Delegated Report - Code - Planning RAL20 0021

Author	Patrick Murphy, Coordinator Planning
Development Assessment

APPLICATION DETAILS
Application No.	RAL20/0021
Applicant	Vantralia Pty Ltd
Proposal	Reconfiguring a Lot - Residential
Properly Made Date	21 September 2020
Information Request Date	23 October 2020
Information Response Date	3 December 2020
Decision Due Date	30 April 2021
Report Completed Date	30 April 2021
Report Reviewed By	Kerri Coyle

PROPERTY DETAILS
Property Address	2 Pearsons Rd Cooroy Qld 4563
RP Description	Lot 3 RP 113733
Land Area	17450m²
Existing Use of Land	Large residential block

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Low Density Residential Zone Environmental Management and Conservation
Precinct	Not Applicable
Local Plan Area	Cooroy
Overlays	Biodiversity Overlay – Riparian Buffer and Waterway Flood Hazard Overlay
Assessment Type	Code
PROPOSAL
The application seeks approval for a Reconfiguring a Lot - Residential.
It is proposed to reconfigure the site from 1 lot into 16 lots and a lot for the purpose of a park.
The lots are to be serviced by a new road which is a continuation of Blue Wren Place with one lot gaining access from Pearsons Road and 2 lots gaining access from an easement off the new road. All lots are a minimum of 600m2.
The locality and proposal plan are included below.
Figure 1 – Locality

Figure 2 – Site Plan

site details
Background
There are no recent development applications related to the subject site.
Site Description
The subject site is approximately 1.74 hectares in area and contains a dwelling which is situated approximately 10 metres from the Pearsons Road frontage, access to the site is obtained from Pearsons Road. A number of outbuildings are located to the rear of the dwelling.
Scattered vegetation is situated in the western half of the site whilst the eastern half of the site contains a significant coverage of native vegetation. A water dissects the middle of the site generally in a north/south direction.
The north eastern corner of the site is affected by the Flood Hazard Overlay whilst the Riparian Buffer is also located in this area and extends beyond in a westerly direction.
Surrounding Land Uses
Areas to the north, south and east have been subject to recent reconfiguration which has resulted in residential lots of similar size as proposed in the current application. Vegetation adjacent to a waterway to the east of the site has been retained with this land being transferred to Noosa Council and under nomination of a Trust.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017; and
Noosa Plan 2020.
Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
Low Density Residential Zone Code;
Cooroy Local Plan Code;
Reconfiguring a Lot Code;
Biodiversity Overlay Code
Flood Hazard Overlay Code
The subject site is located in Cooroy and is zoned Low Density Residential. The proposed use is identified as a consistent use within the zone and is required to follow a code assessable application process.
The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below:
Lot size and layout
The proposed layout complies with the minimum lot size requirements as each lot is at least 600m2 in area. The proposal does not meet Acceptable Outcomes AO21.2 and AO21.4 as more than 10% of lots are accessed via an access strip and one rear lots shares a common boundary with 5 lots.
However the proposal is considered to meet the corresponding Performance Outcomes as:
The layout responds to the internal cul-de-sac;
Does not detract from the local character of the neighbourhood;
Use of the access strip is unlikely to result in amenity impacts to adjoining properties noting that only one lot is required to utilise the full extent of the access easement;
The rear lot which adjoins 5 lots being 931m2 in area is of a suitable size to accommodate a dwelling and associated parking so as not to impact on the privacy, sunlight or breezes to adjoining lots once a dwelling is constructed.
It is not suitable for additional access to be created from Pearsons Road
Waterway
The site contains an area of approximately 0.3ha of Riparian Buffer Area relating to the waterway to the east and is bisected by a 1st order waterway running in a generally south to north direction. The eastern portion of the lot contains mature native vegetation, principally Gympie Messmates (Eucalyptus cloeziana). This vegetation is not mapped as an area of Biodiversity Significance recognising the vegetation has been planted as a farm forestry plot.
The applicant has proposed the inclusion of the majority of the riparian buffer area within park and suitable conditions can be applied to ensure the revegetation of this area. The applicant has included a pathway connection to the north public park area, ensuring a linked pathway network to the playground area at the end of Forest Oak Court.
The 1st order waterway running in a generally south to north direction has been proposed to be rehabilitated and revegetated to reflect a natural waterway, whilst recognising the upper most southern portion of the waterway is highly degraded and functions as a drainage swale. The applicant has proposed rehabilitation to 5m either side of the waterway north of the internal road and proposes additional works in the northern public park to further rehabilitate the degraded waterway. A total of 80m of the 1st order waterway will be rehabilitated and suitable conditions can be applied to ensure a good ecological outcome.
Stormwater
The proposed stormwater quality and quantity outcomes have been reviewed by Council’s Environment Officer for Water Quality and Quantity. Accordingly the following comments were provided:
…application falls short of the minimum pollutant reduction target for total phosphorous, additionally, it proposes for Gross Pollutant Traps to be used to achieve the Total Suspended Solids Targets. These two elements do not meet The Noosa Plan requirements. Phosphorous is attached to sediment, therefore, provision of rainwater tanks in lieu of the GPT’s and other detail design measures that have not yet been explored could instead assist for the targets to be reached.
Further Catchment 5 as shown in the submitted stormwater quality treatment strategy was proposed to be treated via the existing Blue Wren Court biobasin, but the pollutant reduction associated with that strategy was not considered.
Discussions with the designing engineer has been undertaken to confirm:
that the Blue Wren Court biobasin does in fact have capacity to treat catchment F, and
whether or not conditioning for the minimum pollutant reduction targets  to be met in lieu of the GPTs is unreasonable. It was suggested that rainwater tanks could instead fill the performance objectives otherwise filled by GPT and they were not yet considered.
Given that the shortfall could  be resolved in the detailed design, and that sufficient area remains in the park for treatment of catchment F if necessary, a condition is therefore recommended to require that the first application for operational works for this development must clearly demonstrate detail design can facilitate for the minimum required pollutant reduction targets of 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45% reduction in Total Nitrogen to be met in the absence of Gross Pollutant Traps, and including consideration of catchment F.
Further conditions to address the Stormwater quality and quantity have been provided to address these issues.

cONSULTATION
Referral Agencies
The applicant was referred to the following Referral Agencies:
Department of Infrastructure, Local Government and Planning (SARA)
The Department is a referral agency for:
Schedule 10, Part 9, Division 4, Subdivision 2, Table 1, Item 1 (10.9.4.2.1.1)—Reconfiguring a lot within 25m of a state transport corridor (Planning Regulation 2017)

Schedule 10, Part 9, Division 4, Subdivision 2, Table 3, Item 1 (10.9.4.2.3.1)—Reconfiguring a lot within 100m of a state-controlled road intersection (Planning Regulation 2017)
The Department has responded advising that it has no objection. No conditions were included with advice to the applicant provided.
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Coordinator, Development Engineering
Environment Officer - Ecology
Environment Officer – Water
conclusion & reasons for decision
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No RAL20/0021 for a Reconfiguring a Lot - Residential situated at 2 Pearsons Rd Cooroy Qld 4563 and described as Lot 3 RP 113733, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	RAL20/0021
Street address:	2 Pearsons Rd Cooroy Qld 4563
Real property description:	Lot 3 RP 113733
Planning Scheme:	Noosa Plan 2020 (31 July 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Reconfiguring a Lot - 16 Residential lots and Park
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
20-5179AN	B	Plan of Proposed Reconfiguration of Lot 3 on RP 113733	23.04.2021
All lot numbering on the subdivision plan to be submitted to Council for the plan sealing application must remain as shown on the Approved Plans.
The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions.
Currency Period
This development approval lapses if the use has not happened by 5 May 2025, unless an application to extend the currency period is approved by Council.
Performance Bond
Prior to arranging a Prestart meeting for the operational works, a security bond in the form of a cash bond or trading bank guarantee to the sum of $30,000 must be submitted to Council, to secure the performance of all conditions of this approval.  The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit.  Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Dedication of Land as Reserve
The area identified as ‘Lot 100 Park’ on the approved plans must be dedicated to the Council in fee simple on trust as a reserve for the purpose of an Environmental Park purposes.
Condition 6 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Works within Protected Land
The following works must be undertaken within the land to be dedicated to the Crown as a reserve  for the purpose of an Environmental Park and lot 99 RP881300:
The construction of a pathway in accordance with drawing number 2035-01 (Master Layout & SWMP Plan 1 of 3) Rev E dated 16.04.2021.
Rehabilitation and re-vegetation of the waterway and park area.
All works must be undertaken in accordance with an Operational Works approval
New Roads
The new road shown on the Approved Plans must be constructed in accordance with the conditions of this Decision Notice and dedicated as road reserve at no cost to Council. The new road must join smoothly with the existing formation of Blue Wren Court. The works must be undertaken in accordance with an Operational Works approval and be designed and constructed in accordance with Council’s Planning Scheme Policy 6 – Engineering Design Standards. The works must include in particular:
a reserve width of 15 metres minimum and widened where necessary to encompass the verge area around the cul-de-sac
sealing, kerbing and channelling
construction of pedestrian footpaths in accordance with the conditions of this Decision Notice.
provision of 3 indented parking spaces adjacent to proposed Lot 100 (Park)
installation of street and pathway lighting
a cul-de-sac with a circular turning area of sufficient size to accommodate the single forward motion turn of a Waste Collection Vehicle (WCV) clear of private driveways on-street parking and speed control devices.
Condition 8 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Concrete Bin Pad
Concrete bin pads for Lots 7 - 11 must be constructed on the kerbside of the new road, located proximate to the lot/lots it serves and generally in accordance with the approved plans. The bin pads must be in accordance with an Operational Work approval and sufficiently sized to wholly accommodate 2 wheelie bins for each lot.
Property Access and Driveways
A residential driveway must be constructed to Lot 2 -15. In regard to Lots 8 & 9 the access must extend from the road formation to the end of the access handle/easement.
The works must be undertaken in accordance with an Operational Works approval.
Vehicle access to Lots 2 -15 is limited to the constructed driveway only.  A clause must be included in the contract of sale for Lots 2 -15 which requires vehicle access to be from the constructed driveway only, and which prohibits the driveway from being relocated without Council agreement.
Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities must be provided for the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
2.0 metre wide footpaths as indicated on the approved plans within the new road reserve and within the proposed Park
a 2.0 metre wide footpath extending north thorough the adjoining Park to the footbridge
a 2.0 metre wide footpath between proposed Lots 6 and 7 and extending to the south along the pathway between Lots 39 and 40 SP305293 to the formation of Spotted Gum Court. The works must include any necessary modifications to the existing storm pit located in the pathway between Lots 39 and 40 SP305293.
The pathway must be
adequately lit
turfed either side of the pathway
designed to ensure inhibit vehicle access
a connection to the existing pathway on the southern side of Spotted Gum Court
pram crossings on either side of Spotted Gum Court and where required on the new road
Condition 12 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Stormwater Quality
Stormwater Quality Treatment  must generally be in accordance with the Integrated Water Management Plan revision 3 16 Lot Reconfiguration at Pearsons Road, Cooroy for Noosa Council April 2021, except as follows:
Gross Pollutant Traps are not approved. Alternative measures to achieve the pollutant reduction predicted for the GPT’s must be provided.
The first application for Operational Works submitted pursuant to this approval must include an amended Integrated Water Management Plan (IWMP). The amended IWMP submitted for approval must include an updated MUSIC model prepared in accordance with the Healthy Land and Water, Water by Design Music Modelling Guidelines, which demonstrate the minimum pollution reduction targets of 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45% reduction in Total Nitrogen  are achievable by the detail design, required by this approval. Rainwater Reuse Tanks, or first flush diverters may be included to achieve the required targets.
Pollutant reduction target calculations must include pollutant reductions obtained for Catchment F
Appendix 1 of the amended IWMP must clearly outline special detail design elements required by any building or plumbing design to achieve the minimum pollutant reduction targets for the development.
The application must include a proposal for approval, which demonstrates how any detail design elements to be included in Appendix 1 of the amended approved IWMP, will be included and able to be legally enforced for buildings on the development.
All contracts of sale must include the additional detail design measures necessary to achieve the minimum stormwater pollutant reduction targets and submitted as part of any Operational Works application.
The Operational Works Application must demonstrate that the design for water quality treatment features are consistent with the technical design guideline published by Healthy Land and Water, Water by Design for the feature. (eg. For Bioretention Basins: Bioretention Technical Design Guidelines (October 2014) and for Wetland Systems the Wetland Technical Design Guideline (May 2017).
Permanent educational signage provided in must be erected to educate the residents of the development about the function of the bioretention device(s). The dimensions, standard, presentation and location of the educational signage materials and colour schemes must be consistent with Noosa’s Design Principals and in accordance with an Operational Works approval.
Stormwater Quantity and Flooding
In conjunction with the submission of a development application for Operational Works, provide final design details for the stormwater detention system and updated modelling. The detention system is to be based generally on the approach documented in Flood Assessment Report Revision 3, prepared by Callaghan and Toth, dated April 2021 and is to address the following points:
Any updates required for consistency with the amended approved Integrated Water Management Plan.
Updated modelling is to be based on basin routing procedures (as described in QUDM Section 5.6.2), with full details of the basin outlet structure provided.
Analysed durations, (for which no increase in peak flows is to be achieved for the post development condition compared to pre-development), are to include the critical durations for the waterway through the urban areas of Cooroy downstream of the site.
The design is to achieve the Waterway Stability design objective of the SPP Appendix 2 Code: Water Quality, which requires the peak 1-year ARI event discharge within the receiving waterway to be limited to the pre-development peak 1-year ARI discharge Stormwater Drainage 1.
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge. The works must be undertaken in accordance with an Operational Works approval and the Queensland Urban Drainage Manual, and must include in particular registration of drainage easements (where relevant) and the use of gravity stormwater drainage and not surcharge pits.
The surface levels of all lots (excluding drainage reserves) must be constructed to provide flood immunity. The works must be undertaken in accordance with an Operational Works approval and must include in particular surface levels that are higher than each of the following: (a) the local 1%AEP flood level at year 2100 (plus freeboard) (b) the regional 1%AEP flood level at year 2100 (plus freeboard)
Services
Underground reticulated electricity and telecommunication services must be provided to each lot in accordance with an approval for Operational Works and the standards and requirements of the relevant service provider.
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers (Energex, NBN and Unitywater) which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
A private easement for drainage purposes must be registered against the title of proposed Lot 8 and be in favour of proposed Lots 9 and 18, Lot 2 on RP113733 and Lot 1 on RP113733 The terms of the easement must place the maintenance responsibilities on the grantor
A private easement for drainage purposes must be registered against the title of proposed Lot 10 and be in favour of Lot 1 on RP113733 The terms of the easement must place the maintenance responsibilities on the grantor
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee. Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms. Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All earthworks and associated batters must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
Any retaining walls/structures must be wholly contained thin the lot they support.
All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height.  All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.
Landscaping Works
The development site must be landscaped.  The works must be undertaken in accordance with an Operational Works approval and the Noosa Plan for that specific area and must include in particular:
provision of 1 street tree with a minimum pot size of 100 litres planted within the road reserve for every 8 metres of road frontage including around the cul-de-sac.
Provision of turfed area to road frontages
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
Fauna Management
Vegetation must only be removed or disturbed in accordance with a Fauna Management Plan (or part thereof) prepared by a qualified person* and endorsed through an Operational Works approval.
*(Refer to Advisory Note)
Vegetation Management
An arborist’s report is to be submitted for approval as part of the operational works application. The purpose of the arborist’s report is to identify the native vegetation to be retained on site, whilst recognising the need for vegetation clearing to occur in order to carry out the development. The vegetation to be retained must be clear of proposed services, not present a nuisance to neighbouring properties and be generally suitable for the proposed location. The report is to be prepared by a suitably qualified person*.
(*Refer Advisory Note)
Rehabilitation works of Waterway and Park
Rehabilitation works must be undertaken in accordance with an Operational Works approval and Planning Scheme Policy - PSP 2 Landscaping. An ecological rehabilitation plan must be submitted, prepared by a suitably qualified person*  (* refer Advisory Notes) for the waterway and park area and must include in particular:
Rehabilitation of the Waterway - the area to be rehabilitated must be generally 5m from the top of bank of the waterway from the new road south of lot 15 to the creek in 99RP881300 as shown on drawing number 2035-01 (Master Layout & SWMP Plan 1 of 3) Rev E dated 16.04.2021
Mature native vegetation within the waterway corridor must be retained in-situ unless required to be removed for the conduct of the approved use or where the vegetation poses a well-founded risk, supported by a written report from a qualified person*
(* refer Advisory Notes)
Retention of existing bed and banks of the waterway unless required to be modified to ensure function of the approved stormwater system.
The waterway must be rehabilitated to reflect natural function and form, and include riffles and ponds to provide variability in flow depth and refugia for fauna to live in during dry periods.
details of the treatment to all batters, armoury, plantings, weed treatment, location of services/utilities and rehabilitation.
Retention of significant trees within the park area to provide roost and forage values for fauna, whilst ensuring a monoculture of Gympie Messmates (Eucalyptus cloeziana) is not retained.
Revegetation of the park area, including the detention basin, ensuring plantings maintain sufficient separation from the proposed pathway in the park, using a staggered growth forms, grading from grasses , shrubs through to trees either side of the pathway, where applicable.
a species palette and densities table incorporating the species selection of only native local species suitable for the site
a maintenance period of no less than 3 years for the park area (Lot 100 and waterway area in Lot 99)
measurable and achievable criteria on which the performance of the floristic and structural component of the re-vegetation strategy can be assessed annually over three years, including no weeds at the end of the rehabilitation period
control of all weeds species listed in the following standards and legislation:
Scheduled plants under the Noosa Biosecurity Plan 2020
Undesirable Plant Species listed in Table SC6.3.5.1 of the Planning Scheme Policy 2 Landscaping of the Noosa Plan 2020
Council Listed Environmental Weeds, Exotic Grasses and other plants identified in writing by Council
All rehabilitation and re-vegetation of the waterway and park must be completed prior to Council endorsement of the Plan of Survey.
referral agencies
The referral agencies applicable to this application are:
Referral Status	Referral Agency and Address	Referral Trigger	Response

Concurrence	SARA at DILGP SARA at DILGP Via MyDAS2 at https://prod2.dev-assess.qld.gov.au/suite/ (for assistance, contact DILGP at 5352 9701 or email:[email protected]	Schedule 10, Part 9, Division 4, Subdivision 2, Table 1, Item 1 (10.9.4.2.1.1)—Reconfiguring a lot within 25m of a state transport corridor (Planning Regulation 2017)	The agency provided its response on 4 November 2020 (Reference No. 2010-19147 SRA). A copy of the response is attached

		Schedule 10, Part 9, Division 4, Subdivision 2, Table 3, Item 1 (10.9.4.2.3.1)—Reconfiguring a lot within 100m of a state-controlled road intersection (Planning Regulation 2017)	The agency provided its response on 4 November 2020 (Reference No. 2010-19147 SRA). A copy of the response is attached
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid.
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction.
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased.
proposed fencing to the site during the construction phase of the development.
approval of the Traffic Management Control Plan by the Department of Transport and Main Roads (DTMR) for any works on State controlled roads.
provision for worker car parking.
maintenance and protection of water quality and existing drainage lines through the construction site, through the implementation of appropriate erosion and sediment control measures
works programme identifying key components of the works and their respective durations
establishment of a communication protocol with the general public, adjoining owners, emergency services and local businesses to advise of agreed construction times, impacts on traffic, services and other relevant issues
Include a post out to the local residents and businesses advising of the proposed development, the expected time frames and the site contact details.
Include signage in prominent locations on the boundaries of the site advising of the proposed development, the expected time frames and the site contact details.
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
details on the location of external fill sites/sources, the haulage route, type of vehicle to be utilised during filling operations and frequency of usage. NB any damage to the existing road system as a result of haulage operations shall be fully repaired at the applicant’s expense
it is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue. For further information, please refer to https://www.noosa.qld.gov.au/planning-development/development-tools-guidelines/infrastructure-charges
Qualified Person
For the purpose of preparing a Landscape Plan, a qualified person is considered to be a landscape architect, landscape designer and/or horticulturist with a minimum of 3 years current experience in the field of landscape design.
For the purpose of preparing an Arborist Report, a qualified person is considered to be a person with either:
ISA certification; or
a Diploma of Arboriculture; and
a minimum of 3 years current experience in the field of arboriculture.
For the purpose of preparing a Rehabilitation Plan, a qualified person is considered to be a landscape architect, Environmental Engineer or ecologist with a minimum of 3 years current experience in the field of landscape design.
For the purpose of preparing a Fauna Management Plan, a qualified person is considered to be an ecologist with a minimum of 3 years current experience in the field of fauna assessment and management.
property notes
The following property notes will be placed against the subject property in Council’s property record system:
RAL20/0021 - Property Access Driveway
The following notation applies to approved lots 2 - 15:
To ensure that the integrity of the Council infrastructure in the road reserve is preserved, vehicle access to this lot must be from the constructed driveway only unless otherwise approved by Council (refer to Council Approval RAL20/0021).
RAL20/0021 - Concrete Bin Pad
The following notation applies to approved lots 7 - 11
A concrete bin pad for this lot has been constructed on the kerbside in front of the Lots. Bins must be placed on the concrete bin pad on collection day.
RAL20/0021 – Property Access Lot 11
3.	The following notation applies to Lot 11
No vehicle is to be obtained from Pearson Rd.
RAL20/0021 – Stormwater Quality
4. 	Where applicable the following notation applies to affected properties.
Additional detail design measures must be implemented to achieve the minimum stormwater pollutant reduction targets.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Operational Works	Road work, Stormwater, Drainage work, Earthworks, Landscaping, Electrical and Vegetation Clearing.
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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DEVELOPMENT ASSESSMENT DELEGATED REPORT