1.2 Scope
This page draws the line around the manual: which land, which shared plant, and which rules it records. It is not a substitute for the Lake Bennett (Land Title) Act 2005, the certificate of title, or the Articles of Corporation.
Why the manual exists, and how water, wastewater, power, and roads depend on each other, is in 1.1 Purpose. Location and community setting are in 1.3 Estate Overview. Approvals and enforcement detail are in 2.3.6 Compliance.
Geographic Scope
The Act created a new plan of subdivision and a new Lake Bennett units plan for section 1252 (Hundred of Howard). This O&M manual is written for that condominium estate at 841 Chinner Road. Neighbouring land is in the same planning locality but is not operated from these pages.
| Land | In this manual | What you will find |
|---|---|---|
| Section 1252 units and common property | Yes — primary scope | Shared water, OWMS, power, internal roads; zoning and covenants for the 64-dwelling condominium |
| Units-plan development area (former unit 108 interest) | Yes, where it affects shared services or DP04/0022 | Connection rules, setbacks, and permit conditions in section 2 |
| Sections 1254 and 1255 (lake and foreshore) | Recreational easements and lake-protection rules only | 2.4 Easements, 2.3.3 Community Facilities — not a lake-owner operations manual |
| Section 1253 (resort) | Interface only | Amenity and lake rules in 2.3.7 Special Considerations. This site does not document resort plant or hospitality operations |
| Adjoining rural sections (e.g. 90–97, 99–110) | Locality references only | Schedule 5 land-use controls may apply to those lots; this manual does not operate them |
| Chinner Road (public) | Access and addressing only | Street address format in 2.2 Lot Numbering. Internal estate roads are in section 4 |
Use the current units plan and title for legal descriptions. Do not rely on cancelled Units Plan 97/026 numbering for dealings. See 2.2 Lot Numbering.
What This Manual Records
| Domain | In scope | Where |
|---|---|---|
| Potable water | Bores, hill storage, chlorine dosing, reticulation and isolation, conservation, sampling as used on site | 3.1 Water Supply |
| Wastewater (OWMS) | Collection (SSP1–SSP5, gravity and rising mains), AdvanTex® WWTP, recycled water storage, land application, O&M and contingency | 3.2 Sewerage |
| Power | Grid connection, estate switchboards and metering, hire-generator backup at DB1 | 3.3 Power Supply |
| Roads and lighting | Eastside and Northshore roads, driveways, traffic safety, emergency access, solar street lights | 4.1 Internal Roads |
| Land use and building covenants | Section 1252 condominium controls, dual approval, easements, lake/foreshore recreation, heritage/sacred-site process pointers | 2.3 Zoning, 2.4 Easements |
| Contacts and maps | Estate, contractor, and emergency contacts; infrastructure overlays | 1.4 Contact Information, Interactive Map |
| Planned works | Needed and proposed upgrades, potential interruptions, scheduled outages | 5. Upgrades and Outages |
Manufacturer PDFs, the ENVR OWMS O&M Manual V1.1, Acts, and drawings under docs/assets/ are source files. Pages here summarise what is needed to operate the estate and link to those files.
What This Manual Does Not Cover
| Out of scope | Why | If you need it |
|---|---|---|
| Inside a unit after the lot connection | Private plumbing, fixtures, interiors, and household appliances are the proprietor’s | Owner / licensed trades; Corporation approval still applies to external improvements (2.3.6 Compliance) |
| Body corporate administration | Levies, AGM minutes, insurance claims, and strata accounting are not this site | Whittles portal (see 1.4 Contact Information); Articles of Corporation |
| Resort operations (s 1253) | Different land use and operator | Resort operator; Schedule 5 clause 13 is summarised in 2.3.7 Special Considerations |
| Telecommunications network design | No dedicated plant pages | Service easements and Schedule 5 exceptions are noted in 2.3.2 Infrastructure Zones |
| Full NT agency procedures | Planning appeals, building certification, and EPA process live with the Territory | Pointers in 2.3.4 Development Controls and 2.3.6 Compliance |
| AdvanTex® design calculations | This site records the installed OWMS, not the manufacturer’s design office | LBC OWMS O&M Manual V1.1 |
| Private businesses on lots | Not estate common plant | Proprietor and relevant NT licences |
Locality Rules That Are Not 1252 Dwelling Rules
Schedule 5 also contains controls for other lots in the Lake Bennett locality (including larger rural sections). Do not apply those lot-size or height figures to condominium units. On Section 1252 the documented dwelling limits are 64 dwellings, single storey, and 5 m height — see 2.3.1 Zoning Overview.
Shared Plant vs Lot Responsibility
| Party | Typically responsible for |
|---|---|
| Corporation / estate management | Common-property plant: bores and tanks, chlorine dosing, reticulation isolation, OWMS and LAA, estate switchboards and backup arrangements, internal roads and solar lights; coordinating contractors |
| Proprietor | The unit structure and lot-side services after the connection; firebreaks and weeds on the unit; obtaining Corporation approval (and any planning/building consent) before improvements |
| Service authorities | Works on or adjacent to registered service easements, to their standards (Schedule 6, Condition 9) |
Authorised Corporation agents may enter units for inspection and maintenance on reasonable notice, or without notice in an emergency (Articles 2). See 2.3.2 Infrastructure Zones.
Legal Instruments This Manual Relies On
If this manual and a registered instrument disagree, the Act, title, easement, permit, and Articles prevail. This site is the operational record of plant and the working summary of those rules.
| Instrument | Role | Used in |
|---|---|---|
| Lake Bennett (Land Title) Act 2005 | Creates the subdivision, units plan, easements, and Schedule 5–6 locality / permit conditions | 2.3 Zoning, 2.4 Easements |
| Development Permit DP04/0022 (Schedule 6) | New-dwelling conditions on s 1252 (style, setbacks, effluent and potable connection, easements) | 2.3.1 Zoning Overview |
| Articles of Corporation (Units Plan 97/026 covenants, as continued) | Building covenants, pets, common property, Corporation approval of improvements | 2.3.6 Compliance |
| Real Property (Unit Titles) Act 1975 | Units-plan / body corporate framework | Governance context in 1.3 Estate Overview; not a full strata procedure manual |
| Building Act 1993 and NCC | Lake Bennett is a Tier 1 building control area | 2.3.4 Development Controls |
| Water Act 1992 | Surface-water licence consistency for lake/foreshore recreation; drinking-water practice is documented against ADWG / NT Health in section 3.1 | 2.4 Easements, 3.1 Water Supply |
| Planning Act 1999 (NT) | Consent and review pathways | 2.3.6 Compliance |
| Heritage Act 2011 and NT Aboriginal Sacred Sites Act 1989 | Stop-work and AAPA certificate process for ground disturbance | 2.3.7 Special Considerations |
| Law of Property Act 2000 Schedule 3 Part B | Terms of service easements (sewerage, water, electricity) benefiting s 1252 and burdening s 1255 | 2.4 Easements |
PDFs of the principal Acts are under Documentation Assets (docs/assets/acts/current/).
Authority of This Manual
- Does not grant development consent, a building permit, an AAPA certificate, or a Water Act licence
- Does not replace isolation procedures, lock-out, or contractor licences when working on live plant
- Does describe the estate as built and as operated, including that legacy sewerage in older reports has been decommissioned in favour of the AdvanTex® OWMS — see 3.2 Sewerage
Update these pages when plant is replaced, a permit condition is varied, or contacts change. Editors follow the Style Guide.
Version Control
| Version | Date | Description |
|---|---|---|
| 1.0 | 2025-10-06 | Initial Release |
| 1.1 | 2026-08-29 | Rewritten as geographic and legal boundaries of the current manual; removed generic coverage lists |
| 1.2 | 2026-08-31 | Included planned works and scheduled outages in scope |
Next Review Date: 2027-02-28