1121 dohertys road tarneit - vpa
TRANSCRIPT
Our Reference: 1753/2/SPSP 1089 TARNEIT NORTH
TAYLORS STIZZA
CIVIL ENGINEERS / PROJECT MANAGERS Suite 4, 162 DRUMMOND STREET, OAKLEIGH 3166
TEL: (03) 9569 9402 FAX: (03) 9568 5591
T-S REF: 2330/OA/P
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
CONTENTS PAGE
1.0 INTRODUCTION 2 2.0 SITE DESCRIPTION 2 3.0 ENGINEERING AND INFRASTRUCTURE 3
3.1 REGIONAL RAIL LINK 3 3.2 ROADWORKS 3 3.3 STORMWATER DRAINAGE 7 3.4 WATER SUPPLY 9 3.5 SEWERAGE 10 3.6 ELECTRICITY 10 3.7 TELECOMMUNICATIONS 11 3.8 GAS 11
4.0 CONCLUSIONS 11 5.0 DISCLAIMER 12
ATTACHMENTS 1 APPENDIX A Tarneit North PSP boundaries plan 2 APPENDIX B1 1121 Dohertys Road site locality Plan 3 APPENDIX B2 Site feature survey plan 4 APPENDIX C Preliminary Conceptual Development Plan 5 APPENDIX D1 Draft MWC scheme works plan 6 APPENDIX D2 Preliminary Skeleton Creek SWMS plan from Spiire 7 APPENDIX D3 Proposed development site drainage catchment spit 8 APPENDIX E Preliminary CWW feasibility advice for PSP1089 9 APPENDIX F Interim sewer strategy plan for subject site 10 APPENDIX G Responses from Servicing Authorities
1. Melbourne Water Corporation 2. City West Water 3. NBN Co 4. SP Ausnet - gas
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
1.0 INTRODUCTION Taylors Stizza have been engaged to provide an overview of servicing infrastructure availability associated with the proposed development of a parcel of land located at 1121 Dohertys Road, Tarneit – the subject site comprises two titles. This land is included within the proposed Wyndham North PSP 1089 currently under consideration by the GAA with a draft plan anticipated towards the latter half of 2013. The GAA shall consider Section 96A Permit Applications for development within this PSP subject to compliance with a number of criteria, one of which is the availability of essential services to the development site. PSP1089 is centred about the major intersection of Dohertys and Tarneit Roads– general Melways Ref 359 D9, A copy of the GAA PSP boundaries plan, including the site context is attached as Appendix A. 2.0 SITE DESCRIPTION The subject site comprises some 84.75 Ha in total and is located at the south eastern corner of Dohertys and Tarneit Roads intersection.– a site locality plan is attached as Appendix B1. The site comprises two titles, namely
- the northern portion, Lot 1 on PS706302B comprising some 41.97 Ha and encumbered by an electricity transmission easement in the north western corner of some 64 m in width– road abuttal along Doherty Road is approximately 801 m and road abuttal along Tarneit Road is approximately 536 m.
- The southern portion, Lot 5 on PS701126U comprising some 42.78 Ha
with road abuttal of some 533 m and depth of approximately 801 m. Site is generally flat for the most part and falls from Tarneit Road on the west towards the north eastern corner in the case of the northern portion and towards the south eastern corner in the case of the southern portion with a slight ridge running west to east approximately along the common title boundary. The site has been cleared over time and is currently covered by grass. There are no trees on site other than those around a homestead at the north eastern corner of the northern parcel and along the eastern site boundary to act as a wind row. The homestead and associated sheds and other buildings shall ultimately be demolished as part of the development of the site. The two roads abutting the site and providing access are currently constructed as two lane two way sealed roads to rural standards and are in reasonable condition.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
View of site from intersection looking south westerly direction
A feature survey plan of the site is attached as Appendix B2.
3.0 ENGINEERING AND INFRASTRUCTURE 3.1 REGIONAL RAIL LINK
Regional Rail Link is a milestone Government funded infrastructure project designed to improve Victoria’s rail network and reduce road congestion. The new rail link will provide capacity for an extra 23 metropolitan and 10 regional services during each morning and evening peak period. When completed, passengers will have a streamlined journey through the metropolitan system providing more reliable and more frequent connections to central Melbourne.
Dedicated regional tracks will be built from West Werribee Junction to Deer Park, then along the existing rail corridor from Sunshine to Southern Cross Station. New Railway stations are planned at Wyndham Vale and Tarneit and are due for completion by early 2016. V/Line trains travelling between Melbourne and Geelong will be stopping at both new railway stations, allowing passengers to board and alight in either direction.
Wyndham Vale and Tarneit will be connected to the rail network for the first time. This will support sustainable growth in Melbourne's west and allow people to access jobs, education, recreation and services more easily.
The new railway station at Tarneit will be located south-east of the subject land, near the intersection of Derrimut and Leakes Road. It will include connections to other public transport services and car parking. Development in the vicinity of the new railway station should be encouraged so that commuters can immediately take advantage of this landmark facility and transport interchange that is due for completion in 2016.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
Artists impression of proposed Tarneit railway station courtesy RRL Authority
3.2 ROADWORKS The responsible authority for all road works is Wyndham City Council. Dohertys Road Dohertys Road to the east of Tarneit Road currently comprises a two lane two way sealed road to rural standards. The existing road at the eastern extremity of the site crosses Dry Creek (the creek also crosses the road at two other locations further east), a tributary of Skeleton Creek and is subject to periodic flooding. The draft PSP indicates a diversion and realignment of Dohertys Road into the subject site with future road upgrade to negate the flooding problem and this has been reflected in the development concept plan. The ultimate road classification of Dohertys Road is anticipated to be a 4 lane divided arterial road with central median within a 40 m wide road reservation. Ultimate traffic modelling is currently being undertaken for the GAA as part of the pre planning background studies in the development of this PSP and this advice is yet to be released by the GAA. Development of the subject site will necessitate upgrade of Dohertys Road to urban standards, initially comprising the southern carriageway as a two lane two way road until future traffic volumes warrant duplication. Tarneit Road Tarneit Road abuttal of the project site is also currently constructed as a sealed two lane two way road to rural standards. The intersection of Tarneit and Dohertys Roads has been upgraded in recent times along each of the approach roads to incorporate a single lane roundabout that has potential for future twin lane roundabout capacity with some modification.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
Tarneit and Dohertys Roads intersection – courtesy Nearmap The southern end of the subject site is currently undergoing some upgrade works within the road reserve associated with the road crossing by the Regional Rail Link (RRL) further south between the southern boundary of the southern parcel and Leakes Road. Tarneit Road overpass construction is proceeding with earthworks well advanced and bridge abutments in place – refer to photos below
Works on the RRL are advanced with railway sections being delivered to this site over the next few weeks with RRL track work completion and connection to existing rail network anticipated in 2016.
Tarneit Road approach to RRL bridge crossing – looking south
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
Tarneit Road RRL bridge abutments The ultimate road classification of Tarneit Road is anticipated to be a 4 lane divided arterial road with central median within a 40 m wide road reservation. Ultimate traffic modelling is currently being undertaken for the GAA as part of the pre planning background studies in the development of this PSP and this advice is yet to be released by the GAA. Development of the subject site will necessitate upgrade of Tarneit Road to urban standards, initially comprising the eastern carriageway as a two lane two way road until future traffic volumes warrant duplication. Internal Roads Internal roads within the development site shall be designed and constructed in accordance with council and GAA standards as applicable. The cross sectional elements for each road shall be as per the GAA’s Engineering Design and Construction Manual in accordance with the road classification as designated by the traffic engineer, primarily ranging from access lanes to access streets level 2 and based on the anticipated traffic volumes along the particular road (vehicles per day). The road network will also need to allow for efficient traffic movement to and from the site, possible bus routes, vehicle parking, cycle routes, pedestrian links and traffic calming devices as deemed necessary. Preliminary indications are that the intersection of Tarneit Road and the major east- west subdivisional road may require future signalization depending on traffic volumes A preliminary conceptual development layout plan is attached as Appendix C
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
3.3 STORMWATER DRAINAGE The responsible authority for main drainage, floodplain and waterway management is Melbourne Water Corporation (MWC).
The subject site drains to two locations, the northern section to Dry Creek to the north eastern corner and the southern section towards the south eastern corner and to Skeleton Creek, ultimately via Melbourne Water Drainage scheme works. Recent preliminary advice from MWC has indicated that investigations for catchment planning were still in progress for the GAA , however Melbourne Water has provided a draft plan showing proposed scheme works and drainage scheme key calculations from Spiire (Consulting Engineers acting for GAA) – refer to Appendices D1 and D2. Further advice also suggests that the realignment of Dohertys Road to avoid inundation by Dry Creek may result in a small retarding basin located at the north eastern corner of the site to control more frequent rainfall events such as a 10 year ARI storm event. An assessment of scheme works required to provide for the ultimate drainage strategy for the southern portion of the site suggests that substantive drainage scheme works will be required through the site and downstream to enable outfall drainage to discharge to Skeleton Creek. The following strategy has been proposed to MWC as an alternative interim strategy to provide stormwater drainage facilities for the site and has in principle support. Minor Drainage Strategy proposal. Minor drainage network for the catchment shall comply with Wyndham City Council and GAA standards and provide for a 5 year Average Recurrence Interval (ARI) storm event. It is intended to provide initial minor drainage facilities for early stages of the development to Dry Creek. This would include all the northern parcel of 41.97 Ha together with a catchment of approximately 13.28 Ha from the southern parcel (which ordinary would have been directed to future MWC scheme works) resulting in a total gross catchment of 55.25 Ha directed to Dry Creek or a net area of approximately 53.13 Ha. Plan attached to Appendix D3 gives an indication of proposed initial drainage catchment split to Dry Creek. The net area of this catchment would be approximately 53.13 after deduction of Derrimut Road deviation and waterway allowances. Developed catchment minor drainage peak flows to Dry Creek would be in the order of 3.36 cumec (c5 of 0.55, tc of 25 mins, I of 41.4 mm/hr based on ARR87 Vol 2 map values for Wyndham). This would result in a drain of 1350 mm dia at a grade of 1 in 310 at the Dry Creek outlet. The balance gross site drainage catchment of 29.5 Ha would be ultimately directed towards the south and to future MWC scheme works when available. The timing of these scheme works would be developer driven based on future development scenarios.
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The above preliminary assessment suggests this initial strategy is feasible for approximately 65% of the gross site area and negates the immediate need for extensive downstream scheme infrastructure to Skelton Creek to provide outfall drainage facilities for the southern portion of the site. Major Drainage System Wyndham City Council is the responsible drainage authority for all drainage matters within the site.
Major storm events (100 year ARI gap flows) shall be conveyed along road reserves designed to act as floodways (or dedicated drainage reserves as required) to ensure the safe passage of storm flows through the site and to protect each newly created allotment from inundation during these major events.
The design criteria for the conveyance of these flows (maximum velocity, maximum ponded depths, extent and width of water flows etc) shall be in accordance with council’s and or MWC’s requirements. A significant upstream drainage catchment of some 82 Ha (to the west of Tarneit Road) is to be catered for via the proposed scheme works. Overland flows from this catchment will also need to be catered for within the southern parcel of the subject site and directed to the eastern corner. Without finalization of the drainage investigations within this PSP, it is not possible to assess at this stage how the upstream flows are to be catered for through the southern portion of the subject land. This is one of the key reasons the development of the total site is proposed to be effectively split into two as it will enable appropriate drainage scheme and overland flow provisions to be catered for more effectively at the time. Stormwater quality Stormwater discharged from the property may be required, by MWC, to be treated in accordance with the principles established in “Urban Stormwater: Best Practice Environmental Management Guidelines” (Stormwater Committee Victoria, 1999) to attain the following pollution reduction targets as a minimum
- 100% reduction of gross pollutants > 20 mm - 80% reduction in suspended solids loads - 45% reduction in Total Phosphorus loads - 45% reduction in Total Nitrogen loads
Melbourne Water encourages the use of WSUD initiatives such as sediment ponds, wetlands, bio-filtration systems, grassed swales, grey water re-use and rainwater tanks to be implemented in these types of developments.
Depending on the final determination by GAA / MWC, either an area wide treatment facility will be provided or each property owner will be expected to treat their own run off prior to discharge into the drainage watercourses.
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There is scope to provide some onsite stormwater quality measures in the north eastern corner of the northern parcel within or adjacent to the Dry Creek waterway reserve area set aside on the proposed development plan pending MWC’s advice. Based on the drainage catchment split and the recommendations within MWC’s WSUD Engineering procedures manual, for a drainage catchment of 53.13 Ha, and a fraction of impervious area of 0.55, the required minimum wetland size to achieve best practice water quality outcomes is approximately 2.4 % of the contributing impervious area catchment, in this case being approximately 7000 sq.m. It may be possible to locate this within the open space waterway area of 1.13 Ha set aside on the concept development plan. There may also be a requirement to provide some water quality measures at the south eastern corner of the southern parcel and if deemed to be a requirement by MWC, the development plan may in future be prepared accordingly in that locale to provide some facilities. 3.4 WATER SUPPLY The responsible authority for water supply is City West Water (CWW) and an ultimate strategy exists to permit development of this area – refer to Appendix E for CWW feasibility advice 3.4.1 Potable Water
Future water supply to service the PSP area will be from the Greek Hill supply tank proposed to be located on the north side of Dohertys Road approximately 3 km west of Tarneit Road – this will also necessitate the construction of an 1150 diameter supply main from Tarneit Road – these capital works are anticipated to be constructed during 2017/18 As an interim supply solution, CWW are investigating the possibility of providing temporary supply (via an elevated tank to the north) to enable initial developments within the PSP area to proceed prior to the Greek Hill water supply system implementation. This potential interim system will be entirely developer driven and if implemented, may result in the timing of the ultimate Greek Hill system being pushed back until developments in other areas within the supply zone exceed the capacity of the interim system and the implementation of the full Greek Hill system is warranted.
3.4.2 Class ‘A’ Recycled Water
CWW have advised that an alternative recycled water supply is currently being investigated for the Werribee North and Tarneit West growth areas which will most likely involve an alternative water supply tank at Greek Hill that will essentially supply the same potable water supply zone. A third pipe system would be constructed as part of the development. In the interim, water would be supplied via a cross connection to the potable water main.
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3.5 SEWERAGE The responsible authority for sewerage is CWW and a strategy for the Wyndham North area has been prepared to permit permanent outfall sewerage outfall facilities for development of this area – refer to appendix E for CWW feasibility advice. The ultimate outfall for this PSP is to the proposed new Werribee North sewerage network which will require construction of major branch sewers along Leakes Road east of Skeleton Creek and then in a south east direction generally along the Dohertys Creek drainage reserve to the Sayers Road shaft entry into the Western trunk Sewer. Timing for these works along Leakes Road and southern most section into the trunk sewer are scheduled for 2015 / 16 with the intermediate section south of Leakes Road being progressively constructed by Stockland through their Allura Estate. In the interim, a 300 dia branch sewer located at Leakes Road just to the east of Skeleton Creek has spare capacity of some1500 lots as advised by CWW for developments within PSP 1089 area, including the subject site. Interim sewerage strategy It is proposed to construct some of the external CWW shared sewer assets running parallel with and between the RRL and Leakes Road to the existing 300 diameter Skeleton Creek branch sewer at Rose Grange Estate The development site shall also require some connecting works to be constructed in a southerly direction towards the proposed CWW shared sewer assets mentioned above. This interim solution has in principle support from City West Water. Refer to Appendix F for proposed interim sewerage strategy for the site. 3.6 ELECTRICITY Powercor Australia is the responsible authority for the provision of electricity supply to service the PSP area and the subject site. Overhead assets in the form of a 66kV feeder exist along Tarneit Road from the north to Dohertys Road and then in an easterly direction along Dohertys Road for the full length of site abuttal and beyond. Additionally, an overhead 22kV feeder exist along Dohertys Road from the west terminating at the Tarneit Road / Dohertys Road intersection with a slight extension south along Tarneit Road. We are awaiting advice from Powercor regarding available spare capacity to service the subject site which has not been received as of the date of this report. Existing assets may be augmented, extended and undergrounded to provide a supply of electricity to the PSP area upon future development.
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3.7 TELECOMMUNICATIONS NBN will assume the responsibility for the provision of telecommunications infrastructure within the PSP area and have advised that this infrastructure shall be made available at time of development. The site is currently just outside their fibre footprint, however, given the size of the development, the footprint will most likely be extended upon application for stage 1 of the development. 3.8 GAS SP Ausnet is responsible for the provision of natural gas to this PSP and subject site. Existing infrastructure in the form of a 180 mm dia distribution main is available along Leakes Road to the south providing natural gas supply to residential estates to the south. SP Ausnet has advised that natural gas infrastructure will be extended from this existing distribution main to facilitate developments within the PSP area including the subject site. 4.0 CONCLUSIONS The preliminary servicing investigations carried out in respect of the subject site contained within the proposed PSP1089 located in the Tarneit North area indicate that key utility services are either immediately available (drainage) whilst others, (water, sewerage, telecommunications, electricity and gas) may be augmented and extended to provide servicing to the subject site. Road access to and from the site is immediately available from Tarneit Road which shall require upgrading to urban standards, initially most likely as a two lane two way road. Interim intersection treatment between Tarneit Road and the development’s major east-west access road would most likely include the construction of turning and passing lanes in Tarneit Road to allow for the safe ingress / egress of vehicles to / from the development site. Such works would be designed and constructed to the satisfaction of both Wyndham City Council and VicRoads. It is considered there are no major impediments preventing the progressive development of the subject site, in line with servicing authorities’ programmes. Appendix G contains recent responses from the servicing authorities regarding strategies for development of the site. Response from Powercor is not included as it was not available at date of this report.
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5.0 DISCLAIMER The Investigation Report is based on preliminary information obtained from discussions and correspondence with the servicing authorities. As a consequence, whilst this information has been provided in good faith and is considered reliable at the time of enquiries being undertaken, the information is preliminary and unconfirmed in nature and therefore cannot be guaranteed. All items are therefore subject to confirmation and review on receipt of further advice pending outcomes of the Wyndham North PSP 1089 process and formal applications for servicing conditions at time of development. This report has been prepared specifically for The Corcoris Group and Taylors Development Strategists in support of a planning permit application to the GAA under Section 96(a) of the Planning and Environment Act 1987. This report is dated 2 April 2013.
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APPENDIX A TARNEIT NORTH PSP BOUNDARIES PLAN
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APPENDIX B1 1121 DOHERTYS ROAD – SITE CONTEXT LOCALITY PLAN
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APPENDIX B2 1121 DOHERTYS ROAD – SITE FEATURE SURVEY PLAN
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DOHERTYS ROAD
42.78ha
No.1121
MUNICIPALITY:Principal:
© This drawing remains the property of Taylors Development Strategists - Do not reproduce unlawfully
Sheet:
Revision:
P:\2270\ACAD\SURVEY\DETAIL PLANS\2270 D1 DWG | 1
Lengths are in metres
1121 DOHERTYS ROAD AND LOT 5 TARNEIT ROAD TARNEIT 3029
TCG (RM) Pty Ltd WYNDHAM CITY COUNCIL
RLI & MTK
• •
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX C PRELIMINARY DEVELOPMENT CONCEPT PLAN
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0.268ha
COMMERCIAL
EASEMENT
WATERWAY
p:\2270\acad\urban design\concept plans\cad\2270_concept mp01.dwg | A3 P
80400
2270 | MP 1 | FEB 2013 AGT PRELIM
PLAN NOTES • Plan is indicative only and has not yet had Council feedback or approval. • Boundaries and areas shown are subject to survey and design changes may
be required to consider onsite features, engineering & consultants advice. • Layout & lot yield may change as a result of strategic planning outcomes yet
to be finalized by the GAA and Council. • Further requirements may be needed but not finalized until the appropriate
investigations have been reported, including but not limited to: - Feature Survey, Flora and Fauna, Arboricultural Survey, - Archaeological, Engineering Services, Traffic Engineering.
SOURCE DATA • Surrounding boundary and contour information derived from supplied
VICMAP digital data.
SITE AREA 84.75ha % of S.A.
Doherty's Rd re-alignment 0.99ha 1% Commercial 2.53ha 3% Easement 2.30ha 3% Open Space - Waterway 1.13ha 1% Open Space - Active 10.09ha 12%
total: 17.04ha
ESTIMATED RESIDENTIAL LOT YEILD Conventional Density (15 lots/ha) 33.08ha 496 Medium Density (20 Lots/ha) 34.63ha 693
total: 67.71ha POTENTIAL YIELD (estimate) 1189
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX D1 DRAFT MWC SCHEME PLAN
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APPENDIX D2 PRELIMINARY SKELETON CREEK SWMS PLAN FROM SPIIRE
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APPENDIX D3 PROPOSED DEVELOPMENT SITE DRAINAGE CATCHMENT SPLIT
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APPENDIX E PRELIMINARY CWW FEASIBILITY ADVICE FOR PSP 1089
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SUITE 4/162 DRUMMOND ST
Property: PSP 1089 TARNEIT RD TARNEIT Our Reference: FEA/12/00117
I refer to your email dated 24 October 2012 regarding the provision of water supply and sewerage
facilities to the above property and advise as follows:
General: The subject land is remote from existing water supply and sewerage networks.
CWW has undertaken significant planning for the land in the PSP areas 1088 to 1091 and is
currently in the process of extending the licence boundary to include this area.
CWW’s preliminary servicing advice for the area is as follows:
Water Supply: Provision of water supply into the area will require external works comprising a new Tank Site at
Greek Hill located north east of Dohertys Road and Sewells Road and a network of transfer /
distribution mains extending throughout the supply area. Refer attached plan.
There may be some spare capacity available to service initial development immediately north of
Leakes Road and west of Davis Road from the existing network. More detailed servicing options
can be investigated when development scenarios for the area are known.
Sewerage: The ultimate servicing strategy for all Wyndham North PSPs is for all areas to be serviced by new
totally gravity sewer networks including new outlet sewers that will discharge directly to Melbourne
Water’s (MW) trunk sewer system.
PSP 1090 (all) and PSP 1089 (all except small area in south west corner) will discharge to the
proposed new Werribee North (WBN) sewerage network. Spare capacity exists in the existing
Skeleton Creek (SKC) sewer network for initial development of up to 1,500 lots north of Leakes
Road. The SKC network has been extended in 300mm diameter through the Rose Grange Estate
east of Skeleton Creek to the SBL of Leakes Road. The ultimate outlet for the WBN catchment is the
planned 1100/1275mm sewer from Skeleton Creek east along Leakes Road and south east
generally along the Dohertys Creek drainage reserve to the Sayers Road Shaft connection to MW’s
Western Trunk Sewer. The timing for the 1100/1275mm outlet sewer works is 2015/16 with the
centre section of the works in Allura Estate being progressively constructed by Stockland.
PSP 1091 (all) and PSP 1088 (area south of Dohertys Road) and PSP 1089 (area in south west
corner) will discharge to the proposed new Tarneit West (TAR) sewerage network. Capacity for
initial development of up to 2,500 lots exists in the existing 600mm Shaws Road branch sewer
located east of Davis Road.
The ultimate outlet for the TAR catchment is the planned 900/1000mm sewer from north of the
Werribee River south through Presidents Park, the floodway reserve, McGrath Road, Browns Road
and across Princes Freeway into MW’s Western Treatment Plant. The construction by CWW of the
900/1000mm outlet sewer works will be staged with the first section from Hogans Road to the
Werribee West main sewer in Ballan Road to be commissioned approximately 8 years after
commencement of development within the TAR catchment. Subsequent sections will be constructed
a further 8 to 15 years after section 1 works.
Recycled Water Supply: CWW is committed to the provision of fit for purpose alternative water to urban development where
potable water quality is not required. An Alternative Water Strategy for supplying recycled water into
the Werribee North and Tarneit West areas is currently being developed but it is expected that an
Alternative Water Tank will be constructed at the Greek Tank Site to generally supply the same area
as the water supply system.
City West Water notes that the proposed development is located near a sensitive flora and fauna
environment and therefore may require Department of Sustainability and Environment approval.
The demands on City West Water’s system - including those from other new developments - can
change rapidly. Although City West Water has taken all reasonable care in preparing the information
and conclusions set out in this letter, it reserves the right to alter any of them at any time and without
giving you notice of the fact.
City West Water will not make any binding representations or commitments until a formal
development agreement is executed with you. Before then, you cannot assume the above
information or conclusions to be binding on City West Water or make any commitments based on
that assumption.
If further information is required, please contact Edmond Lam on 9313 8448.
Yours faithfully
Steve Webb
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX F INTERIM SEWER STRATEGY PLAN FOR SUBJECT SITE
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SERVICES INVESTIGATION
TAYLORS STIZZA
CIVIL ENGINEERS / PROJECT MANAGERS Suite 4, 162 DRUMMOND STREET, OAKLEIGH 3166
TEL: (03) 9569 9402 FAX: (03) 9568 5591
T-S REF: 2330/OA/P
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
CONTENTS PAGE
1.0 INTRODUCTION 2 2.0 SITE DESCRIPTION 2 3.0 ENGINEERING AND INFRASTRUCTURE 3
3.1 REGIONAL RAIL LINK 3 3.2 ROADWORKS 3 3.3 STORMWATER DRAINAGE 7 3.4 WATER SUPPLY 9 3.5 SEWERAGE 10 3.6 ELECTRICITY 10 3.7 TELECOMMUNICATIONS 11 3.8 GAS 11
4.0 CONCLUSIONS 11 5.0 DISCLAIMER 12
ATTACHMENTS 1 APPENDIX A Tarneit North PSP boundaries plan 2 APPENDIX B1 1121 Dohertys Road site locality Plan 3 APPENDIX B2 Site feature survey plan 4 APPENDIX C Preliminary Conceptual Development Plan 5 APPENDIX D1 Draft MWC scheme works plan 6 APPENDIX D2 Preliminary Skeleton Creek SWMS plan from Spiire 7 APPENDIX D3 Proposed development site drainage catchment spit 8 APPENDIX E Preliminary CWW feasibility advice for PSP1089 9 APPENDIX F Interim sewer strategy plan for subject site 10 APPENDIX G Responses from Servicing Authorities
1. Melbourne Water Corporation 2. City West Water 3. NBN Co 4. SP Ausnet - gas
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
1.0 INTRODUCTION Taylors Stizza have been engaged to provide an overview of servicing infrastructure availability associated with the proposed development of a parcel of land located at 1121 Dohertys Road, Tarneit – the subject site comprises two titles. This land is included within the proposed Wyndham North PSP 1089 currently under consideration by the GAA with a draft plan anticipated towards the latter half of 2013. The GAA shall consider Section 96A Permit Applications for development within this PSP subject to compliance with a number of criteria, one of which is the availability of essential services to the development site. PSP1089 is centred about the major intersection of Dohertys and Tarneit Roads– general Melways Ref 359 D9, A copy of the GAA PSP boundaries plan, including the site context is attached as Appendix A. 2.0 SITE DESCRIPTION The subject site comprises some 84.75 Ha in total and is located at the south eastern corner of Dohertys and Tarneit Roads intersection.– a site locality plan is attached as Appendix B1. The site comprises two titles, namely
- the northern portion, Lot 1 on PS706302B comprising some 41.97 Ha and encumbered by an electricity transmission easement in the north western corner of some 64 m in width– road abuttal along Doherty Road is approximately 801 m and road abuttal along Tarneit Road is approximately 536 m.
- The southern portion, Lot 5 on PS701126U comprising some 42.78 Ha
with road abuttal of some 533 m and depth of approximately 801 m. Site is generally flat for the most part and falls from Tarneit Road on the west towards the north eastern corner in the case of the northern portion and towards the south eastern corner in the case of the southern portion with a slight ridge running west to east approximately along the common title boundary. The site has been cleared over time and is currently covered by grass. There are no trees on site other than those around a homestead at the north eastern corner of the northern parcel and along the eastern site boundary to act as a wind row. The homestead and associated sheds and other buildings shall ultimately be demolished as part of the development of the site. The two roads abutting the site and providing access are currently constructed as two lane two way sealed roads to rural standards and are in reasonable condition.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
View of site from intersection looking south westerly direction
A feature survey plan of the site is attached as Appendix B2.
3.0 ENGINEERING AND INFRASTRUCTURE 3.1 REGIONAL RAIL LINK
Regional Rail Link is a milestone Government funded infrastructure project designed to improve Victoria’s rail network and reduce road congestion. The new rail link will provide capacity for an extra 23 metropolitan and 10 regional services during each morning and evening peak period. When completed, passengers will have a streamlined journey through the metropolitan system providing more reliable and more frequent connections to central Melbourne.
Dedicated regional tracks will be built from West Werribee Junction to Deer Park, then along the existing rail corridor from Sunshine to Southern Cross Station. New Railway stations are planned at Wyndham Vale and Tarneit and are due for completion by early 2016. V/Line trains travelling between Melbourne and Geelong will be stopping at both new railway stations, allowing passengers to board and alight in either direction.
Wyndham Vale and Tarneit will be connected to the rail network for the first time. This will support sustainable growth in Melbourne's west and allow people to access jobs, education, recreation and services more easily.
The new railway station at Tarneit will be located south-east of the subject land, near the intersection of Derrimut and Leakes Road. It will include connections to other public transport services and car parking. Development in the vicinity of the new railway station should be encouraged so that commuters can immediately take advantage of this landmark facility and transport interchange that is due for completion in 2016.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
Artists impression of proposed Tarneit railway station courtesy RRL Authority
3.2 ROADWORKS The responsible authority for all road works is Wyndham City Council. Dohertys Road Dohertys Road to the east of Tarneit Road currently comprises a two lane two way sealed road to rural standards. The existing road at the eastern extremity of the site crosses Dry Creek (the creek also crosses the road at two other locations further east), a tributary of Skeleton Creek and is subject to periodic flooding. The draft PSP indicates a diversion and realignment of Dohertys Road into the subject site with future road upgrade to negate the flooding problem and this has been reflected in the development concept plan. The ultimate road classification of Dohertys Road is anticipated to be a 4 lane divided arterial road with central median within a 40 m wide road reservation. Ultimate traffic modelling is currently being undertaken for the GAA as part of the pre planning background studies in the development of this PSP and this advice is yet to be released by the GAA. Development of the subject site will necessitate upgrade of Dohertys Road to urban standards, initially comprising the southern carriageway as a two lane two way road until future traffic volumes warrant duplication. Tarneit Road Tarneit Road abuttal of the project site is also currently constructed as a sealed two lane two way road to rural standards. The intersection of Tarneit and Dohertys Roads has been upgraded in recent times along each of the approach roads to incorporate a single lane roundabout that has potential for future twin lane roundabout capacity with some modification.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
Tarneit and Dohertys Roads intersection – courtesy Nearmap The southern end of the subject site is currently undergoing some upgrade works within the road reserve associated with the road crossing by the Regional Rail Link (RRL) further south between the southern boundary of the southern parcel and Leakes Road. Tarneit Road overpass construction is proceeding with earthworks well advanced and bridge abutments in place – refer to photos below
Works on the RRL are advanced with railway sections being delivered to this site over the next few weeks with RRL track work completion and connection to existing rail network anticipated in 2016.
Tarneit Road approach to RRL bridge crossing – looking south
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
Tarneit Road RRL bridge abutments The ultimate road classification of Tarneit Road is anticipated to be a 4 lane divided arterial road with central median within a 40 m wide road reservation. Ultimate traffic modelling is currently being undertaken for the GAA as part of the pre planning background studies in the development of this PSP and this advice is yet to be released by the GAA. Development of the subject site will necessitate upgrade of Tarneit Road to urban standards, initially comprising the eastern carriageway as a two lane two way road until future traffic volumes warrant duplication. Internal Roads Internal roads within the development site shall be designed and constructed in accordance with council and GAA standards as applicable. The cross sectional elements for each road shall be as per the GAA’s Engineering Design and Construction Manual in accordance with the road classification as designated by the traffic engineer, primarily ranging from access lanes to access streets level 2 and based on the anticipated traffic volumes along the particular road (vehicles per day). The road network will also need to allow for efficient traffic movement to and from the site, possible bus routes, vehicle parking, cycle routes, pedestrian links and traffic calming devices as deemed necessary. Preliminary indications are that the intersection of Tarneit Road and the major east- west subdivisional road may require future signalization depending on traffic volumes A preliminary conceptual development layout plan is attached as Appendix C
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
3.3 STORMWATER DRAINAGE The responsible authority for main drainage, floodplain and waterway management is Melbourne Water Corporation (MWC).
The subject site drains to two locations, the northern section to Dry Creek to the north eastern corner and the southern section towards the south eastern corner and to Skeleton Creek, ultimately via Melbourne Water Drainage scheme works. Recent preliminary advice from MWC has indicated that investigations for catchment planning were still in progress for the GAA , however Melbourne Water has provided a draft plan showing proposed scheme works and drainage scheme key calculations from Spiire (Consulting Engineers acting for GAA) – refer to Appendices D1 and D2. Further advice also suggests that the realignment of Dohertys Road to avoid inundation by Dry Creek may result in a small retarding basin located at the north eastern corner of the site to control more frequent rainfall events such as a 10 year ARI storm event. An assessment of scheme works required to provide for the ultimate drainage strategy for the southern portion of the site suggests that substantive drainage scheme works will be required through the site and downstream to enable outfall drainage to discharge to Skeleton Creek. The following strategy has been proposed to MWC as an alternative interim strategy to provide stormwater drainage facilities for the site and has in principle support. Minor Drainage Strategy proposal. Minor drainage network for the catchment shall comply with Wyndham City Council and GAA standards and provide for a 5 year Average Recurrence Interval (ARI) storm event. It is intended to provide initial minor drainage facilities for early stages of the development to Dry Creek. This would include all the northern parcel of 41.97 Ha together with a catchment of approximately 13.28 Ha from the southern parcel (which ordinary would have been directed to future MWC scheme works) resulting in a total gross catchment of 55.25 Ha directed to Dry Creek or a net area of approximately 53.13 Ha. Plan attached to Appendix D3 gives an indication of proposed initial drainage catchment split to Dry Creek. The net area of this catchment would be approximately 53.13 after deduction of Derrimut Road deviation and waterway allowances. Developed catchment minor drainage peak flows to Dry Creek would be in the order of 3.36 cumec (c5 of 0.55, tc of 25 mins, I of 41.4 mm/hr based on ARR87 Vol 2 map values for Wyndham). This would result in a drain of 1350 mm dia at a grade of 1 in 310 at the Dry Creek outlet. The balance gross site drainage catchment of 29.5 Ha would be ultimately directed towards the south and to future MWC scheme works when available. The timing of these scheme works would be developer driven based on future development scenarios.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
The above preliminary assessment suggests this initial strategy is feasible for approximately 65% of the gross site area and negates the immediate need for extensive downstream scheme infrastructure to Skelton Creek to provide outfall drainage facilities for the southern portion of the site. Major Drainage System Wyndham City Council is the responsible drainage authority for all drainage matters within the site.
Major storm events (100 year ARI gap flows) shall be conveyed along road reserves designed to act as floodways (or dedicated drainage reserves as required) to ensure the safe passage of storm flows through the site and to protect each newly created allotment from inundation during these major events.
The design criteria for the conveyance of these flows (maximum velocity, maximum ponded depths, extent and width of water flows etc) shall be in accordance with council’s and or MWC’s requirements. A significant upstream drainage catchment of some 82 Ha (to the west of Tarneit Road) is to be catered for via the proposed scheme works. Overland flows from this catchment will also need to be catered for within the southern parcel of the subject site and directed to the eastern corner. Without finalization of the drainage investigations within this PSP, it is not possible to assess at this stage how the upstream flows are to be catered for through the southern portion of the subject land. This is one of the key reasons the development of the total site is proposed to be effectively split into two as it will enable appropriate drainage scheme and overland flow provisions to be catered for more effectively at the time. Stormwater quality Stormwater discharged from the property may be required, by MWC, to be treated in accordance with the principles established in “Urban Stormwater: Best Practice Environmental Management Guidelines” (Stormwater Committee Victoria, 1999) to attain the following pollution reduction targets as a minimum
- 100% reduction of gross pollutants > 20 mm - 80% reduction in suspended solids loads - 45% reduction in Total Phosphorus loads - 45% reduction in Total Nitrogen loads
Melbourne Water encourages the use of WSUD initiatives such as sediment ponds, wetlands, bio-filtration systems, grassed swales, grey water re-use and rainwater tanks to be implemented in these types of developments.
Depending on the final determination by GAA / MWC, either an area wide treatment facility will be provided or each property owner will be expected to treat their own run off prior to discharge into the drainage watercourses.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
There is scope to provide some onsite stormwater quality measures in the north eastern corner of the northern parcel within or adjacent to the Dry Creek waterway reserve area set aside on the proposed development plan pending MWC’s advice. Based on the drainage catchment split and the recommendations within MWC’s WSUD Engineering procedures manual, for a drainage catchment of 53.13 Ha, and a fraction of impervious area of 0.55, the required minimum wetland size to achieve best practice water quality outcomes is approximately 2.4 % of the contributing impervious area catchment, in this case being approximately 7000 sq.m. It may be possible to locate this within the open space waterway area of 1.13 Ha set aside on the concept development plan. There may also be a requirement to provide some water quality measures at the south eastern corner of the southern parcel and if deemed to be a requirement by MWC, the development plan may in future be prepared accordingly in that locale to provide some facilities. 3.4 WATER SUPPLY The responsible authority for water supply is City West Water (CWW) and an ultimate strategy exists to permit development of this area – refer to Appendix E for CWW feasibility advice 3.4.1 Potable Water
Future water supply to service the PSP area will be from the Greek Hill supply tank proposed to be located on the north side of Dohertys Road approximately 3 km west of Tarneit Road – this will also necessitate the construction of an 1150 diameter supply main from Tarneit Road – these capital works are anticipated to be constructed during 2017/18 As an interim supply solution, CWW are investigating the possibility of providing temporary supply (via an elevated tank to the north) to enable initial developments within the PSP area to proceed prior to the Greek Hill water supply system implementation. This potential interim system will be entirely developer driven and if implemented, may result in the timing of the ultimate Greek Hill system being pushed back until developments in other areas within the supply zone exceed the capacity of the interim system and the implementation of the full Greek Hill system is warranted.
3.4.2 Class ‘A’ Recycled Water
CWW have advised that an alternative recycled water supply is currently being investigated for the Werribee North and Tarneit West growth areas which will most likely involve an alternative water supply tank at Greek Hill that will essentially supply the same potable water supply zone. A third pipe system would be constructed as part of the development. In the interim, water would be supplied via a cross connection to the potable water main.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
3.5 SEWERAGE The responsible authority for sewerage is CWW and a strategy for the Wyndham North area has been prepared to permit permanent outfall sewerage outfall facilities for development of this area – refer to appendix E for CWW feasibility advice. The ultimate outfall for this PSP is to the proposed new Werribee North sewerage network which will require construction of major branch sewers along Leakes Road east of Skeleton Creek and then in a south east direction generally along the Dohertys Creek drainage reserve to the Sayers Road shaft entry into the Western trunk Sewer. Timing for these works along Leakes Road and southern most section into the trunk sewer are scheduled for 2015 / 16 with the intermediate section south of Leakes Road being progressively constructed by Stockland through their Allura Estate. In the interim, a 300 dia branch sewer located at Leakes Road just to the east of Skeleton Creek has spare capacity of some1500 lots as advised by CWW for developments within PSP 1089 area, including the subject site. Interim sewerage strategy It is proposed to construct some of the external CWW shared sewer assets running parallel with and between the RRL and Leakes Road to the existing 300 diameter Skeleton Creek branch sewer at Rose Grange Estate The development site shall also require some connecting works to be constructed in a southerly direction towards the proposed CWW shared sewer assets mentioned above. This interim solution has in principle support from City West Water. Refer to Appendix F for proposed interim sewerage strategy for the site. 3.6 ELECTRICITY Powercor Australia is the responsible authority for the provision of electricity supply to service the PSP area and the subject site. Overhead assets in the form of a 66kV feeder exist along Tarneit Road from the north to Dohertys Road and then in an easterly direction along Dohertys Road for the full length of site abuttal and beyond. Additionally, an overhead 22kV feeder exist along Dohertys Road from the west terminating at the Tarneit Road / Dohertys Road intersection with a slight extension south along Tarneit Road. We are awaiting advice from Powercor regarding available spare capacity to service the subject site which has not been received as of the date of this report. Existing assets may be augmented, extended and undergrounded to provide a supply of electricity to the PSP area upon future development.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
3.7 TELECOMMUNICATIONS NBN will assume the responsibility for the provision of telecommunications infrastructure within the PSP area and have advised that this infrastructure shall be made available at time of development. The site is currently just outside their fibre footprint, however, given the size of the development, the footprint will most likely be extended upon application for stage 1 of the development. 3.8 GAS SP Ausnet is responsible for the provision of natural gas to this PSP and subject site. Existing infrastructure in the form of a 180 mm dia distribution main is available along Leakes Road to the south providing natural gas supply to residential estates to the south. SP Ausnet has advised that natural gas infrastructure will be extended from this existing distribution main to facilitate developments within the PSP area including the subject site. 4.0 CONCLUSIONS The preliminary servicing investigations carried out in respect of the subject site contained within the proposed PSP1089 located in the Tarneit North area indicate that key utility services are either immediately available (drainage) whilst others, (water, sewerage, telecommunications, electricity and gas) may be augmented and extended to provide servicing to the subject site. Road access to and from the site is immediately available from Tarneit Road which shall require upgrading to urban standards, initially most likely as a two lane two way road. Interim intersection treatment between Tarneit Road and the development’s major east-west access road would most likely include the construction of turning and passing lanes in Tarneit Road to allow for the safe ingress / egress of vehicles to / from the development site. Such works would be designed and constructed to the satisfaction of both Wyndham City Council and VicRoads. It is considered there are no major impediments preventing the progressive development of the subject site, in line with servicing authorities’ programmes. Appendix G contains recent responses from the servicing authorities regarding strategies for development of the site. Response from Powercor is not included as it was not available at date of this report.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
5.0 DISCLAIMER The Investigation Report is based on preliminary information obtained from discussions and correspondence with the servicing authorities. As a consequence, whilst this information has been provided in good faith and is considered reliable at the time of enquiries being undertaken, the information is preliminary and unconfirmed in nature and therefore cannot be guaranteed. All items are therefore subject to confirmation and review on receipt of further advice pending outcomes of the Wyndham North PSP 1089 process and formal applications for servicing conditions at time of development. This report has been prepared specifically for The Corcoris Group and Taylors Development Strategists in support of a planning permit application to the GAA under Section 96(a) of the Planning and Environment Act 1987. This report is dated 2 April 2013.
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX A TARNEIT NORTH PSP BOUNDARIES PLAN
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX B1 1121 DOHERTYS ROAD – SITE CONTEXT LOCALITY PLAN
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX B2 1121 DOHERTYS ROAD – SITE FEATURE SURVEY PLAN
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DOHERTYS ROAD
42.78ha
No.1121
MUNICIPALITY:Principal:
© This drawing remains the property of Taylors Development Strategists - Do not reproduce unlawfully
Sheet:
Revision:
P:\2270\ACAD\SURVEY\DETAIL PLANS\2270 D1 DWG | 1
Lengths are in metres
1121 DOHERTYS ROAD AND LOT 5 TARNEIT ROAD TARNEIT 3029
TCG (RM) Pty Ltd WYNDHAM CITY COUNCIL
RLI & MTK
• •
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX C PRELIMINARY DEVELOPMENT CONCEPT PLAN
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0.268ha
COMMERCIAL
EASEMENT
WATERWAY
p:\2270\acad\urban design\concept plans\cad\2270_concept mp01.dwg | A3 P
80400
2270 | MP 1 | FEB 2013 AGT PRELIM
PLAN NOTES • Plan is indicative only and has not yet had Council feedback or approval. • Boundaries and areas shown are subject to survey and design changes may
be required to consider onsite features, engineering & consultants advice. • Layout & lot yield may change as a result of strategic planning outcomes yet
to be finalized by the GAA and Council. • Further requirements may be needed but not finalized until the appropriate
investigations have been reported, including but not limited to: - Feature Survey, Flora and Fauna, Arboricultural Survey, - Archaeological, Engineering Services, Traffic Engineering.
SOURCE DATA • Surrounding boundary and contour information derived from supplied
VICMAP digital data.
SITE AREA 84.75ha % of S.A.
Doherty's Rd re-alignment 0.99ha 1% Commercial 2.53ha 3% Easement 2.30ha 3% Open Space - Waterway 1.13ha 1% Open Space - Active 10.09ha 12%
total: 17.04ha
ESTIMATED RESIDENTIAL LOT YEILD Conventional Density (15 lots/ha) 33.08ha 496 Medium Density (20 Lots/ha) 34.63ha 693
total: 67.71ha POTENTIAL YIELD (estimate) 1189
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX D1 DRAFT MWC SCHEME PLAN
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX D2 PRELIMINARY SKELETON CREEK SWMS PLAN FROM SPIIRE
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX D3 PROPOSED DEVELOPMENT SITE DRAINAGE CATCHMENT SPLIT
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Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX E PRELIMINARY CWW FEASIBILITY ADVICE FOR PSP 1089
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SUITE 4/162 DRUMMOND ST
Property: PSP 1089 TARNEIT RD TARNEIT Our Reference: FEA/12/00117
I refer to your email dated 24 October 2012 regarding the provision of water supply and sewerage
facilities to the above property and advise as follows:
General: The subject land is remote from existing water supply and sewerage networks.
CWW has undertaken significant planning for the land in the PSP areas 1088 to 1091 and is
currently in the process of extending the licence boundary to include this area.
CWW’s preliminary servicing advice for the area is as follows:
Water Supply: Provision of water supply into the area will require external works comprising a new Tank Site at
Greek Hill located north east of Dohertys Road and Sewells Road and a network of transfer /
distribution mains extending throughout the supply area. Refer attached plan.
There may be some spare capacity available to service initial development immediately north of
Leakes Road and west of Davis Road from the existing network. More detailed servicing options
can be investigated when development scenarios for the area are known.
Sewerage: The ultimate servicing strategy for all Wyndham North PSPs is for all areas to be serviced by new
totally gravity sewer networks including new outlet sewers that will discharge directly to Melbourne
Water’s (MW) trunk sewer system.
PSP 1090 (all) and PSP 1089 (all except small area in south west corner) will discharge to the
proposed new Werribee North (WBN) sewerage network. Spare capacity exists in the existing
Skeleton Creek (SKC) sewer network for initial development of up to 1,500 lots north of Leakes
Road. The SKC network has been extended in 300mm diameter through the Rose Grange Estate
east of Skeleton Creek to the SBL of Leakes Road. The ultimate outlet for the WBN catchment is the
planned 1100/1275mm sewer from Skeleton Creek east along Leakes Road and south east
generally along the Dohertys Creek drainage reserve to the Sayers Road Shaft connection to MW’s
Western Trunk Sewer. The timing for the 1100/1275mm outlet sewer works is 2015/16 with the
centre section of the works in Allura Estate being progressively constructed by Stockland.
PSP 1091 (all) and PSP 1088 (area south of Dohertys Road) and PSP 1089 (area in south west
corner) will discharge to the proposed new Tarneit West (TAR) sewerage network. Capacity for
initial development of up to 2,500 lots exists in the existing 600mm Shaws Road branch sewer
located east of Davis Road.
The ultimate outlet for the TAR catchment is the planned 900/1000mm sewer from north of the
Werribee River south through Presidents Park, the floodway reserve, McGrath Road, Browns Road
and across Princes Freeway into MW’s Western Treatment Plant. The construction by CWW of the
900/1000mm outlet sewer works will be staged with the first section from Hogans Road to the
Werribee West main sewer in Ballan Road to be commissioned approximately 8 years after
commencement of development within the TAR catchment. Subsequent sections will be constructed
a further 8 to 15 years after section 1 works.
Recycled Water Supply: CWW is committed to the provision of fit for purpose alternative water to urban development where
potable water quality is not required. An Alternative Water Strategy for supplying recycled water into
the Werribee North and Tarneit West areas is currently being developed but it is expected that an
Alternative Water Tank will be constructed at the Greek Tank Site to generally supply the same area
as the water supply system.
City West Water notes that the proposed development is located near a sensitive flora and fauna
environment and therefore may require Department of Sustainability and Environment approval.
The demands on City West Water’s system - including those from other new developments - can
change rapidly. Although City West Water has taken all reasonable care in preparing the information
and conclusions set out in this letter, it reserves the right to alter any of them at any time and without
giving you notice of the fact.
City West Water will not make any binding representations or commitments until a formal
development agreement is executed with you. Before then, you cannot assume the above
information or conclusions to be binding on City West Water or make any commitments based on
that assumption.
If further information is required, please contact Edmond Lam on 9313 8448.
Yours faithfully
Steve Webb
Taylors Stizza Proposed Growth Boundary Extension Ref: 2330/OA/P PSP 1089 Tarneit North` Services Investigation 1121 Dohertys Road Tarneit
APPENDIX F INTERIM SEWER STRATEGY PLAN FOR SUBJECT SITE
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SERVICES INVESTIGATION