Subdivisional Guideli nes
Central Desert Regional Council
Adopted 6 December 2013
Subdi visio nal Guid elines – Central Desert Regional Council Fo rwar d
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Document Control
Version Date Author Reviewer Draft 16 October 2011 Tony Parsons AWP 90% 14 November 2011 Tony Parsons AWP Final 16 January 2012 Tony Parsons AWP Ryan Prescott RP
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Background
As part of the Strategic Indigenous Housing and Infrastructure Program (SIHIP), a set of Guidelines were established to provide direction for each Alliance to expected subdivisional standards. Unfortunately, these guidelines were not sufficient. As a result, LGANT is seeking a comprehensive set of guidelines that cater for the needs of both densely populated areas as well as smaller towns.
The following Guidelines are provided for the information of subdividers of land in the Northern Territory wherever assets are to be handed over to a local Government Authority (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.
Structure of Guidelines
The following Subdivision and Development Guidelines are provided for the information of subdividers of land and developers in the Northern Territory. While they define prescriptive requirements, they are not intended to limit the creativity of the planning, engineering and construction professionals engaged.
These guidelines should be referred to when planning any new or redevelopment of a site of any size. These guidelines deal mainly with the requirements for large developments of multiple allotment properties and less with single lot redevelopment.
The Guidelines represent minimum standards acceptable to Council for the planning, design, construction and maintenance of infrastructure associated with developments. They are written in support of Councils policy and procedure manual and standard drawings. Nothing within the Guidelines removes responsibility from any parties for their actions within the process.
The Guidelines recognise the planning philosophy, technical requirements and needs and expectations of stakeholders necessary to create a viable, sustainable, environmentally friendly, safe and liveable community.
The development process is viewed by Council as a partnership between all parties involved that provides positive outcomes for stakeholders. The Guidelines assume that the developer is informed and willing to adopt current and innovative practices common to development within the NT and Australia wide.
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The Subdivision Development Guidelines document consists of eight parts plus Annexures.
These Guidelines are designed to provide the minimum standard for applicable for delivering a subdivision within the Northern Territory. Consequently the Guidelines are divided into a number of sections, these been:
Section 1 General Overview of Building a Community
Discusses the general intent of the Guidelines. It 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.
Section 2 General Requirements
Provides a flow chart to guide the Developer through the Planning Process, Design Process and Construction Process.
Section 3 The Planning Process
Discusses the general planning and development process with reference to the Planning Act, the Northern Territory Planning Scheme and identifies the NT Government and Council’s roles and responsibilities.
Section 4 The Design Process
Discusses information gathering, approval process, drafting and presentation standards and As Constructed requirements.
Section 5, 6, 7, 8, 9 Design Standards
Discusses all design and specification requirements. Includes Roads, Pathways, Drainage, Lighting and Landscaping.
Section 10 The Construction Process
Discusses the construction process has it relates to communicating with Council and the public.
Section 11 Construction General Conditions
Outlines the general conditions of contract to be supplemented with the Technical Specification as discussed in the Design Standards.
Section 12 References
Annexures
Provides additional information on aspects of the guidelines that may need further investigation. They also provide the specific information on each Council’s requirements.
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Disclaimer by Council
The Guidelines shall be read in conjunction with relevant legislation and any Council approved policies or documentation.
All due care has been taken in producing these Guidelines and its consistency with relevant legislation and standards however if any inconsistency is noted Council will provide the necessary clarifications. Council does not guarantee the completeness of the information contained within these Guidelines and does not accept any loss or damage that may result from the use of the Guidelines.
Council reserves the right to deviate from particular aspects of the Guidelines for any Subdivision or Development where it deems to be warranted.
Status of the Document
LGANT version Revision Date Description Approved
Draft October 2011 Draft Peter McLinden 90% November 2011 90% Peter McLinden Final January 2012 Final Peter McLinden
Central Desert Regional Council version Revision Date Description Approved
Final November 2013 Final Glenn Marshall
Prepared by
Cardno (NT) Pty Ltd Level 6, 93 Mitchell Street Darwin NT 0800 GPO Box 1162 Darwin NT 0801 Telephone: 08 8942 8200 Facsimile: 08 8942 8211 International: +61 8 8942 8200 [email protected] www.cardno.com.au
LGANT Profile
LGANT provides a united voice for Local Government at the Territory level and at the national level through membership of the Australian Local Government Association (ALGA).
LGANT was first incorporated in 1992 as the single peak body representing local government in the Northern Territory.
The Association is established as an incorporation body under Section 242 of the Local Government Act of the Northern Territory. It has a constitution which deals with a range of corporate governance issues including membership, subscription and finances. The constitution is available on the Association’s website. Decembe r 2013 Ca rdno (NT) Pty Ltd iv
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LGANT Membership
Membership of the Association is voluntary and is open to all 16 local government councils in the Northern Territory that are constituted under the Local Government Act. The Association is also able to admit members under Clause 6.4 of its constitution.
Members of LGANT are:
Alice Springs Town Council 93 Todd Street Alice Springs NT 0870
PO Box 1071 Alice Springs NT 0871
Telephone (08) 8950 0500 Facsimile (08) 8953 0558 Email [email protected] Website www.alicesprings.nt.gov.au
Barkly Shire Council 41 Peko Road Tennant Creek NT 0860
PO Box 821 Tennant Creek NT 0861
Telephone (08) 8962 0000 Facsimile (08) 8962 3066 Email [email protected] Website www.barkly.nt.gov.au
Belyuen Shire Council CMB 18 Darwin NT 0801
Telephone (08) 8978 5071 Facsimile (08) 8978 5154 Email [email protected] Website www.belyuen.nt.gov.au
Central Desert Shire Council 1 Bagot Street Alice Springs NT 0870
PO Box 2257, Alice Springs NT 0871
Telephone 1300 360 605 Facsimile (08) 8958 9501 Email [email protected] Website www.centraldesert.nt.gov.au
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City of Darwin Harry Chan Avenue Darwin NT 0800
GPO Box 84 Darwin NT 0801
Telephone (08) 8930 0300 Facsimile (08) 8930 0311 Email [email protected] Website [email protected]
City of Palmerston 2 Chung Wah Terrace Palmerston NT 0831
PO Box 1 Palmerston NT 0831
Telephone (08) 8935 9922 Facsimile (08) 8935 9900 Email [email protected] Website www.palmerston.nt.gov.au
Coomalie Shire Council 141 Cameron Road Batchelor NT 0845
Telephone (08) 8976 0058 Facsimile (08) 8976 0293 Email [email protected] Website www.coomalie.nt.gov.au
East Arnhem Shire Council PO Box 1060 Nhulunbuy NT 0881
Telephone 1300 764 573 Facsimile (08) 8986 8999 Email [email protected] Website http://www.eastarnhem.net.au/
Katherine Town Council Lot 1865 Stuart Highway Katherine NT 0850
PO Box 1071 Katherine NT 0851
Telephone (08) 8972 5500 Facsimile (08) 8971 0305 Email [email protected] Website www.ktc.nt.gov.au
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Litchfield Council 7 Bees Creek Road Freds Pass NT 0836
PO Box 446 Humpty Doo NT 0836
Telephone (08) 8983 0600 Facsimile (08) 8983 1165 Email [email protected] Website www.litchfield.nt.gov.au
MacDonnell Shire Council Corner Bagot Street and South Terrace, Alice Springs NT 0870
Telephone (08) 8951 6412 Facsimile (08) 8951 6461 Email [email protected] Website www.macdonnell.nt.gov.au
Roper Gulf Shire Council 29 Crawford Street Katherine NT 0851
PO Box 1321 Katherine NT 0851
Telephone (08) 8972 9000 Facsimile (08) 8971 2607 Email [email protected] Website www.ropergulf.nt.gov.au
Tiwi Islands Shire Council Puti Drive Nguiu, Bathurst Island NT 0822
PO Box 104 Parap NT 0804
Telephone (08) 8970 9500 Facsimile (08) 8970 9555 Email [email protected] Website www.tiwiislands.nt.gov.au
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Victoria Daly Shire Council 14 Katherine Terrace Katherine NT 0850
PO Box 19 Katherine NT 0851
Telephone (08) 8972 0777 Facsimile (08) 8971 0856 Email [email protected] Website www.victoriadaly.nt.gov.au
Wagait Shire Council PMB 10 Wagait Beach NT 0801
Telephone (08) 8978 5185 Facsimile (08) 8978 5100 Email [email protected] Website www.wagait.nt.gov.au
West Arnhem Shire Council 13 Tasman Crescent Jabiru NT 0886
GPO Box 4246 Darwin NT 0801
Telephone (08) 8979 9444 Facsimile (08) 8979 2488 Email [email protected] Website www.westarnhem.nt.gov.au
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Roper GuH Shire
MacDonnell Shire
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Acknowledgements
The authors acknowledge the role and contribution of the review panel in providing guidance and information during the preparation of this guide.
The panel comprised the following members:
• Peter McLinden (LGANT)
• Tim Day (Central Desert Shire Council)
• Ted Vivian (City of Palmerston)
• Errorl Montorio (East Arnhem Shire Council)
• Alex Douglas (West Arnhem Shire Council)
The authors acknowledge the use of the existing subdivisional standards of the following Council members:
• Alice Springs Town Council
• City of Palmerston
• Katherine Town Council
• Litchfield Council The panel and LGANT members would like to thank The Northern Territory Government, Department of Local Government and Regional Services (Remote Housing) for their funding of this project.
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Table of Contents
Background ...... ii
Structure of Guidelines ...... ii
Disclaimer by Council...... iv
Status of the Document ...... iv
Prepared by ...... iv
LGANT Profile...... iv
LGANT Membership...... v
Acknowledgements ...... x
Glossary ...... xv
Service Authorities ...... xix
1 GENERAL OVERVIEW OF BUILDING A COMMUNITY...... 1
1.1 Type of Community ...... 1
1.2 Overview ...... 1
1.3 Integration ...... 2
1.4 Movement...... 2
1.5 Land Use and Housing Diversity/Employment...... 3
1.6 Environmental Management ...... 3
1.7 Water Sensitive Urban Design ...... 3
1.8 Public Open Space ...... 4
1.9 Sense of Place ...... 5
2 GENERAL REQUIREMENTS...... 6
2.1 Developer Requirements ...... 6
2.2 Subdivision Flow Chart ...... 6
3 THE PLANNING PROCESS...... 10
3.1 Scope ...... 10
3.2 Concept Stage...... 10
4 DESIGN PROCESS ...... 12
4.1 Field Work ...... 12
4.2 Requirements Prior to Commencement...... 13
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4.3 As Constructed Drawings...... 17
5 ROADS AND PATHWAYS ...... 18
5.1 Road Hierarchy ...... 18
5.2 Traffic Management ...... 20
5.3 Traffic Control Devices ...... 21
5.4 Road Pavement and Surface Design...... 22
5.5 Road Geometry ...... 23
5.6 Typical Cross Sections...... 24
5.7 Kerbs ...... 25
5.8 Driveways ...... 25
5.9 Footpaths and Cycle paths ...... 25
5.10 Walkways / Pedestrian Linkages ...... 27
5.11 Battle Axe Allotments ...... 27
6 STORMWATER DRAINAGE...... 28
6.1 Preliminary Drainage Proposal and Investigation ...... 28
6.2 Water Sensitive Design and Erosion and Sediment Control ...... 29
6.3 Allotment Drainage...... 31
6.4 Ground Water and Special Drainage Measures ...... 32
7 LIGHTING ...... 35
7.1 Street Lighting ...... 35
7.2 Pathway and Open Space Lighting...... 35
8 LANDSCAPING ...... 37
8.1 Amenity ...... 37
8.2 Trees and Vegetation ...... 38
8.3 Streetscapes ...... 39
8.4 Parks and Open Spaces ...... 39
8.5 Street and Park Furniture ...... 42
8.6 Services Infrastructure for Parks and Open Space...... 42
8.7 Landscape Construction Requirements ...... 42
8.8 Irrigation for Landscaping...... 43
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9 MISCELLANEOUS ...... 45
9.1 Waste Bin Infrastructure...... 45
9.2 Fencing of Allotments...... 45
9.3 Development and Redevelopment within CBD and single Allotments ...... 46
10 THE CONSTRUCTION PROCESS ...... 47
10.1 Supervision and Certification of Works ...... 47
10.2 Pre-Start Meeting ...... 47
10.3 Construction Hold Points...... 49
10.4 ON Maintenance ...... 55
10.5 Asset Documentation ...... 59
10.6 OFF Maintenance ...... 61
11 CONSTRUCTION GENERAL CONDITIONS ...... 63
11.1 Protection of cadastral reference marks (crm’s) ...... 63
11.2 Supervision and Certification of Works ...... 63
11.3 Conformance Testing ...... 63
11.4 Vegetation Clearing and Topsoil ...... 64
11.5 Subgrade Evaluation ...... 65
11.6 Work, Health and Safety Requirements...... 65
11.7 Environmental Requirements...... 65
11.8 Works On Council Property...... 66
11.9 Traffic Control and Pedestrians...... 70
11.10 Landscaping Works...... 70
12 REFERENCES...... 73
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Annexes
Annex A Site Analysis Annex
B Design Standards
Annex C Standard Drawings
Annex D Standard Forms
Annex E Road Hierarchy
Annex F Council Policies
Annex G Fees and Charges
Annex H Approved Street Tree List
Annex I Environmental Considerations
Annex J Crime prevention through environmental design
Annex K Standards for purchasing container-grown landscape trees
Annex L Commentary
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Glossary
Provision of infrastructure to cater for the adequate movement Access of vehicles, pedestrians and cyclists to each allotment.
The Act Planning Act (Northern Territory)
The Fee payable to Council to lodge an application for approval of any works based on the current Fees and Charges. Application Fee For a comprehensive list of fees and charges contact the individual Council.
Those Drawings submitted by the Developer or Consultant and approved by the Officer for construction purposes. If no Approved Drawings Drawings are submitted on the submitted drawings are deficient then the Standard Drawings shall be deemed to be the Approved Drawings be it in part or full.
The Authority established under the Act that determines The Authority Development
Building Code of Australia The current version of the Building Code of Australia
The person engaged to certify the construction work. (Ideally Certifier this person should not be the Superintendent)
The Fee payable to the Council by the Developer for administration, management and supervision of approved Construction Cost Construction Works. For a comprehensive list of fees and charges contact the individual Council.
The Consultant(s) and/or their duty authorised representative(s) appointed by the Developer to undertake various design and/or Consultant construction Certification associated with a Subdivision or Development.
The person bound to execute the Subdivision or Development Contractor Works.
A plan developed by Council under Part 6 of the Planning Act to facilitate payment of a Contribution as assessed by Council Contribution Plan towards the upgrade of Infrastructure and/or Facilities as a consequence of the Development.
Council The local authority area in which the work is been performed.
Any land owned or maintained by Council, either by licence, Council Property statutory requirement of agreement.
The formal agreement entered into between the Developer and Council describing the works required by Council to be carried Deed of Agreement out under the subdivision or development and the conditions under which Council’s requirements may be met.
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Unsatisfactory or non-complying items of work noted by the Defect Superintendent, Certifier or officer. All defects are to be rectified to the satisfaction of the Officer
That period (usually 12 months) from Practical Completion or On Maintenance until such time as the Developer or Defects Liability Period Contraction can apply for an Off Maintenance inspection and the Officer deems the works to be Off Maintenance
The Northern Territory Government Department which is responsible for the administration, compliance and/or approval The Department of Government requirements referred to within these Guidelines.
The Fee payable to Council by the Developer for administration, management and approval of Design Design Approval Fee Documentation. For a comprehensive list of fees and charges contact the individual Council.
Technical Specification, Drawings, Calculations, Reports and Design Documentation any other such documents required by Council to satisfactory show intended works for the Subdivision or Development.
The Owner(s) or Lessee of the land proposed to be subdivided Developer / developed
Includes Subdivision Development and/or re-Development and Development any other Development that Council can make formal requirements upon.
The section of The Department that assesses Development Development Assessment Services Applications.
The Permit issued by the Development Consent Authority Development Consent Authority which permits the Developer to proceed with Subdivision or development Works subject to the conditions stated therein.
The Development works shall include, but are not limited to, road works and associated earth works and site works, drains,
pathways, and cycle ways, street lighting, streetscapes, and landscaping of the public spaces owned and maintained by Development Works Council. The works are not restricted to the proposed development, but may be extended to include existing or other proposed roads, drains, reserves or public or privately owned lands giving access to or affected by or having an effect on the proposed development.
The Federal Government of Australia Disability Discrimination Disability Discrimination Act Act 2009 and any amendments made thereto. (DDA)
The published Fees and Charges currently adopted by Fees and Charges Council. A list of fees and changes contact each individual Council.
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Local Authority The local Council
The Local Government Act of the Northern Territory of Local Government Act Australia
The Monetary Bond lodged by the Developer or Contractor for the duration for the Maintenance Period and may be drawn
upon by Council to carry out defect rectification, if after due process; no appropriate action is taken by the Maintenance Bond Contractor/Developer. The Maintenance bond is calculated at the Actual Construction Cost of the works and is to be lodged prior to the Works being places On Maintenance. The Maintenance Bond for each Authority is available from each Council.
The statutory period as specified, in which the Works, having
been deemed to have reached Practical Completion and placed On Maintenance by the Council, remain the Maintenance Period responsibility of the Developer to care for and maintain and repair defects resulting from faulty workmanship, and/or defective materials and design defects and omissions. This is usually the same as the Defects Liability Period.
The Minister (of the Northern Territory) for the Appropriate The Minister Department.
Reference to the provisions of the Work Place Safety and Occupational Health and Safety Health Act (Northern Territory) and the Work Place Safety and Health Regulations (Northern Territory).
The Chief Executive Officer of the Council or the duly authorised or delegated person acting on behalf of the Officer The Officer in the matter(s) of subdivision or development – usually the Council’s Director of Technical Services or an authorised representative.
When Works have reached the end of the Maintenance Period and have been deemed to be accepted by the Officer, at which point in time Council takes responsibility for maintenance of the Off Maintenance completed works. All defects raised at the Off Maintenance Inspection must be adequately addresses before Council accepts responsibility.
When works have reached the end of the Maintenance Period and have been deemed to be accepted by the Officer, at which point in time the Maintenance Period begins. The Officer may On Maintenance accept minor defects on the proviso that they are adequately addressed by the Developer or Contractor before the Council accepts responsibility.
The person or party taking out the Permit(s) from Council who Permit Holder is contracted to carry out or be responsible for carrying out any works on the Council Property.
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The Northern Territory Planning Authority (NTPA). The Planning Authority Development Consent Authority established under the Act.
Planning Scheme The Northern Territory Planning Scheme.
The stage reached when all works have been constructed to
the true intent and meaning of the approved Drawings and Technical Specification; the whole of the works being able to Practical Completion be used for the purpose for which they have been designed and on the proviso that the relevant requirements of the Development Permit have been complied with. The Officer is the only person that can deem Practical Completion.
That classification of roads as adopted by Council, into a series Road Hierarchy of categories dependent upon functionality.
That Monetary Bond lodged by the Developer or Contraction
for an indefinite duration to cover the specific works that have yet to be completed, are deemed to be defective of non- compliant or in cases where a specific risk or liability has been identified. Council may draw on the Security Bond to carry out Security Bond defect rectification or to rectify damages incurred, if after due process, no appropriate action is taken by the Contractor / Developer. A Security Bend is calculated at the Estimated Construction Cost of the work to be secured against or the estimated Cost of the Risk.
Standard Drawings The current Council Standard Drawings
The person employed to oversee the progress and standard of Superintendent site works. Generally the consultant fills this position.
Subdivision works shall include, but are not limited to, road works and associated earthworks and site works, drains, pathways and cycle ways, street lighting, streetscapes and landscaping of public spaces owned or maintained by Council. Subdivision Works The works are not restricted to the proposed development, but may extend to include existing or other proposed roads, drains, reserves or public or privately owned lands giving access to or affected by or having effect on, the proposed Subdivision.
That Technical Specification lodged by the Developer or Consultant and approved by Council for construction purposes. Where no Technical Specification has been approved or the Technical Specification approved Technical Specification is deficient, Council’s Standard Technical Specification shall be deemed to be the technical Specification be it in part or full.
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Service Authorities
Name Contact Details
Development Assessment Darwin Office – Urban enquiries Services Phone: 08 8999 6046 Fax: 08 8999 6055
GPO Box 1680 Darwin NT 0801
Darwin Office – Rural enquiries
Phone: 08 8999 6807 Fax: 08 8999 6055
GPO Box 1680 Darwin NT 0801
Regional Enquires (including Katherine)
Phone: 08 8973 8926 Fax: 08 8973 8666
PO Box 1171 Katherine NT 0851
Alice Springs Office
Phone: 08 8951 9242 Fax: 08 8951 9222
PO Box 2130 Alice Springs NT 0871
Development Consent Authority Phone: 08 8999 6044 Fax: 08 8999 6055
GPO Box 1680 Darwin NT 0801
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Environmental Protection Darwin Authority Phone: (08) 8924 4218 Fax: (08) 8924 4053
Environment, Heritage and the Arts Division PO Box 496 Palmerston NT 0831
Alice Springs
Phone: (08) 8951 9201 Fax: (08) 8951 9222
PO Box 1120 Alice Springs NT 0871
Northern Territory Fire Northern Region Department Phone: (08) 8946 4107
Southern Region
Phone: (08) 8951 6663
Northern Territory Fire and Northern Region Rescue Services Phone: (08) 8946 4107
Southern Region
Phone: (08) 8951 6663
Natural Resources Environment PO Box 496 The Arts and Sport Palmerston NT 0831
Phone: (08) 8999 5511
Northern Territory Government GPO Box 1680 Place Names Committee Darwin NT 0801
Phone: (08) 8995 5333 Fax: (08) 8995 5365
Planning Authority GPO Box 1680 Darwin NT 0801
Phone: 08 8999 8963 Fax: 08 8999 7189
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Power Water Corporation Northern Region Services Development North Ben Hammond Complex Illiffe Street, Stuart Park
Southern Region Services Development South Sadadeen Valley Berger Court, Alice Springs
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 1 – Gener al Over view of Building a Community
1 GENERAL OVERVIEW OF BUILDING A COMMUNITY
1.1 Type of Community While not limiting the intent of these Guidelines and the need for developers to engage Council in discussions at the planning stage, the following guidance is offered in determining the extent as to what needs to be investigated with the guidelines.
For the City Councils and other established Councils the full subdivisional standard is expected.
For other areas a full standard of physical infrastructure (such as sealed roads, pathways, drainage and parks) is expected. Some consideration will be given to the social infrastructure (such as public transport and irrigation of parks). Notwithstanding this, the ultimate goal is to create a fully incorporated community.
1.2 Overview 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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1.3 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.
1.4 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.
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.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 1 – Gener al Over view of Building a Community
1.5 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.
1.6 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 (e.g., 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.
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.
Further discussion on Environmental Management can be found throughout the document and in the references.
1.7 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.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 1 – Gener al Over view of Building a Community
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.
1.8 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.
1.8.1 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.
1.8.2 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.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 1 – Gener al Over view of Building a Community
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.
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. Annex J 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.
1.9 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.
1.9.1 Adaptability and Ongoing Management The recent attention to climate change illustrates how our urban environments need to be adaptable to change. Whether it is 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.
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Subdi visio nal Guid elines – Central Desert Regional Council Section 2 – Gener al Re quireme nts
2 GENERAL REQUIREMENTS
Subdivisions include all works where property is developed or redeveloped, and infrastructure is constructed to be handed over to Council. Developments include all works within properties that may or may not directly impact on Council’s infrastructure.
2.1 Developer Requirements The subdivision / development works are to be carried out at the Developer’s cost. The developer is to provide all designs, drawings, specifications, construction and certifications for all works associated with the subdivision / development to Council for approval.
The Developer will be held accountable for all actions during the development process and is responsible for all damage to existing facilities, services and structures in both public and private ownership sustained as a result of the subdivision / development.
Sufficient public risk insurance must be carried by the Developer to cover the proposed development. The insurance is to specifically indemnify Council. Evidence of appropriate insurance must be demonstrated prior to commencement of any construction works.
A copy of the current development permit for the proposed works is to be provided to Council prior to the commencement of works
The Developer is responsible for all construction activities. The Developer is to ensure that a suitably qualified Superintendent is responsible for certification of the works, including overall supervision of the works.
Council does not supervise or project manage developments. However, Council will carry out random inspections from time to time and joint inspections as scheduled and requested. Inspections by the Officer shall in no way diminish the responsibility of the Developer to adequately supervise the works.
Final approval and acceptance will only be given when all works have been executed to the true intent and meaning of the approved drawings and specifications.
2.2 Subdivision Flow Chart
Stage of Development Developers’ Prompts Council’s Role
PLANNING PROCESS (Section 3)
(Site Analysis and Master Planning) Provide initial feedback to Developer Initiate preliminary discussions Concept Stage with respect to subdivision layout with Council. Develop and Council's requirements. subdivision layout and address technical matters (P re liminary De sign ) Conduct Pr ovide feedback to Developer with Prior to Development further discussions with respect to Council's requirements. Application to Planning Council to ensure that the This should specifically relate to Authority submission would be technical matters at this stage acceptable to Council. Make submission to the Lodgement of Development Development Consent Application Authority.
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Subdi visio nal Guid elines – Central Desert Regional Council Section 2 – Gener al Re quireme nts
Stage of Development Developers’ Prompts Council’s Role
The Development Consent Authority forwards a copy of the Application to Council for comments. Council assesses the Application in
respect to all matters relevant to Council. Other issues relevant to the Local Government Act will also be Assessment of Development assessed. Application Council’s Town Planning Committee assesses applications. All comments are forwarded to the DCA with a copy to the Applicant. The authority may have queries and request feedback from Council. Council will inform applicant / developer if this is the case. Approval is either declined or granted by the Development Approval of Development Consent Authority. Approval is subject to the conditions stated on the Development Permit.
DESIGN PROCESS (Sections 4 and 5)
Complete Design Approval Checklist
(Annex D). Submit Development Approval Assess design documents and Form (Annex D) along with all provide comments as necessary. relevant design documentation The Developer / Consultant may be Design Approval (Drawings, Masterplans, required to supply additional Specifications and Reports) to information or amend documents to Council for design approval. meet Council requirements. Design Development application fee to approval is granted when Council is be paid to Council. satisfied with all development requirements.
CONSTRUCTION PROCESS (Sections 6 and 7)
Issue a notice to commence
works to Council. Ensure all approvals have Assess construction program and been obtained from Council inspection plan. Approval for Construction and other Authorities. When Council is satisfied, Organise a pre- construction may commence. commencement meeting with the Council Officer.
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Subdi visio nal Guid elines – Central Desert Regional Council Section 2 – Gener al Re quireme nts
Stage of Development Developers’ Prompts Council’s Role
Developer / Contractor to inform Council at Council to inspect works at predetermined hold points predetermined hold points during During Construction during Construction. Construction and at any other time Developer ‘s certifier is deemed necessary. responsible for the satisfactory Council may conduct random audits. certification of the works.
Council to conduct a practical completion inspection with the Developer to inform Council Developer / Contractor and once all construction has complete the ON Maintenance Site Completion of Construction reached practical completion, Inspection Checklist (Annex D). and arrange an inspection with Defects to be recorded. the Officer. ON Maintenance periods to be determined.
ON Maintenance will be granted Developer to apply for ON once Council is satisfied that all Maintenance to Council. relevant information, fees, bonds Ensure that all necessary have been lodged. ON Maintenance information is provided to A Certificate of Acceptance will be or Certificate of Acceptance Council and the construction issued for the works when all approval fee and relevant conditions of the Development maintenance and security Permit have been completed to the bonds have been lodged. satisfaction of the Officer.
Council will conduct inspections as
necessary to ensure that an The Developer is solely acceptable level of maintenance is responsible for the being achieved. Maintenance Period maintenance of works during Council will notify the Developer of (Defects Liability Period) this period. Defects to be defects as they occur. rectified as nominated during The maintenance period will be this period or by stated dates. extended accordingly to accommodate defects.
Developer / Contractor is solely responsible to rectify all
defects to the satisfaction of Council will conduct inspections as Council. necessary to ensure that defects are Outstanding Defects Once any defect has been being or have been adequately rectified the Developer / rectified. Contractor is to notify the Officer to arrange an inspection.
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Subdi visio nal Guid elines – Central Desert Regional Council Section 2 – Gener al Re quireme nts
Stage of Development Developers’ Prompts Council’s Role
Complete OFF Maintenance Site Inspection Checklist (Annex D). Developer to inform Council Complete OFF Maintenance once the maintenance period Procedure Checklist (Annex D) has been completed and apply Once Council is satisfied that the for OFF Maintenance and works have been satisfactorily OFF Maintenance arrange a site inspection with maintained and no outstanding the Officer. defects have been identified a Ensure that all necessary Certificate of Acceptance will be information is provided to issued (Annex D). Relevant Council. maintenance and security bonds will be returned only once OFF Maintenance is granted.
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Subdi visio nal Gui delines – Central Desert Regional Council Sec tion 3 – The Plann ing Proces s
3 THE PLANNING PROCESS
3.1 Scope This section deals with the initial Subdivision Planning in the Northern Territory as it affects Developers dealing with Council.
The Northern Territory Planning Act establishes the Development Consent Authority (DCA) as the body responsible for approving subdivision and development in the Territory.
The Northern Territory Government (NTG) and the relevant Minister are responsible for administering the Northern Territory Planning Act and NT Planning Scheme.
In order to undertake any subdivision, consolidation or redevelopment an application must be lodged with the Development Assessment Services section (DAS) of the Department of Lands and Planning.
It is essential that applicants discuss their submission proposals at an early stage with:
• Development Assessment Services (DAS)
• Council
• Other Authorities (ie Power Water Corporation) As every development is unique, design criteria and standards are considered on their merits. This should be discussed with Council prior to and during planning submission.
The Developer and/or the Developer’s Consultant(s) are advised to discuss the proposed concept, design, construction and maintenance requirements for the proposed development with Council throughout the process.
3.2 Concept Stage The concept stage should be an initial attempt to satisfy the need of the Developer to maximise the yield of a site while Building a Community.
3.2.1 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 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 Annex A.
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Subdi visio nal Gui delines – Central Desert Regional Council Sec tion 3 – The Plann ing Proces s
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. Annex A also provides a checklist which would generally apply in varying degrees of detail for any new land division project.
3.2.2 Master Planning Through the development application process, master plans will be required. Prior to submitting a development application it is advisable to discuss all aspects of the development with Council.
Master plans are to be submitted with the development application and as a minimum, will provide the following detail (either in one Master Plan, or separately);
• Overall connectivity with adjacent subdivisions or properties including but not limited to traffic movement and density, drainage, landscape, conservation, pedestrian and cyclist movement and environmental considerations.
• Overall subdivision road layout including road reserve widths, road pavement widths, road and intersection priorities, public transport routes, speed zones, traffic control devices, proposed services infrastructure, land use types and proposed allotment densities.
• Stormwater drainage - for entire development including WSUD strategy and features, major flow paths, necessary infrastructure upgrades and required widths for drainage reserves.
• Environmental management - indicating areas of significance, native flora and fauna to be protected, land clearing requirements, erosion and sediment control, construction ‘no go zones’, fencing, provision of waste facilities, sustainable land and water use.
• Landscape - including location and types of open space areas, art, WSUD features, location of play equipment and park furniture, indication of planting philosophy and species including streetscapes, sources of irrigation water (bores) and weed management requirements.
• Waste management - including collection availability for residential properties during construction, provisions for collection in accordance with Council Policies and management of waste during construction. Prior to the commencement of each individual stage of development, master plans shall be provided with the development application to Council for review and approval.
3.2.3 Preliminary Design A preliminary design is beneficial in establishing the intent of the development and also highlighting any potential issues that may arise.
Preliminary design work includes, but is not limited to:
• Road layout and design, including access,
• Stormwater drainage,
• Pathways,
• Lighting,
• Waste requirements,
• Streetscapes and landscaping of public open space, road reserves and property owned or maintained by Council,
• Effects on surrounding suburbs or properties,
• External and other associated works associated with or affected by the proposed development. Works are to be carried out in accordance with the approved drawings, specifications and Australian Standards the requirements of the Development Permit and as per these Guidelines.
The developer should work towards the inclusion of Council’s values and outcomes which are identified in Council’s vision, strategic publications and policies. Links to these are available at each Council’s web site, a full list of policies have been included in Annex F.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 4 – Design Process
4 DESIGN PROCESS
4.1 Field Work As part of any design accurate field work is required to determine the existing conditions.
4.1.1 Survey Included in this investigation the following minimum survey standards are required:
• Digital Ground Survey – Road Projects Construction Division
4.1.2 Geotechnical Geotechnical testing shall comply with the following standard:
• Austroads, “Guide to Pavement Technology” series, and
• DCI, “Materials Testing Manual”, June 2003. The frequency of testing shall be determined in consultation with the Council, however as a guide the following test regime is recommended:
• One test minimum every road,
• One test every 100 metres, and
• One test every significant feature, (particularly drains and changes in soil type).
4.1.3 Condition of Existing Services Video camera inspections (CCTV) may be required for selected stormwater drainage pipelines and will be undertaken by Council. The cost of inspecting the stormwater pipes in the subdivision will be borne by Council. However, in the event that there are defects within the system the Developer will be required to pay for all additional inspection and testing costs.
The Officer will determine whether a CCTV inspection is required, it will depend on the results of on- site inspections and the certified construction report. Council will arrange with the Developer a suitable time for the inspection and the Developer must ensure the pipes are clean and accessible for the inspection.
4.1.4 Documentation Standards All drawings are to be drafted in accordance with Council’s mandatory CAD requirements, which are to be obtained from the Officer. This is particularly important for ‘As Constructed’ electronic copies.
Unless stated otherwise the following standards shall be adhered to:
• CADD Drawing and Data Systems Information
• CADD Manual
• Current Australian Standards for Technical Drafting.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 4 – Design Process
Preferred Drawing Scales at A1
DRAWING SCALE (Horizontal) SCALE (Vertical)
Locality Plan 1 : 5000
Site Works, Erosion and Drainage Control Plan 1 : 1000
Overall Layout Plans various 1 : 1000
Road Plan 1 : 500 Preferred 1 : 1000 Min
Road Longitudinal Section Horiz 1 :1000 Vert 1 : 100
Road and Landscape Cross Sections 1 : 250
Intersections, Cul de sacs, Traffic Devices, 1 : 250 Roundabouts
Drainage Plans 1 : 500 Preferred 1 : 1000 Min
Drainage Longitudinal Sections Horiz 1: 1000 Vert 1 : 100
Landscape/Irrigation 1:1000
4.1.5 Variations to Guidelines Where a design has been unable to meet the specific requirements of the Guidelines and/or current Australian Standards or agreed requirements, the Developer is to submit all non-conformances in the design report. Each non-conformance shall have reasoning and any relevant standards of the design explained. Non-conformances will then be assessed and approved or not approved on a case-by- case basis. . The officer is under no obligation to approve any non-conformance.
4.2 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.
4.2.1 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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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 4 – Design Process
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 DCI Master Specification for Road works but in full compliance with all criteria set out in these Guidelines.
The following is considered to be the minimum information to be conveyed on the drawings. All drawings must clearly convey the design intent be adequately cross-referenced and show sufficient detail for construction purposes.
Locality Plan
• Existing Roads;
• New roads;
• All relevant street names;
• Any other significant features. Site Works Drawing
• All existing and proposed roads and property boundaries;
• Existing and proposed contours with appropriate contour intervals;
• Detailed areas of cut and fill;
• Levels along existing roads and properties adjacent to re-contoured areas;
• Details of existing vegetation and extent of clearing and vegetation protection. Layout Drawing
• Existing and new roads with allocated street names(if already approved);
• Pavement widths;
• Lots with lot numbers;
• Existing and proposed street drainage and allotment drains and easements;
• Services and fence lines(where applicable);
• Traffic management devices;
• Footpaths, footways, cycle paths;
• Survey and benchmarks. Road Drawings
Plans
• Widths for all pavements, verges and medians;
• Distances (chainages) and stations along centre line of road;
• Horizontal curve data;
• Existing and proposed levels;
• Existing and proposed street drainage including drainage structures;
• Lots facing onto streets;
• Proposed traffic management devices of signage location;
• Existing and proposed services in the road reserve;
• Footways, footpaths, cycle paths;
• Survey and bench marks;
• Street names (if already approved).
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 4 – Design Process
Cross Sections To show the offset from the road reserve centre line and levels of the following points at maximum 20 metre intervals:
• Road centre line;
• Toe and top of kerb;
• Any change in cross fall;
• Road reserve boundary;
• Cuts and fills extending into properties.
Longitudinal Sections
• Running distance (chainage) along the centre line of the road;
• Existing surface levels along centre line (optional both property lines);
• Design levels for road centre line and kerbs where applicable. Levels at 20m maximum spacing for straight grades and 10m maximum for vertical curves. Levels to be shown at horizontal curve tangent points and other required locations;
• Lengths of grade lines with grades expressed as percentages;
• Intersection and tangent point changes of grade;
• Length of vertical curves and other information;
• Transition and super elevation details.
Intersections, Cul-de-sac, Roundabouts, Bends, Traffic Management Devices
• All adjacent lot boundaries;
• Geometric details;
• Design levels at appropriate points;
• Design grades and vertical curve details around kerb and curve radials;
• Drainage and other services;
• Pram crossings and footpaths etc. Drainage Drawings
Plans
• Existing and proposed drainage line detailing pipe sizes, types, connections, grades, lengths, drainage pits and structures and special backfill requirements;
• Upstream and downstream levels on all existing drainage and outfalls to which connections are being made;
• Sub soil drainage details;
• Existing and proposed sewer lines and any other services which may effect. the proposed drainage works;
• Existing and proposed contours/finished levels;
• Streets, street names and lots and lot numbers;
• Existing and proposed drainage easements and other easements including description and widths;
• Stormwater connection points;
• Open drains, table drains, outlet and overflow structures, head walls retardation and siltation basins etc.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 4 – Design Process
Longitudinal Sections
• All pipe sizes, grades, type and class of pipe;
• Existing and finished surface levels on the line of the pipe(s);
• The running distances(chainages) between pits and drainage structures
• Location and level of other services or connections crossing or in close proximity to, including parallel to, the drainage line;
• Details and identification fall pits and drainage structures; Master Services Plans
The Master Services Plan shall show locations fall services and shall provide sufficient information to enable the invert levels of the storm water and sewer pipes to be calculated at any point. At each location where storm water and sewer pipes cross, the invert level of each pipe shall be shown.
Where Telstra and Power and Water Corporation ducting and water mains are laid at nonstandard depths, the depth to these services shall be indicated on the plan.
Landscape Plans
The scope of landscaped areas and the complexity of the design will determine the number of drawings and detail of technical specification required to convey the information for construction. This will be negotiated by consultation with Council’s Landscape Architect.
A plant schedule is to be shown on the appropriate plan, listing botanical name, container size, and quantity/density.
The graphic presentation should incorporate a legend to clearly identify each of the following:
• Existing trees to be retained or removed
• Proposed trees, shrubs and groundcovers
• Lawn areas and garden bed edging
• Paved surfaces
• Furniture
• Lighting
• Proposed and existing fencing A coloured plan will assist in legibility of the surface treatments but is not a prerequisite for endorsement.
Council will review all of the submitted documents and provide comments which shall be incorporated into final documents.
4.2.2 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.
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.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 4 – Design Process
4.2.3 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 Council.
• 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 or their delegate. The CD shall also include all drawings in files compatible with the program in which they were produced (AutoCAD, Microstation etc.).
4.2.4 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 Annex D.
4.2.5 Other Service Authorities Council’s drawing approval does not equate to approval from other Service Authorities. Each Service Authority has their own approval process which is exclusive to Council’s. It is recommended that the same drawing revision set be signed by all approving authorities.
4.2.6 Specification The Consultant shall produce a specification with both General Conditions and Technical Conditions for approval by the Council. The General Conditions shall be based on those contained within Section 7 of these Guidelines. The Technical Conditions shall be either based on the Council’s own Technical Conditions or the DCI Standard Specification available from http://www.nt.gov.au/infrastructure/techspecs/index.shtml.
Council reserves the right to add addition conditions to DCI Standard Specification.
4.3 As Constructed Drawings
4.3.1 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.
4.3.2 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.
4.3.3 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 DCI for Information on the location of these Control Points).
• VERTICAL - The vertical datum for control points is the Australian Height Datum (AHD).
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 5 – Roads and Pathways
5 ROADS AND PATHWAYS This section sets out the minimum standards required by Council for the Design and Construction of roads and pathways in residential, commercial and industrial subdivisions. Annex B provides the specific requirements for each Council.
These Guidelines, along with Standard Drawings and Policies are to be utilised by the Developer. When Council standards are not available, the NT Government Department of Construction and Infrastructure standards should be applied. Design outside of these guidelines may be considered if supporting documentation is provided, including all engineering aspects of the design and risk analysis. This is to be included in the design report submitted with the initial plans.
Road designs must conform to the relevant current Australian Standards, AustRoads, Australian Road Research Board (ARRB) and all other relevant publications.
In all circumstances, access is to comply with the objectives and intent of the Disability Discrimination Act.
The Contractor will be deemed to have made all necessary investigations to judge the nature of materials to be excavated. For all subdivisions this is to be included in the geotechnical report submitted as part of the design approval application.
The Developer/Contractor shall be diligent in design and construction of all roads, drainage, and associated structures in salt water environments.
All sediment from construction is to be managed in accordance with the approved sediment and erosion control plan. It is the developers’ responsibility to ensure that all subcontractors working within the site manage their discharges into the stormwater and ensure that all litter and rubbish is contained on site and removed accordingly.
5.1 Road Hierarchy A road hierarchy is to be established for the proposed development which can be achieved by reference to Council’s guidelines (Annex E) and/or by reference to a site specific traffic design report prepared by a qualified traffic engineer commissioned by the Developer. For remote areas the report “East Arnhem Shire Council – Road Hierarchy Methodology – Draft for Council Consideration”, July 2009 can be used in consultation with the Council.
The allocation of road hierarchy will be dependent on the roads intended use and proposed traffic volumes which will then determine its minimum design requirements in accordance with Council’s guidelines.
5.1.1 Residential Roads
5.1.1.1 Minor Roads Minor roads include short loops (Local Access Road) and cul-de-sac providing direct access to residential lots.
5.1.1.2 Collector Roads Collector roads have a 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. The will also typically be single carriageway with a speed limit of 50 - 60 km/hr. Traffic generation is typically 1000-3000 vehicles per day (AADT).
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5.1.1.3 Arterial Roads Arterial roads are designed to carry traffic between regions; they have little direct local access and often have higher speed limits of 60 – 100 km/hr. The can be broken up into two types, distributor (or sub arterial) and arterial. Traffic generation is typically greater than 3000 vehicles per day (AADT).
5.1.2 Industrial Roads
5.1.2.1 Local Access Road Street of relatively short length providing access for up to 70 lots primarily or wholly servicing traffic whose origin or destination is a lot fronting the street.
5.1.2.2 Cul-de-sac Cul-de-sac are to be avoided wherever possible, but may be accepted if the road is no more than 100m long and has a catchment of 10 lots or less.
5.1.2.3 Collector Road Industrial collector roads act as feeder or connecting roads, linking industrial areas with the arterial or distributor road system and having a significant traffic handling function not associated with properties that front the street.
Industrial collectors will provide direct frontage to industrial lots and access to industrial access roads.
5.1.3 Rural / Rural Residential Roads
5.1.3.1 Rural Limited Access A road or laneway primarily provides access to cultural significant or hunting areas, non-residential, recreational and emergency services access. Does not carry regular traffic. May be no through traffic function.
5.1.3.2 Rural Access A road or laneway in this Classification services and direct access for abutting residences, commercial or industry and connect into either the Link, Collector or Territory road.
5.1.3.3 Rural Collector Roads of this Classification primarily provide a route between, and through, residential, industrial, tourist traffic nodes and the rural link and or Territory road network.
5.1.3.4 Rural Link Roads for this classification primarily provide a direct linkage between significant population centres and major traffic generators such as residential, industrial, commercial, tourist areas and Territory roads. These roads generally have an identifiable origin and destination (e.g. Townships, Outstation, and places of significance).
5.1.4 Matching to Existing Networks The main road and pathway network for each of the councils 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.
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5.1.5 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 other’s 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.
5.2 Traffic Management Traffic management design is to comply with the following minimum standards:
• Guide to Traffic Engineering Practice – (Austroads All Parts)
• Turning Path Templates (Austroads)
• Traffic Acts and Regulations
5.2.1 Desirable 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.
The developer is to consider the speed environment when designing a new subdivision and make recommendations of appropriate treatments.
Subdivision development may require that traffic calming works be carried out in existing roads abutting or providing access to the proposed development. This will require traffic studies to be carried out. All outcomes require Community consultation to be carried out at the Developer’s expense.
The following should be considered and included as required;
• 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.
Developers are encouraged to make use of the following restrictions, features and measures to create an urban speed environment within their subdivision:
• Varying horizontal geometry;
• Isolated width restrictions;
• Variations to pavement surface texture;
• Variations to pavement surface colour (at boundaries to low speed areas, etc.);
• Street furniture placement;
• Landscaping to verges and traffic control devices;
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• Local Area Traffic Management (LATM) or Traffic Calming devices. The traffic management plan for the development should include all required traffic calming devices to provide safe thoroughfare for traffic. All infrastructure required must be constructed by the developer at the time the road is built.
5.2.2 Parking to be Provided Roads abutting public open space and other areas specifically denoted as requiring parking are to be provided with car parking bays at appropriate locations designed to accommodate either angle or parallel parking, depending on the available road width, verge width, length of road frontage and defined road hierarchy.
5.2.3 School Sites Council considers that parking and set down and pick up at school sites is a core requirement of the school design and should be accommodated on the school site.
The design of subdivision roads abutting school sites must incorporate provision for safe routes to schools and crossing facilities as required.
5.2.4 Public Transport Routes and Stops The Developer shall provide an approved master plan developed at the planning stage in liaison with Public Transport showing the location of proposed public transport routes and stops including nominated sheltered stops and/or where stops include other types of street furniture (e.g. seats, bins etc.).
5.2.5 On Road Bicycle Lanes No general requirements. See Austroads standards for on road bicycle lanes.
5.3 Traffic Control Devices All warning, regulatory, direction signs and road marking are to conform to current Australian Road Rules and current versions of the Australian Standards and Guidelines, including;
• Austroads Guides to Traffic Control Devices;
• AS1742.1 and 1742.2 Manual of Uniform Traffic Control devices;
• Guide to Road Design - Part 6A - Pedestrians and Cycle Paths (Austroads)
• Design for Access and Mobility (AS 1428 Parts 1 & 2);
• Other relevant publications and standards.
A Traffic Management Plan is required indicating
• The location and type of street name signs,
• All regulatory signs including speed signs where the default speed limit does not apply,
• All other hazard, warning and advisory signage,
• Line marking and pavement markers,
• Bicycle and shared path signage and line marking.
5.3.1 Line marking and Signage As a minimum the following signage and line marking shall be provided for each development:
• Minimum regulatory signage;
• Warning signs at the approach to all hazards;
• Advisory signs as required;
• At a temporary termination of road construction, such as a subdivision or stage boundary, a diagonal striped sight board shall be erected;
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• Parking signs where required;
• Bicycle and shared path signage and line marking;
• Road marking as required on distributor and collector roads;
• Single unbroken lines on road centreline at locations on two-way roads where the sight distance available is less than the desirable minimum;
• Separation lines on distributors and collectors;
• Holding lines at intersections as required, including the following as a minimum;
• All roundabouts;
• All T intersections with Collector or Arterial roads;
• All T intersections with non-perpendicular centrelines;
• All T intersections not meeting minimum sightlines;
• All other advisory and traffic control devices necessary for effective traffic control.
5.3.2 Street Name Signs Council’s Standard Drawings are to be used for the design of street name signage. The preferred location for street name signs is on the through road adjacent to the centreline of the intersecting road.
5.3.3 Naming of Streets The Developer is to liaise with and make submissions to the NT Government Place Names Committee, commencing at the planning stage of the development. Refer to Council’s Land Use Planning Policy.
5.4 Road Pavement and Surface Design All design must be in accordance with the Australian Standards and the Northern Territory Department of Construction and Infrastructure (DCI) specifications, unless otherwise specified. All testing must be carried out according the DCI specifications and documents provided at hold points, or as required for handover.
The Design Consultant shall submit their pavement design including proposed Design ESA’s to Council for review and approval.
5.4.1 Design Loadings The design consultant shall undertake an analysis of design traffic and is responsible for determining design traffic loadings and appropriate pavement structure.
Assessment of construction traffic shall include consideration of subdivision staging and construction vehicles and associated access for construction of infrastructure for new stages of development and construction vehicles through completed stages.
5.4.2 Special Treatments Where the developer proposes to construct an alternative surface treatment such as a form of subdivision entry statement, driveway delineation or special feature throughout the subdivision, plans and specifications for the alternative treatment are to be submitted for Council approval.
Alternative surface treatments may be considered.
The preferred road pavement material is a manufactured crushed rock in accordance with DCI 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 DCI 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 DCI
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materials requirements for grading, Plasticity Index (PI), Linear Shrinkage (LS), soaked CBR, compaction etc. As constructed thicknesses shall also be measured during pavement testing.
5.5 Road Geometry Roads are to be designed for traffic speeds set out in Section 1.2.1 of these Guidelines and the Developer is expected to use the geometrical layout of the roads to help encourage traffic usage of the roads to the traffic design speeds. Where the Development relies on access through existing roads it may be necessary to control the speed in the existing road and retrofitting of traffic calming devices may be required as part of the development.
5.5.1 Intersections Y-junctions and crossroads are not acceptable. Staggered “T” intersections or roundabouts are to be provided and separated to meet Austroads Guidelines. The traffic management plan should address all proposed intersection design.
Adequate stopping sight distance is to be provided at all intersections.
At all intersections the through road having the higher road hierarchy is to maintain its cross section. The terminating road is to match its longitudinal grade with the pavement cross fall of the through road.
Crossroads will not be approved without the installation of a roundabout as a minimum treatment. Other controls (e.g. signalised intersections) may be considered by Council where considered appropriate based on road hierarchy and traffic.
5.5.2 Gradients and Radii Roads are to be designed to provide the best possible grade to suit the natural / existing ground and conditions and minimise the amount of cut and fill.
Grades are to comply with the object and intent of the Disability Discrimination Act and the requirements and provisions of relevant standards.
5.5.3 Horizontal Curves on Road Alignment Widening on bends is required as per the relevant current Australian design standards. The bend and widening shall be treated so that vehicles turning the bend do not cross over the centreline and the required separation of 1.00m shall be achieved for opposing vehicles. The bend shall be line marked accordingly.
5.5.4 Vertical Curves Vertical curves are to be used where the change of grade exceeds 1%.
Absolute Minimum – Special consideration to be given to the length of vertical curves especially where flat grades and ponding of stormwater occurs in kerb and channels and to the retention of minimum velocity of channel flows for intersection design.
5.5.5 Cul-de-sac End Radius Cul-de-sac must be designed to accommodate the minimum verge width and all relevant turning movements in a single forward action (i.e. no three-point turns). Access from properties also must be considered within the cul-de-sac.
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5.6 Typical Cross Sections Typical cross sections must be designed in accordance with the Standard Drawings.
All road design must be developed for the living environment with the objectives of accommodating roads and verges, on street parking and sustaining shade street trees, services, pedestrian access and shared footways, bus stops / services and appropriate disabled access. Road reserve widths may be increased to accommodate all items.
5.6.1 Road Widths The minimum cross section details depend upon a number of criteria including but not limited to:
• Living environment requirements,
• The proposed widths, areas and depths of allotments,
• The proposed minimum setbacks to building frontages,
• Intersection treatment,
• Local area traffic controls,
• The provision of access, footpaths, shared footpaths,
• Service locations,
• Bus stops,
• Streetscape,
• On road bicycle lanes.
Road widths will take into consideration the need for on road bicycle lanes and the wider shared footways located in some streets as agreed with Council. Where indented parking is provided, the road widths may be adjusted accordingly and the verge width not reduced.
5.6.2 Pavement Cross Fall Two way cross fall is preferred for all roads as per Councils’ Standard Drawings. However, one way cross fall may be permitted when specific conditions are met and will be approved at the discretion of the Officer. All cross sections must be designed in accordance with the Standard Drawings.
One way cross fall will only be considered when the adjacent property is a dedicated drainage reserve, or a public reserve with specifically designed stormwater infrastructure to cater for the water. This includes medians within road reserves. One way cross fall will not be permitted where private properties are adjacent to the low side. This includes all residential, commercial and industrial properties.
The following design requirements are to be followed;
Nominal 3% cross fall.
Stormwater design to suit, including width of water across road during storms and all other stormwater design requirements.
Kerbing to be either flush, gapped or barrier depending on stormwater design requirements.
Drainage from all properties on the ‘high side’ of a one way cross fall road must be connected to Council’s underground system and all internal flows must be collected internally and discharged at this point.
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5.6.3 Verges All verges are to be designed in accordance with the Standard Drawings and reference Policies. See objectives and intent as set out in Council policy on the following criteria - Council Policy on Access, Footpaths and Verge widths and the Disability Discrimination Act.
Verge widths for all roads depends on a number of criteria including but not limited to the location of footpaths, shared paths, services, bus stops, landscaping and the provision of access.
Verge grading is to be as indicated on the Standard Drawings. Where shared paths are accommodated within the road reserve verge, the slope of the verge must be such that it does not exceed the stated grade limits and it must be demonstrated that vehicle access can be accommodated without scraping.
5.6.4 Lot Truncation Lot truncation is required at all corner blocks.
5.6.5 Conduits Conduits shall be provided for the conveyance of communication, 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 Officer.
Conduits for irrigation purposes shall be provided to all landscaped traffic islands and roundabouts and beneath footpaths and driveways constructed at the time of subdivision construction.
All conduit locations are to be marked on as constructed drawings and on site.
5.6.6 Traffic Islands and Roundabouts
All traffic islands are to be finished with a maintenance free or minimum maintenance surface. Generally speaking, traffic islands less than 5 square metres in area shall be concrete paving with a finished surface as specified by the Officer. Larger traffic islands may require landscaping to the approval of the Officer.
5.7 Kerbs The choice of kerbing is dependent on the road use, stormwater requirements and all design must comply with Australian Standards and the Local Authority’s Standard Drawings.
5.8 Driveways All driveways must be designed and constructed in accordance with Council’s Standard Drawings, Policies and all relevant Australian Standards.
5.9 Footpaths and Cycle paths 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 subdivision and connecting with other pathway systems in adjoining suburbs and eventually to the City Centre.
Footpath design and construction must comply with Council’s Policies and Standard drawings. Council also requires that all pedestrian access meets or exceeds Australian Standards for Access and Mobility.
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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.
A master plan for subdivision design developed during the planning process is to incorporate a system of footpaths, shared paths and on road bicycle routes to provide access through the subdivision and connecting with neighbouring suburb pathway systems, proposed schools, shops, unit/ flat developments, residential areas, open space and playing fields.
The need for any form of shared path, bicycle path or on-road cyclist facility is to be determined as an outcome of subdivision design traffic studies. In the absence of a traffic study, the Officer will determine the requirement.
5.9.1 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.
The provision of safe and convenient facilities for pedestrians and cyclists (and in some more rural areas horses and riders) is a prime consideration in designing a road network within any subdivision.
5.9.2 Cyclist Facilities Council requires Developers to provide facilities for pedestrians and cyclists in all proposed developments in accordance with the overall network plan.
Many councils have an existing road hierarchy and network of bicycle and pedestrian paths, which is constantly being extended and upgraded.
Off-road facilities comprise of footpaths, share paths, bicycle only paths, pedestrian only paths and pedestrian access way paths.
On-road facilities comprise cycle ways constructed as an integral part of the roadway.
Shared paths and cycle paths are to be constructed in accordance with the Standard Drawings. The standard drawings detail asphalt or concrete surfacing, however alternative treatments may be considered at the discretion of the Officer.
The Officer shall determine the need for any form of cyclist facilities.
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5.10 Walkways / Pedestrian Linkages Walkways shall only be designed as landscaped open space for pedestrian linkages.
5.11 Battle Axe Allotments Where urban, rural or semi-rural type subdivisions contain proposed battle-axe allotment, the access must be constructed at the time of the subdivision.
Council will not take over these accesses for future care and maintenance either as road reserve or right of way easement.
5.11.1 Urban Areas Battle axe legs with lengths more than 20m, are to be treated as roads, i.e., access ways. All relevant design and construction requirements apply, including lighting and drainage. Drainage from the properties is to be contained within the site and connected to the underground infrastructure. All access pavements are to be centrally located to allow equal access to all properties.
5.11.2 Rural or Semi-Rural Type Developments Rural battle-axe accesses are to be treated as per the urban standard. The construction material is a minimum chip seal to the minimum width plus 500mm shoulders.
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6 STORMWATER DRAINAGE All subdivisions / developments are required to be provided with an adequate stormwater drainage system in accordance with Council’s Drainage Philosophy and Design Criteria. This includes consideration for safety and future maintenance requirements.
While roadways may form a floodway, they are not to be viewed as primary drains and flood ways. Public amenity, usability, risk and safety are to be paramount considerations.
Consideration is to be given to the impact of the proposed drainage system on existing drains and buildings and downstream catchments. Council will require approval from affected properties for the proposed treatment of the stormwater discharge through the properties.
To avoid mosquito breeding and associated issues, all drainage systems and associated structures should be designed in consultation with NRETAS and NT Government Entomology Section of the Department of Health and Community Services. Council will not accept large bodies of standing water for periods of longer than 5 days after wet weather. Council will consider standing water bodies where used in conjunction with wetland environments and supported by the above Agencies.
6.1 Preliminary Drainage Proposal and Investigation Prior to making a Development Application a preliminary drainage proposal and investigation will be required:
• Defining the drainage requirements for initial and major storms,
• Recommending types and locations for WSUD strategies,
• Considering upstream and downstream catchments,
• Consideration to future high tide occurrences,
• Identifying necessary flood ways 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.
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.
6.1.1 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 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 bio-retention systems and can be located in naturally waterlogged areas. Wetlands and bio-retention systems are to be designed in conjunction with NRETAS and Entomology and provide an easily maintainable sustainable system. 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.
6.1.2 Design Criteria Stormwater drainage design is to conform to the current version of the following publications:
• Australian Rainfall and Runoff - (IEAust).
• Stormwater Drainage Design in Small Urban Catchments – (ARRB Report No 34 - Argue).
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• Sub-surface Drainage of Road Structures – (ARRB Report – Gerke).
• Managing Urban Stormwater - Soils and Construction -NSW Department of Housing.
• Resources Management for the NT - Erosion and Sediment Control - Nat. Res. DLPE.
6.1.3 Easements Easement width shall be designed to allow for the following:
6.1.3.1 Pipes
• Pipe width,
• The width of a service vehicles including mowers, small trucks and excavators, and
• Benching requirements for excavation.
6.1.3.2 Open Channels
• Channel size (including freeboard), and
• The width of a service vehicle clear of the channel.
6.1.4 Rainfall Intensity 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. Generally a minimum time of concentration of 5 minutes can be used for a standard allotment.
The design intensity for a calculated time of concentration is to be determined from the appropriate Design Rainfall intensity Diagram contained in Australian Rainfall and Run-off.
6.1.4.1 Freeboard for Drainage Systems
All developments along water courses and main drains will require floor levels of buildings to be constructed at least 300 mm above the major flood level.
For existing buildings, provisions are to be made in the design to achieve the freeboard.
A plan is to be submitted at the design stage indicating the minimum design floor level of any affected building on the development. The plan must also indicate the minimum design levels of the affected allotments and in the case where it is determined that not all of the allotment(s) require filling to the 100 year flood level, the allotment must show the nominated building envelope(s) and the proposed filling level(s).
6.2 Water Sensitive Design and Erosion and Sediment Control Environmental considerations are major design requirements for all drainage infrastructure and subdivision / development designs must be undertaken in consultation with NRETAS, the EPA and other relevant Agencies.
At the development application stage, developers shall include a WSUD Strategy with the application, to specifically describe what WSUD elements are proposed and explain how the WSUD targets will be achieved.
WSUD is a holistic approach to the planning and design of urban development that aims to minimise the impacts of urban development on the natural water cycle and protect the health of aquatic ecosystems. WSUD promotes the integration of stormwater, groundwater, water supply and wastewater management and is supported by the following principles:
• To reduce both the peak flow and total volume of stormwater runoff.
• To control pollution and minimise effect on downstream waterways and the environment.
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• To collect stormwater and reuse (stormwater harvesting).
• Protect and enhance natural water systems (creeks and rivers etc.).
• Treat urban stormwater to meet water quality objectives for reuse and/or discharge to receiving waters.
• Match the natural water runoff regime as closely as possible (where appropriate).
• Reduce potable water demand through water efficient fittings and appliances, rainwater harvesting and wastewater reuse.
• Minimise wastewater generation and treat wastewater to a standard suitable for effluent reuse opportunities.
• Integrate stormwater management into the landscape, creating multiple use corridors that maximise the visual and recreational amenity of urban development.
• Compensating basins, retardation basins, artificial wetlands, nutrient stripping basins, gross pollutant traps, sedimentation and erosion control and silt basins are to be considered for incorporation where possible. These are to be designed in accordance with Australian Rainfall and Run-off and other relevant publications and are to be sited to suit the requirements of the drainage system.
Stormwater from Greenfield subdivisions is to be treated to reduce the load targets. These targets relate to stormwater leaving a development site and therefore all treatment must be within the development boundaries.
At the development application stage, developers shall include a WSUD Strategy with the application, to specifically describe what WSUD elements are proposed and explain how the WSUD targets will be achieved.
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 will require additional restrictions on stormwater quantity discharge, including reducing peak flows to the undeveloped state from a catchment.
All WSUD elements 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 mosquitoes on residents.
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. Applications of third pipe and bores are to be considered in the strategy. Where harvesting is not proposed, reasons for its omission shall be discussed in the WSUD Strategy and shall be subject to the approval of Council.
Developers 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 and specifically describe what elements have been put in place and explain reasons for where treatments have been excluded.
6.2.1 Sediment and Erosion Control and Stormwater Management It is essential to thoroughly plan for stormwater management and erosion control in any proposed development. NRETAS must approve Sediment and Erosion Control Plans for all developments prior to Council.
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The Developer is to maintain all sediment and erosion control structures throughout the whole development period, including the maintenance period. Private land which is not required to be excavated or filled should be left uncleared to assist in erosion control.
Consideration must be given to curtailment of construction activities during the wet season. Extensive erosion and stormwater controls will be required for any work carried out during this time.
6.2.2 Water Quality, Gross Pollutant and Litter Traps Council will not accept any polluted stormwater run-off into its drainage systems. Stormwater discharged from a development must be of suitable quality to not adversely affect the downstream environment.
All drainage systems and structures are to be designed with limited water retention to avoid mosquito breeding.
It is the Developer's responsibility to incorporate gross pollutant traps and other water cleansing facilities throughout the development. These should be appropriately designed and located to produce optimum removal of pollutants, consider and minimise ongoing maintenance requirements/costs and provide suitable maintenance access.
6.2.3 Tidal Action, Surge Levels and Climate Change 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.
The recorded surge levels and future estimated sea level increases must be taken into consideration for the design of both the subdivision layout and drainage system.
Climate change and rising sea levels must be a consideration within the design.
6.3 Allotment Drainage Sediment and erosion control measures shall be put in place on all lots until they are fully developed and landscaped.
Where practicable, all lots shall have a minimum surface grade of 0.5%, be self-draining and shall be graded so as to sheet flow to the adjacent road reserve. 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 with suitable infrastructure to convey drainage underground to the public drainage system in the nearest road reserve, open space or drainage reserve. Council will not accept ownership or maintenance responsibility of rear lot drainage.
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.
6.3.1 Adjacent Catchments and Drainage Networks 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.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 6 – Stormwater dr ainage
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 drainage rights and 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.
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.
6.4 Ground Water and Special Drainage Measures If groundwater seepage problems occur in the developed area within the stipulated defects liability period, the developer is responsible to carry out remedial works to ensure that each lot remains suitable for its intended residential use.
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. The following issues need to be taken into consideration.
• The effect of drainage measures on aquifers,
• Adequate drains for road construction and maintenance purposes,
• Adequate separation of future building floor levels from the ground water,
• The effects of salinity and acid sulphate,
• Climate change and rising sea levels.
6.4.1 Sub Soil Drainage The Consultant shall be responsible for undertaking a detailed investigation of the site to determine the scope of sub surface drainage works required.
Sub soil drains are to be provided to all road infrastructure to protect road pavements from the effects of groundwater seepage and are to be located and constructed as per Councils Standard Drawings. All roundabouts and islands must also contain sub soil drainage.
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.
6.4.2 Open Drains and Open Drainage Structures Open drains and open drainage structures are not permitted within, or in easily accessible proximity to residential subdivisions and other areas of high public use such as shopping centres, business complexes, parks with designated meeting places, playgrounds and picnic/barbeque facilities, etc.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 6 – Stormwater dr ainage
Large open drains will only be approved within dedicated drainage reserves (granted to Council) and must be designed to ensure public’s safety and amenity is maintained as a priority.
With the exception of ornamental lakes and wet lands, all other structures or facilities are to be designed to retain water only during storm conditions and for a short time thereafter.
The size and extent of major open drains may be controlled through the use of retardation basins combined with other WSUD features as recommended in the Darwin WSUD Strategy.
6.4.2.1 Table Drains
Table drains must be designed to ensure public’s safety and amenity is maintained as a priority.
6.4.3 Criteria for Design of Major Open Drains No general requirements. See Annex B for each council’s specific requirements.
6.4.4 Rural Major Open Drains In rural areas all drains are to be a minimum dry land grassed and be accommodated by open drains both alongside roads within the road reserve and through drainage easements.
6.4.5 Walkway Drainage Walkway reserves may serve as storm water drainage reserves but must meet specific requirements.
6.4.6 Use of Roads, Open Space and Drainage Reserves for Run-off 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 flood ways and public amenity and safety shall be paramount considerations.
6.4.7 Drainage Infrastructure All concrete drainage structures shall conform to AS3600 and are to be constructed in accordance with the Standard Drawings and Technical Specification and these Guidelines.
All concrete infrastructure material must be reinforced concrete or fibre reinforced concrete manufactured to Australian Standards.
All infrastructure within marine environments, including areas subject to tidal influences ((RL 3.95 AHD or lower), must be designed and constructed to be seawater resistant over the life of the structure.
6.4.7.1 Pipes and Culverts
All drainage pipes and culverts must meet the following requirements;
• The minimum pipe diameter for a drain located within the road reserve is 375 mm.
• The minimum pipe strength is Class 2 reinforced concrete pipe or equivalent.
• Sealed joints are to be used for all drainage lines - external bands or rubber ring joints.
6.4.7.2 Pits
All pit design must be in accordance with Council’s Standard Drawings. However, 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.
Alternatives including precast concrete inlet structures may be used subject to approval by the Officer.
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Subdi visio nal Guid elines – Central Desert Regional Council Sectio n 6 – Stormwater dr ainage
Grates are to be avoided as they are susceptible to blockage, if they are included then alternative means for the flow to enter the system must be considered in the design. They must also be safely traversed by cyclists, pedestrians and vehicles.
All pits deemed to be at high-risk of vehicles driving over them must be designed to withstand the expected loads.
6.4.8 Intersection Low Points No drainage low points and the subsequent ponding that may result are permitted within the kerb radial section of intersections. The low point is to be located in the side road of the intersection before the tangent point.
In the case of minor, steeper than usual intersections with minor drainage flows, if a low point must be designed within the kerb radial, the gutter of the kerb and channel may be designed to fall out across the road pavement. In this case, stormwater drainage may be required to be collected by means of drainage pits located at the tangent points each side of the low point.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 7 – Des ig n St and ards: Lighting
7 LIGHTING The Developer is to provide street lighting, including lighting of traffic management treatments, external works, parks, walkways, footpaths and shared paths and other public areas of the proposed subdivision / development in accordance with Australian Standards for illumination level, materials and installation and the requirements and specifications of Council and the Power Water Corporation. Sustainable low energy lights should be promoted by the Developer.
The works are not restricted to the internal subdivision / development, but may be extended to include associated and development generated external works.
Designers are reminded that elderly people and people with a disability are at a higher risk at night. Accordingly, in some situations, lighting in excess of minimum Australian Standards may be required.
The Consultant must consider the ramifications of long term maintenance, environmental and replacement issues. The proposed use of non-standard lanterns and/or poles is to be justified to the Officer.
All lighting shall be designed by an appropriately qualified electrical engineer with consideration for energy efficient lighting technology.
The Developer is to arrange to have the works transferred to Council’s name as soon as possible after the works have been placed ON Maintenance.
7.1 Street Lighting No general requirements. See Annex B for each council’s specific requirements.
7.2 Pathway and Open Space Lighting No general requirements. See Annex B for each council’s specific requirements.
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Subdi visio nal Guid elines – Central Desert Region al Council Sec tion 8 – Des ig n St and ards: Landscaping
8 LANDSCAPING Landscape works are viewed as an integral part of the subdivision works, not as add-ons to the major civil works. A master plan of the whole subdivision outlining all landscaping is to be produced at the development application stage.
The Developer is to ensure that all works are carried out in accordance with the requirements of the Development Permit, the Deed of Agreement, the approved drawings and specifications and the requirements of these Guidelines.
All access design and construction is to comply with the intent of the Disability Discrimination Act, the access and mobility standards and requirements of the Building Code of Australia.
During the planning process for any proposed development / subdivision, the Developer is required to plan, investigate and ensure the following matters are fully addressed.
• Landscape and Site Analysis;
• Existing Tree Survey and Vegetation Plan;
• Flora and Fauna Study;
• Environment and Sustainability;
• Investigation of Native Title / Sacred Site claims. The developer will be responsible for all construction and establishment works including the cost of power and water. Council will not construct landscape design works on behalf of the developer.
The landscape plans and technical specifications, whether a master plan or construction documentation, are to be designed and certified by a qualified Landscape Architect. Certification of this compliance is to be provided with all landscape plans submitted to Council for approval.
The irrigation system is to be designed and certified by a qualified irrigation designer and is required for approval by Council at the same time as the final landscape design is submitted.
WSUD developments shall be incorporated within public open space and street scapes to the satisfaction of Council but shall take into account maintenance issues and the structural integrity of road pavements.
Erosion and sediment control is to be a consideration of the design and construction for landscape works. Strategies to effectively address these issues should be developed prior to work commencing at any site and will be required before approval can be given.
All planting and grassing is to be in accordance with Councils Standard Drawings.
8.1 Amenity The landscape plays an important role in ensuring a high quality amenity for the community.
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:
• Assists in providing privacy between developments.
• Provides sun shading.
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• Allows free flow of cooling breezes.
• Improves visual amenity.
• Softens the landscape. 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.
The Developer should provide for public information displays on the value of preserving native habitat and incorporate remnant habitat into the living spaces of the subdivision.
8.2 Trees and Vegetation During the works, the following conditions apply to existing vegetation:
• Pruning, cutting or removal of vegetation (including roots) will not be permitted without permission of the Officer;
• Vegetation roots or limbs will be bored under or bypassed if so determined by the Officer;
• Works will be required to be redesigned if a tree is determined to be endangered by the works and another solution is achievable. Valuation of vegetation damaged or proposed to be damaged by the Permit Holder is to be assessed under the Draft Australian Standard, “Trees – Amenity Valuation”. The Permit Holder will be required to reinstate / replace any damaged vegetation to the value determined by the Officer and maintained to the satisfaction of the Officer.
No trees are to be removed without the specific permission of the Officer. Where trees are to be affected by excavations, no works will be designed or construction commenced without consultation with the Officer.
8.2.1 Plant Selection for Roads and Parks All proposals are to be referred to / discussed with the Officer.
Council approves suitable species of street trees and shrubs for the municipality’s streetscapes based on the standards for purchasing container grown landscape trees, Annex K. The Developer is to supply all plants from an accredited nursery under NIASA guidelines.
• Trees will preferably be native to the development area,
• Be aesthetically complimentary to the development theme and design,
• Tend to exhibit stable deep rooted structure,
• Require low maintenance following establishment,
• Council has a preference for native and indigenous species being used in the planting designs,
• Street trees are to have a dominant leader trunk. All shrubs, palms and groundcovers used in sub-division / development work must be:
• True to type specified.
• Be hardened off to full sun, (if appropriate), upon receipt for planting.
• Be free of any spiralling, kinked or coiling roots.
• Have an even spread of foliage from main stem.
• No evidence of pest or disease damage, chlorosis, nutrient deficiency, or mechanical damage.
• Have sufficiently developed root system to sustain expected growth for the species and not require supplementary care once planted.
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Subdi visio nal Guid elines – Central Desert Region al Council Sec tion 8 – Des ig n St and ards: Landscaping
The Officer reserve the right to reject any/all plants to be used in sub division landscaping if they do not conform to the specified requirements. Any diseased or dying plants identified prior to acceptance are to be removed immediately and replaced at the Contractor's expense.
8.2.1 Turfing All verges and parklands shall be finished with 150mm minimum topsoil after aerating with VertiDrain or similar.
Turf to be established by rolls (sod), plugs (if approved by the Council Officer), or seed.
All forms of traffic are to be excluded from the area established with turf by effective barrier until establishment, (to the satisfaction of the Officer). Complete and thorough watering is to follow establishment of grass to ensure correct settling of soil fines.
The establishment and maintenance of turf shall be in accordance with the Technical Specification.
Council does not maintain verges after on maintenance requirements and will require individual connectional irrigation to private residences prior to off maintenance hand over.
8.3 Streetscapes Streetscapes are an important visual element in our cities and provide one of the first impressions for new residents and visitors.
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 which includes:
• Street trees, planting, grassing and irrigation of verges,
• Street furniture,
• Pavement textures and colours,
• Road and path widths,
• Fencing and building facades,
• Entry statements,
• Landscaping of roundabouts, traffic islands and other traffic calming/control works.
Landscape treatments are to be designed to be low maintenance which includes the provision of access for maintenance vehicles. Staff should be able to maintain the landscaping with minimal disturbance to traffic flow.
8.4 Parks and Open Spaces
8.4.1 Master Planning of Open Spaces The Design 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.);
• How the proposed open space works and coordinates with the open space in adjoining residential areas. Consideration must be given to the range of recreation activities and play equipment to be provided across the open space system including facilities for all ages and lifestyles;
• Linkages of open space throughout the subdivision and connections to external linkages, open space in neighbouring suburbs or adjacent shopping / educational facilities incorporating safety, CPTED principles;
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• How the proposed network of pedestrian and shared paths in the development will link to each other and adjoining subdivisions/ developments, provide a clear hierarchy of pedestrian movement to critical destinations;
• 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.
• 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.
8.4.2 Open Space Calculations Applications should be made to Council including detailed supporting documentation for approval of the area and function of open space to be provided.
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.
Public open space calculations associated with particular land subdivision proposals are in accordance with the NT Government requirements (i.e.100 square metres per allotment created for subdivisions in excess of 10 allotments).
8.4.3 Open Space Linkages 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.
Pathways shall be designed to comply with all disabled access requirements and standards and shall meet the CPTED design principles.
Pathway construction shall be in accordance with 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 less than 3 metres from infrastructure (roads, pathways, shelters, buildings etc.), root barriers will be required.
8.4.4 Open Space Network No general requirements. See Annex B for each council’s specific requirements.
8.4.5 Function and Types of Open Space 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.
8.4.6 Typical Facilities for Open Space No general requirements. See Annex B for each council’s specific requirements.
8.4.7 Playgrounds and Play Equipment/Features All open space areas are to be provided with suitable playground equipment to the satisfaction of the Officer, designed and installed to meet current Australian Standards. The overall approach to
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Subdi visio nal Guid elines – Central Desert Region al Council Sec tion 8 – Des ig n St and ards: Landscaping provision of play equipment and recreation range should be outlined in the landscape master planning phase.
Developers shall provide a range of play opportunities and equipment/features for users of a variety of ages. They shall liaise with the Officer prior to commencement of open space design to agree on necessary play equipment/features and appropriate age group areas.
8.4.8 Access to Open Spaces (Park) Areas For each open space area:
• Generally, public vehicular access to Council Open Space or Parklands shall be prevented and lockable service access is required to Open Space areas.
• Emergency vehicle access must be provided as well as service access for plant and equipment for landscape and stormwater maintenance to open space areas.
• General vehicle access is to be prevented.
• The location and number of accesses required shall depend upon size, shape and location of the open spaces. The following indicates the minimum requirements to each Open Space area;
• One service access;
• 300 metres maximum between accesses in elongated areas;
• Preferably the proposed access from a Local Road rather than a Collector Road; and
• Access points shall contain barriers that are removable and lockable.
8.4.9 Access/Exit for Parks/Reserves Parks / reserves are to be designed and positioned to ensure that width of access points are maximised.
• Laneway type access will not be acceptable.
• The main area of reserves is to be immediately accessible from the adjacent road reserve and areas of open space recessed between private lots are to be avoided. Absolute minimum access width is 10 metres.
• A vehicle crossover and driveway is to be provided from the road reserve to the property boundary. 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 pedestrian or shared use paths.
• Use safety fencing in conjunction with chicanes to deter entry straight onto the road from a 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.
8.4.10 Planting The Developer shall ensure that all open space areas are appropriately landscaped and that high quality spaces are created. Open space areas shall be landscaped to a minimum standard, which includes grassing or other stabilisation of all surfaces and shade tree planting.
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Subdi visio nal Guid elines – Central Desert Region al Council Sec tion 8 – Des ig n St and ards: Landscaping
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.
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. All areas of open space and the adjoining verges, other than natural areas and dry land grass areas are to be irrigated with automatic irrigation systems conforming to Council irrigation requirements.
Council has a preference for native and indigenous plant species being used in the planting designs. Areas of remnant vegetation are to be improved with additional planting of native species, mulch and kerbed edges. All trees are to be individually watered during establishment.
8.4.11 Naming of Parks The Developer is to liaise with and make submissions to the NT Government Place Names Committee, commencing at the planning stage of the development. Refer to Council’s Land Use Planning Policy.
8.5 Street and Park Furniture The palette of proposed street furniture is to be submitted and approved at the master planning approval stage.
The Developer shall ensure that adequate street and park furniture approved by Council is placed at appropriate sites throughout the development / subdivision.
In general, street furniture shall be provided in accordance with the following guidelines:
• Exhibit high resistance to vandalism.
• Conform to the relevant local and national building codes.
• Be durable against weathering and deterioration.
• Be suitable for use by people with a wide range of needs including children, the aged and people with disabilities.
• Have a low whole-of-life cost.
• Where possible, recycled materials shall be used for furniture to the satisfaction of Council.
• Furniture should be sited to focus on activities or views.
• Where possible, furniture should be sited to provide shelter from the sun and rain.
• Street furniture should be selected and sited to reduce visual clutter.
8.5.1 Public Art Where the Developer intends to provide public art it shall be developed in consultation with Council and in accordance with Council policy.
8.6 Services Infrastructure for Parks and Open Space No general requirements. See Annex B for each council’s specific requirements.
8.7 Landscape Construction Requirements No general requirements. See Annex B for each council’s specific requirements.
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Subdi visio nal Guid elines – Central Desert Region al Council Sec tion 8 – Des ig n St and ards: Landscaping
8.8 Irrigation for Landscaping No general requirements. See Annex B for each council’s specific requirements.
8.8.1 Monitoring Equipment No general requirements. See Annex B for each council’s specific requirements.
8.8.2 Water Sources for Irrigation No general requirements. See Annex B for each council’s specific requirements.
8.8.3 Grass Irrigation for Roads and Verges No general requirements. See Annex B for each council’s specific requirements.
8.8.4 Inspections and Testing No general requirements. See Annex B for each council’s specific requirements.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 9 – Des ig n St and ards: Miscellaneous
9 MISCELLANEOUS
9.1 Waste Bin Infrastructure The Developer is responsible for providing appropriate waste bin infrastructure to Relevant Standards and in accordance with Council Policies and requirements.
Developers of residential, commercial and industrial property will adequately show details of proposed waste and recycling bin storage enclosure/s on a drawing to scale with site and elevation plans. Design shall be based on the requirements stated in Council‘s Bin Policy.
Residential
All detached dwellings and cluster dwellings with 3 or less dwellings per lot, will be provided with Council’s kerbside collection service.
All flats and cluster dwellings (with 4 or more dwellings per development) will be provided with Council’s manual collection service. The number of waste and recycling bins provided will vary according to the size of the development, as stated in the above Policy. Council’s waste bin contractor will service the receptacles from a designated bin storage enclosure/s within the property.
Commercial and Industrial
Council does not provide a waste collection service to commercial and industrial premises. Council requires commercial and industrial premises to have on-site, dedicated waste bin and recycling storage enclosures and to arrange for private waste collection and recycling services.
9.2 Fencing of Allotments 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. 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.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 9 – Des ig n St and ards: Miscellaneous
9.2.1.1 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.
9.3 Development and Redevelopment within CBD and single Allotments No general requirements. See Annex B for each council’s specific requirements.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 10 – The Con struction Process
10 THE CONSTRUCTION PROCESS All aspects of the Development Technical Specification and the Approved Drawings shall be strictly adhered to. Council’s Technical Specification and/or Standard Drawings may be used for inclusion in contracts between Developers and Contractors, for Development Work and may also be used for contracts between Council and Contractors.
10.1 Supervision and Certification of Works The Developer/Contractor is responsible for all construction activities carried out during the course of the Development Works. Inspections by the Officer shall in no way diminish the responsibility of the Developer/Contractor to adequately supervise the works.
The Developer is to ensure that all works are carried out in accordance with the requirements of the Development Permit, the Deed of Agreement, the approved Inspection and Testing Plan, the Approved Drawings and Specifications and these Guidelines and as agreed at the Pre-start Meeting.
The Developer shall ensure that a suitably qualified Consultant carries out the supervision of the works. The Consultant is responsible for the certification of the works.
Final approval and acceptance will only be given when all works have been executed to the true intent and meaning of the approved drawings and specifications and when all the requirements set out hereafter have been complied with and are in accordance with Section 4.
For inspections of other areas of works, i.e., landscaping and structural works, inspections are to be carried out as specified, required and agreed with the Officer.
10.2 Pre-Start Meeting The Developer or Consultant is to initiate a Pre-start Meeting with the Officer. The Developer (if no Consultant required), Consultant(s), Contractor(s), Council and other Authorities (if required) are required to attend to outline all parties’ requirements and to discuss the items set out below.
• Engineering, other plans and other Authorities approvals;
• Council Inspections and Hold points;
• Workplace Health and Safety – Safety Management Scheme and General Risk Management;
• Inspection and Testing Plan;
• Traffic control/traffic;
• Spoil offsite/import fill;
• Working Hours;
• Parks/landscaping – Landscape Section 4;
• Environmental – vegetation clearing, stormwater management, erosion and sediment control, dust suppression and noise control;
• Reinstatement works to Council and other property;
• Protection of and permission to enter private property;
• Design alterations during construction;
• Geotechnical and Blasting details;
• Contractor‘s Insurances and Council indemnities;
• Certifier and Certification of works;
• Proposed Construction Programme;
• Public Consultant; and
• Other matters. The meeting is to be minuted by the Officer with the minutes then forwarded onto the Consultant (Developer if Consultant not required).
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 10 – The Con struction Process
Prior to commencing construction, the Developer is to give the Officer at least 24 hours notice in writing, which is to include the following information:
• Subdivision Estate/Development Name/Stage/Brief description of Works;
• Developer: Name, Address, Contact Person and Contact Number;
• Developer‘s Representative(s): Firm’s name, Discipline, Address, Contact Person and Contact Number;
• Contractor: Name, Address, Contact Person and Contact Number;
• Date of Council Approval of Design; and
• Proposed Working Hours – All works will be contained between the hours as specified and agreed.
10.2.1.1 Permits for Works on Land Controlled by Council Where works are to be carried out within an existing road reserve or land owned or under the control of Council external to the development site, a works permit to construct is to be obtained.
If the Officer is of the opinion that there is a risk of damage to Council property or a liability has been identified, the Officer may determine that an appropriate security bond is to be lodged prior to the permit being issued and the works commenced.
10.2.1.2 Council Requirements for Development on Crown Land Where subdivision development is to take place on Crown Land leased from the Government, The Department generally acts for the Owner under a Deed of Agreement.
Where Council is to take over and maintain any of the infrastructure, Council becomes the responsible authority and Council’s requirements, as per these Guidelines, apply.
10.2.1.3 Work zone traffic management All works within or indirectly affecting Council’s road reserves or land requires a Works Permit. A condition of this permit for a traffic management plan developed in accordance with all relevant Australian Standards, including risk assessment and management.
The developer / permit holders are solely responsible for all sub-contractors, plant, machinery, visitors and all movement of traffic and pedestrians within and surrounding the immediate development site. This responsibility exists twenty-four (24) hours per day, seven (7) days a week for the entire duration of works, including reinstatement works.
The traffic management plan is to be prepared by a certified person for acceptance by Council prior to works commencing and should include a minimum of the following:
• Access point(s) and proposed route for construction works; and
• Details of vehicle and equipment trafficking Councils roads and accessing the site from surrounding and connecting roads. All personnel implementing Traffic Control shall have Work Zone licences, or a copy of their Statement of Attainment, on site and readily available for inspection.
It is the developer’s responsibility to notify all affected residents, owners and service providers of works and disruptions
Dilapidation reports may also be required at the discretion of the approving Officer.
10.2.1.4 Consultants The Developer may employ suitably qualified agent(s) or consultant(s) to act as the Developer’s Representative(s) to design, construct, supervise and certify works in all disciplines associated with the subdivision / development. Ideally, the Certifier should not be the Superintendent.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tion 10 – The Con struction Process
10.3 Construction Hold Points With respect to all works, the Officer, Consultant and Contractor are to jointly inspect the site at Construction Hold Points. The Consultant shall give the Officer a minimum of two business days’ notice of impending Hold Points. The Officer may request additional inspections (Hold Points) at any time.
The Consultant is to ensure that any particular lot of work to be inspected has been satisfactorily completed before requesting any such scheduled inspection. Each stage will be inspected prior to the next stage works being commenced.
In circumstances where there is concern about workmanship or materials, works are not to proceed until the Officer is satisfied by the adequacy of the work.
The Contractor is to ensure that the site is prepared and that the specific elements of works are readily visible and accessible so that the Officer can conduct the necessary inspection. If the Contractor is not Quality Assured, then additional inspections may be required at the Officer‘s discretion.
The following is a list of the mandatory Construction Hold Points; The Officer reserves the right to introduce additional Hold Points for specific Developments or segments of work.
• Completion of sub-grade preparation;
• Completion of sub-base;
• Completion of base;
• At commencement of kerbing;
• Prior to pouring of concrete for foot paths or driveways;
• After excavation and before pipe laying to assess bedding and fabric requirements;
• When drainage lines and pits are laid on bedding prior to backfill;
• Subsoil drains prior to backfill;
• Irrigation and potable water (public use) pipework and valves in place prior to backfill to conduct hydrostatic testing;
• Electrical supply to irrigation controller prior to backfilling;
• At hole preparation prior to tree planting and root barrier installation;
• Prior to seeding of top soil or laying of turf; and
• Prior to installation of furniture, fittings and other structures (following subsurface preparation prior to backfilling) Council will not accept works that has not been adequately inspected by the Officer at the prescribed Hold Points.
10.3.1 The Officer’s Rights of Inspection The Officer will make inspections of the works on a random audit basis. These inspections may take place without any prior notice to the Superintendent or Contractor.
Inspections by the Officer will not diminish the responsibility of the Developer to adequately supervise the works.
The Consultant may be required to progressively submit copies of test results to the Officer. The Officer may also request progressive construction certification from the Consultant for all or any of the main stages of construction.
The Officer reserves the right to have the work proven in the field whether by inspection or specific testing.
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10.3.2 Standard Inspection Plan The following table outlines the Superintendent’s and Council’s inspection regime, including Hold Points.
HOLD POINT INSPECTION
Before commencement of clearing Significant vegetation, site office location, haulage routes, ESC measures
After stormwater pipes laid, before backfilling Soil type, bedding material, pipe condition, CCTV inspection if deemed necessary
After subsoil drainage laid, before backfilling Soil type, bedding material, pipe condition
After road sub-base construction Grades, vegetation, stormwater catchment, ESC.
Before asphalt laying (including tack coat) Grades, surface quality, kerb levels
Before tree planting Tree quality, maturity, locations
Council’s Elements of Work Consultant’s Responsibility Responsibility
See Prestart meeting PRE-START MEETING See Prestart meeting requirements. requirements.
HOLD POINT – Ensure all environmental plans are inspection required prior CLEARING in place, including location of to earthworks haulage routes commencing
Level of supervision to be EARTHWORKS determined by consulting engineer Visit site for random audit Material Quality but minimum Level 2 in accordance inspection. with AS 3798 to apply. Compaction Examine and assess all test results
Levels and levels and report to Officer
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Council’s Elements of Work Consultant’s Responsibility Responsibility
ROAD EMBANKMENT Make routine visits. Visit site for random audit inspections. Material Quality Examine and assess all test results and levels. Compaction
SUBGRADE Make routine visits.
Compaction Attend during proof rolling. Visit site for random audit CBR Tests Examine and assess all test results inspections.
and cross section geometry. Horizontal Alignment Inspection and attend
Certify adequacy designed proof rolling. Vertical Alignment pavement/or submit new pavement
Cross fall design for approval.
Make sufficient routine visits to SUBGRADE REPLACEMENT assess quality of materials and that operations will achieve a sound Visit site for random audit Material Quality compacted layer. inspections.
Compaction Attend proof rolling. Inspection and attend proof rolling. Profile and Depth Examine and assess all test results.
SUB-BASE LAYER
Make routine visits. Material Quality Visit site for random inspections. AS1289
Examine and assess all test Compaction results. HOLD POINT –
Pavement Depth inspection required prior to base course Horizontal Alignment Attend proof rolling construction Vertical Alignment
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Council’s Elements of Work Consultant’s Responsibility Responsibility
BASE COURSE LAYER
Material Quality AS1289
Make routine visits. By NTTM 216.1
By WA312.1 Visit site for random inspections. Attend proof rolling. AS1289 Inspection and attend Compaction proof rolling. Examine and assess all test results Pavement Depth and report to Officer. Horizontal Alignment
Vertical Alignment
KERB AND GUTTER Inspect prior to kerb placement and Concrete - Slump, Strength completed kerb. Visit site for random
inspections. Horizontal Alignment Examine and assess all test results
and level. Attend water test. Vertical Alignment Inspect with straight edge. Kerb Transition
SUB SOIL DRAINAGE Visit site for random Material Quality Make random audit inspections of inspections. Contractors performance Location HOLD POINT – inspection required prior Surface and Invert Level to backfilling Construction
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Council’s Elements of Work Consultant’s Responsibility Responsibility
SURFACING – ASPHALT
Material Quality
Aggregate By AS1141
By NSW t239 Visit site for random Undertake an inspection prior to inspections. Bitumen By AS 1141 commencement of laying operation.
HOLD POINT – NTTM 305.1 Examine and assess all test results inspection prior to tack and report to Council. NTTM 304.1 coat.
Compaction Thickness
Horizontal Alignment
Profile
STORMWATER DRAINAGE
Material Quality
Culverts By AS1597 Inspection of pipes and bedding Bedding prior to installation. Make sufficient visits to assess compliance with Visit site for random Reinforcement specification. inspection.
Concrete - Slump, Strength View progress and works. HOLD POINT – inspection required prior Location For structural pours inspect prior to to backfilling
Surface and Invert Level placing concrete. Internal pipe survey with Construction Examine and assess all test results CCTV will be arranged if and level. deemed necessary. Drainage Lines (Underground)
Horizontal Alignment
Vertical Alignment
Backfilling
ROAD CROSSING CONDUITS
Make random audit inspections of Location Contractors performance Visit site for random inspection Backfilling prior to backfill Markers
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Council’s Elements of Work Consultant’s Responsibility Responsibility
Confirm all affected areas are TOPSOILAND GRASS Visit site for inspection. topsoiled, grassed and maintained.
EROSION, SEDIMENTATION Ensure implementation and Visit site for random AND WATER QUALITY continuous maintenance of relevant inspection. CONTROL MEASURES plans.
Confirm all works comply with design intent before arranging “ON Joint “ON Maintenance” ALL WORKS PRIOR TO Maintenance” inspection. inspection with Consulting Engineer and ON-MAINTENANCE Complete the “ON Maintenance” notify requirements, if inspection checklist prior to joint any. inspection with Council.
Forward “As Constructed” Council to accept and submission to Council. conduct Audit checks of As Constructed Drawings PRIOR TO ACCEPTANCE Ensure Licensed Surveyors and advise of any certificate is attached and also requirements. “ON-MAINTENANCE” attach Engineers Certification. When complete advise in Finalise all other Documentation in writing of acceptance of accordance with Section 6. “ON Maintenance”.
Confirm all minor omissions and
defects have received suitable attention. Council to advise DURING MAINTENANCE Consulting Engineer of PERIOD Examine and approve site prior to any defects. asking for “Off Maintenance” Inspection.
Council Inspector to accompany Consulting
Engineer and Contractor PRIOR TO ACCEPTANCE to advise of any Accompany Council Inspector and requirements. to note any requirements. “OFF MAINTENANCE” When complete, advise in writing of acceptance of “OFF Maintenance”.
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10.4 ON Maintenance The Developer is to notify the Officer in writing that the works have been completed in accordance with the approved drawings, specifications and permit conditions and request an inspection for practical completion and to have the works placed “ON Maintenance”.
The Consultant is to issue a statement of compliance certifying that the works have been constructed in accordance with the intent of the design drawings and specifications prior to being accepted ON maintenance
In order for ON Maintenance to be approved, a series of inspections and checklist are required to be completed, including payment of the maintenance bond and any other bonds relevant to the works. Any defects will be identified at inspections and throughout the ON Maintenance Period and must be rectified prior to final handover. Significant defects may require longer maintenance periods and/or security bonds.
Once works have been placed ON Maintenance the development is to be maintained at the minimum levels required by Council.
10.4.1 Certificate of Completion (Single lot developments) In the case of single or multiple dwellings being developed on individual lots i.e. within the CBD a certificate of completion is required. The certificate of completion involves an inspection of the property against the development permit requirements. The developer is to provide a copy of the development permit at the time of requesting the inspection.
The inspection will require the presence of the Officer, the Consultant and the Contractor. All drainage pit covers are to be temporarily removed and all drainage lines flushed for the inspection. The Officer may have other specific requirements prior to inspection.
All landscape works are to be finalised and irrigation in place and working.
The Consultant shall organise the inspection at a mutually convenient time.
10.4.2 ON Maintenance Inspection The ON maintenance inspection is to be arranged following the practical completion of all construction works. The ON Maintenance Site Inspection Checklist (Annex D) will be used as a basis for the inspection. Following the inspection, the Officer will confirm with the Consultant/Developer/Contractor any items not in accordance with the requirements of the drawings and specification and the conditions set out in the permit.
The non-complying items (defects) shall be divided into:
• Items requiring completion or rectification prior to clearance being issued.
• A further inspection of these works when completed or rectified shall be an extension of the practical completion / conditions clearance inspection.
• These works are to be completed prior to works being placed ON Maintenance or the conditions cleared;
• Other items to be completed, repaired or altered by an agreed date during the maintenance period.
• These works may require a security bond(s) to be lodged;
• Items that are to be monitored for performance during the maintenance period.
• These works may require a security bond to be lodged.
• Any other outstanding matters requiring attention
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10.4.3 ON Maintenance Acceptance When all works are completed in accordance with the foregoing and after the following information, payments and documentation is submitted for acceptance, the Officer shall issue the Consultant with an acceptance and ON maintenance certificate.
• Completed ON maintenance checklist;
• Development Inspection Fee;
• Maintenance bond.
• Lodgement of all outstanding works bonds,
• Asset information (civil, structural, landscape, environment)
• As constructed and other documentation (civil, structural, landscape, environment)
• Appropriately certified as constructed drawings compatible with the latest version of AutoCAD
• The drawings are to be clearly marked “AS CONSTRUCTED”.
• Certification of works
• Statement of compliance
• Non-compliance report(s)
• Inspection and testing and re-testing results and reports;
• Other documentation such as:
• Structural certification
• Certifications by other disciplines and trades.
• Materials testing and compaction and other test results (civil, structural, landscape, environment):
• Clearances from other authorities and private owners;
• Proposed cadastral survey plan showing all easements;
• The Officer will sign off the survey plans on aspects of easements and any other matter that affects the plan. Any other documentation deemed necessary by the Officer.
10.4.4 Video Camera Inspection Records for Drainage Pipelines Video camera inspections (CCTV) may be required for selected stormwater drainage pipelines and will be undertaken by Council. The cost of inspecting the stormwater pipes in the subdivision will be borne by Council. However, in the event that there are defects within the system the Developer will be required to pay for all additional inspection and testing costs.
The Officer will determine whether a CCTV inspection is required, it will depend on the results of on- site inspections and the certified construction report. Council will arrange with the Developer a suitable time for the inspection and the Developer must ensure the pipes are clean and accessible for the inspection.
10.4.5 Service Levels During the ON maintenance period the following minimum service levels are expected, these are the minimum generally applied to Council’s established infrastructure. Increased maintenance activities will be expected for the establishment of new infrastructure, particularly landscape and may be directed at the discretion of the Officer.
These service levels don’t include reactive maintenance works, such as pipe cleaning or additional weeding, which will be required throughout the ON Maintenance period. The service level regimes will be used as a basis for formulating bonds.
Records of all maintenance activities must be kept and provided to Council prior to OFF Maintenance to enable a seamless handover with Council’s maintenance activities.
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Item Category Frequency Comment
Mowing 1 Weekly 2 Fortnightly 3 Monthly Litter collection 1 Daily
2 Weekly 3 Monthly
Irrigation Weekly in dry As required to maintain vigour and growth, which may be daily for newly planted areas.
Pruning Yearly As required to ensure formative growth of new plants.
Includes hedge trimming, tip and under pruning
Mulching Three per annum
Weeding Monthly
Fertiliser Two per annum Slow release Planting First week Daily inspection Next month Weekly Thereafter Monthly Drainage Yearly Pits to be inspected prior to the cleaning wet season
Gross Pollutant Following storm As required during the wet Traps events season
Road sweeping Every 3 months More frequent in high-traffic areas
Line marking All Roads 6 Months after initial marking
Arterial Roads 2 Yearly
Collector Roads 3 Yearly
Minor Roads 4-5 yearly More often at School Crossings and high-traffic areas
10.4.6 Maintenance and Defects Periods At any time during the maintenance period, Council will undertake random inspections to determine the satisfactory maintenance of the works.
If, in the opinion of Council, and after due process, the works are not appropriately maintained, the Council may call up the maintenance and any other applicable Bonds and undertake rectification works.
The Council’s time in these matters will be charged to the Developer.
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The minimum maintenance and defects periods are listed below. Additional defect periods will be instigated in the event that major rectification works are required during the maintenance period or at the discretion of the Officer. The maintenance and defects periods will be extended as required to ensure all requirements of the Development have been completed to Councils satisfaction.
Maintenance Period Additional Defects Period
Multi Lot Subdivision/Developments Civil works 24 Months 12 Months Environmental 24 Months 12 Months Landscape/Irrigation 24 Months 12 Months
Single lot/CBD developments (as per Council’s verge Policy) Landscape Ongoing Trees 12 Months Paths 2 Months Driveways 2 Months
10.4.7 Defect Requirements The repair of construction defects or the rectification of design errors and omissions are to be undertaken as they are identified.
Any defect occurring because of non-compliance with any of the relevant policies laws, codes, specifications and after acceptance of any or all of the constructed works, is to be rectified immediately by the developer at the developer’s cost.
Council will not be responsible for damage caused as a result of builder’s or others’ operations. This applies to all works. All damaged works are to be rectified prior to being accepted OFF maintenance by Council. If the works are not rectified, the cost of any works deemed to be necessary to repair the damage will be deducted from the maintenance bond and/or any other relevant bond that is in place.
The Consultant is to certify that the relevant conditions imposed on the development permit have been complied with and that the works as constructed comply with the approved drawings and specifications.
The consultant is to submit non-compliance reports as part of the as constructed and asset documentation referring to the items of construction not in accordance with the approved drawings and specifications.
The following is a list of maintenance and defects liability period requirements for all works applicable to subdivision / development and minor development and includes, but is not limited to:
Maintenance – Civil, Environmental and Landscape Works
• Remove silt and debris washed into kerbs, kerb and channel and underground drainage pipes, drainage structures and overland drains;
• Clear temporary and permanent stormwater control and erosion control structures of debris and silt on a regular basis and as necessary when filled to 50%;
• Repair all scours, replace topsoil and grassing to areas eroded by stormwater.
• Upgrade existing erosion control measures or install new temporary or permanent control structures where severe scouring indicates the need:
• Replace all construction providing a risk to the public;
• Maintain to the manufacturer’s and Council’s specifications and requirements all structures located within the defined development;
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• Seed, water and fertilise all disturbed areas to obtain 80% grass coverage within six months of the works being accepted On Maintenance;
• Check on growth and health, water, weed, fertilise and carry out all necessary maintenance to all landscaped areas provided as part of the works.
• Mow road verges, pathways and park areas and other areas under Council’s future control to maintain a grass length as specified and agreed,
• Maintain all landscaped areas weed free.
Defects – Civil, Environmental and Landscape Works
• Repair and/or reinstate all defects identified by Council occurring during the maintenance period
• Repair all trench subsidence flush with surrounding infrastructure;
• Repaint line marking as necessary;
• Repair or replace all failed, cracked and subsided pipes,
• Replace or repair any cracked, chipped and subsided or broken kerbs, paving,
Notification of Defects during the Maintenance Period
Where maintenance requirements or defects are noted, written advice will be issued to the Developer requiring works to be carried out within a stipulated time.
• Verbal advice will be given followed up by written advice.
• In this instance appropriate action will be required within 24 hours from the time of the verbal advice.
• Where public safety or health is at risk, Council will take immediate action to make an area safe at the Developer’s cost.
• Where notifications are not complied with by the due date, Council will, without further reference, undertake the works at the Developer’s cost.
• If at any time after the works have been declared Practically Complete, Accepted and placed ON Maintenance by Council, the Works are found to be non-complying, then the works are to be rectified at the Developer’s cost.
10.5 Asset Documentation To meet legislated financial reporting, operational and maintenance needs Council maintains a Corporate Asset Register of Council owned and maintained infrastructure.
When assets are placed ‘On Maintenance” all relevant information about the asset must be provided, and in a suitable format, to Council. If defects are identified at the ‘On Maintenance’ inspection then the information of any changes must be provided as they occur.
As “On Maintenance” is the time Council signs off on relevant development permit conditions which affects the release of Land Title, it is imperative that Council’s requirements of this section are observed.
The information must be presented in such a way that Council staff can easily translate the information provided into Council’s systems. An exact detail of how this information is provided is to be determined in consultation with Council staff. The information may be presented in any single, or combination, of the formats listed below.
• As-constructed drawings, both hard copy and electronic copies
• Spatial data tables, preferably MapInfo
• Asset information forms
• Reports containing specific information
The details required for each asset class are listed in the following sections.
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10.5.1 Asset Information Required The details and value of groups of assets to be contributed to Council constructed as part of any development are to include the following.
Road assets group
• Road pavement and surface
• Kerb and Guttering
• Traffic Control
• Street Furniture
• Landscaping
• Off Street Car parks Stormwater assets group
• Pipes
• Pits and Gross Pollutant Traps
• Open Drains
• Culverts
• Subsoil drains Parklands assets group
• Landscaping
• Trees
• Irrigation system
• Furniture
• Equipment
• Structures
• Services The Pathways group
• Walkways
• Shared paths and bicycle paths
• Driveways
• Footpaths Lighting
• Comprises all elements of the lighting network metered and owned by Council Property Group
• Land (owned by Council)
• Buildings and other structures Specific Asset Data Requirements (where applicable)
Detailed asset information required includes but is not limited to the following items:
• Asset Description
• Asset Location – suburb; segment; street; park
• Asset Dimensions – specific to asset type; segment etc.,
• Asset Type – e.g. Road; building, park; tree, pathway; stormwater network, plant, equipment, etc.
• Date / Year of manufacture or construction
• Creation Costs – cost of purchase or construction
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Contact Council’s Asset Manager for access to templates and precise details on how the asset information is to be identified, segmented and detailed.
10.6 OFF Maintenance
10.6.1 Acceptance of Works OFF Maintenance A written request is to be submitted to Council at least 30 days prior to the end of the maintenance period for acceptance of the works OFF maintenance and for the release of the maintenance bonds.
The Developer / Consultant is responsible for ensuring that the works are finalised and in such condition that they can be accepted OFF Maintenance and taken over by Council for future care and maintenance.
The OFF maintenance inspection checklist Annex D is to be referred to in the estimation of whether the works are satisfactory to be taken over by Council during the OFF maintenance inspection and submitted with any other relevant OFF maintenance information and documentation.
OFF maintenance will not be issued unless all outstanding defects and omissions are completed to the satisfaction of the Officer.
10.6.2 OFF Maintenance Certificate When all requirements and inspections have been complied with, the Officer will issue the Developer with an OFF Maintenance certificate. The certificate will confirm that the whole of the works are satisfactory to Council and that the Council will place the works OFF maintenance;
The certificate will have no effect until both the Officer and the Developer have executed the document.
The original of the OFF maintenance certificate will then be issued to the Developer.
Any Maintenance and other bonds being held will then be returned to the Developer.
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Subdi visio nal Guid elines – Central Desert Regional Council Sec tio n 11 – Con struction Gener al Conditions
11 CONSTRUCTION GENERAL CONDITIONS All aspects of the Development Technical Specification and the Approved Drawings shall be strictly adhered to. Council’s Technical Specification and/or Standard Drawings may be used for inclusion in contracts between Developers and Contractors, for Development Work and may also be used for contracts between Council and Contractors.
11.1 Protection of cadastral reference marks (crm’s) Any permanent survey mark affected by the works is to be identified and reported to the Department of Lands and the Surveyor Generals Office for replacement or relocation.
The Contractor shall investigate the location of any CRM’s in the vicinity of works, prior to the commencement of construction.
The Contractor should be aware the destruction of Survey marks is an offence under the Licensed Surveyors Act.
11.2 Supervision and Certification of Works The Developer/Contractor is responsible for all construction activities carried out during the course of the Development Works. Inspections by the Officer shall in no way diminish the responsibility of the Developer/Contractor to adequately supervise the works.
The Developer is to ensure that all works are carried out in accordance with the requirements of the Development Permit, the Deed of Agreement, the approved Inspection and Testing Plan, the Approved Drawings and Specifications and these Guidelines and as agreed at the Pre-start Meeting.
The Developer shall ensure that a suitably qualified Consultant carries out the supervision of the works. The Consultant is responsible for the certification of the works.
Final approval and acceptance will only be given when all works have been executed to the true intent and meaning of the approved drawings and specifications and when all the requirements set out hereafter have been complied with and are in accordance with Section 6.
For inspections of other areas of works, i.e., landscaping and structural works, inspections are to be carried out as specified, required and agreed with the Officer.
11.3 Conformance Testing The Consultant shall comply with the requirements of The Northern Territory Government Department of Construction and Infrastructure Technical Specifications for Conformance Testing. No other Conformance Testing regime shall be accepted unless approved in writing by the Officer.
All testing shall be undertaken by an approved testing authority in accordance with the Technical Specifications and Relevant Standards.
The Consultant will be responsible for ensuring that all required quality control checks are carried out during construction. If requested the Consultant is to progressively submit a copy of test results to the Officer.
In addition to the normal inspection and testing requirements as detailed in the Technical Specification, the Officer reserves the right to inspect and require additional samples to be tested to ascertain the quality and quantity of materials being used. The cost of this testing will be met by the Developer. The Consultant will be informed of any works requiring remedial action.
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The Officer may make inspections of the works on a random audit basis. Such inspections may include but are not limited to items such as Traffic Control, Occupational Work, Health and Safety Issues and Environmental Management. These inspections may take place without any prior notice to the Consultant or Contractor.
The Officer may request progressive certification from the Consultant indicating correctness of construction in accordance with the approved plans and specifications for all or any of the stages of construction.
In the absence of an inspection by the Officer, certification by the Consultant will not necessarily be accepted. The Officer reserves the right to have the work proven in the field whether by inspection or specific testing.
The Consultant shall submit Non-Compliance Reports to the Officer immediately. These Reports shall identify the nature and number of non-complying items and state the Consultant‘s justifications for Council acceptance.
11.4 Vegetation Clearing and Topsoil The Developer /Contractor shall not remove any tree or shrub without prior approval of the Council. The natural vegetation is to be retained where stated on the Vegetation Plan and in instances where no such plan exists, wherever it is possible.
The developer is responsible for consulting the Tree Preservation and Historic Tree Registers and providing evidence that no trees are affected.
All tree roots, boulders and other deleterious material are to be removed to a depth of 600 mm below the natural surface or finished levels of the road reserve whichever is greater. Stumps are to be completely removed.
All vegetation shall be mulched onsite, burning off of vegetation is not permitted.
Upon completion of the clearing operations, natural topsoil shall be stripped from the road reserve areas of cut and fill and proposed utility service locations to an appropriate depth. The topsoil shall then be stockpiled for re-spreading.
When earthworks have been completed, the site topsoil shall be blended as required to meet the Technical Specification and re-spread to a minimum compacted depth of100mm on all exposed areas of earthworks as required, to match approved finish surface levels. Note, in the absence of adequate topsoil quantities being available, it will be the Developers responsibility to import approved topsoil to the satisfaction of the Officer.
During the works, the following conditions apply to existing vegetation:
• Pruning, cutting or removal of vegetation (including roots) will not be permitted without the permission of the Officer.
• Vegetation roots or limbs will be bored under or bypassed if so determined by the Officer
• Works may be required to be redesigned if a tree is determined to be endangered by the works and another solution is achievable;
• Refer to the Relevant Standards for vegetation removal or pruning.
• Valuation of vegetation damaged or proposed to be damaged by the Permit Holder is to be assessed under to the Relevant Standards. The Permit Holder will be required to reinstate/replace any damaged vegetation to the value determined by the Officer and maintained to the satisfaction of the Officer.
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11.5 Subgrade Evaluation After subgrade excavation, the Consultant is required to submit a detailed geotechnical report, the results of which are to be used as a basis of formulating a pavement design.
Council will not inspect pavement subgrades, or approve the placement of pavement materials, until a pavement design has been submitted and approved by the Council.
11.6 Work, Health and Safety Requirements The Contractor must have in place a Policy Document setting out all occupational work, health and safety requirements and be issued to all sub-contractors prior to them commencing any works or entering the worksite.
In the case of contracts between Council and Contractors, the Officer has the right to suspend or terminate the works if statutory work, health and safety requirements are not met.
Contractors are to comply with the following:
• Health and Safety Legislative Requirements;
• Demonstrate evidence of OH&S management and system;
• Develop Health and Safety Plan;
• OH&S Performance Reporting;
• OH&S Incident Notification. The Contractor must have in place a Policy for on site health and safety requirements to be issued to and displayed for all sub-contractors and site visitors.
11.7 Environmental Requirements The Developer/Contractor is to ensure that all reasonable measures are taken in respect of environmental matters. In particular the following shall be properly addressed to Council‘s satisfaction.
• The requirements of the relevant Regulations and Acts are to be accorded with;
• The approved plans and specifications, setting out the environmental requirements and measures are to be strictly adhered to;
• Dust, air and noise emissions are to be controlled such that nuisance is not caused to surrounding properties. Council reserves the right to direct any and all such measures as deemed necessary to ensure compliance, including cessation of works. The Developer shall be responsible for all such costs;
• Any Environmental Bond lodged may be drawn on if the Developer does not take immediate action to address environmental issues. The Developer/Contractor shall notify the Officer immediately there is any measurable environmental damage or impact caused by the Development or when there is a deviation from the approved plans or specifications.
The Developer/Contractor is to adhere to the requirements set out in the approved Sediment and Erosion Control Plan, unless the Officer considers such measures are to be amended. Maintain all sediment and erosion control structures throughout the whole construction period, including the maintenance period.
The Developer/Contractor must ensure that the wheels, tracks and body surfaces of all plant and vehicles leaving the site are free of mud, etc. The Developer/Contractor is to provide and maintain slopes, crowns and drains on all excavations and embankments to ensure satisfactory drainage at all times. Water is not to pond on the works unless such ponding is part of the approved Sediment and Erosion Control Plan.
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11.7.1 Solid, Liquid and Gaseous Contaminants The contractor is to be responsible for the proper storage and disposal of all contaminants in accordance with all statutory and contractual obligations.
11.7.2 Disposal of Waste Waste from construction operations, including food scraps and the like, are to be removed from the site.
11.7.3 Trucking All trucks entering and leaving the site of works are to be loaded and the load constrained in such a manner as to prevent the dropping or tracking of materials onto streets. This includes ensuring that all wheels, tracks and body surfaces are free of mud and other contaminants.
11.7.4 Dust and Water and Erosion Control Adjoining owners, residents and the general public are to be protected against dust, dirt and water nuisance. Dust screens and watering are to be used to reduce dust nuisance.
All proper precautions are to be taken by the Contractor to ensure that erosion and sedimentation from any lands or location used, occupied or controlled by the Contractor is kept to an absolute minimum during the course of the works.
11.7.5 Hours of work Working hours are restricted to times that provide minimum disturbance to nearby residents, business, traffic and any other service. Dependent upon the location, it may be necessary to carry out the works within restricted working hours. This shall be recognised, determined and specified by the Officer prior to approval of plans and specifications.
As a guide work should only occur Monday to Friday, (excluding public holidays) between 7:00 am and 5:30 pm.
Traffic should not be during the following hours, from Monday to Friday, excluding Public Holidays:
0700 hours to 0900 hours.
1530 hours to 1730 hours.
11.8 Works On Council Property Works within Council Property include:
• Works carried out within Council‘s property, i.e., road reserves, parks, public spaces or any other place owned by or defined as owned by or maintained by the Council. This includes the installation of cable and other structures for the delivery of cable television services in the Municipality.
• Works carried out by Contractors under Contract to Council, by Other Authorities that have a statutory right to carry out works within Council road reserves or by private persons or organisations that wish to carry out works within Council property.
• Works conducted underground, above ground or ground level including aerial cabling. All necessary Permits to carry out works are to be obtained by the Developer/Contractor.
Works will only be carried out as per the approved design, in the manner and under the terms and conditions specified and at the times agreed to by the Consultant/Contractor and approved by the Officer. Any variations to the design will require the approval of the Officer.
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No works may be commenced without the approval of the Officer.
All works carried out on Council property shall not degrade Council’s assets. Any degradation of an asset shall be compensated for in a manner approved by the Officer. The works are to be reinstated to the condition of the existing or better as deemed by the Officer.
This includes permits for the installation of cable and other structures for the delivery of cable television services in the Municipality. Permits will be required even if the works form part of proposed internal subdivision construction.
The works may be of such a nature, size or in such a location, that the Officer will require a specific security bond or bond(s) to be lodged prior to the commencement of works
The Permit is issued for a stipulated period and if works are not completed within the stipulated time frame then the Permit must be extended. The Permit will terminate at the satisfactory completion of the works. The Officer may revoke the permit if it is deemed that the Permit Holder is not acting within the Conditions of the Permit.
All residents and owners within the works area and any other areas deemed by the Officer to be affected by the works, are to be advised of the proposed works by individual written advice, not less than 14 days prior to the proposed commencement of works.
All relevant authorities as defined by the Officer are to be advised at least 14 days prior to the proposed commencement of works and any statutory requirements of the authorities satisfied. Relevant Authorities may include public or private individuals or bodies, which may have a direct or indirect interest in the proposed works.
The safety of the public is paramount and Council‘s exposure to Public Risk also must be considered at all times. The Permit Holder is to appoint a Safety Officer who is to be totally responsible for all aspects of safety throughout the works site.
The Permit Holder must have in place all necessary insurances, which are to indemnify Council against any claims arising out of the works. Proof of insurance must be lodged with Council prior to commencement of works.
The Permit Holder is to assume responsibility for the safe conduct of the traffic through or around the worksite 24 hours per day from possession of the site to Final Completion of the Works.
The works are to be organised and carried out in such a way as to minimise obstruction and inconvenience to the public.
Working hours are restricted to times that provide minimum disturbance to nearby residents, business, traffic and any other service in the Council land. Dependent upon the location, it may be necessary to carry out the works within restricted working hours. This shall be recognised, determined and specified by the Officer prior to approval of plans and specifications.
If the Officer is required to be present outside normal Council working hours, then the Permit Holder is to be responsible for overtime costs at rates as agreed under the Permit.
The Officer has the ultimate decision in the matter of working hours.
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When designs for cabling and/or any other service are being carried out in existing Council road reserves, the following is to apply:
• All roads, pavements, footpaths and vehicular crossing/driveways are to be underbored unless otherwise approved by the Officer
• The appropriate alignment for cabling for the delivery of cable television services is in the 00- 800mm corridor behind the kerb.
• Alignments for other services are to comply with the requirements of the services corridors as set out in the Standard Drawings; and
• If a footpath covers the permitted alignment behind the kerb, the Permit Holder may choose to demolish the existing footpath and excavate to lay cables and replace the footpath with a new path to Councils standard in leiu of boring. Any trenching across a road, footpath or driveway (if approved by the Officer) is to have saw-cut edges. In the case of footpaths and crossings driveways, whole slabs are to be replaced rather than narrow saw-cut trenches. The Officer is to agree to the width of the trench to be saw cut.
No trench is to be over excavated in width and depth without the specific approval of the Officer. All trenching is to be adequately drained and de-watered.
Where the trenching intercepts coffee rock, cavities and/or crab-holes, the Officer will approve the necessary remedial works to be carried out prior to the laying of services and backfilling. The Officer may recommend:
• Fill cavities with lean mix concrete; and/or
• Prepare and place a lean mix slurry bedding; and/or
• Encase the backfill and bedding material in an approved geotextile fabric in accordance with the manufacturer’s specification. The Permit Holder is to open only as much trenching as can be closed again in one day. All works are to be carried out in stages so that no more than an agreed length or 100 metres maximum of trench is open at any one time.
Where the trench base is deemed as unsuitable, additional material is to be removed as necessary and backfilled to the design level with approved material.
All backfill is to achieve the specified degree of compaction as defined in the Technical Specification.
11.8.1 Trenches in the verge/footway To be backfilled to the established grading from top of kerb to the reserve boundary and flush with the edges of pavement /top of kerb.
Material used for backfilling can be material won on site.
Compact to 85% minimum MMDD ratio in verge areas and 90% minimum MMDD ratio under pathways.
Verges are generally to be turfed where grass existed prior to the works. Adequate provision is to be made for irrigation of the turfing until established.
Grassing as a means of surface re-instatement is only to be carried out where specifically approved by the Officer. If grassing is approved, it shall be placed as detailed in the Technical Specification.
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11.8.2 Trenches across and/or adjacent to Roadways and Footpaths The material used for backfilling under road pavements or adjacent to, or in close proximity or parallel to road pavements and/or existing kerbs, is to be fine crushed rock with 3% (by weight) cement stabilisation. Wearing surface shall be 50mm minimum asphalt surfacing. The Officer may specify that deep lift asphalt be placed in lieu of this.
Trenches are to be backfilled in 150mm maximum layers.
Density tests are required for every trench across a road trafficked area or along the kerb/edge of pavement and/or along the footpath at the rate indicated in the Technical Specification.
The Permit Holder is required to submit a security bond based on Council‘s current adopted rate for future reinstatement of subsidence of the road trench under traffic. The bond, if not drawn upon, will be returned after a defects liability period as determined by the Officer.
11.8.3 Concrete Surfaces Reinstate cast in situ concrete surfaces to the requirements of the Officer as detailed or specified.
Finish to the same surface texture, colour and shape as the existing/adjoining concrete work.
11.8.4 Paved Surfaces Reinstatement works are to be carried out to the requirements and standard current practice for the paving material. Finish to the same surface texture, colour and laying patterns as the existing/adjoining work.
11.8.5 Pavements and Asphalt Surfacing Reinstatement works are to be carried out in accordance with the provisions of fine crushed rock pavements and Asphalt Surfacing as specified in the Technical Specification. A 50 mm minimum thick asphalt layer is to be placed in any asphalt paved or sealed areas.
The Permit Holder is to take whatever measures are necessary (this includes dial before you dig service) to prove the location of existing services and is wholly responsible for any damage and reinstatement to the services. This includes existing irrigation systems.
Any connection or disconnection is to be carried out by or under the direct supervision of the appropriate authority to which appropriate notice will have been given.
The Contractor is to pay all costs and charges to the appropriate authorities for supervision and materials and for any other purpose as is necessary to carry out the works.
Where deemed by the Officer, all works are to be supervised by an appropriately qualified Superintendent. The degree of supervision will be agreed upon at the Pre-start Meeting and will be dependent upon the contract entered into between the Contractor with the Developer and/or Other Authority, the degree of Quality Assurance supporting the Superintendent and/or the Contractor, Public Risk and the Conditions of the Permit.
The Permit Holder is to be responsible for ensuring that the provisions of the following and any other relevant clauses contained in the Guidelines are complied with and is to submit to the Officer any proposals for traffic movements, temporary structures, clearing, cleaning up (including burning off), erosion and sediment control, demolition and the like for approval prior to the commencement of works.
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11.9 Traffic Control and Pedestrians A Traffic Control Plan is to be submitted at or prior to the Pre-start Meeting detailing proposed temporary road closures, detours and control arrangements, including afterhours control, road maintenance and provision of access to and notification of residents. Only experienced traffic controllers are to be used.
Supply, erect and maintain necessary warning devices.
The Contractor is to liaise with owners of adjacent properties and ensure access is provided and maintained at all times.
Any road closures and significant detours are to be advertised in the Katherine Times newspaper and by other means so required by the Officer 14 days prior to the proposed closure /detour.
All temporary traffic detours or deviations in high traffic areas shall have a sealed surface and the public adequately notified to the satisfaction of the Officer prior to instigation.
Temporary pedestrian detours shall conform to Anti-Discrimination Act requirements.
The Consultant/Contractor shall inform the Officer immediately if there is an incident or issue involving a member of the public.
11.10 Landscaping Works All landscaping works shall be carried out in accordance with the Technical Specifications, Approved Drawings and Standard Drawings. Maintenance of all new plantings shall continue until such time as Off Maintenance is declared for the Development.
11.10.1 Vegetation Plan The "Vegetation Plan" if submitted and endorsed by the Officer must be adhered to in respect to whether a tree is to be removed or retained.
For the retention of trees (including those under the control of Significant Tree Register), the following measures are to be undertaken by the applicant:
The tree is to be physically protected by the fencing off of the tree canopy and root zones using 1.8 metre high star picketing/chain wire before the commencement of any demolition or construction works. The fencing shall be located along the Tree Protection Zone and shall remain in place until all works are completed.
Within this zone there is to be no storage of materials or machinery or site office/sheds, nor is cement to be mixed or chemicals spilt/disposed of in the area, soil levels altered or excavations undertaken, or stockpiling of soil or rubble. Any works required within this zone shall be under the direction of a suitably qualified Arborist, and to the satisfaction of the Officer.
Prior to demolition or construction, the applicant shall contact the Officer for a site inspection to confirm the accuracy of Tree Protection Zones required for those trees to be retained.
Approved works to be carried out within the drip line (canopy area) of vegetation, should be kept to an absolute minimum (including the storage of equipment, machinery, or driving of vehicles and plant equipment in the vicinity of the vegetation) using excavation techniques that will preserve the root system of the plant. Where the root system has to be cut, a method of cutting the root, while not disturbing the rest of the root system, shall be employed.
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All work requiring root pruning of vegetation to be retained is to be performed by qualified Arborist. Roots with diameter greater than 50mm are to be clean cut with hand saw outside of excavation zone.
11.10.2 Trees, Shrubs and Ground Covers The Developer is to supply all plants from an accredited nursery under NIAA guidelines.
They are to be available locally in sufficient quantities for installation and maintenance replacement, and in a healthy and vibrant state prior to commencement of work.
Trees, shrubs and ground covers used in Developments, shall be a minimum of three months in their container, have sturdy and well hardened trunks/stems, a vigorous and well developed root system and have been maintained by early training/pruning to aid sound structural development.
Trees with a single central leader will only be accepted. The only exception will be where specific species do not exhibit this characteristic at any stage of their development. The planting stock must be inspected by the Officer prior to installation.
All plants are to be healthy and free from insect pests, plant diseases, sunscalds or other disfigurements. Any diseased or dying plants are to be removed immediately and replaced at the Contractor’s expense.
The location of street trees/shrubs is to be accurately set out in accordance with the approved drawings and the alignment and depth of all services confirmed prior to the excavation of holes for planting.
Planting pits, root directional guides and bollards are to be constructed in accordance with the Standard Drawings and Development Technical Specifications.
11.10.3 Turfing All verges and parklands shall be finished with 150mm minimum topsoil after aerating with VertiDrain or similar.
Turf to be established by rolls (sod), plugs (if approved by the Officer), or seed.
All forms of traffic are to be excluded from the area established with turf by effective barrier until establishment, (to the satisfaction of the Officer). Complete and thorough watering is to follow establishment of grass to ensure correct settling of soil fines.
The establishment and maintenance of turf shall be in accordance with the Development Technical Specification.
11.10.4 Irrigation Irrigation where required is to be designed and constructed by Certified Irrigation Designers.
Permanent and temporary irrigation works are required for street trees and grassing and these are to be located clear of other services and works in the road reserve.
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12 REFERENCES
Alderson, A 2006, The collection and discharge of stormwater from the road infrastructure, ARRB Group Ltd, Vermont South VIC.
Australian Building Codes Board, Building Code of Australia 2011, Australian Building Codes Board, Camberra.
Australian Government 2011, Disability Discrimination Act 1992, Office of Legislative Drafting and Publishing, Canberra.
Australian Model Code for Residential Development (AMCORD) 1995, Book 1 AMCORD: A national resource document for residentialdevelopment, Creation Corporation Pty Ltd, Florey ACT.
Austroads, Design Vehicles andTurning Path Templates
Austroads 2009, Guide to Traffic Management – Part 1: Introduction to Traffic Management, AP- AGTM01/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Traffic Management – Part 2: Traffic Theory, AP-AGTM02/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 3: Traffic Studies and Analysis, AP-AGTM03/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 4: Network Management, AP-AGTM04/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Traffic Management – Part 5: Road Management, AP-AGTM05/08, Austroads, Sydney NSW.
Austroads 2007, Guide to Traffic Management – Part 6: Intersections, Interchanges and Crossings, AP-AGTM06/07, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 7: Traffic Management in Activity Centres, AP- AGTM07/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Traffic Management – Part 8: Local Area Traffic Management, AP- AGTM08/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 9: Traffic Operations, AP-AGTM09/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 10: Traffic Control and Communtication Devices, AP-AGTM10/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Traffic Management – Part 11: Parking, AP-AGTM11/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 12: Traffic Impacts of Development, AP- AGTM12/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Traffic Management – Part 13: Road Environment Safety, AP-AGTM13/09, Austroads, Sydney NSW.
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Austroads 2009, Guide to Road Design – Part 1: Introduction to Road Design, AP-AGRD01/09, Austroads, Sydney NSW.
Austroads 2006, Guide to Road Design – Part 2: Design Considerations, AP-AGRD02/06, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 3: Geometric Design, AP-AGRD03/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 4: Intersection and Crossings General, AP- AGRD04/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 4A: Unsignallised and Signallised Intersections, AP- AGRD04A/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 4B: Roundabouts, AP-AGRD04B/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 4C: Interchanges, AP-AGRD04C/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Road Design – Part 5: Drainage Design, AP-AGRD05/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 6: Roadside Design, Safety and Barriers, AP- AGRD06/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 6A: Pedestrian and Cyclist Paths, AP-AGRD06A/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 6B: Roadside Environment, AP-AGRD06B/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Road Design – Part 7: Geotechnical Investigation and Design, AP- AGRD07/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Road Design – Part 8: Process and Documentation, AP-AGRD08/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 1: Introduction to Pavement Technology, AP- AGPT01/09, Austroads, Sydney NSW.
Austroads 2010, Guide to Pavement Technology – Part 2: Pavement Structure Design, AP- AGPT02/10, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 3: Pavement Surfacings, AP-AGPT03/09, Austroads, Sydney NSW.
Austroads 2007, Guide to Pavement Technology – Part 4: Pavement Materials, AP-AGPT04/07, Austroads, Sydney NSW.
Austroads 2008, Guide to Pavement Technology – Part 4A: Granular Base and Sub Base Materials, AP-AGPT04A/08, Austroads, Sydney NSW.
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Austroads 2007, Guide to Pavement Technology – Part 4B: Asphalt, AP-AGPT04B/07, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 4C: Materails for Concrete Road Pavements, AP-AGPT04C/09, Austroads, Sydney NSW.
Austroads 2006, Guide to Pavement Technology – Part 4D: Stabilised Materials, AP-AGPT04D/06, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 4E: Recycled Materials, AP-AGPT04E/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Pavement Technology – Part 4F: Bituminous Binders, AP-AGPT04F/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 4G: Geotextiles and Geogrids, AP- AGPT04G/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Pavement Technology – Part 4H: Test methods, AP-AGPT04H/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 4I: Earthworks Materials, AP-AGPT04I/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Pavement Technology – Part 4J: Agregate and Source Rock, AP- AGPT04J/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 4K: Seals, AP-AGPT04K/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 4L: Stabilising Binders, AP-AGPT04L/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 5: Pavement Evaluation and Treatment Design, AP-AGPT05/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 6: Unsealed Pavements, AP-AGPT06/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 7: Pavement Maintenance, AP-AGPT07/09, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 8: Pavement Construction, AP-AGPT08/09, Austroads, Sydney NSW.
Austroads 2008, Guide to Pavement Technology – Part 9: Pavement Work Practices, AP- AGPT09/08, Austroads, Sydney NSW.
Austroads 2009, Guide to Pavement Technology – Part 10: Sub-Surface Drainage, AP-AGPT10/09, Austroads, Sydney NSW.
Australian Rainfall and Runnoff 2001, Book 1 Introduction, The Institue of Engineers, Barton ACT
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Australian Rainfall and Runnoff 2001, Book 2 Design rainfall considerations, The Institue of Engineers, Barton ACT
Australian Rainfall and Runnoff 2001, Book 3 Choice of flood estimation methods and design standards, The Institue of Engineers, Barton ACT
Australian Rainfall and Runnoff 2001, Book 4 Estimation of design peak discharge, The Institue of Engineers, Barton ACT
Australian Rainfall and Runnoff 2001, Book 5 Estimationof design flood hydrographs, The Institue of Engineers, Barton ACT
Australian Rainfall and Runnoff 2001, Book 6 Estimatinoo of large to extreme floods, The Institue of Engineers, Barton ACT
Australian Rainfall and Runnoff 2001, Book 7 Aspects of hydraulic calculation, The Institue of Engineers, Barton ACT
Australian Rainfall and Runnoff 2001, Book 8 Urban stormwater management, The Institue of Engineers, Barton ACT
Department of Construction and Infrastructure 2010, CADD Drawing & Data Systems Information, Northern Territory Government, Darwin, NT.
Department of Construction and Infrastructure 2007, CADD Manual Version 1.3, Northern Territory Government, Darwin, NT.
Department of Construction and Infrastructure, Digital Ground Survey – Road Projects Construction Division, Northern Territory Government, Darwin, NT.
Department of Construction and Infrastructure 2011, Roadworks Schedule of rates (Technical Specification), Northern Territory Government, Darwin NT.
Department of Environment and Climate Change NSW 2008. Managing Urban Stormwater: Volumes 1 and 2, Department of Environment and Climate Change NSW, Sydney NSW.
Department of Infrastructure, Planning and Environment: Road Projects Division 2003, Materials Testing Manual, Northern Territort Government, Palmerston, NT.
Department of Lands and Planning 2011, NT Traffic Act, Northern Territort Government, NT Australia.
Department of Lands and Planning 2011, NT Traffic Regulations, Northern Territory Governemmt, NT Australia.
Institute of Public Works Engineering 2011, Australia Asset Management for Small, Rural or Remote Communities, Institute of Public Works Engineering 2011, Sydney NSW.
Natural Resources, Environment, The Arts and Sport 2011, Erosions and Sediment Control, Available: http://www.nretas.nt.gov.au/national-resource-management/soil/management/technotes, [Accessed 12 January 2012].
Northern Territory Lands Group 2011, Northern Terrirtory Planning Scheme, Nothern Territory Government, Darwin, NT.
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Northern Territory Lands Group 2011, Water Sensitive Urban Design (WSUD): Stratergy for Darwin Harbour, Nothern Territory Government, Darwin, NT.
Northern territory Government 2011, Anti-Discrimination Act, Northern Territory Government, Darwin, NT.
Northern territory Government 1995, Anti-Discrimination Regulations, Northern Territory Government, Darwin, NT.
Northern territory Government 2008, Disability Services Act, Northern Territory Government, Darwin, NT.
Northern territory Government 2011, Local Government Act, Northern Territory Government, Darwin, NT.
Northern territory Government 2009, Planning Act, Northern Territory Government, Darwin, NT.
Northern territory Government 2011, Planning Regulations, Northern Territory Government, Darwin, NT.
Northern territory Government 2011, Work Place Safety and Health Act, Northern Territory Government, Darwin, NT.
Northern territory Government 2011, Work Place Safety and Health Regulations, Northern Territory Government, Darwin, NT.
Nursery Industry Accreditation Scheme Australia (NIASA) 2005, Best Management Practice Guidelines - 3rd Edition, Nursing and Gardening Industy Australia.
Transport: Roads and Maratime Services 2011, NSW t239: Test Methods Volume 1, NWS Goverments, NSW.
Power and Water Corporation – www.powerwater.com.au
Standards Australia
AS 1141-1974, Methods for sampling and testing aggregates.
AS 1289-2000, Methods of testing soils for engineering purposes.
AS 1289.5.8.1-2007, Methods of testing soils for engineering purposes - Soil compaction and density tests - Determination of field density and field moisture content of a soil using a nuclear surface moisture–Density gauge - Direct transmission mode.
AS 1428.1-2009, Design for access and mobility - General requirements for access - New building work.
AS 1428.2-1992, Design for access and mobility - Enhanced and additional requirements - Buildings and facilities.
AS1597-2010, Precast reinforced concrete box culverts.
AS 1742.1-2003, Manual of uniform traffic control devices - General introduction and index of signs.
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AS 1742.2-2009, Manual of uniform traffic control devices - Traffic control devices for general
use. AS2890.1-2004, Parking facilities - Off-street car parking
AS2890.2-2002, Parking facilities - Off-street commercial vehicle facilities
AS3500.2-2003, Plumbing and drainage - Sanitary plumbing and drainage
AS 3798-2007, Guidelines on earthworks for commercial and residential developments
WSA 05-2008, Conduit Inspection Reporting Code of AustraliaA
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANNEX A
Annex A
Site Analysis
Subdi vis ional Guideli nes – Central Desert Regional Council ANNEX A
SITE ANALYSIS PLAN
creek valley rural land interface issues leading to hill top existing dwelling (e.g. dust, spray drift, Qand driveway
..... ' I \ '"'"
odours, noise,fencing)
\ ' '' '
I I ' . 1 existing trees rural residential area along fenceline / I ' '
... I - I I I I I \
\ ' ignific)n reesJk' ,.._ ...._ ..._ ..._ _
existing school -- ...... 0" ' '- / ' I - ' ' ...... 0 '
I existing- heritage listed / ews to valley ...... _ -.... building to be retain ed
poor sight-lines due to bend in road and existing vegetation
-
existing large lot housing address street
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANNEX A
Prepared for LGANT
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).
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX B04
CENTRAL DESERT REGIONAL COUNCIL SUBDIVISION DESIGN STANDARDS
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – NT Local Government ANNEX B04 Prepared for LGANT
Central Desert Shire Council
1 ROADS AND PATHWAYS This section sets out the minimum standards required Central Desert Shire Council for the Planning, Design and Construction of roads and pathways in residential, rural residential, rural 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.
1.1 Road Hierarchy The main road and pathway network is generally defined and fixed in relation to any proposed works. Developers must match into this network, forming their development and pattern of land use to be an integral part of the total network.
1.1.1 Residential Roads
1.1.1.1 Minor Roads No specific requirements. See Section 5 for general comments.
1.1.1.2 Collector Roads No specific requirements. See Section 5 for general comments.
1.1.1.3 Arterial Roads No specific requirements. See Section 5 for general comments.
1.1.2 Industrial Roads Industrial Roads should include Local Access Roads and Collectors Road. Cul-de-sac should be avoided where possible.
1.1.2.1 Local Access Road No specific requirements. See Section 5 for general comments.
1.1.2.2 Cul-de-sac No specific requirements. See Section 5 for general comments.
1.1.2.3 Collector Road No specific requirements. See Section 5 for general comments.
1.1.3 Rural / Rural Residential Roads
1.1.3.1 Rural Limited Access No specific requirements. See Section 5 for general comments.
1.1.3.2 Rural Access No specific requirements. See Section 5 for general comments.
1.1.3.3 Rural Collector No specific requirements. See Section 5 for general comments.
1.1.3.4 Rural Link No specific requirements. See Section 5 for general comments.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – NT Local Government ANNEX B04 Prepared for LGANT
Central Desert Shire Council
1.1.4 Matching to Existing Networks No specific requirements. See Section 5 for general comments.
1.1.5 Creating Sustainability with Road Network No specific requirements. See Section 5 for general comments.
1.2 Traffic Management
1.2.1 Desirable Speed Environment The design of roads within the subdivision development shall conform to the following design speed requirements:
Residential Roads
Secondary Primary Cul-de-sac Local Collector Collector Arterial
Maximum desirable 50 50 60 60 As advised operating speed km/h
Industrial Roads
Local Collector
Maximum desirable operating speed km/h 50 60
Rural / Rural Residential Roads
Secondary Primary Cul-de-sac Local Arterial Collector Collector
Maximum desirable 50 50 60 60 As advised operating speed km/h
1.2.2 Parking to be Provided No specific requirements. See Section 5 for general comments.
1.2.3 School Sites No specific requirements. See Section 5 for general comments.
1.2.4 Public Transport Routes and Stops No specific requirements. See Section 5 for general comments.
1.2.5 On Road Bicycle Lanes No specific requirements. See Section 5 for general comments.
1.3 Traffic Control Devices
1.3.1 Linemarking and Signage No specific requirements. See Section 5 for general comments.
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1.3.2 Street Name Signs No specific requirements. See Section 5 for general comments.
1.3.3 Naming of Streets No specific requirements. See Section 5 for general comments.
1.4 Road Pavement and Surface Design Notwithstanding anything stated in the design standards, guides or recommendations in the report(s), the minimum design life for a pavement is 30 years.
Minimum Design Pavement Thickness and Make-up
Pavement Pavement Compacted Compaction Compaction
Course Thickness MMDD Material MMDD
Subgrade 150mm min 95% In Situ 95%
Sub-base - 98% Type 2 Natural Gravel 98%
Base courses 150mm min 100% Type 2 Natural Gravel 100%
Single coat seal – 20 Wearing surfaces N/A - - mm aggregate.
1.4.1 Design Loadings The minimum requirements for design loading and wearing course are tabulated below for various road classifications.
The road classifications are further defined in terms of the anticipated Average Annual Daily Traffic (AADT) as follows.
Residential design Industrial design Average Annual Daily Road Classification loading (E.S.A) loading (E.S.A) Traffic (AADT) Formatted Table
6 6 Distributor 1.0 x 10 5.0 x 10 >3000
5 6 Collector 5.0 x 10 2.0 x 10 1000-3000
4 5 Minor - Local Access 5.0 x 10 8.0 x 10 150-1000
6 5 Minor – Cul-de-sac 8.0 x 10 6.0 x 10 <150 The design loadings provided in the above table are a minimum requirement for design.
Council will consider alternative pavements such as Concrete Segmental Pavements and Rigid Pavements.
The Consultant is to prepare detailed designs for all pavements in accordance with current versions of relevant guides, standards or manuals as necessary.
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1.4.2 Special Treatments No specific requirements. See Section 5 for general comments.
1.5 Road Geometry
1.5.1 Intersections
1.5.1.1 Channelised Intersections Intersections, except those being treated with roundabouts or signals are to be channelled (minimum 3000mm wide line marking) as follows:
Cul-de-sac Local Collector Arterial
Local No No Yes Yes
Collector No Yes Yes Yes
1.5.1.2 Intersection Turning Criteria Including Roundabouts Intersections are to be designed for the movement of Austroads Design Vehicles as follows:
Residential Industrial
Local Collector Arterial All Roads
Local SU SU SU SA
Collector SU SA SA LSA
Industrial All Roads SA LSA LSA LSA
SA denotes an Austroads design 19m single articulated truck with a turning path radius of 12.5m.
SU denotes an Austroads design 12.5m single unit truck with a turning path radius of 12.5m.
LSA denotes an Austroads design 25m long single articulated truck with a turning path radius of 15m.
The Officer reserves the right to nominate other design vehicles (such as buses and heavy vehicles) to be catered for especially in the case of arterial and industrial roads.
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1.5.2 Gradients and Radii General Maximum and Minimum Longitudinal Grades
Residential, Rural and Industrial Rural Residential Collectors / Local All Roads Arterials
Desirable Maximum % 10 8 6
Absolute Maximum % 12 10 8
Desirable Minimum % 1.00 1.00 1.00
Straight alignment down to 60m 0.50 0.50 0.50 Absolute radius bends Minimum % All kerb returns and kerbs in the cul- 0.75 0.75 0.75 de-sac head The absolute maximum grades will be approved only in special cases and must be addressed in the design report.
1.5.3 Horizontal Curves on Road Alignment Minimum horizontal curve radii for roads alignments shall be as follows:
Residential, Rural and Rural Industrial Residential
Deflection Angle Degrees Local Collector Local Collector
75 or greater 20 60 60 100
60 35 70 70 110
40 65 80 80 120
30 75 100 100 130
20 or less 100 120 120 150
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1.5.4 Vertical Curves Minimum vertical curve lengths (m)
Residential, Rural and Rural Industrial Residential
Local Collector Arterial All Roads
Minimum VC length (m) to be applied at intersection approaches 20 25 30 25 or special drainage points
Minimum Radii for Intersection Kerb Returns and Turning in Culs de Sac
Residential, Rural and Rural Residential Industrial
Cul-de-sac Collector Arterial All Roads Local Residential, Rural and Rural Cul-de-sac & Local 7.5 m 7.5 m 7.5 m 7.5 m Residential Collector 7.5 m 15 m As advised 15 m
Industrial All Roads 7.5 m 15 m As advised 15 m
1.5.5 Cul-de-sac End Radius
1.5.5.1 Cross-section without kerb
Rural and Rural Residential Roads Cul-de-sac 9 m radius
Industrial Roads Cul-de-sac 13.5 m radius
Verge Width Cul-de-sac 12.0 m minimum
1.5.5.2 Cross-section with kerb
The minimum acceptable radius for circular turning are as at the Cul-de-sac head is as follows:
Residential Roads 8.5m radius
Industrial Roads 13.5m radius (or such radius to cater for the Design Vehicle)
The verge reserved for the location of services shall not be less than 4.5 metres at any location.
1.6 Typical Cross Sections All road design must be developed for tropical rural living with the objectives of accommodating roads and verges, services, pedestrian access and bus stops / services. Road reserve widths may be increased to accommodate all items.
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1.6.1 Road Widths
1.6.1.1 Cross-section without kerb The minimum road, verge and reserve widths required are;
Verge Carriageway Road Reserve
10.0 Cul-de-sac and Local Roads 10.0 30.0 (8.0 m seal)
10.0 Collector 10.0 30.0 (9.0 m seal)
Distributor (single lane) / Arterial As advised by Council
Distributor (dual lane central median 4.0m min As advised by Council width) / Arterial
Industrial Roads 10.0 Local Road 10.0 30.0 (8.0 m seal) Formatted Table
10.0 Collector Road 10.0 30.0 (9.0 m seal) 1.6.1.2 Cross-section with kerb The minimum cross-section details depend upon a number of criteria including the location of footpaths, services and the provision of access. Typically road and road reserve widths are as follows:
Residential Residential Residential Industrial Local Industrial Collector Cul-de-sac Local Collector
Verge width 4.5 4.5 4.5 4.5 4.5
Carriageway 6.0 6.0 11.0 11.0 13.0 width
Verge width 4.5 4.5 4.5 4.5 4.5
Exceptions to the above criteria can only be granted by the Officer.
1.6.2 Pavement Cross Fall Nominal 3% for sealed roads.
Nominal 4% for unsealed roads and shoulders.
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1.6.3 Verges Minimum standards include;
A minimum of 10.0m verge width between the carriageway and property boundary
2% to 8% grade falling to the road including compliance with minimum access standards
All services to be located as per the Standard Drawings
Verges to be designed for easy maintenance
Bus stop design and location to be considered
Services, driveways, road infrastructure, landscaping and footpaths to be considered
Cut and fill batters may be extended into allotments where the design cross section cannot be contained within the road reserve. In these cases the batter slope should not exceed 1 in 6 unless in special cases, geotechnical testing indicates that steeper slopes are sustainable and maintainable. In all cases the maximum grade for vehicular access from the property line to within the allotment is to be 1 in 6.
1.6.4 Lot Truncation
1.6.4.1 Residential The minimum truncation is 2m by 2m, but may be increased to allow for intersection sight distances, verge width and path installation.
1.6.4.2 Rural and Rural Residential The minimum truncation is 10m by 10m, but may be increased to allow for intersection sight distances, verge width and path installation.
3 chord truncations for Arterial Roads.
1.6.5 Conduits No specific requirements. See Section 5 for general comments.
1.6.6 Traffic Islands and Roundabouts No specific requirements. See Section 5 for general comments.
1.7 Kerbs
1.7.1.1 Residential Kerb profiles shall be in accordance with the City of Darwin Standard Drawings.
1.7.1.2 Rural and Rural Residential Slotted kerb to be provided at intersections as per City of Darwin Standard Drawings.
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1.8 Driveways
1.8.1.1 Residential Access must be provided to every part of the Development. All verges, whether they contain a constructed footpath or not, are to be provided with access.
Driveways shall be constructed as per the Standard Drawings and in accordance with Council’s Driveway Policy.
The Officer will determine the acceptable location or relocation fall driveways in accordance with the following criteria:
All R1 zoned allotments (including duplex allotments) shall have one 3.0 metre wide driveway access to the roadway.
All R2, R3 and R4 allotments shall have one 6.0 metre wide driveway access to the roadway. Two driveway accesses may be considered by the officer based of safety, traffic management and serviceability issues. Entry only and exit only driveways may also be considered by the Officer based on safety, traffic management and serviceability issues.
All Commercial and Industrial allotments shall have one 6.0 metre wide driveway access to the roadway. Wider driveways may be considered where serviceability of an acceptable design vehicle is an issue. Two driveway accesses may be considered based on safety, traffic management and serviceability issues. Entry only and Exit only driveways may also be considered based on safety, traffic.
Where allotments abut or front onto more than one roadway, then Council prefers that the driveway(s) shall access the roadway with the lower road hierarchy status. I.e. if the allotment abuts a Collector Road and a Local Road then driveway access be to the Local Road.
The location of the driveway shall be at least 15 meters from any intersecting roadway.
The driveway shall meet Austroads sight distance criteria for both entry and exit.
Where practical, driveways shall be located such to have minimal impact to on-road parking.
Under certain circumstances Council may require deceleration or turning lanes to the allotment or the elimination of certain turning movements based on safety and traffic management issues.
1.8.1.2 Rural and Rural Residential The Officer will determine the acceptable location or relocation of all driveways in accordance with the following criteria:
Where allotments abut or front onto more than one roadway, the driveway(s) shall access the roadway with the lower road hierarchy.
The location of the driveway shall be 15 metres from any intersecting roadway.
The driveway shall meet Austroad sight distance criteria for both entry and exit.
Driveway locations must take into consideration the location of other services including stormwater infrastructure, streetlights and other service pits that may exist in the verge. Any changes to infrastructure to accommodate driveways are to be approved by and at no cost to Council.
Dual accesses with adjoining properties is acceptable.
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Driveways must be provided by the developer for each property. The table below summarises the minimum requirements. The minimum material is 25MPa plain, broom finished concrete with reinforcing mesh. Where footpaths exist, the material of that section of the driveway must be the same as the footpath.
Zoning Width Construction Formatted Table Single Dwelling 4.0m 125mm deep, SL72 mesh Dual Properties 8.0m 125mm deep, SL72 mesh Commercial 6.0m 150mm deep, SL82 mesh Industrial 6.0m 150mm deep, SL82 mesh Wider driveways and/or or additional driveways may be approved at the Officers discretion.
1.9 Footpaths and Cycle paths Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards. Generally only for residential areas.
1.9.1 Disabled Access Ramps Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards. Generally only for residential areas.
1.9.2 Cyclist Facilities No specific requirements. See Section 5 for general comments.
1.10 Walkways / Pedestrian Linkages Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards. Generally only for residential areas.
1.11 Battle Axe Allotments
1.11.1 Urban Areas Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
1.11.2 Rural or Semi-Rural Type Developments No specific requirements, however their use is discouraged. See Section 5 for general comments.
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2 STORMWATER DRAINAGE The stormwater drainage design is to be based on a system of sealed roads and table drains supplemented where applicable by a system of flood ways, preferably located in open spaces or drainage reserves isolated from residential or other critical risk areas
To achieve this outcome:
Council will not accept any polluted stormwater run-off into its drainage systems nor will it allow other forms of pollution or nuisance to be generated to the detriment of the public, Council assets or receiving waterways.
Council will require an Environment Management Plan, relevant to the types of works being proposed prior to the commencement of construction. Due to the limitations inherent in the Central Deserts climate, all stormwater drainage within the any development must embrace the principles of Water Sensitive Urban Design (WSUD). Developers shall follow the guidelines set out in the Darwin WSUD Strategy (prepared by the NT Government) in its current version.
The drainage system shall be designed to cater for two different storm events, the initial storm and the major storm (usually Q100).
All stormwater runoff generated under the initial storm is to be collected and connected to the open drain system.
The additional stormwater runoff generated below the major storm may be contained within flood ways.
If necessary all of the major storm flow may have to be under-grounded.
2.1 Preliminary Drainage Proposal and Investigation No specific requirements. See Section 5 for general comments.
2.1.1 Flood Management and Control No specific requirements. See Section 5 for general comments.
2.1.2 Design Criteria No specific requirements. See Section 5 for general comments.
2.1.3 Easements The minimum easement width is to be 3.0 m for pipe diameters of 450 mm or less and depths up to 1.5 m.
An increase in easement widths is to be provided for pipe diameters and depths greater than above as advised by the Officer.
Open drains need to be the width of the drain, plus the freeboard allowance, plus a 4.5 metre wide access strip.
Council will not take possession of or accept rear allotment drainage for future care or maintenance nor will it accept responsibility for easements over the drainage.
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2.1.4 Rainfall Intensity and Recurrance Intervals
The design intensity for a calculated time of concentration is to be determined from the Central Desert Design Rainfall Intensity Diagram contained in Australian Rainfall and Run-off. The minimum time of concentration to be used for a fully developed catchment is 5 minutes. The designer is to adopt the following minimum Storm Recurrence Intervals.
Catchment Zoning Initial Storm Major Storm Open Space and Drainage Reserves 2 100 Industrial, Residential Rural & Rural Residential Commercial 10 100 All other Zones - to be confirmed by the Officer 5-10 100
2.2 Water Sensitive Design and Erosion & Sediment Control No specific requirements. See Section 5 for general comments.
2.2.1 Sediment and Erosion Control and Stormwater Management No specific requirements. See Section 5 for general comments.
2.2.2 Water Quality, Gross Pollutant and Litter Traps No specific requirements. See Section 5 for general comments.
2.2.3 Tidal Action, Surge Levels and Climate Change Not applicable.
2.3 Allotment Drainage Drainage run-off from SD Residential lots may be discharged (sheet flow) across the lot surface to the main drainage system or by the use of an approved alternate connection.
If it is proposed by the developer that drainage run-off from residential SD lots is to be concentrated (e.g. downpipes to dwellings and other buildings, by a system piped to the Council road reserve or to the rear due to lot falls), then it will not be discharged in that form onto road reserves, public land or over adjacent private property.
This connection is to be constructed at the time of subdivision development.
This includes the control of storm water runoff emanating from within the site and/or from exterior catchments by means of underground drainage and/or open cut-off drains as warranted.
2.3.1 Adjacent Catchments and Drainage Networks No specific requirements. See Section 5 for general comments.
2.4 Ground Water and Special Drainage Measures Ground water level must be taken into consideration for drainage and all other aspects of sustainable design for the subdivision / development.
2.4.1 Sub Soil Drainage No specific requirements. See Section 5 for general comments.
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2.4.2 Open Drains and Open Drainage Structures No specific requirements. See Section 5 for general comments.
2.4.3 Criteria for Design of Major Open Drains Not specific requirements. In this instance use Annex B05 - City of Darwin Standards.
2.4.4 Rural Major Open Drains Roadside open drains in rural and semi rural subdivisions shall be designed to accommodate the 1 in 5 year storm (minimum), with the road reserve and open drains in easements capable of conveying the 1 in 100 year storm.
The maximum concentration time to be used is 10 minutes.
The top water level for the design water flow is to be 300 mm below the level of the road shoulder.
Scour protection will be required at changes of direction, drop structures and at the inlet and outlet to pipe or culvert structures.
2.4.5 Walkway Drainage Walkway reserves may serve as storm water drainage reserves but must meet the following requirements;
The walkway drainage is to be designed to cater for particular design storm events and must be such that the drain must not function as an open drain to the extent that it excludes the use as a walkway and endangers pedestrians,
Inverts to centres of walkways are not acceptable.
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2.4.6 Use of Roads, Open Space and Drainage Reserves for Run-off
2.4.6.1 Residential and Industrial (with Kerb)
Stormwater must be contained within the absolute maximum limits tabulated below for the Initial and Major Storms. In all cases the flow is to be contained totally within the road reserve.
Residential
Initial Storm Major Storm
Flow may spread to road reserve Flow may spread to crown of road boundary but maximum depth in for two-way cross fall or road Local Road roadway is not to exceed 400mm nor centreline for one-way cross fall or should D x V exceed 0.45 where D to flush kerbs in dished drains =depth (m) and V =velocity (m/s)
Flow may spread to road reserve boundary but maximum depth in 8m Collector Flow shall not overtop crown of roadway is not to exceed 400mm nor Roads road or kerbs. should D x V exceed 0.45 where D =depth (m) and V =velocity (m/s)
Flow may spread to road reserve 11m Collector Flow shall not overtop kerbs and boundary but maximum depth in Roads or Arterial shall leave at least 3.0m width of roadway is not to exceed 400mm nor Road roadway free of water. should D x V exceed 0.45 where D =depth (m) and V =velocity (m/s)
Open Space & Flow to be contained within boundaries Drainage and velocities not to exceed scour Reserves velocity (1.5 m/sin OUD's)
Industrial
Flow may spread to road reserve
Flow shall not overtop kerbs and boundary but maximum depth in All Roads shall leave at least 3.0m width of roadway is not to exceed 400mm nor roadway free of water. should D exceed 0.45 where
D =depth (m) and V =velocity (m/s)
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Rural / Rural Residential
Major Storm Road or space Initial Storm where D = depth (m) and classification V = velocity (m/s)
Flow may spread to road reserve boundary but maximum depth in Local Road Subject to Risk Assessment. roadway is not to exceed 400mm nor should D x V exceed 0.40
Flow may spread to road reserve Collector Roads boundary but maximum depth in Subject to Risk Assessment. or Arterial Road roadway is not to exceed 400mm nor should D x V exceed 0.40
Flow to be contained within boundaries Open Space & and meet all open drainage Drainage Subject to Risk Assessment. requirements. Reserves Subject to Risk Assessment.
Flow to be contained within boundaries 2m of pathway to be maintained and meet all walkways drainage Walkways at all times. Subject to Risk requirements. Subject to Risk Assessment. Assessment.
Industrial Flow may spread to road reserve Commercial boundary but maximum depth in Subject to Risk Assessment. roadway is not to exceed 400mm nor All Roads should D x V exceed 0.40
2.4.7 Drainage Infrastructure
2.4.7.1 Pipes and Culverts Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
2.4.7.2 Pits Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
2.4.7.3 Side Entry Pits Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
2.4.7.4 Junction Pits / Manholes Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
2.4.7.5 Letter Box Pits Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
2.4.7.6 Underground (Blind) Pits Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
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2.4.7.7 Bandage Joints Not required unless directed to by Council. In this instance use Annex B05 - City of Darwin Standards.
2.4.8 Intersection Low Points No specific requirements. See Section 5 for general comments.
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3 LIGHTING
3.1 Street Lighting Street lighting design in land subdivisions (residential, rural residential, commercial and industrial) is to meet the following criteria:
Intersections, culs-de-sac, traffic calming devices and pedestrian crossings shall be directly lit.
Street lights are to be placed at each end and each bend of a walkway and at appropriate intervals in between.
Lights are to be placed opposite the boundaries of allotments where possible.
Light poles shall not conflict with any infrastructure including stormwater pits, pedestrian crossing points or driveway crossovers.
Consideration must be given to minimising the problem of light shining into private properties.
Where there is an unacceptable risk of collision with a light pole, consideration is to be given to the use of frangible slip base poles.
Lamps are to be high pressure sodium unless approved otherwise.
PE cells are not to be used (refer PWC document NP07 – Capture of Newly Installed Street Lighting).
Lighting category and types to be consistent with adjacent surrounding areas and to consider/minimise ongoing maintenance requirements and costs.
For shared paths, lanterns are to be side entry unless otherwise approved.
For roads and car parks and parks, bottom entry lamps are preferred.
Bollard style lighting is not acceptable to Council. Consideration is to be given to complimenting and integrating proposed lighting into the proposed and existing streetscape / landscape works, particularly the location with respect to the mature development of street trees.
3.2 Pathway and Open Space Lighting Intersections and change in direction of paths to be lit to the satisfaction of Council.
A separate “metered” supply is required for Council property, a Power Water Corporation (PWC) metering panel is required.
All open space areas intended to be used or traversed at night should allow appropriate levels of visibility and conform to CPTED.
Lighting should be designed so that it is resistant to vandalism.
All fittings/luminaries, PE switches, poles, rag bolt assemblies/pole footings shall be to the satisfaction of Council and should incorporate the use of energy efficient technologies.
Lighting category and types to conform to Australian Standards.
Alternatives to reticulated power should be considered (e.g. solar, battery etc).
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4 LANDSCAPING Not required unless directed to by Council. In this instance use Annex B09 -Katherine Town Council.
4.1 Amenity Not required unless directed to by Council. In this instance use Annex B09 -Katherine Town Council.
4.2 Trees and Vegetation Not required unless directed to by Council. In this instance use Annex B09 -Katherine Town Council.
4.2.1 Plant Selection for Roads and Parks No specific requirements. See Section 5 for general comments.
4.2.2 Turfing No specific requirements. See Section 5 for general comments.
4.3 Streetscapes Not required unless directed to by Council. In this instance use Annex B09 -Katherine Town Council.
4.4 Parks and Open Spaces
4.4.1 Master Planning of Open Spaces No specific requirements. See Section 5 for general comments.
4.4.2 Open Space Calculations In calculating the total area of private open space required, the following applies:
Parks and reserves are to be a minimum of 3000 sq/m in area not including adjacent road reserves. 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) can not 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.
4.4.3 Open Space Linkages No specific requirements. See Section 5 for general comments.
4.4.4 Open Space Network Not required unless directed to by Council. In this instance use Annex B09 -Katherine Town Council.
4.4.5 Function and Types of Open Space Open space can be assigned a functional classification, which reflects its primary use, as follows:
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The 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.
Recreation / sport either associated with clubs or for social reasons, Recreation as well as informal recreation activities such as picnicking and relaxing.
Physical activity / linkage Walking, cycling and other shared use trails.
Cultural / heritage Sites of special cultural or heritage significance
Water management Sites that incorporate urban water management measures.
Tourism Sites that are tourist destinations in their own right.
Sites that provide visual relief from the urban environment, contain Visual amenity / valued natural features (e.g. remnant vegetation, habitat, wetlands) environmental / buffer and/or are created to provide a buffer between urban development and incompatible land uses.
Sites that contain community facilities such as libraries, Community purpose neighbourhood or community centres, kindergartens Sites that include a combination of two or more of the above Combined functions.
4.4.6 Typical Facilities for Open Space Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.4.7 Playgrounds and Play Equipment/Features Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.4.8 Access to Open Spaces (Park) Areas No specific requirements. See Section 5 for general comments.
4.4.9 Access/Exit for Parks/Reserves No specific requirements. See Section 5 for general comments.
4.4.10 Planting No specific requirements. See Section 5 for general comments.
4.4.11 Naming of Parks No specific requirements. See Section 5 for general comments.
4.5 Street and Park Furniture No specific requirements. Developers are required to liaise with Council in determining appropriate requirements.
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Seats/Tables
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
Litter Bins
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
Planter Boxes
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
Tree Grates
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
Tree Guards
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
Drinking Fountains
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
Barbecues
Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.5.1 Public Art No specific requirements. See Section 5 for general comments.
4.6 Services Infrastructure for Parks and Open Space Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.7 Landscape Construction Requirements Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.8 Irrigation for Landscaping Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.8.1 Monitoring Equipment Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.8.2 Water Sources for Irrigation Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.8.3 Grass Irrigation for Roads and Verges Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
4.8.4 Inspections and Testing Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
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5 MISCELLANEOUS
5.1 Waste Bin Infrastructure No specific requirements. See Section 5 for general comments.
5.2 Fencing of Allotments The Developer shall ensure that fencing fosters a sense of community identity and does not lead to alienation of public areas.
5.3 Development and Redevelopment within CBD and single Allotments Not required unless directed to by Council. In this instance use Annex B05 –City of Darwin Standards.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX C04
CENTRAL DESERT REGIONAL COUNCIL STANDARD DRAWINGS
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX C04
Please refer to the following hierarchy of Standard Drawings;
1. Council’s standard drawings,
2. Department of Construction and Infrastructure’s standard drawings,
3. City of Darwin’s standard drawings, or
4. Other standard drawings as directed by Council.
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
Standard Forms Central Desert Regional Council
Please refer to the following hierarchy of Standard Forms;
1. Council’s standard forms,
2. Department of Construction and Infrastructure’s standard forms, or
3. Other forms as directed by Council.
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
GUIDELINES AMENDMENT REQUEST FORM
Attention: General Manager Infrastructure Subdivision and Development Guidelines Planning and Design Section Central Desert Shire Council PO Box 2257 Alice Springs NT 0871
CC: Manager Transport and Infrastructure Services Subdivision and Development Guidelines Local Government Association of the Northern Territory PO Box 2017 Parap NT 0804
This form may be reproduced for the purposes of submission of a proposed amendment without breaching copyright.
REQUESTOR’S DETAILS
Name ………………………………………………………………………………………….
Firm ………………………………………………………………………………………….
Address ………………………………………………………………………………………….
………………………………………………………………………………………….
………………………………………………………………………………………….
PROPOSED AMENDMENT DETAILS Please use separate forms for each amendment requested.
Part ………………………………………………………………………………………….
Section …………...…………………………………………………………………….
Details
………………………………………………………………………………………….
………………………………………………………………………………………….
………………………………………………………………………………………….
………………………………………………………………………………………….
Please attach further details if required
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
REVIEW
Comments ………………………………………………………………………………………….
………………………………………………………………………………………….
………………………………………………………………………………………….
Approved / Not Approved ……………………………… Date …………………
Returned to Applicant ……………………………… Date …………………
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
SUBDIVISION DEVELOPMENT APPLICATION FORM
NEW APPLICATION / VARIATION
DEVELOPMENT …………………………………………………………………
TYPE OF WORKS ………………………………………………………………….
DEVELOPER …………………………………………………………………..
Address ………………………………………………………………….
………………….……………………………………………….
Tel ……………………… Fax …………………………
Email …………………………………………………………………….…………..
CONSULTANT …………………..………………………………………………
Address ……………………………………..……………………………
………………………………………………………...…………
Tel ……………………… Fax ………………………….
Email ……………………………………………………………………….………..
The following Plans and Specifications are submitted herewith for comment / approval together with other information and Development Application items required. See – Civil Design Approval Checklist (below).
Plans Nos (including Amendment Numbers)
...………………………………………………….…
…………………………….………………………...
The design conforms with the requirements of the CDSC Subdivision and Development Guidelines and all items required for the submission are attached.
…………………………… ……………………….. ……………………… Developer’s Consultant Signed Date
ATTACHED
Development Permit Civil Drawings Landscape / Landscape Concept Drawings Civil Specifications Landscape Specifications
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
Civil Design Report Approvals from Other Authorities Development Application and Design Approval Fees Estimate of Costs Drainage Calculations and Plans Certifications Any other items required, ie, structural drawings, certifications and computations
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
CIVIL DESIGN APPROVAL CHECKLIST
For Internal Council Use as well as Consultant / Developer Use
PROJECT ………………………………………… SUBMISSION – Rev 1, 2, 3, 4, 5
CONSULTANT ……………………………….. DATE SUBMITTED / /
Initial Design Discussions with Council Design Submission to Council for Comment / Approval. The following items are to be submitted:
DOCUMENTS Proof of Appointment to Act for the Developer Copy of relevant Agreements and supporting documentation if development is to be carried out on Crown Land Copy of current Development Permit(s) Copy of Permission to Carry out Works on Other’s Land Executed Development Application Form (together with Application Fee – see below) Design Plans including Landscape design or Concept Landscape Design Civil Design Report(s) and Landscape Design Report or Concept Design Statement Drainage calculations and plans Pavement design calculations Geotechnical and Soil Types Report Proposed Subdivision Plan Approvals from Other Authorities Estimate of Cost for Construction of Works Specification and Standard Drawings for Civil Works Specification and Details for Stormwater Management and Erosion Control Works Necessary certifications Any other items required, ie, Structural drawings and computations, etc. Copy of appropriate Public Risk Insurance
PLANS All plans must be signed as Checked and Approved by the appropriately qualified person. One electronic and two A3 copies are required as a minimum.
Concept Landscape and Irrigation Drawings if Detail Drawings not finalised Stormwater Management and Erosion Control Drawings Structural Drawings if required, ie, retaining walls, fences, footings, etc Civil Drawings made up as follows: Site Works Services Roadwork & Drainage & Subsoil Drainage Layout Roadworks Longitudinal and Corss Sections Drainage Longitudinal Sections Intersection, Bends, and Court Details Typical Sections, General Notes, Locality Plan Footpath Layout Any other relevant drawings
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
PAYMENTS Design Approval Fee as per Council Fees and Charges) Development Application Fee (together with executed Application Form)
CHECKED ……………………………… DATE CHECKED / /
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
DEED OF AGREEMENT EXAMPLE
DEED OF AGREEMENT
This Deed of Agreement (“The Deed”) is made on the date shown below
BETWEEN: THE DEVELOPER, ABC Industries (NT) Pty Ltd of 123 Fourteenth Street, Darwin NT 0800 (“The Developer”).
AND: THE CENTRAL DESERT SHIRE COUNCIL, the Council for the Central Desert Shire in the Northern Territory of Australia, and having its office at 1 Bagot St, Alice Springs (“The Council”).
WHEREAS:
The Developer is the owner of the land described as Lot 9876 Town of Darwin that is to be developed for the purposes of a residential subdivision .
This Deed contains the SCHEDULE, which describes Council’s requirements and procedures for the works for the subdivision of the subject land, as set out and referred to in the Conditions on Development Permit No DP01/0253.
IT IS AGREED AS FOLLOWS:
The Developer will construct and/or provide the works/items set out in the SCHEDULE at the Developer’s cost. All works are to be in accordance with designs and specifications and Council’s technical requirements and procedures as set out in Council’s current Guidelines for Subdivision Development, all to the satisfaction of the General Manager Infrastructure, Central Desert Shire Council.
THE SCHEDULE
1. Any easements or reserves required for the purposes of stormwater drainage, roads, or for any other purpose stipulated by Council, shall be made available to Council.
2. Engineering designs and specifications for the proposed and affected roads, stormwater drainage, kerb crossovers and driveways to the lot boundaries, street lighting and streetscape/ landscape works.
3. A cycle/footway to be constructed along Sixteenth Street for the full length abutting the subdivision.
4. The existing footpath in Fourteenth Street is to be reconstructed in exposed aggregate concrete.
5. Provision and installation of playground equipment in the existing park.
Executed as a Deed this day of 201
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
The common Seal of ABC INDUSTRIES (NT) PTY LTD as affixed in the presence of:
……………………………………………. ………………………………… DIRECTOR DIRECTOR
………………………………………. ………………………………… NAME OF DIRECTOR (print) NAME OF DIRECTOR(print)
The Common Seal of the CENTRAL DESERT SHIRE COUNCIL was affixed in the presence of
……………………………………… ………………………………… LORD MAYOR CHIEF EXECUTIVE OFFICER
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
ON MAINTENANCE PROCESS CHECKLIST
For Internal Council Use as well as Consultant / Developer Use
PROJECT …………………………………………………………………………
CONSULTANT ……………………………………………………………………
APPLICATION DATE / / INSPECTION DATE / /
Application for Works to be Placed on Maintenance
Bond Application for outstanding Works to Council
Confirmation of Outstanding Works or other Security Bonds and Fee Details
Submission of Certification of works Roads and Drains Landscape / Irrigation Structural Other Authorities Other
Submission of As Constructed Drawings Hard Copy Digital (PDF and Autocad)
Submission of Clearances Private Owners Other Authorities
Submission of Test Results and Reports
Submission of Cadastral Survey Plan with Final Easement Details
Submission of completed electronic Asset Register Forms
On Maintenance Inspection
Submission of Maintenance Bond Construction Approval Fee Outstanding Works or other Security Bonds Footpath, Crossover and Driveway Payment
Issue of On Maintenance Certificate
CHECKED ……………………… DATE CERTIFICATE ISSUED / /
COMMENTS ……………………………………………………………………….
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
ON MAINTENANCE SITE INSPECTION CHECKLIST
All test results, inspections, certifications, as constructed drawings and clearances in place. The Works have been visually inspected and the following constructed to approved drawings and satisfactory standards:
ALLOTMENTS
Pegged; Lots graded to minimum design levels; Lots grassed; Soil and stormwater management in place.
ALLOTMENT DRAINAGE
Catch drains – location, profile, line, level, outlet with erosion control; Field inlets – location and property drain and sub soil drain connection provided; Overland flow path including Q100 open drains – profile, line, level, grassing established, erosion control, concrete lining; Pipe work – size, line, level; Soil and stormwater management in place.
STORMWATER DRAINAGE SYSTEM
Compliance with acceptable criteria of conduit inspection cond. Pipe/Drainage layout – size, line, level, location; Gully pits and manholes to correct standards – transitions; Covers – good order, level, grade; End walls, headwalls and outlet structures – erosion control, free from scour and siltation; All connections to pits mortared flush, all walls smooth mortared flush, no reinforcement projections; All step irons, rungs, ladders, cages in position; Open cut channels – profile, line, level, grassing, erosion control measures; Overland flow – clear of obstruction, profile, line, level, grassing established, concrete lining, erosion control; Sub soil drainage connections to pits, flush points, discharges to gullies or other approved outlet; Grassing to swales, outlets, inlets, allotments, batters; Soil and stormwater management in place.
EARTHWORKS
Retaining walls located clear of road reserves; Batter slopes stabilised, free from erosion; All disturbed areas grassed, free from erosion; Soil and stormwater management in place; Compaction test results, inspection records, certifications.
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
ROAD SURFACING
Hot mix wearing course sound in appearance and showing no signs of cracking, blemishes, erosion and oxidation; Bitumen seal sound in appearance, no blemishes, adequate aggregate cove, no bitumen bleeding through surface, excess aggregate removed from site. Joints are flush; Kerbs and pavements free of overspray, splashes and marks; Final profile is regular, crowns correctly located, no obvious high points, hollows, low points and ponding of water; Joints with concrete works are sound and to the correct level. No gaps for water intrusion.
CONCRETE KERBS, KERB & CHANNEL, MEDIANS AND ISLANDS
Correct type and profile; Laid to true line and level; Finish is smooth, hard, sound and durable in appearance, free from bumps, rain damage, erosion, irregularities, surface blemishes, cracking, equipment grazes and marks and chipped and broken joints; Ponding of stormwater does not occur; Transitions to existing work and gully pits are smooth, regular, correct length; Service markers have been placed to the kerb face; Lip and back of kerb are flush with road surface, footpaths and verges; All channelisation works and medians completed – signage, markers, pavement marking and traffic measures; Subsoil drains and flushing points to medians and islands;
FOOTPATHS, BIKEWAYS AND PAVING INCLUDING INTERLOCKING AND OTHER
Finish is appropriate to use, hard, sound and durable in appearance, free from bumps, rain damage, erosion, irregularities, surface blemishes, cracking, marks, chipping and broken joints; True to line and level width; Jointing as required, expansion joints provided; Concrete appropriately cured; Pram ramps as per access requirements and plans; Safety rails, hardware, pavement marking and signs installed.
STREETSCAPE, LANDSCAPE, PARKS, FENCING AND FEATURES
All turfing, grassing, weed control, tree planting, bollards, drainage, irrigation and other works as necessary to approval of the Officer. Erosion and stormwater management in place; All fences other than approved entrance structures have been constructed within allotments; Entrance features have planning and building approvals and certifications; Approvals from manufacturers and submission of guarantees, warrantees. Approvals from Council’s Parks section; Installation of playgrounds to Australian Standards as inspected by the Officer Structural certifications; Childproof fencing; Approvals from other authorities and other trades and disciplines.
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
OTHER SERVICES
All approvals as constructed received and submitted; All pit and manhole covers constructed to correct levels and slopes; All services, road crossings permanently marked as required on kerbs or by approved markers;
OTHER
Street names signs with house numbers; Traffic signs and markers and pavement marking.
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
CERTIFICATE OF ACCEPTANCE (EXAMPLE)
CERTIFICATE OF ACCEPTANCE AND ON MAINTENANCE OF WORKS
DEVELOPER: ABC Industries (NT) Pty Ltd
PROPOSED LOT NOS: 6623, 6624, 6666 to 6671 and 6692
SURVEY PLAN: S2006/999
DETERMINATION NO: DP2006/0876B
CONDITIONS: 2, 6, 7 & 10
WORKS: Roads, stormwater drainage, kerb crossovers, driveways, street lighting, landscaping in road verges and footpaths. Easement requirements for these works
Central Desert Shire Council confirms that the above works as prescribed by the plans and specifications previously submitted have been satisfactorily constructed and are hereby accepted for maintenance purposes subject to a Maintenance Period (Defects Liability Period) as follows.
1. Roads, Stormwater Drainage, Kerb Crossovers, Driveways and Footpaths
Commences 3 May 2006 Finishes 3 May 2008
2. Landscape Street trees, Verges and associated Irrigation
Commences 3 May 2006 Finishes 3 May 2007
3. Landscape Hard works for Park
Commences 3 May 2006 Finishes 3 May 2007
Notes The Developer is required to contact the Central Desert Shire Council thirty (30) days prior to the expiry of the Defects Liability Period and arrange an inspection of the site. The Developer acknowledges that final Handover of Works to Council for ongoing care and maintenance and the release of the Security (Maintenance Bond), will not occur until such notification has been given and such an inspection has taken place and all outstanding defects are remedied.
The Darwin City Council has the right to retain any such portion of the Security as it deems necessary to cover the defects corrected during the Defects Liability Period. This shall be returned to the Developer progressively upon the expiry of the relevant individual Defect Liability Periods of each defect.
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
Defects The following listed items are exceptions to the above and must be completed by the date agreed below. The Developer agrees to rectify the defects in accordance with Council ‘s minimum requirements. The Defects Liability Period for these particular items shall commence on the date they are completed.
ITEM DATE OF COMPLETION
1. Erosion Control Works 31 May 2006 2. Street name signs 31 May 2006 3. Rectification of damaged kerb and channel 31 May 2006
Signed……………………………………… Signed ……………………………………. GENERAL MANAGER INFRASTRUCTURE DEVELOPER’S REPRESENTATIVE SERVICES
Date ……………………………………… Date…………………………………….
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
OFF MAINTENANCE PROCEDURE CHECKLIST
For Internal Council Use as well as Consultant / Developer Use
PROJECT ………………………………………………………………………….
DATE REQUEST SUBMITTED / /
CONSULTANT …………………………………………………………………………..
Request from Developer for Off Maintenance Inspection and Return of Security(s)
Off Maintenance Inspection
Issue of Off Maintenance Certificate by Council - Works Taken Over by Council
INSPECTION DATE / /
DATE MAINTENANCE CERTIFICATE ISSUED / /
COMMENTS ………………………………………………………………………………………….
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX D04
OFF MAINTENANCE SITE INSPECTION CHECKLIST All further test results, inspections, certifications, as constructed drawings and clearances in place. The works have been visually inspected and are satisfactory allowing for normal wear and tear. The requirements are as follows but not limited to:
EARTHWORKS, SITEWORKS & ALLOTMENTS: Those still in the title of the developer.
Lots grassed, batter slopes established; Soil and stormwater management still in place.
STORMWATER DRAINAGE SYSTEM
All pits, manholes and drainage structures in good condition; All covers, lintels and frames free from damage; Erosion control at outlets and open drains free from erosion, siltation and scour; All pits, pipes and culverts free from obstruction, siltation; Erosion and stormwater management still in place and adequately maintained.
ROAD PAVEMENTS AND SURFACING
Hot mix wearing course / bitumen seal, sound in appearance, no cracking, blemishes, erosion and oxidation; Joints are flush, no signs of cracking, rutting or other types of failures; Surfaces are still straight and true to line and level, no low points and ponding of water.
CONCRETE AND INTERLOCKING PAVING, KERBS, KERB & CHANNEL, MEDIANS AND ISLANDS
Finish is still hard, sound, durable, smooth, unblemished, no cracking, chipping of joints and pavers, free from erosion and rain damage; Surfaces are still straight and true to line and level, drain well, no ponding of water; Lip of kerb is still flush with road surface, no gap between kerb and pavement; All siltation cleaned out of kerb and channel etc.
STREETSCAPE, PARKS, LANDSCAPE, FENCING AND OTHER FEATURES
Inspections have been carried out with Council’s Parks section; All plants, shrubs, trees, grassed areas well maintained and in good healthy condition; All grassed areas, verges, under surfaces to playgrounds, etc draining well; All structures and equipment well maintained, free from rust and blemishes, structurally sound; All under surfaces to playgrounds in good order; All irrigation systems in full working order and where necessary, controllers on line and functioning.
OTHER
All clearances from Other Authorities and Others received; All pit, valve, manhole, service boxes to correct levels and slopes, no obstructions in verges, grassed areas, etc; Line marking re-marked where necessary. Street name and other signs still in place.
Subdivisional Guidelines – Central Desert Regional Council ANNEX E04
CENTRAL DESERT REGIONAL COUNCIL ROAD HIERARCHY
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX E04
In the absence of a Road Hierarchy Map the road hierarchy should be determined based on;
“East Arnhem Shire Council – Road Hierarchy Methodology – Draft for Council Consideration”, July 2009; or
Some other method acceptable to the Council.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX F04
CENTRAL DESERT SHIRE COUNCIL POLICIES
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX F04
Please refer to the following hierarchy of Policies;
1. Council’s Policies,
2. City of Darwin’s Policies, or
3. Other Council’s Policies as directed by Council.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX G04
CENTRAL DESERT REGIONAL COUNCIL
FEES AND CHARGES
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX G04
See Council for current fees.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX H04
CENTRAL DESERT REGIONAL COUNCIL APPROVED STREET TREE LIST
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX H04
Council approves suitable species of street trees and shrubs for the municipality’s streetscapes based on the standards for purchasing container grown landscape trees, Annex K. The Developer is to supply all plants from an accredited nursery under NIASA guidelines.
Trees will preferably be native to the development area,
Be aesthetically complimentary to the development theme and design,
Tend to exhibit stable deep rooted structure,
Require low maintenance following establishment,
Council has a preference for native and indigenous species being used in the planting designs,
Street trees are to have a dominant leader trunk.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX I04
CENTRAL DESERT REGIONAL COUNCIL ENVIRONMENTAL CONSIDERATIONS
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX I04
The areas listed below are considered to be of environmental significance. Additional conditions may be required, above those outlined within these guidelines, for subdivisions or developments which may have an impact on these areas.
Any National parks
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – ANNEX J Central Desert Regional Council
Annex J
Crime Prevention Through Environmental
Design
Co (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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 has 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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
• 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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
Figure 4: Crime prevention for new town centres.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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).
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
• 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 much- used 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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANN EX J
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.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX K
Annex K
Standards for Purchasing Container-Grown Landscape Trees
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX K
STANDARDS FOR PURCHASING CONTAINER-GROWN LANDSCAPE TREES
1. PROPER IDENTIFICATION
All trees shall be true to name as ordered or shown on the planting plans and shall be labelled individually or in groups by species and cultivar (where appropriate).
2. COMPLIANCE
All trees shall comply with federal and state laws and regulations requiring inspection for plant disease, pests and weeds. Inspection certificates required by law shall accompany each shipment of plants.
3. TREE CHARACTERISTICS AT THE TIME OF SALE OR DELIVERY
A. TREE HEALTH
As typical for the species/cultivar, trees shall be healthy and vigorous, as indicated by:
• foliar crown density • length of shoot growth (throughout crown) • size, colour and appearance of leaves • uniform distribution of roots in the container media • appearance of roots • absence of twig and/or branch dieback • relative freedom from insects and diseases
B. CROWN
Form: Trees shall have a symmetrical form as typical for the species/cultivar and growth form.
Central Leader: Trees shall have a single, relatively straight central leader and tapered trunk, free of co-dominant stems and vigorous, upright branches that compete with the central leader. Preferably, the central leader should not have been headed. However, in cases where the original leader has been removed, an upright branch at least ½ (one-half) the diameter of the original leader just below the pruning point shall be present.
Note: This section applies to single trunk trees grown with normal straightness, as typically used for street or landscape planting. This specification does not apply to plants that have been specifically cultured in the nursery or selected for unusual or unique shape, such as contorted forms, topiary forms, espalier forms, multi-stem, or clump forms.
Evaluating trunk and branch structure
Trunk structure: Shade trees that are large at maturity, and most evergreen trees, with the best quality have a dominant or central leader or trunk up to the top of the canopy. Shade trees of lesser quality have two or more leaders or trunks; they could split apart as they grow older. Small ornamental trees can have several trunks. (Note: Trees are drawn without leaves or small diameter branches to show their trunk and branch structure only. The end portions of large diameter branches are also cut off to save space in the illustration. These drawings apply to evergreens as well as deciduous trees).
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX K
Potential Main Branches:
• Branches shall be distributed radially around and vertically along the trunk, forming a generally symmetrical crown typical for the species. • Potential main branches shall be evenly spaced and have appropriate space between them. • Branches shall be no larger than 2/3 (two thirds) the diameter of the trunk, measured 25mm above the branch. • The attachment of scaffold branches shall be free of included bark.
Branch structure: The better quality, large-maturing shade trees (lower extreme left) have all branches less than about two-thirds the trunk diameter. Poor quality shade trees (lower left centre) have larger upright branches. Trees such as crape myrtle and other small- maturing trees can have several trunks. Trees with extensive defects in branches such as cracks and included bark (lower right) represent lesser quality than trees free of these potential problems. Included bark can be seen between the two arrows below. Branches with bark inclusions are weakly attached to the tree and can split easy.
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX K
Temporary branches: Unless otherwise specified, small "temporary" branches should be present along the lower trunk below the first potential permanent branch, particularly for trees less than 25-35mm in trunk diameter. Temporary branches should be distributed around and vertically along the lower trunk. They should be no greater than 5mm in diameter and no greater than ½ (one-half) the diameter of the trunk at the point of attachment. Heading of temporary branches is usually necessary to limit their growth.
C. TRUNK
Trunk diameter and taper shall be sufficient so that the tree will remain vertical without the support of a nursery stake. The trunk shall be free of wounds (except properly-made pruning cuts), sunburned areas, conks (fungal fruiting-bodies), wood cracks, bleeding areas, signs of boring insects, galls, cankers and/or lesions. Trunk diameter at 150mm above the soil surface shall be greater than the diameter range shown for each container size below:
Soil level from Container Soil Volume Trunk Diameter (mm) Container Top (mm) 150 0.6 1.5-2 2.5-5 200 3.3 2-3.5 4-7 25L 10.5 5-8 5-8
* Approximate soil volume in gallons
D. ROOTS
The trunk, root collar (root crown) and large roots shall be free of circling and/or kinked roots. Soil removal near the root collar may be necessary in order to verify that circling and/or kinked roots are not present. The tree shall be well rooted in the container. When the trunk is carefully lifted both the trunk and root system shall move as one. The upper-most roots or root collar shall be within 25mm above or below the soil surface. The soil level should be within 50mm of the top of the container (see table above) When the container is removed, the root ball shall remain intact. The root ball periphery should be free of large circling and bottom-matted roots. The acceptable diameter of circling peripheral roots depends on species and size of root ball. The maximum acceptable size should be indicated for the species (if necessary). On grafted or budded trees, there shall be no suckers from the root stock.
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX K
E. MOISTURE STATUS
At time of inspection and delivery, the root ball shall be moist throughout, and the tree crown shall show no signs of moisture stress, as indicated by wilt. Roots shall show no signs of being subjected to excess soil moisture conditions, as indicated by root discoloration, distortion, death, or foul odour.
December 2013 Cardno (NT) Pty Ltd
Subdivisional Guidelines – Central Desert Regional Council ANNEX L
Annex L
Commentary
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX L
1.1 ENVIRONMENTAL CONSIDERATIONS It is the obligation of the Developer to design and construct works in an environmentally sensitive manner and to limit the environmental impact of the works within the development area and on the surrounding areas. Development and Natural Resource should be consulted with in a way that meets the needs of the present generation without compromising the ability of the future generations to meet their own needs.
Developers have a social responsibility to plan environmentally sustainable developments for the future benefit of its community. Councils key environmental management goals over the next ten years, which will assist developers in design are:
WATER - to contribute to the efficient management, water conservation efforts and water quality improvements of our groundwater, creeks, wetlands.
LAND - to develop a better urban environment through leadership in environmentally sustainable planning, design and construction, and better operational outcomes in open space and natural areas management and protection, including weed management and soil erosion control.
AIR QUALITY - to effectively manage energy use and reduce greenhouse gas emissions.
WASTE - to provide residents with modern and cost effective waste disposal using best practice operational methods, and to efficiently manage litter and improve recycling opportunities and participation rates.
BIODIVERSITY - to enhance biodiversity through contributions to natural area and foreshore habitat protection programs and interpretation and promotion of the natural and cultural values.
A list of specific areas of Environmental Consideration are including in Annex I.
Issues relating to Climate Change mitigation and adaption need to be identified and addressed by the developer particularly in the following areas:
• Where developments occur close to the coast, waterways and drainage lines • In the design and location of stormwater infrastructure • In building design and construction and subdivision layout. • Transport options • Landscaping 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. It will also demonstrate the Developers intentions in meeting Councils environmental management goals.
Developers are encouraged to do more than the minimum and liaise with and seek technical advice from Government authorities, in particular NRETAS and the EPA. Where applicable, approval shall be sought from these agencies. All relevant Regulations and Acts are to be adhered to.
The cost of installation, maintenance, inspection, removal and restoration of affected areas is to be borne by the Developer. An Environmental Bond may be required to be lodged at the time of drawing approval if deemed necessary by Council.
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX L
Dust, air and noise emissions are to be controlled such that nuisance is not caused to surrounding properties. Council reserves the right to direct any and all such measures as deemed necessary to ensure compliance, including cessation of works. The Developer shall be responsible for all such costs.
The contractor is to be responsible for the proper storage and disposal of all contaminants in accordance with all statutory and contractual obligations.
• Storage space on site is to be as agreed by the Officer. • Flammable, combustible or hazardous materials are to be stored and maintained in an appropriate manner to Australian Standards. All trucks entering and leaving the site of works are to be loaded and the load constrained in such a manner as to prevent the dropping or tracking of materials onto streets. This includes ensuring that all wheels, tracks and body surfaces are free of mud and other contaminants.
The developer should be aware of Councils requirements for domestic, commercial and industrial waste collection in accordance with Council Policy. Council actively promotes recycling and waste minimisation.
1.2 COUNCIL REQUIREMENTS FOR UPGRADE OF EXISTING INFRASTRUCTURE Upgrades of existing infrastructure will be carried out at the Developer’s cost and the extent of works will be determined by the Office. All upgrades must be designed and submitted for approval as part of the subdivision scope of works. Upgrades are often identified by;
• Development Permit conditions • Where the Officer determines that the development creates a need Infrastructure upgrades may include:
• Partial construction or full reconstruction of the abutting road and/or the surrounding road(s) including road pavements, kerbs and gutters, footpaths, crossovers and driveways, shared footways and bikeways, verges and landscaping / streetscape works; • Removal of existing driveways and crossings where necessary and replacement with kerbing and/or kerb and channel. • Partial construction or full reconstruction of the abutting, internal and/or out-falling drainage system; • Internal drainage and/or appropriate easements where necessary and the provision of proposed drainage where drainage discharge from one site or allotment is concentrated and discharges over another allotment being created or downstream. • Construction of future infrastructure upgrades. • Links to Contribution Plans are available on LGANT’s website, www.lgant.nt.gov.au or from each individual Council.
1.3 MAJOR DEPARTURES FROM DESIGN INTENT – NON-COMPLIANCE REPORTS Notwithstanding the most diligent efforts of the Contractor, Consultant and Officer to comply with the intent of the approved drawings and specification, some non-complying construction works may occur.
Non-compliances are to be reported to Council through submission of Non-Compliance Reports. These reports shall identify the nature and number of non-complying items and state the Consultant’s justifications for Council acceptance.
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX L
1.4 THE WORKS Refers to all works conducted underground, above ground or at ground level including aerial cabling within Council’s road reserves, parks, public spaces or any other place owned by or defined as owned by or maintained by Council. These works all require approval and a Works Permit obtained prior to commencement.
Works are only to be carried out in accordance with Council approved design and under the terms and conditions specified in the Works Permit.
• Any variations to the design will require the approval of the Officer. • No works will commence without the approval of the Officer. • All works carried out on Council property will not degrade Council’s assets. The property is to be reinstated to the condition of the pre development/works or better or compensated for in a manner as deemed by the Officer. • The Developer / Contractor / Permit Holder shall be wholly responsible for all reinstatement to the Officer’s requirements. • The Contractor must have in place all necessary insurances, indemnifying Council against any claims arising out of the works. Proof of insurance must be lodged with Council prior to commencement of the works • The works may be of such a nature, size or in such a location, that the Officer will require a security bond or bond(s) to be lodged prior to the issue of a works permit. • No materials or equipment are to be stockpiled on Council's road reserve during the course of the works without permission of the Officer • Parking bays are only to be hired when there is a requirement for a specific area to be used either as part of a works are and/or for the purpose of construction vehicles and loading/unloading work materials. • All required hoardings and safety fences and barriers are erected in appropriate locations to protect the public • All necessary shoring and bracing to the excavated vertical faces are to be in place to protect the public and Council property • All reinstatements must be completed to Council’s satisfaction, bonds may be held to ensure reinstatements don’t fail over time
1.4.1 Notification to Residents, Authorities and Affected Parties
• All residents and owners within the works area and any other area affected by or deemed by the Officer to be affected by the works are to be advised of the proposed works by individual written advice fourteen (14) days prior to the proposed commencement of works. • Any disruption to property access must be arranged with residents and the Officer notified in advance • All relevant authorities and service providers (bus, emergency, police etc) are to be advised and any statutory requirements of the authorities satisfied. • It is the Permit Holder’s responsibility to investigate the site of works for possible public functions or other works that may be affected.
1.5 Provision of Services Alignments for services are to comply with the requirements of the services corridors as set out in Councils Standard Drawings.
All roads, pavements, footpaths and vehicular crossings are to be under-bored wherever possible. Justification for all proposed trenching is to be specifically provided to Council for approval. The technical requirements of reinstatements will be determined by the Officer at the time of approval, the timing and location of reinstatement will determine the details.
December 2013 Cardno (NT) Pty Ltd
Subdi vis ional Guideli nes – Central Desert Regional Council ANN EX L
The Permit Holder, at their cost, is to take whatever measures are necessary, including Dial-Before- You-Dig to identify the location of existing services.
• The Permit Holder is wholly responsible for any damage and reinstatement to the services. This includes existing irrigation systems. • Any service connection or disconnection is to be carried out by or under the direct supervision of the appropriate Authority • The Contractor/Permit Holder is to pay all costs and charges to the appropriate authorities for supervision and materials and for any other purpose necessary to carry out the works.
Inspections will be paid for by the Permit Holder at the current rate as per Council’s Fees and Charges. The need for and timing of inspections will be decided by the officer. Typical inspections;
• Prior to the commencement of works • At random times during the construction of the works • Prior to backfilling of trenches/excavations • Prior to the laying of services • Final inspection for sign-off • Testing of irrigation systems during and following works
1.6 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.
Burning of existing or felled vegetation cannot be justified as necessary unless it is used as a land management tool.
Fire breaks are to be included adjacent to 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.
The Developer is required to have written acceptance by the NT Fire Service for all fire breaks at the time of practical completion.
1.7 Clearing
All areas of a development which are intended to be cleared shall be identified in the Sediment and Erosion Control Plan, including all significant or heritage listed trees and/or areas. It is Council’s preference for sites to remain vegetated as much as possible in order to retain the native flora and fauna and reduce the effects of erosion.
Any clearing in Council owned or controlled land is not permitted without a Works Approval Permit and must be discussed with The Officer.
December 2013 Cardno (NT) Pty Ltd