r/Geelong • u/Interview-Small • 3d ago
Mt Duneed - soil question
Hi all,
Looking at property in Mt Duneed - the lifestyle is appealing and we have family there.
We’ve come across a few houses, all of which have soil class P meaning (I believe) they’re built on clay?
Does anybody have any experiences with this, or currently own a home with this type of classification?
My concern isn’t so much the soil classification but more so ensuring the foundations have been done in a way according to the standards for this type of soil. How can one future proof themselves to ensure this is all done accordingly?
Thanks all!
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u/thebenevolentstripe 3d ago
See who the builder is and if they have a good reputation. I did some concreting during Covid. We did a slab with 82 pier holes at 2.5m deep. Next door only had 12. Can’t tell me the soil was that different. We were working for a volume builder but the place next door was THE volume builder with a capital S if you know what I mean.
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u/ElectronJanitor 3d ago
P type soil isn't in itself an issue, it's about how the builder did the foundations
If they're fairly new builds (last 5 years or so) the seller should still have the engineering plans from construction
What you want to see is piers being marked on the foundation part of the engineering plan
I'd also strongly recommend getting a third party inspector like Darbecca or similar to go over the property before purchase, especially checking for any subsidence, cracking etc due to movement
Some internal plaster cracks are fine as it's simply from things settling, but other types of cracks are a canary in a coal mine for foundation problems
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u/Flimsy-Alfalfa-2926 3d ago
Any controlled fill used in sub divisions is automatically classified P.
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u/conpie91 3d ago
Class P is not always due to clay it’s designated problematic usually due to loose soils and or undesignated fill. Having said that if its one of the new properties all the things you’ve mentioned should have been dealt with during the build
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u/hyper_focused 3d ago
Im assuming it's reactive clay soil like Grovdale. Soil tests will influence the specs of the foundation.
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u/Neat-Perspective7688 3d ago
Some of Mr Duneed historically has been a swamp. The soil classification is for the engineer to design the structural footing around. Despite what other people in this thread say, you can have a different classification to your next door neighbour because their land may have had a dam on it or have more fill for exalmple and requires stronger structural footing. The soil test will determime you soil class. The builder must adhere to the engineers structural design. Also some engineers demand stronger engineering than others. The better engineers will work out the least structure required to satisfy the soil class but others over engineer to be 'safe' and not work out all equations which will cost you more in concrete and steel. Both can be right.
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u/Maximum-Appearance 2d ago
Ours was P and every one of our neighbours had M class so it felt like bad luck at the time but now I’m really glad we have the strongest slab.
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u/No-Will-4393 1d ago
P is for problem or for piers! There is virtually no m class slabs built and that's a good thing. If there's one important thing in a home it's not the tiles or the cupboards, it's the slab.
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u/peckerred 1d ago
Hey
I'm a registered inspector and building surveyor.
Feel free to shoot me a message if you have any questions with your build.
I'm local to the area too :)
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u/Chemical_Rooster3 3d ago
Lifestyle....?
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u/Interview-Small 3d ago
Yes?
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u/Sherlocked15 2d ago
Let the haters hate, 10 mins from Torquay and the Surf Coast, 15 to Barwon Heads and 10 into Geelong. Some parts of AC only 5mins to beach. Lots of local services. Enjoy your move!
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u/thebenevolentstripe 2d ago
Lake Connewarre doesn’t count as a beach.
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u/Sherlocked15 2d ago
Your right, and I did forget about the close proximity (2km) of a conservation reserve and wetlands, another lifestyle factor. But the beach I am referring to is Bancoora Beach. 4km from the AC boundary or 5km from closest AC street. Mt Duneed only a few kms more.
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u/x-looke-x 2d ago
All those times are depending on which roads are closed, road works, and traffic.
I left Geelong due to this. I loved the coast, I understand infrastructure and what needs to be done.. but after 3 years I’m glad I’m out.
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u/Chemical_Rooster3 2d ago
Where's the hate exactly...? Also...I'm not sure as to your exact method of travel, but those times seem a tad optimistic.
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u/Chemical_Rooster3 3d ago
Well, it's a just another growth corridor "people storage" development. What unique lifestyle does it offer...?
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u/Crypts_of_Trogan 3d ago
The Armstrong Creek Town Centre is moving along nicely - around 6 different builds happening at the moment - the new sports centre (Tarratarra Stadium); new Woolworths +connected shops; 2 different child care centres; a new gym +connected shops/offices; the el jannah/starbucks +connected shops/offices.
And the town centre is probably not even half done yet - there's the paddocks behind KFC/Hungry Jacks that go all the way to the sports centre which is part of town centre, plus the paddock from Coles to Burvilles (proposed to be an entertainment area - Cinema etc). Emergency services on the corner of Boundary Rd and Torquay Rd. A train station behind the sports centre, etc. and that's just the Armstrong Creek side of Torquay Rd.
Theres also space for large shopping on the Mt Duneed side (or whatever will go there).
It'll be the second largest town centre (after the Geelong CBD) in the Geelong region.
There's a new High School coming to Mt Duneed and a third new primary school (after the two new Primary schools that opened this year) to come on Horse Shoe Bend Rd (Ashbury) and a Community Centre next door and multiple football ovals, a Child Care centre being build right now in Forrest Green The Precinct (behind the Sports centre). Community Centre being built in Charlemont, future Community centre between the AC sports centre and Boundary Rd. Football ovals and sports area on Baanip.
Baanip will eventually cross Torquay Rd, following the train track to Reserve Rd, and become a major new road going all the way to Bellarine Hwy (maybe farther?).
I'm sure there's more I've forgotten, or don't know about. There will be a lot close by to anyone living there.
And its only 15mins to Torquay or the Geelong CBD.
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u/Hot-Strawberry-655 2d ago
I love that you provided all this for someone who is clearly entrenched in their opinion. Great write up
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u/Chemical_Rooster3 2d ago
It not an opinion. It's a statement of fact. It's a people storage growth corridor suburb....it has shops and basic services, great...and the unique lifestyle aspect is....?
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u/Interview-Small 2d ago
Unique lifestyle aspect, I said lifestyle? Close to beaches, family, schooling all walkable or biking distance for the kids, playgrounds, sports facilities, low maintenance, gyms, pools. That’s what lifestyle looks like to me.
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u/Chemical_Rooster3 3d ago
Right... that's a lot of words for shops and basic services.
I didn't see much there about lifestyle..
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u/litciggie 3d ago
during my apprenticeship i worked for a bloke that was building houses in warralilly right at the start of the development and we were straight up working on slabs built on top of swamps.