Original source · versioned page text
Mcu
Attached to the e-mail MCU19/0013 - Withdraw Representations.
Noosa Council documents
Officer: Billy Glover
Direct Telephone: 53296109
Our Reference: MCU19/0013 & RAL19/0003
Your Reference: n.a
9 May 2019
RF Erharter
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE QLD 4566
[email protected]
Dear Sir
Decision Notice
Planning Act 2016
I refer to your application and advise that on 9 May 2019, Council decided to approve the
application, subject to conditions.
Details of the decision are as follows:
1. APPLICATION DETAILS
Application No: MCU19/0013 & RAL19/0003
Street address: 10 Opal St Cooroy Qld 4563
Real property description: Lot 6 RP 82318
Planning Scheme: The Noosa Plan (8 June 2018)
2. DECISION DETAILS
Council decided to issue the following type of approval:
Development Permit for Material Change of Use - Multiple Housing - Type 2 Duplex
Development Permit for Reconfiguration of a Lot - Community Titles Scheme (2 Lots)
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval for Material Change of Use and Reconfiguring
a Lot is 6 years starting the day that this development approval takes effect.
4. ASSESSMENT MANAGER CONDITIONS
Material Change of Use
PLANNING
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.
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au
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Noosa Council documents
Approved Plans
2. 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
- - Site, Subdivision and Preliminary 29/01/2019
Services Layout Plan
As annotated by Council
V.1 – 29.04 - Site Cover Plan, drawn by Toth 10/04/2019
Environmental
GJGSCN190173 2 E Site Plan, drawn by G. J Gardner Homes 17/01/2019
GJGSCN190173 3 E Lower Floor Plan, drawn by G. J Gardner 17/01/2019
Homes
GJGSCN190173 4 E Elevations, drawn by G. J Gardner 17/01/2019
Homes
GJGSCN190173 6 E Roof Catchment Plan, drawn by G. J 17/01/2019
Gardner Homes
Nature and Extent of Approved Use
3. Both dwellings must be fully constructed prior to the issue of the Plan Seal approval for the
Community Titles Scheme.
4. The total site cover of the development must not exceed 40%.
Building Height
5. The maximum height of the development must not exceed 8 metres above the finished
ground level and the natural ground level.
Performance Bond
6. 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 Operational 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.
Screening Vegetation
7. Screening vegetation must be planted along the eastern boundary for the extent of the new
dwelling on the new lot 2, in accordance with PSP 3 Landscaping Plants and Guidelines and
an Operational Works approval.
Water & Sewer Connections
8. An underground connection to reticulated water and sewerage must be provided to the
development site in accordance with the standards and requirements of Northern SEQ
Distributor–Retailer Authority (Unitywater).
9. 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 the development site.
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Building Appearance
10. All air conditioning units or other mechanical equipment must be located at ground level, or
otherwise fully enclosed or screened such that they are not visible from the street frontages
nor adjoining properties.
Roof Form
11. Eaves on the new dwelling unit must be 600mm in width. 450mm wide eaves will achieve
this solution provided there is a 150mm wide gutter that brings the total width to 600mm.
Protection of Privacy
12. To ensure privacy is protected between adjoining properties, any window/s, deck or the like
that overlooks or has the potential to overlook the private open space or habitable room
windows of neighbouring properties must either:
a. have a minimum window sill height or 1.5 metres above floor level.
b. be fitted with translucent glazing.
c. be fitted with a fixed external screen positioned in such a way to obscure direct view.
Fencing and Walls
13. Any street fencing must be set back an average of 1 metre from the front property boundary.
Any fencing on the front boundary must either:
a. not exceed a maximum height of 1.2m.
b. be of open construction.
14. The area of land between the fence and the front property boundary must be densely
landscaped to screen any fencing from the street.
15. The existing fence along the Opal Street frontage may be retained, however any future
fencing must comply with the fencing and walls conditions of this Decision Notice.
Clothes Drying Areas
16. Each dwelling unit must be provided with access to an outdoor clothes line which is screened
from public view.
Community Management Statement
17. 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.
18. All clauses and by-laws of the proposed Community Management Statement must accord
with the requirements of this Decision Notice.
External Works
19. Opal Street must be upgraded for the length of its frontage to the subject site. The works
must be undertaken in accordance with an Operational Works approval and must include in
particular:
a. kerb and channel on an alignment that is an extension of the existing kerb and channel
to the west of the subject site and joins smoothly to the kerb and channel to the east of
the site
b. widening and sealing of the existing road pavement
c. any necessary adjustments or modifications to the existing surface and piped
stormwater drainage systems in Opal Street
d. any necessary adjustments to the existing property access
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In this regard, specifications and plans detailing this work must be prepared in accordance
with Council’s Planning Scheme Policy 5 – Engineering Design Standards – Roads,
Drainage and Earthworks.
Site Access and Driveways
20. A sealed access driveway must be provided from Opal Street and Opal Lane to all parking
and manoeuvring areas of the development. The works must be undertaken in accordance
with an Operational Works approval and must include in particular driveway crossovers
generally in accordance with Council’s Standard Drawings RS-049 and RS-050.
Stormwater Drainage
21. The site must be provided with a stormwater drainage system connecting to a lawful point of
discharge.
22. All stormwater drainage (including roof water overflow from the rainwater storage system)
must be collected and discharged so there is no net increase in stormwater runoff from the
site. The works must be undertaken in accordance with an Operational Works approval and
be generally in accordance with the Proposed Duplex Integrated Water Management Plan –
Version 0 dated April 2019 prepared by Callaghan & Toth Civil, Environmental and Hydraulic
Engineers.
Electricity and Telecommunication Services
23. Reticulated electricity and telecommunication services must be provided to each lot in
accordance with the standards and requirements of the relevant service provider.
24. 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.
25. Certification must be submitted to Council from all relevant service providers which certifies
that the development has met the requirements of this Decision Notice and all applicable
legislation at the time of construction.
Easements
26. 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.
27. 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.
28. 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
29. All earthworks and associated batters/walls must be contained entirely within the subject site
unless written permission from the respective landowner(s) is provided to Council.
Damage to Services and Assets
30. 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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Reconfiguration of a Lot
When Conditions Must Be Complied With
31. 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.
Approved Plans
32. 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
V.1 – 29.04 - Site Cover Plan, drawn by Toth 10/04/2019
Environmental
33. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
34. The development must be undertaken and operated in a manner that causes no detrimental
effect upon the amenity of the neighbourhood by reason of the creation of excessive noise,
lighting nuisance or other emissions.
5. REFERRAL AGENCIES
Not applicable.
6. ADVISORY NOTES
Building and Construction Industry (Portable Long Service Leave) Levy
1. 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. QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
Co-ordination of Operational Works Assessment
2. Additional application fees apply to Operational Work applications where the different
aspects of the works are lodged separately. Significant savings in application fees will result
if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
3. A preliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. appropriate traffic signage in accordance with the Manual of Uniform Traffic Control
Devices (MUTCD)
b. provision for safe pedestrian access across the frontage of the site both during daily
construction and after daily construction has ceased.
c. traffic management during all aspects of the construction phase including:
i. a Traffic Management Control Plan in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD) detailing all temporary signage and traffic
control measures prior to construction.
ii. maintenance of safe pedestrian access for the areas affected by the works during
and after daily construction has ceased.
iii. proposed fencing to the site during the construction phase of the development.
iv. approval of the Traffic Management Control Plan by the Department of Transport
and Main Roads (DTMR) for any works on State controlled roads.
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v. provision for worker car parking.
d. maintenance and protection of water quality and existing drainage lines through the
construction site, through the implementation of appropriate erosion and sediment
control measures.
e. works programme identifying key components of the works and their respective
durations.
f. establishment of a communication protocol with the general public, adjoining owners,
emergency services and local businesses to advise of agreed construction times,
impacts on traffic, services and other relevant issues.
g. identification of complaint management procedures including:
i. contact details for the on-site manager.
ii. dispute resolution procedures.
h. 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.
Community Title Scheme - Private Infrastructure
4. All private infrastructure for the development must be designed to meet the planning scheme
requirements unless otherwise agreed by the relevant authority.
Infrastructure Charges
5. This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in
accordance with Council’s “Charges Resolution” made pursuant to the planning legislation
and regulations current at the time of issue.
7. PROPERTY NOTES
Not applicable.
8. VARIATION APPROVAL DETAILS
Not applicable.
9. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Operational Works Frontage Works, Access, Landscaping &
Stormwater
Development Permit for Building Works All building works
Compliance Certificate Plan Sealing
10. SUBMISSIONS
Not applicable.
11. 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
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Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
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12. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at
www.noosa.qld.gov.au or at Council Offices.
Yours faithfully,
Billy Glover
Development Planner
Enc: Appeal Rights
Approved Plans/Documents
Infrastructure Charge Notice
cc. Unitywater
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Appeal Rights
PLANNING ACT 2016 & PLANNING REGULATION 2017
Chapter 6 Dispute resolution (3) The appellant or, for an appeal to a tribunal, the registrar must,
within the service period, give a copy of the notice of appeal to –
Part 1 Appeal rights
(a) the respondent for the appeal; and
229 Appeals to tribunal or P&E Court
(b) each co-respondent for the appeal; and
(1) Schedule 1 of the Planning Act 2016 states –
(c) for an appeal about a development application under schedule
(a) Matters that may be appealed to –
1, table 1, item 1 – each principal submitter for the
(i) either a tribunal or the P&E Court; or development application; and
(ii) only a tribunal; or (d) for and appeal about a change application under schedule 1,
table 1, item 2 – each principal submitter for the change
(iii) only the P&E Court; and
application; and
(b) The person-
(e) each person who may elect to become a co-respondent for the
(i) who may appeal a matter (the appellant); and appeal, other than an eligible submitter who is not a principal
submitter in an appeal under paragraph (c) or (d); and
(ii) who is a respondent in an appeal of the matter; and
(f) for an appeal to the P&E Court – the chief executive; and
(iii) who is a co-respondent in an appeal of the matter; and
(g) for an appeal to a tribunal under another Act – any other
(iv) who may elect to be a co-respondent in an appeal of the
person who the registrar considers appropriate.
matter.
(4) The service period is –
(2) An appellant may start an appeal within the appeal period.
(a) if a submitter or advice agency started the appeal in the P&E
(3) The appeal period is –
Court – 2 business days after the appeal has started; or
(a) for an appeal by a building advisory agency – 10 business
(b) otherwise – 10 business days after the appeal is started.
days after a decision notice for the decision is given to the
agency; or (5) A notice of appeal given to a person who may elect to be a co-
respondent must state the effect of subsection (6).
(b) for an appeal against a deemed refusal – at any time after the
deemed refusal happens; or (6) A person elects to be a co-respondent by filing a notice of election,
in the approved form, within 10 business days after the notice of
(c) for an appeal against a decision of the Minister, under chapter
appeal is given to the person.
7, part 4, to register premises or to renew the registration of
premises – 20 business days after a notice us published under 231 Other appeals
section 269(3)(a) or (4); or
(1) Subject to this chapter, schedule 1 and the P&E Court Act, unless
(d) for an appeal against an infrastructure charges notice – 20 the Supreme Court decides a decision or other matter under this
business days after the infrastructure charges notice is given Act is affected by jurisdictional error, the decision or matter is non-
to the person; or appealable.
(e) for an appeal about a deemed approval of a development (2) The Judicial Review Act 1991, part 5 applies to the decision or
application for which a decision notice has not been given – matter to the extent it is affected by jurisdictional error.
30 business days after the applicant gives the deemed
(3) A person who, but for subsection (1) could have made an
approval notice to the assessment manager; or
application under the Judicial Review Act 1991 in relation to the
(f) for any other appeal – 20 business days after a notice of the decision or matter, may apply under part 4 of that Act for a
decision for the matter, including an enforcement notice, is statement of reasons in relation to the decision or matter.
given to the person.
(4) In this section –
Note – decision includes-
See the P&E Court Act for the court’s power to extend the appeal
(a) conduct engaged in for the purpose of making a decision; and
period.
(b) other conduct that relates to the making of a decision; and
(4) Each respondent and co-respondent for an appeal may be heard
in the appeal. (c) the making of a decision or failure to make a decision; and
(5) If an appeal is only about a referral agency’s response, the (d) a purported decision; and
assessment manager may apply to the tribunal or P&E Court to
(e) a deemed refusal.
withdraw from the appeal.
non-appealable, for a decision or matter, means the decision or
(6) To remove any doubt. It is declared that an appeal against an
matter-
infrastructure charges notice must not be about-
(a) is final and conclusive; and
(a) the adopted charge itself; or
(b) may not be challenged, appealed against, reviewed, quashed,
(b) for a decision about an offset or refund-
set aside or called into question in any other way under the
(i) the establishment cost of trunk infrastructure identified in Judicial Review Act 1991 or otherwise, whether by the
a LGIP; or Supreme Court, another court, a tribunal or another entity; and
(ii) the cost of infrastructure decided using the method (c) is not subject to any declaratory, injunctive or other order of
included in the local government’s charges resolution. the Supreme Court, another court, a tribunal or another entity
on any ground.
230 Notice of appeal
232 Rules of the P&E Court
(1) An appellant starts an appeal by lodging, with the registrar of the
tribunal or P&E Court, a notice of appeal that- (1) A person who is appealing to the P&E Court must comply with the
rules of the court that apply to the appeal.
(a) is in the approved form; and
(b) succinctly states the grounds of the appeal. (2) However, the P&E Court may hear and decide an appeal even if
the person has not complied with the rules of the P&E Court
(2) The notice of appeal must be accompanied by the required fee.
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GENERAL SITE PLAN NOTES
EARTHWORKS TO BE IN ACCORDANCE
WITH LOCAL COUNCIL REGULATIONS
‘AND NATIONAL CONSTRUCTION CODE,
VOL 2, SECTION 3.1.1 EARTHWORKS.
STORMWATER DRAINAGE DESIGN &
COMMUNITY TITLE SUBDIVISION
Total Lot Size = 1,007m2
DISCHARGE TO AS 3500, SECTION 3.1.2
STORMWATER DRAINAGE, NCC VOL2
AND LOCAL COUNCIL REQUIREMENTS.
DRIVEWAY CROSSOVER DESIGN,
CONSTRUCTION AND FINISH TO LOCAL
COUNCIL REQUIREMENTS.
‘SERVICES LEGEND
UNDERGROUND ELECTRICAL
Alfresco to be
reduced in size in
accordance with the
site cover plan
Proposed Lot |= 513m)
Preposed-batd—O4m2
Shared fence easement (6m2 (0.3m x 20m))
Sewer Easement = 274m2
OVERHEAD ELECTRICAL
RAINWATER DRAINAGE
s STORMWATER
7— TELSTRA
—"— WATER
Stormwater Easement (~15m2)
Landscaping in accordance with Planning Scheme Policy 03
- 2.x street trees to Opal St
- Dense landscaping around perimeters and in front of Opal St fence
DEVELOPMENT DETAILS
Density = 2 x 3+ beds (6.6)
Site Gover =220+-220-=410-(44%)-
Plot Ratio = 137 + 144 = 281m2 (27%)
Parking = 4 spaces
Landscaping = 496m2 (49%)
* New driveways and crossovers in
accordance with RS-049 & RS-050
Existing Feiiee
Fn
Kitchen
I
OPAL STREET
\ ‘TOP Pi
Easements fot Services (inidcative)
- Sewer easement(1.5m either side of existing pipe)
ensure non-worsening situation to adjoining properties
TOP CONDUIT RL: 108.04
‘SEWER RISING MAIN POTHOLE
new fence
- Sewer connections to be confirmed (Subject to Unitywater Approval)
- Water to new buildings (Subject to Unitywater Approval)
- Electricity to new building clear of water and sewer lines (Subject to Operational Works Approval)
- Stormwater for new building to include a 5k Litre above ground water tank for detention of new building
roof area directed to existing field inlet within Opal St (Subject to Operational Works Approval)
- All other stormwater from driveways and hardstand areas to be directed to landscaping areas to
50,209mm 172° 1" 2" SEWER RISING MAIN POTHOLE __|
‘TOP CONDUIT RL: 108.01
~~ Proposed
Lot 2
LL SEWERRISING MANPOTHOLE
‘TOP CONDUIT RL: 107.96
APPROVED PLANS
MCU19/0013 & RAL19/0003
NOOSA COUNCIL
9 MAY 2019
Scale 1:300
10,089mm 262° # 2"
US SEWERRISNG MAN
Son
SEWER COVPLED ONLY
0 1 2 3 4 5m
Site, Subdivision and
Preliminary Services
Layout Plan
Date: 29/01/2019
Documentiieilihe 2086BAN2 0808396
Version: 2\/esision!Dattes By UBD 12/01/2019
Print Date: 13 May 2019, 4:45 PM
Page 11
Noosa Council documents
Toth Environmental
Environmental &
Hydraulic Engineers
25.6m2 of existing
outdoor covered
Lot 1 - 507m2 area to be removed
Site Cover = 44%
250m2
Common Property 6m2
(fence line 300mm wide)
Site Cover Plan
V.1 - 29.04
Lot 2 - 498m2
Site Cover = 36%
180m2
Total Site Cover = 404.4m2 (40%)
-
APPROVED PLANS
MCU19/0013 & RAL19/0003
NOOSA COUNCIL
9 MAY 2019
-
Document Set ID: 20861499
20856346
20853003
Version: 2,
1, Version Date: 13/05/2019
30/04/2019
10/05/2019 Print Date: 13 May 2019, 4:45 PM
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Noosa Council documents
Docume:
PATHWAY & DRIVEWAY NOTES:
ALL PATHWAYS AND PAVEMENTS SHALL HAVE A
MINIMUM FALL OF 1 IN 100 (1%)
THE MAXIMUM GRADE OF DRIVEWAYS SHALL
NOTEXCEED 1 IN 5 (20%). WHERE GRADES ARE
NEAR THE MAXIMUM, A TRANSITION ZONE AT
EITHER END MAY BE REQUIRED. REFER TO BCA
VOLUME 1, D2.10 FOR GRADES TO REQUIRED
EXIT RAMPS.
CHECK WITH LOCAL AUTHORITY
REQUIREMENTS PRIOR TO CONSTRUCTING ANY
DRIVEWAYS, PATHWAYS OR CROSSOVERS
BETWEEN THE PROPERTY BOUNDARY AND
ROAD KERB.
CLEAR THE AREA OF ALL TOPSOIL AND
ORGANIC MATTER.
PROVIDE ALAYER OF SAND A MINIMUM OF
20mm THICK UNDER THE SLAB, COMPACTED
‘AND LEVELLED.
AN OPTIONAL 0.2um POLYETHYLENE MOISTURE
BARRIER MAY BE PROVIDED UNDER THE SLAB IN.
SALINE AREAS, LAPPED 200mm AT JOINS AND.
TAPED,
SLAB THICKNESS SHALL BE:
PEDESTRIAN PATHWAYS - 75mm THICK WITH 1
LAYER SL52 MESH,
VEHICULAR DRIVEWAYS [TO 3t GROSS) -
100mm THICK WITH
1 LAYER SL62 MESH.
30mm MINIMUM TOP COVER TO ALL
REINFORCEMENT, CONCRETE STRENGTH SHALL
BE N20 MINIMUM.
© t+
- |©
oO t | |
N oO |
2 8
x ou hiszal 16660 6690
x oT
| ao Bu Dwelling Bu 1
oad 110.47 tT 110.48 2
5 | 8s = 32 |
|
} lu Le 50.247
31200 [oo 3520
\
piled Only SEWER LINE
\
. 1
_ Propose RESIDENC!
|
Std
\ PAD LEVEL 107.600m
>= -FFL107.900m— —}-
261°59'30"
REAL PROPERTY DESCRIPTION:
LOT 6 ON RP: 82318
SITE AREA 501.17sqm.
SITECOVER —195.35sqm (38.98%)
LOCALITY COOROY
LOC.GOV. NOOSA SHIRE COUNCIL
2
SITE NOTES:
POSITION OF DWELLING TO BE CONFIRMED BY
CLIENT PRIOR TO ANY SITE WORKS
ALL STORM WATER, DOWN PIPES, RAIN WATER
TANKS & SITE DRAINAGE TO BE SIZED & LOCATED,
BY THE HYDRAULIC CONSULTANT/PLUMBER IN.
ACCORDANCE WITH BCA VOL 2 3.1.2 & 3.5.2 AND
@DC MP4.2/LOCAL PLANNING SCHEME HOUSE
CODE
BUILDER TO ENSURE THAT ACTUAL SEWER LINE AND.
MANHOLE POSITIONS MATCH THOSE AS SHOWN
BASED ON LOCAL AUTHORITY DOCUMENTS. ANY
DISCREPANCIES MUST BE BROUGHT TO THE
ATTENTION OF BESPOKE SOLUTIONS PTY LTD AND
RESOLVED PRIOR TO COMMENCEMENT OF
Lu
JOINTS ARE REQUIRED IN ALL CONCRETE 5 — <
PATHWAY AND DRIVEWAY SLABS - 9 CONSTRUCTION
3
2
ISOLATION JOINTS MUST BE PROVIDED WHERE £1) | oo! CORPO MING RETIOD OR ate PRIOR TO
ABUTTING EXISTING STRUCTURES, 3}?
a)s =| <t COMMENCEMENT OF ANY WORKS. FINISHED
EXPANSION JOINTS SHALL BE PROVIDED AT 15 >| oa FLOOR LEVEL IS TO BE ABOVE THE MINIMUM LEVEL
METER CENTRES IN ALL DIRECTIONS. N12 al. Lo AS PER LOCAL AUTHORITIES REQUIREMENTS & TO
DOWEL BARS AT 400 CENTRES ALONG THE SPB | oO COMPLY WITH BCAVOL2 3.1.2.3
JOINTS IN 100mm THICK SLABS, —
§}8 eS | THE FINISHED SURFACE IMMEDIATELY
CRACK CONTROL JOINTS SHALL BE PROVIDED \ Existing So SURROUNDING THE DWELLING, 1000mm WIDE, |S
AT3 METER MAXIMUM CENTRES AND AT \ A\ sewer LINE _\. Garden S—2—_|_|_+-_— 4 TO FALL AWAY FROM THE DWELLING AT A SLOPE
LOCATIONS WHERE THERE IS A LIKELIHOOD A Sy . Top Conduit \ gen Uy /| OF 1 IN 20 MINIMUM TO AN EARTH DRAIN AS
CRACK 2 , RL108.01 Z | / | INDICATED ON THE SITE PLAN.
o a i /
WOULD OCCUR [.e. RE-ENTRANT CORNERS) 105.63 \ SURFACE DRAINAGE IS TO DISCHARGE EVENLY
JOINTS SHALL BE LOCATED SO THE LONGEST - yee X WITHIN THE SITE AND WITHOUT NUISANCE TO
SIDE OF ANY SLAB PANEL IS NO MORE THAN 1.5 ‘S107 63 ‘SEWER LINE \ , ADJOINING PROPERTIES.
TIMES THE LENGTH OF THE SHORTEST SIDE. ANY ° \ \ L_!
ANGLE FORMED BETWEEN JOINTS OR JOINTS
ALL SUB-FLOOR AREAS MUST BE GRADED TO AVOID
"AND THE SLAB EDGE SHALL BE NO LESS THAN, 1122 Sewer Rising | 50.256 LT sewer Rising Main Pothole JHE PONDING OF WATER
75°, DUE TO THE VARYING NATURE OF OMP Main Pothole Top Condit RL:107.96
PATHWAYS AND DRIVEWAYS, ITIS ADVISABLE
TO PROVIDE JOB SPECIFIC DESIGN TO ENSURE 6000 SAX NA SUCPE AS DER BCR ANE I Y.1 FOR
DES NSTRAINTS ARE CONSIDERED IN THE WALL THE SITE SPECIFIC SOIL TYPE, REFER ALSO TO BCA
CLAUSE 3.2.2.4 FOR SLAB EDGE SUPPORT ON
5/RP82318 SLOPING SITES.
THESE NOTES ARE PROVIDED AS A GENERAL
SPECIFICATION ONLY. \ SITE PLAN 1000 MAXIMUM HIGH TIMBER RETAINING WALLS
‘ WITH 65@ AG PIPE BEHIND (TO DISCHARGE TO
REFERENCE SHOULD BE MADE TO ‘CEMENT, \
CONCRETE & AGGREGATE AUSTRALIA - GUIDE i200 APPROVED PLANS BOO TO BE WHOL CONGAINED WINTHRL THE
TO CONCRETE FOR HOUSING 2007, PATHS AND / .
DRIVEWAYS’ AND ‘RESIDENTIAL CONCRETE MCU19/0013 & RAL19/0003 SITE ONLY IF INDICATED ON THE PLANS.
DRIVEWAYS AND PATHS, JULY 2005) NOOSA COUNCIL THE HEIGHT OF FENCES, INCLUDING THE HEIGHT
OF RETAINING WALLS ARE NOTTO EXCEED 2.0m
9 MAY 2019 ABOVE FINISHED GROUND LEVEL, ONLY IF
INDICATED ON THE PLANS AND TO LOCAL
AUTHORITY APPROVAL.
THESE DRAWINGS AND DESIGN ARE E COMNENTS DATE
COPYRIGHT AND WILL NOT BE USED oo PROJECT JOB SPECIFICATION BY BUILDER TAKES SITE PLAN
/ OR REPRODUCED BY ANY MEANS, f BY PLANS PROPOSED RESIDENCE PRECEDENCE OVER THESE PLANS
—_ Sp) WHOLLY OR PARTLY WITHOUT PRIOR A feanonos| ax | ew
GJ. Gardner, Bowes | 7 seek senseuren + ere custom cu Sue Giasvenae | ROWECTSTAS
—_ GJ GARDNER HOMES CONSTRUCTION DRAWINGS
Sunshine C t North < Penne AC Be SCALE HEET SIZE] CLASS | WIND ] ISSUE
unsnine Goast No DO_NOT SCALE FROM THIS DRAWING 2 faniana] ac [wr Jowricoxtnciovatrnes CLIENT LOCATION ro cl :
2/171 Noosa Eumundi Rd PH: 07 4 702324 VERIFY ALL DIMENSIONS PRIOR TO E_[i7ia008 | AK | RW | AWENDED CONSTRUCTON DRAWINGS ERHARTER, Robert LOT 6 ON RP82318 INDICATED a
Noosaville , Qld COMMENCEMENT OF ANY SITE WORKS 10 OPAL LANE DRAWING FILENUMBER ] PAGE
AND REFER ANY DISCREPANCIES TO GJGSCN190173 2
. BESPOKE BUILDING DESIGN COOROY, QLD
iment Se}
pnt Set ID: 20863009
Wetion’ 2 Merson Dates 36/08/2019
Print Date: 13 May 2019, 4:45 PM
Page 13
Noosa Council documents
450|, 16660 690|, [450
220 70 70 7 70 70 90 220 FLOOR AREAS:
3300 ool, 1950 _ || 950 1830 || 1500 [| 1400 |) 4250 LL 450
70 17 DWELLING 154.18 m?
2230 __ || 1000 3570 2 GARAGE 38.65 m?
220 2
Tl 1000 |} 10860 LL 920 | PORCH 2.52 mi ,
TH | Total 195.35 mi
L450
L450
8 Fone 061g atSSGD aie PGS og r WALL LEGEND
t it EXTERNAL WALLS
zy MASONRY VENEER
- 70mm TIMBER STUD FRAME
220
loath 1450¢!
| 900
° - 10mm PLASTERBOARD LINING [GENERAL]
Ss - 6mm VILLABOARD LINING (WET AREAS)
== -LINEA-BOARD CLADDING {UNO}
- 70mm TIMBER STUD FRAME (UNO)
- 10mm PLASTERBOARD LINING [GENERAL]
- 6mm VILLABOARD LINING (WET AREAS)
INTERNAL WALLS
<== - 70mm TIMBER STUD FRAME (UNO)
- 10mm PLASTERBOARD LINING [GENERAL]
a - 6mm VILLABOARD LINING (WET AREAS)
REFER TO ENGINEERS DETAILS FOR
ARTICULATION JOINTS IF REQUIRED
LEGEND:
Cl DENOTES- 112x112 TIMBER POST
BATH
wetties |
2290
2290
3220
3470
1518
3470
3910
2500
1270 |, 930 | 1270
a
720cs
/
ino
70
2640
pechven —t T
o
BED 2 \Os8 /O CH2700mm ENTRY 7 etoom eh
FAMILY [sconce | | (Js
laminate STORAGE ||g20cs,. “+4 UL
1530
1030
1630
| 1350 [70
3800
7
11400
3200
1518
=
220), |,
1
50
7
7
11400
© DENOTES - PHOTOELECTRIC SMOKE ALARM TO
BCAVOL 23.7.2 & AS 3786
© DENOTES- GAS BOTTLE/HWS LOCATION AS PER
Ww AS 5601
70
7420
DINING
Taminate
@ DENOTES- WHIRLY BIRD ON ROOF
5890
5890
3450
6320
5700
6140
GARAGE [ 7}
‘concrete © DENOTES- SKYLIGHT
3200
1518
3800
FLOOR PLAN NOTES:
TERMITE PROTECTION IS TO BE PROVIDED IN
ACCORDANCE WITH PART 3.1.3 OF THE BCA VOL
AND AS 3660.1
3000x900)
|
|
70
io |)
1
00],
30mm sgd rebate
220
“ 2438SGD dp Ps TET -2418SGD GXG)
PROVIDE A STATEMENT OF PROTECTION METHOD
FROM A TERMITE MANAGEMENT
PROFESSIONAL IN CONJUNCTION WITH THESE
DRAWINGS AT THE TIME OF SUBMISSION FOR
BUILDING APPLICATION APPROVAL.
220
450,
1
450|,
70 70 70 220
3300 1070 | 6380 2240 || 2100 sd | 6i0 TOILET DOORS TO BE PROVIDED WITH LIFT-OFF
APPROVED PLANS 2130 _ 1100 : 7480 veto seeesr6 WINDOWS AND DOORS ARE
221 70
MCU19/0013 & RAL19/0003 sa00 | 4270 Lino 6020 | [220 AS PER BUILDERS SPECIFICATIONS UNO
CONSTRUCTION IS NOTTO COMMENCE PRIOR TO
NOOSA COUNCIL 450/ 17350 q 1 Laso FULL APPROVAL BEING GRANTED IN WRITING BY
9 MAY 2019 | 7 THE CERTIFIER AND LOCAL AUTHORITY
MECHANICAL VENTILATION TO BE IN
ACCORD. WITH THE BCA PART 3.8.5 & AS 1668.2
»\, LOWER FLOOR PLAN GAS BOTILE LOCATION AS PER AS56O1
100 20mm STONE BENCHTOPS THROUGHOUT
THESE DRAWINGS AND DESIGN ARE
COPYRIGHT AND WILL NOT BE USED
fy OR REPRODUCED BY ANY MEANS
——— | | (oe) wtouty on parm without PRIOR
G G rdn HOMES SSE) WIRIITEN PERMISSION FROM
J. 7 a. er, GJ GARDNER HOMES 7
Sunshine Coast North [50 Nor scate FROM THIS DRAWING x SCION ORANG CLIENT LOCATION ae cl -
21171 Noosa Eumundi Rd PH: 07 54 702324 VERIFY ALL DIMENSIONS PRIOR TO E 7 [RH IA A ERHARTER, Robert LOT 6 ON RP82318 INDICATED a
Noosaville , Qld COMMENCEMENT OF ANY SITE WORKS 10 OPAL LANE DRAWING FILE NUMBER] PAGE
[AND REFER ANY DISCREPANCIES TO
BESPOKE BUILDING DESIGN COOROY, QLD GJGSCN190173 3
pen PROJECT JOB SPECIFICATION BY BUILDER TAKES | DATE
PROPOSED RESIDENCE PRECEDENCE OVER THESE PLANS LOWER FLOOR PLAN
CUSTOM. CLIENT SALES CHRIS McNEIL PROJECT STATUS
CONSTRUCTION DRAWINGS
SCALE HEETSIZE] CLASS | WIND | ISSUE
Docume: Hy 19
Wetion’ 2 Merson Dates 36/08/2019 Print Date: 13 May 2019, 4:45 PM
Page 14
Noosa Council documents
COLORBOND ROOF SHEETING
‘LINEA’ WEATHERBOARD FIXED TO MANUF. SPECS. NOTES:
CLADDING (or similar) COLORBOND FASCIAS AND GANGNAIL TRUSSES TIED DOWN, BRACED,
GUTTERS FABRICATED AND INSTALLED TO TRUSS
GFCL jo MANUFACTURERS SPECIFICATIONS.
2700 = ~
GF WH SS = — — FACE AND SILL BRICKS IN ACCORDANCE
30 = — WITHAST225 AND SAA. MASONRY CODE AS3700.
POWDERCOAIED ALUM
= WINDOWS AND DOOR FRAMES
2.4x4.8 PANEL-LIFT-DOOR = SELECTED FACE AND SILL
co) BRICKS
GEFL_ _ is — 112x112 TIMBER POST ON GAL. STIRRUPS APPROVED PLANS
0 ® ARN ORT ORRRORRORRRRORRRRRORORRORR TR ORTRORRE- MCU19/0013 & RAL19/0003
/ {$2 setectep timer FRONT
( 1 ‘ T1400 ENTRANCE DOOR NOOSA COUNCIL
~~ $$ wtevr ar 9 MAY 2019
GFECL
2700
GFWH — TE =
2400 Hf { =|
Grrl _ 4 oe
0 SI IIIT NSS SY SBI SS BI SYST SSISI SI SI ISIBS SI SI NSTI SIPS SI SIBSIST EIST ST NT SIS BY SI RISD BIST SIS PISS IIE.
/\ ELEVATION 2
\ /) 42400
2700 _ ihe
GFWH vO
2400
L 4 4
GFFL {
0 SISVRV AVY SY AY VY SIT BY ST SY SI STIS SI ST NY NT NY SST SSIS RI SIS SII SV IOI STS
(nm ELEVATION 3
\ 3 1: 100
/
WHIRLY BIRD
GFCL
2700
GF WH
2400
DISS IIIS OTIS OS OY OS IV SIV IVS SOI ISOS IOI DVIS SII IOS OSI ISIS SIS SION
ELEVATION 4
1:100
(4
QO?
THESE DRAWNGS AND DESIGN ARE DAE
PROJECT JOB SPECIFICATION BY BUILDER TAKES
GR REPRODUCED BY ANY MEANS. PROPOSED RESIDENCE PRECEDENCE OVER THESE PLANS ELEVATIONS
— WHOLLY OR PARTLY WITKOUT PRIOR cuENT
G rdn HOME. " CUSTOM SALES CHRIS McNEIL PROJECT STATUS
J. G aLaNer, Homes. serene somes CONSTRUCTION DRAWINGS
Sunshine Coast North [9 Notscate FROM THIS DRAWING CLIENT LOCATION ce coe as | me SE
2/171 Noosa Eumundi Rd PH: 07 4 702324 VERIFY ALL DIMENSIONS PRIOR TO E ERHARTER, Robert LOT 6 ON RP82318 INDICATED 9
Noosaville , Qld, COMMENCEMENT OF ANY SITE WORKS 10 OPAL LANE DRAWING FILENUMBER ] PAGE
[AND REFER ANY DISCREPANCIES TO GIGSCNIS0I73 4
Docum BESPOKE BUILDING DESIGN COOROY, QLD
ent Set ID: 20863009
Wetion’ 2 Merson Dates 36/08/2019 Print Date: 13 May 2019, 4:45 PM
Page 15
Noosa Council documents Documpnt Set. :.20863008 we a CERO, Dates 36/08/2019 The LYSAGHT® Spacer Insert has the following overflow cay * Overflow capacity of 1.25L/s/m length of gutter when installed as follows; ~The gutter is set at the highest practical level, i.e. barb 6 of the Spring Clip ~The gutter slope of 1:500 or greater. pacity based on testing: Sping Clip Barb-6 J aie 1 Gutter- Quad 115 Hi-Front, - Amaximum LYSAGHT® Spacer Insert spacing of 1200mm - The LYSAGHT® Spacer Insert is positioned next to the } Over-strap - The Over-strap is positioned next to the Spring Clip 5 NOVALINE® Fascia as detailed in the brochure titled LYSAGHT NOVALINE® Fascia System / GUTTER DETAIL NTS \ pr pp dp APPROVED PLANS MCU19/0013 & RAL19/0003 NOOSA COUNCIL 9 MAY 2019 dp 5 Area 40 m? Area 35 m? (6 DOWNPIPES REQUIRED @40sqm/DP) 6 DOWNPIPES PROVIDED 2° Area 30 m? TOTAL ROOF CATCHMENT AREA 222 m? Area 40 m? 1: 100 ROOF CATCHMENT PLAN dp dp ROOFWATER DRAINAGE GENERAL NOTES: ALL ROOFWATER DRAINAGE SYSTEMS MUST BE CONNECTED TO A STORMWATER DRAINAGE ‘SYSTEM COMPLYING WITH BCA PART 3.1.2, DRAINAGE OR AS/NZS3500. THE ROOF DRAINAGE SYSTEM MUST BE PROVIDED. WITH AN OVERFLOW TO PREVENT THE BACKFLOW (OF WATER INTO THE BUILDING. THE AREA SPECIFIC RAINFALL INTENSITY MUST BE SELECTED FROM BCA TABLE 3.5.2.1 OR FROM AS/NZS3500. GUTTERS AND DOWNPIPES MUST BE SELECTED FROM BCA TABLE 3.5.2.2 OR FROM AS/NZS3500. EAVES GUTTERS MUST BE INSTALLED AT A FALL NOT LESS THAN I IN 500 WITH SUPPORT BRACKETS AT 1.2m MAXIMUM CENTRES. BOX GUTTERS MUST BE INSTALLED AT A FALL NOT LESS THAN TIN 100, IN ACCORDANCE WITH AS/NZS3500.3. THE WIDTH OF VALLEY GUTTERS SHALL BE IN ACCORDANCE WITH AS/NZS3500.3 AND BCA PART 35.2, REFER TO ROOF SHEETING MANUFACTURERS. SPECIFICATIONS FOR LIMITATIONS ON SHEET OVERHANGS INTO VALLEY GUTTERS. THE MAXIMUM ROOF CATCHMENT AREA FOR VALLEY GUTTERS IS 20m2. VALLEY GUTTERS ON ROOFS PITCHED LESS THAN 12.5° MUST BE DESIGNED AS BOX GUTTERS. DOWNPIPES MUST SERVE NOT MORE THAN 12 METRES OF GUTTER LENGTH FOR EACH DOWNPIPE WHICH MUST BE LOCATED AS CLOSE AS POSSIBLE TO VALLEY GUTTERS. EAVES GUTTERS MUST BE PROVIDED WITH AN. OVERFLOW SYSTEM WHERE DOWNPIPES ARE LOCATED MORE THAN 1.2 METRES FROM A VALLEY GUTTER TABLE 3.5.2.1 RAINFALL DURATION INTENSITY 5 MINUTE DURATION RAINFALL INTENSITY NOOSA HEADS - 20YEARS —_258mm/h -100YEARS 331mm/h TABLE 3.5.2.2 GUTTER & DOWNPIPE SELECTION FROM TABLE A & B 40sqm - A - MEDIUM RECTANGULAR GUTTER or D- 125mm D GUTTER FROM TABLE C. 90mm DIAMETER DOWNPIPE TABLE 3.5.2.3 OVERFLOW VOLUME FROM TABLE A 350mm/h —12.0m GUTTER [email protected] (L/s/m) = 14.4L/s FROM TABLE B 350mm/h- 40sqm =3.9(L/5) USE CONTROLLED BACK GAP (SEE DETAIL) = 1.25 L/s/m x 12.0m = 15.0L/s PAIQNy, GJ. Gardner. somes © THESE DRAWINGS AND DESIGN ARE COPYRIGHT AND WILL NOT BE USED. (OR REPRODUCED BY ANY MEANS WHOLLY OR PARTLY WITHOUT PRIOR WRITTEN PERMISSION FROM - GJ GARDNER HOMES Sunshine Coast North 2/171 Noosa Eumundi Rd PH: 07 54 702324 Noosaville , Qld. DO NOT SCALE FROM THIS DRAWING VERIFY ALL DIMENSIONS PRIOR TO COMMENCEMENT OF ANY SITE WORKS AND REFER ANY DISCREPANCIES TO BESPOKE BUILDING DESIGN PROJECT PROPOSED RESIDENCE CUSTOM PRECEDENCE OVER THESE PLANS JOB SPECIFICATION BY BUILDER TAKES DATE ROOF CATCHMENT PLAN (CLIENT SALES. CHRIS McNEIL PROJECT STATUS CONSTRUCTION DRAWINGS CLIENT ERHARTER, Robert LOCATION LOT 6 ON RP82318 10 OPAL LANE COOROY, QLD ‘SCALE HEET SIZE] CLASS | WIND | ISSUE INDICATED] AS la E DRAWING FILE NUMBER PAGE GJGSCN190173 6 Print Date: 13 May 2019, 4:45 PM
Page 16
Noosa Council documents
PO Box 141, Tewantin, QLD 4565
Phone (07) 5329 6500 Fax (07) 5329 6501
Email: [email protected] Website: www.noosa.qld.gov.au
ABN 97 969 214 121
INFRASTRUCTURE CHARGES NOTICE
To: RF Erharter Infrastructure Charges Notice No: N1439
C/- Pivotal Perspective Pty Ltd Revision: 0
4/59 Mary St
NOOSAVILLE QLD 4566 Date of Issue: 13 May 2019
Notice is hereby given that this infrastructure charge notice is levied by the Noosa Shire Council on the
described land in accordance with the planning legislation applicable at the time of issue.
DEVELOPMENT AND LAND TO WHICH THE INFRASTRUCTURE CHARGE APPLIES:
Development Approval Reference: MCU19/0013 (& RAL19/0003)
Land / Property Address: 10 Opal Street, COOROY QLD 4563
Real Property Description: Lot 6 RP 82318
INFRASTRUCTURE CHARGE LEVIED BY COUNCIL ISSUED UNDER:
• Noosa Shire Council Charges Resolution (No.3) 2018 (effective 24 September 2018)
*NET INFRASTRUCTURE CHARGE PAYABLE = $17,215.00
Planning Regulation at
*Current at: 2018-2019 Financial Year
*SUBJECT TO AUTOMATIC INCREASE PROVISION:
The net infrastructure charge amount payable is subject to automatic indexation to the time of making
payment. Indexation is applied annually per Financial Year using variations applicable to the “maximum
amount” possible to be issued under the Planning Regulation 2017 as amended in accordance with the
legislation from the stipulated base date to the time of issue and payment.
NOTE:
• The Council Infrastructure Charges calculation details are provided on page 3 of this notice.
• Separate Infrastructure Charges may be issued by Unitywater as applicable.
DATE FOR PAYMENT OF THE INFRASTRUCTURE CHARGE
The Infrastructure Charge is to be paid to NOOSA COUNCIL as follows:
DEVELOPMENT PERMIT TYPE DUE DATE FOR PAYMENT
When the change happens
Material Change of Use
(i.e. on completion of development &/or commencement of use)
*CONTACT COUNCIL 5 days PRIOR TO MAKING PAYMENT FOR THE CURRENT AMOUNT DUE.
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au ICN - Page 1
Document Set ID: 20863195
Version: 1, Version Date: 13/05/2019 Print Date: 13 May 2019, 4:45 PM
Page 17
Noosa Council documents
REFUND PROVISION:
Where the value of a “Trunk” Infrastructure Offset exceeds the Net Infrastructure Charge Payable, a refund
will be provided in accordance with Clause 12.4 of Council’s Resolution.
TERMS OF REFUND REFUND AMOUNT
Not Applicable $0.00
INFRASTRUCTURE CHARGES TAKEN TO BE A RATE:
A levied charge is, for the purpose of its recovery, taken to be rates of the local government that levied
the charge. Within the meaning of the Local Government Act, this means:
a. an infrastructure charge may be recovered by court action for a debt;
b. an infrastructure charge may be recovered from the person for the time being owning the
relevant land, regardless of who was the owner or other person upon whom the charges was
imposed;
c. Interest is payable on overdue payments; and
d. If charges are unpaid for 3 years, the land can be sold to recover the outstanding charges.
INTEREST ON OVERDUE CHARGES:
Compound interest at the rate of 11% per annum calculated daily is payable on all infrastructure
charges outstanding after the due date shown on this charges notice.
GOODS AND SERVICES TAX:
The federal government has determined that rates and utility charges levied by local government will
be GST free. Accordingly, no GST is included in this infrastructure charges notice.
INFRASTRUCTURE CHARGES ENQUIRIES:
Enquiries regarding this infrastructure charges notice should be directed to Council’s office:
• Phone (07) 5329 6211 or 5329 6449 during office hours; or
• E-mail: [email protected]
METHODS OF PAYMENT:
Cheque or money order to be made payable to: Noosa Council
Mail
PO Box 141, Tewantin, QLD 4565
Noosa Council, 9 Pelican Street, Tewantin
In Person
Office hours: 8.30 am to 4.30 pm Monday to Friday (excludes public holidays)
Mastercard or Visa only
Credit Card Note: All payments made by credit card will incur a 0.5% surcharge to reflect the
cost of fees charged for credit card transactions.
Payment by electronic transfer direct to Council’s Bank Account is only
Direct Bank Transfer available by special arrangement. Contact Infrastructure Enquiries at:
[email protected]
SPECIAL NOTES:
Nil
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au ICN - Page 2
Document Set ID: 20863195
Version: 1, Version Date: 13/05/2019 Print Date: 13 May 2019, 4:45 PM
Page 18
Noosa Council documents
INFRASTRUCTURE CHARGE CALCULATION DETAILS:
The infrastructure charge is calculated in accordance with Council’s Infrastructure Charges Resolution incorporating the charge apportionment (break-up) agreement with Unitywater in
compliance with the planning legislation and regulations applying at the time of issuing the notice.
NOOSA SHIRE COUNCIL CHARGES RESOLUTION (No.3) 2018 (Effective 24 September 2018)
Base Date at 1/07/2018
INFRASTRUCTURE CHARGE CALCULATION MCU19/0013 & RAL19/0003 Planning At 2018-2019
Regulation = Financial Year
Colum n 6
Colum n 1
Use under The Noosa Plan
COUNCIL Council Charge Calculation
CHARGE
Colum n 2 Colum n 3
Per Table 10.1 EXISTING NET CHARGE
Developm ent class Unit of m easure APPROVED
(Charges breakup) of Adopted
Defined use (QTY) CHARGEABLE AMOUNT
Charge in Column 6 (QTY)
($ per unit of measure) (Credit) (QTY) $
Detached house (& Residential Lot Reconfiguration) Residential 3 or more bedroom dw elling (Lot) $17,215.35 1.0 -1.0 -$17,215.35
• Community Residence
3 or more bedroom dw elling $17,215.35 2 2 $34,430.70
• Ancillary dw elling unit
&
Multiple housing Residential 2 bedroom dw elling $12,296.67 0 $0.00
• Type 2 Duplex
• Type 4 Conventional
1 bedroom dw elling $8,371.00 0 $0.00
• Type 5 Relocatable
Sub-Total, Residential = $17,215.35
At 2018-2019
Financial Year
CALCULATED INFRASTRUCTURE CHARGE = $17,215.00
Other $0.00
Council Policy “Infrastructure Charges Rebates For Community
REDUCTIONS Rebate $0.00
Organisations”
Trunk Infrastructure Offset $0.00
*NET INFRASTRUCTURE CHARGE PAYABLE = $17,215.00
ALLOCATION OF LEVIED CHARGE TO TRUNK INFRASTRUCTURE NETWORKS
The infrastructure charge payable will be allocated to Council “Trunk ” infrastructure network s in accordance with Council’s Resolution as follows:
Column 4
* Net
Allocation of Council infrastructure charge to trunk Calculated Reductions
Council “Trunk” Infrastructure Network * Total Infrastructure
infrastructure networks Infrastructure Charge
(Table 10.2) Reductions Charge Payable
(At Planning Regulation
At 2018-2019
Residential Development Non-Residential Development 2018-2019) Other Rebate Offset Financial Year
Transport (Charge Type: icA3trans) 40% 85% $6,886.00 $0.00 $0.00 $0.00 $0.00 $6,886.00
Public Parks & Land for Community Facilities
50% 15% $8,608.00 $0.00 $0.00 $0.00 $0.00 $8,608.00
(Charge Type: icA3parkCF )
Stormwater (Charge Type: icA3storm ) 10% 100% $1,721.00 $0.00 $0.00 $0.00 $0.00 $1,721.00
* Subject to Automatic Increase Provision until date of payment. *TOTALS = $17,215.00 $0.00 $0.00 $0.00 $0.00 $17,215.00
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au ICN - Page 3
Document Set ID: 20863195
Version: 1, Version Date: 13/05/2019 Print Date: 13 May 2019, 4:45 PM
Page 19
Noosa Council documents
PO Box 141, Tewantin, QLD 4565
Phone (07) 5329 6500 Fax (07) 5329 6501
Email: [email protected] Website: www.noosa.qld.gov.au
ABN 97 969 214 121
DECISION NOTICE ABOUT THE DECISION TO GIVE
AN INFRASTRUCTURE CHARGES NOTICE
1. PRELIMINARY
Infrastructure charges are triggered and issued on development approvals as a contribution towards the cost
of "trunk" infrastructure provided to service development and are governed by “Charges Resolutions” adopted
by local government in accordance with the planning legislation and regulations current at the time of issue.
Infrastructure Charges Notices are issued separately by both Council and Unitywater relating to their
specified “Trunk” infrastructure networks.
2. THE DECISION AND REASONS FOR IT
The planning legislation provides for the following:
a) authorises local governments to do either or both of the following for development approvals in relation
to trunk infrastructure—
(i) adopt, by resolution, charges for development infrastructure and levy the charges;
(ii) impose particular conditions about development infrastructure; and
b) authorises local governments, for non-trunk infrastructure, to impose particular conditions about
development infrastructure; and
c) provides for a regulation to govern local government adopted charges and charges by distributor-
retailers under the SEQ Water Act for trunk infrastructure.
On 6 February 2014, Noosa Council adopted the "Noosa Shire Council Adopted Infrastructure Charges
Resolution (No.1) 2014" to replace the "Sunshine Coast Regional Council Adopted Infrastructure Charges
Resolution (No.4) 2011" that translated across to Noosa Council on 1 January 2014. The resolution has effect
on development approvals and charge notices issued from 6th February 2014 to 15 February 2015 in
accordance with the legislation current at the time of issue.
On 12 February 2015, Noosa Council adopted the "Noosa Shire Council Charges Resolution (No.2) 2014" to
replace the "Noosa Shire Council Adopted Infrastructure Charges Resolution (No.1) 2014" to include legislative
amendments that commenced on 4 June 2014. The resolution has effect on development approvals and charge
notices issued from 16th February 2015 to 27 October 2016 in accordance with the legislation current at
the time of issue.
On 20 October 2016, Noosa Council adopted the "Noosa Shire Council Charges Resolution (No.2) 2014
(Amendment 1)" to reflect adopted amendments made to the planning scheme. The resolution has effect on
development approvals and charge notices issued from 28th October 2016 to 23rd September 2018 in
accordance with the planning legislation current at the time of issue.
On 20 September 2018, Noosa Council adopted the "Noosa Shire Council Charges Resolution (No.3) 2018"
replacing the "Noosa Shire Council Charges Resolution (No.2) 2014 (Amendment 1)" to reflect the current
planning legislation, regulation and LGIP. The resolution has effect on development approvals and charge
notices issued from 24th September 2018 in accordance with the planning legislation current at the time of
issue.
Council’s decision and reason/s for issuing the infrastructure charge is because the development results in an
increase in the type/s and/or quantity in use/s on the site and therefore places additional demand on
infrastructure. The determination of additional demand on infrastructure correlates directly to the
infrastructure charge calculation undertaken in accordance with Council’s Charges Resolution and the planning
legislation. Refer also to Queensland State Government Fact Sheet: “Local government infrastructure
framework, Calculating additional demand and existing use credits”.
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au ICN - Page 4
Document Set ID: 20863195
Version: 1, Version Date: 13/05/2019 Print Date: 13 May 2019, 4:45 PM
Page 20
Noosa Council documents
The Infrastructure Charges Notice includes “Special Notes” (if applicable) on page 2 and together with the
infrastructure charge calculation on page 3, provides full and factual details to enable the applicant to review
and if required, for making a submission to Council on the infrastructure charge issued in relation to any of
the following:
1. the types and quantities of uses approved by the development permit for the site which may relate to:
a. the total development of the site; or alternatively,
b. just the additional development to that existing on the site.
2. the types and quantities of existing or previously existing “lawful” uses to be used as existing credits
in calculations relating to the total development of the site (applying to calculations under 1. a. above);
3. offsets for “trunk” infrastructure that is contained in a development permit condition to be provided
by the development for crediting against the infrastructure charge calculation (if applicable); and
4. any other mitigating items (if applicable) that impact the net infrastructure charge amount payable.
Should the applicant believe these details to be incorrect or an omission exists, the applicant may make
representation/s to Council on the Infrastructure Charges Notice providing full supporting particulars with
documentation to enable review of the additional information to be conducted. Where representations are
agreed and verified as being correct, the representation/s will form the basis for a negotiated/amended
infrastructure charges notice to be issued as applicable.
3. INFRASTRUCTURE CHARGE NOTICES
3.1 TRIGGERS FOR INFRASTRUCTUE CHARGES & ISSUING OF NOTICES
The triggers for issuing infrastructure charges are defined in the planning legislation and are generally
triggered by the issue of a development permit for either:
(1) Reconfiguration of a lot; or
(2) Material Change of Use of Premises; or
(3) Building Works; or
(4) Other development.
Under the planning legislation, infrastructure charges are not imposed by condition on a development permit -
they are an action that follows the issue of a permit. So consequently, charges may be imposed in cases where
a development permit for a lot reconfiguration or material change of use of premises has previously been
granted, but a development permit for building works is yet to issue.
3.2 DUE DATE FOR PAYMENT OF INFRASTRUCTUE CHARGES
(1) A levied charge becomes payable—
(a) if the charge applies for reconfiguring a lot— when the local government that levied the charge
approves a plan for the reconfiguration that, under the Land Title Act, is required to be given to the
local government for approval; or
(b) if the charge applies for building work—when the certificate of classification or final inspection
certificate for the building work is given under the Building Act; or
(c) if the charge applies for a material change of use—when the change happens; or
(d) if the charge applies for other development—on the day stated in the infrastructure charges notice
under which the charge is levied.
(2) The recipient of an infrastructure charges notice and the local government may also agree to other
arrangements for payment.
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3.3 LEVIED CHARGE TAKEN TO BE A RATES
A levied charge is, for the purpose of its recovery, taken to be rates of the local government that levied
the charge.
Within the meaning of the Local Government Act, this means:
(1) an infrastructure charge may be recovered by court action for a debt;
(2) an infrastructure charge may be recovered from the person for the time being owning the relevant land,
regardless of who was the owner or other person upon whom the charges was imposed;
(3) INTEREST IS PAYABLE on overdue payments; and
(4) if charges are unpaid for 3 years, THE LAND CAN BE SOLD to recover the outstanding charges.
3.4 INTEREST ON OVERDUE INFRASTRUCTURE CHARGES
Compound interest at the rate of 11% per annum calculated daily is payable on all overdue infrastructure
charges outstanding after the due date for payment as applying to the infrastructure charges notice.
3.5 GOODS AND SERVICES TAX
The federal government has determined that rates and utility charges levied by local government will be
GST free. Accordingly, no GST is included in this infrastructure charges notice.
3.6 USE OF INFRASTRUCTUE CHARGES COLLECTED
Under the planning legislation, a levied charge paid to a local government must be used to provide trunk
infrastructure. Council’s planning scheme identifies trunk infrastructure in Schedule 9.2-Schedule of Works
of its Local Government Infrastructure Plan (LGIP). https://www.noosa.qld.gov.au/view-the-noosa-plan
4. INFRASTRUCTURE CHARGES ENQUIRIES
Infrastructure charges enquiries should be directed to the appropriate entity as follows:
(1) Council Infrastructure Charges enquiries should be directed to Noosa Council’s office:
Phone: (07) 5329 6211 or 5329 6449 during office hours; or
E-mail: [email protected]
(2) Unitywater Infrastructure Charges enquiries should be directed to Unitywater’s office:
Phone: 1300 086 489 or (07) 5431 8333 during office hours; or
E-mail: [email protected]
5. RIGHTS OF APPEAL
Prior to making an appeal about an infrastructure charge notice, the recipient must first suspend the
appeal period and make written representations to Council about the infrastructure charges notice in
accordance with the planning legislation.
If Council agrees or agrees in part with the representations, a Negotiated/Amended Infrastructure
Charges Notice will be issued accordingly with details of Council’s decision.
If Council does not agree with the representations, the Infrastructure Charges Notice issued remains
unchanged and details of Council’s decision will be provided.
The appeal period for the infrastructure charges notice starts again when Council gives the decision notice
about the representations to the recipient.
The applicant may appeal against Council’s decision on representations and a copy of the relevant appeal
provisions from the Planning Act 2016 is provided on the following page.
PO Box 141 P. (07) 5329 6500 [email protected]
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PO Box 141 P. (07) 5329 6500 [email protected]
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