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Delegated Report - Code - Planning MCU23 0094, OPW23 0113 & RAL23 0014 [As Published] · MCU23/0094
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. MCU23/0094, OPW23/0113, RAL23/0014
Applicant Capital Prudential C/- Pivotal Perspectives Pty Ltd
Proposal Material Change of Use - Multiple dwelling (38 units - 36 small
dwellings, 2 dwellings greater than 100m2);
Operational Works – Roadwork, Drainage Work, Landscpaing,
Stormwater, Earthworks & Vegetation Clearing; and
Reconfiguring a Lot – Subdivision by Community Title (4 lots into
38 lots).
Properly Made Date 3 August 2023
Information Request Date 25 August 2023 (extended by agreement)
Information Response Date 10 October 2023
Further Advice Request 10 November 2023
Further Advice Response 7 December 2023
Decision Due Date 8 January 2024 (extended by agreement)
Report Reviewed & Nadine Gorton 8.01.2024
Finalised By
PROPERTY DETAILS
Property Address 79 – 83 Eumundi Noosa Road & 26 Headland Drive Noosaville
RP Description Lots 75-77 RP 71151 & Lot 3 SP 208257
Land Area 6,318.09m²
Existing Use of Land 1x Dwelling house per lot and associated outbuildings
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Low Density Residential
Precinct Not Applicable
Local Plan Area Noosaville Local Plan
Document Set ID: 22528171
Version: 11, Version Date: 11/01/2024
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Overlays Acid Sulfate Soils
Assessment Type Code
1. PROPOSAL
The application seeks approval for:
• Material Change of Use - Multiple dwelling (38 units - 36 small dwellings, 2 dwellings greater
than 100m2);
• Operational Works – Roadworks, Drainage Work, Landscaping Stormwater, Earthworks &
Vegetation Clearing; and
• Reconfiguring a Lot – Subdivision by Community Title (4 lots into 38).
The Multiple Dwellings consist of 12 x 2 bedroom townhouses, 24 x 2 bedroom apartments and 2
x 3 bedroom townhouses contained in seven (7) buildings located across the development site.
The external finishes of the development consist of three (3) different colours and finishes, and all
units have a gable roof form and eaves to 75% of the roof perimeter.
The development site has dual frontage, with the primary frontage being Eumundi Noosa Road,
and the secondary frontage Headland Drive. Buildings 1 and 7 address Eumundi Noosa Road,
with the ground level units having private pedestrian accesses to the footpath network.
Ten (10) visitor car spaces have been provided across the site, and three (3) refuse areas. Each
small dwelling has a covered car space, with the other dwellings having 2 covered spaces. A
recreational area consisting of a swimming pool, BBQ area and bathroom are located in the south-
western corner of the site.
The development is not proposed to be staged.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Site Plan
Figure 3 – Lower Level Floor Plan
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Figure 4 – Upper Level Floor Plan
Figure 5 – Perspectives from Eumundi Noosa Road
2. SITE DETAILS
2.1. Application Background
The development application was lodged on 20 July 2023 and properly made on 3 August 2023.
• An Information Request was issued 25 August 2023, response received 11 October 2023.
• Further Advice Request issued 10 November 2023, response received 8 December 2023.
Key items pertaining to plot ratio, impacts to adjoining neighbours and how this would be
appropriately mitigated, landscaping, stormwater management and construction
management.
The decision period has been extended by agreement up to 8 January 2024.
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2.2. Site Description
The development site comprises 4 lots with each containing an existing dwelling house and
associated outbuildings.. The existing allotment alignment runs east to west. The combined lots
front Eumundi Noosa Road and have an approximate frontage of 71 metres, and 25.2 metres to
headland Drive.
The lots generally slopes down from the Eumundi Road frontage to the rear boundary with a cross
fall to the south east. The site has an approximate fall of 4m-5m.
There are several mature Eucalypt trees located along the eastern property boundary with amenity
landscaping around the existing dwellings
2.3. Surrounding Land Uses
The subject site and surrounding land (as identified in Figure 6) is included in the Medium Density
Residential zone which was upzoned from Low Density Residential following the commencement
of the Noosa Plan 2020.
Adjoining parcels of land to the east contain low density dwellings and are located below
development site.
Land on the western side of Eumundi Noosa Road is zoned Environmental Management and
Conservation which forms a buffer to residential development.
The site is within 250 metres of the Noosa Library and Leisure Centre and 370 metres to the Good
Shephard Lutheran College.
Figure 6 – Land upzoned to Medium Density Residential (dark pink), previously Low Density Residential (light
pink)
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3. ASSESSMENT
3.1. 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.
3.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Low Density Residential Zone Code;
• Noosaville Local Plan Code;
• Multiple Dwelling and Dual Occupancy Use Code;
• Works Codes;
• Acid Sulfate Soils Overlay Code.
The subject site is located in Noosaville and is zoned Medium 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:
Criteria Planning Scheme Proposal Complies
AREA 6,318.09m²
Building height
• storeys 2 storeys max 2 storeys
• metres 8 metres 7.9 metres
Site cover 45% max 45%
2,843.14m2
Gross floor area / 3,159.04m² max 0.5:1
(conditioned)
Plot ratio 0.5:1 max.
Boundary setbacks
• Eumundi Noosa Road 6 metres min 6 metres
• Headland Drive 6 metres min 6 metres
• Side (north) 1.5/2.0/2.5 metres min 1.5/2.0/2.5m min
• Side (south) 1.5 metres min min 1.5 metres
1.5/2.0/2.5 metres min 3/5 metres
• Side (east)
Communal recreation area 12 metres 2.5 metres X
setback
Screened by 5 metre wide 2 metre X
buffer densely planted landscape
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Length of wall 15 metres max 15 metres
Roof Form
• Pitch Min 5 degrees 5-19 degrees
• Eaves Min 600mm to 75% 600mm to >75%
Landscaped open space Min 35% of site (2,211.3m²) 2,325.72
Soft landscaping Min 60% of total (1,326.7m2) 1,581.13m²
Landscaping setbacks 2 metres (Eumundi Noosa 2.5m
Road)
2-1.3m (varied – X
2 metres (Headland Drive) booster cabinet)
Private Open Space GL - 20m² min (ground level) 32-45m2 min
Small Dwelling UL - 12m2 min, min width 12m²
2.5m from living spaces -
-
- -
Dwellings greater than -
100m2 25m2
~90m²
Carparking 40 covered min 40 covered
10 visitor spaces 10 uncovered
Sustainable Design Code 3,000 litres per dwelling Combined 32kl X
= 121,600 litres /121.6kl
Role and Function
Acceptable outcome AO14.3 of the Medium Density Residential Zone Code seeks – AO14.3
Buildings and structures are designed to:
a) have a maximum wall length of 15 metres and external walls incorporate at least one
design element to add visual interest and amenity;
b) allow for landscape treatments to soften the development;
c) avoid more than six dwellings attached in any one plane; and
d) have no more than four dwellings are attached along a street frontage.
Thirteen (13) of the 38 dwellings front Eumundi Noosa Road. Building seven (7) includes four (4)
units on ground level and the upper level, exceeding six (6) attached dwellings in a single plane,
and therefore is to be assessed against the corresponding Performance outcome.
Performance outcome PO14 of the Zone Code seeks - PO14 Development:
a) contributes positively to the locality;
b) addresses and enhances the streetscape by incorporating articulation and individual
design elements that add visual interest to the development;
c) has a form and architectural scale that does not dominate the streetscape or the
surrounding properties;
d) does not detract from the visual amenity of adjoining properties through the impact
on views, access to sunlight or overlooking;
e) takes the form of small separate buildings, rather than large single bulky
development; and
f) sits within a landscaped setting.
In consideration that the upper level’s areas of private open space are set behind the front building
façade, the presentation of the units is comparable to six (6), 2 storey dwelling units. The 38 units
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have been located in seven different buildings which are separated by internal driveways and
landscaping and takes the form of small separate buildings. The Eumundi Noosa Road
development façade consists of varying materials and roof pitch to clearly distinguish the separate
units. The notated colour palette of the development consists of 3 shades, an additional colour with
a deeper colour tone is considered to more appropriately complement the area and will be
conditioned to be provided on revised plans.
The application has also included a variety of tree species within the landscaped setback to the
road, and within the road reserve to complement the Noosaville character. The development
satisfies the Performance outcome.
Safety and Amenity
Acceptable outcome AO21.1 of the Medium Density Residential Zone Code seeks - AO21.1
Communal outdoor recreational facilities including swimming pools, spas and sports courts are:
a) setback at least 12 metres from the boundary of land in a residential zone and
screened by a 5 metre wide buffer densely planted with trees and shrubs including
species from 1 metre to 8 metres in height; or
b) located internally to the arrangement of buildings on the site; and
c) not used between the hours of 9:00pm and 6:30am the following day.
The applicant proposes to locate a swimming pool and recreation area in the south-western corner
of the development site. The swimming pool is proposed 2.5 metres from the common boundary
in lieu of 12 metres as per the Acceptable outcome. Therefore, the application falls to the
Performance outcome for assessment.
Performance outcome PO21 of the Zone Code seeks - PO21 Mechanical plant, vehicle
manoeuvring, utilities and communal outdoor recreation uses:
a) do not have an adverse effect on the amenity enjoyed by users of adjacent or nearby
premises through emission of noise, light, fumes or smoke; and
b) do not cause unreasonable disturbance to local fauna through light or smoke
emissions.
The pool and recreation area shares common boundaries with two (2) residential properties. This
common recreational area which will service 38 multiple dwellings has the potential to negatively
impact on the amenity of the adjoining residential dwellings in terms of noise, fumes and light. The
imposition of conditions for operation of this area is not considered reasonable and the reduced
setback is not supported. The area is to be landscaped and revised architectural plans will be
required.
Sustainable Building Code
Acceptable outcome AO2.1 of Sustainable Building Code seeks - AO2.1
If for accommodation activities, a minimum 3,000 litres of rain water storage is provided
per dwelling and reused for non-potable purposes and incorporated into a stormwater
management plan for the development.
The Acceptable outcome requires 3,000 litres of water storage to be provided for each dwelling
which would equate to 114kl. The applicant proposes 39kl. Therefore, the application is to be
assessed against the corresponding Performance outcome.
Performance outcome PO2 states - PO2 Development maximises water efficiency on site by
incorporating rainwater collection and reuse measures for non-potable purposes such as irrigation.
Negotiations have occurred with Council Development Engineers which have resulted in an
agreement that the captured roof water would service all communal non-potable fixtures but not
internal dwelling demand. The proposed tank size is more than sufficient to supply this communal
demand and is considered to meet the outcome which is to provide for rainwater collection and
reuse.
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Gross Floor Area
As detailed on the floor plans of Buildings 1, 2, 6 & 7 there are units which include annotation of
“drying court” in various locations for the purpose of a clothesline and air conditioning unit. These
appears are covered, and have an appearance of being fully enclosed and therefore contribute to
gross floor area. Revised plans have been requested to be amended the design to ensure the
development does not exceed a plot ratio of 0.5:1.
4. CONSULTATION
4.1. Referral Agencies
Not Applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Senior Development Engineer – as conditioned.
Traffic & Access
Access to the development is proposed via 6.3m wide left-in/left-out driveways onto Eumundi
Noosa Rd (Council Distributor) & Headland Drive (Council Collector). Both roads are in
accordance with PSP6 – Engineering Design Standards. PSP 6 Tables SC6.7.1 & SC6.7.2
recommend a desirable 3m/2m minimum) footpath width along Distributor Roads (Noosa
Eumundi Rd) and 2m desirable/1.2m minimum) footpath width along Collector Roads. The
existing footpath along both frontage is 2m. Amended plans have been provided showing the
extension of central medians on both Eumundi Noosa Rd and Headland Drive to ensure
traffic safety is maintained in accordance with the Driveway and Parking Code. The kerb and
channel is also to be replaced along Eumundi Noosa Road in accordance with the approved
OPW plans.
Single garage door widths for the proposed units have been provided demonstrating that
apron widths are in accordance with AS2890.1 Figure 5.4. Swept paths have also been
included demonstrating that a B99 vehicle can manoeuvre in and out of garages & internal
parking areas. There is 1 vehicle length of queue storage available at both accesses in
accordance with AS2890. The location of visitor parks along Headland Dr is therefore
accepted. Swept path manoeuvres have been provided showing that the waste collection
vehicle is able to perform a 3-point turn to enter and exit the development via the Eumundi
Noosa Rd access in a forward gear.
Standard conditions will be recommended for approval including that internal parking and
manoeuvring areas are in accordance with AS/NZS2890.
Utilities
Plans and Unitywater Service Advice Notice have been provided showing the proposed
sewer and water services easement and alignment will not affect Council Infrastructure. A
standard condition is recommended that the development obtain the relevant approvals in
relation to the public utility infrastructure.
Stormwater
Comments and conditions have been provided by Council’s external Stormwater Consultant
addressing the detailed stormwater design and management. The site generally slopes at
an average grade of 7% to the east through downstream properties and Council stormwater
infrastructure located along Starboard Avenue. A Stormwater Management Plan (SMP) has
been provided with the application material.
Stormwater Quantity – The applicant’s SMP certifies that the proposed development and
associated stormwater system mitigates the change in peak stormwater discharge and
ensures no worsening in accordance with the Water Quality and Drainage Code. The
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applicant has incorporated 20% increase for Climate Change in accordance with PO2 of the
Water Quality and Drainage Code.
Stormwater Quality – The development includes roofwater collection and reuse and two (2)
bioretention basins to achieve the required pollutant load reduction targets for the site in
accordance with the Water Quality and Drainage Code and Sustainable Building Design
Code. It is noted that the development is non-compliant with AO’s 7.1 & 9.2 of the Water
Quality and Drainage Code as the extent and heights of retaining walls within the basins do
not comply with Water By Design – Bioretention Technical Design Guidelines (2014) and
include retaining walls greater than 800mm. Given that adequate access and amenity
outcomes can be achieved, the bio basin design complies with Performance Outcomes 9
and 7.
It is noted that there are outstanding issues with the Erosion and Sediment Control Plans,
which are not to be included as approved plans. Conditions will be included by Council’s
stormwater consultant to address the applicant’s ESC requirements and responsibilities
during construction.
Earthworks
Earthworks plans have been provided showing the cut (1926m3) and fill (580m3) volumes
across the site and location and heights of proposed retaining walls. Walls are to be located
along common boundaries and internally within the site to establish building pads, with
maximum retaining wall heights of 1.4-1.65m. A condition will be included to provide safety
fencing on walls exceeding 1m.
The site is mapped within the Acid Sulfate Soils Overlay and existing contours range between
9-14m AHD. No earthworks are proposed below 5m AHD. Further Acid Sulfate Soil reporting
is therefore not triggered. Standard conditions are recommended for approval.
• Infrastructure Services (Timothy Sparks & Alex Neville)
Infrastructure Services are in agreement that the retaining wall along the Headland Dr frontage
is to be removed in favour of a landscaped batter. Batter is to be maximum 1:4 and maintain a
0.5-1m trafficable clearance from the footpath.
• Senior Environmental Officer – as conditioned.
The application material has provided an outcome that generally meets the requirements of
the landscape code. Minor species changes have been required to ensure medium sized
shrubs are introduced into the landscape species mix to compliment the larger tree species.
Works along the eastern boundary (sewer, stormwater, and retaining) have the potential to
impact on trees within the neighbouring properties. The arborist has been conditioned to
undertake a risk assessment of these trees and carry out hazard pruning or removal where
required.
A fauna management plan is required to be submitted prior to the pre-start that addresses
fauna management during the clearing works.
12 months maintenance has been conditioned over the area of landscape being undertaken
within Councils road reserve.
4.3. Other Referrals
The application was forwarded to the following external experts for review and/or comment:
Stormwater Consultant – Comments and recommended conditions.
Flooding - The site is not subject to regional flood inundation and there are no external local
catchments flows entering the site.
Stormwater drainage and lawful point of discharge - The site is challenging due to the fact
that most of the site drains towards downslope properties and away from Eumundi Noosa
Road. Special care must be taken in these situations to ensure that the drainage
characteristics of the down-slope residential properties in Starboard Ave are not detrimentally
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impacted by the development of the site. It is however inevitable that surface flows will enter
the downslope properties (as currently occurs) during above-design storm events and there
may be a perception form the land owners that this is a worsening due to the development,
regardless of the actual performance of the developments drainage design.
The applicant has sought to mitigate the impacts on drainage from the development by
providing an 2 underground detention tanks (taking roofwater only) discharging to the south-
east and an above-ground bioretention/detention basin located at the north-east discharge
point from the site.
The site drainage systems connect to the existing piped stormwater network. Not all flows
from the site will be able to be conveyed in the existing external drainage network, as is
currently the case.
The applicant has provided a SWMP which assesses the impacts of the site at each of the
proposed discharge locations and concludes that there will be no worsening of peak
stormwater discharges at either location, due to the mitigation effect of the proposed
detention devices.
Stormwater Quality - The development includes roofwater harvesting and reuse and
bioretention basins (x2) as the means of achieving the required pollutant load reduction
targets for the site. The total bioretention areas are 80m2 which represents 1.3% of the
development site area which is in line with expectations.
Sustainable Building Design - As mentioned above, 3 underground tanks are proposed to
capture roofwater for reuse on the site. The Sustainable Building Design Code AO2.1
requires 3kL of storage per dwelling which would equate to 114kL. A total of 39kL is
proposed. Negotiations have occurred with Council which have resulted in an agreement that
the captured roofwater would service all communal non-potable fixtures but not internal
dwelling demand. The proposed tank size is more than sufficient to supply this communal
demand.
5. 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. MCU23/0094, OPW23/0113, RAL23/0014 for a Material Change of
Use - Multiple dwelling (38 units – 36 small dwellings, 2 dwellings greater than 100m2), Operational
Works (Roadwork, Drainage Work, Landscaping, Stormwater, Earthworks & Vegetation Clearing),
and Reconfiguring a Lot – Subdivision by Community Title Scheme (4 lots into 38 lots) situated at
79 – 83 Eumundi Noosa Road & 26 Headland Drive Noosaville and described as Lots 75-77 RP
71151 & Lot 3 SP 208257, it is recommended the application be approved in part and a preliminary
approval granted in accordance with the following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: MCU23/0094, OPW23/0113, RAL23/0014
Street address: 79 – 83 Eumundi Noosa Road & 26 Headland Drive Noosaville
Real property description: Lots 75-77 RP 71151 & Lot 3 SP 208257
Planning Scheme: Noosa Plan 2020 (25 September 2020)
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2. DECISION DETAILS
Council decided to issue the following type of approval:
A. Development Permit for Material Change of Use - Multiple dwelling (38 units - 36 small
dwellings, 2 dwellings greater than 100m2);
B. Development Permit for Reconfiguring a Lot – Subdivision by Community Title (4 lots into 38
lots);
C. Development Permit for Operational Works (in part) – Roadwork, Vegetation Clearing &
Earthworks; and
D. Preliminary Approval for Landscaping, Drainage, Stormwater.
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
4. ASSESSMENT MANAGER CONDITIONS
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE
When Conditions Must Be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Currency Period
2. This development approval lapses if the use has not happened by 8 January 2030, unless
an application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table/s below.
The plans must be amended to incorporate the amendments listed within the table below
and resubmitted to Council prior to the issue of any Development Permit for Building Works*
Plan No. Rev. Plan/Document Name Date
WD0.05 R Site Plan prepared by Blackwood 5.12.2023
Architecture & Design
(Annotated by Council)
WD0.06 R Site Plan – Ground Level prepared by 5.12.2023
Blackwood Architecture & Design
(Annotated by Council)
WD0.07 P Site Plan – Upper Level prepared by 5.12.2023
Blackwood Architecture & Design
WD0.08 O Site Plan – Roof prepared by Blackwood 5.12.2023
Architecture & Design
WD.0.10 O Site – Internal Elevations / Sections 5.12.2023
prepared by Blackwood Architecture &
Design
WD.1.03 O B1 Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
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WD.1.07 O B1 Sections prepared by Blackwood 5.12.2023
Architecture & Design
WD.2.03 O B2 Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
WD.3.01 P B3 – General Arrangement Plans prepared 5.12.2023
by Blackwood Architecture & Design
WD.3.03 O B3 – Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
(Annotated by Council)
WD.3.06 O B3 – Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.3.07 O B3 – Sections prepared by Blackwood 5.12.2023
Architecture & Design
WD.4.01 P B4 – General Arrangement Plans prepared 5.12.2023
by Blackwood Architecture & Design
WD.4.03 O B4 – Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
WD.4.06 O B4 – Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.4.07 O B4 – Sections prepared by Blackwood 5.12.2023
Architecture & Design
WD.5.01 P B5 – General Arrangement Plans prepared 5.12.2023
by Blackwood Architecture & Design
WD.5.03 O B5 – Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
WD.5.06 O B5 – Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.5.07 O B5 – Sections prepared by Blackwood 5.12.2023
Architecture & Design
WD.6.03 O B6 – Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
WD.7.03 O B7 – Roof Plan prepared by Blackwood 5.12.2023
Architecture & Design
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
WD0.09 O Site – Elevations prepared by Blackwood 5.12.2023
Architecture & Design
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WD.1.19 K Landscape prepared by Blackwood 5.12.2023
Architecture & Design
Amendments Remove the communal recreation area facilities in its entirety,
including the swimming pool, BBQ facilities and bathroom. Provide a
revised landscaping plan that details this area densely planted with
screening vegetation.
A 5 metre wide buffer densely planted with trees and shrubs
including species from 1 metre to 8 metres in height is to be detailed.
Plan No. Rev. Plan/Document Name Date
WD.1.01 P B1 General Arrangement Plans prepared 5.12.2023
by Blackwood Architecture & Design
WD.1.06 O B1 Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.2.01 P B2 General Arrangement Plans prepared 5.12.2023
by Blackwood Architecture & Design
WD.2.06 O B2 Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.2.07 O B2 Sections prepared by Blackwood 5.12.2023
Architecture & Design
WD.6.01 P B6 – General Arrangement Plans prepared 5.12.2023
by Blackwood Architecture & Design
WD.6.06 O B6 – Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.6.07 N B6 – Sections prepared by Blackwood 1.12.2023
Architecture & Design
WD.7.01 P B7 – General Arrangement Plan prepared 5.12.2023
by Blackwood Architecture & Design
WD.7.06 O B7 – Elevations prepared by Blackwood 5.12.2023
Architecture & Design
WD.7.07 O B7 – Sections prepared by Blackwood 5.12.2023
Architecture & Design
WD.1.21 K Materials and 3D Visualisation prepared by 5.12.2023
Blackwood Architecture & Design
WD.1.24 H 3D Visualisation prepared by Blackwood 5.12.2023
Architecture & Design
Amendments The Ground Level “drying court” (as detailed on the ground level of
Units 101, 102, 105 & 701-704) are not to be an enclosed area, the
door is to be removed. Remove external walls/screens of each
“drying court” and replace with a free-standing screen with a
minimum of 50% transparency, and minimum of 300mm gap from
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the top and bottom of the screen. The fixed screen is not to exceed
a height of 1.8 metres, 2.1 metres from finished ground level.
The screen can be extended in front of the entryway if desired for
additional privacy.
The Upper Level “drying court” (as detailed on the upper level of
Units 205-208, 603, 604 & 706-708) are to have an appearance of
an upper level terrace, with the clothesline screened from the
streetscape. In this regard, the clothesline is to be relocated to the
northern wall of the terrace with the clothesline screened to 1 metre,
with the remaining portion (~2 metres) of the area an open terrace.
These areas are to be redesigned to not contribute to gross floor area
as per the administrative term of the Noosa Plan 2020.
Plan No. Rev. Plan/Document Name Date
WD.10.03 G Fencing Plan prepared by Blackwood 5.12.2023
Architecture & Design
Amendments Front fences or walls along Eumundi Noosa Road frontage are set
back an average of 1 metre and are articulated to provide visual
interest by stepping the design at a maximum of 5 metre intervals.
Plan No. Rev. Plan/Document Name Date
WD.1.23 I 3D Visualisation prepared by Blackwood 5.12.2023
Architecture & Design
WD.1.25 H 3D Visualisation prepared by Blackwood 5.12.2023
Architecture & Design
Amendments Introduce an additional colour to the external building façade with a
deep, stronger colour tone to highlight individual dwellings and
adding visual interest to the street and surrounds.
*(Refer to Advisory Note)
Nature and Extent of Approved Use
4. The approved development consists of Multiple dwelling (38 units – 36 small dwellings, 2
dwellings greater than 100m2).
Note: A small dwelling is defined in accordance with administrative term of the Noosa Plan
2020 (v. 1 – 25 September 2020).
Built Form and Development Appearance
5. Multiple Dwelling units 701-704, 101-102,105, 201-204, 209 and 501 are to have:
i. accessible by a safe, continuous and step free path of travel from the street
entrance of the property or from a car parking space;
ii. has a step-free entrance door with opening width of at least 820 millimetres; and
iii. contains a bathroom on the entry level.
6. All air conditioning units or other mechanical equipment must be fully enclosed or screened
such that they are not visible from the street frontages nor adjoining properties.
7. All units where adjoining an external residential allotment are to screen and batten air
conditioning units to assist with noise mitigation.
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8. All deck and balcony areas above ground floor must not be enclosed by permanent fixtures
such as shutters, louvres, glass panelling or the like, except where required to satisfy any
privacy condition of this Decision Notice.
9. The approved colour palette of the development is to include an additional deep, stronger
colour tone to highlight individual dwellings and add visual interest to the street and
surrounds.
Building Height
10. The maximum height of the development must not exceed 8 metres above the natural and
finished ground levels.
11. Certification must be submitted to Council from a Licensed Surveyor which certifies that the
buildings do not exceed the maximum height requirement of this Decision Notice.
Performance Bond
12. Security in the form of a cash bond or trading bank guarantee to the sum of $30,000 must
be submitted to Council, to secure performance of all conditions of this approval, prior to pre-
start meeting. 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.
Protection of Privacy
13. Screening devices for the upper terraces of Units 705-706 must be provided as indicated on
the approved plans and where necessary to meet privacy conditions of this Decision Notice.
15. To ensure privacy is protected between adjoining properties to the north, east and south,
105, 209, 304, 705-706, 501, 603 must:
a. provide screening devices to upper level balconies; and/or
b. have a minimum window sill height or 1.7 metres above floor level; and/or
c. be fitted with translucent glazing; and/or
d. be fitted with fixed external screens.
Street Identification
16. The street address of the development from Eumundi Noosa Road and Headland Drive must
be clearly visible and discernible from the primary frontage of the site by the provision of a
street number and, where appropriate, the building name.
Fencing and Walls
17. The maximum height any fences adjoining a residential use must not exceed 2.0m above
the natural ground level at any point. Unless is required to satisfy the acoustic condition of
this notice and accepted as generally in accordance by Council.
18. Street fencing must be provided generally as shown on the Approved Plans, and not exceed
1.8 metres in height along Eumundi Noosa Road.
19. The area of land between the fence and the front property boundary must be densely
landscaped to screen any fencing from the street.
20. There are to be no private footpath connections within Council’s road reserve to Units 101,
102, 105 & 701-704, this area is to be returned to grass.
21. A privacy fence must be constructed to the full length of the development’s boundaries.
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22. The fence and any associated retaining walls along the boundary adjoining Lots 1 & 2
SP208257, Lot 75 RP71151 & Lot 49 SP298783 must be constructed to prevent nuisance
from car head lights and be acoustically constructed to limit the transfer of noise. Written
certification must be provided to Council confirming the acoustic treatments have been
incorporated prior to the sealing of the survey plan.
Clothes Drying Areas
23. Each dwelling must be provided with access to an outdoor clothesline which is screened from
public view (external to the development site) and where achievable, internal to the
development.
24. The notated “drying court” as shown on the Ground Level Plans of Units 101, 102, 105 &
701-704, are not to be enclosed. The outer side of each “drying court” is to achieve a
minimum of 50% transparent screening.
25. The notated “drying court” as shown on the Upper Level Plans of Units 205-208, 603, 604 &
706-708 are not to be enclosed, with the area to present as an upper level terrace. The
screening element of the “drying court” is to achieve a minimum of 50% transparency, with
the remaining terrace being open with a balustrade.
Community Management Statement
26. Any proposed Community Management Statement required for the development pursuant to
the Body Corporate and Community Management Act 1997 must be submitted to Council for
endorsement at the same time as submission of the Building Format Plan (or similar) to
Council for compliance assessment.
27. All clauses and by-laws of the proposed Community Management Statement must accord
with the requirements of this Decision Notice and, in particular, must include the following
additional clauses:
a. The site includes a stormwater management and water quality treatment system.
b. The stormwater management and water quality treatment system must be maintained
in accordance with the Water by Design (2009) Maintaining Vegetated Stormwater
Assets (Version 1).
c. The full cost of maintaining the system in accordance with the Water by Design (2009)
Maintaining Vegetated Stormwater Assets (Version 1) must be included in the
proposed levies for each dwelling owner/body corporate.
d. All service vehicles are to access the site from Eumundi Noosa Road only. Waste must
be serviced in accordance with Reference Plan 33132.OW5.1-A (vehicle turning
plans), the refuse bin area is to be located to allow for servicing internal to the
development site.
Landscaping Works
28. 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:
a. the works shown on the referenced landscape plans;
b. vegetated screening of any electrical transformers, bin storage areas and the like from
the road frontage
c. provision of 1 street tree within the road reserve for every 8 metres of road frontage
29. 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.
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Fauna Management
30. 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)
Noise
31. Written certification is required from a suitably qualified person confirming that sound
pressure levels from all mechanical plant and equipment comply with the following:
a. Air-conditioning and Refrigeration
i. 7am to 10pm: Maximum level allowable = background + 5dB(A)
ii. 10pm to 7am: Maximum level allowable = background + 3dB(A)
b. Pumps, Service Room
i. 7am to 7pm: Maximum level allowable = background + 5dB(A)
ii. 7pm to 10pm: Maximum level allowable = background + 3dB(A)
iii. 10pm to 7am: No audible noise.
32. The certification must be submitted to Council, which certifies that operational noise from any
fixed plant and equipment complies and with the requirements of this Decision Notice.
Waste Storage
33. The refuse areas must be of muted environmental tones to reduce the visual impact of the
infrastructure in the streetscape and suitably screened by landscaping where viewed from
the street.
34. The development must use muted environmental colour tones that blend with the natural
environment.
35. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy 9, Waste Management, including an external imperviously paved
area correctly sized for all refuse and recycling containers and suitably screened from public
places and neighbouring properties. A bin wash area is required with a cold-water tap, hose
and drain outlet connected to sewer, via a bucket trap. The drain outlet must be designed to
prevent storm water entry to the sewerage system.
36. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
External Works
37. Eumundi Noosa Road and Headland Drive must be upgraded for the length of their frontage
to the subject site. The works must include in particular:
a. Extension to the central medians on Eumundi Noosa Road and Headland Drive to
prohibit right-turn movements into and out of the development. The works are to retain
the existing widths of through lanes, cycle lanes, shoulders and on-street parking.
b. Construction of a pedestrian footpath in accordance with the conditions of this Decision
Notice.
c. Removal of the existing property accesses and reinstatement of the kerb, footpath and
verge area to match the balance of the site frontage, including the provision of topsoil
and turf where the existing verge is grassed.
Condition 37 (a) and (c) is imposed pursuant to s145 of the Planning Act 2016 being
non-trunk infrastructure.
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Condition 37 (b) is imposed pursuant to s128 of the Planning Act 2016 being trunk
infrastructure.
Site Access and Driveways
38. A sealed access driveway must be provided from Eumundi Noosa Road and Headland Drive
to all parking and manoeuvring areas of the development. The works must be undertaken in
accordance Council Standard Drawing RS-051.
Car Parking
39. A minimum of 50 car parking spaces must be provided and marked on the site. The works
must be undertaken in accordance with an Operational Works approval and must include in
particular:
a. A minimum of 40 covered parking spaces within the total;
b. 10 visitor parking spaces within the total, which are clearly marked for that purpose and
accessible at all times for visitor use;
c. 1 disabled parking space/s within the total;
d. dimensions, crossfalls and gradients in accordance with Australian Standard AS2890:
Parking Facilities.
40. All car parking areas and access driveways must be maintained exclusively for vehicle
parking and manoeuvring and kept in a tidy and safe condition at all times.
Pedestrian and Bicycle Facilities
41. 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:
a. a 3 metre wide footpath within the road verge for the entire length of the site’s frontage
to Eumundi Noosa Road;
b. the resealing of the existing asphalt path fronting the development.
Condition 41 is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk
infrastructure identified by Council’s LGIP to service the development.
Stormwater Drainage
42. 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.
Condition 42 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
Stormwater Quality Management
43. A stormwater quality treatment system must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and the Bioretention
Technical Design Guidelines (Water by Design, 2014), and must include in particular:
(a) stormwater quality treatment devices of a size and location generally in
accordance with those shown in the approved plans listed in this Decision Notice
(b) bioretention devices which:
(i) are designed generally in accordance with IPWEAQ Standard Drawing
No.s DS-073, DS-075 and DS-076
(ii) are provided with a free-draining outlet from the sub-soil drainage system
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44. The development shall be provided with approved permanent signage to educate the
residents on the function of the bioretention basin. The wording for the signage for each
bioretention basin is to include: “BIORETENTION BASIN - This bioretention basin reduces
the pollution of our waterways by reducing the amount of heavy metals, litter, suspended
solids, and nutrients discharged to the Noosa River”.
45. All stormwater quality treatment devices must be maintained in accordance with the Water
by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1). The approved
Operational Works drawings for the stormwater quality treatment system and detailed life
cycle costing of the system must be attached as an addendum to this document. Records of
all maintenance activities undertaken must be kept and made available to Council upon
request.
Roofwater Capture and Reuse
46. In conjunction with the development application for Building Works, the hydraulic design of
the roofwater drainage system for buildings 2, 3, 4, 5, 6 and 7 is to be piped to the roofwater
storage tanks nominated on drawing 33132-SW1.1 Rev C by SCG Consulting. The roofwater
system is to be designed to convey the 1%AEP event of critical duration, with a 20% increase
in rainfall intensity to account for future climate change.
47. A total of 39kL of roofwater storage is to be provided for the development as shown on
drawing 33132-SW1.1 Rev C by SCG Consulting. The roofwater is to be plumbed for reuse
to the following non-potable fixtures, with the detail provided with the hydraulic design
submitted in conjunction with the development application for Building Works:
• Communal landscape irrigation
• Bin wash down
48. Certification must be submitted to Council from a qualified person which certifies that the
roofwater harvesting tanks and associated reticulation have been installed in accordance
with the requirements of this Decision Notice.
Services
49. Reticulated electricity and telecommunication services must be provided to each unit in
accordance with the standards and requirements of the relevant service provider.
50. 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.
51. 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
52. 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.
53. 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.
54. 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
55. All earthworks and associated structures/batters must be contained entirely within the subject
site unless written permission from the respective landowner(s) is provided to Council.
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56. All earthworks must be undertaken in accordance with the provisions of Australian Standard
AS3798: Guidelines on Earthworks for Commercial and Residential Developments, Building
Code requirements and Noosa Plan 2020.
57. Where the development involves excavation or filling over, or adjacent to, drainage, water
supply or sewerage infrastructure, all access chamber surface levels must be adjusted to
provide a freeboard of 100mm above the finished ground surface level.
58. All retaining walls must be designed and constructed in accordance with the Noosa Plan
2020 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
59. 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:
a. Where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. 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.
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DEVELOPMENT PERMIT FOR RECONFIGURING A LOT (RAL23/0014)
When Conditions Must Be Complied With
60. Unless otherwise stated, all works required by the conditions of this Decision Notice must be
completed prior to submission of the subdivision plan to Council for compliance assessment
Currency Period
61. This development approval lapses if the requirements of the conditions have not been
completed and an application for plan seal is not lodged with Council by 8 January 2030
unless an application to extend the currency period is approved by Council.
Approved Plans
62. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table/s below. The plans must be amended to incorporate
the amendments listed within the table below and resubmitted to Council prior to the issue
of any Development Permit for Building Works*
Plan No. Rev. Plan/Document Name Date
- - - -
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
DA.8.09 A Ground Level Reconfiguration Plan 20.07.2023
prepared by Blackwood Architects & Design
DA.8.10 A Upper Level Reconfiguration Plan prepared 20.07.2023
by Blackwood Architects & Design
Amendments Remove the communal recreation area facilities in its entirety,
including the swimming pool, BBQ facilities and bathroom. Provide a
revised landscaping plan that details this area densely planted with
screening vegetation.
A 5 metre wide buffer densely planted with trees and shrubs
including species from 1 metre to 8 metres in height is to be detailed.
*(Refer to Advisory Note)
63. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Boundary Encroachments
64. Certification must be submitted to Council from a Registered Cadastral Surveyor (Qld) which
certifies that:
a. all constructed access and roadworks (including associated fill batters and retaining
walls) are fully contained within a dedicated reserve or registered easement.
b. all utility services and connections (eg. electricity, telecommunications, water,
sewerage) are wholly located within the lot they serve or alternatively included within
an easement.
c. all dams (including ponded water, dam walls and associated spillway structures) are
wholly located within the boundaries of a single lot.
d. all retaining walls and structures are fully contained within the lot they retain unless
otherwise required by condition.
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e. any fill, including fill batters, are wholly contained within the subject site and not on
adjacent properties.
f. for the community title scheme, the road pavement changes required by this Decision
Notice accurately demarcate the boundaries of the public and private land.
Water & Sewer Connections
65. An underground connection to reticulated water and sewerage must be provided to each
Multiple Dwelling in accordance with the standards and requirements of Northern SEQ
Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater)
must be submitted to Council that certifies an underground connection to reticulated water
and sewerage has been provided to each Multiple Dwelling.
Services
66. 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.
67. 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.
68. Certification must be submitted to Council from all relevant service providers (Energex, NBN)
which certifies that the development has met the requirements of this Decision Notice and
all applicable legislation at the time of construction.
Community Management Statement
69. Any proposed Community Management Statement required for the development pursuant to
the Body Corporate and Community Management Act 1997 must be submitted to Council for
endorsement at the same time as submission of the Building Format Plan (or similar) to
Council for compliance assessment.
70. All clauses and by-laws of the proposed Community Management Statement must accord
with the requirements of this Decision Notice and, in particular, must include the following
additional clauses:
a. The site includes a stormwater management and water quality treatment system.
b. The stormwater management and water quality treatment system must be maintained
in accordance with the Water by Design (2009) Maintaining Vegetated Stormwater
Assets (Version 1).
c. The full cost of maintaining the system in accordance with the Water by Design (2009)
Maintaining Vegetated Stormwater Assets (Version 1) must be included in the
proposed levies for each dwelling owner/body corporate.
d. All service vehicles are to access the site from Eumundi Noosa Road only. Waste must
be serviced in accordance with Reference Plan 33132.OW5.1-A, the refuse bin area is
to be located to allow for servicing internal to the development site.
PRELIMINARY APPROVAL FOR OPERATIONAL WORKS (Landscaping, Drainage Work,
Stormwater)
APPROVED PLANS
71. 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
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- - - -
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
33132-SW1.2 C Stormwater Details 5.12.2023
33132-SW1.5 - Bio Retention Layout Plan N/A
Show the subsoil drainage layout in plan view, clarify whether the
Amendments
150dia and 225dia collection pipes are slotted, and adjust the
drainage and transition layers as necessary to ensure that the
drainage layer achieves at least 50mm of cover over the largest
slotted pipe
Plan No. Rev. Plan/Document Name Date
33132-SW1.2 C Stormwater Details 5.12.2023
33132-SW1.5 - Bio Retention Layout Plan N/A
Update the underground detention tanks to comply with
Amendments
AS3500.3:2021 Section 7.10.2 and include minimum slope on
base, sump and access ladder, screen over orifice to prevent
blockage. Amend the storage volumes to match those stated on
drawing 33132-SW1.1C
Plan No. Rev Plan/Document Name Date
ED 23141 OPW-04 C Planting Plan prepared by Element 22.11.2023
Design
Amendments Landscape treatment along the southern boundary adjacent Lot
2 SP208257 is to incorporate the following species at 1 metre
centres to screen the development from neighbouring properties:
a) syzygium austral ‘Straight and narrow’
b) Callistemon viminalis ‘Slim’.
Plan No. Rev Plan/Document Name Date
ED 23141 OPW-06 C Planting Plan prepared by Element 22.11.2023
Design
Amendments Provide landscaping to bioretention basin batters that extend
into Headland Drive road reserve.
ED 23141 OPW-08 C Plant List prepared by Element Design 22.11.2023
Amendments Substitute the following species and update plans accordingly:
Callistemon vim ‘dwarf captain cook’ with Backhousia myrtifolia.
Callistemon ‘Great Balls of fire’ with Acmena smithii minor
Plan No. Rev Plan/Document Name Date
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ED 23141 OPW-06 C Planting Plan prepared by Element 22.11.2023
Design
Amendments Remove the communal recreation area facilities in its entirety,
including the swimming pool, BBQ facilities and bathroom.
Provide a revised landscaping plan that details this area densely
planted with screening vegetation.
A 5 metre wide buffer densely planted with trees and shrubs
including species from 1 metre to 8 metres in height is to be
detailed.
*(Refer to Advisory Note)
CURRENCY PERIOD
72. The Currency Period for this development approval lapses if the development has not
substantially started by 8 January 2030, unless an application to extend the currency period
is approved by Council.
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DEVELOPMENT PERMIT FOR OPERATIONAL WORKS
(Road work, Earthworks, Signage, Vegetation Clearing).
APPROVED PLANS
1. 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
33132-OW3.1 B Earthworks Plan prepared by SCG 29.09.2023
Consulting Engineers
33132-OW3.2 B Earthworks Sections prepared by SCG 29.09.2023
Consulting Engineers
33132-OW4.1 B Driveway & Access Plan prepared by SCG 29.09.2023
Consulting Engineers
33132-OW4.2 B Driveway Levels prepared by SCG 29.09.2023
Consulting Engineers
33132-OW6.1 C Frontage Works: Eumundi Road prepared 5.12.2023
by SCG Consulting Engineers
Annotated by Council
33132-OW6.2 A Frontage Works: Headland Drive prepared 29.09.2023
by SCG Consulting Engineers
33132-SW1.1 C Stormwater Management Plan prepared by 5.12.2023
SCG Consulting Engineers
33132-SW1.4 C SW Pipe Long Sections prepared by SCG 5.12.2023
Consulting Engineers
Arborist Report - Arborist Report, prepared by, Australian 13.09.2023
Tree Contractors & Aboricultural
Consultants
CURRENCY PERIOD
2. The Currency Period for this development approval lapses if the development has not
substantially started by 8 January 2030, unless an application to extend the currency period
is approved by Council.
PRIOR TO COMMENCEMENT OF WORKS
Engineering
3. Prior to commencement of works within the development site, maintenance and rectification
of the underground stormwater drainage network downstream of the site is to be completed
and is to ensure that the capacity of the network is consistent with the capacity assumed in
the Stormwater Management Plan Rev C (prepared by SCG Consulting Engineers, dated
5.12.2023).
4. Submit amended plans to Council as described in the List of plans requiring amendments.
Plans must be submitted and approved prior to the pre-start meeting.
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5. All necessary approvals from external service providers (eg Unitywater) and external parties
on which the development works are proposed have been obtained and a copy supplied to
Council.
6. Copies of the approved plans, duly signed by the consultant Registered Professional
Engineer of Queensland (RPEQ) must be provided to Council’s Engineering Officer
Construction at the “pre start” meeting.
7. A condition report including photographs of the frontage of the site must be completed and
submitted to council at the prestart meeting.
8. A condition report of the drainage system must be completed for agreement at the prestart
meeting. The condition report is to include a CCTV inspection of the existing pipe and must
include at least 50m upstream and downstream of all works.
9. Certificates demonstrating currency of public liability insurance and works insurance covering
the works must be submitted to Council prior to the prestart meeting.
10. Prior to requesting a prestart meeting:
e. Receipt of amended plans approval.
f. Receipt of Fauna management plan.
g. Tree protection fencing must be installed under the supervision of the qualified person*.
(Refer to Advisory Note)
11. Council must be contacted at least 5 working days prior to any works commencing to
organise a prestart. The contact number to arrange a pre-start meeting is 5329 6500. The
pre-start meeting must include the relevant parties for the following aspects of the works:
a. Civil engineering works;
b. Erosion and sediment control works;
c. Arboreal works.
d. Fauna management works.
e. Other relevant parties
12. A Construction Management Plan must be submitted to Council prior to the pre-start meeting
and must specifically address the following:
a. Traffic Management during all aspects of the construct phase including:
i. A Traffic Management Control Plan in accordance with Manual of Uniform Traffic
Control Devices (MUTCD) detailing all temporary signage and traffic control
measures prior to construction.
ii. Maintenance of safe pedestrian access across the frontage of the site both during
daily construction and after daily construction has ceased.
iii. Proposed fencing to the site during the construction phase of the development.
iv. Adequate parking arrangements for construction workers. Note that
Construction Vehicle Parking within the Eumundi Noosa Road Reserve is
unlikely to be supported due to traffic safety and damages to Council and
Department of Transport and Main Roads Property. Any off-site parking
proposal must provide owner’s consent and maintain adequate traffic and
pedestrian safety.
v. No queuing of trucks is permitted on residential streets, especially prior to
7.00am. Further parked trucks must have engines turned off.
b. Maintenance and protection of water quality and existing drainage lines through the
construction site through the implementation of appropriate erosion and sediment
control measures.
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c. Works programme identifying key components of the works and their respective
durations.
d. 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 and services and other relevant issues.
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details.
f. 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.
g. Identification of complaint management procedures including:
i. Contact details for the on-site manager
ii. Dispute resolution procedures
h. For haulage operations involving significant volumes of fill material or excavated
material being transported onto or off the site: 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.
13. Any changes to the details associated with the supervising RPEQ or Principal Contractor
during construction, must be notified to council in writing within five business days of the
change occurring.
14. Any conflict between the development and an existing or proposed service must be referred
to the relevant service authority for determination prior to commencement of works.
DURING CONSTRUCTION
Engineering
15. The developer must meet any costs to repair damage to any Council asset during
construction, where damage is a result of the development works. Damage to assets must
be repaired immediately where it creates a hazard to the community. In circumstances where
the damage does not create a hazard to the community, it must be repaired immediately on
completion of the works associated with the development.
16. All works must be supervised by a Registered Professional Engineer of Queensland (RPEQ)
who is independent of the Developer and Principal Contractor, and they must certify that all
works conform to the Operational Works permit. Where municipal works are involved, such
confirmation must be submitted for the respective hold points prior to any site inspection by
Council Officers.
17. All works must be constructed and work procedure undertaken in accordance with:
a. The approved plans/documents and conditions detailed in this Decision Notice
b. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines
c. The latest version of the Healthy Waterways document “Water Sensitive Urban Design
Technical Design Guidelines for South East Queensland” for all water quality devices
to be constructed on site
Roadworks (External Roadworks & Road Widening Works)
18. All pavement widening or construction of new pavement must join neatly to the existing
pavement so that there are no irregularities in line or level resulting at or adjacent to the join
for the length of the construction. Where necessary the existing pavement must be brought
to a satisfactory standard to allow for the above.
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19. The installation and/or modification of any traffic signs, street signs, line marking and Raised
Reflective Pavement Markings (RRPMs) must be in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD). New or relocated signage must be installed using the VLok
installation system. All new signage must be Class 1 retroreflective material in accordance
with AS 1906.1, Retroreflective materials and devices for road traffic control purposes – Part
1: Retroreflective sheeting.
20. The developer must notify Council’s Traffic Engineer for any works involving the removal or
modification of existing council traffic signs and/or parking bays prior to such works
commencing.
21. Root barriers are required to be installed behind the back of kerb for all new kerbs within 5m
of a trunk of a tree.
Works within Road Reserve/Reinstatement
22. Safe pedestrian and vehicle access on all streets in the vicinity of the development must be
maintained at all times. Should footpath/road closures be necessary to carry out construction
works, Council’s Engineering Officer must be notified prior to the proposed closure and all
requirements complied with.
23. All frontage works must match neatly with existing road and verge/footpath features.
Additional works beyond the frontage may be required to provide an acceptable transition to
existing road and verge/footpath profiles.
24. Electrical conduits or other services proposed to be installed within existing and proposed
road reserves under existing sealed carriageways, concrete pathways, concrete/sealed
driveways or significant vegetation must be installed by boring. Trenching is not permitted,
unless specifically approved by Council.
Pathways
25. All pathways must be constructed in accordance with the following requirements:
a. All footpath/cycleway must comply with Council’s Standard Drawing SEQ R-065.
b. Provision must be made for disabled access at all kerb crossings associated with
pathways, in accordance with Council's current standards.
c. All paths must have a slip resistant surface.
d. Expansion and contraction joints must provide a flush finish. Installation of joints by
saw cutting is preferred to ensure a smooth ride for cyclists.
e. The required work includes any modifications to ensure the footpath finishes flush with
all existing service covers and the like, or alternatively these services are raised or
altered, so as not to create a pedestrian safety hazard.
26. Pathways must:
a. Terminate in a manner that ensures smooth transition to existing surfaces for public
safety.
b. Be designed and constructed to comply with the Disability Discrimination Act (DDA),
Access to Premises Standard, Austroads and relevant sections of AS1428 Design for
access and mobility.
Site Access and Driveways
27. Driveway crossovers must be constructed in accordance with council’s Standard Drawings
RS-051.
28. Any existing unnecessary or redundant property accesses must be removed, and the kerb,
footpath and verge area reinstated to match the existing footpath and/or verge treatments.
Grassed verge areas to be reinstated must be provided with 100 mm topsoil and grass seed
or turf, and must be maintained by the developer until established.
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29. The following must be complied with during the construction of the required
crossover/driveway:
a. The driveway surfacing must consist of either an approved hot mixed asphaltic
concrete or patterned/plain concrete.
b. The driveway must be constructed so as not to concentrate stormwater runoff onto
neighbouring properties.
c. Underground service conduits for water supply, electricity and any other services must
be provided as part of the access driveway
d. Where there is an existing pedestrian path, a matching crossfall must be provided for
the driveway on the alignment of the path, for the full width of the path.
e. The property access must be located a minimum of 1m clear of existing power poles,
streetlights or other signage. The developer is responsible for any necessary relocation
of existing services to provide this clearance and must contact the relevant service
authorities and comply with their requirements in relation to these works.
Earthworks and Retaining Walls
30. All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines
on Earthworks for Commercial and Residential Development, with geotechnical testing
undertaken in accordance with the Standard. Test results as required by AS 3798, and a
certificate of quality and uniformity of fill shall be provided by a RPEQ and submitted to
Council prior to Council signing the Plan of Survey.
31. Safety Fencing must be provided to retaining walls that are over 1m high.
32. Slope and batters are a maximum grade of:
a. 1 in 6 where in proximity to waterbodies
b. 1 in 4 for grassed areas.
c. 1 in 3 for planted areas.
d. 1 in 2 for combined structural engineering and planting solutions.
Vegetation Clearing
General
33. Where damage occurs to any Council asset as a result of the development works, it must be
repaired immediately where it creates a hazard that presents risk to person or property. Other
damage must be repaired prior to completion of works.
34. All works must be constructed, and work procedure undertaken in accordance with:
a. The approved plans/documents and conditions detailed in this Decision Notice.
b. The relevant conditions of the higher order Material Change of Use approval viz
MCU23/0094 to which this approval relates.
c. All relevant Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines.
d. The latest version of Water Sensitive Urban Design Technical Design Guidelines for
South East Queensland (Healthy Waterways) for all water quality devices to be
constructed on site.
Retention of Existing Trees and Vegetation
35. All trees and vegetation identified for retention must be protected in accordance with AS
4970, Protection of trees on development sites.
36. A qualified person * must be engaged for the duration of the works to:
a. Ensure works are carried out in accordance with the approved Arborist Report
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b. Oversee installation of all tree protection fencing prior to commencement of any works
onsite (including any clearing).
c. Supervise tree protection within the development site and frontages, prior to, during
and following construction in accordance with AS 4970, Protection of trees on
development sites.
d. Supervise and undertake necessary tree protection for all trees affected by the
development on neighbouring Lots. This includes tree identified in the approved
arborist report as outside project scope within the neighbouring properties east of the
development site. Where trees within neighbouring properties are found to be unsafe
due to works relating to this development approval, the developer is solely responsible
for the removal and replacement of these trees.
e. Oversee approved tree removal in proximity to retained trees.
f. Undertake a risk assessment of all trees on neighbouring properties affected by the
development within striking distance of the development works and site and carry out
hazard removal and amenity pruning in accordance with AS 4373, Pruning of amenity
trees.
*(Refer to Advisory Note)
Fauna Management
37. A qualified person* must be engaged to manage fauna in accordance with a fauna
management plan submitted prior to a prestart meeting. The fauna management plan must
include the following:
g. Ensure works are carried out in accordance the Nature Conservation Act 1992.
h. Undertake pre-clearing inspections including fauna relocation and removal or blocking
of all vacant hollows.
i. Co-ordinate staging and sequence of clearing with fauna protection.
j. Protect and recover fauna during clearing operations.
k. Manage the translocation of animals and recovery procedures in accordance with
relevant legislation.
l. Undertake protection works for mulching of any stockpiled vegetation.
*(Refer to Advisory Note)
Removal of Existing Trees and Vegetation
38. Removal of existing trees and vegetation must be undertaken by a qualified person* and
must include:
m. Stump grinding to below finished surface level.
n. Rectification to the finished surface levels and materials.
o. No damage to other vegetation for retention.
p. Legal disposal of all removed vegetation and debris.
*(Refer to Advisory Note)
FOLLOWING CONSTRUCTION / PRIOR TO COMMENCEMENT OF THE USE
Certification
39. Upon completion of the work a certificate must be issued by an RPEQ certifying that the
works have been constructed in accordance with the Operational Works permit.
Bonds
40. Bonds must:
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a. meet the requirements of council’s relevant Planning Scheme Policy for performance
and uncompleted works.
b. be calculated using a schedule of works and relevant bond equation.
c. Include GST.
d. have approval of the bond calculations and amount from Council prior to lodgement
e. be lodged with Council and accompanied by the Bond Administration Fee/s.
f. be requested for release by writing to Council, when relevant approval requirements
have been met.
As Constructed Plans and ADAC XML Files (Council)
41. Prior to acceptance of civil works to become Council assets “On Maintenance”, satisfactory
“As-Constructed” records must be submitted to Council. The bundle of “As Constructed”
information shall include:
a. As-Constructed Engineering Drawings. Data is to be submitted in an electronic drawing
file format (.dwg), with all plans clearly endorsed “As-Constructed”, along with the
accompanying hardcopies (PDFs of the As-Constructed .dwg drawing files), and;
b. ADAC XML Digital File. ADAC File format (ADAC - Asset Design As Constructed)
prepared in accordance with industry standards and recorded in “MGA - UTM56 /
GDA94” projection.
Please Note: Further information and advice relating to the as-constructed drawing
presentation, as-constructed survey capture and associated guidelines for preparation
of a compliant ADAC XML digital file are available on the webpage titled “As-
Constructed Guidelines” and accessible at the Noosa Council Website: Planning &
Development / Development Tools & Guidelines / As-Constructed Guidelines.
c. The “As-Constructed” drawings will require certification by a:
i. Qualified experienced Civil Engineer (RPEQ) confirming design intent and
conformance with applicable standards and specifications, along with the
relevant descriptions of assets, services and structures and;
ii. Registered Cadastral Surveyor (Qld) in regard to the cadastral and locational
information, levels and applicable survey datum.
d. The data must be in accordance with Council’s “Planning Scheme Policy 6 –
Engineering Design Standards”, and fully detail the levels for all engineering works
including but not limited to the drainage network and structures, finished ground and
pavement surface levels.
e. Landscaping, including all assets and improvements within parks, open space and road
reserves areas are to be shown on an accompanying separate landscape plan
(prepared in .dwg file format with accompanying hardcopy PDFs) and include a
complaint ADAC XML file. Details of the landscaping and all associated assets and
improvements may be included in the ADAC XML digital file prepared for associated
civil infrastructure, or alternatively, be provided as a separate ADAC XML digital file
containing landscape and asset information only.
f. The building envelope data must be submitted in both hardcopy and digital format
(ADAC XML Digital File). ADAC - Asset Design As Constructed, is to be prepared in
accordance with industry standards and recorded in “MGA - UTM56 / GDA94”
projection.
On Maintenance
42. Prior to requesting an On Maintenance inspection, the following information package
(prepared by respective qualified persons* and certifying compliance with approvals) must
be submitted to Council:
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a. Arborist Report documenting and certifying the findings and outcome of the arboreal
risk assessment.
b. Fauna Report documenting the findings and outcome of the fauna protection works
undertaken.
43. All municipal works must be accepted ‘On Maintenance’ by Council in accordance with
Council’s relevant Planning Scheme Policy prior to plan sealing. To achieve ‘On
Maintenance’, the supervising RPEQ must submit to Council:
a. certification that all works have been undertaken and completed in accordance with the
requirements of this Permit.
b. as Constructed details in accordance with Council’s Planning Scheme Policy.
c. maintenance and operational manuals for all proprietary or site specific devices
Off Maintenance
44. Prior to requesting an Off Maintenance inspection the developer must provide a written
request for the Off Maintenance inspection.
45. A re-inspection fee in accordance with Council’s Fees and Charge Register will be charged
where:
a. a Council inspection reveals works do not comply with approval requirements
b. submitted certification falsely states works comply with approval requirements.
5. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
33132-OW5.1 A Vehicle Turning Paths prepared by SCG 29.09.2023
Consulting Engineers
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
Material Change of Use & Reconfiguring a Lot
Aboriginal Cultural Heritage Act 2003
1. There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain
approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who
carries out an activity must take all reasonable and practicable measures to ensure the
activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the
duty of care. Substantial monetary penalties may apply to individuals or corporations
breaching this duty of care. Injunctions may also be issued by the Land and Resources
Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity
that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value
of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit to discuss any obligations under the ACH Act.
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Equitable Access and Facilities
2. The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in addition
to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards.
Advertising Devices
3. All Advertising Devices must comply with Schedule 10 of Subordinate Local Law No.1
(Administration) 2015 including both temporary and permanent signage. All freestanding,
pylon or pole signs or signage that is illuminated requires approval from Council prior to being
installed. All signage identified in s6 of Schedule 10 of Subordinate Local Law No. 1 is
prohibited from being erected in the Shire.
Development Compliance Inspection
4. Prior to the commencement of the use, please contact Council's Development Assessment
Branch to arrange a Development Compliance Inspection.
Nature and Extent of Approved Development
5. The assessment of this development was based on a proposal having a plot ratio of 0.5:1,
as depicted on the Approved Plans and conditioned.
6. Should the outstanding matters raised in this approval be addressed to Council’s satisfaction,
Council may change the approval to a Development Permit through the Negotiated Decision
Notice process.
Submission of Amended Plans Required (as required by MCU23/0094 & RAL23/0014)
7. The conditions of this Decision Notice require resubmission of plan/s to Council with
amendments as per the Material Change of Use and Reconfiguring a Lot Development.
Please address the amended plan/s to Council’s Development Assessment Branch.
The revised plans are to be provided to Council for review and approval prior to the
issue of Building Approval.
Sustainability
8. Council encourages sustainable and energy efficient building design for all development,
including the use of sustainable building materials, energy efficient fittings, solar hot water,
photovoltaic systems (including the use of inverter/charges), solar panels, water saving
devices and rainwater harvesting.
Operational Works
General Advisory Notes
9. Council has undertaken an audit check of the Operational Works drawings in relations to the
proposed works. A detailed check of the calculations and drawings has not been undertaken,
as they have been certified by a RPEQ. The RPEQ bears full responsibility for all aspects of
the engineering design. Council reserves the right to require further amendments and/or
additions at a later date should design errors become apparent.
10. Council reserves the right to call up any performance bond held or levy charges against the
property, should emergency works be required to be undertaken by Council to make the site
safe due to inactivity on the development site for extended periods of time.
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11. Should any changes or modifications to the approved plans be required as a result of
construction constraints, a “Request to change an existing approval” under the Planning Act
2016 must be made. Amended plans clearly indicating the changes must be lodged with this
application along with the appropriate fees.
Nature and Extent of Approval (OPW - Landscaping, Drainage, Stormwater)
12. Should the outstanding matters raised in this Preliminary Approval be addressed to Council’s
satisfaction, Council may change the approval to a Development Permit through the
Negotiated Decision Notice process.
Prestart, On and Off Maintenance Inspections Request
13. Contact Council on 5329 6500 to arrange a prestart or an inspection giving a minimum of 5
business days notice of preferred inspection time.
14. If Council officers are required to undertake additional inspections of the same works, a
reinspection fee will be applicable in accordance with Council’s Fees and Charges register
applicable at the time.
15. A minimum maintenance period of 12 months will apply to all municipal works and thereafter
until such time as the works are performing in accordance with the approved design unless
noted otherwise.
16. Accepted best practice standards include International Erosion Control Association
Australasia Best Practice Erosion and Sediment Control.
17. Qualified Person, for the purpose of erosion and sediment control is a Certified Professional
in Erosion and Sediment Control (CPESC) or suitably experienced Registered Professional
Engineer of Queensland (RPEQ).
18. As a general rule, a site is determined to have achieved effective short-term stabilisation if
at the time of the plan sealing inspection:
a. Methods of stabilisation are:
• appropriate for slopes and slope lengths; and
• are consistent with best practice environmental management practices such as in
the Manual for Erosion and Sediment Control or the IECA Manual; and
b. Stormwater runoff from the site is not currently, and is not likely to result in visible
evidence of sedimentation or erosion, or lead to water contamination.
If at the time of request for final inspection, the method of short-term stabilisation has
not achieved a level of stability that Council's Officers believe will have a high
probability of achieving long term stability, Council Officers may take the following
matters into consideration in determining whether the site is capable of achieving
medium to long-term stability:
• evidence that the site has been effectively stabilised in the short term;
• evidence that soil has been adequately ameliorated;
• evidence that seed of annual and perennial grass species has been applied at an
adequate rate; and
• that grass seed has germinated at a density that is likely to achieve an effective
grass cover.
Retention of Existing Trees
19. The existing trees on adjoining properties must be retained and protected during construction
wherever achievable. To avoid doubt, this advisory note is not intended to exclude the
operation of Chapter 3 of the Neighbourhood Dispute Resolution Act 2011 following
construction of the development which is the subject of this development approval.
Removal of Existing Trees and Vegetation
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20. Stockpiling mulch to the appropriate volume and separation is required for fire mitigation as
well as optimum weed seed sterilisation.
Qualified Person
21. Qualified Person, for the purpose of:
a. Supervising landscape works and preparing a landscape certification, is considered to
be a landscape architect, landscape designer or horticulturist with a minimum of three
years current experience in the field of landscape design.
b. Undertaking landscape construction and establishment works is considered to be a
person with five years current experience in commercial landscape construction
projects.
c. Undertaking, supervising tree works and preparing arboriculture certification, is
considered to be a person with a minimum three years current experience in tree
protection, hazard identification/mitigation and assessment and either:
i. International Society of Arboriculture (ISA) certification; or
ii. A Diploma of Arboriculture.
d. Undertaking Fauna site works and calculating compensatory habitat is considered to
be a Fauna Spotter Catcher with current certification under the Queensland Parks and
Wildlife Service.
e. Assessing and certifying soil quality is considered to be an Agronomist or
Horticulturalist with three years current experience in soil testing.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Operational Works Stormwater, Drainage work, Landscaping.
Development Permit for Building Works All building work.
11. SUBMISSIONS
Not applicable.
12. 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.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
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