Delegated Report - Code - Planning OPW18 0054 · OPW18/0054

Author	Monkeith Kadhum
Development Assessment

APPLICATION DETAILS
Application No.	OPW18/0054
Applicant	Raeffer Frank Govoni
Proposal	Operational Works - Vehicle Crossover
Properly Made Date	21 March 2018
Information Request Date	N/A
Information Response Date	N/A
Decision Due Date	6 April 2018
Report Completed Date	26 March 2018
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	22 Seahorse Pl Noosaville Qld 4566
RP Description	Lot 347 RP 895073
Land Area	710 m²
Existing Use of Land	Detached House (under construction)

STATUTORY DETAILS
Locality	Noosaville
Zone	Detached House
Assessment Type	Code
PROPOSAL
The application seeks approval for a Development Permit for Operational Works - Vehicle Crossover.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
Planning Regulation 2017
The Noosa Plan.
The following codes from the Noosa Plan are applicable to this development:
Engineering Codes
General Comment
The proposed driveway and crossover generally comply with standard driveway requirement to the exception to a marginal increase in the required width for the driveway. No critical engineering or vegetation clearing issues can be detected in relation to the proposed driveway and crossover and the application is recommended for approval subject to standard conditions.
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
It is recommended this application for OPW be approved in accordance with the following details for the Decision Notice.
application details
Application No:	OPW18/0054
Street address:	22 Seahorse Pl Noosaville Qld 4566
Real property description:	Lot 347 RP 895073
Planning Scheme:	The Noosa Plan (3 July 2017)
Decision details
Council decided to issue the following type of approval:
Development Permit for Operational Works - Vehicle Crossover
CURRENCY PERIOD of approval
The currency period for this development approval is 2 years starting the day that this development approval takes effect.
assessment manager conditions
APPROVED PLANS
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan Description	Date
1/1	-	Driveway Crossover – 22 Seahorse Place, Noosaville As Annotated in Red by Council	-
PRIOR TO COMMENCEMENT OF WORKS
Engineering
A condition report including photographs of the frontage of the site must be completed for future reference and made available to Council at the prestart meeting.
The principal contractor must have all the appropriate insurance and public liability documentation to carry out the works. The principal contractor is also responsible to ensure that any subcontractors also have the appropriate insurance and public liability documentation. Certificates demonstrating currency of public liability insurance and works insurance covering the works must be submitted to Council prior to the prestart meeting.
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 6245. The prestart meeting must include the relevant parties for the following aspects of the works:
Civil engineering works.
Erosion and sediment control.
A traffic management measures must be implemented and discussed with Council’s inspector at the prestart meeting and must specifically address the following:
Appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) to provide warning to drivers and road users of any safety hazard or changes to traffic conditions due to the proposed works.
Fencing to the work site during the construction phase as may be necessary to ensure the safety of the public and the road users.
Provision for safe pedestrian and traffic access across the frontage of the site both during daily construction and after daily construction has ceased.
Providing safe parking arrangements for all machinery, appliances and cars during construction phase without adversely impacting on the traffic flows, traffic safety and the availability of parking spaces along the local streets.
DURING CONSTRUCTION
General
The developer must repair and/or meet any costs to repair damage to any Council’s and/or public assets during carrying out the works, 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.
All works must be constructed and work procedure undertaken in accordance with:
The approved plans and conditions of this permit approval.
All relevant Noosa Council Planning Scheme Policies, standard specifications, standard drawings and guidelines.
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.
Driveways
Driveway crossovers must be designed and constructed in accordance with the approved plans and generally in compliance with IPWEA Standard Drawings  R-049 and R-050, and must:
Have maximum widths of 4.5m at property boundary and 5.5m at kerb line.
Have surface consists of either an approved hot mixed asphaltic concrete or plain/patterned concrete.
Have a slip resistant surface.
Match the levels of the existing pathway and the grassed verge and provide smooth grades transition with the existing footpath surface without creating fall, trip or slip hazards.
Be constructed so as not to concentrate stormwater runoff, increase flows or cause ponding onto neighbouring properties and road verge.
Have a minimum clearance of 500mm from any Unitywater/Telstra asset, unless a written approval is obtained from Unitywater/ Telstra and submitted to Council.
Be located a minimum of 1m clear of any existing power poles, streetlights and street signage.
Any existing unnecessary or redundant property access and/or driveway laybacks must be removed, and the kerb, footpath and verge area reinstated in a manner to match the footpath, kerb 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.
Works Within Road Reserve
Any existing kerb & channel and/or concrete footpath sections requiring removal due to the new works must be saw-cut and removed to allow for a smooth and neat finish with the new works
Any section of pathway requiring reconstruction must comply with IPWEA Standard Drawings R-065.
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) to minimise potential of trip and fall hazard.  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.
Pavement Design and Construction
Pavement design for privately owned works must be undertaken in accordance with the relevant standards.  Structural integrity of the driveway and car park areas will remain the responsibility of the property owner/developer and should be generally certified by an RPEQ.
Stormwater Drainage
Any proposed surface stormwater grated channel or pit must be located wholly within private property.
Any stormwater kerb outlet in a close proximity to the edge of the new driveway must be provided with an approved durable kerb adaptor.
The proposed works must not adversely impact on the drainage conditions on other properties.
Erosion and Sediment Control
Prescribed Water Contaminants (as defined in the Environmental Protection Act 1994) 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.
The contractor must ensure non-essential exposure of soil is prevented by restricting the extent of works and minimising the duration of soil exposure to adverse weather conditions. Exposed areas must be suitably covered/stabilised/reinstated as soon as practicable and prior to any predicted rainfall occurring.
Erosion and sediment control measures must be installed and maintained to minimise erosion on the site and to minimise the export of sediment and associated pollutants from the site, particular attention must be given to prevent sediment from entering into Council’s street stormwater drainage system. The erosion and sediment control measures must be designed, installed and maintained in accordance with current best practice standards (refer to advisory notes).
FOLLOWING CONSTRUCTION
Certification and Final Inspection
A final inspection and approval of the new driveway and completed reinstatement works by Council’s Inspector is required.  Please contact Council on 5329 6245 to arrange for the inspection.
referral agencies
Not applicable.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
General Advisory Notes
Council has undertaken an audit check of the Operational Works drawings in relations to the proposed works.  A detailed check of the drawings has not been undertaken.  The applicant/developer bears responsibility for all aspects of the design.  It is recommended that a professional advice or design by a Registered Professional Engineer Queensland (RPEQ) is obtained prior to construction. Council reserves the right to require further amendments and/or additions at a later date should design errors become apparent.
Prestart, Inspections Request
Contact Council on 5329 6245 to arrange a prestart or an inspection giving a minimum of 5 business days notice of preferred inspection time.
It should be noted prior to arranging a pre-start meeting the Appeal Period of 20 business days must have passed or the applicant must have provided Council with written confirmation that the applicant has accepted the conditions of Decision Notice and waived their appeal rights.
If Council officers are required to undertake additional inspections of the same works, reinspection fee will be applicable in accordance with Council’s Fees and Charges register applicable at the time.
Environmental Advisory notes
The Environmental Protection Act 1994 states that a person must not carry out any activity that causes, or is likely to cause, environmental harm unless the person takes all reasonable and practicable measures to prevent or minimise the harm. Environmental harm includes environmental nuisance. In this regard persons and entities, involved in the civil, earthworks, construction and landscaping phases of this development are to adhere to their ‘general environmental duty’ to minimise the risk of causing environmental harm.
Erosion and Sediment Control
Accepted best practice standards include:
Best Practice Erosion and Sediment Control, International Erosion Control Association (2008)
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003.
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 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 Coordination Unit on 07 3247 6212 to discuss any obligations under the ACH Act.
property notes
Not applicable.
VARIATION approval
Not applicable.
further development permits required
Not applicable.
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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DEVELOPMENT ASSESSMENT DELEGATED REPORT