1.1 Purpose
This is the operations and maintenance manual for Lake Bennett Estate (Section 1252, 841 Chinner Road): a 64-bungalow community on the eastern shore of Lake Bennett that runs its own potable water, wastewater treatment, electrical distribution, and internal roads. It records how those shared systems are built, operated, and constrained by the Lake Bennett (Land Title) Act 2005 so the knowledge is not only in people’s heads.
Legal coverage and exclusions are in 1.2 Scope. Location, climate, and community context are in 1.3 Estate Overview.
Why This Manual Exists
Lake Bennett is not on urban water or sewer mains. Drinking water is bore-sourced, stored on the hill, chlorinated, and reticulated through isolation valves that can shut off groups of units. Wastewater from all 64 bungalows is collected through sewage pump stations, treated to Class A recycled water at an AdvanTex® plant, and disposed to subsurface irrigation — not to the lake. Grid power feeds the bores, lift wells, and treatment plant; a hire-generator inlet at DB1 is the storm / prolonged-outage path. Internal roads are the only access for residents, tankers, and emergency vehicles.
Those systems sit on common property, easements, and lots governed by the Act, the Articles of Corporation, and Development Permit conditions. This manual exists so owners, the Corporation, the caretaker, and contractors can:
- Operate and maintain the plant that is actually on site (not a generic “rural estate” template)
- Isolate faults, restore service, and call the right contractor without guessing
- Keep development, plumbing, and earthworks inside the rules that protect the lake and neighbours
- Hand over a consistent record when people, equipment, or procedures change
What This Manual Covers
| Section | What it records | Start here |
|---|---|---|
| 1. Introduction | Why the manual exists, legal scope, estate setting, and who to call | 1.2 Scope, 1.4 Contact Information |
| 2. Site Plan | Layout, lot numbering, zoning and development controls, environmental rules, and easements | 2.1 Master Site Map, Interactive Map |
| 3.1 Water Supply | Bores RN43075 and RN32812 (~100 L/min), ~449,250 L hill storage, chlorine dosing, reticulation isolation, conservation | 3.1 Water Supply |
| 3.2 Sewerage | Collection zones and SSP1–SSP5, AdvanTex® WWTP, disinfection, recycled water storage, land application, O&M and contingency, Orenco T-COM (web, Viewer, and local HMI) | 3.2 Sewerage, 3.2.16 T-COM |
| 3.3 Power Supply | Grid connection, switchboards and metering, backup generator arrangements | 3.3 Power Supply |
| 3.4 Flow Monitoring | Lake Bennett Panel — ultrasonic meters (bore, soak drain, potable), browser charts and daily totals, alarms, devices, diagnostics, and field Modbus hardware | 3.4 Flow Monitoring |
| 4. Roads | Eastside and Northshore roads, driveways, traffic safety, emergency access, solar street lighting | 4.1 Internal Roads |
| 5. Works | Planned upgrades and outages; closed-out installations, upgrades, and repairs | 5. Works, 5.2 Installations, Upgrades, and Repairs |
| 6. Estate Services | Kerbside rubbish and green-waste collection; hill green-waste processing area; estate caretaker | 6.1 Waste Collection, 6.2 Green Waste Processing Area, 6.3 Estate Caretaker |
| 7. Plant and Equipment | Common-property grounds machines (one page per unit) | 7. Plant and Equipment |
| Interactive Map | Estate overlay (KMZ/KML) for pits, valves, WWTP, power, flush-outs, and related plant | Interactive Map |
Manufacturer manuals, the OWMS O&M (ENVR V1.1), Acts, and drawings live under docs/assets/. Pages in this manual summarise what is needed on site and link to those files. Editing rules for new pages: Style Guide.
Who It Is For
| Audience | Use this manual to |
|---|---|
| Property owners and residents | Understand what is common infrastructure versus lot responsibility; conservation and connection rules; who to call |
| Corporation / estate management | Operate shared plant, coordinate contractors, keep records current, and apply development and easement rules |
| Caretaker and trained operators | Follow isolation, dosing, WWTP, T-COM, flow-panel, and generator procedures; recognise alarms and contingency triggers |
| Contractors and service providers | Locate equipment, isolation points, and access; work to the documented plant, not assumed layouts |
| Authorities and certifiers | See how on-site water, OWMS, and development controls are documented against NT requirements |
| Editors of this site | Match existing pages using the Style Guide |
How the Sections Work Together
The estate is one system. A change in one section usually has a counterpart in another.
| If this happens | It also involves | Documented in |
|---|---|---|
| A dwelling is built or altered | Dual approval (planning + Corporation), setbacks, connection to potable water and the effluent system, no work in easements without the service authority | 2.3 Zoning, 2.3.6 Compliance, 2.4 Easements |
| Potable water is lost or isolated | Hill tanks (gravity) can supply for days to weeks; bores and chlorine dosing need power; isolation is at the central box, Unit #17, and the western easement | 3.1 Water Supply, 3.1.4 Reticulation, 3.3.2 Backup Power |
| A sewage pump station fails | Zone 1–3 collection backs up toward bungalows; Pit 1 and Pit 2 typically need power within about 12 hours; contingency is in the OWMS O&M | 3.2 Sewerage, 3.2.15 O&M and Contingency, 3.3.2 Backup Power |
| WWTP pages or smells odd | Check T-COM Status (web, Viewer, or control-room HMI / AOH); confirm UV, fan, and discharge; escalate to ENVR | 3.2.16 T-COM, 3.2.17 Web, 3.2.19 Local HMI |
| Grid power is out | Bores stop; gravity water continues; wastewater pumps and WWTP do not. Hire generator at DB1; contacts and load priorities are listed | 3.3.2 Backup Power, 1.4 Contact Information |
| Bore / potable / soak volumes look wrong | Compare ultrasonic totals and flow on the Lake Bennett Panel; check Diagnostics sessions before chasing field wiring | 3.4 Flow Monitoring, 3.1.1 Bore Pump |
| The lake must be protected | No effluent to the lake; 100 m setback for wastewater facilities; Class A subsurface irrigation; conservation on the potable side | 2.3.5 Environmental Management, 3.2 Sewerage, 3.1.5 Water Conservation, 3.2.9 Reservoir Impact |
| Tankers, desludging, or emergency vehicles need access | Internal roads, driveway standards, and designated emergency routes | 4.1 Internal Roads, 4.4 Emergency Access |
| Plant is upgraded or isolated for works | Owners need notice; isolation points and the generator path still apply; record completed work on 5.2 | 5.1 Planned Upgrades and Outages, 5.2 Installations, Upgrades, and Repairs, 3.3.2 Backup Power |
The Interactive Map and 2.1 Master Site Map overlay infrastructure on the same land as the zoning and easement pages. Use them together when locating a pit, valve, or board.
How to Use This Manual
Site navigation, search, and QR codes are in Getting Started. Use this table to jump to the right technical section.
| Need | Go to |
|---|---|
| Who to call (water, power, generator, roads) | 1.4 Contact Information |
| Lot, unit number, or map overlay | 2.2 Lot Numbering, Interactive Map |
| Building, setbacks, pets, pontoons, approvals | 2.3 Zoning |
| Bore, tanks, chlorine, isolation valves | 3.1 Water Supply |
| Septic pits, WWTP, recycled water, irrigation | 3.2 Sewerage |
| T-COM / WWTP control (web, Viewer, local HMI) | 3.2.16 T-COM Control Interface |
| Switchboards or generator inlet | 3.3.1 Grid, 3.3.2 Backup Power |
| Ultrasonic flow panel (bore / soak / potable) | 3.4 Flow Monitoring |
| Road patching, driveways, street lights | 4.1 Internal Roads |
| Planned upgrades or scheduled outages | 5.1 Planned Upgrades and Outages |
| Completed install / upgrade / repair | 5.2 Installations, Upgrades, and Repairs |
| Rubbish or green-waste collection | 6.1 Waste Collection |
| Hill green-waste drop-off | 6.2 Green Waste Processing Area |
| Caretaker role or site check schedule | 6.3 Estate Caretaker |
| Mowers, trimmers, mistblower | 7. Plant and Equipment |
| Add or edit a page | Style Guide |
Field Use
Each page has a QR code for phone access at the asset. Confirm isolation points and contacts on the page before work — layouts and contractor numbers change.
Document Status
This is a living record of the estate as built and as operated. Update it when plant is replaced, procedures change, contacts move, or a development condition is varied. Version history and the next review date sit at the foot of every page.
Superseded Plant
Legacy sewerage described in older reports has been decommissioned. Current wastewater documentation follows the AdvanTex® OWMS (ENVR O&M Manual V1.1). See 3.2 Sewerage.
Version Control
| Version | Date | Description |
|---|---|---|
| 1.0 | 2025-10-06 | Initial Release |
| 1.1 | 2026-08-29 | Rewritten to map purpose to current water, OWMS, power, roads, and site-plan content |
| 1.2 | 2026-08-31 | Linked section 5 upgrades and scheduled outages |
| 1.3 | 2026-10-20 | Added 3.4 Flow Monitoring, T-COM, and Interactive Map to coverage map |
| 1.4 | 2026-10-25 | Section 5 Works: planned (5.1) and closed-out register (5.2) |
| 1.5 | 2026-10-25 | Linked Section 6 Estate Services (waste collection) |
| 1.6 | 2026-10-25 | Linked 6.2 Plant and Equipment |
| 1.7 | 2026-10-25 | Plant and equipment moved to Section 7 (one page per machine) |
| 1.8 | 2026-10-25 | Linked 6.2 Green Waste Processing Area |
| 1.9 | 2026-11-01 | Linked 6.3 Estate Caretaker |
Next Review Date: 2027-04-20
Related Documents
- 1.2 Scope
- 1.3 Estate Overview
- 1.4 Contact Information
- 2.1 Master Site Map
- 3.1 Water Supply
- 3.2 Sewerage
- 3.2.16 T-COM Control Interface
- 3.3 Power Supply
- 3.4 Flow Monitoring
- 4.1 Internal Roads
- 5. Works
- 5.1 Planned Upgrades and Outages
- 5.2 Installations, Upgrades, and Repairs
- 6.1 Waste Collection
- 6.2 Green Waste Processing Area
- 6.3 Estate Caretaker
- 7. Plant and Equipment
- Getting Started
- Style Guide
- Interactive Map