5. Upgrades and Outages
This page is the working register of infrastructure and other estate work that needs doing, work that is proposed, what that work would interrupt, and scheduled outages. It is not a substitute for the as-built pages in sections 3 and 4.
Storm and network power failures are in 3.3.2 Backup Power. This page is for planned estate work only.
Living Register
Update this page when an item is identified, proposed, scheduled, or finished. As at 31 August 2026: east-side septic main repair targeted September 2026; SP4 procurement from late 2026; SP4 civil works may not start until late 2027.
How to Use This Page
| Status | Meaning |
|---|---|
| Needed | Identified gap or plant that should be upgraded; not yet a committed project |
| Proposed | Intended work; dates and outage window not locked |
| Scheduled | Dates agreed; owners to be notified before the start |
| Complete | Work finished; move the detail onto the relevant as-built page if plant changed |
Recording a Scheduled Outage
- Confirm dates, isolation points, and affected services with the contractor
- Enter the work in Needed or Proposed Upgrades (or leave it there) and add a row under Scheduled Outages
- Notify owners via 1.4 Contact Information (
lakebennettcommittee@gmail.comand Whittles notices) before the start time - After restoration, mark the outage Complete and update the asset page if plant changed
Needed or Proposed Upgrades
| Item | System | Need | Status | Outage Risk | Detail |
|---|---|---|---|---|---|
| East-side septic main repair | Wastewater | Two Priority 1 groundwater infiltration repairs plus a Unit 41 branch investigation on the 150 mm gravity main | Scheduled | Sewer isolation up to one working day per stage; driveway closures at Units 39, 40, and 41 | See below |
| SP4 replacement | Wastewater | Relocate and replace Pit 4 (Units 65–66) with a concrete tank, Orenco pumps, and bar screen | Scheduled (buy late 2026; civil late 2027) | Cutover outage for Units 65 and 66 only, when install proceeds | See below |
| DB1 generator changeover procedure | Power | Written checklist for connect, changeover, WWTP post-checks, and return to mains is not yet published | Needed | None (documentation). Live generator work would follow 3.3.2 Backup Power | 3.3.2 Backup Power |
| Recycled water reuse | Wastewater | Class A water in the RWS tanks is intended for a future community nursery and estate greening | Proposed | Isolation of RWS or LAA only if pipework is altered; not scheduled | 3.2.14 Recycled Water Storage |
| As-constructed drawings pack | Records | Survey / as-constructed drawings still to be collected | Needed | None | 2.4 Easements |
Add further rows as plant, roads, or other common-property work is identified. Do not record lot-internal upgrades here except where a communal investigation assigns owner-side work.
East Side Septic Main Repair (2026)
Priority 1 repairs and a targeted junction investigation on the east-side communal 150 mm PVC gravity sewer (Zone 1 — 3.2.6 Gravity Mains). Structural condition of the pipe barrel is sound (structural grade 1). CCTV survey by DHE, 6 March 2026 (WSA 2020).
| Item | Detail |
|---|---|
| Asset | Communal gravity sewer (sewage only), easement at Unit 40 |
| Pipe | 150 mm circular PVC |
| Inspected length | 288.30 m (three sections) |
| Manholes | MH A behind Unit 40; MH B between Units 55 and 56; MH C next to Unit 17 |
| Target start | September 2026 (indicative; mid to end of dry season) |
| Do not schedule | Wet season, school holidays, public holidays |
| Working hours | 08:00–17:00 Monday–Friday (to be confirmed with contractors) |
| Physical works | About 5–9 working days (two repairs, one investigation, driveway make-good and cure) |
| Programme | About 4–5 weeks from committee approval to close-out |
| Status | Scheduled (exact start TBC once contractors are engaged and owner notices issued) |
In Scope
| Work | Section | Chainage | Unit | What |
|---|---|---|---|---|
| Repair 1 | A → C | 20.4 m from MH A | 39 | Gushing infiltration at 12 o'clock (Grade 4) — replace failed joint or pipe section |
| Repair 2 | B → A | 0.8 m upstream of MH A | 40 | Running infiltration at 3 o'clock at an open 100 mm junction (Grade 3) — reseal or replace saddle |
| Investigation 3 | B → A | 9.20 m from MH B | 41 | Water entering from the unit branch; junction intact on CCTV — confirm source and whether body corporate or lot-owner repair |
Investigation 3 does not include private plumbing unless the findings show a communal defect and the committee authorises remedial work.
Out of Scope
Priority 2–4 CCTV items (ponding, pipe indent, grease, seepage, surface damage, and systemic open-junction remediation) are not in this project. No full main replacement, no jet-clean of the 288 m network, and no post-repair CCTV.
Contractors
| Role | Party | Contact |
|---|---|---|
| Coordination, concrete cut, driveway make-good | Harrison Homes & Renovations Pty Ltd | 0447 719 071 |
| Licensed plumber | Saunders Plumbing and Drainage (Joshua Saunders) | 0416 560 439 |
| Excavation and backfill | Dash Excavations | Engaged by the committee |
| Service locate | Austar Underground Services | 0402 503 073 / 0412 751 552 |
| CCTV (complete) | DHE (Dig Hard Excavations) | Survey 6 March 2026 on file |
| Owner liaison | Whittles on behalf of the committee | Units 39, 40, and 41 |
| Notices and complaints | Lake Bennett Body Corporate Committee | lakebennettcommittee@gmail.com |
Sequence at each work zone: Austar locate → Harrison saw-cut driveway → Dash trench → Saunders sewer works → Dash backfill → Harrison driveway make-good → cure → reopen.
Interruptions
| Impact | Detail |
|---|---|
| Sewer use | Isolation (plug, over-pump, or vacuum tanker) — no more than one working day per stage, subject to what is found when the pipe is opened |
| Driveways | Units 39, 40, and 41 — no vehicle access while slabs are cut, trenches are open, and until new concrete is trafficable (tentatively 48 hours after pour; Harrison to confirm) |
| Access | Unit 40 easement unrestricted; works under owners' concrete driveways |
| Environment | No sewage or dewatering to ground, stormwater, or the lake catchment; vacuum tanker on standby; 100 m lake setback applies |
Lake Catchment
No raw sewage or dewatering discharge within 100 m of lake full supply level. See 2.3.5 Environmental Management.
Owner Notices
Minimum 7 days before Notices 2 and 3. Audience for Notice 1 is all east-side owners Units 39–58. Whittles contacts driveway owners at Units 39, 40, and 41.
| Notice | When |
|---|---|
| 1 — Intent | Within 7 days of committee approval |
| 2 — Pre-works | Minimum 7 days before first excavation |
| 3 — Stage update | Minimum 7 days before each of Repair 1, Repair 2, and Investigation 3 |
| 4 — Completion | Within 7 days of final reinstatement |
Include in notices: reduce non-essential water use; no fats, oils, or grease; keep children and pets away from open excavations; report surfacing effluent to the committee.
SP4 Replacement (Pit 4)
Replace the existing Sewage Pit 4 (3.2.4 SSP4 Everhard) with a new concrete tank, Orenco pumps and controls, and a bar screen. Relocate onto common land, further from the lake high-water line. New rising main to 3.2.3 SSP3. Serves Units 65 and 66 only.
Drivers: flat invert causing sludge and blockages; pump clogging from wet wipes; flood risk at the current foreshore site. Orenco equipment is specified for interchangeability with the rest of the estate OWMS.
| Item | Detail |
|---|---|
| Current plant | Everhard 3,000 L plastic septic and polymer lift well between Units 65 and 66 |
| New plant | 5,000 L concrete tank (baffle, two access openings); Orenco duplex pumps and panel; Biotube / bar screen |
| Power | Existing circuit and subsurface wiring from the west-side main switchboard (DSB-DB1) to a new control board beside the new pit |
| Crane / delivery | Tilt-tray via Chinner Road onto common land; crane stages beside the excavation (no private-lot easement) |
| Procurement | Starts late 2026 (equipment and parts — tank, Orenco kit via ENVR) |
| Civil and install | May not start until late 2027; tank lift preferred in the dry season when ground is firm |
| Cutover | Agreed outage window for Units 65 and 66 only; then pump-out and make-safe of the old pit |
| Status | Scheduled for procurement; civil dates indicative |
In Scope
- Survey, setbacks, and layout (Earl James; AWS)
- Hydraulic design, Section 40, and BAS plumbing-only notifications (Tier 1 building control area)
- Procurement of tank, Orenco pumps, controls, and bar screen (ENVR)
- Excavation, rising main to SPS 3, crane set, plumbing, and electrical
- Commissioning, cutover, old-pit pump-out and decommissioning, as-builts and O&M handover
Out of Scope
Upgrades to SPS 3 beyond the new rising-main connection; upstream pipework from Units 65 and 66 unless design finds it must be repaired; other estate pits; landscaping beyond safe access.
Timing
| Phase | Target | Outage |
|---|---|---|
| 1–2 Survey, design, approvals | Before equipment order | None |
| 3 Procurement | From late 2026 — order tank and Orenco parts (lead time is on the critical path) | None |
| 4–5 Civil, install, cutover | May not start until late 2027 | Units 65 and 66 — agreed window at cutover only |
Do not set the tank in saturated ground. Align crane, tilt-tray, and excavation on one day.
Contractors
| Role | Party |
|---|---|
| Equipment (tank, Orenco, bar screen) | ENVR Solutions (Matt McKennariey) — 0402 524 033 |
| Hydraulic design and as-builts | Architectural Water Solutions (AWS) |
| Survey | Earl James and Associates |
| Excavation | Dash Excavations |
| Plumber / certification | Saunders Plumbing and Drainage — 0416 560 439 |
| Electrical | Top End Electrical — 08 8945 5684 (west-side DB feed) |
| Crane | Territory Crane Services |
| Old-pit pump-out | Ecotreat Solutions NT |
Committee approvals: approach and location; budget after design; cutover date and notice to Units 65 and 66.
Interruptions
| Impact | Detail |
|---|---|
| Sewer (Units 65 and 66) | Existing SP4 stays in service until cutover. Outage only for the agreed cutover window — notify those two units in advance |
| SPS 3 / east side | No intended interruption beyond connecting the new rising main |
| West-side power | Brief work at DSB-DB1 / existing SP4 feed when the new control board is connected |
| Chinner Road / common land | Tank delivery and crane on install day |
Lake Catchment
New SP4 must sit at least 100 m from lake full supply level (or outside the catchment). No effluent to the lake. See 2.3.5 Environmental Management.
Potential Outages
Typical interruptions if the matching plant is isolated for upgrade or repair. Actual duration depends on the job.
| Work on | Typical interruption | What still runs | Contingency |
|---|---|---|---|
| Potable isolation (central box, Unit #17, western easement, WWTP green box) | Water to the isolated units or to the control room | Other zones if isolation is segmental; hill tanks still feed open legs | 3.1.4 Reticulation |
| Bores or chlorine dosing | No tank refill; no dosing while isolated | Gravity supply from hill tanks | 3.1 Water Supply, 3.3.2 Backup Power |
| WWTP or control room | Treatment, LAA irrigation, and RWS fill | Collection pits until they back up; RWS as wet-weather buffer | 3.2.15 O&M and Contingency |
| East-side gravity sewer (2026 project) | Restricted sewer use up to one working day per stage; driveway closures at Units 39–41 | Other collection zones; WWTP if flow is still delivered | Vacuum tanker; over-pump at MH A |
| SP4 replacement (late 2027 civil) | Agreed cutover outage for Units 65 and 66 only | All other collection zones; existing SP4 until cutover | Notify 65 and 66; plumber on site; then pump-out old pit |
| Sewage pump stations | That collection zone stops lifting | Upstream gravity until pits fill | Pit 1 and Pit 2 typically need power within about 12 hours |
| Grid / DB1 | Estate infrastructure power | Gravity water until tanks draw down | Hire generator at DB1 — 3.3.2 Backup Power |
| Internal roads | Vehicle access on the closed section | Other estate roads if not blocked | 4.4 Emergency Access |
Sewer Backup Window
Planned electrical or WWTP outages that last toward 12 hours need a hire generator at DB1, or pump-out, before Pit 1 and Pit 2 back up. See 3.3.2 Backup Power and 3.2.9 Reservoir Impact.
Scheduled Outages
| Start | End | Service | Area | Reason | Status |
|---|---|---|---|---|---|
| September 2026 (indicative) | About 4–5 weeks from start | Gravity sewer | East side Units 39–58; driveways 39, 40, 41 | Priority 1 infiltration repairs and Unit 41 junction investigation | Scheduled |
| Late 2026 | — | Procurement only | SP4 equipment (no service outage) | Order concrete tank and Orenco pumps, controls, and bar screen | Scheduled |
| Late 2027 (indicative) | TBC at cutover | SSP4 | Units 65 and 66 | Civil install, rising main to SPS 3, cutover, decommission old pit | Proposed |
Exact start is confirmed when contractors are engaged and Notice 2 is issued. Do not leave stale dates after close-out.
Notices
| Item | Detail |
|---|---|
| Who sends | Estate committee |
| Channels | lakebennettcommittee@gmail.com; Whittles owner portal notices; letterbox / noticeboard for east-side sewer works |
| What to include | Start and end, service affected, area (units or plant), isolation points, who to call |
Contacts: 1.4 Contact Information.
Version Control
| Version | Date | Description |
|---|---|---|
| 1.0 | 2026-08-31 | Initial Release |
| 1.1 | 2026-08-31 | Gravity sewer main repair scheduled for 2026 (dates TBC) |
| 1.2 | 2026-08-31 | East-side septic main repair from project scope (Priority 1, September 2026) |
| 1.3 | 2026-08-31 | SP4 replacement — procure late 2026; civil may wait until late 2027 |
Next Review Date: 2027-02-28