochlorines (including DDT and aldrin/dieldrin) and organophosphorus, which were considered to be the most likely contaminants at the site. The sampling results were compared to the adjusted health based investigation limits from the NSW DEC (2006). The results indicated that no contamination from the parameters analysed has occurred at the site. Lead was a metal of concern, due to the potential of lead based paint being used on the strucutres, however, the two composite samples which were analysed from soil collected around the respective structures did not contain lead concentrations above the adjusted, acceptable limit. Pesticides, being organochlorine and organophosphorus, were considered potentially to be found in the soil surrounding the buildings as these chemicals are basis for termite protection sprays. No organochlorine or organophosphorus was detected in the three composite samples collected in close proximity to the building and across the site. The buildings potentially contain asbestos although no asbestos was detected in the soil tests. As such, it is recommended that a Work Cover asbestos contractor be engaged for identification and removal work, in accordance with Work Health and Safety Regulation, 2011.
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
1.0
INTRODUCTION
Greg Alderson and Associates Pty Ltd have been engaged by John Brice on behalf of Northern Rivers Church of Christ to undertake a preliminary contaminated land assessment at Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah. The purpose of this assessment is to ensure that Part 7A of the Environmental Planning and Assessment Act 1979, which includes chapter 7 of SEPP 55, is satisfied which ensures that possible contamination from past land uses has been adequately addressed for a change of use of the site. It is understood that the site will be redeveloped, removing the current dwelling and Church hall and ancillary buildings, and constructing a place of public worship and community facility. In addition to the above, minutes of the Development Assessment Panel held on the 14 May 2013 for the proposed development state that Council requires the following to be assessed in accordance with SEPP 55 requirements: Preliminary contaminated land assessment to assess past land use practices and potential demolition activities, which includes potential impacts of asbestos, lead and termicide and other chemical use The preliminary assessment will determine if a detailed investigation is required 2.0
SCOPE OF WORK
This investigation is Stage 1 - preliminary site investigation, which is required to determine if contamination of the site’s soil has occurred from past land usage in accordance with DUAP and EPA (1998). This investigation includes obtaining a history of land usage on the site and a preliminary soilsampling regime. The results of the soil sample analysis are compared with the modified Health Based Investigation Levels (HBIL) for composite soil sampling in accordance with NSW DEC (2006). If the sample results are above the relevant HBIL a detailed investigation will be required in accordance with NSW EPA (2000). The relevant guidelines used for the investigation are as follows: Australian and New Zealand Guidelines for the Assessment and Management of Contaminated Sites (1992) NSW EPA (1995) Contaminated Sites – Sampling Design Guidelines NSW DEC (2006) Contaminated Sites – Guidelines for the NSW Site Auditor Scheme NSW EPA (2000) Guidelines for Consultants Reporting Contaminated Sites Soil sampling methodology used in this investigation included: Soil analysis tests were undertaken to determine the presence of heavy metals, organochlorins and organophosphorus. All soil sampling was undertaken by Wendy Attrill (BAppSc) and Dylan Brooks (BEnvSc) of this office, using composite soil sampling of the sites topsoil in the proposed dwelling site locations as presented on Exhibit No. 2 All samples were collected using a hand auger, placed in a ziplock bags and delivered to Richmond Water Laboratories (RWL) who undertook analysis for the investigation for heavy metals and subcontracted to the Envirolab for analysis of asbestos, organochlorines and organophosphorus. All results from RWL were sent to this office for the completion of this report. Results were compared with HBIL for ‘residential’ of the NSW DEC (2006) Contaminated Sites – Guidelines for the NSW Site Auditor Scheme C: \ 14097_ SE P P 55
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah

3.0
The report is written in accordance with the relevant chapters of NSW EPA (2000) Guidelines for Consultants Reporting Contaminates Sites SITE IDENTIFICATION
The site is formally identified as Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah. The site is shown on LPI Topographical Map, Lismore 9540-2N, with the universal grid reference of the proposed development site being 119 311. The topographical map is presented as Exhibit No. 1 and also shows the subject site within the immediate locality. 4.0
HISTORY OF SITE
The original use of the site prior to the current development is not known. It is possible that the site was an agricultural holding, as the 1926 and 1940 Lismore Parish map both present the site as being once part of a larger holding of 80 acres, owned by Thomas Borton as presented in Figure 1 and 2. The property was known as Portion 103 and was dissected by what is now known as Rous Road.
Subject Site
Figure 1: Excerpt of 1926 Lismore Parish Map
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
Subject Site
Figure 2: Excerpt of 1940 Lismore Parish Map
The buildings at the site consist of a church hall for the Church of Christ on Lot A DP 415585 and a dwelling on Lot 4 DP 503960. Development approval was granted under 1960/100 for the construction of the church hall and youth centre. The dwelling also appears to have been constructed in the 1970s and due to the style of the building, it appears to have been an original Department of Housing home. The dwelling is now being used ancillary to the church. The current layout of the site is presented in the aerial imagery from the Land and Property Information, figure 3.
Subject Site
Figure 3: Subject site (LPI SIX, 2013)
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known, it is considered that investigation of the site is required for potential contamination from these past land uses in the proposed development site. 5.0
SITE CONDITION AND SURROUNDING ENVIRONMENT
5.1 Site Investigation Staff of this office have investigated the subject site. The property consists of three allotments, containing the church hall on Lot A DP 415585, vacant land on Lot B DP 415585 and a dwelling (used for part of the church) on Lot 4 DP 503960. The property is located on the corner of Pleasant Street and Rous Road Goonellabah, with the hall building adjacent to Pleasant Street. A relatively large gravel car parking area is in front of the hall continuing to the house. A large gum tree is located in the corner of Pleasant and Rous Road, with hollows which indicates that the tree may be in the order of 40 years of age. The rear of the site contains a large grass area and scattered with trees. The church hall building is constructed with horizontal and vertical, narrow width weatherboard cladding for the majority of the structure, with the exception of some fibro material beneath the window on the northern side, and vertical cladding of suspected fibro material on the eastern end of the building. The building has brick footings. A double bay garage, metal clad is located on the northern side of this building. The dwelling on Lot 4 is constructed from a mix of fibro cement sheeting and brick veneer on brick footings.
Photo 1: Church of Christ building (constructed 1960s). Note vertical fibro cladding on end of building.
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
Photo 2: Dwelling (constructed 1970s). Note fibro sheeting on walls and eaves.
5.2 General Site Condition The site is relatively flat with a slight fall from the west to the east and a shallow drainage line is located toward the southern boundary of Lot B. The site is fenced along the length of the western boundary and internal fences separate the car parking areas to the lawn areas of the rear yard, and to the dwelling on Lot 4. 5.3 Signs of Contamination The site was investigated in order to determine any physical signs of contamination, such as drums, waste, fill material, odours, plant stress or soil staining or bare patches. The site currently contains buildings, which have the potential of being a source of contamination to the surrounding area from the buildings possibly being painted with lead based paints and being sprayed organochlorines and organophosphates for termite treatment. The contaminants were included in the testing suite to determine their presence. The buildings also appear to contain fibrous cement, which due to the age of the structures (approximately 50 years), this may be asbestos based. The site did not show any identifying signs of contamination, although contamination can still be present in soil where plant growth is good. 6.0
GEOLOGY AND SOIL
The soil of the site has been amended with the construction of the current development. Original soil is located around the gum tree in the north east corner of the site and in the western area of the site. Other areas have been cut and gravel has been imported for the carparking areas. The natural soil of the site consists of dark, reddish brown clay. Morand (1994) shows that the soil type of the site is in the ‘Wollongbar Residual Landscape’. The soils in the Wollongbar Landscape are mostly deep (>200cm), with shallower (80 – 150 cm), stonier krasnozems on crest/upper slope boundaries. Morand (1994) states that the soils are located on lamington volcanics: being Lismore Basalts, which are tertiary basalts with bole and minor agglormeration. It is considered that even with the modification that has occurred to the natural landscape, if chemicals were used on the site, due to the soil texture and structure, the contaminants would be remaining in the upper layers, typically 0-150 mm for metals and 0-75 mm for pesticides. C: \ 14097_ SE P P 55
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7.0
SAMPLING METHODOLOGY
The soil sampling pattern is undertaken based on Lismore Council’s Contaminated Land Policy, which utilises the NSW EPA (1995) systematic sampling regime, and also focusing the area of sampling in the area of development only, but not the total property area for larger properties. The site is approximately 3000 m², which in accordance to Lismore Council and NSW EPA (1995) requires nine point samples to be collected across the site. Normally a systematic grid pattern would be undertaken, however, as there are structures that have the potential to being sources, a judgemental sampling regime was also undertaken to ensure that the buildings were assessed. Three composite samples, consisting of four subsamples each were collected across the site, hence the number of samples collected and analysed exceeds the number required for the size of the property. Due to the sites soil type and geology, it was considered that only the topsoils of the soil profile require sampling due to arsenic and aldrin/dieldrin being commonly found within the first 150mm of soil (NSW EPA, 1997). The location of the three composite soil samples is described below: Composite 1: Consisting of sample points 1A, 1B, 1C, 1D. These samples were collected around the existing church building on Lot A. Samples were collected at 0.2 m and up to 1 m from the building wall. Composite 2: Consisting of sample points 2A, 2B, 2C, 2D. These samples were collected around the existing building on Lot 4. Samples were collected at 0.2 m and up to 1 m from the building wall. Composite 3: Consisting of sample points 3A, 3B, 3C, 3D. Samples were collected across the rear yard of the three sites and the eastern section of Lot A and Lot B. Exhibit No.2 shows a site plan with the sample points plotted. Samples collected by this office were collected using a hand auger, placed in zip lock bags and sealed prior to placing in an esky. All samples were delivered by staff of this office to the Richmond Water Laboratories (RWL) the same day of collection. The RWL made the three composite samples from the sub-samples provided and subcontracted the samples to Envirolab who undertook analysis for asbestos, organochlorines and organophosphorous. The RWL analysed the soil samples for heavy metals. Laboratory QA/QC are attached to this report, with the chain of custody from this office. 8.0
BASIS FOR ASSESSMENT CRITERIA
Due to the known history of the site and the potential contamination from the buildings, soil sampling was undertaken. Contaminants included for analysis included heavy metals (lead, arsenic, zinc etc), organochlorines and organophosphates, as these were considered to be the most likely contaminants associated with a dilapidated building and present the greatest risk to health and the environment.
A heavy metal of particular concern at this site was lead. The Australian Government Department of the Environment (2012) states that before 1970, paints containing high levels of lead were used in many Australian houses however the recommended amount of lead in domestic paint has declined from 50% before 1965, to 1% in 1965, 0.25% in 1992, and in 1997 it was further reduced to 0.1%. C: \ 14097_ SE P P 55
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Termidicides consisting of both organochlorines (OCs) (such as dieldrin/Aldrin) may have been used (prior to being banned in 1995) and/or organophosphates (OPs) such as chlorpyrifos around the dwelling, although the Department of Fair Trading state that these chemicals are most frequently used with concrete slab on-ground construction, with the chemical is applied to the ground, under the entire slab and around the perimeter of the building. The results of the soil sample analysis are compared with the Health Based Investigation (HBIL) in the NSW DEC (2006) Contaminated Sites – Guidelines for the NSW Site Auditor Scheme, using Column 1 ‘residential’. Technically as a dwelling is not proposed, and the majority of the site will be covered with hardstand or modified areas in some way, a less conservative assessment could have been used. Notwithstanding this, the HBIL are shown in Table 1 below. The adjustable acceptable limit is the acceptable limit divided by the number of subsoil samples per composite, which in this case is four. The adjustable acceptable limit, which is a very conservative approach, was used to determine the presence of hotspots, based on the worst case scenario of presuming one sample has a high concentration while the remaining sub-samples all have zero concentration. If results from the composites taken from the site were above the adjusted acceptable limit, then all subsoils of the subject composite will be analysed individually. NSW EPA (1995) states that if the contaminant concentration of the site is below a threshold limit, the site can be considered as uncontaminated. Table 1: NSWDEC Acceptable Limits Contaminant Arsenic Lead Cadmium Copper Nickel Zinc Mercury DDT Aldrin/Dieldrin
DEC Acceptable Limit (mg/kg) 100 300 20 1000 600 7000 15 200 10
DEC Adjustable Acceptable Limit for 4 subsamples (mg/kg) 25 75 5 250 150 1750 3.75 50 2.5
Metals can be naturally occurring within a soil profile, these background levels are as follows: Table 2: Background Ranges for Potential Contaminants Pollutant Arsenic Lead Cadmium Copper Nickel Zinc Mercury
9.0
Background Range (mg/kg) 0.2 – 30 <2 – 200 0.04-2 1-190 2-400 2-180 0.001-0.1
RESULTS
A site plan is provided in Exhibit No. 2, presenting soil test locations. The following presents a summary of the soil analysis results from the soil samples collected by this office. The full copies of the analysis results are also attached to this report. C: \ 14097_ SE P P 55
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah Table 3: Background Ranges for Potential Contaminants PARAMETER
Unit
Composite 1
Asbestos ID - soils
g/kg
[ND]
OC/OP in soil
mg/kg
<0.10
<0.10
<0.10
Composite 2
Composite 3
[ND]
[NA]
Arsenic - soil
mg/kg
<5
<5
<5
Cadmium - soil
mg/kg
<1
<1
<1
Copper - soil
mg/kg
8
14
12
Lead - soil
mg/kg
31
18
22
Zinc - soil
mg/kg
432
196
70
NA not analysed ND not detected
9.1 Interpretation of Results The results of the soil analysis are compared with the NSW DEC (2006) HBIL as shown in Table 1 above, using the ‘adjusted acceptable levels’. The metal of most concern were lead due to the possibility of lead paint being used on the structures which may have either flaked off, been physically removed or weathered over the years and contaminated the surrounding soils around each building. The concentration of lead in paint reduced in the 1960s, which may be the reason for the relatively lower concentration of lead in soils at the site compared with soil collected from around other older buildings. The lead concentration was below the conservative, adjusted acceptable limit of 75 mg/kg with the highest concentration found around the church building, which correlates with the highest concentration of zinc, which is also a common additive to paint, hence it is considered that lead based paint of low concentration was used. From experience, and based on where these samples were collected, it is not expected that higher concentrations of lead will be found elsewhere around the building. Zinc was elevated in Composite 2, where lead was found at the lowest concentration. From this result, it is surmised that due to the age of the dwelling, lead concentrations had reduced substantially in paint and replaced by zinc, due to the low concentration of lead found around the building. Background concentrations of lead and zinc were found in Composite 3. The other potential contaminants tested included organochlorines and organophosphates, which were considered to be most likely bases for termite protection. Sampling in close proximity to the walls of each of the structures (0.2 m) was considered to be appropriate without destructive sampling below the buildings, and no organochlorines and organophosphates were detected. 9.2 Potential Asbestos Asbestos was not found in the two composite soil samples collected around the building, and from a quick inspection it appeared that the fibro appeared to be intact and in relatively good condition, with the exception of blistering paint on the eastern wall of the church. The fibro cladding was not tested for asbestos, and it is recommended that this occurs and an Asbestos Removal Control Plan in accordance with Work Health and Safety Regulation, 2011 be prepared if required to deal with the removal and disposal of asbestos. The removal and demolition of asbestos is not dealt with in this assessment, however, as a guide it is recommended the following is undertaken:
A licensed contractor is required if asbestos is above 10m²;
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Greg Alderson & Associates P/L â&#x20AC;&#x201C; Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
ď&#x201A;ˇ
10.0
Contractor will also be able to identify the asbestos, prepare an Asbestos Removal Control Plan, remove and dispose of it in accordance workcover requirements and compliance with legal requirements: o Work Health and Safety Regulation, 2011; o Occupational Health and Safety Act 2000; o Code of Practice for the Safe Removal of Asbestos [NOHSC: 2002 (1998)] and o Guide to the Control of Asbestos Hazards in Buildings and Structures [NOHSC: 3002 (1998)] CONCLUSION
A preliminary contaminated soil investigation was undertaken at Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah in order to determine if the site has been contaminated from past land usage. As part of the assessment under SEPP 55, to ensure that the site has not been contaminated from past land use or existing buildings, soil testing was undertaken over the site. Three composite soil samples were collected at the locations shown on Exhibit No 2, being around the two structures and the vacant area of the site. The samples were analysed for heavy metals (including arsenic, lead and copper), organochlorines (including DDT and aldrin/dieldrin) and organophosphorus, which were considered to be the most likely contaminants at the site. The sampling results were compared to the adjusted health based investigation limits from the NSW DEC (2006). The results indicated that no contamination from the parameters analysed has occurred at the site. Lead was a metal of concern, due to the potential of lead based paint being used on the strucutres, however, the two composite samples which were analysed from soil collected around the respective structures did not contain lead concentrations above the adjusted, acceptable limit. Pesticides, being organochlorine and organophosphorus, were considered potentially to be found in the soil surrounding the buildings as these chemicals are basis for termite protection sprays. No organochlorine or organophosphorus was detected in the three composite samples. Asbestos was assessed in the soil samples collected around the buildings, with no asbestos being detected. However, due to the age of the buildings, and the presence of fibro cement cladding on both of the buildings, it is possible that this fibro contains asbestos, and as such, it is recommended that a Work Cover asbestos contractor be engaged for identification and removal work, in accordance with Work Health and Safety Regulation, 2011. All other contaminants presented concentrations below the relevant health based investigation limits in the three composite samples. It is noted that although this assessment has been undertaken in accordance with NSW Office of Environment and Heritage requirements there may be contamination present at the site that has not been located, for example there may be points of high concentration or buried rubbish that was not located during the assessment. If buried rubbish or other indicators of contamination are found on the site this office and Council is to be notified.
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
11.0
REFERENCES
Australian and New Zealand Environment and Conservation Council and National Health and Medical Research Council, 1992. Australian and New Zealand Guidelines for the Assessment and Management of Contaminated Sites. Department of Urban Affairs and Planning and the Environment Protection Authority, 1998. Managing Land Contamination, Planning Guidelines SEPP 55 – Remediation of Land. Department of Fair Trading FT030 (2003) Protect your home from Termites NSW EPA, 2000. Guidelines for Consultants Reporting Contaminated Sites. NSW EPA Sydney South NSW DEC, 2006. Contaminated Sites – Guidelines for the NSW Site Auditor Scheme. NSW EPA Sydney South NSW EPA, 1995. Contaminated Sites – Sampling Design Guidelines.NSW EPA Chatswood.
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Greg Alderson & Associates P/L â&#x20AC;&#x201C; Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
SOIL LABORATORY ANALYSIS RESULTS
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Greg Alderson & Associates 133 Scarrabelottis Road Nashua NSW 2479 Contact: Greg Alderson Sampled by: Wendy Attrill Subcontract Laboratory: Envirolab (NATA 2901) Subcontract Reference: 13/101885 Client: Address:
GAA Soil Routine - Rous Rd
Analysis results apply to samples as received. PARAMETER
Asbestos ID - soils*
Unit
Method
LOR
13/2127-1
13/2127-2
13/2127-3
Composite 1 - Rous Rd
Composite 2 - Rous Rd
Composite 3 - Rous Rd
[ND]
[ND]
N/A
g/kg
Envirolab
mg/kg
Envirolab
0.1
<0.10
<0.10
<0.10
%
Envirolab
0.1
99
94
94
Arsenic - soil
mg/kg
APHA3120B
5
<5
<5
<5
Cadmium - soil
mg/kg
APHA3120B
1
<1
<1
<1
Copper - soil
mg/kg
APHA3120B
1
8
14
12
Lead - soil
mg/kg
APHA3120B
1
31
18
22
Zinc - soil
OC/OP in soil* OC/OP QC Recovery
mg/kg
APHA3120B
1
432
196
70
Arsenic -QC Recovery
%
APHA3120B
1
80
80
80
Cadmium - QC Recovery
%
APHA3120B
1
95
95
95
Copper - QC recovery
%
APHA3120B
1
104
104
104
Lead - QC recovery
%
APHA3120B
1
97
97
97
Zinc -QC recovery
%
APHA3120B
1
90
90
90
Page 1 of 2 Level 2, 218-232 Molesworth St, Lismore NSW 2480 Telephone: 02 6623 3888
Report no: 13/2127 Date sampled: 5/12/2013 Date received: 5/12/2013 Date reported: 11/12/2013 No. of samples: 3 Revision no: 00 Testing commenced: 5/12/2013
Client: Comments:
Greg Alderson & Associates
Report no:
No asbestos detected at reporting limit of 0.1g/kg No respirable fibres detected
Page 2 of 2 Level 2, 218-232 Molesworth St, Lismore NSW 2480 Telephone: 02 6623 3888
13/2127
Greg Alderson & Associates P/L â&#x20AC;&#x201C; Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
CHAIN OF CUSTODY FORMS
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Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah
Summary of Experience and Qualifications Greg Alderson and Associates Pty consist of Engineers and Scientists. The qualifications contained by the persons of the company, include: Bachelor of Science (Engineering) Bachelor of Applied Science (Conservation Technology) Bachelor of Engineering (Civil) We have a wide range of experience and worked on a number of varied projects, which include:
Petrochemical rehabilitation; Analysis and Rehabilitation of dipsites; Assessment of former banana plantations; Review of remediation plan for gas works site; Assessment of general agricultural sites.
Greg Alderson and Associates Pty Ltd has the following Public Liability: CGU Professional Risk Insurance Agent: Policy Number: Account Number:
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APESMA Insurance Service P/L 03CON0261743 0020534
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Subject Site
GREG ALDERSON AND ASSOCIATES PTY LTD. ABN 60 059 559 858 Scarrabelottis Road Nashua NSW 2479 Phone: (02) 6629 1552
Source: LPI 2013 (SIX)
Issue:
Drawing Title:
SITE LOCATION Lot A and B DP 415585 and Lot 4 DP 503960 Rous Road and Pleasant Street, Goonellabah
Project No. 14097_SEPP 55
Scale: NTS
Datum: AHD
Approved:
Sheet No.
Exhibit No. 1.
Statement of Environmental Effects
APPENDIX No. 3 Architectural Statement by Monique Quinlan â&#x20AC;&#x201C; A Little Left Field.
Goonellabah Community Hub @ 39-43 Rous Road, Goonellabah Architectural Statement
The proposed Goonellabah Community Hub fills an important new role as a flexible, inclusive and cohesive member of the vibrant Goonellabah and wider Lismore community. These roles aim to be reflected in the built form and the aesthetics of the building. The roles are intrinsic to the buildings main use as a youth centre and church pastoral care and meeting space. The characteristic sweeping clean lines of the skillion rooves visually reflect the sheltering and encouraging space for development the facility will offer. This is achieved while the roof levels maintain a sympathetic residential scale. Also, the open Rous Road frontage of the building, with timber deck and verandah, physically provide covered outdoor transition and meeting zones to the internal spaces of the building. The skillion rooves are also an acknowledgment of the existing hall on the site (a valued meeting space for the Church community) which is to be replaced with a flexible walled hall within the new building. The flexibility requirements and overlapping functions of the new building have also informed the façade treatments as well as the building form. The addition of evolving vertical gardens to the Pleasant Street and Rous Road Façades highlight the versatility of the building while delivering opportunities for changing colour and texture as well as providing environmental benefits. The muted colour finish and simple cladding shadow lines of the facades allow the full visual potential of the vertical gardens to be exhibited. This inclusion of landscaping in the façade also seeks to extend the proposed garden areas through the site. Furthermore, the vertical elements punctuate the horizontal façade and provide visual break up. Internally, the stacking doors throughout the auditorium area and children’s rooms provide a spectrum of activity possibilities from intimate to large gathering spaces that flow out onto the deck or rear landscaped area. As different user groups and services are combined within the one building a need for a unifying link was found in the inviting central timber deck area. The front deck & café give access to all main areas of the building while offering a visual focal point and entry cue with the raised skillion roof and elevated vertical garden. Although the main Matrix cladding is continued throughout the facades of the building for a cohesive appearance, the horizontal and vertical thinner shadow line cladding is used to subtly define different areas such as the hall entry and ‘social enterprise’ pods. The roof form contributes to the demonstration of the interconnecting uses in its configuration stepping across the site from Pleasant Street and down the site to Rous Road.
Monique Quinlan Bach. Architecture (hons)
Statement of Environmental Effects
APPENDIX No. 4 Building Code of Aust. Assessment by Mark Norris & Assoc. Pty Ltd.
Building Code of Australia Assessment
Goonellabah Hub _______________________________________________ Lot A & B DP 415585 and Lot 4 DP 503960 39 - 43 Rous Road, Goonellabah NSW 2480
17 December, 2013
Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
TABLE OF CONTENTS
1.
Overview................................................................................................................ 3
2.
Exclusions .............................................................................................................. 3
3.
Building Description .............................................................................................. 4
4.
Building Code of Australia - Fire Safety Assessment …………………………………5
5.
Issues Identified …………………………………………………………………………… 15
6.
Essential Fire Safety Measures .......................................................................... 19
7.
Conclusion ........................................................................................................... 20
8.
Usage Note .......................................................................................................... 21
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1.
Overview
This report has been prepared for Northern Rivers Church of Christ, to provide a Building Code of Australia (BCA) 2013 compliance assessment to Lismore City Council for the proposed development at 39 - 43 Rous Road, Goonellabah for the erection of a building to be used as a Place of Worship, being an Assembly Building and proposed as an Entertainment Venue to account for a multipurpose use, with an attached Community Facility, which is to be known as the Goonellabah Hub. The purpose of this report is to identify the extent to which the architectural and ancillary design documentation complies with the relevant deemed-to-satisfy provisions contained in Parts C, D, E and F of BCA 2013. Where insufficient details have been provided, a summary of the information required to be satisfied for compliance with BCA 2013 is provided as an overview in Section 5 and identifies issues that require attention for the proposed development.
This report has been prepared accounting for details provided to plans prepared by A Little Left Field Drawing number A3.01 dated 15/12/2013; Drawing number A3.02 dated 15/12/2013; Drawing number A3.03 dated 15/12/2013; Drawing number A3.04 dated 15/12/2013; Drawing number A3.05 dated 15/12/2013; and Drawing number A3.06 dated 15/12/2013 for the Northern Rivers Church of Christ project.
2.
Exclusions
This report is not to be considered as an assessment for compliance with the following: a) Structural documentation determination to satisfy Building Code of Australia Part B1; b) The individual requirements of service providers (i.e. Telstra, Water Supply, Energy Australia); c) The individual requirements of the WorkCover Authority; or d) The Disability Discrimination Act (DDA). e) The provisions of Part J of the Building Code of Australia.
The report is useful in identifying the areas of non-compliance of the current provisions of the Building Code of Australia 2013 as raised for the proposed development only. _______________________________________________________________________________________________ Mark Norris & Associates Š Page 3
Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
3.
Building Description (BCA 2013)
a)
Building Classification Class 9b - Place of Worship as an Assembly Building; and Class 5 - Community Facility.
b)
Effective Height The effective height of the building is less than 25m.
c)
Rise in Storeys The building has a rise in storeys of one (1).
d)
Type of Construction The building is assessed as Type C construction.
f)
Floor Area Total Floor area
– 1152m²
Class 9b Assembly Building
–
Total Floor Area – 549m² Auditorium Area (including stage) – 299m²
Class 5 Community Facility
–
603m²
The following method of assessment has been used in the preparation of this report; 1. Conduct a site inspection. 2. Determine the basic assessment data for the building. 3. Assess the existing design of the building against the current Deemed-to-Satisfy requirements of Sections C, D and E of the Building Code of Australia having regard to the scope listed above. 4. Establish and nominate the status of each clause as Building Code of Australia requirement into the following categories; a) Clause is administrative information only (Informative Clause). b) Clause is not relevant to the building (N/A - Not Applicable). c) The building complies with the requirements of the clause (Complies). d) Compliance with the requirements of the clause is applicable (Applies). A recommendation in the “Comments” column will indicate the standard required or if _______________________________________________________________________________________________ Mark Norris & Associates © Page 4
Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
further information or investigation is required for the feature to be brought into conformity with the requirements of the Building Code of Australia. e) The building does not comply with the requirements of the clause (Does Not Comply).
4.
Building Code of Australia 2013 Fire Safety Assessment
Part C: Building Code of Australia
4.1 Fire Resistance Clause Part C1
Description Fire Resistance & Stability
Status
Comments
C1.1
Type of Construction required
Applies
Type C construction
C1.2
Calculation of rise in storeys
Applies
One (1) storey
C1.3
Buildings of multiple classification
Applies
Complies
C1.4
Mixed types of construction
Applies
Construction details required to ensure compliance with 90/90/90 fire separation requirements between Class 9b Assembly area use as an Entertainment Venue, and Class 5 Community Facility use, to satisfy fire separation requirements of C2.8 and the NSW provisions of H101.2, and details are to be submitted for consideration together with a Construction Certificate Application.
C1.5
Two storey Class 2 or 3 buildings
N/A
C1.6
Class 4 parts of buildings
N/A
C1.7
Open spectator stands and indoor stadiums
N/A
C1.8
Lightweight construction
Applies
Details of proposed fire-resistance level construction to dividing wall between Class 9b and Class 5 use required to ensure compliance to be submitted for consideration together with a Construction Certificate Application.
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Clause C1.9 C1.10
Description Fire hazard properties
Status
Comments
Applies
Details required to account for provisions of specification C1.10 to be submitted for consideration together with a Construction Certificate Application.
C1.11
Performance of external walls in fire
C1.12
Non-combustible materials
Part C2
Compartmentation & Separation
C2.1
Application of Part
Applies
C2.2
General floor area limitations
Applies
NSW C2.3
Large isolated buildings
N/A
C2.4
Requirements for open space and vehicular access
N/A
C2.5 C2.6
Class 9a & 9c Buildings
N/A N/A
C2.7
Separation by fire walls
Vertical separation of openings in external walls
N/A Informative Clause
N/A
Complies within floor area and volume capacity for Type C Construction.
Note: Dividing fire wall between Class 9b and Class 5 to be no less than 90/90/90 FRL. Fire separation required by NSW H101.2, between Class 9b and Class 5 use to be no less than 60/60/60 FRL. Details required to be submitted for consideration together with a Construction Certificate Application.
C2.8
Separation of classifications in the same storey
Applies
Dividing fire wall between Class 9b and Class 5 use to be no less than 90/90/90 FRL, as required by Table 5 of Specification C1.1, with the NSW fire separation Provisions of H101.2 nominating construction to be no less than 60/60/60. Details required to be submitted for consideration together with a Construction Certificate Application.
C2.9
Separation of classifications in different storeys
N/A
C2.10
Separation of lift shafts
N/A
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
Clause C2.11
Description Stairways and lifts in one shaft
Status N/A
Comments
C2.12
Separation of equipment
N/A
C2.13
Electricity supply system
Applies
C2.14
Public corridors in Class 2 & 3 buildings
Part C3
Protection of Openings
C3.1
Application of Part
N/A
C3.2
Protection of openings in external walls
N/A
C3.3
Separation of openings in different fire compartments
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
C3.4
Acceptable method of protection
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
C3.5
Doorways in fire walls
N/A
C3.6
Sliding fire doors
N/A
C3.7
Protection of doorways in horizontal exits
N/A
C3.8
Openings in fire isolated exits
N/A
C3.9
Service penetrations in fire isolated exits
N/A
C3.10
Openings in fire isolated lift shafts
N/A
NSW C3.11
Bounding construction: Class 2 & 3 and 4 buildings
N/A
C3.12
Openings in floors for services
N/A
C3.13
Openings in shafts
N/A
C3.14
-
C3.15
Openings for service installation
C3.16
Construction Joints
N/A
C3.17
Columns protected with lightweight construction
N/A
Details required to be submitted for consideration together with a Construction Certificate Application.
N/A
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
Specifications
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Clause Spec C1.1
Description Fire Resisting Construction
Status Applies
Comments External walls greater than 3m from boundary. Dividing wall between Class 9b and Class 5 use â&#x20AC;&#x201C; 90/90/90 FRL.
Spec C1.8
Structural Tests for Lightweight Construction
Applies
Details required to ensure compliance.
NSW Spec C1.10
Fire Hazard Properties
Applies
Proposed development linings, materials and assemblies to satisfy critical radiant flux for floor coverings.
Spec C1.11
Performance of External Walls in Fire
N/A
Spec C2.5
Smoke-Proof Walls in Health-Care and Aged Care Buildings
N/A
Spec C3.4
Fire Doors, Smoke Doors, Fire Windows and Shutters
N/A
Spec C3.15
Penetration of Walls, Floors and Ceilings by Services
Applies
4.2 Access and Egress
Construction proposed to account for details raised by C3.15. Details required to ensure compliance.
Section D, Building Code of Australia
Clause Part D1
Description Provision for Escape
Status
D1.1
Application of Part
Applies
NSW D1.2
Number of exits required
Applies
Comments
Not less than 2 exits to be provided to both Class 9b and Class 5 areas, and in the case of the Class 9b Auditorium use as an Entertainment Venue to account for the Provisions of NSW D1.6. Details required to be submitted for consideration together with a Construction Certificate Application.
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Clause D1.3
Description When fire-isolated exits are required
Status N/A
Comments
D1.4
Exit travel distances
Applies
Complies
D1.5
Distance between alternative exits
Applies
Complies
NSW D1.6
Dimensions of exits
Applies
Complies with the total required exit width of maximum number of standing within Auditorium
minimum 5m for persons area.
Details required to be submitted for consideration together with a Construction Certificate Application. D1.7
Travel via fire-isolated exit
N/A
D1.8
External stairways in lieu of fire-isolated exits
N/A
D1.9
Travel by non-fire-isolated stairways or ramps
Applies
Complies details required to be submitted for consideration together with a Construction Certificate Application.
NSW D1.10
Discharge from exits
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
D1.11
Horizontal exits
N/A
D1.12
Non required stairways, ramps or escalators
N/A
NSW D1.13
Number of persons accommodated
Applies Auditorium - Class 9b m²/p Total No of persons Church 1.0 248 Standing 0.5 496 Removable 1.0 248 Fixed Per 152 seat Community Facility Class 5 m²/p Computer Room Offices Training Room
2
Total No of persons 24
10 4
20 8
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Clause D1.14
Description Measurement of distances
Status Applies
Comments Complies
D1.15
Method of measurement
Applies
Informative Clause
D1.16
Plant rooms and lift motor rooms; Concession
N/A
D1.17
Access to Lift Pits
N/A
Part D2
Construction of Exits
NSW D2.1 D2.2
Application of Part Fire isolated stairs or ramps
N/A
D2.3
Non-fire-isolated stairways and ramps
N/A
D2.4
Separation of rising and descending stair flights
N/A
D2.5
Open access ramps and balconies
N/A
D2.6
Smoke lobbies
N/A
D2.7
Installations in exits and paths of travel
Applies
D2.8
Enclosure of space under stairs and ramps
N/A
D2.9
Width of stairways
N/A
D2.10
Pedestrian ramps
Applies
D2.11
Fire-isolated passageways
N/A
D2.12
Roof as open space
N/A
NSW D2.13
Treads and risers
Applies
Riser and going details required to be submitted for consideration together with a Construction Certificate Application.
D2.14
Landings
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
NSW D2.15
Thresholds
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
NSW D2.16
Balustrades
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
D2.17
Handrails
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
Complies with accessible ramp details required to be submitted for consideration together with a Construction Certificate Application.
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Clause D2.18
Description Fixed platforms walkways, stairways and ladders
Status N/A
Comments
NSW D2.19
Doorways and doors
Applies
D2.20
Swinging doors
Applies
NSW D2.21
Operation of latch
Applies
Details required to be submitted for consideration together with a Construction Certificate Application. Details required to be submitted for consideration together with a Construction Certificate Application. Details required to be submitted for consideration together with a Construction Certificate Application.
D2.22
Re-entry fire-isolated exits
N/A
D2.23
Signs on doors
N/A
D2.24
Protection of openable windows
N/A
Part D3
Access for people with disabilities
D3.0
Deemed-to-Satisfy Provisions
Applies
D3.1
General Building Access Requirements
Applies
Complies with details required to be submitted for consideration together with a Construction Certificate Application.
D3.2
Access to buildings
Applies
Complies with access from pedestrian entry at boundary and to main entrance provided. Details required to be submitted for consideration together with a Construction Certificate Application.
D3.3
Parts of buildings to be accessible
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.4
Exemptions
D3.5
Accessible car parking
Applies
Complies.
D3.6
Signage
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.7
Hearing Augmentation
N/A
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.8
Tactile indicators
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.9
Wheelchair seating spaces in Class 9b Assembly buildings
N/A
Fixed seating is not proposed within the Class 9b Assembly building.
D3.10
Swimming Pools
N/A
N/A
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
Clause D3.11 D3.12
Description
Comments
Ramps
Status N/A
Glazing on an access way
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
Specifications Spec D1.12
Non-required stairways, ramps and escalators
N/A
Spec D3.6
Braille and tactile signs
Applies
Spec D3.10
Accessible water entry/exit for swimming pools
4.3 Services and Equipment Clause
Description
Part E1
Fire Fighting Equipment
E1.1 E1.2
-
E1.3
Fire hydrants
Details required to be submitted for consideration together with a Construction Certificate Application.
N/A
Section E, Building Code of Australia Status
Comments
Applies
Complies street Fire Hydrant Service provided in Pleasant Street and Rous Road. Details required to be submitted for consideration together with a Construction Certificate Application.
E1.4
Hose reels
Applies
E1.5
Sprinklers
N/A
E1.6
Portable fire extinguishers
E1.7
-
E1.8
Fire control centres
E1.9
Fire precautions during construction
E1.10
Provision for special hazards
Part E2
Smoke Hazard Management
E2.1
Application of Part
Applies
E2.2
General requirements
Applies
Applies
Details required to be submitted for consideration together with a Construction Certificate Application. Details required to be submitted for consideration together with a Construction Certificate Application.
N/A Applies
Builder to provide necessary Portable Fire Extinguishers during construction. Details required to be submitted for consideration together with a Construction Certificate Application.
N/A
Class 9b Assembly building required to be provided with automatic shutdown of any air-handling system on the activation of smoke detectors
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
Clause
Description
Status
Comments to AS 1670.1. Details required to be submitted for consideration together with a Construction Certificate Application.
E2.3
Provisions for special hazards
N/A
Part E3
Lift Installations
E3.1
-
E3.2
Stretcher facility in lifts
N/A
E3.3
Warning against use of lifts in fire
N/A
E3.4
Emergency lifts
N/A
E3.5
Landings
N/A
E3.6
Passenger Lifts
E3.7
Fire Service Controls
N/A
E3.8
Aged care Buildings
N/A
E3.9
Fire Service Recall Operation Switch
N/A
E3.10
Lift car fire service drive control switch
N/A
Part E4
Emergency Lighting, Exit Signs & Warning Systems
E4.1
-
E4.2
Emergency light requirements
E4.3
Measurement of distance
E4.4
Applies
Applies
Proposed chair lift required to comply with Table E3.6b provisions.
Details required to be submitted for consideration together with a Construction Certificate Application.
Applicable
Informative Clause
Design & operate emergency light
Applies
Informative Clause
E4.5
Exit signs
Applies
NSW E4.6
Direction signs
Applies
Details required to be submitted for consideration together with a Construction Certificate Application. Details required to be submitted for consideration together with a Construction Certificate Application.
E4.7
Class 2, 3 & 4 Buildings: Exemptions
E4.8
Design and operation of exit signs
Applies
Informative Clause
E4.9
Sound systems and intercom systems for emergency purposes
Applies
Details required to be submitted for consideration together with a Construction Certificate Application.
N/A
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
4.4 Health and Amenity
Section F, Building Code of Australia
Clause Part F2
Description Sanitary and Other Facilities Facilities in residential buildings Calculation of number of occupants and fixtures
Status
Facilities in Class 3 to 9 buildings
Applies
F2.1 F2.2 F2.3
Comments
N/A Applies
Complies as provided by D1.13 and with a maximum of 70 persons proposed. Class 9b Single Auditoria Max 496p Male WC Urinal Basin Female WC Basin Access -ible WC Basin
F2.4 F2.5 F2.6 NSW F2.7 F2.8
Facilities for people with disabilities Construction of sanitary compartments Interpretation: Urinals and washbasins Warm water installations Waste management
Applies Applies Applies
Class 9b Church Max 152p
Class 5 Office Max 20p
2 3 3
1 2 2
1 1 1
6 3
2 2
2 1
1 1
1 1
1 1
Note: Accessible amenities to be provided as Unisex facility. Complies as identified in F2.3 Details required to ensure compliance. Informative Clause
N/A N/A
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
5.
Issues Identified
The following compliance issues have been identified as a result of the audit. Item
DTS Clause C1.4
Description
Description of Non-Compliance
Mixed types of construction
C1.8
Lightweight construction
C1.10
Fire hazard properties
C2.7
Separation by fire walls
Construction details required to ensure compliance with 90/90/90 fire separation requirements between Class 9b Assembly area use as an Entertainment Venue, and Class 5 Community Facility use, to satisfy fire separation requirements of C2.8 and the NSW provisions of H101.2, and details are to be submitted for consideration together with a Construction Certificate Application. Details of proposed fire-resistance level construction to dividing wall between Class 9b and Class 5 use required to ensure compliance to be submitted for consideration together with a Construction Certificate Application. Details required to account for provisions of specification C1.10 to be submitted for consideration together with a Construction Certificate Application. Note: Dividing fire wall between Class 9b and Class 5 to be no less than 90/90/90 FRL. Fire separation required by NSW H101.2, between Class 9b and Class 5 use to be no less than 60/60/60 FRL. Details required to be submitted for consideration together with a Construction Certificate Application.
C2.8
Separation of classifications in the same storey
Dividing fire wall between Class 9b and Class 5 use to be no less than 90/90/90 FRL, as required by Table 5 of Specification C1.1, with the NSW fire separation Provisions of H101.2 nominating construction to be no less than 60/60/60. Details required to be submitted for consideration together with a Construction Certificate Application.
C2.13
Electricity supply system
Details required to be submitted for consideration together with a Construction Certificate Application.
C3.3
Separation of openings in different fire
Details required to be submitted for consideration together with a Construction
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
compartments
Certificate Application.
C3.4
Acceptable method of protection
Details required to be submitted for consideration together with a Construction Certificate Application.
C3.15
Openings for service installation
Details required to be submitted for consideration together with a Construction Certificate Application.
Spec C3.15
Penetration of Walls, Floors and Ceilings by Services Number of exits required
Construction proposed to account for details raised by C3.15. Details required to ensure compliance. Not less than 2 exits to be provided to both Class 9b and Class 5 areas, and in the case of the Class 9b Auditorium use as an Entertainment Venue to account for the Provisions of NSW D1.6.
NSW D1.2
Details required to be submitted for consideration together with a Construction Certificate Application. NSW D1.6
Dimensions of exits
Complies with the total minimum required exit width of 5m for maximum number of persons standing within Auditorium area. Details required to be submitted for consideration together with a Construction Certificate Application.
D1.9
Travel by non-fireisolated stairways or ramps
Complies details required to be submitted for consideration together with a Construction Certificate Application.
NSW D1.10
Discharge from exits
Details required to be submitted for consideration together with a Construction Certificate Application.
D2.7
Installations in exits and paths of travel
Details required to be submitted for consideration together with a Construction Certificate Application.
D2.10
Pedestrian ramps
Complies with accessible ramp details required to be submitted for consideration together with a Construction Certificate Application.
NSW D2.13
Treads and risers
Riser and going details required to be submitted for consideration together with a Construction Certificate Application.
D2.14
Landings
Details required to be submitted for consideration together with a Construction Certificate Application.
NSW D2.15
Thresholds
Details required to be submitted for consideration together with a Construction Certificate Application.
NSW D2.16
Balustrades
Details required to be submitted for consideration together with a Construction
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
Certificate Application. D2.17
Handrails
Details required to be submitted for consideration together with a Construction Certificate Application.
NSW D2.19
Doorways and doors
D2.20
Swinging doors
NSW D2.21
Operation of latch
Details required to be submitted for consideration together with a Construction Certificate Application. Details required to be submitted for consideration together with a Construction Certificate Application. Details required to be submitted for consideration together with a Construction Certificate Application.
D3.1
General Building Access Requirements
Complies with details required to be submitted for consideration together with a Construction Certificate Application.
D3.2
Access to buildings
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.3
Parts of buildings to be accessible
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.6
Signage
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.7
Hearing Augmentation
Details required to be submitted for consideration together with a Construction Certificate Application.
D3.8
Tactile indicators
Details required to be submitted for consideration together with a Construction Certificate Application.
Spec D3.6
Braille and tactile signs
Details required to be submitted for consideration together with a Construction Certificate Application.
E1.3
Fire hydrants
Complies street Fire Hydrant Service provided in Pleasant Street and Rous Road. Details required to be submitted for consideration together with a Construction Certificate Application.
E1.4
Hose reels
Details required to be submitted for consideration together with a Construction Certificate Application.
E1.6
Portable fire extinguishers
Details required to be submitted for consideration together with a Construction Certificate Application.
E1.9
Fire precautions during construction
Builder to provide necessary Portable Fire Extinguishers during construction. Details required to be submitted for consideration together with a Construction
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
Certificate Application. E2.2
General requirements
Class 9b Assembly building required to be provided with automatic shutdown of any air-handling system on the activation of smoke detectors to AS 1670.1. Details required to be submitted for consideration together with a Construction Certificate Application.
E4.2
Emergency light requirements
Details required to be submitted for consideration together with a Construction Certificate Application.
E4.5
Exit signs
Details required to be submitted for consideration together with a Construction Certificate Application.
NSW E4.6
Direction signs
Details required to be submitted for consideration together with a Construction Certificate Application.
E4.9
Sound systems and intercom systems for emergency purposes
Details required to be submitted for consideration together with a Construction Certificate Application.
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
6.
Essential Fire Safety Measures
The following Essential Fire Safety Schedule for required Essential Fire Safety Measures associated with the proposed Class 9b and 5 use of the development, is to be maintained and nominated in an annual Fire Safety Statement in accordance with the provisions of Part I 1.1 of the Building Code of Australia and as required by Clause 168 of the Environmental Planning and Assessment Regulation 2000. Essential Fire or Other Safety Measures Emergency Lighting Exit signs
Installation Standard
Maintenance Standard
Emergency Evacuation Lighting to Buildings AS 2293.1 AS 2293.1 Emergency Evacuation Lighting
AS 2293.2 Emergency Evacuation Lighting in Buildings – Inspection and Maintenance AS 2293.2 Emergency Evacuation Lighting in Buildings – Inspections & Maintenance AS 1851.1 Maintenance of Fire Protection Equipment – Fire Blankets AS 1851.2 Maintenance of Fire equipment – Fire Hose Reels Reassessed annually or as circumstances change in respect of the risk, the building and personnel
Fire Blankets
AS 2444
Hose Reel Systems
AS 2441 Installation of Fire Hose Reels AS 3745 Emergency Control Organisation & Procedures for buildings, structures & workplaces BCA Section D
Management Plan for Emergency Events Paths of Egress Portable Fire Extinguishers Lightweight Construction
Smoke Detection for Smoke Control Systems
AS 2444 Portable Fire Extinguishers and Fire Blankets – selection and location BCA Specification C1.8 and installation in accordance with manufactures accredited system Building Code of Australia Table E2.2b & Specification E2.2a to: AS 1668.1 Fire & Smoke Control in Multicompartmented Buildings and AS 1670.1 Fire Detection, warning, control and intercom systems – systems design, installation and commissioning – Fire
Maintained so as to conform with Building Code of Australia Section D. AS 1851.1 - Maintenance of Fire Protection Equipment - Portable Fire Extinguishers Maintained so as to conform to the original design and to perform at the level of the original installation. AS 1851.13 – Fire and Smoke Control Features of Mechanical Services
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
7.
Conclusion
It is determined by this assessment that the proposed development, for the purposes of a Class 9b Assembly Building and Class 5 Community Facility, generally satisfies the current Deemed-toSatisfy provisions of the Building Code of Australia 2013, subject to address of the Issues Identified as raised in Part 5, and account of the Essential Fire Safety Measures as raised in Part 6 of this report.
Mark Norris Mark Norris & Associates
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Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________
8. Usage Note This report has been prepared for the exclusive use of the Northern Rivers Church of Christ at 39, 41 and 43 Rous Road, Goonellabah NSW for the purposes of considering the required fire safety as well as health and amenity requirements of the National Construction Code, Volume 1, Building Code of Australia 2013 for the proposed development only, and is not to be used for any other purpose or by any other person or corporation. No extract of this report may be reproduced, stored or transmitted in any form without the prior consent of Mark Norris & Associates. No reliance should be placed on information contained within this report other than for the purpose of considering the fire safety assessment on the existing building at 39, 41 and 43 Rous Road, Goonellabah.
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Statement of Environmental Effects
APPENDIX No. 5 Traffic Impact Assessment by Greg Alderson & Assoc. Pty Ltd.
Greg Alderson & Associates Chartered Professional Engineers and Scientists
civil / structural / environmental / traffic / acoustics
GOONELLABAH COMMUNITY HUB TRAFFIC IMPACT ASSESSMENT For: North Coast Church of Christ Trust
16 December 2013
Copyright 2013 Greg Alderson & Associates 133 Scarrabelottis Road, Nashua, NSW t: (02) 6629 1552 fax: (02) 6629 1566 e: office@aldersonassociates.com.au w: www.aldersonassociates.com.au
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB
Goonellabah Community HUB - Traffic Impact Assessment For North Coast Church of Christ Trust
Published by: Greg Alderson and Associates Pty Ltd ABN:60 059 559 858 133 Scarrabelottis Road Nashua, NSW, 2479 T: 02 6629 1552 E: office@aldersonassociates.com.au W: www.aldersonassociates.com.au 16th December 2013
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Traffic Impact Assessment – Goonellabah Community HUB
DOCUMENT CONTROL SHEET
Document title:
Goonellabah Community HUB Traffic Impact Assessment
Document reference:
14097_TIA
Client:
North Coast Church of Christ Trust
Client contact:
John Brice
Authors:
Greg Alderson – BSc(Eng), MIEAust, CPEng, RPEQ 4907 Member Civil School, NPERegistered – 3 Civil, LGEC Traffic Control Worksite Planning (7282017416) Design & Audit Traffic Control Plans (728006852) Michiel Kamphorst – MSc(Aer Eng), MIEAust (Civil)
REVISION NUMBER 0
DATE OF ISSUE
PREPARED BY
CHECKED BY
ISSUED BY
16/12/2013
MK
GA
MK
Copyright © 2013 Greg Alderson and Associates Pty Ltd ABN:60 059 559 858 133 Scarrabelottis Road Nashua, NSW, 2479 T: 02 6629 1552 E: office@aldersonassociates.com.au W: www.aldersonassociates.com.au
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Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB
Table of Contents Table of Figures ....................................................................................................................................... 5 Table of Tables ........................................................................................................................................ 5 1.0
INTRODUCTION ........................................................................................................................... 6
1.1
Project brief ............................................................................................................................ 6
1.2
Relevant standards, specifications and guidelines ................................................................. 6
1.3
Site location ............................................................................................................................ 6
1.4
Development summary........................................................................................................... 6
1.5
Definitions ............................................................................................................................... 6
2.0
EXISTING SITE AND ROAD NETWORK.......................................................................................... 8
2.1
Land use .................................................................................................................................. 8
2.2
Road network .......................................................................................................................... 8
2.2.1
Pleasant Street ................................................................................................................ 8
2.2.2
Rous Road ....................................................................................................................... 8
2.2.3
Ballina Road..................................................................................................................... 9
2.2.4
Site access ....................................................................................................................... 9
2.2.5
Intersection of Pleasant Street with Rous Road ........................................................... 10
2.3 3.0
Intersection sight distance at Pleasant Street and Rous Road intersection ......................... 14 TRAFFIC AND PARKING GENERATION ....................................................................................... 15
3.1
Development description ..................................................................................................... 15
3.2
Place of worship .................................................................................................................... 16
3.2.1
Existing and proposed use ............................................................................................ 16
3.2.2
Parking requirements.................................................................................................... 16
3.2.3
Traffic generation.......................................................................................................... 16
3.2.4
Timing and additional uses ........................................................................................... 16
3.3
3.3.1
Youth training cafe ........................................................................................................ 17
3.3.2
Toilets and showers ...................................................................................................... 17
3.3.3
Training rooms .............................................................................................................. 17
3.3.4
Offices ........................................................................................................................... 18
3.3.5
Social enterprise rooms ................................................................................................ 18
3.4
Total traffic and parking requirements ................................................................................. 18
3.4.1
Parking .......................................................................................................................... 18
3.4.2
Traffic generation.......................................................................................................... 19
3.5 5.0
Community facility ................................................................................................................ 17
Impact of development......................................................................................................... 20 CONCLUSIONS AND RECOMMENDATIONS ............................................................................... 20
REFERENCES .......................................................................................................................................... 21
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Traffic Impact Assessment – Goonellabah Community HUB
Table of Figures FIGURE 1 - SITE LOCALITY, SOURCE: DEPARTMENT OF LANDS SIX VIEWER............................................................................... 7 FIGURE 2 - PLEASANT STREET ACCESS AS SEEN FROM FOOTPATH AT ROUS ROAD INTERSECTION ................................................ 10 FIGURE 3 - CHURCH ACCESS OFF ROUS ROAD .................................................................................................................. 10 FIGURE 4 - FLOWS ON INTERSECTION............................................................................................................................. 11 FIGURE 5 - INTERSECTION LEVEL OF SERVICE DURING AM PEAK .......................................................................................... 11 FIGURE 6 - INTERSECTION QUEUE LENGTH DURING AM PEAK (NUMBER OF VEHICLES) ............................................................. 12 FIGURE 7 - PM PEAK HOURLY FLOW RATES ..................................................................................................................... 13 FIGURE 8 - PM PEAK HOUR QUEUE LENGTHS (NUMBER OF VEHICLES) .................................................................................. 13 FIGURE 9 - PM PEAK HOUR LEVEL OF SERVICE ................................................................................................................. 13 FIGURE 10 - VIEW TO THE LEFT .................................................................................................................................... 14 FIGURE 11 - VIEW TO THE RIGHT .................................................................................................................................. 15
Table of Tables TABLE 1 - PARKING CALCULATION SUMMARY .................................................................................................................. 18 TABLE 2 - TRAFFIC GENERATION SUMMARY..................................................................................................................... 19
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Traffic Impact Assessment – Goonellabah Community HUB
1.0
INTRODUCTION
Greg Alderson and Associates Pty Ltd have been engaged by North Coast Church of Christ Trust to prepare a Traffic Impact Assessment (TIA) for a development proposal at 39-43 Rous Road in Goonellabah. The proposed development is for a new building to be used as a place of public worship and community facility.
1.1
Project brief
The purpose of this TIA is to study the impact that the proposed development would have on the surrounding road network and to propose mitigation measures if required. Also to examine the parking numbers required by the proposed development. The pre lodgement meeting notes as issued by Lismore City Council requires preparation of a Traffic Impact Assessment which addresses the following items: • Traffic generation (for both existing and proposed use), • Parking generation, • On merits assessment to obtain relevant traffic and parking generation rates, • Safe site ingress and egress It is the purpose of this report to address the above described items.
1.2
Relevant standards, specifications and guidelines
This TIA will be prepared in accordance with the following standards, specifications and guidelines: • Guide to Traffic Generating Developments, • RMS Traffic Control at Worksites manual, • Australian Standards (in particular AS1742), • Quality Assurance specifications, • Austroads Guide to Traffic Management, • Lismore City Council Development Control Plan Chapter 7.
1.3
Site location
The subject site is formally known as Lot A and B DP 415585 and Lot 4 DP 503960 No 39-43 Rous Road, Goonellabah. Figure 1 below depicts the location of the site with respect to its locality.
1.4
Development summary
The proposed development consists of a mixed development including demolition of an existing Church building, demolition of an existing dwelling and construction of a place of public worship and a youth and community facility.
1.5
Definitions
AADT ADT Peak Flow Rate
Background Traffic
Average Annual Daily Traffic; average traffic volume per day after application of correction factors Average Daily Traffic; average traffic volume per day, based on a limited survey period, typically 1 week. Hourly volume of vehicles during busiest part of assessment period. For background traffic this can be either AM peak or PM peak; for development traffic this refers to the largest hourly traffic flow expected during the peak generation period. Traffic composition as would typically exist without superposition of event traffic 6
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB Heavy Vehicle
For the purposes of this report: anything other than a pedestrian, cyclist, motorbike or car
Figure 1 - Site locality, Source: Department of Lands Six Viewer
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Traffic Impact Assessment – Goonellabah Community HUB
2.0
EXISTING SITE AND ROAD NETWORK
2.1
Land use
The existing site contains a residential dwelling and a church. The 2002 Guide to Traffic Generating Developments (GTGD) provides traffic generation rates of 9 trips per dwelling per day and 0.85 trips per dwelling during the peak hour. Since the 2002 GTGD was issued, NSW Roads and Maritime Services (RMS) has published Technical Direction 04a. This document was issued to update trip generation and parking information from the 2002 GTGD based on recent surveys. With respect to low density dwellings in Goonellabah, the following information is provided: • 6.54 daily vehicle trips • peak hour trips per dwelling: 0.80 The existing church building has an auditorium with a 126m2 floor area, which is the main traffic generating part of the church. Typically for a church, the Sunday morning traffic generation can be calculated based on its car parking requirements, which are 1 per 10m2 of public floor space of 1 per 10 seats, whichever is greater. Thus a parking requirement of 13 spaces can be calculated. Thus, the typical Sunday traffic generation would be in the order of 26 vehicles per day with a peak hour trip generation of 14 vph. Other uses of the existing church would be Friday night youth, weekday bible studies and other meetings, which would typically have a lower traffic generation than the Sunday service. Thus, the existing site would generate approximately 34 vehicle trips per day with a peak hourly rate of approximately 14 vehicles per hour.
2.2
Road network
The subject property is located on the corner of Pleasant Street and Rous Road at approximately 400 metres from Ballina Road. This section will discuss the characteristics of these three roads 2.2.1 Pleasant Street Pleasant Street is a 12 metre wide collector street with a design capacity of up to 3,000 vpd AADT as per the Northern Rivers Local Government Design Specification – Geometric Road Design. It provides access from Rous Road and Ballina Road to Campbell Crescent and Shearman Drive. The January 2013 Traffic and Parking Assessment for the Lismore GP Super Clinic by Ardill and Payne calculates a daily traffic volume of 3575 at the site location and an average peak hourly volume of 358 vph for 2013. Adopting the 2% annual traffic growth as assumed in the AP report, we can calculate for the 2023 design year to have a daily traffic volume of 4358 vpd AADT. The associated peak hourly volume would be 436 vph. Our office has counted a peak hourly flow rate of 425vph based on a 15 minute sample in December 2013. 2.2.2 Rous Road At the location of the subject site, Rous Road is a 12m wide road that could be classed as a Collector Street as well as it provides access to single dwelling properties. Rous Road provides access to the
8
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB rural hinterland of Lismore and Alstonville and eventually provides access to the Pacific Motorway at Wardell via its connection with Wardell Road. The 2013 AP report calculates 7379 vehices per day AADT and 693 vph average peak. This would mount to 8995 vpd AADT in the 2023 design year and 845 vph average peak hour. Our office has counted a peak hourly flow rate of 880 vph at the Pleasant Street intersection based on a 15 minute sample in December 2013. 2.2.3 Ballina Road Ballina Road is an arterial road connecting Ballina with Lismore. At the location of the site it is a four lane divided road with two lanes in each direction. The daily traffic volume approximately 350 metres west of the Invercauld Road intersection in April 2012 was 29,000 vpd. 2.2.4 Site access The subject site currently has three access points. The first access point is off Pleasant Street at approximately 20 metres from the intersection with Rous Road (Figure 2). In the minutes of the Pre Lodgement Meeting with Council held on the 14th of May it is requested that this access be removed and the upright kerb reinstated for this development. The second existing site access provides access from Rous Road onto the subject site, see Figure 3. The cross over is approximately 4.5 metres wide and only provides access for a left turn off Rous Road. Right turn access off Rous Road is impeded by the concrete island. The access is located at approximately 15 metres from the Pleasant Street intersection. The third access is a 3m wide concrete strip driveway to the existing residence on Lot 4. It is proposed to retain the two access off Rous Road. The southern access would be a 3.5m entry only, the northern access a 3.5m exit only. We propose that no stopping signs are placed at 5 metres from either end of the entry and access driveways in order to provide efficient ingress and sight distance upon egress.
9
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB Figure 2 - Pleasant Street access as seen from footpath at Rous Road intersection
Figure 3 - Church access off Rous Road 2.2.5 Intersection of Pleasant Street with Rous Road The intersection of Pleasant Street with Rous Road is an unsignalised urban intersection with a southbound channelised right hand turn from Rous Road onto Pleasant Street. The length of the channelised right turn is approximately 110 metres. An intersection flow count was performed at this intersection on the morning of Thursday the 5th of December 2013. Between 8:05 and 8:20am, the number of vehicles for each flow direction were counted. Figure 4 provides an overview of the traffic numbers during a one-hour AM peak period based on the 15 minute count. A SIDRA analysis was performed to assess level of service of this intersection and queue lengths. The results are depicted in Figure 5 and Figure 6. During the observation period, the largest queue length observed was 5 vehicles in Pleasant Street, which corresponds to the calculated values in Figure 6. When these volumes are compared to figure 4.9b of Austroads Guide to Road Design â&#x20AC;&#x201C; Part 4A: Unsignalised and signalised intersections, it is observed that the volumes on this intersection would warrant an auxiliary left turn lane out of Pleasant Street, which would reduce the queuing issue to virtually no queue on the left hand turn and a 3 vehicle queue on the right hand turn. The level of service would improve to A on the left hand turn.
10
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB
Figure 4 - Flows on intersection
Figure 5 - Intersection Level of Service during AM peak
11
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB
Figure 6 - Intersection queue length during AM peak (number of vehicles) Figure 7 to Figure 9 depict the modelling results for the PM peak based on a 15 minute survey between 3.45pm and 4.00pm on Thursday the 12th of December 2013. The level of service on the western side of Pleasant Street is better than during the AM peak, but queue lengths are similar.
12
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB Figure 7 - PM peak hourly flow rates
Figure 8 - PM peak hour queue lengths (number of vehicles)
Figure 9 - PM peak hour level of service 13
Traffic Impact Assessment â&#x20AC;&#x201C; Goonellabah Community HUB
2.3
Intersection sight distance at Pleasant Street and Rous Road intersection
Sight distances from Pleasant Street onto Rous Road were estimated using a Nikon Forestry 550 range finder. Figure 10 shows the view to the left at the intersection when coming from the west along Pleasant Street. A good view is provided all the way to the Rous Road roundabout on Ballina Road. It is estimated that the sight distance is approximately 350 metres.
Figure 10 - View to the left Figure 11 shows the view to the right. This view is impeded by the street trees along Rous Road and the power pole on the intersection. It is estimated that the sight distance to the right is approximately 100 metres with a measuring accuracy of approximately 5 metres. The Austroads Guide to Road Design â&#x20AC;&#x201C; Part 4A: Unsignalised and signalised intersections table 3.2 indicates that for a reaction time of 2 seconds, the SISD for a 50km/h design speed would be 97 metres. Therefore, the sight distance to the left is more than sufficient and the sight distance to the right would also comply.
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Traffic Impact Assessment – Goonellabah Community HUB
Figure 11 - View to the right
3.0
TRAFFIC AND PARKING GENERATION
The calculation for the generation of traffic and parking are performed based on the Lismore DCP 7, the RTA Guide to Traffic Generating Developments (including updates) and on merits assessment where required.
3.1
Development description
For the purpose of the calculation of traffic and parking generation, the proposed development is divided into the following parts: Place of Worship: • Church worship hall • Ancillary storage / studio • Ancillary offices, meeting & children’s room & toilets • Ancillary meeting room
299m2 / 152 seats 73m2 140m2 37m2
Community facility: • Kitchen • Storage • Deck seating area • Toilets and showers • Training rooms • Co-location office space • Reception, waiting area and offices • Social enterprise rooms
41m2 35m2 82m2 / 20 seats 61m2 up to 20 students 34m2 201m2 50m2
15
Traffic Impact Assessment – Goonellabah Community HUB
3.2
Place of worship
3.2.1 Existing and proposed use The section of the building dedicated to the use of place of worship, will replace the existing place of worship that is being operated by the North Coast Church of Christ. The existing church has a capacity to hold 100 worshippers and an auditorium floor area of 126m2. The new church auditorium will have a capacity of 152 seats with a gross floor area of 299m2. Associated with the church use are the ancillary storage/studio, offices, meeting and children’s room and toilets and meeting room. These additional uses are ancillary to the church and are not traffic or parking generating entities themselves. Therefore the only traffic and parking generating section of the place of worship is the auditorium. 3.2.2 Parking requirements The Lismore DCP chapter 7 describes the following requirements for car parking at a public place of worship: “1 per 10 seats or 1 per 10 m2 of public floor space, whichever is greater”. The car parking requirement based on the number of seats would result in 15 spaces. The requirement based on the floor area would be 30. Therefore, 30 car parks would be required in accordance with the DCP. As calculated in the previous chapter, the car parking requirements for the existing church would be 13. 3.2.3 Traffic generation Typically for a church in this area, the vast majority traffic for a service would arrive within a half hour time frame, if volunteers and staff are excluded. To be conservative, the traffic generation is calculated by multiplying the number of car parks required by two to calculate the hourly traffic flow. The traffic additional generation of the proposed church with respect to the existing church would thus be calculated to be (30 spaces proposed – 20 spaces existing) x 2 = 20 vph for a service. That is 20 vph during arrival and 20 vph during departure. 3.2.4 Timing and additional uses The above calculations are based on the use for a regular Sunday morning service. The Sunday use is typically all day between 8am and 8pm and includes morning and evening services, lunch, music and board games. Additional uses during the week would be as follows: • Weddings – typically on Friday, Saturday or Sunday. Number of guests for wedding service would not exceed approved seating capacity. Traffic and parking generation similar to Sunday morning service. • Funerals – Could be held during any part of the day. Use would include funeral service and tea afterwards. Traffic and parking generation similar to Sunday morning service. • Youth groups on Friday nights between 5.30pm and 9pm. Traffic and parking requirements likely to be less than on a regular Sunday morning • Bible studies on Wednesday night from 6pm – 9pm. Traffic and parking requirements likely to be less than on a regular Sunday morning • Music practice on Thursday night. Traffic and parking requirements likely to be less than on a regular Sunday morning. • Men’s breakfast – Monthly on Saturday morning. Traffic and parking requirements likely to be less than on a regular Sunday morning. • Staff meetings – Any day or time. Traffic and parking requirements likely to be less than on a regular Sunday morning.
16
Traffic Impact Assessment – Goonellabah Community HUB
3.3
Community facility
The community facility contains the following main subsections: • Youth training cafe • Toilets and showers • Training rooms • Offices • Social enterprise rooms 3.3.1 Youth training cafe The youth training cafe can serve both other uses of the building as well as the general public and includes the kitchen, storage and deck seating area. Therefore, the traffic and parking requirements will conservatively be calculated based on the DCP rates for a refreshment room. Council’s parking requirements are 1 per 3 seats + 1 per 2 employees or 15 per 100m2 whichever is greater. 20 seats are proposed on the deck area, which would result in 7 car parking spaces assuming employees are part of ancillary building use. If floor areas are used, then the parking required for the kitchen + storage is 6.15 and for the deck seating area 12.3. Adding up and rounding up to the nearest integer results in 18 car parks. Traffic generation is calculated based on the 2002 Guide to Traffic Generating Developments (GTGD) requirements for a restaurant, which calculates a daily generation of 60 trips per 100m2 GFA and a peak hourly rate of 5 trips per 100m2. This is the traffic generation during the background peak period. Thus, based on the combined floor area of the kitchen, cafe and deck, the traffic generation is: • (41m2 + 82m2)/100m2 x 60 vpd = 73.8 vpd • (41m2 + 82m2)/100m2 x 5 vpd = 6.2 vph peak hour 3.3.2 Toilets and showers The toilets and showers are ancillary to other building uses and are not a traffic generating entity by themselves and are therefore not incorporated in parking and traffic calculations. 3.3.3 Training rooms The training rooms will provide training facilities for community hire. Both rooms have a floor area of 15m2 and have a capacity of 10 students each. These students would typically be of secondary school age. For the parking requirements, allowance is made for one per two employees plus 1 per 10 students. However, most students come by bus or use bikes and motor bikes as these forms of travel are often more affordable. Thus we can calculate 3 car parks required. Traffic is generated in the following ways: • Arrival and departure of staff • Arrival and departure of students in a car they drive themselves • Arrival and departure of student drop-off vehicle. 2x per activity. The community facility have their own bus with which they will pick up and drop off students. However, in order to be conservative, the largest typical traffic generation is calculated. The largest typical peak traffic generation would be when all students are dropped off by a nonstudent in a car. Allowing for one vehicle for staff, in one hour 21 vehicles would arrive and 20 depart (or vice versa).
17
Traffic Impact Assessment – Goonellabah Community HUB 3.3.4 Offices The offices consist of four colocation spaces and 12 offices. The colocation spaces can be hired out on a daily basis to third parties. The 12 offices are offices of individual employees and youth workers. These employees and youth workers are typically working away from their office, but would use their office as a private office with telephone, computer and storage of documents. We have been advised by the Client that typically, only a few staff members would be in the offices at any one time. We would adopt the DCP rates for commercial premises as a base for calculating parking requirements. The Lismore DCP chapter 7 prescribes for commercial premises (banks/offices): “1 per 30m2 GFA ... Minimum of 2 spaces per office”. This however is based on an assessment of commercial office that has staff working in the office consistently during office hours. Applying the minimum of 2 spaces per office would not be applicable to this development. We propose to calculate parking requirements based on the GFA rate of 1 per 30m2. Combining the GFA of the colocation spaces, reception, waiting area and offices a floor area of 235m2 can be calculated. The associated parking requirement is 8. Traffic generation will be based on the GTTGD, prescribing a daily trip generation of 10 per 100m2 GFA and a peak hour vehicle trips of 2 per 100m2 GFA. This is the traffic generation during the background peak period. The resulting traffic generation is: • 235m2 / 100m2 x 10 vpd = 23.5 vpd • 235m2 / 100m2 x 2 vph = 4.7 vph 3.3.5 Social enterprise rooms The social enterprise rooms are available for sub lease by registered charities and social enterprises. Typical uses would be an op shop or cleaning and property maintenance. For parking requirements, the DCP chapter 7 rates for individual shops will be used. This is a rate of 4.4 per 100m2 GFA. Based on a combined GFA of 46.4 m2, 2 car parking spaces are required. GTTGD rates for commercial premises will be used to calculate traffic generation. Thus the resulting traffic generation is: • 46.4m2 / 100m2 x 10 vpd = 4.6 vpd • 46.4m2 / 100m2 x 2 vpd =0.9 vph
3.4
Total traffic and parking requirements
3.4.1 Parking Table 1 below provides a summary of the parking calculations. Table 1 - Parking calculation summary Section of Use building Church Sunday services Other uses during the week (youth, bible studies) Funerals
Parking requirement 30 < 30 30
Timing Sunday 8am-8pm Monday to Friday after hours Any day Monday to Saturday. 18
Traffic Impact Assessment – Goonellabah Community HUB
Community Facility
Weddings
30
Staff meetings Men’s breakfast Youth training cafe
<8 <30 16
Training rooms
3
Offices
8
Social enterprise rooms
2
Any time Friday, Saturday or Sunday Any time or day Saturday morning Monday to Saturday, 7am – 4pm Monday to Friday, office hours Monday to Friday, office hours Monday to Saturday, office hours
Based on the above, we recommend that if a funeral or wedding is on, that the cafe and training rooms are not used by others. Any overflow parking could be provided on the street. Excluding the weddings and funerals, the largest car parking demand would be on weekdays. The maximum total would be 29. This figure however is based on a full cafe only serving general public. This is not likely scenario as the main use of the cafe would be to support the other building functions. The development application provides 28 car parking spaces, which is deemed sufficient for the vast majority of the proposed use. The church would have existing rights to park in the street, which provides for additional overflow. 3.4.2 Traffic generation Table 2 provides an overview of the traffic generation calculated in the previous section excluding a reduction for existing use. Table 2 - Traffic generation summary Section of Use building
Church
Community Facility
Sunday services Other uses during the week (youth, bible studies) Funerals
Daily traffic generation Peak hour Timing (vpd) traffic generation (vph) <80 30 Sunday 8am-8pm <80 <30 Monday to Friday after hours 40
20
Weddings
40
20
Staff meetings Men’s breakfast Youth training cafe
16 <40 94.8
<8 <20 6.2
Training rooms
42
41
Offices
23.5
4.7
Any day Monday to Saturday. Any time Friday, Saturday or Sunday Any time or day Saturday morning Monday to Saturday, 7am – 4pm Monday to Friday, office hours Monday to Friday, office hours 19
Traffic Impact Assessment – Goonellabah Community HUB Social enterprise rooms
4.6
0.9
Monday to Saturday, office hours
The net traffic generation on a Sunday is the traffic generated by the development minus the sum of the traffic generated by the existing church and the existing single dwelling house. For the latter, traffic generation rates as publised in the TDT2013/04a is used. Thus on a Sunday, the net traffic generation is 80 – 26 (existing church) – 6.54 (existing dwelling) = 47 vpd Peak hourly traffic increase on a Sunday is calculated to be 30 – 13 (existing church) – 0.8 = 16 vph For Monday to Saturday, the daily net traffic generation is: 94.8 + 42 + 23.5 + 4.6 + 16 – 6.54 = 174 vpd. The net peak hourly traffic generation increase is: 7.9 + 41 + 4.7 + 0.9 + 8 – 0.8 = 62 vph.
3.5
Impact of development
The largest impact of generated traffic is during the week. As calculated in the previous chapter, the 2023 design year AADT on Rous Road at the subject site is 8995 vpd. The additional 174 vpd generated by this development results in a 1.9% increase in daily traffic. During peak hour, this increase is 62 / (62 + 845) x 100% = 6.8%. The calculated traffic increases are small and are not likely to significantly worsen the level of service on the surrounding road network.
5.0
CONCLUSIONS AND RECOMMENDATIONS
The proposed development includes the provision of 28 car parking spaces which is deemed sufficient to support the parking requirements of the development. However, when a funeral or wedding is held at the site, it is recommended to not operate the cafe and the training centre. No stopping signs would need to be placed 5 metres either side of the access points to maintain sight distance and ingress efficiency. The traffic generated by the development is deemed negligible and would not negatively affect the level of service on the surrounding road network.
20
Traffic Impact Assessment – Goonellabah Community HUB
REFERENCES Guide to traffic generating developments, Roads and Traffic Authority, Sydney, issue 2.2, October 2002 Technical Direction 2013/4a – Guide to Traffic Generating Development – Updated traffic surveys, NSW Transport Road and Maritime Services, Sydney, August 2013 Traffic Control at Work Sites, Roads and Traffic Authority, Sydney, version 4.0, June 2010 Austroads Guide to Traffic Management Part 3: Traffic Studies and Analysis, Austroads Inc., Sydney, August 2009 Austroads Guide to Road Design Part 3: Geometric Design, Austroads Inc., Sydney, August 2009 Austroads Guide to Road Design Part 4A: Unsignalised and Signalised Intersections, Austroads Inc., Sydney, August 2009 Off Street Carparking, Lismore City Council DCP Chapter 7, August 2008 Northern Rivers Local Government Design Specification – Geometric Road Design, August 2013 Traffic and Parking Assessment for Lismore GP super clinic, Ardill Payne and Partners, Ballina, January 2013.
21
Statement of Environmental Effects
APPENDIX No. 6 Preliminary Aboricultural Impact Assessment by Douglas Blythe & Salli Prendergast.
DA submission 16 DECEMBER 2013
PRELIMINARY ARBORICULTURAL IMPACT ASSESSMENT RE:
Goonellabah Community Hub for Northern Rivers Church of Christ 39 Rous Road Goonellabah NSW Lot A & B DP 415585 & Lot 4 DP 503960
Inspection & Assessment carried out by: Douglas Blythe (Horticulturalist) Tree Surgery Certificate (1979) & Trade Certificate Landscape Gardening (1977), 40 years Horticultural, Aboricultural & Landscaping experience & Salli Prendergast (Building & Landscape Designer) B.A. (Architectural Studies & Art History), 16 years Landscape Architecture experience
1. Introduction This preliminary arboricultural impact assessment has been prepared with consideration to the final layout of the proposed Goonellabah Community Hub (as per A Little Left Field DA drawings Jan 13). The assessment has been developed through undertaking a site inspection and a preliminary tree assessment. The report identifies a significant tree on the site, Eucalyptus tereticornis (Forest Red Gum). The report identifies possible impacts on trees of the existing and proposed development and explains the encroachment into the calculated Structural Root Zone (SRZ) and Tree Protection Zone (TPZ) (refer to AS 4970—2009 Protection of trees on development sites Clause 3.3.2). A preliminary review of architectural, services and landscape plans has been undertaken to provide an accurate im pact assessment. The report includes a Tree Preservation Zone Plan – Existing (Terra Spatial drawing 1.01) and Tree Preservation Zone Plan – Proposed (Terra Spatial drawing 1.01). A copy of these drawings will form part of the development plans.
2. Report of Significant Tree The tree identified for detailed assessment is the large mature Forest Red Gum located in the north of block, on the corner of Rous Road and Pleasant Street.
DA submission 16 DECEMBER 2013
Tree No.1 - EUTE (a)
Botanical Identification
Botanical Name:
Eucalyptus tereticornis
Common Name:
Forest Red Gum
(b)
Vigour
The tree shows good health and vigour, but it is at a mature stage of life. During dry seasons there will be considerable die back in the crown and strong winds have broken off large branches. This has allowed insect and pathogens to enter and decay has become established in the heartwood of the tree. This has spread upward from the ground forming hollows in the trunk. (c)
Structure
The structure shows a predisposition to a naturally uniform shape, however, the crown appears to have been subjected to regular pruning on the eastern side due to the proxim ity to overhead power lines.
DA submission 16 DECEMBER 2013 (d)
Dimensions
Height:
25 m
Crown spread:
18 m diameter
DBH (Trunk diameter measured at 1.4 m above ground): (e)
1.6 m
Age Class
Mature, 200 â&#x20AC;&#x201C; 220 years. Eucalypts containing large hollows are rarely less than 220 years old. (Hughes, 2007) (f)
Estimated Life Expectancy
In excess of 250 years. However, overmature trees are prone to further loss of larger limbs and increased attack by insects and pathogens. As the centre rot of the trunk increases, the trees lose strength. Some blow over during strong winds while others collapse under their own weight. (g)
Heritage and/or Cultural Matters
The tree is significant due to its advanced age and prominent location on a main road in Goonellabah. It is one of the oldest representations of a locally indigenous species that occurs in fragments in surrounding environment and in larger protection areas nearby. (h)
Ecological and Habitat Matters
This Forest Red Gum specimen is a hollo- bearing habitat tree, the hollows in the trunk or limbs are suitable for nesting birds, arboreal marsupials (such as possums), native mammals (such as bats). Although large hollow-bearing trees are rare and occur predominately in older trees, vertebrate species strongly select for them as nest and roost sites. (Hughes, 2007)
Large hollow in tree may provide habitat for wildlife
Eucalyptus tereticornis is also a Koala Habitat Species. However, as it is in a relatively isolated urban position, with no connectivity to other koala habitat trees there is a low likelihood of it being currently used as habitat by koalas.
DA submission 16 DECEMBER 2013 As there are other E. tereticornis in the street and more in the surrounding environs, the overall effect on the local, already fragmented ecology would not be severely affected by its removal. (i)
The Location Relative to Existing Site Features
The Forest Red Gum is located approximately 12 m west of Rous Road, 9 metres from the concrete footpath and 10m from the overhead power lines. It is 14 m south of Pleasant Street and 14 m east of the existing Church of Christ. The tree is surrounded on two sides by an existing gravel driveway. This driveway currently constitutes a major encroachment (45%) into the Tree Preservation Zone (TPZ). Moreover it is also a major encroachment (13%) into the Structural Root Zone (SRZ). (See Appendix 1 - Calculating Tree Protection Zone (TPZ) & Structural root zone (SRZ) and DWG 1.01 Tree Preservation Zone Plan â&#x20AC;&#x201C; Existing).
Approximately 0.5 m erosion at base of tree due to driveway traffic as well as other existing and prior uses of site
If the existing situation remains with this area continually being used as a trafficable area, the compaction and erosion damage to the root system will ultimately severely affect the viability of the tree and could result in early senescence ('dieback'). Damage to any one part of the tree will affect its functioning as a whole. The compaction and erosion has already contributed to the weakening of the tree,
DA submission 16 DECEMBER 2013 with storms in the last 12 months resulting in large dropped lim bs and a high possibility of future loss of large branches.
Major limb drop during storm in 2013 (j)
Other Matters Relevant to the Site
The land is within land subject to the SE Comprehensive Koala Management Plan (KPOM) however it is not on lands greater than one hectare in area to which State Environmental Planning Policy (SEPP) 44 - Koala Habitat Protection applies. The land is not identified as either primary or secondary A or B koala habitat though there are such council owned lands relatively close to the site. (k)
Retention Value.
Hollow bearing trees generally have a high retention value. The Loss of Hollowbearing Trees is listed as a Key Threatening Process in Schedule 3 of the Threatened Species Conservation Act as, in the opinion of the Scientific Committee: â&#x20AC;&#x153;(a) it adversely affects threatened species, populations or ecological communities, or (b) could cause species, populations or ecological communities that are not threatened to become threatened.â&#x20AC;? (Hughes, 2007) However, the retention value of the subject tree, unfortunately, is low due to the unsuitability of this particular species in a built up urban area. Its advanced age and natural behaviour causes concern over the risk to humans from falling branches, as well as damage to property and the potential for litigation. This tree is incompatible with its context and the siteâ&#x20AC;&#x2122;s current and proposed community use.
DA submission 16 DECEMBER 2013 Retention of the tree interferes severely with the viability of the proposed Community Hub. Despite all efforts with the architectural and traffic design, there is no possibility with the current community design brief of avoiding major encroachments into the Tree Preservation Zone (TPZ) which would result in the destruction of the tree. (See Appendix 1 and Tree Removal Plan)
3. Other recommendations Replacement Planting It is recommended that the tree to be removed be replaced at a ratio of at least 1 : 10 by more suitable indigenous species for the location and the proposed use, incorporated into the new Community Hub’s landscaping on site. Refer to Table 1 – Recommended Indigenous Species (to be planted on site) and Landscape Architect’s Plans for locations of plants. Table 1 -
Recommended Indigenous Species (to be planted on site)
Botanical Name
Common Name
Height
No.
(m)
Large Trees Brachychiton acerifolius
Flame Tree
>10
1
Waterhousea floribunda
Weeping Lily Pilly
>10
12
Grevillea ‘Honey Gem’
3-4
4
Resilience Lily Pilly
2-3
124
Syzygium ‘Cascade’
Cascade Lily Pilly
2-3
28
Syzgium leuhmannii ‘Lulu’
LuLu Lily Pilly
4
35
Elite Lily Pilly
3
18
Small Trees & Shrubs Grevillea ‘Honey Gem’ Syzygium australe ‘Resilience’
Syzygium paniculatum ‘Elite’
In addition to replacement planting on the subject site, it is also recommended that Koala food species be planted in a suitable location off the property. Lismore Development Control Plan – Part A notes that: “Replacement planting may include Koala food trees. If replacement within residential allotments is not appropriate, the applicant/owner may be required to plant such species on Council’s public reserves, or alternatively pay a fee for Council to organise replacement planting and maintenance. “
DA submission 16 DECEMBER 2013
Accordingly, it is recommended that Koala food species as listed in Table 2 – Recommended Koala Habitat Species to be planted on Council’s public reserves by the developer, or alternatively a contribution be made to Council to organise replacement planting and maintenance. Table 2 -
Recommended Koala Habitat Species (to be planted on Council’s
Public Reserves) Botanical Name
Common Name
Height (m)
Eucalyptus bancroftii
Orange gum
>10
Eucalyptus eugenoides
Thin-leaved Stringybark
>10
Eucalyptus globoidea
White stringybark
>10
Eucalyptus microcorys
Tallowwood
>10
Eucalyptus propinqua
Small-fruited grey gum
>10
Eucalyptus punctata
Grey gum
>10
Eucalyptus robusta
Swamp mahogany
>10
Eucalyptus seeana
Narrow-leaved Red Gum
>10
Eucalyptus tereticornis
Forest red gum
>10
Replacement Planting Ratio It is suggested that - due to the advanced age and ecologically significance of the hollow bearing habitat tree - the replacement ratio of Koala Habitat Species be higher than that normally required. According to description in the Lismore Development Control Plan Part A Chapter 14 - Preservation of Trees or Vegetation the tree would fall into the ‘habitat tree’ class, which prescribes a replacement ratio 1 : 2. Although the SE Comprehensive Koala Management Plan (KPOM) does not apply to the subject site, the replacement ratio for removal of koala food trees is 1 : 10. However, to better offset the long term effects of the resulting loss of hollow bearing habitat, it is recommended that the replacement ratio of the removed tree to be at least 1 : 20.
DA submission 16 DECEMBER 2013 Inspection of Hollows & Branches for Inhabiting Wildlife Species & Relocation of those Species Inspection/observation of the treeâ&#x20AC;&#x2122;s hollows and branches for any inhabiting wildlife should be carried out by a suitably qualified wildlife carer. Any species found inhabiting the tree should be removed prior to removal of tree under the supervision of a wildlife carer and relocated to an appropriate nearby sanctuary. The hollows should be sealed during the time between removal of wildlife and removal of tree. Replacement of Hollows with Nest Boxes Also, it is recommended that the loss of hollows in the tree be supplemented by providing nest boxes in appropriate places on and/or off site to provide sanctuary for bats, arboreal mammals and breeding birds. If located on site they should be mounted proximate to the canopy of the neighbouring E. tereticornis on the western boundary. Heritage Consideration In view of the landmark that the old growth tree has provided for the local area for so many years, it would be respectful that investigation be made in regard to the possibility of harvesting potentially millable timber for use in a public art piece either within a public space in the proposed Community Hub or in a public space elsewhere in Goonellabah. The removal of the tree should be done in consultation with the artist in order to ensure that the most desirable parts of the tree are kept intact for this purpose. Please direct any queries regarding the above report to Salli Prendergast (email: terraspatial@bigpond.com).
SALLI PRENDERGAST Terra Spatial Design
Reference L. Hughes, Loss of Hollow-bearing Trees - key threatening process determination http://www.environment.nsw.gov.au/determinations/lossofhollowtreesktp.htm Oct 2007
DA submission 16 DECEMBER 2013 Appendix 1 - Calculating Tree Protection Zone (TPZ) & Structural root zone (SRZ) Tree Protection Zone (TPZ) The tree protection zone (TPZ) is the principal means of protecting trees on development sites. The TPZ is a combination of the root area and crown area requiring protection. It is an area isolated from construction disturbance, so that the tree remains viable. The TPZ incorporates the structural root zone (SRZ). Determining the TPZ The radius of the TPZ is calculated for each tree by multiplying its DBH × 12. TPZ = DBH × 12 Where DBH (trunk diameter measured at 1.4 m above ground) = 1.6 m Radius is measured from the centre of the stem at ground level. A TPZ should not be less than 2 m nor greater than 15 m (except where crown protection is required). TPZ radius
= 1.6 x 12 = 19.2 m
Which is greater than 15 m, therefore the TPZ radius
= 15 m
Structural root zone (SRZ) The SRZ is the area required for tree stability. A larger area is required to maintain a viable tree. The SRZ has been calculated to ascertain the degree of intrusion into this zone. An indicative SRZ radius has been determined from the trunk diameter measured immediately above the root buttress using the following formula. Root investigation may provide more information on the extent of these roots. SRZ radius = (D × 50)0.42 × 0.64 Where D (trunk diameter measured at 1.4 m above ground) = 1.6 m SRZ radius
= (1.6 x 50)0.42 x 0.64 = 4.03 m
TPZ RADIUS 15000 MM REV DA1
DATE 191213
AMMENDMENTS DA ISSUE
SRZ RADIUS 4030 MM MAJOR ENCROACHMENT OF EXISTING DRIVEWAY INTO SRZ - 13%
LEGEND 1. EUTE
1. EUTE
EUCALYPTUS TERETICORNIS (FOREST RED GUM) STRUCTURAL ROOT ZONE (SRZ) TREE PRESERVATION ZONE (TPZ) ENCROACHMENT INTO SRZ ENCROACHMENT INTO TPZ
PROJECT
GOONELLABAH COMMUNITY HUB LOT A & B DP 415585 LOT 4 DP 503960 39 ROUS ROAD, GOONELLABAH
MAJOR ENCROACHMENT OF EXISTING DRIVEWAY & ROADS INTO TPZ - 45%
CLIENT
NORTH COAST CHURCH OF CHRIST TRUST DRAWING TITLE
TREE PRESERVATION ZONE - EXISTING PLAN SCALES
NORTH
1:200 @ A3
DA ISSUE 19.12.13 SOURCE: WADE ENGINEERING SURVEYING DRAWING DATED FEBRUARY 2013
DRAWN BY
DATE
SP
17.12.13
PROJECT NO.
DWG NO.
REVISION
13L07
1.01
DA1
NOTES USE DIMENSIONS PROVIDED IN PREFERENCE TO SCALED. CHECK ALL DIMENSIONS ON SITE PRIOR TO FABRICATION OR SETOUT. REFER DISCREPANCIES TO TERRASPATIAL. (C) COPYRIGHT ALL RIGHTS RESERVED.
PLEASANT STREET B
4200
29685
3030
TPZ RADIUS 15000 MM
Approx. distance to boundary
Screening Plantings along boundary
28500
18762
Approx. distance to boundary
Gate
SRZ RADIUS 4030 MM REV DA1
3500
21810
LEGEND 1. EUTE Existing hall & shed to be demolished in accordance with BCA & AS demolition guidelines
New driveway exit to Engineer's future details
EXIT
10400
A
9140
Bio Retention Area
A3.0 6
14525 9675 600 7231
Shutter over servery
AMMENDMENTS DA ISSUE
TO BE REMOVED EUCALYPTUS TERETICORNIS (FOREST RED GUM) STRUCTURAL ROOT ZONE (SRZ) TREE PRESERVATION ZONE (TPZ) ENCROACHMENT INTO SRZ ENCROACHMENT INTO TPZ
NOTE: - FOR RECOMMENDED REPLACEMENT TREES ON SITE REFER TO ALDERSON & ASSOC. LANDSCAPE PLAN - FOR RECOMMENDED REPLACEMENT TREES ON COUNCIL RESERVES REFER TO TERRA SPATIAL PRELIM ARBORICULTURAL REPORT DATED DECEMBER 2013
MAJOR ENCROACHMENT OF PROPOSED PARKING & EXISITNG ROADS INTO TPZ - 63%
extended eve (1200)
PROJECT Disabled Parking Bay ENTRY Bollard
GOONELLABAH COMMUNITY HUB LOT A & B DP 415585 LOT 4 DP 503960 39 ROUS ROAD, GOONELLABAH
A' A3.0 6
CLIENT
Please see landscape plan for landscaping details in this area
NORTH COAST CHURCH OF CHRIST TRUST
Disabled Parking Bay
DRAWING TITLE
TREE PRESERVATION ZONE - PROPOSED PLAN
Trees to be removed (please see landscaping plan)
Bio Retention Area
BIke parking
32920
SCALES
existing EASEMENT for drainage
DA ISSUE 19.12.13 FOOTPATH
FOOTPATH
Security door
Motorbike park Motorbike park Trees to be removed (please see landscaping plan)
UNDER
BOUNDARY
3500
SOURCE:ENTRY A LITTLE LEFT FIELD SITE & ROOF PLAN DRAWING DATED FEBRUARY 2013
Motorbike park
NORTH
1:200 @ A3
27930
Screening Plantings along boundary
60414
O/H
maintain existing paling fence and mesh fence
DATE 191213
1. EUTE
12050
12050
POTENTIAL LOCATION FOR NESTING BOXES ON SITE IN CANOPY OF NEIGHBOURING EUCALPTUS TERETICORNIS
ROUS ROAD
Approx. distance to boundary
A3. 06
MAJOR ENCROACHMENT OF PROPOSED PARKING INTO SRZ - 92%
DRAWN BY
DATE
SP
17.12.13
PROJECT NO.
DWG NO.
REVISION
13L07
1.02
DA1
NOTES USE DIMENSIONS PROVIDED IN PREFERENCE TO SCALED. CHECK ALL DIMENSIONS ON SITE PRIOR TO FABRICATION OR SETOUT. REFER DISCREPANCIES TO TERRASPATIAL. (C) COPYRIGHT ALL RIGHTS RESERVED.
Statement of Environmental Effects
APPENDIX No. 7 Landscape Plans by Nick Alderson.
GRASSED AREA
LEGEND: GRASS
MULCHED GARDEN BED
CONCRETE PATH
100mm W- EXTRUDED.
R
EXISTING TREE TO BE REMOVED. ARBORIST'S REPORT.
AMENITY SHADE TREE
S T R E E T
PATH
1 GRE.HG. GM
NEW METAL FENCING TO BOUNDARY. 1200mm HIGH. TERMINATE AT ALIGNMENT OF BUILDING FACADE.
E
1 WAT.flo.
1 WAT.flo.
12 HYM.lit.
GM
7 SYZ.lue.L.
12 HYM.lit.
1 GRE.HG.
10 LIR.JR.
DECK FLL 176.980
PATH
1554
PATH
E
CAR PARK
R
REFER CIVIL WORKS DRAWINGS.
PROPOSED CAR PARK
NEW CONCRETE PATH BETWEEN BUILDING FRONTAGE AND REAR OF CAR PARK KERB. CONSTRUCTED WITH CROSS FALL TO KERB.
6 SYZ.cas.
GB
GB
GB
1 WAT.flo.
52 HYM.lit.
PLANTING APPROACH Plant arrangements are designed to maximise visual amenity (attractiveness) and visual coherence. Plant layering produces simple and easily maintained
Planting is designed to reinforce elements of the built form and site layout e.g.: articulating entry points and circulation, creating a sense of enclosure, establishing focal points and emphasis on elements, providing amenity shade and establishing visual screening.
Plant selection is based on site suitability and longevity, with an emphasis on native plants, particularly when used around the edges of the development where integration with the surrounding, broader landscape is an important requirement. Shrubs in particular, are selected for hardiness, longevity and according to their ability to retain vigour with periodic pruning to maintain shape.
DIE.gra. CONTINUED FROM SHEET LCP02
1 WAT.flo.
32 HYM.lit.
22 HYM.lit.
1 WAT.flo.
32 DIE.gra.
EXISTING CONCRETE FOOTPATH.
EXISTING GRASS TO FOOTPATH TO BE MADE GOOD AT COMPLETION OF WORKS.
STREET BOUNDARY ALIGNMENTS Planting of varying heights, to the front boundary alignment softens the built form, visually integrates it with the site, enhances the sense of arrival and visual appeal of the development, and provides a simple spatial definition between public and private space.
CE
E
CROSS OVER
E
1 WAT.flo.
32 HYM.lit.
REFER SHEET 795-LCP02 FOR PLANTING SCHEDULE.
EXISTING GRASS TO FOOTPATH TO BE MADE GOOD AT COMPLETION OF WORKS.
LANDSCAPE TREATMENT- GENERALLY The landscape treatment for the proposed development is directed towards the establishment of an attractive setting for the built forms, emphasising site integration and amenity. Treatment is fully integrated with storm water requirements and based on water sensitive design principles e.g.: efficient irrigation design, maximising storm water infiltration etc. C.P.T.E.D. principals will be incorporated throughout the development with species selected being compatible with casual surveillance requirements. The garden layouts are based on simple geometric forms, reflecting the built forms set within. This ensures visual unity, integration and interest. The general mass planting treatment of the recreation areas will create a tropical experience of palms, trees and understorey species.
CE
GB
GB
1 WAT.flo.
CONCRETE EDGING EXISTING TREE
CE
P L E A S A N T
GM
10 LIR.JR.
TO BE RETAINED- REFER ARBORIST'S REPORT.
E
95 DIA.LJ.
CE
E
GM
13 LIR.JR.
PATH
1 GRE.HG.
GRAVEL MULCH
GATE
E
NEW CONCRETE PATH TO SIDE OF BUILDING. CONSTRUCTED WITH CROSS FALL TO GARDEN BED AREAS.
E
EXISTING METAL FENCING (1200mm H) TO BE RETAINED.
E
PATH
1 GRE.HG.
GB
GM
E
EXISTING TIMBER PALING FENCE TO REAR BOUNDARY.
NEW GRATED STRIP DRAIN AS PER CIVIL WORKS DETAILS.
1800
13 SYZ.lue.L. 1200 900 GRASSED AREA
PATH
7 SYZ.lue.L.
9 LIR.JR.
4 SYZ.cas.
MATCHLINE- Landscape Drawing 795-LCP02 Adjoins.
R O A D
R O U S
NEW CONCRETE PATH TO REAR OF BUILDING. CONSTRUCTED WITH CROSS FALL TO GRATED STRIP DRAIN.
SYZ.res. CONTINUED FROM SHEET LCP02 SCREENING SHRUBS.
LIR.JR. CONTINUED FROM SHEET LCP02
1800
8 SYZ.lue.L.
REV.
DATE
DETAILS
INITIAL
Figured dimensions take precedence over those scaled. Verify all dimensions on site before commencing any work or shop drawings. If any doubt ask. Copyright of all drawings and documents and of the work executed is vested in the Principal's Consultants.
THIS DOCUMENT DESCRIBES THE FULL INTENT OF LANDSCAPE DESIGN. ALDERSON+ ASSOCIATES TAKE NO RESPONSIBILITY FOR ANY 'AS CONSTRUCTED' VARIATION FROM THEIR DRAWINGS AND DOCUMENTS, INCLUDING HARD LANDSCAPING SETOUT AND SOFT LANDSCAPING INSTALLATION.
ALDERSON + ASSOCIATES LANDSCAPE ARCHITECTS PTY LTD
A.B.N. 24 895 177 049 PH:040 991 5853 PH:07 4974 1184 LISMORE: P.O. BOX 6282 SOUTH LISMORE, NSW 2480 GLADSTONE: OLD MANY PEAKS SCHOOL BOYNE VALLEY, QLD 4680
EMAIL: design@landscapearchitects.com.au
CLIENT:
NORTH COAST CHURCH OF CHRIST TRUST
PROJECT:
GOONELLABAH COMMUNITY HUB
39 ROUS ROAD, GOONELLABAH N.S.W.
DRAWING TITLE:
LANDSCAPE CONCEPT PLAN 1
NORTH:
SCALE:
DRAWN:
DATE:
REVISION:
1:100 AT A1
DWG NO.:
795-LCP01
DEC 2013 DB
PROJECT NO.:
795
GRASSED AREA
E
R
PATH
1800
R
R
R
R
R
EXISTING TREE TO BE REMOVED. ARBORIST'S REPORT.
NEW GRATED STRIP DRAIN AS PER CIVIL WORKS DETAILS.
R
R
PROPOSED BUILDING FLL 178.000
NEW CONCRETE PATH AS SIDE ACCESS TO REAR OF BUILDING. CONSTRUCTED WITH CROSS FALL TO GRATED STRIP DRAIN.
28 HYM.lit.
1 WAT.flo.
PATH
PATH
ENTRY
FLL 177.000
GATE
SCREEN PLANTING The incorporation of densely planted garden beds to boundaries provides a visual screen between the development and adjoining properties. This planting can also significantly reduce reflected heat and glare.
GB
GB
PATH
BIN ENCLOSURE
12 hym.LIT.
1 WAT.flo.
DRAINAGE EASEMENT
CAR PARK
R
R
R
GB
PATH GB
GB
AMENITY SHADE The provision of shade trees is an integral theme of the proposed landscape treatment. Shade trees are located where possible, adjacent paved areas to reduce heat and glare reflected from these hard surfaces. Shade trees also reduce the amount of heat load on the building. Shade trees further aid the integration of the building by modifying its scale and acting as a partial visual screen from the surrounding landscape. Shade tree species are carefully selected based on their suitability for incorporation around buildings and infrastructure.
48 HYM.lit.
MATCHLINE- Landscape Drawing 795-LCP01 Adjoins.
PATH
AMENITY SHADE TREE
CE
CROSS OVER
69 DIE.gra. CONTINUES ON SHEET LCP01
EXISTING GRASS TO FOOTPATH TO BE MADE GOOD AT COMPLETION OF WORKS.
24 LOM.tan.
1 BRA.ace.
1 WAT.flo.
24 HYM.lit.
2 DIE.gra.
18 HYM.lit.
1 WAT.flo.
18 SYZ.cas. SCREENING SHRUBS.
1 WAT.flo.
EXISTING GRASS TO FOOTPATH TO BE MADE GOOD AT COMPLETION OF WORKS.
EXISTING CONCRETE FOOTPATH.
28 DIE.gra.
R O A D
R O U S
NEW CONCRETE PATH TO REAR OF BUILDING. CONSTRUCTED WITH CROSS FALL TO GRASSED AREAS.
62 LIR.JR. CONTINUES ON SHEET LCP01
EXISTING TIMBER PALING FENCE TO REAR BOUNDARY.
NEW PLAYGROUND PROPRIETARY EQUIPMENT WITH SOFTFALL SURROUND.
GRASSED AREA
CONCRETE EDGING
TO BE RETAINED- REFER ARBORIST'S REPORT.
EXISTING TREE
100mm W- EXTRUDED.
CONCRETE PATH
EXISTING TIMBER PALING FENCE TO BOUNDARY.
CE
E
19 SYZ.eli. SCREENING SHRUBS.
124 SYZ.res. CONTINUES ON SHEET LCP01 SCREENING SHRUBS
NEW GRATED STRIP DRAIN AS PER CIVIL WORKS DETAILS.
GRAVEL MULCH
MULCHED GARDEN BED
GRASSED AREA
LEGEND: GRASS
GB
GM
1500
REV.
DATE
DETAILS
INITIAL
Figured dimensions take precedence over those scaled. Verify all dimensions on site before commencing any work or shop drawings. If any doubt ask. Copyright of all drawings and documents and of the work executed is vested in the Principal's Consultants.
THIS DOCUMENT DESCRIBES THE FULL INTENT OF LANDSCAPE DESIGN. ALDERSON+ ASSOCIATES TAKE NO RESPONSIBILITY FOR ANY 'AS CONSTRUCTED' VARIATION FROM THEIR DRAWINGS AND DOCUMENTS, INCLUDING HARD LANDSCAPING SETOUT AND SOFT LANDSCAPING INSTALLATION.
ALDERSON + ASSOCIATES LANDSCAPE ARCHITECTS PTY LTD
A.B.N. 24 895 177 049 PH:040 991 5853 PH:07 4974 1184 LISMORE: P.O. BOX 6282 SOUTH LISMORE, NSW 2480 GLADSTONE: OLD MANY PEAKS SCHOOL BOYNE VALLEY, QLD 4680
EMAIL: design@landscapearchitects.com.au
CLIENT:
NORTH COAST CHURCH OF CHRIST TRUST
PROJECT:
GOONELLABAH COMMUNITY HUB
39 ROUS ROAD, GOONELLABAH N.S.W.
DRAWING TITLE:
LANDSCAPE CONCEPT PLAN 2
NORTH:
SCALE:
DRAWN:
DATE:
REVISION:
1:100 AT A1
DWG NO.:
795-LCP02
DEC 2013 DB
PROJECT NO.:
795
Statement of Environmental Effects
APPENDIX No. 8 Water and Wastewater Assessment by Greg Alderson & Assoc. Pty Ltd.
Statement of Environmental Effects
APPENDIX No. 9 Stormwater Management Report by Greg Alderson & Assoc. Pty Ltd.
Greg Alderson & Associates Chartered Professional Engineers and Scientists
civil / structural / environmental / traffic / acoustics
GOONELLABAH COMMUNITY HUB STORMWATER MANAGEMENT REPORT For: North Coast Church of Christ Trust
18 December 2013
Copyright 2013 Greg Alderson & Associates 133 Scarrabelottis Road, Nashua, NSW t: (02) 6629 1552 fax: (02) 6629 1566 e: office@aldersonassociates.com.au w: www.aldersonassociates.com.au
Goonellabah Community HUB â&#x20AC;&#x201C; STORMWATER MANAGEMENT REPORT For North Coast Church of Christ Trust
Published by: Greg Alderson and Associates Pty Ltd ABN:60 059 559 858 133 Scarrabelottis Road Nashua, NSW, 2479 T: 02 6629 1552 E: office@aldersonassociates.com.au W: www.aldersonassociates.com.au 18th December 2013
DOCUMENT CONTROL SHEET
Document title:
Goonellabah Community HUB Stormwater Management Report
Document reference:
14097_SMR
Client:
North Coast Church of Christ Trust
Client contact:
John Brice
Authors:
Michiel Kamphorst – MSc(Aer Eng), MIEAust (Civil) Sandra Norris – BappSc (Cons Tech)
REVISION NUMBER 0
DATE OF ISSUE
PREPARED BY
CHECKED BY
ISSUED BY
18/12/2013
MK
SN
MK
Copyright © 2013 Greg Alderson and Associates Pty Ltd ABN:60 059 559 858 133 Scarrabelottis Road Nashua, NSW, 2479 T: 02 6629 1552 E: office@aldersonassociates.com.au W: www.aldersonassociates.com.au
Table of Contents Table of Figures .......................................................................................................................................... 4 Table of Tables ........................................................................................................................................... 4 1.0
BACKGROUND ................................................................................................................................ 5
1.1
Site Location............................................................................................................................... 5
1.2
Site Description & Existing Development .................................................................................. 5
1.3
Development summary ............................................................................................................. 5
2.0
STORMWATER MODELLING ........................................................................................................... 7
2.1
Rainfall Intensity-Frequency-Duration Relationship .................................................................. 8
2.2
Catchment Areas........................................................................................................................ 8
2.3
Stormwater Discharge Calculations ........................................................................................... 8
3.0
ON-SITE DETENTION OF STORMWATER ........................................................................................ 9
4.0
STORMWATER QUALITY MANAGEMENT ....................................................................................... 9
5.0
EXISTING DRAINAGE EASEMENTS AND FLOW PATHS ................................................................... 9
6.0
MAJOR STORM EVENT ................................................................................................................. 10
7.0
MAINTENANCE ............................................................................................................................. 10
8.0
GENERAL STORMWATER DRAINAGE CONSTRUCTION ................................................................ 11
9.0
CONCLUSION................................................................................................................................ 12
10.0
REFERENCES – INFORMATION SOURCES ..................................................................................... 12
APPENDIX A – ONSITE DETENTION CALCULATIONS ................................................................................ 13 APPENDIX B
STORMWATER MANAGEMENT PLAN ............................................................................. 15
Table of Figures FIGURE 1 - SITE LOCALITY, SOURCE: DEPARTMENT OF LANDS SIX VIEWER .................................................................................. 6 FIGURE 2 - STORMWATER DRAIN BETWEEN LOT B AND LOT 4 .................................................................................................. 7 FIGURE 3 - PARTIALLY BLOCKED PIPES ................................................................................................................................. 7
Table of Tables TABLE 1 - LISMORE CITY COUNCIL IFD TABLE ....................................................................................................................... 8 TABLE 2 - CATCHMENT SUMMARY...................................................................................................................................... 8 TABLE 3 – 10 YEAR STORMWATER DISCHARGE SUMMARY (WITHOUT DETENTION) ..................................................................... 8 TABLE 4 - 1 YEAR STORMWATER DISCHARGE SUMMARY (WITHOUT DETENTION) ......................................................................... 8
1.0
BACKGROUND
Greg Alderson and Associates Pty Ltd have been engaged by North Coast Church of Christ Trust to prepare a Stormwater Management Report (SMR) for a development proposal at 39-43 Rous Road in Goonellabah. The proposed development is for a new building to be used as a place of public worship and community facility.
1.1
Site Location
The site is formally identified as Lots A&B DP 415585 and Lot 4 DP 503960, 31-43 Rous Road, Goonellabah. Figure 1 below depicts the location of the site with respect to its locality.
1.2
Site Description & Existing Development
The site is approximately 3039m2 in area and contains an existing church and an existing dwelling. The site has a gravelled car parking area around the church building as well as some grassed areas. The land is sloping from the western boundary to the eastern boundary with Rous Road at an approximate grade of 10%. Along the western boundary of Lot B there is an existing catch drain, which drains into a swale that runs along the southern boundary of Lot B. There is a dedicated stormwater easement along the boundary of Lot B and Lot 4, however, from detailed survey it appears that this existing drain (Figure 2) runs outside this easement. This drain has varying widths and depths and discharges into two 100mm PVC stormwater pipes that appear to connect into Council’s stormwater drain along Rous Road. At the time of inspection, these pipes were partially blocked by sediment (Figure 3).
1.3
Development summary
The proposed development consists of a mixed development including demolition of an existing Church building, demolition of an existing dwelling and construction of a place of public worship and a youth and community facility. It is proposed to provide on-site stormwater detention and infiltration in accordance with the requirements of Lismore City Council Development Control Plan – Draft Chapter 22 – Water Sensitive Design principles. The requirements of the National Plumbing and Drainage Code and AS3500.3 – Stormwater, in conjunction with the requirements of Lismore City Council have been incorporated into the design. The design is to ensure that roof stormwater runoff from the newly developed areas of the site is collected for up to the 5 minute duration rainfall intensity for events up to the 20 year ARI in accordance with AS3500.3. All roofwater will be collected in an underground concrete rainwater tank that provides the required on-site stormwater detention for the 1yr and 10yr ARI storm events. In order to provide sufficient water quality treatment, the underground tank discharges through a HumeGard and HumeCeptor treatment train or similar that are also fed by the car parking area. These then discharge into the Council stormwater drain that is located under the western kerb in Rous Road. In order to facilitate this discharge, a new kerb inlet pit is proposed to be built at this location.
Figure 1 - Site locality, Source: Department of Lands Six Viewer
Figure 2 - Stormwater drain between lot B and lot 4
Figure 3 - Partially blocked pipes
2.0
STORMWATER MODELLING
This section of the report details the basic principles that were applied for all stormwater modelling at the site.
2.1
Rainfall Intensity-Frequency-Duration Relationship
The following table of rainfall intensity values has been sourced from the Northern Rivers Local Government: Handbook of Stormwater Drainage Design and has been used in all calculations. Table 1 - Lismore City Council IFD Table Average Recurrence Interval Duration 5 min
2.2
1
2
5
10
20
50
100
113
144
178
197
222
256
283
Catchment Areas
The following table provides a summary of the sub-catchment areas that were utilised in the stormwater calculations. The locations of the sub-catchments are detailed on the attached stormwater drainage plans in accordance with Council requirements. Catchments are primarily referenced relating to their location adjacent to a particular unit or physical characteristic of the site. Table 2 - Catchment summary Catchment Roof Pavement Vegetated area Total
Pre-Development Area (m2) Impervious Pervious 440.5 0 413.8 0 0 2184.7 854.3 2184.7
Post-Development Area (m2) Impervious Pervious 1314.3 0 903.8 0 0 820.9 2218.1 820.9
The impervious area of the site is not included in the calculations further as this does not contribute a pollutant load to stormwater treatment and disposal at this site.
2.3
Stormwater Discharge Calculations
The following table details the stormwater discharges using the rational method as summarised below. On site detention is provided both for the 10 year storm event and the 1 year storm event. Tables 3 and 4 provide an overview of the pre and post development runoff. Table 3 â&#x20AC;&#x201C; 10 year Stormwater Discharge Summary (without detention) Catchment Roof Pavement Vegetated area Total
Pre Development Discharge (L/s) 24.1 20.4 78.9 123.4
Post Development Discharge (L/s) 71.9 44.5 32.8 149.2
Table 4 - 1 year Stormwater Discharge Summary (without detention) Catchment Roof Pavement Vegetated area Total
Pre Development Discharge (L/s) 13.8 11.7 45.3 70.8
Post Development Discharge (L/s) 41.2 25.5 18.8 85.6
The driveway area has been designed with a minimum grade of 1% fall away from the building to the pit drainage system which directs runoff to the OSD tanks and treatment train at the location shown on the Stormwater Management Plan. As the rainwater tanks are underground, the collected water will not be available for reuse. All pipework and pits are to be in accordance with AS3500.3 and Council policy.
3.0
ON-SITE DETENTION OF STORMWATER
Roofwater will be collected in two underground rainwater tanks. Overflow from the tanks will be directed to the treatment system. Calculations for the on-site detention requirements are included in Appendix D. In accordance with the Lismore City Council DCP Chapter 22 and the technical guidelines for water sensitive urban design, the OSD tank system will be provided with a low level outlet for the 1 year storm event and with a high level outlet for the 10 year storm event. The underground tank is proposed to be an in-situ built concrete tank with internal dimensions 5.4 x 2.4 x 1.0m (L x W x D). The low level OSD storage volume is calculated to be 4446.2 Litres. The high level OSD storage volume is calculated to be 7751.4 Litres. Based on the above, it is calculated that the invert of the high level overflow is located at 343mm above the low level overflow invert. The low level overflow orifice plate would have an orifice diameter of 71mm connected to a 225mm pipe at 0.7% slope. The high level overflow orifice plate would have an orifice diameter of 95mm connected to a 225mm pipe at 2% slope to the next drainage structure.
4.0
STORMWATER QUALITY MANAGEMENT
The requirements of Lismore Draft DCP 22 – Water Sensitive Design have been used as the water quality standards for modelling for pollutant treatment and retention. Water quality standards were set to achieve the % targets for each of the parameters as described below based on a development with no treatment to a development with treatment: • • • •
Total Suspended Solids (TSS) with compliance at 75% Total Phosphorus (TP) with compliance at 65% Total Nitrogen (TN) with compliance at 40% Gross Pollutants (GP) with compliance at 90%
A combination of a HumeCeptor and HumeGard is proposed to be installed to meet the stormwater quality requirements. It is proposed that detailed design and water quality reports for this treatment train be provided at CC stage.
5.0
EXISTING DRAINAGE EASEMENTS AND FLOW PATHS
As described, there are existing overland flow paths crossing the site through the proposed building platform. It is proposed to remove these drains and associated easements and create a new inter allotment drain with easement along the western and southern boundaries of the subject site. In this easement, we propose to construct a 300mm wide, 500mm deep grated concrete drain that has been designed to convey stormwater runoff in excess of the 100 year storm event runoff that is calculated for the neighbouring properties to the west. Hydraulic calculations are based on a runoff coefficient of 0.85 for the neighbouring allotments. The catchment area includes Lot 1 DP 503960, SP 42399 and Lot 3 DP 25060. During inspection it was
found that runoff from Fisher Street is collected in table drains and pits that discharge into the Council piped stormwater drainage system. Therefore, runoff from land to the west of the western property boundaries is not included in the calculations. Adopting a catchment area of 2368m2 and a 100 year 5 minute rainfall intensity of 283mm/hr, a runoff volume of 158 L/s is calculated. The proposed rectangular concrete channel at with an invert slope of 1% has a capacity of 273 L/s, which is more than sufficient. A 100mm slotted agpipe subsoil drain will be placed along the uphill side of the concrete drain to convey any subsoil water flows. Both the subsoil drain and the concrete drain would discharge into a 900 x 900mm grated inlet pit on the southeastern corner of the property which connects to the Council piped stormwater drainage system using a 450mm pipe at 1% fall which as a capacity of 285 L/s (based on a Manning’s coefficient of 0.013)
6.0
MAJOR STORM EVENT
The OSD and Infiltration stormwater management plan will provide adequate control for all storm events up to and including the 10-year ARI event. All other storm events will to some extent be controlled by the OSD and infiltration but will exceed the available capacity at some point during the event and will be directed via overland flow to the Council drainage system. These flow rates will remain well within the AUSPEC guidelines for a V x d < 0.4m², where V = flow velocity and d = flow depth.
7.0
MAINTENANCE
The stormwater system shall be maintained by the owner in accordance with the following guidelines as a minimum. • • • • • • • • • •
Gutters are to be maintained in a clean state, free of debris. Pits shall be inspected every 3 – 6 months and after heavy rainfall events. Humegard maintenance required are as follows: Maintenance to be performed three monthly initially; Maintenance frequency can be adjusted to local conditions; Vacuum truck to capture litter from water surface through suction hose; Lower hose to capture sediment; Dewater into Council Sewer (Council permission required); Check operation of boom; Maximum sediment depth to be 300mm. Additional maintenance is required if sediment depth exceeds 300mm during maintenance interval.
• • • •
Humeceptor inspection procedure can be summarised as follows: Inspection every three months or after oil spill; Oil depth to be checked using dipstick; Sediment depth to be checked using Sediment Sampler.
• • •
Humeceptor maintenance requirements are as follows: Frequency initially once per year. Frequency to be adjusted to local conditions; Additional maintenance required if sediment depth exceeds 300mm and/or if oil level on dip stick indicates so; Oil to be removed with small portable pump. This is done by pumping out top layer of oily water to the bottom of the decant pipe (see figure 1);
•
• • •
8.0
Remaining water to be decanted to sewer manhole, permission from Council required for this Sludge to be removed with vacuum pump on vacuum truck; Refill with water
GENERAL STORMWATER DRAINAGE CONSTRUCTION • • • • • • • • •
•
All utility services are to be located in the field in conjunction with the responsible officer from each relevant authority prior to the commencement of construction. All work is to comply with the Building Code of Australia and the relevant Australian Standards including AS3500.3:2003 Plumbing & Drainage Part 3: Stormwater Drainage Stormwater Drainage Pits and pipe work are to be installed at the locations shown on the attached plans. All pits are to be a minimum of 450 x 450 square Grated Surface Inlet Pits (GSIP) unless specified otherwise. Pits within pedestrian areas can be plastic pits with mild steel galvanised grates, which conform with Australian Standards. All pits greater in depth than 1200mm are to have step irons installed for access and are to have minimum dimensions of 900 x 900 square. All grates are to be fitted with safety clips to prevent access by children. All pipe work is to be installed at a minimum grade of 1 in 200 and is to be a minimum of 100mm diameter stormwater grade uPVC unless noted otherwise. Stormwater tanks are to be installed in accordance with the manufacturer’s specifications and any detail provided in the Structural Engineering Plans. Any discrepancies are to be reported to the design Engineer for clarification. Infiltration trenches are to be as specified on the plans and installed to the supervising engineers satisfaction.
9.0
CONCLUSION
The roofwater from the proposed building will be detained in an underground tank and throttled back to the pre-development discharge levels for the 1yr ARI and the 10yr ARI storm event. Discharge from the tanks and runoff from the car parking area will be treated by a combination of a HumeGard and HumeCeptor or similar. The requirements of Lismore Draft DCP 22 – Water Sensitive Design have been used as the water quality standards for modelling for pollutant treatment and retention. Water quality standards were set for Total Suspended Solids (TSS) with compliance at 75% reduction, Total Phosphorus (TP) with compliance at 65% reduction, Total Nitrogen (TN) with compliance at 40% reduction and Gross Pollutants with compliance at 90% reduction. The stormwater treatment train is proposed to be detailed design during Construction Certificate stage. Overland flow from the uphill neighbouring properties will be collected in a grated concrete drain with sufficient capacity to convey the runoff from a 100 year ARI storm event to the Council drainage system.
10.0 REFERENCES – INFORMATION SOURCES • • • • • • • • • • • •
Institution of Engineers, Australia (1987) Australian Rainfall & Runoff. Canberra. O’Loughlin, G.G. (1994) ILSAX Operating Manual. Broadway, NSW. Hardie’s Textbook of Pipeline Design 1981. Vinnidex FLUFF v6.05 Pipe Sizing Model Colin Court Pipe Flow Calculator Lismore Draft DCP 22 – Water Sensitive Design AUSPEC – Northern Rivers LG – Development and Control Manual v.2 CSIRO – WSUD Engineering Procedures (2005) Institute of Public Works Engineering Australia (IPWEA) – ‘Practical Culvert and Floodway Design 2003’ AS1547 – 1994 – “Disposal System for Effluent from Domestic Premises” Upper Parramatta Trust 2004. Water Sensitive Urban Design AUS-SPEC (2003) New South Wales: Development Design Manual: D5: Stormwater Drainage Design, Northern Rivers Local Government. Northern Rivers Local Government (2006 Draft) Handbook of Stormwater Drainage Design: A supplement to the Northern Rivers Local Government Development & Design Manual (NRDC) – Section D5 Stormwater Drainage Design
APPENDIX A â&#x20AC;&#x201C; ONSITE DETENTION CALCULATIONS Total site area:
3039 sqm
LOW LEVEL OUTLET Pre development Catchment areas Runoff type Roof
Paved area
Vegetated area Stormwater flows Duration Rainfall Intensity (1I5) Stormwater Flows (Q1)
Item Captured in OSD? (y/n) Area (sqm) Church 314.3 sqm Shed 37.2 sqm Dwelling 89 sqm Gravel parking 333.6 sqm Conc/seal driveway 31.36 sqm Other impermeable hardstand 48.8 sqm Grass 2184.74 sqm
coefficient coefficient coefficient coefficient coefficient coefficient coefficient
of runoff, cr 1 of runoff, cr 1 of runoff, cr 1 of runoff,0.9 cp of runoff,0.9 cp of runoff,0.9 cp of runoff, 0.66 cv
coefficient coefficient coefficient coefficient coefficient
of runoff, cr 1 of runoff,0.9 cp of runoff,0.9 cp of runoff,0.9 cp of runoff, 0.73 cv
For the 1 year storm event 5 minutes 113 mm/hr 70.8 L/s
Post development Catchment areas Runoff type Roof Paved area
Vegetated area
Stormwater flows Duration Rainfall Intensity (1I5) Stormwater Flows (Q1)
Item Main buliding Playground vehicle parking footpath Landscaping and grass
y n n n n
1314.3 40 778.2 85.6 820.9
sqm sqm sqm sqm sqm
For the 1 year storm event 5 minutes 113 mm/hr 85.6 L/s
Storage volume
4446.2 L
Throttling back calculations Design post development discharge Uncontrolled post development roof discharge Uncontrolled post development discharge from pavement and vegetated areas
70.8 L/s 41.3 L/s 44.3 L/s
Controlled post development roof discharge
26.4 L/s
Orifice plate controlled discharge Gutter invert Tank invert Low level overflow invert Head Permissible Discharge Orifice Diameter Outlet pipe diameter
at 0.7% slope
180.85 174.8 174.8 6.05 26.4 71 225
m m m m L/s mm mm
Stormwater Management Report â&#x20AC;&#x201C; Goonellabah Community HUB Total site area:
3039 sqm
HIGH LEVEL OUTLET Pre development Catchment areas Runoff type Roof
Paved area
Vegetated area
Item Captured in OSD? (y/n) Area (sqm) Church 314.3 sqm Shed 37.2 sqm Dwelling 89 sqm Gravel parking 333.6 sqm Conc/seal driveway 31.36 sqm Other impermeable hardstand 48.8 sqm Grass 2184.74 sqm
Stormwater flows For the 10 year storm event Duration Rainfall Intensity (10I5) Stormwater Flows (Q10)
coefficient coefficient coefficient coefficient coefficient coefficient coefficient
of runoff, of runoff, of runoff, of runoff, of runoff, of runoff, of runoff,
cr cr cr cp cp cp cv
1 1 1 0.9 0.9 0.9 0.66
coefficient coefficient coefficient coefficient coefficient
of runoff, of runoff, of runoff, of runoff, of runoff,
cr cp cp cp cv
1 0.9 0.9 0.9 0.73
5 minutes 197 mm/hr 123.4 L/s
Post development Catchment areas Runoff type Roof Paved area
Vegetated area
Item Main buliding Playground vehicle parking footpath Landscaping and grass
y n n n n
Stormwater flows For the 10 year storm event Duration Rainfall Intensity (10I5) Stormwater Flows (Q10)
1314.3 40 778.2 85.6 820.9
sqm sqm sqm sqm sqm
5 minutes 197 mm/hr 149.2 L/s
Storage volume
7751.4 L
Throttling back calculations Design post development discharge Uncontrolled post development roof discharge Uncontrolled post development discharge from pavement and vegetated areas Controlled post development roof discharge
123.4 L/s 71.9 L/s 77.3 L/s 46.1 L/s
Orifice plate controlled discharge Gutter invert Tank invert High level overflow invert Head Permissible Discharge Orifice Diameter Outlet pipe diameter
at 2% slope
180.85 174.8 175.143 5.707 46.1 95 225
m m m m L/s mm mm
14
Stormwater Management Report â&#x20AC;&#x201C; Goonellabah Community HUB
APPENDIX B
STORMWATER MANAGEMENT PLAN
15
Statement of Environmental Effects
APPENDIX No.10 Information on Greenwall Systems by Plant Up.
Greenwall System This system has a solid track record when compared to all other greenwalls currently on the market, differing in numerous ways especially in end shear weight loads & sustainability due to reduced dependence on soil based media.
Process
CONSULTATION
DESIGN
INSTALLATION
MAINTENANCE
Plantup panels offer a continuous planting surface with no grid lines & are installed fully planted as instant items. Modular Slim Line Construction - Panels can be removed in isolation if required. Standard Panel size 2000H x 1040W x140mmD & can be fabricated to suit virtually any shape. The display face front of panel (shown right) is Hi Grade aluminum powder coated diamond mesh lined with grey filter fabric containing the growing media. Anchored to surfaces via engineered certified sub frame & fixings. Typical Masonry Wall - 12 mm Ø 316 Stainless Steel threaded rod embedded 120mm with Chemical Anchor. Plants are planted directly into the panels & established off site prior to bringing to site for instant full effect at time of installation. ( King George Square - shown left )
- Site Assessment - Plan Review - Recommendations
- Conceptual Design - Shop Drawings
Specifications
- Lead Time 12-14 Weeks - Includes 8 week off-site nursery establishment - Mounting sub frame & component fabrication
STANDARD PANEL – Typical Assembly
GENERAL INFORMATION WEIGHT Dry Weight 20kg m2 Saturated Weight 33Kg m2 (No plant material) Grown in Saturated Weight Interior Wall 60 -70kgs/m Exterior Wall 60-80Kgs/m WATER CONSUMPTION Internal Wall Average 1.5Ltrs/per m2/ day External Wall Average 2.0 Ltrs/per m2/ day
Maintained by automated control, water & nutrients are feed into the panels via internally placed pressure reduced irrigation lines. When planning your project ensure hydraulic design allows for irrigation supply to each wall location & storm water drainage to the base of each planting wall. Additionally, Plantup greenwalls can be irrigated from both harvested or town water supply.
2000 mm
Spent water is minimal & typically drained away, recycling can be designed into the system – this requires recirculation pumps, holding tanks & filtration. Basic requirements for greenwall longevity & success is the selection of appropriate plant species, utilizing winning combinations through years of field trials & horticultural experience. Plantup greenwalls are installed to site with established plants & include nutrient irrigation system, sub framing, fixings, 3 month site establishment maintenance & engineering certification. Versatile in design, the system can be used partially or combined with trellis vines & isolated planter baskets to achieve creative effects offering a practical solution for Aesthetic screening, Air pollution mitigation( VOCs ), Thermal & Acoustic buffering.
PLANTUP PTY LTD.
TEL +61 (07) 3350 8333 FAX+61 (07) 3256 3022
INFO@PLANTUP.NET.AU WWW.PLANTUP.NET.AU
Ongoing operating costs are minimal & derived from the following factors; • • • •
Greenwall placement (Aspect - interior vs. exterior) Water & electricity supply rates. ( Town or Harvested water – Solar ) Lighting & ventilation requirements. ( Interior Grow Lights – Oscillating Fans ) Servicing accessibility (Elevated Work Platforms / Out of hours works, etc.).
Handover manuals & operational training workshops are offered to non-specialist landscape maintenance staff upon request..
IRRIGATION SYSTEM Automated control system / Line Injector & Nutrient Tank DRAINAGE Interior - Folded Trough - flow to SW / Tank. Exterior – Free drain to garden / Folded Trough. LIGHTING REQUIREMENTS Interior - Grow lights Exterior – Natural Sunlight Dependent on greenwall location & aspect dedicated lighting may be required to achieve optimal plant growth.
Programmed maintenance is available upon the completion of the project. Plantup greenwalls are visited once a month by trained greenwall technicians & typically service fees equate to an annual maintenance cost of between $15 - $45/m2 (excluding site access) per month. The monthly service generally involves light pruning, preventative treatments for pest / disease & nutrient top up. AUSTRALIA, NEW ZEALAND AND ASIA PO BOX CHERMSIDE SOUTH, QLD 4032 BRISBANE AUSTRALIA
- 12 week onsite establishment period - Ongoing programmed maintenance
1 PLANTUP Planting
2 Internal Irrigation Components concealed in top of panel
Panel - standard
3 316 Stainless Steel Performed Clamps
VENTILATION Interior – Adjustments may be required to building ventilation system as additional air moisture is generated by the greenwall. This can be achieved by incorporating oscillating fans or similar mechanical air flow into the design.
4
316 Stainless Steel Threaded Rod 12mm Ø embedded 120mm with chemical anchor
5
Powder Coated 50 x 50 SHS Aluminium Mounting Rail creates 50mm clear space between panel & fixing wall. Rails are fabricated to individually suit each project.
SPECIFICATION 2013 ©
University Of Queensland St Lucia , Australia
King George Square CBD, Brisbane Press CafĂŠ Greenwall & Greenroof James Street Precinct
Coffee Pod Greenroof Peel Street, South Brisbane
University of Southern Queensland Toowoomba, Australia
Gerrardâ&#x20AC;&#x2122;s Bistro Laneway Greenroof James Street Precinct, Brisbane
ARIA Various Projects South Brisbane
Rydges Hotel Southbank, Brisbane
GreenSquare Fortitude Valley , Brisbane
Statement of Environmental Effects
APPENDIX No.11 Minutes of DA Pre-lodgement Meeting & Consultation with Council by Lismore City Council.