Referral Agency Response - Planning RAP20 0019 · RAP20/0019

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	RAP20/0019:JElder
Your Reference:	n/a
1 September 2020
TLC Stuart & KL Farley
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 31 August 2020. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP20/0019
Street address:	25 Depper St Sunshine Beach Qld 4567
Real property description:	Lot 253 RP 48111
Planning Scheme:	The Noosa Plan (8 June 2018)
type of development
The applicant seeks the following type of development approval:
Development Permit for Building Works (Detached 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
WD.104	CAA7	Site setout plan (as annotated by Council), prepared by Aboda Design Group	18.08.2020
WD.105	CAA7	Site cover, prepared by Aboda Design Group	18.08.2020
WD.201	CAA7	Garage Level Plan (as annotated by Council), prepared by Aboda Design Group	18.08.2020
WD.202	CAA7	Main Level Plan, prepared by Aboda Design Group	18.08.2020
WD.203	CAA7	Upper Level Plan, prepared by Aboda Design Group	18.08.2020
WD.204	CAA7	Roof Plan, prepared by Aboda Design Group	18.08.2020
WD.501	CAA7	South East Elevation, prepared by Aboda Design Group	18.08.2020
WD.502	CAA7	North East Elevation, prepared by Aboda Design Group	18.08.2020
WD.503	CAA7	North West Elevation, prepared by Aboda Design Group	18.08.2020
WD.504	CAA7	South West Elevation, prepared by Aboda Design Group	18.08.2020
WD.601	CAA7	Section A, prepared by Aboda Design Group	18.08.2020
WD.602	CAA7	Section B, prepared by Aboda Design Group	18.08.2020
WD.603	CAA7	Section C, prepared by Aboda Design Group	18.08.2020
WD.604	CAA7	Section D & E, prepared by Aboda Design Group	18.08.2020
Building Height
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.
Storeys
The dwelling must comply with the storey and basement definition in Noosa Plan 2006.  In this regard NGL’s must be reinstated to the external part of the building that does not comply with these definitions. The retaining wall along the southern side of the driveway must be extended to the meet the basement wall and NGL reinstated along the front of the dwelling.
The unenclosed undercroft and void areas beneath the main level must be retained at NGL and must not constitute a storey under the Noosa Plan 2006.
Currency
This Concurrence Agency response is no longer valid if the use has not commenced within 4 years of the date of this notice, unless otherwise extended in writing by Council.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5000 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 provide for soft landscaping.
Tree protection
Construction methods must not damage the root zone on neighbouring vegetation and be in accordance with Arborist Brief for 25 Depper St, prepared by Treesafe Australia, dated June 2020.
No removal of landscaping or vegetation is permitted within Council’s road reserve prior written approval.
Site Access and Driveways
A sealed access driveway must be provided from Depper Street to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must be generally in accordance with Council’s Standard Drawings RS-049 and RS-050 together with any associated addendum.
Please note that Council will not support retaining walls or other private structures in the road reserve.
Stormwater Drainage
Development of the site must not block any existing overland flow paths.
Stormwater runoff from the subject site must not be directed onto adjoining properties and must be disposed of without causing scour or damage to the subject site or any adjoining property.
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be generally in accordance with:
the Engineering Report prepared by DME Projects, reference 200601-R001 dated June 2020, and
drawing number 200601-02 titled “Proposed Layout” prepared by DME Projects dated 9 June 2020.
Earthworks and Retaining Walls
All earthworks must be carried out in accordance with a Geotechnical Report prepared by a qualified person*. The Geotechnical Report must include a site-specific geotechnical investigation and include:
recommendations for construction methodology
recommendations for the foundations for the proposed building works
any measures required to protect the stability of the adjoining properties and their vegetation and/or structures and/or lands both during construction and in the longer term
*(Refer to advisory Note)
All earthworks and associated foundations/retaining walls/batters/anchors, both above and below ground level, 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.
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.
Certification must be submitted which certifies that the completed development has been constructed in accordance with the recommendations contained in the site specific geotechnical report and that the development site will remain stable in the long term.
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:
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.
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Building Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures
provision for safe pedestrian and vehicle access across the frontage of the site both during daily construction and after daily construction has ceased
proposed fencing to the site during the construction phase of the development
construction staff parking
details on the location of external dump sites, the haulage route, type of vehicle to be utilised during operations and frequency of usage. NB any damage to the existing road system as a result of haulage operations must be fully repaired at the applicant’s expense
It is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon approval from Council for the temporary use of the road reserve (road reserve permit or similar)
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,

Lisa Pienaar
Development Planner

Enc:	Approved Plans/Documents

[word/footer2.xml]
Page 3 of 5

[word/footer3.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 5

[word/header1.xml]
3