SUPRESEDED - Referral Agency Response - Planning RAP21 0006

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	RAP21/0006
Your Reference:	n/a
31 August 2021
KJ Milliken
C/- Planning Insights Pty Ltd
PO Box 1312
MILTON  QLD  4064

[email protected]
Dear Sir/Madam,
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 26 August 2021. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP21/0006
Street address:	18 Pelican St Peregian Beach Qld 4573
Real property description:	Lot 104 P 9311
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 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
DD.1002	P15	Site Plan - proposed, prepared by Billy Dawson Architects	15/07/2021
DD.1101	P13	Site Cover Plan, prepared by Billy Dawson Architects	12/07/2021
DD.1102	P11	Site Cover Plan, prepared by Billy Dawson Architects	12/07/2021
DD.2004	P26	Ground Floor Plan - proposed, prepared by Billy Dawson Architects	12/07/2021
DD.2005	P16	Ground Floor Plan - proposed, prepared by Billy Dawson Architects	12/07/2021
DD.2006	P17	First Floor Plan - proposed, prepared by Billy Dawson Architects	12/07/2021
DD.2102	P16	Roof Plan - proposed, prepared by Billy Dawson Architects	12/07/2021
DD.3003	P14	Elevations - proposed, prepared by Billy Dawson Architects (annotated)	12/07/2021
DD.3004	P14	Elevations - proposed, prepared by Billy Dawson Architects	12/07/2021
Built form
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface.
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.
The fence along the eastern front boundary must not exceed 2m above the NGL.
Sunset Clause for Referral Agency Response
This Concurrence Agency response is no longer valid if works have 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 $5,000 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.
Existing trees on the site must be retained, except where required to be removed to accommodate the approved dwelling.
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.
One feature tree must be planted on the southern side of the driveway within the road reserve fronting the site. The works must be undertaken in accordance with PSP2 – Landscaping.
ENGINEERING
Site Access and Driveways
A sealed access driveway must be provided from Pelican St to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with a road reserve permit and generally in accordance with council’s standard drawings RS-049 and RS-050
The driveway must be constructed to grades that ensure that vehicles will not bottom out or scrap on the driveway or the road formation when entering and exiting the site.
Stormwater Drainage
Stormwater runoff from the development must be disposed of on-site without causing scour or damage to the subject site or any adjoining property. The works must be undertaken generally in accordance with Lindsay Consulting’s plan 21-0708-F2, Rev A, titled “Stormwater Plan”, dated 02/06/2021.
The site specific SWMP (Stormwater Management Plan) must be approved as part of the subsequent Building Permit.
The site specific SWMP must be consistent with the site specific geotechnical report’s recommendations.
The development works must not cause additional ponding of water on any adjoining property (including the road reserve), or concentrate or direct overland flow to any adjoining property.
Services
Approval from Unity Water is required before undertaking any building work over the existing sewer line running within the subject property. No works must commence without Unity Water’s approval.
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
Earthworks carried out on site must not affect the structural integrity of any of the adjoining lands and/or buildings and/or structures and/or services.
All works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through the Building Permit. The geotechnical report must identify the building foundation requirements and stability considerations necessary for the stability of the subject site (and associated ancillary structures) and the adjoining properties for the longer term.
*(Refer to Advisory Notes)
The site specific geotechnical report must be consistent with the site specific SWMP’s recommendations.
All retaining walls and associated foundations/footings must be wholly contained within the lot they support.
Earthworks and Retaining Walls
All fill and associated 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:
PLANNING
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.
ENGINEERING
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.
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,

Wilhelm Koschade
Development Planner

Enc:	Approved Plans/Documents

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