subdivision and development guidelines

SUBDIVISION

AND

DEVELOPMENT

GUIDELINES

Prepared byCardno (NT)

Level 6 / 93 Mitchell St, Darwin

On behalf ofNorthern Territory Government

Department of Lands, Planning, and the Environment

SUBDIVISION AND DEVELOPMENT GUIDELINES

29/08/2014 ii

Document ControlV

ersi

on

Date Description of Revision

Prep

ared

By

Prepared(Signature)

Rev

iew

edB

y

Reviewed(Signature)

A 29/08/2014 Prelim Draft for Client review RP RPrescott AWP TParsons

Vers

ion

Reason for Issue Approved forReleaseBy

Approved(Signature)

ApprovedReleaseDate

A Preliminary Draft for Client review Tony Parsons TParsons 29/08/2014


29/08/2014 iii

Executive SummaryHistorically, the five main municipal Councils within the Northern Territory have been the driving factorsbehind the development and maintenance of their individual guidelines for subdivisions. As such, each ofthese standards has been developed independently creating several major points of difference. In addition,the standard guidelines of each municipality are often ambiguous and so have been subject to theinterpretation of individuals. This has led to confusion and non-conformity for developers resulting in anincrease in both construction cost and time for Councils. This confusion and increase in cost is not restrictedto the aforementioned Councils with both Government and local utility providers encountering similar issues.

In an effort to create a holistic approach to the development of subdivisions across the Northern Territory,the Department of Lands, Planning and the Environment sought to develop a unified set of developmentguidelines which will act as the overarching document throughout the NT. This document can be furtherprogressed in the future to become a part of the planning act. The intended purpose of this set ofdevelopment guidelines is to provide clear and concise approach to the planning, design, and constructionrequirements for developments within the NT. The information provided within this guideline outlines theprocesses, procedures and requirements for all aspects of development from the initial concepts andapplications to the final sign-off.

While the initial stages of the project were to encorporate the varying guidelines from each of the councils,the final intent is to provide and overall document with also includes Power and Water, the various NTGovernment Departments and Telecommunications providers. This will include both the acceptable designand construction standards as well as the nominated standard drawings.


29/08/2014 iv

Table of Contents1 Definitions 12 Introduction 7

2.1 Background and Purpose 72.2 Disclaimer 72.3 Statutory Requirements 7

2.3.1 The Northern Territory Planning Act 72.3.2 The Northern Territory Planning Scheme 72.3.3 Development Consent Authority 82.3.4 Development Control 82.3.5 Subdivision & Consolidation of Land and Development Leases 82.3.6 Development Assessment 82.3.7 Developer Contributions 8

2.4 Town Planning Requirements 82.5 Hierarchy 82.6 Structure of the Guidelines 8

2.6.1 Part 1 Building a Community 92.6.2 Part 2 Development Principles 92.6.3 Part 3 Technical Guidelines 92.6.4 Part 4 Service Providers 92.6.5 Part 5 Northern Territory Government Departments 92.6.6 Part 6 Construction 92.6.7 Part 7 Certification / Acceptance 92.6.8 Part 8 Standard Drawings 9

2.7 Review 92.7.1 Review Board 10


29/08/2014 v

Part 1. Building a Community 113 Primary Design Principles 12

3.1 Integrated Design 123.2 Context 123.3 Development Objectives 123.4 Public realm 123.5 Engineering 133.6 Identification of Site Constraints and Values 133.7 Environmentally Significant Areas and Vegetation 14

4 Design Methodology 154.1 Aspects of Planning a Community 154.2 Sense of Place 154.3 Neighbourhood Character and Community 16

4.3.1 Community Building/Facilities 174.4 Crime prevention through Environmental Design (CPTED) 174.5 Open Space, Recreation and Health 174.6 Environmentally Significant Areas and Vegetation 18

4.6.1 Environmental Management 194.7 Access and Connectivity 194.8 Adaptability and Longevity 20


29/08/2014 vi

Part 2. Planning and Development 215 Introduction 23

5.1 Outline 235.2 Councils role in the Development process 23

6 Development Process 247 Preliminary Assessment Process 25

7.1 Philosophy 257.2 Scope 257.3 Site Analysis 257.4 Concept Planning 267.5 Discussions 26

8 Lodgement of Rezoning Proposal 278.1 Scope 278.2 Initial Process 278.3 Rezoning Application 278.4 Application Assessment 288.5 Application Decision 28

9 Lodgement of Development Application 299.1 Scope 299.2 Process 31

10 Detailed Design 3210.1 Scope 32

11 Pre-condition Assessment 3311.1 Scope 3311.2 Drawings and Documentation 33

11.2.1 Submission of Design Documents for Approval 3311.2.2 Documentation 3311.2.3 Plans 3311.2.4 Numbers of Copies Required 3411.2.5 Time for Assessment of Documentation 3411.2.6 Fees and Bonds Required 3411.2.7 Deed of Agreement 3411.2.8 Preferred Drawing Scales 3511.2.9 Information to be shown on Drawings 3511.2.10 Site Works Plan 3511.2.11 Layout Plan 3511.2.12 Road Plans 3611.2.13 Drainage Drawings 37

12 Pre-start Meeting 3812.1 Scope 38

13 Construction 3913.1 Scope 3913.2 Joint Inspection of works 3913.3 Conformance Testing and Inspections 3913.4 Sub-grade Evaluation and Pavement Design 3913.5 The Council’s Rights of Inspection 40


29/08/2014 vii

13.6 Elements of Work 41

14 Practical Completion / Part 5 4514.1 Application for Works to be inspected for On Maintenance 4514.2 On Maintenance Inspection 4514.3 Outcomes of On Maintenance Inspection 4514.4 Items to be submitted for Acceptance 4514.5 Bonding of Outstanding Works 4614.6 Environmental Bond 4614.7 Bond Applications 4614.8 Maintenance Bond 4614.9 Bond Information 4614.10 On Maintenance Certificate 4714.11 Survey Release 4714.12 Notification to Operations Engineer, Parks Manager and Others 47

15 Defects Liability / On Maintenance 4815.1 Scope 4815.2 Defects Liability Bond 4815.3 As constructed submission 4915.4 Compliance / Certification 4915.5 Operation and Maintenance manuals 5015.6 As-Constructed Drawings 5015.7 Drafting Requirements (As-constructed drawings) 50

15.7.1 Line work 5015.7.2 Text Styles 5115.7.3 Blocks 5115.7.4 Units 5115.7.5 Dimensioning 5115.7.6 Layers 51

15.8 Project Documentation 5215.9 Works Acceptance Inspection 53

16 Off Maintenance 5516.1 Acceptance of Works Off Maintenance 5516.2 Off Maintenance Inspection Checklist 5516.3 Off Maintenance Certificate 5516.4 Notification to Operations Engineer, Parks Manager and Others 55


29/08/2014 viii

Part 3. Design Guidelines 5617 Land Capability Assessment 60

17.1 Land Capability 6017.2 Site Assessment 61

18 Environmental Analysis, Protection and Sustainability 6218.1 General 6218.2 DLRM and EPA 6218.3 Conservation of Soils 6218.4 Waterways 62

18.4.1 Spoils from Site 62

19 Drainage, Grading and Clearing 6319.1 Stormwater Drainage 6319.2 Site Regrading 6319.3 Clearing 63

20 Services Infrastructure and Suppliers 6420.1 Stormwater Quality Management 6420.2 Sewerage Reticulation, Water Supply, Electrical Supply and Telecommunications 64

21 Movement Network 6521.1 Road Network 65

22 Roads and Pathways 6722.1 Road Hierarchy 67

22.1.1 Urban Residential and Rural Residential 6722.1.2 Industrial 6822.1.3 Average Annual Daily Traffic 68

22.2 Access restrictions 6922.3 Road Pavement and Surface Design 70

22.3.1 Design Loadings 7022.3.2 Special Treatments 70

22.4 Traffic Management 7122.4.1 General 7122.4.2 Speed Environment 7122.4.3 Intersections 7222.4.4 Traffic Control Devices 7422.4.5 Line marking and signage 7422.4.6 Access to Open Space (Park) Areas 7422.4.7 Street Name Signs 7522.4.8 Naming of Streets / Bridges and other Infrastructure 75

22.5 Road Geometry 7522.5.1 Road Widths 7522.5.2 On-street Parking 7622.5.3 School Sites 7722.5.4 Bus Routes and Bus Stops 7722.5.5 Crossfall and Configuration 7722.5.6 Gradients 7722.5.7 Radii for Kerb returns 7822.5.8 Horizontal curves on Road Alignments 7822.5.9 Vertical Curves 78


29/08/2014 ix

22.5.10 Verges 7822.5.11 Lot Truncation 7922.5.12 Traffic Islands and Roundabouts 79

22.6 Kerbs 7922.7 Driveways 80

22.7.1 Driveway locations 8022.8 Shared Paths and Footpath Networks 81

22.8.1 Disabled Access Ramps / Crossing Points 8122.9 Existing Networks 81

22.9.1 Traffic Impact Assessments 8122.9.2 Road Safety audits 82

22.10 Battle Axe Allotments 8222.10.1 Urban Areas 8222.10.2 Rural or Semi-Rural Type Developments 82

22.11 Road Pavements and Wearing Surfaces 8222.11.1 Design for Flexible Pavements 8222.11.2 Design of Other Types of Pavements 8322.11.3 Pavement Drainage 83

23 Storm Water Drainage 8423.1 General Requirements 8423.2 Stormwater Design Principles 8423.3 Design Standards 85

23.3.1 Allotment Drainage 8523.3.2 Public Drainage Reserve 8523.3.3 Adjacent Catchments and Drainage Networks 8523.3.4 Flood Management and Control 86

23.4 Design Criteria 8623.4.1 Coefficient of Discharge 8723.4.2 Recurrence Intervals 8723.4.3 Time of Concentration and Rainfall Intensity 8723.4.4 Allowable Use of Roads, Open Space and Drainage Reserves for Storm Runoff 87

23.5 Drainage Catchments and Networks 8823.5.1 Upstream Catchments Passing Through Subdivision 8823.5.2 Shared Catchment 8823.5.3 Staged Subdivision 8923.5.4 Subdivision Occupies Upper Part of the Catchment 89

23.6 Subsoil Drainage 8923.7 Drainage Structures 89

23.7.1 General 8923.7.2 Drainage Pits and structures 9023.7.3 Grated inlet and letter box pits 9023.7.4 Underground (blind) pits 9023.7.5 Drainage Pipes and Culverts 9023.7.6 Cross Road Drainage 9023.7.7 Catch Drains 9123.7.8 Stormwater Property Connections 9123.7.9 Inter Lot Surface Drainage 9123.7.10 Major Open Drains 91

23.8 Stormwater Management, Erosion and Sediment Control 92


29/08/2014 x

23.8.1 Stormwater Management, Erosion and Sediment Control 9323.8.2 Gross Pollutant Traps 93

23.9 Computer Programs / Modelling 9423.9.1 Computer models 9423.9.2 Reporting of numerical model outcomes 95

24 Lighting 9624.1 Street Lighting 96

24.1.1 Approval Procedures 9724.2 Pathway and Open Space Lighting 97

25 Landscaping 9825.1 Design Consultants 98

25.1.1 Landscape Design 9825.1.2 Irrigation Design 98

25.2 Open Space Master Plan 9825.2.1 Entry Statements 99

25.3 Open Space Network and Linkages 9925.3.1 Open Space Hierarchy and Objectives 9925.3.2 Open Space Category/ Setting Type 10225.3.3 Open Space Calculations 10325.3.4 Retained Bushland and Trees 10425.3.5 The Urban Forest 10425.3.6 Playgrounds and Play Equipment 10525.3.7 Access and Circulation 105

25.4 Fencing 10625.5 Streetscapes 106

25.5.1 Landscape Objectives 10625.5.2 Timing of Works 10725.5.3 Maintenance 107

25.6 Planting Works 10825.6.1 General Requirements 108

25.7 Street and Park Furniture 10825.7.1 General Requirements 109

25.8 Services Infrastructure for Parks and Open Space 11025.8.1 General Requirements 11025.8.2 Stormwater Drainage 11125.8.3 Lighting 11125.8.4 Approval Process 111

25.9 Landscape Irrigation 11225.9.1 General Requirements 11225.9.2 Streetscapes 11325.9.3 Parks and Open Space 113

26 References 114


29/08/2014 xi

Part 4. Service Providers 11727 Power and Water 118

27.1 Power 11827.2 Water 11827.3 Sewer / Septic 118

28 Telecommunications 11928.1 Telstra 11928.2 Others 119

29 Natural Gas 120


29/08/2014 xii

Part 5. Northern Territory Government Departments 12130 Department of Health 122

30.1 Medical Entomology 122

31 Department of Infrastructure 12332 Department of Transport 124

32.1 Road Networks 124

33 Department of Lands and Resource Management 12534 Department of Lands Planning and the Environment 12635 Development Assessment Services 12736 NT Environmental Protection Agency (EPA) 12837 Northern Territory Fire and Rescue Service 129

37.1 Bush fires 129


29/08/2014 xiii

Part 6. Construction 13038 Construction Process 134

38.1 General 13438.1.1 Introduction 134

38.2 Control and Supervision of Works 13438.3 Certification of Works 13438.4 Pre-commencement Meeting 13438.5 Notice to Commence Works and Notification of Contract 13538.6 Preferred Construction Program 13538.7 Joint Inspection of Works 13638.8 Conformance Testing and Inspections 13638.9 Standard Inspection Plan Responsibilities 13738.10 Subgrade Evaluation and Pavement Design 14138.11 Health and Safety Requirements 14138.12 Environmental Considerations 14138.13 Construction during Wet Season 14138.14 Protection of Cadastral Reference Marks (CRM’s) 14238.15 Salt Water Environments 14238.16 Major Departures from Design Intent – Non-Compliance Reports 142

39 Works on Council Property and Reinstatement 14339.1 General 14339.2 The Works 14339.3 Permits, Approvals and Bonds 14339.4 Notification to Residents 14339.5 Notification to relevant Authorities 14339.6 Occupational Health and Safety, Public Safety and Insurance 14439.7 Working Hours 14439.8 Design of Works 14439.9 Excavations 14439.10 Trenching, Backfilling and Reinstatement 144

39.10.1 Trenches in the verge / footway 14539.10.2 Trenches across and/or adjacent to Roadways and Footpaths 14539.10.3 Trenches across and/or adjacent to roadways and Footpaths 14539.10.4 Concrete Surfaces 14539.10.5 Paved Surfaces 14539.10.6 Pavements and Asphalt Surfacing 146

39.11 Existing Services and Structures 14639.12 Supervision of Works 14639.13 Environmental Requirements 146

39.13.1 Solid, Liquid and Gaseous Contaminants 14739.13.2 Disposal of Waste 14739.13.3 Trucking 14739.13.4 Dust and Water and Erosion Control 147

39.14 Vegetation 14739.15 Traffic Control 147

39.15.1 Traffic Control Plan 14739.16 Site Control 148

40 Environmental Erosion and Stormwater 149


29/08/2014 xiv

40.1 Introduction 14940.2 Principles of Erosion and Sediment Control 14940.3 Developer’s Responsibilities 15040.4 Other Environmental Management Issues 15040.5 Guidelines for Erosion and Sediment Control - Natural Resources 15140.6 Erosion and Sediment Control – Council Responsibilities and 15140.7 Appropriate Fill 151

41 Preliminary Works 15341.1 Survey and Set Out 15341.2 Clearing 15341.3 Topsoil 153

42 Earthworks 15442.1 General 15442.2 Filling in Road Reserve 15442.3 Lot Filling 15442.4 Rock Excavation 15442.5 Blasting 15442.6 Soil Stabilisation 154

43 Subgrade 15543.1 General 15543.2 Unsuitable Subgrade 15543.3 Level Control 15543.4 Service Conduits 15543.5 Acceptance 155

44 Sub-Base 15644.1 Materials 15644.2 Spreading 15644.3 Compaction 15644.4 Acceptance 156

45 Base Course 15745.1 Materials 15745.2 Spreading 15745.3 Water 15745.4 Compaction 15745.5 Acceptance 157

46 Prime Coat and Primer Seal 15946.1 General 15946.2 Preparation 15946.3 Binder 159

46.3.1 Bitumen Emulsion 15946.3.2 Cutback Bitumen 159

46.4 Spraying, Sprayer & Personnel 15946.5 Aggregate 160

47 Spray Seal 16147.1 General 16147.2 Surface Preparation 16147.3 Binder 161


29/08/2014 xv

47.3.1 Straight Run Binder 16147.3.2 Polymer Modified Binders 161

47.4 Spraying 16147.5 Aggregate 16247.6 Rolling 16247.7 Measurement & Recording of Binder Application Rates 16247.8 Acceptance 163

48 Asphalt Surfacing 16448.1 General 16448.2 Laying the Asphalt 16448.3 Acceptance 16448.4 Asphalt Job Mix Variations 165

49 Concrete Works 16649.1 General 16649.2 Preparation and Placement of Pathways 16649.3 Stencilled Concrete 16649.4 Fibre Reinforced Concrete 16749.5 Joints 16749.6 Protection 167

50 Interlocking Segmental Pavements 16850.1 General 16850.2 Paving Unit Shape, Thickness and Laying Pattern 16850.3 Bedding Sand 16850.4 Joint Filling Material 16950.5 Acceptance 169

51 Concrete Kerbing 17051.1 General 17051.2 Preparation and Placement 17051.3 Joints 17051.4 Curing 17051.5 Key Type Kerbing 17051.6 Acceptance 171

52 Lighting in Public spaces 17252.1 General 17252.2 Handover of Lighting to Council 172

53 Street Nameplates 17353.1 General 173

54 Traffic Signage and other road furniture 17454.1 General 174

55 Stormwater Drainage 17555.1 General 17555.2 Reinforced Concrete and Fibre Reinforced Cement Pipes 175

55.2.1 Reinforced Concrete Box Culverts 17555.3 Corrugated Steel Pipes 17555.4 Locally Manufactured Un-reinforced Concrete Pipes 17555.5 Junction and Side Entry Pits 17555.6 Headwalls 176


29/08/2014 xvi

55.7 Excavation 17655.8 Sub Soil Drainage 17655.9 Trench Backfilling & Reinstatement 17655.10 Open Drains 17755.11 Stone Pitching 177

56 Landscape Works 17856.1 Planting Works 178

56.1.1 General 17856.1.2 Trees, Shrubs and Groundcovers 17856.1.3 Grass Seeding 17856.1.4 Turfing 17856.1.5 Fertilisers 17856.1.6 Imported Topsoil 17956.1.7 Site Topsoil 17956.1.8 Mulch 17956.1.9 Site Preparation 17956.1.10 Tree Planting 17956.1.11 Grassing 181

56.2 Irrigation 18156.2.1 General 18156.2.2 Inspections 18156.2.3 Meter Installation, Payment of Costs and Handover to Council 18256.2.4 Installation 18256.2.5 Excavation 18256.2.6 Access 18256.2.7 Trench details 18256.2.8 Backfilling of Trenches 18356.2.9 Thrust Blocks 18356.2.10 Irrigation Systems 18356.2.11 Mainline Pipework 18456.2.12 Lateral pipework 18456.2.13 Controllers, Monitoring Equipment and Valves 18456.2.14 Automatic Control Valves and Control Wires 18456.2.15 Sprinkler risers, Drippers and Dripper Locations 184


29/08/2014 xvii

Part 7. Certification / Acceptance 18557 Design Reports 18658 Hold Points 18759 WHS Requirements 18860 Safety in Design 18961 Developer Bonds 19062 QA Requirements 191


29/08/2014 xviii

Part 8. Standard Drawings 19263 Local Government 19364 Service Providers 19465 Northern Territory Government 195

AppendicesAppendix A Local Government PoliciesAppendix B Power and Water Policies - PowerAppendix C Power and Water Policies - WaterAppendix D Power and Water Policies - SewerAppendix E Telecommunications PoliciesAppendix F Department of Health PoliciesAppendix G Department of Infrastructure PoliciesAppendix H Department of Transport PoliciesAppendix I Department of Lands Resource Management PoliciesAppendix J Department Lands, Planning and the Environment PoliciesAppendix K Development Assessment Services PoliciesAppendix L NT Environmental Protection Agency PoliciesAppendix M Northern Territory Fire and Rescue Service Policies

TABLESTable 1: Average Annual Daily Traffic (AADT) 68Table 2: Access Restrictions 70Table 3: Residential (Urban and Rural) Speed Limits 72Table 4: Industrial Speed Limits 72Table 5: Intersection channelisation requirements 72Table 6: Intersection Turning Criteria - Design 73Table 7: Intersection Turning Criteria - Checking 73Table 8: Residential Road Reserve widths 75Table 9: Industrial Road Reserve widths 76Table 10: Prescribed maximum and minimum road grades 77Table 11: Radii for Kerb returns 78Table 12: Horizontal curves on Road Alignments 78Table 13: Kerb requirements 79Table 14: Setback distances for Driveways 80Table 15: General Path Requirements 81Table 16: Stormwater Reoccurrence Intervals 87Table 17: Stormwater level limitations for Road Networks and Public Open Space 88Table 18: Open Space Hierarchy and Objectives 99Table 19: Open Space Category / Setting Type 102Table 20: Traditional vs modern urban forest approach (North Sydney Council 2011) 105Table 21: Minimum requirements for Park Furniture 110Table 22: Asphalt Job Mix Variations 165Table 23: Grading Envelope for Bedding Material 169Table 24: Grading Envelope for Joint Filling Material 169Table 25: Trench width requirements for piping 183Table 26: Minimum Cover (from finished soil level to top of pipe) 183


29/08/2014 xix

FIGURESFigure 1: Cost vs Change 25Figure 2: Development Application Process 31Figure 3: Road Type and Function: The reality (AustRoads, Part 4) 67

29/08/2014 1

1 Definitions

AAPA Aboriginal Areas Protection Authority – approval of all matters relating toSacred Sites, including

Access Provision of appropriate infrastructure to cater for the movement of vehicles,pedestrians and cyclists to each allotment or to or past or through all parts ofthe proposed subdivision development.

Additional DefectsPeriod

A period of time nominated by the Council when major defects are identifiedduring the defects period that requires additional time for monitoring.

The Act The Northern Territory of Australia Planning Act.

AMCORD Australian Model Code for Residential Development

Approval Documents Formal advise from an Authorise Council representative that the DesignDocumentation, as submitted, is approved for construction, including but notlimited to:

· Approval letter with or without conditions;

· Approved Drawings; and

· Approved pavement designs. (where necessary)

Approved Drawings Those Drawings submitted by the Developer or Consultant and approved by theCouncil for construction purposes. If no Drawings are submitted or thesubmitted Drawings are deficient then the Standard Drawings shall be deemedto be the Approved Drawings be it in part or full.

ARR Australian Rainfall and Runoff

ARRB Australian Road Research Board

ASTC Alice Springs Town Council

Authorised Council The nominated Council representative authorised under the relevant section ofthe NT Local Government Act.

The Authority The Authority established under the Act determining Development

Building Code ofAustralia (BCA) The current version of the Building Code of Australia.

Carriageway Width Is the area of road pavement between the face of opposing kerbs.

Certifier The person engaged to certify the construction work.

CoD City of Darwin

Construction ApprovalFee

The Fee payable to Council by the Developer for, administration managementand inspection of the approved Construction Works based on a nominatedpercentage of the certified actual construction cost payable before OnMaintenance can be granted by the Council.

29/08/2014 2

Construction Cost The certified cost to construct the subdivision or development works to beaccepted and/or taken over by Council. The Estimated Construction Costshall be based on current market rates. The Actual Construction Cost shallbe the actual cost to construct all necessary components of work.

Consultant The Consultant(s) and/or their duly authorised representatives(s) appointed bythe Developer to undertake various design and/or construction certificationassociated with a Subdivision Development.

Contractor The person bound to execute the Subdivision Development Works.

Contribution Plan A Plan developed by Council under Section 27 of the Planning Act to facilitatepayment of a Contribution as assessed by Council towards the upgrade ofInfrastructure and/or Facilities as a consequence of the Development.

Council The local Council or delegate for the given region (Darwin City Council,Palmerston City Council, Litchfield Shire Council, Katherine Town Council, AliceSprings town Council, LGANT)

CoP City of Palmerston

Council Property Any land owned or maintained by Council, either by licence, statutoryrequirement or agreement.

CPTED Crime Prevention through Environmental Design

Defect An unsatisfactory or non-complying item of work noted by the Superintendent,Certifier or Council.

Deed of Agreement The formal agreement entered into between Developer and Council describingthe works required by Council to be carried out under the subdivisiondevelopment and the conditions under which Council’s requirements will bemet.

Defects Liability Period The statutory period, in which the Works, having been deemed to have reachedPractical Completion and placed On Maintenance by the Council, remain theresponsibility of the Developer to care for and maintain and repair defectsresulting from faulty workmanship, stock, and/or defective materials and designdefects and omissions.

DoI NT Department of Infrastructure

DLPE NT Department of Lands, Planning and the Environment

DoH NT Department of Health

DLRM NT Department of Land Resource Management

Design Approval Fee The Fee payable to Council by the Developer for administration, managementand approval of Design Documentation based on a nominated percentage ofthe certified Estimated Construction Cost payable prior to DesignDocumentation approval by the Council.

29/08/2014 3

Design Documentation Technical Specification, Drawings, Calculations, Reports and other suchdocuments required by Council to satisfactorily show the intended works forthe Subdivision or Development.

Developer The Owner(s) or Lessee of the land proposed to be subdivided.

Development Includes Subdivision Development and/or Re-Development and any otherDevelopment that Council can make formal requirements upon

DevelopmentAssessment Services

The section of The Department that assesses Development Applications(DAS).

Development ConsentAuthority

The Authority established under The Act that determines DevelopmentApplications (DCA).

Development Permit The Permit issued by the Development Consent Authority permitting theDeveloper to proceed with Subdivision or Development Works subject to theconditions stated therein.

Development Site The parcel(s) of land which Development Works that are approved by a validDevelopment Permit have been or are about to be undertaken.

Development Works Works that are to be undertaken on the Development Site, or adjacent to theDevelopments Site, to complete the conditions of the Development Permit,including and conditions necessary to satisfy the requirements of the LocalAuthority and Service Authorities.

DisabilityDiscrimination Act

Commonwealth Disability Discrimination Act 1992 and any regulations partthereof.

DevelopmentAssessment Fees

Fees payable by the Developer prior to Council review of plans. This is usuallysplit up into two parts; Design Approval and Construction Approval fees. Thefee structure adopted by Council is published in the current Municipal Plan.The fees outlined in the Municipal Plan include the fees for developmentassessment process, the assessment of processing or documentation duringthe construction and the formal acceptance be and Authorised Council officerthat the Development Permit Conditions have been met (Part 3 Clearance)

Design Life (RoadPavement)

Road pavements shall generally e designed and constructed to achieve aminimum of 25 year design life, unless otherwise approved.

EPA The NT Governments Environmental Protection Agency.

External Works All works external to and necessary for proper subdivision or developmentincluding, but not limited to the construction or reconstruction/upgrade ofinfrastructure, roads, drains, reserves or public or privately owned lands givingaccess to or affected by or having effect on, the proposed Subdivision orDevelopment.

Face of Kerb Is typically the invert of the kerb. In the case of standard kerb or mountablekerb, where there is no gutter, it is the front face of the kerb.

Fees and Charges The published Fees and Charges currently adopted by Council.

29/08/2014 4

Footpath A minimum of 1.2m wide pathway for pedestrian use located in roads andopen space.

Greenfield Subdivision Development Works, usually associated with a residential subdivisionproposal, in an area where the servicing of smaller allotments requires majorcivil construction work (e.g. head works)

HPS High Pressure Sodium (Street Lighting) e.g. standard (orange) street light

KTC Katherine Town Council

LED Light Emitting Diode e.g. cool white (energy efficient) light

LGANT Local Government Association of the NT

Local Government Act The Local Government Act of the Northern Territory of Australia

Lot Frontage Is the side of the lot that has access to the road.

LSC Litchfield Shire Council

Maintenance Period The statutory period, in which the Works, having been deemed to havereached Practical Completion and placed On Maintenance by the Council,remain the responsibility of the Developer to care for and maintain and repairdefects resulting from faulty workmanship, and/or defective materials anddesign defects and omissions.

The Minister The Minister of the Northern Territory for Infrastructure, Planning andEnvironment

Occupational Healthand Safety

Reference to the provisions of the Work Health Act NT & the Work Health(OH&S) Regulations

Off Maintenance The time at which, at the end of the Maintenance Period, the works have beendeemed to be acceptable. Council takes responsibility for Maintenance of thecompleted works.

On Maintenance The time at which works have reached Practical Completion and have beendeemed to be acceptable to the Council.

Parks and Wildlife NT Government Parks and Wildlife

Permit Holder That person or party taking out a Permit(s) from Council contracted to carry outor be responsible for carrying out any works on Council Property.

Planning Authority The Northern Territory Planning Authority (NTPA). The Development ConsentAuthority established under the Act.

Planning Scheme The Northern Territory Planning Scheme

Practical Completion Stage reached when works have been constructed to the true intent andmeaning of the Approved Drawings and Technical Specification; the whole ofthe works being able to be used for the purpose for which they have beendesigned and on the proviso that the relevant requirements of theDevelopment Permit have been complied with.

29/08/2014 5

Public Place Means:

(a) any bridge, footpath, court, lane, alley, passage or thoroughfare open to, orused by, the public; or

(b) any park, garden, reserve or other public open space that can be used forrecreation or resort; or

(c) any open place, in which ASTC has an interest, to which the public has, oris permitted to have access to, with or without payment for admittance; or

(d) any drain, other than a drain that is owned and controlled by the NTGovernment; or

(e) any road but does not include a highway or any other road that is ownedand controlled by the NT Government; or

(f) Any public toilet and the land or premises used in connection with it.

PWC Power and Water Corporation

Relevant Authority The NT Planning Act establishes the DCA as the relevant authority for thedetermination of ordinary development permit applications. The Minister forLands and Planning is the Relevant Authority for the determination ofapplications for an Exceptional Development Permit or to amend the NTPlanning Scheme.

Residential Catchment The residential catchment of a particular road is the residential area thatcontributes directly or indirectly to the traffic flow on that road.

Road Networks NT Government Road Networks

Road Hierarchy That classification of roads as adopted by Council, into a series of categoriesdependent upon functionality.

Security Bond That Monetary Bond lodged by the Developer or Contractor for an indefiniteduration to cover specific works yet to be completed, is deemed to be defectiveor non-compliant or where a specific risk or liability has been identified.

Shared path A pathway for duel use in accordance with AUSTROADS Part 14. Minimumwidth is 3m.

Standard Drawings The current Council Standard Drawings.

Street A ‘public road’, as prescribed in the Local Government Act 2008.

Superintendent The person employed to oversee the progress and standard of site works.Generally the consultant fills this position.

Subdivision Works Subdivision Works shall include, but not be limited to, road works andassociated earthworks and site works, drains, pathways, street lighting,streetscapes, external works and landscaping of public spaces owned ormaintained by Council.

Technical Specification The Technical Specification lodged by the Developer or Consultant andapproved by Council for construction purposes. Where no TechnicalSpecification has been so approved or the approved Technical Specification isdeficient, Council's Standard Technical Specification shall be deemed to bethe Technical Specification be it in part or full

29/08/2014 6

The Works Refers to all works conducted underground, above ground or ground levelincluding aerial cabling within Council’s road reserves, parks, public spaces orany other place owned by or defined as owned by or maintained by theCouncil.

Whole-of-life costs Includes life cycle costs calculated by a costing Engineer or a quantitysurveyor.

Worksafe NT NT Government agency responsible for implementing NT Workplace Healthand Safety Act and the NT Workplace Health and Safety Regulations.

Verge Is the area between the face of kerb and the road reserve boundary, alsoknown as the nature strip.

29/08/2014 7

2 Introduction

2.1 Background and PurposeThe following Subdivision and Development Guidelines are provided for the information of subdividers ofland and developers in the Northern Territory. While they define prescriptive requirements, they are notintended to limit the creativity of the planning, engineering and construction professionals engaged.

These guidelines should be referred to when planning any new or redevelopment of a site of any size. Theseguidelines deal mainly with the requirements for large developments of multiple allotment properties and lesswith single lot redevelopment however, all developments are to adhere to the requirements within.

The Guidelines represent minimum standards acceptable for the planning, design, construction andmaintenance of infrastructure associated with developments. They are written in support of the various otherpolicy and procedure manuals and standard drawings. Nothing within the Guidelines removes responsibilityfrom any parties for their actions within the process.

The Guidelines recognise the planning philosophy, technical requirements and needs and expectations ofstakeholders necessary to create a viable, sustainable, environmentally friendly, safe and liveablecommunity.

The development process is viewed as a partnership between all parties involved that provides positiveoutcomes for stakeholders. The Guidelines assume that the developer is informed and willing to adoptcurrent and innovative practices common to development within the NT and Australia wide.

2.2 DisclaimerThese Guidelines shall be read in conjunction with all relevant legislation and other approved policies ordocuments.

All due care has been taken in producing these guidelines and its consistency with relevant legislation andstandards, however, if any inconsistency is noted, the relevant body for which it applies may be contacted forclarification. The completeness of the information contained within this Guideline document is not guaranteedand the parties who have developed them do not accept and loss or damage that may result for the use ofthese Guidelines.

The Developer (or their Consultant) is responsible for ensuring that all works are designed and constructedin accordance with the Guidelines.

2.3 Statutory Requirements

2.3.1 The Northern Territory Planning Act

The current Act, which came into operation in April 2000, provides for a consistent approach to planningthroughout the Territory. It promotes a performance-based approach to planning rather than the prescriptivedevelopment and land use controls of the past.

The Act provides for a single integrated Northern Territory Planning Scheme managed by the Minister, withprovision for community input and a planning appeals process.

2.3.2 The Northern Territory Planning SchemeThe Northern Territory Planning Scheme is established under the Planning Act 1999 and comprises threeelements:

> Land Use Objectives – Statements of Planning Policy;

> Development Provisions – Control development and land use;

> Incorporated Documents – Guidelines, assessment criteria, etc.

29/08/2014 8

2.3.3 Development Consent AuthorityThe Act establishes a Development Consent Authority, whose function is to assess and determinedevelopment applications.

2.3.4 Development ControlThe Planning Scheme provides the mechanism for Development Control, as well as defining directions forfuture development. Development includes the following:

> Subdivision of land into separate parcels (new allotments) including the consolidation of parcels and

> The use of the land.

> Works to be carried out to comply with subdivision or conditions.

2.3.5 Subdivision & Consolidation of Land and Development LeasesUnder the Act, the subdivision or consolidation of land, no matter where the land is located, can only becarried out with the consent of the Authority.

A lease or other arrangement for a period of 12 years or more (including any right of extension of the originalterm), for the separate occupation of a parcel of land, requires consent as a subdivision. This does notinclude leasing off a part of a building or sub-letting of pastoral land.

2.3.6 Development Assessment

Applications for subdivision and development of land are assessed in terms of the requirements of thePlanning Scheme.

2.3.7 Developer ContributionsThe Planning Act provides that a Service Authority such as Council may put in place a Contribution Planunder which a developer is required to contribute to:

> Infrastructure external to the development (currently restricted by the Regulations to Roads and Drains);

> Public car parking (if the required number of car parking spaces cannot be accommodated on site).

Council’s contribution plans are available from Council and may be updated on occasion to reflect charges.

2.4 Town Planning RequirementsDue to the vastness of the NT, there are both Arid and Tropical climatic conditions and, as such, there maybe several differentiating factors between some of the Councils/shires. This will need to be taken intoconsideration when developing the initial draft of the document. While it is important to consider, thedifference in climate zones is not considered a major point as the majority of the main development points(i.e. road classifications, requirement for lighting, allocation of open spaces) are not climatic dependant.

2.5 HierarchyThe NT Subdivision Guidelines have been create to provide a complete document detailing the process andtechnical information required to develop subdivisions within the NT. To increase its effectiveness, theGuidelines have been incorporated into the NT Planning Scheme.

2.6 Structure of the GuidelinesThe guidelines, while presented as a complete document, consist of several parts which includesPart 1. Building a Community 11Part 2. Planning and Development 21Part 3. Design Guidelines 56Part 4. Service Providers 117Part 5. Northern Territory Government Departments 121Part 6. Construction 130Part 7. Certification / Acceptance 185Part 8. Standard Drawings 192

29/08/2014 9

The purpose of each of these sections is outlined below.

2.6.1 Part 1 Building a Community

Part 1 discusses the general intent of the Guidelines. It places emphasis on Council's objective of buildingnew communities that are sustainable, safe, vibrant, efficient and adaptable to change. Applicants shouldincorporate the design principles within their projects.

Applicants should discuss their design objectives and proposals with Council to clarify understandings priorto submitting applications to NT Government.

2.6.2 Part 2 Development PrinciplesThe Development Principles section of the development Guidelines is to provide guidance to a developer onthe design principles and issues to be considered by a Developer and Designer in the preparation of layoutplans and concepts for new developments. The Development Principles are to be considered in conjunctionwith the Northern Territory (NT) Government planning scheme, local laws and policies.

2.6.3 Part 3 Technical GuidelinesThe Design Guidelines are provided for the information of developers. The Design Guidelines representminimum standards acceptable to the municipal councils within the Northern territory for the design ofinfrastructure assets, including roads, stormwater drainage, street lighting, pathways, driveways, openspace, and landscaping. The responsibility for a cogent integrated design for the development remains withthe Developer’s team of professionals. These guidelines are a common reference for the adoption ofrecognised current standards of work and procedures. The Guidelines are to be considered in entirety.Application of individual sections of the guide in isolation is discouraged.

2.6.4 Part 4 Service Providers

Part 4 provides for the inclusion of the requirements of each of the relative services providers forsubdivisions. This includes, but is not limited to, Power, Water, Sewerage, Gas and Telecommunications.

2.6.5 Part 5 Northern Territory Government DepartmentsTo ensure that this Guidelines document is able to provide a comprehensive outlook as to the requirementsfor subdivisions, Part 5 will include the provision for the requirements of the various NT Governmentdepartments which are ultimately stakeholders in the process.

2.6.6 Part 6 ConstructionTo complement the list design and approval requirements for subdivisions within the NT, these Guidelinesalso provide the minimum required standards and expectations for the construction process. This, as with thedesign aspects, provides Developers / Contractors with a comprehensive outlook at to their obligations fordeveloping subdivisions.

2.6.7 Part 7 Certification / AcceptanceThe certification / acceptance section provides a list of the overall requirements and submissions that arerequired in order to gain approval and complete the handover of the subdivision.

2.6.8 Part 8 Standard Drawings

Created as one of the final sections of the Subdivision Guidelines, the inclusion of a generic set of standarddrawings to be applied across the NT will provide greater certainty for Developers and Contractors as to therequirements of the councils, services providers and various Government departments.

2.7 ReviewTo ensure that the Guideline document is up to date with any chances in standards or local requirement iswill be subject to annual review by a panel of professionals who represent the various entities for which theyapply. It is important to confirm the currency of this edition prior to application of the guidelines to the designof a development proposal.

29/08/2014 10

2.7.1 Review BoardTHIS SECTION TO BE COMPLETED ONCE REFERENCE GROUP / OVERALL STRUCTURE ISCONFIRMED BY NERIDA.

29/08/2014 11

PART 1. BUILDING A COMMUNITYTable of Contents

3 Primary Design Principles 123.1 Integrated Design 123.2 Context 123.3 Development Objectives 123.4 Public realm 123.5 Engineering 133.6 Identification of Site Constraints and Values 133.7 Environmentally Significant Areas and Vegetation 14

4 Design Methodology 154.1 Aspects of Planning a Community 154.2 Sense of Place 154.3 Neighbourhood Character and Community 16

4.3.1 Community Building/Facilities 174.4 Crime prevention through Environmental Design (CPTED) 174.5 Open Space, Recreation and Health 174.6 Environmentally Significant Areas and Vegetation 18

4.6.1 Environmental Management 19Water 194.6.1.1Land 194.6.1.2Air Quality 194.6.1.3Waste 194.6.1.4Biodiversity 194.6.1.5

4.7 Access and Connectivity 194.8 Adaptability and Longevity 20

29/08/2014 12

3 Primary Design Principles

3.1 Integrated DesignBuilding a community commences at the planning stage and continues through the development phase.Ultimately though, the community as a functioning social arrangement does not develop until many yearsafter the developer has completed their work. The long term viability and success of a community will bedetermined by the effective integration of all aspects of development that will then enable the community toprosper and shape their lives.

Integrated design requires:

> Whole of team involvement from the outset of the project;

> Effective and ongoing liaison with NT Government, local council and service authorities;

> Understanding and recognition of the existing community within which the project will be developed; and

> Clarity in development objectives and roles of all stakeholders.

This Guideline document covers a range of disciplines and areas of design and inevitably there is somedegree of overlap between different sections. It is therefore critical that all aspects of the guidelines areunderstood, since decisions in one area will impact on other areas. When design is poorly integrated, inferioroutcomes result. Integration will deliver the best outcomes in terms of built costs, whole of life costs, qualityof public assets, sustainability and longevity of the development.

3.2 ContextAs part of the initial investigations, the developer and design team should identify and assess the social andphysical context of the site in relationship to adjoining areas and existing community. Understanding theimmediate and broader context will have a major influence in respect of:

> Connectivity of the movement network (roads, pedestrians, bike riders);

> Opportunities and constraints afforded by significant vegetation, conservation areas and overall drainagepatterns;

> Community facilities – provision and shortfall, including open space, sporting facilities, commercial/ retailneeds; meeting halls and the like

> Environmental performance outcomes related to street layout pattern and resultant lot arrangements.

3.3 Development ObjectivesIn addition to the requirements of the Northern Territory Planning Scheme, local laws and policies, urbandevelopment proposal layouts should:

> Enhance and protect areas of environmental significance;

> Be sympathetic to the existing topography and land form;

> Minimize impacts on the surrounding environment;

> Facilitate the provision of urban services;

> Provide an environment for safe, comfortable integrated urban living; and

> Create a ‘Place for People’.

3.4 Public realmIn residential subdivision projects, after the spatial aspects of individual lots, it is the public realm thatdetermines the overall character and quality of the development. The public realm is also the primary assetthat is handed over to local council.

29/08/2014 13

The public realm includes road corridors, parks, service corridors, drainage corridors and service easements,conservation areas and riparian corridors. Engineering and service infrastructure will be located within thesesame areas. It is therefore important that planning and design of the development proceeds in an integratedmanner that:

> Protects the environmental and recreational value of significant vegetation and riparian corridors fromservice corridors, clearing and development encroachment;

> Minimises impacts of service and drainage infrastructure on the landscape development and recreationalpotential of the public realm;

> Maximises the availability of unconstrained land for the establishment of an extensive and diverse treecanopy cover;

> Co-locates services, functions and land uses that are compatible (e.g. service easement corridors alignedwith required vegetation clearance zones/ firebreaks between residential lots and remnant bush); and

> Allows maximum visual and physical access to open space and recreation while also meeting required lotdensities and sizes.

The public realm should be developed in concert with the essential engineering aspects of the project.

3.5 EngineeringThe engineering aspects of a residential subdivision cover roads, drainage, lighting, service infrastructureand lot servicing. These elements are essential components in subdivision developments and by their naturecan be clearly defined. In order to achieve the best outcomes for the development, the engineering needs tosatisfy the following design principles and be fully integrated with the landscape aspects:

> Provide infrastructure for ease of public use / public amenity

> Consider upstream and downstream catchments;

> Improve overall environmental performance; and

> Integrate with the existing landscape.

3.6 Identification of Site Constraints and ValuesIn the preparation of an urban development layout an important step is the identification of the naturalconstraints and values of the site, and any engineering constraints on the provision of urban services andamenities.

Constraints on the development layout may be imposed by the following factors.

> Existing vegetation of significance;

> Roads and services connections to adjoining properties;

> Public transport networks;

> Rail corridors;

> External stormwater drainage catchments;

> Downstream Stormwater drainage and receiving;

> Areas prone to flooding and ponding; • Constraints and impacts on adjoining properties;

> Limitations of existing utility services, and planned augmentation works;

> NT Government resumption requirements;

> Existing topography;

> Water quality issues; and

> Geology and geotechnical issues.

29/08/2014 14

Developers and designer are encouraged to consult with council and other relevant authorities prior to orduring the preparation of the design concept and site layout. Designers should take into account specificrequirements of these authorities as well as the requirements of these guidelines as they influence thedesign of the development.

Prior to preparation of a development layout, all areas with significant environmental value shall be identifiedfor protection and preservation. Any disturbance within these areas shall be minimised to the satisfaction ofthe NT government, Council and other relevant authorities.

3.7 Environmentally Significant Areas and VegetationResponsible environmental management can be realised in the way existing valued natural resources areprotected and enhanced, the manner in which physical infrastructure is designed and the behaviours that areentrenched through the physical design and layout of neighbourhoods.

The site analysis will identify areas of natural significance, such as remnant native vegetation, othersignificant vegetation, wetlands, watercourses and/or areas that provide valuable biodiversity, habitat orwildlife corridor. Design and management strategies will vary according to the particular circumstances,possibly involving integration with other urban elements (e.g., stormwater management, provision of publicopen space).

The design of physical infrastructure also offers opportunities for more effective environmental management.This can take place in the form of the collection, treatment, storage and reuse of urban stormwater orwastewater; the orientation of street networks to facilitate climate.

29/08/2014 15

4 Design Methodology

There are several design methodologies that can be utilised to achieve the Primary Design Principles listedabove. These various methodologies and thought process our detailed in the following section. Whendesigning subdivisions, it is important that the below points are considered and integrated to ensure that, inaddition to the technical outcomes, the overall sense of community developed by the design is achieved.

4.1 Aspects of Planning a CommunityCouncil's vision for the growth and development is the building of economically, socially and environmentallysustainable, friendly, vibrant, safe and liveable communities.

Planning and design focus necessary to achieve this is as follows.

> A contemporary approach to residential urban development design;

> A site responsive approach to design – Site Analysis;

> Responsible sustainable environment management including water, waste, land, air and biodiversity;

> Provision of appropriately designed, located and managed public open space;

> Community planning, taking account of the social aspects of urban development;

> Land use and housing diversity / employment / affordable housing;

> Integration of communities;

> Sense of place, social, health and community safety;

> Appropriate traffic movement;

> Neighbourhood character and community;

> Public art;

> Population density.

Some form of community structure where regular or ad hoc meetings/events/entertainment can take place isthe best way to focus community attention and provide ‘ownership’ and sense of place.

The Developer shall ensure that provision has been made to supply community facilities in line with Councildirections. In general, the following requirements shall apply:

> Common and other landscaped areas within development should include artistic elements such assculptures, mosaics and murals to assist in creating an individual feel to the landscape and ensure thatthese spaces are enjoyable to be in.

> Landscape designs in new development should create opportunities for incidental meeting of residents orworkers.

4.2 Sense of PlaceThe creation of a unique sense of place can be achieved by identifying and enhancing the characteristicsthat distinguish one place from another. It might be the landform or other natural features, remaining culturalheritage, or the preservation of highly valued views. The design of the public realm (streets, public openspace) and public buildings (schools, libraries, neighbourhood centres) can also contribute to the creation ofa unique sense of place or identity.

New residential developments and subdivisions will transform an existing locality. Whether it is a Greenfieldor brownfield site, or infill within an existing residential area, the development will respond to the physicalcharacteristics of the site – the very nature of the locality. This is extended to include the social and culturaloverlay and context. These aspects are also shaped by the landscape and in combination become the basisof Sense of Place.

29/08/2014 16

Design solutions should recognise and interpret these inherent characteristics in the layout, materials anddetailing. Site investigations and assessment will describe the following characteristics:

> Geology, topography, soils;

> Hydrology and drainage;

> Vegetation, habitat and wildlife;

> Climate;

> Views and landscape character;

> Cultural heritage – land use, built structures, history

Design based on the underlying physical and cultural nature of the site will inevitably have more meaningand relevance in the long term. It also provides a unifying design approach. Designing for Sense of Placewill:

> Recognise the inherent physical and cultural aspects of the site;

> Integrate physical geographic features into the public realm (streets, parks, open space) that reinforce thelocal identity and regional context;

> Protect cultural heritage features of both Aboriginal and Non-aboriginal origin in a manner that enhancestheir values and is integrated with the overall development;

> Use landform, landscape, public art and interpretive media to tell the story of place; and

> Use local materials and designs that are particular to the place wherever possible

4.3 Neighbourhood Character and Community> Creating a sense of community and ownership of a place is an important part of designing new

subdivisions. A part of belonging to a community is about recognising and knowing your neighbours. Notonly will a strong sense of community ensure that it is more pleasurable to live and work in a place but itwill also assist in improving the safety of a place. The design of the landscape around new developmentcan directly assist in the relationship and community building process.

> Neighbourhood character will be determined by the overall planning, design quality and range of facilitiesprovided (social infrastructure). Land use diversity, good access to service and facilities, public transportand public open space, and the creation of walkable neighbourhoods will all contribute to improved socialand community outcomes.

> New residential sub-divisions begin with no buildings and as residents move in, a diversity of buildingforms are introduced. The landscape becomes a critical unifying element and is central to establishing adistinct character. Within the landscape, trees, and in particular street trees, are the most importantelement. They identify precincts and localities; provide shade and shelter; transform barren areas intocomfortable and welcoming places. Trees also provide valuable environmental services and when wellmanaged will continue to increase their value for decades. They are and should be treated as valuablecommunity assets.

> Neighbourhoods that encourage walking and bike riding lead to increased levels of activity within thepublic realm, streets and parks. Natural surveillance is increased and this in turn improves perceptions ofsafety. In addition, it is important that opportunities for social interaction, meetings and gatherings aremaximised. Such meetings may be planned or unplanned, but they do rely on people being active andoutside.

> Welcoming, safe and social communities will be developed through:

> A strong neighbourhood character developed through quality landscape and provision of a diverse rangeof facilities and spaces;

> Successful implementation of tree canopy throughout the public realm and a commitment to maintain andfoster their growth and longevity

29/08/2014 17

> Promotion of frequent social interaction with strong visual links, removal of barriers such as front fences,design of numerous formal/ informal meeting places; and

> Allowance for future community input to shape how open space areas are used.

4.3.1 Community Building/FacilitiesFostering a sense of community can be created in a number of ways, including the use of public art to createa neighbourhood identity. A social venue is one of the most valuable elements that can contribute to thisideal. Typically some form of community structure where regular or ad hoc meetings/events/entertainmentcan take place is the best way to focus community attention and provide ‘ownership’ and sense of place.

The Developer shall ensure that provision has been made to supply community facilities in line with Councildirections. In general, the following requirements shall apply:

> Common and other landscaped areas within development should include artistic elements such assculptures, mosaics and murals to assist in creating an individual feel to the landscape and ensure thatthese spaces are enjoyable to be in.

> Landscape designs in new development should create opportunities for incidental meeting of residents orworkers. These opportunities can be created through attractive and functional milling/seatingopportunities surrounding pathway intersections and grouped letterboxes to allow people who may meetby chance to stop and relate.

> The Developer shall either provide public art to the satisfaction of Council or provide a contribution equalto 5 percent of the overall cost of open space development for future provision by Council. Where theDeveloper intends to provide public art it shall be developed in consultation with Council.

4.4 Crime prevention through Environmental Design (CPTED)The principles of crime prevention through environmental design shall be considered and applied when thedevelopment layout is being designed.

Issues that must be considered

> Natural surveillance of public open spaces.

> Long pathways or obscured park areas are avoided.

> Interaction of street lighting and landscaping treatments to preclude “dark zones”.

Design is to be predicated on the encouragement of the active use of public spaces both at day and at nightso as to minimise antisocial behaviour and vandalism.

A number of publications exist that provide insight into the improvement of urban spaces through CPTEDprinciples.

4.5 Open Space, Recreation and HealthDeveloped parks and open space are an extension to the significant environments and remnant vegetationdescribed above. With 90% of the Australian population now living in urban areas where private open spaceis reducing, access to high quality, safe public open space is increasingly critical to the community’s healthand well-being. This role of open space covers social, physical and mental health. In the case of children,ready access to diverse open space facilities for play is essential for their social, physical and emotionaldevelopment.

In this sense, open space refers to all aspects of the public realm – streets, parks, links/ corridors (e.g.service corridors, riparian corridors) and plazas/ civic spaces. Importantly, it should be recognised that it isthe road corridors that occupy approximately 25% of any new development and they go past the front door ofevery residence. Access to this public realm and streets that work for the entire community becomes critical.The issues of access and connectivity are further described in a following section.

The character of each space will be significantly different, but they all have a role to play as an integratednetwork of open space. Just as communities are diverse in their character and needs, so too must the openspace be able to accommodate this. In many developments, increased diversity may be provided by facilities

29/08/2014 18

and parks outside the immediate site. This is a logical and sustainable approach provided there are goodconnections.

In all case, universal design principles should be applied to open space. Consider accessibility, functionalityand usability for a diverse group of users and include the basic facilities that have the widest appeal – sun,shade, trees, lawn, pathways, seating and picnic facilities.

The design of the public realm should maximise long term community value and promote active livingthrough:

> Integrated design that promotes access and connectivity (refer also Access and Connectivity);

> Diverse spaces including small meeting places up to large spaces for celebrations and communityevents; different scales of park from local to regional; flexible, multi-use spaces that can accommodate arange of functions; appropriate for different ages, cultural backgrounds and abilities;

> Co-locate active sports and passive recreation facilities to maximise diversity of users – spectators aswell as participants;

> Design solutions, facilities and lighting that support a broad range of uses at different times;

> Pathway networks that can cater for a range of uses – maintenance access, walking, jogging, bike riding,dog walkers, prams;

> Robust and comfortable furniture and shelter that supports relaxation and interaction with nature;

> High visibility and visual connections with surrounding land uses; and

> Enhanced sense of safety through the application of ‘Crime Prevention Through Environmental Design’(CPTED) principles.

4.6 Environmentally Significant Areas and VegetationMany new developments will include remnant vegetation, drainage courses and water bodies. In someinstances, the entire site will be intact native bush. Various Federal, State and local legislation maydetermine how such areas are developed and what limitations would apply. Beyond these legislativecompliance issues where they apply, it is important to recognise the other values of such areas.

Environmentally significant areas and vegetation are important because they provide fundamentalenvironmental services (clean air, water quality, soil protection, biodiversity). These services are rarelyaccounted for in standard project costing and business case scenarios. However, loss of such services willgenerally require the developer to compensate in other ways. For instance, over clearing of remnant bushalong a riparian corridor will require costly rehabilitation and revegetation works – money that would nototherwise be spent. Inevitably, even after the development is finished, there remains an ongoingestablishment and maintenance legacy that needs to be met within the local council budget.

Such areas are of long term value to the broader community (regional, state and nation). Community valuesinclude recreation, visual amenity, mental health and well-being. There is now growing evidence worldwideof the direct relationship between quality of life and access to natural areas and ‘wild places’. Such placesare able to recuperate, educate, inspire and relax people. These benefits apply to the young, parents, agedand those with limited abilities. They also apply regardless of socio-economic circumstances, ethnicity orreligion.

Planning and design solutions should incorporate environmentally significant areas and vegetation into thedevelopment through:

> Identifying significant areas and planning for their protection within the overall development;

> Retain and extend the existing natural values throughout the public realm wherever practical, includingfull integration with parks, provision of landscape buffers, controlled and appropriate access; and

> Consideration of wildlife connectivity and avoidance of habitat fragmentation.

29/08/2014 19

4.6.1 Environmental ManagementIt is the obligation of the Developer to design and construct works in an environmentally sensitive mannerand to limit the environmental impact of the works within the development area and on the surroundingareas. Development and Natural Resource should be consulted with in a way that meets the needs of thepresent generation without compromising the ability of the future generations to meet their own needs.

Developers have a social responsibility to plan environmentally sustainable developments for the futurebenefit of its community. The key environmental management goals over the next ten years, which will assistdevelopers in the design process, are:

Water4.6.1.1To contribute to the efficient management, water conservation efforts and water quality improvements of ourgroundwater, creeks, and wetlands.

Land4.6.1.2To develop a better urban environment through leadership in environmentally sustainable planning, designand construction, and better operational outcomes in open space and natural areas management andprotection, including weed management and soil erosion control.

Air Quality4.6.1.3To effectively manage energy use and reduce greenhouse gas emissions.

Waste4.6.1.4To provide residents with modern and cost effective waste disposal using best practice operational methods,and to efficiently manage litter and improve recycling opportunities and participation rates.

Biodiversity4.6.1.5To enhance local biodiversity through contributions to natural area and foreshore habitat protection programsand interpretation and promotion of the natural and cultural values of the local foreshore (where applicable).

Issues relating to Climate Change mitigation and adaption need to be identified and addressed by thedeveloper particularly in the following areas:

> Where developments occur close to the coast, waterways and drainage lines

> In the design and location of stormwater infrastructure

> In building design and construction and subdivision layout.

> Transport options

> Landscaping

4.7 Access and ConnectivityResearch from Europe, USA and Australia provides strong evidence that residents and workers with easyaccess to parks tend to exercise more and have a higher quality of life. There is also strong evidence of adirect correlation between park access for young people and their mental health and socialisation. All newdevelopments should aim for comprehensive access to parks, open space and community facilities.

Connectivity between residences and facilities, both within the immediate development and in adjoiningareas, is also important. This extended level of connectivity strengthens the community and enhances theusability of infrastructure.

The road corridor layout is critical for connectivity with a simple grid pattern providing the highest level ofservice. Connected road networks that allow for alternative route selection are generally preferred tohierarchical street systems that tend to channel traffic movements to particular roads that are designed toaccommodate high traffic volumes. The former approach distributes traffic movements more evenly, therebycreating safer roads for other users, such as pedestrians and cyclists. Safe crossings and a self-enforcing

29/08/2014 20

low speed environment will be of importance for pedestrians and cyclists. Roundabouts provide a very lowlevel of service for pedestrians and cyclists and should be avoided.

Developments shall include off-road paths that allow for safe pedestrian and cycle movements, linking majorattractions such as commercial centres, recreation and educational facilities. These off-road paths couldcorrespond to service corridors, natural drainage and habitat corridors and also serve stormwatermanagement and passive open space functions.

A connected community leads to better health, safety and social outcomes and can be delivered through:

> A connected grid road system fully integrated with an off-road pathway network that utilises open spaceand linkage reserves as well as road corridors;

> Maximise the connections and access to open space and community facilities for pedestrians, bike ridersand users of public transport;

> CPTED design principles need to be incorporated throughout the proposed movement network,particularly regarding passive surveillance of the network, the design of path systems and landscapetreatments and the provision of appropriate public lighting and vandal resistant street furniture;

> Developments shall ensure that all public areas provide access for persons with disabilities in accordancewith AS1428 and all other Standards and requirements;

> Area lighting, good way finding and signage is required to support effective movement.

4.8 Adaptability and LongevityThe most sustainable communities will be those that have in-built adaptability and have been planned anddesigned to last. Residential living patterns and the demographics of areas will change over time, so itmakes good sense to plan for those changes. Typically the initial residents in Greenfield sub-divisions will becouples with young children. Over time, the children become teenagers and leave home, and otherdemographic groups will move into the maturing neighbourhood.

The community facilities will need to be readily adaptable for changing needs. Open space areas thatcombine both passive recreation and active play, shaded seating overlooking play areas, BBQ facilities andmeeting rooms will be valued by a diverse demographic. However, more extensive areas with minimaldevelopment should also be included in open space areas since these provide the maximum flexibility foralternative future uses or upgrades.

Projects should also ensure financial sustainability. This requires attention to initial budgets and anunderstanding of life cycle maintenance costs. Most developments are undertaken by private sector and thenpublic assets are handed over to local authorities. It is recognised that the long term maintenance costs willgreatly exceed the initial development costs. Councils and service authorities are therefore very interested inupfront design decisions that will lead to long term maintenance savings. Examples would include solarpowered lighting and high efficiency light fixtures; use of bore water for irrigation; and landscape design thatminimises maintenance effort.

Public assets delivered through residential sub-divisions should be both adaptable and exhibit longevitythrough:

> Sustainable financial basis that factors in initial development costs and whole of life costs;

> Commitment by councils and service authorities to the required maintenance budgets to ensure the assetis protected and in the case of landscape works appreciates;

> Open space areas that have flexibility for adaption to different uses or are available for future upgradingworks;

> Design solutions that are based on robust, vandal resistance while also providing high level of service;

> Materials and detailing that are hardwearing and have minimal maintenance requirement.

29/08/2014 21

PART 2. PLANNING AND DEVELOPMENTTable of Contents

5 Introduction 235.1 Outline 235.2 Councils role in the Development process 23

6 Development Process 247 Preliminary Assessment Process 25

7.1 Philosophy 257.2 Scope 257.3 Site Analysis 257.4 Concept Planning 267.5 Discussions 26

8 Lodgement of Rezoning Proposal 278.1 Scope 278.2 Initial Process 278.3 Rezoning Application 278.4 Application Assessment 288.5 Application Decision 28

9 Lodgement of Development Application 299.1 Scope 299.2 Process 31

10 Detailed Design 3210.1 Scope 32

11 Pre-condition Assessment 3311.1 Scope 3311.2 Drawings and Documentation 33

11.2.1 Submission of Design Documents for Approval 3311.2.2 Documentation 3311.2.3 Plans 3311.2.4 Numbers of Copies Required 3411.2.5 Time for Assessment of Documentation 3411.2.6 Fees and Bonds Required 3411.2.7 Deed of Agreement 3411.2.8 Preferred Drawing Scales 3511.2.9 Information to be shown on Drawings 3511.2.10 Site Works Plan 3511.2.11 Layout Plan 3511.2.12 Road Plans 3611.2.13 Drainage Drawings 37

12 Pre-start Meeting 3812.1 Scope 38

13 Construction 3913.1 Scope 3913.2 Joint Inspection of works 3913.3 Conformance Testing and Inspections 39

29/08/2014 22

13.4 Sub-grade Evaluation and Pavement Design 3913.5 The Council’s Rights of Inspection 4013.6 Elements of Work 41

14 Practical Completion / Part 5 4514.1 Application for Works to be inspected for On Maintenance 4514.2 On Maintenance Inspection 4514.3 Outcomes of On Maintenance Inspection 4514.4 Items to be submitted for Acceptance 4514.5 Bonding of Outstanding Works 4614.6 Environmental Bond 4614.7 Bond Applications 4614.8 Maintenance Bond 4614.9 Bond Information 4614.10 On Maintenance Certificate 4714.11 Survey Release 4714.12 Notification to Operations Engineer, Parks Manager and Others 47

15 Defects Liability / On Maintenance 4815.1 Scope 4815.2 Defects Liability Bond 4815.3 As constructed submission 4915.4 Compliance / Certification 4915.5 Operation and Maintenance manuals 5015.6 As-Constructed Drawings 5015.7 Drafting Requirements (As-constructed drawings) 50

15.7.1 Line work 5015.7.2 Text Styles 5115.7.3 Blocks 5115.7.4 Units 5115.7.5 Dimensioning 5115.7.6 Layers 51

15.8 Project Documentation 5215.9 Works Acceptance Inspection 53

16 Off Maintenance 5516.1 Acceptance of Works Off Maintenance 5516.2 Off Maintenance Inspection Checklist 5516.3 Off Maintenance Certificate 5516.4 Notification to Operations Engineer, Parks Manager and Others 55

29/08/2014 23

5 Introduction

5.1 OutlineThis section provides a summary of the Planning and Development process in the Northern Territory as itimpacts developers.

The Northern Territory Planning Act and Regulations provides the framework for the Northern TerritoryPlanning Scheme and the assessment of Development Applications.

The Department of Lands Planning and the Environment is responsible for managing the developmentassessment process.

5.2 Councils role in the Development processThe Development Consent Authority is the body responsible for the approval of development and subdivisionwithin the Northern Territory under the Planning Act.

While they have input, none of the local Councils are responsible for the issue of subdivision or developmentpermits. Council’s role is that of a service authority or referral agency, and the entity representing theirrelative communities.

The Northern Territory Local Government Act (LGA) charges Councils with a range of responsibilities inaddition to their role under the Planning Act. The LGA makes Council specifically responsible for:

> Maintenance and management of public roads and verges (other than those controlled directly by the NTGovernment);

> Traffic control;

> Parking, both on and off street;

> Footpaths and cycle paths (including shared paths);

> Foreshore protection;

> Stormwater drainage;

> Waste collection; and

> Council owned land and public spaces.

The LGA provides Council with the right to require the upgrade of assets such as roads, drains, street andpublic lighting, and landscaping of verges and public spaces. For all forms of development, as outlined in thebelow process, it is essential that developers engage with Council early to discuss their proposals. Thisensures that all Council’s requirements have been discussed, negotiated, agreed and understood prior to theissue of a Development Permit.

The issues that Council require discussion during the initial stages of a development proposal include:

> Stormwater;

> Environmental matters;

> Roads, Traffic and Vehicular accesses;

> Landscaping Requirements;

> Pedestrian Access, Footpaths, and Cyclist provisions; and

> Waste Management.

29/08/2014 24

6 Development Process

Identification of Development

Preliminary Assessment

Is rezoning required?

Lodgement of Rezoning Proposal

Is rezoning approved?

Lodgement of Development Application

Is development approved?

Detailed Design

NO

YES

YES

NO

NO

YES

Pre-condition Assessment

Pre-start Meeting

Construction

Practical Completion / Part 5

Off Maintenance

Defects Liability / On Maintenance

Completion

Note:It is possible to completeboth the Rezoning andDevelopment applicationprocesses concurrently.The process for this canbe found HERE

CONDITIONSNOT MET

CONDITIONS MET

29/08/2014 25

7 Preliminary Assessment Process

7.1 PhilosophyChange is a normal part of the construction process and typically increases project costs and delayscompletion. A change made early in the project is less costly and less disruptive to the project schedule thana change made later. The diagram below depicts this relationship.

Figure 1: Cost vs Change

The ideals behind implementing set guidelines for the processes and procedures that are to occur prior tothe lodgement of zoning or development applications it to identify and there minimise any issues that arelikely to occur with any given project. As displayed above, this will have the end goal of reducing the overallproject costs and ensuring that all stakeholders are able to be satisfied with the project.

7.2 ScopeAs part of the pre-lodgement process, Developers are encouraged to plan and develop a basic overview ofthe specific site conditions and project outcomes that are to be achieved. There are several parts to thiswhich involve aspects of planning, discussion, and analysis. Each of these aspects is detailed further below.

7.3 Site AnalysisAs a part of the Pre-lodgement stage, developers are required to complete and document an analysis of thedevelopment site. As part of this analysis, Developers should consider:

> The objectives of their development;

> Buffer zones including;

- Storm surge

- Riverina flooding

- Biting insect breeding zones

- Aquifers, Sewer treatment area and bores

- Major roads

- Noise

- Aerodromes (Airports / Airfields)

29/08/2014 26

> Sacred Sites / Native Title Search;

> Areas of natural heritage;

> Effects of stormwater on the land (including flooding, flow to downstream catchments, and ponding);

> Significant water bodies;

> Location of service connections and their remaining capacity;

> Ability to provide legal access;

> Land Suitability;

> Soil Properties; and

> Effects on native Flora and Fauna (Wildlife corridors) including threatened or endangered species.

7.4 Concept PlanningDevelopers are to produce a basic concept plan for the proposed development site and show that is satisfiesthe requirements of the overall NT Government plan for the region. As a general guideline, this plan shouldbe at a 5% stage with respect to the overall design and should be modelled using the NT subdivisionguidelines. The main items to be included as a part of the master plan are:

> Design philosophy (in terms of lot sizing, public open space, amenities etc.);

> Proposed yield;

> Social Infrastructure Assessments;

> General Road and Stormwater Schematics; and

> Any areas of significance (conservation zones, sacred sites etc.).

7.5 DiscussionsOnce the site analysis and concept planning have been completed, the Developer shall seek to engage withall Government and Council bodies which would otherwise be required to provide comment during thedevelopment process. These bodies include but are not limited to:

> Relevant Council;

> Department of Transport;

> Department of Health;

> Department of Lands, Planning and the Environment (including Development Assessment Services);

> NT EPA;

> Department of Road Networks;

> Entomology; and

> Service providers (Power, Water and Telecommunications).

By taking the 5% design plans and site analysis to these stakeholders, as well as presenting the generalideals of the development, it will be possible to reduce or even eliminate many of the conflict points whichmay occur further down the development process. This will have the major advantages in reducing overallproject time and decreasing the overall project risk and costs.

29/08/2014 27

8 Lodgement of Rezoning Proposal

8.1 ScopeRezoning is a legislative action resulting in an amendment to government policy. When a property developer(who may also be the property owner) wishes to use land in a way that is not permitted by the current zoningof the property, the developer must request to rezone the property to a classification which permits thedesired use.

8.2 Initial ProcessA pre-lodgement meeting is mandatory for all potential rezoning applications. At this meeting the developercan seek information relating to current strategic planning, potential issues and concerns or whether there isa need to amend the application prior to formal lodgement. By conducting this meeting prior to thesubmission of the application, the developer reduces the risk that the submission will be rejected.Additionally, any changes that are required can be made prior to submission which will result in fewer issuesduring the assessment process, thus potentially reducing the assessment time.

8.3 Rezoning ApplicationA planning proposal is the first step to commence the rezoning of land. A planning proposal is a formalapplication submitted to the DLPE that proposes to rezone land. Copies of the form can be found atwww.lands.nt.gov.au/planning/forms-and-fees. The information that should be included as part of theproposal is:

> A site and concept plan to a 15% design stage (examples of acceptable plans are shown below);

> The statement of the objectives or intended outcomes of the proposal;

> An explanation of the provisions that are to be included in the proposal;

> Supporting technical information including:

- Land Suitability (capability to handle seasonal inundation and waterlogging)

- Flora and Fauna Assessment

- Buffer Zones

- Sacred Site / Native Title / Heritage Search information

- AAPA Clearance Certificate

- Drainage Plan with nominated lawful point(s) of discharge and constraints analysis

- Geotechnical Investigation

- Traffic Impact Assessment

- Services layout (Telecommunications, Water, Sewer, Power)

- Road Layout Plan

- Social Infrastructure (including but not limited to Public Open Space and other community facilities)

> The justification for those objectives, outcomes and provisions and the process for their implementation interms of the planning scheme; and

> Maps containing the appropriate details including proposed zones, environmental constraints, heritageand flooding where relevant.

The above plans and assessments should be completed taking into account the requirements of the NTsubdivision guidelines and should accurately represent the intended outcomes of the subdivision.

29/08/2014 28

In addition to the above criteria, it is encouraged that developers undertake a variety of public engagementmethods to identify the anticipated level of public benefit that will be achieved by the development. Thisinformation can be used to bolster both the rezoning (if applicable) and the development application.

8.4 Application AssessmentFollowing receipt of the application, the Minister for Lands, Planning and the Environment or the Minister’sdelegate may consent to placing the application on exhibition for 28 days. If the application is to be exhibited,the Department will provide notice of the application to all interested parties by:

> Erecting a yellow sign on the proposed site;

> The proposal will be advertised in the newspaper twice; and

> Placing a notice in the Government Gazette.

The Department will also send a copy of the proposal to the relevant Council, Government agencies andservice authorities seeking their comments. Interested parties may make a written submission to theDepartment advising of their position on the application.

Alternatively, the Minister for Lands, Planning and the Environment may determine to refuse the proposalwithout placing it on exhibition.

The Developer or their agent will receive copies of all submissions and service authority advice.

The Reporting Body, usually the Development Consent Authority (DCA) conducts a hearing for anyone whohas made a submission which the Developer will be invited to attend. At this meeting all parties who made asubmission will be given an opportunity to present their case to the DCA.

The Authority will consider all relevant information and will provide the Minister for Lands, Planning and theEnvironment with a report containing issues raised at the hearing and the Reporting Body’s position on theproposal.

8.5 Application DecisionThe Minister for Lands, Planning and the Environment will consider a joint report from the Reporting Bodyand the Department including all submissions made during the exhibition period. The Minister will make adecision in line with one of the following scenarios:

> The NT Planning Scheme will be amended in accordance with the application; or

As the applicant, the developer will be notified when the Minister approves your application. The approvedzoning information will be published in the Government Gazette.

> The Minister will alter the application, and direct that it be re-exhibited for public comment; or

> The Minister will alter and approve the application without re-exhibiting the proposal; or

> The Minister will refuse the application.

> As the applicant, the developer will be sent a letter from the Minister’s office regarding the refusal. TheDepartment will also notify all relevant Service Authorities and people who made submission during theexhibition period.

29/08/2014 29

9 Lodgement of Development Application

9.1 ScopeFollowing the initial consultations as part of the preliminary assessment stage and assuming thedevelopment area is appropriately zoned, the next stage is the preparation and submission of aDevelopment Application. This application is submitted to Development Assessment Services (DAS) to bechecked to verify that the subdivision meets the requirements of the relevant planning scheme and isconsistent with the requirements of Councils, Service Providers and the NT Government. This process iscompleted as detailed in the below process flow chart.

Similar to the preliminary assessment and rezoning stages it is required that developers provide a range ofdocuments to support their application. The list of information presented below provides a comprehensiveoverview of the amount of information that will be required to be advanced from the rezoning stage. Shouldthe rezoning process not be required then all the above aspects will need to be addressed at thedevelopment application stage. It is required that these documents are at a 30% or concept stage and reflectthe requirements prescribed within the NT Subdivision Guidelines. Typical examples of what constitutes 30%are attached below the process flow chart.

> The statement of the objectives or intended outcomes of the proposal;

> An explanation of the provisions that are to be included in the proposal;

> The justification for those objectives, outcomes and provisions and the process for their implementation interms of the planning scheme;

> Maps containing the appropriate details including proposed zones, environmental constraints, heritageand flooding where relevant;

> Roads;

Note: Approval of services with the road reserve will still require approval from the road authority.These applications will only be accepted if the grade and depth information is included within thesubmission.

- Hierarchy and Layout Plan

- Typical Cross Sections

- Full Traffic Impact Assessment and Report

- Legal Access points

- Service connection points

- Geotechnical Investigation and Report

> Stormwater Drainage;

- Principle of stormwater drainage designs

- Catchment plan

- Discharge locations

- General schematic showing stormwater location

- Basic Sizing

- Requirement for detention basins

- Typical long sections

> Investigations and reports;

- Geotechnical Assessment Report

29/08/2014 30

- Detailed Survey

- Sacred Sites / Native title and Natural Heritage searches

- Native Flora and Fauna Assessment

> Services;

- Capacity of existing system (external to the subdivision)

- Connection for Water, Sewer and Power infrastructure to allotments

- Upgrade of infrastructure external to the subdivision

- LV and HV master plan

- Connection of Telecommunication Networks

- Sewer long sections

> Buffer Zones;

> Land Suitability (capability to handle seasonal inundation and waterlogging)

> Social Infrastructure (including but not limited to Public Open Space and other community facilities); and

> Public open space and linkages.

29/08/2014 31

9.2 Process

Figure 2: Development Application Process

29/08/2014 32

10 Detailed Design

10.1 ScopeShould the development receive Design Consent then it may be progressed through to a full DetailedDesign. As with the preliminary stages detailed above, it is important to continue discussions with all relevantstake holders as the designs are progressed. By meeting regularly with the relative Council, Power andWater and nominated NT Government bodies, the progress of the subdivision can be tracked and any issueshighlighted in the early stages while the cost to change them is still low.

Part 3: Design Guidelines of this document shall be used to develop the subdivision plans to a detaileddesign stage for submission. This section provides a comprehensive guide as to the requirements for each ofthe design aspects and how they should be integrated to meet the overall design objectives for both thesubdivision and the region.

29/08/2014 33

11 Pre-condition Assessment

11.1 ScopeThe precondition assessment stage is used as the final check by Council, the service Authorities and the NTGovernment Departments to ensure that the final development design fully meets the requirements as setout in the Design Consent. This assessment is to be completed on the final detailed design drawings whichshall be at a 90% stage. As is the industry norm, it is seen that the 90% stage is the final design set ofdrawings which are to be sent for approval from the authorities.

Engineering construction works should not commence until after the design plans and specifications for thedevelopment are approved.

11.2 Drawings and Documentation

11.2.1 Submission of Design Documents for Approval

Prior to commencement of construction of works the following documentation is to be submitted forassessment and approval. Proof of the appointment of a Consultant(s) by the Developer to act on theirbehalf is required.

The drawings are to be checked and signed by the appropriately qualified person.

11.2.2 Documentation

> Proof of appointment of suitably qualified Consultant(s) to act for the Developer (if applicable);

> Copy of any relevant Agreements and supporting documentation if development is to be carried out onCrown Land

> Copy of Development Permit(s)

> Copy of permission to carry out works on Other’s land if necessary);

> Copies of approvals to designs from Other Authorities

> Copies of appropriate Public Risk Insurance

> Executed Development Application Form

> Design Report including Drainage Calculations and Pavement Design calculations;

> Geotechnical and Soil Types Report

> Copy of Proposed Subdivision plan;

> Standard DCC Specification and Standard Drawings for Civil and Landscape Works;

> Specification for Stormwater Management and Erosion Control Works;

> Certified Construction Costs for all works with various sections separated out;

> Certifications for any Structural works;

> Any other documentation required.

11.2.3 Plans

> Concept Landscape and Irrigation Drawings if Detail Plans not finalised;

> Copy of Stormwater Management and Erosion Control drawings;

> Copy of Structural Drawings if required, i.e., retaining walls, fences, footings;

> Copy of all Civil Design drawings made up as follows:

- Site works;

29/08/2014 34

- Services;

- Road works Layout, Footpath layout; Longitudinal Sections; Cross Sections;

- Drainage Layout; Longitudinal Sections; Sub Soil Drainage layout

- Intersection and Cul-del-sac Details;

- Typical Sections, General Notes, Locality Plan and General Notes;

- Any other relevant drawings.

11.2.4 Numbers of Copies RequiredTwo copies of all documents only is required if plans are A3 size. If plans are larger than A3 size then threecopies minimum of the plans are to be submitted.

If, after perusal and comment significant amendments are necessary, then the amended documentation willneed to be resubmitted for further assessment and approval.

11.2.5 Time for Assessment of DocumentationThe Developer / Consultant should allow a reasonable time for examination of the documentation. TheCouncil will be able to advise of the approximate time required.

A reasonable time for assessing a submission or re-submission of engineering design documents,depending on the size of the submission, is up to ten working days.

11.2.6 Fees and Bonds Required

The following Fees and Bonds are to be submitted prior to approval of plans and prior to the signing of theDeed of Agreement:

> Security Bond if deemed necessary;

> External Works Bond if required;

> Development Application Fee;

> Design Approval Fee.

11.2.7 Deed of Agreement

The Deed of Agreement is to be signed after the plans have been assessed and prior to formal approval ofplans.

The Council will not approve the design documents until the Deed of Agreement has been executed.

Documentation Standards

All drawings are to be drafted in accordance with Council’s mandatory CAD requirements. This is particularlyimportant for As Constructed electronic copies.

The following Australian Standards shall be adhered to:

> AS 1100 Part 101 1992 Technical Drawing – General Principles

> AS 1100 Part 401 1984 Technical Drawing – Engineering Survey and Engineering Survey DesignDrawing

The Level Datum must be an established Department of Lands Benchmark to Australian Height Datum. Thedatum and the locations of such datum points are to be clearly marked on the plans.

29/08/2014 35

11.2.8 Preferred Drawing ScalesDRAWING SCALE

Locality Plan 1 : 5000

Site Works, Erosion and Drainage Control Plan 1 : 1000

Overall Layout Plan 1 : 1000

Road Plan Preferred 1 : 500

Minimum 1 : 1000

Road Longitudinal Section Horizontal 1 :1000

Vertical 1 : 100

Road Cross Sections 1 : 250

Intersections, Traffic Management Devices, Cul-de-sacs 1 : 250

Drainage Plans Preferred 1 : 500

Minimum 1 : 1000

Drainage Longitudinal Sections Horizontal 1 : 1000

Vertical 1 : 100

11.2.9 Information to be shown on Drawings> Locality Plan

- Existing Roads;

- New roads;

- All relevant street names;

- Any other significant features.

11.2.10 Site Works Plan

> All existing and proposed roads and property boundaries;

> Existing and proposed contours with appropriate contour intervals;

> Detailed areas of cut and fill;

> Levels along existing roads and properties adjacent to re-contoured areas;

> Details of existing vegetation and extent of clearing and vegetation protection.

11.2.11 Layout Plan

> Existing and new roads with allocated street names (if already approved);

> Pavement widths;

> Lots with lot numbers;

> Existing and proposed street drainage and allotment drains and easements;

> Services and fence lines (where applicable);

> Traffic management devices;

> Footpaths, footways, cycle paths;

> Survey and benchmarks.

29/08/2014 36

11.2.12 Road Plans> Each road shall be drawn in plan and profile and cross sections are to be provided

> Widths of all pavements, verges and medians;

> Distances (chainages) and stations along centre line of road;

> Horizontal curve data;

> Existing and proposed levels;

> Existing and proposed street drainage including drainage structures;

> Lots facing onto streets;

> Proposed traffic management devices;

> Existing and proposed services in the road reserve;

> Footways, footpaths, cycle paths;

> Location of signage;

> Survey and bench marks;

> Street names (if already approved).

Cross Sections

> To show the offset from the road reserve centre line and levels of the following points at maximum 20metre intervals

> Road centre line;

> Toe and top of kerb;

> Any change in cross fall;

> Road reserve boundary;

> Cuts and fills extending into properties.

Longitudinal Sections

> Running distance (chainage) along the centre line of the road;

> Existing surface levels along centre line (optional both property lines);

> Design levels for road centre line and kerbs where applicable. Levels at 20m maximum spacing forstraight grades and 10m maximum for vertical curves. Levels to be shown at horizontal curve tangentpoints and other required locations;

> Lengths of grade lines with grades expressed as percentages;

> Intersection and tangent point changes of grade;

> Length of vertical curves and other information;

> Transition and super elevation details.

Intersections, Culs de sac, Roundabouts, Bends, Traffic Management Devices

> All adjacent lot boundaries;

> Geometric details;

> Design levels at appropriate points;

> Design grades and vertical curve details around kerb and curve radials;

> Drainage and other services;

> Pram crossings and footpaths etc.

29/08/2014 37

11.2.13 Drainage DrawingsWhere possible, all drainage lines are to show the following detail and are to be drawn in plan andlongitudinal section on the same drawing as follows:

Plans

> Existing and proposed drainage line detailing pipe sizes, types, connections, grades, lengths, drainagepits and structures and special backfill requirements;

> Upstream and downstream levels on all existing drainage and outfalls to which connections are beingmade;

> Sub soil drainage details;

> Existing and proposed sewer lines and any other services which may affect the proposed drainage works;

> Existing and proposed contours / finished levels;

> Streets, street names and lots and lot numbers;

> Existing and proposed drainage easements and other easements including description and widths;

> Stormwater connection points;

> Open drains, table drains, outlet and overflow structures, head walls retardation and siltation basins etc.

Longitudinal Sections

> All pipe sizes, grades, type and class of pipe;

> Existing and finished surface levels on the line of the pipe(s);

> The running distances (chainages) between pits and drainage structures;

> Location and level of other services or connections crossing or in close proximity to, including parallel to,the drainage line; and

> Details and identification of all pits and drainage structures.

29/08/2014 38

12 Pre-start Meeting

A pre-start meeting shall be held onsite prior to the commencement of works. Council requires theattendance of the Developer, Consulting Engineer, the Contractor's Representative and any relevantSpecialist Consultants.

12.1 ScopeThe purpose of the Pre-start meeting is to allow for the introduction of the above nominated project staff tothe Council’s project officer/s. Items to be considered at this meeting will include but not be limited to thefollowing:

> Notification requirements for nearby residents – Residents to be identified will be identified at the pre startmeeting;

> Introduction of the Council's representative(s), Consulting Engineers(s), Contractor(s) and any otherrelevant parties i.e. Geotechnical Engineers (if required);

> Review of relevant conditions of development approval;

> Review of Council's construction requirements;

> Review of the Contractor's Erosion Control and Stormwater Management Strategy;

> Inspection and identification of parks and environmentally significant areas and/or trees for preservation;

> Site access conditions;

> Identification of areas to be left undisturbed;

> Review of Inspection and Test Plan including a review of nominated Hold/Witness points;

> Any other relevant Acts;

> Provision of Construction Security Bond (if required);

> Public Liability Insurance; and

> Traffic Management Plan

In addition to the above, failure to provide the following at or prior to the pre-start meeting will result inCouncil withholding approval for construction of the works to proceed:

> Evidence of Public Liability Insurance (maximum value to be notified by Council);

> Contractor's Erosion Control and Stormwater Management Strategy;

> Traffic Management Plan;

> Inspection and Test Plan; and

> Construction Security Bond (if required).

Council will not attend site inspections or visit the site until a Site Safety Induction has been undertaken foreach Council inspection officer.

A prestart meeting check list shall be completed and signed off by Council and the consulting engineer.

29/08/2014 39

13 Construction

Once the final design has been developed and has passed both the pre-condition and pre-startassessments, it possible for the developer to begin mobilising for the construction phase.

13.1 ScopeThe construction phase represents the first physical stage of works for the development site. One key aspectof this stage is the coordination and planning of the required hold points, witness points and conformancetesting. This information should be discussed and confirmed at the pre-construction meeting. The planningand confirmation of these aspects will ensure that all parties are aware thus reducing the potential for worksto be repeated.

13.2 Joint Inspection of worksThe Superintendent should inform the relevant Councils project officer and the Contractor of all hold pointsas confirmed in the pre-construction meeting giving a minimum of forty-eight (48) hours’ notice.

In the case of a dispute, in the absence of hold point inspection by the Councils project officer, Consultant /Developer certification will not necessarily be accepted.

In circumstances where there is concern about workmanship or materials, works should not proceed until theCouncils project officer is satisfied with the work.

13.3 Conformance Testing and InspectionsThe Consultant will be responsible for ensuring that all quality control checks are carried out duringconstruction.

The Consultant is to comply with the requirements of the accepted conformance testing and inspectioncriteria or plan.

Testing is to be undertaken by companies registered with the National Association of Testing Authorities(NATA). All testing is to be carried out in accordance with Northern Territory testing methods (NTTM) andcodes of practice (NTCP) for materials testing as per the Northern Territory Construction Agency (NTCA)materials testing manual.

The methods contained in the materials testing manual shall take precedence over all test methods andprocedures, and be used in conjunction with relevant Australian Standards.

Where tests are required which are not included in the manual, use the appropriate Australian Standard.

Field density testing is to be conducted using Nuclear Density Gauges in accordance with NTCP 102.1 andAS 1289.5.8.1. CBR testing is to conform to the requirements of AS 1289.

Stormwater pipe testing will be undertaken in accordance with WSA 05-2006 Conduit Inspection ReportingCode of Australia V2.2.

In addition to the normal inspection and testing requirements, the Council reserves the right to inspect andrequire additional samples to be tested.

Where testing of a stage of work is requested, approval is required prior to the next stage commencing.

13.4 Sub-grade Evaluation and Pavement DesignAt excavation to sub-grade, the Developer is to carry out testing and submit a geotechnical report, to beutilised for pavement design which is to be submitted to Council for approval.

Council will not inspect the pavement sub-grade until a pavement design has been submitted and approved.

29/08/2014 40

13.5 The Council’s Rights of InspectionThe Council will make inspections of the works on a random audit basis. These inspections may take placewithout any prior notice to the Superintendent or Contractor.

Inspections by the Council will not diminish the responsibility of the Developer to adequately supervise theworks.

The Consultant may be required to progressively submit copies of test results to the Council. The Councilmay also request progressive construction certification from the Consultant for all or any of the main stagesof construction.

The Council reserves the right to have the work proven in the field whether by inspection or specific testing.

Standard Inspection Plan

The following table outlines the Superintendent’s and Council’s general inspection regime, including HoldPoints.

HOLD POINT INSPECTION

Before commencement of clearing Significant vegetation, site office location,haulage routes, ESC measures

After stormwater pipes laid, before backfilling Soil type, bedding material, pipe condition,CCTV inspection if deemed necessary

After subsoil drainage laid, before backfilling Soil type, bedding material, pipe condition

After road sub-base construction Grades, vegetation, stormwater catchment,ESC.

Before asphalt laying (including tack coat) Grades, surface quality, kerb levels

Before tree planting Tree quality, maturity, locations

29/08/2014 41

13.6 Elements of Work

Elements of Work Consultant’s Responsibility Council’sResponsibility

PRE-START MEETING See Prestart meeting requirements. See Prestart meetingrequirements.

CLEARING Ensure all environmental plans arein place, including location ofhaulage routes

HOLD POINT –inspection required priorto earthworkscommencing

EARTHWORKS

Material Quality

Compaction

Levels

Level of supervision to bedetermined by consulting engineerbut minimum Level 2 in accordancewith AS 3798 to apply.

Examine and assess all test resultsand levels and report to Council

Visit site for random auditinspection.

ROAD EMBANKMENT

Material Quality

Compaction

Make routine visits.

Examine and assess all test resultsand levels.

Visit site for random auditinspections.

SUBGRADE

Compaction

CBR Tests

Horizontal Alignment

Vertical Alignment

Cross fall


Attend during proof rolling.

Examine and assess all test resultsand cross section geometry.

Certify adequacy designedpavement/or submit new pavementdesign for approval.


Inspection and attendproof rolling.

SUBGRADE REPLACEMENT

Material Quality

Compaction

Profile and Depth

Make sufficient routine visits toassess quality of materials and thatoperations will achieve a soundcompacted layer.

Attend proof rolling.

Examine and assess all test results.



29/08/2014 42


SUB-BASE LAYER

Material Quality

AS1289

Compaction

Pavement Depth


Vertical Alignment


Examine and assess all test results.

Attend proof rolling

Visit site for randominspections.

HOLD POINT –inspection required priorto base courseconstruction

BASE COURSE LAYER

Material Quality AS1289

By NTTM 216.1

By WA312.1

AS1289

Compaction

Pavement Depth


Vertical Alignment


Attend proof rolling.

Examine and assess all test resultsand report to Council.



KERB AND GUTTER

Concrete - Slump, Strength


Vertical Alignment

Kerb Transition

Inspect prior to kerb placement andcompleted kerb.

Examine and assess all test resultsand level.

Inspect with straight edge.


Attend water test.

SUB SOIL DRAINAGE

Material Quality

Location

Surface and Invert Level

Construction

Make random audit inspections ofContractors performance


HOLD POINT –inspection required priorto backfilling

29/08/2014 43


SURFACING – ASPHALT

Material Quality

Aggregate By AS1141

By NSW t239

Bitumen By AS 1141

NTTM 305.1

NTTM 304.1

Compaction Thickness


Profile

Undertake an inspection prior tocommencement of laying operation.

Examine and assess all test resultsand report to Council.


HOLD POINT –inspection prior to tackcoat.

STORMWATER DRAINAGE

Material Quality

Culverts By AS1597

Bedding

Reinforcement

Concrete - Slump, Strength

Location


Construction

Drainage Lines (Underground)


Vertical Alignment

Backfilling

Inspection of pipes and beddingprior to installation. Make sufficientvisits to assess compliance withspecification.

View progress and works.

For structural pours inspect prior toplacing concrete.

Examine and assess all test resultsand level.

Visit site for randominspection.

HOLD POINT –inspection required priorto backfilling

Internal pipe survey withCCTV will be arranged ifdeemed necessary.

ROAD CROSSING CONDUITS

Location

Backfilling

Markers

Make random audit inspections ofContractors performance prior tobackfill

Visit site for randominspection

TOPSOILAND GRASS Confirm all affected areas aretopsoiled, grassed and maintained. Visit site for inspection.

EROSION, SEDIMENTATIONAND WATER QUALITYCONTROL MEASURES

Ensure implementation andcontinuous maintenance of relevantplans.

Visit site for randominspection.

29/08/2014 44


ALL WORKS PRIOR TO

ON-MAINTENANCE

Confirm all works comply withdesign intent before arranging “ONMaintenance” inspection.

Complete the “ON Maintenance”inspection checklist prior to jointinspection with Council.

Joint “ON Maintenance”inspection withConsulting Engineer andnotify requirements, ifany.

PRIOR TO ACCEPTANCE

“ON-MAINTENANCE”

Forward “As Constructed”submission to Council.

Ensure Licensed Surveyorscertificate is attached and alsoattach Engineers Certification.

Finalise all other Documentation inaccordance with Section 1.

Council to accept andconduct Audit checks ofAs Constructed Drawingsand advise anyrequirements.

When complete advise inwriting of acceptance of“ON Maintenance”.

DURING MAINTENANCEPERIOD

Confirm all minor omissions anddefects have received suitableattention.

Examine and approve site prior toasking for “Off Maintenance”Inspection.

Council to adviseConsulting Engineer ofany defects.

PRIOR TO ACCEPTANCE

“OFF MAINTENANCE”Accompany Council Inspector andto note any requirements.

Council Inspector toaccompany ConsultingEngineer and Contractorto advise of anyrequirements.

When complete, advisein writing of acceptanceof “OFF Maintenance”.

29/08/2014 45

14 Practical Completion / Part 5

Defined as “the stage reached when all the works have been constructed to the true intent and meaning ofthe approved drawings and specifications; the whole of the works being able to be used for the purposes forwhich they have been designed provided that all requirements of the Approval Conditions having beencomplied with”.

14.1 Application for Works to be inspected for On MaintenanceUpon the Practical Completion of the works, including landscape/streetscape works, the Consultant is tonotify the Council in writing that the works have been completed in accordance with the approved drawingsand specifications and request an inspection to have the works placed On Maintenance.

14.2 On Maintenance InspectionThe inspection will require the presence of Council, the Consultant and the Contractor. All drainage pitcovers are to be temporarily removed and all drainage lines flushed for the inspection. There may be otherspecial requirements to be attended to prior to inspection.

The Consultant shall then organise the inspection at a mutually convenient time.

14.3 Outcomes of On Maintenance InspectionAs soon as possible after the inspection, the Council will inform/confirm with the Consultant any items not inaccordance with the requirements of the drawings and specification and the conditions set out in theDevelopment Permit.

The items shall be divided into:

> Items requiring completion, repair or alteration prior to any clearance being issued to The Department. Afurther inspection of these works when completed or rectified shall be deemed to be an extension of thePractical Completion inspection. These works are to be completed prior to works being placed OnMaintenance;

> Other items that may be completed, repaired, or altered by an agreed date during the MaintenancePeriod. These works may require a Security Bond(s) to be lodged; and

> Items that are to be monitored for performance during the maintenance period. These works may requiresubmission of a Security Bond.

In addition, the following items will be noted:

> Relevant Items or conditions on the Development Permit not completed; and

> Any other outstanding matters requiring attention.

14.4 Items to be submitted for AcceptanceThe following information and documentation is then to be submitted for acceptance:

> As Constructed Drawings and Documentation;

> Completed On Maintenance Checklist;

> Certification of Works (Statement of Compliance), outstanding Materials and Compaction Test Results;

> Clearances from Other Authorities and Private owners;

> Proposed Cadastral Survey Plan showing all easements;

> 0.5% Development Inspection Fee;

> 2.5% Maintenance Bond. The Security Bond may be rolled over if sufficient;

29/08/2014 46

> Lodgement of all Outstanding Works Bonds; and

> Lodgement of Environmental Bond.

When all works are completed in accordance with the above, Council shall issue the Consultant with anAcceptance and On Maintenance Certificate.

14.5 Bonding of Outstanding WorksCouncil requires works to be completed prior to Practical Completion rather than bonded, however in certaincases Council may allow bonding in lieu of outstanding works.

Cash bonds/payments are required for incomplete or outstanding works.

Unconditional Guarantees from a financial institution acceptable to Council are required for refundable itemssuch as Security and Maintenance Bonds.

The name of the Developer appearing on the bond is to be the same as appears on the Planning Applicationand Development Permit and other documentation lodged with Council.

The rates applicable to costings for these bonds will be Council’s current rates as set out in its Annual Feesand Charges. If no relevant rate exists, then the bond will be of an amount mutually agreed by both parties.

Council policy requires that footpaths and driveways be bonded to enable construction at the time of buildingworks. The bond is to be in the form of cash.

Landscape works are to be constructed prior to the works being placed on maintenance. Landscape workswill only be bonded under the most extenuating circumstances.

14.6 Environmental BondAn Environmental Bond may be required, at the Council’s discretion, if it is considered that drainage orerosion and sediment control measures are not adequate or there is a perceived risk of erosion andsedimentation over the Maintenance Period. The bond will be of an amount determined by Council.

14.7 Bond ApplicationsIf a bond for outstanding works is sought, the Developer is to lodge an application to Council requesting thatthe works be bonded. Applications are to be in writing and are to include the following information:

> Concise reference to the location, extent and nature of works to be bonded;

> A timetable for the future completion of the outstanding works;

> An itemised estimate of the cost of the works to be bonded;

> Reasons for requesting the bonded work; and

> Any other information that will assist in the assessment of the application.

14.8 Maintenance BondA Maintenance Bond calculated at 5% of the certified cost of the works, is to be lodged prior to the Worksbeing placed On Maintenance.

The bond is to be held for the duration of the Maintenance Period and may be drawn upon by Council tocarry out defect rectification if, after due process, no appropriate action is taken by the Contractor /Developer.

14.9 Bond InformationAll bonds submitted to Council shall clearly state the following information:

> Name and address of the person or persons responsible for the payment or the arranging of theunconditional guarantee;

> The amount of the payment or unconditional guarantee;

29/08/2014 47

> Name, stage and location of subdivision and Development Permit Number; and

> A concise explanation of the purpose of the bond referring to all items for which it is to be utilised.

Compliance with the above submission requirements does not necessarily imply acceptance of the bond andeach request shall be subject to acceptance by the Council.

14.10 On Maintenance CertificateWhen the foregoing requirements to have the works placed on Maintenance have has been complied with,Council will issue the Developer with an On Maintenance certificate.

The certificate will have no effect until both the Council and the Developer have signed and dated thedocument.

14.11 Survey ReleaseThe original of the Acceptance and On Maintenance certificate will be issued to the Developer who may thenutilise the document to obtain titles release from The Department.

14.12 Notification to Operations Engineer, Parks Manager and OthersCouncil’s Development Council shall formally notify the Operations Engineer, Parks Manager and any otherinterested party (i.e., the Recreation Officer in the case of playgrounds), that the works have been placed OnMaintenance, the duration of the Maintenance Period and any special provisions that may apply, all inaccordance with Council’s internal procedures.

29/08/2014 48

15 Defects Liability / On Maintenance

15.1 ScopeThe Defects Liability period is a minimum period of twenty-four months after the works have been acceptedas complete by Council. During the Defects Liability Period, it is the responsibility of the Developer to:

> Rectify any works found to be defective or found to exhibit faults attributed to the design of the worksand/or the performance of the construction activities in terms of quality and conformance with the designand specifications;

> Remove eroded material from the road surface and stormwater systems where this is attributed to failureof the erosion control measures;

> Continue watering turf until it is fully established; and

> Maintain landscape plantings until they are mature.

During the defects liability period it is Councils responsibility to;

> Clean out gross pollutant traps; and

> Repair third party damage to infrastructure (e.g. damage to street signs, damage to asphalt surfacing)

Upon Council’s notification of a defect it must be rectified within a timeframe specified by Council. Councilreserves the right to rectify a defect in certain circumstances at the Developers cost.

Council reserves the right to require extension of the defects liability period and retain all (or a portion of) adefects liability bond for a portion of the works if:

> Significant rectification or replacement work is carried out; or

> If acceptable performance of works during the defects liability period has not been demonstrated.

Upon Council’s notification of a defect, it must be rectified within the time frame specified by Council. Councilreserves the right to rectify a defect in certain circumstances at the Developers cost.

Prior to Council's acceptance of the works the following are required to be completed:

> Defects Liability Bond lodged with Council;

> Completed As-Constructed submission lodged with Council prior to the Works Acceptance Inspection andaccepted by Council;

> Satisfactory Works Acceptance Inspection and

> All appropriate documentation to be completed by the Consulting Engineer and retained for recordspurposes. This consists of the Works Acceptance Inspection Checklist, the certified Inspection andTesting Plan and all test results and records for the works.

Following the satisfactory completion of all of the above matters, the Consulting Engineer shall make awritten request for acceptance of the works and commencement of the Defects Liability period and release ofany uncompleted works bond held.

15.2 Defects Liability BondCouncil requires a bond from the Developer, in an amount of 5% of the value of the works which is kept for aminimum period of twenty-four months or until the works are finally accepted.

The bond is to be submitted with Council's Security Lodgement Form clearly identifying the purpose of thebond together with the Consulting Engineer's certification of the value of the works.

The Construction Security Bond lodged prior to construction may be used for the purposes of the DefectsLiability bond subject to Council's approval.

29/08/2014 49

15.3 As constructed submissionAs Constructed documentation serves two distinct functions:

> Checking: To enable a quantitative check of the As Constructed works against the approved design, soas to ensure design philosophies and criteria have been achieved; and

> Recording: To provide an accurate record of the "As Constructed” services.

Information required for the checking function must be presented in a form which allows ready comparisonbetween design and As-Constructed data by experienced engineering staff, whereas information required forthe recording function must be presented in a form which allows ready and unambiguous interpretation andunderstanding by a wide range of users including engineers, maintenance and tradespersons, and thegeneral public.

As-Constructed documentation in accordance with these requirements is essential in order to achieveacceptance of development works and commencement of the Defects Liability period and is required to beforwarded to Council prior to the Works Acceptance inspection.

The following items must be submitted as part of the As-Constructed submission:

> Compliance / Certifications;

> Operation and maintenance manuals (where applicable); and

> As-Constructed drawings.

15.4 Compliance / CertificationWith the implementation of these guidelines, it is Council's intention to expedite the approval and checkingprocess by reducing the level of checking from rigorous detailed checking to checking on an audit basis. Indoing so, Council requires that the As-Constructed documentation be supported by appropriate certificationsin accordance with the requirements noted herein.

All surface As-Constructed infrastructure (i.e. sewer manholes, kerb etc.) must be surveyed in relation toproperty boundaries by a Licensed Surveyor upon completion of the project. Other As-Constructedinfrastructure which is constructed before the completion of the project (i.e. sewer jump ups, waterreticulation bends etc.) can be surveyed by the contractor. The certification must note that the "AsConstructed" survey data represents the true and accurate location of the relevant construction elementpresented in the data, relative to all appropriate survey datum’s (i.e. the exact location in space of eachconstruction element/entity).

Council accepts the submission of As-Constructed information for the location of House ConnectionBranches documented by the Contractor during the construction phase. This enables the Contractor toexpedite the backfilling of these fixtures and will minimise open excavations awaiting final survey. Thisinformation shall be documented on the As-Constructed Sewerage Plan and shall reference the Contractor'sfield notes used to document the "As Constructed" information.

All As-Constructed works must also be certified by the Consulting Engineer responsible for design of theworks. The certification must note that the design intent and function of the proposed works have not beencompromised by the constructed works. To this extent, the Consulting Engineer will be responsible forchecking the As Constructed details so that the tolerances for construction are within specified limits.

It is recognised that in some circumstances, the tolerances for construction are exceeded. In theseinstances, the Engineer will be responsible for performing confirmation design calculations to ensure that theoriginal design intent and function are not compromised.

Further, should the As-Constructed details indicate a change to the design intent or function of the works,revised design calculations shall be provided by the Consulting Engineer to indicate the acceptability of theproposed change relative to Council's requirements. Council's approval of the change is required prior to theformal acceptance of the works.

The Consulting Engineer shall be responsible for the completion of the Statement of Compliance - AsConstructed works, which satisfies the requirements for Certification.

29/08/2014 50

Sewer invert levels may be reported to 2 decimal places.

15.5 Operation and Maintenance manualsWhere works comprise pump stations, reservoirs, treatment plants etc., Operations and MaintenanceManuals for all components of the works shall be provided. Operating and Maintenance Manuals shallinclude spare parts lists, electrical documentation and any other relevant information. Maintenance Manualsand procedures are also required for drainage structures which incorporate Gross Pollutant Traps,interceptor devices etc. The Maintenance procedures should indicate recommended frequencies formaintenance/cleaning functions in wet and dry seasons.

15.6 As-Constructed DrawingsCouncil requires As-Constructed Drawings to be produced using "AutoCAD" Software and submitted in DWGformat. No drawing sheets or title blocks shall be used on the file.

In addition to this, a hard copy shall be produced for each service on the consultants drawing sheets toaccompany the Electronic Data.

> These hardcopies shall all be prepared on A3 sheets;

> Detailed As-Constructed drawings of all Sewerage and Water Pump Stations, Treatment Plants andReservoir Sites at appropriate scales shall also be provided; and

> Electronic Data shall be supplied on a CD.

The As-Constructed Drawing may be prepared by either the Consulting Engineer or the Licensed Surveyorbut must comply with the requirements presented herein.

The AutoCAD Drawings shall be a single drawing containing five (5) main elements:

> Cadastral Base;

> Topographical Features;

> Water;

> Sewerage; and

> Stormwater Drainage.

The following sections detail the specific requirements and presentation standards for the drawing generallyas a whole and for each individual service.

Sample layout plans for each element are included at the end of this section.

15.7 Drafting Requirements (As-constructed drawings)The general drafting requirements for the preparation of “AutoCAD” drawings shall be in accordance with theindividual local government’s submission requirements. Any elements encountered in the preparation ofthese drawings not specifically covered by this guideline shall be confirmed with the local authority prior tosubmission of drawing file. Where not specified by the local government the following details shall apply.

15.7.1 Line work

Pen colours of all line work shall be by layer.

0.18 Red 0.50 Magenta0.25 White 0.70 Blue0.35 Yellow

It should be noted that Council’s Pen Size Colours are as follows:

Line type scale shall be = 10.

All line types shall be taken from the standard AutoCAD line type file ACAD Lin.

29/08/2014 51

15.7.2 Text StylesText styles to be used on all Drawings shall be specified as Romans (0.8 Compression).

15.7.3 BlocksWhere available the Council supplied blocks shall be used at all times and XREF blocks shall not be used.

15.7.4 Units1 Drawing Unit = 1 metre.

15.7.5 DimensioningCouncil requires the dimensioning of As-Constructed services to be carried out in accordance with Council’sDimensioning styles. All dimension values shall be typed in and the “dimaso” set variable turned off.

15.7.6 LayersThe following layers shall be used in the preparation of the AutoCAD drawings.

Cadastral Base

Layer Name Colour Line type

C_Base Yellow Continuous

C_Easements White Dashed

C_Lotno Yellow Continuous

C_Roadname Yellow Continuous

Topographical Features

Layer Name Colour Linetype

T_Levels Red Continuous

T_Top_Batter White Hidden

T_Top_Batter White Hidden

Water


W_Main Magenta Continuous

W_Valves Yellow Continuous

W_Hydrants Yellow Continuous

W_Services White Dashed

W_Dim Red Continuous

Sewerage


S_Main Blue Continuous

S_Manhole Yellow Continuous

S_HCB Yellow Continuous

Stormwater Drainage


D_Kerbline White Continuous

D_Pipe Blue Continuous

29/08/2014 52

D_Structure Yellow Continuous

D_Culvert Blue Continuous

D_Catchdrain Yellow Continuous

D_Subsoil Magenta Dot2

15.8 Project DocumentationDevelopment works will not be accepted until the following documentation has been certified as beingcompleted by the Consulting Engineer and assembled and retained as a part of the project documentationwithin the Consulting Engineer’s record storage facilities. A complete copy of this data shall be provided toCouncil prior to the acceptance of the works.

The data comprises:

> Inspection and Testing certification by the Consulting Engineer(s); and

> Works Acceptance Inspection Checklist and copies of Council's Inspection certificates

Copies of all test results shall be retained for all tests required to conform to Council's StandardSpecifications. While not a complete listing, the following details some major components to be included:

> Fill compaction test results;

> Subgrade CBR's;

> *Subgrade replacement material quality, thickness and locations;

> *Subgrade replacement material compaction test results;

> Subsoil drain filter media quality statements (or grading where required);

> Sub-base course and base course material quality statements and thicknesses;

> Sub-base course and base course compaction test results;

> Prime or primer seal spray and application rates;

> AC core test results (i.e. thickness of cores at set locations as per Construction Specification C245);

> Sewer pressure test records;

> Grading to sewer bedding quality statements;

> Grading to water main bedding quality statements;

> Water main pressure test records;

> Any concrete testing required by the technical specifications;

> Pipework material quality statements for all pipework material (water, sewer, stormwater, etc.);

> Geofabric material quality statements;

> Any other testing results or statements required to conform with Council's Standard Specifications; and

> Any other job specific testing carried out or ordered by the Consulting Engineer, if used.

* Where required to be used

Should any of the above test results fail to meet specification the Consulting Engineer shall include in thesubmission, details of retesting/rectification carried out.

The documentation should be presented in a logically assembled and bound document including a table ofcontents confirming completeness.

29/08/2014 53

15.9 Works Acceptance InspectionThe Works Acceptance inspection requires attendance by:

> The Consulting Engineer of the project;

> The Contractor; and

> The Council’s nominated representative.

It is the responsibility of the Contractor and the Consulting Engineer to ensure the necessary requirements ofthe works are to an acceptable standard (as defined in approved design and construction documentationprior to the conduct of an "Works Acceptance” inspection.

With respect to the Erosion Control and Stormwater Management Measures, the Contractor's ErosionControl and Stormwater Management Strategy is to include the Maintenance period and shall include thefollowing:

> Plan to monitor the erosion prevention and sediment control measures following rainfall;

> Follow-up repair work where necessary;

> Removal temporary structures such as sediment traps when vegetation has re-established to anacceptable level; and

> Mulch and replant areas where revegetation has not been successful.

The general requirements to be met prior to Council's "Works Acceptance” inspections of the works are asfollows:

> The site is clean, tidy (including mowing of grass to ensure that infrastructure can be located), free ofrubbish, rocks, sticks, unauthorised stockpiles, etc.;

> Allotment earthworks and site grading to be free draining and in accordance with the approved design;

> Relevant Erosion Control and Stormwater measure are in place;

> Integrity of environmentally significant areas is maintained; and

> Maintenance security deposit lodged.

The Consulting Engineer is responsible for confirming that the approved works have been completed and theabove listed items are in accordance with the approved drawings, Council's technical specifications andaccepted engineering and landscaping practice prior to requesting a Works Acceptance inspection. Failure todo so may result in cancellation of the inspection and/or the incurring of a reinspection fee.

Further to the above, and prior to the Works Acceptance inspection, the Consulting Engineer shall beresponsible for the completion of the Works Acceptance Inspection Checklist as appropriate to the worksbeing constructed (example attached).

The completed checklist shall be presented to the relevant Council at the Works Acceptance inspection.Council will not undertake a detailed check of all items raised in the checklist, but will examine some aspectsof the works on an audit basis. The original of the completed checklist shall be retained with the records forthe project upon completion of the works.

Generally, Council will not accept bonding of uncompleted works. In exceptional circumstances, Councilmay, at its discretion, approve the bonding of uncompleted works to enable early sealing of survey plans.Separate bonds for separate portions of the works are acceptable. Administration fees will apply to eachbond submitted.

Prior to the submission of any bond or plans for sealing, the following matters must be addressed to thesatisfaction of Council:

> As constructed details (on work completed) has been submitted and approved;

> All allotment preparation work and earthworks on allotments have been completed in accordance with therequirements of these Guidelines, with finished surface levels, the degree of compaction achieved andgeotechnical assessments required on any of the allotments submitted and approved by Council;

29/08/2014 54

> Roads have been fully constructed;

> All allotment stormwater systems constructed;

> All water and sewerage reticulation shall be installed, tested and approved by Council;

> Telstra for telecommunications cabling and gas service providers for provision of gas (if applicable) shallbe completed and operational;

> All outstanding rates are paid;

> Other external works which the development relies on (e.g. a sewerage pump station) must becompleted;

> All works within allotments must be fully completed and no further disturbance required on the allotments;

> All contributions required by the conditions of approval shall be paid prior to sealing of survey plans(Headwork’s, Drainage and Traffic Contributions to Council, Department of Roads, etc.).

Upon confirmation that the above matters have been completed, the Developer or Consulting Engineer shallsubmit the following to Council.

The Security Lodgement form is to be completed clearly indicating that the purpose of the bond is foruncompleted works. The Security lodgement from shall show:

> Fully priced and programmed schedule of outstanding works;

> Unconditional Bank Guarantee or cash to the value of 1.5 times the estimated value of the uncompletedworks as certified by the Consulting Engineer and approved by Council plus GST;

> All bonds submitted shall be clearly identified as to the particulars of the site and, the purpose of thebond; and

> Contribution Payment Form to be completed clearly noting all required contributions associated with theDevelopment.

29/08/2014 55

16 Off Maintenance

16.1 Acceptance of Works Off MaintenanceA written request is to be submitted to Council for acceptance of the works Off Maintenance and for therelease of the Maintenance Bond at the end of the maintenance period.

This request is to follow a satisfactory Off Maintenance inspection.

The Consultant is responsible for ensuring that the works are finalised and in such condition that they can beaccepted Off Maintenance and taken over by Council for future care and maintenance.

16.2 Off Maintenance Inspection ChecklistAn Off Maintenance inspection will be carried out after submission of the written request. The OffMaintenance Inspection Checklist is to be referred to by the Consultants in their estimation of whether theworks are satisfactory to be taken over by Council

16.3 Off Maintenance CertificateWhen all requirements and inspections have been complied with, the Council will issue the Developer withan Off Maintenance certificate.

The certificate will contain the following information:

> Developer’s name;

> Development Permit` Number;

> Brief Description of the Works;

> Confirmation from Council that the whole of the works are satisfactory and from the date stated, Councilwill take over and maintain the works;

> Space for signature and dating by the Council;

> Space for signature and dating by the developer.

The certificate will have no effect until both the Council and the Developer have executed the document andthe Deed of Agreement is “Signed Off” by both parties.

The original of the Off Maintenance certificate will then be issued to the Developer.

Any Maintenance and other bonds being held will then be returned to the Developer.

16.4 Notification to Operations Engineer, Parks Manager and OthersCouncil’s Development Officer is to formally hand over the following to the Operations Engineer, ParksManager and other interested parties, when works are certified Off Maintenance:

> Notification that the works have been taken over by Council;

> As Constructed drawings and any relevant test results or other information requested.

> Asset Register Forms.

29/08/2014 56

PART 3. DESIGN GUIDELINESTable of Contents

17 Land Capability Assessment 6017.1 Land Capability 6017.2 Site Assessment 61

18 Environmental Analysis, Protection and Sustainability 6218.1 General 6218.2 DLRM and EPA 6218.3 Conservation of Soils 6218.4 Waterways 62

18.4.1 Spoils from Site 62

19 Drainage, Grading and Clearing 6319.1 Stormwater Drainage 6319.2 Site Regrading 6319.3 Clearing 63

20 Services Infrastructure and Suppliers 6420.1 Stormwater Quality Management 6420.2 Sewerage Reticulation, Water Supply, Electrical Supply and Telecommunications 64

21 Movement Network 6521.1 Road Network 65

22 Roads and Pathways 6722.1 Road Hierarchy 67

22.1.1 Urban Residential and Rural Residential 67Arterial / Sub-Arterial 6722.1.1.1Distributor 6722.1.1.2Collector 6822.1.1.3Access / Local 6822.1.1.4Minor / Cul-de-sac 6822.1.1.5

22.1.2 Industrial 68Collector 6822.1.2.1Local 6822.1.2.2Distributor / Arterial 6822.1.2.3

22.1.3 Average Annual Daily Traffic 6822.2 Access restrictions 6922.3 Road Pavement and Surface Design 70

22.3.1 Design Loadings 7022.3.2 Special Treatments 70

22.4 Traffic Management 7122.4.1 General 7122.4.2 Speed Environment 7122.4.3 Intersections 72

Channelisation of Intersections 7222.4.3.1Intersection Turning Criteria 7222.4.3.2

22.4.3.2.1 Design Vehicles 7322.4.3.2.2 Checking Vehicles 73

22.4.4 Traffic Control Devices 7422.4.5 Line marking and signage 7422.4.6 Access to Open Space (Park) Areas 7422.4.7 Street Name Signs 75

29/08/2014 57

22.4.8 Naming of Streets / Bridges and other Infrastructure 7522.5 Road Geometry 75

22.5.1 Road Widths 75Residential (Urban and Rural) 7522.5.1.1Industrial 7622.5.1.2

22.5.2 On-street Parking 7622.5.3 School Sites 7722.5.4 Bus Routes and Bus Stops 7722.5.5 Crossfall and Configuration 77

Residential 7722.5.5.1Industrial 7722.5.5.2

22.5.6 Gradients 7722.5.7 Radii for Kerb returns 7822.5.8 Horizontal curves on Road Alignments 7822.5.9 Vertical Curves 7822.5.10 Verges 7822.5.11 Lot Truncation 7922.5.12 Traffic Islands and Roundabouts 79

22.6 Kerbs 7922.7 Driveways 80

22.7.1 Driveway locations 8022.8 Shared Paths and Footpath Networks 81

22.8.1 Disabled Access Ramps / Crossing Points 8122.9 Existing Networks 81

22.9.1 Traffic Impact Assessments 8122.9.2 Road Safety audits 82

22.10 Battle Axe Allotments 8222.10.1 Urban Areas 8222.10.2 Rural or Semi-Rural Type Developments 82

22.11 Road Pavements and Wearing Surfaces 8222.11.1 Design for Flexible Pavements 8222.11.2 Design of Other Types of Pavements 8322.11.3 Pavement Drainage 83

23 Storm Water Drainage 8423.1 General Requirements 8423.2 Stormwater Design Principles 8423.3 Design Standards 85

23.3.1 Allotment Drainage 8523.3.2 Public Drainage Reserve 8523.3.3 Adjacent Catchments and Drainage Networks 8523.3.4 Flood Management and Control 86

23.4 Design Criteria 8623.4.1 Coefficient of Discharge 8723.4.2 Recurrence Intervals 8723.4.3 Time of Concentration and Rainfall Intensity 8723.4.4 Allowable Use of Roads, Open Space and Drainage Reserves for Storm Runoff 87

23.5 Drainage Catchments and Networks 8823.5.1 Upstream Catchments Passing Through Subdivision 8823.5.2 Shared Catchment 8823.5.3 Staged Subdivision 89

29/08/2014 58

23.5.4 Subdivision Occupies Upper Part of the Catchment 8923.6 Subsoil Drainage 8923.7 Drainage Structures 89

23.7.1 General 8923.7.2 Drainage Pits and structures 90

Side Entry Pits 9023.7.2.1Junction pits and kerb side access chambers 9023.7.2.2

23.7.3 Grated inlet and letter box pits 9023.7.4 Underground (blind) pits 9023.7.5 Drainage Pipes and Culverts 9023.7.6 Cross Road Drainage 9023.7.7 Catch Drains 9123.7.8 Stormwater Property Connections 9123.7.9 Inter Lot Surface Drainage 9123.7.10 Major Open Drains 91

Rural and semi-rural subdivisions 9223.7.10.123.8 Stormwater Management, Erosion and Sediment Control 92

23.8.1 Stormwater Management, Erosion and Sediment Control 9323.8.2 Gross Pollutant Traps 93

23.9 Computer Programs / Modelling 9423.9.1 Computer models 94

Hydrologic models 9423.9.1.1Hydraulic models 9423.9.1.2Water quality models 9523.9.1.3

23.9.2 Reporting of numerical model outcomes 95

24 Lighting 9624.1 Street Lighting 96

24.1.1 Approval Procedures 9724.2 Pathway and Open Space Lighting 97

25 Landscaping 9825.1 Design Consultants 98

25.1.1 Landscape Design 9825.1.2 Irrigation Design 98

25.2 Open Space Master Plan 9825.2.1 Entry Statements 99

25.3 Open Space Network and Linkages 9925.3.1 Open Space Hierarchy and Objectives 9925.3.2 Open Space Category/ Setting Type 10225.3.3 Open Space Calculations 10325.3.4 Retained Bushland and Trees 10425.3.5 The Urban Forest 10425.3.6 Playgrounds and Play Equipment 10525.3.7 Access and Circulation 105

25.4 Fencing 10625.5 Streetscapes 106

25.5.1 Landscape Objectives 10625.5.2 Timing of Works 10725.5.3 Maintenance 107

25.6 Planting Works 10825.6.1 General Requirements 108

29/08/2014 59

25.7 Street and Park Furniture 10825.7.1 General Requirements 109

Seats/Tables 10925.7.1.1Litter Bins 10925.7.1.2Tree Grates 10925.7.1.3Tree Guards 11025.7.1.4Drinking Fountains 11025.7.1.5Barbecues 11025.7.1.6Park Furniture Provision Requirements 11025.7.1.7

25.8 Services Infrastructure for Parks and Open Space 11025.8.1 General Requirements 11025.8.2 Stormwater Drainage 11125.8.3 Lighting 11125.8.4 Approval Process 111

25.9 Landscape Irrigation 11225.9.1 General Requirements 112

Water Conservation 11225.9.1.1Water Sources 11225.9.1.2Irrigation Design 11325.9.1.3

25.9.2 Streetscapes 11325.9.3 Parks and Open Space 113

26 References 114

29/08/2014 60

17 Land Capability Assessment

A Land Capability Assessment (LCA) is a report, prepared by a suitably qualified person, which required formost unsewered developments, prior to the development proceeding. It may be also be required todetermine whether an existing development can sustainably contain all treated wastewater onsite. The timingand the level of detail of the assessment may vary, for instance at rezoning or subdivision stage, or atindividual lot development stage. The LCA should be undertaken as early as possible in the planning phaseof the development or subdivision.

LCAs provide information that enables Council to identify the key site and soil features of the land and anyconstraints that the land has for on-site wastewater management. This helps Council determine if anappropriate management program has been recommended for the proposed development. A satisfactoryLCA can be the key to Council approving a Planning Permit application or an application for a Permit toInstall a Septic Tank System, although submission of an LCA does not necessarily ensure that adevelopment can proceed.

A table that lists these features and gives a rating for each in terms of the degree to which the characteristiccould affect or limit the capability of the site for on-site wastewater management. The worst rating for anindividual feature determines the overall site rating.

This overall rating provides the land capability of the site and allows the person preparing the report torecommend a management program, which includes the type of wastewater system that could be used, andmethod of applying the effluent to the land. The recommended method should make reference to appropriateCodes and Standards.

Recommendations for land application of the effluent should be based on a water balance calculation whichtakes into account the climate of the area ( amount of rainfall and evaporation data ), the design wastewaterflow, the absorption capacity of the soil and transpiration rate of vegetation to be planted on the effluent field( crop factor ).

17.1 Land CapabilityThe LCA must comply with any Environment Protection Authority criteria and will:

> Assess the capability of catchments to sustainably utilise and manage wastewater within sub-catchmentsor specific regions (broader-scale LCAs)

> Determine high risk and sensitive areas within allotments and within catchments

> Gather the relevant geographical and social information to adequately inform the process of designing thebest practicable and most sustainable onsite wastewater treatment and effluent recycling / dispersalsystem that should protect the health of the householders and the community and protect the localenvironment from pollution; design the layout of the onsite wastewater treatment system and the size andlocation of the land application system and reserve area (where required) to minimise the health andenvironmental impacts of onsite wastewater management. (EPA, 2013)

> Formulate a sustainable management plan (in accordance with the Code, the conditions in the Certificateof Approval (CA) of the treatment system selected by the property owner and the local Council’s permitconditions) that:

- Must be adhered to by the property owner to ensure that impacts on the environment or public healthdo not occur or are minimised

- Will ensure the beneficial reuse of the treated water, organic matter, nutrients and urine resources(where applicable).

> Demonstrate to Council if the site is capable of sustainably managing within allotment boundaries alldomestic wastewater likely to be generated by the proposed development; and

> Provide a management program that will need to be put in place (and sustained) to ensure that the healthand environmental impacts of on-site wastewater management are minimized.

29/08/2014 61

17.2 Site AssessmentAs an extension to the Land Capability Assessment the complete analysis of the site is critical to determiningmany of the key restrictions that may be placed on developments and subdivisions. In addition to theengineering aspects of the site analysis (e.g. topography and geotechnical studies) is it critical to determinethe physical aspects of the site. These may include, but are not limited to:

> Sacred Sites;

> Dial Before You Dig;

> Existence / Location Easements;

> Existing Service Capabilities;

> Traffic Study;

> Road Access;

> Native wildlife;

> Flora and Fauna; and

> Noise.

29/08/2014 62

18 Environmental Analysis, Protection and Sustainability

18.1 GeneralThe Developer has a responsibility to protect the natural assets and resources of the Territory and is totallyresponsible for clearing operations, erosion and sediment control and the quality of stormwater run-off duringthe overall development process.

In particular there is a significant and vital need to plan for, manage and maintain best practices for thecontrol of erosion and sediment on any proposed subdivision development. The developer is to take all theabove matters into consideration during all aspects of the development process.

A master plan will be required prior to the commencement of any stage of a development which shows, as aminimum, areas of significance, native flora and fauna to be protected, land clearing requirements, sedimentand erosion control measures, construction ‘no go zones’ and protective fencing. It will also demonstrate theDevelopers intentions in meeting Councils environmental management goals.

The cost of installation, maintenance, inspection, removal and restoration of affected areas is to be borne bythe Developer. An Environmental Bond may be required to be lodged at the time of drawing approval ifdeemed necessary by Council.

Dust, air and noise emissions are to be controlled such that nuisance is not caused to surroundingproperties. Council reserves the right to direct any and all such measures as deemed necessary to ensurecompliance, including cessation of works. The Developer shall be responsible for all such costs.

The contractor is to be responsible for the proper storage and disposal of all contaminants in accordancewith all statutory and contractual obligations.

> Storage space on site is to be as agreed by Council.

> Flammable, combustible or hazardous materials are to be stored and maintained in an appropriatemanner to Australian Standards.

All trucks entering and leaving the site of works are to be loaded and the load constrained in such a manneras to prevent the dropping or tracking of materials onto streets. This includes ensuring that all wheels, tracksand body surfaces are free of mud and other contaminants.

The developer should be aware of Councils requirements for domestic, commercial and industrial wastecollection in accordance with Council Policy. Council actively promotes recycling and waste minimisation.

18.2 DLRM and EPADevelopers are encouraged to do more than the minimum and liaise with and seek technical advice fromGovernment authorities, in particular DLRM and the EPA. Where applicable, approval shall be sought fromthese agencies. All relevant Regulations and Acts are to be adhered to.

18.3 Conservation of SoilsSoil erosion and sedimentation, particularly as a result of clearing, stormwater run-off or wind effects, is asignificant problem in any development whether in urban, rural or remote areas and results in inordinateeconomic, social, environmental and cultural costs to the Developer, Council and community.

18.4 Waterways

18.4.1 Spoils from SitePollution of the sea, waterways, rivers, streams and drains can be caused by water borne and windblowndebris from a development site. To cause or allow this is an offence under a variety of Acts, Regulations andBy-laws.

29/08/2014 63

19 Drainage, Grading and Clearing

19.1 Stormwater DrainageThe stormwater drainage system, and earthworks, shall be designed so that the upstream and downstreamdrainage is not adversely affected. The incorporation of retention or detention systems may be required sothat the downstream drainage system is capable of adequately catering for the discharge of stormwater flowsthat may be produced as a result of the development.

Where the downstream system is not capable of conveying the modified discharge, the designer shalldetermine the measures proposed to ensure the downstream system is able to carry the modified discharge.This may require the written approval from downstream landowners to create easements for downstreamdrainage paths. Written approval from property owners is required for easements and/or any engineeringworks on their property between the development site and the legal point of discharge.

19.2 Site RegradingExcessive site regarding should be avoided. Wherever possible, development layouts should be sympatheticto the topography so that road and drainage networks utilise natural surface grades.

Site layouts that minimise land disturbance require less soil erosion and sediment control measures duringconstruction, reducing the risk of environmental damage and costs.

Where earthworks are proposed on steep slopes the input from a qualified geotechnical engineer should besought to determine slope stability and constructability issues.

19.3 ClearingAll areas of a development which are intended to be cleared shall be identified in the Sediment and ErosionControl Plan, including all significant or heritage listed trees and/or areas. It is preferred for sites to remainvegetated as much as possible in order to retain the native flora and fauna and reduce the effects of erosion.

Any clearing in Council owned or controlled land is not permitted without a Works Approval Permit.

29/08/2014 64

20 Services Infrastructure and Suppliers

20.1 Stormwater Quality ManagementDevelopments may have adverse effects on the quality of stormwater runoff. The overriding objective ofstormwater quality management is to minimise the potential of development activity to cause harm to theenvironment and or receiving waters.

Council will not accept polluted stormwater runoff into its drainage systems. Adequate planning forstormwater quality and erosion control in proposed developments is essential.

The location and design of interception and treatment devices for stormwater quality improvement shouldconsider public safety, community health and access for cleaning and maintenance.

20.2 Sewerage Reticulation, Water Supply, Electrical Supply andTelecommunications

In the preparation of a development layout plan, the provision of sewerage reticulation, water supply,electrical supply and telecommunications to adjoining properties is to be considered in the context ofdevelopment strategies within the NT Planning Scheme.

The preparation of water supply and sewerage reticulation solutions for a development proposal should beundertaken in consultation with the relevant utility authority.

29/08/2014 65

21 Movement Network

The optimum road and site layout for a development is a result of consideration of social, environmental,town planning, traffic and engineering issues.

Although the engineering design of roads and urban infrastructure is the province of the Engineer; it isimportant that the Planner and Surveyor preparing a site layout be completely mindful of developmentengineering issues to ensure development layouts are satisfactory in these respects. Major alterations to thedevelopment layout may otherwise arise to effectively accommodate roads and infrastructure solutions.

Factors to be considered when designing new development layouts include:

> Proposed land use;

> Road hierarchy, including ultimate arrangements;

> Public transport network, including future plans;

> Local planning policies; including pedestrian and cyclist provisions, and open space;

> Council’s drainage management plans;

> Railways;

> Access requirements for emergency and service vehicles;

> Topography;

> Road frontage provisions to parks and drainage reserves;

> Utilities constraints, including provisions for planned augmentation works;

> Crime prevention through environmental design;

> Impacts on adjoining properties;

> Existing storm water drainage;

> Flooding and ponding issues;

> Preservation of existing water courses;

> Vegetation areas of significance;

> Bushfire prevention measures;

> Impacts of earthworks;

> Water quality improvement measures;

> Existing soil conditions; and

> Geotechnical considerations.

21.1 Road NetworkThe extension of the road network into a subdivision development is to be designed to achieve the following:

> Safe and convenient access to all allotments for vehicles, pedestrians and cyclists;

> Safe and convenient access to public buildings and schools;

> Safe and logical hierarchical transport linkages to the existing street network;

> Suitable access for buses, emergency and service vehicles;

> Convenient service corridors for utilities;

> Sufficient convenient parking for visitors; and

> Opportunity for landscaping street spaces.

29/08/2014 66

A road network with appropriate hierarchical arrangements is necessary to achieve acceptable amenity, roadsafety and clarity. Each class of road in the network provides a distinct set of functions and service, and isdesigned accordingly. A typical road hierarchy is shown below.

The number of turning movements at intersections or junctions that a visitor is required to take to reach aspecific address within the development should be minimised.

The development road network should be designed to ensure roads connect to the next order of roads in thehierarchy. Connections between roads more than two levels higher or lower in hierarchy are not permitted.

The pedestrian and cycle path network is to be designed to be functionally efficient. Where necessary,connections between minor roads and/or open spaces should be provided to create the functionality.

The road hierarchy must adequately cater for public transport. The criterion for the determination of the busroute location is set by the NT Government. Commonly roads of hierarchy above local access roads aredesigned as bus routes.

The road development layout should be designed to achieve the desired speed environments without theuse of traffic control/calming devices. The use of traffic control devices will require approval of the Director ofTechnical Services.

The road and pathway network for is generally defined and fixed. Developers must join the local network,integrating their development and land use pattern to the existing roads and pathway network with dueconsideration to safe transport routes between existing and proposed commercial areas, and schools.

Master plans for all road and path networks are to be submitted to Director of Technical Services forapproval early in the design process.

29/08/2014 67

22 Roads and Pathways

22.1 Road HierarchyTo allow for a better definition of the desired planning and traffic engineering objectives to be achieved, it isrequired that a road hierarchy be developed. The hierarchy below provides a comprehensive definition as tothe classification of the road(s), thus providing a greater understanding of it functions and what itsoperational intentions are. The implementation of a road hierarchy for developments is a must as it allows foradequate planning to provide for the orderly movement of vehicles, cyclists, and pedestrians within, across,and between roads within developments.

Due to the differing operational requirements of Urban Residential, Rural Residential, and Industrial areas, itis important to create separate classifications and therefore specifications for each of these zones. Whilehaving slightly different requirements, each of these zones will follow a similar hierarchy principle with roadsat the top of the hierarchy being used for either strategic or arterial routes. These roads often cater for highvolumes of through traffic. Roads at the lower end of the hierarchy tend to be lower speed, lower volumeroads mainly used for local trips. This is depicted in

Figure 3 below.

Figure 3: Road Type and Function: The reality (AustRoads, Part 4)

22.1.1 Urban Residential and Rural Residential

Arterial / Sub-Arterial22.1.1.1Arterial roads provide for major regional and inter-regional traffic movement in a safe and operationallyefficient manner. They form links with other Arterial, Sub-arterial, and Distributor roads, typically borderingtownships or Municipalities and provide service to suburban areas. Lot frontages onto Arterial roads are notpermitted.

Sub-arterial roads act as feeders for of connecting roads, linking the residential areas with the Arterial roadsystem. These roads are typically dual lane however mainly cater for the movement of cars as opposed toheavy vehicles. Sub-arterial roads are generally external to suburbs and form a part of the suburb boundary.They typically do not allow for lot frontage however may provide access to larger traffic generatingdevelopments such as schools, public facilities and shopping centres.

Distributor22.1.1.2Distributor roads are primarily used to distribute traffic and provide bus services within the main residential,commercial and industrial built-up areas. In addition, they link traffic on local roads to the Arterial roadnetwork. Lot frontage is not generally provided on Distributor roads. Consideration during the masterplanning stage must be given to the requirement for future subdivisions / developments. For instances where

29/08/2014 68

roads classified as Distributors will require future expansion to provide for growth as part of the master plan,their road reserve and service location must be based on that of an Arterial / Sub-arterial

Collector22.1.1.3Collector roads take a similar role to distributors however they have a greater focus towards acting as afeeder to local roads and providing accessibility to lots. In general, collector roads are single lane andprovide less mobility that Arterials and Distributors with lower speeds for shorter distances. Primary accessto schools and major shopping centres is not generally provided from collector roads.

Access / Local22.1.1.4Access and Local roads primarily provide direct access for residential and other areas of development inurban / rural areas, with more than one intersection to other local or collector roads. They consist of loopsand through roads between Collector roads and are generally single lane.

Minor / Cul-de-sac22.1.1.5Minor roads and Culs-de-sac provide for direct access to residential lots and connect to Local or Collectorroads at one end only. They provide a low speed environment for short lengths and allow for a land servicefunction. The minimum acceptable turning radius for turning circular areas at the head is 9 meters.Additionally the verge shall not be less than 4.5m in any location.

22.1.2 Industrial

Collector22.1.2.1Industrial collector roads act as feeder or connecting roads linking industrial areas with the arterial or sub-arterial road system. Industrial collectors may provide direct frontage to industrial lots and access toindustrial local roads.

Local22.1.2.2Local roads in industrial areas are of relatively short length and provide frontage to a limited number of lots.They act to wholly service traffic whose origin or destination is a lot fronting the street. Culs-de-sac withinindustrial areas are strongly discouraged however, through discussions with Council, may be considered forinfill allotments only.

Distributor / Arterial22.1.2.3While this classification of road is not generally used within industrial areas, should they be nominated, theyshall conform to the definitions and requirements of those in residential areas.

22.1.3 Average Annual Daily TrafficThe road classifications detailed above (residential only) may be further defined in terms of the anticipatedAverage Annual Daily Traffic (AADT) as shown in Table 1 below. This table shall be seen as a secondaryassessment criterion for the classifications. In situations where the calculated AADT exceeds the limitsspecified the overall function and therefore the classification of the respective road shall be reassessed. Thisis to include the future anticipated traffic volumes.

Table 1: Average Annual Daily Traffic (AADT)

Road Classification AADT Limits

Arterial >6000Distributor 3000-6000Collector 1000-3000Local Access 150-1000Minor <150

29/08/2014 69

22.2 Access restrictionsThe limitations for access from each of the various road types to each of the other roads in the hierarchy areset out in the Table 2 below. The restrictions on lot frontages are also shown.

29/08/2014 70

Table 2: Access RestrictionsAccess to

Residential IndustrialLot

Frontage Minor Access Collector Distributor Arterial Local Collector

Acce

ssfro

m

Lot Frontage N/A ü ü ü û û ü ü Minor ü ü ü ü û û N/A N/AAccess ü ü ü ü û û N/A N/A

Collector ü ü ü ü ü û ü ü

Distributor û û û ü ü ü û ü

Arterial û û û û ü ü û ü

22.3 Road Pavement and Surface DesignAll design must be in accordance with the Australian Standards and the Local Government Specifications.While this specification is available, developers are encouraged to provide innovative solutions forconsideration. All testing must be carried out at hold points, or as required for handover according therequirement outlined in the pre-start meeting, DoI specifications, and any other documents provided.

Road pavements shall not be designed without a detailed Geotechnical Investigation outlining the nature ofthe subsoil conditions including, but not limited to, sub grade CBR, logging of soil profile, classification of soiltypes, and groundwater conditions. The design consultant shall submit their pavement design includingproposed design Equivalent Standard Axle’s (ESA) to the relevant Council for review and approval.

22.3.1 Design Loadings

The design consultant shall undertake an analysis of design traffic and is responsible for determining designtraffic loadings and appropriate pavement structure.

Assessment of construction traffic shall include consideration of subdivision staging, construction vehiclesand associated access for construction of infrastructure for new stages of development and constructionvehicles through completed stages.

22.3.2 Special TreatmentsAlternative surface treatments may be considered. Where the developer proposes to construct using analternative surface treatment such as a form of subdivision entry statement, driveway delineation or specialfeature throughout the subdivision, plans and specifications for the alternative treatment, are to be submittedfor Council approval.

The nominated road pavement material is a fine crushed rock in accordance with DoI standard specification.Natural gravel or a blended material consisting of quarry products and naturally occurring gravels whichconforms to grading and material properties as described in the DoI standard road works specification for“Pavements and shoulders” may be approved at the discretion of Council. All pavement materials must betested in-situ after compaction to comply with all DoI materials requirements for grading including: PlasticityIndex (PI), Linear Shrinkage (LS), soaked CBR, and compaction etc. As constructed thicknesses shall bemeasured during the testing of the pavement.

Any pavement material which fails to meet the requirements of the DoI Standard must be removed from siteand replaced. The new materials are to meet the requirements of the DoI standard. This work is to becompleted at the Developers cost.

29/08/2014 71

22.4 Traffic Management

22.4.1 GeneralThe traffic environment is to be created such that the vehicle speeds outlined below are not generallyexceeded. Consideration should also be made for the requirements of the various emergency services.

All traffic management design is to comply with the following guidelines:

> Guide to Traffic Management – (Austroads – All Parts);

> Guide to Road Design – (Austroads – All Parts); and

> Turning Path Templates (Austroads).

An urban speed environment uses road structure to cause motorists feel that it is unsafe to drive at highspeed. Generally, the design speed of roads is not reduced; instead restrictions are used to form a picture inthe driver's mind of a low speed/safe-driving environment.

Subdivision development may require that traffic calming works be carried out on existing roads abutting orproviding access to the proposed development. This will require traffic studies to be carried out. All outcomesrequire community consultation to be carried out at the Developer’s expense.

The following should be considered and included as required:

> Culs-de-sac should be designed for 50 km/hr;

> Schools are sign posted at 40 km/h;

> A 50 km/hr default speed limit applies (unless otherwise signposted) to all areas within the NorthernTerritory; and

> A master plan shall be provided showing the proposed speed limits on all new roads.

The developer is to consider the speed environment when designing a new subdivision and makerecommendations of appropriate treatments. Developers are encouraged to make use of the followingrestrictions, features and measures to create an urban speed environment within their subdivision:

> Varying horizontal geometry;

> Isolated width restrictions;

> Variations to pavement surface texture;

> Variations to pavement surface colour (at boundaries to low speed areas, etc.);

> Street furniture placement;

> Landscaping to verges and traffic control devices; and

> Local Area Traffic Management (LATM) or Traffic Calming devices.

The traffic management plan for the development should include all required traffic calming devices toprovide safe thoroughfare for traffic. All required infrastructure must be constructed by the developer at thetime the road is built.

22.4.2 Speed Environment

The below speeds provided in Table 3 and Table 4 are the prescribed maximums for each of the roadclassifications. Should higher speeds be desired then a full road safety audit shall be carried out, at thedevelopers cost, to adequately satisfy that the nominated speed increase is appropriate for the area.

29/08/2014 72

Table 3: Residential (Urban and Rural) Speed LimitsMinor Local Collector Distributor Arterial a

Maximum (km/hr.) 50 50 60 60 60-100Design (km/hr.) 50 60 70 70 70-110

a) While prescribed it should be noted that roads of this classification require detailed engineering design and master planning. This isbeyond the scope of local government/councils and shall be the responsibility of Territory Government – Road Networks toapprove following the outcomes of a detailed engineering study.

Table 4: Industrial Speed LimitsLocal Collector

Maximum (km/hr.) 50 60Design (km/hr.) 60 70

22.4.3 Intersections

Y-junctions and crossroads are not acceptable. Staggered “T” intersections or roundabouts are to beprovided and separated to meet Austroads Guidelines. The traffic management plan should address allproposed intersection designs.

Adequate stopping sight distance is to be provided at all intersections.

At all intersections the through road having the higher road hierarchy is to maintain its cross section. Theterminating road is to match its longitudinal grade with the pavement cross fall of the through road.

Crossroads will not be approved without the installation of a roundabout as a minimum treatment. Othercontrols (e.g. signalised intersections) may be considered where appropriate based on road hierarchy andtraffic requirements.

Channelisation of Intersections22.4.3.1Intersections, except those being treated with roundabouts or signalisation, are to be channelised withminimum 1.2m wide splitter islands is indicated in Table 5 below.

Table 5: Intersection channelisation requirementsAccess to

Minor Access Collector Distributor Arterial

Acc

ess

from Minor û û û N/A N/A

Access û û ü N/A N/A

Collector û ü ü ü N/A

Distributor N/A N/A ü DR DR

DR = Design required by a qualified engineer. A road safety audit shall also be completed on the final design.

Intersection Turning Criteria22.4.3.2Intersections are to be designed to adequately allow for the movement of vehicles. To achieve this theyshould ensure that:

> The design vehicle for and particular turning movement can turn from the appropriate approach lane to anappropriate departure lane/s with adequate clearances to features such as kerbs and roadside furniture;

> A checking vehicle for any particular turning movement can legally perform that movement; and

> Where required, restricted access vehicles and checking vehicles that exceed the normal legaldimensions and operate under special permit arrangements can pass through the intersection.

In general, the choice of design and checking vehicle for on-road facilities will depend on the functionalclassification of the road or roads involved (e.g. at intersections or driveways), the composition of traffic anddesign economics. Designers should refer to the AustRoads guide entitled Design Vehicle and Turning PathTemplates (AustRoads 2006a) for information on design vehicles and corresponding vehicle turningtemplates.

29/08/2014 73

22.4.3.2.1 Design VehiclesThe physical and operating characteristics of vehicles using the road will control some of the specificelements of the geometric design. The design vehicle is the hypothetical vehicle whose dimensions andoperating characteristics are used to establish lane width and road geometry intersection layout. The designvehicle is therefore the largest vehicle likely to regularly perform a movement at an intersection. Thespecified intersection design turning criteria are as detailed in Table 6. While the turning criteria arespecified, it is noted that intersections of the same criteria (distributor / collector intersection) may still havedifferent turning paths. This difference may cause distress to drivers with different travel environments beingcreated. As such, intersections of the same criteria within proposed developments shall have the samecharacteristics.

Table 6: Intersection Turning Criteria - DesignResidential Industrial

Minor & Access Collector Distributor Arterial All Roads

Residential Minor & Access SU SU N/A N/A ST

Residential Collector SU SV SU N/A ST

Residential Distributor N/A SU ST ST ST

Industrial All Roads ST ST ST ST STSV = AustRoads design 8.8m Service Vehicle with a turning path radius of 9mSU = AustRoads design 11m single unit truck with a turning path radius of 12.5mST = AustRoads design 19m semi-trailer with a turning path radius of 15mC22-2 Selection of Design VehicleAustRoads Guide to Road Design Part 4: Intersection and Crossings – General nominates that:

‘In situations where it is appropriate to design for a car only, the AustRoads design passengervehicles (based on the B99 dimensions of AS 2890.1-2004) should be used. The B99 dimensionsrepresent the 99.8th percentile class of all cars and light vans on the road, and the rational foradopting these is to ensure that the majority of passenger vehicles are considered when this designvehicle is used.’

As the intent of these guidelines is to maintain a safe street environment be promoting slower speeds onlower classification roads, it is appropriate to adopt the above nominated design vehicle for minorintersections.

22.4.3.2.2 Checking VehiclesThe design vehicle for a particular case is not necessarily the largest of the vehicles that may operate at thatlocation but is intended to represent the majority of vehicles allowed to operate there. A larger vehicle maynot be precluded from the road, but may need to operate with reduced clearances or encroach into adjacentlanes. An appropriate checking vehicle must be used in order to ensure the satisfactory operation of theselarger vehicles. The specified design and checking vehicles to be used for each intersection type are listedbelow in Table 7.

Table 7: Intersection Turning Criteria - CheckingResidential Industrial

Minor & Access Collector Distributor Arterial All Roads

Residential Minor & Access SU SU N/A N/A N/A

Residential Collector SU ST ST N/A N/A

Residential Distributor N/A ST SP SP N/A

Industrial All Roads N/A N/A N/A N/A SPSU = AustRoads design 11m single unit truck with a turning path radius of 12.5mST = AustRoads design 19m semi-trailer with a turning path radius of 15mSP = AustRoads design 25m Prime mover with a turning path radius of 21m

29/08/2014 74

22.4.4 Traffic Control DevicesAll warning, regulatory, direction signs, and road markings are to conform to the current Australian RoadRules and current versions of the Australian Standards and Guidelines, including but not limited to:

> Austroads Guides to Traffic Control Devices;

> AS1742.1 and 1742.2 Manual of Uniform Traffic Control devices;

> Guide to Road Design - Part 6A - Pedestrians and Cycle Paths (Austroads);

> Design for Access and Mobility (AS 1428 Parts 1 & 2); and

> Other relevant publications and standards.

A Traffic Management Plan is required indicating:

> The location and type of street name signs;

> All regulatory signs including, but not limited to, speed signs where the default speed limit does not apply;

> All other hazard, warning, and advisory signage;

> Line marking and pavement markers; and

> Bicycle and shared path signage and line marking.

22.4.5 Line marking and signage

As a minimum, the following signage and line marking shall be provided for each development:

> Minimum regulatory signage;

> Warning signs at the approach to all hazards;

> Advisory signs as required;

> At a temporary termination of road construction, such as a subdivision or stage boundary, a diagonalstriped sight board shall be erected;

> Parking signs where required;

> Bicycle and shared path signage and line marking;

> Road marking as required on distributor and collector roads (including separator lines);

> Single unbroken lines on road centreline at locations on two-way roads where the sight distance availableis less than the desirable minimum;

> Holding lines at intersections as required, including the following as a minimum:

- All roundabouts;

- All T intersections with Collector or Arterial roads;

- All T intersections with non-perpendicular centrelines;

- All T intersections not meeting minimum sightlines;

> All other advisory and traffic control devices necessary for effective traffic control.

22.4.6 Access to Open Space (Park) Areas

For each open space area:

> Public vehicular access to Council Open Space or Parklands shall be prevented. Lockable service accessis required to Open Space areas;

> Emergency vehicle access must be provided as well as service access for plant and equipment forlandscape and stormwater maintenance to open space areas;

> The location and number of accesses required shall depend upon size, shape and location of the openspaces; and

29/08/2014 75

> The following indicates the minimum requirements to each Open Space area.

- One service access;- 300 metres maximum between accesses in elongated areas;

- The proposed access shall be from the lower classification of road; and- Access points shall contain barriers that are removable and lockable.

22.4.7 Street Name SignsThe Standard Drawings provided in Part 8 are to be used for the design of street name signage. Thepreferred location for street name signs is on the through road adjacent to the centreline of the intersectingroad.

22.4.8 Naming of Streets / Bridges and other InfrastructureThe Developer is to liaise with and make submissions to the NT Government Place Names Committee,commencing at the planning stage of the development.

22.5 Road GeometryRoads are to be designed for traffic speeds set out in section 22.4.2 of these Guidelines and the Developeris expected to use the geometrical layout of the roads to help encourage vehicles to adhere to the nominateddesign speeds. Where the development relies on access through existing roads, it may be necessary tocontrol the speed in the existing road. Retrofitting of traffic calming devices may be required to achieve this.

22.5.1 Road Widths

The minimum cross section details depend upon a number of criteria including, but not limited to:

> Living environment requirements;

> The proposed widths, areas and depths of allotments;> The proposed minimum setbacks to building frontages;> Intersection treatments;

> Local area traffic controls;> The provision of access, footpaths, and shared paths;> Service locations;

> Bus stops; and> The streetscape.

Where indented parking is provided, the road widths may be adjusted accordingly and the verge width notreduced. The prescribed road reserve and associated dimensions are listed below:

Residential (Urban and Rural)22.5.1.1Table 8: Residential Road Reserve widths

Minor Local Collector Distributor Arterial d

Verge (min) 4.5 4.5 4.5 4.5 4.5

Carriageway (min) 6a 6a 8a,b 11c 31

Reserve (min) 15a 15a 17a 20 40

a) Minimum width specified. The above figures are based on a minimum allotment size of 600 m2 for single dwellings. Whereallotment sizes are less than 600 m2 or where multiple dwellings are proposed, additional consideration needs to be given to carparking. This may include widening of the carriageway to provide indented parking as outlined in section 22.5.2 below.

b) A wider lane width (4m) is provided to allow for the movement of bus services.

c) Assuming single lane each way with a 2.5m parking lane.

d) While prescribed it should be noted that roads of this classification require detailed engineering design and planning. This isgenerally beyond the scope of developments and shall be the responsibility of Territory Government to approve following theoutcomes of a detailed engineering traffic study.

29/08/2014 76

Industrial22.5.1.2Table 9: Industrial Road Reserve widths

Local CollectorVerge (min) 4.5 4.5

Carriageway (min) 11 20

Reserve (min) 13 22

22.5.2 On-street ParkingThe requirement for on-street parking is dependent on both the classification of the road and the anticipateddensity of the allotments serviced by the road. It is noted above, in section 22.5.1.1, that when theanticipated density of the nominated road exceeds the average residential block size of 600m2 for singledwellings, widening of the carriageway and hence the road reserve may need to occur. The requirement forthe expansion of the road reserve shall be calculated using the road length and the number of residential lotsby the equation Length/# Lots with:

> Values less than 0.125 not requiring road widening;

> Values between 0.125 and 0.15 requiring discussion with Council as to their requirements; and

> Values above 0.15 requiring widening.

This widening is to provide for the additional traffic and parking burden that is expected due to the increasein density. The increases to the specified widths above are:

> For Minor and Access roads, widening of the carriageway by 2m to provide for informal parking; and

> For Collector roads, widening by 3m to provide a marked parking lane on one side of the road. It isanticipated that the additional lane be installed on the side which has the higher density. This is done toreduce the number of cross-over movements.

For developments which are being undertaken on existing networks it is required that, should the allotmentsizes be less than 600 m2 or where multiple dwellings are proposed, additional consideration needs to begiven to car parking. This may be in the form of providing formal on road parking should the existing reserveallow for it or by increasing the number of car parks within the development.

C22-1 Typical Road Width Allowances

The information set out below provides a general indication of the required widths for general traffic andpedestrian movements and how these are restricted in by vehicles parked on the road.

A 3.5m carriageway is for a one way street only. It allows a car to passa cyclist (or pedestrian), but is clearly too narrow for parking withoutblocking the street. This type of street is outside of these guidelineshowever it should be discouraged.

A 6m carriageway allows a car to pass a parked car or a moving car. Italso allows a moving car to pass a truck, but is clearly too narrow forcars to park opposite each other without blocking the street.

An 8 m carriageway is wide enough for two vehicles to pass eachother while passing a parked car. It is wide enough for a moving car topass between two parked cars, but is clearly not wide enough for twomoving vehicles to pass at once. One must give way.

8m

8m

6m

6m

3.5m

29/08/2014 77

22.5.3 School SitesIt is the consideration of these Guidelines that parking and set down / pick up at school sites are a corerequirement of the school design and should be accommodated on the school site. The design of subdivisionroads abutting school sites must incorporate provision for safe routes to schools including, but not limited to,crossing facilities as required.

In addition to the consideration and inclusion of the above, it is required that the road reserve be widened by6 meters for the extents of the school site to provide adequate space for the installation of drop-off / pick-upareas. This expansion is to only be on the School side of the road.

22.5.4 Bus Routes and Bus Stops

The developer shall provide an approved master plan developed at the planning stage in liaison with PublicTransport showing the location of proposed bus routes and bus stops including nominated sheltered busstops and/or where bus stops include other types of street furniture (e.g. seats, bins etc.).

22.5.5 Crossfall and ConfigurationTwo way cross fall is preferred for all roads as per Councils’ Standard Drawings. One way cross fall mayhowever be permitted when specific conditions are met and will be approved at the discretion of the Council.All cross sections must be designed in accordance with the Standard Drawings.

One way cross fall will only be considered when the adjacent property is a dedicated drainage reserve, or apublic reserve with specifically designed stormwater infrastructure to cater for the water. This includesmedians within road reserves. One way cross fall will not be permitted where private properties are adjacentto the low side. This includes all residential, commercial and industrial properties.

The design requirements listed in the following sections are to be adhered to.

Residential22.5.5.1The crossfall and configuration of roads within the residential network shall conform to one of the following:

> A 3% crossfall from the centreline with a kerb at each edge; or

> A 3% one way fall with a kerb on the lower edge and a kerb only on the upper side;

Industrial22.5.5.2The crossfall is to be 3% from the road centreline.

22.5.6 GradientsRoads are to be design to ensure the best possible grade to suit the natural / existing ground and tominimise the volumes of cut and fill. To aid with this, design ground levels are to be obtained from fieldsurvey data. It is not acceptable to assume the levels from contour of other types or maps.

In addition to the above, in all circumstances, all design and construction is to comply with the object andintent of the Disability Discrimination Act and the requirements and provisions of the relevant standards.

The prescribed maximum and minimum grades are listed below.

Table 10: Prescribed maximum and minimum road gradesResidential Industrial

Minor Local Collector Distributor Arterial aAllRoads

Desirable Max % 6.0 6.0 6.0 6.0 6.0 6.0

Absolute Max % 15.0 15.0 15.0 12.0 12.0 12.0

Desirable Min % 1.0 1.0 1.0 1.0 1.0 1.0Absolute Min % 0.5 0.5 0.5 0.5 0.5 0.5

a) While prescribed it should be noted that roads of this classification require detailed engineering design and master planning. This isbeyond the scope of local government/councils and shall be the responsibility of Territory Government – Road Networks toapprove following the outcomes of a detailed engineering study.

29/08/2014 78

While the above Desirable maximums specified vary from those in the standards it should be noted thatgrades up to the absolute maximum (and minimum grades) may be approved in special cases wheresufficient evidence of their requirement is provided. This evidence is to include a road safety report.Redesign is to be considered where these grades are contemplated and only after complete examination ofall options will they be accepted.

The minimum gradient for all kerb returns shall be 0.75%

22.5.7 Radii for Kerb returnsTable 11: Radii for Kerb returns

Residential Industrial

Minor / Local Collector Distributor Arterial All RoadsResidential Minor and Local 6.3m 6.3m N/A N/A N/A

Residential Collector 6.3m 9.0m 12.5 N/A N/A

Residential Distributor N/A 12.5m 15m 15m N/A

Industrial N/A N/A N/A N/A 15m

22.5.8 Horizontal curves on Road AlignmentsWidening on bends is required as per the relevant current Australian design standards. The bend andwidening shall be treated so that vehicles turning the bend do not cross over the centreline. The requiredseparation of 1.00m shall be achieved for opposing vehicles. The bend shall be line marked accordingly.

The horizontal curve radii for road alignments shall be as detailed in Table 12 below.

Table 12: Horizontal curves on Road AlignmentsResidential Industrial

Deflection Angle(Degrees) Minor / Local Collector Distributor Local Collector

75 or greater 20 60 60 60 100

60 35 70 70 70 110

40 65 80 80 80 120

30 75 100 100 100 130

20 or less 100 120 120 120 150

22.5.9 Vertical Curves

Vertical curves are to be used where the change of grade exceeds 1%. Refer to Austroads for designguidelines.

Absolute Minimum – Special consideration to be given to the length of vertical curves especially where flatgrades and ponding of stormwater may occur in kerbs and channels. Additionally the retention of minimumvelocity of channel flows for intersection design shall be designed for.

22.5.10 VergesAll verges are to be designed in accordance with the Standard Drawings and reference Policies. Theobjectives and intent is to be adhered to as set out in Council policy on the following criteria - Council Policyon Access, Footpaths and Verge widths and the Disability Discrimination Act.

Verge widths for all roads depend on a number of criteria including but not limited to the location offootpaths, shared paths, services, bus stops, landscaping, and the provision of access.

Verge grading is to be as indicated on the Standard Drawings. Where shared paths are accommodatedwithin the road reserve, the slope of the verge must be such that it does not exceed the stated grade limitsand it must be demonstrated that vehicle access can be accommodated without scraping.

29/08/2014 79

It is nominated that the grassing, street trees, and paths shall be installed by the developer as part of thedevelopment of the site. The timing for the completion of these works is at the discretion of the developersubject to the below conditions:

> The developer may opt to install the above elements prior to the construction of dwellings on each of theallotments. Should this be done, any damage done to the grassing, street trees or paths shall be repairedby the developer; or

> The developer may opt to supply a bond and complete the above works following the construction ofdwellings on the allotments. Should this option be utilised, the bond will be equal to 125% of theanticipated market value of the works.

The installation / construction of driveways is also to be considered as part of the verge. The condition for theconstruction of driveways is outlined in 22.7.

22.5.11 Lot TruncationLot truncation is required at all corner blocks.

22.5.12 Traffic Islands and RoundaboutsAll traffic islands are to be finished with a maintenance free or minimum maintenance surface. Generallyspeaking, traffic islands less than 5 square metres in area shall be concrete paving with a finished surface asspecified by the Council. Larger traffic islands may require landscaping to the approval of the Council.

22.6 KerbsThe choice of kerbing is dependent on the road type, location, and stormwater requirements. All designsmust comply with Australian Standards and the Department of Infrastructure Standard Drawing C(S) 1203(amendment 2) as outlined below.

Table 13: Kerb requirements

Road falls to Gutter Road falls away from gutter

Urban Residential

Minor / Cul-de-sac Kerb & Gutter or Kerb Mountable Kerb

Local / Access Kerb & Gutter or Kerb Mountable Kerb

Collector Kerb & Gutter Kerb Only

Distributor Barrier Kerb & Gutter Barrier Kerb Only

Arterial Barrier Kerb & Gutter Barrier Kerb Only

Industrial

Local / Access Kerb & Gutter Kerb Only

Collector Kerb & Gutter Kerb Only

Park and Open Space (Excluding Rural Residential)

All Kerb & Gutter Kerb Only

Rural Residential

Intersections Mountable Gap Kerb Mountable Gap Kerb

All Roads Nil Nil

Exception may be made to this table in accordance with Section 22.5.5.1.

29/08/2014 80

22.7 DrivewaysAll driveways must be designed and constructed in accordance with Department of Infrastructure standarddrawing C(S) 1205 (amendment 2) and all relevant Australian Standards for Access and Mobility.

Access must be provided to every part of the subdivision. All verges, whether they contain a constructedfootpath or not, are to be provided with access.

Driveways shall be located in accordance with the following criteria:

> All R1 zoned allotments (including duplex allotments) shall be Type 1 single residential driveways;

> All R2, R3 and R4 allotments shall be Type 2 Industrial commercial and Double Residential. Alternatively,two driveways or alternative width accesses may be considered based on safety, traffic management andserviceability issues. Entry only and Exit only driveways may also be considered based on safety, trafficmanagement and serviceability issues;

> All Commercial and Industrial allotments shall be Type 2 Industrial commercial and Double Residential.Wider driveways may be considered where serviceability of an acceptable design vehicle is an issue. Twodriveway accesses may be considered based on safety, traffic management and serviceability issues.Entry only and Exit only driveways may also be considered based on safety, traffic management andserviceability issues;

> Where allotments (other than schools or major shopping centres) abut or front onto more than oneroadway, then it is preferred that the driveway(s) shall access the roadway with the lower road hierarchystatus. I.e. If the allotment abuts a Collector Road and a Local Road then driveway access be to the LocalRoad;

> The driveway shall meet Austroads sight distance criteria for both entry and exit;

> Where practical, driveways shall be located such to have minimal impact to on-road parking; and

> Under certain circumstances Council may require deceleration or turning lanes to the allotment or theelimination of certain turning movements based on safety and traffic management issues.

Driveways are to be to the sizes, dimensions, grades and locations as specified and detailed on theDepartment of Infrastructure standard drawing C(S) 1205 (amendment 2).

Access ramps (pram crossings) are to be provided as per the Standard Drawing at the appropriate locationsat all intersections and any other nominated location.

22.7.1 Driveway locationsIt is nominated that when roads of differing classification intersect, the allotment driveway be located on theroad which is lower in the hierarchy. The position of the driveway servicing allotments which are located onthe corner of adjoining roads shall be located as per Table 14 below. The nominated distances are in metersand are set back from the last truncation of the kerb.

Table 14: Setback distances for DrivewaysResidential Industrial

Minor Access Collector Distributor Local Collector

Res

iden

tial Minor 6m 6m 6m N/A N/A N/A

Access 6m 6m 8m N/A N/A N/ACollector 6m 8m 10m 15m N/A N/A

Distributor N/A N/A 15m N/A N/A N/A

Industrial - All N/A N/A N/A N/A 15m 15m

In addition to the above set back requirements, the below points shall be adhered to:

> For all new developments, a new driveway plan shall be developed. This plan shall show the possiblelocations for allotment driveways and may be included with the master services plan in the designsubmission; and

29/08/2014 81

> For corner allotments were there are restrictions to the available locations for driveways, due to servicesor other infrastructure, the developer shall construct the driveway in the most appropriate location.

22.8 Shared Paths and Footpath NetworksThe provision of safe and convenient facilities for pedestrians and cyclists (and in some more rural areashorses and riders) is a primary consideration in designing a road network within any subdivision.

Subdivision design is to incorporate a system of footpaths and shared pedestrian/cycle paths connectingresidential areas, and open spaces and to provide access through the subdivision.

A master plan for subdivision design developed during the planning process is to incorporate a system offootpaths and shared paths to provide access through the subdivision and connecting with neighbouringsuburb pathway systems, proposed schools, shops, unit/ flat developments, residential areas, open spacesand playing fields.

Shared use paths are shared between pedestrians and cyclists, and are the most common type of facilitydue to the cost to construct separated path facilities, as well as limitations of space. Shared paths are to beinstalled in favour of cycle paths. The shared paths shall be installed along road side where there is no orlimited vehicle crossovers or on the public reserve side of a roadway adjacent to parkland.

Footpath design and construction must meet the requirements of these guidelines and the Standarddrawings presented in Part 8. It is a requirement that all pedestrian access meets or exceeds AustralianStandards for Access and Mobility.

Footpaths are to have a minimum width of 1.5m and be constructed using concrete of an approved strength.The exception to this is, for Southern regions, reinforced concrete shall be used to reduce the likelihood ofcracking resulting from excessive heat.

Shared use paths shall have a minimum width of 2.5 metres and be construction using reinforced concreteas detailed in the standard drawings.

Table 15: General Path Requirements

Minor Local Collector Distributor Arterial

Path type Footpath Footpath Shared & Footpath Shared & Footpath Shared Path

Side One side Both sides One either side One either side Both sides

22.8.1 Disabled Access Ramps / Crossing PointsDisabled access ramps are to be provided at all kerbs where footpaths and shared pedestrian/cycle pathscross roadways. These shall be designed and constructed in accordance with AS 1428.

Typically, crossing points will be at intersections or where designated paths change from one side of a roadto the other. Developers shall provide other appropriate crossing points as required to ensure that continualaccess is provided to any installed path.

22.9 Existing NetworksIt is required that a basic traffic assessment shall be completed for any proposed development. Thisassessment shall provide the anticipated trip generation for the development and indicate the likely effect onthe existing network. A network impact assessment shall be completed by a qualified traffic engineer for anyinstance where this initial assessment shows to decrease the level of service (or have a noticeable impact)on the existing network.

22.9.1 Traffic Impact AssessmentsA Traffic Impact Assessment (TIA) report provides details on the likely impacts of a development on theoperation of local transport networks. As noted above, this assessment is required when the development isconsidered to have an impact on the safety or operational efficiency of the existing road network.

29/08/2014 82

A Traffic Impact Assessment is required to be undertaken by a suitably qualified professional. At a minimum,the report should address the following:

> Current traffic counts at key intersections and 10 year growth projections;

> Estimated traffic generated from the development;

> Intersection analysis at key intersections using traffic modelling software such as VISSIM, SIDRA or asimilar traffic modelling software;

> Service vehicle arrangements for the site;

> Demand / adequacy of on-site parking;

> Provision for public transport; and

> Provision for cyclist and pedestrian access.

22.9.2 Road Safety audits

All new roads must be audited for the first 4 stages listed in AustRoads Road Safety Audit Guidelines.

22.10 Battle Axe AllotmentsWhere urban, rural or semi-rural type subdivisions contain proposed battle-axe allotments, the access mustbe constructed at the time of the subdivision. This type of lot shall be limited to a ratio of 1 per 30 allotments.

Council will not take over these accesses for future care and maintenance either as road reserve or right ofway easements.

22.10.1 Urban AreasBattle axe legs with lengths of more than 20m, are to be treated as roads, i.e., access ways. All relevantdesign and construction requirements apply, including but not limited to lighting and drainage. Drainagefrom the properties is to be contained within the site and connected to the underground infrastructure. Allaccess pavements are to be centrally located to allow equal access to all properties.

22.10.2 Rural or Semi-Rural Type Developments

Rural battle-axe accesses are to be treated as per the urban standard. The construction material is a chipseal to the minimum width plus 500mm shoulders.

22.11 Road Pavements and Wearing Surfaces

22.11.1 Design for Flexible Pavements

The Developer is to prepare detailed designs for flexible pavements in accordance with the following:

> A Guide to the Design of New Pavements for Light Traffic – (APRG Report No 21)

> Pavement Design – A Guide to the Structural Design of New Pavements – (Austroads)

> Sealed Local Roads Manual - (ARRB)

Notwithstanding anything stated in the design Guidelines, the minimum design life for pavements is 40 years.The minimum accepted pavement thickness and make-up for residential roads is;

> Subgrade shall be 150mm minimum compacted thickness and compacted to 95% MMDD;

> Sub-base and Base courses shall be 150mm minimum compacted thickness and compacted to 98%MMDD and 100% MMDD respectively; and

> Wearing surfaces shall be 25mm minimum compacted thickness of asphaltic concrete.

The wearing course on all residential roads is to be asphalt over a primer seal.

Asphalt is to conform to Urban Mix Type 2 as Specified in the Technical Specification.

29/08/2014 83

22.11.2 Design of Other Types of PavementsOther types of pavement construction, such as Rigid Pavements and Segmental Pavements, may beproposed and these will be considered based on their merit.

These guidelines are supportive of alternative pavements, especially in lesser use environments; includingbut not limited to, access ways and roads.

For Segmental Pavements, the following publications by the Concrete Masonry Association of Australia(CMAA) are to be consulted and the guidelines set out are to be followed:

> Concrete Segmental Pavers - Design Guide for Residential Access ways and Roads:

> Concrete Segmental Pavers - Guide to Specifying; and

> Concrete Segmental Pavers - Detailing Guide.

22.11.3 Pavement DrainageThe Developer is to design for pavement drainage, where necessary, to maintain a moisture free sub-gradeand base course as determined by the site geotechnical investigation.

All roads are to be provided with appropriate sub-surface drainage to both sides of the pavement and at anyother location in or across the pavement, unless it can be adequately demonstrated that such drains are notrequired.

To demonstrate the above, investigation and design is to be carried out in accordance with the provisionsand recommendations of:

> Sub-surface Drainage of Road Structures – (ARRB Special Report no 35).

Sub surface drains are to be located and constructed in accordance with the Standard Drawings.

29/08/2014 84

23 Storm Water Drainage

23.1 General RequirementsDevelopers subdividing land for urban residential, rural residential, commercial or industrial developmentsare required to provide an adequate stormwater drainage system. This is to be done such that stormwaterflows to a lawful point of discharge without damage to adjacent property or existing infrastructure. Thestormwater drainage network shall be based on a system of sealed roads, kerbs and gutters, entry pits andunderground drainage, and be supplemented, when applicable, by a system of floodways located in openspaces or drainage reserves.

Developers, at the preliminary assessment stage, should discuss the requirements for the stormwaterdrainage of any new subdivision. At this assessment stage, a preliminary drainage proposal andinvestigation will be required. This proposal will define the drainage requirements for:

> The initial and major storms;

> Consider upstream and downstream catchments;

> Identify necessary floodways;

> Consider the implications of high tide occurrences (if applicable); and

> Nominate any upgrades required to the existing infrastructure.

Results of this investigation shall be included on a master plan for drainage which shall be provided forapproval at the rezoning / development application stage.

While roadways may form a floodway, they are not to be viewed as primary drains. Public amenity, usability,risk, and safety are to be paramount considerations.

Consideration is to be given to the impact of the proposed drainage system on existing drains, buildings, anddownstream catchments. Approval must be sought and granted, in writing, from any properties for which it isanticipated that stormwater will be discharged through from the proposed subdivision. This does not includethe connection to existing networks however engineering design will be required in these situations to ensurethat the existing system is capable of handling the addition flow.

To avoid mosquito breeding and associated issues, all drainage systems and associated structures shouldbe designed in consultation with the Department of Land Resource Management (DLRM) and theEntomology Section of the Department of Health and Community Services. Large bodies of standing waterfor periods of longer than 5 days after wet weather will not be accepted. Standing water bodies where usedin conjunction with wetland environments, may be considered when supported by the above Agencies.Further information detailing the DLRM and Entomology regulations can be found in Part 5.

23.2 Stormwater Design PrinciplesThe general stormwater design philosophy to be adopted for all new subdivision developments is asdescribed in the following sections. As well as providing the necessary infrastructure to protect the publicfrom the effects of stormwater runoff, the overall development must provide for the adequate discharge ofstormwater from the site.

The drainage system shall be designed to cater for two different storm events, the initial storm and the majorstorm. The required storm event for each scenario is listed in 23.4.1. Additionally, the below requirementsare to be met:

> All stormwater runoff generated under the initial storm is to be collected and connected to theunderground drainage system;

> The additional stormwater runoff generated below the major storm may be contained within flood ways;and

> If necessary, all of the major storm flow may have to be under-grounded.

29/08/2014 85

23.3 Design StandardsStormwater drainage design is to conform to the versions of the following publications which were current atthe time of last review for these guidelines:

> Australian Rainfall and Runoff - (IEAust);

> Queensland Urban Drainage Manual; and

> Sub-surface Drainage of Road Structures – (ARRB Report – Gerke).

23.3.1 Allotment Drainage

Stormwater drainage from all low to medium density residential lots, with an area of greater than 600 squaremeters, may be discharged across the lot surface (sheet flow) to the road reserve or main drainage system.Should internal lot drainage concentrate stormwater flow (e.g. downpipes) then it may not be dischargedonto public land in that form. In this situation, internal lot drainage will need to be collected in an undergroundsystem and connected to the public drainage system to Council’s satisfaction.

Drainage from high density residential lots (including Duplex and unit sites), all lots less than 600 squaremeters in size, any lot with a zero lot line, as well as Commercial and Industrial lots shall be collected withinthe allotments and conveyed by underground pipes to the main public drainage system. The capacity of suchpipes shall be suitable to cater for the initial storm, whilst major flow shall be discharged to the adjacentpublic drainage system (generally road reserve) in a controlled manner which does not allow concentratedflows. The capacity of the public drainage network shall be checked to ensure that it is capable of taking theflow generated from the development.

Drainage shall not be directed from one lot to another unless the natural terrain is too steep to make lot re-grading practicable. In such situations, rear or side of lot drainage shall be provided in accordance with therequirements of Council.

23.3.2 Public Drainage ReserveRoadways are to primarily serve the purpose of catering for vehicular and pedestrian traffic as well asproviding access to abutting property. Whilst forming part of the formal drainage system, roadways are notconsidered primary drains or floodways and public amenity and safety shall be paramount considerations.Section 23.4.4 defines the parameters for stormwater flow within road reserves.

Subsoil drainage is essential within road reserves and shall be provided in accordance with section 23.6.

Open surface drains may be approved in accordance with section 23.7.10. Furthermore, for NorthernRegions, all open drains shall be lined with appropriate dry land grass as a minimum, shall be designed withpublic safety and amenity as the primary considerations.

Environmental considerations are also major design requirements for all drainage infrastructure andsubdivision designs must be undertaken in consultation with DLRM, the EPA and other relevant Agencies. Inparticular, soil erosion and sediment control measures will be necessary both during construction and duringthe long term performance of any drainage infrastructure. Erosion and sediment control plans for alldevelopments shall be submitted to DLRM for approval prior to work being undertaken.

Where drainage outlets or outfalls are influenced by tidal action, an appropriate analysis is to be undertakento ensure major storm design criteria are met and that there is no surcharge at stormwater pits during theminor design storm.

No drainage low points with associated ponding will be allowed within the kerb radial sections ofintersections. Low points are to be located before the tangent point on the side road of the intersection.

23.3.3 Adjacent Catchments and Drainage NetworksThe Consultant shall examine the total drainage catchment and network for a new development and ensurethat the drainage system for the subdivision is capable of accepting the ultimate design flows from anyupstream catchments. In addition, the Consultant must ensure that it does not exceed the capacity of anydownstream networks that it connects to.

29/08/2014 86

Where a new subdivision is located at the upstream end of a catchment in common with existing developedland for which there is no master drainage plan, the existing Council drainage system may not have sufficientcapacity to carry the design flows generated by the new development. In these circumstances, the Developeris to prepare and submit an overall drainage plan which examines the complete downstream drainagenetwork and evaluates the maximum quantity of stormwater that can be discharged into the existing network.If the capacity of the existing network is exceeded, then the surplus water shall be detained within the newsubdivision or the existing network shall be upgraded at the Developers cost.

In situations where the new subdivision is at the upstream end of privately owned land, arrangements are tobe made by the Developer with the owner of the downstream land to provide easements as required over theroute of the drain and to construct or upgrade the drainage system as required. These easements shall begranted to Council at no cost.

Where an existing drainage path or formal system from an upstream catchment passes through a newsubdivision, the drainage system within the new development must be designed to cater for the ultimate flowfrom the upstream catchment.

If a new development is to be staged, an overall drainage plan for the whole of the catchment is to beprovided before approval will be given for any individual stage. Drainage for each individual stage will needto be designed and constructed in accordance with the master plan. For staged developments, the trunkdrainage system shall be constructed from the downstream end of the catchment up, regardless of where theactual development works commence.

The Developer is required to liaise and negotiate outfall requirements with the appropriate Authority wherethe drain discharges into a watercourse, creek, river or the sea.

23.3.4 Flood Management and ControlThe stormwater management system shall incorporate flood retardation where it is considered feasible andpractical in the context of the proposed development. The intended aim of this treatment is preserving postdevelopment peak flows discharged from the site close to pre development levels.

Flood retardation storages can be co-located with systems such as wetlands and bio-retention systems andcan be located in naturally waterlogged areas. These facilities should ensure that the size of downstreaminfrastructure is managed and favors the creation of ‘natural’ waterways rather than engineered opendrainage channels.

23.4 Design CriteriaDesign computations shall be submitted when approval is requested and shall include computations for theinitial and major storm event together with a plan showing the extent of flooding in the major storm. Thesecomputations may be completed via the use of computer programs as stipulated in section 23.9. Relevanthydrological and hydraulic design criteria are outlined in the below sections.

The criteria for stormwater infrastructure are outlined in detail in section 23.7 of these Guidelines. However,as a minimum, the following general design criteria shall apply to all new stormwater systems;

> The minimum pipe diameter for a drain picking up surface flow within the road reserve is 375 mm andClass 2 concrete or equivalent is the minimum strength standard;

> Piped systems are to have the capacity to accommodate the design rainfall with the top water level inside entry pits a minimum of 150 mm below the surface entry level and a minimum of 300 mm below thesurface for junction pits, manholes, and other structures;

> Energy losses must be allowed for in drainage lines;

> Stormwater drainage lines in road reserves are generally to be aligned in accordance with therequirements of the services locations and the pit details and pipe laying and subsoil drainage details asset out in the Standard Drawings in Part 8;

> Sealed joints are to be used for all drainage lines, i.e. external bands or rubber ring type joints;

> Where possible, stormwater pipes are not to be installed within private properties;

29/08/2014 87

> The minimum easement width is to be 3.0m for pipe diameters of 525mm (ID) or less and at depths up to1.5 m. Increased easement widths are to be provided for pipe diameters 600mm (ID) or greater at aminimum ratio of 5 x OD. Additionally, for pipes greater than 1.5m deep, consideration shall be given toshoring / benching;

> Drainage connections to Council’s system shall be located at the lowest point of each allotment;

> All drainage systems subject to tidal influence (RL 3.95 AHD or lower) shall be marine grade; and

> Concrete structures shall conform to AS3600.

23.4.1 Coefficient of DischargeThe coefficient of discharge is dependent upon land type, land use and soil types and must take into accountthe future development of the catchment as indicated in the Planning Scheme or zoning maps for therelevant local government. It should also not be less that the value determined for the catchment underexisting conditions. The designer is to assess and confirm the coefficients, as per the process detailed in theQueensland Urban Drainage Manual (QUDM) prior to undertaking drainage design for the proposeddevelopment. The designer is to treat any and all drainage catchments as being totally saturated.

23.4.2 Recurrence IntervalsStorm recurrence intervals for the two defined storm events shall be in accordance with the following.

Table 16: Stormwater Reoccurrence IntervalsStorm Recurrence Interval

Catchment Zoning Initial Storm Major StormResidential 5 100High Density 10 100Commercial / Industrial 5 100All open space 2 100All other zonings 2 100Highways 50 100Areas of significance 100 500

23.4.3 Time of Concentration and Rainfall IntensityGenerally, a minimum time of concentration of 5 minutes can be used for a standard allotment. Fullydeveloped catchments are to be considered when determining the time of concentration, resulting criticalstorm durations, and stormwater flows.

The design rainfall intensity for the calculated storm duration is to be determined from the appropriate DesignRainfall Intensity Diagram located at www.bom.gov.au.

23.4.4 Allowable Use of Roads, Open Space and Drainage Reserves for Storm RunoffStormwater must be contained within the limits tabulated below for the initial and major storms.

29/08/2014 88

Table 17: Stormwater level limitations for Road Networks and Public Open SpaceClassification Initial storm Major storm

Residential – UrbanMinor / local access The flow depth should not overtop the kerb

and flow widths should generally be lessthan 2.5 m from the kerb line.

Flow may spread to the road reserveboundary but the maximum depth inthe roadway is not to exceed 300mmnor should D x V exceed 0.4.

Collectors andDistributors

The flow depth should not overtop the kerband flow widths should generally be lessthan 2.5 m from the kerb line.


For Collectors, a minimum pavementwidth of 2.5m should remain freefrom inundation. For Distributors, aminimum of 1 lane in each directionshould remain free from inundation.

Open space anddrainage reserves

Flow to be contained within formal drainsand the velocity is not to exceed scourvelocity (1.5m/s in OUD’s for Northernregions and 0.5m/s for OUD’s in Southernregions)

Flow to be contained withinboundaries and the velocity is not toexceed scour velocity (1.5m/s inOUD’s for Northern regions and0.5m/s for OUD’s in Southernregions)

Pedestrian Linkages Minimum 1.0 m width adjacent boundariesto be free of water and pathways to be freeof water.

Flow to be contained withinboundaries. Maximum depth andvelocity as for access road.

Residential – RuralAll Roads Flow shall not overtop the kerb and shall

leave at least 3.0m width of road free ofwater.

Flow may spread to the road reserveboundary but the maximum depth inthe roadway is not to exceed 300mmnor should D x V less than 0.4 m/s.

Industrial / CommercialAll roads Flow may not overtop the kerb and shall

leave a minimum 3.0m width of roadwayfree of water.


D = Depth (m) and V = Velocity (m/s)

Floor levels of all existing buildings within or adjacent new developments along watercourses and maindrains are to be a minimum of 300 mm above the major flood level.

23.5 Drainage Catchments and Networks

23.5.1 Upstream Catchments Passing Through Subdivision

The Consultant is to examine the total drainage catchment and ensure that the drainage system for thesubdivision is capable of carrying the ultimate design flow from the upstream catchment.

In this instance, Developers are responsible for negotiating their own cost sharing arrangements.

23.5.2 Shared Catchment

Developers, who are developing simultaneously and whose land shares a common drainage catchment,have a shared responsibility for ensuring that the whole of the catchment is drained as required.

29/08/2014 89

23.5.3 Staged SubdivisionWhere development is staged, an overall drainage plan for the whole of the catchment is required beforeapproval will be given to any individual stage. Drainage of each stage is to be in accordance with the overallplan and the requirements outlined in section 23.3.3.

23.5.4 Subdivision Occupies Upper Part of the Catchment

Where a new subdivision occupies the upper part of a catchment in common with existing developed land forwhich there is no overall drainage catchment plan, the existing drainage system of the Council may not beable to carry the design storms applicable to the design recurrence intervals detailed in these Guidelines.

In these circumstances the Developer is to:

> Prepare and submit an overall drainage plan; and

> Examine the complete downstream drainage network to evaluate the maximum quantity of stormwaterthat may be discharged into the existing network. If the capacity of the existing drainage network isexceeded, the surplus water, if feasible, is to be retained and disposed of within the subdivision or if not,the existing system is to be upgraded at the Developers cost to accommodate the design run-off.

C23-1 Hydrologic assessment of catchments not fully developed

Traditional drainage standards require design discharge rates to be based on a fully developed catchment inaccordance with the current Planning Scheme or Strategic Plan. Unless otherwise directed by the localgovernment, the design discharge rate has traditionally assumed no flow attenuation within future upstreamdevelopments.

The main benefit of this practice was that it minimised the need for stormwater detention/retention systemswithin developing catchments. The disadvantages associated with this approach are:

> Accelerated downstream watercourse erosion if runoff from the upstream development is not regulated toavoid increases in discharge

> The high cost of trunk drainage systems.

Even with current stormwater practices it may not always be appropriate to assume future upstreamdevelopments will adequately attenuate flows. For example, parts of the upper catchment may have beenapproved for development under an old Planning Scheme where flow attenuation was not required.Developers need to obtain guidance from the local government as to what flow conditions should beassumed for the fully developed upstream catchment.

23.6 Subsoil DrainageSubsoil drainage is required in all road reserves to protect road infrastructure from the effects of groundwaterseepage. Where necessary, subsoil drainage shall also be incorporated into new allotments, walkways,drainage reserves and open spaces to ensure adequate protection of buildings, structures and publicamenities from groundwater. The Developer shall be responsible for undertaking a detailed investigation todetermine the scope of drainage works required.

Subsoil drains within road reserves shall include a trench extending below the pavement sub grade levelcontaining even sized, hard, durable aggregate and a slotted pipe or strip drain at the invert of the trench.The entire trench shall be wrapped in geofabric.

If groundwater seepage problems occur in the developed area within the nominated defects liability period,the developer is responsible to carry out remedial works to ensure that each lot remains suitable for itsintended residential use.

23.7 Drainage Structures

23.7.1 GeneralAll drainage structures including pipes, culverts, pits and open drains shall be constructed in accordance withthe DoI master specification for road works and these Guidelines.

29/08/2014 90

Standard drawings are provided in Part 8 for drainage structures. Although the standard drawings arespecified, alternatives including precast concrete inlet structures may be used subject to approval by Council.

23.7.2 Drainage Pits and structuresRegardless of standard details, internal dimensions for all drainage pits shall be in accordance withAS 3500.3.2 and work health requirements for access into structures. Pits greater than 1.2 m deep shallhave step rungs provided for access. These rungs shall be non-corrosive (plastic) material.

Side Entry Pits23.7.2.1Spacing and size of side entry pits shall be designed to ensure minimum flow widths and depths as specifiedin Table 17 are achieved. In addition to these locations, side entry pits should be located at all road lowpoints and immediately upstream of intersections and pedestrian crossing points.

Side entry pits should be located so as to avoid conflict with driveways on all new allotments. Where aconflict occurs, any stormwater pit relocations shall be undertaken by the Developer at their expense. Toavoid such conflicts, a master plan shall be produced prior to commencement of development which shallshow the nominated location for driveways in each new allotment.

The clearance between the kerb invert and the underside of lid, or lid support where applicable should be atleast 100mm but not greater than 125mm, thus eliminating the need for protector bars. Where the inletclearance of greater than 100mm is not possible, a 12mm diameter bar shall be placed horizontally at themidpoint across the opening for safety purposes.

Side entry pits shall include the use of deflectors within the kerb water table at all structures.

Each drainage structure shall have a minimum fall across the bottom of the pit of 30mm.

Where possible, stormwater pits shall not be located at intersection tangent points or within the kerb radii.Where there is no suitable alternative, stormwater pits located in these areas are required to be fitted withheavy-duty frames and lids to provide protection from damage by wheel loads.

Junction pits and kerb side access chambers23.7.2.2Junction pits or kerb side access chambers are to be constructed at all pipe junctions as well as changes indirection, grade or diameter where there is not already a side entry pit or other inlet pit. On long lengths ofpipe with constant size and grade, junction pits shall be constructed at maximum 90m intervals for cleaningand maintenance purposes.

23.7.3 Grated inlet and letter box pitsGrated inlet or letter box pits shall be constructed within the invert of open drains or at low points in openspace reserves so as to contain stormwater flows in accordance with Table 17.

Grated inlet pits will not be permitted within road reserves and should be avoided in all areas. Letter box pitsare preferred.

23.7.4 Underground (blind) pits

Underground pits or junction chambers will not be accepted.

23.7.5 Drainage Pipes and Culverts

All drainage pipes and culverts shall be proprietary brand Reinforced Concrete or Fibre Reinforced Concreteof suitable strength and manufacture constructed and tested to Australian Standards. Concrete pipes shallhave sealed joints such as external bands or rubber ring joints.

The installation of pipes and culverts including supply, delivery, trenching, bedding, installation and backfillshall be undertaken in accordance with the DoI Standard Specification for road works.

23.7.6 Cross Road DrainageWhere a drain crosses a road, the residual flow network from the minor and major storm shall be containedwithin the easement width across the road. Alternatively, it shall be at the same location as the culverts andnot cause flooding to adjacent properties.

29/08/2014 91

23.7.7 Catch DrainsOpen catch drains shall be provided as necessary in open spaces, walkways, drainage reserves and at therear of allotments that border undeveloped land which slopes towards the development. Catch drains inurban residential areas shall be concrete lined unless it can be demonstrated that flow velocities and materialproperties will not be susceptible to scour problems and detailed in Table 17. In such situations, drains shallbe lined with suitable dry land grass.

In rural subdivisions, grassed catch drains with 1m wide concrete inverts may be permitted in lieu of concretelined drains.

If any deflections in drain alignments are necessary, horizontal curves of 5m minimum radius shall beprovided. Easements are required over all drains and associated structures within allotments.

23.7.8 Stormwater Property ConnectionsAs discussed in section 23.3.1, a dedicated underground drainage connection shall be provided to all lotssmaller than 600 square meters, all non-single residential allotments (such as Duplex sites and units) and allcommercial and industrial allotments. These connections shall be appropriately designed to collect drainageduring the initial storm and shall meet the minimum criteria outlined below.

For residential allotments, stormwater connections shall comprise a minimum 600 mm by 600 mmstormwater junction box located appropriately in the low corner of the allotment adjacent the road reserve.From this collection pit, a minimum size 225mm diameter outlet pipe shall cross the road verge and connectto a suitable drainage pit on Councils underground stormwater system in the road reserve.

For commercial and industrial allotments, the outlet pipe shall be a minimum of 375 mm diameter and shallbe a reinforced concrete pipe.

23.7.9 Inter Lot Surface DrainageInter lot surface drainage will not be approved. Where reasonably practicable, allotments should be gradedtowards the adjacent servicing road reserve or drainage reserve. In circumstances where the natural terrainis too steep to allow suitable re-grading, rear or side of lot drainage easements shall be provided (granted toCouncil and at no cost to Council) with suitable infrastructure to convey drainage underground to the publicdrainage system in the nearest road reserve, open space or drainage reserve. In such circumstances,justification shall be provided in the design report as to why lots could not be graded to the adjacent roadreserve.

Rear or side of lot drains may include a surface catch drain and shall require an inlet pit at the low point ofeach allotment such that surface drainage cannot cross property boundaries in the initial storm. The inlet pitswill connect to an underground pipe system running centrally within the easement.

23.7.10 Major Open DrainsLarge open drains will only be approved within dedicated drainage reserves (granted to Council) and mustbe designed to ensure public safety and amenity is maintained as a priority.

In all situations, regardless of scour control measures, velocities in open drains should be restricted to amaximum of 1.5m/s in OUD’s for Northern regions and 0.5m/s for OUD’s in Southern regions. Dropstructures may need to be used to reduce the longitudinal slope in order to control velocities. The design ofdrop structures shall take into account scour, erosion, and any associated maintenance issues as well aspublic safety.

Major open drains shall be designed to cater for the major storm (100 years Average Recurrence Interval)from a catchment. All open drains shall include a minimum of 150 mm freeboard at this design flow.

The size and extent of major open drains shall be controlled through the use of retardation basins. Wherehigh flows and formal drains cannot be avoided, appropriate scour protection shall be provided to the andshall be included within the base and extend up the batters to a level equal to or greater than the 1 in 10 yeardesign flow level. Appropriate forms of scour protection can include concrete, mortared stone pitching, rockfilled mattresses, Ecocell (or similar product) etc. at the discretion of Council.

29/08/2014 92

Regular low flows from situations such as light rainfall, irrigation and groundwater drainage can cause scourin the inverts of drains or alternatively create boggy areas where longitudinal gradients are flat. These lowflows shall be collected and disposed of through the inclusion of concrete inverts, subsoil drains/low flowpipes beneath drain inverts or similar appropriate techniques. Where concrete inverts are used, these shallcontain a shallow invert and be a minimum of 1 meter wide in order to facilitate ease of maintenance.

Where it is not proposed to restrict public access, open drains should comply with the followingrequirements:

> Side slopes should not exceed 1 in 4 on grassed drains;

> On all other drains, side slopes should not exceed 1 in 4;

> Maximum depth not to exceed 850 mm with an additional 150 mm freeboard;

> Appropriate safety measures shall be provided to protect the public from being trapped within a drainduring flash flooding;

> Surface is to be grassed where the structure or facility is integrated into public open space; and

> With the exception of ornamental lakes and wetlands, all other drains are to be designed to only retainwater during storm conditions and shortly thereafter.

Where it is proposed to restrict public access, or where the above requirements cannot be met, fencing is tobe provided with suitable gates for maintenance access as well as other appropriate safety measures.

Rural and semi-rural subdivisions23.7.10.1Developers of rural and semi-rural subdivisions are required to provide for stormwater run-off from all areasin accordance with Australian Rainfall and Runoff and as described below. Drainage will normally beaccommodated by open drains both alongside roads within the road reserve and through drainageeasements.

Typically, roadside open drains in rural and semi-rural subdivisions shall be designed to accommodate the 1in 5 year storm, with the road reserve capable of conveying the 1 in 100 year storm. Open drains ineasements shall be designed to cater for the 1 in 100 year storm.

Where pipes or culverts are constructed within roadside drains to accommodate driveway crossovers, thesestructures shall be sized so as not to restrict the design capacity of the drain.

Grassed drains may be approved in rural areas but shall be subject to grades, velocities and soil types.Scour protection will be required at changes of direction, drop structures and at the inlet and outlet to pipe orculvert structures. All culverts under roads and driveway crossovers and all pipe entries and outfalls shallhave standard headwalls.

Appropriate safety devices such as guideposts are to be provided at the road shoulder to protect and adviseroad users of the presence of the drain.

23.8 Stormwater Management, Erosion and Sediment ControlAll drainage systems are to be designed to incorporate water sensitive design principles. Three of theprimary goals that should be adopted when designing for stormwater management are:

> To reduce both the peak flow and total volume of stormwater runoff;

> To control pollution and minimise the effect on downstream waterways and the environment; and

> To collect stormwater and reuse (stormwater harvesting).

The Developer shall adopt water sensitive design principles and sustainable development principles in thedesign of stormwater drainage systems for subdivision development. Developers shall include a discussionof the water sensitive design principles elements proposed within a development within the design report andspecifically describe what elements have been put in place and explain reasons for where treatments havebeen excluded.

29/08/2014 93

The following provides guidelines on the specific requirements for water sensitive design principles as wellas principles that Developers should consider in new subdivisions.

23.8.1 Stormwater Management, Erosion and Sediment ControlCouncil will not accept any polluted stormwater runoff into its drainage systems. It is therefore essential tothoroughly plan for Stormwater Management and Erosion control in any proposed development.

Sediment and Erosion Control Plans and Stormwater Management Plans shall be provided as part of theapproval process. These plans shall be prepared for both the construction process for any stage of adevelopment as well as for the fully developed system. Council shall have input into the preparation of theplans but the plans must be formally reviewed and approved by DLRM. A copy of the final approved plansshall be provided to Council.

Retardation basins, artificial wetlands, bio-retention basins, bio-retention swales, nutrient stripping basins,gross pollutant traps, sedimentation and erosion control measures and siltation basins shall be incorporatedas appropriate in the drainage system for a new development. These facilities are to be designed inaccordance with Australian Rainfall and Runoff and other relevant publications and are to be sited to suit therequirements of the drainage system and Council.

Retardation basins shall be considered and included as part of the development where appropriate. As aminimum, retardation basins should reduce peak flows from a development to the capacity of thedownstream drainage facilities. At the Development Application stage, Council may require additionalrestrictions on stormwater discharge, including reducing peak flows to the undeveloped state from acatchment. These basins are not to be installed on Council land.

Wetlands shall be included as appropriate in the overall stormwater management system with a primaryfunction of removing pollutants from stormwater. These wetlands shall also add value to a development byproviding habitat, passive recreation, improved landscape amenity and temporary storage of treated waterfor reuse schemes.

Stormwater harvesting through retention and reuse shall be adopted for all new Developments. In particular,stormwater should be harvested for use in irrigation of reserves and open space. Where harvesting is notproposed, reasons for its omission shall be discussed in the design report (refer to section 57) and shall besubject to the approval of Council.

Sediment, silt and nutrients can all be generated from a stormwater catchment and must be separated fromstormwater flows before they discharge to natural watercourses. Wetlands, basins (including bio-retentionbasins and swales) and natural reed beds are all features that should be considered for the control of thesepollutants.

All facilities that may hold water for periods of time shall be designed and located so as to ensure publicsafety (especially children) and to restrict mosquito breeding and the impact of mosquitos on residents.These facilities shall also be reviewed and approved by the Department of Health and Community Services.

23.8.2 Gross Pollutant TrapsOils, greases and gross pollutants will typically be generated from developments, particularly fromcommercial and industrial catchments. The use of gross pollutant traps and oil/grease arrestors must beconsidered as part of the drainage design for all developments.

Stormwater discharged from a development must be of suitable quality to not adversely affect thedownstream environment. It is the Developer's responsibility to incorporate gross pollutant traps and otherwater cleansing facilities throughout the development. These should be appropriately designed and locatedto best achieve the following criteria:

> Produce optimum removal of pollutants;

> Consider and minimise ongoing maintenance requirements/costs;

> Provide suitable maintenance access; and

> Consider the types of pollutants being generated from a catchment.

29/08/2014 94

In commercial and industrial developments, pollutant control devices should be located at source due to thenature and volume of pollutants typically generated.

23.9 Computer Programs / ModellingComputer models are expected to be used in all except the most minor drainage systems; however manualcalculations should also be used as part of the checking and calibration process. Computer models shouldbe used for the assessment of hydrologic, hydraulic and water quality. As with all computer software,designers are expected to be familiar with the underlying concepts used, the limitations of those conceptsand the capabilities/limitations of the programs themselves.

Designers should be aware of the need for model calibration and the limitations which should be placedupon results where such calibration is not available. Sensitivity analysis is recommended so that thesensitivity of the program’s performance in any given situation can be measured against variation inuncertain parameters.

23.9.1 Computer modelsThe use of computer modelling for flood assessments and drainage design is now standard industry practicein all but minor drainage systems; however, manual calculation procedures for the estimation of flow and thesizing of drainage components remain an important part of the checking and calibration process.

Hydrologic models23.9.1.1In broad terms, there are two types of hydrologic models, being:

> Individual rainfall event simulation; or

> Continuous, long-term simulation of runoff characteristics.

Continuous long-term simulation models are becoming more widely used in understanding the totalhydrologic cycle, including effects on volumetric runoff, base-flow in streams and seasonal variability, and theeffects of development and infrastructure on the hydrologic cycle. They are also used as part of catchmentpollutant yield simulations and associated stormwater management.

Individual rainfall event simulations are aimed primarily at assessing the effects of severe to extreme floodevents due to specific rainfall events, usually of durations less than a day, for all but large river systems.

Generally, dynamic analysis—taking account of the shape and volume of the flood hydrograph—is required(except for minor drainage systems) to ensure that the true effects of flooding and development impacts,such as loss of floodplain storage and the timing of the flood wave, are properly understood.

Hydraulic models23.9.1.2With the rapid increase in computational ability of microcomputers, the use of dynamic flow models hasbecome routine and full two-dimensional surface linked to one-dimensional sub-surface models has alsobecome more widespread.

Hydraulic models fall into the following general categories:

> Peak flow steady state/backwater (both pipe and surface/open channel) one-dimensional (1D);

> Dynamic (full hydrograph) 1D models (both pipe and surface/open channel flow);

> 2D dynamic (surface flow); and

> 1D/2D dynamic (combined surface and pipe flow).

There are many specialist 1D peak flow, steady state models available that take account of pressure flow,pipe, pit and inlet losses, pit bypass and inlet and outlet losses. In general, these models are designed forroad and trunk drainage systems of localised catchments, where design flows are less than 15 m3/s.

For large open drain and creek systems, where flow paths are well defined and contained, dynamic 1Dmodelling is recommended. Steady-state analysis may only be applicable where storage/ attenuation andflood peak timing is not critical.

29/08/2014 95

For floodplains or urban flooding situations with complex flow patterns, dynamic 2D modelling isrecommended. 1D/2D modelling is also preferred for complex urban flow situations with significant sub-surface flow networks, particularly where there is the potential for significant overland flow that may notfollow the road and pipe systems.

Water quality models23.9.1.3Available water quality models are generally either catchment pollutant yield models—which use continuoushydrologic simulation—or in-channel/water body process models. Examples of the former are MUSIC andXP-AQUALM, and of the latter are MIKE-11 WQ, MIKE-21 WQ, SOBEK and Delft 3D. More details areprovided in ARQ (Engineers Australia, 2005).

23.9.2 Reporting of numerical model outcomesDesigners who use numerical models to design and/or support their design, have a duty of care to provideregulating authorities with sufficient information about the model and its outcomes to allow the regulatingauthority to adequately review the model’s suitability and output.

In effect, the designer has two tasks; one, to operate the model appropriately and therefore obtain anappropriate model output; and two, to demonstrate that the model set-up and output are appropriate for thesite conditions. It is noted that the latter task cannot be achieved if the regulating authority, theirrepresentative, or a third-party reviewer are either not familiar with the model, or are not supplied withsufficient information to review the model and its output.

It is noted that most problems/errors occur with the application of a numerical model rather than the initialdevelopment of the software program. If an in-house software model is used in the design of a drainagesystem, then it is not sufficient to simply indicate to the regulating authority that the software has beencalibrated, or that the software is similar to another commercially available program.

As a minimum, when a numerical model is used in the design of a stormwater system, then the followinginformation should be supplied to a regulating authority:

> Name and version of software package;

> Full details of the modelling assumptions;

> Review of model calibration;

> Copy of the model’s error listing output file; and

> Copies of input data should be made available to the local government (i.e. supplied on request).

29/08/2014 96

24 Lighting

The Developer is to provide street lighting, including lighting of traffic management treatments, externalworks, parks, walkways, footpaths and shared paths and other public areas of the proposed subdivision /development. This lighting is to be in accordance with Australian Standards for illumination level, materialsand installation and the requirements and specifications of the Power Water Corporation. Sustainable lowenergy lights should be promoted by the Developer.

The works are not restricted to the internal subdivision / development, but may be extended to includeassociated and development generated external works.

Designers are reminded that elderly people and people with a disability are at a higher risk at night.Accordingly, in some situations, lighting in excess of minimum Australian Standards may be required.

The Consultant must consider the ramifications of long term maintenance, environmental and replacementissues. The proposed use of non-standard lanterns and/or poles is to be discussed with Council.

All lighting shall be designed by an appropriately qualified electrical engineer with consideration for energyefficient lighting technology.

The Developer is to arrange to have the works transferred to Council’s name within 10 working days after theworks have been placed ‘On Maintenance’.

24.1 Street LightingStreet lighting shall be designed by a suitably qualified electrical engineer in accordance with AustralianStandards AS/NZS 1158.1 for “V” Category roads and AS/NZS 1158.3.1 for “P” Category roads and to AS4282. Street lighting design in land subdivisions (residential, commercial and industrial) is to meet thefollowing criteria:

> Intersections, culs-de-sac, traffic calming devices and pedestrian crossings shall be directly lit;

> Street lights are to be placed at each end and each bend of a walkway and at appropriate intervals inbetween;

> Lights are to be placed opposite the boundaries of allotments where possible;

> Light poles shall not conflict with any infrastructure including stormwater pits, pedestrian crossing pointsor driveway crossovers;

> Consideration must be given to minimising the problem of light shining into private properties;

> Where there is an unacceptable risk of collision with a light pole, consideration is to be given to the use offrangible slip base poles;

> Lamps are to be high pressure sodium unless approved otherwise;

> PE cells are not to be used (refer PWC document NP07 – Capture of Newly Installed Street Lighting);

> Lighting category and types to be consistent with adjacent surrounding areas and to consider/minimiseongoing maintenance requirements and costs;

> For shared paths, lanterns are to be side entry unless otherwise approved;

> For roads, car parks, and parks, bottom entry lamps are preferred;

> Bollard style lighting is not acceptable; and

> Consideration is to be given to complimenting and integrating new lighting into the proposed and existingstreetscape / landscape works, particularly the location with respect to the mature development of streettrees.

29/08/2014 97

24.1.1 Approval ProceduresThe street lighting approval procedure is as follows:

1) The Developer submits a street lighting plan detailing the proposed road lighting category to theCouncil. This plan, as a minimum, shall contain the following:

· The subdivision layout;

· The zoning;

· The location of schools, shops, unit/flat developments, parks, and pedestrian/cycle paths;

· The road lighting category, for each road and; and

· A brief description of why the particular road lighting category was chosen.

2) The Developer incorporates into the design any changes required by Council.

3) Design drawings are prepared on PWC title sheets with drawing number/s and street light numbers tobe obtained from PWC.

4) The Developer submits the design drawing/s to PWC, together with a copy of the “Certificate of StreetLighting Compliance”, for comment and approval.

5) The Developer submits to Council a copy of the design drawing/s approved by PWC (for construction),together with a copy of the “Certificates of Street Lighting Compliance” for information.

6) PWC will inspect works during construction for compliance of materials/fittings used, installationmethods and quality of works. A defects list (if applicable) will be forwarded to Council with all defectsto be rectified by the Developer.

7) Developer provides certification that the constructed lighting conforms to the Australian Standards andlighting categories approved by Council.

8) Developer prepares “As Constructed” drawings in accordance with PWC requirements

24.2 Pathway and Open Space LightingIn addition to the above criteria, the design and installation of street lighting is to ensure that:

> Intersections and change in direction of paths are to be lit to the satisfaction of Council;

> A separate “metered” supply is provided for Council property. A Power Water Corporation (PWC)metering panel is required;

> All open space areas intended to be used or traversed at night should allow appropriate levels of visibilityand conform to CPTED;

> Lighting should be designed so that it is resistant to vandalism;

> All fittings/luminaries, PE switches, poles, rag bolt assemblies/pole footings shall be to the satisfaction ofCouncil and should incorporate the use of energy efficient technologies where approved;

> Lighting category and types to conform to Australian Standards; and

> Alternatives to reticulated power should be considered (e.g. solar, battery etc.).

29/08/2014 98

25 Landscaping

25.1 Design Consultants

25.1.1 Landscape DesignFor all developments, which become part of the amenity of the City and for which Council will assumeresponsibility, it is important that the works are designed competently, specified accurately and constructedwith the best materials suited to each locality and use. To ensure the best outcomes for Council and theCommunity with a minimum failure rate for future maintenance requirements, qualified personnel shall submitproposals.

The landscape plans and technical specifications, whether a master plan or construction documentation, areto be designed and certified by a qualified Landscape Architect. Minimum qualification is eligibility for AILAmembership. Certification of this compliance is to be provided with all landscape plans submitted to Councilfor approval.

25.1.2 Irrigation Design

For all developments, which become part of the amenity of the City and for which Council will assumeresponsibility, it is important that the works are designed competently, specified accurately and with the bestmaterials suited to each locality and use. To ensure the best outcomes for Council with a minimum failurerate for future maintenance requirements, qualified personnel shall submit proposals.

The irrigation system is to be designed and certified by a qualified irrigation designer. Minimum qualificationis Landscape/Turf Commercial Irrigation Design from the Irrigation Association of Australia.

All electrical supply requirements shall be designed by an accredited electrical engineer.

25.2 Open Space Master PlanIt is imperative that the Developer considers landscape issues early in the subdivision process. The design ofopen space areas shall be integrated with surrounding existing and future neighbourhoods, othersurrounding open space and all other engineering works.

The Developer must prepare design drawings to fully describe the landscape treatments for all open spaceareas, including drains and streets within the area of development. Proposals must comply with all relevantAustralian Standards, statutory requirements, the requirements of these Guidelines and any other specificdirections issued by Council.

Modern open space planning aims to integrate parklands within a subdivision with all the other features andservices at the design stage. The landscape design concept must consider the allocation, shape and size ofpark areas with associated access/streetscapes in a completely functional and usable way with all otherdesign issues such as safety and water management in the proposed subdivision.

All elements of lot size and orientation, street alignments, drainage and utilities should form a singleintegrated design and be illustrated by means of a Master Plan. The Master Plan should clearly demonstratethe following elements:

> Locations, size and function of open space including a summary of the total area and the proportion of thearea designated to different types of open space (active, passive, wildlife corridors etc.).

> Linkages of open space throughout the subdivision and how these are connected to external linkages,open space in neighbouring suburbs or adjacent shopping/educational facilities.

> How the proposed open space will provide for adequate biodiversity and wildlife corridors between andwithin developments and provide links to areas of significant biodiversity value and remnant bush areas.

> Stormwater management elements and water conservation strategies to be included in the development.These shall be integral with the open space and landscape design.

29/08/2014 99

> A street tree framework and hierarchy, which clearly notes which tree species, will be planted in whichstreet.

> How the proposed network of pedestrian and cycle paths in the development will link to each other andadjoining subdivisions/ developments, and provide a clear hierarchy of pedestrian movement to criticaldestinations such as schools, shopping centres, sporting, recreation and community facilities. It is criticalthat this movement network provides a high level of connectivity and safety. Facilities for pedestrians andbike riders should take priority over private vehicles for short trip options.

> How the proposed open space works and coordinates with the open space in adjoining residential areas.In particular, consideration must be given to the range of recreation activities and play equipment to beprovided across the open space system. This must be clearly illustrated in the landscape master plan.The diversity of recreation, play and sporting opportunities within the subdivision will increase with overallpopulation size while also be informed by the adjoining facilities.

25.2.1 Entry StatementsEntry statements can take many forms and are generally used to indicate the main entrance into the suburbor precinct.

Developers shall ensure that all entry statements are attractive, vandal resistant and easy to maintain.Generally, entry statements shall comply with the following:

> Entry statements are to be located within Council property.

> A minimum 300mm gap is to be provided between the entry statement and private property.

> Entry walls shall have a concrete surround between private property and the wall for ease ofmaintenance.

25.3 Open Space Network and LinkagesIt is imperative that the Developer considers the open space as a network that is flexible, adaptable, diverseand accessible. It should deliver recreational and social opportunities for all age groups and abilities to enjoy.

25.3.1 Open Space Hierarchy and Objectives

An open space hierarchy provides the organising framework for open space functions and guidance onarrangements and distribution.

Table 18: Open Space Hierarchy and ObjectivesHierarchy andObjectives

Preferred Uses/ Functions/ Facilities Size and Accessibility

Local

Local spaces provideconvenient access topassive and someactive recreationopportunities. Thepark is typically usedfrequently but forshort periods bynearby residents

> Accessible for all residents within their immediatelocality

> Low key landscape planting with emphasis ontrees and grass

> Play equipment catering primarily for junior playopportunities (0-6 years)

> Unstructured play areas (sand/ rocks/ slopes)

> Paths required as part of play (circular route wherepossible to learn skills) and linking street to playequipment/ seating area

> Informal active areas with passive elements forfamily recreation including small kick about areas

> Seating, shade shelter and bins

> In larger parks, some sports facilities may beappropriate

Size: Minimum 0.2 Ha(Pocket Park usuallyassociated with othercommunity facility or retail/commercial land use),usually between 0.5 - 1.0Ha.

Access: Ideally within a 10minute walk (500m). Offstreet parking not requiredbut access for all isessential.

29/08/2014 100

Major

These parks arelarger and provide foran increased range ofboth passive andactive recreation fornearby residents.Stays tend to be forlonger period so morefacilities are required.

These open spacescan accommodatelarge group activities,organised sport,cultural events andenvironmentaleducation.

> Caters for all age groups, including elderly,families and young children

> Landscape planting has emphasis on trees andgrass, but can include retained bushland,conservation areas and massed planting

> Play equipment and play spaces catering for allages with appropriate connections

> Specific areas of interest including natural areas,bushland, hills, water courses (permanent orephemeral)

> Unstructured and imaginative play areas (sand/rocks/ slopes/ bush)

> Comprehensive path network required as part ofplay (circular route where possible to learn skills)and linking streets to play equipment/ seating area/facilities

> Cultural and civic spaces for events and/ orceremonies

> Single and group picnic facilities

> Sports facilities that accommodate multiple sportsand hard courts with supporting infrastructure suchas floodlighting, seating, change rooms/ toilets andcanteens

> Seating, shade shelter and bins

Other possible uses may include :

> Park amenities building/ community hall

> Community gardens and nursery

> Exercise equipment and trails

> Community/ public art and other interpretativeitems

> Youth spaces including multi-use areas and skatefacilities

> Dog off-leash exercise areas

Size: Minimum 1.0 Ha butup to 2.0 Ha.

Access: The catchmentarea is greater than a localpark but is determinedmore on the basis ofpopulation rather thanproximity. Typically 600 –800 dwellings would behave convenient access(<4km travel distance) withthe bulk of these within 30minutes walking time. Inaddition to on-streetparking, off street parkingmay be requireddependent on surroundingland uses and housingdensities.

Public transport link isessential.

29/08/2014 101

Regional

Regional spaceprovides a variety ofactive and passiverecreationopportunities forresidents and visitors.Stays can be from anhour up to all day.

They canaccommodate largecommunity activities,a range of organisedsports and offeropportunities forcultural expressionand environmentaleducation.

They will includeunique recreationopportunities orlandscape settingsthat are considered aregional attraction.

Typically,development of suchareas would primarilyrest with local counciland the NTGovernment.

> Large children’s play areas that may includeadventure play, inclusive play and possible waterplay

> Regional sports facilities that accommodatemultiple sports and hard courts with supportinginfrastructure such as floodlighting, seating,change rooms/ toilets and canteen

> Comprehensive path network required as part ofplay (circular route where possible to learn skills)and linking streets to play equipment/ seating area/facilities

> Unstructured and imaginative play areas (sand/rocks/ slopes/ bush)

> Exercise equipment and fitness trails

> Cultural and civic spaces for large communityevents and/ or ceremonies

> Single and group picnic facilities including BBQs

> Areas of natural and/ or cultural significance

> Areas of open space for specific events that attractlocal and regional tourism

> Seating, shade shelter, water fountains and bins


Other possible uses may include :


> Sports centre/ gym

> Food and beverage opportunities that may includekiosks, cafes or food vans

> Specialist activities that take advantage of siteattributes e.g. mountain biking, bush walking,sports cycling, horse riding, photography,swimming and water sports

> Community/ public art and other interpretativeitems

> Youth spaces including multi-use areas and skatefacilities

> Dog off-leash exercise areas

Size: Typically a minimumof 5 Ha but can be over 10Ha and where there isextensive conservationareas and/ or ripariancorridors/ lakes could beeven larger.

Access: Between 20 – 45minutes travel time by caror public transport. Shouldalso be accessible bycycling utilising dedicatedoff road cycle routes.

Extensive off street parkinglocated in severallocations.

Good public transport linksessential.

29/08/2014 102

Linkage/ Corridor

These spaces aretypically associatedwith ripariancorridors, majorservice/ transport/drainage corridors orother geographicfeatures such asridge tops/escarpments/foreshores and nativevegetation corridors.

These areas can besignificant within theoverall open spacenetwork by providingsupplementary greenlinks between otherparks and reserves.

Often their primary role is not open space butrecreation can still occur, usually associated withmovement orientated recreation (walking/ cycling/horse riding).

A range of pathways/ trails to suit the likely movementactivities, plus supporting infrastructure such asexercise stations, seating, interpretation, waterfountains is usually required.

These areas will often be of interest to visitors outsidethe area, so orientation and direction signs are alsohelpful.

Size: This can vary fromsmall local corridor tolarge/ long regionalcorridors. The linkagecharacter is more importantthan size.

Access: Can be anythingfrom a few minutes to anhour from residences.

Convenient car parkingand access to publictransport nearby isdesirable.

25.3.2 Open Space Category/ Setting Type

Open space areas will usually serve a variety of functions as outlined above. Diversity of facilities and assetswill allow greater diversity in use. However, from a management perspective, it is useful to assign arecreation category/ setting type that reflects its primary use. This then informs day to day maintenancefocus and provides guidance for future upgrade works or refurbishments.

Table 19: Open Space Category / Setting TypeCategory/ SettingType

Description/ Function/ Use Facilities/ Assets

Passive Parklands Open space reserves which have had theirphysical character and/ or vegetation modifiedto support community recreation, communitydevelopment and well-being uses

Play and exercise equipment, playareas, pathway network, gardens,lighting, public art/ interpretation/education opportunities, picnicfacilities and associated amenities,community hall/ stage/ amphitheatre,dog facilities, youth spaces, formaland informal lawns and gardens andnatural bush

Outdoor Sports Venues designed to support organised sports,including training and competition. Suchreserves may include amenity buildings.

They should also cater for passive recreationfor other people who may attend the site butnot be actively involved in the sport.

Formal sports fields, hard courts,buildings (change rooms, toilets,amenities, canteen), swimming pool,sports hall, club room/ scout halls,grandstands. Includes lighting,comprehensive irrigation, fencing,car parking.

Passive recreation facilities – playareas, access and circulation paths,seating and shade.

29/08/2014 103

Natural andCultural Heritage/Environmental/Buffer

Open space areas created to protect andenhance natural and cultural resources, butwill also typically have a quiet/ passiverecreation/ leisure dimension. Can also belarger environmental areas containing valuednatural features and buffer areas to providevisual and physical relief/ separation of landuses.

Riparian corridors, ephemeral lakes/billabongs, river and coastal foreshores,including mangrove fringes, hill tops andridges.

Activities could include walking, cycling,education and exploration, tourism visitation,bird and wildlife viewing, fishing.

Native bushland and remnant bush,ephemeral creeks/ lakes/ billabongs.Support facilities for the identifiedleisure activities would include apathway network of varyingcharacter, seating, interpretation,viewing points and hides, elevatedboardwalks, low key picnic facilities

Civic and UrbanSpaces

Plazas, squares, public buildings andshopping centre forecourts whichaccommodate social gatherings or specialevents.

Can include small urban spaces associatedwith local shops and community facilities

Forecourts/ steps/ walls, lighting,public art/ interpretation/ monuments/memorials, historic features,gardens/ lawns, pavements, youthspaces, visitor information

CommunityPurposes

Sites that contain community facilities such aslibraries, neighbourhood or communitycentres/ halls, kindergartens, communitygardens.

Major buildings/ structures,convenient parking, full facilities andamenities to support day andevening use, lighting, seating

Ancillary Spaces not necessarily zoned public openspace that is used for recreation although ithas an amenity value and alternative primaryfunction – e.g. wide landscaped road reserves,transport corridors, drainage corridors andstormwater management areas, overflowparking areas

Facilities are minimal. The areaswould usually be fully vegetatedalthough unirrigated grass andremnant vegetation may dominate.Apart from excluding vehicles,access is essentially un restrictedexcept where safety issues mayarise.

Combined Many sites will be combination of settingswhere there is no primary use.

Diverse and reflecting the varioussettings

25.3.3 Open Space CalculationsOpen space calculations have been an evolving area of study and are regularly being reviewed and updatedto reflect the changing patterns of residential development, urban densities and the recreational/ cultural/sporting needs of the community. Calculations based on percentage of land area have previously been usedin the Territory and while this is convenient in terms of planning and assessing developments, it does notnecessarily deliver either the diversity or quality of open space required. At the same time, depending onancillary and environmental areas that may or may not be included in the calculations, the percentage figuremay result in an undersupply relative to the community needs. There is also the risk that in providing a pre-determined minimum of open space, the network lacks the flexibility to adapt to changing future needs.

In other instances, extensive areas of environmental and/or drainage areas that serve a very valuablerecreational/ leisure function can be excluded. Invariably these areas then suffer from lack of infrastructureand management because they are not considered part of the open space network.

29/08/2014 104

Calculation of open space provision is to be based on an indicative rate of 10% of land surface. This caninclude service easements within parks that do not exclude recreational use; drainage features where accessis only limited during 1% annual events and severe storm situations; and environmental/ remnant bushareas. In this basic calculation, such areas should generally not exceed 20%. However, these percentagesmay be reduced or increased subject to detailed consultation with council and:

> Detailed analysis of community needs, proposed housing densities and associated land uses;

> Extent, nature and potential recreational opportunities within environmental and conservation areas;drainage corridors and reserves; transport and service corridors; buffer strips;

> Quality and level of development of the intended open space provision;

> Ability for open space provision to serve multiple functions and a range of uses; and

> Provision of other social infrastructure including specialised recreational and/ or sporting facilities, wildlifecorridors.

25.3.4 Retained Bushland and TreesRetained bushland and individual or groups of trees are an important aspect of place and a valuablecommunity resource from the outset of the development. These natural features provide immediate visualamenity and have recreational value. In addition they provide environmental services in storm watermanagement, soil conservation and habitat provision.

Developers should seek to maximise areas of remnant bush within the development where constructionworks would not otherwise occur. They should not be used for construction yards, laydown, stockpile orparking areas.

Areas to be retained are to be identified and effectively fenced prior to any clearance works commencing onsite. Access will be restricted throughout the development phase, excepting for necessary maintenanceactivities.

In identifying areas and trees to be retained, consideration should be given to:

> Overall health, diversity and viability of the vegetation;

> Biodiversity value and links with other remnant bush areas;

> Possible negative impacts resulting from other construction activities that may impact on natural drainagecharacteristics, increased exposure/ risk from severe storms, etc.;

> Function and value as part of overall open space network;

> Potential for minor intervention and inclusion of recreation infrastructure;

> Long term maintenance implications and provision of necessary access; and

> Community safety risks – personal safety and fire.

25.3.5 The Urban ForestThe establishment of an extensive, long lived shade canopy through tree planting is the primary requirementof the landscape. This is required throughout the public realm, including streets and is best understood as anUrban Forest.

Urban forests in and around urban communities provide physiological, sociological, economic, environmentaland aesthetic benefits. They are one of the most effective means of cooling built up areas and have beenshown to greatly reduce urban heat island effects.

Streetscapes and public realm open space will play a key role in the Urban Forest. It is important thatadequate provision in terms of space (above ground and underground) is made for trees. The following tableoutlines how our approach to trees in urban areas must change to realise the maximum benefits theyprovide:

29/08/2014 105

Table 20: Traditional vs modern urban forest approach (North Sydney Council 2011)Where we have been …..Traditional Urban Tree Management

Where we need to be …..Modern Urban Forestry Model

Trees as ornaments Trees viewed as critical infrastructureFocus on individual trees Focus on overall canopy cover and forestTrees treated with low priority Trees have equal priority to other urban

infrastructure such as roads and servicesTrees have no monetary or economicvalue

Economic value of forest recognised andvalued

Focus on smaller and ornamentalspecies

Focus on larger longer lived canopy trees

Individual tree maintenance Overall forest managementAesthetic based design only Ecological based designLegal boundaries determine treemanagement

Urban forest seen as continuous resourceregardless of ownership boundaries

A key part of developing the Urban Forest would be to establish a tree audit utilising I-Trees. This is aspecialised system that physically locates every tree, and records current data on species, health, size etc.

25.3.6 Playgrounds and Play EquipmentDevelopers shall provide a range of play opportunities and equipment/features for users of a variety of ages.The overall approach to provision of play equipment and recreation range should be outlined in thelandscape master planning phase. They shall liaise with Council prior to commencement of open spacedesign to agree on necessary play equipment/features and appropriate age group areas.

Generally, play equipment shall be provided in accordance with the following guidelines:

> Open space is to be provided with play equipment/features that meet the relevant Australian Standardsincluding AS 4486.1-1997 and AS 4685.1-6-2004;

> Play equipment is to be consistent with any relevant council Playground Strategy. New and innovativeplay opportunities that are not necessarily dependent on fixed equipment are encouraged;

> All play equipment is to be installed with impact absorbing surrounds to Australian Standardrequirements. All playgrounds within parks classified as Regional or Major parks shall have rubber impactabsorbing surrounds in accordance with Australian Standard requirements;

> All play equipment is to include shade structures and bins and there is to be shaded seating nearby. Treeplanting to provide extensive morning and afternoon shading to play areas is required in all cases;

> Consideration should be given to the inclusion of youth oriented equipment such as basketball hoop andhardstand area, hitting wall, and/or adventure play equipment as well as skate facilities and BMX dirtjump areas. This is particularly the case with major and regional parklands;

> Bicycle path loops and good pathway connections shall be provided to all playgrounds;

> Playground areas shall have adequate separation from traffic conflict areas (vehicle, bike and pedestriantraffic);

> Adequate drainage is to be provided to all playground areas;

> There will be a major park within 30 minutes walking distance of most dwellings and this park will containthe majority of significant play equipment. Local parks will require some basic facilities; and

> The design and location of play equipment is to consider the CPTED principals contained in thisdocument.

25.3.7 Access and CirculationThe access and circulation system must be considered at the design stage to provide safe thoroughfarethrough each park, to link with external pathways and avoid use conflicts. The pathway network will becoordinated with the street road works and will also consider circulation within corridor and linkages areas.

29/08/2014 106

The Developer shall ensure that an adequate and safe hierarchy of linkage and pathways is achievedthroughout the open space areas such that pedestrians and cyclists can move around and between areas ofopen space easily and with a high level of amenity.

All pathways in open space areas will need to be planted with shade trees and include rest areas / sheltersin strategic locations such as at the junction of pathways or viewing areas. Where trees are planted less than3 metres from infrastructure (roads, pathways, shelters, buildings etc.), root barriers are required. Pathwaysshall be designed to comply with all disabled access requirements and standards and shall meet the CPTEDdesign principles discussed in Part 1.

25.4 FencingThere are many different fencing elements which contribute to neighbourhood character including solidfences, permeable fences, bollards, height and design, allotment size and materials and finishes. Fencing offront yards at the road reserve boundary shall not be approved in the City of Palmerston. Any front fencesshall be set back at the front of building line. Internal and rear of lot fencing are not under the Council’sjurisdiction.

The Developer shall ensure that fencing fosters a sense of community identity and does not lead toalienation of public areas such as streetscapes. The following requirements generally apply to fencing:

> Design and locate fencing to control vehicle access and provide easy access for pedestrians, cyclists andmaintenance vehicles in all parks and other areas of open space.

> Consider the use of bollards or other permeable fencing instead of solid fences where appropriate. This ismost desirable when associated with open space recreation areas.

> Use bollards or other devices to control vehicle access at entry points to cycle, pedestrian or shared usepaths.

> Use safety fencing or other design solutions in conjunction with chicanes to deter entry straight onto theroad from a cycle, pedestrian or shared use path running through a park.

> Common design standards should apply so that single thematic elements are used across thesubdivision, or on a precinct by precinct basis. The use of common colour, style or materials incommunity furniture and fencing will further add to the sense of local ownership and identity.

> Fencing of public spaces shall be powder coated and be either a minimum of 1.5 metres high poolsurround style fencing or 1.8 metres high chain mesh style fencing.

25.5 StreetscapesThe term streetscape refers to the street and all of the different elements which go to make up the publiclyvisible areas surrounding and within the street. Under the broad definition of landscape, this can includestreet trees and verge planting, pedestrian/ cyclist pavements, fencing, entry statements/ signs and buildingfacades.

Streets will typically comprise 25% of the total land area and are an important element in establishing theoverall character and sense of identity for the development and provide one of the first impressions for newresidents and visitors. Street tree planting is critical to achieve a level of visual coherence throughout thesubdivision against the variations of style and colour of the adjacent housing. Such theme planting will thusprovide a visual marker for each precinct while providing valuable shade and amenity for pedestrians.

25.5.1 Landscape Objectives

Streets should be multi-functional. As well as being the primary transport infrastructure, they should providethe setting for informal exercise and social interaction. The landscaped verges will also serve importantenvironmental services as well as providing visual amenity and climate amelioration through shade trees.

The Developer shall ensure that all streetscapes are thematically and appropriately landscaped throughoutthe subdivision and present a high quality design outcome.

Generally the street tree planting and landscaping will be in accordance with the following guidelines:

29/08/2014 107

> The landscape master plan will include all tree planting, landscape proposals and grassing.

> Planting design for streets is to be based on the use of theme planting with selected species used tocreate avenues. Select species appropriate to the site soil and drainage conditions. Design plans willnominate the species selected for each road.

> Preference for native and indigenous species being used in the planting designs. Refer to relevantCouncil approved tree species lists. Developers shall liaise with Council to choose appropriate speciesbefore undertaking planting design.

> Trees are to be spaced at 5 - 10 metre centres on all verges, depending on species and other constraints/guidelines as outlined below. In median areas, trees will be spaced at approximately 4 - 6 metre centres.All trees are to be located in the nominated planting easement in road verges. Typically the tree plantingcorridor is located 1100 – 1600mm off the kerb and is installed with root barriers.

> Trees are to be installed with the following clearances: 5 metres clear of power poles and light poles; 4metres clear either side of driveways and pedestrian crossings; 3 metres clear of fire hydrants; 9 metresclear of any intersection, measured from the point where an extension of the boundary and kerb linemeet; No trees are to be located on the truncation or within the tangent points of any intersection.

> Consider ultimate size at maturity and possible problems associated with a fully developed crown androot system.

> When designing streetscape planting other than trees, consideration will need to be given to the locationof light poles, lighting requirements, underground services, stormwater pits and driveways to ensure thatthere is no conflict. Consideration also needs to be given to sight lines for vehicles at intersections orexiting driveways.

Landscape treatments are to be designed to be low maintenance and to reinforce the status and character ofeach type of road as follows:

> Distributor Roads – Thematic planting is required on all verges and in any median areas. Verges with noresidential access are to be fully landscaped. Landscape treatment to include garden beds, tree plantingand grassing to verges and medians as well as appropriate drainage, irrigation and growing medium.

> Collector, Local Access and Minor Roads – non distributor roads can either be landscaped in accordancewith the above at the developer’s expense or the developer can pay Council to develop the road verges,roundabouts and medians with an appropriate landscape.

> Roundabouts are to be designed with approved topsoil, subsoil drainage, feature planting, irrigation andapproved mulch. Alternative treatments to roundabouts including hard works and sculpture will beconsidered on their merit.

> Entry statements must state the suburb or precinct name if it is different from the subdivision name andmust conform to the relevant Councils standards and codes. All structures associated with entrystatements are to be located wholly within the road reserve.

25.5.2 Timing of Works

The timing of landscape works is to be coordinated with the engineering works. Many developers prefer toinstall all verge landscaping initial due to the improved presentation and quicker property sales. The mainproblem with this approach is that subsequent building works results in often substantial damage to thelandscape works and extensive damage/ loss of street trees. This usually occurs prior to final handover tocouncil and can result in delays and significant costs to the Developer.

An alternative approach is that Developers provide a payment to Council to undertake the required vergelandscape works once a set percentage (say >80%) of houses have been built.

25.5.3 MaintenanceAll street trees are to receive a high level of maintenance leading up to Handover to Council. This willinclude:

> Individual watering during establishment and throughout the maintenance period utilising deep wateringtechniques;

29/08/2014 108

> Adjusting and topping up mulched surrounds;

> Fertilising, pruning and other tree management actions;

> Monitoring and treating for any pests and diseases; and

> Adjusting stakes and webbing ties throughout as the tree grows, and removal when adequatelyestablished and stable.

25.6 Planting WorksPlanting within the public realm will be primary element determining the character and long term value of theresource. At the same time, to realise the maximum benefits from the planting, it is important to recognisethat the landscape is an asset to be managed and maintained.

25.6.1 General RequirementsKey considerations for the planting generally include:

> Whole of life costs associated with initial establishment, maintenance and ultimate removal/ replacement

> Provide a range of shade trees in parks, playgrounds and open space. Group trees to provide maximumshade to areas of play equipment, seating, pathways and other facilities. Ensure maximum diversity fortree species to protect long term viability of the tree cover.

> Maintenance minimisation through appropriate plant selection suited for the site and proposedmaintenance standards, supply of quality plants in accordance with Australian Standards, goodhorticultural practise in planting/ construction, pro-active establishment maintenance, ongoing monitoringand predictive maintenance

> Planting arrangements suited to irrigation regimes, with preference for long term reduction in totalirrigation requirement

> Detailing and treatments that simplifies maintenance activities such as mowing, pruning, fertilising andirrigating

> A range of plant material shall be used in the design of all open space areas with an appropriate balanceand mix of upper canopy to provide shade, shrubs and ground covers. Planting of shrubs andgroundcovers should conform to the requirements of CPTED

> Grass species shall be suitable for the intended use and location and shall be low maintenance.Consideration should always be given to low water use grasses, and where the intended use is notcompromised, unirrigated grass is to be used.

> Preference for endemic and indigenous species being used in the planting designs. Developers shallliaise with Council to develop an approved species list prior to undertaking any planting design

> Stabilise all areas that are disturbed during construction

> Areas of remnant vegetation to be improved with additional planting of native species, mulch and kerbededges.

> All areas of open space, other than natural areas and dry land grass areas are to be irrigated withautomatic underground irrigation systems. Irrigate the verges adjacent to irrigated parks or open spaceareas with underground irrigation systems and pop-up sprinklers. These will be of a permanent nature.

25.7 Street and Park FurnitureThe quality, style and arrangement of street and park furniture will be an important aspect of the overallcharacter and amenity of the public realm. These elements need to be coordinated with other built elementsand planting. The Developer shall ensure that adequate park furniture is placed at appropriate sitesthroughout all open space areas in order to create parks and open spaces that are desirable places torecreate in terms of both passive and active pursuits.

29/08/2014 109

25.7.1 General RequirementsIn order to improve public amenity and recreational usage a range of park furniture items shall be provided atappropriate locations in the parks. Places where people gather (near play equipment or at park entrances forexample) need some form of litter collection, seating and shade cover.

In general, street furniture shall be provided in accordance with the following guidelines:

> Park and open space furniture is to be approved by Council as a part of the landscape design anddocumentation process and be described generically in the landscape master plan;

> Items should be robust and vandal proof, built of durable materials that will withstand the generalweathering and deterioration. They should have a low whole of life cost;

> Be suitable for use by people with a wide range of needs including children, the aged and people withdisabilities

> Where possible, recycled materials shall be used for furniture to the satisfaction of Council.

> Appropriate street furniture should be considered at key sites on the streetscape. Such places would beat bus stops, near shops or entrances to parks. Items may include seating, rubbish bins, bollards, signsand shelters in selected locations.

> Furniture should be sited to focus on activities or views. Where possible, furniture should be sited toprovide shelter from the sun and rain.

> Street furniture should be selected and sited to reduce visual clutter

> All furniture installation is to conform to the relevant local and national building codes.

Seats/Tables25.7.1.1> There is a need for seating and shade cover at places where people gather, busy pathways,

intersections, bus stops, near play equipment or at park entrances, etc.

> All seats shall have paved links to all adjoining pathway and be fixed to a concrete slab under the seatwith a clearance of 1200 mm from the front extremity of the seat and 200 mm each from the sides and theback.

> Seating to be placed under shade trees and built from materials that do not overheat (e.g. aluminium orrecycled plastic seating);

> The type of seats chosen should reflect the use of the area.

> Seats in secluded areas should be sited near or directly under lighting.

> Table/seats should provide access to at least part of the table by people in wheelchairs. Seats with backsand arm rests are preferred to ensure suitability for all users.

Litter Bins25.7.1.2> There is a need for litter collection at places where people gather, busy pathways, intersections, bus

stops, near play equipment or at park entrances,

> The location of bins should not impede wheelchair access,

> The bin height should be appropriate for wheelchair and child access.

> Bins should be visible but not too intrusive or close

> Bins should not be sited between seats or in a view or activity.

Tree Grates25.7.1.3> Porous Paving is the preferred alternative to tree grates and will be used where a paved or concrete finish

surrounds the tree.

> Tree grates should be designed and installed to maintain the level of surface paving.

> Tree grates must allow for the growth of the tree trunk through the use of knock out concentric rings orother adjustments.

29/08/2014 110

Tree Guards25.7.1.4> Tree guards are required in high pedestrian volume locations, car parks and areas prone to vandalism.

> Each tree requires one tree guard and the tree guard must allow for tree growth to occur without damageto the branches or trunk.

> Tree guards may also act as staking for young trees.

> The tree guard design should signal weight and strength to pedestrians and motorists.

Drinking Fountains25.7.1.5> Drinking fountains or bubblers are generally sited in high use areas and on the edge of mainstream

pedestrian traffic.

> Fountains should be located on a concrete slab surround or base and incorporate appropriate drainagelinked to Councils stormwater system. Alternatively, subsoil drainage systems to plantings that will benefitfrom additional soil moisture would be acceptable.

> The height and design of drinking fountains should allow access by people in wheelchairs and children.

> Drinking fountains require automatic off taps to reduce water wastage and back flow prevention.

> Provision for dog watering bowls to be included in major and regional parks.

Barbecues25.7.1.6> Barbecues will be placed at nodes of activity and should be easily accessible from car parks and for

maintenance.

> Barbecues should be accessible for people with disabilities.

> Seats, tables, litter bins, shelter and a tap should be located in close proximity to barbecues.

> Barbecues are free and do not need to have a facility for collecting money.

> They should be easily cleaned and maintained.

Park Furniture Provision Requirements25.7.1.7Generally, park furniture is to be provided in accordance with the following minimum requirements. Theserequirements are to be used as guides only. Early consultation with Council is recommended to refine actualrequirements as determined by final open space design, diversity and levels of use and overall; layout.

Table 21: Minimum requirements for Park FurnitureMinimum Furniture Required Local Park Major Park Regional

ParkPark signage with park name and Council Logo(name and wording to be approved)

1 1 1

Tables and shelters 1 2 5Playground features 1 2 3Bins (depending on size) 2 4 10Drinking Fountains 1 2 4Seating 1 4 8Lighting as required to meet CPTED requirements Yes Yes YesBBQ’s 0 0 2

25.8 Services Infrastructure for Parks and Open Space

25.8.1 General RequirementsThe provision of services and suitable drainage within parks and open space is critical for the full andeffective use of the area.

29/08/2014 111

25.8.2 Stormwater DrainageWherever possible incorporate surface sheet flow to deal with drainage in open space areas. A holisticapproach to stormwater would also include water harvesting, enhancing infiltration and minimising/ slowingflows into underground stormwater systems wherever possible.

Natural treatments of channelized flows, incorporating rocky creek beds, gabion drop structures and grassedchannels are preferred. As required for hydraulic reasons and biting insect risks, concrete inverts may beused. Inverts should be designed to minimise erosion risks at edges and facilitate ease of maintenanceduring periods of high rainfall.

25.8.3 Lighting

Pathway and open space lighting shall be designed by an electrical engineer in accordance with AustralianStandard AS/NZS 1158.3.1, AS/NZS 3000, AS/NZS 3008.1.1 and AS 4282.

Pathway and open space lighting design in land subdivisions (residential) is to meet the following:

> The maximum spacing between pathway lights shall be dictated by luminaire/pole type selected fordesignated pathway lighting category.

> Intersections and change in direction of paths to be lit to a lighting level that will minimise risks for allusers.

> As a separate “metered” supply is required for Council parks, a Power Water Corporation (PWC)metering panel is required. PWC metering shall be in accordance with PWC Electrical ContractorsManual, Volume 11. PWC metering is to be enclosed within a weatherproof (IP66 rating) panel withhinged lockable door (double locking system required with separate keys for PWC and Council). Adistribution switchboard is to be incorporated within the panel which is to include a MEN earthing, mainswitch and circuit breaker/s for pathway lighting circuit/s.

> Cabling type including earthing and installation method shall be in accordance with AS/NZS 3000 andAS/NZS 3008.1.1.

> All fittings/luminaries, PE switches, poles, rag bolt assemblies/pole footings shall be in accordance withthe standard specification and drawings.

> Lighting category and types to be consistent with adjacent surrounding areas and to consider/minimiseongoing maintenance requirements and costs.

> Alternatives to reticulated power should be considered (e.g. solar, battery etc.).

> Use energy efficient lamps/fittings/switches.

> All open space areas intended to be used or traversed at night should allow appropriate levels of visibility.Moreover, lighting should clearly illuminate the faces of all users of open space and pathways.

> Lighting in open space areas should be consistent in order to reduce the contrast between shadows andilluminated areas.

> Avoid vegetation that impedes the effectiveness of public and private space lighting.

> Lighting should be designed so that it is significantly resistant to vandalism.

> All areas where intruders may hide must be illuminated. As a guide, areas should be lit to enable users torecognise a face 15 metres away. Refer also to CPTED principles for lighting.

> Public lighting shall not create nuisance to residents and shall comply with AS4282 - Control of theObtrusive Effects of Outdoor Lighting.

25.8.4 Approval ProcessThe Developer shall submit a Pathway and Open Space Lighting Plan detailing the proposed LightingCategory for approval to Council. Note – this can be included in the street lighting plan. As a minimum theplan shall contain the following:

> The subdivisional layout,

29/08/2014 112

> The lot zoning,

> The location of school, shops, unit/flat developments, parks, and pedestrian/cycle paths,

> Light pole type,

> The Lighting Category, for each area; and

> A brief description of why the particular lighting Category was chosen for each pathway or open spacearea.

The Developer incorporates into the design any changes required by Council.

The Developer submits design drawings, prepared on Consultant title sheets together with a copy of the“Certificate of Street Lighting Compliance”, for comment and approval by the Council. Pathway and openspace light numbers are required.

Consultant and electrician inspect works during construction for compliance of materials/fittings used,installation methods and quality of works. A defects list (if applicable) will be prepared by Council. Alldefects to be rectified by the Developer.

Developer prepares “As Constructed” drawings in accordance with Council requirements and standards andsubmits these to Council.

25.9 Landscape IrrigationThe majority of landscape works will require irrigation to successfully establish the works, irrespective ofgeographic location and season. Direct seeding of native plants timed to coincide with the onset of the wetseason in tropical regions would be an exception. It is important that irrigation requirements (temporary/permanent/ automatic/ manual) are considered early in the design process.

25.9.1 General Requirements

Water Conservation25.9.1.1Significant improvements in water conservation and efficiencies can be achieved through good design of theplanting and associated irrigation systems. Wherever possible, planting should be selected for low water use.In addition good horticultural techniques, including soil properties and mulching can reduce irrigationrequirements.

Irrigation systems should use equipment, timing of application and layout to minimise wastage, oversprayand evaporation. Installation of soil moisture monitors can greatly reduce irrigation times. Regular monitoringof systems and maintenance will allow fine tuning of operations. This should apply to seasonal changes inrainfall, humidity and wind direction. Water volumes and periods between watering can be adjusted topromote deep and extensive root systems, without undue stress to plants.

Water Sources25.9.1.2Potable water shall generally not be used for irrigation purposes. Developers must use alternative watersupplies for irrigation including bores, treated wastewater, sewer mining, groundwater, harvested stormwateretc.

The use of each of these water types shall be investigated with outcomes and recommendations (includingthe proposed source of water) provided in a feasibility report to Council.

Existing bores have been shown to have reliable capacity and flow rates are relatively high. Where borewater is proposed, the feasibility of using underground aquifers shall be included within the report. Thedesign and installation requirements for new bores shall be subject to the review and approval of NRETA.

It is also necessary to meet the requirements of the PWC for back flow prevention. If a bore supply is used,allow in the cost of development for the drilling, equipping, commissioning and operation of the bore(s). Alsomake allowance for the supply of all associated infrastructure including telemetry control, pressure relief andlightning protection. The bore is to be fully operational at handover.

29/08/2014 113

In areas adjacent to riparian corridors, ensure the establishment of new bores will not adversely impact ongroundwater recharge of creek systems through the dry season.

Potable water will only be considered for supply of irrigation if the Developer can provide strong writtenevidence that there is no suitable bore water supply or other alternative source of water within or adjacentthe proposed development. In this situation, the Developer shall make all arrangements and pay allnecessary fees to PWC to connect to the mains water supply including provision of metering arrangementsto PWC standards.

Irrigation Design25.9.1.3Developers shall ensure that all open space and streetscapes are appropriately irrigated using irrigationsystems designed and installed in accordance with these guidelines, with automatic control systems inaccordance with the local Council standards. All irrigation systems shall provide adequate water for healthygrowth of plants without wastage.

All irrigation plans must be designed by a Certified Irrigation Designer with information submitted to Councilfor approval in the documentation phase of development. No irrigation works are to be installed without theapproval of Council.

Design precipitation rate during construction and establishment is a minimum of 50mm per week. Use anapproved pop-up sprinkler with adjustable arc and replacement nozzles to ensure uniform coverage andprecipitation in all areas of open space.

All fees and costs associated with water usage, power supply and telemetry shall be borne by the Developerfor the establishment and maintenance period.

Alternative sources of power such as solar power should be considered for irrigation systems.25.9.2 StreetscapesAll street trees are to be installed with provision for effective deep watering by water truck. Refer to standarddetails. Other temporary irrigation methods will be considered. The Developer is to undertake regularwatering of street trees is carried out throughout the maintenance period to ensure vigorous, stress freegrowth at all times. The irrigation should also be timed and deliver volumes that will promote a deep andextensive root system.

Grass verges will be fully irrigated throughout the establishment period (this requirement does not apply toAlice Springs Town Council – refer relevant local standards). At this time, irrigation systems would typicallybe turned off by Council. In addition:

> Distributor Roads - Irrigate the verges on Distributor Roads, where residents back onto or have sidefences to the road, with underground irrigation systems and pop-up sprinklers. Irrigate all medians androundabouts after discussion with Council. The developer will be responsible for all construction andestablishment works including the cost of water.

> All other verges – Irrigate all other road verges with temporary irrigation systems. Systems can bedesigned so that following handover, the grass irrigation may be turned off and residents have the optionof connecting the existing system to their own irrigation system if they choose to continue irrigating theirverges.

25.9.3 Parks and Open SpaceTree and shrub plantings have different requirements and irrigation systems than broad coverage grassedareas. Allowance for this has to be built into the design.

All tree and shrub planting shall be achieved using an appropriate water efficient system with up to datetechnology that is vandal proof and requires low maintenance. Systems can include flood bubblers, microsprays, drippers or sub-surface irrigation should all be connected to automatic controllers.

Irrigation of broad grassed areas will require quality systems that provide reliable, efficient, even wateringand that contain up to date technology, are vandal proof and require low maintenance. Allowance forpermanent and temporary systems has to be built into the design.

Irrigate the verges adjacent to irrigated parks or open space areas with underground irrigation systems andpop-up sprinklers.

29/08/2014 114

26 References

Alderson, A 2006, The collection and discharge of stormwater from the road infrastructure, ARRB Group Ltd,Vermont South VIC.

Australian Building Codes Board, Building Code of Australia 2011, Australian Building Codes Board,Canberra.

Australian Government 2011, Disability Discrimination Act 1992, Office of Legislative Drafting andPublishing, Canberra.

Australian Model Code for Residential Development (AMCORD) 1995, Book 1 AMCORD: A nationalresource document for residential development, Creation Corporation Pty Ltd, Florey ACT.

Australian Rainfall and Run-off 2001, Book 1 Introduction, The Institute of Engineers, Barton ACT

Australian Rainfall and Run-off 2001, Book 2 Design rainfall considerations, The Institute of Engineers,Barton ACT

Australian Rainfall and Run-off 2001, Book 3 Choice of flood estimation methods and design standards, TheInstitute of Engineers, Barton ACT

Australian Rainfall and Run-off 2001, Book 4 Estimation of design peak discharge, The Institute ofEngineers, Barton ACT

Australian Rainfall and Run-off 2001, Book 5 Estimation of design flood hydrographs, The Institute ofEngineers, Barton ACT

Australian Rainfall and Run-off 2001, Book 6 Estimation of of large to extreme floods, The Institute ofEngineers, Barton ACT

Australian Rainfall and Run-off 2001, Book 7 Aspects of hydraulic calculation, The Institute of Engineers,Barton ACT

Australian Rainfall and Run-off 2001, Book 8 Urban stormwater management, The Institute of Engineers,Barton ACT

Austroads, Design Vehicles and Turning Path Templates

Austroads 2009, Guide to Traffic Management – Parts 1 to 13, Austroads, Sydney NSW.

Austroads 2009, Guide to Road Design – Parts 1 to 8, Austroads, Sydney NSW.

Austroads 2009, Guide to Pavement Technology – Parts 1 to 10, Austroads, Sydney NSW.

Department of Construction and Infrastructure 2010, CADD Drawing & Data Systems Information, NorthernTerritory Government, Darwin, NT.

Department of Construction and Infrastructure 2007, CADD Manual Version 1.3, Northern TerritoryGovernment, Darwin, NT.

Department of Construction and Infrastructure, Digital Ground Survey – Road Projects Construction Division,Northern Territory Government, Darwin, NT.

29/08/2014 115

Department of Construction and Infrastructure 2011, Roadworks Schedule of rates (Technical Specification),Northern Territory Government, Darwin NT.

Department of Environment and Climate Change NSW 2008. Managing Urban Stormwater: Volumes 1 and2, Department of Environment and Climate Change NSW, Sydney NSW.

Department of Infrastructure, Planning and Environment: Road Projects Division 2003, Materials TestingManual, Northern Territory Government, Palmerston, NT.

Department of Lands and Planning 2011, NT Traffic Act, Northern Territory Government, NT Australia.

Department of Lands and Planning 2011, NT Traffic Regulations, Northern Territory Government, NTAustralia.

Institute of Public Works Engineering 2011, Australia Asset Management for Small, Rural or RemoteCommunities, Institute of Public Works Engineering 2011, Sydney NSW.

Department of Land Resources Management, Erosions and Sediment Control, Available:http://www.lrm.nt.gov.au/soil/management#.UyeKHPmSxB0, [Accessed 12 April 2014].

Northern Territory Lands Group 2011, Northern Territory Planning Scheme, Northern Territory Government,Darwin, NT.

Northern Territory Lands Group 2011, Water Sensitive Urban Design (WSUD): Strategy for Darwin Harbour,Northern Territory Government, Darwin, NT.

Northern Territory Government 2011, Anti-Discrimination Act, Northern Territory Government, Darwin, NT.

Northern Territory Government 1995, Anti-Discrimination Regulations, Northern Territory Government,Darwin, NT.

Northern Territory Government 2008, Disability Services Act, Northern Territory Government, Darwin, NT.

Northern Territory Government 2011, Local Government Act, Northern Territory Government, Darwin, NT.

Northern Territory Government 2009, Planning Act, Northern Territory Government, Darwin, NT.

Northern Territory Government 2011, Planning Regulations, Northern Territory Government, Darwin, NT.

Northern Territory Government 2011, Work Place Safety and Health Act, Northern Territory Government,Darwin, NT.

Northern Territory Government 2011, Work Place Safety and Health Regulations, Northern TerritoryGovernment, Darwin, NT.

Nursery Industry Accreditation Scheme Australia (NIASA) 2005, Best Management Practice Guidelines - 3rdEdition, Nursing and Gardening Industry Australia.

Transport: Roads and Maritime Services 2011, NSW t239: Test Methods Volume 1, NWS Governments,NSW.

Power and Water Corporation – www.powerwater.com.au

29/08/2014 116

Standards Australia

AS 1141-1974, Methods for sampling and testing aggregates.

AS 1289-2000, Methods of testing soils for engineering purposes.

AS 1289.5.8.1-2007, Methods of testing soils for engineering purposes - Soil compaction and density tests -Determination of field density and field moisture content of a soil using a nuclear surface moisture–Densitygauge - Direct transmission mode.

AS 1428.1-2009, Design for access and mobility - General requirements for access - New building work.

AS 1428.2-1992, Design for access and mobility - Enhanced and additional requirements - Buildings andfacilities.

AS1597-2010, Precast reinforced concrete box culverts.

AS 1742.1-2003, Manual of uniform traffic control devices - General introduction and index of signs.

AS 1742.2-2009, Manual of uniform traffic control devices - Traffic control devices for general use.

AS2890.1-2004, Parking facilities - Off-street car parking

AS2890.2-2002, Parking facilities - Off-street commercial vehicle facilities

AS3500.2-2003, Plumbing and drainage - Sanitary plumbing and drainage

AS 3798-2007, Guidelines on earthworks for commercial and residential developments

WSA 05-2008, Conduit Inspection Reporting Code of Australia V2.2

29/08/2014 117

PART 4. SERVICE PROVIDERSTable of Contents

27 Power and Water 11827.1 Power 11827.2 Water 11827.3 Sewer / Septic 118

28 Telecommunications 11928.1 Telstra 11928.2 Others 119

29 Natural Gas 120

NOTE: This section is to be completed during the second stage of the overall project and as such is onlyacting as a place holder to allow for the visualisation of how the overall document will be completed.

29/08/2014 118

27 Power and Water

27.1 Power

27.2 Water

27.3 Sewer / Septic

29/08/2014 119

28 Telecommunications

28.1 Telstra

28.2 Others

29/08/2014 120

29 Natural Gas

29/08/2014 121

PART 5. NORTHERN TERRITORY GOVERNMENT DEPARTMENTSTable of Contents

30 Department of Health 12230.1 Medical Entomology 122

31 Department of Infrastructure 12332 Department of Transport 124

32.1 Road Networks 124

33 Department of Lands and Resource Management 12534 Department of Lands Planning and the Environment 12635 Development Assessment Services 12736 NT Environmental Protection Agency (EPA) 12837 Northern Territory Fire and Rescue Service 129

37.1 Bush fires 129


29/08/2014 122

30 Department of Health

30.1 Medical Entomology

29/08/2014 123

31 Department of Infrastructure

29/08/2014 124

32 Department of Transport

32.1 Road Networks

29/08/2014 125

33 Department of Lands and Resource Management

29/08/2014 126

34 Department of Lands Planning and the Environment

29/08/2014 127

35 Development Assessment Services

29/08/2014 128

36 NT Environmental Protection Agency (EPA)

29/08/2014 129

37 Northern Territory Fire and Rescue Service

37.1 Bush fires

29/08/2014 130

PART 6. CONSTRUCTIONTable of Contents

38 Construction Process 13438.1 General 134

38.1.1 Introduction 13438.2 Control and Supervision of Works 13438.3 Certification of Works 13438.4 Pre-commencement Meeting 13438.5 Notice to Commence Works and Notification of Contract 13538.6 Preferred Construction Program 13538.7 Joint Inspection of Works 13638.8 Conformance Testing and Inspections 13638.9 Standard Inspection Plan Responsibilities 13738.10 Subgrade Evaluation and Pavement Design 14138.11 Health and Safety Requirements 14138.12 Environmental Considerations 14138.13 Construction during Wet Season 14138.14 Protection of Cadastral Reference Marks (CRM’s) 14238.15 Salt Water Environments 14238.16 Major Departures from Design Intent – Non-Compliance Reports 142

39 Works on Council Property and Reinstatement 14339.1 General 14339.2 The Works 14339.3 Permits, Approvals and Bonds 14339.4 Notification to Residents 14339.5 Notification to relevant Authorities 14339.6 Occupational Health and Safety, Public Safety and Insurance 14439.7 Working Hours 14439.8 Design of Works 14439.9 Excavations 14439.10 Trenching, Backfilling and Reinstatement 144

39.10.1 Trenches in the verge / footway 14539.10.2 Trenches across and/or adjacent to Roadways and Footpaths 14539.10.3 Trenches across and/or adjacent to roadways and Footpaths 14539.10.4 Concrete Surfaces 14539.10.5 Paved Surfaces 14539.10.6 Pavements and Asphalt Surfacing 146

39.11 Existing Services and Structures 14639.12 Supervision of Works 14639.13 Environmental Requirements 146

39.13.1 Solid, Liquid and Gaseous Contaminants 14739.13.2 Disposal of Waste 14739.13.3 Trucking 14739.13.4 Dust and Water and Erosion Control 147

39.14 Vegetation 14739.15 Traffic Control 147

39.15.1 Traffic Control Plan 147

29/08/2014 131

39.16 Site Control 148

40 Environmental Erosion and Stormwater 14940.1 Introduction 14940.2 Principles of Erosion and Sediment Control 14940.3 Developer’s Responsibilities 15040.4 Other Environmental Management Issues 15040.5 Guidelines for Erosion and Sediment Control - Natural Resources 15140.6 Erosion and Sediment Control – Council Responsibilities and 15140.7 Appropriate Fill 151

41 Preliminary Works 15341.1 Survey and Set Out 15341.2 Clearing 15341.3 Topsoil 153

42 Earthworks 15442.1 General 15442.2 Filling in Road Reserve 15442.3 Lot Filling 15442.4 Rock Excavation 15442.5 Blasting 15442.6 Soil Stabilisation 154

43 Subgrade 15543.1 General 15543.2 Unsuitable Subgrade 15543.3 Level Control 15543.4 Service Conduits 15543.5 Acceptance 155

44 Sub-Base 15644.1 Materials 15644.2 Spreading 15644.3 Compaction 15644.4 Acceptance 156

45 Base Course 15745.1 Materials 15745.2 Spreading 15745.3 Water 15745.4 Compaction 15745.5 Acceptance 157

46 Prime Coat and Primer Seal 15946.1 General 15946.2 Preparation 15946.3 Binder 159

46.3.1 Bitumen Emulsion 15946.3.2 Cutback Bitumen 159

46.4 Spraying, Sprayer & Personnel 15946.5 Aggregate 160

47 Spray Seal 16147.1 General 161

29/08/2014 132

47.2 Surface Preparation 16147.3 Binder 161

47.3.1 Straight Run Binder 16147.3.2 Polymer Modified Binders 161

47.4 Spraying 16147.5 Aggregate 16247.6 Rolling 16247.7 Measurement & Recording of Binder Application Rates 16247.8 Acceptance 163

48 Asphalt Surfacing 16448.1 General 16448.2 Laying the Asphalt 16448.3 Acceptance 16448.4 Asphalt Job Mix Variations 165

49 Concrete Works 16649.1 General 16649.2 Preparation and Placement of Pathways 16649.3 Stencilled Concrete 16649.4 Fibre Reinforced Concrete 16749.5 Joints 16749.6 Protection 167

50 Interlocking Segmental Pavements 16850.1 General 16850.2 Paving Unit Shape, Thickness and Laying Pattern 16850.3 Bedding Sand 16850.4 Joint Filling Material 16950.5 Acceptance 169

51 Concrete Kerbing 17051.1 General 17051.2 Preparation and Placement 17051.3 Joints 17051.4 Curing 17051.5 Key Type Kerbing 17051.6 Acceptance 171

52 Lighting in Public spaces 17252.1 General 17252.2 Handover of Lighting to Council 172

53 Street Nameplates 17353.1 General 173

54 Traffic Signage and other road furniture 17454.1 General 174

55 Stormwater Drainage 17555.1 General 17555.2 Reinforced Concrete and Fibre Reinforced Cement Pipes 175

55.2.1 Reinforced Concrete Box Culverts 17555.3 Corrugated Steel Pipes 17555.4 Locally Manufactured Un-reinforced Concrete Pipes 175

29/08/2014 133

55.5 Junction and Side Entry Pits 17555.6 Headwalls 17655.7 Excavation 17655.8 Sub Soil Drainage 17655.9 Trench Backfilling & Reinstatement 17655.10 Open Drains 17755.11 Stone Pitching 177

29/08/2014 134

38 Construction Process

38.1 General

38.1.1 IntroductionThis section of the Guidelines has been prepared as the Construction Requirements for subdivision anddevelopment works within the Municipality. These requirements are to be read in conjunction with Council’sStandard Technical Specification and Standard Drawings.

The Technical Specification or Standard Drawings may be used for inclusion in contracts betweenDevelopers and Contractors for subdivision or development work and may also be used for contractsbetween Council and Contractors.

38.2 Control and Supervision of WorksThe Developer/Contractor is ultimately responsible for all construction activities carried out during the courseof the project.

Inspections by the Council shall in no way diminish the responsibility of the Developer to adequatelysupervise the works.

The Developer is to ensure that all works are carried out in accordance with the requirements of theDevelopment Permit, the Deed of Agreement, the approved Inspection and Testing Plan, approved drawingsand specifications and the Subdivision Development Guidelines and as agreed at the Pre-commencementMeeting.

The Developer/Contractor is to also ensure that a suitably qualified Superintendent carries out thesupervision of the works. The Superintendent is to be responsible for certification of the works in accordancewith Part 7.

The Contractor, when not personally present on site, is to be represented by a nominated, competent andexperienced Supervisor.

Final approval and acceptance will only be given when all works have been executed to the true intent andmeaning of the approved drawings and specifications and when all the requirements set out hereafter havebeen complied with.

The Developer/Contractor shall not commence work without providing the Council with an executed ‘Noticeto Commence Works’ and a Pre-commencement meeting.

For inspections of other areas of works, i.e., landscaping and structural works, inspections are to be carriedout as specified, required and agreed with the Council.

38.3 Certification of WorksAll works will be subject to certification at:

> Bonding prior to being accepted On Maintenance;

> Off maintenance.

The Consultant is to issue a Statement of Compliance certifying that the works have been constructed inaccordance with the intent of the design drawings and specifications.

38.4 Pre-commencement MeetingThe Developer or Consultant is to initiate a pre-commencement meeting with the Council. The Developer,Consultant[s], Contractor, Council and Other Authorities (if required) are required to attend to outline allparties’ requirements and to discuss the items set out below.

> Engineering, Other plans and Other Authorities approvals;

29/08/2014 135

> Council Inspections and Hold points;

> Workplace Health and Safety – Safety Management Scheme and General Risk Management;

> Inspection and Testing Plan;

> Traffic control / traffic;

> Spoil off site / import fill;

> Working Hours;

> Parks / landscaping – Landscape Section;

> Environmental - stormwater management, erosion protection, dust and airborne materials control andmanagement of Acid Sulphate soil;

> Reinstatement works to Council and other property;

> Protection of and permission to enter private property;

> Design alterations during construction;

> Geotechnical and Blasting details;

> Contractor’s Insurances and Council indemnities;

> Certifier and Certification of works;

> Other matters.

The meeting is to be minuted by the Council.

38.5 Notice to Commence Works and Notification of ContractPrior to commencing construction, the Developer is to give the Council is to be given at least 24 hours’ noticein writing which is to include the following information:

> Subdivision Estate / Development Name / Stage / Brief description of Works.

> Developer: Name, Address, Contact Person and Contact Number

> Developer’s Representative(s): Firm’s name, Discipline; Address; Contact Person and Contact Number

> Contractor; Name, Address, Contact Person and Contact Number

> Date of Council Approval of Design

> Proposed Working Hours - All works will be contained between the hours as specified and agreed.

38.6 Preferred Construction ProgramThe following construction program is the program all Contractors shall follow to complete the subdivision ordevelopment. Alternative programs would need to be justified and approved by the Council at the pre-commencement meeting.

> Site works and implementation and maintenance of sediment and erosion controls.

> Bulk earthworks and road excavation to verge level.

> Construction of Drainage and Sewer within the road reserve.

> Subgrade treatment as required.

> Road service crossings.

> Sub Soil Drainage

> Placement of Sub-base coarse if required

> Placement of Base coarse of pavement

> Placement of Extruded Concrete Kerbs and Gutters and Footpath construction.

29/08/2014 136

> Utility Services and Landscape Preliminaries

> Wearing coarse to pavement

> Footpath and Final landscaping

> Final Sediment and Erosion Control

38.7 Joint Inspection of WorksWith respect to road and drainage and site works, the Council, Consultant and Contractor are to jointlyinspect the site so that agreement is reached on the acceptable standard and method of work. TheConsultant (Supervisor) is to be available for that purpose when deemed necessary by the Council

In the absence of inspection by the Council, certification in lieu by the Consultant will not necessarily beaccepted.

The Consultant is to ensure that any particular section of work to be inspected has been satisfactorilycompleted before requesting any such scheduled inspection.

A minimum of 24 hours’ notice is to be given to enable arrangements to be made for an inspection.

Each stage will be inspected prior to the next stage works being commenced.

In circumstances where there is concern about workmanship or materials, works are not to proceed until theCouncil is satisfied by the adequacy of the work.

If the Superintendent/Contractor is not Quality Assured, then additional inspections may be required at theCouncil’s discretion.

The Superintendent shall inform the Council and the Contractor at all Hold Points as specified in theTechnical Specification. The Council may request additional inspections (Hold Points).

38.8 Conformance Testing and InspectionsThe Consultant shall comply with the requirements of the accepted Conformance Testing and Inspectioncriteria or a plan agreed upon or approved as submitted with the plans and specifications and otherdocumentation for the Works.

The Consultant will be responsible for ensuring that all required quality control checks are carried out duringconstruction.

Drawings, specifications and associated documents include the relevant requirements for quality controlduring construction, including compliance with the accepted Conformance Testing and Inspection Plan.

Testing, except for tests carried out by the Superintendent, are to be undertaken by a testing authorityregistered with the National Association of Testing Authorities (NATA) in accordance with the relativeAustralian Standards. If requested the Consultant is to progressively submit a copy of test results to theCouncil.

The testing authority shall perform tests in accordance with Northern Territory testing methods (NTTNI) andcodes of practice (NTCP) for materials testing are given in the Northern Territory Construction Agency(NTCA) materials testing manual. The methods contained in the materials testing manual shall takeprecedence over all test methods and procedures, and used in conjunction with relevant AustralianStandards.

In addition to the normal inspection and testing requirements as detailed elsewhere in the Guidelines, theCouncil reserves the right to inspect and require additional samples to be tested to ascertain the quality andquantity of materials being used. The cost of this testing will be met by the Developer. The Consultant will beinformed of any works requiring remedial action. In the event that the testing reveals the work to beacceptable, the Council will be responsible for the costs of testing and reimburse the Developer.

The Developer/Contractor should note the following:

> Conduct field density testing using Nuclear Density Gauges in accordance with NTCP 102.1 and AS1289.5.8.1

29/08/2014 137

> Conduct CBR moulding using a compaction hammer conforming to the requirements of AS 1289.

Where tests are required which are not included in the manual, use the appropriate Australian Standard.

Where testing of a stage of work is requested, no following stage of work will proceed until the precedingstage is approved.

The Council may make inspections of the works on a random audit basis. Such inspections may include butare not limited to items such as Traffic Control, Occupational Health and Safety Issues and EnvironmentalProtection. These inspections may take place without any prior notice to the Superintendent or Contractor.Inspections by the Council will not diminish the responsibility of the Developer to adequately supervise theworks.

The Council may request progressive certification from the Consultant indicating correctness of constructionin accordance with the approved plans and specifications for all or any of the main stages of construction.

In the absence of inspection by the Council, certification by the Consultant will not necessarily be accepted.The Council reserves the right to have the work proven in the field whether by inspection or specific testing.

The type and frequency of testing shall be in accordance with the Technical specification. The following tableoutlines the Superintendent’s and Council’s inspection responsibilities at each stage.

38.9 Standard Inspection Plan Responsibilities

Elements of Work Consultant’s Responsibility Council’s Responsibility

PRE-START MEETING

> Outline performance andstandard required.

> Highlight critical aspects ofthe design.

Outline performance andstandard required.

Highlight critical aspects of thedesign.

IN ROAD RESERVEFILLING

Material Quality

Compaction

Levels

> Level of supervision to bedetermined by consultingengineer but minimum Level2 in accordance with AS3798 to apply.

> Examine and assess all testresults and levels and reportto Council

Visit site for random auditinspection if consideredwarranted.

ROAD EMBANKMENT

Material Quality

Compaction

> Make routine visits

> Examine and assess all testresults and levels

Visit site for random auditinspections if consideredwarranted.

SUBGRADE

Compaction

CBR Tests


Vertical Alignment

Crossfall


> Attend during proof rolling

> Examine and assess all testresults and cross sectiongeometry

> Certify adequacy designedpavement/or submit newpavement design forapproval


Inspection and attend proofrolling.

29/08/2014 138

SUBGRADEREPLACEMENT

Material Quality

Compaction

Profile and Depth

> Make sufficient routine visitsto assess quality of materialsand that operations willachieve a sound compactedlayer.

> Attend proof rolling

> Examine and assess all testresults.



SUB-BASE LAYER

Material Quality

AS1289

Compaction

Pavement Depth


Vertical Alignment

> Make routine visits.

> Examine and assess all testresults.


Visit site for randominspections if consideredwarranted.


BASE COURSE LAYER

Material Quality AS1289

By NTTM 216.1

By WA312.1

AS1289

Compaction

Pavement Depth


Vertical Alignment



> Examine and assess all testresults and report to Council



SURFACING – ASPHALT

Material Quality

Aggregate By AS1141

By NSW t239

Bitumen By AS 1141

NTTM 305.1

NTTM 304.1

Compaction Thickness

Horizontal Alignments

Profile

> Undertake an inspection priorto commencement of layingoperation.

> Examine and assess all testresults and report to Council.


Inspect prior to tack coat

29/08/2014 139

SUB-SOIL DRAINS

Pipe

Filter Material

Clean out Points andMarkers

Geotextile

> Make random auditinspections of Contractorsperformance


Inspection when placed.

KERB AND GUTTER

Concrete

Slump

Strength


Vertical Alignment

Kerb Transition

> Inspect prior to kerbplacement and completedkerb.

> Examine and assess all testresults and level.

> Inspect with straight edge.


Attend water test.

STORMWATERDRAINAGE

Material Quality

Culverts By AS1597

Bedding

Reinforcement

Concrete

Slump

Strength

Structures

Location


Construction

Drainage Lines(Underground)


Vertical Alignment

Backfilling

Drainage Lines (Open)


Vertical Alignment

> Inspection of person toplacement of bedding Makesufficient visits to assesscompliance withspecification.

> View progress and works.

> For structural pours inspectprior to placing concrete.

> Examine and assess all testresults and level.

Visit site for random inspectionif considered warranted.

29/08/2014 140

ROAD CROSSINGCONDUITS

Location

Backfilling

Markers

> Make random auditinspections of Contractorsperformance prior to backfill


TOPSOILING ANDGRASSING

> Confirm all affected areasare topsoiled, grassed andmaintained.


EROSION,SEDIMENTATION ANDWATER QUALITYCONTROL MEASURES

> Ensure continuousmaintenance of measuresprior to bulk earthworks

Ensure Council’s local lawsare complied with throughoutconstruction

ALL WORKS PRIOR TO

ON-MAINTENANCE

> Confirm all works complywith design intent beforearranging “On Maintenance”inspection.

> Complete the “OnMaintenance” inspectionchecklist prior to jointinspection with Council.

Joint “On Maintenance”inspection with ConsultingEngineer and notifyrequirements, if any.

PRIOR TO ACCEPTANCE

“ON-MAINTENANCE”

> Forward “As Constructed”submission to Council.

> Ensure Licensed Surveyorscertificate is attached andalso attach EngineersCertification.

> Finalise all otherDocumentation

Council to accept and conductAudit checks of AsConstructed Drawings andadvise any requirements.

When complete advise inwriting of acceptance of “OnMaintenance”.

DURING MAINTENANCEPERIOD

> Confirm all minor omissionsand defects have receivedsuitable attention.

> Examine and approve siteprior to asking for “OffMaintenance” Inspection.

Council to advise ConsultingEngineer of any defects.

PRIOR TO ACCEPTANCE

“OFF MAINTENANCE”

> Accompany CouncilInspector and to note anyrequirements.

Council Inspector toaccompany ConsultingEngineer and Contractor toadvise of any requirements.

When complete, advise inwriting of acceptance of “OffMaintenance”.

29/08/2014 141

38.10 Subgrade Evaluation and Pavement DesignAfter subgrade excavation, the Developer is required to submit a geotechnical report, the results of whichneed to be used for preliminary pavement design.

As early as possible, during the construction period, subgrade evaluation tests carried out by a registeredNATA testing company, together with recommended pavement designs, are to be submitted for finalapproval by Council.

Council will not inspect pavement subgrades, or approve the placement of pavement materials, until apavement design has been submitted and approved.

38.11 Health and Safety RequirementsIncorporation of Health and safety requirements into contract documentation should be considered as earlyas possible in the specification development stage. In general terms, Tenderers / Contractors are to complywith the following:

> Health and Safety Legislative Requirements;

> Demonstrate evidence of OH&S management and system;

> Complete OH&S Management System Questionnaire;

> Undertake Risk Assessment;

> Develop Health and Safety Plan;

> OH&S Performance Reporting;

> OH&S Incident Notification.

The Contractor must have in place a Policy Document setting out and to be issued to all sub-contractors foronsite health and safety requirements.

In the case of contracts between the Developer and Contractor, the Superintendent has the right to suspendor terminate the works, if in the Superintendent’s opinion; the Contractor fails to remedy breaches of healthand safety.

In the case of contracts between Council and Contractors, the Council has the right to suspend or terminatethe works.

38.12 Environmental ConsiderationsThe Developer is to ensure that all reasonable measures are taken in respect of environmental matters. Inparticular the following shall be properly addressed to Council’s satisfaction.

> The requirements of the relevant Regulations and Acts are to be accorded with;

> The approved plans and specifications, setting out the environmental requirements and measures, are tobe strictly adhered to;

> Dust, air and noise emissions are to be controlled such that nuisance is not caused to surroundingproperties. Council reserves the right to direct any and all such measures as deemed necessary toensure compliance, including cessation of works. The Developer shall be responsible for all such costs;

> Stormwater quality control, including erosion and sediment control, is to be totally implemented inaccordance with the approved Stormwater Management and Erosion Control Plan;

> The Environmental Bond lodged with the drawing approval may be drawn on and implemented ifnecessary.

38.13 Construction during Wet SeasonConsideration must be given to curtailment of construction activities during the Wet Season.

Extensive erosion and stormwater controls will be required for any work carried out during the Wet.

29/08/2014 142

Under these circumstances, Council will require that a Bond be lodged as security against erosion andsiltation of the site and of Council’s assets

38.14 Protection of Cadastral Reference Marks (CRM’s)The Contractor shall investigate the location of any CRM’s in the vicinity of works, prior to thecommencement of construction.

A location diagram of all CRM’s in the vicinity of works is available at no cost to Contractors by contacting theDepartment of Lands or the Surveyor General’s Office.

Each mark site will be either painted, or the CRM position offset, given five days’ notice of intention to dig ina particular road reserve.

The Contractor should be aware the destruction of Survey marks is an offence under section 62 of theLicensed Surveyors Act.

38.15 Salt Water EnvironmentsThe Developer/Contractor shall be diligent in design and construction of all roads, drainage, and associatedstructures in salt environments.

Consideration should be given to the use of Potable/Salt water in the preparation of all concrete and mortarmixes, spray seals and road pavements.

The Contractor shall ensure the total soluble salts content is less than 3,000 mg/litre (total dissolved salts foruse in construction) and shall provide evidence of construction water salt contents.

38.16 Major Departures from Design Intent – Non-Compliance ReportsNotwithstanding the most diligent efforts of the Contractor, Consultant and Council to comply with the intentof the approved drawings and specification, some non-complying construction works may occur.

As well, proposed major departures of design intent may occur during construction. These are to beapproved by Council in writing before construction.

Non-compliances are to be reported to Council through submission of Non-Compliance Reports.

These reports shall identify the nature and number of non-complying items and state the Consultant’sjustifications for Council acceptance.

29/08/2014 143

39 Works on Council Property and Reinstatement

39.1 GeneralAll works carried out on Council property shall not degrade Council’s assets.

The works are to be reinstated to the condition of the existing or better as deemed by the Council.

The Developer, Contractor or Permit Holder (as determined by the Council prior to works commencing) shallbe wholly responsible for all reinstatement to the Council’s requirements.

Any degradation of an asset shall be compensated for in a manner approved by the Council.

39.2 The WorksWorks within Council Property include:

> Works carried out within Council’s property, i.e., road reserves, parks, public spaces or any other placeowned by or defined as owned by or maintained by the Council. This includes the installation of cable andother structures for the delivery of cable television services in the municipality.

> Works carried out by Contractors under Contract to Council, by Other Authorities that have a statutoryright to carry out works within Council road reserves or by private persons or organisations that wish tocarry out works within Council property.

> Works conducted underground, above ground or ground level including aerial cabling.

Works will only be carried out as per the approved design, in the manner and under the terms and conditionsspecified and at the times agreed to by the Permit Holder and/or approved by the Council.

Any variations to the design will require the approval of the Council.

No works may be commenced without the approval of the Council.

39.3 Permits, Approvals and BondsAll necessary permits to carry out works are to be obtained by the Permit Holder. This includes permits forthe installation of cable and other structures for the delivery of cable television services in the Municipality.Permits will be required even if the works form part of proposed internal subdivision construction.

The works may be of such a nature, size or in such a location, that the Council will require a specific securitybond or bond(s) to be lodged prior to the commencement of works

The Permit is issued for a stipulated period and if works are not completed within the stipulated time framethen the Permit must be extended.

The Permit will terminate at the satisfactory completion of the works.

The Council may revoke the permit if it is deemed that the Permit Holder is not acting within the Conditions ofthe permit.

39.4 Notification to ResidentsAll residents and owners within the works area and any other area deemed by the Council to be affected bythe works are to be advised of the proposed works by individual written advice, not less than 14 days prior tothe proposed commencement of works.

39.5 Notification to relevant AuthoritiesAll relevant authorities as defined by the Council are to be advised at least 14 days prior to the proposedcommencement of works and any statutory requirements of the authorities satisfied. Relevant Authoritiesmay include public or private individuals or bodies, which may have a direct or indirect interest in theproposed works.

29/08/2014 144

39.6 Occupational Health and Safety, Public Safety and InsuranceAll Occupational Health and Safety requirements must be complied with at all times.

The safety of the public is paramount and Council’s exposure to Public Risk also must be considered at alltimes.

The Permit Holder is to appoint a Safety Council who is to be totally responsible for all aspects of safetythroughout the works site.

The Contractor must have in place all necessary insurances, which are to indemnify Council against anyclaims arising out of the works. Proof of insurance must be lodged with Council prior to commencement ofworks.

39.7 Working HoursWorking hours are restricted to times that that provide minimum disturbance to nearby residents, business,traffic and any other service in the Council land. Dependent upon the location, it may be necessary to carryout the works within restricted working hours. This shall be recognised, determined and specified by theCouncil prior to approval of plans and specifications.

If the Council is required to be present outside normal Council working hours, then the Permit Holder is to beresponsible for overtime costs at rates as agreed under the Permit.

The Council has the ultimate decision in the matter of working hours.

39.8 Design of WorksWhen designs for cabling and/or any other service are being carried out in existing Council road reserves,the following is to apply:

> All roads, pavements, footpaths and vehicular crossings / driveways are to be under-bored;

> The appropriate alignment for cabling for the delivery of cable television services is in the 00-800mmbehind the kerb.

> Alignments for other services are to comply with the requirements of the services corridors as set out onthe Standard Drawing;

> If a footpath covers the permitted alignment behind the kerb, the permit Holder may choose to demolishthe existing footpath, excavate to lay cables and replace the footpath with a new path to Councilsstandards in lieu of boring;

> Trenching across a road will only be permitted at intersections, (defined as within the tangent points of theintersections to minimise any trenching across the road.

> Any trenching across a road, footpath or driveway is to have saw-cut edges. In the case of footpaths andcrossings driveways, whole slabs are to be replaced rather than narrow saw-cut trenches. The Council isto define the width of the trench to be saw cut.

39.9 ExcavationsThe Permit Holder will be deemed to have made all necessary investigations to judge the nature of materialsto be excavated.

All excavations are to be carried out as necessary to line and level to complete the works as shown on theapproved drawings and standard drawings and as per the approved works program.

39.10 Trenching, Backfilling and ReinstatementAll roads, pavements, footpaths and vehicular crossings / driveways are to be under-bored unless specificapproval for open cut trenching is to be obtained from the Council

No trench is to be over excavated in width and depth without the specific approval of the Council.

All trenching is to be adequately drained and de-watered.

29/08/2014 145

Where the trenching intercepts coffee rock, cavities and/or crab-holes, the Council will approve thenecessary remedial works to be carried out prior to the laying of services and backfilling. The Council mayrecommend:

> Fill cavities with lean mix concrete and/or;

> Prepare and place a lean mix slurry bedding and/or

> Encase the backfill and bedding material in an approved geotextile fabric in accordance with themanufacturer’s specification.

The Permit Holder is to open only as much trenching as can be closed again in one day. All works are to becarried out in stages so that no more than an agreed length or 100 metres maximum of trench is open at anyone time.

Where the trench base is deemed as unsuitable, additional material is to be removed as necessary andbackfilled to the design level with approved material.

All backfill is to achieve the specified degree of compaction as defined in the Technical Specification.

All works are to be reinstated to the condition of the existing or better as deemed appropriate by the Council.

39.10.1 Trenches in the verge / footway

To be backfilled to the established grading from top of kerb to the reserve boundary and flush with the edgesof pavement / top of kerb.

Material used for backfilling can be material won on site.

Compact to 85% minimum MMDD ratio in verge areas and 90% minimum MMDD ratio under pathways.

Verges are generally to be turfed where grass existed prior to the works. Adequate provision is to be madefor irrigation of the turfing until established.

Grassing as a means of surface re-instatement is only to be carried out where specifically approved by theCouncil. If grassing is approved, it shall be placed as detailed in the Technical Specification.

Approval of the Council is to be obtained upon completion of works.

Inspections are to be arranged with the Council prior to commencement and after finalisation of works to testexisting irrigation systems.

39.10.2 Trenches across and/or adjacent to Roadways and FootpathsThe material used for backfilling under road pavements or adjacent to, or in close proximity or parallel to roadpavements and/or existing kerbs, is to be fine crushed rock with 3% (by weight) cement stabilisation.Wearing surface shall be 50mm minimum asphalt surfacing. The Council may specify that deep lift asphaltbe placed in lieu of this.

Trenches to be backfilled in 150mm maximum layers.

39.10.3 Trenches across and/or adjacent to roadways and FootpathsDensity tests are required for every trench across a road trafficked area or along the kerb / edge of pavementand / or along the footpath at the rate indicated in the Technical Specification.

The Permit Holder is required to submit a security bond based on Council’s current adopted rate for futurereinstatement of subsidence of the road trench under traffic.

39.10.4 Concrete SurfacesReinstate cast in situ concrete surfaces to the requirements of the Council as detailed or specified.

Finish to the same surface texture, colour and shape as the existing/adjoining concrete work.

39.10.5 Paved Surfaces

Reinstatement works are to be carried out to the requirements and standard current practice for the pavingmaterial. Finish to the same surface texture, colour and laying patterns as the existing/adjoining work.

29/08/2014 146

39.10.6 Pavements and Asphalt SurfacingReinstatement works are to be carried out in accordance with the provisions of fine crushed rock pavementsand Asphalt Surfacing as specified in the Technical Specification. A 50 mm minimum thick asphalt layer is tobe placed in any asphalt paved or sealed areas.

39.11 Existing Services and StructuresThe Permit Holder is to take whatever measures are necessary (this includes dial before you dig service) toprove the location of existing services and is wholly responsible for any damage and reinstatement to theservices. This includes existing irrigation systems.

Any connection or disconnection is to be carried out by or under the direct supervision of the appropriateauthority to which appropriate notice will have been given.

The Contractor is to pay all costs and charges to the appropriate authorities for supervision and materialsand for any other purpose as is necessary to carry out the works.

Inspections are to be arranged with Council’s Parks Manager prior to commencement and after finalisation ofworks to test existing irrigation systems.

39.12 Supervision of WorksWhere deemed by the Council, all works are to be supervised by an appropriately qualified Superintendent.

The degree of supervision will be agreed upon at the Pre-commencement Meeting and will be dependentupon the contract entered into between the Contractor with the Developer and/or Other Authority, the degreeof Quality Assurance supporting the Superintendent and/or the Contractor, Public Risk and the Conditions ofthe Permit.

4.2.12 Inspection ScheduleFor the purpose of the Inspection Schedule, any holes and other excavations are to be treated as trenches.

Council will carry out inspections all Hold Points specified in the Technical Specification. Works may notproceed on further stages until the preceding stage has been approved.

These inspections include but are not limited to:

> Prior to the commencement of works;

> At random times during the construction of the works;

> If the excavations for the works are of a significant or substantially deep nature:

- Prior to laying of services;

- At agreed times during the laying of services.

> Immediately any trenches have been backfilled;

> Prior to any rectification works;

> Final inspection at the completion of works.

The Permit Holder is to advise Council of the time for inspection.

Inspections are to be arranged with Council’s Parks Manager prior to commencement and after finalisation ofworks to test existing irrigation systems.

39.13 Environmental RequirementsThe Permit Holder is to be responsible for ensuring that the provisions of the following and any other relevantclauses contained in the Guidelines are complied with and is to submit to the Council any proposals for trafficmovements, temporary structures, clearing, cleaning up (including burning off), erosion and sediment control,demolition and the like for approval prior to the commencement of works.

29/08/2014 147

39.13.1 Solid, Liquid and Gaseous ContaminantsThe contractor is to be responsible for the proper storage and disposal of all contaminants in accordancewith all statutory and contractual obligations.

39.13.2 Disposal of WasteWaste from construction operations, including food scraps and the like, are to be removed from the site.

39.13.3 Trucking

All trucks entering and leaving the site of works are to be loaded and the load constrained in such a manneras to prevent the dropping or tracking of materials onto streets. This includes ensuring that all wheels, tracksand body surfaces are free of mud and other contaminants.

39.13.4 Dust and Water and Erosion ControlAdjoining owners, residents and the general public are to be protected against dust, dirt and water nuisance.Dust screens and watering are to be used to reduce dust nuisance.

All proper precautions are to be taken by the Contractor to ensure that erosion and sedimentation from anylands or location used, occupied or controlled by the Contractor is kept to an absolute minimum during thecourse of the works.

39.14 VegetationDuring the works, the following conditions apply to existing vegetation:

> Pruning, cutting or removal of vegetation (including roots) will not be permitted without permission of theCouncil;

> Vegetation roots or limbs will be bored under or bypassed if so determined by the Council;

> Works may be required to be redesigned if a tree is determined to be endangered by the works andanother solution is achievable;

> Refer to:

- “Guidelines for Excavations near Roadside Vegetation” and

- “National Arborists association of Australian Draft Tree Pruning Standards” for guidelines for permittedworks around vegetation.

> Valuation of vegetation damaged or proposed to be damaged by the Permit Holder is to be assessedunder the Draft Australian Standard, “Trees – Amenity Valuation”. The Permit Holder will be required toreinstate / replace any damaged vegetation to the value determined by the Council and maintained to thesatisfaction of the Council.

39.15 Traffic ControlThe Permit Holder is to assume responsibility for the safe conduct of the traffic through or around the worksite 24 hours per day from possession of the site to Practical Completion of the Works.

The works are to be organised and carried out in such a way as to minimise obstruction and inconvenienceto the public.

39.15.1 Traffic Control Plan

A Traffic Control Plan is to be submitted at or prior to the Pre-commencement Meeting detailing proposedtemporary road closures, detours and control arrangements, including afterhours control, road maintenanceand provision of access to and notification of residents. Only experienced traffic controllers are to be used.

> Supply, erect and maintain necessary warning devices.

The Permit Holder is to liaise with owners of adjacent properties and ensure access is provided andmaintained at all times.

29/08/2014 148

Any road closures and significant detours are to be advertised in the NT News 14 days prior to the proposedclosure / detour.

39.16 Site ControlThe Permit Holder is to observe all rules and regulations in force on site as described in the Permit.

Storage space on site is to be as agreed by the Council.

Flammable, combustible or hazardous materials are to be stored and maintained in an appropriate mannerto Australian Standards.

29/08/2014 149

40 Environmental Erosion and Stormwater

40.1 IntroductionPollution of the sea, waterways, rivers, streams and drains can be caused by water borne and windblowndebris from a development site. To cause or allow this is an offence under a variety of Acts, Regulations andBy-laws.

Environmental matters such as clearing of vegetation, stormwater quality, stormwater drainage managementand erosion and sediment control are critical to the responsible development of subdivisions and otherprojects.

Soil erosion and sedimentation, particularly as a result of clearing, stormwater run-off or wind effects, is asignificant problem in any development whether in urban, rural or remote areas and results in inordinateeconomic, social, environmental and cultural costs to the Developer, Council and community.

The Developer has a responsibility to protect the natural assets and resources of the Territory and is totallyresponsible for clearing operations, erosion and sediment control and the quality of stormwater run-off duringthe overall development process.

In particular there is a significant and vital need to plan for, manage and maintain best practices for thecontrol of erosion and sediment on any proposed subdivision development.

The developer is to take all the above matters into consideration during all aspects of the developmentprocess.

40.2 Principles of Erosion and Sediment ControlVirtually all construction activity requires the disturbance of the soil surface and the existing vegetation,which then predisposes the construction site to erosion resulting in significant soil loss.

Since soil disturbance is a resultant part of the development, it is essential to develop measures that reducethe erosion hazard. Run-off water, which carries the sediment, must be controlled, in such a way as toreduce the amount of sediment leaving the site.

This may be achieved by:

> Ensuring works are not carried out during the wet season;

> If works are carried out during the wet, then controls appropriate to the rainfall and drainage conditionsmust be put in place;

> Limiting the amount of site disturbance;

> Isolate the site by diverting clean upstream “run-on” water around or separately through the site wherepossible;

> Provide an effective major stormwater system, economical in terms of operation and maintenance,incorporating water quality controls;

> Retain or import topsoil for effective re-vegetation works;

> Control run-off and sediment at the point source rather than at the downstream point;

> Progressive re-vegetation of the site where possible during on-going construction to reduce the areacontributing to sediment volumes.

> Construction of sediment trapping systems of a size relevant to the catchment of the site and climatic andseasonal conditions;

> Filtering of the sediment in the trapped water, prior to its release to the drainage system.

29/08/2014 150

40.3 Developer’s ResponsibilitiesThe Developer is to adhere to the requirements set out in the approved Sediment and Erosion Control Plan,unless the Council considers such measures are to be amended. Continual reappraisal of the site isabsolutely necessary and the Developer must ensure that effective erosion and sediment control is providedat all times.

The Developer is not to commence any clearing or excavation without implementing the appropriate soil andwater/dust management controls.

Transport of soils, earth, sand, loose debris etc. to or from the development site will be in a manner thatprevents the dropping of such material on surrounding streets. The Developer must ensure that the wheels,tracks and body surfaces of all plant and vehicles leaving the site are free of mud etc.

The Developer is to provide and maintain slopes, crowns and drains on all excavations and embankments toensure satisfactory drainage at all times. Water is not to pond on the works unless such ponding is part ofthe approved Sediment and Erosion Control Plan, or if directed.

The cost of installation, maintenance, inspection, removal and restoration of affected areas must be borne bythe Developer.

The Developer is to restore any damage caused directly or indirectly by the development of the works to theoriginal condition at no cost to Council. Such works will also include the clearing of material from roads,pipes, drains and gutters. Any material removed from drains, gutters and the like will be disposed of to anapproved site.

The development is to be staged as shown on the approved plans so that re-vegetation of land cancommence quickly.

The Developer is to maintain all sediment and erosion control structures throughout the whole developmentperiod, including the maintenance period. All works to be as required to maintain efficient operation or asdirected by the Consultant/Council.

40.4 Other Environmental Management IssuesAs well as the engineering aspects of clearing, dust management, drainage and erosion control issues, thereare other Environmental Management issues that must be addressed with any proposed development.

These are generally categorised as:

> Aboriginal Land Claims and Native Title Claims;

> Coastal Development and/or Reclamation of Coastal Areas;

> Flood or Storm Surge affected land;

> Environmental Impacts and Heritage Planning:

- Sacred Sites;

- Heritage or Archaeological Places or Objects;

- Beneficial Uses and Users; and

- Development within National Park or Conservation Reserve

> Fire Management;

> General Pollution;

> Acid Sulfate Soils; and

> Use of Appropriate Fill Materials.

All of the foregoing will require some form of approval, comment or input from The Department and all mayrequire Council input and approval.

29/08/2014 151

40.5 Guidelines for Erosion and Sediment Control - Natural ResourcesThe Department - Natural Resources Division have drafted Resource Management Guidelines - Erosion andSediment Control Guidelines for Roadwork’s, Subdivisions, Construction Sites and Linear Developments inthe Northern Territory.

This document is not a statutory requirement; however, it provides guidelines for best planning andmanagement practices. Adoption of the design principles, work practices and techniques as set out inNatural Resource’s Guideline, will result in overall savings and benefits in all areas of development.

40.6 Erosion and Sediment Control – Council Responsibilities andRequirements

Whilst Council currently has no direct responsibility for the actual physical development of and constructioncarried out on allotments within a subdivision or on existing allotments, it is totally responsible for thecollection, transportation and maintenance of the stormwater run-off from the whole of the development.

Council will not accept any polluted stormwater run-off into its drainage systems nor will it allow dust andsand drift to cause a nuisance to the detriment of the public or any Council or public asset.

Council has developed its stormwater drainage, erosion and sediment control requirements as set out in theSubdivision and Development Guidelines in conjunction and in line with Natural Resource’s Guidelines.

Council’s requirements shall apply.

Council is also responsible for public safety and the effect or result of any work, construction andmaintenance practice not in accordance with the applicable Acts and Regulations employed during thedevelopment process.

40.7 Appropriate FillThe range of materials suitable for landfill and reclamation of a coastal development site is dependent uponseveral factors including the proposed use of the site and construction methods.

Fill materials for allotments must be solid, inert and non-hazardous.

Fill material suitable for placement in road reserves, under pavements and in fill embankments for roadworks, is to be as per Council’s standard specification.

Contaminated fill containing any of, but not limited to the following, are unacceptable:

> Household rubbish, vegetation, timber and iron and other metals, whitegoods etc.;

> Liquid waste, oil drums and plastic containers;

> Car bodies, tyres;

> Pesticides and containers, gas bottles, dangerous goods, hazardous wastes; and

> Acid sulfate and other contaminated soils.

2.6.6 Management of Acid Sulfate Soils – Council ApprovalAcid sulfate soils usually occur with the development or reclamation of Coastal areas, i.e. canal typedevelopments on the coast or rivers and land fill of mangrove or low lying coastal areas and subgradereplacement and filling in road reserves in tidal or coastal areas.

During the development of such projects, the occurrence of mangrove mud is common. Mangrove mud willgenerally have acid sulfate potential.

It should be understood that a Developer has a legal liability in the matter of Acid Sulfate soils encounteredin a proposed development. Acid Sulfate soils must be investigated, dealt with and properly managed.

It should also be understood that currently there is no facility for the dumping and treatment of acid sulfatesoils in the NT.

29/08/2014 152

If not already in place, a management plan for the removal or treatment of mangrove mud is required.Mangrove mud is to be removed from beneath road pavement construction works.

The matter of acid sulphate soils will generally be addressed at the Planning Application (DevelopmentPermit) stage.

The direct management of acid sulfate soils will generally be the responsibility of The Department.

Council is vitally concerned with the prospect of its drainage systems being adversely affected by acid sulfateleachate; therefore Council must approve any proposed Acid Sulphate Management plan.

The Department – Environment and Heritage Division have produced Guidelines titled “EnvironmentalGuidelines for Reclamation in Coastal Areas” which are to be consulted and the recommendations adheredto.

Further information in this matter can be obtained from The Department.

29/08/2014 153

41 Preliminary Works

41.1 Survey and Set OutMaterials, workmanship, construction procedures and testing shall conform to the relevant AustralianStandards and Codes and the provisions of these Guidelines.

The works are to be set out and constructed in accordance with the line and levels as shown on theapproved drawings. The location of all services within the work area is to be confirmed prior to thecommencement of construction.

Any permanent survey mark affected by the works is to be identified and reported to the Department ofLands and the Surveyor Generals Office for replacement or relocation.

Where it is necessary to cover any survey peg, survey recovery peg or survey mark, a stake extending aminimum of 75mm above the finish surface is to be driven beside it.

Levels of subgrade and intermediate layers of road pavement are to be checked at 20m intervals at thecentreline and edges of pavement. Checks shall also be made at intersections and parking areas atappropriate intervals.

41.2 ClearingThe Developer shall not remove any tree or shrub without prior approval of the Council. The naturalvegetation is to be retained where possible.

The developer is responsible for consulting the Tree Preservation and Historic Tree Registers and providingevidence that no trees are affected.

All tree roots, boulders and other deleterious material are to be removed to a depth of 600 mm below thenatural surface or finished levels of the road reserve whichever is greater. Stumps are to be completelyremoved.

All holes and depressions resulting from clearing are to be backfilled with specified and approved materialand compacted to at least the compaction of the surrounding material.

The Developer is to be responsible for implementation and maintenance of soil erosion, water quality anddust suppression.

41.3 TopsoilUpon completion of the clearing operations, natural topsoil shall be stripped from the road reserve areas ofcut and fill and proposed utility service locations to a depth of 100mm. The topsoil shall then be stockpiled forre-spreading.

When earthworks have been completed, the topsoil shall be re-spread to a maximum compacted depth of100mm on all exposed areas of earthworks as required, to match approved finish surface levels. Note, in theabsence of adequate topsoil quantities being available, it will be the Developers responsibility to importapproved topsoil to the satisfaction of the Council.

29/08/2014 154

42 Earthworks

42.1 GeneralEarthworks are to be completed to the requirements detailed in the Technical Specification, the approveddrawings and to tolerances as set out herein.

42.2 Filling in Road ReserveAll fill is to be clean, granular material and shall not be contaminated with roots or other impurities. The fillshall be placed in even layers not greater than 250mm in thickness and each layer shall be compacted to95% of modified maximum dry density when tested in accordance with AS 1289: Methods of Testing Soils forEngineering Purposes.

42.3 Lot FillingWhere the filling of lots is required as part of a development, the fill area shall be cleared and stripped oforganic material and debris, and the filling placed and compacted to the approved design levels. Thetolerances on lot filling shall be ±50mm.

It is Council’s recommendation that areas of lot filling be controlled to provide 95% of the modified maximumdry density when tested in accordance with AS 1289: Methods of Testing Soils of Engineering Purposes. Inthe absence of testing results, a restriction is to be placed on the title of the lot denoting that the lot has beenfilled in an uncontrolled manner.

42.4 Rock ExcavationAll cuttings through rock are to be excavated to a depth of 400mm below subgrade level and 400mm belowthe level of verges.

Excavated rock shall be placed at the bottom of fill areas. No stone larger than 300mm maximum dimensionshall be placed in a fill area.

42.5 BlastingWhen it is deemed that excavation in rock or hard soil may be carried out by blasting, a blasting permit is tobe obtained from the appropriate authority.

All explosives are to be stored and handled in accordance with the requirements of the Mines Regulation Act1946, the Explosives and Dangerous Goods Act 1961, AS 2187: Explosives – Storage, Transport and Useand AS 2188: Explosives – Relocatable Magazines for Storage.

Blasting shall only be carried out by a suitably experienced and qualified person. The shot firer shall beresponsible for the repair of damage, legal liability or anything that may arise from the blasting operations.Appropriate screens, shields and matting necessary to prevent rock, stones, earth, debris or other materialfrom scattering or blowing from the immediate site of blasting shall be provided as necessary.

42.6 Soil StabilisationThe Developer shall be responsible for the satisfactory control of soil erosion, water quality and dust from thedevelopment site. Stabilisation of topsoil, sand or other material or matter subject to movement over or nearthe works, shall generally be carried out in accordance with the Erosion and Sediment Control Guidelinesprepared by the Department of Lands, Planning and Environment - Natural Resources Division.

The Developer is to ensure compliance with the approved Soil and Water Management Plan.

29/08/2014 155

43 Subgrade

43.1 GeneralThe formation is to be excavated in accordance with the alignment, dimensions slopes and depths shown onthe approved drawings. The formation must extend from back of kerb to back of the kerb, with a tolerance ofwidth being +100mm –0mm. The finished levels of subgrade shall be within +0mm –20mm of the designlevels.

The subgrade shall be compacted to not less than 95% MDD when tested in accordance with AS 1289:Methods of Testing Soil for Engineering Purposes.

Subject to the approved design, the subgrade is to be tined and mixed to a minimum depth of 150mm andre-compacted to 95% of the maximum dry density when tested in accordance with AS 1284: Methods ofTesting Soil for Engineering Purposes.

The subgrade shall be jointly inspected by the Council, Contractor, and Superintendent and approved beforeany subsequent pavement layer is placed.

43.2 Unsuitable SubgradeIn the event of an unsuitable subgrade, stabilisation of the subgrade may be proposed. Stabilisation shall becarried out to best practice and as recommended by the Consultant and approved by the Council.

43.3 Level ControlLevels of subgrade shall be checked at 20 m intervals or less if required and directed, at the centre-line andedges of pavement. Checks shall also be made at intersections and parking areas at appropriate intervals.

43.4 Service ConduitsService conduits under road pavements are to be placed as required and at a depth to be protected fromdamage due to pavement subgrade preparation.

The backfill material for conduits and services is to be Class 3 gravel or better compacted to 95% MMDD.

All conduit and service trenches are to drain to a sub soil or stormwater drainage trench with a positive outletto the underground drainage system.

43.5 AcceptanceThe subgrade is to be visually free from all cracks, irregularities and layering.

The subgrade is to be jointly inspected by the Council, Superintendent and Contractor.

The subgrade is not to be covered with any further pavement material until approved and is to beconsistently maintained at sufficient moisture content to prevent drying out and cracking.

29/08/2014 156

44 Sub-Base

44.1 MaterialsThe sub base if specified shall be constructed of crushed rock or Class 2 or better gravel and comply withthe Technical Specification.

The sub base pavement shall extend from back of kerb to back of kerb for the full extent of road construction.

44.2 SpreadingPrior to placement of the sub base course, all utility service crossings and conduits within the roadway are tobe constructed and backfilled in accordance with the compaction requirements for subgrade.

The backfill material for conduits and services is to be Class 3 gravel or better.


The sub base shall be placed so that the compacted subgrade is not disturbed or broken up and the eventhickness specified is achieved.

The levels of the sub base course shall be checked at 20m minimum intervals at the centre-line and edges ofthe pavement. Checks shall also be made at intersections and parking areas at appropriate intervals.

The sub base material shall not be spread upon a waterlogged, cracked or deteriorated subgrade.

44.3 CompactionThe sub base shall be placed at optimum moisture content and compacted to not less than 98% MMDDwhen tested in accordance with AS 1289: Methods of Testing Soils for Engineering Purposes.

The sub base finished depth shall be constructed to a tolerance of +20mm, –0mm.

44.4 AcceptanceThe sub base construction is to be jointly inspected by the Council, Superintendent and Contractor andapproved prior to the placement of the base course.

The surface is to be visually free from all cracks, irregularities and layering. Any irregularities in the level ofthe sub base or imperfections in the surface shall be corrected such that the sub base is a uniformlycompacted, smooth and even surface.

The pavement course is to be consistently maintained at sufficient moisture content to prevent drying out andcracking. Any cracked pavement course will be required to be tined up to a minimum depth of 100 mm andre-compacted as specified.

29/08/2014 157

45 Base Course

45.1 MaterialsFine crushed rock is the specified pavement base course material. If Class 2 gravel or a blended product isproposed, then the use must be justified in writing by the Developer and approved in writing by the Council.

The material is to comply with the Technical Specification.

45.2 SpreadingPrior to laying the base course material, all utility service crossings within the roadway shall be constructedand backfilled in accordance with the compaction requirements for subgrade and sub base.

The backfill material for conduits and services is to be Class 3 gravel or better.


The sub base/sub grade material is not to be disturbed during placement of the base course.

The base course shall be placed by means of an approved mechanical spreader or by grading fromcontinuous stacks deposited on the sub base.

The base course is not to be placed on any material that has become waterlogged, cracked or otherwisedeteriorated. All segregated and contaminated material is to be removed.

The base course material shall be watered and mixed to achieve a moisture content within 2% of theoptimum for the specified conforming density ratio.

45.3 WaterThe water is to be clean and free from oil, alkali, organic or any other deleterious substances, and the totalsoluble salts content is to be less than 3,000mg/litre (total dissolved salts). The Contractor shall provideEvidence of construction water salt contents is to be provided as part of the testing regime.

45.4 CompactionThe base course material shall be placed, compacted and cut to grade and crossfall specified on theapproved drawings. It shall be compacted in uniform layers not less than 100mm nor greater than 200mmcompacted thickness.

The base course shall be compacted to not less than 100% MMDD when tested in accordance with AS1289: Methods of Testing Soils for Engineering Purposes.

The compacted thickness of the base course shall be as specified on the approved drawing with a toleranceof +10mm –0mm.

45.5 AcceptanceThe base course construction shall be jointly inspected by the Council, Superintendent and Contractor andapproved prior to the application of priming/primer seal

The surface of the course is to be tested for shape and level. Any irregularities greater than 10mm, whentested with a straight edge 3m long, are to be rectified in an approved manner.

Where the specified finish is not achieved and pavement thickness is outside tolerance, the pavementcourse is to be scarified to not less than 100mm depth and re-compacted.

The surface is to be visually free from all cracks and layering.

29/08/2014 158

The pavement course is to be consistently maintained at sufficient moisture content to prevent drying out andcracking. Any cracked pavement course will be required to be tined up to a minimum depth of 100 mm andre-compacted as specified.

29/08/2014 159

46 Prime Coat and Primer Seal

46.1 GeneralThe surface of the base course shall be primed and/or primer sealed prior to the application of the wearingcourse in accordance with the Technical Specification.

Primer sealing will not be accepted unless followed by a final treatment. The whole treatment is to bediscussed with and approved by the Council.

Prime coats may be used in certain circumstances subject to approval by the Council.

The pavement is to dry back to 60% of Optimum Moisture Content before priming/primer seal.

46.2 PreparationThe surface of the base course is to be swept free of loose stones, dust, dirt and foreign matter immediatelyprior to spraying. The base course surface is be maintained, the sweeping to be extended well beyond thearea to be sealed and any adherent patches of foreign material removed with a steel scraper.

The surface is to be inspected for any cracking that may have occurred during the drying period.

Kerbs and other structures are to be protected from bitumen over spraying at all times by shielding orcovering kerbs with polythene sheeting or similar approved material. Covering with sand will not beapproved. Any kerb marked or damaged by overspray will be made good.

46.3 BinderBinder (Primer) can be cutback bitumen or bitumen emulsion.Prime Coats shall be AMC00 and Primer Seals AMC2 to AMC4 as approved by the Council.

46.3.1 Bitumen EmulsionBitumen Emulsion shall be manufactured from Class 320 Bitumen and in accordance with AS 1160:Bituminous Emulsions for Construction and Maintenance of Pavements.

Bitumen emulsion shall be uniformly and evenly sprayed onto the existing surface at a rate determined bydesign and approved by the Council, but shall not be less than 1.3 litres per square metre measured at 15°C.

46.3.2 Cutback Bitumen

Cutback bitumen is to be manufactured from a medium curing cut-back bitumen in accordance with AS 2157:Cut Back Bitumen.

It shall be applied at a rate determined by design and approved by the Council, but shall not be less than 1.2litres per square metre, measured at 15°C The temperature of the cut back bitumen binder is to be in therange between 70°C to 120°C.

The proportion of medium curing cutting oil and application rate shall be dependent on the condition of thebase surface and the traffic density.

46.4 Spraying, Sprayer & PersonnelSpraying shall only commence when pavement temperature is in excess of 20°C or has been in excess of15°C for more than one hour.

At least three days should be allowed to elapse after priming before applying a binder coat or asphalt. Trafficis to be kept off the primed surface for this time.

The sprayer is to be calibrated with a current copy of the calibration certificate on the vehicle.

Sprayer calibration is to be Northern Territory Test Method 500.1. A current calibration certificate issued byan Australian State Road Authority will be accepted as an alternative.

29/08/2014 160

Where the direct use of a sprayer is impracticable, the binder may be sprayed using a hand lance suppliedfrom the mechanical sprayer.

The primed surface should be checked regularly and pot holes and worn out areas repaired before applyingbinder or asphalt.

46.5 AggregateImmediately after spraying, the primed surface shall be covered with the aggregate. Spray areas shall becompletely covered within a period of 10 minutes. 14mm aggregate shall be used for primer seals unlessotherwise approved by the Council.

Aggregates shall conform to the properties specified in the Technical Specification.

The rate of application shall be determined by design, but shall not exceed 150 square metres per cubicmetre of aggregate, controlled so that only sufficient is applied to give a uniform dense mat one stone thick.Additional aggregate may be spread by hand to ensure a uniform cover.

Rolling shall commence within 5 minutes of application of the aggregate, with self-propelled rubber tyredrollers with a minimum pressure of 600kPa and a minimum wheel load of 1 tonne.

29/08/2014 161

47 Spray Seal

47.1 GeneralThis section covers the application of a single or two coat aggregate wearing course seal, applied to either aprime coat or a primer seal in accordance with the Technical Specification.

Single or two coat aggregate wearing seal shall not be used for roadways but may be considered / approvedby the Council in other trafficked areas.

Geotextile fabric seal may be considered for poor quality pavements if approved by the Council.

47.2 Surface PreparationThe surface shall be lightly swept to remove any loose stones, dust, dirt and foreign material. Any sections ofthe surface which are loose or damaged are to be repaired and finished to the approved level

47.3 BinderThe binder and medium curing cutting oil shall comply with the Technical Specification.

First coat seal shall be straight run to AMC6.

Second coat seal shall be straight run or AMC7 to AMC5.

Reseal coat shall be AMC7 to AMC5 as approved by the Council.

Pre-coat and adhesion agents are to be discussed with the Council prior to use.

Bitumen laminated paper or other suitable material sufficient in width and strength to prevent overspray andspillage shall be used at start, finish and taper operations.

47.3.1 Straight Run Binder

Bitumen used to be straight run Class 320.

Binder should be stored/held at temperature below spraying minimum, and then heated to sprayingtemperature not exceeding the maximum allowable. Bitumen is to be heated to within a range of 150°C to180°C for straight run bitumen.

47.3.2 Polymer Modified BindersPolymer modified binders shall conform to the Technical Specification. Binder is to be mixed, heated andsprayed in accordance with polymer manufacturers’ specification. The binder shall incorporate 1% adhesionagent or alternative quantity as recommended by the polymer manufacturer.

In the event of a two coat seal using polymer modified binder, both seals shall contain the polymer.

47.4 SprayingThe Contractor shall apply 48 hours in advance to the Council to commence spraying and shall not proceeduntil approval is given.

The adhesion agent is to be mixed to the binder and circulated for 20 minutes before spraying.

Binders are to be stored/held below spraying temperatures and shall be heated to spraying temperaturewhilst not exceeding the maximum. Any binder held at spraying temperature for above two hours orexceeding 20°C for more than 48 hours or heated to above 190°C for straight run bitumen or above themaximum recommended for polymer modified binders is to be removed from site.

Spraying shall only commence when the temperature is above 20°C, or has been in excess of 15°C for atleast 1 hour.

29/08/2014 162

Spraying shall not commence if the surface to be sealed is wet or if adverse weather conditions may prevailat any time of work.

A current calibration certificate and calibration chart for overall rates of application in accordance with Testingof Mechanical Sprayers of Bituminous Material (Austroads) is to be provided to the Superintendent prior tospraying. Subject to approval, areas not accessible to the mechanical sprayer may be sprayed by hand.

Immediately prior to spraying, the finished surface is to be swept with suitable power blowers or powerbrooms, (or by hand methods where inaccessible to the power equipment) to remove loose and foreignmaterial and until a mosaic of well embedded stone shows on the surface.

The binder application rates shall be determined by design and approved by the Council, but generallyshould fall within the range of 1.2 to 2.0 litres residual bitumen per square metre, measured at 15°C for14mm aggregate.

The binder shall be sprayed at the design/approved application rate for the full length of each run, includingthe start and finish lines. The Contractor shall ensure sufficient protection has been placed to protect all roadfixtures. Protective paper and any spilt bitumen is to be removed and disposed of in an approved manner.

47.5 AggregateThe aggregate shall be coated with pre-coating material at the approved rate before spreading.

The aggregate shall be uniformly spread over the work area by means of an approved mechanical spreader.

Aggregate shall be applied to the binder within: 10 minutes where the pavement is 20°C or greater or 5minutes where the pavement is between 15°C and 20°C. If a polymer modified binder is used, the aggregateshall be applied within 5 minutes regardless of temperature.

Aggregate is to be applied to the emulsion coat before the emulsion breaks. Spread the aggregate evenlyand uniformly over the sprayed surface and apply hand coverage to any insufficiently covered areas after thefirst spreading.

47.6 RollingThe aggregate is to be rolled with self-propelled rubber tyred rollers with a minimum tyre pressure of 600kPaand a minimum wheel load of 1 tonne. After an initial slow pass, the roller speed should be maintainedbetween 10 and 25km/hr.

A minimum rolling rate of 1 roller hour per 2,000 litres of binder is to be provided conforming to the following:

> Entire area to receive one roller pass immediately after covering

> 25% of rolling within 2 hours of covering (prohibit traffic until complete)

> 50% of rolling within 6 hours of covering

> 100% of rolling within 12 hours of covering

The surface should be swept after rolling. The drag broom should be adjusted to distribute surplusaggregate. Aggregate on the final surface is to be uniformly distributed and firmly held by the binder. Thesurface is to be re-rolled after sweeping to ensure uniform bedding of the aggregate within the binder.

47.7 Measurement & Recording of Binder Application RatesAll loads of bitumen are to be sampled in accordance with the following Australian Standards:

> AS 1160: Bitumen Emulsion for Construction and Maintenance of Pavements

> AS 2008: Residual Bitumen for Pavements

> AS 2157: Cut Back Bitumen

The following records shall be kept for all spray runs:

> Spray width

29/08/2014 163

> Start distance – Finish distance

> Side of Road (left of right)

> Road Temperature

> Bitumen Temperature

> Volume of bitumen used

> Average bitumen application rate

47.8 AcceptanceThe Council has the option to reject any spray seal that does not conform to the following:

> Level 0mm to +10mm

> Straight Edge Deviation Maximum 5mm in 3m

> Width Not less than specified

> Surface Roughness @ 80km/hr Maximum of 50 counts

> Skid Resistance (by NTTM 304.1) Not less than specified in NTTM 304.1 Table 2

Skid resistance testing will be carried out at the Council’s/Consultant’s request. Non-conforming skidresistance will be rejected.

Non-conforming work is to be rectified by approved methods, at the Developer’s expense, including the costof testing

29/08/2014 164

48 Asphalt Surfacing

48.1 GeneralAsphaltic Concrete shall be in accordance with the Technical Specification. Asphalt paths shall beconstructed in accordance with the Standard Drawings.

Surface preparation, which includes sweeping, chipping and burning off all rich fat areas, shall be carried outimmediately before applying the tack coat. No asphalt shall be placed upon any area that contains an excessof binder in such quantity that there is any possibility of the binder coming to the surface of the new work.

The tack coat shall be laid in accordance with AS 2734: Asphalt (Hot Mixed) Paving – A Guide to GoodPractice, for the full width of road pavement. The bituminous emulsion shall comply with the requirements ofAS 1160: Bituminous Emulsions for Construction and Maintenance of Pavements.

The application rate shall generally be sufficient to fully coat the surface with a residual binder content in therange of 0.3 to 0.6 litres per square metre. Hand spray only in areas where it is impractical to use a spraybar.

No asphalt shall be laid on the tack coat until the emulsion has broken and the water has substantiallyevaporated. Any pools of tack coat which may have formed in surface depressions shall be brushed out. Notraffic other than that delivering asphalt shall be permitted to travel over the tack coat.

48.2 Laying the AsphaltThe asphalt shall be laid upon a clean and dry base. Spreading will only take place in dry weatherconditions. The spreading shall be in a single layer, to such line, level and camber detailed in the approveddrawings and compacted to give the average thickness specified.

Spreading of the asphalt shall be by an approved self-propelled paver unless otherwise approved. Handspreading will only be approved in areas inaccessible to the mechanical spreader.

The asphalt temperature is not to be below 135°C. The initial rolling shall commence before the mixtemperature falls below 105°C and uniform compaction shall be achieved prior to the mix temperature fallingbelow 80°C. The Contractor shall ensure that the complete operation from mixing to final compaction ismaintained within the specified temperature ranges.

A transverse joint shall be placed whenever the operation ceases.

The Contractor shall spread asphalt in such a manner as to minimise the number of longitudinal andtransverse joints required. In multiple layer work, the Contractor shall offset joints by a minimum of 100mm.

48.3 AcceptanceCompact by using at least two rollers, one pneumatic tyred and one tandem steel wheeled.

The surface of the finished course shall be free from depressions exceeding 5mm as measured with a 3mstraight edge.

The prepared asphalt shall conform to the following:

> The surface shall be smooth, dense and true to shape.

> Thickness: Not less than specified.

> Surface levels: 0 to +10mm deviation from design level.

> Straight edge deviation: 5mm maximum in 3 metres.

> Surface roughness: 60 counts/km – maximum.

> Skid resistance: Not less than specified in NTTM 304.1, Table 2.

> Job mix: Within the following variation limits:

29/08/2014 165

48.4 Asphalt Job Mix VariationsTable 22: Asphalt Job Mix Variations

AS SIEVE (mm) % PASSING (by mass)

4.75 or larger

2.36

0.60 and 0.30

0.15

0.075

+ or – 7

+ or – 5

+ or – 4

+ or – 3

+ or – 2

Conformance of compaction on lots shall be derived from subdivision of all items of work.

Lots will be numbered logically and the number and location of each lot recorded on a lot register.

Lots selected will be based upon:

> Lot will present no more than one shift’s production.

> Lot will be continuous and have been brought to completion at the same time.

> Lot will be composed of homogenous material with no distinct variation in attribute value.

Each lot will be subject to conformance testing, checking of level tolerance and tested by proof rolling.

Defective sections will be excluded from the lot to be tested, and identified as a new lot, which shall besubject to conformance testing.

Test locations will be selected by the laboratory on a stratified random basis in accordance with NTCP 103.1.Supply copies of the completed stratified random selection with each compaction report.

The Characteristic Mean Dry Density Ratio (Rc) is calculated as follows:

RC = R – ks

Where R = the mean dry density ratio for the lot

k = the multiplier in the table Multiplier values

S = the standard deviation.

The Standard Deviation (s) is calculated as follows:

S = (sum of (xi – R)2 divided by (n – 1)) 0.5

Where xi = an individual test resultR = the mean of n resultsn = the number of test results in the lot.

The multiplier values are specified in the Technical Specification.

Conform to the following Marshall compaction limits as specified in the Technical Specification.

Surface roughness testing will be carried out by the Superintendent at the discretion of the Superintendent oras directed by the Council.

29/08/2014 166

49 Concrete Works

49.1 GeneralConcrete paving and structures shall be constructed using appropriate formwork and laid to the alignmentand cross-falls detailed on the approved drawings and conform to the Technical Specification.

If not specified the minimum concrete strength for any works shall be 25 MPa (at 28 days). Concrete to befinished as specified in the Technical Specification.

Concrete paving shall be as per approved design, laid and bedded on an appropriately prepared sub base /subgrade layer.

All concrete pavements shall have appropriate jointing detailed on the approved drawings. All concretepavements shall have a suitable joint at the interface of the pavement and the kerb.

49.2 Preparation and Placement of PathwaysThe excavation, fill, backfill and trimming shall be carried out in accordance with approved designalignments, grades and levels. Surplus material shall be removed and disposed of in an approved manner.

The subgrade shall be evenly graded, fee of rocks, organic matter or any other deleterious matter. Thesubgrade shall be compacted to not less than 95% of modified maximum dry density when measured inaccordance with AS 1289: Methods of Testing Soils for Engineering Purposes. The concrete shall be laid onnot less than 50mm sand bedding over the compacted subgrade.

The concrete paving shall be consolidated using a mechanical vibrating screed spanning the width of thepath and supported by rigid side forms.

After consolidation, the concrete shall be screeded perpendicular to the side forms to provide a straightsurface between forms and a smooth, even surface profile along the path alignment.

To prevent premature drying of the surface of screeded concrete, the addition of water to the surface of thescreeded concrete using a fog spray may be permitted. Approval of the addition of water in this manner isconditional upon the integrity of the mix being maintained in accordance with its specification.

The finished concrete pavement shall have a non-slip, broomed surface. The broomed grooving(approximately 2mm deep) shall be aligned at 90° to the edge of the pavement.

For dual use paths, transverse lips or ridges of concrete, such as may be formed during jointing works, arenot permitted and the broomed finish surface shall be maintained at joints.

Dry cement shall not be added to the surface of the pavement.

The edges of the footpath shall be polished smooth and rounded using an edger of radius 10mm. They shallbe free from irregularities of alignment and/or level.

The edges of the dual use path shall retain the non-slip broom finish surface and shall not be rounded.

49.3 Stencilled ConcreteThe Council shall approve any footpaths, concrete thresholds, access ways etc. proposed to be finished withstencilled concrete. The Developer shall furnish the Council with details of the pattern, colour and location ofall areas to be stencilled.

All stencilled concrete works are to be carried out in accordance with the manufacturer’s specifications.Concrete is to be of an approved mix designated by design.

Two coats of colour hardener are to be applied and a suitable concrete sealer, as recommended by themanufacturer, is to be applied to the new surface.

29/08/2014 167

49.4 Fibre Reinforced ConcreteFibre reinforced concrete may be used for concrete works, subject to approval by the Council.

The Contractor shall ensure that fibres are of high strength, durability, and elastic modules.

The use of steel fibre reinforced concrete in marine environments will only be approved where the consultanthas shown detailed consideration of aspects of marine environment on the strength and aestheticcharacteristics of the concrete.

49.5 JointsTransverse expansion joints shall be placed at 5m intervals for both footpaths and dual use paths along thefull length of the pavement. The joints shall be 10mm wide and extend the full depth and width of thepavement. The joints shall not exude bituminous material in hot weather when compressed.

The following expansion joint materials are approved:

> Non-Porite - Bitumen impregnated by cold solvent process

> Expandite - Flexicell

> Meljoint - Melcann

Other expansion joint fillers may be approved.

Expansion joints shall be installed where the pathway abuts utility service structures, drainage pits and/orexisting crossovers or as indicated on the approved drawings.

Transverse contraction joints shall be placed at 1.25m intervals for footpaths and 2.5m intervals for dual usepaths equally spaced between expansion joints. The contraction joint shall be aligned at 90° to the pavementalignment and shall be a minimum of 20mm deep and shall provide a vertical plane of weakness through thepavement. The joint shall be made in plastic concrete by depressing an approved grooving tool into thesurface of the pavement.

49.6 ProtectionThe Contractor shall provide and maintain protection of pavement against damage of every kind during theperiod of setting and curing of the concrete.

The Contractor shall be responsible for appropriate signage and the safety of the public.

29/08/2014 168

50 Interlocking Segmental Pavements

50.1 GeneralThis section covers the construction of brick or segmental pavement surfaces. The use of brick or segmentalpavers shall be subject to approval by the Council. The specification has been based on Cement andConcrete Association of Australia (CCAA) publications:

> Concrete Segmental Pavements – Guide to Specifying (T44)

> Concrete Segmental Pavements – Design Guide for Residential Access ways and Roads (T45)

> Concrete Segmental Pavements – Detailing Guide (T46)

These publications are recommended for use for all design and construction applications associated withboth Concrete and Brick pavers.

The preparation of the subgrade, sub-base, and base courses shall be as specified in the appropriateSections of the Technical Specification.

Concrete Paving Units shall comply with the Cement and Concrete Association of Australia publications.

Clay paving Units if approved by the Council, shall be high temperature fired with exposed faces of anextruded, wire-cut or pressed finish, and shall comply with the appropriate specification.

All interlocking segmental pavements shall be constrained on all edges by the construction of an extrudedconcrete kerb, laid in accordance with Section 51.

50.2 Paving Unit Shape, Thickness and Laying PatternThe following shape, thickness and laying patterns shall be adhered to and approved by the Council prior toinstallation.

Estimated traffic* Recommended Surface Layer

(Commercial vehicles exceeding 3t gross) Shape Type Thickness (mm) Laying Pattern

Up to 103 A, B, or C 60 H, B, or S

103 to 104 A 60 H only

A, B, or C 80 H, B or S

Over 104 A only 80 H only

* including building construction trafficH = Herringbone; B = Basket weave, S = StretcherNotes

If 80-mm shape 'Type A' paving units, laid in herringbone bond only, are selected for a pavement subject to traffic loads up to 104

commercial vehicles, base-course thickness may be reduced by 20 mm.

For parking areas catering for family cars and station wagons only, the recommendations for traffic 104 commercial vehicles aresuitable. For access driveways or loading docks incorporated in a parking area and which may be regularly used by commercialvehicles exceeding 3t gross, the surfacing should be appropriate for the estimated traffic load.

For pedestrian-mall pavements likely to be subject to occasional heavy construction service-vehicle usage, the recommendations fortraffic loads up to 104 commercial vehicles should be used.

50.3 Bedding SandThe bedding sand shall be non-plastic and contain no deleterious materials or any contaminants which cancause or contribute to efflorescence. When placed on the base course, the material should have uniformmoisture content. Saturated material should not be used. Material contents in the range of 4 – 8 % arerecommended.

The sand used shall comply with the following table:

29/08/2014 169

Table 23: Grading Envelope for Bedding MaterialSieve Size % Passing9.52 mm 1004.75 mm 95 – 1002.36 mm 80 – 1001.18 mm 50 – 85

600 microns 25 – 60300 microns 10 – 30150 microns 5 – 1575 microns 0 - 10

The bedding is to be well drained in accordance with the details shown in the Approved Drawings.

50.4 Joint Filling MaterialThe small gaps or joints between pavers, nominally 2 to 5 mm wide, are filled with a fine joint filling material.

The Joint filling material shall comply with the following table:

Table 24: Grading Envelope for Joint Filling MaterialSieve Size % Passing2.36 mm 1001.18 mm 90 – 100

600 microns 60 – 90300 microns 30 – 60150 microns 15 – 3075 microns 5 - 10

50.5 AcceptanceThe completed pavement shall comply with the following acceptance criteria:

> The pavement surface shall be constructed in accordance with the design profiles and patterns and drainfreely.

> The subgrade, sub base and base course layers shall comply with Criteria outlined in the relevantSections of the Technical Specification.

> The pavers shall not be cracked, damaged or distorted. No spoiled pavers will be accepted.

> The surface texture shall be free from abrasion or wear.

> The colour of the pavement shall be uniform and batch mixing shall eliminate any colour variations inbatches of pavers.

29/08/2014 170

51 Concrete Kerbing

51.1 GeneralRoad kerbing shall be constructed from extruded concrete kerbing and shall be formed using an approvedextrusion machine equipped with automatic levelling device and conform to the Technical Specification.

Concrete to be finish type S3 (steel trowel without polish).

Kerbing for small radii may be cast in-situ using appropriate formwork with the same profile as the extrudedkerb.

The profile of extruded kerb shall comply with the Standard Drawings.

All concrete used for kerbing shall be in a ready mix state, complying with the requirements of AS 1379:Specification and Supply of Concrete.

Concrete used shall have a minimum compressive strength of 25MPa at 28 days with a maximum slump of90mm.

51.2 Preparation and PlacementThe surface of the road shall be swept clean of all loose material prior to the kerb being placed. The finishalignment shall conform to the requirements of the approved drawings.

The extruded kerb shall not be placed on the subgrade. The kerb is to be placed on a specified thickness ofthe base course material for the full width of the kerb.

The first 150mm of any new pour shall be cut away and removed. Any gap between the old and the newwork shall be filled by hand placing, rodding and shaping of concrete until a uniform shape and finish hasbeen obtained.

51.3 JointsExpansion joints 10mm wide shall be formed not less than 24 hours after placement, within the extrudedkerb at 5m intervals, at sides of drainage gullies, at tangent points of all small radius horizontal curves and atjunctions of existing kerbing.

Expansion Joints are to be cut with a suitable cutting wheel with each joint filled with an approved butylmastic compound filler and foam or polyurethane backing or approved equivalent. Refer to the TechnicalSpecification and Standard Drawings.

Contraction joints 5mm wide shall be constructed at 2.5m intervals along the new kerb line. Joints shall becut through the kerb above the road surface level with an approved tool immediately after extrusion. Anydefects caused to the edge of the joint shall be made good immediately.

51.4 CuringWithin two hours of surface finishing, all exposed faces of kerb shall be protected from moisture loss bycovering with plastic sheeting or spraying with approved curing compound for a period of not less than 4days after extrusion

The kerb shall be backfilled in accordance with the Technical Specification and Standard Drawings.

51.5 Key Type KerbingWhere key type kerbing is specified on the approved drawings, the excavation of the base shall be by anapproved method. The primed road surface beyond the line of the face of kerb shall not be disturbed.

Provision shall be made in the base key for extension of the expansion joint through the complete kerbsection.

For details of key type kerbing refer to the Standard Drawings.

29/08/2014 171

51.6 AcceptanceThe finish kerb shall conform to the dimensions specified with a consistent smooth finish. The tolerances ofkerbing shall be as follows:

> The top of kerb shall be parallel to the grade of the pavement and shall be free form depressionsexceeding 5mm when measured with a 3m straight edge.

> Level ± 5mm

> Line ± 10mm

> Cross section width ± 5mm

29/08/2014 172

52 Lighting in Public spaces

52.1 GeneralCouncil is the authority responsible for providing and maintaining streetlights throughout the Municipality.Power and Water contracts to Council to physically provide power to and maintain the lights.

The Developer is to provide street and other lighting in public areas of the proposed subdivision /development in accordance with current Australian Standards for illumination level, materials and installationand the requirements of Council and PAWA.

Council will be responsible for the operating costs of street and other areas lighting, only after the workshave been placed On Maintenance by Council.

In the case of parks etc., the lighting is to be separately metered.

52.2 Handover of Lighting to CouncilThe Developer is to arrange to have the works transferred to Council’s name as soon as possible after theworks have been placed On Maintenance.

In the case of lighting being located on Council property or land to be transferred to Council, i.e., a parkcreated under the subdivision, the meter is to be registered in Council’s name as soon as the works areplaced On Maintenance. The Developer is responsible for initiating this.

29/08/2014 173

53 Street Nameplates

53.1 GeneralStreet name plates shall be erected at all road junctions and intersections as indicated on the approveddrawings and in accordance with the Standard Drawings and as per AS1742.5 Street Name and CommunityFacility Name Signs.

Street numbers shall only be required on signs where nominated on contract drawings or when nominated bythe Council.

Special decorative, heritage, or other variations to the standard will be considered for approval by theCouncil.

29/08/2014 174

54 Traffic Signage and other road furniture

54.1 GeneralAll traffic signage and pavement markings shall conform to the Technical Specification and AS1742.

Other furniture such as guide posts, guardrails, fencing, special signs, etc. shall be installed in accordancewith the Technical Specification and Approved Drawings. If not so documented then any such furniture orstructures shall be constructed in accordance with the relevant standards and to the approval of the Council.

29/08/2014 175

55 Stormwater Drainage

55.1 GeneralStormwater drainage shall be set out and constructed as specified, in the Technical Specification andStandard Drawings.

Access to all drainage structures and pits shall be in accordance with Occupational Health and Safetyrequirements.

Drainage pipes are to be Reinforced Concrete (RCP) or Fibre Reinforced Cement (FRC).

RCP or FRC drainage pipes only are to be used in road reserves, drainage easements and Council ownedor controlled public spaces.

Corrugated steel, plastic, or locally manufactured un-reinforced concrete pipes may only be used withapproval by the Council.

Subsoil drainage pipes shall conform to the above, except in the case of reinforced concrete pipes, and shallhave 250mmx5mm slots cut through the pipe on alternate sides at 100° so that the total length of slots isapproximately half the total length of pipe.

55.2 Reinforced Concrete and Fibre Reinforced Cement PipesReinforced concrete and Fibre Reinforced Cement pipes shall be flush jointed type with external rubberbands or spigot and socket with rubber ring type joint, unless otherwise approved.

Pipes laid on filled ground with questionable bearing characteristics shall be rubber ring jointed only.

Strength class for RCP’s and FRC’s shall be class 2 or better, unless otherwise approved.

All concrete pipes shall be clearly stamped as to their class. Any pipes not clearly stamped may be rejected.

The Consultant shall make adequate allowances for concrete pipes laid in salt water environments or atlevels below RL 3.95 AHD.

55.2.1 Reinforced Concrete Box CulvertsBox culverts shall be U type suitable for installation on a cast insitu concrete slab. Precast culverts up to asize of 120mm x 900mm shall be in accordance with AS1597. All others shall conform to AS1597.2.

55.3 Corrugated Steel PipesCorrugated steel pipes shall be supplied and installed in accordance with the manufacturers’ specification.

55.4 Locally Manufactured Un-reinforced Concrete PipesLocally manufactured Un-reinforced Concrete Pipes shall only be used where appropriate testing andcertification to Australian standards has been provided to and approved by the Council. Such pipes will bespigot and socket with rubber ring.

55.5 Junction and Side Entry PitsJunction pits shall be constructed from either precast concrete or cast insitu as determined by the TechnicalSpecification and in accordance with the Approved or Standard Drawings, Alternatives will be considered bythe Council. No alternatives may be constructed without approval of the Council.

All junction pit covers shall be flush with either the pavement level or the finish ground level and set at theappropriate crossfall where necessary.

Access to all Junction pits and Gully pits is to comply with the requirements of Occupational Health andSafety requirements.

29/08/2014 176

All pits to have sub soil drainage holes cast into the bottoms on the upstream sides at the lowest level.

55.6 HeadwallsWhere a piped drain interfaces with an open drain, a suitable headwall structure shall be constructed inaccordance with the Standard Drawings. The type of structure shall be approved by the Council.

In the case of pipes exceeding 600mm diameter, suitable structures shall be fitted to the inlet of the pipedrainage system to prevent access.

The foundation of all headwall structures shall have a compaction to 95% MMDD to a depth of 150mm.

55.7 ExcavationTrenches shall be excavated to the line, depth and gradient required and as detailed and specified.

If any pipe trench is over excavated, the extra depth shall be filled with approved material and compacted toa density of not less than that of the surrounding ground.

The width of the trench shall be a minimum of 150 mm each side of the extremities of the pipe and inaccordance with the Standard Drawings.

Excavation in rock or hard soil that may be carried out by blasting shall be in accordance with the TechnicalSpecification.

Any excavations which are carried out on existing public or private roads shall be arranged so thatpedestrian and vehicular access is maintained at all times. If the work requires the closure of a road, thewritten approval of the Council shall be obtained.

The excavation of trenches with irregular shaped sides shall be avoided, and where there is any danger of atrench collapse, then approved shoring shall be placed. If a trench is located within 2 m of a building or loadbearing structure, then approved shoring shall be placed.

All Shoring shall be in accordance with Occupational Health and Safety requirements.

Free water in excavations shall be controlled sufficiently to not interfere with construction operations.

No bedding material shall be placed until the trench excavation has been inspected and approved inaccordance with the agreed inspection program.

55.8 Sub Soil DrainageSubsoil drainage will be required to all road pavement and drainage structures unless the Consultant canprovide sufficient evidence that it is not required. Sub soil drainage shall be placed generally in accordancewith the Standard Drawings.

Sub soil drainage shall be slotted pipe, strip drain or other approved subsoil drainage pipe with non-wovenpolypropylene or polyester geotextile fabric.

All drainage trenches to drain to drainage pits via sub grade drainage holes placed on the upstream face ofthe drainage pits at the lowest possible level.

55.9 Trench Backfilling & ReinstatementNo backfilling of pipelines shall occur until they have been jointly inspected and approved by the Council,Superintendent and the Contractor.

All backfilling shall be placed in such a way that no pipes or joints or other works are displaced or damaged.The backfilled material in the pipe trench shall be thoroughly rammed and compacted in layers of specifiedthickness using appropriate equipment. The required compaction is to be as specified or if not specified, thatof the adjacent in-situ material.

Where cavities are found in the base or walls of trenches, the Superintendent shall inform the Council, whowill approve the remedial measures to be taken.

29/08/2014 177

Backfill material for trenches located under roads and parallel to and close to kerbs and other structures shallbe Class 3 minimum gravel or FCR. Backfill is to be placed from the top of the filter layer to the pavementlevel in layers not exceeding 200mm and compacted to not less than 95% MDD when tested in accordancewith AS 1289.

55.10 Open DrainsOpen drains shall be installed to the lines and levels shown on the approved drawings.

Excavated material from open drains shall be disposed of in an approved manner.

Where over-excavation occurs, this shall be corrected by filling with best excavated material and compactingto a density exceeding that of the natural surrounding material or with stabilised material as directed by theCouncil.

55.11 Stone PitchingWhere indicated on the drawings, surfaces shall be protected by hand placed pitching stones. Stones shallbe hard, sound and durable and generally weigh in excess of 10kg each. The greatest dimension of anystone shall not exceed 1.5 times its least dimension.

Stones shall be set on a sand bed in a close fitting pattern, watered and rammed into position.

Where specified as mortared stone pitching, the joints between stones shall be raked for their full depth andgrouted with 3 parts sand to one part Portland cement mortar.

29/08/2014 178

56 Landscape Works

56.1 Planting Works

56.1.1 GeneralAll landscaping works shall be carried out in accordance with the Technical Specifications, ApprovedDrawings and Standard Drawings.

56.1.2 Trees, Shrubs and GroundcoversTrees, shrubs and ground covers used in subdivision work, shall be a minimum of three months in theircontainer, have sturdy and well hardened trunks/stems, a vigorous and well developed root system and havebeen maintained by early training / pruning to aid sound structural development.

All plants are to be healthy and free from insect pests, plant diseases, sun scalds or other disfigurements.

56.1.3 Grass Seeding

Seed shall comply with the following characteristics:

> Clean seed, minimum 94% by weight

> Weed seed, maximum 0.2% by weight

> Other crop seed, maximum 0.8% by weight

> Inert matter, maximum 0.8% by weight

> Shall not contain any Hyptis Sauveolens, Sida Acuta, Sida Cordifolia

Grass seed used shall be covered by an appropriately numbered seed analysis report or certificate, which iscross referenced to an appropriate number on the seed sack. No seed shall be used if such report is olderthan six months.

Seed used shall be true to label and have a minimum germination of 80%.

Approved grass types are:

> Couch Grass – Cyndon Dactylon

> Cenipedo Grass – Paspalum Compressus or Axinopus species

> Paspalum Notatum

> Manilla Grass – Zoysia Matrella

> Sweet Mother or Durban Grass – Dactylocentium Australe

> Love Grass – Chrysopogon Aciculatus

> Seaside Grass – Paspalum Vaginatu

Seed mixes used shall conform to the Technical Specification and approved by the Officer prior to ordering.

56.1.4 TurfingTurf shall be supplied and laid in continuous rolls of the species nominated in the approved landscape plan.All turf shall be weed free. Turf plugs may be used in the event that sufficient quantities of rolls are notavailable. Plugs shall be 50mm in diameter.

56.1.5 FertilisersFertiliser shall be stored in waterproof sealed bags under shelter, away from water and direct sunlight.Fertilisers used shall comply with the standard specification. Fertilisers shall not be used on Grevillea orBanksia plant varieties.

29/08/2014 179

56.1.6 Imported TopsoilAny imported topsoil shall consist of a sandy loam mix with a minimum organic matter of 5% by dry weight,and shall comply with AS 3334.

56.1.7 Site TopsoilSite topsoil should be salvaged, stockpiled and re-used wherever possible and when sufficient quantities areavailable. Site topsoil shall consist of a sandy loam mix with a minimum organic matter of 5% by dry weight.Undertake appropriate amelioration and include additives as identified by soil testing to ensure site topsoil issuitable for the intended use.

56.1.8 Mulch

Any organic mulch shall be free from any impurity, and be sufficiently heavy as not to be dispersed by windand resistant to transportation by stormwater flow.

Approved organic mulches may be bark, woodchip, hay or similar. Any woodchip used shall be a maximumof 50mm in size, free from any resinous toxins and termites and should only be used in a mixture with othermulches.

Wherever possible, chip and stockpile organic material resulting from clearing operations. Undertakeappropriate measures to ensure the material has the appropriate texture and is free from weeds, soil, rockand termites.

Inorganic mulch used shall be washed and screened laterite gravel or brick chips with particle sizes in therange of 6mm minimum to 25mm maximum.

Gravel is not to be used in locations adjacent to roadways and footpaths.

56.1.9 Site Preparation

The work is to be set out in accordance with approved plans and as follows:

Measures are to be taken to ensure that all trees, shrubs and other vegetation to be retained within the limitof works are not damaged, and are appropriately marked and protected prior to the commencement ofworks.

No chemical type materials including oil, paint, bituminous products, fuels and cement/concrete are to beplaced, dumped or stored near the vegetation. Products that are easily transported by wind, such as cement,are to be stored in such a manner as to protect the product from wind borne pollution.

Works carried out within the drip line (canopy area) of vegetation, should be kept to an absolute minimumusing excavation techniques that will preserve the root system of the plant. Where the root system has to becut a method of cutting the root, while not disturbing the rest of the root system, shall be employed.

Backfilling should be undertaken with a comparable material to that excavated. Backfilling is to beconsolidated, and thoroughly watered.

56.1.10 Tree Planting

Set Out56.1.10.1The location of street trees/shrubs is to be accurately set out in accordance with the approved drawings andthe alignment and depth of all services confirmed prior to the excavation of holes for planting. See StandardDrawing.

Planting Pits56.1.10.2Planting pits are to be constructed in accordance with the Standard drawings.

Root barriers are to be for all street trees and where otherwise required and directed.

The excavated holes for tree planting are to be at least twice the diameter and twice the depth of the plantcontainer. Minimum hole size is 1.0 cubic metres overall with a minimum depth of 0.6m deep

Excavated holes may need to be elongated to allow suitable planting adjacent to existing services.

29/08/2014 180

Holes that have glazed sides shall be broken up, In the event of excavation of hard dense ground, 1kg ofGypsum or Clay breaker shall be placed around the sides and bottom of the hole, the hole filled with waterand allowed to drain.

Prior to planting, the holes shall be treated with Chlorpyrifos.

Root Guides (Barriers)56.1.10.3Root guides are to be installed according to the Standard Drawings for all street trees and where otherwiserequired and directed.

Nylex or equivalent root guides are to be used and installed and jointed in accordance with theManufacturer’s instructions and to the satisfaction of the Officer.

The guides are to be completely sealed so that no root penetration can occur and so that the roots areforced downwards in growth pattern.

Log Bollards for Street Trees56.1.10.4Log bollards are to be provided and installed at the rate of two per tree as per the Standard Drawing.

Bollards are to be Radiata posts, preservative treated to AS 1608.1.

The bollards are to be set plumb in the ground and surrounded with cement stabilised earth and firmlytamped into the ground.

Drip Irrigation to Trees56.1.10.5The Contractor shall install 20mm high density poly pipe irrigation line at a minimum depth of 300mm belowthe finished surface level.

Where irrigation lines cross footpaths, the line is to be installed in 40mm class 6 uPVC conduit. Steelconduits of 32mm diameter shall be used under roadways.

The irrigation line is to connect to all planting pits. Adjustable 8 litre per hour turbo flow drippers are to beconnected to the line via barb take offs and 6mm capillary tubing provided to each planting.

Supply of Trees56.1.10.6Street trees are to conform to the selection choice on the Tree List appended to the Guidelines.

The Developer is to supply all plants from an approved nursery. Trees used are to be a minimum of threemonths in their container, have sturdy and well hardened trunks and have a well-developed root system.

They are to be available in sufficient quantities for placement and maintenance replacement and in a healthyand vibrant state prior to commencement of work.

Any diseased or dying plants are to be removed immediately and replaced at the Contractor's expense.

Tree Planting56.1.10.7

Planting is not to be undertaken when the temperature is in excess of 34°C.

During planting the integrity of the plants root zone and surrounding earth is to be maintained.

Fertiliser is to be placed adjacent to, but not in direct contact with root zone of the plant.”

The contractor shall ensure root directional guides are supplied and installed.

The hole is to be backfilled in accordance with the Standard Drawing. Backfill should be placed to ensure theplant is firmly contained within the ground and in a vertical position.

Backfilling, Fertilisation, Watering In and Mulching56.1.10.8Surface fertiliser shall be placed and backfill watered thoroughly immediately after placement to ensure noair voids or loss material surrounding the plant root zone.

Organic mulch is to be provided where specified in a 100mm min. thick compacted layer for a radius of500mm around the plant stem, but ensuring a 50mm gap is retained between the stem and the mulch.

29/08/2014 181

Alternative mineral mulch with crushed laterite of particle size less than 15mm may be used to a minimumdepth of 100mm. All mulch beds are to have a final grade consistent with the level of pavement. Any sinkageof the mulch bed shall be made good.

Maintenance56.1.10.9The planting area is to be maintained in a moist condition to promote healthy growth. Weeding and pruningshall be undertaken as required to maintain the plants in a healthy condition.

The Developer shall be responsible for the replacement of any damaged trees throughout the course of theproject. Any trees that are dying or dead, due to inadequate care or watering by the contractor shall bereplaced at the Developer’s expense

56.1.11 Grassing

Finished Levels and Topsoil56.1.11.1The prescribed finished levels are to be achieved prior to the placement of the grass seed.

The planting area shall be treated so as to provide a minimum topsoil depth of 100mm after naturalsettlement. The topsoil shall be free from stones greater than 50mm diameter, debris and deleteriousmaterial. The topsoil layer is to be protected by lightly compacting it to minimise subsidence.

No topsoil shall be spread in periods of heavy rain. Preventative measures are to be taken to control erosionand siltation.

Maintenance of Grass56.1.11.2Seeded areas are to be maintained in a moist condition, by regular watering, and the grass is free from allweeds and insects. Established grass shall initially be mown when the grass reaches a height of 150mm,then maintained at a height between 50-100.mm

Seeding and Re-seeding56.1.11.3Grass seed and fertilizer are to be spread by mechanical means. Hand spreading will only be used in areasinaccessible by machinery.

Areas that fail to germinate and propagate after 28 days are to be re-seeded. Areas requiring reseeding shallbe brought to a fine tilth by hand raking only.No grass seeding or topsoiling shall take place within the wet season, without consultation with the Officer.Any seeding carried out in the wet season shall require a strip of turf placed adjacent to the kerb ordownstream point, and intermediate strips perpendicular to the kerb.

56.2 Irrigation

56.2.1 GeneralThe alignment and level of existing services are to be confirmed prior to the commencement of irrigationworks. Any damage to existing services or fixtures shall be rectified at the Developer’s expense. All worksshall be in accordance with the NT Plumbing Code and AS 3500.1, unless specified otherwise. Approvalfrom the Power and Water shall be obtained prior to connection of water supply.

Sufficient water pressure and volume is to be made available to operate the system prior to commencementof works.

It is the Developers responsibility to ensure all work by Contractors and subcontractors is fully supervised,and that the Officer is notified of progress. Non-compliance with Darwin City Council specifications mayprevent or delay certification. Council is to be notified if problems arise. At no stage are specifications to becompromised.

56.2.2 Inspections

24 hours’ notice is to be given to the Officer for inspection of Irrigation works. The works to be inspected bythe Officer are as follows:

29/08/2014 182

> The site prior to commencement of works;

> Pipe work and valves prior to commencement of works;

> Hydrostatic testing; and

> Practical completion / Handover.

The works shall be prepared for testing by securely anchoring all pipe work and fittings to ensure nomovement during testing and any items not designed to withstand test pressures are sealed off. The pipework is to be tested with water at 960 KPa for 2 hours. All pipe joints, valve seats, strainers and otherelements are to be tested for leaks.

56.2.3 Meter Installation, Payment of Costs and Handover to CouncilThe Developer is to be responsible for all costs associated with the installation of tappings, water meters andirrigation over the establishment and maintenance periods.

When then the works are accepted Off Maintenance by Council, the developer is to organise the transfer ofthe meter from the developer’s name to Council’s and also provide to Council the particular meteridentification number, service location, water meter number and meter size.

56.2.4 InstallationAll tubes and pipes are to be installed having grade of class identification marking so that the marking isvisible for inspection, and all pipe work under paths, paving or slabs are laid in conduits:

> All pipe work is to be installed in straight lines and uniform grades.

> Provide unions, flanges and isolating valves for the satisfactory removal of piping and fittings formaintenance or replacement of plant.

> Arrange and support pipe work so that it remains free from vibrations whilst permitting necessarymovements such as thermal expansion and contraction.

> Keep the number of joints to a minimum.

56.2.5 Excavation

All fixtures shown on the design drawings are to be excavated for, installed and connected in a neat,waterproof manner in accordance with the manufacturer’s specification and the standard drawings as issuedin the NT Plumbing code.

Tree roots encountered in excess of 75mm are to be bored under. No root in excess of 75mm shall be cutwithout prior approval of the Officer. Roots smaller than 75mm shall be clean cut not less than 600mm fromthe pipeline. All obstructions such as stumps, boulders and the like which may in the opinion of theOfficer/Consultant interfere with the pipe-work are to be removed.

Where required by relevant authorities, provide under road boring, by an approved specialist, in lieu oftrenches.

All pipelines beneath roadways shall be heavy duty conduit, crossing at right angles to the road centreline.

The bore is to be tightly backfilled / grouted around the conduit. Any damage sustained as a result ofexcavation / boring work is to be mad good by the Developer.

56.2.6 Access

All fixtures that are to be located to enable the removal of pipes or allow for the maintenance of fittings inaccessible positions, with adequate clearance and in a position that does not interfere with any adjacent orassociated services.

56.2.7 Trench detailsProvide trench widths and depths in accordance with the following tables.

29/08/2014 183

Table 25: Trench width requirements for pipingUPVC PIPE SIZE TRENCH WIDTH

40 mm 190 mm50 mm 200 mm80 mm 230 mm100 mm 250 mm

Table 26: Minimum Cover (from finished soil level to top of pipe)PIPE WORK MINIMUM COVERMainline 400 mmSub-mains 300 mmLateral Paved 300 mmLateral Unpaved 300 mmIn Rock As advised

56.2.8 Backfilling of Trenches

> Backfill to all trenches within the road shall comply with Standard Fill.

> Backfill outside the road shall comply with Appropriate Fill

> All backfill shall be free from builder’s waste, bricks, rocks or similar material that would be retained on a25 mm sieve.

> Backfill trenches as soon as possible after approval of laid and bedded service. Compact to the densitythat applies to the location of the trench. Minimum density to be 85% MMDD

> Compact so that the pipe is buttressed by the walls of the trench.

> When occurring, subsidence of backfill is responsibility of the Developer for the 12 month minimummaintenance period.

> Provide a minimum of 75 mm sand bedding to the top of pipe work. Sand is to be free from stone andother debris over total width of all excavations.

> Indigenous soil is preferred providing it contains no rock larger than 25 mm.

> Where irrigation trenches occur in topsoil areas, complete the back filling with 100mm minimum topsoil tothe same depth as adjoining areas. Final grade should be consistent with surrounding levels.

56.2.9 Thrust BlocksThrust blocks are to be constructed of concrete with one side bearing against a firm vertical face of theexcavation and designed so that the full hydrostatic force in the pipe work is transmitted to surrounding soilwithout the maximum bearing pressure of soil and pipe work being exceeded.

Pipe work shall not be charged with water until such time as all thrust blocks have fully cured.

56.2.10 Irrigation SystemsFully automatic irrigation systems are to be supplied and installed in accordance with the specification andrelevant drawings.

The works shall include but not necessarily be limited to the following:

> Fully automatic pop-up irrigation system to areas of irrigated grass as indicated on the drawings.

> Filtration and back-flow prevention.

> All irrigation system connections to potable water supplies are to be in accordance with AS 3500.1

> Where possible unless, otherwise stated, materials should be Australian made.

29/08/2014 184

56.2.11 Mainline Pipework> All pipe work upstream of control valves to be minimum class 12 to AS 1477

> Fittings to be class 18.

The Officer reserves the right to change location of laterals to suit plants.

56.2.12 Lateral pipework

Requirements:

> Sprinkler operating pressure below 200 kPa – Low Density Polyethylene

> Sprinkler operating pressure above 200 kPa – UPVC minimum class 9

> Trickle laterals high density metric-sized accordingly.

56.2.13 Controllers, Monitoring Equipment and ValvesThe Council is to be consulted during the master planning stage as to the nature and specification ofirrigation control, monitoring equipment and valves required at individual sites. A typical site shall require anAutomatic Controller, Rainswitch and Flow Transducer, solenoid valves, ball valves and master valves;however, additional equipment may be required.

Details of each, power supply, mounting requirements/ cabinets and final location are to be agreed duringthe design stage and prior to submission of documents for final Council approvals

56.2.14 Automatic Control Valves and Control WiresAutomatic control valves shall be 24V solenoid actuated hydraulic valves with flow control and a maximumoperating pressure rating of at least 1 MPa. Valves used shall be able to be serviced without removal fromthe line. Install a ball valve of the same diameter upstream from the solenoid and a barrel union or quick fixcoupling downstream. Valves used shall be Richdel (or equivalent) model valves with bleeding valves andflow control. A master valve shall be fitted to all systems.

All valves shall be housed in Hardie Jumbo Lockable valve boxes, or similar, immediately upstream fromeach automatic control valve. House both valves in a rectangular valve box with high impact plastic cover atthe finish ground level. The floor of all boxes should be gravelled to an appropriate depth to prevent slitincursion whilst still allowing the contents to be inspected / serviced without need for excavation.

Connect the automatic valves to the controller with building wire laid in sealed conduits, within the mainline.Lay intertwined for their full length without joints except within valve boxes. Use waterproof connection.Provide expansion loops at each solenoid lead joint. Backfill trenches only after inspection and approval ofwiring. Minimum size active 1.5 sq.mm laid in closed loop. Maximum allowable voltage drop over total wiringroute length shall be 4 volts.

Where appropriate, wiring installation should allow for spare capacity.

56.2.15 Sprinkler risers, Drippers and Dripper LocationsAll in-ground heads shall be mounted on PVC pipe based laterals on polypropylene articulated risers.

Drippers must have flush valves and be of the turbulent flow type, easily dismantled for cleaning. Thedrippers are to connect directly to the pipework or by micro tubes.

When used for tree planting, a minimum of two drippers per tree are to be installed.

29/08/2014 185

PART 7. CERTIFICATION / ACCEPTANCETable of Contents

57 Design Reports 18658 Hold Points 18759 WHS Requirements 18860 Safety in Design 18961 Developer Bonds 19062 QA Requirements 191


29/08/2014 186

57 Design Reports

29/08/2014 187

58 Hold Points

29/08/2014 188

59 WHS Requirements

29/08/2014 189

60 Safety in Design

29/08/2014 190

61 Developer Bonds

29/08/2014 191

62 QA Requirements

29/08/2014 192

PART 8. STANDARD DRAWINGSTable of Contents

63 Local Government 19364 Service Providers 19465 Northern Territory Government 195


29/08/2014 193

63 Local Government

29/08/2014 194

64 Service Providers

29/08/2014 195

65 Northern Territory Government

29/08/2014 196

SUBDIVISION ANDDEVELOPMENTGUIDELINES

APPENDIX ALOCALGOVERNMENTPOLICIES

29/08/2014 197


APPENDIX BPOWER ANDWATER POLICIES -POWER

29/08/2014 198


APPENDIX CPOWER ANDWATER POLICIES -WATER

29/08/2014 199


APPENDIX DPOWER ANDWATER POLICIES -SEWER

29/08/2014 200


APPENDIX ETELECOMMUNICATIONSPOLICIES

29/08/2014 201


APPENDIX FDEPARTMENT OFHEALTH POLICIES

29/08/2014 202


APPENDIX GDEPARTMENT OFINFRASTRUCTUREPOLICIES

29/08/2014 203


APPENDIX HDEPARTMENT OFTRANSPORTPOLICIES

29/08/2014 204


APPENDIX IDEPARTMENT OFLANDS RESOURCEMANAGEMENTPOLICIES

29/08/2014 205


APPENDIX JDEPARTMENTLANDS, PLANNINGAND THEENVIRONMENTPOLICIES

29/08/2014 206


APPENDIX KDEVELOPMENTASSESSMENTSERVICESPOLICIES

29/08/2014 207


APPENDIX LNTENVIRONMENTALPROTECTIONAGENCY POLICIES

29/08/2014 208


APPENDIX MNORTHERNTERRITORY FIREAND RESCUESERVICE POLICIES