Planning

Environmental Service & Design Pty Ltd  provides a range of planning services. These include:

Statutory Planning

  • preparation of development proposals and applications
  • coordination of additional expert requirements
  • preparation of applications for change of use, new uses and developments, and changes to existing developments

Planning advice

  • pre-application advice and assistance
  • problem solving and Council liaison
  • community consultation and stakeholder management

Planning Scheme amendments

  • preparation and coordination of rezoning submissions from initial Council liaison through to Resource Planning and Development Commission approval

Subdivision development and facilitation

  • coordination of requirements
  • liaison with Council and preparation of application for planning approval

Development plans

  • preparation of outline development plans for future development of site, including coordination of expert inputs
  • land use activity assessment and review

Engineering Design

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Site Assessment and Investigation

Site investigations are generally carried out for new developments, be they a subdivision, structure, earthworks, landfill or an individual residence.  The purpose of the site investigation is to assess the subsurface conditions and therefore enable determination of the most appropriate designs by an engineer or other designer.

Site investigation may be carried out in accordance with the Australian Standards below:

AS1289 – Method of Testing Soil for Engineering Purposes
AS1547 – On-site Effluent Disposal
AS1726 – Site Investigations Code
AS2870 – Classification of Site (Residential Slabs and Footings)
AS3798 – Guidelines on earthworks for commercial and residential development
AS4055 – Wind loads for Housing

Site Classification (AS2870)

For residential and some light commercial structure design, the available Classes include “A” (stable), “S” (slightly reactive), “M” (moderately reactive), “H” (highly reactive), “E” (extremely reactive), or “P” (problem site).  Classes S, M, H (1 & 2), and E refer generally to sites in which clayey soils will form the founding strata.  The classification indicates how reactive the clay subsoil is to changes in moisture content. The reactivity (shrinking and swelling) of the clay can have a significant impact on the footings/slabs of a building slab which need to be designed to counteract the movements of the clay soils, otherwise damage (e.g. cracking) of the house might occur.

Sites classified as Class “P” generally present difficulties for the proposed construction.  The “P” classification more often than not suggests deep and/or uncontrolled fill, which may not provide suitable bearing for the house.  In these situations, the house may be either founded on the stable materials beneath the fill (i.e. deep footings/piers), or the fill may be removed and replaced with compacted, controlled fill.  Other difficulties include landslip risk, or other forms of subsidence or ground movement.  Class “P” sites may require additional geotechnical investigation.

Effluent Disposal (non-sewered areas) (AS1547)

Effluent Disposal investigations (“Site and Soil”) include some of the data collection of the Site Classification, but involve a wider investigation of the site surrounds.  It is generally a study of the potential of the site soils to absorb nutrients in effluent water, and to retain it for a suitable period to allow die off of viruses.  An understanding of the subsurface water flows of the area, not just the site, is necessary.  Design of the system best suited for the site is also available.  The design process often includes computer simulation modeling.  This design process examines the site characteristics, and recommends and certifies the most suitable system for effluent disposal, including the size of disposal areas.  Council requirements may also affect the  final location and type of disposal.

Environmental Service & Design can perform the Site Classification, Effluent Disposal and Wind Loading assessments in a single visit.  This results in a significant saving in time and cost.  Structural, civil and effluent disposal design is also available.

 

site assessment

Site Assessments

Residential Site Classification

Environmental Service & Design has extensive experience in classification of residential sites into the appropriate classification. Formally known as a “Soil Test”, this classification is determined using an estimation of surface movement, along with a range of other factors including slope, vegetation, local history and drainage conditions.

On-site Domestic Effluent Disposal Assessment and Design

For on site disposal of domestic effluents, AS1547 requires a design based on a range of factors including soil type, percolation rate, climate and geography. These classifications are best performed simultaneously with Residential Site Classification, as there are a number of parallel processes.

Disposal design is usually performed in conjunction with, but not overridden by, computer modelling incorporating generic virus die-off data.

Coastal Vulnerability Assessment

Coastal Vulnerability Assessment

Small to large scale site assessments to determine the risk of erosion and inundation effects from sea level rise can be performed.

Assessment may include use of LIDAR level data to provide a 3-Dimensional model of the site and surrounds.
Both environmental and engineering assessments are performed; engineering recommendations are available for sites with moderate risk.