Amended Referral Agency Response - Planning RAP21/0043

Officer: 	Georgina Schramm
Direct Telephone: 	07 5329 6569
Our Reference:	RAP21/0043
Your Reference:	20210428
19 July 2022
GE Harris
C/- Adapt Town Planning
PO Box 7618
SIPPY DOWNS   QLD  4556

[email protected]
Dear Sir/Madam,
Amended Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as a concurrence agency for the application, completed its assessment of the application on 15 July 2022. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP21/0043
Street address:	33 Seaview Terrace Sunshine Beach Qld 4567
Real property description:	Lot 41 RP 81810
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
type of development
The applicant seeks the following type of referral agency response:
Concurrence Agency Response for the purpose of a Dwelling House.
concurrence agency conditions
PLANNING
When Conditions must be Complied With
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.

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
21-026 Sheet 2 of 12	A	Site Plan prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 3 of 12	C	Lower Ground Floor Plan prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 4 of 12	C	Ground Floor Plan prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 5 of 12	C	First Floor Plan prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 6 of 12	C	Elevations prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 7 of 12	C	Elevations prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 8 of 12	C	Section prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 9 of 12	C	Section prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 10 of 12	C	Section prepared by Magica Building Design Creative Solutions	6 May 2022
21-026 Sheet 11 of 12	C	Section prepared by Magica Building Design Creative Solutions	6 May 2022
Building Height
The maximum height of the development must not exceed 8 metres above the natural level (NGL) and finished ground level except for where indicated on the approved plans.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
To ensure privacy is protected between adjoining properties, the windows shown on the South West Elevation and as identified by Council in the approved plans are to be fitted with translucent glazing.

Sunset Clause for Referral Agency Response
This Concurrence Agency response is no longer valid if the use has not commenced within 4 years of the date of this notice, unless otherwise extended in writing by Council.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building Works. 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.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping, and in accordance with Council’s Planning Scheme Policy PSP2 - Landscaping.
Screening vegetation must be planted along the rear boundary in accordance with Council’s Planning Scheme Policy PSP2 - Landscaping.  The planted vegetation must have a minimum pot size of 25 litres and consist of native, endemic species with a mature height of not less than 2.5 metres and a minimum spacing of 2 metre centres.
Existing vegetation in the road reserve must be retained, unless written authorisation from Council is granted for the clearing.
Trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting stockpiling, storage and vehicle parking to those areas which are already cleared
using low impact construction techniques around vegetation.
Site Access and Driveways
A sealed access driveway must be provided from Seaview Terrace to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and be generally in accordance with the approved plans.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken generally in accordance with drawing number 31173-SW1.1 prepared by SCG Consulting Engineers dated October 2021
Stormwater runoff from the development must not cause scour or damage to the subject site, any adjoining property or the road reserve.
Easements
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.
Geotechnical Stability
All works must be carried out in accordance with the recommendations, including the preparation of a Dilapidation Report, contained in:
The Slope Stability Assessment – Report No. 31173 (SL) prepared by SCG Consulting Engineers dated 24 February 2022, and
The Soil Test and Footing Report - Report No. 31173 (S).Rev A prepared by SCG Consulting Engineers dated 24 February 2022.
At the completion of the works certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the conditions of this approval and that the development has a minimum factor of safety against landslip of 1.5 in the long term.
*(Refer to advisory Note)
Earthworks and Retaining Walls
All earthworks and associated retaining structures/batters must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council. All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
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.
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.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the referral agency 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.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
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:
appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD)
provision for safe vehicle and pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased.
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.
Private Infrastructure
All private infrastructure for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority.
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.
rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at any time before the application is decided pursuant to section 30 of the Development Assessment Rules.
Yours faithfully

Georgina Schramm
Development Planner

Enc:	Approved Plans/Documents

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PO Box 141		P. (07) 5329 6500	[email protected]	
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