waste management plan - dac.sa.gov.au€¦ · this document presents a waste management plan (wmp)...

© Colby Industries

99-107 Rundle St, Kent Town –Development Application (DA)

Waste Management Plan

1 February 2017

ABN 34 122 507 920

24 Anstey Crescent,

Marleston, SA 5033

p +61 8 8297 2385

www.colbyindustries.com.au

http://www.colbyindustries.com.au/

© Colby Industries

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Document verification

Description Waste Management Plan: 99-107 Rundle St, Kent Town –Development

Application (DA)

Version FINAL

Issued 1/2/2017

Verification Prepared by Checked by Approved by

Name C. Colby C Colby

Signature

1 © Colby Industries

Contents Contents .................................................................................................................................................. 1

1 Introduction ...................................................................................................................................... 2

2 Reference Documents .................................................................................................................... 2

2.1 Regulatory compliance & design requirements ...................................................................... 2

2.2 Proposed Development ........................................................................................................... 2

3 Proposed Development ................................................................................................................... 2

4 Service Provision ............................................................................................................................ 4

5 Waste & Recycling Volumes ........................................................................................................... 4

6 Waste Management System ........................................................................................................... 7

6.1 Routine Services ..................................................................................................................... 7

6.2 On-Call Services ................................................................................................................... 12

6.3 Maintenance Contractor Services ......................................................................................... 14

6.4 External drop-off .................................................................................................................... 14

6.5 Other Waste Management System elements ....................................................................... 14

7 Collection ....................................................................................................................................... 15

7.1 Collection point & access ...................................................................................................... 15

7.2 Collection Vehicles ................................................................................................................ 15

7.3 Collection Frequency ............................................................................................................ 15

7.4 Collection Duration ................................................................................................................ 16

7.5 Collection Timing ................................................................................................................... 16

8 Additional Considerations ............................................................................................................. 18

9 Compliance Statement .................................................................................................................. 18

10 References .................................................................................................................................... 19


1 Introduction Hummingbird Homes are proposing to re-develop the site(s) at 99-107 Rundle St, Kent Town. The re-development will be a mixed-use high-density development as outlined further below.

This document presents a Waste Management Plan (WMP) for the proposed development, which outlines how waste would be managed at the site based on current plans (dated December 2016, Revision 1.0).

This WMP may be submitted with the Development Application for planning approval.

2 Reference Documents The following reference documents or information sources were used to prepare this draft WMP.

2.1 Regulatory compliance & design requirements The South Australian Environment Protection (Waste to Resources) Policy 2010 (W2REPP)

(Government of South Australia, 2011) South Australian Better Practice Guide – Waste Management in Residential or Mixed Use

Developments (Zero Waste SA, 2014) City of Norwood, Payneham and St Peters:

o Development Plan (Department of Planning, Transport & Infrastructure, 2016) o Waste, Recycling & Organics Collection Services Brochure (The City of Norwood,

Payneham & St Peters, Undated) East Waste (Council’s Waste Contractor)

o Advice from Ray Powa, Operations Manager (2016)

2.2 Proposed Development PRELIMINARY Building Plans – 99-107 Rundle St, Kent Town (tectvs, December 2016,

Revision 1.0) Project Team Meeting – 99-107 Rundle St, Kent Town (per 13 December 2016 meeting at

tectvs with Hummingbird Homes and Traffic Consultant, CIRQA, attending) Feedback from the planner advising on the proposed development, Phillip Brunning &

Associates (received 25 January 2017), on preliminary advice for waste management (provided by Colby Industries to the project team on 15 December 2016).

3 Proposed Development The site for the re-development is located between Little Rundle and Rundle Streets in Kent Town – see Figure 3-1 overleaf. It is in the City of Norwood, Payneham and St Peters (Council).

{Cont. overleaf below Figure 3-1}


Figure 3-1: Location of subject site for re-development

Table 3-1 below summarizes land uses and metrics for the re-development (relevant to waste management). These are based on the preliminary plans provided. Presently, the proposed development includes:

Townhouses – Eleven, 3-level, 3-bedroom townhouses facing onto Little Rundle St Mixed-use, Multi-level Apartment Building – comprising:

o Private residential apartments – 44 apartments, with 1, 2 or 3 bedrooms; o Serviced apartments – 22 apartments, all 2 bedrooms; and o Commercial tenancies – expected to include:

Supermarket 2 × Cafe tenants Office tenant

Table 3-1: Waste management development metrics

Land Use Location Description Development Metric(s)

Residential

Section 1, Levels 1-6 Private Residential Apartments

44 Dwellings 82 Bedrooms

Frontage, Little Rundle St Townhouses (3-storey, No garden area)

11 Dwellings

33 Bedrooms

Commercial accommodation

Section 2, Ground - Level 5 Serviced Apartments 18 Dwellings 36 Bedrooms

Commercial tenancies

Tenancy 1 Café 217 m2 NLA Tenancy 2 Office 305 m2 NLA Tenancy 3 Supermarket 416 m2 NLA Tenancy 4 Café 195 m2 NLA


4 Service Provision Table 5-1 overleaf sets out the proposed waste and recycling collection services for the development. These services are divided into different categories depending on whether they are:

Routine - regularly scheduled services On-call – only provided as needed Maintenance – where waste is removed by maintenance contractor External – where waste us disposed by resident/tenant off-site

For residents, the proposed services in Table 5-1 would provide an equivalent outcome to current kerbside collection services delivered by Council to its other residents. Council’s waste contractor, East Waste has indicated that it can provide waste collection services to residents as outlined further below in this WMP (Ray Powa, 2016). However, this Council service may not be available when the development first becomes operational, and will depend on whether the Council contractor can provide a pull-in pull-out service at the collection frequency proposed in this WMP. In either case, a private waste contractor would be available to deliver the collection services required by the development.

For commercial tenants, the proposed services are typical of what is usually expected for these types of commercial activity. However, there are some options for what services may be used (as noted in in Table 5-1), which can depend on tenant preferences, size and / or type of activity. Council’s waste contractor may be able to provide some of these services to commercial tenants (Ray Powa, 2016), but it is likely (as assumed in this WMP) that most of these services will be provided by a private waste contractor.

5 Waste & Recycling Volumes Table 5-2 two pages overleaf gives estimated waste and recycling volumes for the development.

These estimates are based on methods and Waste Resource Generation Rates (WRGRs) recommended by the South Australian Better Practice Guide – Waste Management in Residential or Mixed Use Developments (Zero Waste SA, 2014).

It has been assumed that supermarkets and cafes are open 7 days, which may not be the case.

It should be recognized that these WRGRs and assumptions that some commercial tenancies are open 7 days a week are conservative and may overestimate waste generation. In these situations, it is common that collection frequencies end up less than has been assumed as needed in this WMP. It may also result in less or smaller bins being used.


Table 5-1: Waste & recycling services proposed for development

Service Type

Residential Serviced

Apartments

Commercial

Apartments Townhouses Tenancy 1:

Café Tenancy 4: Café

Tenancy 3: Supermarket

Tenancy 2: Office

Routine (regularly scheduled)

General Waste Recycling

Food Organics

General Waste Recyclables (inc. Cardboard) Food Organics Recycled deposit container (option)

General Waste Cardboard Recyclables Food Organics Soft plastics (option)

General Waste Paper Recyclables Food Organics (option)

On-call (as needed) Hard/E-waste Hard/E-waste Cooking oil (option) Hard/E-waste

Maintenance (waste removed by contractor)

Lighting (where applicable) Lighting (where applicable) Printer Cartridges (option)

External (by resident/tenant off-site)

Lighting Printer Cartridges

Batteries

Lighting Printer Cartridges

Batteries


Table 5-2: Estimated waste and recycling volumes. Note: NE- Not estimated; N/A – Not applicable (e.g. no service provided)

Waste / Recycling Service

Private Residential Apartments

Townhouses Serviced Apartments

Tenancy 1: Café

Tenancy 2: Office

Tenancy 3: Supermarket

Tenancy 4: Café

L/week L/week L/week L/week L/week L/week L/week

General Waste 2,460 990 1,080 4,620 460 5,240 4,100

Dry Comingled Recycling 2,050 830 720 770 70 1,750 680

Food/Garden Organics 820 330 720 6,160 80 5,240 5,460

Paper 390

Cardboard 1,850 4,080 1,640

Recycled deposit containers 460 410

Hard waste 570 230 63 108 21 58 27

E-waste 100 40 11 15 3 9 1

Cooking Oil NE or N/A NE or N/A NE or N/A

Lighting waste NE NE NE NE NE NE NE

Printer Cartridges/Batteries NE NE NE NE NE NE NE

TOTAL 6,000 2,420 2,594 13,983 1,024 16,377 12,318


6 Waste Management System The following sets out the proposed waste management system (WMS) by service type as classified in Table 5-1.

6.1 Routine Services 6.1.1 Townhouses East Waste has confirmed it can provide a standard kerbside collection service to the townhouses along Little Rundle St (Ray Powa, 2016).

Each townhouse would be provided with standard kerbside collection bins except a smaller bin would be recommended for organics collection to be more space efficient:

140L General waste bin (collected weekly) 240L Recycling bin (collected fortnightly) 80/140L Organics bin (collected fortnightly)

The bins would be stored at Ground level in the garage, in the alcove under the stairwell (and pulled out for local disposal if and as needed). The bins would be presented on the property boundary (minimum 0.5m setback from roof eaves) in front of the garage for each townhouse. This arrangement is illustrated in Figure 6-1 overleaf.

Residents would need to manage vehicular access to and from their garage on collection days to accommodate bin presentation, but this is now a relatively common arrangement being approved and seen for other similar developments across metropolitan Adelaide.

East Waste would empty bins on standard residential collection days in line with the service it already provides for Council in Little Rundle St (Ray Powa, 2016).

It is recommended that ventilation for the garage is provided for residents to use to control odour problems if they arise from storing putrescible waste in the bins during hot periods.


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Figure 6-1: Storage & presentation of waste & recycling bins for townhouses – concept only


6.1.2 Private apartments The private apartments would be provided with a shared waste disposal room at Ground Level as illustrated in Figure 6-2 below.

Residents would carry waste and recycling from their kitchens using bins with carry handles to the shared waste disposal room (via corridors and lift) and dispose into mobile skip bins.

The number of bins and collection frequency (in brackets) for each service would be:

1×1,100 General waste skip (three times per week) 1×1,100 Recycling skip (three times per week) 1×660L Organics skip (three times per week)

During collection, the waste contractor would pull bins out to a rear-lift collection truck parked in a Loading Zone on Rundle St in front of the development. The bins would be emptied and immediately returned to the waste room.

The collection frequency is based on using a private waste contractor, but East Waste (the Council’s waste contractor) may also be able to deliver these services to the development. [Future service delivery by East Waste may involve some negotiation around collection frequency and bin storage and presentation areas to be provided.]

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Figure 6-2: Storage & presentation of waste & recycling bins for apartments – concept only, final location and configuration to be determined at detailed design


6.1.3 Serviced apartments The serviced apartments would have a separate waste storage area at Ground Level – see Figure 6-3 overleaf. The location and configuration of this area in the re-development can be refined, so long as recommended waste storage and access are retained.

Cleaners would bring waste collected from serviced apartments down to Ground Level via the lift, and empty it into the bins. The bins and other space provided (and collection frequency) would be:

1×1,100 General waste skip (three times per week) 1×1,100 Recycling skip (twice weekly) 1×660L Food organics skip (twice weekly) Spare set-down area (e.g. lighting, cardboard, etc.)

A private waste contractor would park in the commercial loading area off Little Rundle St, pull bins out of the waste storage area, empty them, the return them to the storage area.

These collections would be performed by the same private waste contractor used by other commercial tenants in the re-development.

6.1.4 Supermarket (Tenancy 3) The supermarket would set up its waste management area in its back-of-house area – see Figure 6-3. Provision for bins, other storage area and/or equipment (and collection frequency) would be:

1×1,100L General waste skip (daily) 1×660L Recycling skip (daily) 1×660L Food organics skip (daily) Cardboard compactor and space for 2×compacted bales (and soft plastics as well) (daily) Spare area for other waste / recyclables (e.g. cooking oil, lighting, etc.)

The location and configuration of this area in the re-development can be refined, so long as recommended waste storage and access are retained.

A private waste contractor would park in the commercial loading area off Little Rundle St, pull bins or transfer waste out of the waste storage area, empty / load them, then return empty bins to the storage area.


6.1.5 Cafes (Tenancies 1 & 4) Each café would set up their waste management areas at back-of-house – see Figure 6-3. In both cases, bins, storage area and/or equipment provided (and collection frequency) would be:

1×660L General waste skip (daily) 1×660L Recycling skip (twice weekly) 2×660L Food organics skips (daily) 1×660L Cardboard skip (3-4 times per week) 1×ca. 225L cage (or equivalent) for recycled deposit containers (three times per week) Spare area for other waste / recyclables (inc. cooking oil if applicable)


{Cont. two pages over}


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Figure 6-3: Storage & presentation of waste & recycling bins for commercial activities: Serviced apartments, supermarkets and cafes - - concept only, final locations and configurations to be determined during tenancy fit-out or detailed design


A private waste contractor would park in the commercial loading area off Little Rundle St, pull bins or transfer waste out of the waste storage area, empty / load them, then return empty bins to the storage area.


6.1.6 Office (Tenancy 2) The office would set up its waste management area within its tenancy at Level 1– see Figure 6-3. Bins, storage area and/or equipment provided (and collection frequency) would be:

1×240L General waste MGB (twice weekly) 1×140L Recycling MGB (weekly) 1×140L Food organics MGB (weekly) 1×240L Paper MGB (twice weekly) Spare area for other waste / recyclables (e.g. confidential, batteries, print cartridges, etc.)


The paper (and confidential paper) bins and some waste storage (e.g. printer cartridges) may be separately located in the office’s stationery room.

A private waste contractor would park in the commercial loading area off Little Rundle St, pull bins out of the waste storage area (via Lift and corridors), empty them, the return them to the storage area.


6.2 On-Call Services Residents (townhouses and apartments) and commercial tenants would store their hard waste/e-waste and arrange for collection services (direct from their own tenancies or apartments)1. Subject to arrangement with Council for a suitable area on road verge and loading zone for collection truck, the residents in the re-development may be able to participate in annual hard waste collections (or future on-call Council hard waste services). A temporary hard waste area (e.g. 20m2) within the re-development may also be set aside and managed by Property Management, which could improve flexibility and convenience of hard waste collections for residents and tenants. The Building User Manuals for residents and commercial tenants would include advice for organizing on-call hard waste collection services.

Commercial tenants may also have on-call services for confidential paper and printer cartridge bins, which would be handled in the same way.

All on-call services would be provided by a private contractor using the:

Loading zone on Rundle St; Commercial Loading area off Rundle St (for commercial tenants only); and Temporarily parking in Little Rundle St (for townhouses).

1 Note: The City of Norwood, St Peters and Payneham only currently offer an annual hard waste collection, and

‘at call’ hard rubbish collection services from Council are not available to residents.


0m 3m 5m 10m

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Figure 6-4: Storage & presentation of waste & recycling bins for office tenancy - concept only, final locations and configurations to be determined during tenancy fit-out or detailed design


6.3 Maintenance Contractor Services Some waste collection services may be provided by maintenance contractors, e.g. lighting waste. These will depend on building maintenance agreements or arrangements in place. These contractors would remove the waste themselves as part of providing these services.

6.4 External drop-off Residents (townhouses and apartments) and commercial tenants would store these smaller waste/recycling items (i.e. lighting, batteries, printer cartridges, etc.) in their dwellings or tenancies. Residents would dispose of these waste items as needed to an external drop-off point (e.g. Officeworks, Council facility). Commercial tenants would do the same unless organizing an on-call services or using a maintenance contractor for this purpose. The Building User Manuals would include advice on the locations of these external drop-off points.

6.5 Other Waste Management System elements 6.5.1 Transfer Pathways The main (disposal and collection) transfer pathways in the waste management system have been described above. These transfer pathways would be appropriate and navigable for the size of waste load and/or bins being transported, e.g.

Corridor widths – o Local disposal access – 900mm o Along transfer pathways for bin transport from storage areas to collection

240L MGBs or smaller bins / loads – min. 1,200 mm 660L or larger skips and/or waste loads – min. 1,400mm 1,100L or larger skips and/or waste loads – min. 1,600mm

Doors – o Local disposal access – 800mm o Along transfer pathways for bin transport from storage areas to collection –

240L MGB – min. 800mm 660L skip – min. 1,000mm 1,100L skip – min 1,500mm

Levels – No steps with grades < 1:15 Floors – Hard surfaces where bins and skips are to be carted Lifts – All lifts should be sized to allow for bulky hard waste items.

6.5.2 Bin cleaning At current time, there is no on-site area for bin cleaning (of mobile skip bins). Instead, bin cleaning would be undertaken off-site by a third-party contractor. This would involve the contractor collecting the bins, including providing a temporary replacement, cleaning them, then returning the bins to the relevant waste storage area. Bin cleaning services would be coordinated by Property Management.


7 Collection 7.1 Collection point & access The collection points for the proposed services have been mentioned above and would be:

Little Rundle St (for collection from townhouses) – see Figure 6-1 o Collection trucks (side lifting) would temporarily stop to collect bins presented at the

property boundary on Council collection days Loading zone on Rundle St (for apartments) – see Figure 6-2

o Collection trucks would enter and exit this Loading Zone in a forward direction to collect waste, from the waste storage areas

Commercial Loading area off Rundle St (for commercial activities / tenants) – see Figure 6-3 o Collection trucks would reverse into the loading area, then exit in a forward direction

back into Little Rundle St, to collect waste from waste storage areas

Assessments have or are being undertaken by the Traffic Consultant (CIRQA) to confirm access to the above collection points. These would be confirmed in the Traffic Consultant’s report.

7.2 Collection Vehicles The following types of vehicles would deliver collection services to the development.

Routine kerbside collection to townhouses – o Council (side-lifting) collection truck o Can be up to 10m in length, 4m travel height, 4.5m operating height o Can require 5.5m operating width when lifting bins

Routine waste collection for private apartments and commercial tenants – o Standard rear-lift waste / recycling collection truck o Typically, 8.5-9.5m length, 3.6-3.7m travel height, 3.8-3.9m operating height

Other services (hard waste, confidential paper, etc.) o Small to large Pan-tech, skip or flat-bed trucks o Can be up to 8-9m length, up to 4m travel and operating heights

The traffic assessment for the proposed development in the Traffic Consultant’s report should confirm that these types of collection vehicles can access the collection points (as outlined above).

7.3 Collection Frequency Table 7-1 overleaf summarizes the expected collection frequency for Routine Services, including type and number of bins collected during a collection event. The Table also gives an example schedule for collection during the week to illustrate the number of collection events that could occur daily.

This table assumes separate collection contractors for townhouses (Council), residential apartments (private contractor) and all other commercial tenants (private contractor). The number of Routine Service collections, however, may be less if a common private contractor is engaged for residential apartments and commercial tenants, which would be recommended.

In addition, there would be periodic on-call collections for hard waste and other on-call services.


Table 7-1: Waste collection frequency and scheduling over a typical week.

M T W Th F S Su

11 x 140L MGB Weekly - - 1 - - - -

11 x 240L MGB Fortnightly

11 x 80/140L MGB Fortnightly

1 x 1100L Skip 3 times/week 1 - 1 - 1 - -

1 x 1100L Skip 3 times/week 1 - 1 - 1 - -

1 x 660L Skip 3 times/week - 1 - 1 - 1 -

Serviced Apartments 1 x 660L Skip 3 times/week

Tenancy 1: Café 1 x 660L Skip Daily

Tenancy 2: Office 1 x 660L Skip 2 times/week

Tenancy 3: Supermarket 1 x 1100L Skip Daily



Tenancy 1: Café 1 x 660L Skip 2 times/week

Tenancy 2: Office 1 x 240L MGB Weekly


Tenancy 4: Café 1 x 660L Skip 2 times/week



Tenancy 2: Office 1 x 80/140L MGB Weekly



Tenancy 1: Café 1 x 660L Skip 3-4 times/week

Tenancy 3: Supermarket Up to 2 x 400L compacted bales Daily

Tenancy 4: Café 1 x 660L Skip 3-4 times/week

Paper Tenancy 2: Office 1 x 240L MGB 2 times/week - 1 - - 1 - -

Tenancy 1: Café 1 x 225L box/cage 3 times/week - 1 - 1 - 1 -

Tenancy 4: Café 1 x 225L box/cage 3 times/week - 1 - 1 - 1 -

6 8 8 7 7 7 4

- - -

Total daily collections (across whole site)

- - 1 -

1

1 1 1 1 1 1 1

1 1 1 1 1

1

1 1 1 1 1 1 1

Townhouses(Little Rundle St)

Commercial tenants(Commercial Loading Area)

General Waste

Comingled recycling

Food organics

Cardboard

Recycled deposit container

General Waste

Food organics

General waste

Food organics

Comingled recycling

Comingled recycling

1 1 1 1 1 1

1

Private Apartments(Rundle St Loading Zone)

Land Use Service Type & No Bins emptied per lift (Typical*)

Normal Collection Frequency

Example Scheduling” Number of collectionsTenancy (if applicable)

7.4 Collection Duration Routine Services –

o Townhouse kerbside collection – The truck should be able to complete the collection (for a service) to all townhouses within a couple of minutes

o Residential apartments - Duration of collection events are likely to be 5-10 min. o Commercial tenants – These may take up to 30min (per service) if bins are being

collected from all tenants, but less on other days when only one or two tenants require collection.

On-call collections – o Duration of collection events are likely to be 10-20 min depending on the items being

loaded and how long it takes to transfer them from the townhouse, apartment or commercial tenancy (to relevant collection point).


7.5 Collection Timing Council kerbside collection (for townhouses kerbside collection) – Collection days would be

as dictated by Council (or East Waste) for the Kent Town area. Private waste contractor collection –

o There is flexibility to schedule collection events during day-time and outside of peak access hours to minimize impacts on traffic and neighbouring residents and commercial premises on Little Rundle and Rundle Streets.

o Collection scheduling would comply with requirements of Section 28 of SA Environment Protection (Noise) Policy (South Australian Government, 2008).

o The Traffic Consultant will be able to advise on best timing for private collections.


8 Additional Considerations The table below briefly lists additional considerations for waste management at the development that should be addressed when implementing the proposed waste management system at the re-development.

Table 8-1: Additional considerations for waste management at the development

Issue Consideration

Service Provider Council kerbside service – This will need to be negotiated with Council and East Waste

Private contractors –- The terms and conditions of the contract should align to the service requirements set out

in this WMP.

Signage Conform to signage requirements recommended in the South Australian Better Practice Guide – Waste

Management in Residential or Mixed Use Developments (Zero Waste SA, 2014). Council and East Waste

should be engaged as they may provide recommended signage examples that should be followed.

Collection bin

design and colours

Conform to the Australian Standard for Mobile Waste Containers (AS 4213). Note: Bin colours for kerbside

collection used by The City of Norwood, Payneham and St Peters should already comply with he AS 4213.

Handling Peak

Periods

There may be some periods during the year (e.g. Christmas, Easter) when waste generation for apartments

may potentially exceed design values. In these situations, additional collections can be scheduled.

Ventilation & Odour

Control

Ventilation and extraction for odour control should be installed in all waste storage areas for the development.

Cleanliness &

Hygiene

The Property Manager should institute an inspection regime to ensure that surfaces and floors, transfer

pathways and storage areas for waste management across the re-development are kept clean and hygienic. .

Education &

Training

Provision should be made to provide education and training in use of the WMS for residents, commercial

tenants and/or other building users. Requirements for good waste management practice should be included in

the strata management agreements and commercial leases. Council and East Waste should be consulted as

they may aid with education and training including information materials.

Grease trap waste This waste stream is not considered in this report, and if relevant to the proposed development, should be

addressed separately.

9 Compliance Statement This advice and WMS in this draft WMP has been developed to:

Comply with regulatory requirements for: o Environment Protection (Waste to Resources) Policy 2010 (Government of South

Australia, 2011) o Environment Protection (Noise) Policy 2007 (South Australian Government, 2008)

Follow Design Guidance in the South Australian Better Practice Guide – Waste Management in Residential or Mixed Use Developments (Zero Waste SA, 2014)

Consider relevant Objectives and Development Control Principles in The City of Norwood, Payneham and St Peters Development Plan (Department of Planning, Transport & Infrastructure, 2016) for waste management in Medium and High Rise Development (3 or More Storeys).


Provide residents with an equivalent service (as is possible) to that provided by The City of Norwood, Payneham and St Peters to its other ratepayers in line with Council Policy (The City of Norwood, Payneham & St Peters, Undated).

10 References Department of Planning, Transport & Infrastructure. (2016, April 28). Norwood Payneham and St

Peters (City). State Government of South Australia. Government of South Australia. (2011, November 24). Environment Protection (Waste to Resources)

Policy 2010.

Ray Powa, O. M. (2016, December 14). East Waste. (C. Colby, Interviewer)

South Australian Government. (2008). Environment Protection (Noise) Policy 2007 under the

Environment Protection Act 1993, Version: 31.3.2008. Retrieved from http://www.legislation.sa.gov.au/

tectvs. (5 December 2016). Concept Design v0.2 (Plans).

The City of Norwood, Payneham & St Peters. (Undated). Waste, Recycling & Organics Collection Services (Brochure).

Zero Waste SA. (2014). South Australian Better Practice Guide – Waste Management in Residential or Mixed Use Developments.

Stormwater Management Plan

JOB NUMBER:

S32256 - 252806

CLIENT:

Hummingbird Group

SITE:

93-103 Rundle Street, KENT TOWN, SA 5067

DATE:

March 2017

REVISION:

0

Hummingbird Holdings Page 2 93-103 Rundle Street, KENT TOWN, SA 5067

FMG Engineering P 08 8363 0222 F 08 8363 1555 [email protected] 42 Fullarton Rd, Norwood SA 5067 fmgengineering.com.au

© Koukourou Pty Ltd trading as FMG Engineering The work carried out in the preparation of this report has been performed in accordance with the requirements of FMG Engineering’s Quality Management System which is certified by a third party accredited auditor to comply with the requirements of ISO9001. This document is and shall remain the property of FMG Engineering. The document is specific to the client and site detailed in the report. Use of the document must be in accordance with the Terms of Engagement for the commission and any unauthorised use of this document in any form whatsoever is prohibited. No part of this report including the whole of same shall be used for any other purpose nor by any third party without prior written consent of FMG Engineering. FMG Engineering provides this document in either printed format, electronic format or both. FMG Engineering considers the printed version to be binding. The electronic format is provided for the client’s convenience and FMG Engineering requests that the client ensures the integrity of this electronic information is maintained. Storage of this electronic information should at a minimum comply with the requirements of the Electronic Transactions Act 2000 (Cth).

Document Status

Rev No. Status Author

Reviewer Approved for Issue

Name Signature Date Name Signature Date

A Preliminary Anja Vingelis

Jordan Colbert

27/02/2017 Anja Vingelis

27/02/2017

A Final Anja Vingelis

Jordan Colbert

24/03/2017 Anja Vingelis

24/03/2017


Table of Contents 1. Introduction .............................................................................................................................. 4

2. Site Location ............................................................................................................................ 4

3. Stormwater Management Requirements .................................................................................. 5

4. Stormwater Management Plan ................................................................................................. 5

5. Conclusions ............................................................................................................................. 6

6. Limitations ............................................................................................................................... 6

Appendix A ..................................................................................................................................... 8

Concept Plan ............................................................................................................................... 8

Appendix B ..................................................................................................................................... 9

Stormwater Management Plan .................................................................................................... 9


1. Introduction

The work carried out in the preparation of this report has been performed in accordance with the requirements of FMG Engineering’s Quality Management System which is certified by NCS International Pty Ltd to comply with the requirements of ISO9001.

FMG Engineering has been engaged by Hummingbird Group to prepare a Stormwater Management Plan (SMP) for a mixed use redevelopment at 99 – 107 Rundle Street Kent Town. This Stormwater Management Plan was prepared to understand how site stormwater will be managed to assist in the planning and approvals process.

This SMP was prepared in accordance with City of Norwood Payneham and St Peters (Council’s) Development Plan, 2016. FMG Engineering developed a stormwater management strategy for this site that is considered to meet Council’s Development Plan and Council’s Water Sensitive Objectives.

2. Site Location

The subject land is located at 99-107 Rundle Street, Kent Town, and is shown in yellow in Figure 1.

Figure 1 Site Location

The site is approximately 2,770 m2 and in considered 100% impervious. The site is considered relatively flat and grades to the northwest. Review of the survey data included in Appendix A shows that the site grades to the northwest.

The proposed development includes:

• A seven storey apartment building that includes a supermarket and commercial tenancy on the ground floor (with associated undercroft car parking).

• A six storey serviced apartment building with access to Little Rundle Street.

• Eleven three storey townhouses fronting Little Rundle Street.

The conceptual layout plan is shown in Appendix A.


There is no existing stormwater infrastructure in Rundle Street and Little Rundle Street.

3. Stormwater Management Requirements

FMG liaised with the Planning Department at Council and reviewed the Development Plan to understand the requirements for stormwater management. The guidelines within Council’s Development Plan for stormwater management state:

• That for commercial and residential, developments stormwater runoff for the 5 year ARI storm event should not exceed the 5 year ARI pre development peak discharge;

• Stormwater management systems should be designed and located to improve the quality of stormwater, minimise pollutant transfer to receiving waters, and protect downstream receiving waters from high levels of flow;

• The finished ground floor level of all habitable spaces should not be less than 300 millimetres above the 1 in 100 year Average Recurrence Interval flood level.

• Where possible all stormwater runoff for up to the 100 year ARI peak storm event should be diverted towards the kerb and water table in the road reserve.

• All new dwellings greater than 50 square metres with direct access to the ground level, should be provided with a 2,000 litre rainwater tank/s connected to the roof water outlets and plumbed to at least a water closet, a water heater and/or all laundry cold water outlets;

4. Stormwater Management Plan

FMG has reviewed the flood modelling available online in the public database undertaken for the First to Fifth Creek Floodplain Mapping which demonstrates that the site is not located adjacent to the 100 year ARI flood inundation area as shown in Figure 2. Accordingly the proposed finished floor levels are not considered at risk of inundation during the 100 year ARI storm event.

Figure 2 Adjacent 100 year ARI flood inundation area

It is proposed that stormwater runoff from the townhouses will be diverted to little Rundle Street rather than Rundle Street; where feasible. Where this is not feasible this shall be managed through negotiation with Council and the Development Assessment Commission (DAC). It is proposed that the Finished Floor Levels shall be nominated a suitable height above the top of adjacent kerb level so the site can drain efficiently. It is proposed that all ground floor finished floor levels will be confirmed upon detailed design based on the structural design of the slabs. Typically this is 200mm-300mm above the top of kerb level.

Site location


It is proposed that detention storage will not be a requirement on the basis that the fraction impervious of the site will remain unchanged and accordingly the post development peak discharge will not exceed the pre development peak discharge. It is intended that discharge from the site will be returned to the kerb and water table and not exceed the maximum peak flow allowable by Council. It is proposed that 2,000L tanks for recycling stormwater are installed for each of the 3 storey townhouses at the rear of each property. The remainder of the site will comprise mixed multi-storey apartments and commercial leases. As defined in the BCA (Building Code of Australia), the classification of this development area will not require roofwater tanks for recycling. The development includes basement car parking and accordingly it is anticipated that stormwater runoff should be intercepted for all events up to and including the 100 year ARI event such that surface flows cannot be diverted to this area. This could be achieved via a grated trench drain sized for a 100 year ARI level of service. It is proposed that a sump is included in the basement to intercept any runoff from a potential hydrocarbon spill and or for cleaning purposes. It is anticipated that anything captured in the sump will be managed as trade waste and either pumped by an internal pump system or removed by a vacuum truck. The exact arrangement of the internal stormwater network will be confirmed upon detailed design.

5. Conclusions

FMG has prepared this Stormwater Management Plan to assist Council and the Development Assessment Commission with the Planning Approval process. This SMP is preliminary in nature and communicates the design intent of stormwater management on-site, prior to commencing detailed civil and stormwater design. The findings of this stormwater assessment are as follows:

• There are no adjacent flooding issues associated with this site

• There will be no requirement for detention storage on the basis that the pre development fraction impervious is 100% and accordingly will remain unchanged during the 5 year ARI storm event.

• The quality of the stormwater discharge is considered to be improved on the basis that:

− Any runoff from the undercroft car parking area will be managed via a capture sump in which any oil spill or other pollutant can be managed as trade waste.

− Stormwater runoff from the roof area is considered clean and accordingly is considered better than pre development conditions.

• It is proposed that 2,000 Litre tank is specified for each townhouse which will be plumbed into the dwellings for the purpose of recycling.

6. Limitations

FMG Engineering has prepared this report in accordance with our Proposal and the Brief where provided. The contents of the report are for the sole use of FMG Engineering and no responsibility or liability to any third party will be accepted. Data or opinions contained within the report may not be used in other contexts or for any other purposes without FMG Engineering’s prior review and agreement.

It is strongly recommended that any plans and specifications prepared by others and relating to the content of this report, or amendments to the original plans and specifications, are reviewed by

FMG Engineering to verify that the intent of our recommendations is properly reflected in the design. During construction FMG Engineering requests the opportunity to review our interpretations if the exposed site conditions are significantly different from those inferred in this report.

This report is not to be reproduced either wholly or in part without prior written permission from FMG Engineering.

Appendix A

Concept Plan

Appendix B

Stormwater Management Plan

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Snapshot

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Arrow

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Text Box

Grated trench drain to intercept all runoff up to the 100 year ARI storm event

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To be disposed of a industrial waste

3630.170309.G.1 Services ESD Initiatives Memorandum.docx Page 1 of 6

BCA Engineers / Adelaide

33 Rundle St, Kent Town SA 5067

PO BOX 2620, Kent Town SA 5071

T +61 8 8132 1700

[email protected]

bcaengineers.com

Ecologically Sustainable Design Initiatives

Memorandum To: Brad McKenzie – Hummingbird Group

Date: 9th March 2017

Project ref.: 3630.170309.G.1

Project name: 99-103 Rundle Street, Kent Town

BCA Engineers provide the following Ecologically Sustainable Design (ESD) initiatives that may be suitable for

implementation at the proposed development for Hummingbird Group at 99-103 Rundle Street Kent Town. This

memorandum provides commentary on a list of building services ESD initiatives for inclusion within the project and

also provides options for further consideration.

ESD Initiative Description of Initiative Implementation Methodology

Mechanical Services (Recommended)

Variable speed

inverters

The use of inverters to both air cooled

condenser fan and compressors permit

closer control of temperatures and

minimising waste energy as plant can

modulate to suit internal and external

conditions

All air conditioned spaces to be provided with

inverter air conditioning systems.

Individual Spaces

Served

Separately

Individualised zone control provides better

management of air conditioning systems.

Unoccupied zones can be left/turned off for

additional energy savings. This

management reduces the overall electrical

consumption of the air conditioning.

Provide individual zone control to all spaces, so

each space will be managed separately.

Economy Cycle Air conditioning with economy cycle

automatically increase the proportion of

outside air used when cooling is required

and outside air temperature is lower than

that of return air. This reduces the energy

required to cool the intake air to the

required temperature.

As the inclusion of these systems incurs

additional capital costs, we recommend

economy cycle for systems greater than 29kW

rated.

Carpark exhaust

Carbon Monoxide

Sensing and

Controls

Carpark exhaust system variable speed

control and interlocks to carbon monoxide

sensors minimising energy usage during day

to day operation with fan operation at 10%

and increase to 100% only on receipt of

elevated carbon monoxide levels

As carpark exhaust control systems are required

regardless, carbon monoxide sensors shall be

provided and interfaced to carpark exhaust fan

variable speed drives


ESD Initiative Description of Initiative Implementation Methodology

Widened HVAC

Set Points

By allowing the maintained building

temperature to drift over an increased

temperature range in comparison to

conventional limits, a considerable building

energy use saving is to be achieved.

This can be implemented in agreed rooms, after

consultation with the client. Where

implemented there would be a reduction in

energy requirements.

Zero ODP HVAC

Refrigerants

Zero Ozone Depleting (ODP = 0) refrigerants

represent best practice approach in modern

systems as they are environmentally

friendly, compared to other refrigerants.

All refrigerants on the project will be zero ODP.

This reduces the environmental impact of the

building’s operation.

Balcony Door

Reed Sensors

Providing reed sensors to apartment

balcony doors to isolate air conditioning

compressor operation if door remains open

for extended periods

Each balcony door to be provided with a reed

sensor and interfaced to the air conditioning

control panel

Mechanical Services (Optional)

VRF/VRV Heat

Recovery

Technology

Multi-head (series of indoor units connected

to a single outdoor unit) type air

conditioning system capable of varying

refrigerant flow and temperature to match

required demand. Heat recovery energy

saving possible between indoor units to

minimise compressor operation and power

use.

Air conditioning zones could be interconnected

so that to maximise heat recovery between

zones to make the most of VRF/VRV heat

recovery technology and system efficiency.

Gas Fired VRF The VRF system operates on gas instead of

electricity. Reduces the electrical demand

lowering the overall electrical consumption

and reduces CO2 emissions.

Where determined suitable, gas fired VRF

systems will be implemented in the building.

Air to Air Heat

Exchangers

Air to air heat exchangers for pre-tempering

of outside air provision to larger tenancies

prior to load introduced to refrigeration

cycle. Lowering air on to the coil conditions

and minimising energy usage during peak

occupancy

Air to air heat exchangers could be provided to

areas of high occupancy loads to reduce air

conditioning load and energy use.

Auto “Off” HVAC

Controls

The use of sensors improves energy

efficiency by allowing only occupied areas

to be conditioned. The controls can also be

programmed to set the HVAC systems to not

function outside of the specified operating

hours.

All spaces to be provided with sensors to

individually monitor for occupancy and control

the HVAC systems. The control system would

also be programmed for operation during pre-

set hours.


Electrical Services (Recommended)

High Luminous

Efficacy

Luminaires

Luminaire efficacy is the ration of light

output to power consumption. Using

luminaires with a high luminous efficacy

reduces the amount of power required to

sufficiently illuminate the space. This

enables the possibility to reduce both the

quantity and electrical consumption.

All luminaires within the project are to be

selected to ensure an above average level of

luminous efficacy.

Long Life

Luminaires

Luminaires with longer lifespan reduce the

frequency of replacement and subsequently

reduce the level of waste from disposal and

production of new luminaires.

All luminaires within the project are to have a

minimum lifespan of 50,000 hours with a

depreciation/failure rate of L80/B10.

Presence

Detection

Lighting Control

Motion sensors with programmable time off

delays control and turn off the luminaires

when movement in the space has not been

detected within a user-defined period of

time.

Where practical, motion sensors are to be

installed to rooms so that if the lights are left on

after the space is empty the lights will turn off.

Monitor

Electricity

Consumption

Installation of meters for distribution

boards or circuits to allow monitoring of

electricity consumption. The user can then

review this information and develop

strategies for reducing electricity

consumption.

Meters are installed at all sub-distribution

boards. This can be to meter the overall

consumption of distribution board, or separated

to meter individual services, e.g. lighting,

general power, air conditioning, hot water

systems. This information can be analysed by

the user and assist in developing schemes to

reduce the electrical consumption of the

building.

Automated

Equipment

Control

Automated time operation controls for

equipment, e.g. boiling water units. Setting

this for periods where operation is not

anticipated reduces the consumption of

electricity.

Any boiling water units required/requested as

part of the project will be provided with integral

automated time operation controls to suit.

Alternative

energy use for

central hot water

plant

Utilise other forms of energy for the

generation of hot water

Hot water services operated on natural gas and

in conjunction with roof mounted solar collector

panels offer energy usage cost savings in

comparison to conventional electric storage

systems

Carpark Motion

Sensor Lighting

Control

Motion sensors with programmable time off

delays control and turn off pre-determined

luminaires when movement in the space

has not been detected within a user-defined

period of time.

Motion sensors are to be installed to carpark

levels so that non-essential lights are turned off

leaving minimum safe movement lighting

operational.


Electrical Services (Optional)

Daylight

Harvesting

Lighting Control

Photo-electric sensors with programmable

lux levels for daylight harvesting. The

luminaires are dimmed when sufficient

sunlight is available in the space.

Rooms where natural sunlight is available can

be provided with photo-electric sensors for

daylight harvesting. When there is natural light

in the room, the lights are automatically

dimmed to the minimum level required to

achieve the desired lux levels.

Renewable

Electricity

Generation

Solar photo-voltaic panels and/or wind

turbines are installed to generate electricity,

which offsets some of building’s electricity

consumption demand from the authority

supply. The authority electricity supply is

commonly generated from ‘dirty’ sources,

e.g. coal and fossil fuel.

Installation of solar photo-voltaic panels on the

roof connected to the main distribution board.

This will offset the electricity consumption,

reducing the college’s electricity invoice and the

amount of electricity generated from ‘dirty’

sources.

Storage Battery

System

Battery system for storing electricity

generated from renewable sources for use

when no electricity is generated from

renewable sources. Commonly installed in

conjunction with solar photo-voltaic panels.

A storage battery system in conjunction with

solar photo-voltaic panels is not recommended

for commercial projects, as the operation times

of the building is similar to when the solar

generation is occurring and the generation is

unlikely to exceed the building demand. A

battery system can be provided for educational

purposes if preferred, and can be connected to a

selection of identifiable outlets and/or

luminaires.

Last Man Out

(LMO)

Control system in place to automatically

turn off non-essential electrical circuits to

prevent lighting and/or appliances being

left on.

Provide a proprietary system similar to that offer

in hotels, whereby an intelligent control system

turns off circuit when space is not occupied


Hydraulic Services (Recommended)

Solar / Heat

Pump Hot Water

System

Utilises heat generated from the sun, either

to directly heat water via solar panels or

indirectly through the ambient air

temperature which is used to heat the

water.

Depending on architectural design and space

constraints, either a solar hot water system or

heat pump hot water system would be installed

in the building.

Flow / Return Hot

Water

Flow and return central hot water system(s)

provide consistent hot water flow and

temperatures, maximising savings on water

usage and energy use

Pipework, pumping and the like to be provided

to suit a flow / return central hot water system

Water Efficient

Fixtures &

Tapware

The water efficiency of fixtures and tapware

in Australia is given a WELS rating. The

ratings are in stars, with the more stars the

more water efficient the fixtures and

tapware.

Fixtures and tapware to be selected with a

minimum WELS rating of 4 star. This will reduce

the overall water consumption on the building.

Waterless

Landscaping

Reduces potable water use by removing the

irrigation requirements from the project

while reducing installation and

maintenance costs.

The landscaping around the building to be

selected so that water is not required.

Hydraulic Services (Optional)

Wastewater

Treatment

Reuse of grey water (from basins, showers,

etc.) for irrigation purposes.

A suitably sized tank to collect the grey water

would be installed and the water then used for

irrigation. Only suitable if waterless landscaping

is not implemented.

HDPE Drainage

Pipework

HDPE drainage pipework is produced with

lower environmental toxicity than PVC. As

PVC is commonly used for drainage

pipework, the HDPE alternative is

manufactured in a more environmentally

friendly manner.

The drainage pipework in new buildings is to be

of HDPE manufacture assisting in the reduction

of PVC manufacturing.

Rainwater

Harvesting

Collect rain water and store it in tanks for

use in toilet flushing and

irrigation/landscaping. Reduces the

consumption of authority supplied water.

Depending on the roof capacity, an

appropriately sized storage tank can be

installed. This will then be connected to the

pipework for toilet flushing and

irrigation/landscaping to reduce the water

consumption from authority water.


Fire Services (Recommended)

Recycle Fire Test

Water

If a sprinkler system is provided, and should

fire water tanks and pumps be required

(subject to pending SA Water Network

Analysis results), the test drain points shall

be arranged in a manner to recycle water

back to the storage tanks

Additional pipework installed so that test water

is plumbed back to storage tanks

Vertical Transportation Services (Recommended)

Energy Recovery

Device

Energy recovery device provided so that

during the slowing down (breaking) of the

lift car, electrical energy generated during

this operation being fed back to the

buildings electrical infrastructure

To be included to all Machine Room Less (MRL)

passenger lifts serving the development

LED lighting and

intelligent

control system

Lift car LED lighting and intelligent control

system to turn lift car lighting off when car is

not in use



Variable

Frequency Drives

Variable frequency drives controlling the

hoisting motor providing closer to optimum

motor running speeds and to minimise

waste energy



Regards

Daniel Kazaniecki

Associate Director

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BACKGROUND Hummimgbird Group engaged Distribution Power Design (DPD) to independently survey and report on the 66,000 V sub-transmission line bare overhead mains conductor position in relation to a new development at 99-107 Rundle Street, Kent Town. 11,000 V & 400 V (LV) overhead mains are also installed along (under) this line but were not included in this study as it is proposed to have them placed underground.

REFERENCE DOCUMENTS The following were considered in the review:

• South Australia Electricity (General) Regulations 2012 under the Electricity Act 1996 (Version 12.10.2016).

• South Australia Electricity Act 1996 (Version 17.6.2013).

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ENGINEERING SURVEY & REVIEW PROCEDURE The 66,000 V overhead mains were surveyed using real time kinetic (RTK) GPS based survey equipment for accurate geo-referencing (sub 20 mm accuracy in any direction) in conjunction with reflectorless laser survey equipment (to also provide sub 20 mm accuracy) for vertical/above ground level data collection. The survey was conducted at 1300 hours on the 28th of November 2016. The weather conditions were:

• Ambient temperature 28 degrees C

• Up to 1.0 m/sec wind speed

• Clear conditions, no rain during the survey Bare overhead 66,000 V 3 phase 0.3 in2 Cu conductors. The engineering survey data was then post-processed using PLS-CADD overhead line software to take the survey data, process it and simulate it at the two maximum conditions, i.e.

• Maximum Conductor Operating Temperature of 100 degrees Celsius (T100). This condition results in the maximum expected conductor (vertical) sag.

• Maximum Side Swing Condition at 50 degrees Celsius with a wind pressure

of 500 Pascals (T50+W500).

The engineering survey was merged with the detail and level survey (by Alexander Symonds – ref A101115Detail Rev B.dwg) provided by the client with high level compatibility noted. Conductor positions are referenced as the offset from the powerline alignment (centreline) which is defined as the straight line between Stobie pole centres.

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REGULATORY REQUIREMENTS The following minimum safety clearance distances (in metres) from the nearest 66,000 V conductor at maximum swing and sag for distribution powerlines are required in accordance with the South Australia Electricity (General) Regulations 2012 under the Electricity Act 1996 and are provided in Table 2 from The Office of the Technical Regulator brochure – “Building safely near powerlines” The development must achieve either the appropriate horizontal or vertical clearance distance from the worst case position of the powerline to be compliant.

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During construction various other clearance dimensions must also be achieved depending on the type of plant & equipment & scaffolding etc used during construction and also the type of supervision/spotter/risk assessments & operator qualifications etc - Refer below for Table 1 from the Office of the Technical Regulator brochure “Working safely near powerlines”.

Note: The reduced approach distances (clearances) allowed for where “Spotter Required” are applicable only for situations where a suitably qualified and experience worker for the task at hand is located in a position to directly view the clearance to the powerline at ALL times while the potential to breach clearances exists. DPD advises caution in the use of these tables and needs to highlight that the dimensions specified in these tables refer to clearances under the worst case conditions of sag or swing. These will, in general be at different conditions. Typically the maximum operating conductor temperature, 100oC (T100) in this case, is more onerous for vertical clearance and 50oC with 500 Pa (T50W500) wind is more onerous for horizontal clearances.

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CONDUCTOR ANALYSIS NOTE: Summary 1 – details the existing 66,000 V line installation Summary 2 - assumes a mid-span line duty 66,000 V stobie pole is installed (to reduce conductor sag & swing) – subject to final design (by others). SUMMARY 1 – existing condition without a proposed mid-span 66,000 V pole 66,000 V power line position The centreline of the 66,000 V powerline was measured (by survey) as being 3.8 metres from the front boundary of 99-107 Rundle Street, Kent Town. The 66,000 V conductors (in still air) are also contained within the verge area. This is compliant with the normal allocation of space for power lines in the verge area of public roads. 66,000 V bare conductor ground clearance (T100) The ground clearance to the lowest 66,000 V conductor simulated at T100 in still air (maximum sag condition) along the footpath/verge in front of 99-107 Rundle Street is 14.2 metres. This is in excess of the minimum requirement of 6.7 metres and would therefore be considered to be compliant. At the midspan 11,000 V / LV stobie pole, there is 4.9 m clearance between the 11,000 V insulators and the 66,000 V conductors, again in excess of the minimum requirement of 1.8 meter. Maximum bare 66,000V conductor swing & sag condition (T50 +W500) During & up to the maximum side swing condition, some or all of the 66,000V bare conductors may pass across the front boundary of 99-107 Rundle Street. The nearest 66,000 V conductor to the front of the property has a simulated side swing (horizontal component) of 2.6 metres from the centreline or approximately 1.6 meters from its position in still air. Refer sketch A4-DPD5519-01 (Appendix B)

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SUMMARY 2 – proposed condition with a proposed mid-span 66,000 V pole Maximum bare 66,000 V conductor sag condition (T100) The nearest 66,000 V conductor mid-span in front of 99-107 Rundle Street is simulated to have 16.2 metres ground clearance under the maximum operating condition (T100). Maximum bare 66,000 V conductor swing & sag condition (T50 +W500) During & up to the maximum side swing condition, some or all of the 66,000 V bare conductors pass across the front boundary of 99-107 Rundle Street. The nearest 66,000 V conductor to the front of the property has a simulated side swing (horizontal component) of metres 1.9 metres from the centreline or approximately 0.9 meters from its position in still air. Refer sketch A4-DPD5519-02 (Appendix B) LIMITATIONS This analysis and report does not constitute a design for the installation of the proposed mid span 66,000 V Stobie pole. The proposed changes to the existing 66,000 V power line are significant and a full line design check is required. The installation of the proposed mid span pole will require re-tensioning of the existing conductor as the proposed works will cause a significant loss of tension which exceeds the longitudinal capacity of the adjacent line poles. ANALYSIS DETAILS The survey enables the existing line tension to be calculated as 9.3 kN at the reference condition of T = 15oC (T15 = 9.0 kN). Without re-tensioning the conductor the installation of the proposed mid span pole causes the a reduction in the tension at T = 15oC to 4.9 kN. The reported blow out dimensions have been based upon the conductor being re-tensioned to T = 15oC to 8.1 kN. Increasing this tension to match that of the existing condition does not provide any significant decrease to the blowout and causes the tension at other design conditions to exceed current values. NOTE: Two three dimensional & georeferenced CAD files (DPD A&S COMBINED - EXISTING Cu conductor.dwg & DPD A&S COMBINED - WITH MID SPAN POLE Cu conductor.dwg) of the simulated 66,000 V conductor positions in both still air, maximum sag conditions and the maximum side swing conditions are provided & should be considered as an integral part of this report

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APPENDIX A 3 DIMENSIONAL CAD

(separate files) DPD A&S COMBINED - EXISTING Cu conductor.dwg DPD A&S COMBINED - WITH MID SPAN POLE Cu conductor.dwg

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APPENDIX B BLOWOUT SKETCHES

1. For Summary 1:

Sketch A4-DPD5519-01 T100 Maximum Sag Condition & T50+W500

Maximum Side Swing Condition – without proposed mid-span pole

2. For Summary 2: Sketch A4-DPD5519-02 T50+W500 Maximum Side Swing Condition

& T50+W500 Maximum Side Swing Condition – with proposed mid-span pole

SKETCH A4-DPD5519-01

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APPENDIX C PHOTOGRAPHS

Photograph 1 – General view of streetscape & power lines looking across towards the 99-107 side of Rundle Street

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Photograph 2 – General view of streetscape & power lines viewed from in front of the Tin Cat Café.

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APPENDIX D OFFICE OF THE TECHNICAL REGULATOR BROCHURES:

• BUILDING SAFELY NEAR POWERLINES

• WORKING SAFELY NEAR POWERLINES

Building safely near powerlines

Office of the Technical Regulator

sa.gov.au/energysafe

2 | Building safely near powerlines

Before you build near powerlinesBefore starting work on a building, you need to consider:

• the type of powerlines near the proposed building or structure e.g. aerial, underground, high or low voltage

• the amount of swing or sag of overhead powerlines

• the location of the building or structure in relation to the powerline – allow enough space for a safe work environment, future structures or scaffolds, and trees.

Scaffolding is considered a structure. When designing a building you should allow for the width of any scaffold you may need to erect. This is to ensure that the scaffold can be positioned in a way that legal clearance distances are met.

Safe clearance distancesMinimum safe clearance distances between buildings or structures and powerlines are set out in the Electricity (General) Regulations 2012. These distances are legal requirements and must be maintained at all times.

If a fence, sign or notice is lower than 2 metres, it may be exempt from minimum clearance distances. It must not restrict safe access to powerlines for repair and maintenance. You may need to install gates to allow trucks to access the powerlines. Always check with ElectraNet when considering fencing near transmission lines.

Locating a swimming pool under any powerline is not recommended.

The clearance distance, and how it is measured, depends on the voltage and type of powerline. Image 1 and 2 provide a general identification guide to determine the voltages of powerlines.

Transmission powerlines – 132kV or higher When building near high voltage transmission powerlines (132 kV or higher), the minimum safety clearance distance is measured horizontally from the centre line of the transmission powerline.

Table 1: Minimum safety clearance distances from the centreline of transmission powerlines

Transmission line voltage Minimum clearance

275 kV 25 metres

132kV (except single pole lines) 20 metres

132kV (single pole lines) 15 metres

Aerial distribution powerlines – 66kV or lowerClearance distances are measured from the point of maximum swing or sag of the powerlines. To determine the safe clearance distance from aerial distribution lines (66 kV or lower), refer to Table 2 and Image 4.

If you need to relocate or insulate the powerlines, the associated costs and work should be negotiated with the electricity network operator, usually SA Power Networks, before starting construction. Construction work must not proceed inside the minimum safety clearance distance until the powerlines are relocated.

Further information on powerlines and their sag and swing is available from SA Power Networks, the Office of the Technical Regulator or by visiting sa.gov.au/energysafe.

Centre-line of transmission powerline

Minimumsafety clearancedistance

Minimumsafety clearancedistance

No building or structure allowed

Image 3: Minimum safety clearance distance for transmission lines

33 kV,66 kV or132 kV


33 kV or11 kV

19 kV(SWER)

Image 2: Common powerlines in South Australia

High voltage 11kV

Service line

Low voltage

Image 1: Typical powerlines in built up areas

For more information visit sa.gov.au/energysafe | 3

The clearance distanceis measured from the point of maximum (worst case) swing or sag.

B

C

No buildings or structures allowed

No buildings or structures allowed

Roofs with a slope ofless than 45 degrees

Balcony

C

Balcony �oor

Top of hand rails

B

A

Image 4: Minimum safety clearance distances for buildings from powerlines

Table 2: Minimum safety clearance distances (in metres) from the nearest conductor at maximum swing and sag for distribution powerlines

Voltage Up to and including 1 kV

Above 1 kV Above 1 kV up to and including 33 kV

66 kV

Conductor type Insulated Bare Insulated with earthed screen

Insulated without earthed screen

Bare or covered

Bare

Dimension A – Vertically above those parts of a building or structure normally accessible to persons.

2.7 m 3.7 m 2.7 m 3.7 m 5.5 m 6.7 m

Dimension B – Vertically above those parts of a building or structure not normally accessible to persons but on which a person can stand.

0.1 m 2.7 m 2.7 m 2.7 m 4.7 m 5.5 m

Dimension C – In horizontal direction from those parts of a building or structure normally accessible to persons or that is not normally accessible to persons but on which a person can stand.

0.1 m 1.5 m 1.5 m 1.5 m 3.1 m 5.5 m

Dimension D – In any direction from those parts of a building or structure not normally accessible to persons.

0.1 m 0.6 m 0.1 m 0.6 m 2.5 m 4.5 m

Notes for Table 2• Vertical dimension A applies, for example, to balconies, terraces,

walkways, bridges and scaffolds.

• Vertical dimension B applies in relation to structures such as roofs with a slope of less than 45°, parapets wider than 0.1 metre, pergolas and carports.

• Horizontal dimension C applies to the same structures as A and B.

• Radial dimension D applies in relation to structures such as roofs with a slope of 45° or more and light poles.

• Your development must achieve either the appropriate horizontal or vertical clearance distance from the worst case position of the powerline to be compliant.

• Powerlines (particularly 19 kV SWER, 33 kV and 66 kV) can sag considerably under high temperatures and loads, and also swing when it is windy. At mid span, a powerline will swing and sag much more than in areas near the pole.

• The clearance distance is measured from the worst case swing and sag point. This may need to be calculated by SA Power Networks. SA Power Networks may charge a fee for this service.

Planning approvals and powerlinesAll development applications submitted to councils must include an Electricity Act Declaration Form, signed by the development applicant, acknowledging the development plans comply with prescribed clearance requirements.

It is the applicant’s responsibility to ensure that the requirements of the Electricity Act 1996 are being met.

The council is not obligated to check the clearance distances to powerlines in your plans. Planning and development approvals issued by a council do not mean that the building plan complies with the minimum clearance requirements prescribed by the regulations.

Underground powerlinesBefore excavating in areas with underground powerlines, you must contact SA Power Networks to find out the exact location and the type of the underground powerline.

Dial Before You Dig (www.1100.com.au) is a referral service that can help with obtaining information on the location of underground powerlines and other services.

Minimum safety clearance distances must be met when building close to underground powerlines, as shown in image 5 and table 3.

Where it is necessary to relocate an underground powerline, the relocation work and costs must be negotiated and finalised with SA Power Networks before starting construction. Construction work must not proceed inside the minimum safety clearance distance until the powerlines are relocated

If a property is supplied from an electrical service pillar or pit, you must not construct or place anything over or too close to it. This includes structures such as garages, retaining walls or moss rocks, as they may restrict safe access to the service pit. Contact SA Power Networks for more information.

Table 3: Minimum safety clearance distances for underground powerlines

Underground powerline voltage Minimum clearance

66, 132 and 275 kV 3 metres

33 kV or less 2 metres

Permission to build inside the safe clearance zoneIn limited circumstances where it is safe to do so, the Technical Regulator has powers to approve buildings and structures within the minimum safety clearance distance.

Contact the Office of the Technical Regulator for further information.

Easements for powerlinesAn easement is a legal right of use over the land of another person. In relation to powerlines, this means that the electricity network provider has legal permission to access and maintain the infrastructure.

There are different kinds of easements on properties containing powerlines. If there is a powerline on your property, the electricity network operator may have a statutory or registered easement to access and maintain the powerline. Even if there is no statutory or registered easement on a property, the electricity network operator has the authority, at any reasonable time, to inspect the powerline and take action to prevent or minimise an electrical hazard.

Building near or on any easement should be discussed with the network operator (usually SA Power Networks).

Digging or excavating near stobie polesDigging near stobie poles and other electrical infrastructure, such as padmounted transformer boxes, could present risks to your safety and the surrounding property. You may make contact with underground cables or destabilise the pole, causing it to fall over.

If you intend to dig deeper than 30cm within 3 metres of a stobie pole, you are legally required to obtain a written permission from the electricity network operator.

It is also prohibited to alter the ground level directly under powerlines if it reduces the ground clearance to less than prescribed by the regulations.

This information is provided to offer general guidance only on building safely near powerlines, and does not purport to cover all situations, or any particular situation, or to outline a complete list of procedures that must be followed. It is not to be taken as a statement of law or legal advice, and must not be construed to waive or modify any legal obligation. The Government of South Australia will not be liable for any injury, damage or loss of any kind sustained by any person that arises directly or indirectly from reliance upon any information contained herein or source of information referred to.

May 2015

For more informationOnline: sa.gov.au/energysafeEmail: [email protected]: 08 8226 5500

Foundation

Undergroundpowerline

Minimum safety clearance distance

Image 5: Minimum safety clearance distance for electricity supplier’s underground powerlines

Working safely near overhead powerlines



2 | Building safely near powerlines

DANGERNo-go Zone

Risk assessment and spotter required

Spotter required for work within this area

No spotter required for work within this area

3 metres for stobie poles, 8 metres for towers

6.4 metres for stobie poles, 10 metres for towers

Obtain this distancefrom Table 1

Image 2: Clearance zones for operating machinery in proximity to powerlines. No ceiling on clearance zones (see Note 1).

Note 1: Special situations – lifting above powerlines may be acceptable in some situations subject to the following conditions:

1. Alternative work methods being explored as a first preference; and

2. Conditions (a) to (e) above being complied with; and

3. For voltages ≤ 1000 V ac (low voltage) – notification to the Office of the Technical Regulator; or

4. For voltages > 1000 V ac (high voltage) – obtaining written authority from the operator of the electricity infrastructure (usually SA Power Networks) and notification to the Office of the Technical Regulator.

Contacts:

SA Power Networks (Builders & Contractors Line) – 1300 650 014

Office of the Technical Regulator – 8226 5500

In order to manage the hazards associated with working in proximity to powerlines, there are clearance distances around powerlines that apply in South Australia.

It is important to take these distances into account when designing structures or planning to work near powerlines as it may affect the work practices or the use of equipment or structures such as scaffolding.

Cranes and elevating machineryThe Electricity (General) Regulations 2012 are administered by the Office of the Technical Regulator. For safety reasons, minimum safe distances from powerlines, including clearances for machinery, vehicles or vessels with an elevating component or shear legs, are prescribed by the Regulations. These prescribed distances apply from the closest part of the machinery, including its load, to the closest conductor of the powerline, at all times. See the Machinery column of Table 1. Prescribed distances are dependant on the voltage of the powerline which must be correctly identified.

In addition to the requirements of the Regulations, Australian Standard AS2550 – Cranes, hoists and winches – Safe use, describes the operation of cranes and elevating working platforms in proximity to powerlines. This Standard provides general guidance regarding safe working practices for machinery near powerlines, with clearances depending on whether the work is conducted with or without a spotter. See the Cranes column of Table 1.

Minimum safe clearance with risk assessmentTo work to the prescribed distances of the Regulations, you must also be able to show that you have allowed for any likely movement (wind effects, mechanical/hydraulic, swinging of crane loads) of both the powerline and the machinery, including operator error. The clearance distances

prescribed by the Regulations are absolute clearances that cannot be breached at any time. Any breach of the prescribed clearances could put you and others in immediate danger of electric shock.

In order to operate machinery with an elevating component such as cranes, elevating work platforms and earthmoving equipment such as excavators, to the minimum clearances prescribed by the Regulations as shown in the Machinery column of Table 1, the following safety requirements (in accordance with the principles of AS2550) should be applied.

(a) The voltage must be identified; and

(b) A spotter (competent person who is suitably qualified by experience, training, or both with the sole duty of observing and warning against unsafe approach of the crane, its lifting attachments or its load to powerlines) carries out spotting duties at all times; and

(c) A documented risk assessment is carried out before any work commences, in consultation with all relevant parties involved in the work; and

(d) The electricity network operator is notified before commencing work; and

(e) Any conditions specified by the electricity network operator or Technical Regulator are complied with.

Minimum distancebetween moving parts of machinery and the powerline

Image 1: Possible movement of powerlines and machinery must be taken into consideration

For more information visit sa.gov.au/energysafe | 3

Safe Approach Limits for PeopleIn addition to the minimum clearance distances set out in the Electricity (General) Regulations 2012 for machinery and structures, there are safe approach limits for people working near powerlines as shown in Table 1 below (light green column).

The minimum safe approach limit is measured from the closest conductor on the powerline to the closest part of the person or an object held by the person.

Subject to a documented risk assessment taking into account the movement of tools, materials and structures, it is possible to use reduced approach limits as shown in Table 1 below (dark green column).

It is important when planning to carry out work near powerlines that the approach limits are taken into account. They may affect the work practices you need to use.

ScaffoldingThe Electricity (General) Regulations 2012 prescribe the legal clearances to powerlines from structures, which includes scaffolds. These clearances are dependent on the voltage of the powerline. This recognises that the higher the voltage, the more dangerous it is to work close to the powerlines, and therefore requires greater clearances. These clearances are shown in the Buildings column of Table 1.

Australian Standard AS/NZS 4576 – Guidelines for Scaffolding may in some situations define different clearances than the Electricity Regulations. This Standard uses the same clearances for all voltages and recommends that where practical the powerlines be de-energised when erecting scaffolds in close proximity to powerlines.

You must ensure that no part of the scaffold, persons, or other equipment or materials can breach the safe approach limits (discussed above), especially during the erection of the scaffold.

If these clearances cannot be achieved, it will be necessary to contact the electricity supply authority (usually SA Power Networks) to make arrangements for the safe completion of the works. This may require a Network Access Permit to be issued.

In some circumstances the clearances specified in AS/NZS 4576 may be less than those prescribed in the Electricity Regulations, in which case the prescribed distances of the Regulations must be complied with. Please refer to the ‘Building safely near powerlines’ brochure for more information on safe clearances for scaffolding.

Safe approach limit forpersons

Minimum distancebetween moving parts of machinery and the powerline

Image 3: Using tools in proximity to powerlines

Cranes

AS 2550.1 Crane Code. (Approved Code of Practice)Earthmoving machinery and Elevating Work Platforms

Machinery

Electricity (General) Regulations 2012 Schedule 5, Table 1 – Distance to operation of machinery, vehicle or vessel with elevating component or shear legs

Safe Approach Limits

Electricity (General) Regulations 2012 64(3) Safe Approach Limits

Buildings and Structures, including Scaffolds

Electricity (General) Regulations 2012 Schedule 1, Table 1

Voltage (in volts)

No Spotter

Spotter required

Risk assessment and spotter required

Approach limit – normal persons

Approach limit – with risk assessment

Horizontal direction

Vertical direction

240 6.4m 3.0m 1.0m 3.0m 1.0m 1.5m 3.7m

415 6.4m 3.0m 1.0m 3.0m 1.0m 1.5m 3.7m

7,600 6.4m 3.0m 1.5m 3.0m 2.0m 3.1m 5.5m

11,000 6.4m 3.0m 1.5m 3.0m 2.0m 3.1m 5.5m

19,000 6.4m 3.0m 1.5m 3.0m 3.0m 3.1m 5.5m

33,000 6.4m 3.0m 1.5m 3.0m 3.0m 3.1m 5.5m

66,000 6.4m 3.0m 3.0m 4.0m 4.0m 5.5m 6.7m

132,000 pole 6.4m 3.0m 3.0m 5.0m 5.0m 15m NA

132,000 tower 10.0m 8.0m 3.0m 5.0m 5.0m 20m NA

275,000 10.0m 8.0m 4.0m 6.0m 6.0m 25m NA

Table 1: Clearance distances from powerlines—to be taken from the position of the closest conductor

Network Access PermitsA Network Access Permit is a written document that you sign on receipt and hold while powerlines are turned off, or otherwise made safe. The powerlines will only be re-energised after you sign and return the permit to the network operator. The permit, and any conditions attached, must be explained to you before you sign it. Contact SA Power Networks Builders and Contractors line on 1300 650 014 or visit www.sapowernetworks.com.au for information on obtaining a Network Access Permit.

Tiger TailsWhen working near overhead powerlines, whether using machinery such as a crane or erecting a scaffold, it is recommended that you contact SA Power Networks to have ‘Tiger Tails’ installed on the low voltage powerlines. These ‘Tiger Tails’ are a visual indicator only and do not reduce the prescribed safe working clearances.

Determining the voltage and type of powerlineFind out the voltage of the powerlines by:

• visiting sa.gov.au/energysafe

• contacting the Office of the Technical Regulator on 8226 5500

• contacting SA Power Networks on 1300 650 014.

• High voltage powerlines are those of more than 1,000 V (1 kV) of electricity. Low voltage powerlines refer to lines of 1,000 V or less.

Images 4 and 5 below shows common types of powerlines in South Australia.

Related informationSee our ‘Building safely near powerlines’ brochure for information on safe clearance distances and more safety tips.

May 2015

For more informationOnline: sa.gov.au/energysafeEmail: [email protected]: 08 8226 5500



33 kV or11 kV

19 kV(SWER)

Image 5: Common powerlines in South Australia

High voltage 11kV

Service line

Low voltage

Image 4: Typical powerlines in built up areas

This information is provided to offer general guidance only on working safely near overhead powerlines, and does not purport to cover all situations, or any particular situation, or to outline a complete list of procedures that must be followed. It is not to be taken as a statement of law or legal advice, and must not be construed to waive or modify any legal obligation. The Government of South Australia will not be liable for any injury, damage or loss of any kind sustained by any person that arises directly or indirectly from reliance upon any information contained herein or source of information referred to.

Building safely near powerlines

