Case Study: Engineering Assessment for a Large-Scale Seniors Living Development

Overview

JOCES was engaged by a local council to provide civil engineering assessment services for a multi-stage seniors housing development. The proposal included over 200 independent living units, community facilities, internal road networks, and significant drainage infrastructure.

Our role was to provide technical oversight and ensure compliance with relevant design standards and planning controls.

🔍 Key Constraints We Tackled

This development posed a range of interrelated civil engineering challenges:

1. Flood-Affected Land
   The site spans areas categorised as low, medium, and high flood risk, which triggered a comprehensive flood assessment to ensure compliance with floodplain management policies. We undertook a detailed review of existing flood studies, modelling outputs, and Council mapping to determine suitable finished floor levels across the site. Emergency access and evacuation routes were carefully considered to ensure safety during flood events, and all infrastructure was designed with overland flow paths in mind to preserve flood storage and natural conveyance. Where possible, lot grading and road levels were adjusted to reduce the need for raised pads or artificial redirection of flow.

2. Access via a State Road
   With direct frontage on a classified State road, the proposal required ongoing coordination with Transport for NSW. A full Traffic Impact Assessment was prepared to demonstrate acceptable intersection performance under increased traffic volumes. We also reviewed and proposed line marking adjustments and access spacing to ensure compliance with Transport for NSW design standards. Sight distance, queuing capacity, and turning templates were assessed in line with Austroads guidelines. We liaised with both TfNSW and Council traffic officers to incorporate feedback early in the process, helping to streamline DA assessment and avoid referral delays.

3. Significant Cut and Fill (>3.5m)
   Due to the site’s natural topography, the design involved significant cut and fill exceeding 3.5 metres in multiple locations. Retaining walls were proposed, and we evaluated the impacts of earthworks on natural overland flow paths to avoid adverse redirection towards neighbouring properties. Where retaining was necessary, we worked closely with the geotechnical consultant to assess slope stability, batter treatment, and long-term maintenance implications. We also developed a lot layout and road network that balanced grading efficiency with reduced bulk earthworks to help control construction costs while meeting compliance obligations.

4. Traffic Engineering Coordination
   The road network design included a combination of Council roads, private accessways, RV turnaround bays, one-way laneways, and pedestrian paths. Our role involved facilitating collaboration with Council’s traffic engineering team to confirm the suitability of road widths, swept path movements, on-site parking layouts, and footpath connectivity. We provided analysis and justification for road hierarchy, ensured safe pedestrian interfaces, and resolved vehicle manoeuvring challenges to support both daily access and service vehicle operations. This integrated approach helped address access and safety for future residents and service providers alike.

5. Waste Collection Arrangements
   Waste servicing was split between private collection arrangements and Council-managed roads, requiring detailed coordination to meet compliance requirements. We reviewed bin presentation areas, access grades for collection vehicles, and the suitability of turning areas to accommodate large service trucks. Our recommendations aimed to optimise efficiency for waste servicing while maintaining clear and safe pedestrian paths. The final design addressed key concerns including storage distances, verge presentation, vehicle clearance, and compliance with Council’s development control plan and waste management guidelines.

✅ What We Delivered

Our assessment provided Council with the confidence to proceed with the application, while flagging technical risks early for targeted resolution. The key deliverables included:

• Stormwater Design Review
  We undertook a comprehensive review of the site’s stormwater drainage strategy, including the internal pit and pipe system, discharge points, and on-site detention infrastructure. The design incorporated five detention basins and a major culvert crossing, which we evaluated for compliance with local drainage design standards. Our review considered hydrological consistency, pipe capacity, maintenance access, and connection to the legal point of discharge. By modelling the system under post-development conditions, we confirmed that runoff rates remained within pre-development thresholds and that the design did not increase flood risk to downstream properties. Our recommendations also addressed long-term asset functionality and compliance with Council’s stormwater management objectives.

• Flood Modelling Assessment
  We assessed the flood modelling reports submitted for the site, with particular focus on verifying finished floor levels across both residential and community-use lots. Using the 1% Annual Exceedance Probability (AEP) as the design benchmark, we confirmed that minimum freeboard requirements were met and that no isolated low points presented a risk to occupants or structures. Our review also evaluated the integration of the proposed earthworks with the regional floodplain, ensuring that compensatory storage, flow diversion, and overland flow paths were appropriately addressed. Where necessary, we requested refinements to the model boundaries and recommended updated parameters for sensitivity testing to further support the planning determination.

• Access and Traffic Coordination
  We reviewed the internal road network, access driveways, shared zones, and turning paths in close consultation with Council’s traffic engineering team. The proposal included a variety of road types, including public roads, private laneways, and shared pedestrian environments, requiring coordination to confirm appropriate cross-section widths and movement hierarchies. We carried out swept path assessments for Council waste vehicles and emergency services, as well as reviewed parking configurations and pedestrian access routes. Our recommendations ensured that each transport element met both functional requirements and safety objectives, and helped Council establish a clear position on traffic design compliance prior to determination.

💡 Outcome & Value to the Client

JOCES’ assessment gave the Council:

1. A reliable technical foundation for decision-making.

2. Early identification of compliance issues, avoiding downstream delays or rework.

3. Clear and consistent recommendations across multiple disciplines.

4. Timely support and communication to keep the development application moving forward, improving the overall assessment timeframe.

Through this engagement, we supported not only regulatory compliance, but also long-term infrastructure resilience and liveability for future residents.

🤝 The JOCES Approach

At JOCES, we bring technical clarity and practical insight to complex developments – helping Councils improve assessment timeframes while protecting public infrastructure and outcomes for the community.

By resolving issues early, communicating proactively, and aligning designs with Council policy and industry best practice, we support faster, smarter decisions that benefit both Council and future residents.

We aim to bring values to our clients at every step of the process.