Manzeene Village, Lara
Servicing Infrastructure Assessment
Amendment C285
City of Greater Geelong Planning Scheme
August 2013
Prepared by Spiire Australia Pty Ltd
On behalf of Manzeene Avenue Development Trust Pty Ltd
This report has been prepared by the office of Spiire
Level 2 10 Moorabool Street PO Box 4032 Geelong Victoria 3220 Australia
Acknowledgements and Recognition
The image on the cover is sourced from the Lara Structure Plan 2011 prepared by the City of Greater
Geelong.
Issue Date
Revision No.
Author
Checked
Approved
22 Nov 2012
Rev A
Jamie Forssman
-
Jamie Forssman
5 December 2012
Rev B
Jamie Forssman
Anthony Wansink
Jamie Forssman
14 August 2013
Rev C
Anthony Wansink
Sarah Auld
Jamie Forssman
© Spiire
The information contained in this document is intended solely for the use of the client named for the purpose for which it has been
prepared and no representation is made or is to be implied as being made to any third party. Other than for the exclusive use of the
named client, no part of this report may be reproduced, stored in a retrieval system or transmitted in any form or by any means,
electronic, mechanical, photocopying or otherwise, without the prior written permission of Spiire.
Contents
1.
Introduction .............................................................................................................................. 4
2.
Background .............................................................................................................................. 5
2.1
Lara Structure Plan .................................................................................................................. 5
2.2
Existing Site Conditions ........................................................................................................... 6
2.3
Proposed Development ........................................................................................................... 8
3.
Service Infrastructure ............................................................................................................. 10
3.1
Roads ..................................................................................................................................... 10
3.2
Drainage................................................................................................................................. 12
3.3
Sewer ..................................................................................................................................... 13
3.4
Water (Potable) ...................................................................................................................... 14
3.5
Water (Recycled) ................................................................................................................... 14
3.6
Electricity ................................................................................................................................ 15
3.7
Telecommunications .............................................................................................................. 15
3.8
Gas......................................................................................................................................... 16
4.
Conclusion ............................................................................................................................. 17
1.
Introduction
Spiire Australia Pty. Ltd. was engaged by Manzeene Avenue Development Trust Pty.
Ltd. to provide professional services to obtain a planning scheme amendment for
rezoning of land within the Manzeene Avenue rural living area in Lara’s west.
An infrastructure servicing report formed part of the above mentioned services. The
scope of which is limited to;
 Sewerage Reticulation;
 Potable Water Supply;
 Recycled Water Supply;
 Electricity Network;
 Gas Supply; and
 Telecommunications Network.
Roads and drainage are briefly discussed within this report, however it should be noted
that detailed information relating to these infrastructure topics are the subject of more
detailed reports by others. These include;
-
Traffic Impact Assessment, Manzeene Village, Lara, August 2013 (Cardno Pty.
Ltd).
Manzeene Village, Lara, Stormwater Management Report, April 2013 (Spiire
Australia Pty. Ltd.).
This report provides information on the location and capacity of existing service
infrastructure around the site, and provides information on how infrastructure may be
provided to support the residential development of the site.
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2.
Background
2.1
Lara Structure Plan
The Manzeene village site was identified as land to be developed as conventional
residential in the Lara Structure Plan 2011 and is centrally located within a greater area
identified as future residential to cater for long term population growth in Lara.
A 380 Ha area immediately west of the subject site, known as the Lara West Growth
Area, and is currently going through a planning scheme amendment process
(Amendment C246) for the rezoning of the area.
Subject Site
.
Figure 1 – Lara Structure Plan
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2.2
Existing Site Conditions
The subject site, made up of numerous individual land holdings, has a combined area of
approximately 60 hectares, is currently zoned Rural Living and is located approximately
2.5 kilometres west of Lara’s town centre.
The site is bound by Patullos Road to the south, O’Hallorans Road to the west, Kees
Road to the north and existing residential development to the east. Manzeene Avenue
bisects the site on a north south alignment between Kees Road and Patullos Road.
With the exception of O’Hallorans Road, all roads in the vicinity of the site are sealed
rural roads with open channel drainage. O’Hallorans Road is a gravel surfaced rural
road.
Existing properties with the investigation area have been extensively used for rural
living purposes, hobby farming and the like. Native and exotic trees are located
throughout the site, predominately along fence lines and surrounding dwellings.
Topographically, the site generally slopes from west to east; however, a variety of small
ridges and depressions are present throughout. Elevations across the site range from
16m RL in the west to 12.4m RL on the eastern boundary of the site.
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Figure 2 – Contours
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2.3
Proposed Development
It is proposed to rezone the site from Rural Living to the General Residential Zone.
It is expected that the development area will yield up to 600 lots, with a mix of
conventional and medium density housing. The south west corner of the site has been
identified as appropriate for non-residential uses, including a hotel, service station and
medical centre.
Manzeene Avenue will serve as the primary road through the site with connections to
Patullos Road in the south and Kees Road to the north. Road connection to O’Hallorans
Road will also be provided as a part of the development of the area.
The internal road layout of the development concept plan has been indicatively
designed to give consideration to the drainage of the site and streets are aligned such
to assist in the conveyance of overland flows.
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Figure 3 – Development Concept Plan
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3.
3.1
Service Infrastructure
Roads
The below mentioned information provides a brief overview only of the existing and
proposed road infrastructure. Please refer to the Traffic Impact Assessment prepared
by Cardno Victoria Pty. Ltd. for further and more detailed information.
The City of Greater Geelong Council is the responsible authority for existing and future
roads that will surround the site.
Existing roads within and around the development site include:
3.1.1
Manzeene Avenue
Manzeene Avenue is sealed rural cross section within a 20m wide road reservation with
a 6m wide pavement and is classified as a local road.
It is proposed to retain Manzeene Avenue as a part of the development of the area, with
the aim of respecting the heritage of the development area and preserving some
existing vegetation along the road reserve and adjacent private property.
As a part of the development of the area, the cross section of Manzeene Avenue will be
upgraded to an urban standard with kerb and channel, sub surface drainage and
footpaths.
Localised pavement widening at the intersection of Manzeene Avenue/Kees Road and
Manzeene Avenue/Patullos Road will be required to accommodate turning lanes.
3.1.2
Patullos Road
Patullos Road is sealed rural cross section within a 60m (approx.) wide road reservation
with a 6m wide pavement and is classified as a local road.
The existing cross section has capacity to cater for traffic volumes generated from
development of the subject site however Council have indicated that they are
investigating the long term potential for duplication of Patullos Road. It should be noted
that this is a long term future outcome and not required as a part of the development of
the Manzeene Avenue Area.
To facilitate full development of the Lara West Growth area, full signalisation of the
O’Hallorans and Patullos Road intersection is proposed. Thje development of the
Manzeene Avenue Area along does not warrant full signalisation and as such localised
pavement widening to accommodate turning lanes is proposed in the interim.
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3.1.3
Kees Road
Kees Road is sealed rural cross section within a 60m wide (approx.) road reservation
with a narrow 4m wide pavement and is classified as a local road.
Kees Road will require widening as part of the overall development of Lara West.
Localised pavement widening at the intersection of Manzeene Avenue/Kees Road and
realignment of the Windermere Road/Kees Road will be required to accommodate
turning lanes.
3.1.4
O’Hallorans Road
O’Hallorans Road is a rural cross section within a 20m wide road reservation with a 6m
wide gravel pavement and is classified as a local road.
Under the Lara West Growth Area, it is proposed to upgrade O’Hallorans Road to an
urban standard that with a 9m wide pavement that provides for a traffic lane in each
direction.
A signalised intersection at the intersection of O’Hallorans and Patullos Roads is also
proposed however interim treatments only are required as a part of the Manzeene
Avenue development. A standard tee intersection is proposed for O’Hallorans Road and
Windermere Road.
Localised pavement widening at key intersections into the Manzeene Avenue
development may be required to accommodate turning lanes.
3.1.5
Proposed Internal Roads
All new local roads proposed within the development will typically have 16m road
reservation widths and 7.3m wide road pavements. Reservation and pavement widths
may be reduced to 13.5m and 5.5m respectively where roads front open space and
drainage reserves.
All roads are to be designed and constructed in accordance with the requirements and
standards of the City of Greater Geelong.
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3.2
Drainage
The City of Greater Geelong Council is the responsible authority for existing drainage
and future drainage that will be incorporated into the developed site.
It should be noted that the topic of drainage is outside the scope of this report. Please
refer to the Manzeene Avenue Stormwater Management Strategy prepared by Spiire
Australia Pty. Ltd for further information.
The Manzeene Village site does not have any existing drainage infrastructure aside
from small swales conveying small stormwater flows throughout the site.
There are three catchments contributing surface water to the site. The two southern
catchments do not have any external catchment outside the subject site however the
northern catchment has 991ha external catchment.
To facilitate the development, the site will meet peak discharge and stormwater quality
targets set out in Clause 56. This will include retarding basins located at the
downstream end of the two southern catchments incorporating water quality treatment
prior to stormwater discharge from the site in order to meet Best Practice Environmental
Management Guidelines.
Earthworks and grading of the northern catchment is necessary to ensure minor and
major drainage infrastructure functions on the subject site, together with provision for
the conveyance of peak flows from the external 991ha catchment. The above
mentioned report identifies that the northern catchment is not required however water
quality treatment measures will be incorporated.
All drainage infrastructure is to be designed and constructed in accordance with the
requirements and standards of the City of Greater Geelong.
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3.3
Sewer
Barwon Water is the responsible authority for sewerage services within the area.
There is currently no sewerage infrastructure in the immediate vicinity of the site and
Barwon Water have advised that there is no capacity within the existing reticulation
network to the east of the site to cater for the development of the area.
Barwon Water has identified the need for major sewerage infrastructure to service the
growth of Lara and has prepared a strategy to provide services to the Lara West area.
The proposed strategy involves the construction of two pump stations. A southern pump
station on the west side of O’Hallorans Road, north of Patullos Road, and a northern
pump station on Windermere Road between O’Hallorans and Bacchus Marsh Roads.
The O’Hallorans Road pump station will service the southern catchment of the Lara
West Growth Area and will have the capacity to take discharge generated from the
southern Manzeene Village site. This pump station will connect to the existing sewerage
system south of the site at the Geelong Ring Road via a 375mm diameter rising main.
Due to the topography however, only a part of the Manzeene Village site will be able to
gravitate back to O’Hallorans Road. A package pump station to be provided by the
developer will be required to service the lower areas of the southern Manzeene Avenue
catchment and pump via a rising main back into the O’Hallorans Road pump station.
The logical location for the package sewer pumps stations adjacent to the proposed
southern retarding basin.
Detailed design of the O’Hallorans Road pump station is expected to commence in
2013. Barwon Water will liaise with the developer of Manzeene Village so that
catchment extents may be resolved through the detailed design process. Construction
of the pump station is expected in 2015/2016 financial year.
The northern Manzeene Village catchment will be serviced via gravity sewer by the
proposed northern sewer pump station in Windermere Road, which will be connected to
the O’Hallorans Road pump station via a rising main. There is no timing available on the
construction of this pump station.
An outline of the sewer strategy is provided within Appendix 1 of this report.
Connection to this infrastructure and the reticulated sewer network within the residential
development proposed on the site will be funded and delivered by the developer.
Easements will be required over sewer assets where not located within road reserves.
All sewerage infrastructure provided as a part of the development is to be designed and
constructed in accordance with Barwon Water requirements.
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3.4
Water (Potable)
Barwon Water is the responsible authority for the water supply within the area.
Existing water mains within the area include;
- a 150mm main on the south side of Kees Road across the frontage of the
development area to within approximately 170m of Windermere Road at
approximately 2.1m offset.
- A 150mm main on the north side of Patullos Road across the frontage of the
development area at approximately 2.1m offset.
- a 150mm main on the east side of Manzeene Avenue connecting between the
150mm diameter mains in Kees and Patullos Roads at approximately 2.1m offset.
- A 450mm Supply Main in Patullos Road at approximately 25m offset from the
northern road boundary.
- A 150mm diameter main which extends approximate 220m along the west side of
O’Hallorans Road north of Patullos Road.
A plan indicating the location of existing water infrastructure is provided within Appendix
1 of this report.
Barwon Water strategy to provide adequate potable water supply to the Manzeene
Village development site and greater Lara West area include the provision of a Northern
Feeder Main from Lovely Banks to Lara in four stages.
Stages one and two of the Northern Feeder Main have been constructed, with stages 3
and 4 scheduled for construction in 2014/15 and 2015/16 respectively.
Stage 3 will involve the construction of the main from Heales Road in Corio to
Canterbury Road in Lara. Stage 4 will see the construction between Canterbury Road
and Patullos Road via Forest Road.
As a part of the development of the Manzeene Village area, some existing mains may
require augmentation, such as lowering or replacement. All new water infrastructure
provided as a part of the development is to be designed and constructed in accordance
with Barwon Water requirements.
3.5
Water (Recycled)
Barwon Water is the responsible authority for the recycled water supply within the area.
There is currently no recycled water supply available to the area and there are no
current plans to provide a recycled water supply to the Lara West area.
In line with best practice, alternatives such as stormwater harvesting and use of
rainwater tanks are encouraged to reduce the demand on potable water supply and
should be incorporated within the development were feasible to do so.
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3.6
Electricity
Powercor is the responsible authority for electrical supply in the area.
An overhead 22kV power supply exists on the east side of Manzeene Avenue, on the
south side of Kees Road and on the north side of Patullos Road. An overhead supply
line also extends partway up O’Hallorans Road on the east side from Patullos Road.
There are areas throughout the development site where services are underground,
which are generally where properties are connected to the overhead lines via
underground services.
A plan indicating the location of existing power infrastructure is provided within
Appendix 1 of this report.
Powercor have indicated that the existing infrastructure will have capacity to service the
development of the Manzeene Avenue Area.
An underground electrical network will be required to be provided by the developer as
part of development of the site. Small substation (kiosks) will be required to be installed
throughout the development (approximately 1 kiosk per 100 lots). Kiosks will require a
dedicated reserve on the plans of subdivision, dimensions of which are approximately
9m by 5m.
3.7
Telecommunications
NBN Co. is the responsible authority for the provision of telecommunication services.
Telstra currently has assets located on the north and south sides of Kees Road, the
north and south sides of Patullos Road and the west side of Manzeene Avenue. Optic
Fibre is also located within Patullos Road.
A plan indicating the location of existing telecommunication infrastructure is provided
within Appendix 1 of this report.
As the overall development of the area will be a residential development of greater than
100 lots, infrastructure will be required to be provided in accordance with NBN co.
requirements.
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3.8
Gas
Sp-Ausnet is the responsible authority for the provision of gas in Lara.
Manzeene Village development area is adjacent to the South West Gas Transmission
Pipeline. The 500mm gas transmission line bisects the proposed growth area west of
Manzeene Avenue on the west side of O’Hallorans Road.
Existing gas reticulation are located on the south side of Kees Road (100mm High
Pressure) fronting the development area, and along Patullos Road (50mm High
Pressure).
A plan indicating the location of existing gas infrastructure is provided within Appendix 1
of this report.
Sp-Ausnet indicate that there is capacity will be available within the system to facilitate
development.
Reticulation may be supplied within the development to SP-Ausnet requirements if the
developer so chooses. SpAusnet will supply the pipe materials and installation into an
open trench. The gas reticulation main is typically constructed within the same trench as
a water main and laid simultaneously. Costs associated with the additional excavation
and trench materials required are funded by the developer.
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4.
Conclusion
Spiire has reviewed the site and offer the following to Manzeene Avenue Development
Trust Pty Ltd regarding the provision of services to the site;
-
-
-
-
A sewerage pump station may be required to be provided on site and connect to a
proposed Barwon Water pump station on O’Hallorans Road to be constructed in
2015/16. This will service the southern area of Manzeene Avenue.
The sewer servicing of the north of the Manzeene Village Area will be dependant on
the timing of a future sewer pump station in Windermere Road, west of the
development area.
Potable Water Supply will be available to the site at the time of development.
No recycled water supply (third pipe) is available, however adopting alternative
integrated water management is encouraged, such as stormwater harvesting,
rainwater tanks etc.
Electricity supply is available to the development area.
Gas supply is available to the development area.
Telecommunications will be provided to the development area through the NBN
process at the time of development.
Given the above mentioned information, we conclude that the site has no servicing
constraints to development and that from provision of service infrastructure perspective
the southern area of the site would be the most cost efficient area to commence
development.
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Appendix 1
Site Servicing Plans
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