Referral Agency Response - Planning RAP20 0034 · RAP20/0034

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	RAP20/0034
Your Reference:	n/a
21 September 2020
JR Robertson TTE
C/- Adapt Planning
PO Box 7618
SIPPY DOWNS  QLD  4556

[email protected]
Dear Sir
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 17 September 2020. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP20/0034
Street address:	47 Seaview Terrace, Sunshine Beach Qld 4567
Real property description:	Lot 87 on RP81810
Planning Scheme:	The Noosa Plan (8 June 2018)
type of development
The applicant seeks the following type of referral agency response:
Concurrence Agency Response for a Detached House
concurrence agency conditions
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
TP00	A	Site Plan, prepared by Matthew Noffke Architects	11/08/20
TP01	A	Basement Level Plan, prepared by Matthew Noffke Architects	11/08/20
TP02	A	Bedroom Level Plan, prepared by Matthew Noffke Architects	11/08/20
TP03	A	Living Level Plan, prepared by Matthew Noffke Architects	11/08/20
TP04	A	Roof Level Plan, prepared by Matthew Noffke Architects	11/08/20
TP05	A	North Elevation, prepared by Matthew Noffke Architects	11/08/20
TP06	A	East Elevation, prepared by Matthew Noffke Architects	11/08/20
TP07	A	South Elevation, prepared by Matthew Noffke Architects	11/08/20
TP08	A	West Elevation, prepared by Matthew Noffke Architects	11/08/20
TP09	A	Section A, prepared by Matthew Noffke Architects	11/08/20
CD10		Section B1, prepared by Matthew Noffke Architects	23/06/19
29155 –S1.1	B	Lower Footing and Slab Plan, prepared by SCG Consulting Engineers	15/07/2020
29155 –S1.1	B	Upper Footing and Slab Plan Footing and Slab Plan, prepared by SCG Consulting Engineers	15/07/2020
29155 –H1.1	B	Ground Level Drainage Plan, prepared by SCG Consulting Engineers	11/08/2020
29155 –H1.2	-	Roof Level Drainage Plan, prepared by SCG Consulting Engineers	July 2020
29155 –H1.3	-	Ground Level Drainage Plan, prepared by SCG Consulting Engineers	July 2020
29155 –D1	-	Driveway Plan, prepared by SCG Consulting Engineers	August 2020
29155 –D1	-	Driveway Long Section & Crossover Plan, prepared by SCG Consulting Engineers	August 2020
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.
Building Height
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface and 2 storeys, except for the south western portion of the roof which protrudes over the open carparking area, which must be in accordance with the approved plans.
The basement must meet the definition of a basement pursuant to The Noosa Plan 2006.
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.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $10,000.00 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.
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.
Fencing and Walls
Any proposed fencing and/all walls on the property boundary must not exceed 2 metres in height above natural ground level.
Site Access and Driveways
A sealed access driveway must be provided from Seaview Terrace generally in accordance with the approved plans. The works must be undertaken in accordance with an Operational Works approval and must include/address in particular the following:
Crossover in compliance with applicable requirements of Council’s Standard Drawings RS-049 and RS-050.
Must have a surface consists of either an approved hot mixed asphaltic concrete or plain/patterned concrete.
Must have a slip resistance surface.
Must provide smooth grades transition with the existing grassed road verge without the requirement of retaining walls, kerb or edging for the sides of the driveway within the road reserve.  As such, the surface of the driveway must match the levels of the grassed verge without creating a potential for fall, trip or slip hazards to pedestrians and road users.
The existing unnecessary and 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/owner until established.
To minimise potential of trip and fall hazard, the road grassed verge must be reinstated to smoothly match the levels of the new driveway and any existing services (eg stormwater pit, sewer manhole, Telstra pit).  Any necessary adjustments to the levels of existing services, if required, must be referred to and approved by the relevant service providers with all cost be met by the developer/owners.
Note: In order to mitigate the potential of public liabilities due to trip and similar hazards, Council does not permit any unauthorized works within the road reserve such as steps, sleeper steppers, hazardous landscaping and the like.
Stormwater Drainage
The works must be carried out generally in accordance with the approved plans and must be supervised and certified by RPEQ upon completion and prior to the Building Certifier issuing the Certificate of Classification.
All stormwater runoff from the development must be disposed of on-site and/or to a legal point of discharge without causing scour, damage or nuisance to the subject site or any adjoining property, including the adjoining public lands.
Earthworks, Retaining Walls and Geotechnical Stability
The development must be constructed in accordance with the findings and the recommendations of the Slope and Stability Assessment Report No: 29155(SL) and Soil Test and Footing Report No: 29155(S), both dated 21 February 2020 and prepared by SCG Consulting Engineers.
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 Section 8 of the Standard and/or the recommendations of supervising RPEQ, and with engineering supervision to a minimum of ‘Level 2’ as defined in the standard.
All earthworks and retaining works carried out on site (including pile works) must not effect the structural integrity of any of nearby buildings and/or lands and/or structures that border the development site.  Fences that are effected by the works shall be replaced prior to the Building Certifier issuing the Certificate of Classification. It is recommended that a condition report including photographs of nearby buildings and structures on adjoining sites be completed prior to any works commencing on the subject site.
All earthworks and fill, associated batters and retaining structures (both above ground and below ground) must be contained entirely within the subject site.
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.
Protection for Existing Public Services
The proposed building works adjoining and/or over existing infrastructure (eg sewer main) on the subject site must be carried out in consultation with the relevant authority, Unitywater, and be undertaken in accordance with the Concurrence Agency Referral Response of Unitywater Ref 81263591 and dated 20 April 2020.
Erosion and Sediment Control
Prescribed Water Contaminants (as defined in Schedule 9 of Environmental Protection Regulation 2008) must not be released from the site or to waters within the site, or be likely to be released should rainfall occur, unless all reasonable and practicable measures are taken to prevent or minimise the release and concentration of contamination.
Sediment and erosion control measures must be in place prior to works (including demolition works) commencing. If such measures are not in place or are not satisfactory, “on the spot” fines may be issued. Such fines can be issued if sediments from the site are found to enter or have the potential to enter Council’s stormwater system, natural waterways, any downstream stormwater filtration system or adversely impacting on other properties.  It is the site's Supervising Engineer and developer who are responsible for ensuring that the sediment and erosion control measures have:
Been duly designed by an RPEQ or CPESC and constructed in accordance with "best practise" methods,
Been revised by an RPEQ or CPESC to address the issues raised by changes in the projected construction schedule and/or methods,
Been revised to address predicted rainfall events, and
Achieve the desired environmental outcomes.
Council may request further controls to be installed should the implemented measures be found inefficient.
The erosion and sediment control measures must be designed, installed and maintained in accordance with the supervising engineer instructions and the current best practice standards.
The developer must ensure non-essential exposure of soil is prevented by restricting the extent of disturbance and minimising the duration of soil exposure to adverse weather conditions and effectively turf, cover or stabilise any disturbed area without delay and prior to rainfall occurring.
The developer must ensure sediment does not leave the site or enter onto adjoining properties or Council’s drainage system due to surface runoff or on tyres of vehicles and/or machinery. It is essential to implement appropriate approved erosion and sediment control measures throughout the site during all phases of construction including vehicle shakedown pad/grid (or similar) at the access to the construction site. Where sediments or other contaminants are deposited on a road, they must be removed so as not to enter Council’s drainage system or waterways.
Prior to the completion of the development and commencement of use, all site surfaces must be effectively stabilised using methods which have achieved effective short-term stabilisation and which will continue to achieve effective stabilisation in the medium to long-term. For the purpose of this condition, an effectively stabilised surface is defined as one that does not, or is not likely to result in visible evidence of soil loss caused by sheet, rill or gully erosion or lead to sedimentation, or lead to water contamination.
reference documents
Ref No.	Rev.	Plan/Document Name	Date
29155 (SL)	-	Slope and Stability Assessment Report, prepared by SCG Consulting Engineers.	21 Feb 2020
29155 –(S)	-	Soil Test and Footing Report, prepared by SCG Consulting Engineers	21 Feb 2020
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:
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.
Sustainability
In line with Noosa Council’s Corporate Plan, Council seeks to encourage sustainable building design for residential and commercial development. Council encourages the use of sustainable building materials, energy efficient fittings, solar hot water, photovoltaic systems (including the use of inverter/charges), water saving devices and rainwater harvesting. For further information go to http://www.noosa.qld.gov.au/sustainable-homes
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

Tara Norley
Development Planner

Enc:	Approved Plans/Documents

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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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