1. art and entertainment
2. visual art and design
3. design

ATTACHMENT A
COVER SHEET
FOR CONSTRUCTION
REVISION G 01/14
N
RO
TO
YS
EA
N
8
UE
EN
AV
C
C
8
8
8
8
8
T
EN
M
SE
YS
RO
EA
8
TO
E
N
8
EA
S
AG
ER
W
E
8
8
AV
EN
8
UE
8
8
8
8
8
8
8
8
REFER TO STAGE 1
'AS CONSTRUCTED'
DRAWINGS FOR
FURTHER DETAILS
6
8
8
8
8
8
8
PROJECT
8
8
The Heights, Durack
8
8
22
.7
2
DRAWING
8
8
C
Stage 2 - Landscape Documentation
20
.7
0
6
CLIENT
20
6
.7
20
.8
6
8
8
CIC
C
SHEET NO COVER SHEET
DRAWN
PW
CHECKED
SCALE
1:1000 at A1
DATE
01/14
REVISION
G
C
DWG NO HD_K028_DD02_F
C
STATUS
FOR CONSTRUCTION
C
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
C
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
3no.Sa
SHEET 1
Con
To crete a
be c
c
ons cess d
truc
r
ted ivewa
01/14
by o y no
ther mina
s.
lly s
how
Notes:
n.
N
FOR CONSTRUCTION
REVISION G
3no.Ht
3no.Sa
All trees to be planted in verges in
secondary streets to be setback
1100mm off the kerb and 1600mm
along Packard Avenue. Refer to typical
street tree planting detail and typical
street tree verge section.
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions are
favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
STAGE 1/2 BOUNDARY
2no.Me
2no.Me
Contractor to verify all service
locations and dimensions prior to
undertaking excavation work.
2no.Me
8
Pp
8
3no.Sa
3no.Sa
Sa
Gg
Rs
SCALE BAR
6
Rs
Cya
All public verges to be irrigated
lawn 'Zoyzia compadre'.
Rs
Pp
Rs
Pp
Cya
Gg
Cya
REFER TO STAGE 1
'AS CONSTRUCTED'
DRAWINGS
FOR Pm
Pp
FURTHER DETAILS
0
2
4
6
8 10
15
20
Cya
Hi
PROJECT
All planter beds along Packards
Avenue to be topped with rock
mulch nominal 20mm 'Hays
Creek Gold' rock mulch from
Finlays to a depth of 100mm.
1no.Me
All medians and verges to maintain
500mm clearance zone from back
of kerb clear of planting.
All planterbeds to be filled with 'site
won topsoil' from civil contractors
stock pile to a depth of 150mm.
3no.Me
The Heights, Durack
DRAWING
1no.Me
Stage 2 - Landscape Documentation
CLIENT
CIC
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Palms / Pandanus / Cycas
Spacing
(mm)
Size
Quantity
Height (mm)
(mm)
Medium / small shrubs / ground covers
(mm)
DWG NO HD_K028_DD02_F
SHEET NO 1 of 9
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
DRAWN
PW
CHECKED
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
SCALE
1:200 at A1
DATE
01/14
REVISION
G
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Me
Mimusops elengi
As shown 1500mm - 1800mm
49
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
Grasses
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
EN
ATTACHMENT A
All light poles to have a clear
zone around the base for easy
maintenance across. Lawn
and groundcover permitted.
SHEET 2
FOR CONSTRUCTION
N
EA
8
SE
M
1no.Me
REVISION G 01/14
8
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions
are favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
1no.Sa
1no.Sa
All verges adjacent private properties to be
dryland grass mix of 'Paspalum argentine'.
Contractor to provide temporary above ground
irrigation during establishment period.
E
1no.Sa
8
SE
W
ER
AG
1no.Sa
Contractor to verify all service
locations and dimensions prior to
undertaking excavation work.
Refer to lighting engineer drawings for
final location of all light poles and
cables and footpath lighting design.
8
2no.Me
All trees should be kept 8m
clear of all light poles.
1no.Sa
1no.Sa
4no.Me
1no.Me
8
Pp
SCALE BAR
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb
and 1600mm along Packard Avenue. Refer to
typical street tree planting detail and typical
street tree verge section.
0
1no.Me
2
4
6
8 10
15
20
Rs
PROJECT
2no.Me
The Heights, Durack
All public verges to be irrigated
lawn 'Zoyzia compadre'.
1no.Me
1no.Me
DRAWING
1no.Me
Stage 2 - Landscape Documentation
CLIENT
CIC
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Palms / Pandanus / Cycas
Spacing
(mm)
Size
Quantity
Height (mm)
(mm)
Medium / small shrubs / ground covers
(mm)
DWG NO HD_K028_DD02_F
SHEET NO 2 of 9
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
DRAWN
PW
CHECKED
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
SCALE
1:200 at A1
DATE
01/14
REVISION
G
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Me
Mimusops elengi
As shown 1500mm - 1800mm
49
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
Grasses
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
SHEET 3
FOR CONSTRUCTION
REVISION G 01/14
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions are
favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
1no.Sa
Contractor to verify all service
locations and dimensions prior to
undertaking excavation work.
1no.Sa
Refer to lighting engineer drawings for
final location of all light poles and
cables and footpath lighting design.
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb
and 1600mm along Packard Avenue. Refer to
typical street tree planting detail and typical
street tree verge section.
3no.Sa
REFER TO STAGE 1
'AS CONSTRUCTED'
DRAWINGS FOR
FURTHER DETAILS
3no.Me
1no.Me
SCALE BAR
1no.Me
0
2
4
6
8 10
15
20
8
Refer to lighting engineer
drawings for final location of all
light poles and cables and
footpath lighting design.
N
PROJECT
1no.Sa
The Heights, Durack
DRAWING
2no.Me
All planterbeds to be filled with
'site won topsoil' from civil
contractors stock pile to a
depth of 300mm in a 50 / 50
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Palms / Pandanus / Cycas
Spacing
(mm)
Size
Quantity
Height (mm)
(mm)
Medium / small shrubs / ground covers
Stage 2 - Landscape Documentation
CLIENT
CIC
DWG NO HD_K028_DD02_F
SHEET NO 3 of 9
(mm)
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
DRAWN
PW
CHECKED
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
SCALE
1:200 at A1
DATE
01/14
REVISION
G
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Me
Mimusops elengi
As shown 1500mm - 1800mm
49
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
Grasses
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
SHEET 4
FOR CONSTRUCTION
REVISION G 01/14
2no.Sa
8
N
All verges adjacent private properties to be
dryland grass mix of 'Paspalum argentine'.
Contractor to provide temporary above ground
irrigation during establishment period.
8
Contractor to verify all service
locations and dimensions prior to
undertaking excavation work.
1no.Sa
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb
and 1600mm along Packard Avenue. Refer to
typical street tree planting detail and typical
street tree verge section.
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions are
favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
3no.Sa
1no.Sa
Refer to lighting engineer drawings for
final location of all light poles and
cables and footpath lighting design.
1no.Me
1no.Me
2no.Me
1no.Me
SCALE BAR
0
2
4
6
8 10
15
20
8
1no.Sa
1no.Me
1no.Me
8
All light poles to have a clear
zone around the base for easy
maintenance across. Lawn
and groundcover permitted.
PROJECT
3no.Sa
The Heights, Durack
2no.Me
DRAWING
8
Stage 2 - Landscape Documentation
CLIENT
CIC
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Me
Palms / Pandanus / Cycas
Spacing
(mm)
Mimusops elengi
Size
Quantity
Height (mm)
As shown 1500mm - 1800mm
49
(mm)
Medium / small shrubs / ground covers
Cya
Cycas armstrongii
As shown
Gg
Pp
Pandanus pygmaeus
As shown
Rs
DWG NO HD_K028_DD02_F
SHEET NO 4 of 9
DRAWN
PW
CHECKED
SCALE
1:200 at A1
DATE
01/14
REVISION
G
(mm)
Gardenia 'Glennies River'
400mm
Rhoeo Spathacea
400mm
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Grasses
STATUS
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
N
SHEET 5
FOR CONSTRUCTION
REVISION G 01/14
1no.Sa
All areas to be seeded to be filled with
'site won topsoil' from civil contractors
stock pile to a depth of 100mm in a 50 / 50
mix with existing soil.
All trees should be kept 8m
clear of all light poles.
1no.Sa
2no.Sa
All verges adjacent private properties to be
dryland grass mix of 'Paspalum argentine'.
Contractor to provide temporary above ground
irrigation during establishment period.
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb
and 1600mm along Packard Avenue. Refer
to typical street tree planting detail and
typical street tree verge section.
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions
are favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
3no.Sa
Contractor to verify all service
locations and dimensions prior to
undertaking excavation work.
1no.Sa
1no.Sa
1no.Sa
1no.Sa
SCALE BAR
1no.Sa
0
2
4
6
8 10
15
20
1no.Sa
PROJECT
The Heights, Durack
DRAWING
Stage 2 - Landscape Documentation
CLIENT
CIC
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Palms / Pandanus / Cycas
Spacing
(mm)
Size
Quantity
Height (mm)
(mm)
Medium / small shrubs / ground covers
DWG NO HD_K028_DD02_F
SHEET NO 5 of 9
(mm)
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
DRAWN
PW
CHECKED
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
SCALE
1:200 at A1
DATE
01/14
REVISION
G
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Me
Mimusops elengi
As shown 1500mm - 1800mm
49
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
Grasses
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
8
SHEET 6
AS CONSTRUCTED
1no.Me
2no.Me
1no.Me
N
1no.Sa
Refer to civil engineering
drawings for final road reserve
REVISION G 01/14
layout and dimensions and
pram ramp
locations.
Notes:
1no.Me
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
1no.Sa
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions
are favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment
of Tree Quality'.
Refer to lighting
engineering
drawings for final location of
all light poles, cables and
footpath lighting design.
All verges adjacent private properties to be
dryland grass mix of 'Paspalum argentine'.
Contractor to provide temporary above ground
irrigation during establishment period.
1no.Sa
Reserve to be irrigated lawn 'Zoyzia compadre'.
Refer to Stage 1 as constructed drawings for
further details.
1no.Sa
8
All areas to be seeded to be filled with
'site won topsoil' from civil contractors
stock pile to a depth of 100mm in a 50 / 50
mix with existing soil.
STAGE 1/2 BOUNDARY
1no.Sa
3no.Sa
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb and
1600mm along Packard Avenue. Refer to
typical street tree planting detail and typical
street tree verge section.
1no.Sa
REFER TO STAGE 1
'AS CONSTRUCTED'
DRAWINGS FOR
FURTHER DETAILS
SCALE BAR
0
Symbol Code
Botanical Name
Trees/Large Shrub
Palms / Pandanus / Cycas
Spacing
(mm)
Size
Quantity
Height (mm)
(mm)
2
4
6
8 10
15
20
1no.Sa
REFER TO SHEET 11
FOR RESERVE
DOCUMENTATION
All planterbeds to be filled with 'site won
topsoil' from civil contractors stock pile to
a depth of 300mm in a 50 / 50 mix with
existing soil.
.Sa
1no
All trees to be planted in the verges
with
d
e
l
are to be setback 1100 - 1600mm off be fil il
o
iv
ds t from c a
the kerb. Refer to typical street tree
e
b
nter psoil' pile to / 50
a
l
p
planting detail and typical Astreet
ll
n to stock a 50
otree
w
verge section on Sheet 12 'for
site ractors 0mm in oil.
t
s
0
installation requirements. con pth of 3 xisting
de with e
mix
Plant Schedule Collection
a be kept 8m
All trees
Sshould
.
o
1nclear of all light poles.
Medium / small shrubs / ground covers
(mm)
PROJECT
The Heights, Durack
DRAWING
1no.Sa
Stage 2 - Landscape Documentation
CLIENT
CIC
DWG NO HD_K028_DD02_F
SHEET NO 6 of 9
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
DRAWN
PW
CHECKED
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
SCALE
1:200 at A1
DATE
01/14
REVISION
G
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Me
Mimusops elengi
As shown 1500mm - 1800mm
49
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
Grasses
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb
and 1600mm along Packard Avenue. Refer
to typical street tree planting detail and
typical street tree verge section.
2no.Me
Refer to lighting engineering
drawings for final location of all
light poles, cables and footpath
lighting design.
Refer to civil engineering drawings
for final road reserve layout and
dimensions and pram ramp locations.
All verges adjacent private properties
to be dryland grass mix of 'Paspalum
argentine'. Contractor to provide
temporary above ground irrigation
during establishment period.
SHEET 7
AS CONSTRUCTED
REVISION G 01/14
1no.Me
1no.Me
1no.Me
1no.Me
All trees planted in street verges
or within reserves that are within
the minimum clearance from
services or kerb lines, are to be
planted with root barriers.
8
1no.Me
1no.Me
1no.Me
1no.Me
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions are
favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
1no.Sa
ARY
All areas to be seeded to be filled with
'site won topsoil' from civil contractors
stock pile to a depth of 100mm in a 50 / 50
mix with existing soil.
STAGE 2 BOUND
3no.Sa
8
1no.Sa
1no.Sa
All trees should be kept 8m
clear of all light poles.
SCALE BAR
0
Contractor to verify all service
locations and dimensions prior to
undertaking excavation work.
2
4
6
8 10
15
20
1no.Sa
N
4no.Sa
PROJECT
The Heights, Durack
DRAWING
Stage 2 - Landscape Documentation
CLIENT
CIC
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Palms / Pandanus / Cycas
Spacing
(mm)
Size
Quantity
Height (mm)
(mm)
Medium / small shrubs / ground covers
DWG NO HD_K028_DD02_F
SHEET NO 7 of 9
(mm)
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
DRAWN
PW
CHECKED
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
SCALE
1:200 at A1
DATE
01/14
REVISION
G
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Me
Mimusops elengi
As shown 1500mm - 1800mm
49
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Paspalum argentine
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Zoyzia compadre
Grasses
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
SHEET 8
Refer to civil engineering drawings
for final road reserve layout and
dimensions and pram ramp locations.
to be
1no.Me
2no.Me
FOR CONSTRUCTION
N
verges
e within
Refer to lighting engineering
drawings for final location of all
light poles, cables and footpath
lighting design.
REVISION G 01/14
1no.Me
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
undertaking of excavation work
4. All tree spacings are as shown.
5. All planting pot sizes subject to suppliers
availability.
6. Contractor to provide a minimum of 24 months
maintenance.
7. Contractor to plant when weather conditions
are favorable.
8. Contractor to design and install temporary
above ground irrigation during the establishment
period.
9. All trees provided to comply with NATSPEC.
publication, 'Specifying Tree-A Guide to
Assessment of Tree Quality'.
1no.Me
1no.Me
2no.Me
No trees are to be planted on the truncation or
within tangent points of any intersection.
REFER TO STAGE 1
'AS CONSTRUCTED'
FOR
No trees toDRAWINGS
be planted where
it
FURTHER
DETAILS
hinders sightlines
for vehicles
8
no.Sa
1no.Me
2no.Me
All trees planted in street verges
or within reserves that are within
the minimum clearance from
services or kerb lines, are to be
planted with root barriers.
exiting driveways.
All trees should be kept 8m
clear of all light poles.
8
1no.Sa
maintenance access. Lawn and
1no.Sa1no.Sa
All trees to be planted in verges in secondary
streets to be setback 1100mm off the kerb
and 1600mm along Packard Avenue. Refer
to typical street tree planting detail and
typical street tree verge section.
1no.Sa
1no.Sa
1no.Sa
All areas to be seeded to be filled with
'site won topsoil' from civil contractors
stock pile to a depth of 100mm in a 50 / 50
mix with existing soil.
SCALE BAR
0
2
4
6
8 10
15
20
1no.Sa
3no.Sa
3no.Sa
1no.Sa
2no.Sa
2no.Sa
PROJECT
The Heights, Durack
DRAWING
8
Stage 2 - Landscape Documentation
CLIENT
Refer to civilCIC
engineering
Plant Schedule Collection
Symbol Code
Botanical Name
Trees/Large Shrub
Me
Palms / Pandanus / Cycas
Spacing
(mm)
Mimusops elengi
Size
Quantity
Height (mm)
As shown 1500mm - 1800mm
49
(mm)
Medium / small shrubs / ground covers
DWG NO HD_K028_DD02_F
SHEET NO 8 of 9
DRAWN
PW
CHECKED
SCALE
1:200 at A1
DATE
01/14
REVISION
G
(mm)
Cya
Cycas armstrongii
As shown
Gg
Gardenia 'Glennies River'
400mm
Pp
Pandanus pygmaeus
As shown
Rs
Rhoeo Spathacea
400mm
Note: Refer to Stage 1 'As Constructed' drawings for plant quantities.
Grasses
STATUS
Sa
Syzygium armstrongii
As shown 1500mm - 1800mm
61
Pa
Ht
Hibiscus tiliaceus rubra
As shown 1500mm - 1800mm
3
Zc
Paspalum argentine
Zoyzia compadre
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT A
SHEET 9
FOR CONSTRUCTION
REVISION G 01/14
All street trees to be set back minimum
1100mm of back of kerb.
All trees to be healthy well
grown Specimens free of
pests and diseases.
Trees to be watered
immediately after planting
500mm boundary planting strip
Stake all trees with 1500 x 50 x
50mm hardwood stakes.
Tie trees immediately after
planting with Ringlock or similar
approved in a figure of 8.
Property Boundary
1.1
1.5
0.5
Stormwater
150mm Crush rock base PM1/20 (PM
32) To be compacted to 96% MMDD
Foot paths in streets by civil
contractors unless noted otherwise.
All grassed verges to be filled with 'site
won topsoil' to nominal depth of
100mm.
Deep water immediately
after planting
Bushwood Chip mulch
Spaded edge finish
3% cross fall
3% cross fall
Water
0.4 0.7
Apply 4 'Tropigrow
Supertabs' plant tablets
Subsoil Drain - see engineering
drawings for details.
Sewer
Power - Telecom
Shared trench
TOPSOIL
1.01
0.6
Precast pipe culvert
Bedding sand
Layback kerb & gutter - refer to
engineering drawings for details.
When planting tree,
position and install posts
prior to positioning tree to
prevent posts from
damaging the rootball
Break up compacted soil in
base of planting pit with a fork
prior to backfilling. Cultivate
sub grade to depth 650mm
All street trees to be installed with root barriers.
4. After the tree has been placed in the hole and
backfilled halfway, four Tropigrow Supertabs
plant tablets, or similar as approved by the
superintendent, shall be placed evenly around
the root ball, approximately 50mm from root tips.
5. Secure tree to posts with tree ties and Ddread
mulch. Mulch to be blended topsoil or similar as
approved.
6. Remove all soil and debris from site and
diDdose of off site.
SCALE BAR
0
All planterbeds to be filled with
'site won topsoil' from civil
contractors stock pile to a depth
of 300mm in a 50 / 50 mix with
existing soil.
3% cross fall
3% cross fall
All street trees to be installed
with root barriers.
2
4
6
8 10
15
20
All planter beds along Packards
Avenue to be topped with rock
mulch nominal 20mm 'Hughs
Creek Gold' rock mulch from
Finlays to a depth of 100mm.
Power - Telecom
Shared trench
1500mm pedestrian footpath
Mimusops elengi or similar
as approved.
Notes:
1. All landscape drawings to be crossed
referenced with engineering drawings.
2. Contractor to verify all dimensions on site prior
to commencement of any work.
3. Contractor to verify all service locations prior to
Notes
1. Contractor to verify all dimensions on site prior undertaking of excavation work
to commencement of any work.
4. All tree spacings are as shown.
2. Contractor to verify all service locations prior
5. All planting pot sizes subject to suppliers
to undertaking of excavation work
availability.
3. IF APPLICABLE SUPPLY AND INSTALL
6. Contractor to provide a minimum of 24 months
DRIP IRRIGATION RING TO SUPPLY PIPE
maintenance.
4no. DRIPPERS PER TREE
7. Contractor to plant when weather conditions are
Scope of works
favorable.
1. Excavate planting hole, remove any rocks or
8. Contractor to design and install temporary
debris over 50mm in size from fill and diDdose
above ground irrigation during the establishment
off site.
2. Contractor to allow a provisional sum for the
period.
importing of clean grade subsoil for backfilling of 9. All trees provided to comply with NATSPEC.
tree pit where existing material is unsuitable.
publication, 'Specifying Tree-A Guide to
3. Place tree in planting pit and backfill hole,
Assessment of Tree Quality'.
consolidate soil around rootball.
0.7
PROJECT
The Heights, Durack
Subsoil Drain - see engineering
drawings for details.
DRAWING
Stage 2 - Landscape Documentation
CLIENT
CIC
DWG NO HD_K028_DD02_F
SHEET NO 9 of 9
DRAWN
PW
CHECKED
SCALE
N/A
DATE
01/14
REVISION
G
STATUS
FOR CONSTRUCTION
HemiDdhere Design (Aust) Pty Ltd.
PO BOX 858 MITCHAM CENTRE, TORRENS PARK SA 5062
P 08 8277 7640 F 08 8277 7641 E [email protected]
ACN 114 503 936
These designs and drawings are copyright and the property of HemiDdhere Design (Aust) Pty Ltd.
They shall not be used, reproduced or copied without the permission of HemiDdhere Design.
Disclaimer: This is a preliminary concept drawing for general information only. No guarantee is given
or implied as to the accuracy of any of the information shown on the plan.
All proposals are subject to further design development. All levels, locations and boundaries are
approximate.
ATTACHMENT B
CITY OF PALMERSTON
DEVELOPMENT GUIDELINE
Draft for Comment REV C
Project Number:
Reference:
Date:
3598
R-RD0845 Rev C
DFC
7 January 2014
ATTACHMENT B
DEVELOPMENT GUIDELINE
INTRODUCTION
The Development Guidelines are provided for the information of developers of projects in the City
of Palmerston (COP).
The Guidelines provide an overview of approvals and permits required for development, and
provide minimum standards acceptable to the COP for the planning of a new development, as
well as the layout, design and construction of roads, stormwater drainage, street and pathway
lighting, pathways, driveways, open space, and ancillary items.
The guidelines provide a common reference for designers, developers and other stakeholders in
the pursuit of developments that add value and amenity to the City of Palmerston.
The guidelines do not transfer responsibility or limit creativity of the planning, engineering and
construction professionals engaged in the development proposal.
The Guidelines and the standards referred to in the document are subject to regular review. It is
important to ensure the current edition is being utilised for the development.
STRUCTURE OF THE DEVELOPMENT GUIDELINE
The guidelines have been set out to assist developers in the design and construction of
infrastructure required for residential, commercial and industrial developments to comply with
COP preferences and requirements.
Should a conflict arise between the contents of these guidelines and the requirements of other
Authorities and or Agencies, clarification is to be sought from the COP Director of Technical
Services.
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DEVELOPMENT GUIDELINE
The Development Guideline is structured as follows
PART 1
DEVELOPMENT PRINCIPLES
This Part is to provide guidance to a developer on the design principles and issues to be
considered by a Developer and Designer in the preparation of layout plans and concepts for new
urban developments within the City of Palmerston.
PART 2
DESIGN GUIDELINES
The Design Guidelines represent minimum standards acceptable to the COP for the design of
infrastructure assets, including roads, stormwater drainage, street lighting, footpaths, driveways,
open space, and landscaping.
PART 3
CONSTRUCTION STANDARDS
The Construction Standards provide guidance on specific COP preferences for materials,
workmanship and construction for assets to be handed over to COP.
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STANDARD DRAWINGS
PART 5
APPENDICIES
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ATTACHMENT B
DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
PART 1 - DEVELOPMENT PRINCIPLES
TABLE OF CONTENTS
1.0
INTRODUCTION
5
2.0
PLANNING AND DEVELOPMENT PROCESS
6
2.1
OUTLINE
6
2.2
COUNCIL’S ROLE IN THE DEVELOPMENT PROCESS
6
3.0
GENERAL
8
3.1
URBAN DEVELOPMENT OBJECTIVES
8
3.2
IDENTIFICATION OF SITE CONSTRAINTS AND VALUES
8
3.3
ENVIRONMENTALLY SIGNIFICANT AREAS AND VEGETATION PROTECTION
9
3.4
CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)
4.0
ENGINEERING ISSUES
10
11
4.1
GENERAL
11
4.2
ROAD NETWORK
12
4.3
SITE REGRADING
14
4.4
STORMWATER DRAINAGE
15
4.5
STORMWATER QUALITY MANAGEMENT
15
4.6
WATER SUPPLY AND SEWERAGE RETICULATION
16
4.7
TELECOMMUNICATIONS AND ELECTRICITY SUPPLY
16
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DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
DEVELOPMENT PRINCIPLES
1.0
INTRODUCTION
This Development Principles section of the Development Guidelines is to provide
guidance to a developer on the design principles and issues to be considered by a
Developer and Designer in the preparation of layout plans and concepts for new urban
developments within the City of Palmerston.
The Development Principles are to be considered in conjunction with the Northern
Territory (NT) Government planning scheme, local laws and policies.
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DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
2.0
PLANNING AND DEVELOPMENT PROCESS
2.1
OUTLINE
This section is a summary of the Planning and Development process in the Northern
Territory as it impacts developers.
The Northern Territory Planning Act and Regulations provides the framework for the
Northern Territory Planning Scheme and the assessment of Development Applications.
The Department of Lands Planning and the Environment is responsible for managing the
development assessment process.
The Department of Lands Planning and the Environment (DLPE) strongly encourages
Prelodgement Meetings with the Department to determine the type and extent of
information to be included in the Development Application. It is also recommended that
applicants for development approval discuss their proposal with the City of Palmerston
(COP) prior to submission to the Development Assessment Services section (DAS) of
the DLPE.
2.2
COUNCIL’S ROLE IN THE DEVELOPMENT PROCESS
The Development Consent Authority is the body responsible for the approval of
development and subdivision within the Northern Territory under the Planning Act.
The City of Palmerston (hereafter known as ‘Council’) is not responsible for issuing of
subdivision or development permits. Council’s role is that of a service authority or
referral agency, and the entity representing the Palmerston community.
The Northern Territory Local Government Act (LGA) charges Council with a range of
responsibilities in addition 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 NT Government)
•
Traffic control;
•
Parking, both on and off street;
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DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
•
Footpaths and cycle paths;
•
Foreshore protection;
•
Stormwater drainage;
•
Waste collection;
•
Council owned land and public spaces.
The LGA provides Council with the right to require the upgrade of assets such as roads,
drains, street and public lighting, and landscaping of verges and public spaces
For all forms of development in Palmerston, it is essential that developers engage with
Council early to discuss their proposals. This ensures that all Council’s requirements
have been discussed, negotiated, agreed and understood prior to the issue 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;
•
Waste Management.
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DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
3.0
GENERAL
3.1
URBAN DEVELOPMENT OBJECTIVES
In addition to the requirements of the Northern Territory Planning Scheme, local laws
and policies, urban development proposal layouts should:
3.2
•
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.
•
Create a ‘Place for People’.
IDENTIFICATION OF SITE CONSTRAINTS AND VALUES
In the preparation of an urban development layout an important step is the identification
of the natural constraints and values of the site, and any engineering constraints on the
provision of urban services and amenities.
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;
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PART 1: DEVELOPMENT PRINCIPLES
•
Constraints and impacts on adjoining properties;
•
Limitations of existing utility services, and planned augmentation works;
•
NT Government resumption requirements;
•
Existing topography;
•
Water quality issues;
•
Geology and geotechnical issues.
Developers and designer are encouraged to consult with council and other relevant
authorities prior to or during the preparation of the design concept and site layout.
Designers should take into account specific requirements of these authorities as well as
the requirements of these guidelines as they influence the design of the development.
Prior to preparation of a development layout, all areas with significant environmental
value shall be identified for protection and preservation. Any disturbance within these
areas shall be minimised to the satisfaction of the NT government, Council and other
relevant authorities.
3.3
ENVIRONMENTALLY SIGNIFICANT AREAS AND VEGETATION PROTECTION
All existing natural streams and water courses including riparian vegetation should be
preserved.
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PART 1: DEVELOPMENT PRINCIPLES
3.4
CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)
The principles of crime prevention through environmental design shall be considered
and applied when the development 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 night so as to minimise antisocial behaviour and
vandalism.
A number of publications exist that provide insight into the improvement of urban spaces
through CPTED principles.
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DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
4.0
ENGINEERING ISSUES
4.1
GENERAL
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 is important that the Planner and Surveyor preparing a site layout be
completely mindful of development engineering issues to ensure development layouts
are satisfactory in these respects. Major alterations to the development 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;
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PART 1: DEVELOPMENT PRINCIPLES
4.2
•
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;
•
Geotechnical considerations
ROAD NETWORK
The 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;
•
Opportunity for landscaping street spaces;
A road network with appropriate hierarchical arrangements is necessary to achieve
acceptable amenity, road safety and clarity. Each class of road in the network provides
a distinct set of functions and service, and is designed accordingly. A typical road
hierarchy is shown below.
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PART 1: DEVELOPMENT PRINCIPLES
Page is left blank for hierarchy figure
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PART 1: DEVELOPMENT PRINCIPLES
The number of turning movements at intersections or junctions that a visitor is required
to take to reach a specific 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 the hierarchy. 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 criteria for
determination of the bus route location is set by the NT Government. Commonly roads of
hierarchy above local access roads are designed as bus routes.
The road development layout should be designed to achieve the desired speed
environments without the use of traffic control/calming devices. The use of traffic control
devices will require approval of the Director of Technical Services.
The road and pathway network for Palmerston is generally defined and fixed.
Developers must join this network, integrating their development and land use pattern to
the Palmerston road and pathway network with due consideration 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 for approval early in the design process.
4.3
SITE REGRADING
Excessive site regarding should be avoided. Wherever possible, development layouts
should be sympathetic to 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 during construction, reducing the risk of environmental damage and
costs.
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PART 1: DEVELOPMENT PRINCIPLES
Where earthworks are proposed on steep slopes the input from a qualified geotechnical
engineer should be sought to determine slope stability and constructability issues.
4.4
STORMWATER DRAINAGE
The stormwater drainage system, and earthworks, shall be designed so that the
upstream and downstream drainage is not adversely affected. The incorporation of
retention or detention systems may be required so that the downstream drainage system
is capable of adequately catering for the discharge of stormwater flows that may be
produced as a result of the development.
Where the downstream system is not capable of conveying the modified discharge, the
designer shall determine 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 downstream drainage paths. Written
approval from property owners is required for easements and/or any engineering works
on their property between the development site and the legal point of discharge.
4.5
STORMWATER QUALITY MANAGEMENT
Developments may have adverse effects on the quality of stormwater runoff. The
overriding objective of stormwater quality management is to minimise the potential of
development activity to cause harm to the environment and or receiving waters.
The principles of Water Sensitive Urban Design (WSUD) are to be adopted where it is
considered necessary for the protection of the natural environment.
The City of Palmerston will not accept polluted stormwater runoff into its drainage
systems. Adequate planning for stormwater quality and erosion control in proposed
developments is essential.
The location and design of interception and treatment devices for stormwater quality
improvement should consider public safety, community health and access for cleaning
and maintenance.
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DEVELOPMENT GUIDELINE
PART 1: DEVELOPMENT PRINCIPLES
4.6
WATER SUPPLY AND SEWERAGE RETICULATION
In the preparation of a development layout plan, the provision of sewerage reticulation
and water supply to adjoining properties is to be considered in the context of
development strategies within the NT Planning Scheme.
The preparation of water supply and sewerage reticulation solutions for a development
proposal should be undertaken in consultation with the relevant utility authority.
4.7
TELECOMMUNICATIONS AND ELECTRICITY SUPPLY
In the preparation of a development layout plan, the relevant service authorities should
be consulted to confirm the provision of electricity and telecommunications services to
the development, and the land provisions necessary for siting the utility infrastructure
within the development.
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ATTACHMENT B
DEVELOPMENT GUIDELINE
PART 2: DESIGN GUIDELINE
PART 2 DESIGN GUIDELINE
TABLE OF CONTENTS
1.0
INTRODUCTION
1.1
2.0
21
Approvals and Consultation
21
ROADS AND PATHWAYS
2.1
GEOMETRIC DESIGN
2.1.1
2.2
23
25
Consultation
25
ROAD DESIGN CRITERIA
26
2.2.1
Design Speed
26
2.2.2
Longitudinal Grade
26
2.2.3
Horizontal Alignment
28
2.2.4
Vertical Curves
28
2.2.5
Crossfalls
2.2.6
Cross Section
30
2.2.7
Intersections
31
2.2.8
Kerb and Gutter
32
2.2.9
Traffic Islands
33
2.2.10
Vehicle Access
34
2.2.11
Access to Open Space
34
2.2.12
Entry Statements
35
2.3
Error! Bookmark not defined.
PATHWAYS DESIGN CRITERIA
35
2.3.1
Pathway Location
35
2.3.2
Footpath Section
36
2.3.3
Pedestrian Open Space Links
36
2.3.4
Pedestrian Access Ramps
37
2.3.5
Cycle Paths
37
2.4
ROAD PAVEMENTS
39
2.4.1
Reference Documents
39
2.4.2
Design Variables
39
2.4.3
Design Traffic
39
2.4.4
Subgrade Evaluation
40
2.4.5
Environmental Factors
41
2.4.6
Pavement Structure General
41
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2.4.7
2.5
3.0
Approval
42
ROAD SIGNS AND MARKING
43
STORMWATER DRAINAGE AND QUALITY
3.1
44
GENERAL DESIGN PHILOSOPHY
44
3.1.1
Consult with City of Palmerston
45
3.1.2
Allotment Drainage
45
3.1.3
Public Drainage Reserves
46
3.1.4
Catchments and Drainage Networks
47
3.1.5
Flood Management
47
3.2
DESIGN CRITERIA
48
3.2.1
Design Probability - Average Recurrance Interval
49
3.2.2
Use of Roads, Open Space and Drainage Reserves for Storm Runoff
50
3.3
DRAINAGE STRUCTURES
51
3.3.1
Side Entry Pits
51
3.3.2
Junction Pits and Kerb Side Access Chambers
52
3.3.3
Grated Inlet and Letterbox Inlet Pits
53
3.3.4
Underground (Blind) Pits
53
3.3.5
Pipes and Culverts
53
3.3.6
Catch Drains
54
3.3.7
Stormwater Property Connections
54
3.3.8
Inter Lot Surface Drainage
54
3.3.9
Subsoil Drainage
55
3.3.10
Major Open Drains
56
3.3.11
Rural and Semi-Rural Subdivisions
57
3.4
WATER SENSITIVE URBAN DESIGN
58
3.4.1
Stormwater Quality Management
58
3.4.2
Erosion and Sediment Control
60
4.0
LIGHTING
4.1
61
STREET LIGHTING
4.1.1
4.2
61
Street Lighting Approval Procedure
62
PATHWAY AND OPEN SPACE LIGHTING
63
4.2.1
Pathway and Open Space Approval Procedure
65
5.0
SITE REGRADING
66
6.0
LANDSCAPING
67
6.1
Naming of Streets and Parks
68
6.2
SAFETY AND CRIME PREVENTION
68
6.2.1
Visibility
68
6.2.2
Lighting
69
6.2.3
Hazards
69
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6.3
ENVIRONMENT AND SUSTAINABILITY
71
6.3.1
Linkages
71
6.3.2
Public Use
72
6.4
DESIGN CONSULTANTS
73
6.4.1
Landscape Design
73
6.4.2
Irrigation Design
73
6.5
OPEN SPACE MASTER PLANNING
73
6.6
OPEN SPACE NETWORKS
76
6.6.1
Open Space Calculations
80
6.6.2
Planting
81
6.6.3
Park Furniture
84
6.6.4
Access and Circulation
86
6.6.5
Play Equipment and Features
86
6.7
STREETSCAPES
88
6.7.1
Street Tree Planting and Landscaping
88
6.7.2
Pathways
89
6.7.3
Street Furniture
90
6.8
IRRIGATION
91
6.8.1
Water Source
91
6.8.2
Irrigation Design
92
6.8.3
Irrigation of Trees and Shrubs
93
6.8.4
Grass Irrigation
93
6.9
AMENITY
94
6.10
NEIGHBOURHOOD CHARACTER AND COMMUNITY
94
6.10.1
Fencing
95
6.10.2
Community Building/Facilities
96
6.10.3
Entry Statements
97
7.0
DESIGN APPROVALS AND PERMISSION TO USE
7.1
98
REPRESENTATION
98
7.1.1
Developer’s Representative
98
7.1.2
City of Palmerston Representative
98
7.1.3
Consultant Engineer
98
7.2
SCOPE OF DESIGN
7.2.1
Subdivision Layout
7.2.2
Fees
99
99
100
7.3
MASTER PLANS
100
7.4
INVESTIGATIONS
102
7.5
REQUIREMENTS PRIOR TO COMMENCEMENT
102
7.5.1
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7.5.2
Final Review of Plans and Specifications
105
7.5.3
Final Documents
105
7.5.3.1 Roadworks Plans
106
7.5.3.2 Stormwater Drainage Plans
106
7.5.3.3 Master Services Plan
106
7.5.3.4 Stamping of Drawings
107
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PART 2: DESIGN GUIDELINES
PART 2 DESIGN GUIDELINES
1.0
INTRODUCTION
The Design Guidelines are provided for the information of developers of land within the
City of Palmerston.
The Design Guidelines represent minimum standards acceptable to the COP for the
design of infrastructure assets, including roads, stormwater drainage, street lighting,
pathways, driveways, open space, and landscaping.
The responsibility for a cogent integrated design for the development remains with the
Developer’s team of professionals. These guidelines are a common reference for the
adoption of recognised current standards of work and procedures.
The Guidelines are subject to review. It is important to confirm the currency of this
edition prior to application of the guidelines to the design of a development proposal.
The Guidelines are to be considered in entirety. Application of individual sections of the
guide in isolation is discouraged.
1.1
Approvals and Consultation
Responsibility for engineering services, infrastructure networks, and environmental
issues in Palmerston are administered by a number of Authorities, Agencies and NT
Government Departments.
Formal approval must be obtained from relevant government departments and other
authorities or agencies prior to the commencement of construction of new developments
A number of Agencies must be consulted with prior to undertaking design and
construction of new Developments. Examples of such Agencies include but are not
limited to the following:
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Issue
Agency
Health/Entomology
Department of Health
Planning
Department of Lands Planning and the
Environment
Environment
Development Assessment
Roads Network (NTG)
Department of Transport
Public Transport
Fire and Emergency Services
NT Police, Fire and Emergency Services
Utilities:
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Water and Sewerage
Power Water Corporation
Power
Power Water Corporation
Communications
NBN; Telstra; Austar
Gas
NT Gas and Origin Energy;
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2.0
ROADS AND PATHWAYS
This section details the design criteria for the design of roads and pathways in
subdivisions in Palmerston.
Definitions
Residential Catchment: - the residential catchment of a particular road is the residential
area that contributes directly or indirectly to the traffic flow on that road.
Nominal Kerb Line: - as defined in the standard drawing DEV703-C-DWG-001 Typical
Crossover & Kerb Details and is typically the invert of kerb and gutter. In the case of
standard kerb or mountable kerb, where there is no channel, it is the front face of the
kerb.
Carriageway Width: - is the area of road pavement between the nominal kerb lines of
opposing kerbs.
Verge Width: - is the area between the nominal kerb line and the road reserve boundary.
Lot Frontage: - is the side of the lot that has access to the road.
Urban Road Hierarchy - Refer to Development Principles Section.
Arterial Road
Arterial roads link with other arterial roads and distributor roads and typically border
townships or Municipalities, providing service to a series of suburban areas. No lot
frontage access is allowed to arterial roads.
Sub Arterial Road
Sub arterial roads act as feeder or connecting roads, linking the residential areas with
the arterial road system. They are typically dual lane.
Typically Sub arterial roads run external to the suburb, forming part of the suburb
boundary and do not provide direct frontage to the residential lots. However they can
provide access to larger traffic generating developments such as schools, public facilities
and shopping centres.
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Collector Roads
Collector roads primary purpose is to connect the residential cells of a suburb to the
traffic carrying sub arterial roads. The roads generally have a number of access roads
branching from them and can provide direct access to residential lots. Collector roads
will typically be single.
Secondary collectors typically cater for catchments of up to 250 residences and
provide access to one or more local access roads. Generally, secondary collector
roads servicing more than 125 residences should have more than one access outlet.
Typically, no schools, shops or bus routes are allowed on secondary collectors.
Primary collectors have the same definition and criteria as a secondary collector but
have a stronger connectivity between suburbs and the distributor road system. Schools
and shops may access the road and the cross section is wide enough to accommodate
a bus route. Direct residential lot frontage access to primary collectors needs to be
assessed in terms of impacts on function of the road.
Local Access Roads
Local access roads consist of loops and through roads between collector roads. They
provide lot frontage and generally give access to up to 60 residences. Local access
roads are single lane with a maximum speed limit of 50 km/hr.
Minor Roads
Minor roads include short loops and cul-de-sac’s which provide direct access to
residential lots. Minor roads typically service no more than 25 residences and should
generally not exceed 200 m in length.
Industrial Collector
Industrial collector roads act as feeder or connecting roads, linking industrial areas with
the arterial or sub-arterial road system. Industrial collectors will provide direct frontage to
industrial lots and access to industrial access roads.
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Industrial Local Access
Local access roads connect cells of up to 70 industrial lots to the traffic carrying collector
roads. Cul-de-sacs are strongly discouraged and may be considered only for infill
development proposals.
2.1
GEOMETRIC DESIGN
This section sets out the Guidelines developed specifically for the design of roadworks
using principles of street design to ensure safety and improved amenity and to reduce
pedestrian/vehicular conflicts.
The geometry of a road is to be designed so as to achieve the following aims:
•
Provide convenient and safe access to all allotments for pedestrians, vehicles
and cyclists.
•
Provide appropriate access for buses, emergency and service vehicles.
•
Provide a convenient way for public utilities.
•
Provide an opportunity for street landscaping.
•
Provide convenient parking for visitors.
REFERENCES
Australian Standards – current relevant standards.
AUSTROADS
Guide to Road Design.
Guide Policy for the Geometric Design of Major Urban Roads.
Guide to Traffic Engineering Practice:
2.1.1 Consultation
Designers are encouraged to consult with the City of Palmerston (COP) and other
relevant authorities prior to or during the preparation of the design. Designers should in
addition to requirements of this Guideline ascertain specific requirements of these
authorities as they relate to the road and pathway designs in hand.
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2.2
ROAD DESIGN CRITERIA
2.2.1 Design Speed
The design speed for the geometric design of roads shall be as nominated in Table 2.1
unless otherwise approved by the Director of Technical Services. The development
layout should be designed so as to achieve the desired speed environment. The use of
Traffic Control Devices to regulate speed in lieu of a suitable road layout is not
permitted.
2.2.2 Longitudinal Grade
The desirable maximum longitudinal grade on roads, including kerb grades are as
follows:
Residential Sub-arterial Roads
6%
Other Residential Roads
6%
Industrial Roads
6%
Where topographical constraints or other factors require deviation from these maxima,
consideration will be given to a change in the maxima. Alternate grades are subject to
the developer demonstrating adequate road safety and disabled access along pathways.
The desirable minimum longitudinal grade on roads, including kerb grades is 1.0% for
roads that do not contain 300mm gutters; and absolute minimum grade 0.5% for roads
that utilise 300mm gutters.
The Consultant shall include in the Design Report details of any areas where road
grades are above or below the desirable criteria listed above along with explanations for
why the desirable criteria were not achieved.
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Table 2.1 Street and Road Hierarchy Design Criteria
Road Hierarchy Classification
Catchment
1
Size
(dwellings)
1
AADT (vpd)
Road Reserve
Width (Min)
Carriageway
Width (Min)
Verge Width
(Min)
15m
6.0m
4.5m
16m
7.0m
4.5m
17m
8.0m
4.5m
3
Minor Road
P > 15 note
3
P < 15 note
P < 9 note
< 25
150
3
Footpath
Design Speed
(km/h)
1 side
50
Local Access Road
< 60
1000
16m
7.0m
4.5m
1 side (min)
60
Collector
Secondary
< 250
2500
18m
8.0m
5.0m
Both sides
60
Primary
< 400
3000
21m
11.0m
5.0m
Both sides
60
21m
11.0m
5.0m
Note
Sub Arterial
2
Single Lane
Dual Lane
> 400
27m
17.0m
5.0m
Both sides,
1 side as a
shared
ped/cycle
> 3000
Industrial Access
< 8Ha
21m
11.0m
5.0m
1 side
60
Industrial Collector
< 30Ha
23m
13.0m
5.0m
Both sides
60
1
Primary criteria is the road function, road hierarchy catchment and traffic are guides only.
2
Sub Arterial size varies dependent on projected traffic use.
3
Refer to Part 2 clause 2.2.6 for P (Parking Indicator)
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2.2.3 Horizontal Alignment
Horizontal alignment should comply with the requirements AUSTROADS Guide to Road
Design.
Designers should ensure that, for a given design speed, the minimum radius of
curvature utilised is such that drivers can safely negotiate the curve. Curves that
progressively tighten produce an uncomfortable sense of disorientation and alarm.
Sudden reverse curves that drivers cannot anticipate also have a potential to cause
similar conditions.
The horizontal alignment shall ensure adequate sight distances where sight lines are
kept within the road reserve boundaries.
2.2.4 Vertical Curves
Vertical curves should be used on all changes of grade where the algebraic change of
grade exceeds:
Sub Arterial Roads
0.6%
Other Roads
0.8%
Vertical curves should be designed to conform generally with the requirements of
AUSTROADS Guide to Road Design.
Drainage poses a practical limit to the length of sag curves and a maximum length (in
metres) of 15 times the algebraic sum of the intersecting vertical grades should be
adopted. This is to avoid water ponding in excessively flat sections of kerb and gutter. A
minimum grade of 0.5 per cent should be maintained in the kerb and gutter.
Every effort should be made to provide vertical curves as long as possible, for improved
appearance.
In general, a minimum 10m vertical curve shall be provided where the side road joins the
through road at three way intersections. Concrete inverts are not to be used.
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The three dimensional coordination of the horizontal and vertical alignment of a road
should be aimed at improved traffic safety and aesthetics. The following principles
should be applied:
•
The design speed of the road in both horizontal and vertical planes should be of
the same order.
•
Combined horizontal and vertical stopping sight distance and minimum sight
distance should be considered three dimensionally.
•
Sharp horizontal curves shall not be introduced at or near the crest of a vertical
curve.
•
Horizontal curves should leave the vertical curve and be longer than the vertical
curve.
•
A short vertical curve on a long horizontal curve or a short tangent in the grade
line between sag curves may adversely affect the road's symmetry and
appearance.
2.2.5 Cross falls
Pavement cross fall shall generally be 3% from the centreline for crowned roads and
from kerb to kerb on one way cross fall roads.
One way cross fall shall be avoided on all undivided roads and will not be approved on
arterial, distributor and collector roads and for all undivided roads in industrial
subdivisions. On divided carriageways with central medians (e.g. on distributor roads)
one way cross fall may be adopted, particularly where it is being used to achieve WSUD.
On minor and local access roads, where one way cross fall is impossible to avoid,
drainage connections shall be provided to each allotment on the high side and all
internal lot drainage shall be directed to the collection point. The collection point shall be
designed to take the ‘initial storm’ as specified in section 3, Stormwater Drainage.
Where one way cross fall is proposed, reasons shall be included in the design report and
will only be approved at the discretion of the Director of Technical Services.
Verge cross fall shall be 2% minimum to 5% maximum fall towards the kerb.
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2.2.6 Cross Section
Cross section criteria are summarised in Table 2.1. Typical Cross Section drawings are
appended as Appendix A.
The cross section for the sub-arterial roads will be based on the consideration of the
ultimate traffic for the road, and the planned mix of traffic generating land uses.
Consultation with the COP is encouraged.
Where allotments adjoining a minor road include MR or MD lots, and P < 15, the minor
road reserve shall be 16m wide, and the minor road pavement between nominal kerb
lines 7m wide. Where P<9, the road reserve shall be 17m wide, and the minor road
pavement between nominal kerb lines 8m wide.
P = ((L-6) x 2)/D
L = length of kerb including crossovers but excluding turnout radii and cul-desac head (in metres).
D = Dwelling units = sum of SD lots + total number of MR and MD units.
Road width applies for the full length of the road regardless of whether the road
services fewer properties as it reaches its terminals.
Road widths and carriageway widths shall take into account requirements for public
transport. A Master Plan showing the location of all proposed bus routes and bus stop
locations which shall be developed in liaison with Public Transport and submitted to the
COP for review and consideration. Where desired road widths do not adequately cater
for on street parking and bus stops, indentations shall be provided at bus stops to the
satisfaction of Council. The master plan shall also indicate where sheltered bus stops
are to be provided and/or where bus stops include other types of street furniture (e.g.
seats, bins etc.) Indented bus bays are to be constructed with concrete pavement.
Selection of road cross section widths shall consider the requirements of cyclists and
other vulnerable road users.
Cul-de-sac Turning Area – Residential
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Cul-de-sac turning areas shall be circular in shape. Council will not accept t-shape or
any other geometry for turning areas. For circular turning areas at the head of cul-desacs, the acceptable kerb radius is 9.0 metres. The space reserved for special services
shall not be reduced because of the increased width of road pavement at the head of a
cul-de-sac.
Cul-de-sac Turning Area – Industrial
Cul-de-sacs are considered undesirable in an industrial subdivision and will generally not
be approved by Council. Where a cul-de-sac cannot reasonably be avoided, and at the
discretion of the Director of Technical Services, approval may be given for its use. Lots
should generally be of a smaller size so as not to encourage industry which would attract
heavy transport.
Turning areas in industrial cul-de-sacs shall be circular. The minimum acceptable kerb
radius is 13.5 metres which will preclude the turning around of road trains.
The space reserved for services shall not be reduced because of the increased width of
road pavement at the head of a cul-de-sac.
2.2.7 Intersections
All new intersections of Access Places, Access Streets and Collector Streets, shall be
three way (T) intersections designed and located in accordance with the AUSTROADS
Guide to Road Design.
Staggered three way (T) intersections will be separated as far as practicable but
desirable minimum distances are:
•
Local Access
50m*
•
Collector
80m
•
Sub-arterial
200m
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* Where sight distance is adequate, and the subdivision layout warrants, the
intersection separation distance for local access roads may be reduced to 30m
subject to approval by the Director of Technical Services.
Crossroad intersections will not be approved without the installation of a roundabout as a
minimum treatment. Other controls (e.g. signalised intersections) may be considered by
the Director of Technical Services where considered appropriate based on road
hierarchy and traffic.
Y intersections are not acceptable.
At all intersections the through road shall maintain its cross section. The terminating
road shall match its longitudinal gradient to the pavement cross fall of the through road.
2.2.8 Kerb and Gutter
Layback kerb shall be used on all minor, local access and secondary collector roads.
Standard barrier kerb and gutter shall be used on primary collectors and sub-arterial
roads as well as adjacent to all reserves and general open space.
Kerbs shall generally not be constructed on roads in rural subdivisions except at all
intersections where kerbs shall be required to at least the tangent points on all
intersection radii.
Kerb and gutter is to be provided at intersections at the following minimum turning radii.
Residential
Local Access Road
8m
Collector Road
10m
Sub-arterial Road
15m
All Industrial Roads
20m
Wherever practical, the minimum kerb and gutter grade around quadrants at
intersections should be 0.7%.
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All kerbs shall be constructed on a minimum of 50mm thickness FCR with subgrade
compacted to 95% MMDD and sub base compacted to 98% M.M.D.D. The FCR is
required to establish hydraulic connection between the road pavement and the subsoil
drain system.
Expansion joints (12mm) are required to be installed in the kerb and gutter at the turning
point of kerb returns. The joints are to be filled with an appropriate flexible-jointing
compound.
2.2.9 Traffic Islands
Traffic Islands shall be designed in accordance with the AUSTROADS Guide to Road
Design.
Traffic Islands shall be a minimum width of 1200mm; and 2500mm where pedestrian
refuge is being provided.
Traffic islands to be surrounded with mountable kerbing. Island infill to be:
•
Islands 2500mm wide or larger – landscaped.
•
Otherwise islands to be full depth concrete with appropriate reinforcing.
Minimum thickness for concrete infill is to be 150mm with SL82
reinforcing.
Subsoil drainage is to be provided behind the kerb for all islands including concrete
filled.
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2.2.10 Vehicle Access
A vehicle access or cross over is to be provided for each allotment in accordance with
the City of Palmerston Standard Drawing 3598-001 (Appendix A).
The width of accesses shall be as follows in Table 2.2
3.5m 1
Concrete Min
Thickness
100mm
Reinforcing
(Min)
SL72
6m 2
100mm
SL72
Commercial
6m
150mm
SL82
Industrial
6m
200mm
SL92
Allotment Type
Width
SD Residential
Multi Residential
1
2
Access strips for lots on Minor and Local Access Roads to be Tapered type
Driveway to 6m wide for the first 6m inside the property boundary.
Table 2.2 Access Requirements
2.2.11 Access to Open Space
General vehicle access to public open space is not permitted. Controlled vehicular
access shall be provided for the purposes of maintenance, and emergency vehicle
access.
The location and number of accesses required shall depend upon size, shape and
location of each open space. The following gives an indication of the requirement in
each open space area:
•
A minimum of one service access shall be provided.
•
Accesses should be spaced at a maximum of 300m in elongated areas.
•
It is preferred that access is from a sub-arterial or collector road rather than an
access road.
•
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2.2.12 Entry Statements
Where it is proposed to construct an alternative road surface treatment such as a form of
subdivision entry statement or as a special feature throughout the subdivision, plans and
specifications for the alternative treatment are to be submitted to the Director of
Technical Services for approval.
Surface treatments that may be approved include; exposed aggregate and coloured
concrete pavements; and coloured asphalt.
2.3
PATHWAYS DESIGN CRITERIA
Pathways and associated facilities shall be designed to comply with all relevant disabled
access legislation, regulations and standards, including AS1428 Design for Mobility and
Access.
Pathways including footpaths and cycle paths shall be designed to provide a logistical
network throughout the development, and providing connection to the networks of
surrounding development.
2.3.1 Pathway Location
The location of footpaths should consider the following:
•
The shortest route
•
Require the least road crossings
•
On the bus stop side of bus routes
•
Achieve appropriate grades (cross fall and longitudinal)
•
Be appropriately lit
•
Achieve linkage to open space and other facilities.
•
Contribute to CPTED principles.
Footpaths shall be located to be compatible with service corridors in the road verge.
Cross section details are to be approved by all service authorities.
Footpaths will be typically located at a 500mm offset from the property boundary.
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The requirement for footpaths within the road network is shown in Table 2.1.
In addition footpaths shall be provided adjacent to:
•
Unit and/or flat developments,
•
schools,
•
shops,
•
major areas of open space,
•
playing fields.
A Master Plan showing all footpaths shall be submitted to the COP Director of Technical
Services for approval prior to the commencement of any stage of a Development.
The Master Plan shall show all paths and links throughout the entire development, not
just an individual stage.
2.3.2 Footpath Section
Footpaths shall be a minimum 1.5 metres wide in minor and Local Access roads and 2.0
metres wide in all other roads.
Footpaths shall widen to 2.5 metres minimum width in the vicinity of meeting points,
schools, shops and other activity centres – the length of 2.5 m wide sections are to be
agreed with Council in the concept development/preliminary design phase.
Footpaths in all areas shall be minimum 100mm thick concrete pavement with SL72
reinforcement mesh (centrally placed).
Subgrade preparation for footpaths shall be include the compaction of 150mm thick FCR
zone to 95% MMDD as a minimum.
2.3.3 Pedestrian Open Space Links
Pedestrian links between roads, and roads and open spaces may be required to provide
a logistical pedestrian network.
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Landscaped open space shall be provided wherever pedestrian linkages are required
and shall have a minimum width of 15 metres. Narrow laneways will not be approved at
any location within a development.
Pedestrian linkage reserves shall, where possible, serve as cut off drains and flood
surcharge routes. Stormwater design criteria for these links is provided in Section 3.2.2
and Table 3.2.
2.3.4 Pedestrian Access Ramps
Access for people with a disability is to be provided at all kerb crossings where footpaths
and shared pedestrian/cycle paths cross roadways. The access ramps shall conform to
current standards for access for persons with a disability.
Typically crossing points will be at intersections or where designated paths change from
one side of a road to the other.
The location of pedestrian crossings is to be considered for ease of use by pedestrians,
location where traffic can observe pedestrians at crossings with sufficient time to react
appropriately; and where visual backgrounds do not ‘hide’ pedestrians.
2.3.5 Cycle Paths
Cycle paths shall be designed in accordance with Austroads Guide to Geometric Design
and Australian Standard AS 1742.9 Manual of Uniform Traffic Control Devices
Shared use paths (pedestrian and cyclist) are relatively efficient in use of space. Due to
the safety risks from vehicular traffic accessing lots shared paths should be located
along roads where there are limited vehicle crossovers, or, on the public reserve side of
a roadway adjacent to parkland.
Shared use paths shall be designed in accordance with the Austroads guide for
pathways. Construction of shared use paths shall be concrete as detailed for footpaths.
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Cycle paths (either shared or separate in high demand situations) are required in
parklands and reserves to provide links within the development to the cycle and
pedestrian network.
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2.4
ROAD PAVEMENTS
The objective in the design of the road pavement is to select appropriate pavement and
surfacing materials, types, layer thicknesses and configurations to ensure that the
pavement performs adequately and requires minimal maintenance under the anticipated
traffic loading for the design life adopted.
2.4.1 Reference Documents
Structural pavement design should be completed by an accepted pavement design
process such as Austroads.
2.4.2 Design Variables
The design of the pavement shall involve consideration of the following five input
variables:
•
Design Traffic
•
Subgrade Evaluation
•
Environment Factors
•
Pavement and Surfacing Materials
•
Construction and Maintenance Considerations
2.4.3 Design Traffic
The minimum design life for pavement design shall be 30 years.
Unless determined otherwise by the Director of Technical Services, the minimum
number of design Equivalent Standard Axles (ESA's ie, 80 kN axle load passes) for the
various road categories shall be as calculated in accordance with the requirements of
the AUSTROADS publications.
Design traffic shall be calculated for the applicable design life of the pavement, taking
into account present and predicted commercial traffic volumes, axle loadings and
configurations, commercial traffic growth and street capacity. For new subdivisions, the
design traffic shall take account of the construction traffic associated with the subdivision
development, the in-service traffic, proposed and potential public Transport routes and
connection to adjacent development.
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The pavement design shall include all traffic data and/or assumptions made in the
calculation of the design traffic.
The minimum requirements for design traffic are for road classifications are listed in
Table 2.3:
Table 2.3 Minimum Design Traffic and Surfacing Thickness
Residential Design
Traffic (ESA)
1.0 x 106
Industrial Design
Traffic (ESA)
5.0 x 106
Min Depth of
Asphalt Surfacing
30mm
Collector
5.0 x 105
2.0 x 106
30mm
Local Access Road
5.0 x 104
8.0 x 105
30mm
3
4
30mm
Road Classification
Sub-arterial
Minor Road
8.0 x 10
6.0 x 10
Consultation with COP to confirm the likely waste collection traffic is encouraged.
2.4.4 Subgrade Evaluation
Subgrade evaluation shall be carried out by a NATA registered materials test authority
on each different natural sub-grade material evident and shall be by the conduct of
soaked 4 day CBR laboratory testing.
Design CBR for each subgrade area shall be determined in accordance with the method
outlined in the AUSTROADS publications.
The following factors must be considered in determining the design strength/stiffness of
the subgrade:
(a) Sequence of earthworks construction
(b) The compaction moisture content and field density specified for construction
(c) Moisture changes during service life
(d) Subgrade variability
(e) The presence or otherwise of weak layers below the design subgrade level.
The subgrade Design CBR adopted for the pavement design must consider the effect of
moisture changes in the pavement and subgrade during the service life, and hence
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consideration must be given to the provision of subsurface drainage in the estimation of
equilibrium in-situ CBRs, and hence in the design of the pavement structure.
If the insitu subgrade test results in a CBR of less than 5%, the pavement is to be
designed with input from geotechnical engineer experienced in the design of road
pavements.
Where the insitu subgrade tests results in a CBR of greater than 10, pavement design
shall adopt a subgrade strength of CBR 10.
2.4.5 Environmental Factors
Environmental factors, which significantly affect pavement performance, are moisture
and temperature. Both of these factors must be considered at the design stage of the
pavement.
The effect of changes in moisture content on the strength/stiffness of the subgrade shall
be taken into account by evaluating the design subgrade strength parameters (ie. CBR
or modulus) at the highest moisture content likely to occur during the design life, ie the
Design Moisture Content. The provision of subsurface drainage may, under certain
circumstances, allow a lower Design Moisture Content, and hence generally higher
Design CBR.
The pavement design shall include all considerations for environmental factors, and any
assumptions made that would reduce or increase design subgrade strength, or affect the
choice of pavement and surfacing materials.
2.4.6 Pavement Structure General
The preferred road pavement material is a manufactured crushed rock material in
accordance with the NT Government standard specifications for roadworks.
Sub grade materials requirements, preparation, and compaction shall comply with the
requirements of the NT Government (Department of Infrastructure) standard
specifications if not covered by COP standard specifications.
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Subsoil drainage is required for the full perimeter of all new road pavements. All road
islands shall incorporate subsoil drainage.
Regardless of the outcomes of the pavement design process the minimum pavement
thickness to be adopted is 150mm (excluding surfacing).
2.4.7 Approval
The pavement design including all assumptions and calculations, subgrade assessment,
materials properties, and technical specifications shall be submitted to the COP Director
of Technical Services as a Pavement Design Report for approval.
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2.5
ROAD SIGNS AND MARKING
All road signs, warning signs, regulatory signs, direction signs and road marking shall be
designed and provided in accordance with AS 1742 Manual of Uniform Traffic Control
Devices.
Use reflective High Intensity grade reflective material for all signs. This material is
classified Type III in the Manual of Uniform Traffic Control Devices.
As a minimum the following signage and marking shall be provided:
•
street name signs at each intersection (the colours shall be white background
with black lettering and in accordance with COP’s standards which are shown in
Appendix B),
•
warning signs at the approach to all hazards,
•
"keep left" signs at the approach end of the first island at all channelled
intersections and at all median openings,
•
separation lines on sub-arterials and collectors,
•
double unbroken lines on road centreline at locations on two-way roads where
the sight distance available is less than the desirable minimum,
•
at a temporary termination of road construction, such as a subdivision or stage
boundary, a diagonal striped sight board shall be erected,
•
holding lines at T intersections and
•
other traffic control devices necessary for effective traffic control and any traffic
control devices required by the Director of Technical Services.
Line marking is to be applied with a minimum of two (2) coats. The first coat is to be
applied at Practical Completion; and the second coat six (6) months later.
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3.0
STORMWATER DRAINAGE AND QUALITY
This section sets out the guidelines for the design of stormwater drainage systems within
the City of Palmerston.
The designer should make reference to the design guideline Section 2 Roads and
Pathways.
3.1
GENERAL DESIGN PHILOSOPHY
The objectives of stormwater drainage design are as follows:
a. To collect and convey stormwater from a catchment to its receiving waters with
minimal nuisance, danger or damage and at a development and environmental
cost which is acceptable to the community as a whole.
b. Limit flooding of public and private property, both within the catchment and
downstream, to acceptable levels. Refer to Section 3.2 and Table 3.1.
c. To provide convenience and safety for pedestrians and traffic in frequent
stormwater flows by controlling those flows within prescribed velocity/depth limits.
Refer to Section 3.2.2 and Table 3.2.
The stormwater drainage design shall be based on a system of sealed road, kerb and
gutter, entry pits, underground drainage, and a system of floodways located in open
spaces or drainage reserves.
Floodways on land to be released for residential or commercial purposes will not be
approved.
Drainage systems for developments shall be designed to cater for both the initial storm
event, and the major storm event.
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3.1.1 Consult with City of Palmerston
Drainage proposals for new developments and subdivisions should be discussed with
Technical Services of the City of Palmerston prior to making a Development Application.
The drainage proposal will summarise investigations and address
•
Drainage requirements for initial and major storms;
•
Consider upstream and downstream catchments;
•
Identify upgrades necessary for existing drainage infrastructure;
•
Identify necessary floodways, including easements and appropriate safety
measures as required;
•
Provide design velocities with proposal;
•
Indicate the type and location of WSUD features.
The drainage proposal will be the basis for a Drainage Master Plan to be provided to the
Director of Technical Services for approval prior to the commencement of the first stage
of the development or subdivision.
3.1.2 Allotment Drainage
Stormwater drainage from residential lots may be discharged across the lot surface to
the road reserve or main drainage system.
Cases where direct discharge from lots is not permitted are:
•
Where internal lot drainage concentrates the flow of stormwater, for example
down pipes.
•
Residential lots of area less than 600m2;
•
High density residential;
•
Medium density residential of four (4) or more units;
•
All lots with a zero lot line;
•
Commercial and Industrial lots;
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In these cases, internal lot drainage will have to be collected within the allotment in an
underground drainage system, and connected to the City of Palmerston drainage system
to the satisfaction of the Director of Technical Services. The capacity of the allotment
drainage system pipes shall be sufficient to cater for the initial storm. Major storm flows
shall be discharged to the adjacent public drainage system (usually a road reserve).
Water Sensitive Urban Design strategies are to be adopted for allotment drainage and
included where appropriate.
Drainage shall not be directed from one lot to another. Rear or side lot drainage will not
be permitted by COP.
3.1.3 Public Drainage Reserves
Public drainage reserves are comprised of open surface drains and road reserves.
Road reserves are primarily for safe access to allotments by vehicular and pedestrian
traffic. Public amenity and safety shall be paramount in design considerations. (refer to
Section 3.2.2)
Environmental considerations and the control of biting insects are to be included in the
design for all drainage infrastructure. The design of subdivisions must be undertaken in
consultation with the NT Department of Lands Planning and the Environment, the
Department of Land Resource Management, the Department of Health, and other
relevant agencies.
Where tidal action may influence drainage outlets or outfalls, additional appropriate
analysis to ensure major storm criteria are met, and the minor system is not impacted.
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3.1.4 Catchments and Drainage Networks
Where a new development is discharging to an existing drainage system the Developer
is to:
•
Investigate the capacity of the complete drainage network to receive runoff from
the development, and prepare an overall drainage plan;
•
Where the runoff from the new development will exceed the capacity of the
drainage network the Developer shall either,
o
Detain surplus runoff within the development, or;
o
Upgrade the capacity of the network to the satisfaction of the Director of
Technical Services.
Where a new development is upstream of privately owned land, the Developer is to, at
no cost to the COP:
•
Arrange to construct or upgrade the drainage system as necessary, and;
•
Arrange easements as necessary over the route of the drainage system in favour
of the City of Palmerston to the legal point of discharge.
Where an upstream catchment discharges to the new development, the drainage system
of the new development must cater for the ultimate flows from the upstream catchment.
3.1.5 Flood Management
The aim of the stormwater management system is to achieve post development peak
flows in the design event close to the pre development peak flows.
Control of the peak discharge with retardation or detention systems may be required.
The storages required for detention or retardation can be co located with WSUD
systems.
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3.2
DESIGN CRITERIA
GENERAL
•
The design of the stormwater system shall conform to the methods described in
Australian Road Research Board Special Report No. 34 (ARRB).
•
Minor system flows created by the initial storm are to be conveyed underground
to a legal point of discharge unless otherwise approved by the Director of
Technical Services.
•
The design of the stormwater drainage system, for the development shall be
such that upstream drainage is not adversely affected, and the downstream
drainage system is capable of adequately catering for the discharge as a result of
the development.
•
All works proposed within creeks and natural water courses, or lands under the
control of other statutory authorities must have the approval of all relevant
authorities prior to the commencement of works. Evidence of such approvals
shall be provided with the design submission.
•
The design of the stormwater drainage system shall accommodate future fully
developed peak flows from upstream catchments on the basis of development in
accordance with the Northern Territory Planning Scheme.
•
The designer shall be responsible for assessing the existing and future
developed flow regime entering the development site from upstream catchments
and shall provide detailed calculations with the design submission.
•
All materials and components of the stormwater drainage system shall be
durable and fit for purpose with a minimum design life of 100 years.
•
The hydraulic grade line (HGL) for a piped system shall be a minimum of 150mm
below ground surface level in side entry pits, and 150mm below the ground
surface in junction boxes, access chambers, and other structures during the
initial storm event.
•
Subsoil drainage is essential in road reserves and shall be provided in
accordance with this guideline.
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3.2.1 Design Probability - Average Recurrance Interval
The design Average Recurrance Interval (ARI) for the stormwater systems is given
below in Table 3.1 Recommended Design Average Recurrance Interval
Table 3.1 Recommended Design Average Recurrance Interval
MAJOR SYSTEM DESIGN ARI (years)
100
MINOR SYSTEM DESIGN ARI (years)
Development Category
Central Business and Commercial
10
Industrial
10
Urban Residential
5
Rural Residential
5
All other categories
2
Major Road
Other Roads
Kerb and gutter
Flow
10
Cross Drainage
(culverts)
50
Kerb and gutter
Flow
Refer to relevant
development
category
Cross Drainage
(culverts)
10
Developers and Consultants shall be responsible for determining suitable run-off
coefficients and catchment characteristics for a drainage system based on the ultimate
development of all allotments to the relevant land zoning.
The minimum of time of concentration for an allotment shall be 5 minutes. Fully
developed catchments shall be considered when determining the catchment time of
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concentration and the resulting critical storm durations and consequent storm water
flows.
The design rainfall intensity for the calculated storm duration is to be determined from
the appropriate sections of Australian Rainfall and Runoff.
3.2.2 Use of Roads, Open Space and Drainage Reserves for Storm Runoff
Table 3.2 Flow Criteria
Road or Space
Residential
Minor/Local Access
Collector
Sub-arterial
Minor System Criteria
• Flow should not overtop kerb.
• Flow width ≤ 2.5m from kerb
• Flow should not overtop kerb.
• Flow width ≤ 2.5m from kerb
• Min. 3m of road pavement free
of inundation.
• Flow should not overtop kerb.
• Flow width ≤ 2.5m from kerb
• Min. 3m of road pavement free
Open Space & Drainage
Reserves
Pedestrian Linkages
Industrial/Commercial
All Roads
Rural and Semi-Rural
All roads
Major System Criteria
• Flow contained in road reserve
boundaries.
• Max depth 400mm
• DxV* ≤ 0.45
• Flow contained in road reserve
boundaries.
• Max depth 400mm
• DxV* ≤ 0.45
• Flow contained in road reserve
boundaries.
• Max depth 400mm
of inundation in each direction
of traffic.
• Flow to be contained in formal
drain section.
• Flow velocity < scour velocity.
• DxV* ≤ 0.45
• Pathways to be free of
inundation.
• Min 1.0m width next to
boundaries free of inundation.
• Flow contained within
boundaries.
• Max depth 400mm
• DxV* ≤ 0.45
• Flow should not overtop kerb.
• Min. 3m of road pavement free
of inundation.
• Flow contained in road reserve
boundaries.
• Max depth 400mm
• DxV* ≤ 0.45
• Flow contained in road side
drains
• Flow contained in road reserve
boundaries.
• V* ≤ scour velocity (drains)
• Flow contained within
boundaries.
• V* ≤ scour velocity
* D= Depth (m); V= velocity (m/s)
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3.3
DRAINAGE STRUCTURES
All drainage structures including pipes, culverts, pits and open drains shall be
constructed in accordance with the COP Specification for Civil Works and these
guidelines.
Standard drawings exist for drainage structures however, alternatives including precast
concrete inlet structures may be used subject to approval by the Director of Technical
Services.
Drainage structures shall have a minimum fall across the bottom of each pit of 30mm.
3.3.1 Side Entry Pits
The spacing and size of side entry pits shall be designed to achieve the flow criteria
specified in Table 3.2.
Side entry pits (SEP) should be located at all road low points and immediately upstream
of intersections and pedestrian crossings. An additional side entry pit is to be located
200mm higher than the SEP at the bottom of the sag low point.
Side entry pits shall be located to avoid conflict with driveways on new allotments. To
avoid conflicts a Master Plan shall be produced prior to commencement of development
works which shall show the nominated location for driveways at each new allotment.
Rectification of clashes between driveway locations and pit locations shall be undertaken
by the property owner at their expense.
Additional pit requirements:
•
clearance between the kerb invert and the underside of the lid or lid support
shall be 100mm (+/- 5mm); and
•
deflectors shall be used within the water kerb table at all site entry pits (with the
exception of pits located at sag low points.
The location of stormwater pits on intersection tangent points or within the kerb radius at
intersections shall be avoided. In the event that there is no suitable alternative,
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stormwater pits located in these areas shall be fitted with heavy duty frames and lids to
provide protection from damage by wheel loads.
The design of the drainage system and side entry pits shall incorporate blockage factors
for the pits.
Other factors to be considered in the design of the pits and drainage system are:
•
pits to be free draining;
•
reduction in pipe sizes downstream of pits shall not be permitted;
•
pipeworks openings are to be located within in a single wall of the pit. That is
pipes shall not be permitted to enter through the corners of a pit structure.
The desirable maximum inlet pit depth should be limited to 1.5 metres for access
purposes.
The desirable stormwater access pit depth is to be minimum 1.2 metres and maximum
3.0 metres.
Inlet pits should be located at the mid-point of allotment frontages to minimise the
likelihood of conflict with service conduits and future driveways.
3.3.2 Junction Pits and Kerb Side Access Chambers
Junction pits or kerb side access chambers shall be constructed at all pipe junctions and
at changes in direction, grade or diameter of pipe where there is not already a side entry
pit or other inlet pit.
On long lengths of constant size and grade, junction pits shall be constructed at
maximum 90 meter intervals for cleaning and maintenance purposes. A closer spacing
may be required by the Director of Technical Services in some instances and these shall
be included in the design.
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3.3.3 Grated Inlet and Letterbox Inlet Pits
Grated inlet pits will not be permitted
Letterbox inlet pits are preferred.
3.3.4 Underground (Blind) Pits
Underground pits or junction chambers are not permitted.
3.3.5 Pipes and Culverts
Stormwater drainage pipes and culverts shall be reinforced concrete including fibre
reinforced concrete manufactured and tested to Australian Standards. Pipes shall be in
accordance with the following:
•
minimum diameter for stormwater pipes in road reserves is 375mm;
•
minimum class of pipe is Class 2 concrete;
•
concrete pipes shall have sealed joints, such as rubber ring joints or external
bands;
•
minimum clear cover shall be 600mm in general or in accordance with the
manufacturers specification;
•
the minimum vertical and horizontal clearance between stormwater pipe or any
other pipe or service conduit shall be 150mm;
•
pipes which are the responsibility of Council but located on private property are
to be laid centrally within easements granted to Council.
The minimum
easement width shall be 3 meters;
•
pipes located within private property shall be a minimum pipe size of 375mm
diameter sewer grade PVC; and
•
in areas of high water table the designer must consider buoyancy in relation to
pipe and culvert joints.
•
Invert levels of pipe outlets shall be above any receiving water body to allow for
positive discharge.
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3.3.6 Catch Drains
Where undeveloped land slopes towards the development, open catch drains shall be
provided in open space, walkways, drainage reserves and at the rear of allotments.
Catch drains in urban residential areas shall be concrete lined unless it can be
demonstrated that the flow velocities and soil properties will not be susceptible to scour.
In those situations, drain shall be lined with suitable dry land grass, with a 1 metre wide
concrete invert.
In rural subdivisions grass catch drains with 1 meter wide concrete inverts may be
permitted.
Where deflections in drain alignments are necessary, horizontal curves with a minimum
5 meter radius shall be provided.
Easements are required over all drains and associated structures within allotments.
Where water drains from Council land then the easement is to be in favour of Council;
otherwise the easement is to be in favour of the land it serves.
3.3.7 Stormwater Property Connections
A dedicated underground drainage connection, designed to collect drainage during the
initial storm, shall be provided for in accordance with the requirements of 3.1.2.
3.3.8 Inter Lot Surface Drainage
Inter lot surface drainage will not be approved.
Where practical allotments should be graded towards the adjacent servicing road or
drainage reserve.
All drainage infrastructure located on private land which falls under City of Palmerston
responsibility, must be located within an easement. The easement minimum width is 3
metres.
Rear of lot drainage easements will not be permitted by COP.
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3.3.9 Subsoil Drainage
Subsoil drainage is required in all road reserves to protect road infrastructure from the
effects of groundwater seepage. Where necessary, subsoil drainage shall also be
incorporated into new allotments, walkways, drainage reserves and open space to
ensure adequate protection of buildings, structures and public amenities from
groundwater. The Developer/Consultant shall be responsible for undertaking a detailed
investigation to determine the scope of drainage works required. In any case, sub-soil
drainage shall be provided as directed to the satisfaction of the Director of Technical
Services.
Subsoil drains within road reserves shall include a trench extending below the pavement
sub grade level containing 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 a suitable
geotextile.
If groundwater seepage problems occur in the developed area within the 3 year defects
liability period, the developer is responsible to carry out remedial works to ensure that
each lot remains suitable for its intended residential use.
The developer is responsible for future problems caused by unforseen seepage
problems in road infrastructure. Any failure resulting from high wet season ground water
levels shall require sub-soil drainage to be installed by the developer at their cost.
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3.3.10 Major Open Drains
Generally open drains will only be permitted where they form part of the trunk drainage
system. The drains will only be approved within dedicated drainage reserves (granted to
the City of Palmerston).
The design of open drains is to ensure public safety and
amenity is a priority.
Open unlined drains will not be approved.
Open drains shall be lined with appropriate dry land grasses as a minimum and have a
concrete invert of 2m width minimum; provided flow velocity is less than 1.0 m/s and the
natural soils are demonstrated to be non- erosive.
For all other conditions additional scour protection will be required to the satisfaction of
the Director of Technical Services.
Open drain design shall conform to the following criteria:
•
major storm flows (100 Year Average Recurrence Interval) from contributing
catchment;
•
provide a minimum 150mm free board at design flow;
•
maximum permitted flow velocity 1.5 m/s;
•
utilise a low flow pipe of minimum 300mm diameter;
•
where drop structures are employed to control slope and velocity, the designer
shall consider the potential for additional scour and erosion, associated
maintenance issues and public safety;
•
profiles of grass lined drains to be such that mowing can be achieved with
tractor mounted equipment, to the satisfaction of the COP Director of Technical
Services;
•
Subsurface drainage shall be provided in grass lined drains to preclude the
creation of boggy saturated areas, and mosquito breeding sites. Alternatively
concrete inverts may be used, minimum width 2 meres side slopes no steeper
than 1 to 6 on grass drains;
•
side slopes no steeper than 1 to 6 on grass drains;
•
all other drains no steeper than 1 to 4, unless otherwise approved by the
Director of Technical Services;
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•
maximum depth of open drain 1 metre, 850mm flow depth plus 150mm free
board;
•
drains to only retain water during storm conditions, with the exception of
ornamental lakes and wetlands;
•
where the drain is incorporated within public open space, surfaces are to be
grassed;
•
Concrete lined open drains must be fenced. Fences shall have suitable gate
provision to permit access for maintenance purposes.
Other safety measures may be required by the COP Director of Technical Services.
3.3.11 Rural and Semi-Rural Subdivisions
Stormwater drainage to be provided in accordance with Australian Rainfall and Runoff
(Engineers Australia).
Typical stormwater system for rural and semi-rural areas is open drains with 2m wide
concrete inverts along roads in road reserves, and concrete lined drains through
drainage easements.
Pipes and culverts in roadside drains for driveway crossovers are to be sized so as not
to restrict the drain design capacity.
Scour protection is to be provided at the change of direction, drop structures and at the
inlet and outlet to pipe culvert structures.
All culverts under roads and driveways to have standard headwalls.
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3.4
WATER SENSITIVE URBAN DESIGN
Where WSUD is determined necessary, the Developer shall adopt WSUD and
sustainable development principles in the design of stormwater drainage systems for a
subdivision development in consultation with the COP.
3.4.1 Stormwater Quality Management
The management of water quality is based on the need to protect the baseline water
quality to ensure there is no risk to public health, and to minimise stresses placed on the
ecosystems of the development, and ecosystems reliant on water ways within the
development.
The primary aim for water quality management is to minimise the potential for
development activity to cause harm to the environment, including receiving waters.
The key principles adopted for water quality management to achieve the objective are:
•
Minimisation of increase in flows arising from the development of land for urban
use;
•
Stabilisation of stream profiles to maintain hydraulic capacity and ensure public
safety;
•
Ensuring that the quality of the water within the waterways throughout each
catchment is consistent with the ecological needs of the environment and the
health needs of the community, and that environmental values are preserved;
•
Vegetative enhancement of the riparian zone to ensure the overall stability of the
waterways
throughout
each
catchment
and
improve
its
resistance
to
contaminants;
•
Adoption of appropriate management practices for the control of erosion and
sedimentation for the period that a development site is disturbed
Site based infrastructure will be required to address the impacts on water quality of
development activity, and will be focussed on gross pollutants such as trash, sediment,
hydrocarbons prior to their entry into drainage systems and waterways. Site based
issues can be dealt with by interception solutions (stormwater quality interception
devices) which may include;
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Proprietary interceptors
•
Trash racks;
•
Sedimentation basins
•
Retention lakes etc.
The interception devices are to be designed in accordance with Australian Rainfall and
Runoff, Australian Runoff Quality and other relevant design guides. The locations of
these devices are to suit the drainage system requirements, and the COP. The design
of the devices is to cater for the first flush runoff, which is defined as the volume of water
equivalent to the runoff from the 3 month Average Recurrence Interval storm event (60%
of the 1 year ARI storm event)
Stormwater quality interception facilities that may hold water shall be designed with
public safety as a primary consideration, and to restrict mosquito breeding and impact on
residents. These facilities will require review and approval of the Department of Health.
Stormwater quality interception systems should be located at the source wherever
possible. Source location is necessary for commercial and industrial developments.
The Developer shall design an appropriate range of treatments in consultation with the
COP.
Detention and retention basins shall be considered and included as part of the
development. The retention system should be designed to control peak runoff to match
the capacity of the downstream drainage system.
The COP Director of Technical
Services may require additional restrictions at approval stage.
Design of detention and retention basins must take account of the safety of the general
public, including the safe egress of persons that may unexpectedly enter the structure.
Fencing of all or part of a detention or retention basin may be required at the discretion
of the Director of Technical Services.
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3.4.2 Erosion and Sediment Control
Designers are required to consider the impacts on water quality resulting from the
construction phase of a development for the period from when the site is initially
disturbed until it is stabilised by permanent works.
The aim of erosion and sediment control is to minimise the potential for construction
activities to cause harm to the environment including receiving waters.
An Erosion and Sediment Control Plan is to be provided as part of the approval process.
The COP will have input to the plan preparation.
Formal Review and approval is
required by the Department Lands, Planning and Environment.
A guide to the preparation of erosion and sediment control plans is the Erosion and
Sediment Control Plan Content guide.
http://www.lrm.nt.gov.au/__data/assets/pdf_file/0018/12924/ErosionandSedimentControl
.pdf
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4.0
LIGHTING
4.1
STREET LIGHTING
Street lighting shall be designed by an electrical engineer that is an Accredited Design
Consultant for electrical design for the relevant regulatory authority.
Street lighting design shall conform to the requirements of relevant Australian Standards,
including the control of the Obtrusive Effects of Outdoor Lighting.
Design criteria for residential, commercial and industrial land subdivision street lighting
are as follows:
•
Lighting category to be appropriate for the subject road and classification; and
lighting types to be consistent with adjacent surrounding areas and to
consider/minimise ongoing maintenance requirements and costs including
energy consumption.
Confirm lighting category with the COP Director of
Technical Services.
•
Lighting shall be provided at the following locations in accordance with the
development approval conditions and relevant Australian Standards:
o
Straight Sections;
o
Curves;
o
Intersections and Junctions;
o
Pedestrian Refuges;
o
Cul-de-sacs;
o
Local Area Traffic Management Devices including Roundabouts.
o
Where a pedestrian crossing has been installed it shall be lit in
accordance with relevant Australian Standards for lighting at pedestrian
crossings.
•
Lighting of entry points to pathways and cycleways shall be achieved by the
selected placement of a road light nearby.
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•
Light poles shall not conflict with any infrastructure including stormwater pits,
pedestrian crossing points or driveway crossovers.
Light poles shall be a
minimum of 1 m from the nearest driveway edge.
•
Fittings/luminaries, poles/outreaches, rag bolt assemblies/pole footings shall be
of a type in accordance with current requirements of the regulatory power
authority.
•
Public lighting shall not create nuisance to residents.
•
The placement of lighting columns shall not occur within 1m of any water main
that crosses the road.
•
Preference shall be given to energy efficient devices and or low power options
(for example LED luminaires) that are accepted by the statutory authority.
•
Street lighting solutions that are connected to the statutory authority’s lighting
network are preferred for cost reasons.
4.1.1 Street Lighting Approval Procedure
i.
Council will nominate the lighting category for all roads.
ii.
The Developer is to submit a Street Lighting plan detailing the nominated road
lighting category to the COP Director of Technical Services which shall contain
the following as a minimum:
•
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 including a brief description of why
the particular road lighting category was chosen,
iii.
The Developer incorporates into the design any changes required by the COP
Director of Technical Services.
iv.
Design drawings are prepared on PWC title sheets (drawing number/s and street
light numbers to be obtained from PWC).
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v.
The Developer submits the design drawing/s to PWC, together with a copy of the
“Certificate of Street Lighting Compliance”, for comment and approval.
vi.
The Developer submits to the COP Director of Technical Services 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.
vii.
PWC will inspect works during construction for compliance of materials/fittings
used, installation methods and quality of works. A defects list (if applicable) will
be forwarded to the COP Director of Technical Services with all defects to be
rectified by the Developer prior to the stage being accepted by Council.
viii.
Developer provides certification that the constructed lighting conforms to the
Australian Standards and lighting categories approved by the COP Director of
Technical Services.
ix.
Developer prepares “As Constructed” drawings in accordance with PWC
requirements/standards and submits to both PWC and the COP Director of
Technical Services.
4.2
PATHWAY AND OPEN SPACE LIGHTING
Pathway and open space lighting shall be designed by an electrical engineer.
Pathway and open space lighting design shall conform to the requirements of relevant
Australian Standards, including the control of the obtrusive effects of outdoor lighting.
The developer should consider opportunities for up lighting and canopy lighting within
open space.
Design criteria for pathway and open space lighting are as follows:
•
The spacing between pathway lights shall be determined from the luminaire/pole
type selected for the adopted pathway lighting category.
•
Pathway intersections and changes in direction are to be lit to the satisfaction of
the COP Director of Technical Services.
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•
A separate “metered” power supply is required for Council parks, including a
Power Water Corporation (PWC) metering panel, in accordance with PWC
specifications. The panel shall be enclosed within a weatherproof (IP66 rating)
panel with hinged lockable door with double locking system required with
separate keys for PWC and COP.
•
A distribution switchboard is to be incorporated within the panel which is to
include earthing, main switch and circuit breaker/s for pathway lighting circuit/s.
•
All fittings/luminaries, PE switches, poles, rag bolt assemblies/pole footings shall
be to the satisfaction of COP Director of Technical Services. Use energy efficient
lamps/fittings/switches.
•
Lighting category and types to be consistent with adjacent surrounding areas and
to consider/minimise ongoing maintenance requirements and costs.
•
Alternatives to reticulated power may be considered (e.g. solar, battery etc) at the
discretion of the Director of Technical Services.
•
All open space areas intended to be used or traversed at night should allow
appropriate levels of visibility and 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 and illuminated 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 to recognise a face 15 metres away.
•
Public lighting shall not create nuisance to residents.
•
Lighting designs shall incorporate CPTED principles.
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4.2.1 Pathway and Open Space Approval Procedure
i.
The Developer submits a Pathway and Open Space Lighting plan detailing the
proposed lighting category to the COP Director of Technical Services. The detail
can be included in the Street Lighting Plan. The Pathway and Open Space
Lighting plan shall contain the following as a minimum:
•
the subdivision layout,
•
the zoning,
•
the
location
of
schools,
shops,
unit/flat
developments,
parks,and
pedestrian/cycle paths,
•
the lighting category, for each area and pathway including a brief description
of why the particular road lighting category was chosen,
ii.
The Developer amends the design to incorporate any changes required by the
COP Director of Technical Services.
iii.
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 COP Director of Technical Services. Pathway and
open space light numbers are required.
iv.
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 COP Director of Technical Services.
The
Developer rectifies all defects.
v.
Developer prepares “As Constructed” drawings in accordance with COP
requirements and standards and submits these to the COP at practical
completion.
vi.
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5.0
SITE REGRADING
Areas of a development site proposed for building or recreational purposes may not be
suitable in their natural state for their intended function without improvement works, the
designer shall review the natural surface contours and where necessary shall design
finished surface levels that ensure the land is suitably prepared.
Excessive site regrading should be avoided, wherever possible site layouts should be
developed to position roads and drainage networks to take advantage of natural surface
grades. Site layouts that minimise the disturbance of the land will require less erosion
and sediment control measures during construction phase and reduce the risk of
environmental harm.
The designer shall consider the implications of site regrading in relation to the existing
natural environment. Generally site regrading shall be minimised in heavily treed areas.
The design of site regrading areas preferably should aim to achieve a balanced cut to fill
to minimising haulage of imported fill or spoil to and from the development site.
Where practical, areas should be regraded to minimise the necessity for underground
drainage systems with surface inlet pits, and allow surface water to flow naturally to
roads or drainage reserves without excessive concentration.
All lots shall have a minimum grade of 0.5%, be self-draining and shall be graded so as
to drain to the adjacent road reserve which services the lot.
Drainage shall not be directed from one lot to another unless the natural terrain is too
steep to make lot regrading practicable. In such situations, rear or side of lot drainage
shall be provided in accordance with section 3.3.8 and easements granted to Council (at
no cost to Council) shall be provided over all necessary drainage infrastructure included
within lots. Lots required to be regraded to achieve these requirements shall be indicated
on the plans.
Ponding of water on allotments is not acceptable.
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6.0
LANDSCAPING
The primary purpose of this section of the Design Guidelines is to set the parameters
whereby the creation of a landscape suitable to enhance the City of Palmerston.
Open Space areas, recreation parks and landscaped streets become part of the fabric of
daily life for residents and visitors, and often create the first impression people have of
an area.
Suburban parks are important visual and recreational assets of the City and Council
places high importance on their design and establishment. As social spaces they will
help build the identity of our communities and provide the facilities for residents to
recreate, socialize and communicate with each other. Parks also provide the vital
arteries of safe access between schools, shops and for some, the workplace as well.
The design philosophy should incorporate features that provide a stimulating, thematic
and aesthetic approach that establishes a sense of unique space and landscape to
Palmerston.
The design should encourage the development of Community sense of ownership and
pride. The design philosophy should also be consistent with environmental protection
and sustainability regulations and practice.
Safety and crime prevention is paramount in the design of all landscaping and open
space and Crime Prevention through Environmental Design (CPTED) principles must be
adhered to with all facilities. In particular, all areas of open space shall include road
frontage on at least one side to promote casual surveillance.
Landscaping and irrigation works shall be designed to achieve efficient use of water.
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6.1
Naming of Streets and Parks
The Developer is responsible for proposing names for streets and parks; and to obtain
the approval and gazettal from the NT Place Names Committee and the City of
Palmerston.
Name choice is to be guided by, in order;
1. Thematic names after places;
2. Flora and fauna of the place;
3. After selected residents of Palmerston and the NT;
4. Other Australian places, flora and fauna (only after NT names are exhausted).
The Developer shall refer to the COP for the naming of all Parks. Where a name is not
proposed and approved by Council then the park will be assigned a generic name based
on the name of the adjoining street.
The developer shall place a plaque with a brief explanation of the street name on the
footpath at one entry to the street in addition to the usual street name sign. Alternative
arrangements may be considered for the plaque.
6.2
SAFETY AND CRIME PREVENTION
All landscape developments and public spaces shall be designed to actively support the
principles of CPTED.
A CPTED report shall accompany the Master Plan.
6.2.1 Visibility
Clear lines of sight and casual surveillance shall be incorporated in development
landscape designs as an important strategy in minimising opportunities for anti social
behaviour.
The following principles should be considered to maximise the impact of CPTED in
respect of visibility.
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•
All barriers along pathways should be visually permeable including the landscape
and fencing.
•
Avoid medium height vegetation with concentrated top to bottom foliage. Adopt
plants that promote natural surveillance such as low hedges and shrubs with
higher canopied vegetation.
•
Trees with dense, low growth foliage should be spaced to avoid a continuous
visual barrier.
•
To ensure that all building entrances are clearly visible from the street avoid
vegetation that will obscure sight lines.
•
Integrate plant choice with public space lighting to maximise lighting
effectiveness.
•
Seating within active or communal open space should be provided to maximize
casual surveillance.
•
All lighting is to be installed and operational prior to titles being released.
6.2.2 Lighting
Safety of open spaces is enhanced by adequate lighting that supports casual
surveillance.
To actively reduce the possibility of crime being committed in open spaces, it is essential
that landscaped areas are well lit so that users of these spaces can see what is ahead of
them and respond appropriately.
Lighting of public spaces is to be designed so as to not create a nuisance for
neighbouring developments.
Lighting shall be provided in accordance with Section 4 of this guideline.
6.2.3 Hazards
Landscapes can include many hazards which may adversely affect the safety of users of
the landscape. It is important that design reduces the use of or creation of hazards in
accordance with CPTED principles.
•
Entrapment opportunities in the landscape adjacent to pedestrian routes shall be
removed from designs.
Examples are changes of level, feature walls, small
storage areas and inappropriate vegetation.
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•
Pedestrian underpasses should not be included in any new development unless
absolutely necessary. Well designed at-grade crossings or pedestrian bridges
are far safer and should be used instead.
•
Hard works such as concrete inverts and letterbox pits shall not be placed in or
near kick and play areas.
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6.3
ENVIRONMENT AND SUSTAINABILITY
Preservation of biodiversity and the natural landscape are essential requirements for the
landscape design in all new developments.
Conservation of habitat and vegetation are particularly important and must be achieved
to the satisfaction of Council.
6.3.1 Linkages
Developers shall incorporate natural area elements into parks and open space,
especially open space linkage systems. Particular attention shall be given to areas of
ecological importance, important plant and animal species and those species that are
becoming rare or threatened.
The Developer shall plan the open space system, including linkages, species selection
and areas of retained bush so as to maximise the habitat value and movement corridors
for native birds and animals.
Wherever possible open space linkages should provide both an environmental function
as well as a pedestrian linkage function. ‘Wildlife corridors’ should provide under road
access for small animals and enhance the habitat values of the landscape by allowing
for improved species migration through an area.
Engineering design requirements for pedestrian linkages are included in section 2.3 of
these Guidelines.
The design of open space within the subdivision may incorporate significant areas of
remnant vegetation into the internal system of parks and linkages to provide habitat
continuity for native species subject to a satisfactory risk assessment in respect of the
fire hazard posed by the top end native vegetation types.
Drainage lines and creeks provide excellent linear systems that are home to a wider
variety of species and allow for species migration. These corridors need to be of
sufficient width to ensure good vegetation diversity and adequate landscape buffer to the
riparian vegetation.
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Creeks should be maintained in their natural state and formal stormwater discharge to
natural creeks shall not be undertaken without specific approval by Council.
6.3.2 Public Use
Preservation of remnant plants, as individual specimens, or groups of plants is an
important outcome of landscape design.
The nature of subdivisions is that they provide a living environment for human habitation.
Preservation of natural native landscapes at the interface with subdivisions will be
enhanced with education of the residents on how to live with the landscapes.
The Developer shall provide for public information displays on the value of preserving
native habitat and incorporate remnant habitat into the living spaces of the subdivision.
Public use of preserved bushland areas should be encouraged and enhanced with the
use of signage to interpret the value of the species and why they have been protected.
Pathways and circulation systems can be built around, along and through areas of
preserved habitat. This could be along a drainage line or creek for example, with various
crossings and observation areas to view different aspects of the ecosystem.
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6.4
DESIGN CONSULTANTS
6.4.1 Landscape Design
The landscape plans and technical specifications, whether a master plan or construction
documentation, are to be designed and certified by a qualified Landscape Architect.
Minimum qualification is eligibility for AILA membership.
Certification of landscape architect qualifications is to be provided with all landscape
plans submitted to Council for approval.
6.4.2 Irrigation Design
The irrigation system is to be designed and certified by a qualified irrigation designer.
Minimum qualification is Landscape/Turf Commercial Irrigation Design from the Irrigation
Association of Australia.
Irrigation designs must comply with the Irrigation Association of Australia Best
Management Practice Guidelines.
All electrical supply requirements shall be designed by an accredited electrical engineer.
6.5
OPEN SPACE MASTER PLANNING
The consideration of landscape design issues early in the development process is
important. The design of open space areas shall be undertaken to create a consistent
character that integrates with surrounding neighbourhoods, existing open spaces, and
sets the character for future neighbourhoods.
The developer and the landscape architect (the Consultant) should consult with Council
prior to any detailed design to discuss the brief for the landscape design.
The design shall consider all other engineering works.
The Developer must prepare design drawings to fully describe the landscape treatments
for all open space areas, including drains and streets within the area of development.
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Proposals must comply with all relevant Australian Standards, statutory requirements,
the requirements of these Guidelines and any other specific directions issued by the
Director of Technical Services.
The timing of the landscape works is critical to the achievement of a successful
suburban landscape and approved plant material will need to be ordered well in
advance. Refer to section 6.6.2 for planting requirements.
Modern open space planning aims to integrate parklands within a subdivision with all the
other features and services at the design stage.
The landscape design concept must consider the allocation, shape and size of park
areas with associated access/streetscapes in a completely functional and usable way
with all other design issues such as safety and WSUD in the proposed subdivision.
All elements of lot size and orientation, street alignments, drainage and utilities should
form a single integrated design and be illustrated by means of a Master Plan (refer to
section 7.3). The Master Plan should clearly demonstrate the following elements:
•
Locations, size and function of open space including a summary of the total area
and the proportion of the area 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 and within developments and provide links to areas of
significant biodiversity value.
•
WSUD elements and strategies to be included in the development. These shall
be integral with the open space and landscape design.
•
A street tree framework and hierarchy, which clearly notes which tree species,
will be planted in which street.
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How the proposed network of pedestrian and cycle paths in the development will
link to each other and adjoining subdivisions/ developments, and provide a clear
hierarchy of pedestrian movement to critical destinations such as schools,
shopping centres, sporting and community facilities.
•
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 be provided across the open space
system. This must be clearly illustrated in the landscape master plan.
•
Access for persons with disability, and appropriate furniture shall be provided to
all parks compliant with regulations for access for persons with disability.
Council will only accept useable open space. Council will not maintain areas of
conservation, or service easements and reserves provided solely for service authorities
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6.6
OPEN SPACE NETWORKS
A hierarchy of public open space can be classified as follows IN Table 6.1, reflecting the
distances that people are prepared to travel to use open spaces:
Table 6.1 Open Space Hierarchy
Hierarchical
Description
Classification
Local
Open spaces (min. 0.5ha) that cater for the local
community and will generally not attract people from a
wider catchment. The catchment is generally around 500m
or a 10 minute walk. Local open space is usually used for
short periods or can have a predominantly amenity value
only.
Major
Larger open spaces than local open space (1ha+) that
cater for a larger catchment (around 600 – 800 dwellings).
Generally within walking or cycling distance although are
sometimes accessed by car.
Can cater for a range of activities or be natural areas with
limited facilities.
Every Suburb shall at least have one Major Open Space
park with a range of attributes such as play equipment,
furniture, etc., to allow multiple users.
Regional
Generally larger open spaces (at least 2 - 4 ha in area)
that appeal to a wide cross section of the community and
offer experiences which people are prepared to travel
further distances to access, such as organised sport.
These open spaces can be used for longer periods of time.
Open space can also be assigned a functional classification, which reflects its primary
use, as follows in Table 6.2.
The functions provide guidance on different types of open space and the types of
development suitable for each type.
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Table 6.2 Open Space Functional Classification
Functional
Description
Classification
Recreation
Recreation / sport either associated with clubs or for social
reasons, as well as informal recreation activities such as
picnicking and relaxing.
Physical
Activity/Linkage
Cultural/Heritage
Walking, cycling and other shared use trails.
Water management
Sites that incorporate urban water management measures.
Tourism
Sites that are tourist destinations in their own right.
Visual Amenity/
Environmental/
Buffer
Sites that provide visual relief from the urban environment,
contain valued natural features (e.g. remnant vegetation,
habitat, wetlands) and/or are created to provide a buffer
between urban development and incompatible land uses.
Community Purpose
Sites that contain community facilities such as libraries,
neighbourhood or community centres, kindergartens.
Combined
Sites that include a combination of two or more of the
above functions.
Sites of special cultural or heritage significance..
The facilities and or development that is suitable for each type of open space is detailed
in Table 6.3 below.
These open space functions and associated facilities are provided as a guide only.
Developers are required to liaise with the COP in determining appropriate open space
and shall consider the specific needs of the development with respect to natural
landform, environmental and ecological issues, remnant vegetation, cultural issues, the
character of adjacent existing developments and likely future developments.
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Table 6.3 Open Space Facilities Guide
Type of Open Space
Local Open Space
Major Open Space
Major Sportsground
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Typical Facilities/Development
•
Trees and landscaping (including some irrigated
grassed areas)
•
Seating / shelter
•
Play space / equipment
•
Rubbish bins
•
Paths
•
Compliant with requirements for access for persons
with disability.
•
All of the above
•
Drinking fountains
•
Youth activity areas (e.g. half court)
•
Natural areas (e.g. creeks, wetlands, remnant
vegetation)
•
Walking trails
•
Signs and interpretation
•
Compliant with requirements for access for persons
with disability.
•
Ovals
•
Public toilet facilities
•
Drinking fountains
•
Change rooms
•
Security lighting
•
Seating (including tiered seating)
•
Landscaping
•
Seating / shelter
•
Play space / equipment
•
Paths
•
Car parking
•
Compliant with requirements for access for persons
with disability.
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Table 6.3 Continued
Regional Open Space
Regional Sportsground
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•
As per Major Open Space
•
Trees and landscaping, possibly including more
formal gardens for weddings etc
•
Picnic areas (including barbecue facilities)
•
Seating, tables and shelter
•
Public toilets
•
Walking/cycling paths
•
Dog park (dog off lead areas)
•
Outdoor courts
•
Youth activity areas (e.g. skate, BMX)
•
Water or natural features
•
Lighting (including security)
•
Signage and interpretation
•
Car parking
•
Links to other community facilities
•
Compliant with requirements for access for persons
with disability.
•
As per Major Sportsground
•
High standard ovals/sporting fields
•
Irrigation and drainage
•
All weather playing surfaces
•
Regional, national
sporting facilities
•
Club rooms and/or function facilities
•
Spectator seating (including tiered seating)
•
Kiosk
•
Permanent or temporary fencing
•
Support sporting facilities e.g. cricket nets
•
Field lighting
•
Compliant with requirements for access for persons
with disability.
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Table 6.3 Continued
Natural Area Bushland,
•
Native trees and vegetation
Wetland or Watercourse
•
Natural or constructed water features e.g. creek,
wetland
•
Walking trails
•
Seating and shelter
•
Signage and interpretation
•
Compliant with requirements for access for persons
with disability.
•
Trees and landscaping
•
Walking / cycling trails or constructed paths
•
Seating and shelter
•
Play elements
•
Lighting
•
Signage and interpretation
•
Links to other open space and/or community
facilities
•
Compliant with requirements for access for persons
with disability.
Corridor
/
Linear
Reserve
6.6.1 Open Space Calculations
Public open space calculations associated with particular land subdivision proposals
shall be in accordance with Northern Territory Planning Scheme requirements.
In calculating the total area of private open space required, the following applies:
•
Buffer strips of land that do not provide any usable open space or environmental
function must be excluded from the open space calculation, and not gifted to
COP;
•
No more than 20% of the total area of public open space can be allocated for:
-
stormwater management / drainage purposes (e.g. creeks, drainage
channels, wetlands, detention basins etc); and/or
-
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•
Any drainage or detention area that does not have a recreation or natural area
value all year round (e.g. concrete lined drains) cannot be included as part of the
open space area calculation;
•
In any individual park, no more than 40% of the area can be allocated for
stormwater management purposes required for the 1 in 10 year ARI event.
•
Pathways shall not run across drainage inverts.
Developers shall consult the COP Director of Technical Services regarding the proposed
area, type and function of open space for new developments. Council may consider
changes to the area of open space required where Developers can add value through
the inclusion of other forms of social infrastructure including but not limited to public
amenities, play equipment, sporting facilities and wildlife corridors.
Applications should be made to COP Director of Technical Services including detailed
supporting documentation for approval of the area and function of open space to be
provided. This application should include a master plan of the locations, size and
functions of open space including a table of proportion of open space dedicated to
different functions (e.g. active, passive, etc).
6.6.2 Planting
All open space areas shall be landscaped to a minimum standard for the purposes of
public amenity. Landscaping shall include grassing or other stabilisation of all surfaces
and shade tree planting.
Open areas are required for active recreation purposes, but elsewhere, especially near
play equipment, seats and along pathways, shade trees should be provided for aesthetic
and comfort reasons.
The Developer shall ensure that all open space areas are appropriately landscaped
throughout the subdivision and that high quality spaces are created. A range of plant
material shall be used in the design of all open space areas with an appropriate balance
and mix of upper canopy to provide shade, shrubs and ground covers. Planting of
shrubs and groundcovers should support the principles of CPTED.
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For areas where grass cover is proposed, the Developer shall obtain approval from the
Director of Technical Services for appropriate species of grass to be used. In all cases,
grass species shall be suitable for the intended use and location and shall be low
maintenance.
Refer to the City of Palmerston standard drawings for planting.
Planting design shall meet the following objectives:
•
Species will be chosen to create shade and aesthetic value. Select species
appropriate to the site soil and drainage conditions. Documentation plans will
nominate the species selected for each open space area and where species
change to reflect local changes in topography, soil or drainage. Planting installed
will be in accordance with the approved design drawings in species and pot size.
The minimum size for street trees and trees in parks is 25 litres.
•
Developers shall liaise with Council to develop an approved species list prior to
undertaking any planting design.
•
Provide a range of shade trees in parks, playgrounds and open space. Group trees
to provide maximum shade to areas of play equipment, seating, pathways and
other facilities.
•
Grass all areas that are disturbed during construction. Prior to grassing, cultivate
the sub grade as specified and spread topsoil to a minimum depth of 100 mm. Use
imported topsoil or approved site soil, which is free from debris, and weeds and has
been improved with additives to meet the requirements of AS 4419- Soils for
landscaping and garden use.
•
All areas of open space, other than natural areas and dry land grass areas are to
be irrigated with automatic underground irrigation systems (refer to section 6.8).
Irrigate the verges adjacent to irrigated parks or open space areas with
underground irrigation systems and pop-up sprinklers. These will be of a
permanent nature. Complete all trenching and pipe work prior to spreading of
topsoil.
•
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•
Areas of remnant vegetation to be improved with additional planting of native
species, mulch and kerbed edges.
6.6.3 Park Furniture
A range of Park furniture items, including picnic tables and play equipment, shall be
provided at appropriate locations in parks and open spaces to improve public amenity
and recreational usage. Places where people gather (near play equipment or at park
entrances for example) need some form of litter collection, seating and shade cover.
Designs shall incorporate requirements of regulations for access for persons with
disability.
The Developer shall ensure that adequate park furniture is placed at appropriate sites
throughout all open space areas in order to create parks and open spaces that are
desirable places for recreation in terms of both passive and active pursuits.
Park and open space furniture is to be approved by the Director of Technical Services as
a part of the landscape design and documentation process. Items should be robust and
vandal proof, built of durable materials and in the case of seating both be placed under
shade trees and built from materials that do not overheat (e.g. aluminium or recycled
plastic seating). Consideration of seating that discourages use by vagrants should be
made.
Where possible, recycled materials shall be used for furniture to the satisfaction of the
Director of Technical Services.
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In general, park furniture is to be provided in accordance with Table 6.4 below.
Table 6.4 Park Furniture
Park Type
Furniture Requirement (minimum)
Local
•
•
•
•
•
•
•
Major
•
•
•
•
•
•
•
Regional
•
•
•
•
•
•
•
•
•
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Park signage with park name and Council Logo to
Council standard drawings (name and wording to be
approved)
Tables and shelters x 1 (negotiable)
Playground features x 1
Strategically located litter bins (2 minimum depending
on size)
Water bubbler x 1
Seating x 2 locations
Coordinated lighting as required to meet CPTED
requirements
Park signage with park name and Council Logo to
Council standard drawings (name and wording to be
approved)
Tables and shelters (2 minimum depending on size
and function)
Playground features x 2 – junior and youth
Strategically located litter bins (4 minimum depending
on size)
Water bubbler x 2
Seating x 4 locations
Coordinated lighting as required to meet CPTED
requirements
Park signage with park name and Council Logo to
Council standard drawings (name and wording to be
approved)
Tables and shelters (5 minimum depending on size
and function)
BBQ’s
Playground features x 3 – junior to youth including
rubber soft fall with concrete kerbing
Strategically located litter bins (10 minimum depending
on size)
Water bubbler x 4
Seating x 8 locations
Coordinated lighting as required to meet CPTED
requirements.
Inclusive play equipment
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All seats must be shaded using appropriate shade trees and shall have paved links to all
adjoining pathway. All seating shall have a concrete pad under the seat with a clearance
of 1200 mm from the front extremity of the seat and 200 mm each from the sides and the
back. Slabs shall extend to allow wheel chair to parks near seats and move around
tables.
6.6.4 Access and Circulation
Access and circulation must be considered at the design stage to provide safe
thoroughfare through each park, to link with external pathways and avoid use conflicts.
The Developer shall ensure that an adequate and safe hierarchy of linkage and
pathways is achieved throughout the open space areas such that pedestrians and
cyclists can move around and between areas of open space easily and with a high level
of amenity.
Pathway construction shall be in accordance with section 2.3 of these Design
Guidelines.
Pathways in open space areas will need protection provided by planted shade trees, and
include rest areas / shelters in strategic locations such as at the junction of pathways or
viewing areas. Where trees are planted less than 3 metres from built infrastructure
(roads, pathways, shelters, buildings etc), root barriers will be required.
Pathways shall be designed to comply with all disabled access requirements and
standards and shall meet the CPTED design principles.
6.6.5 Play Equipment and Features
Developers shall provide a range of play opportunities and equipment or features for
users of a variety of ages. They shall liaise with the Director of Technical Services prior
to commencement of open space design to agree on necessary play equipment or
features, and appropriate age group areas.
The overall approach to provision of play equipment and recreation range should be
outlined in the landscape master plan phase.
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Play equipment shall be provided generally in accordance with the following guide:
•
Open space is to be provided with play equipment/features that meet the relevant
Australian Standards including AS 4486.1-1997 and AS 4685.1-6-2004 at a rate
that is consistent with Section 6.6.3 – Park Furniture.
•
Play equipment is to be consistent with the COP’s Playground Strategy (available
on COP website). New and innovative play opportunities that are not necessarily
dependent on fixed equipment are encouraged.
•
All play equipment is to be installed with impact absorbing surrounds to
Australian Standard requirements. All playgrounds within parks classified as
Regional or Major parks shall have rubber impact absorbing 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.
•
Play equipment will need to be included in the documentation process and
approved by the Director of Technical Services.
•
Consideration should be given to the inclusion of youth oriented equipment such
as basketball hoop and hardstand area, hitting wall, and/or adventure play
equipment as well as skate facilities. This is particularly the case with major and
regional parklands as defined in Section 6.6.
•
Bicycle path connections shall be provided between all playgrounds.
•
Playground areas shall have adequate separation from traffic conflict areas
(vehicle, bike and pedestrian traffic) and large open stormwater drains.
•
Adequate drainage is to be provided to all playground areas and include subsoil
drainage.
•
The design and location of play equipment is to consider the CPTED controls
contained in Section 6.2 of this document.
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6.7
STREETSCAPES
Streetscape is defined as the street and all of the various elements that go to make up
the publicly visible areas surrounding and within the street. This may include elements
that are in public or private ownership such as street trees and verge planting, pavement
textures and colours, road and path widths, fencing and building facades.
6.7.1 Street Tree Planting and Landscaping
Streetscapes are an important visual element in our cities and provide one of the first
impressions for new residents and visitors. Street tree planting is critical to achieve a
level of visual coherence throughout the subdivision against the variations of style and
colour of the adjacent housing. Such theme planting will thus provide a visual marker for
each precinct while providing valuable shade and amenity for pedestrians.
The Developer shall ensure that all streetscapes are thematically and appropriately
landscaped throughout the subdivision and present a high quality design outcome.
Street tree planting and landscaping shall generally be in accordance with the following
guidelines.
•
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 to create avenues. Select species appropriate to the site soil
and drainage conditions. Design plans will nominate the species selected for each
road.
•
The COP has a preference for native and indigenous species being used in the
planting designs and has developed an approved tree species list. Developers shall
liaise with the Director of Technical Services to choose appropriate species from
this list before undertaking planting design.
•
Trees are to be appropriately spaced depending on species on all verges.
In
median areas, trees will be spaced at approximately 6 metre centres. All trees are
to be located in the nominated planting easement in road verges. Typically the tree
planting corridor is located 1100 – 1600mm off the kerb and is installed with root
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barriers (refer standard details in regard to root barriers and distance from kerb)
and kept 8 metres clear of SEPs and light poles. No trees are to be located on the
truncation or within the tangent points of any intersection. Spacing to consider
mature canopy size.
•
When designing streetscape planting consideration will need to be given to the
location of light poles, lighting requirements, underground services, stormwater pits
and driveways to ensure that there is no conflict. Consideration also needs to be
given to sight lines for vehicles at intersections or exiting driveways.
•
Landscape treatments are to be designed to be low maintenance and to reinforce
the status and character of each type of road.
•
Sub Arterial Roads – Thematic planting is required on all verges and in
any median areas. Verges with no residential access are to be fully
landscaped. Landscape treatment to include garden beds, tree planting
and grassing to both verges and medians as well as appropriate
drainage, irrigation and growing medium.
•
Collector, Local Access and Minor Roads – non distributor roads can be
landscaped in accordance with the above at the developer’s expense.
•
Roundabouts are to be designed with approved topsoil, subsoil drainage, feature
planting, irrigation and approved mulch.
•
The developer will be responsible for all construction and establishment works
including the cost of power and water.
6.7.2 Pathways
Pathways in streets shall be provided following the principles outlined in section 6.6.4
and designed and constructed in accordance with section 2.3 of these Guidelines.
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6.7.3 Street Furniture
To enhance public amenity it is necessary to provide a range of street furniture items at
appropriate locations. Places where people gather, busy pathway intersections and bus
stops need some form of litter collection and some form of sheltered seating.
The Developer shall ensure that adequate street furniture is placed at appropriate sites
throughout the subdivision. In general, street furniture shall be provided in accordance
with the following guidelines:
•
The palette of proposed street furniture is to be submitted and approved at the
master planning approval stage. Discussion as to how the palette of street
furniture fits into the overall design theme is to be provided with the landscape
master plan.
•
Appropriate street furniture should be considered at key sites on the streetscape.
Such places would be at bus stops, near shops or entrances to parks. Items may
include seating, rubbish bins, bollards, signs and shelters in selected locations.
•
Items should be robust and vandal proof, built of durable materials, and in the
case of seating either placed under shade trees or built from materials that do not
overheat (e.g. aluminium or recycled plastic seating).
•
All seating is to have a concrete pad under each seat. This is to have a clearance
of 1200mm from the front extremity of the seat and 1200 mm each from the sides
and back for wheel chair access. Wherever possible, provide paved access
between seats and adjoining paths.
•
All furniture installation is to conform to the relevant local and national building
codes.
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6.8
IRRIGATION
The establishment and maintenance of an urban landscape in the tropical climate of
Palmerston requires the of an irrigation system during the dry season. The irrigation
system has to be robust, built to a recognised standard and efficient in the use of water.
6.8.1 Water Source
All possible sources of water for irrigation purposes shall be investigated by the
Developer. Potable water generally shall not be used for irrigation. Alternative sources
may include (but not limited to):
•
Bore water;
•
Treated waste water;
•
Sewer mining;
•
Harvested stormwater.
The use of each of these water types shall be investigated with outcomes and
recommendations (including the proposed source of water) provided in a feasibility
report to the COP.
Bores have been shown to be a reliable water source with relatively high flow rates.
Where bore water is proposed, the feasibility of the use of underground aquifers shall be
include in the water source report. Requirements for the design and installation of new
bores are subject to review by the Department of Land Resource Management.
The requirements of the relevant utility authorities for back flow prevention must also be
met.
Where a bore supply is used, allow in the cost of development for the drilling, equipping,
commissioning, water storage tank, and operation of the bore(s). Also make allowance
for the supply of all associated infrastructure including telemetry control, pressure relief
and lightning protection. The bore is to be fully operational at handover of the
development to the COP.
New bores in the Mitchell Creek Catchment must not adversely impact on groundwater
recharge of the Mitchell Creek system
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Potable water will only be considered for supply of irrigation if the Developer can provide
strong written evidence that there is no suitable bore water supply or other alternative
source of water within or adjacent the proposed development. In this situation, the
Developer shall make all arrangements and pay all necessary fees to PWC to connect to
the mains water supply including provision of metering arrangements to PWC standards.
6.8.2 Irrigation Design
Developers shall ensure that all open space and streetscapes are appropriately irrigated
using irrigation systems designed and installed to the satisfaction of Council. All irrigation
systems shall provide adequate water for healthy growth of plants without wastage.
Irrigation systems must be designed by a Certified Irrigation Designer with information
submitted to Council for approval in the documentation phase of development.
No irrigation works are to be installed without the approval of the Director of Technical
Services.
All irrigation systems shall be controlled by telemetry which conforms to COP’s current
telemetry system. Details of the current system are to be obtained by consultation with
the COP.
It is recommended that the telemetry control system is installed just prior to handover of
landscape works.
All fees and costs associated with water usage, power supply and telemetry, including
the commissioning of telemetry, shall be borne by the Developer for the establishment
and maintenance period.
Alternative sources of power such as solar power should be considered for irrigation
systems. Solar powered irrigation systems shall conform to COP’s current system.
Details of the current system are to be obtained by consultation with the COP.
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6.8.3 Irrigation of Trees and Shrubs
The irrigation design shall allow for the different irrigation requirements of tree and shrub
plantings, when compared to broad grassed areas.
All tree and shrub planting shall be achieved using an appropriate water efficient system
with up to date technology that is vandal proof and requires low maintenance. Systems
can include flood bubblers, or drippers and should all be connected to controllers to the
satisfaction of the Director of Technical Services.
Watering rates shall be sufficient to maintain healthy plant growth and to the satisfaction
of the COP.
6.8.4 Grass Irrigation
Irrigation of broad grassed areas will require quality systems that provide reliable,
efficient, even watering and that contain up to date technology, are vandal proof and
require low maintenance.
The design shall allow for permanent and temporary irrigation systems.
The irrigation system design shall incorporate the following criteria:
•
Areas of open space, other than natural areas shall be irrigated with automatic
underground irrigation systems conforming to the NT Plumbing Code and
Australian Standards (AS3500.1)
•
Design precipitation during construction and establishment, minimum of 50mm
per week.
•
Ensure uniform coverage with matched precipitation;
•
Sub-arterial Roads
o
Irrigate verges where residents back onto or have side fences to the road.
Use underground irrigation system with popup sprinklers
o
Irrigate all medians and roundabouts.
o
Developer responsible for all construction and establishment costs
including water.
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•
Irrigate the verges adjacent to irrigated parks or open space areas with
underground irrigation systems and pop-up sprinklers.
•
Permanent irrigation is not required for grassed verges on other roads but is
required for street trees.
•
All other verges – Irrigate all other road verges with temporary irrigation systems.
Systems to be designed so that following handover, the grass irrigation shall be
turned off at the end of the verge establishment period.
6.9
AMENITY
The landscape plays an important role in ensuring a high level of amenity for
Palmerston.
Important attributes of amenity which the landscape can contribute to positively include
providing shade and allowing cooling breezes to enter buildings, to moderate
undesirable winds and for visual impact.
While appropriate building design is essential to ensure privacy between buildings the
landscape can also assist in this process.
The Developer shall ensure that the landscape design achieves the following objectives:
6.10
•
Assists in providing privacy between developments.
•
Provides sun shading.
•
Allows free flow of cooling breezes.
•
Improves visual amenity.
•
Softens the landscape.
NEIGHBOURHOOD CHARACTER AND COMMUNITY
Assisting in 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. Not only will a strong sense of community ensure that it is
more pleasurable to live and work in a place but it will also assist in improving the safety
of a place. The design of the landscape around a new development can directly assist in
the relationship and community building process.
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Understanding and responding to the existing neighbourhood character is an important
part of site planning and achieving a quality development.
This section seeks to provide information on determining the landscape elements of
neighbourhood character and how these should be used to ensure a quality
development.
The Developer shall ensure that the proposed landscapes actively promote the building
of character and community relationships within new development by adhering to the
following guidelines:
•
Developers are required to prepare a site analysis plan with the development
application which includes a statement of neighbourhood and landscape
character.
•
The positive values identified in the site analysis shall be carried through to the
landscape design process.
•
All development is to be compatible with the landscape elements of the
surrounding
neighbourhood
character
or
the
relevant
desired
future
neighbourhood character.
6.10.1 Fencing
There are many different fencing elements which contribute to neighbourhood character
including solid fences, permeable fences, bollards, height and design, allotment size and
materials and finishes.
Fencing of front yards at the road reserve boundary will not be approved in the
City of Palmerston. Any front fences shall be set back at the front of building line.
The developer is required to place an encumbrance on all residential allotments
prohibiting front boundary fences.
Council encourages all owners to install adequate dog proof fencing to side and rear
boundaries.
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The Developer shall ensure that fencing fosters a sense of community identity and does
not lead to alienation 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 and maintenance 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.
•
Use bollards to control vehicle access at entry points to cycle, pedestrian or
shared use paths.
•
Use safety fencing in conjunction with chicanes to deter entry straight onto the
road 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 the subdivision, or on a precinct by precinct basis. The use of
common colour, style or materials in community 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 pool surround style fencing or 1.8 metres high chain mesh style
fencing.
6.10.2 Community Building/Facilities
Fostering a sense of community can be created in a number of ways, including the use
of public art to create a neighbourhood identity. A social venue is one of the most
valuable elements that can contribute to this ideal. Typically some form of community
structure where regular or ad hoc meetings/events/entertainment can 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 Council directions. In general, the following requirements shall apply:
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•
Common and other landscaped areas within development should include artistic
elements such as sculptures, mosaics and murals to assist in creating an
individual feel to the landscape and ensure that these spaces are enjoyable to be
in.
•
Landscape designs in new development should create opportunities for
incidental meeting of residents or workers. These opportunities can be created
through attractive and functional milling/seating opportunities surrounding
pathway intersections and grouped letterboxes to allow people who may meet by
chance to stop and relate.
•
The Developer shall either provide public art to the satisfaction of Council or
provide a contribution equal to 5 percent of the overall cost of open space
development for future provision by Council. Where the Developer intends to
provide public art it shall be developed in consultation with Council.
6.10.3 Entry Statements
Entry statements can take many forms and are generally used to indicate the main
entrance into the suburb or 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 of maintenance.
•
Entry statements must state the suburb or precinct name if it is different from the
subdivision name in fixed metal lettering or similar. Painted names are not
permitted below 2.5m.
•
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7.0
DESIGN APPROVALS AND PERMISSION TO USE
The processes necessary for acceptance of a development design by the City of
Palmerston are contained in this section.
7.1
REPRESENTATION
7.1.1 Developer’s Representative
The developer may either act for themselves in negotiations with the City of Palmerston
(COP) or employ an agent to act as their representative for the development.
The developer shall notify the City of Palmerston in writing of the name of their
representative and promptly advise any subsequent changes to the representative.
Any negotiations, directions or matters made with or within the knowledge of a
representative shall be deemed to be within the knowledge of the developer.
If the COP makes a reasonable objection to the appointment of a representative, the
developer shall terminate the appointment and appoint another representative.
7.1.2 City of Palmerston Representative
The Director of Technical Services or any other person appointed by the COP shall be
the COP’s Representative in all negotiations with the developer.
All correspondence, drawings for approval and certificates for handover shall be
addressed to the attention of the Director of Technical Services.
7.1.3 Consultant Engineer
Designs and specifications shall be certified by an Engineer with suitable qualifications
and experience acceptable to the City of Palmerston. The Engineer shall supervise the
construction of all works.
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Engineers employed by the developer that carry out design work, or certification of
works completion must carry Professional Indemnity insurance acceptable to the COP to
a minimum of $10 million.
Engineers must have no pecuniary interest in the time or cost of completion of such
works to the required standards, as set out in the detailed plans and specifications.
The Engineer shall undertake to have a suitable representative on site at all key times,
such as during clearing and earthworks operations, during the stormwater drainage
works and when sub grade preparation, pavement finishing, concrete works, pavement
and associated appurtenances are being undertaken or tested.
The Certifying Engineer shall lodge certificates with the COP prior to handover of the
works certifying that such works are constructed in accordance with all the requirements
of the COP and of the design. The certificate shall be to the satisfaction of the COP.
7.2
SCOPE OF DESIGN
The design and specifications for any development project shall include all works
necessary for full completion of the project. Works necessary for the completion of the
development that lie outside the developer’s site shall be included in the designs and
specifications for the project.
7.2.1 Subdivision Layout
The layout of a subdivision development shall conform to the planned development of
adjacent areas, and the principles set out in these guidelines.
Where Planning Conditions have been issued for the subdivision development, the
conditions shall be incorporated into the layout design.
The development must match existing land contours and grades to join into existing or
planned services in adjoining areas.
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7.2.2 Fees
The developer shall pay COP a fee prior to the acceptance of assets (generally at time
of practical completion), which shall be a percentage of the actual construction costs,
including all variations, for all assets accepted by COP including but not limited to road
works, landscaping and stormwater drainage. This fee covers COP costs incurred on
plan review and approval, works inspections and handover activities.
The value of fees shall be based on the actual construction costs including variations
provided by the developer and will be kept commercial in confidence by Council.
Tender costs are not appropriate for calculation of the fees.
The scale of fees is subject to review by Council in accordance with the review of all fees
and charges and is available from Council.
7.3
MASTER PLANS
Master Plans for the development shall be provided to the COP for review and approval
prior to the commencement of the first and every subsequent stage of the development.
Master Plans shall include:
(a) Subdivision Road Layout
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road reserve widths,
•
road pavement widths,
•
road and intersection priorities,
•
public transport routes,
•
identify commercial areas;
•
identify schools;
•
speed zones,
•
proposed services infrastructure,
•
land use types and proposed allotment densities.
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(b) Stormwater Drainage for entire development
•
Contour plan with subcatchments for the whole development;
•
major flow paths,
•
necessary infrastructure upgrades
•
required widths for drainage reserves
•
WSUD features as determined.
(c) Environmental Management
•
indicating areas of significance,
•
native flora and fauna to be protected,
•
land clearing requirements,
•
erosion and sediment control,
•
construction ‘no go zones’ and,
•
required fencing.
(d) Pedestrian and Cycle Routes
•
Circulation routes within development;
•
Linkages to adjacent developments.
(e) Landscape
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location and types of open space areas,
•
WSUD features,
•
location of play equipment and park furniture,
•
indication of planting philosophy and species,
•
irrigation reticulation system;
•
sources of irrigation water (bores), and
•
weed management requirements.
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Prior to the commencement of each individual subsequent stage of development, master
plans shall be provided to COP for review and approval showing, as a minimum:,
•
Confirmation of pedestrian and cycle routes.
•
Master plan of allotment sizes, driveway locations and on-street parking
provision for any medium density areas.
7.4
•
Stormwater control plan.
•
Erosion and sediment control plan.
•
Landscape plan.
INVESTIGATIONS
Detailed geotechnical investigations shall be undertaken by the Developer prior to the
commencement of the design of any stage of the Development for the purposes of
providing the inputs necessary for pavement design and subsoil drainage design.
The investigations are not confined to, but include logging of soil profile, identification of
groundwater conditions, assessment of sub grade CBR and comment on the suitability
of insitu soils to be used in construction.
Geotechnical investigations should include sufficient boreholes or test pits along
proposed road reserves to adequately characterise pavement subgrade conditions for
pavement design.
Copies of the completed investigation reports shall be provided to the COP.
7.5
REQUIREMENTS PRIOR TO COMMENCEMENT
It is recommended that progressive design reviews be undertaken with COP to assist
developers and their consultants.
These reviews could be at conceptual design stage, during design development and at
the completion of detailed design/documentation. The detailed design/documentation
review is mandatory.
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7.5.1 Detailed Design Review
One (1) copy of all engineering documents shall be submitted to the COP Technical
Services Department for a detailed review. The documents submitted for a review shall
include as a minimum the detailed drawings, technical specification, calculations and a
design report, all presented in accordance with current standard engineering practice.
The design report shall summarise all aspects of the design of Council infrastructure
including design criteria and assumptions. The report shall focus on the requirements of
these Guidelines and shall specifically identify any aspects of the development where
the criteria set out in these Guidelines have not been met, including providing detailed
reasons for varying from the Guidelines.
Detailed calculations should be provided for all infrastructure including road pavement
design, stormwater drainage, erosion control, traffic management and 100 year flood
paths. The developer shall provide information for asset valuation and pavement
management.
Technical specifications should be produced based generally on the standard NT
Government DOI Master Specification for Roadworks but in full compliance with all
criteria set out in these Guidelines.
Detailed drawings shall include but not be limited to the following:
•
Locality plan and index of drawings
•
Site regrading plan
•
Erosion control
•
Proposed allotment plan
•
Setbacks and lot sizes
•
Block zonings e.g MD, MR etc
•
Lot grading
•
Contour plans before and after the development
•
Geotechnical report
•
Road set out plan
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Road longitudinal sections
•
Road cross sections
•
Intersection details
•
Stormwater drainage compilation plan
•
Stormwater control plan (Q100)
•
Stormwater drainage longitudinal sections
•
Stormwater easements
•
Stormwater connections from MD and MR lots to the existing Council stormwater
drainage reticulation
•
Irrigation and landscape plan
•
Subsoil drainage plan
•
Water supply compilation
•
Sewerage compilation plan
•
Electrical conduit plan
•
Street and park lighting plan
•
Master services plan (Plans showing all services, pits and inspection covers,
street lights, footpaths, allotment setbacks, pedestrian crossing points, driveway
crossovers etc)
•
Traffic control plan
•
Bicycle corridors and signs
•
Footpaths and pedestrian linkages
•
Parks and recreation equipment
•
Park development plans
Council will review all of the submitted documents and provide comments which shall be
incorporated into final documents.
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7.5.2 Final Review of Plans and Specifications
The developer/consultant shall incorporate all comments provided by the Director of
Technical Services and produce final documents.
The final documents shall be presented in accordance with the following requirements
and shall be accompanied by a letter from the Consultant summarising the changes
required by Council and how those changes have been incorporated.
The final documentation shall be reviewed by Council to ensure that all corrections have
been made and that the plans and specification fall within the Guidelines. When
satisfied, the documents shall be approved and signed by the Director of Technical
Services subject to any conditions required.
Approval of the documentation for use for construction does not imply that the COP
accepts any responsibility for the technical adequacy of the design. The developer is
accountable and responsible for the adequacy of the development design.
7.5.3 Final Documents
All documents in the final documentation submission shall be provided to the COP
digitally
in
PDF
format.
The
documents
shall
be
sent
by
email
to
[email protected] .
The documents include:
•
Design Plans
•
Specifications
•
Design Report
•
Instrument of Determination
•
Site investigation reports
Each of these documents shall also be provided on CD to the Director of Technical
Services. The CD shall also include all drawings in files compatible with the program in
which they were produced (AutoCAD, Microstation etc); and in PDF format.
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7.5.3.1 Roadworks Plans
Drawings shall be prepared to the appropriate scales as shown below:
(a) Plan and longitudinal section:
Horizontal
1:500
Vertical
1:100
(b) Typical cross section
1:100 Natural
(c) Intersection details
1:200
(d) Other details
1:1, 1:5, 1:10
Detailed scale drawings shall be prepared of road intersections showing Telstra, power
and water services, stormwater and sewerage pits, valves, manholes, etc to ensure that
interference does not occur.
7.5.3.2 Stormwater Drainage Plans
Drawings shall be prepared to the appropriate scales as shown below:
(a) Compilation Plan
1:1000
(b) Longitudinal section:
Horizontal
1:500
Vertical
1:100
(c) Other details
1:1, 1:5, 1:10
(d) Catchment Plan
(e) Drainage Computations
(f) 100 year flood plan
(g) Stormwater discharge point for each allotment
7.5.3.3 Master Services Plan
The Master Services Plan shall show location of all services, pits and inspection covers,
street lights, footpaths, allotment setbacks, pedestrian crossing points, driveway
crossovers etc.
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Where Telstra, Austar and PWC ducting and water mains are laid at non standard
depths, the depth to these services shall be indicated on the plan. Any potential service
conflict points shall be identified along with an explanation as to how the conflict is to be
avoided.
7.5.3.4 Stamping of Drawings
Drawings shall include a digital stamp which should be placed in the title block.
The required stamp is
PERMISSION TO USE FOR CONSTRUCTION PURPOSES
ROADWORKS AND STORMWATER DRAINAGE
SIGNED:……………………………………….DATE:………….
DIRECTOR OF TECHNICAL SERVICES
CITY OF PALMERSTON
This permission to use is given on the basis that the
Developer and/or Consultant is not absolved from full
responsibility for the correctness and accuracy of the
design and/or associated documents.
This permission is valid for a period of two years from
the date of signed approval
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PART 3: CONSTRUCTION STANDARDS
PART 3 CONSTRUCTION STANDARDS
TABLE OF CONTENTS
1.0
INTRODUCTION
110
2.0
COMMENCEMENT OF WORKS
111
2.1
DOCUMENT APPROVAL
111
2.2
NOTIFICATION OF CONTRACTS
111
2.3
MAINTENANCE OF CONSTRUCTION STANDARDS
112
2.4
VARIATIONS
112
2.5
DAMAGE
112
2.6
QUALITY CONTROL AND CERTIFICATION
113
2.7
PERMISSION TO WORK ON COUNCIL LAND
113
2.8
MISCELLANEOUS PROVISIONS
114
2.8.1
Level Checking
114
2.8.2
Protection of Persons and Property
114
2.9
3.0
INSPECTION
115
CONSTRUCTION STANDARDS
116
ROADS AND PATHWAYS
116
3.1
3.1.1
Compaction
117
3.1.2
Kerb and Gutter
117
3.1.3
Road Service Crossings
117
3.1.4
Allotments
118
3.1.5
Timing for Construction of Pathways
118
3.2
STORMWATER DRAINAGE
3.2.1
119
Inspection of Stormwater System
119
3.3
STREET LIGHTING
119
3.4
PATHWAY AND OPEN SPACE LIGHTING
120
3.5
ENVIRONMENTAL PROTECTION
120
3.5.1
Fencing
120
3.5.2
Control of Fires
121
3.5.3
Clearing Master Plan
121
3.5.4
Notice to Clear
121
3.5.5
Preservation of Ground Cover
122
3.5.6
Clearing
122
3.5.7
Protection of Nesting Sites
122
3.5.8
Disposal of Debris
123
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3.5.9
Dust Control
123
3.5.10
Topsoil
123
3.5.11
Erosion Protection
124
3.5.12
Conservation of Vegetation
124
3.5.13
Conservation of Habitat
125
3.5.14
Grassing of Disturbed Areas
125
3.5.15
Movement of Vehicles
125
3.6
LANDSCAPING
3.6.1
4.0
126
Reuse of Site Materials
126
ENGINEERING ISSUES
127
4.1
AS CONSTRUCTED RECORD DRAWINGS
127
4.2
DRAWING PRESENTATION
127
4.3
SURVEY
127
5.0
APPLICATION FOR COMPLETION
128
5.1
CONDITIONAL ACCEPTANCE AND HANDOVER
128
5.2
RELEASE OF TITLES
128
5.3
DEFECTS LIABILITY PERIOD
129
5.3.1
6.0
Release from Defects Liability Period
HANDOVER
130
131
6.1
Payments for Works in Lieu of Construction
131
6.2
Bonded Works
131
6.3
Safety of Outstanding Works
132
6.4
Asset Data
132
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CONSTRUCTION STANDARDS
1.0
INTRODUCTION
The Construction Standards guidelines are provided for the information of developers of
land within the City of Palmerston.
Construction of assets is to be undertaken to conform to the Approved design plans and
Specifications for the development. Technical specifications are to be generally based
on the standard NT Government Department of Infrastructure (DOI) Master Specification
for Roadworks, augmented by the developer’s design team to reflect the criteria of all
Parts of the Development Guidelines; where COP technical specifications are not
available Specification approval processes are addressed in Part 2, Section 7.0. For
the purposes of this guideline the approved specification will be known as the Project
Specification.
These Part 3 Construction Standards represent standards acceptable to the COP for the
construction of infrastructure assets, including roads, stormwater drainage, street
lighting, footpaths, driveways, open space, and landscaping. This Part also addresses
additional inspection and approval processes for the finalisation of the delivery of
development works.
The responsibility for a cogent integrated outcome for the development remains with the
Developer’s team of professionals. These guidelines are a common reference for the
adoption of recognised current standards of work and procedures.
The Guidelines are subject to review. It is important to confirm that the developer has
used the current version of the guidelines.
The guidelines are to be considered in entirety. Application of individual sections in
isolation is discouraged.
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2.0
COMMENCEMENT OF WORKS
Engineering construction works for the development shall not commence until after the
design plans and specifications for the development are approved by the City of
Palmerston (COP).
2.1
DOCUMENT APPROVAL
The process for approval of the development design drawings and specifications is
provided in Part 2 Section 7.
Approved documents are designated by the addition of a digital stamp by COP.
Approval for documents for a development project are valid only for a period of two (2)
years from the date of approval.
Design and specification approval is provided on the basis that the Developer and
Consultant retain full responsibility for the correctness and accuracy of the design and
associated documentation.
Where work is commenced without prior notification to COP, the additional costs to COP
assuring itself that the completed works are satisfactory (as determined by COP), shall
be borne by the developer.
Where such work is not accepted by COP the Developer will be required to remove,
remediate or reconstruct the work as directed by COP at the Developer’s expense.
2.2
NOTIFICATION OF CONTRACTS
After the engineering plans and specifications have been given approval by COP, the
developer or their representative shall inform the COP in writing of the name(s) and
address(es) of Principal Contractor(s) to whom it is proposed to award the contract(s).
The COP will advise the developer or their representative who will be carrying out
inspections on site.
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The Developer is responsible to ensure that the Council is notified of the
commencement and completion of each phase of work.
While as much notice as
possible is desirable, a minimum of twenty four (24) hours is required, excluding
weekends and public holidays. All notifications shall be in writing.
2.3
MAINTENANCE OF CONSTRUCTION STANDARDS
The Developer is responsible, both directly and through their appointed representative,
to ensure that all work carried out directly or by contractors or sub contractors is at all
times in accordance with the approved project drawings and specifications.
2.4
VARIATIONS
Where a deviation from the requirements of the approved project drawings and
specifications may be necessary to meet particular circumstances, the deviation from the
approved project drawings and specifications shall be referred to the COP for specific
Permission to Use.
2.5
DAMAGE
The Developer shall avoid any damage to new infrastructure. New kerbs shall be
protected or barricaded to avoid construction traffic damage. The developer is liable for
all damage to private property or existing infrastructure, including roads, utilities services
etc, or the disturbance of survey marks due to or caused by the development works,
As soon as the developer becomes aware of such damage, the COP shall be notified.
The developer must repair damage immediately it is instructed to do so by the COP.
Where immediate repairs are not practical, the developer shall make the area safe.
Where the work is not commenced within a reasonable time then the Director of
Technical Services may arrange for the necessary work to be carried out and charged to
the developer.
This provision includes removal of mud and debris from existing roads in the vicinity of
the subdivision. A daily removal of such debris may be necessary in the interests of
traffic safety.
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2.6
QUALITY CONTROL AND CERTIFICATION
Development works shall be completed by contractors and professionals that operate
under certified Quality Assurance Systems.
Testing certificates to confirm material, workmanship and construction standards shall be
performed by NATA registered entities with no conflict of interest with the Developer.
Certificates of testing must be provided to support the compliance of all works on the
development project. All sampling and testing shall be in accordance with NTG, DOI
specification.
The developer shall reject any material or work, which is not in accordance with the
drawings and specifications, and shall direct such replacement, removal or correction as
appropriate.
The certifying engineer shall certify that works are in accordance with the approved
designs, project drawings and specifications at practical completion and final completion.
Test certificates resulting from Quality Assurance procedures shall be provided to
support the certification.
2.7
PERMISSION TO WORK ON COUNCIL LAND
A permit is required to work on COP land within Palmerston. Permits will generally not
be given in the wet season.
A separate permit is required for each entry activity. Each permit will describe the project
and date when all works including reinstatement will be completed.
Work or trafficking which disturbs the surface or grass cover shall be reinstated to the
satisfaction of COP.
Reinstated areas must have established grass cover before rainstorms occur. Any
failure of the reinstated areas shall be made good.
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2.8
MISCELLANEOUS PROVISIONS
2.8.1 Level Checking
Levels shall be checked using a competent surveyor who is eligible for membership of
the Institution of Surveyors or the Institution of Engineering and Mining Surveyors.
2.8.2 Protection of Persons and Property
The developer shall provide, erect and maintain all barricades, guards, fencing,
temporary roadways, footpaths, signs and lighting and maintain all watching and traffic
flagging lawfully required by any public of other authority or necessary for the protection
of the works or of other property or for the safety and convenience of the public and
others and shall remove the same when no longer required.
The Developer shall provide COP with a detailed Traffic Management Plan for works
that impact on Council land or roads prior to commencing works.
The developer shall avoid obstruction or damage to roadways and footpaths, drains and
watercourses and any public utility or other services on or adjacent to the site which are
visible or the location of which can be ascertained by the developer from the appropriate
authority and shall have any obstruction removed immediately and at own cost shall
have made good all damage caused.
The developer shall avoid interference with or damage to property on or adjacent to the
site. The Developer shall provide temporary protection for all property and shall repair
and reinstate all damage caused thereto, either directly or indirectly.
The developer shall prevent nuisance to the owners, tenants or occupiers of properties
adjacent to the site and to the public generally. This provision includes removal of mud
and debris from existing roads used to access or service the development in the vicinity
of the development. It shall also include the control of dust generated from the
development through watering or other measures and shall include noise generated by
the works or plant and machinery...
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In the event of the developer’s failure to conduct repairs or remedial action within two
days notification of such damage, COP may have the remedial work carried out and the
cost incurred shall be recovered from the developer.
2.9
INSPECTION
The developer shall arrange with the Certifying Engineer and representative of COP for
joint inspections of works when each new element of construction is being performed for
the first time.
The developer shall also notify the Council representative in writing, and at least twentyfour hours in advance, of the commencement and completion of each phase of
development. The Certifying engineer shall conduct all inspections.
Normally the phases at which the work must be notified are as follows:
•
Prior to commencement of clearing.
•
Setting out and commencement of earthworks.
•
Completion of subsoil drainage prior to backfill.
•
Completion of earthworks to sub grade before laying pavement.
•
Commencement of kerb and channel.
•
Commencement of sub-base.
•
Commencement of base course.
•
Preparation of surfacing.
•
Commencement of surfacing.
•
Stormwater drainage - pipe laying, prior to backfilling and testing.
•
All other underground services - backfilling and testing.
•
Final inspection.
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3.0
CONSTRUCTION STANDARDS
Infrastructure assets for acceptance by COP, shall conform with the following specific
criteria.
The specific criteria take precedence over the criteria contained in the DOI Master
Specification for Roadworks.
3.1
ROADS AND PATHWAYS
Road pavements shall be constructed from manufactured crushed rock materials in
accordance with DOI standard specifications. Alternative pavement materials may be
approved at the discretion of the COP Director of Technical Services.
All pavement materials must be tested insitu after compaction to comply with all DOI
materials requirements for grading, Plasticity Index (PI), Linear Shrinkage (LS), soaked
CBR, compaction etc. As constructed pavement layer thicknesses shall also be
measured during pavement testing.
Council shall be informed immediately where test results do not comply with specification
and results will be issued to Council.
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3.1.1 Compaction
The compaction standards listed in Table 3.1 are to be achieved.
Table 3.1 Compaction
Pavement Layer
Required Relative
Compaction MMDD
Carriageways
Base course
100%
Sub Base
98%
Subgrade (top 150mm)
95%
Earthworks
90%
Access Strips
Subgrade
Footpaths, Walkways
Cycle ways
Pavement
95%
and
95%
Subgrade
90%
Sub Base
98%
Kerbs
Test frequency for compaction on road and pathway pavements shall be in accordance
with DOI specification requirements.
3.1.2 Kerb and Gutter
Refer to Table 3.1 for compaction standard.
Expansion joints (12mm) are to be installed in the kerb and gutter at the turning point of
kerb returns. The joints are to be filled with an appropriate flexible-jointing compound.
3.1.3 Road Service Crossings
All road service crossings shall be backfilled using a pre mixed concrete slurry (7 MPa)
for the full width of the trench to sub grade level.
Conduits for the conveyance of telephone, cable television, irrigation lines and electrical
cables under roadways, footpaths, access strips and elsewhere as are required in
accordance with relevant service authorities requirements, and in consultation with the
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appropriate authority or as directed by the Director of Technical Services.
Conduit
trenches shall be backfilled in to the satisfaction of COP.
3.1.4 Allotments
Construction activity shall not create ponding on finished allotments.
Erosion and sediment control measures shall be put in place on all lots until they are
fully developed and landscaped.
3.1.5 Timing for Construction of Pathways
Council does not support the Developer installing pathways and driveways prior to
practical completion due to the potential for damage during building construction.
The developer shall pay Council for pathways and driveways in accordance with
Council’s fees and charges.
Where kerb and gutter or semi mountable kerb conflicts with driveway access location
the developer shall also be required to pay for the kerb to be removed (knockout). Each
knockout shall be for the driveway width plus 1.2m to allow for kerb transitions.
In order for Council to provide a neat and compliant pathway (post practical completion),
all service pits within the verge shall be set 100mm above the height of the top of kerb.
Service pits shall be set centrally within the proposed pathway alignment or shall be set
entirely out side the pathway footprint, in order to avoid weak points and areas where
pathway thickening or widening is required.
Where services pits are not located in
accordance with this requirement, the developer will be charged for extra widening and
or thickening of the pathway.
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3.2
STORMWATER DRAINAGE
All drainage structures including pipes, culverts, pits and open drains shall be
constructed in accordance with the approved Project specifications.
Council will not accept any polluted stormwater runoff into its drainage systems. It is
therefore essential to thoroughly plan construction works for Stormwater Management
and Erosion control.
All temporary as well as permanent facilities that hold water for any period of time shall
be fenced for the safety of the general public.
3.2.1 Inspection of Stormwater System
The completed stormwater system is to be confirmed with a CCTV survey of the pipes
and pits comprising the stormwater system proposed for hand over to COP. A CCTV
survey is to be completed:
•
At the time of Practical Completion;
•
Immediately prior to the completion of the defects liability period.
A CCTV report and copy of the vision is to be submitted with the handover submissions.
3.3
STREET LIGHTING
Street lighting designs are approved by Power Water Corporation (PWC). Refer to Part
2 Section 4.
The developer shall submit a copy of design drawings approved for construction by
PWC to the COP, including the Certificates of Street Lighting Compliance.
PWC will inspect works during construction for compliance of materials/fittings used,
installation methods and quality of works. A defects list (if applicable) will be forwarded
to COP with all defects to be rectified by the Developer.
Developer shall provide certification that the constructed lighting conforms to the
Australian Standards and lighting categories approved by COP.
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Developer
prepares
“As
Constructed”
drawings
in
accordance
with
PWC
requirements/standards and submits to both PWC and Council.
3.4
PATHWAY AND OPEN SPACE LIGHTING
Pathway and open space lighting designs are approved by the COP – refer Part 2
Section 4.
The following inspection regime shall be followed:
•
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 COP.
•
A night time site inspection is to be undertaken once the park lights are
operational by the Developer’s Consultant to confirm the lights are fit for the
intended purpose;
•
All defects to be rectified by the Developer.
•
Developer prepares “As Constructed” drawings in accordance with COP
requirements and standards and submits these to COP.
3.5
ENVIRONMENTAL PROTECTION
This section outlines obligations of a Developer to manage construction in a manner
sensitive to the environment of the development site and surrounding areas.
3.5.1 Fencing
The Developer shall carry out all fencing detailed on the Works Plan as well as the
fencing of NO GO Areas, open space areas and special purpose sites within their
development area. Fencing shall be completed before clearing operations commence.
Fencing of construction sites and areas of vegetation/habitat to be protected shall be
undertaken in accordance with NT Worksafe requirements.
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3.5.2 Control of Fires
All people within the Northern Territory are subject to the Bushfires Act and the Fire
Brigade Act, and in the case of fire subject to the emergency powers of the Chief Fire
Officer or their delegate.
The COP does not permit the use of fire within Palmerston. If burning off is considered
necessary, approval must be obtained from the NT Fire Department and the COP must
be notified.
Fire breaks are to be included adjacent all new developments to the approval of COP
and the NT Fire Department. In all instances, fire breaks shall allow for full access by fire
appliance vehicles.
3.5.3 Clearing Master Plan
All areas of a development which are intended to be cleared shall be identified on a
Master Plan. The Master Plan shall be submitted to COP for approval before any
clearing or construction works are commenced. It shall also be accompanied by a report
detailing the reasons for any nominated clearing.
Only selected clearing will be allowed by COP and Developers shall not clear areas that
are not subject to specific construction activities (especially on residential lots).
The COP may identify significant trees within nominated road reserves which shall not
be removed.
3.5.4 Notice to Clear
Clearing operations for any land shall not commence until the COP has issued a Notice
of Approval to Clear.
The Notice shall be specific to defined sites and will be approved through consultation
with the Department of Lands Planning and the Environment. Approval to clear an area
will be granted not more than one month before works commence on the area or on the
road providing access to the area.
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In general, clearing will not be permitted immediately before or during the wet season on
long or steep slopes or erodible soils or if in the opinion of the COP there is a risk of
significant erosion.
Developers should note that there are no disposal sites for cleared vegetation within the
City of Palmerston.
All cleared vegetation shall be mulched. Mulched materials shall be reused as
appropriate.
3.5.5 Preservation of Ground Cover
The existing ground cover of grasses, creepers, and the like is to be retained to provide
a protective cover on the soil surface in all areas not subject to construction activity.
3.5.6 Clearing
Clearing shall only be carried out using an approved scrub rake within surveyed and
clearly delineated road reserves, essential access roads, easements, building sites and
fill areas.
Generally, Clearing shall not be carried out unless absolutely necessary for construction
works. Private land which is not required to be excavated or filled should be left
uncleared.
The clearing pattern required shall be established by close consultation with COP on the
first day of clearing. This initial area which will be selectively cleared under the
supervision of the COP's Representative will be the reference area for future clearing.
3.5.7 Protection of Nesting Sites
Trees shall generally not be cleared unless absolutely necessary as part of the
development of road reserves or areas of earthworks. Where it is proposed to clear
established trees the Developer shall liaise with COP and obtain approval to clear.
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When considering tree removal, the following guidelines apply:
•
Recognition that trees provide habitat for bird life is acknowledged and is
included in the criteria to be evaluated when considering removal.
•
Where public safety is not compromised dead trees (hardwood) in parks may be
retained.
•
Where public safety and the health and appearance of a tree is not compromised
dead hollow branches may be retained in park or street trees.
•
Prior to any tree removal, the tree is to be examined and if active nesting is in
progress, the tree will not be removed until the birds have flown unless a public
danger exists or removal is resolved by COP.
3.5.8 Disposal of Debris
All timber and debris resulting from the clearing operation together with all fallen timber
shall be chipped and if suitable, dispersed on landscaped areas as mulch material or
used in erosion and sediment control measures.
There is no facility available in the City of Palmerston for the disposal of debris.
3.5.9 Dust Control
Dust control is essential in all cleared areas and will be the responsibility of the
Developer. Suppression of dust shall be achieved through the use of water.
Where dust or mud is deposited on public roads adjacent to construction sites,
Developers shall clean all spilt material on a daily basis.
3.5.10 Topsoil
Unless otherwise directed the depth of the soil stripped shall be to the bottom of the dark
organic grass root zone (A Horizon) and generally shall be a minimum of 100mm. Grass
shall be stripped together with the topsoil.
Topsoil shall be stripped and stockpiled separately from the trench backfilling the topsoil
shall be spread over the stripped area and grassed.
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Topsoil shall be stockpiled in mounds in areas approved by the COP and may be used
on areas requiring grassing. Stock piles should be monitored and kept weed free and
shall be watered regularly or covered to control dust. All drainage paths shall be diverted
around any topsoil or other stockpiles. Stockpiles shall be a maximum of 2 metres high.
3.5.11 Erosion Protection
The site works and surrounding areas shall be protected by the implementation of the
approved Erosion and Sediment Control Plan.
3.5.12 Conservation of Vegetation
The operation of construction equipment can compromise the vegetation selected for
retention.
The Developer shall ensure that all groups and individual plants marked for retention are
adequately fenced or barricaded around the drip line (i.e. beyond the root zone). Work in
line with the Erosion and Sediment Control Plan to determine no go areas, site access
and controls. In particular, the following objectives shall be met:
•
Developers must liaise with COP and DLPE to determine vegetation that should
remain or plants that must be relocated. Some species of plants are rare or
endangered and have management plans in place (e.g. the Cycad – refer to
DLPE Management Plan). These species may need to be relocated by an
experienced horticulturist at the direction of COP and DLPE.
•
All significant and existing trees to be saved must be protected during all phases
of site development and construction. These trees or groups of trees/shrubs must
be identified on the plans and then marked in the field by brightly coloured
construction tape or bunting.
•
Their location must be verified by a COP representative before any site works are
allowed to be commenced. A sign-off procedure on a specified form to
acknowledge the taping has taken place and is accurately located must then
follow, with copies of the signed form being held by the contractor and the COP.
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•
In the case of trees that are close to construction activity additional tree
protection may be required, including the erection of temporary fencing to a
height of 1.5 metres.
•
For new plantings, excavate all planting holes to the satisfaction of Council with a
backhoe. Holes excavated with augers are not acceptable. Remove all excavated
material from the site and dispose of this material at an agreed location.
•
Use approved topsoil for backfill and plant trees to the satisfaction of Council.
Fertilise in accordance with the industry standard specification and mulch with
approved organic mulch.
3.5.13 Conservation of Habitat
The Developer shall ensure that the areas identified for conservation in the Landscape
Master Plan are protected to adequately conserve critical habitat.
During construction all weeds shall be eradicated or controlled and the area rehabilitated
to COP satisfaction.
3.5.14 Grassing of Disturbed Areas
Existing bare or disturbed areas and those areas which shall be disturbed by the
Developer to such an extent that soil erosion of those areas is considered possible by
the COP, shall be grassed prior to the wet season.
The intention of the grassing is to provide a "rough" grass cover on these areas during
the wet season to reduce runoff and prevent surface erosion. This is an interim measure
only and the areas shall be appropriately landscaped by the Developer.
3.5.15 Movement of Vehicles
The Developer shall ensure that the movement of vehicles and earthmoving equipment
within the development area is restricted to pre-defined access corridors including
cleared road reserves or a limited number of essential access tracks.
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Employees of the Developer and sub-contractors shall be instructed to use nominated
access tracks and not to traffic indiscriminately across the subdivision, especially across
areas nominated to contain remnant vegetation.
The Developer shall erect temporary fencing to prevent access on to areas being
grassed.
3.6
LANDSCAPING
Landscaping works shall be completed in accordance with the approved Landscape
design drawings and specifications.
All areas disturbed by construction shall be grassed as a minimum treatment.
The developer is responsible for all construction and establishment works including the
cost of temporary irrigation and water for the establishment of landscaped areas.
3.6.1 Reuse of Site Materials
For sustainability and site management reasons every effort should be made to recycle
and re-use materials on site during the construction period. In particular, the following
objectives should be achieved:
•
Existing site materials such as vegetation and soils shall be assessed for
potential reuse.
•
Woody vegetation should be chipped and stockpiled for later use as mulch or
sediment and erosion control measures.
•
Site topsoil can be tested and improved for later reuse in grassing works.
Stockpiled soil must be weed free and should be placed in small mounds not
exceeding 1.5m in height. If stockpiled over the wet season, ensure sediment
fencing contains the stockpile. Protect site stockpiles from contamination by subgrade materials and fill.
•
Excess fill materials can be re-used as a base for mounding in parks or where
screening mounds are required in the subdivision (e.g. along busy sub-arterial
roads).
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4.0
ENGINEERING ISSUES
Where a significant deviation from the engineering conditions of the site, or the approved
design, occurs or is proposed, the COP Director of Technical Services is to be consulted
in the formulation of engineering solutions to the issues.
In some instances additional technical advices (such as geotechnical engineers advices)
may be requested as an input to the formulation of acceptable engineering solutions.
4.1
AS CONSTRUCTED RECORD DRAWINGS
Construction information shall be recorded progressively during the development
construction.
As constructed drawings shall be produced upon completion of the construction of any
development. These drawings shall show the actual finished levels and position of all
new infrastructure constructed as part of the development.
The Developer shall seek COP approval for any significant change/s from the approved
design/drawings.
4.2
DRAWING PRESENTATION
Final construction drawings as approved and signed by COP shall be used as a base for
the As Constructed Drawings. The information on the drawings shall be revised to match
the actual position and level of all infrastructure constructed on site.
The Developer shall seek COP approval for any significant change/s from the approved
design/drawings.
4.3
SURVEY
A licensed surveyor shall be engaged to undertake all survey necessary to produce
accurate As Constructed Drawings. All surveys are to be on the following datum:
HORIZONTAL Australian Map Grid (AMG 94) based on the AMG coordinates
of the Permanent Survey Mark Control Network.
VERTICAL Australian Height Datum (AHD).
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5.0
APPLICATION FOR COMPLETION
5.1
CONDITIONAL ACCEPTANCE AND HANDOVER
Where COP have agreed for arrangements to be made with the Department of
Infrastructure (DOI) to allow for conditional acceptance of works servicing any part of the
development area, COP shall require the following prior to signing the Conditional
Certificate of Acceptance and Handover of Works:
1) An engineer’s certificate certifying that:
a) the works referred to date, from their personal knowledge and in the exercise of
their professional discretion, have been fully and wholly constructed in
accordance with previously submitted detailed plans and specifications identified
in the certification; and
b) as constructed drawings signed by Certifying Engineer with test certificates.
2) An Omissions Guarantee being an unconditional bank guarantee 1.25 times the
value of outstanding works including but not limited to landscaping, footpaths and
driveways, is required. The value of outstanding works determined by Council will be
based on actual construction rates to be provided by the Developer and agreed to by
the Director of Technical Services.
5.2
RELEASE OF TITLES
Applications for the release of titles with respect to the works servicing any portion of the
development area shall be supported by the following information. The information is to
be delivered to the Director of Technical Services,
(a) In relation to that part of the development area, a full set of As Constructed
drawings in accordance with Section 4. Constructed assets including reduced level
information on lot boundary corners intersections and all service easements.
The drawings shall be signed by the Professional Engineer responsible for the
construction.
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(b) A signed Engineer's Certificate which certifies that:
(i) the works referred to, from their personal knowledge and in the exercise of their
professional discretion, have been fully and wholly constructed in accordance
with as constructed detailed plans and specifications identified in the
certification; and
(ii) the works referred to in those drawings have been constructed in accordance
with those drawings.
(c) All testing certificates shall be provided.
(d) Funds in lieu of construction - if COP has agreed to undertake work at a later point
in time funds as calculated by COP shall be provided. Such works could include but
not be limited to:
(i) Footpaths.
(ii) Access strips.
(iii) Landscaping.
(iv) Bicycle paths.
(v) Fencing.
(vi) Public art.
(e) Payment of Council fees:
(f) development fees applicable in accordance with COPs current fees and charges;
(i) full supervision (if applicable);
(ii) any fees relating to Part 2 Section7.2.2.
A checklist for the information requirements for handover at release of titles is included
in Appendix C.
5.3
DEFECTS LIABILITY PERIOD
The definition of Defects Liability Period as contained in AS4000, General Conditions of
Contract shall apply.
The Defects Liability Periods are:
•
3 years for roads, pathways, drainage and lighting works, and;
•
1 year for all Parks, playground equipment, landscaping furniture and
landscaping works.
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The developer shall provide security payment for these periods in the form of cash or
unconditional bank guarantees. Two separate unconditional bank guarantees shall be to
the value of 10 % of the actual final construction costs of all assets handed to COP
including all variations and including GST.
The developers will be held responsible for future problems caused by unforseen
groundwater seepage problems on all COP infrastructure. It is the Developer’s
responsibility to guarantee that adequate measures are taken to ensure that potential
subsoil drainage problems do not occur.
Any works or portions of works that are defective and rectified after the defects liability
period has commenced will be subject to an extension of the full period or any part
thereof to take effect from the date the defect is rectified as determined by the Director of
Technical Services.
COP may use the security deposit at any time and at its discretion to rectify any defects
identified by COP.
5.3.1 Release from Defects Liability Period
On completion of the defects liability period the developer shall apply to Council in
writing for a Certificate of Defects Clearance. The works servicing any part of the
development area shall remain under the defects liability period until all defects have
been rectified and a Certificate issued.
Where the Council holds a security deposit, with reference to the development, the
Certificate, together with any unused component of the security deposit will be forwarded
to the developer once the defects have been completed by the Developer and signed off
by the COP Director of Technical Services.
All defects which are rectified will be subjected to an additional Defects Liability Period in
accordance with these guidelines.
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6.0
HANDOVER
Submissions of documents at the time of handover of assets to be taken over by the
COP shall include the following, but is not limited to:
•
Hand over certificate forms;
•
Quality Control record documents including:
•
o
All test records;
o
All completed lot checklists;
o
All Non conformance reports, including rectification records;
Developer to provide detailed schedule of asset quantities handed over to
Council at the end of each stage. The asset list id to be broken down by road
names and open space lot numbers, and in a format approved by COP.
•
CCTV reports and vision copies for stormwater system;
•
Payments for works in lieu of construction;
•
Payments for bonded works;
A checklist for the information requirements for handover at release of titles is included
in Appendix C.
6.1
Payments for Works in Lieu of Construction
The COP may, at its discretion, accept payments for works in lieu of construction.
The acceptance of payment in lieu of construction is acceptable in the instance of
pathways and driveways in road reserves of residential areas.
The valuation of the payment in lieu of construction shall be 125% of the estimated
construction cost of the works to be deferred, as determined by an estimate prepared
independent of the Developer.
6.2
Bonded Works
The COP may, at its discretion, accept payments of bonds against works yet to be
completed at particular milestones, for example creation of titles.
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The valuation of the payment in lieu of construction shall be 125% of the estimated
construction cost of the works to be deferred, as determined by an estimate prepared
independent of the Developer.
6.3
Safety of Outstanding Works
Where the COP has, at its discretion, accepted bonds as security against works yet to
be completed at particular milestones, the safety of the works remains the responsibility
of the developer.
The Public Liability insurance held by the developer for the works shall be amended to
indemnify the City of Palmerston against claims arising from the incomplete works.
6.4
Asset Data
Handover documentation shall include summaries of the assets to be handed to Council
at the completion of the Handover Approvals process.
Data summary sheets are included in Appendix C.
The data forms in an editable electronic form (MS Excel) can be obtained from the
Director of Technical Services upon request.
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DEVELOPMENT GUIDELINE
PART 4: STANDARD DRAWINGS
PART 4 STANDARD DRAWINGS
TABLE OF CONTENTS
1.0
INTRODUCTION
134
2.0
STANDARD DRAWINGS
134
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PART 4: STANDARD DRAWINGS
PART 4 STANDARD DRAWINGS
1.0
INTRODUCTION
Standard drawings exist for many elements of the infrastructure for a new development.
In most cases the applicable NT Government Department of Infrastructure standard
drawings are accepted by the City of Palmerston.
The use of standard drawings from other entities shall first be approved by COP.
2.0
STANDARD DRAWINGS
The following list of standard drawings is provided for reference.
The latest version of the standard drawing shall be obtained from the entity directly to
ensure the latest version of the standard is being used. In most cases the drawings are
available from the entities’ web site.
CITY OF PALMERSTON
Drawing Reference
Title
3598-001
Typical Crossover & Kerb Details
3598-002
Service Allocations
3598-003
Minor Road
3598-004
Local Access Road
3598-005
Secondary Collector
3598-006
Primary Collector
PCC-A2
Typical Planting Details
PCC-A3
Tree Planting and Pathways
PCC-A4
Revegetation Planting
PCC-A5
Typical Verge Alignment
PCC-A6
Grassing
PCC-A7
Sign Details
PCC-A8
Standard Gate
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PCC-A9
Standard Bollard
PCC-B1
Telemetry Controller Cabinet
PCC-B2
Solar Panel Housing
DEPARTMENT OF INFRASTRUCTURE
Drawing Reference
Title
CS-1005
STANDARD STORMWATER MANHOLES AND INLET PITS
CS-1006
STANDARD DRAWING SIDE ENTRY PITS TYPE 1
CS-1007
STANDARD DRAWING SIDE ENTRY PIT DETAILS TYPE 1
CS-1008
STANDARD DRAWING STANDARD GRATED SIDE ENTRY PIT
CS-1010
STANDARD CATCH DRAIN AND LETTER BOX PIT
CS-1100
STANDARD STORMWATER CULVERT ENDWALLS AND PIPE
LAYING DETAILS
CS-1203
STANDARD KERB PROFILES
CS-1204
STANDARD WHEELCHAIR AND CYCLE CROSSINGS
CS-1205
STANDARD VEHICLE ACCESS TYPES
Alternative standard drawings shall be considered. Consult with the COP Director of
Technical Services for approval of the use of alternative standards.
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PART 5: APPENDICES
PART 5 APPENDICES
APPENDIX A
CITY OF PALMERSTON
TYPICAL CROSSOVER & KERB DETAILS
SERVICE ALLOCATIONS
MINOR ROAD
LOCAL ACCESS ROAD
SECONDARY COLLECTOR
PRIMARY COLLECTOR
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APPENDIX B
CITY OF PALMERSTON
STREET NAME SIGN DETAIL
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APPENDIX C
CITY OF PALMERSTON HANDOVER FORMS
• HANDOVER CHECKLIST
• TEST REPORT CHECK LIST
• COUNCIL
CONDITIONAL
ACCEPTANCE
HANDOVER
CERTIFICATE
ON
OF
MAINTENANCE
SAMPLE
• DEVELOPMENT ASSET SUMMARY – ROADS
• DEVELOPMENT ASSET SUMMARY –DRIVEWAYS
• DEVELOPMENT ASSET SUMMARY – SIGNS
• DEVELOPMENT ASSET SUMMARY – STORMWATER
• DEVELOPMENT ASSET SUMMARY – FURNITURE
• DEVELOPMENT ASSET SUMMARY – OPEN SPACE
PATHWAYS
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ATTACHMENT C
Palmerston
Subdivisional
Guidelines
City of Palmerston
August 2007
For more information contact Technical Services on 08 8935 9950
ATTACHMENT C
TABLE OF CONTENTS
1
2
3
4
INTRODUCTION
1
1.1
Background and Purpose
1
1.2
Town Planning Requirements
1
1.3
Engineering Requirements
2
1.4
Structure of the Guidelines
3
BUILDING A COMMUNITY
5
2.1
Overview
5
2.2
Integration
6
2.3
Movement
6
2.4
Land Use and Housing Diversity/Employment
7
2.5
Environmental Management
7
2.6
Water Sensitive Urban Design
8
2.7
Public Open Space
8
2.8
Social, Health and Community Safety
9
2.9
Sense of Place
10
2.10 Adaptability and Ongoing Management
10
2.11 Site Analysis
10
ROADS AND PATHWAYS
12
3.1
Urban Road Hierarchy
12
3.2
Speed Environment
15
3.3
Cycle Paths and Footpath Networks
15
3.4
Geometric Design Standards for Roadways
16
3.5
Design Standards for Pathways
21
3.6
Requirements for Road Pavements
24
3.7
Road Signs and Markings
28
STORMWATER DRAINAGE
30
4.1
General
30
4.2
Design Philosophy
30
4.3
Design Criteria
33
4.4
Runoff Coefficients and Recurrence Intervals
34
4.5
Time of Concentration and Rainfall Intensity
34
4.6
Allowable Use of Roads, Open Space and Drainage Reserves for Storm Runoff
35
4.7
Subsoil Drainage
36
4.8
Drainage Structures
36
4.9
Water Sensitive Urban Design
41
ATTACHMENT C
5
6
7
8
LIGHTING
44
5.1
Street Lighting
44
5.2
Pathway and Open Space Lighting
45
ENVIRONMENTAL PROTECTION AND SUSTAINABILITY
48
6.1
General
48
6.2
Fencing
48
6.3
Fires, Fire Legislation and Control
48
6.4
Clearing
49
6.5
Conservation of Soil
51
6.6
Conservation of Vegetation
52
6.7
Conservation of Habitat
52
6.8
Grassing of Disturbed Areas
53
6.9
Trafficking
54
6.10 Permission to Work on Council Land
54
LANDSCAPING
55
7.1
General
55
7.2
Naming of Parks and Streets
55
7.3
Safety and Crime Prevention
56
7.4
Environment and Sustainability
57
7.5
Master Planning of Open space
58
7.6
Design Consultants
59
7.7
Open Space Network and Linkages
60
7.8
Streetscapes
68
7.9
Irrigation
70
7.10 Amenity
73
7.11 Neighbourhood Character and Community
73
7.12 Construction management
75
DESIGN AND APPROVAL PROCEDURES
77
8.1
Special Conditions of Development
77
8.2
Requirements Prior to Commencement
81
8.3
As Constructed Drawings
84
8.4
Application for Completion
85
8.5
Miscellaneous Provisions
87
ATTACHMENT C
Appendices
Appendix A – CPTED Design Principles
Appendix B – Site Analysis
Appendix C - Typical Road Hierarchy Map
Appendix D – Standard Access Strip, Crossover and Kerb Details and Approval Stamp
Appendix E – Standard Road Cross Section Drawings
Appendix F – Standard Street Name Sign Details
Appendix G – Standard Details for Landscape Works
Appendix H – Approved Street Tree Species List
ATTACHMENT C
Revision
1
Date
Description
August 07 First issue
Approved
(Director of Technical
Services)
Luccio Cercarelli
Palmerston Subdivision Guidelines
1
INTRODUCTION
1.1
Background and Purpose
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The following Guidelines are provided for the information of
subdividers of land in the City of Palmerston wherever assets are to be
handed over to the City of Palmerston (hereafter referred to as
'Council') for it to maintain.
These Guidelines represent minimum standards acceptable to Council
for the planning and layout of a new Development as well as the
design and construction of roads, stormwater drainage, street lighting,
footpaths, driveways, open space, landscaping and ancillary items.
These Guidelines are not intended to remove responsibility from or
limit the creativity of the planning, engineering and construction
professionals engaged in the development of subdivision proposals.
Rather, these Guidelines shall be employed as a common reference
from which mutually recognised and current standards of work and
procedures can be applied.
These Guidelines and the Australian Standards are subject to regular
review - hence it is important to confirm this edition remains current
prior to applying these guidelines for a subdivision development
proposal.
The Guidelines which follow are those applicable to the subdivision
layout as well as the physical infrastructure relating to roads,
footpaths, driveways, verge areas, stormwater drainage, street
lighting, open space and landscaping which are the responsibility of
the Council.
It is necessary that all Developers read these Guidelines in their
entirety prior to submitting a proposal for a new development.
1.2
Town Planning Requirements
In order to subdivide land into two or more lots or conversely
consolidate two or more lots into one, a subdivision application must
be lodged with the relevant Department of the Northern Territory
Government (hereafter referred to as NTG).
The requirements of the Northern Territory Planning Act and NT
Planning Scheme must be complied with. The NTG and the Minister
for Lands Planning and Environment are responsible for administering
the Northern Territory Planning Act and NT Planning Scheme.
All enquires relating to Town Planning matters or processes should be
addressed to the Planning Branch of the NTG and queries relating to
issues covered in these Guidelines should be referred to Council.
Council's overarching objectives for the growth of the City is the
building of strong and healthy communities. This must be at the heart
of all subdivision design and planning, and Section 2 of these
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Guidelines has been prepared to provide further guidance to
applicants for the overall design and layout of new developments.
1.3
Engineering Requirements
1.3.1
Approvals
Various Authorities, Agencies and NTG Departments have
responsibilities for the different engineering services, infrastructure or
environmental issues within Palmerston. Formal approval must be
obtained from each of the following organisations, prior to
commencement of construction on new Developments:
(a) Council - for all roads, stormwater drainage, landscaping, street
and open space lighting and footpaths. All drawings are to be
approved by Council.
(b) Department of Planning and Infrastructure (DPI) - Road Network
Division, for those roads, stormwater drainage and street lighting
layout which impinge on road reserves owned by the Crown.
(c) Power Water Corporation (hereafter referred to as PWC) for all
water supply and sewerage reticulation.
(d) PWC - for all electrical reticulation and power supply.
A number of Agencies must be consulted with prior to undertaking
design and construction of new Developments. Examples of such
Agencies include but are not limited to the following:
(a) Department of Health and Community Services.
(b) Department of Natural Resources, Environment and the Arts
(NRETA).
(c) NT Police, Fire and Emergency Services.
(d) NT Gas and Origin Energy (Gas).
(e) Environment Protection Agency (EPA).
(f)
Public Transport (a division of DPI).
(g) Telstra Australia (telecommunications).
(h) Austar (Cable TV Network enquires).
Telstra services shall be installed in a common trench with
underground power reticulation in accordance with the requirements of
PWC. The Developer shall liaise with Telstra and ensure provision is
made for Optic Fibre reticulation within all new developments.
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Design, Materials and Workmanship
The design, materials and workmanship for the projects shall be in
accordance with relevant sections of the following:
(a) The various authorities' practices.
(b) The Government's laws, Codes and Regulations.
(c) For items not
currently in
Modifications
especially if
changes.
covered by this document refer to the specifications
use by the various authorities listed above.
and amendments to these may be considered
a sound reason is presented in support of the
(d) Where no specification or standard is provided to cover a
situation, the current relevant Australian Standard shall be
specified and adhered to.
1.4
Structure of the Guidelines
The Guidelines have been set out to assist applicants in the design
and construction of infrastructure required for residential, commercial
and industrial subdivisions in accordance with Council requirements. If
a conflict is found between these Guidelines and requirements of other
Authorities and Agencies, then clarification is to be sought from the
Director of Technical Services (DTS).
The overall structure of the Guidelines is as follows:
SECTION 2: BUILDING A COMMUNITY
This Section provides an overview of contemporary residential design
for new communities, and places emphasis on Council's objective of
building new communities that are sustainable, safe, vibrant, efficient
and adaptable to change. Applicants should incorporate the design
principles within their projects.
Applicants should discuss their design objectives and proposals with
Council to clarify understandings prior to submitting applications to
NTG.
SECTION 3: ROADS AND PATHWAYS
This Section provides all of the necessary Guidelines for the design
and construction of Council owned public roadways and pathways for
all developments.
SECTION 4: STORMWATER DRAINAGE
This Section provides guidelines for stormwater drainage and
management incorporating necessary principles for water sensitive
urban design.
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SECTION 5: LIGHTING
This Section provides guidelines for street, pathway and open space
lighting.
SECTION 6: ENVIRONMENTAL PROTECTION AND
SUSTAINABILITY
This Section provides guidelines on environmental aspects of new
developments, both for design principles and construction
management requirements.
SECTION 7: LANDSCAPING
This Section provides guidelines for the development of all open
space including road reserves, parks, walkways, drainage reserves
and other open space.
SECTION 8: DESIGN AND APPROVAL PROCEDURES
This Section clarifies the design and approval procedures required for
the various approval stages (i.e. from project initiation through to
handover and release from Defects Liability Period).
APPENDICES
Appendices are included to provide further detail on various
components of these Guidelines including Councils standard details
for various infrastructure requirements.
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BUILDING A COMMUNITY
2.1
Overview
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Contemporary approaches to residential urban development projects
focus on the creation of communities that are sustainable
(economically, socially and environmentally), safe, vibrant, efficient
and adaptable to change. New developments cannot be designed in
isolation and instead should be integrated into existing communities
without compromising their qualities.
Movement systems should consider the broader needs of pedestrians,
cyclists and those dependent on public transport.
Responsible environmental management requires that natural
resource conservation and management be given a high priority. This
requires careful consideration of the protection and management of
native and other significant vegetation, habitat, layouts that facilitate
climate responsive design, protection of waterways and more
sustainable approaches to urban stormwater and wastewater
management.
Reasonable access to appropriately located public open space,
opportunities for integration with natural drainage systems, the
protection of vegetation corridors, more sustainable methods for
stormwater management and the creation of linear reserve systems
that also accommodate off-street movement networks all need to be
explored and incorporated to the satisfaction of Council.
Building communities also requires a commitment to community
planning, taking account of the social aspects of urban development.
Community planning contributes to good residential environments by
influencing other planning and development activities, including
ensuring the timely and coordinated delivery of human services,
community facilities and employment opportunities. It also involves
existing and incoming residents in the planning and development of
the area, helping to create social networks and community identity.
Strong, vibrant and sustainable communities are also safe
communities. Crime prevention through environmental design
(CPTED) principles are important considerations in new community
planning that can discourage crime and increase residents' sense of
security. Security not only protects people from injury and property
from damage, but also reduces anxiety and fear. Security can be
improved through active management or through planning, community
and economic development initiatives, neighbourhood and site
planning, and building design.
Finally, the design of new development projects requires consideration
of the context of the site - its characteristics and its relationships to
adjoining areas - in short, a site responsive approach to design.
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Integration
All development sites have edges that can consist of established
communities, land earmarked for future urban development, areas set
aside for natural resource protection, primary production areas or
industry.
Where the site abuts an established community, the Developer must
achieve integration with existing networks (roads, public transport
systems, pedestrian/cycle paths) and access to existing or proposed
facilities and services (centres, employment, educational facilities,
public open space). This also requires attention to the capacity of
existing networks to accommodate likely future traffic volumes and
avoid congestion and other potential impacts.
Where adjacent areas are earmarked for future urban development
thought will need to be given to future integration. Adjacent land uses
that may generate undesirable impacts on residential areas, such as
noise, fumes, dust and chemical spraying will require consideration of
how best to design and manage this interface without compromising
the ability of these activities to continue.
In many cases human services and community facilities will be shared
between adjacent communities, further helping to integrate new and
existing residents and create sustainable neighbourhoods.
2.3
Movement
Movement network planning should consider the needs of all road
users, including motorists, pedestrians, cyclists, users of public
transport, children, the aged and those with disabilities. Connected
road networks that allow for alternative route selection are generally
preferred to hierarchical street systems that tend to channel traffic
movements to particular roads that are designed to accommodate high
traffic volumes. The former approach distributes traffic movements
more evenly, thereby creating safer roads for other users, such as
pedestrians and cyclists.
Developments shall include off-road paths that allow for safe
pedestrian and cycle movements, preferably linking major attractions
such as centres or educational facilities. These off-road paths could
correspond to natural drainage and habitat corridors and also serve
stormwater management and passive open space functions.
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 landscape
treatments and the provision of appropriate public lighting and vandal
resistant street furniture. Lighting types and locations are to be
approved by Council and should be in keeping with adjoining areas.
Developments shall ensure that all public areas provide access for
persons with disabilities in accordance with AS1428 and all other
Standards and requirements.
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The road network may need to accommodate bus routes, requiring
attention to road reserve widths, bus stop requirements, adequate
width for passing parked vehicles and turning movements. The
surrounding layout also needs to facilitate pedestrian access to bus
stops. Developers must consult with the Public Transport Agency in
considering the appropriate locations for bus routes.
2.4
Land Use and Housing Diversity/Employment
Typically, residential developments of the recent past have resulted in
low density 'dormitory' suburbs with little land use or dwelling diversity.
It is now accepted that higher residential densities and greater housing
diversity combined with safe and convenient movement networks,
greater land use diversity and access to services, facilities and
employment opportunities will improve the liveability of
neighbourhoods and minimise the need for car travel, congestion,
greenhouse gas emissions and air pollution.
Higher residential densities should generally be located around
centres, adjacent to or within commercial development, in close
proximity to public transport stops and adjacent to larger areas of
public open space. Maximising housing diversity and affordability will
result in diverse communities which in turn, enables efficiencies in the
provision of community services.
The distribution and the types of centres will need to be considered on
a district-wide basis. However, all residential areas should have
convenient access to a reasonable level of convenience good outlets
to satisfy day-to-day requirements. Preferably, this access should
encourage walking and cycling rather than requiring dependence on
private motor vehicles.
2.5
Environmental Management
Responsible environmental management can be realised in the way
existing valued natural resources are protected and enhanced, the
manner in which physical infrastructure is designed and the
behaviours that are entrenched through the physical design and layout
of neighbourhoods.
The site analysis will identify areas of natural significance, such as
remnant native vegetation, other significant vegetation, wetlands,
watercourses and/or areas that provide valuable biodiversity, habitat
or wildlife corridors. Design and management strategies will vary
according to the particular circumstances, possibly involving
integration with other urban elements (eg, stormwater management,
provision of public open 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 or
wastewater; the orientation of street networks to facilitate climate
responsive design approaches for future dwellings; or the
consideration of renewable energy sources, such as solar or wind.
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Neighbourhoods consisting of low density housing with poor access to
public transport, remote from employment opportunities, services and
other facilities and designed with little regard to the needs of
pedestrians and cyclists will inevitably result in lifestyles that are highly
car dependent with associated high greenhouse gas emissions.
2.6
Water Sensitive Urban Design
Water Sensitive Urban Design (WSUD) is a key design principle
inherent to achieving the overall goal of providing ecologically
sustainable developments. WSUD is a design philosophy aimed at
minimising the impact that a development has on the natural water
cycle and the health of aquatic ecosystems by ensuring the integration
of stormwater, water supply, sewerage management and groundwater
management.
Developments shall embrace the philosophy of WSUD and in doing so
protect the existing natural features and ecological processes as well
as the quality of both surface water and ground water. As an
overarching principle, the natural hydrologic behaviour of all
catchments should be protected.
WSUD will aim to minimise the demand for potable water by providing
alternative water supply (bore water, treated wastewater, sewer
mining, groundwater, harvested stormwater etc) for uses such as
irrigation and toilet flushing. It will also minimise wastewater
generation and discharge to the natural environment by reusing
wastewater for these purposes.
WSUD will also have a social impact by integrating water into the
landscape to enhance urban design as well as visual, social, cultural
and ecological values.
2.7
Public Open Space
The distribution, size and function of public open space should be
considered on a district-wide basis. Ideally, every resident should have
reasonable access to public open space to satisfy both active and
passive recreational and leisure needs. The higher the residential
densities the more important it is to consider access to public open
space.
Opportunities for the integration of public open space planning with
natural resource management and infrastructure planning should
always be explored. Similarly, the dispersal implications for urban form
and the creation of walkable neighbourhoods will need to be
considered.
The location and design of public open space must be based on
CPTED principles in order to create safe and enjoyable places that
attract as many people as possible of all age groups to them.
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Passive Surveillance
The concept of "passive surveillance" is particularly relevant to public
open space. It requires that public spaces are designed and located to
be in full and direct view of residents and passing motorists. This
engenders a sense of public ownership, allows for ongoing
surveillance of public spaces and deters antisocial behaviour, which,
in turn, encourages more use of public open space and further
enhances perceptions of safety.
The simple implication for designing public open space is to maximise
areas that are bound by public streets and fronted by houses, rather
than being lined with side or rear fences. This not only improves the
safety of public open space, it improves the value of the adjacent
properties.
In the limited circumstances where allotments are to directly abut
areas of public open space, then consideration should be given to
locating two storey housing forms on such allotments (to allow some
form of passive surveillance from the second storey) and special
attention will be required to the design and materials of fencing.
Good design of public open spaces will also encourage the active use
of these spaces at various times of the day and night which will
minimise the opportunity for vandalism and anti social behaviour.
2.8
Social, Health and Community Safety
Land use diversity, reasonable access to services and facilities, public
transport and public open space, and the creation of walkable
neighbourhoods can all contribute to improved social and community
outcomes relative to conventional developments. The creation of
neighbourhoods that encourage walking can increase the level of
physical activity, community safety and social interaction. Increased
levels of activity within the public realm, on the streets and within
parks, increases natural surveillance which in turn improves
perceptions of safety. Based on this philosophy, front fences will not
be allowed on lots in residential areas.
Developers have a responsibility to ensure all community members
have reasonable access to municipal facilities including not only open
space but recreation venues, community centres, schools and service
centres.
The planning for a new development creates a need to strengthen
social infrastructure. Neighbourhoods require the development of
flexible, adaptable human service and facilities to meet the present
and future needs of the community. Innovative approaches will be
necessary to develop new facilities in partnership with all spheres of
Government and the private sector. Local community facilities (such
as family centres) should be located where they meet the greatest
need, be most accessible and have least impact on the amenity of the
surrounding area.
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Other social objectives include ensuring that there is a range of
housing types, tenures, sizes and styles to meet the broad market
needs, as well as a range of affordable housing types and
opportunities for the integration of public housing.
As discussed above, urban design using CPTED principles can
enhance community safety and perceptions of safety in many different
ways. Appendix A includes a wide range of information useful in the
design process, covering areas such as surveillance, lighting,
landscaping, boundary delineation, street furniture, pedestrian/cycle
route, centres, public open space and vandalism.
2.9
Sense of Place
The creation of a unique sense of place can be achieved by identifying
and enhancing the characteristics that distinguish one place from
another. It might be the landform or other natural features, remaining
cultural heritage, or the preservation of highly valued views. The
design of the public realm (streets, public open space) and public
buildings (schools, libraries, neighbourhood centres) can also
contribute to the creation of a unique sense of place or identity.
2.10 Adaptability and Ongoing Management
The recent attention to climate change illustrates how our urban
environments need to be adaptable to change. Whether it’s sea level
rise, increased storm activity, a decline in fossil fuel reserves or the
community’s interest in pursuing more physically active lifestyles, the
level of investment fixed in our urban environments requires the
careful consideration and design of public infrastructure and the
associated ongoing management burden. For example, road reserves
need to be designed to accommodate all users and all street
elements, including services, landscaping, and telecommunications in
a manner which minimises future public costs and maximises
opportunities for retrofitting and possible adaptation.
2.11 Site Analysis
The planning and design process involved in building a quality and
sustainable community should start with a comprehensive analysis of
the site and its context.
Prior to preparing a residential concept, designers will need to visit the
site, study maps and other information and discuss the opportunities
and constraints with Council and various authorities in order to better
understand the characteristics and context of the site. Ultimately, this
site analysis process will inform the design choices that are made and
signal to the planning authority why particular design choices may
have been favoured above others. It will also allow the designer to
maximise the potential of a particular piece of land.
It is therefore a useful tool in reconciling the sometimes competing
design objectives for a particular site. For example, the site analysis
process may explain why the design concept has responded more
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sensitively to the prevailing landform at the expense of achieving the
ideal orientation of allotments for solar access purposes.
The site analysis process generally results in an annotated plan of the
site and adjacent land, which then forms the basis for generating
design options. This annotated plan can then be submitted to the
planning authority along with the plan of division, and will usually
assist the approval process and minimise delays. An example of a Site
Analysis Plan is provided in Appendix B.
What Information Needs to be Considered?
The detail and extent of information that should be collected and
considered will vary depending on the size, complexity and context of
a development project. Appendix B also provides a checklist which
would generally apply in varying degrees of detail for any new land
division project.
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ROADS AND PATHWAYS
This section sets out the minimum standards required by Council for
the Planning, Design and Construction of roads and pathways in both
residential and industrial subdivisions. It defines the road hierarchy
and classification of road types for planning the layout of a subdivision,
sets the standard road cross sections and details the design
requirements for both road geometry and road structure.
Standard drawings
The DPI standard drawings may be acceptable in situations when
Council standards are not available. Variations to Standard Drawings
and these guidelines will be considered wherever Palmerston City
Council standard drawings do not exist, subject to the approval of
Council.
Definitions
Residential Catchment: - the residential catchment of a particular road
is the residential area that contributes directly or indirectly to the traffic
flow on that road.
Carriageway Width: - is the area of road pavement between the face of
opposing kerbs.
Verge Width: - is the area between the face of kerb and the road
reserve boundary.
Face of Kerb: - is typically the invert of the kerb. In the case of
standard kerb or mountable kerb, where there is no gutter, it is the
front face of the kerb.
Lot Frontage: - is the side of the lot that has access to the road.
3.1
Urban Road Hierarchy
The classification for all roads as adopted by Council for the purpose
of subdivisional layout and road design criteria is as described below
and indicated on the typical road hierarchy map included in Appendix
C.
3.1.1
Residential
Arterial Road
Arterial roads link with other arterial roads and distributor roads and
typically border townships or Municipalities, providing service to a
series of suburban areas. Generally arterial roads have a speed limit
of 80 – 100 km/hr and provide limited access to residential streets. No
lot frontage access is allowed to arterial roads.
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Distributor or Sub Arterial Road
Distributor (sub arterial) roads act as feeder or connecting roads,
linking the residential areas with the arterial road system. They are
typically dual lane and have a speed limit of 60 – 80 km/hr.
A typical distributor road will break up residential areas into
catchments of 1800 lots or less, provide access to an arterial road and
discourage the through movement of traffic from areas external to that
suburb. Typically distributor roads run external to the suburb, forming
part of the suburb boundary and do not provide direct frontage to the
residential lots. However they can provide access to larger
developments such as schools, public facilities and shopping centres.
Collector Roads
Collector roads primary purpose is to connect the residential cells of a
suburb to the traffic carrying distributor roads. The roads generally
have a number of access roads branching from them and can provide
direct access to residential lots. Collector roads will typically be single
lane with a speed limit of 50 - 60 km/hr. They can be broken into two
types, primary collector roads and secondary collector roads.
(a) Secondary collectors typically cater for catchments of up to 250
residences and provide access to one or more local access roads.
Generally, secondary collector roads servicing more than 125
residences should have more than one access outlet. Typically,
no schools, shops or bus routes are allowed on secondary
collectors.
(b) Primary collectors have the same definition and criteria as a
secondary collector but have a stronger connectivity between
suburbs and the distributor road system. Schools and shops may
access the road and the cross section is wide enough to
accommodate a bus route. Direct residential lot frontage access is
not encouraged on primary collector roads.
Local Access Roads
Local access roads consist of loops and through roads between
collector roads. They provide lot frontage and generally give access to
up to 60 residences. Local access roads are single lane with a
maximum speed limit of 50 km/hr.
Minor Roads
Minor roads include short loops and cul-de-sac’s which provide direct
access to residential lots. Minor roads typically service no more than
25 residences and should generally not exceed 200 m in length.
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Industrial
Collector
Industrial collector roads act as feeder or connecting roads, linking
industrial areas with the arterial or distributor road system. Industrial
collectors will provide direct frontage to industrial lots and access to
industrial access roads.
Local Access
Local access roads connect cells of up to 70 industrial lots to the traffic
carrying collector roads. Cul-de-sacs are discouraged but in limited
situations cul de sacs may be accepted if the road is no more than
100m long and has a catchment of 10 lots or less.
3.1.3
Matching to Existing Network
The main road and pathway network for Palmerston is generally
defined and fixed in relation to any proposed works. Developers must
join into this network, forming their development and pattern of land
use to be an integral part of the total network.
Master plans for all road and path networks within a development shall
be submitted to Council for approval before the commencement of any
stage of the subdivision. Refer to section 8.1.6.
3.1.4
Creating Sustainability with Road Network
The road, cycle and pedestrian network should be well connected,
shaded and direct in order to provide residents with a choice of
transport modes, encouraging alternatives to driving to reach local
destinations. Disabled access shall be paramount with the design of
all roads and pathways, and steep grades shall be avoided in all
instances. CPTED principles (e.g. providing natural surveillance and
well lit areas) shall also be adopted in order to encourage the use of
pedestrian and cycle paths during both day and night.
Where possible, road and lot orientation shall be designed to
encourage houses facing due north or south with neighbouring houses
shading each others’ eastern and western facades (e.g. through
predominant east-west road layout). Subdivision master planning and
design shall note the prevailing breeze directions and aim to maximise
building access to prevailing breezes (particularly during the wet
season).
Water Sensitive Urban Design (WSUD) shall be adopted within new
road networks, particularly along distributor roads where central
medians can incorporate drainage swales and bioretention systems.
The Darwin WSUD Strategy prepared by the NT Government shall be
used to develop WSUD design standards on new developments. The
current version of the strategy shall be used whether it be in draft,
interim or final form.
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Speed Environment
An urban speed environment uses road structure to make motorists
feel that it is unsafe to drive at high speed. Generally the design speed
of roads is not reduced, instead restrictions are used to form a picture
in the driver's mind of a low speed/safe-driving environment.
To achieve an urban speed controlled regime use is made of road
geometry, pavement surface and ancillary structures such that drivers
are induced to reduce their speed from 80 km/h in arterials and
distributors to 60 km/h along collectors, to lower speed in local access
and minor roads. A 50 km/hr default speed limit applies to all areas
within the Northern Territory.
A master plan shall be provided showing the proposed speed limits on
all new roads. Refer to section 8.1.6.
The design of roads within the subdivision development shall conform
to the following design speed requirements:
Road Classification
Speed (km/hr)
Residential minor and local access roads
50
Residential Collector Roads
50 - 60
Residential Distributor roads (general)
60 – 80
Residential Distributor roads (special*)
50
Industrial Roads
60
*adjacent to schools and parks and any special zones where dense
pedestrian movement requires special treatment.
Developers are encouraged to make use of the following restrictions,
features and measures to create an urban speed environment within
their subdivision:
(a) Variable alignment (meandering carriageway within the road
reserve);
(b) Isolated width restrictions (generally used in conjunction with
other restrictions);
(c) Selected variations to pavement surface texture;
(d) Variations to pavement surface colour (at boundaries to low
speed areas, etc);
(e) Street furniture placement;
(f) Verge planting (to create wall effects and modify sight lines);
(g) Local Area Traffic Management (LATM) or Traffic Calming
devices and:
(h) Other appropriate measures.
Care should be exercised in the use of the above measures to ensure
there are no unacceptable traffic hazards created or a loss of amenity
to residents. All measures will be subject to the approval of Council.
3.3
Cycle Paths and Footpath Networks
Subdivision Design is to incorporate a system of footpaths, shared
pedestrian/cycle paths and on road bicycle routes connecting
residential areas, and open space to provide access through the
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subdivision and connecting with other pathway systems in adjoining
suburbs and eventually to the City Centre.
Developers shall provide a master plan prior to commencement of any
stage of a new development which indicates proposed on road and off
road routes for cyclists and pedestrians which shall be submitted to
Council for approval (refer to section 8.1.6). The plan shall show
connections to the neighbouring suburb pathway systems, proposed
schools, shops, unit/ flat developments, open space and playing fields.
Generally, pedestrian facilities shall comply with Austroads, Guide to
Traffic Engineering Practice, Part 13 – Pedestrians.
Bicycle facilities shall comply with Austroads, Guide to Traffic
Engineering Practice, Part 14 – Bicycles.
3.4
Geometric Design Standards for Roadways
3.4.1
Relevant National Standards and Guidelines
Generally, the road network shall be designed in accordance with all
relevant standards and guidelines including, but not limited to, the
following;
(a) Guide to Traffic Engineering Practice - All Parts (AUSTROADS)
(b) Pavement Design – A Guide to the Structural Design of Road
Pavements (AUSTROADS 1995)
(c) AP-T36/06 Pavement Design for Light Traffic (A supplement to
the Austroads Pavement Design Guide)
(d) AUSTROADS, Urban Road Design – Guide to the Geometric
Design of Major Urban Roads
3.4.2
Geometry
Gradients
The maximum and minimum longitudinal grades on roads (in particular
along the kerb line) should meet the following criteria for various road
classifications:
Desirable
Max %
Absolute
Max %
Desirable
Min %
Absolute Min
%
Residential
Distributor
8
Residential
Other
10
Industrial
All
6
10
12
8
1.0
1.0
1.0
0.5
0.5
0.5
The absolute maximum grades may be approved in special cases. An
attempt should be made to redesign sections where these grades are
contemplated, and only after complete examination of all alternatives
will they be considered acceptable.
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The consultant shall provide a design report to Council (refer to
section 8.2.1) which highlights any areas where road grades are
above or below the desirable figures listed above along with
explanations for why the desirable figures were not achieved.
Horizontal and Vertical Curves
Horizontal and vertical curves should be applied and calculated in
accordance with the design criteria and formulae in AUSTROADS,
Urban Road Design – Guide to the Geometric Design of Major Urban
Roads.
Intersections
Staggered T intersections will be separated as far as practicable but
desirable minimum distances are:
Classification
Distance (m)
Access
50*
Collector
80
Distributor
200
*Where site distances are appropriate and subdivision layout warrants
it, separation distances for staggered T intersections on access streets
may be reduced to 30 metres at the discretion of Council.
At all intersections the through road shall maintain its cross section.
The terminating road shall match its longitudinal gradient to the
pavement cross fall of the through road.
In the instance when the through road of an intersection is constructed
by one developer and the terminating road is constructed by another
developer, the former developer shall fully construct the intersection to
the tangent points of the terminating road. This may require work to be
carried out outside the boundaries of the lease.
At all intersections, adequate stopping sight distance shall be
provided.
Crossroads will not be approved without the installation of a
roundabout as a minimum treatment. Other controls (e.g. signalised
intersections) may be considered by Council where considered
appropriate based on road hierarchy and traffic.
Y-junctions are not acceptable.
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Cross Sectional Elements
Residential Road Width
The minimum cross section dimensions for road verge width,
carriageway width and overall road reserve width will be:
Road Configuration
Verge
Width (m)
Carriageway
Width (m)*
Road
Reserve
Width (m)
Minor
Local access
Secondary Collector
Primary Collector
Primary Collector (bus
route or high density
housing)
Distributor (single lane)
Distributor (dual lane)
4.5
4.5
5.0
5.0
5.0
6.0**
6.0**
8.0
8.0
11.0***
15.0
15.0
18.0
18.0
21.0
5.0
5.0
11.0
17.0
21.0
27.0
Local Access
Collectors
5.0
5.0
11.0
13.0
21.0
23.0
Residential
Industrial
*No allowance has been made for central medians which may be
approved in Collector and Distributor roads.
**Must have a tapered access strip. Refer Appendix D for details.
***Width may be reduced to 7.0 m when combined with a wider verge
width and indented parking. Refer to Appendix E for details.
Refer to Appendix E for typical cross section drawings. Note that there
is no standard cross section provided for Distributor Roads as these
roads can be single or dual lane, may include on road bicycle lanes
and will often include a central median with width to be determined to
suit WSUD, landscaping, drainage and other requirements. Proposed
cross sections for Distributor Roads shall be agreed with Council prior
to submission of a new Development for Planning Approval. The
minimum dimensions applicable to Distributor Roads (excluding
central medians) are as per the above table.
Adopted road widths shall take into consideration requirements for
public transport (buses). The Developer shall provide a master plan
(refer to section 8.1.6) showing the location of all proposed bus routes
and bus stop locations which shall be developed in liaison with Public
Transport and submitted to Council for review and consideration.
Where desired road widths do not adequately cater for on street
parking and bus stops, indentations shall be provided at bus stops to
the satisfaction of Council. The master plan shall also indicate where
sheltered bus stops are to be provided and/or where bus stops include
other types of street furniture (e.g seats, bins etc).
Road widths shall also take into consideration the need for on road
bicycle lanes as agreed with Council.
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For rural subdivisions, carriageway widths shall be the same as those
listed above. Verge widths will depend on necessary space required
for open drains as discussed in section 4.8.7.
Cul-de-sac Turning Area - Residential
Cul-de-sac turning areas shall be circular in shape. Council will not
accept t-shape or any other geometry for turning areas.
For circular turning areas at the head of cul-de-sacs, the acceptable
kerb radius is 9.0 metres. The space reserved for special services
shall not be reduced because of the increased width of road pavement
at the head of a cul-de-sac.
Cul-de-sac Turning Area - Industrial
Cul-de-sacs are considered undesirable in an industrial subdivision
and will generally not be approved by Council. Where a cul-de-sac can
not reasonably be avoided, and at the discretion of the Director of
Technical Services, approval may be given for its use. Lots should
generally be of a smaller size so as not to encourage industry which
would attract heavy transport.
As with residential areas, turning areas in industrial cul-de-sacs shall
be circular.
For circular turning areas at the head of cul-de-sac, the minimum
acceptable kerb radius is 13.5 metres which will preclude the turning
around of road trains. The space reserved for services shall not be
reduced because of the increased width of road pavement at the head
of a cul-de-sac.
Cross fall and Configuration
Pavement cross fall shall generally be 3% from the centreline for
crowned roads and from kerb to kerb on one way cross fall roads.
One way cross fall shall be avoided on all undivided roads and will not
be approved on arterial, distributor and collector roads and for all
undivided roads in industrial subdivisions. On divided carriageways
with central medians (e.g. on distributor roads) one way cross fall can
be adopted, particularly where it is being used to achieve WSUD.
On minor and local access roads, where one way cross fall is
impossible to avoid, drainage connections shall be provided to each
allotment on the high side and all internal lot drainage shall be directed
to the collection point. The collection point shall be designed to take
the ‘initial storm’ as specified in section 4, Stormwater Drainage.
Where one way cross fall is proposed, reasons for the requirement
shall be included in the design report (refer to section 8.2.1) and will
only be approved at the discretion of the Director of Technical
Services.
Verge cross fall shall be 2% minimum to 5% maximum fall towards the
kerb.
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Kerb and Gutter
The type of kerb and gutter to be provided is as indicated in clause
3.6.5.
Minimum Return Radii – Residential
Classification
Access
Kerb radius at junction (m)
8
Collector
10
Distributor
15
Minimum Return Radii - Industrial
Minimum kerb radii at junctions to be 20m and minimum gradient
around quadrants at junctions to be 0.7%.
3.4.5
Vehicle Crossover and Access Strip
Vehicle cross overs and access strips shall be constructed to each lot.
Refer Appendix D for details.
Vehicle Crossover and Access Strip Width
Allotment Type
Residential Lot – single dwelling
Multi Unit Residential Lot
Industrial/Commercial lots
Access Strip
Width
3.5 metres wide*
6 metres wide**
6 metres wide
*Access strips on Minor and Local Access Roads require flanged
access strips. Refer to Appendix D for details.
**Driveway width to be 6 metres wide for the first 6 metres inside the
property boundary.
Where roadways contain upright kerb and gutter rather than the
standard layback kerb, a driveway crossover shall be provided in
accordance with the details shown in Appendix D.
Access strips in residential areas shall be a minimum 100 mm thick
concrete pavement with SL 72 reinforcement mesh placed centrally. In
industrial and commercial areas, access strips shall be a minimum of
150 mm thick with SL 82 reinforcement mesh placed centrally.
3.4.6
Traffic Islands
Traffic island surrounds shall be constructed of mountable type
kerbing with landscaped or 100 mm thick concrete slab in filling. In
areas where trucks are permitted to mount the kerb, such as
roundabouts, concrete slabs and kerbs shall be 150mm minimum
thickness with SL82 reinforcement mesh placed centrally.
When the traffic island is landscaped, subsoil drainage behind the
kerb is required and provision for irrigation shall be included.
Traffic islands shall have a minimum width of 1200mm and shall be
geometrically designed in accordance with Austroads guidelines for
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Intersections at Grade and Roundabouts. Where traffic islands are
required to provide refuge for pedestrians at crossing points, the
minimum width of refuge shall be 2500 mm.
3.4.7
Special Treatments – Entry Statements
Where the developer proposes to construct an alternative surface
treatment such as a form of subdivision entry statement or as a special
feature throughout the subdivision, plans and specifications for the
alternative treatment are to be submitted for Council approval.
Preferred options include exposed aggregate and/or coloured
concrete pavements and coloured asphalt.
3.4.8
Access to Open Space Areas
Generally, public vehicular access shall be prevented. However,
emergency vehicle access shall be provided as well as service access
for plant and equipment for landscape and stormwater maintenance to
open space areas. The location and number of accesses required
shall depend upon size, shape and location of the open spaces. The
following gives an indication of the requirement in each open space
area:
(a) A minimum of one service access shall be provided.
(b) Access should be spaced at a maximum of 300m between access
ways in elongated areas.
(c) It is preferred that access is from a distributor or collector road
rather than an access road.
(d) Access points shall contain barriers that are removable and
lockable.
3.5
Design Standards for Pathways
3.5.1
General
All pathways and associated facilities shall be designed to comply with
all relevant disabled access requirements and standards.
Footpaths in all new roads shall be constructed prior to the
establishment of structures on any new allotment. Footpaths may be
constructed by either Council or the Developer but shall be at the
Developers expense.
3.5.2
Footpaths
Footpath Widths and Construction
Footpaths shall be a minimum 1.5 metres wide in all roads and open
space areas.
Footpaths shall widen to 2.5 metres minimum width in the vicinity of
meeting points, schools, shops and other activity centres – the length
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of 2.5 m wide sections are to be agreed with Council in the concept
development/preliminary design phase.
Footpaths in residential areas shall be a minimum 100 mm thick
concrete pavement with SL 72 reinforcement mesh placed centrally. In
industrial and commercial areas, footpaths shall be a minimum of 150
mm thick with SL 82 reinforcement mesh placed centrally.
Footpaths Location
Footpaths shall be located where possible to satisfy a majority of the
following criteria:
(a)
(b)
(c)
(d)
(e)
(f)
Be the shortest route
Require the least road crossings
On the bus stop side of bus routes
Achieve appropriate grades (cross fall and longitudinal)
Be appropriately lit
Achieve linkage to open space and other facilities.
It is noted that where a footpath is only required on one side of a road,
it is likely to be located on the side with the most allotments fronting
the road, which is also likely to be the side with the services and street
lighting.
Footpaths shall be located to be compatible with service corridors in
the road verge. Cross section details are to be approved by all service
authorities.
The offset of the footpath from the property boundary will be typically
500mm.
In addition to the above, footpaths shall be placed adjacent to unit
and/or flat developments, adjacent schools, shops, major areas of
open space (as determined by Council) and playing fields.
Generally, the following minimum requirements shall apply for
footpaths in different road classifications:
Road Classification
Minor Roads
Local Access
Collector Roads
Distributor Roads
Footpath Requirement
Required on one side of the road
Required on a minimum of one side of
the road
Footpaths required on both sides of the
road
Footpaths required on one side of road
with a shared pedestrian/cycle path on
the other
A Master Plan showing all footpaths shall be submitted to Council for
approval prior to the commencement of any stage of a Development
(refer to section 8.1.6). The Master Plan shall show all paths and links
throughout the entire development, not just an individual stage.
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Pedestrian Linkages
Landscaped open space shall be provided wherever pedestrian
linkages are required and shall have a minimum width of 15 metres.
Narrow laneways will not be approved by Council at any location
within a development.
Pedestrian linkages shall have removable and lockable vehicle
barriers at both ends.
Pedestrian linkage reserves shall, where possible, serve as cut off
drains and flood surcharge routes. The design stormwater flow along
linkages must be restricted to a width that leaves a minimum 1.0 m of
pavement and 1.0 m width adjacent each boundary free from
inundation by collected storm water flow in the initial storm. The runoff
must be collected by the underground drainage system before it
reaches the road reserve.
WSUD principles shall be adopted within pedestrian linkages in
accordance with the Darwin WSUD Strategy. The current version of
the Strategy shall be consulted whether it be in draft, interim or final
form.
3.5.4
Disabled Access Ramps
Disabled access ramps are to be provided at all kerbs where footpaths
and shared pedestrian/cycle paths cross roadways. These shall be
constructed in accordance with AS 1428.
Typically crossing points will be at intersections or where designated
paths change from one side of a road to the other. Developers shall
provide other appropriate crossing points in consultation with and at
the direction of Council.
3.5.5
Cycle paths
Cycle paths shall be provided in accordance with AUSTROADS Part
14 – Bicycles and the Australian Standard AS 1742.9, Manual of
Uniform traffic control Devices – Part 9 – Bicycle Facilities.
Shared use paths are shared between pedestrians and cyclists, and
are the most common type of facility due to the cost to construct
separated path facilities, as well as limitations of space.
However, shared use paths are not desirable within public road
reserves where there is direct vehicular access to multiple abutting
allotments. This is due to safety concerns of vehicles reversing out
and having to cross the shared use path before gaining access to the
roadway. These paths should therefore be used along roads where
there is no or limited vehicle crossovers or on the public reserve side
of a roadway adjacent to parkland.
Shared use paths should have a minimum width of 3.0 metres.
Construction of shared use paths shall be concrete as detailed for
footpaths.
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Where provided, shared use paths within the road reserve shall be
placed on the side of the road that best suits the suburbs overall cycle
and pedestrian network. Shared use paths shall be provided adjacent
major public facilities (i.e. on the same side of the road) such as
shopping centres, schools and recreational facilities.
Cycle paths (either shared or separate in high demand situations) are
required in parklands and reserves to provide links within the
development to the cycle and pedestrian network.
3.6
Requirements for Road Pavements
3.6.1
General
Design and construction of road pavements shall generally comply
with the Department of Planning and Infrastructure (DPI) standard
“Technical Specification for Roadworks”.
Road pavements shall not be designed without a detailed
Geotechnical Investigation outlining the nature of the subsoil
conditions including, but not limited to, sub grade CBR, logging of soil
profile, classification of soil types and groundwater conditions (refer to
section 8.1.14).
3.6.2
Roads and Earthworks
Road reserves shall be excavated or formed to conform to the relevant
standard cross section or other approved cross section. Where the
nature of the terrain is such that the standard cross section cannot be
used without excessive earthworks, cut and fill areas may be extended
into the adjacent lots. In these cases, batter slopes shall not exceed
1:6.
All road service crossings shall be backfilled using a pre mixed
concrete slurry (7 MPa) for the full width of the trench to sub grade
level.
3.6.3
Pavement
Road pavement design shall be undertaken in accordance with the
relevant standards and guidelines in the AUSTROADS ‘Pavement
Technology’ series of publications. In particular, the latest editions of
the following publications shall be used:
AP-G17/04 – Pavement Design – A Guide to the Structural Design of
Road Pavements.
AP-T36/06 – Pavement Design for Light Traffic – A Supplement to
Austroads Pavement Design Guide.
The minimum design life for pavement design shall be 30 years.
The design consultant shall undertake an analysis of design traffic
taking full consideration of in service commercial traffic as well as
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construction traffic. Assessment of construction traffic shall include
consideration of subdivision staging and associated access for
construction vehicles through completed stages. Construction vehicles
will include traffic associated with construction of infrastructure for new
stages of development as well as construction traffic associated with
building development on new allotments.
The engineering consultant is responsible for determining design
traffic loadings and appropriate pavement structure but the minimum
requirements for design loading and wearing course are tabulated
below for various road classifications.
Road
Classification
Minimum depth
of asphalt seal*
Distributor
Collector
Local Access
Minor
40 mm
40 mm
30 mm
30 mm
Residential
design loading
(E.S.A)
1.0 x 106
5.0 x 105
5.0 x 104
8.0 x 103
Industrial
design loading
(E.S.A)
5.0 x 106
2.0 x 106
8.0 x 105
6.0 x 104
*Two coat spray seal surfaces in lieu of asphalt may be used in rural
subdivisions.
The design loadings provided in the above table are a minimum
requirement for design. The Design Consultant shall calculate the
actual design traffic based on the proposed road classification as
defined in section 3.1 and, in particular, shall make suitable allowance
for bus traffic where applicable, garbage truck traffic on all roads and
construction traffic as discussed above.
The design consultant should confirm the likely garbage truck traffic
with Council prior to design of any pavements. As a guide, the
following traffic movements would be anticipated:
•
Twice weekly pick up for domestic rubbish bins.
•
Once a fortnight pick up for domestic recycling bins
•
Four times a week pick up for domestic rubbish bins in high
density residential areas.
•
Once a week pick up of domestic recycling bins in high density
residential areas.
The regularity of pick ups may be higher in commercial areas.
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The road classifications defined in section 3.1 are further defined in
terms of the anticipated Average Annual Daily Traffic (AADT) as
follows.
Road
Classification
Distributor
Collector
Local Access
Minor
AADT
Limits
>3000
1000-3000
150-1000
<150
The Design Consultant shall submit their pavement design including
proposed Design ESA’s to Council for review and approval. Pavement
thicknesses should take into account construction tolerances and be
increased accordingly to ensure as constructed thicknesses are no
less than the minimum design requirement.
Alternative surface treatments may be considered.
The preferred road pavement material is a manufactured crushed rock
in accordance with DPI standard specification. Natural gravel or a
blended material consisting of quarry products and naturally occurring
gravels which conforms to grading and material properties as
described in the DPI standard roadworks specification for “Pavements
and shoulders” may be approved at the discretion of Council. All
pavement materials must be tested insitu after compaction to comply
with all DPI materials requirements for grading, Plasticity Index (PI),
Linear Shrinkage (LS), soaked CBR, compaction etc. As constructed
thicknesses shall also be measured during pavement testing.
Sub grade materials and compaction shall comply with DPI standards.
Subsoil drainage is essential within all new road reserves to protect
pavements from the effects of groundwater seepage. Refer to section
4.7 of these Guidelines for requirements of the subsoil drainage
system.
Laboratory tested soaked CBR values shall be used for pavement
design. However, where the CBR value of tested sub grade materials
is greater than 10, a maximum CBR value of 10 shall be used for all
new pavement design calculations.
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3.6.4
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Compaction
The following compaction factors shall be achieved:
Pavement Layer
Carriageways
Required Compaction
M.M.D.D
- Base course
- Sub base
- Sub grade (top 150 mm)
- Earthworks
100 %
98 %
95 %
90 %
- Sub grade
95 %
- Sub grade
90 %
- Pavement
- Sub grade
95 %
90 %
Access Strips
Footpaths
Walkways and Bicycleways
At least one compaction test shall be carried out per 200 m3 or one
test per layer per 1000 m2 which ever requires the more tests.
3.6.5
Kerb and Gutter
Layback kerb shall be used on all minor, local access and secondary
collector roads.
Standard barrier kerb and gutter shall be used on primary collectors
and distributor roads as well as adjacent to all reserves and general
open space.
Kerbs shall generally not be constructed on roads in rural subdivisions
except at all intersections where kerbs shall be required to at least the
tangent points on all intersection radii.
All kerbs shall be constructed on sub base compacted to 98%
M.M.D.D.
12mm expansion joints are required to be installed in the kerb and
gutter at the turning point of kerb returns. The joints are to be filled
with an appropriate flexible-jointing compound.
3.6.6
Conduits
Conduits shall be provided for the conveyance of telephone, cable
television, irrigation lines and electrical cables under roadways,
footpaths, access strips and elsewhere as required, with consultation
with the appropriate authority or as directed by the Director of
Technical services. In particular, conduits for irrigation purposes shall
be provided to all landscaped traffic islands and roundabouts.
Where conduits cross roads, trench backfill shall be in accordance
with section 3.6.2.
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Building Lots
All lots shall have a minimum grade of 0.5%, be self-draining and shall
be graded so as to drain to the adjacent road reserve which services
the lot.
Drainage shall not be directed from one lot to another unless the
natural terrain is too steep to make lot regrading practicable. In such
situations, rear or side of lot drainage shall be provided in accordance
with section 4.8.6 and easements granted to Council (at no cost to
Council) shall be provided over all necessary drainage infrastructure
included within lots. Lots required to be regraded to achieve these
requirements shall be indicated on the plans.
Ponding of water on allotments is not acceptable.
Generally clearing of lots shall be avoided where not required for lot
regrading purposes. Sediment and erosion control measures shall be
put in place on all lots until they are fully developed and landscaped.
Refer to section 6 of these Guidelines.
3.7
Road Signs and Markings
3.7.1
Australian Standards
Unless otherwise required by council, all warning signs, regulatory
signs, direction signs and road marking shall be provided in
accordance with the current Australian Road Rules as well as AS
1742.1 and 1742.2 Manual of Uniform Traffic Control devices.
3.7.2
Signs and Linemarking Required
Use highly reflective “diamond Grade” VIP for all signs.
As a minimum the following signage and marking shall be provided:
(a) street name signs at each intersection (the colours shall be white
background with black lettering and in accordance with Councils
standards which are shown in Appendix F),
(b) warning signs at the approach to all hazards,
(c) "keep left" signs at the approach end of the first island at all
channelled intersections and at all median openings,
(d) separation lines on distributors and collectors,
(e) double unbroken lines on road centreline at locations on two-way
roads where the sight distance available is less than the desirable
minimum,
(f) at a temporary termination of road construction, such as a
subdivision or stage boundary, a diagonal striped sight board shall
be erected,
(g) holding lines at T intersections and
(h) other traffic control devices necessary for effective traffic control
and any traffic control devices required by council.
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A Traffic Management Plan is required indicating the location and type
of street name signs and all regulatory signs including speed signs
where the default speed limit does not apply. The plan shall also show
all required linemarking and pavement markers and shall be supplied
to Council for approval.
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STORMWATER DRAINAGE
4.1
General
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The stormwater drainage design shall be based on a system of sealed
road, kerb and gutter, entry pits and underground drainage,
supplemented when applicable by a system of floodways located in
open spaces or drainage reserves.
No encumbrances of such floodways on land to be released for
residential or commercial purposes shall be allowed.
Stormwater drainage within the entire development must embrace the
principles of Water Sensitive Urban Design (WSUD) and Developers
shall follow the guidelines set out in the Darwin WSUD Strategy
(prepared by the NT Government) in its current version, whether it be
draft, interim of final form.
The drainage system shall be designed to cater for two different storm
events:
a) The initial storm
b) The major storm.
Developers, through their Consultants, should discuss Council’s
requirements for drainage of a new subdivision prior to making a
Development Application. At this stage, a preliminary drainage
proposal and investigation will be required which defines the drainage
requirements for initial and major storms, identifies types and locations
for WSUD strategies, considers upstream and downstream
catchments, identifies necessary floodways and any upgrades
required to existing infrastructure. Results of this investigation shall be
included on a Master Plan for drainage which shall be provided to
Council for approval prior to commencing any stage of development
(refer to section 8.1.6).
4.2
Design Philosophy
The general stormwater design philosophy to be adopted for all new
subdivision developments is as described in the following sections. As
well as providing the necessary infrastructure to protect the public from
the effects of stormwater runoff, the overall development must
embrace the principles of WSUD in all aspects of stormwater
collection and management (refer to section 4.9).
4.2.1
Allotment Drainage
Stormwater drainage from all low to medium density residential lots,
with an area of greater than 600 square metres, 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 discharged onto public land in
that form. In this situation, internal lot drainage will need to be
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collected in an underground system 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 square metres in size, any lot with a zero
lot line, as well as Commercial and Industrial lots shall be collected
within the allotments and conveyed by underground pipes to the main
public drainage system (refer to section 4.8.5). The capacity of such
pipes shall be suitable to cater for the initial storm, whilst major flow
shall be discharged to the adjacent public drainage system (generally
road reserve) in a controlled manner which does not allow
concentrated flows.
Drainage shall not be directed from one lot to another unless the
natural terrain is too steep to make lot regrading practicable. In such
situations, rear or side of lot drainage shall be provided in accordance
with section 4.8.6.
WSUD strategies shall be applied to allotment drainage where
considered appropriate by Council.
4.2.2
Public Drainage Reserve
Roadways are to primarily serve the purpose of catering for vehicular
and pedestrian traffic as well as providing access to abutting property.
Whilst forming part of the formal drainage system, roadways are not
considered primary drains or floodways and public amenity and safety
shall be paramount considerations. Section 4.6 defines the
parameters for stormwater flow within road reserves.
Subsoil drainage is essential within road reserves and shall be
provided in accordance with section 4.7.
Open surface drains may be approved in accordance with section
4.8.7. All open drains shall be lined with appropriate dry land grass as
a minimum requirement and shall be designed with public safety and
amenity as the primary considerations.
Environmental considerations are also major design requirements for
all drainage infrastructure and subdivision designs must be
undertaken in consultation with NRETA, the EPA and other relevant
Agencies. In particular, soil erosion and sediment control will be
necessary both during construction and during the long term
performance of drainage infrastructure and NRETA must approve
erosion and sediment control plans for all developments.
To avoid mosquito breeding and associated issues, all drainage
systems and associated structures should be designed in consultation
with NRETA and the Department of Health and Community Services.
Where drainage outlets or outfalls are influenced by tidal action, an
appropriate analysis is to be undertaken to ensure major storm design
criteria are met and that there is no surcharge at stormwater pits
during the minor design storm.
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No drainage low points with associated ponding will be allowed within
the kerb radial sections of intersections. Low points are to be located
before the tangent point on the side road of the intersection.
4.2.3
Adjacent Catchments and Drainage Networks
The Consultant shall examine the total drainage catchment and
network for a new development and ensure that the drainage system
for the subdivision is capable of accepting the ultimate design flows
from any upstream catchments and will not exceed the capacity of any
downstream networks that it connects to.
Where a new subdivision is located at the upstream end of a
catchment in common with existing developed land for which there is
no master drainage plan, the existing Council drainage system may
not have sufficient capacity to carry the design flows generated by the
new development. In these circumstances, the Developer is to prepare
and submit an overall drainage plan which examines the complete
downstream drainage network 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 new subdivision or the existing network
shall be upgraded to the satisfaction of Council and at the Developers
cost.
In situations where the new subdivision is at the upstream end of
privately owned land, arrangements are to be made by the Developer
with the owner of the downstream land to provide easements as
required over the route of the drain and to construct or upgrade the
drainage system as required and to the satisfaction of Council. These
easements shall be granted to Council and provided at no cost to the
Council.
Where an existing drainage path or formal system from an upstream
catchment passes through a new subdivision, the drainage system
within the new development must be designed to cater for the ultimate
flow from the upstream catchment.
If a new development is to be staged, an overall drainage plan for the
whole of the catchment is to be provided before approval will be given
for any individual stage. Drainage for each individual stage will need to
be designed and constructed in accordance with the master plan. For
staged developments, the trunk drainage system shall be constructed
from the downstream end of the catchment up front regardless of
where the actual development works commence.
The Developer is required to liaise and negotiate outfall requirements
with the appropriate Authority where the drain discharges into a
watercourse, creek, river or the sea.
4.2.4
Flood Management and Control
The stormwater management system shall incorporate flood
retardation to the satisfaction of Council where it is considered feasible
and practical in the context of the proposed development, with the aim
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of preserving post development peak flows discharged from the site
close to pre development levels.
Flood retardation storages can be co-located with WSUD systems
such as wetlands and bioretention systems and can be located in
naturally waterlogged areas. These facilities should ensure that the
size of downstream infrastructure is managed and favour the creation
of ‘natural’ waterways rather than hard engineered open drainage
channels.
4.3
Design Criteria
Generally, the design for the stormwater system shall conform to the
method as described in "Australian Rainfall and Runoff", as published
by the Institution of Engineers Australia. Other relevant publications
include ‘Stormwater Drainage Design in Small Urban Catchments’
(ARRB Report Number 34 – Argue) and ‘Sub-surface Drainage of
Road Structures’ (ARRB Report – Gerke).
Design computations shall be submitted when approval is requested
and shall include computations for the initial and major storm event
together with a plan showing the extent of flooding in the major storm.
Relevant hydrological and hydraulic design criteria are included in
sections 4.4, 4.5 and 4.6 of these Guidelines.
Criteria for stormwater infrastructure are outlined in detail in section
4.8 of these Guidelines. As a minimum, the following general design
criteria shall apply to new stormwater systems;
(a) The minimum diameter for stormwater pipes within road reserves
shall be 375 mm.
(b) Stormwater pipes within the road reserve shall be reinforced
concrete pipe.
(c) Class 2 concrete or equivalent is the minimum strength standard.
(d) Concrete pipes shall have sealed joints such as external bands or
rubber ring joints.
(e) The hydraulic grade line (HGL) for a piped system shall be a
minimum of 150 mm below the surface level in side entry pits and
300 mm below the surface in junction boxes, access chambers
and other structures during the initial storm event.
(f) Pipes which are the responsibility of Council but are located within
private property are to be laid centrally within easements granted
to Council and shall have a minimum pipe size of 225 mm. The
minimum easement width shall be 3.0 metres.
(g) Sewer class PVC and HDPE pipes may be considered for pipes
within easements on private land at the discretion of the Director
of Technical Services.
(h) Open surface drains are all to be lined with appropriate dry land
grass as a minimum and shall have a maximum velocity of 1.5
m/s.
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4.4
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Runoff Coefficients and Recurrence Intervals
Consultants shall be responsible for determining suitable runoff
coefficients and characteristics for a drainage system based on the
ultimate development of all allotments for the relevant land zoning.
Storm recurrence intervals for the two defined storm events shall be in
accordance with the following.
Catchment Zoning
Commercial
All open space
All other zonings
4.5
Storm Recurrence Interval
Initial Storm
Major Storm
10
100
2
100
5
100
Time of Concentration and Rainfall Intensity
Generally a minimum time of concentration of 5 minutes can be used
for a standard allotment. Fully developed catchments are to be
considered when determining time of concentration and resulting
critical storm durations and stormwater flows.
The design rainfall intensity for a calculated storm duration is to be
determined from the appropriate Design Rainfall Intensity Diagram
contained in Australian Rainfall and Runoff.
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4.6
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Allowable Use of Roads, Open Space and Drainage
Reserves for Storm Runoff
Stormwater must be contained within the limits tabulated below for the
Initial and Major Storms.
Road or space
classification
Residential
Minor / local access
Collector
Distributor
Open space and
drainage reserves
Pedestrian Linkages
Industrial/Commercial
All roads
Initial storm
Major storm
Flow depth should not
overtop the kerb and
flow
widths
should
generally be less than
2.5 m from the kerb line.
Flow may spread to road
reserve boundary but
maximum
depth
in
roadway not to exceed
400mm nor should DxV
exceed 0.45, where:
D = depth (m) and
V = velocity (m/sec)
Flow depth should not
overtop the kerb and
flow
widths
should
generally be less than
2.5 m from the kerb line.
A minimum pavement
width of 3.0 m should
remain
free
from
inundation.
Flow depth should not
overtop the kerb and
flow
widths
should
generally be less than
2.5 m from the kerb line.
A minimum pavement
width of 3.0 m should
remain
free
from
inundation
in
each
direction of traffic.
Flow to be contained
within formal drains and
velocity not to exceed
scour velocity (1.5 m/s in
Open Unlined Drains)
Flow may spread to road
reserve boundary but
maximum
depth
in
roadway not to exceed
400mm nor should DxV
exceed 0.45, where:
D = depth (m) and
V = velocity (m/sec)
Minimum 1.0 m width
adjacent boundaries to
be free of water and
pathways to be free of
water.
Flow to be contained
within
boundaries.
Maximum depth and
velocity as for access
road.
Flow may not overtop
kerb and must leave a
minimum 3.0m width of
roadway free of water.
Flow may spread to road
reserve boundary but
maximum
depth
in
roadway not to exceed
400mm nor should DxV
exceed 0.45, where:
D = depth (m) and
V = velocity (m/sec)
Flow may spread to road
reserve boundary but
maximum
depth
in
roadway not to exceed
400mm nor should DxV
exceed 0.45, where:
D = depth (m) and
V = velocity (m/sec)
Flow to be contained
within boundaries and
velocity not to exceed
scour velocity (1.5 m/s in
Open Unlined Drains)
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Floor levels of all existing buildings within or adjacent new
developments along watercourses and main drains are to be a
minimum of 300 mm above the major flood level.
4.7
Subsoil Drainage
Subsoil drainage is required in all road reserves to protect road
infrastructure from the effects of groundwater seepage. Where
necessary, subsoil drainage shall also be incorporated into new
allotments, walkways, drainage reserves and open space to ensure
adequate protection of buildings, structures and public amenities from
groundwater. The Consultant shall be responsible for undertaking a
detailed investigation to determine the scope of drainage works
required. In any case, sub-soil drainage shall be provided as directed
by the Director of Technical Services to their satisfaction.
Subsoil drains within road reserves shall include a trench extending
below the pavement sub grade level containing 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 3 year defects liability period, the developer is responsible to carry
out remedial works to ensure that each lot remains suitable for its
intended residential use.
The developer is responsible for future problems caused by unforseen
seepage problems in road infrastructure. Any failure resulting from
high wet season ground water levels shall be reinstated together with
any additional sub-soil drainage required, by the developer at their
cost.
4.8
Drainage Structures
4.8.1
General
All drainage structures including pipes, culverts, pits and open drains
shall be constructed in accordance with the DPI master specification
for roadworks and these Guidelines.
Standard drawings exist for drainage structures. However, alternatives
including precast concrete inlet structures may be used subject to
approval by the Director of Technical Services.
4.8.2
Drainage Pits and structures
Regardless of standard details, internal dimensions for all drainage
pits shall be in accordance with AS3500.3.2 and work health
requirements for access into structures. Pits greater than 1.2 m deep
shall have step rungs provided for access which shall be non corrosive
(plastic) material.
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Side Entry Pits
Spacing and size of side entry pits shall be designed to enure
minimum flow widths and depths as specified in section 4.6 are
achieved. In addition to these locations, side entry pits should be
located at all road low points and immediately upstream of
intersections and pedestrian crossing points.
Additionally, side entry pits should be located so as to avoid conflict
with driveways on all new allotments. Where a conflict occurs, any
stormwater pit relocations shall be undertaken by the Developer at
their expense. To avoid such conflicts, a master plan shall be
produced prior to commencement of development which shall show
the nominated location for driveways in each new allotment (refer to
section 8.1.6).
The clearance between the kerb invert and the underside of lid, or lid
support where applicable should be at least 100mm. Where the inlet
clearance is greater than 100mm a 12mm diameter bar shall be
placed 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 on intersection
tangent points or within the kerb radius. Where there is no suitable
alternative, stormwater pits located in these areas are required to be
fitted with heavy-duty frames and lids to provide protection from
damage by wheel loads.
Junction pits and kerb side access chambers
Junction pits or kerbside access chambers are to be constructed at all
pipe junctions as well as changes in direction, grade or diameter
where there is not already a side entry pit or other inlet pit. On long
lengths of constant size and grade, junction pits shall be constructed
at maximum 90 m intervals for cleaning and maintenance purposes.
Council may require pits to be placed at a closer spacing in some
instances (e.g. where pipe grades are flat) and these shall be included
at the direction of Council.
Grated inlet and letter box pits
Grated inlet or letter box pits should be constructed within the invert of
open drains or at low points in open space reserves so as to contain
stormwater flows in accordance with section 4.6.
Grated inlet pits will not be permitted within road reserves and should
be avoided in all areas. Letter box pits are preferred.
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Underground (blind) pits
Underground pits or junction chambers are not acceptable. All pipe
junctions shall occur at a standard manhole, which allows access from
the surface.
4.8.3
Drainage Pipes and Culverts
All drainage pipes and culverts shall be proprietary brand Reinforced
Concrete or Fibre Reinforced Concrete of suitable strength and
manufacture constructed and tested to Australian Standards. Concrete
pipes shall have sealed joints such as external bands or rubber ring
joints. If other types of pipe or culvert are proposed for use, these shall
be approved by Council and as a minimum meet the requirements of
section 4.3.
Installation of pipes and culverts including supply, delivery, trenching,
bedding, installation and backfill shall be undertaken in accordance
with the DPI Standard Specification for Roadworks.
4.8.4
Catch Drains
Open catch drains shall be provided as necessary in open space,
walkways, drainage reserves and at the rear of allotments that border
undeveloped land which slopes towards the development. Catch
drains in urban residential areas shall be concrete lined unless it can
be demonstrated that flow velocities and material properties will not be
susceptible to scour problems. In such situations, drains shall be lined
with suitable dry land grass.
In rural subdivisions, grassed catch drains with 1m wide concrete
inverts may be permitted in lieu of concrete lined drains.
If any deflections in drain alignments are necessary, horizontal curves
of 5m minimum radius shall be provided. Easements are required over
all drains and associated structures within allotments.
4.8.5
Stormwater Property Connections
As discussed in section 4.2.1, a dedicated underground drainage
connection shall be provided to all lots smaller than 600 square
metres, all non single residential allotments (such as Duplex sites and
units) and all commercial and industrial allotments. These connections
shall be appropriately designed to collect drainage during the initial
storm and shall meet the following minimum criteria.
For residential allotments, stormwater connections shall comprise a
minimum 600 mm by 600 mm stormwater junction box located
appropriately in the low corner of the allotment adjacent the road
reserve. From this collection pit, a minimum size 225 mm diameter
outlet pipe shall cross the road verge and connect to a suitable
drainage pit on Councils underground stormwater system in the road
reserve. Outlet pipes smaller than 300 mm in diameter may be sewer
class uPVC at the discretion of the Director of Technical Services.
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For commercial and industrial allotments, the outlet pipe shall be a
minimum of 375 mm diameter and shall be a reinforced concrete pipe.
4.8.6
Inter Lot Surface Drainage
Inter lot surface drainage will not be approved. Where reasonably
practicable, allotments should be graded towards the adjacent
servicing road reserve or drainage reserve. In circumstances where
the natural terrain is too steep to allow suitable regrading, rear or side
of lot drainage easements shall be provided (granted to Council and at
no cost to Council) with suitable infrastructure to convey drainage
underground to the public drainage system in the nearest road
reserve, open space or drainage reserve. In such circumstances,
justification shall be provided in the design report (refer to section
8.2.1) as to why lots could not be graded to the adjacent road reserve.
As discussed in section 4.3, all drainage infrastructure located within
private land but which falls under Councils responsibility must be
located centrally within an easement, granted to Council, with a
minimum width of 3.0 metres.
Rear or side of lot drains may include a surface catch drain and shall
require an inlet pit at the low point of each allotment such that surface
drainage can not cross property boundaries in the initial storm. The
inlet pits will connect to an underground pipe system running centrally
within the easement.
4.8.7
Major Open Drains
Large open drains will only be approved within dedicated drainage
reserves (granted to Council) and must be designed to ensure public
safety and amenity is maintained as a priority.
Open unlined drains will not be approved; as a minimum, open drains
are to be lined with appropriate dry land grasses. Grass lined drains
will only be approved by Council where velocities in the drain are less
than 1.0 m/s and where natural soils are shown to be non erosive.
Where velocities exceed 1.0 m/s, additional scour protection will be
required to the satisfaction of Council.
In all situations, regardless of scour control measures, velocities in
open drains should be restricted to a maximum of 1.5 m/s. Drop
structures may need to be used to reduce the longitudinal slope in
order to control velocities. Design of drop structures shall take into
account scour and erosion and associated maintenance issues as well
as public safety. In any case, drop structures shall be designed as
directed by the Director of Technical Services
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 combined with other WSUD features as
recommended in the Darwin WSUD Strategy. Where high flows and
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formal drains can not be avoided, appropriate scour protection shall be
provided to the satisfaction of Council and shall be included within the
base and extend up the batters to a level equal to or greater than the 1
in 10 year design flow level. Appropriate forms of scour protection can
include concrete, mortared stone pitching, rock filled mattresses,
ecocell (or similar product) etc at the discretion of Council.
Regular low flows from situations such as light rainfall, irrigation and
groundwater drainage can cause scour in the inverts of drains or
alternatively create boggy areas where longitudinal gradients are flat.
These low flows shall be collected and disposed of to the satisfaction
of Council through the inclusion of concrete inverts, subsoil drains/low
flow pipes beneath drain inverts or similar appropriate techniques.
Where concrete inverts are used, these shall contain a shallow invert
and be a minimum of 1 metre wide in order to facilitate ease of
maintenance.
Where it is not proposed to restrict public access, open drains should
comply with the following requirements:
(a) Side slopes should not exceed 1 in 5 on grassed drains.
(b) On all other drains, side slopes should not exceed 1 in 4 without
the approval of Council.
(c) Maximum depth not to exceed 850 mm with an additional 150 mm
freeboard.
(d) Appropriate safety measures shall be provided to protect the
public from being trapped within a drain during flash flooding.
(e) Surface is to be grassed where the structure or facility is
integrated into public open space.
(f) With the exception of ornamental lakes and wetlands, all other
drains are to be designed to only retain water during storm
conditions and shortly thereafter.
Where it is proposed to restrict public access, or where the above
requirements can not be met, fencing is to be provided with suitable
gates for maintenance access as well as other appropriate safety
measures as directed by Council.
Rural and semi rural subdivisions
Developers of rural and semi rural subdivisions are required to provide
for stormwater run-off from all areas in accordance with Australian
Rainfall and Runoff and as described below. Drainage will normally be
accommodated by open drains both alongside roads within the road
reserve and through drainage easements.
Typically, roadside open drains in rural and semi rural subdivisions
shall be designed to accommodate the 1 in 5 year storm, with the road
reserve capable of conveying the 1 in 100 year storm. Open drains in
easements 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, these structures shall be sized so
as not to restrict the design capacity of the drain.
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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
or culvert structures. All culverts under roads and driveway crossovers
and all pipe entries and outfalls shall have standard headwalls.
Appropriate safety devices such as guideposts are to be provided at
the road shoulder to protect and advise road users of the presence of
the drain.
4.9
Water Sensitive Urban Design
Water Sensitive Urban Design (WSUD) is a principle aimed at
achieving sustainability through the total water cycle management in
an urban development (refer to section 2.6). Three of the primary
goals of WSUD when applied to stormwater management are as
follows:
(a) To reduce both the peak flow and total volume of stormwater
runoff.
(b) To control pollution and minimise affect on downstream
waterways and the environment.
(c) To collect stormwater and reuse (stormwater harvesting).
The Developer shall adopt WSUD and sustainable development
principles in the design of stormwater drainage systems for a
subdivision development. They shall utilise the guidelines provided in
the Darwin WSUD Strategy to develop appropriate WSUD features
within the stormwater drainage network in consultation with Council.
Developers shall include a discussion of the WSUD elements
proposed within a development within the design report (refer to
section 8.2.1) and specifically describe what elements have been put
in place and explain reasons for where treatments have been
excluded.
The following provides guidelines on Councils specific requirements
for WSUD as well as principles that Developers should consider in
new subdivisions.
4.9.1
Stormwater Management, Erosion and Sediment Control
Council will not accept any polluted stormwater runoff into its drainage
systems. It is therefore essential to thoroughly 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 the approval process. These plans
shall be prepared for both the construction process for any stage of a
development as well as for the fully developed system. Council shall
have input into the preparation of the plans but the plans must be
formally reviewed and approved by NRETA. A copy of the final
approved plans shall be provided to Council.
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Retardation basins, artificial wetlands, bioretention basins,
bioretention swales, nutrient stripping basins, gross pollutant traps,
sedimentation and erosion control measures and siltation basins shall
be incorporated as appropriate in the drainage system for a new
development. These facilities are to be designed in accordance with
Australian Rainfall and Runoff and other relevant publications and are
to be sited to suit the requirements of the drainage system and
Council.
Retardation basins shall be considered as part of WSUD and included
as part of the development where appropriate. As a minimum,
retardation basins should reduce peak flows from a development to
the capacity of the downstream drainage facilities. At the Development
Approval stage, Council may require additional restrictions on
stormwater discharge, including reducing peak flows to the
undeveloped state from a catchment.
Wetlands shall be included as appropriate in the overall stormwater
management system with a primary function of removing pollutants
from stormwater. These wetlands shall also add value to a
development by providing habitat, passive recreation, improved
landscape amenity and temporary storage of treated water for 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 not proposed, reasons for its omission shall be discussed
in the design report (refer to section 8.2.1) and shall be subject to the
approval of Council.
Sediment, silt and nutrients can all be generated from a stormwater
catchment and must be separated from stormwater flows before they
discharge to natural watercourses. Wetlands, basins (including
bioretention basins and swales) and natural reed beds are all features
that should be considered for the control of these pollutants.
All facilities that may hold water for periods of time shall be designed
and located so as to ensure public safety (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.
4.9.2
Gross Pollutant Traps
Oils, greases and gross pollutants will typically be generated from
developments, particularly from commercial and industrial catchments.
The use of gross pollutant traps and oil/grease arrestors must be
considered as part of the drainage design for all developments.
Stormwater discharged from a development must be of suitable quality
to not adversely affect the downstream environment. It is the
Developer's responsibility to incorporate gross pollutant traps and
other water cleansing facilities throughout the development. These
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should be appropriately designed and located to best achieve the
following criteria:
(a)
(b)
(c)
(d)
Produce optimum removal of pollutants.
Consider and minimise ongoing maintenance requirements/costs.
Provide suitable maintenance access.
Consider the types of pollutants being generated from a
catchment.
In commercial and industrial developments, pollutant control devices
should be located at source due to the nature and volume of pollutants
typically generated.
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5
LIGHTING
5.1
Street Lighting
5.1.1
General
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Street lighting shall be designed by an electrical engineer in
accordance with Australian Standards AS/NZS 1158.1 for “V”
Category roads and AS/NZS 1158.3.1 for “P” Category roads and to
AS 4282.
Street lighting design in land subdivisions (residential, commercial and
industrial) is to meet the following criteria:
(a) Intersections shall be directly lit.
(b) Cul-de-sacs shall be directly lit.
(c) Traffic calming devices and pedestrian crossings shall be directly
lit.
(d) The maximum spacing between street lights shall be dictated by
luminaire/pole/outreach type selected for designated road lighting
category.
(e) Light poles shall not conflict with any infrastructure including
stormwater pits, pedestrian crossing points or driveway
crossovers. Relocation of any conflicting light poles shall be at the
Developers expense.
(f) For all new distribution areas, cabling type including earthing and
installation method shall be of a type in accordance with PWC
Underground Manual, Volume 2.
(g) All fittings/luminaries, poles/outreaches, rag bolt assemblies/pole
footings shall be of a type in accordance with current PWC Street
Lighting Manual.
(h) PE cells are not to be used (refer PWC document NP07 - Capture
of Newly Installed Street Lighting).
(i) Lighting category and types to be consistent with adjacent
surrounding areas and to consider/minimise ongoing maintenance
requirements and costs.
(j) Public lighting shall not create nuisance to residents and shall
comply with AS4282 - Control of the Obtrusive Effects of Outdoor
Lighting.
5.1.2
Approval Procedures
Street lighting approval procedure is as follows:
(a) The Developer submits a street lighting plan detailing the
proposed road lighting category to Palmerston City Council which
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,
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•
•
(b)
(c)
(d)
(e)
(f)
(g)
(h)
the road lighting category, for each road and,
a brief description of why the particular road lighting category
was chosen,
The Developer incorporates into the design any changes required
by Council.
Design drawings are prepared on PWC title sheets with drawing
number/s and street light numbers to be obtained from PWC.
The Developer submits the design drawing/s to PWC, together
with a copy of the “Certificate of Street Lighting Compliance”, for
comment and approval.
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.
PWC will inspect works during construction for compliance of
materials/fittings used, installation methods and quality of works.
A defects list (if applicable) will be forwarded to Council with all
defects to be rectified by the Developer.
Developer provides certification that the constructed lighting
conforms to the Australian Standards and lighting categories
approved by Council.
Developer prepares “As Constructed” drawings in accordance
with PWC requirements/standards and submits to both PWC and
Council.
5.2
Pathway and Open Space Lighting
5.2.1
General
Pathway and open space lighting shall be designed by an electrical
engineer in accordance with Australian Standard 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:
(a) The maximum spacing between pathway lights shall be dictated
by luminaire/pole type selected for designated pathway lighting
category.
(b) Intersections and change in direction of paths to be lit to the
satisfaction of Council.
(c) 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 Contractors
Manual, Volume 11. PWC metering is to be enclosed within a
weatherproof (IP66 rating) panel with hinged lockable door
(double locking system required with separate keys for PWC and
Council). A distribution switchboard is to be incorporated within
the panel which is to include a MEN earthing, main switch and
circuit breaker/s for pathway lighting circuit/s.
(d) Cabling type including earthing and installation method shall be in
accordance with AS/NZS 3000 and AS/NZS 3008.1.1.
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(e) All fittings/luminaries, PE switches, poles, rag bolt
assemblies/pole footings shall be to the satisfaction of Council.
(f) Lighting category and types to be consistent with adjacent
surrounding areas and to consider/minimise ongoing maintenance
requirements and costs.
(g) Alternatives to reticulated power should be considered (e.g. solar,
battery etc).
(h) Use energy efficient lamps/fittings/switches.
(i) 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.
(j) Lighting in open space areas should be consistent in order to
reduce the contrast between shadows and illuminated areas.
(k) Avoid vegetation that impedes the effectiveness of public and
private space lighting.
(l) Lighting should be designed so that it is significantly resistant to
vandalism.
(m) All areas where intruders may hide must be illuminated. As a
guide, areas should be lit to enable users to recognise a face 15
metres away.
(n) Public lighting shall not create nuisance to residents and shall
comply with AS4282 - Control of the Obtrusive Effects of Outdoor
Lighting.
5.2.2
Approval Procedures
Pathway and open space lighting approval procedure is as follows:
(a) The Developer shall submit a Pathway and Open Space Lighting
Plan detailing the proposed Lighting Category for approval to
Council. Note – this can be included in the street lighting plan. As
a minimum the plan shall contain the following:
•
the subdivisional layout,
•
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 space area.
(b) The Developer incorporates into the design any changes required
by Council.
(c) 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 open space light numbers are required.
(d) Consultant and electrician inspect works during construction for
compliance of materials/fittings used, installation methods and
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quality of works. A defects list (if applicable) will be prepared by
Council. All defects to be rectified by the Developer.
(e) Developer prepares “As Constructed” drawings in accordance
with Council requirements and standards and submits these to
Council.
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6
ENVIRONMENTAL PROTECTION AND
SUSTAINABILITY
6.1
General
This section deals with the obligations of a Developer to design,
construct and manage construction works in an environmentally
sensitive manner, and to limit the environmental impact of the works
within the development area and on the surrounding areas.
Biodiversity and the protection of the natural landscape are critical
aspects for all new developments. The preservation of remnant
vegetation in and around towns and cities helps to enhance the
survival of local plant species and also provides habitat for local
animal species. The linkage of linear open space corridors will be a
requirement in all new developments in order to enhance the habitat
value of the landscape by allowing for improved species migration
through an area.
A master plan will be required prior to the commencement of any
stage of a development which shows, as a minimum, areas of
significance, native flora and fauna to be protected, land clearing
requirements, sediment and erosion control measures, construction
‘no go zones’ and protective fencing required to be installed (refer to
section 8.1.6).
Developers are encouraged to do more than the minimum and liaise
with and seek technical advice from Government authorities, in
particular NRETA and the EPA. Where applicable, approval shall be
sought from these agencies.
Section 7.4 of these Guidelines also provides further environmental
requirements for new developments.
6.2
Fencing
The Developer shall carry out all fencing detailed on the Works Plan
as well as the fencing of open space areas and special purpose sites
within their development area. Fencing shall be completed before
clearing operations commence.
Fencing of construction sites and areas of vegetation/habitat to be
protected shall be undertaken in accordance with NT Worksafe
requirements. All other fencing shall be in accordance with section
7.11.2 of these Guidelines.
6.3
Fires, Fire Legislation and Control
All people within the Northern Territory are subject to the Bushfires Act
and the Fire Brigade Act, and in the case of fire subject to the
emergency powers of the Chief Fire Officer or their delegate.
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All fires in the City of Palmerston are discouraged by Council. If
burning off is considered necessary, approval must be obtained from
the NT Fire Department and the Council must be notified.
Fire breaks are to be included adjacent all new developments to the
approval of Council and the NT Fire Department. In all instances, fire
breaks shall allow for full access by fire appliance vehicles.
6.4
Clearing
6.4.1
Clearing Master Plan
All areas of a development which are intended to be cleared shall be
identified on a Master Plan (refer to section 8.1.6). The Master Plan
shall be submitted to Council for approval before any clearing or
construction works are commenced. It shall also be accompanied by a
report detailing the reasons for any nominated clearing.
Only selected clearing will be allowed by Council and Developers shall
not clear areas that are not subject to specific construction activities
(especially on residential lots). Council may identify significant trees
within nominated road reserves which shall not be removed.
6.4.2
Notice to Clear
Clearing of any land shall not be undertaken until Council has issued a
Notice of Approval to clear. The Notice shall be specific to defined
sites and will be approved through consultation with NRETA. Approval
to clear an area will be granted not more than one month before works
commence on the area or on the road providing access to the area.
In general, clearing will not be permitted immediately before or during
the wet season on long or steep slopes or erodable soils or if in the
opinion of the Council there is a risk of significant erosion.
Developers should note that there are no disposal sites for cleared
vegetation within the City of Palmerston.
6.4.3
Preservation of Ground Cover
Unless topsoil stripping or surface grading is required, the existing
ground cover of grasses, creepers, and the like is to be retained to
provide a protective cover on the soil surface.
6.4.4
Total Clearing
Total clearing shall only be carried out using an approved scrub rake
within surveyed and clearly delineated road reserves, essential access
roads, easements, building sites and fill areas.
6.4.5
Selective Clearing
Generally, Clearing shall not be carried out unless absolutely
necessary for construction works. Private land which is not required to
be excavated or filled should be left uncleared.
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Council may identify trees as significant due to their size or species.
These trees shall not be removed.
Selective clearing shall be carried out using an approved scrub rake
on all areas not referred to in section 6.4.3.
The clearing pattern required shall be established by close
consultation with Council on the first day of clearing. This initial area
which will be selectively cleared under the supervision of the Council's
Representative will be the reference area for future clearing.
6.4.6
Protection of Nesting Hollows
Trees shall generally not be cleared unless absolutely necessary as
part of the development of road reserves or areas of earthworks.
Where it is proposed to clear established trees the Developer shall
liaise with Council and obtain approval to clear.
When considering tree removal, the following guidelines apply:
(a) Recognition that trees provide habitat for bird life is acknowledged
and is included in the criteria to be evaluated when considering
removal.
(b) Where public safety is not compromised dead trees (hardwood) in
parks may be retained.
(c) Where public safety and the health and appearance of a tree is
not compromised dead hollow branches may be retained in park
or street trees.
(d) Prior to any tree removal, the tree is to be examined and if active
nesting is in progress, the tree will not be removed until the birds
have flown unless a public danger exists or removal is resolved by
Council.
6.4.7
Disposal of Debris
All timber and debris resulting from the clearing operation together
with all fallen timber shall be chipped and if suitable, dispersed on
landscaped areas as mulch material or used in erosion and sediment
control measures. There is no facility available in the City of
Palmerston for the disposal of debris.
6.4.8
Dust Control
Dust control is essential in all cleared areas and will be the
responsibility of the Developer or their Contractor. Suppression of dust
shall be achieved through the use of water.
Where dust or mud is deposited on public roads adjacent to
construction sites, Developers shall clean all spilt material on a daily
basis.
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6.5
Conservation of Soil
6.5.1
Topsoil
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Unless otherwise directed the depth of the soil stripped shall be to the
bottom of the dark organic grass root zone (A Horizon) and generally
shall be a minimum of 100mm. Grass shall be stripped together with
the topsoil.
Topsoil shall be stripped and stockpiled separately from the trench
backfilling the topsoil shall be spread over the stripped area and
grassed. Refer to section 6.8.
Topsoil shall be stockpiled in mounds in areas approved by the
Council and may be used on areas requiring grassing. Stock piles
should be monitored and kept weed free and shall be watered
regularly or covered to control dust. All drainage lines shall be diverted
around any topsoil or other stockpiles.
6.5.2
Erosion Protection
The alteration of natural drainage patterns may result in diversion or
concentration of runoff leading to erosion and subsequent deposition
of sediment elsewhere on site or on surrounding areas.
The Developer shall minimise unnecessary ground disturbance and
provide as necessary for the proper control of stormwater runoff during
the wet season.
The Developer shall liaise with NRETA for specialist advice on erosion
protection and the design and construction of retardation basins.
Control measures may include the following items:
(a) Construction of temporary drains, or earth banks or mounds on
the contour;
(b) Diversion of concentrated flows to points where they can pass
through the works without damage;
(c) Construction of spreader banks or other structures to respread
runoff which has been concentrated;
(d) Construction of sandbag or rock weirs in temporary drains and
natural depressions to retard flows and trap soil - structures
should be cleaned out when 50% of storage capacity is filled with
soil;
(e) Grassing of all bared and disturbed areas within the development
area (refer section 6.6);
(f) All other works that are necessary.
All of the agreed control measures shall be shown on an Erosion and
Sediment Control Plan (ESCP) which shall be approved by NRETA.
Council shall also be consulted in the preparation of the ESCP and
shall be provided with a copy of the final approved plan.
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Conservation of Vegetation
The development of new release areas in subdivision construction
requires the use of heavy earth moving equipment which, if not
properly controlled, can lead to much of the site being used for vehicle
or machinery access. Remnant vegetation earmarked for retention can
be hit and damaged if precautions are not taken.
The Developer shall ensure that all groups and individual plants
marked for retention are adequately fenced or barricaded around the
drip line (i.e. beyond the root zone). Work in line with the Erosion and
Sediment Control Plan to determine no go areas, site access and
controls. In particular, the following objectives shall be met:
(a) Developers must liaise with Council and NRETA to determine
vegetation that should remain or plants that must be relocated.
Some species of plants are rare or endangered and have
management plans in place (e.g. the Cycad – refer to NRETA
Management Plan). These species may need to be relocated by
an experienced horticulturist at the direction of Council and
NRETA.
(b) All significant and existing trees to be saved must be protected
during all phases of site development and construction. These
trees or groups of trees/shrubs must be identified on the plans
and then marked in the field by brightly coloured construction tape
or bunting.
(c) Their location must be verified by a Council representative before
any site works are allowed to be commenced. A sign-off
procedure on a specified form to acknowledge the taping has
taken place and is accurately located must then follow, with
copies of the signed form being held by the contractor and the
Council.
(d) In the case of trees that are close to construction activity
additional tree protection may be required, including the erection
of temporary fencing to a height of 1.5 metres.
(e) For new plantings, excavate all planting holes to the satisfaction
of Council with a backhoe. Holes excavated with augers are not
acceptable. Remove all excavated material from the site and
dispose of this material at an agreed location.
(f) Use approved topsoil for backfill and plant trees to the satisfaction
of Council. Fertilise in accordance with the industry standard
specification and mulch with approved organic mulch. Stake with
protective timber stakes where appropriate.
Landscape design shall ensure that preservation of vegetation is
achieved as discussed further in section 7.4 of these Guidelines.
6.7
Conservation of Habitat
Remnant vegetation provides critical habitat and consequently should
be maintained and incorporated in new developments wherever
possible.
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The Developer shall ensure that significant vegetation is identified and
preserved and that the development includes habitat/wildlife corridors
and promotes biodiversity.
In particular, the Developer shall achieve the following:
(a) Identify all natural areas to be retained (or not retained) on the
landscape Master plan drawings (refer to section 8.1.6). If such
areas of native vegetation are included in subdivision designs in
parks or other open space areas, then these areas are to be
fenced off with brightly coloured construction tape or bunting and
protected during construction. This fencing will ensure that all
construction and other vehicular traffic are excluded.
(b) Natural areas are to be managed to ensure that any potential fire
hazard to residents and adjoining property is minimised. Access
to these areas by fire appliance vehicles shall be provided.
Manage seasonal long grass to avoid build-up of combustible
material. Burning these areas is not permitted.
(c) Subdivision design will ensure that natural areas are protected
from construction activity and that all earthworks/stockpiling are
excluded from these areas. Any natural area that is disturbed by
vehicles, excavation or earthworks is to be rehabilitated or
developed as open space (i.e. grass and tree planting).
(d) Retained areas of significant vegetation should be of a size that
will allow the development of habitat and links to other areas of
habitat. A combination of remnant bush of reasonable size with
areas of grass within and adjoining is acceptable where
appropriate bushland management is included.
(e) During construction all weeds shall be eradicated or controlled
and the area rehabilitated to Council satisfaction.
Landscape design shall ensure that preservation of natural habitat is
achieved as discussed further in section 7.4 of these Guidelines.
6.8
Grassing of Disturbed Areas
Existing bare or disturbed areas and those areas which shall be
disturbed by the Developer to such an extent that soil erosion of those
areas is considered possible by the Council, shall be grassed prior to
the wet season. The intention of the grassing is to provide a "rough"
grass cover on these areas during the wet season to reduce runoff and
prevent surface erosion. This is an interim measure only and the areas
shall be appropriately landscaped by the Developer.
Median strips, roundabouts and road verges are to be landscaped.
These areas are to be ripped to a depth of 100mm and any unsuitable
material is to be replaced with suitable topsoil. Landscape work may
be prepaid to Council who will carry out the work once building
operations are completed in conjunction with driveway accesses,
footpaths, cycle paths and road verges. However all ripping operations
should occur during the formation and earthworks activities.
Irrigation conduits must be provided to all roundabouts and central
medians/traffic islands to be landscaped.
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On road verges the Developer shall stabilise the slopes by grassing or
some other approved method.
Seeding and fertilising should commence towards the end of the dry
season and continue, as required, during the wet season. Seed and
fertiliser should be drilled in along the contour where possible by chisel
seeder or disc seeder.
6.9
Trafficking
The Developer shall ensure that the movement of vehicles and
earthmoving equipment within the development area is restricted to
pre defined access corridors including cleared road reserves or a
limited number of essential access tracks. As roads are constructed
and sealed, they shall be used for access in preference to unsealed
access tracks. Employees of the Developer and sub-contractors shall
be instructed to use roads and established access tracks and not to
traffic indiscriminately across the subdivision, especially across areas
nominated to contain remnant vegetation.
The Developer shall erect temporary fencing to prevent access on to
areas being grassed.
6.10 Permission to Work on Council Land
A permit is required to enter Council land within Palmerston or to drive
off a public road.
Permission to enter Council land will only be given by the Council for
essential works to be carried out and generally will not be given in the
wet season.
A separate permit is required for each entry activity. Each permit will
describe the project and date when all works including reinstatement
will be completed.
Work or trafficking which disturbs the surface or grass cover shall be
reinstated to the approval of the Council.
Reinstated areas must have established grass cover before rainstorms
occur. Any failure of the reinstated areas shall be made good.
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7
LANDSCAPING
7.1
General
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One of the main purposes behind these guidelines is to create a
landscape that is fitting to the City of Palmerston. Open Space areas,
recreation parks and landscaped streets become part of the fabric of
daily life for residents and visitors alike, and often form the first
impression people have of an area.
Suburban parks are important visual and recreational assets of the
City and Council places high importance on their design and
establishment. As social spaces they will help build the identity of our
communities and provide the facilities for residents to recreate,
socialize and communicate with each other. They also provide the vital
arteries of safe access between schools, shops and for some, the
workplace as well.
The design philosophy should incorporate features that provide a
stimulating, thematic and aesthetic approach that establishes a sense
of unique space and landscape to Palmerston.
The design should encourage the development of Community sense
of ownership and pride. The design philosophy should also be
consistent with the Environmental Protection and Sustainability
requirements of these guidelines.
Safety and crime prevention is paramount in the design of all
landscaping and open space and CPTED principles as described in
Appendix A must be adhered to with all facilities. In particular, all areas
of open space should include road frontage on at least one side to
promote casual surveillance.
Landscaping and irrigation works shall be designed to achieve efficient
use of water and shall incorporate the principles of Water Sensitive
Urban Design (WSUD). All landscaping design and master planning
shall be developed following the guidelines of the current Darwin
WSUD Strategy (developed by the NT Government) whether it be in
draft, interim or final form.
7.2
Naming of Parks and Streets
It is the responsibility of the developer to propose names for the
naming of streets and parks and to obtain approval and gazettal from
the NT Place Names Committee and the City of Palmerston.
Thematic names after places, its flora and fauna, or after selected
residents of Palmerston and the Northern Territory should be
considered in the first instance. Other Australian places and its flora
and fauna, are a second consideration if Territory names have been
exhausted.
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The Developer shall refer to Council for the naming of all Parks. In the
first instance, Parks shall have a generic name based on the name of
the adjoining street or suburb.
7.3
Safety and Crime Prevention
It is essential that all landscape developments and public spaces
actively support the principles of CPTED as outlined in Appendix A.
7.3.1
Visibility
Developments should promote clear lines of sight and promote casual
surveillance as an important strategy in minimising opportunities for
anti social behaviour.
In order to achieve CPTED with regards to maintaining visibility, the
following principles should be adopted:
(a) Pathways in the landscape should be direct. All barriers along
pathways should be permeable including the landscape and
fencing.
(b) Avoid medium height vegetation with concentrated top to bottom
foliage. Plants such as low hedges and shrubs with higher
canopied vegetation are appropriate as they promote natural
surveillance. The area between 800 mm and 1.5 metres should
not be obscured by foliage.
(c) Trees with dense, low growth foliage should be spaced or crown
raised to avoid a continuous visual barrier.
(d) To ensure that all building entrances are clearly visible from the
street avoid vegetation that will obscure sight lines.
(e) Avoid vegetation that impedes the effectiveness of public and
private space lighting.
(f) Seating within active or communal open space should be
provided to maximize casual surveillance.
7.3.2
Lighting
Adequate lighting is essential in areas of public open space for safety
reasons. Ensuring that developments have adequate lighting and
promote casual surveillance is important in minimizing opportunities
for criminal behaviour.
In order to play an active role in reducing the likelihood of crimes being
committed, it is essential that landscaped areas are well lit so that
users of these spaces can see what is ahead of them and respond
appropriately without causing a nuisance to neighbouring
developments.
Lighting should be provided in accordance with section 5 of these
Guidelines.
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7.3.3
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Hazards
The landscape can include many hazards, which can have an adverse
affect on the safety of the users of the landscape. It is important that
the use of these hazards is reduced and if they are used they are
appropriately treated to ensure the safety of the users (refer to
Appendix A).
Entrapment spots in the landscape which are adjacent to main
pedestrian routes should be removed from all designs. These can
include changes of level, feature walls, small storage areas and
inappropriate vegetation.
Pedestrian underpasses should not be included in any new
development unless absolutely necessary. Well designed at-grade
crossings or pedestrian bridges are far safer and should be used
instead.
7.4
Environment and Sustainability
Preservation of biodiversity and the natural landscape are essential
requirements for the landscape design in all new developments. All
landscape and open space design shall be in accordance with the
requirements of the Environmental Protection and Sustainability
section of these Guidelines.
Conservation of habitat and vegetation are particularly important and
must be achieved in accordance with sections 6.6 and 6.7 of these
Guidelines and to the satisfaction of Council.
7.4.1
Linkages
Developers shall incorporate elements of natural areas into parks and
open space, especially open space linkage systems. Particular
attention shall be given to ecologically important areas, important plant
and animal species and those species that are becoming rare or
threatened.
The Developer shall plan the open space system, including linkages,
species selection and areas of retained bush so as to maximize the
habitat value and movement corridors for native birds and animals.
Open space linkages should provide both a pedestrian linkage
function as well as an environmental function. ‘Wildlife corridors’
enhance the habitat values of the landscape by allowing for improved
species migration through an area.
Engineering design requirements for pedestrian linkages are included
in section 3.5.3 of these Guidelines.
The design of open space within the subdivision should incorporate
significant areas of remnant vegetation into the internal system of
parks and linkages to provide habitat continuity for native species.
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Drainage lines and creeks provide excellent linear systems that are
home to a wider variety of species and allow for species migration.
These corridors need to be of sufficient width to ensure good
vegetation diversity and adequate landscape buffer to the riverine
vegetation. Creeks should be maintained in their natural state and
formal stormwater discharge to natural creeks shall not be undertaken
without specific approval by Council.
7.4.2
Public Use
It is important to preserve individual or groups of remnant plants,
particularly if they have some biological or cultural significance.
Subdivisions are constructed to provide the living environment for
humans as well, and the emphasis should be on education, multi-use
and learning how to live with our native landscapes.
The Developer shall provide for public information displays on the
value of preserving native habitat and incorporate remnant habitat into
the living spaces of the subdivision.
Developers shall ensure that pedestrian pathways are constructed
around and through the retained bushland. These pathways and other
infrastructure shall be constructed to have minimal impact on native
vegetation and provide wildlife access and thoroughfare.
Public use of preserved bushland areas should be encouraged and
enhanced with the use of signage to interpret the value of the species
and why they have been protected.
Pathways and circulation systems can be built around, along and
through areas of preserved habitat. This could be along a drainage
line or creek for example, with various cross over points to view
different parts of the ecosystem.
7.5
Master Planning of Open space
It is imperative that the Developer considers landscape issues early in
the subdivision process. The design of open space areas shall be
integrated with surrounding existing and future neighbourhoods, other
surrounding open space and all other engineering works.
The Developer must prepare design drawings to fully describe the
landscape treatments for all open space areas, including drains and
streets within the area of development. Proposals must comply with all
relevant Australian Standards, statutory requirements, the
requirements of these Guidelines and any other specific directions
issued by Council.
The timing of the landscape works is critical to the achievement of a
successful suburban landscape and approved plant material will need
to be ordered well in advance. Refer to section 7.7.4 on planting
requirements.
Modern open space planning aims to integrate parklands within a
subdivision with all the other features and services at the design stage.
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The landscape design concept must consider the allocation, shape
and size of park areas with associated access/streetscapes in a
completely functional and usable way with all other design issues such
as safety and WSUD in the proposed subdivision.
All elements of lot size and orientation, street alignments, drainage
and utilities should form a single integrated design and be illustrated
by means of a Master Plan (refer to section 8.1.6). The Master Plan
should clearly demonstrate the following elements:
(a) Locations, size and function of open space including a summary
of the total area and the proportion of the area designated to
different types of open space (active, passive, wildlife corridors
etc).
(b) 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.
(c) How the proposed open space will provide for adequate
biodiversity and wildlife corridors between and within
developments and provide links to areas of significant biodiversity
value.
(d) WSUD elements and strategies to be included in the
development. These shall be integral with the open space and
landscape design.
(e) A street tree framework and hierarchy, which clearly notes which
tree species, will be planted in which street.
(f) How the proposed network of pedestrian and cycle paths in the
development will link to each other and adjoining subdivisions/
developments, and provide a clear hierarchy of pedestrian
movement to critical destinations such as schools, shopping
centres, sporting and community facilities.
(g) 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 be provided across the open space
system. This must be clearly illustrated in the landscape master
plan.
7.6
Design Consultants
7.6.1
Landscape Design
For all developments, which become part of the amenity of the City
and for which Council will assume responsibility, it is important that the
works are designed competently, specified accurately and constructed
with the best materials suited to each locality and use. To ensure the
best outcomes for Council and the Community with a minimum failure
rate for future maintenance requirements, qualified personnel shall
submit proposals.
The landscape plans and technical specifications, whether a master
plan or construction documentation, are to be designed and certified
by a qualified Landscape Architect. Minimum qualification is eligibility
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for AILA membership. Certification of this compliance is to be provided
with all landscape plans submitted to Council for approval.
7.6.2
Irrigation Design
For all developments, which become part of the amenity of the City
and for which Council will assume responsibility, it is important that the
works are designed competently, specified accurately and with the
best materials suited to each locality and use. To ensure the best
outcomes for Council with a minimum failure rate for future
maintenance requirements, qualified personnel shall submit
proposals.
The irrigation system is to be designed and certified by a qualified
irrigation designer. Minimum qualification is Landscape/Turf
Commercial Irrigation Design from the Irrigation Association of
Australia.
All electrical supply requirements shall be designed by an accredited
electrical engineer.
7.7
Open Space Network and Linkages
7.7.1
Hierarchy
A hierarchy of public open space can be classified as follows,
reflecting the distances that people are prepared to travel to use open
spaces:
Local
Major
Regional
Open spaces (min. 0.5ha) that cater for the local
community and will generally not attract people from a
wider catchment. The catchment is generally around
500m or a 10 minute walk. Local open space is usually
used for short periods or can have a predominantly
amenity value only.
Larger open spaces than local open space (1ha+) that
cater for a larger catchment (around 600 - 800
dwellings). Generally within walking or cycling
distance although are sometimes accessed by car.
Can cater for a range of activities or be natural areas
with limited facilities.
Generally larger open spaces (at least 2 - 4 ha in area)
that appeal to a wide cross section of the community
and offer experiences which people are prepared to
travel further distances to access, such as organised
sport. These open spaces can be used for longer
periods of time.
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Function and Types
Open space can also be assigned a functional classification, which
reflects its primary use, as follows:
Recreation
Recreation / sport either associated
with clubs or for social reasons, as well
as informal recreation activities such as
picnicking and relaxing.
Walking, cycling and other shared use
trails.
Sites of special cultural or heritage
significance.
Sites that incorporate urban water
management measures.
Sites that are tourist destinations in
their own right.
Sites that provide visual relief from the
urban environment, contain valued
natural
features
(e.g.
remnant
vegetation, habitat, wetlands) and/or
are created to provide a buffer between
urban development and incompatible
land uses.
Sites that contain community facilities
such as libraries, neighbourhood or
community centres, kindergartens.
Sites that include a combination of two
or more of the above functions.
Physical activity / linkage
Cultural / heritage
Water management
Tourism
Visual amenity / environmental /
buffer
Community purpose
Combined
The above functions provide further guidance on the different types of
open space and the types of development or facilities that can
potentially occur within each, as detailed in the table below. These
open space functions and associated facilities are provided as a guide
only. Developers are required to liaise with Council in determining
appropriate open space and shall consider the specific needs of the
development with respect to the natural landform, environmental and
ecological issues, remnant vegetation, cultural issues, adjacent
existing developments and likely future developments.
Type of Open Space
Local Open Space
Major Open Space
Typical Facilities / Development
ƒ Trees and landscaping (including
some irrigated grassed areas)
ƒ
Seating / shelter
ƒ
Play space / equipment
ƒ
Rubbish bins
ƒ
Paths
ƒ
All of the above
ƒ
Drinking fountains
ƒ
Youth activity areas (e.g. half court)
ƒ
Natural areas (e.g. creeks, wetlands,
remnant vegetation)
ƒ
Walking trails
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Major Sportsground
Regional Open Space
Regional Sportsground
City of Palmerston
ATTACHMENT C
ƒ
Signage and interpretation
ƒ
Ovals
ƒ
Public toilet facilities
ƒ
Drinking fountains
ƒ
Change rooms
ƒ
Security lighting
ƒ
Seating (including tiered seating)
ƒ
Landscaping
ƒ
Seating / shelter
ƒ
Play space / equipment
ƒ
Paths
ƒ
Car parking
ƒ
As per Major Open Space
ƒ
Trees and landscaping, possibly
including more formal gardens for
weddings etc
ƒ
Picnic areas (including barbecue
facilities)
ƒ
Seating, tables and shelter
ƒ
Public toilets
ƒ
Walking/cycling paths
ƒ
Dog park (dog off lead areas)
ƒ
Outdoor courts
ƒ
Youth activity areas (e.g. skate,
BMX)
ƒ
Water or natural features
ƒ
Lighting (including security)
ƒ
Signage and interpretation
ƒ
Car parking
ƒ
Links to other community facilities
ƒ
As per Major Sportsground
ƒ
High standard ovals/sporting fields
ƒ
Irrigation and drainage
ƒ
All weather playing surfaces
ƒ
Regional, national or international
standard sporting facilities
ƒ
Club rooms and/or function facilities
ƒ
Spectator seating (including tiered
seating)
ƒ
Kiosk
ƒ
Permanent or temporary fencing
ƒ
Support sporting facilities e.g. cricket
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nets
Natural
Area
Bushland,
Wetland or Watercourse
Corridor / Linear Reserve
7.7.3
ƒ
Field lighting
ƒ
Native trees and vegetation
ƒ
Natural or constructed water features
e.g. creek, wetland
ƒ
Walking trails
ƒ
Seating and shelter
ƒ
Signage and interpretation
ƒ
Trees and landscaping
ƒ
Walking / cycling trails or constructed
paths
ƒ
Seating and shelter
ƒ
Play elements
ƒ
Lighting
ƒ
Signage and interpretation
ƒ
Links to other open space and/or
community facilities
Open Space Calculations
Public open space calculations associated with particular land
subdivision proposals are in accordance with Territory Government
requirements (i.e. 100 square metres per allotment created for
subdivisions in excess of 10 allotments). In calculating the total area of
private open space required, the following applies:
ƒ
ƒ
ƒ
ƒ
Buffer strips of land that do not provide any usable open space or
environmental function must be excluded from the open space
calculation;
No more than 20% of the total area of public open space can be
allocated for:
- stormwater management / drainage purposes (e.g. creeks,
drainage channels, wetlands, detention basins etc); and/or
- the retention of remnant vegetation;
Any drainage or detention area that does not have a recreation or
natural area value all year round (e.g. concrete lined drains)
cannot be included as part of the open space area calculation;
In any individual park, no more than 40% of the area can be
allocated for stormwater management purposes required for the 1
in 10 year event.
Developers shall consult Council regarding the proposed area, type
and function of open space for new developments. Council may
consider changes to the area of open space required where
Developers can add value through the inclusion of other forms of
social infrastructure including but not limited to public amenities, play
equipment, sporting facilities and wildlife corridors.
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Applications should be made to Council including detailed supporting
documentation for approval of the area and function of open space to
be provided. This application should include a master plan of the
locations, size and functions of open space including a table of
proportion of open space dedicated to different functions (e.g. active,
passive, etc).
7.7.4
Planting
For the purposes of public amenity all open space areas shall be
landscaped to a minimum standard, which includes grassing or other
stabilisation of all surfaces and shade tree planting. Open areas are
required for active recreation purposes, but elsewhere, especially near
play equipment, seats and along pathways, shade trees should be
provided for aesthetic and comfort reasons.
The Developer shall ensure that all open space areas are
appropriately landscaped throughout the subdivision and that high
quality spaces are created. A range of plant material shall be used in
the design of all open space areas with an appropriate balance and
mix of upper canopy to provide shade, shrubs and ground covers.
Planting of shrubs and groundcovers should conform to the
requirements of CPTED.
For all areas where grassing is proposed, the Developer shall obtain
approval from Council for appropriate species of grass to be used. In
all cases, grass species shall be suitable for the intended use and
location and shall be low maintenance.
Council standard drawings for planting are included in Appendix G.
The following objectives shall be met with all planting:
(a) Species will be chosen to create shade and aesthetic value.
Select species appropriate to the site soil and drainage
conditions. Documentation plans will nominate the species
selected for each open space area and where species change to
reflect local changes in topography, soil or drainage. Planting
installed will be in accordance with the approved design drawings
in species and pot size. The minimum size for street trees and
trees in parks is 25 litres.
(b) Council has a preference for native and indigenous species being
used in the planting designs. Developers shall liaise with Council
to develop an approved species list prior to undertaking any
planting design.
(c) Provide a range of shade trees in parks, playgrounds and open
space. Group trees to provide maximum shade to areas of play
equipment, seating, pathways and other facilities.
(d) Grass all areas that are disturbed during construction. Prior to
grassing, cultivate the sub grade as specified in section 7.12.2
and spread topsoil to a minimum depth of 100 mm. Use imported
topsoil or approved site soil, which is free from debris, and weeds
and has been improved with additives to meet the requirements of
AS 4419—2003 - Soils for landscaping and garden use.
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(e) All areas of open space, other than natural areas and dry land
grass areas are to be irrigated with automatic underground
irrigation systems (refer to section 7.9). Irrigate the verges
adjacent to irrigated parks or open space areas with underground
irrigation systems and pop-up sprinklers. These will be of a
permanent nature. Complete all trenching and pipe work prior to
spreading of topsoil.
(f) All trees are to be individually watered during establishment.
(g) Areas of remnant vegetation to be improved with additional
planting of native species, mulch and kerbed edges.
7.7.5
Park Furniture
In order to improve public amenity and recreational usage a range of
park furniture items shall be provided at appropriate locations in the
parks. Places where people gather (near play equipment or at park
entrances for example) need some form of litter collection, seating and
shade cover.
The Developer shall ensure that adequate park furniture is placed at
appropriate sites throughout all open space areas in order to create
parks and open spaces that are desirable places to recreate in terms
of both passive and active pursuits.
Park and open space furniture is to be approved by Council as a part
of the landscape design and documentation process. Items should be
robust and vandal proof, built of durable materials and in the case of
seating both be placed under shade trees and built from materials that
do not overheat (e.g. aluminium or recycled plastic seating).
Where possible, recycled materials shall be used for furniture to the
satisfaction of Council.
Generally, park furniture is to be provided in accordance with the
Table below.
Park type
Local Park
Minimum furniture required
- Park signage with park name and
Council Logo to Council standard
drawings (name and wording to be
approved)
- Tables and shelters x 1 (negotiable)
- Playground features x 1
- Strategically
located litter bins
minimum depending on size)
(2
- Water bubbler x 1
- Seating x 2 locations
- Coordinated lighting as required to
meet CPTED requirements
Major Park
- Park signage with park name and
Council Logo to Council standard
drawings (name and wording to be
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approved)
- Tables and shelters (2 minimum
depending on size and function)
- Playground features x 2 – junior and
youth
- Strategically located litter bins (4
minimum depending on size)
- Water bubbler x 2
- Seating x 4 locations
- Coordinated lighting as required to
meet CPTED requirements
Regional Park
- Park signage with park name and
Council Logo to Council standard
drawings (name and wording to be
approved)
- Tables and shelters (5 minimum
depending on size and function)
- BBQ’s
- Playground features x 3 – junior to
youth including rubber soft fall with
concrete kerbing
- Strategically located litter bins (10
minimum depending on size)
- Water bubbler x 4
- Seating x 8 locations
- Coordinated lighting as required to
meet CPTED requirements
All seats must be shaded using appropriate shade trees and shall
have paved links to all adjoining pathway. All seating shall have a
concrete pad under the seat with a clearance of 1200 mm from the
front extremity of the seat and 200 mm each from the sides and the
back.
7.7.6
Access and Circulation
The access and circulation system must be considered at the design
stage to provide safe thoroughfare through each park, to link with
external pathways and avoid use conflicts.
The Developer shall ensure that an adequate and safe hierarchy of
linkage and pathways is achieved throughout the open space areas
such that pedestrians and cyclists can move around and between
areas of open space easily and with a high level of amenity.
Pathway construction shall be in accordance with section 3.5 of these
Guidelines.
All pathways in open space areas will need to be planted with shade
trees and include rest areas / shelters in strategic locations such as at
the junction of pathways or viewing areas. Where trees are planted
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less than 3 metres from infrastructure (roads, pathways, shelters,
buildings etc), root barriers will be required.
Pathways shall be designed to comply with all disabled access
requirements and standards and shall meet the CPTED design
principles discussed in section 7.3 and Appendix A.
7.7.7
Play Equipment/Features
Developers shall provide a range of play opportunities and
equipment/features for users of a variety of ages. They shall liaise with
Council prior to commencement of open space design to agree on
necessary play equipment/features and appropriate age group areas.
The overall approach to provision of play equipment and recreation
range should be outlined in the landscape master planning phase
(refer to section 8.1.6).
Generally, play equipment shall be provided in accordance with the
following guidelines:
(a) Open space is to be provided with play equipment/features that
meet the relevant Australian Standards including AS 4486.1-1997
and AS 4685.1-6-2004 at a rate that is consistent with Section
7.7.5 – Park Furniture.
(b) Play equipment is to be consistent with the Council’s 2007
Playground Strategy (available on Councils website). New and
innovative play opportunities that are not necessarily dependent
on fixed equipment are encouraged.
(c) All play equipment is to be installed with impact absorbing
surrounds to Australian Standard requirements. All playgrounds
within parks classified as Regional or Major parks shall have
rubber impact absorbing surrounds in accordance with Australian
Standard requirements.
(d) All play equipment is to include shade structures and bins and
there is to be shaded seating nearby.
(e) Play equipment will need to be included in the documentation
process and approved by Council.
(f) Consideration should be given to the inclusion of youth oriented
equipment such as basketball hoop and hardstand area, hitting
wall, and/or adventure play equipment as well as skate facilities
and BMX dirt jump areas. This is particularly the case with major
and regional parklands as defined in Section 7.7.2 – Function and
Types.
(g) Bicycle path connections shall be provided between all
playgrounds.
(h) Playground areas shall have adequate separation from traffic
conflict areas (vehicle, bike and pedestrian traffic).
(i) Adequate drainage is to be provided to all playground areas.
(j) Council sets a provisional sum to be allowed for provision of play
equipment. This sum includes the cost of the equipment and
installation. This allowance is reviewed by Council annually. With
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small scale developments, the provisional sum will be applied on
a pro-rata basis.
(k) The provisional sum is to be applied to provision of play
equipment. It is envisaged there will be a major park within 20
minutes walking distance of most dwellings and that this park will
contain the majority of significant play equipment. Local parks will
require some basic facilities.
(l) The design and location of play equipment is to consider the
CPTED controls contained in Section 7.3 of this document.
7.8
Streetscapes
The term streetscape refers to the street and all of the different
elements which go to make up the publicly visible areas surrounding
and within the street. This can include elements that are in public and
private ownership such as street trees and verge planting, pavement
textures and colours, road and path widths, fencing and building
facades.
7.8.1
Street Tree Planting and Landscaping
Streetscapes are an important visual element in our cities and provide
one of the first impressions for new residents and visitors. Street tree
planting is critical to achieve a level of visual coherence throughout the
subdivision against the variations of style and colour of the adjacent
housing. Such theme planting will thus provide a visual marker for
each precinct while providing valuable shade and amenity for
pedestrians.
The Developer shall ensure that all streetscapes are thematically and
appropriately landscaped throughout the subdivision and present a
high quality design outcome.
Generally the street tree planting and landscaping will be in
accordance with the following guidelines.
(a) The landscape master plan will include all tree planting,
landscape proposals and grassing (refer to section 8.1.6).
(b) Planting design for streets is to be based on the use of theme
planting with selected species used to create avenues. Select
species appropriate to the site soil and drainage conditions.
Design plans will nominate the species selected for each road.
(c) Council has a preference for native and indigenous species being
used in the planting designs and has developed an approved tree
species list as shown in Appendix H. Developers shall liaise with
Council to choose appropriate species from this list before
undertaking planting design.
(d) Trees are to be spaced at approximately 10 metre centres on all
verges. In median areas, trees will be spaced at approximately 6
metre centres. All trees are to be located in the nominated
planting easement in road verges. Typically the tree planting
corridor is located 1100 – 1600mm off the kerb and is installed
with root barriers (refer standard details in Appendix E in regard to
root barriers and distance from kerb) and kept 8 metres clear of
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SEPs and light poles. No trees are to be located on the truncation
or within the tangent points of any intersection. Spacing to
consider mature canopy size.
(e) When designing streetscape planting consideration will need to be
given to the location of light poles, lighting requirements,
underground services, stormwater pits and driveways to ensure
that there is no conflict. Consideration also needs to be given to
sight lines for vehicles at intersections or exiting driveways.
(f) Landscape treatments are to be designed to be low maintenance
and to reinforce the status and character of each type of road as
follows:
•
Distributor Roads – Thematic planting is required on all
verges and in any median areas. Verges with no residential
access are to be fully landscaped. Landscape treatment to
include garden beds, tree planting and grassing to both
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 accordance with 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.
(g) Roundabouts are to be designed with approved topsoil, subsoil
drainage, feature planting, irrigation and approved mulch.
Alternative treatments to roundabouts including hard works and
sculpture will be considered on their merit.
(h) WSUD developments shall be incorporated within streetscapes to
the satisfaction of Council but shall take into account maintenance
issues and the structural integrity of road pavements.
(i) The developer will be responsible for all construction and
establishment works including the cost of power and water.
7.8.2
Pathways
Pathways in streets shall be provided following the principles outlined
in section 7.7.6 and designed and constructed in accordance with
section 3.5 of these Guidelines.
7.8.3
Street Furniture
For the sake of public amenity it is necessary to provide a range of
street furniture items at appropriate locations. Places where people
gather, busy pathway intersections and bus stops need some form of
litter collection and some form of sheltered seating.
The Developer shall ensure that adequate street furniture is placed at
appropriate sites throughout the subdivision. In general, street
furniture shall be provided in accordance with the following guidelines:
(a) The palette of proposed street furniture is to be submitted and
approved at the master planning approval stage. Discussion as to
how the pallet of street furniture fits into the overall design theme
is to be provided with the master plan (refer to section 8.1.6).
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(b) Appropriate street furniture should be considered at key sites on
the streetscape. Such places would be at bus stops, near shops
or entrances to parks. Items may include seating, rubbish bins,
bollards, signs and shelters in selected locations.
(c) Items should be robust and vandal proof, built of durable
materials, and in the case of seating either placed under shade
trees or built from materials that do not overheat (e.g. aluminium
or recycled plastic seating).
(d) All seating is to have a concrete pad under each seat. This is to
have a clearance of 1200mm from the front extremity of the seat
and 200 mm each from the sides and back. Wherever possible,
provide paved access between seats and adjoining paths.
(e) All furniture installation is to conform to the relevant local and
national building codes.
7.9
Irrigation
Due to the seasonal nature of the tropical climate in Palmerston, the
establishment and maintenance of an urban landscape will require the
use of an irrigation system during the dry season. The system has to
be robust and built to an approved standard and shall be designed to
ensure efficient use of water is achieved.
7.9.1
Water sources for irrigation
Potable water shall generally not be used for irrigation purposes.
Developers must use alternative water supplies for irrigation including
bores, treated wastewater, sewer mining, groundwater, harvested
stormwater etc.
The use of each of these water types shall be investigated with
outcomes and recommendations (including the 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 bore water is proposed, the feasibility
of using underground aquifers shall be included within the report. The
design 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).
Also make allowance for the supply of all associated infrastructure
including telemetry control, pressure relief and lightning protection.
The bore is to be fully operational at handover.
Within the Mitchell Creek Catchment, ensure the establishment of new
bores will not adversely impact on groundwater recharge of the creek
system through the dry season.
Potable water will only be considered for supply of irrigation if the
Developer can provide strong written evidence that there is no suitable
bore water supply or other alternative source of water within or
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adjacent the proposed development. In this situation, the Developer
shall make all arrangements and pay all necessary fees to PWC to
connect to the mains water supply including provision of metering
arrangements to PWC standards.
7.9.2
Irrigation Design
Developers shall ensure that all open space and streetscapes are
appropriately irrigated using irrigation systems designed and installed
to the satisfaction of Council. All irrigation systems shall provide
adequate water for healthy growth of plants without wastage.
All irrigation plans must be designed by a Certified Irrigation Designer
with information submitted to Council for approval in the
documentation phase of development. No irrigation works are to be
installed without the approval of Council.
All irrigation systems shall be controlled by telemetry which conforms
to Councils current system as follows:
(a) Motorola Scorpio or Irricom controllers to be installed (liaise with
Council).
(b) UHF aerial connected to co-axial cable to suit 450.3 MHz.
(c) Main valve (an extra solenoid valve which acts to shut down
system when an operating solenoid jams open. Valve to be
installed next to pulse meter).
(d) Arad flow meter with a pulse register (to suit flows).
(e) Connect one solenoid to one output only.
(f) Copper pole for earthing as per Motorola specifications.
(g) Typical controller installation as detailed in the standard drawings
included in Appendix G of these Guidelines.
It is suggested due to maintenance requirements that the telemetry
control system is installed just prior to handover of landscape works.
All fees and costs associated with water usage, power supply and
telemetry shall be borne by the Developer for the establishment and
maintenance period.
Alternative sources of power such as solar power should be
considered for irrigation systems. Solar powered irrigation systems
shall conform to the following requirements:
(a) 10w MX10 solar panel.
(b) DC Irricom or Scorpio controller to be installed (liaise with
Council).
(c) 12V 24 amp/hr battery x 2.
(d) Connect one solenoid to one output only.
(e) Solar panel to be aligned to the north.
(f) Solar panel housing in accordance with standard drawings in
Appendix G.
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Tree/Shrub Irrigation
Tree and shrub plantings have different requirements and irrigation
systems than broad coverage grassed areas. 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 date technology that is vandal proof
and requires low maintenance. Systems can include flood bubblers,
micro sprays, drippers or sub-surface irrigation should all be
connected to controllers to the satisfaction of Council.
Watering rates shall be sufficient to maintain healthy plant growth and
to the satisfaction of Council.
7.9.4
Grass Irrigation
Irrigation of broad grassed areas will require quality systems that
provide reliable, efficient, even watering and that contain up to date
technology, are vandal proof and require low maintenance. Allowance
for permanent and temporary systems has to be built into the design.
The Developer shall ensure that all grassed areas are appropriately
irrigated with an acceptable irrigation system as approved by Council
and generally in accordance with the following requirements:
(a) Selected areas of open space, other than natural areas, are to be
irrigated with automatic underground irrigation systems to
Australian Standard requirements (REF. AS3500) and as required
by Council.
(b) Design precipitation rate during construction and establishment is
a minimum of 50mm per week. Use an approved pop-up sprinkler
with adjustable arc and replacement nozzles to ensure uniform
coverage and precipitation in all areas of open space.
(c) Distributor Roads - Irrigate the verges on Distributor Roads,
where residents back onto or have side fences to the road, with
underground irrigation systems and pop-up sprinklers. Irrigate all
medians and roundabouts after discussion with Council. The
developer will be responsible for all construction and
establishment works including the cost of water.
(d) Irrigate the verges adjacent to irrigated parks or open space areas
with underground irrigation systems and pop-up sprinklers.
Permanent irrigation is not required for grassed verges on other
roads but is required for street trees.
(e) All other verges – Irrigate all other road verges with temporary
irrigation systems. Systems can be designed so that following
handover, the grass irrigation may be turned off and residents
have the option of connecting the existing system to their own
irrigation system if they choose to continue irrigating their verges.
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7.10 Amenity
7.10.1 Privacy, Sun, Shade and Breeze
The landscape plays an important role in ensuring a high quality
amenity for Palmerston.
Important attributes of amenity which the landscape can contribute to
positively include providing shade and allowing cooling breezes to
enter buildings, to moderate undesirable winds and for visual impact.
While appropriate building design is essential to ensure privacy
between buildings the landscape can also assist in this process.
The Developer shall ensure that the landscape design achieves the
following objectives:
(a)
(b)
(c)
(d)
(e)
Assists in providing privacy between developments.
Provides sun shading.
Allows free flow of cooling breezes.
Improves visual amenity.
Softens the landscape.
7.11 Neighbourhood Character and Community
7.11.1 Street Front Issues
Assisting in 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. Not
only will a strong sense of community ensure that it is more
pleasurable to live and work in a place but it will also assist in
improving the safety of a place. The design of the landscape around
new development can directly assist in the relationship and community
building process.
Understanding and responding to the existing neighbourhood
character is an important part of site planning and achieving a quality
development.
This section seeks to provide information on determining the
landscape elements of neighbourhood character and how these
should be used to ensure a quality development.
The Developer shall ensure that the proposed landscapes actively
promote the building of character and community relationships within
new development by adhering to the following Guidelines:
(a) Developers are required to prepare a site analysis plan with the
development application which includes a statement of
neighbourhood and landscape character (refer to section 2.11).
(b) The positive values identified in the site analysis shall be carried
through to the landscape design process.
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(c) All development is to be compatible with the landscape elements
of the surrounding neighbourhood character or the relevant
desired future neighbourhood character.
7.11.2 Fencing
There are many different fencing elements which contribute to
neighbourhood character including solid fences, permeable fences,
bollards, height and design, allotment size and materials and finishes.
Fencing of front yards at the road reserve boundary shall not be
approved in the City of Palmerston. Any front fences shall be set back
at the front of building line. Internal and rear of lot fencing are not
under the Council’s jurisdiction.
The Developer shall ensure that fencing fosters a sense of community
identity and does not lead to alienation of public areas such as
streetscapes. The following requirements generally apply to fencing:
(a) Design and locate fencing to control vehicle access and provide
easy access for pedestrians, cyclists and maintenance vehicles in
all parks and other areas of open space.
(b) Consider the use of bollards or other permeable fencing instead of
solid fences where appropriate.
(c) Use bollards to control vehicle access at entry points to cycle,
pedestrian or shared use paths.
(d) Use safety fencing in conjunction with chicanes to deter entry
straight onto the road from a cycle, pedestrian or shared use path
running through a park.
(e) Common design standards should apply so that single thematic
elements are used across the subdivision, or on a precinct by
precinct basis. The use of common colour, style or materials in
community furniture and fencing will further add to the sense of
local ownership and identity.
(f) Fencing of public spaces shall be powder coated and be either a
minimum of 1.5 metres high pool surround style fencing or 1.8
metres high chain mesh style fencing.
7.11.3 Community Building/Facilities
Fostering a sense of community can be created in a number of ways,
including the use of public art to create a neighbourhood identity. A
social venue is one of the most valuable elements that can contribute
to this ideal. Typically some form of community structure where regular
or ad hoc meetings/events/entertainment can 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 Council directions. In general, the
following requirements shall apply:
(a) Common and other landscaped areas within development should
include artistic elements such as sculptures, mosaics and murals
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to assist in creating an individual feel to the landscape and ensure
that these spaces are enjoyable to be in.
(b) Landscape designs in new development should create
opportunities for incidental meeting of residents or workers. These
opportunities can be created through attractive and functional
milling/seating opportunities surrounding pathway intersections
and grouped letterboxes to allow people who may meet by chance
to stop and relate.
(c) The Developer shall either provide public art to the satisfaction of
Council or provide a contribution equal to 5 percent of the overall
cost of open space development for future provision by Council.
Where the Developer intends to provide public art it shall be
developed in consultation with Council.
7.11.4 Entry Statements
Entry statements can take many forms and are generally used to
indicate the main entrance into the suburb or precinct.
Developers shall ensure that all entry statements are attractive, vandal
resistant and easy to maintain. Generally, entry statements shall
comply with the following:
(a) Entry statements are to be located within Council property.
(b) A minimum 300mm gap is to be provided between the entry
statement and private property.
(c) Entry walls shall have a concrete surround between private
property and the wall for ease of maintenance.
(d) Entry statements must state the suburb or precinct name if it is
different from the subdivision name.
(e) All entry statements must conform to Councils Signs Code.
7.12 Construction management
7.12.1 Re-use of Site Materials
To avoid the unnecessary accumulation of construction materials in
waste disposal sites every effort should be made to recycle and re-use
materials on site during the construction period. In particular, the
following objectives should be achieved:
(a) Existing site materials such as vegetation and soils shall be
assessed for potential reuse.
(b) Woody vegetation should be chipped and stockpiled for later use
as mulch or sediment and erosion control measures.
(c) Site topsoil can be tested and improved for later reuse in grassing
works. Stockpiled soil must be weed free and should be placed in
small mounds not exceeding 1.5m in height. If stockpiled over the
wet season, ensure sediment fencing contains the stockpile.
Protect site stockpiles from contamination by sub-grade materials
and fill.
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(d) Excess fill materials can be re-used as a base for mounding in
parks or where screening mounds are required in the subdivision
(e.g. along busy distributor roads).
7.12.2 Site Preparation
Sites for development, including gardens and open space corridors,
need to be prepared properly to ensure good future vegetative growth
through the landscape. Construction sites generally become
compacted due to the movement of heavy earth moving machinery.
This compaction blocks infiltration during rain storms adding to
stormwater run-off as well as hindering root development.
The Developer shall ensure all areas on site for future landscape
treatment are adequately prepared and shall generally comply with the
following:
(a) Remove site rock to a minimum depth of 300mm below finished
surface levels. Areas where rock has been excavated can be
backfilled with clean general filling and lightly consolidated to
accept topsoil.
(b) Rip all areas to be grassed or planted to a depth of 300mm.
Cultivate the sub grade surface across the slope to a depth of
150mm and remove all debris, rock and other material brought to
the surface.
(c) On completion of ripping and cultivation, and when service
trenches have been completed, place topsoil 100mm deep over
the entire area to be grassed. Topsoil, whether imported or
obtained from the site, is to be of a medium texture as defined in
AS 4419—2003 - Soils for landscaping and garden use, be
capable of supporting plant growth, be weed free and have a
neutral pH.
7.12.3 Protection of Existing Vegetation and Habitat
All construction activities shall ensure the protection of existing
vegetation and habitat as described in sections 6.6 and 6.7 of these
Guidelines.
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8
DESIGN AND APPROVAL PROCEDURES
8.1
Special Conditions of Development
8.1.1
Representatives
Developer's Representative
The developer may either act for themselves in negotiations with
Council or employ an agent to act as their representative for the
development.
The developer shall forthwith notify Council in writing of the name of
the representative and of any subsequent changes.
Any negotiations, directions or matters made with or within the
knowledge of a representative shall be deemed to be within the
knowledge of the developer.
If Council makes a reasonable objection to the appointment of a
representative, the developer shall terminate the appointment and
appoint another representative.
Council's Representative
The Director of Technical Services or any other person appointed by
Council shall be the Council's Representative in all negotiations with
the developer and all correspondence, drawings for approval and
certificates for handover shall be addressed attention: Director of
Technical Services.
8.1.2
Consultant Engineer
An Engineer, with suitable qualifications and experience acceptable to
Council shall certify designs and specifications and shall supervise the
construction of all works.
The Certifying Engineer shall lodge certificates with Council prior to
handover of the works certifying that such works are constructed in
accordance with all the requirements of Council.
The Engineer shall undertake to have a suitable representative on site
at all key times such as during clearing and earthworks operations,
during the stormwater drainage works and when sub grade
preparation, pavement finishing, concrete works, pavement and
associated appurtenances are being undertaken or tested.
8.1.3
Consultant Engineer's Indemnity
Any Engineer employed by the developer who carries out design work,
or certifies the completion of the whole or any part of the works must
carry professional indemnity insurance acceptable to the Council but
to a minimum of $5 million. They must have no pecuniary interest in
the time or cost of completion of such works to the required standards,
as set out in the detailed plans and specifications.
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Necessary Works Outside the Boundaries of the Development
The design, materials and workmanship for any project shall include
all works necessary for the full and proper completion thereof. This
applies particularly to works that may be necessary outside the
boundaries of the owner's land in order to properly complete the
development.
Specific items that will not be part of the development or the
developer's responsibility shall be listed and clearly defined on any
proposals submitted.
Plans submitted must show full details of adjacent roads, services and
topography and locations of proposed connection to existing services.
8.1.5
Layout of Subdivisions
The layout shall conform to the planned development of adjacent
areas as well as following the principles set out in section 2 of these
Guidelines. If Planning Guidelines for the preparation of the
subdivision layout are provided, these must be adhered to.
Development must match existing land contours and grades to join
into existing or planned services in adjoining areas.
8.1.6
Master Plans
Prior to the commencement of the first stage of any development,
master plans shall be provided to Council for review and approval
showing, as a minimum, the following;
(a) Overall subdivision road layout including road reserve widths,
road pavement widths, road and intersection priorities, public
transport routes, speed zones, proposed services infrastructure,
land use types and proposed allotment densities.
(b) Stormwater drainage master plan for entire development including
WSUD features, major flow paths, necessary infrastructure
upgrades and required widths for drainage reserves.
(c) Environmental management master plan indicating areas of
significance, native flora and fauna to be protected, land clearing
requirements, erosion and sediment control, construction ‘no go
zones’ and required fencing.
(d) Pedestrian and cycle routes throughout the development and
linkages to adjacent developments.
(e) Landscape master plan including location and types of open
space areas, WSUD features, location of play equipment and park
furniture, indication of planting philosophy and species, sources of
irrigation water (bores) and weed management requirements.
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Prior to the commencement of each individual stage of development,
master plans shall be provided to Council for review and approval
showing, as a minimum, the following;
(a) Confirmation of pedestrian and cycle routes.
(b) Master plan of allotment sizes, driveway locations and on-street
parking provision for any medium density areas.
(c) Stormwater control plan.
(d) Erosion and sediment control plan.
(e) Landscape plan.
8.1.7
Fees
The developer shall pay Council a fee prior to the acceptance of
assets (generally at time of practical completion), which shall be a
percentage of the actual construction costs, including all variations, for
all assets accepted by Council including but not limited to road works,
landscaping and stormwater drainage. This fee covers Council costs
incurred on plan review and approval, works inspections and handover
activities.
The value of fees shall be based on the actual construction costs
including variations provided by the developer and will be kept
commercial in confidence by Council. Tender costs are not
appropriate for calculation of these fees.
These fees are subject to review by Council in accordance with the
review of all fees and charges and are available from Council.
8.1.8
Commencement of Work
On no account shall engineering construction work be commenced on
any subdivision until after the engineering plans and specification have
been approved by Council.
When the Council is satisfied that the documents do meet the
Guidelines and criteria, they shall be approved by Council in the form
of a stamp. This is a digital stamp which shall be included in the title
block for approval and is shown in Appendix D. Approval for
documents will only be valid for a period of two (2) years from the date
of the approval given.
This permission is given on the basis that the Developer or Consultant
is not absolved from full responsibility for the correctness and
accuracy of the design and/or documents associated.
In cases where work is commenced without prior notification to
Council, the additional costs to Council assuring itself that the
completed works are satisfactory (as determined by Council), will be
charged to the developer.
If such work is not accepted by Council the Developer will be required
to remove, remediate or reconstruct the work as directed by Council at
the Developers expense.
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Notification of Letting of Contracts
After the engineering plans and specifications have been given
approval by Council, the developer or their representative shall inform
the Council in writing of the name(s) and address(es) of principal
contractor(s) to whom it is proposed to award the contract(s).
The Council shall advise the developer or their representative who will
be carrying out inspection on site.
It is also the developer's responsibility to ensure that the Council is
notified of the commencement and completion of each phase of work.
While as much notice as possible is desirable, a minimum of twenty
four (24) hours is required, excluding weekends and public holidays.
All notifications shall be in writing.
8.1.10 Maintenance of Standards
It is the developer's responsibility, both directly and through their
appointed representative, to ensure that all work carried out directly or
by contractors or sub contractors is at all times in accordance with the
drawings and specifications approved by Council.
8.1.11 Variations
The developer is responsible for ensuring that all works are conducted
in accordance with the drawings and specifications approved for
construction.
Any deviation from the requirement of the approved drawings and
specification, which may be necessary to meet particular
circumstances, must be referred to the Council for specific permission
for use.
8.1.12 Damage
All damage to existing roads, services or private property or
disturbance of survey boundary marks due to, or caused by any new
works, shall be the liability of the developer. As soon as it comes to
the developer’s attention, Council shall be notified. Immediately
following instruction from Council the developer must repair the
damage. If this is not practically possible, the developer shall make
the area safe by carrying out remedial works. If the work is not
commenced within a reasonable time then the Director of Technical
Services may arrange for the necessary work to be carried out and
charged to the developer. This provision includes removal of mud and
debris from existing roads in the vicinity of the subdivision. A daily
removal of such debris may be necessary in the interests of traffic
safety.
8.1.13 Quality Control and Certification
The Council requires Quality Assurance certificates of testing from a
NATA registered laboratory that material, workmanship and
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construction standards conform to the specifications. Specific
obligations in this regard will be as shown in the Specification for Road
and Drainage Works (refer to section 8.2.1).
Council expects the developer to reject any material or work, which is
not in accordance with the drawings and specifications, and to direct
such replacement, removal or correction as appropriate.
At practical completion and final completion, the certifying engineer
shall certify that all such works are in accordance with the endorsed
designs, drawings and specifications. All test certificates resulting from
the above testing requirements shall be provided with the certification.
As Constructed drawings, signed by the Certifying Engineer, must also
be lodged with the Council prior to hand over of works.
8.1.14 Investigations
To determine pavement designs and sub soil drainage provisions for
land subdivision projects, detailed geotechnical investigations shall be
undertaken by the Developer prior to the commencement of the design
of any stage of the Development. These investigations are not
confined to, but include logging of soil profile, identification of
groundwater conditions, assessment of sub grade CBR and comment
on the suitability of insitu soils to be used in construction.
As a minimum, geotechnical investigations should include boreholes
or test pits at least every 100 metres along proposed road reserves.
Copies of the completed investigation reports shall be provided to
Council.
8.2
Requirements Prior to Commencement
Council encourages progressive design reviews to assist developers
and their consultants. Typically, these reviews could be at conceptual
design stage, during design development and at the completion of
detailed design/documentation. The latter is a compulsory review by
Council and must be undertaken in accordance with the requirements
outlined below.
8.2.1
Detailed Design Review
One (1) copy of all engineering documents shall be submitted to the
Technical Services Department for a detailed review. The documents
submitted for a review shall include as a minimum the detailed
drawings, technical specification, calculations and a design report, all
presented in accordance with current standard engineering practice.
The design report shall summarise all aspects of the design of Council
infrastructure including design criteria and assumptions. The report
shall focus on the requirements of these Guidelines and shall
specifically identify any aspects of the development where the criteria
set out in these Guidelines have not been met. In such circumstances,
detailed reasons for varying from the Guidelines shall be provided.
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Detailed calculations should be provided for all infrastructure including
road pavement design, stormwater drainage, erosion control, traffic
management and 100 year flood paths. The developer shall provide
information for asset valuation and pavement management.
Technical specifications should be produced based generally on the
standard DPI Master Specification for Roadworks but in full
compliance with all criteria set out in these Guidelines.
Detailed drawings shall include but not be limited to the following:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
(j)
(k)
(l)
(m)
(n)
(o)
(p)
(q)
(r)
(s)
(t)
(u)
(v)
(w)
(x)
Locality plan and index of drawings
Site regrading plan
Erosion control
Proposed allotment plan
Geotechnical report
Road set out plan
Road longitudinal sections
Road cross sections
Intersection details
Stormwater drainage compilation plan
Stormwater control plan (Q100)
Stormwater drainage longitudinal sections
Irrigation and landscape plan
Subsoil drainage plan
Water supply compilation
Sewerage compilation plan
Electrical conduit plan
Street lighting plan
Master services plan (Plans showing all services, pits and
inspection covers, street lights, footpaths, allotment setbacks,
pedestrian crossing points, driveway crossovers etc)
Traffic control plan
Bicycle corridors and signs
Footpaths and pedestrian linkages
Parks and recreation equipment
Park development plans
Council will review all of the submitted documents and provide
comments which shall be incorporated into final documents.
8.2.2
Final Review of Plans and Specifications
The Consultant shall produce final documents that incorporate all
comments provided by Council. The final documents shall be
presented in accordance with the following sections and shall be
accompanied by a letter from the Consultant summarising the changes
required by Council and how those changes have been incorporated.
The final documentation shall be reviewed by Council to ensure that all
corrections have been made and that the plans and specification fall
within the Guidelines. When satisfied, the documents shall be
approved and signed by the Director of Technical Services subject to
any conditions required.
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The approval to use such documentation for construction purposes
shall not imply that the Council accepts any responsibility for the
technical adequacy of the design. This accountability remains the
absolute responsibility of the Developer.
8.2.3
Final Documentation
All final documents (including those listed below) shall be provided to
Council digitally in PDF format. These documents shall be sent by
email to [email protected].
(a) Design Plans
(b) Specifications
(c) Design Report
(d) Instrument of Determination
(e) Site investigation reports
Each of these documents shall also be provided on CD to the Director
of Technical Services or their delegate. The CD shall also include all
drawings in files compatible with the program in which they were
produced (AutoCAD, Microstation etc).
8.2.4
Roadworks Plan
Drawings shall be prepared to the appropriate scales as shown below:
(a) Plan and longitudinal section:
Horizontal
Vertical
1:500
1:100
(b) Typical cross section
1:100 Natural
(c) Intersection details
1:200
(d) Other details
1:1, 1:5, 1:10
Detailed scale drawings shall be prepared of road intersections
showing Telstra, power and water services, stormwater and sewerage
pits, valves, manholes, etc to ensure that interference does not occur.
8.2.5
Stormwater Drainage Plans
Drawings shall be prepared to the appropriate scales as shown below:
(a) Compilation Plan
1:1000
(b) Longitudinal Sections:
Horizontal
Vertical
1:500
1:100
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1:1, 1:5, 1:10
(d) Catchment Plan
(e) Drainage Computations
(f)
100 year flood plan
(g) Stormwater discharge point for each allotment
8.2.6
Master Services Plan
The Master Services Plan shall show location of all services, pits and
inspection covers, street lights, footpaths, allotment setbacks,
pedestrian crossing points, driveway crossovers etc.
Where Telstra, Austar and PWC ducting and water mains are laid at
non standard depths, the depth to these services shall be indicated on
the plan. Any potential service conflict points shall be identified along
with an explanation as to how the conflict is to be avoided.
8.2.7
Stamping of Drawings
Drawings shall include a digital stamp which should be placed in the
title block. A copy of the required stamp is shown in Appendix D.
8.3
As Constructed Drawings
8.3.1
Overview
As constructed drawings shall be produced upon completion of the
construction of any development. These drawings shall show the
actual finished levels and position of all new infrastructure constructed
as part of the development
8.3.2
Drawing Presentation
Final construction drawings as approved and signed by Council shall
be used as a base for the As Constructed Drawings. The information
on the drawings shall be revised to match the actual position and level
of all infrastructure constructed on site.
8.3.3
Survey
A licensed surveyor shall be engaged to undertake all survey
necessary to produce accurate As Constructed Drawings. All surveys
are to be on the following datum:
•
HORIZONTAL - The horizontal datum for control points is
Australian Map Grid (AMG 94) based on the AMG coordinates of
the Permanent Survey Mark Control Network. (See the relevant
contact person with the DPI for Information on the location of
these Control Points).
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VERTICAL - The vertical datum for control points is the Australian
Height Datum (AHD).
8.4
Application for Completion
8.4.1
Conditional Acceptance and Handover
Where Council have agreed for arrangements to be made with the
Department of Planning and Infrastructure (DPI) to allow for
conditional acceptance of works servicing any part of the development
area, Council shall require the following prior to signing the Conditional
Certificate of Acceptance and Handover of Works:
(a) An engineer’s certificate certifying that:
(i)
the works referred to date, from their personal knowledge and
in the exercise of their professional discretion, have been fully
and wholly constructed in accordance with previously
submitted detailed plans and specifications identified in the
certification; and
(ii) as constructed drawings signed by Certifying Engineer with
test certificates.
(b) An Omissions Guarantee being an unconditional bank guarantee
1.25 times the value of outstanding works including but not limited
to landscaping, footpaths and driveways, is required. The value of
outstanding works determined by Council will be based on actual
construction rates to be provided by the Developer.
8.4.2
Release of Titles
When making application for the release of titles with respect to the
works servicing any part of the development area, the developer shall
deliver to the Director of Technical Services:
(a) In relation to that part of the development area, a full set of As
Constructed drawings in accordance with Section 8.3.
Constructed assets including reduced level information on lot
boundary corners intersections and all service easements.
The drawings shall be signed by the Professional Engineer
responsible for the construction.
(b) A signed Engineer's Certificate which certifies that:
(i)
the works referred to, from their personal knowledge and in
the exercise of their professional discretion, have been fully
and wholly constructed in accordance with as constructed
detailed plans and specifications identified in the certification;
and
(ii) the works referred to in those drawings have been
constructed in accordance with those drawings.
(c) All testing certificates shall be provided.
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(d) Funds in lieu of construction - if Council has agreed to undertake
work at a later point in time funds as calculated by Council shall
be provided. Such works could include but not be limited to:
(i)
Footpaths.
(ii)
Access strips.
(iii)
Landscaping.
(iv)
Bicycle paths.
(v)
Fencing.
(vi)
Public art.
(e) Payment of Council fees:
(i)
development fees applicable in accordance with Councils
current fees and charges;
(ii) full supervision (if applicable);
(iii) any fees relating to Clause 8.1.7.
8.4.3
Defects Liability Period
The developer shall provide security for a Defects Liability Period of 3
years for all roads, pathways, drainage and lighting and 1 year for all
landscaping in the form of cash or unconditional bank guarantees. For
the purposes of this document, the definition and explanation of
Defects Liability Period as contained in NPWC Ed. 3, General
Conditions of Contract shall apply.
The two separate unconditional bank guarantees shall be to the value
of 10 % of the actual final construction costs of all assets handed to
Council including all variations and including GST. It is the Developers
responsibility to guarantee that adequate measures are taken to
ensure that potential subsoil drainage problems do not occur.
The developers will be held responsible for future problems caused by
unforseen groundwater seepage problems on all Council
infrastructure.
Developers are responsible to ensure that it sells allotments which are
fit for purpose.
Any works or portions of works that are defective and rectified after the
defects liability period has commenced will be subject to an extension
of the full period or any part thereof to take effect from the date the
defect is rectified as determined by the Director of Technical Services.
Council may use the security deposit at any time and at its discretion
to rectify any defects identified by Council.
The security deposit is refundable upon the satisfactory completion of
the Defects Liability Period and upon written application by the
Developer to Council.
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Release from Defects Liability Period
On completion of the defects liability period the developer shall apply
to Council in writing for a Certificate of Defects Clearance. The works
servicing any part of the development area shall remain under the
defects liability period until all defects have been rectified and a
Certificate issued.
If the Council holds a security deposit, with reference to the
development, the Certificate, together with any unused component of
the security deposit will be forwarded to the developer.
All defects which are rectified will be subjected to an additional
Defects Liability Period in accordance with these Guidelines.
8.5
Miscellaneous Provisions
8.5.1
Level Checking
Levels shall be checked using a competent surveyor who is eligible for
membership of the Institution of Surveyors or the Institution of
Engineering and Mining Surveyors.
8.5.2
Protection of Persons and Property
The developer shall provide, erect and maintain all barricades, guards,
fencing, temporary roadways, footpaths, signs and lighting and
maintain all watching and traffic flagging lawfully required by any
public of other authority or necessary for the protection of the works or
of other property or for the safety and convenience of the public and
others and shall remove the same when no longer required.
The developer shall avoid obstruction or damage to roadways and
footpaths, drains and watercourses and any public utility or other
services on or adjacent to the site which are visible or the location of
which can be ascertained by the developer from the appropriate
authority and shall have any obstruction removed immediately and at
own cost shall have made good all damage caused.
The developer shall avoid interference with or damage to property on
or adjacent to the site and shall provide temporary protection for and
shall repair and reinstate all damage caused thereto, either directly or
indirectly.
The developer shall prevent nuisance to the owners, tenants or
occupiers of properties adjacent to the site and to the public generally.
This provision includes removal of mud and debris from existing roads
used to access or service the development in the vicinity of the
development. It shall also include the control of dust generated from
the development through watering or other measures.
In the event of the developer’s failure to conduct repairs or remedial
action within two days notification of such damage, Council may have
the remedial work carried out and the cost incurred shall be recovered
from the developer.
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8.5.3
City ofATTACHMENT
Palmerston
C
Inspection
The developer shall arrange with the Certifying Engineer and
representative of Council for joint inspections of works when each new
element of construction is being performed for the first time.
The developer shall also notify the Council representative in writing,
and at least twenty-four hours in advance, of the commencement and
completion of each phase of development.
The Certifying engineer shall conduct all inspections.
Normally the phases at which the work must be notified are as follows:
(a) Prior to commencement of clearing.
(b) Setting out and commencement of earthworks.
(c) Completion of subsoil drainage prior to backfill.
(d) Completion of earthworks to sub grade before laying pavement.
(e) Commencement of kerb and channel.
(f)
Commencement of sub-base.
(g) Commencement of base course.
(h) Preparation of surfacing.
(i)
Commencement of surfacing.
(j)
Stormwater drainage - pipe laying, prior to backfilling and testing.
(k) All other underground services - backfilling and testing.
(l)
Final inspection.
Page
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Palmerston Subdivision Guidelines
APPENDIX A
CPTED DESIGN PRINCIPLES
City of Palmerston
ATTACHMENT C
ATTACHMENT C
GUIDELINES FOR CRIME PREVENTION
Acknowledgement:
The following material has been extracted from AMCORD: A National Resource Document for
Residential Development, Practice Note 17 - published by the Commonwealth of Australia in 1995.
Scope
The need to design for community safety in neighbourhoods and other urban areas has been
increasing over recent times. Although crime statistics are of growing community concern,
research suggests that fear of crime affects people more than the actual risk to their safety.
In turn, this perceived risk tends to limit the mobility of the more vulnerable, including women,
children and the elderly. Where actual criminal activity is prevalent there is evidence to
suggest that much of this is opportunistic and can be influenced by reducing the
opportunities for unobserved crime and ease of escape.
Two issues, in particular, that can be addressed through urban design are:
•
Increasing the public’s sense of safety when using streets and other public spaces
which, in turn, may lead to increasing public use and safety in numbers;
•
Discouraging the potential for crime, including breaking into buildings and damaging
property, through a combination of obvious security measures and other more subtle
deterrents.
Designing for safe environments should be an integral part of the initial design process,
whether for single dwellings, a medium-density housing project, shopping centres, infill land
divisions or entire neighbourhoods.
Surveillance
Casual surveillance from private homes or public streets is often a most effective means of
deterring antisocial behaviour. There are a number of techniques to consider during the
design process:
•
Orientate the fronts and entrances of buildings towards the public street and avoid
screens, high walls, carports and landscaping which would obscure direct views to
public areas.
•
Place entrances of buildings opposite each other across the street, or group entrances
of multiple-dwelling developments on to a commonly visible area to provide maximum
mutual surveillance.
•
Arrange living areas, windows, accessways and balconies to overlook recreation areas
and provide observation points to all areas of a site, particularly entrances and carparks.
•
Restrict access to the rear of sites, thereby reducing the opportunity for people to
wander around (eg with gates or a continuation of side fencing to the building).
•
Reduce the opportunity for people to be unobserved in foyers of buildings by providing
direct access from the street and by placing windows to ensure that the area can be
observed before entering.
•
Install peepholes and chains on doors to monitor visitors and increase the feeling of
security.
•
Clearly display street numbers where they can be readily seen by emergency vehicles.
1
ATTACHMENT C
Lighting
The veil of darkness can hide and encourage inappropriate or criminal behaviour. The
provision of lighting both on private property and in public spaces can be an effective
deterrent. Artificial lighting has the disadvantages of ongoing costs and
possible vandalism. However, solar and low-wattage technology have made lighting an
efficient investment in relation to total benefits. Toughened glass lamps or shields may be
required in higher-risk areas and are essential where human-scale lighting is used in public
areas.
Achieving continuous lighting of public spaces in low-density areas is not always feasible. In
these circumstances it may be more appropriate to identify popular routes along which
lighting is concentrated. To be effective 'safe routes' should include other measures such as
signage, opportunities for casual surveillance, clear sight lines, appropriate paving,
accompanying night-time patrols by police, straight routes, and appropriate landscaping.
Other considerations when designing for lighting are:
•
Achieve consistency of lighting to reduce contrast between shadows and illuminated
areas.
•
Ensure lighting is directed towards pedestrian pathways and public spaces rather than
on the road or into the windows of housing. The design of lighting must also take into
account the mature height of landscaping and other potential impediments.
•
Ensure adequate lighting of common areas such as corridors, entrances, laundries, lifts,
stairwells and parking areas.
•
Locate bright lights in heavily used spaces, but ensure that they do not create a 'wall of
darkness' or create glare for pedestrians and motorists.
Figure 1: Select lighting appropriate to conditions and requirements.
2
ATTACHMENT C
Appropriate Land-Use Mix
Encouraging a range of complementary land-use activities, which extends the duration and
level of intensity of public activity in particular areas is one of the more effective means of
discouraging antisocial behaviour. This will increase the possibility of casual surveillance
during the day and night, and increase the feeling of 'safety in numbers'. Some factors to
consider are:
•
Mix uses of a compatible scale, such as primary schools adjacent to local or
neighbourhood centres, and secondary schools adjacent to district centres, major
recreation and leisure centres, within regional and town centres.
•
Mixed uses should provide a range of day and night-time activities in close proximity,
and should not segregate perceived 'nuisance' users such as youth from other age
groups after hours.
•
Mix land uses vertically as well as horizontally (eg shop-top housing with views to public
areas).
•
Provide for street-related after-hour activities such as theatres, restaurants and street
vendors, and limit areas that are accessible to pedestrians only (eg malls).
•
Design the premises of such after-hour activities so that the public realm is visible to
patrons within (eg provide for outdoor seating).
•
Encourage night-time activities within public parks (eg tennis, netball, basketball) with
suitable lighting.
Landscaping
The landscaping of parks, streets, public and private car parks and private property should
take account of opportunities for informal surveillance by drivers, pedestrians and residents.
Accordingly landscaping schemes should consider these principles:
•
Avoid vegetation which conceals paths or building entrances or which is close to
windows. The use of plants with repelling characteristics such as thorns, spikes or
nettles may be a useful deterrent to gaining access to ground-floor windows or other
areas that need to be protected.
•
Provide low to medium shrub planting with a height no greater than 1.5m and/or taller
clear-stemmed trees. This allows sight lines for motorists to be retained, as well as
encouraging informal surveillance of potential car vandalism and theft. Dense planting
in corners and behind high walls should be avoided.
•
The mature height and spread of landscaping should be considered in order to preserve
the sight lines of pedestrian and cyclist pathways.
3
ATTACHMENT C
Boundary Delineation
Clear delineation of public and private space can assist in deterring trespass. The use of
building features, shrubbery, changes of level and low to medium-height fencing should
clearly delineate property boundaries and private spaces. Fencing should be used to
prevent easy access to the site from outsiders, without creating a fortress. High courtyard
walls obscure opportunities for resident surveillance of the street and vice versa. Exceptions
may need to be considered where traffic noise is a problem or where screening for private
open space is required.
Figure 2: Symbolic barriers defining zones of transition.
Public Telephones, Toilets, Street Furniture and Bus Shelters
The location, design and material selection of public facilities such as telephones and toilets
can go some of the way to preventing deliberate vandalism. Some measures which should
be considered include:
•
Locate public toilets at well-illuminated park entrances or close to commercial areas
where they are more visible to casual surveillance by passers-by. Facilities should be
well-lit with vandal-proof lighting, be clear of landscaping which might obscure sight lines
from roads, paths and houses, and have pedestrian paths concentrated in the vicinity.
•
Street furniture should be selected for its quality of workmanship and materials to ensure
long-term durability. A high-quality finish which contributes in a positive way to a
pleasant streetscape may have an effect on reducing vandalism.
•
The design should vary depending on location and circumstances. However, preference
should be given to robust materials which do not have components that can be easily
removed.
•
There should be clear visibility of bus stops with well-maintained and lit shelters that
allow direct views to and from the public street.
•
Provide passenger information of routes and timetables at each bus stop.
•
Avoid locating bus stops adjacent to vacant land, lanes, car parks or buildings set back
from the street.
4
ATTACHMENT C
Pedestrian and Cycle Routes
•
Focus pedestrian movement after dark along a few, well-used and observable entry and
exit routes.
•
Ensure that those routes are the most direct and logical routes between commonly
visited locations.
•
Provide comfortable places to sit and socialise adjacent to building entrances.
•
Provide separate areas for teenagers to sit or socialise so that territorial conflicts do not
occur. Ensure, however, that these 'territories' do not violate the security of dwellings or
other buildings, or compromise the safety of pedestrians or cyclists.
•
Locate the dwellings of particular groups (elderly people, families with small children)
close to the services and facilities they frequently use (eg shops, seating area, play
space).
•
Minimise the likelihood of a potentially intimidating group (ie young men or teenagers)
taking over some space en route by locating facilities for them elsewhere. For example,
if the route older people must take from their homes to shops or the bank passes
through a park dominated by young people, consider re-aligning the path or allocating
units to older people in less vulnerable locations.
Figure 3: Infill development should attempt to retain and reinforce
established lines of communication.
5
ATTACHMENT C
•
Provide clearly marked 'exit' points to an area of high pedestrian or vehicular traffic
every 500m along recreational bicycle and pedestrian paths.
•
Provide bicycle parking which can be informally surveyed from streets and buildings or
by parking attendants.
•
Pedestrian and cyclist paths should be well-lit and signed, and should avoid
underpasses and dense clusters of trees next to the path and at stop points such as
road crossings.
•
Avoid the necessity for grade separation along pedestrian and cyclist paths, or provide
safe, alternative, and clearly marked at-grade crossing points.
Centres
•
Development within centres should provide carparking areas and other transport
facilities next to after-hour uses such as video stores, fast food outlets, late-night
chemists and entertainment facilities.
•
There should be an appropriate mix of activities and uses aimed at extending hours and
levels of activity.
•
Public spaces should be bounded by a range of compatible day and after-hour activities
(eg schools, local shopping facilities, community facilities).
•
Pathways and public spaces in centres should be identifiable, legible, appropriately lit
and visible.
•
Entry and exit points to centres should be well-defined and signposted.
•
Casual surveillance should be possible from adjacent developments.
•
Public and private spaces should be clearly defined.
•
Automatic teller facilities should be located in well-lit and highly visible areas, preferably
adjacent to other after-hour activities.
6
ATTACHMENT C
Figure 4: Crime prevention for new town centres.
7
ATTACHMENT C
Public Open Space and Public Spaces
•
Provide seats on the perimeter of the park or other space for use by people with mobility
problems or concerns about security and to encourage viewing into the space.
•
Ensure that the path system and overall layout allows pedestrians to observe an area of
potential social contact before entering it.
•
Ensure that open space, community buildings and other structures are capable of casual
surveillance from the activity rooms of adjacent dwellings.
•
Ensure that open space is attractive to legitimate users so that heavy use will
discourage antisocial activities.
Figure 5: Crime prevention considerations when designing pedestrians/bicycle paths.
•
Accommodate shortcuts through public spaces and ensure that there are several clearly
visible escape routes.
•
Encourage people to stop and linger by incorporating dense furnishing, attractive focal
elements and defined edges.
•
Design public spaces for year-round use.
•
Ensure that no boundaries render the public space visually or functionally inaccessible
to passers-by.
•
Encourage ground-level uses in buildings which can contribute to the enlivening of the
public space (eg cafes with comfortable outdoor seating, rather than offices or blank
walls).
8
ATTACHMENT C
•
Design subspaces so that a person sitting there alone will not feel uncomfortable or
unsafe.
•
Design public space as part of the central area’s pedestrian and cycle circulation
systems, linked to safe neighbourhood pedestrian and cycle paths.
•
In terms of public art, consider both the maintenance and ecological costs of various
designs and operating systems.
•
Display names and addresses of all buildings clearly on walls in high-contrast letters in
well-lit positions and ensure that building entrances are easily identified.
•
Consider providing a clear, well-lit, glass-enclosed map of the central area, showing 'you
are here', names of nearby streets, public transport stops, taxi ranks, safe pedestrian
night routes, cycle paths etc.
•
Develop management policies that encourage extended hours of usage through special
events and involve the community in planning and managing festivals, exhibitions,
concerts and performances.
Vandalism
•
Specify materials that withstand normal hard use and can easily be replaced.
•
Use standard-sized panels, light globes, panes, fittings etc to facilitate speedy
replacement.
•
Avoid obvious 'problem' materials which encourage wilful damage. These include:
-
soft-textured wall finishes which can be easily scratched or damaged (especially in
entry or accessways);
-
large, long areas of light-coloured wall finishes susceptible to spray-paint graffiti;
-
light-coloured wall finishes next to planting beds (or any but paved surfaces) where
rainfall or irrigation is likely to cause unsightly staining;
-
glass (especially full-length glass) in vulnerable positions, particularly along muchused public access routes;
-
tiles or glass below the height of ground-level windowsills;
-
external copper and lead piping, which are vulnerable to theft;
-
painted metal or wood posts or fences in public spaces;
-
flimsy panelling or lightly constructed timber fencing in public areas;
-
Use textured or 'fluted' surfaces, paint walls different colours, or plant vines to cover
large wall spaces to avoid graffiti.
9
ATTACHMENT C
Figure 6: Crime prevention for new neighbourhoods
References
Sarkissian, W (1984) Safe as Houses: A Manual for Crime Prevention in the Design of
Medium Density Public Housing.
Bell, W (1992) Crime Prevention: A Planning and Urban Design Approach.
Bell Planning Associates (1995) Role of Urban Design in Crime Prevention and Community
Safety.
The Centre for Residential Security Design (1973) A Design Guide for Improving Residential
Security.
10
Palmerston Subdivision Guidelines
APPENDIX B
SITE ANALYSIS
City of Palmerston
ATTACHMENT C
ATTACHMENT C
SITE ANALYSIS PLAN
ATTACHMENT C
CHECKLIST
Site Information
‰
Contours and geotechnical conditions where relevant (e.g. contaminated soils, filled
areas, rocky outcrops).
‰
Existing drainage, creek lines, wetlands, groundwater soaks, services and easements.
‰
Existing vegetation including the location of significant trees and remnant vegetation.
‰
Buildings including any that could be retained or that may be heritage listed.
‰
Views to and from the site.
‰
Access and connection points.
‰
Orientation, microclimate and noise or other pollution sources.
‰
Fencing and boundary locations.
Surrounding Context
‰
Location and use of adjacent and nearby buildings and sites.
‰
The nature of adjacent land uses (e.g. industry, primary production, schools, community
facilities, centres).
‰
Views and solar access enjoyed by adjacent residents.
‰
Street reserve features such as services poles, street trees, kerb crossovers, bus stops,
other services.
‰
Built form and character of adjacent and nearby development, including character
housing, fencing, garden styles.
‰
Direction to and distances from local shops, schools, public transport stops, public open
space and other community facilities.
‰
Relationships to existing public open space and opportunities for integration including
possible linkages with existing walking and cycling paths.
‰
Up-stream and down-stream stormwater management considerations.
‰
Significant vegetation on adjacent properties.
‰
Differences in levels between the site and adjacent land.
‰
Likely long term development outcomes for adjacent land (e.g. retained as primary
production or earmarked for urban development).
‰
Proposals for traffic management in the adjacent streets.
‰
Potential for connections to existing movement networks (e.g. roads, off-road paths).
Palmerston Subdivision Guidelines
APPENDIX C
TYPICAL ROAD HIERARCHY MAP
City of Palmerston
ATTACHMENT C
ATTACHMENT C
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
APPENDIX D
STANDARD ACCESS STRIP, CROSSOVER AND KERB
DETAILS AND APPROVAL STAMP
ATTACHMENT C
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
APPENDIX E
STANDARD ROAD CROSS SECTION DRAWINGS
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
APPENDIX F
STANDARD STREET NAME SIGN DETAILS
ATTACHMENT C
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
APPENDIX G
STANDARD DETAILS FOR LANDSCAPE WORKS
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
ATTACHMENT C
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
APPENDIX H
APPROVED STREET TREE SPECIES LIST
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
APPROVED VERGE TREE SPECIES LIST AS OF AUGUST 2007
Tabebuia Argentia: Open branched tree with corky bark. To 8 metres with silvery grey
leaves. Yellow trumpet flowers.
Tabebuia Rosea: Open branched tree with corky bark. To 8 metres with silvery grey leaves.
Pink trumpet flowers.
Tabebuia Pallidia (Pink Trumpet Tree): Rounded evergreen tree to 8 metres. Dense
clusters of pink trumpet flowers. Shining green leaves. Partially drought resistant. Very
showy.
Mimusops Elengi: Evergreen tree to 10 metres. Dense crown. Flowering between
November and January. Dense dark green foliage. Elegant, stable, shade trees.
Pittosporum Melanospermum: Small compact tree to 10 metres. Neat crown. Creamy white
flowers January to March.
Drypetes Lasiogyna:
Small compact tree to 7 metres. Dense foliage. Semi-deciduous.
Flowering May to November. Juvenile leaves holly like.
Lophostermon Grandiflora: Tall tree to 15 metres with broad well formed crown. Small
creamy green flowers October to February. Bark dark and hard.
Diospyros Maritima: Small compact tree to 8 metres. Dense evergreen crown. Flowering
January to March. Male and female flowers on separate trees. Large glossy dark green
leaves.
Alstonia Actinophylla (milkwood): Erect stately tree to 20 metres. Thick trunk and dense
compact crown. Pale corky bark.
Brachychiton Diversifolius (Kurrajong): Tree to 15 metres with well formed conical crown.
Semi-deciduous. Bell shaped flowers June to September. Slow growing.
Allosyncarpia Tenata: Large tree to 30 metres. Broad dense evergreen crown. Rough bark.
Small cream white flowers October to December. Slow growing.
Buchanania Arborescens: Erect slender tree to I5 metres. Conical crown and dense
evergreen foliage. Cream and yellow small flowers August to October.
Canarium Australianum: Tree to 15 metres, deciduous male and female trees. Cream
flowers September to December. Shapely tree with open crown.
Carrallia Brachiate: Tree to 10 metres, spreading ascending branches. Small cream flowers
July to September.
Alphitonia Excelsa: Erect shapely tree with layered branches to 10 metres. Shapely leaves
with grey underside. Small cream flowers from January to April.
Lophopetalum Arnhemicum: Medium tree to 15 metres with smooth greyish bark. Upright
structure.
Syzygium Suborbiculare (red bush apple): Tree to 12 metres with rounded crown. Flowers
large white July to October. Attractive, ornamental.
Palmerston Subdivision Guidelines
City of Palmerston
ATTACHMENT C
Syzygium Armstronqii: Tree to 20 metres with dense foliage. White flowers September to
December. Fast growing. Needs ample moisture.
Syzygium Nervosum: Large spreading tree to 25 metres. Flowering September to
November. Requires ample moisture.