Land Development Manual. April newater.com.au

Transcription

1 Land Development Manual April 2014 newater.com.au

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3 CONTENTS KEY TERMS AND ABBREVIATIONS ABOUT THIS MANUAL PURPOSE SCOPE INTRODUCTION DEVELOPMENT AND PLANNING APPROVAL PROCESS WITHIN DECLARED DISTRICTS INTRODUCTION WHAT IS A DEVELOPMENT NORTH EAST WATER S ROLE IN THE PLANNING PROCESS APPROVAL PROCESS FOR PRIVATE WORKS WHAT ARE PRIVATE WORKS PRIVATE WATER LINE EXTENSIONS APPROVAL PROCESS FOR DEVELOPER WORKS DEVELOPER WORKS DEVELOPER AGREEMENT DESIGN PLANS FOR COMMENT APPROVAL AND ACCEPTANCE REQUIREMENTS BEFORE CONSTRUCTION CAN COMMENCE CONSTRUCTION CONNECTION AND COMPLETION SUBDIVISIONS AND NON-SUBDIVISIONS WHAT IS A SUBDIVISION COMMON PROPERTY AND OWNERS CORPORATION TWO (2) LOT SUBDIVISIONS MORE THAN TWO (2) LOT SUBDIVISIONS SUBDIVISION OF AN EXISTING BUILDING NON-REFERRAL OF A SUBDIVISION REQUIREMENTS UNDER SUBDIVISIONS ACT NON-SUBDIVISION HIGH DEMAND CUSTOMERS PRESSURE FLOW MAIN EXTENSIONS OTHER TYPES OF CONNECTION ARRANGMENTS OUT OF DISTRICT TRADE WASTE RECLAIMED WATER SUPPLY AND USE WHAT IS RECLAIMED WATER ENVIRONMENTAL IMPROVEMENT PLANS DUAL PIPES CLASSES OF RECLAIMED WATER NORTH EAST WATER RECLAIMED WATER REUSE SCHEMES

4 6. NORTH EAST WATER ASSET PROTECTION WHAT ARE NORTH EAST WATER ASSETS STATUTORY PROTECTION EASEMENTS RESERVES AND BUILD OVER EASEMENTS BUILD OVER APPROVAL STRUCTURES OR WORKS OVER NORTH EAST WATER EASEMENTS ROAD RESERVES OTHER RESERVES REFENCE MATERIAL AND LINKS NORTH EAST WATER ADOPTED STANDARDS NORTH EAST WATER ADDITIONAL STANDARDS REFERENCES AND WEBSITES example checklists for design plans LAND DEVELOPMENT MANUAL REVIEW PROCESS APPENDICES Fact Sheets TABLE OF FIGURES Figure 1 Planning Referral Flow Chart... 4 Figure 2 Standard two lot Owners Corporation with single water tapping individually metered... 8 Figure 3 Typical 2 Lot Subdivision... 9 Figure 4 Typical 2 + Lots Subdivision... 9 Figure 5 Subdivision (Excision) of existing building/dwelling

5 KEY TERMS AND ABBREVIATIONS Applicant Person(s) applying to Council for a Planning Permit or person(s) applying to register a plan Accredited Contractor A contractor, approved by as having the skills and experience necessary to carry out connection works to assets. All approved accredited contractors have submitted extensive documentation to evidencing their experience, licencing, insurance and OH&S policies As Constructed Plans Plans showing as constructed details of any works carried out as part of a development Certified A plan certified by Council for lodging in the Office of Titles for registration Common Property Property owned by the owners corporation electively on behalf of the lot owners in a plan of subdivision Connection Points Pipe connecting the household drainage to s sewer main Consolidation The consolidation of existing lots into a reduced number of lots Consultant A civil engineer, recognised by as experienced in water/sewer design and project management Design Plans Plans submitted to for approval Developer The person responsible for the single connection, private works or developer works including the landowner Developer Agreement An agreement with to develop a subdivision or extend a water/sewer main, or to service a property Easement Portion of land set aside for the benefit of a specified party and use, as indicated in the easement schedule Final Release End of 24 month maintenance period. If no further works are required, the owner/developer is released of any obligations towards the development Landowner Person/entity that is the registered or entitled to be registered as the proprietor of the land New Customer Contributions A contribution towards the major water and sewerage infrastructure that supplies a property Lot A part of any land (except a road, reserve or common property) shown on a plan which can be disposed of separately and includes a lot or accessory lot on a registered plan of strata subdivision and a lot or accessory lot on a registered cluster plan Owners Corporation A statutory corporation created by registration of a plan of subdivision or a plan of strata or cluster subdivision (formerly known as a body corporate) Planning Schemes Planning schemes set out policies and provisions for the use, development and protection of land. Each local government area in Victoria is covered by a planning scheme and some special planning areas are also covered Plan of Subdivision A plan showing the subdivision of land submitted by a licensed surveyor Planning Permit A permit under the Planning and Environment Act 1987 showing intention to change the development of the land Practical Completion Construction works are completed to the satisfaction of as being operational Referral Authority A statutory authority as specified in the local planning scheme, pursuant to the Planning and Environment Act 1987 that planning applications and subdivision plans are referred to for comments/conditions 1

6 Schedule Refers to the easement or owners corporation schedule found on the plan of subdivision Sec 12(2) Subdivision Act Generally, Sec 12(2) Subdivisions refer to existing developments and can include ground level and multi-storey units. The owners-in-common are responsible for the maintenance, operation and replacement of internal services Services Existing water/sewer infrastructure Statement of Compliance Given by the Responsible Authority in order for subdivision plan to become a registered title plan Subdivision The division of land into two or more parts which can be disposed of separately Tappings The tapping into the water main to service a property The Corporation Tradewaste Generally, tradewaste is all liquid wastes other than toilet wastes and household wastes from kitchens, showers and laundrys Works Includes any change to the natural or existing condition or topography of land including the removal, destruction or lopping of trees and the removal of vegetation or topsoil WSAA Water Services Association of Australia WSAA Codes The design and construction standards and specifications outlined by WSAA 2

7 1. ABOUT THIS MANUAL 1.1 PURPOSE The purpose of this Manual is to provide direction on the governance of land development management at. It is intended as a reference tool to help improve the development of land within, allow consistency and control over activities and guide appropriate behaviour and work practices. 1.2 SCOPE The Policies and Procedures outlined in this manual refer to standard developments and subdivisions only and will be applicable to the majority of development proposals. In instances where these policies and procedures are not applicable, developments will be assessed on a case by case basis. This manual is applicable to all employees, Directors, contractors and subcontractors. 1.3 INTRODUCTION The Land Development Manual reflects the legislative, social, financial and operational realities of. The Land Development Manual formally documents: The commitment of the Board of to Asset Management and the Land Development policies adopted by the Corporation. The Land Development Manual has been established to ensure the following elements:- 1. Currency: that Land Development Management at is sound, fit for purpose and consistent with Victorian Government and/or Federal legislation, practice and policies, and principles of good governance. 2. Competency: building a culture that embraces Land Development Management as an essential part of our business and a useful tool to achieve individual and organisational objectives ensuring necessary principles, information, accountability and behaviours are communicated across the Corporation. 3. Compliance: ensuring that Land Development Management at is adequately documented, supported and understood, and effectively and consistently implemented. is responsible for supplying water and sewerage services to the following Councils: City of Wodonga Rural City of Wangaratta Alpine Shire Indigo Shire Towong Shire Moira Shire Benalla Rural City Where water and sewerage services are available, will require new developments and subdivisions to be connected to these services. 3

8 2. DEVELOPMENT AND PLANNING APPROVAL PROCESS WITHIN DECLARED DISTRICTS 2.1 INTRODUCTION Typically, where infrastructure, assets or supply catchments will be affected by a development, the Responsible Authority (Local Council) will refer the application to for comment and/or conditions under Sec 52 or 55 (respectively) of the Planning and Environment Act is required to respond to the Responsible Authority within a set time frame. Figure 1 Planning Referral Flow Chart Referral Responsible Authority refers planning application to for comments/conditions Response responds to planning application with applicable comments / conditions within set time-frame Certification Responsible Authority refers new plan of subdivision to for Certification and Statement of Compliance consent Response to Certification responds with either consent to Certification or consent to both Certification and Statement of Compliance or requests more information to support the referral before consent can be given Developer Agreement Owner / developer enters into an agreement with. This agreement is to ensure all requirements are met before Statement of Compliance is issued Design Plans checked and approved Payment of water and / or sewer new customer contributions and applicable fees Confirmation all lots are serviced with water and sewer as required As constructed plans checked and approved Once all conditions are met, consent is given to the Responsible Authority to issue Statement of Compliance 4

9 2.2 WHAT IS A DEVELOPMENT terms a development to include all aspects of any land or building development that relates to water supply services including: drinking and recycled water and sewerage services. This relates to any residential (including subdivisions), industrial and commercial developments and also individual customers seeking connection to water or sewerage services. The requirements of for different developments will vary with respect to the size, location and complexity of individual developments and will be assessed on a case by case basis. 2.3 NORTH EAST WATER S ROLE IN THE PLANNING PROCESS has obligations as a referral authority under the Planning and Environment Act 1987, to asses all planning applications that will/may have an impact on any declared Special water supply districts, or are required to be connected to infrastructure. As a referral authority, has the responsibility to assess all planning applications in line with the provisions of the Planning and Environment Act APPROVAL PROCESS FOR PRIVATE WORKS WHAT ARE PRIVATE WORKS Private works are generally water or sewer connections on private property that remain the responsibility of and in the ownership of the landowner or an owner s corporation PRIVATE WATER LINE EXTENSIONS Residents in 's region can apply for a private water supply by the granting of a Licence. New water 'Supply by Licence' arrangements will only be permitted where 's bulk entitlement, supply capacity and reticulation system standards are not compromised. Licences are granted until 30 June each year and they may be renewed annually at the sole discretion of the Corporation. Renewal will generally be automatic and it is not necessary for the consumer to reapply each year. A Licence can also be revoked by either party by giving three months notice in writing. If at any stage extends the water and/or sewer main to traverse a property that has a private water line, the owner of the land will be required to disconnect the private line and connect to the new water and/or sewer main at their own cost. 2.5 APPROVAL PROCESS FOR DEVELOPER WORKS DEVELOPER WORKS Developer works includes the construction of water and sewer infrastructure on behalf of the developer. After a determined maintenance period the infrastructure is then transferred to North East Water ownership DEVELOPER AGREEMENT The owner/developer is required to enter into a Developer Agreement with a consultant and North East Water to arrange for the design and installation of all works that are required to satisfy the planning permit conditions. The civil engineering consultant (Consultant) must be recognised by North East Water as experienced in water/sewer design and project management. An original copy of the Developer Agreement signed by the owner/developer and the consultant must be submitted to North East Water. If a plan of subdivision is available, it must also be submitted at this stage. 5

10 2.5.3 DESIGN PLANS FOR COMMENT APPROVAL AND ACCEPTANCE It is the responsibility of the person(s) or company submitting the documents, to ensure the designs and specifications are technically correct and comply with: Relevant WSAA codes; s Engineering guidelines for subdivisions and Development Standards ; Relevant Australian Standards; Relevant Local, State and Federal Government Legislation; and Council s development consent for the subdivision. The consultant must submit an electronic copy in PDF format and if required by two sets of design plans, preferably in A3 size. Once approves the design plans, one stamped copy will be returned to the consultant. The approval is then current for two years from the date of approval REQUIREMENTS BEFORE CONSTRUCTION CAN COMMENCE Before beginning construction the consultant must advise in writing a minimum of 7 days (5 business days) prior to the intended date for commencement of work. Such written advice is to include the following: Name of contractor and contact details of their on-site representatives Name of supervising engineer and contact details of their on-site representatives Approvals from Local Council and relevant Authorities for any works that may have a direct or indirect impact on their assets Proof of payment for road opening permits or other relevant fees as required, by relevant laws, bylaws and regulations. The Developer shall notify 24 hours prior to any works that include the following: Opening of trenches ready for pipe laying Placing of pipes in trenches prior to backfilling Placing and pouring concrete Testing of water and sewer mains Auditing will be at the discretion of, auditing will ensure the works are constructed in accordance with requirements and the approved plans. does not carry out the functions of Superintendent as defined in the general conditions of contract AS The developer is required to appoint a consultant to carry out this function. The Developer may be required by to submit dockets from the supplier of readymixed concrete in order for the quality of the concrete supplied to be checked CONSTRUCTION CONNECTION AND COMPLETION The consultant is responsible for the following during the construction period: Project management of all works Ensuring the set out of water mains and/or sewer mains is as per the approved design Ensuring works are constructed as per approved design plans, specifications and standard drawings If required, arrange trench compaction testing to and WSAA requirements and standards Arranging joint audits with 6

11 Providing copies of entries in their quality management systems when requested by North East Water at any time during construction Ensuring all water and/or sewer mains are tested after installation to requirements and WSAA standards Request in writing, allowing seven days notice, approval to connect to s live assets Ensuring connection of works to s assets is performed to standards The owner/developer is responsible for ensuring only approved accredited contractors experienced in water and / or sewer construction are engaged to complete the works. At the completion of construction the consultant must submit to : Copies of their quality management systems covering these works, when requested As constructed plans to s requirements Supply cost of construction, separating water and sewer A request in writing for an invoice covering administration and auditing charges, maintenance deposit, connection costs and customer contributions applicable to the project Certification that works have been constructed in accordance with the approved design plans and specifications If required, supply trench compaction test results by a certified NATA tester The consultant must indemnify against any claims or costs arising from design faults or inaccuracy of As constructed details, supplied to for a period of five years after accepts practical completion and/or statement of compliance of the works. The owner/developer must: Pay all fees and charges applicable to the development Pay a maintenance deposit or bank guarantee as determined by to guarantee indemnity against any claims or costs including all costs of rectification of faults arising from the works. For works less than $10,000 in value the maintenance deposit is not required. The owner/developer must indemnify against any claims or costs, including all costs of rectification of faults arising from defects or failure of the works for a period of 24 months after North East Water accepts practical completion of the works. 24 months after practical completion, a joint inspection of the works with the consultant, contractor and will be arranged by the consultant. Any outstanding defects noted at this inspection will be rectified at no cost to. After all outstanding works have been completed to the satisfaction of a final release report will be sent to the consultant covering the construction works. Any maintenance deposits or bank guarantees held by the corporation will be returned to the owner/developer. 7

12 3. SUBDIVISIONS AND NON-SUBDIVISIONS 3.1 WHAT IS A SUBDIVISION A subdivision is the division of land into two or more parcels that can be disposed of separately. The only new parcels that can be created by a subdivision are lots, road reserves or common property. During the subdivision process a plan may create restrictions, an owners corporation and/or easements (including implied easements) to make a particular development functional. A new plan of subdivision can also remove or vary any restrictions and easements created in an earlier plan of subdivision, under Sec 23 of the Subdivision Act COMMON PROPERTY AND OWNERS CORPORATION Generally, owners of flats, units or apartments are members of an owners corporation. This was previously known as a body corporate, all bodies corporate are now owners corporation in line with the Owners Corporation Act When parcels of land are subdivided it is sometimes needed to provide for shared ownership of driveways, walls, services or common property. This is where an Owners Corporation comes into effect. The owners corporation manages all shared assets in residential, commercial, retail or mixed use developments. Common property refers to any part of the land, buildings and airspace that are not lots, roads or reserves on the plan of subdivision. This can include; gardens, passages, walls, pathways, staircases, lifts, foyers and fences. The common property is owned by the lot owner. Figure 2 Standard two lot owners corporation with single water tapping individually metered NEW Sewer Main NEW Water Main 1 2 Sewerage easement in favour of NEW 8

13 3.3 TWO (2) LOT SUBDIVISIONS A typical 2 lot subdivision is the division of one parcel of land into two separate parcels each with their own titles that can be disposed of separately. Under the Planning and Environment Act 1987 Responsible Authorities are not required to refer 2 lot subdivisions to at the planning permit stage, however all plans of subdivision will be referred before the Responsible Autohrity offers consent to certification. Figure 3 Typical 2 lot Subdivision NEW Sewer Main 1 2 Sewer easement in favour of NEW NEW Water Main Main Road 3.4 MORE THAN TWO (2) LOT SUBDIVISIONS The creation of more than two lots within a service area will require that each individual lot be serviced or have the ability to be connected to water and sewer infrastructure. Figure 4 Typical 2 + lots Subdivision NEW Water Main NEW Sewer Main Sewer easement in favour of NEW 9

14 3.5 SUBDIVISION OF AN EXISTING BUILDING If a subdivision is to provide for the excision of an existing building the new lot created must be connected to, water and sewer infrastructure or the formation of an owners corporation (See example Owners Corporation) is required. (Not applicable in areas outside of s service area in accordance with Responsible Authority Policies) Figure 5 Subdivision (Excision) of existing building/dwelling New Tapping NEW Sewer main and existing connection point 2 New Lot Road Road 1 Existing House NEW Water main and existing tapping 10

15 3.6 NON-REFERRAL OF A SUBDIVISION Under the provisions of the Planning and Environment Act 1987 two (2) lot subdivisions are not required to be referred to at the planning permit stage of the development process. All subdivision applications will be referred at the Certification stage. 3.7 REQUIREMENTS UNDER SUBDIVISIONS ACT 1988 must inform the Responsible Authority within statutory time frames, that it: Consents to the plan Requires specified alterations or requests further information, or Refuses consent must give written explanations to the Responsible Authority and the applicant if it requires alterations to a plan. If fails to respond to the Responsible Authority within the given timeframe or fails to give written reasons for a request for further information, the Responsible Authority can automatically determine consents to the plan. 3.8 NON-SUBDIVISION In some cases for developments that do not include the subdivision of land, water and sewerage requirements will be the same as for a subdivision. Non subdivisional developments include multi tenement development and high demand customers. 3.9 HIGH DEMAND CUSTOMERS High demand customers can include customers requiring water supply to rural areas for domestic and stock purposes, rural industries such as markets, gardens or broiler farms and commercial/industrial operations requiring a high amount of water supply. Applications are assessed on a case by case basis, with consideration given to s supply capacity to ensure any new high demand connections will not adversely affect existing users on the system PRESSURE FLOW On request, will provide pressure-flow information of water mains for a fee. This information may be used by the developers to verify whether the mains have the capacity to provide the necessary fire-flows and to design the fire protection systems as part of building requirements. pressure-flow tests will be carried out on the authority owned fire-hydrants located close to the property identified. Please note that is not required to provide the necessary fire-flows from its reticulated water mains. However, some mains do have the fire-flow capacity whilst others do not. It is the developer s responsibility to verify whether the mains have the capacity or not. If the main does not have the fire flow capacity the developer may install the necessary private assets such as breakwater tanks and fire flow boosting pumps etc. to upgrade the available fire-flow. Any works to install these private assets will be at the cost to the developer, not MAIN EXTENSIONS Water mains can be extended to service either residential or commercial properties within a defined water district. They can be extended to service existing residential/commercial properties that are already developed or in the process of being developed with written approval from, subject to the following conditions: The extension is technically possible The extension is financially viable The property is not subject to a current subdivision plan or planning condition that would prevent its construction approval Application forms and applicable fees for water main extensions can be found on the North East Water website. 11

16 4. OTHER TYPES OF CONNECTION ARRANGMENTS 4.1 OUT OF DISTRICT For development proposals outside of s water and/or sewerage districts or proposed districts, it is not a requirement to connect to water and/or sewer services. However, it may be a requirement of the Responsible Authority or other State regulatory bodies to provide a drinking water supply or sewerage service to a development. In this instance, consent may be given by to extend the water and/or sewer services outside of our supply districts to the new development. The costs and construction associated with these extensions (if approved) will remain the responsibility of the developer of the land. Once constructed and at the end of a maintenance period, these assets are then gifted to. 4.2 TRADEWASTE Tradewaste is generally all liquid wastes other than: Toilet wastes, and Household waste from kitchens, showers and laundrys There are two categories of tradewaste; minor trade waste and major trade waste. Minor tradewaste comprises discharges from food preparation premises, mechanical workshops or other premises of minor nature. The vast majority of small businesses fall into this category. Typically waste generated is usually oil and grease which are common discharges from takeaway food shops, service stations and restaurants. These discharges do not have a large impact on the sewerage treatment process but they are significant enough to require the installation of a pre-treatment device such as a grease trap or petrol/oil separator. Major tradewastes have the capacity to damage the infrastructure of the sewer system and/or have a large impact on the treatment process. Large businesses and industries may be in this category, depending on the quantity and quality of their discharge. These wastes are measured by volume and strength/load and they are billed accordingly. For more information on trade wastes refer to Tradewaste section of website, under Water and Sewerage. 5. RECLAIMED WATER SUPPLY AND USE 5.1 WHAT IS RECLAIMED WATER Reclaimed water is waste water that has been treated to a level that is deemed appropriate for use for various purposes including, lawn irrigation for schools, parks, gardens, sporting facilities and golf courses and irrigated cropping and industry wash down. Some of the customers currently connected to a reclaimed water reuse scheme include Victory Primary School, LaTrobe University and various cropping and irrigation systems in Benalla, Wangaratta, Corryong and Yarrawonga. has developed reclaimed water reuse schemes across the region in line with the requirements of the State Environmental Protection Policy - Waters of Victoria and currently supplies over 2830ML of reclaimed water to 22 different schemes. 12

17 5.2 ENVIRONMENTAL IMPROVEMENT PLANS The majority of s reclaimed water reuse schemes have an Environmental Improvement Plan (EIP) which has been submitted to the Environmental Protection Authority for approval, with the remaining schemes EIP s being developed. The main objective of these EIP s is to maximise the sustainable application of reclaimed water on the land and minimise risk associated with its use. Each EIP contains the following information: How the reuse scheme complies with Legislation Roles, responsibilities and risk management Reclaimed water treatment and quality Treatment and distribution Acceptable uses and site specific controls Site selection, environmental management; and Monitoring and reporting In addition to the EIP, each reclaimed water reuse site has a Site Management Plan and a Scale of Reclaimed Water Agreement with any third party lessee. 5.3 DUAL PIPES has upgraded Bundalong s water supply with a dual-pipe water supply. This consists of a drinking water supply which is piped from Yarrawonga for all in-house uses and a raw water supply piped from Lake Mulwala for outside (garden) uses. To connect to the Bundalong dual-pipe water supply land owners are encouraged to complete an application form and to contact s plumbing connections department on Forms and more information on Bundalong s dual-pipe water supply can be found on the North East Water website. 5.4 CLASSES OF RECLAIMED WATER There are four classes (A-D) of reclaimed water and corresponding standards for biological treatment and pathogen reduction. Class A B C D Use Urban (non-potable) with uncontrolled access Agricultural eg. Human food crops consumed raw Industrial Open systems with worker exposure potential Agricultural eg. Dairy cattle grazing Industrial eg. Washdown water Agricultural eg. Dairy cattle grazing Industrial eg. Washdown water Agricultural Non-food crops including instant turf, woodlots and flowers 13

18 5.5 NORTH EAST WATER RECLAIMED WATER REUSE SCHEMES 100% reuse of reclaimed water is currently achieved at the following towns: Corryong Tallangatta Bellbridge Yackandandah Chiltern Benalla Yarrawonga Barnawartha 50% Reuse of reclaimed water is currently achieved at the following towns: Beechworth Rutherglen Wangaratta Benalla Wodonga Bright 6. NORTH EAST WATER ASSET PROTECTION 6.1 WHAT ARE NORTH EAST WATER ASSETS assets include, but are not limited to: all water and sewer mains, sewer manholes, pump stations, treatment plants, buildings and land. is responsible for the maintenance of all assets under their ownership. Any maintenance or repair works to assets located within private property are generally at the cost to. Where approval has been given to build over an easement, it is the responsibility of the land owner to remove the building and replace it at their own cost. 6.2 STATUTORY PROTECTION Under Sec 148 of the Water Act 1989 works above or below, or any works that may impact on the structural integrity of existing water and/or sewer assets are prohibited. It is the responsibility of the developer/contractor/consultant to identify the location of any assets prior to commencing any works. 6.3 EASEMENTS RESERVES AND BUILD OVER EASEMENTS protects its water and sewer assets with the use of easements. An easement is shown on the title of a property. Alternatively, it can be an implied easement that has the same effect as a line easement. An easement is typically a strip of land 3 metres wide with the sewer or water main in the middle. In the case of sewer mains, these normally run along the rear boundary of a lot. Where the exact location of a main is not known an implied easement is put over the entirety of a lot. 14

19 Easements enable to control structures that can be built over or near a North East Water asset, by issuing a build over easement agreement. Approval for a build over easement agreement is via application only. Each build over easement agreement will be assessed on its individual merits and there will be some situations where approval will not be given. As a general guide, situations where approval will not be given can include: No structure of any description is permitted over a water main or rising sewer main No class 1 to 9 (habitable) structure is permitted in an easement No in ground swimming pool or spa is permitted in an easement No structure is permitted within 1 m of a sewer connection point or manhole 6.4 BUILD OVER APPROVAL For more information regarding build over easements or to apply for permission to build over an easement refer to the build over easement section of our website. The prescribed assessment fee must accompany the application for it to be processed. Include as much detail as possible on the location of the structure on the block with distances to boundaries in metres. Also include the materials from which the structure is to be built and details of any footings that are to be used. If a structure is permitted, an agreement will be prepared and sent to you for signing. After the agreement is signed, the Corporation may register a caveat on the title to the property to ensure that the agreement is brought to the attention of any future property owner. If this is done, the cost of creating the caveat on the title will be invoiced to your account. 6.5 STRUCTURES OR WORKS OVER NORTH EAST WATER EASEMENTS There are guidelines that need to be adhered to when proposing structures or works adjacent to North East Water easements or within 1m of a asset, up to and including 225ø mains. Proposed structures / works can include but are not limited to the following: Sheds Carports Garages Pergolas Verandahs Gazebos Decking Garden sheds Workshops Residences Eaves and Cantilevers Fences and retaining walls Swimming pools and spas Rainwater tanks Driveways and paving Tennis courts Excavation and landscaping Utilities and property drains 15

20 There are also strict guidelines that need to be adhered to when proposing structures or works adjacent to critical assets. These assets can include: Maintenance holes Inspections shafts Water supply assets and easements Sewer rising main (pressure main) Sewer mains greater than 225 ø Sewer connection servicing adjoining property Easements reserved for water or sewerage purposes containing no assets For detailed descriptions, diagrams, definitions and more information please see Customer guidelines for proposed structures near assets available on the website. 6.6 ROAD RESERVES It is not a requirement of for the creation of easements to protect water and/or sewer infrastructure located within road reserves that are owned or managed by the local Responsible Authority or VicRoads. 6.7 OTHER RESERVES For reserves other than road reserves, such as parks, gardens etc. owned by the local Responsible Authority, will require the creation of easements to protect any water and/or sewer infrastructure. Page 16

21 7. REFENCE MATERIAL AND LINKS 7.1 NORTH EAST WATER ADOPTED STANDARDS WSAA Water Supply Code of Australia WSAA Sewerage Code of Australia WSAA Dual Water Supply Systems WSAA Polyethylene Pipeline Code WSAA Sewerage Pumping Station Code of Australia WSAA Conduit Inspection Code of Australia AS/NZ Plumbing and Drainage Standard 7.2 NORTH EAST WATER ADDITIONAL STANDARDS Engineering guidelines for subdivisions and development standards 7.3 REFERENCES AND WEBSITES Planning and Environment Act 1987 Subdivision Act 1988 Water Act 1989 Department of Transport, Planning and Local Infrastructure Department of Environment and Primary Industries 7.4 NORTH EAST WATER EXAMPLE CHECKLISTS FOR DESIGN PLANS For detailed checklists our development supervisors use when checking design plans, please refer to the Land Development > Design Standards section of the website. 8. LAND DEVELOPMENT MANUAL REVIEW PROCESS The Land Development Manual will be reviewed annually. 9. APPENDICES 9.1 FACT SHEETS Subdivision Charges Planning and Environment Act 1987 Accredited Contractors Design Work Standards and As Constructed Plans Subdivisions Bonding Works Fact Sheets are also available on the website under Land Development > Forms. Page 17

22 Fact Sheet Subdivision Charges New Customer Contributions Water Tapping Fees ITEM ANNUAL CHARGE SERVICE PIPE SIZE (mm) TAPPING FEE Water Sewer $ per lot $ per lot 20mm $ mm $ mm $90.30 New Customer Contributions (NCC s) are an upfront charge that levies when a customer builds or services a property which then becomes part of our sewerage water network. These charges represent a contribution towards the broader infrastructure base required to provide water and sewer services. 40mm $ mm $ mm $ mm $ mm $ New Wastewater Connection 225mm $ CONNECTION TYPE Standard Residential All other Connections CHARGE $ per lot $ per lot Water tapping fees are the fees charged by North East Water when a new meter is tapped into the water main. FAQ s Subdivision Administration Charges In addition to the relevant new customer contribution charges, developments are also subject to the following charges: Administration and auditing charge, levied at the rate of 3.5% on the cost of the works Maintenance deposit (refundable) levied at the rate of 5% on the cost of the works may also undertake the planning and development of minor subdivisions. Under these circumstances will levy charges at the rate of 10% on the cost of works. Do I have to pay service charges on vacant land? No. As long as the property is not connected to the service, there will not be a charge. If a sewer scheme is in place in your area the sewer service charge may apply. When do I need to pay the NCC and additional subdivision administration charges? All charges must be paid in full before North East Water s consent to Statement of Compliance is offered. Do I receive any credits? Credits may be given for existing services. For detailed information regarding your property contact the subdivisions department. newater.com.au

23 Fact Sheet Planning and Environment Act 1987 What is the purpose of the Act? The purpose of this Act is to establish a framework for planning the use, development and protection of land in Victoria. What is the scope of the Act? The Act sets out the procedures for preparing and amending the Victoria Planning Provisions and planning schemes, obtaining permits under schemes, settling disputes, enforcing compliance with planning schemes and other administrative procedures. The main functions of the Act are to: Set the broad objectives for planning in Victoria; Set the main rules and principles for how the Victorian planning system works; Set up the key planning procedures and statutory instruments in the Victorian planning system; and Define the roles and responsibilities of the Minister, councils, government departments, the community and other stakeholders in the planning system. Responsible Authority obligations under the Act The responsible authority must give a copy of an application to every person or body that the planning scheme specifies as a referral authority for applications of that kind without delay unless the applicant satisfies the responsible authority that the referral authority has a. Considered the proposal for which the application is made within the past three months; and b. Stated in writing that it does not object to the granting of the permit for the proposal. Referral Authority obligations under the Act The referral authority must consider every application referred to it and may tell the responsible authority in writing that - a. It does not object to the granting of a permit subject to conditions; b. It does not object; or c. It does object The referral authority must notify the Responsible Authority in writing within the prescribed time if it requires more information on a particular application before sending a response. newater.com.au

24 Fact Sheet Accredited Contractor Who is an accredited contractor? The term accredited contractor refers to an individual contractor or contracting company who have been granted accreditation by to either; Extend or alter any sewer or water asset, or Repair or replace any sewer or water main, either on behalf of or as part of an approved development. The objective of the accreditation system is to ensure contractors undertaking any work on infrastructure are suitably qualified, licenced, insured and experienced. Accreditation Process To become an accredited contractor, applicants need to demonstrate they are suitably qualified and licenced and provide evidence outlining experience, skills and knowledge applicable to carrying out works on infrastructure. To apply for accreditation download a Contractor Application Form from the Land Development section of our website. Submit the application form with supporting documents to for assessment. You will be advised in writing the outcome of your accreditation application. Works that require an Accredited Contractor Work Type Water Main tapping Water main extension Connection from the Water Meter (domestic Water) Sewer Cut-in Sewer main Extension Sewer manhole House Drainage line (connection to the jump-up) Who can do this type of work Vic Licenced Plumber NEW Accredited Contractor Vic Licenced Plumber NEW Accredited Contractor NEW Accredited Contractor NEW Accredited Contractor Vic Licenced Plumber Sub-contractors retained to undertake any portion of the works must also be an Accredited Contractor with North East Water. Accreditation is not required for plumbing work that connects to a properties legal connection point. The guiding requirement in these situations is Australian Standards This work must be carried out by a suitably qualified and licenced plumber. For customers needing to directly employ an accredited contractor to undertake work such as a water or sewer main extensions contact details of all Accredited Contractors can be found under the Land Development Section of our website newater.com.au

25 Fact Sheet General Design Work Standards and As Constructed Plans The Developer is required to arrange for the design and installation of all works that are needed to satisfy the planning permit conditions. This ensures the control and management of all works remains the Developer s responsibility and allows the Developer to co-ordinate the water and sewer works with the other physical works being undertaken as part of the development. All works are required to be designed and constructed in accordance with the following publications unless requests amendments. Water Services of Australia: Sewerage Code of Australia WSA Water Services of Australia: Water Code of Australia WSA Engineering Guidelines for Subdivisions and Developments Standards Design Works A qualified engineer, recognised by as being experienced in the design and construction of water and sewer works is to carry out the design works. Construction must not commence until approves the design plans. Construction Works The Construction of works must be carried out under the supervision of a qualified engineer recognised by as being experienced in the design and construction of water and sewer works in accordance with the technical requirements and specifications. A accredited contractor must be engaged for the physical construction of the works. Notification of Commencement Before any works are commenced, must receive in writing an Intention to Commence Works notice, 5 business days prior to the commencement date. This allows North East Water to notify the Works Supervisor that works are commencing in a particular area. Design Plans Design plans are drafted drawings of the proposed works. Separate drawings for water and sewer designs are preferred. It is the developer s responsibility to arrange for the design and construction of new water and sewer main extensions to service new subdivisions. Once the design plans are received, will respond, either approving the plans or indicating any required amendments. Works must not commence until has approved the plans. Approval to locate the asset on the road reserve is to be sought from the relevant road management authority. newater.com.au newater.com.au

26 As Constructed Plans As constructed plans are prepared by the developer s engineer showing the actual details and location of new works constructed. The accuracy of these plans is confirmed using the details from the works supervisors field notes. will approve the as constructed plans once details are proven correct. A development will not be released until the as constructed plans are received and approved. It is preferred that as constructed plans are designed using As Constructed Design Certification (ACDC) program. Plan requirements Plans submitted to are to be drawn using the Australian Standard as a guide. plan requirements: ed.pdf digital plans are preferred Paper prints and digital copies are required for as constructed drawings Drawings generally include; Scale A locality plan giving the overall layout and location of the works A detailed plan of the scheme Special details where the standard drawings are not sufficient The preferred scale is 1:500 for detail plans, Special details may be to scales appropriate for clarity. Content The extent of works, showing streets, street names, lot numbers and easements Main diameter (150), material (PVC) and class (SN12) Main location (offset) from title boundary in metres Fittings locations and type; eg. valves, hydrants, inspection shaft, access chamber (manhole) Locations of property connections; measured from the title boundary for water and downstream manhole for sewer Longitudinal sections to show diameter, material, class, grade, inverts, natural surface level and other services Location of nearby services that may be affected by the works Existing mains size and material and directions for connection to them North point An example of the design plan checklist used by when reviewing design plans can be found in the Reference Material and Links section of the Land Development Manual. newater.com.au newater.com.au