BRISBANE CITY COUNCIL
BUILD OVER NEAR
STORM WATER
(BONSW)
ASSESSMENT
MANUAL
To be used in conjunction with Council’s
Build Over or Near Storm Water – Request for Consent forms:
Part 1 – Request for Consent
Part 2 – Assessment
VERSION: 9/10/2013
Please check you are using the latest version of this document applicable as at the date of
making your Request for Consent
CONTENTS
PART A – GENERAL INFORMATION
Background
4
The Fast Track CERTIFIED-BONSW) process
4
Application
4
The Fast Track CERTIFIED-BONSW process does not apply to
5
How to request consent using the RPEQ CERTIFIED-BONSW process
5
Council’s consent
6
Damage to Council’s infrastructure
6
PART B – TECHNICAL DRAWINGS
Figure 1-3
Clearances from footings General
7-9
Figure 4
Excavations
9
Figure 5-7
Clearances from footings verse pipe diameter and pipe material
10
Table 1
Minimum Cover
10
PART A –
GENERAL INFORMATION
Background
Brisbane City Council requires that persons undertaking any of the following activities receive
written consent from Council before undertaking such activities including:
• Building over Council’s storm water infrastructure;
• interfering with access to Council’s storm water infrastructure;
• increasing or reducing the cover over Council’s storm water infrastructure;
• changing the surface of land in a way causing ponding of storm water over an access chamber
for that is part Council’s storm water infrastructure.
For the above activities relating to storm water infrastructure, Council may grant consent either
through:


this Fast Track Certified BONSW process when conditioned in an associated planning
approval, or if authorised in writing by Engineering delegate Engineering Services,
Development Assessment; or
a Council assessment process undertaken by Council officers.
The Fast Track CERTIFIED-BONSW process
The Fast Track CERTIFIED-BONSW assessment process is undertaken by Private Certifiers or
Registered Professional Engineers (RPEQ), external to Council. The Request for Consent
together with the prescribed accompanying material must then be lodged with Council.
Council requires that assessments be undertaken using the Fast Track CERTIFIED-BONSW
Assessment Manual.
Application
The Fast Track CERTIFIED-BONSW process applies to all building work that is “assessable
development” under SPA Schedule 3 Regulations and all filling, excavation and slab work, being
activities with respect to storm water pipe not exceeding 610mm in diameter (unless otherwise
authorised by Development Assessment Engineering Services), when:
• building/structures, filling/excavation, footings (including bored piers/screw piers) or slabs are to
be located within 2m horizontally of the storm water (including maintenance holes and
connections); or
• Building/structures, filling/excavation, footings (including bored piers/screw piers) or slabs are to
be built over the storm water (including maintenance holes and connections); or
• driven piles are to be within 10m of a storm water (including maintenance holes and
connections).
Unless otherwise authorised in writing by Engineering Delegate Engineering Services,
Development Assessment, the Fast Track CERTIFIED-BONSW process does not apply to,
• land that is inundated during a 50 year ARI (2% Annual Exceedance Probability (AEP) overland
flow; or
• building over or near Storm water piping greater than 600 mm in diameter; or
• where rock bolts/anchors are proposed to be used; or
• where Council’s Development Assessment Branch has required that a BONSW assessment be
undertaken by Council; or
• proposed works over or near trunk storm water infrastructure and associated easements for
trunk storm waters; or
• storm water infrastructure where easements in favour of Council exist (Council recommends
that certifiers undertake Title Searches to verify easement locations).
Where the Fast Track CERTIFIED-BONSW process does not apply, the Private Certifier or
Registered Professional Engineer involved is to contact Council to clarify assessment
procedures. Telephone (07) 3403 8888.
How to request consent using the Fast Track CERTIFIED-BONSW
process
The Fast Track CERTIFIED-BONSW process involves:
• Completing and lodging Council’s Build Over or Near Storm Water Part 1 – Request for Consent
form;
• assessing the application against Council’s Build Over or Near Storm Water RPEQ Certification
Part 2 – Assessment form, completing the Assessor’s Declaration and lodging the form;
• lodging plans;
• An RPEQ completing and lodging the RPEQ report where required; and
• lodging pre and post CCTV;
• paying the prescribed fees.
The assessment of an application should be undertaken against the Performance Criteria listed in
Council’s ‘Build Over or Near Storm Water Pipe – RPEQ Certification Part 2 – Assessment’ form
and this Assessment Manual. This manual provides the technical drawings which accompany
the Acceptable Solutions.
Engineering plans identifying the location, footings and bridging detail plans are to be certified by
an RPEQ.
Note: it is recommended that a site inspection is carried out prior to the assessment being carried
out and a Title Search is undertaken to determine the location and purpose of any easements on
the site.
Information about completing the forms
Completing Part 1 – Request for Consent form
This form contains general information about the property, the development, and the
Private Certifier and Engineer. This form can be completed by any person.
Completing Part 2 – Assessment form
This form contains the assessment requirements, and can only be completed and certified by a
Registered Professional Engineer (RPEQ).
For all applications, Certifiers and Engineers must assess the application against each of the
Acceptable Solutions of the General Provisions. For applications involving piles/piers, swimming
pools, retaining walls, filling and excavation, Private Certifiers and Engineers must also assess
the application against the Acceptable Solutions of the Additional Provisions.
Note that the General Provisions and Additional Provisions call up figures in the Assessment
Manual applicable at the date of making the Request for Consent and the Assessment must take
account of these figures.
For each acceptable solution, the assessor must tick either “MET” or “N/A”.
The RPEQ Engineer must make the Assessor’s Declaration.
Council’s consent
Upon lodgement of a properly made request, Council will stamp a “consent stamp” on the Build
Over or Near Storm Water Part 1 – Request for Consent form and its duplicate.
When stamped, the form (and its duplicate) will constitute the consent of Brisbane City Council
subject to the following conditions:
1. The storm water infrastructure must be accurately located on-site by builder/supervisor to
determine the size, alignment and depth of storm water prior to building works commencing.
2. Works must be undertaken in accordance with all of the materials comprising the properly
made Request for Consent submitted to Council.
NOTES:
1. Council’s consent is issued in direct reliance upon the Assessor’s Declaration in the
Build Over or Near Storm Water Part 2 – Assessment Form.
2. A Private Certifier must not issue a Building Development Approval which is inconsistent with
the above conditions.
Damage to Council’s infrastructure
Any damage to Council infrastructure should be made safe and immediately reported to Council’s
Contact Centre on (07) 3403 8888. Repairs to Council’s infrastructure may only be undertaken
with the authority of Brisbane City Council. Council reserves the right to pursue recovery action
against any persons with respect to repair and related costs incurred by it, including the assessor
involved in the assessment process leading to Council’s Consent to
the works and persons involved in the on-site works.
PART B –
BONSW
TECHNICAL DRAWINGS
AND
INFORMATION
Figure 1 - Clearances to footings or foundations
Figure 2 - Clearances continued
Figure 3 - Clearances continued
EXCAVATIONS
Figure 4 - Excavation Clearances
Clearance above storm water
A = Minimum cover as specified in QUDM
Clearance below storm water
Excavation taken below the level of the storm water is at least 1m
horizontally clear of the storm water
Excavation taken below the level of the storm water is at least 1m horizontally clear of the storm water
Figure 5 - Clearance details
Figure 6 - Clearance
Note: For all pipes located beneath dwellings, excavated footings must be founded below
influence lines of the subject pipe. Horizontal clearances shall be a minimum of 0.3m for concrete
pipes <900mm diameter; 0.5m for concrete pipes > 900mm diameter; 1.0m for any brick
conduits.
Figure 7 - Clearance details
Pipes < 900mm
Pipes > 900mm
Brick Conduits
Table 1 - Minimum Cover
Stormwater Main Location
Not subject to traffic loadings.
Subject to traffic loadings.
Under Bridging or concrete slabs.
Minimum Cover (m)
0.60
0.75
0.30