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Minor Change Existing Approval 132006.823.09
Officer: Georgina Schramm Direct Telephone: 07 53296569 Our Reference: 132006.823.09 Your Reference: 2962 19 August 2022 Peppers Noosa Resort & Villas C/- Martoo Consulting Pty Ltd PO Box 1684 NOOSA HEADS QLD 4567 [email protected] Dear Sir/Madam, Decision Notice – Minor Change Planning Act 2016 I refer to your application received on 1 April 2022, requesting a minor change to an existing development approval. Council decided your requested changes. Details of the decision are as follows: APPLICATION details Application No: 132006.823.09 Street address: Viridian Noosa 5 Morwong Dr Noosa Heads Qld 4567 Real property description: SP 190823 Planning Scheme: Noosa Plan 2020 (25 September 2020) Decision details The following type of approval was issued on 15 February 2007 Development Permit for Material Change of Use of Premises - Visitor Accommodation - Type 4 Conventional (Resort), Entertainment & Dining - Type 1 Food & Beverages (Conference Room & Restaurant), Retail Business - Type 2 Shop & Salon (Shop), Commercial Business - Type 2 Medical (Health Spa) In relation to the request to make a minor change to the existing approval, Council on 15 August 2022, decided to approve the requested changes. The changes are detailed below. Approve the change. Amend condition 285. currency period of approval The currency period for this development approval is stated in the conditions below. assessment manager conditions LAND USE The development permit for Material Change of Use of Premises is issued for an integrated Resort comprising: Visitor Accommodation– Type 4 Conventional (Resort), Resort residential buildings – 199 Accommodation/Dwelling Units comprising: 5 x 1 bedroom accommodation units and 100 x 1 bedroom dwelling units; 47 x 2 bedroom dwelling units; 46 x 3 bedroom dwelling units; and 1 x Manager’s Residence comprising a 2 bedroom dwelling unit. Ancillary resort reception and resort facilities as indicated on the approved plans. 1.2 Entertainment & Dining – Type 1 Food & Beverages (Conference Room & Restaurant), Retail Business – Type 2 Shop & Salon (Shop), Commercial Business – Type 2 Medical (Health Spa). Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans as may be amended by these conditions are prepared by JMA Architects; and dated; and numbered as listed in the following table: Plan No. Plan Title Version Date 1013-DA-00-01 MASTER PLAN - Valley Master Option 7 4 30/08/2006 1013-DA-00-02 MASTER PLAN - Valley Master CAS 4 30/08/2006 1013-DA-00-03 MASTER PLAN - Valley Aerial 4 30/08/2006 1013-DA-01-01 SITE PLAN - Basement 5 28/11/2006 1013-DA-01-02 SITE PLAN - Level 1 5 28/11/2006 1013-DA-01-03 SITE PLAN - Level 2 5 28/11/2006 1013-DA-01-04 SITE PLAN - Level 3 5 28/11/2006 1013-DA-01-05 SITE PLAN - Penthouses 5 28/11/2006 1013-DA-01-06 SITE PLAN - Proposal Overlay 5 28/11/2006 1013-DA-01-07 SITE PLAN - Amenity Plan 5 28/11/2006 Plan No. Plan Title Version Date 1013-DA-01-08 SITE PLAN - Height Summary 5 28/11/2006 1013-DA-01-09 SITE PLAN – Carparking Plan 5 28/11/2006 1013-DA-02-01 SITE SECTIONS - Site Sections 1 4 31/08/2006 1013-DA-02-02 SITE SECTIONS - Site Sections 2 4 31/08/2006 1013-DA-02-03 SITE SECTIONS - Site Sections 3 4 31/08/2006 1013-DA-02-04 SITE SECTIONS - Site Sections 4 4 31/08/2006 1013-DA-02-05 SITE SECTIONS - Site Sections 5 4 31/08/2006 1013-DA-03-A-01 A BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-A-02 A BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-A-03 A BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-A-04 A BLOCK - Elevations 4 30/08/2006 1013-DA-03-A-05 A BLOCK - Sections 4 30/08/2006 1013-DA-03-B-01 B BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-B-02 B BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-B-03 B BLOCK - Elevations 4 30/08/2006 1013-DA-03-B-04 B BLOCK - Section 4 30/08/2006 1013-DA-03-C-01 C BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-C-02 C BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-C-03 C BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-C-04 C BLOCK - Elevations 4 30/08/2006 1013-DA-03-C-05 C BLOCK - Section 4 30/08/2006 1013-DA-03-D-01 D BLOCK - Floor Plans 5 29/11/2006 1013-DA-03-D-02 D BLOCK - Floor Plans 5 29/11/2006 1013-DA-03-D-03 D BLOCK - Floor Plans 5 29/11/2006 1013-DA-03-D-04 D BLOCK - Area Calculations 5 29/11/2006 1013-DA-03-D-05 D BLOCK - Area Calculations 5 29/11/2006 1013-DA-03-D-06 D BLOCK - Golden Door 5 29/11/2006 1013-DA-03-D-07 D BLOCK - Elevations 5 29/11/2006 1013-DA-03-D-08 D BLOCK - Elevations 5 29/11/2006 1013-DA-03-D-09 D BLOCK - Sections 5 29/11/2006 As amended by: PDA1 4/01 BUILDING D – Site Plan 05/11/07 PDA1 4/02 BUILDING D – D Block - Basement 05/11/07 PDA1 4/03 BUILDING D – D Block – First Floor 05/11/07 PDA1 4/04 BUILDING D – D Block – Second Floor 05/11/07 PDA1 4/05 BUILDING D – D Block – Third Floor 05/11/07 PDA1 4/06 BUILDING D – D Block – Penthouses 05/11/07 PDA1 4/07 BUILDING D – Section 2 06/02/08 PDA1 4/08 BUILDING D – Section 3 05/11/07 PDA1 4/09 BUILDING D – Health Spa Wing – First Level 05/11/07 PDA1 4/10 BUILDING D – Health Spa Wing – Second Level 05/11/07 PDA1 4/11 BUILDING D – Health Spa Wing – Third Level 05/11/07 PDA1 4/12 BUILDING D – Unit Type W 05/11/07 PDA1 4/13 BUILDING D – Health Spa 05/11/07 Plan No. Plan Title Version Date PDA1 4/14 BUILDING D – Layout 002 05/11/07 1013-DA-03-E-01 E BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-E-02 E BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-E-03 E BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-E-04 E BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-E-05 E BLOCK - Elevations 4 30/08/2006 1013-DA-03-E-06 E BLOCK - Section 4 30/08/2006 1013-DA-03-F-01 F BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-F-02 F BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-F-03 F BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-F-04 F BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-F-05 F BLOCK - Elevations 4 30/08/2006 1013-DA-03-F-06 F BLOCK - Section 4 30/08/2006 1013-DA-03-F-07 F BLOCK - Section 4 30/08/2006 1013-DA-03-G-01 G BLOCK - Floor Plans 5 30/11/2006 1013-DA-03-G-02 G BLOCK - Floor Plans 5 30/11/2006 1013-DA-03-G-03 G BLOCK - Area Calculations 5 30/11/2006 1013-DA-03-G-04 G BLOCK - Section 5 30/11/2006 1013-DA-03-G-05 G BLOCK - Elevations 5 30/11/2006 1013-DA-03-H-01 H BLOCK - Floor Plans 5 30/11/2006 1013-DA-03-H-02 H BLOCK - Floor Plans 5 30/11/2006 1013-DA-03-H-03 H BLOCK - Floor Plans 5 30/11/2006 1013-DA-03-H-04 H BLOCK - Area Calculations 5 30/11/2006 1013-DA-03-H-05 H BLOCK - Section 5 30/11/2006 1013-DA-03-H-06 H BLOCK - Elevations 5 30/11/2006 As amended by: PDA1 1/1-11 LOFT UNITS – Site Plan 05/11/07 PDA1 1/1-12 LOFT UNITS – Building Plan – Level 2 05/11/07 PDA1 1/1-13 LOFT UNITS – Building Plan – Level 3 05/11/07 PDA1 1/1-14 LOFT UNITS – Section 1 06/02/08 PDA1 1/1-15 LOFT UNITS – Section 4 05/11/07 PDA1 1/1-16 LOFT UNITS – Section b 06/02/08 PDA1 1/1-17 LOFT UNITS – Section f 05/11/07 PDA1 1/1-18 LOFT UNITS – Section e 05/11/07 PDA1 1/1-19 LOFT UNITS – Elevation 3 05/11/07 PDA1 1/1-20 LOFT UNITS – Elevation 4 05/11/07 PDA1 1/1-21 LOFT UNITS – Unit Plans 05/11/07 PDA1 1/1-22 LOFT UNITS – Internal Elevations 05/11/07 PDA1 1/2-01 MANAGERS UNIT – Site Plan 05/11/07 PDA1 1/2-02 MANAGERS UNIT – Building Plan – Sub Floor 05/11/07 PDA1 1/2-03 MANAGERS UNIT – Building Plan – Basement 05/11/07 PDA1 1/2-04 MANAGERS UNIT – Section 1 05/11/07 PDA1 1/2-05 MANAGERS UNIT – Section C 05/11/07 PDA1 1/2-06 MANAGERS UNIT – Floor Plan 05/11/07 1013-DA-03-I-01 I BLOCK - Floor Plans 4 30/08/2006 Plan No. Plan Title Version Date 1013-DA-03-I-02 I BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-I-03 I BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-I-04 I BLOCK - Elevations 4 30/08/2006 1013-DA-03-I-05 I BLOCK - Section 4 30/08/2006 As amended by: PDA1 2/01-01 GAMES ROOM – Site Plan 05/11/07 PDA1 2/01-02 GAMES ROOM – Building Plan 05/11/07 PDA1 2/01-03 GAMES ROOM – Section 6 05/11/07 PDA1 2/01-04 GAMES ROOM – Floor Plan 05/11/07 PDA3 1/7 I BLOCK – Site Plan 17/06/08 PDA4-01 I BLOCK – First Floor 02/09/08 PDA4-02 I BLOCK – Second Floor 02/09/08 PDA4-03 I BLOCK – Third Floor 02/09/08 PDA3 4/7 I BLOCK – Elevation 1-2 17/06/08 PDA3 5/7 I BLOCK – Section B & 3 17/06/08 PDA3 6/7 I BLOCK – Unit 9.318 Plans 17/06/08 PDA3 7/7 I BLOCK – Unit 9.417 Plan 17/06/08 1013-DA-03-J-01 J BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-J-02 J BLOCK - Floor Plans 4 30/08/2006 1013-DA-03-J-03 J BLOCK - Area Calculations 4 30/08/2006 1013-DA-03-J-04 J BLOCK - Elevations 4 30/08/2006 1013-DA-03-J-05 J BLOCK - Section 4 30/08/2006 1013-DA-03-V-01 V BLOCK - Floor Plans 6 2/11/2006 1013-DA-03-V-02 V BLOCK - Area Calculations 5 2/11/2006 1013-DA-03-V-03 V BLOCK - Elevations 5 2/11/2006 1013-DA-03-V-04 V BLOCK - Sections 5 2/11/2006 1013-DA-03-V-05 V BLOCK - Refuse Truck In 5 2/11/2006 1013-DA-03-V-06 V BLOCK - Refuse Truck Out 5 2/11/2006 1013-DA-03-V-07 V BLOCK - Detail Sections for Refuse 5 2/11/2006 1013-DA-03-V-08 V BLOCK – Kitchen plan 5 2/11/2006 1013-DA-03-V-09 V BLOCK – Waste Management Area 5 2/11/2006 As amended by: PDA1 3/01 BUILDING V - Site Plan 05/11/07 PDA1 3/02 BUILDING V - Lower Level 05/11/07 PDA1 3/03 BUILDING V - Upper Level - Kitchen 05/11/07 PDA1 ¾ BUIDLING V - Upper Level - Conference 05/11/07 PDA1 3/05 BUILDING V – Roof Level 05/11/07 PDA1 3/06 BUILDING V – Section 1 06/02/08 PDA1 3/07 BUILDING V – Section 4 05/11/07 PDA1 3/08 BUILDING V – Section 5 05/11/07 PDA1 3/09 BUILDING V – Section B 05/11/07 PDA1 3/10 BUILDING V – Section C 05/11/07 PDA1 3/11 BUILDING V – Section D 05/11/07 PDA3 1/7 V BLOCK – Site Plan 2/09/08 PDA3 2/7 V BLOCK – Building Plan – Street Level 2/09/08 PDA3 3/7 V BLOCK – Building Plan - Roof 2/09/08 PDA3 4/7 V BLOCK – Elevations 1 & 2 2/09/08 PDA3 5/7 V BLOCK – Elevations 3 & 4 2/09/08 PDA3 6/7 V BLOCK – Section D & 1 2/09/08 PDA3 7/7 V BLOCK – Section 3 & 4 2/09/08 Plan No. Plan Title Version Date 1013-DA-04-01 UNIT PLANS - Typical Resort Villas 4 30/08/2006 1013-DA-04-02 UNIT PLANS - Typical Resort Villas 4 30/08/2006 1013-DA-04-03 UNIT PLANS - Special Resort Villas 4 30/08/2006 1013-DA-04-04 UNIT PLANS - Special Resort Villas 4 30/08/2006 1013-DA-04-05 UNIT PLANS - Special Resort Villas 4 30/08/2006 1013-DA-04-06 UNIT PLANS - Typical Resort Units 4 30/08/2006 1013-DA-04-07 UNIT PLANS - Special Resort Units 4 30/08/2006 1013-DA-04-08 UNIT PLANS - Special Resort Units 4 30/08/2006 1013-DA-04-09 UNIT PLANS - Special Resort Units 4 30/08/2006 1013-DA-04-10 UNIT PLANS - Resort Apartment 4 30/08/2006 The proposed development is to provide a conference facility in accordance with the plans detailed in the letter dated 7 February 2007 by Viridian Noosa Pty. Ltd. The conference facility shall be in accordance with the plans numbered ‘a’, ‘b’, ‘c’, and ‘d’ and will provide for the following: Plan ‘a’ Super Banquet 1 Banquet Dinner 800 Delegates Plan ‘b’ Classroom 5-6 classrooms 564 Delegates Plan ‘c’ Breakout Conferences 6-8 workgroups 890 Delegates Plan ‘d’ Super Conferences 1 speaker 964 Delegates The conference facility shall include the 90sq.m multi-media room and theatrette located in ‘D’ Block. The ‘A Block Building’ main wall shall be setback a minimum of 5 metres from the side boundary. The deck shall be setback a minimum of 2.93 metres from the northern side boundary, and the associated roof shall be setback a minimum of 2.65 metres with screening vegetation provided between Building A and the adjacent southern buildings located on Lot 13 on SP151409 to the satisfaction of the Manager of Land Use. The vegetation screening to be established in this area shall ensure visual privacy is provided to the adjoining villas, and filtered vegetation screening is provided to Building A from Main Beach. Buildings A, B, C, E, F (except for 1 garage which shall be 2 degrees), J, V (restaurant outdoor dining area) on site shall incorporate a minimum roof pitch of 5 degrees. Amended plans detailing any variations to roof levels resulting from this condition shall include amended building heights and shall be submitted to Council and be to the reasonable satisfaction of the Manager Land Use prior to the issue of a Development Permit for Building Works. 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. The open space and setback areas are to be landscaped in accordance with Council’s Policy on Landscaping Guidelines and a properly prepared landscape plan prepared by a suitably qualified Landscape Architect or Horticulturalist. Such landscaping is to be completed prior to the premises being occupied and maintained at all times thereafter. Existing trees on the site and within road reserves are to be retained, except where required to be removed due to building operations or the conduct of the approved use. These landscape plans required to be submitted are to denote areas of existing vegetation or existing trees proposed/required to be retained. Cleared vegetation is to be suitably processed by the following method on site:- Processing through a woodchipper or shredder. The resulting mulch is to be stockpiled loose in heaps less than 2.5 metres high with a minimum of 10 metres between edges of heaps; Utilised for on site landscaping and stabilisation purposes; The Applicant is advised that burning off is an unacceptable method of disposal. Any advertising sign or device is to comply with Council's policies on advertising. Secure bicycle racks shall be provided on site to accommodate a minimum of 20 bicycles. The proposed bicycle racks shall be designed in accordance with Australian Standards. The racks shall be identified on the landscaping plans and shall be located to the reasonable satisfaction of the Manager, Land Use. A verification survey of the building is to be carried out by a Licensed Surveyor and a certificate lodged with Council at completion of work confirming compliance with the maximum allowable building height as required by either the conditions of approval or the Planning Scheme. The proposed development shall have all kitchen, laundry and bathroom fittings that comply with the AAA Water Conservation Rating System as defined by the AS/NZS 6400 (Water Efficient Products - Rating and Labelling 2003) and AS/NZS 3500 (National Plumbing and Drainage Standard Part 1.2), with toilets to comply with the AAAA Water Conservation Rating System. All tap ware and shower roses shall not exceed a maximum flow of 9 litres per min. Dishwashers and washing machines are excluded from this requirement. Security in the form of a cash bond or trading bank guarantee to the sum of $1,000,000 must be submitted, 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. The requirements of this development approval are to be effected, prior to the use of the premises. Council reserves the right to call upon the bond or guaranteed sum referred to in this approval to effect compliance with conditions. The Development Permit for a material change of use of premises lapses if the use has not happened by 15 February 2011, unless an application to extend the currency is approved by Council. The developer must obtain all of the other Development Permits referred to in the Decision Notice including all retaining wall construction, prior to obtaining a Development Permit for Building Works. Roof runoff shall be directed to a rainwater storage system or tank to buildings as nominated on the approved plans (minimum storage 3000 litres per villa for Blocks A, B, C, E, F, & J containing 39 resort villas, and for Blocks D, G, H, & I which contain 160 units provide minimum storage based on 12 litres/m2 of total roof area) that is plumbed to service the toilets and landscaping. The design of the rainwater storage system where above ground and in external tanks shall be earthy colours and designed to the satisfaction of the Manager – Plumbing Services. All of the Conditions are integral to and non-severable from the development approval. In the interpretation of these Conditions or the exercise of any discretion by the Council or its officers, the overriding consideration shall be to ensure that the visual and environmental impact of the Development on the Site is minimal and to enhance and maintain the Environmental Values of the Site. Development Parameters The Development shall be undertaken strictly in accordance with the development parameters specified below, except where otherwise specified in these conditions: A Block Development Parameter Required Standard Building Height (Storeys) 3 storeys maximum Building Height not to exceed RL 47.3 Site Cover not to exceed the site cover for Block A as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for Block A as shown on the Approved Plan Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, lightweight external wall cladding, non- reflective window glass and masonry elements in the base, timber or metal posts and handrails B Block Development Parameter Required Standard Building Height (Storeys) 2 Storeys maximum Building Height not to exceed RL 49.0 Site Cover not to exceed the site cover Block B as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for Block B as shown on the Approved Plans Building Colours External colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, lightweight external wall cladding, non- reflective window glass and masonry elements in the base, timber or metal posts and handrails Configuration of Units 3 x 3 Bedroom Units C Block Development Parameter Required Standard Building Height (Storeys) 3 storeys maximum Building Height not to exceed RL 51.0 Site Cover not to exceed the site cover for Block C as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for Block C as shown on the Approved Plans Building Colours external colours as specified in these conditions will vary between buildings and also within each building Building Materials colorbond roofs, aluminium window frames, lightweight external wall cladding, non- reflective window glass and masonry elements in the base, timber or metal posts and handrails Configuration of Units 8 x 4 Bedroom Units D Block Development Parameter Required Standard Building Height (Storeys) 4 storeys maximum Building Height not to exceed RL 53.5 Site Cover not to exceed the site cover for D Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for D Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, predominately concrete slab on ground with masonry construction with render texture finish Configuration of Units 8 x 3 Bedroom Units 8 x 2 Bedroom Units E Block Development Parameter Required Standard Building Height (Storeys) 2 storeys maximum 3 storeys for Unit 5108e Building Height Unit 1 not to exceed RL 60.7 Unit 2 not to exceed RL 60.3 Unit 3 not to exceed RL 59.8 Unit 4 not to exceed RL 59.3 Unit 5 not to exceed RL 58.8 Unit 6 not to exceed RL 58.3 Unit 7 not to exceed RL 58.1 Unit 8 not to exceed RL 58.7 Site Cover not to exceed the site cover for E Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for E Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, lightweight external wall cladding, non- reflective window glass and masonry elements in the base, timber or metal posts and handrails Configuration of Units 8 Units comprising 7 x 3 Bedroom units 1 x 4 Bedroom unit F Block Development Parameter Required Standard Building Height (Storeys) 2 storeys maximum 3 Storeys for units 6-108g and 6-1089f Building Height Units 1 & 2 not to exceed RL 49.3 Units 3-5 not to exceed RL 50.8 Units 6 & 7 not to exceed RL 51.1 Development Parameter Required Standard Unit 8 not to exceed RL 54.8 Unit 9 not to exceed RL 55.3 Site Cover not to exceed the site cover for F Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for F Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, lightweight external wall cladding, non- reflective window glass and masonry elements in the base, timber or metal posts and handrails Configuration of Units 9 Units Comprising: 2 x 2 Bedroom Units 7 x 3 Bedroom Units G Block Development Parameter Required Standard Building Height (Storeys) 4 storeys maximum Building Height not to exceed RL 53.7 Site Cover not to exceed the site cover for G Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for G Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, predominately concrete slab on ground with masonry construction with render texture finish Configuration of Units 62 Units Comprising 16 x 2 Bedroom units 46 x 1 Bedroom units H Block Development Parameter Required Standard Building Height (Storeys) 5 storeys in part maximum Building Height not to exceed RL 48.5 Site Cover not to exceed the site cover for H Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for H Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, predominately concrete slab on ground with masonry construction with render texture finish Configuration of Units 31 Units Comprising (30 Units) Development Parameter Required Standard 19 x 1 Bedroom units 11 x 2 Bedroom units 1 x Manager’s Accommodation I Block Development Parameter Required Standard Building Height (Storeys) 3 storeys maximum Building Height not to exceed RL 39.0 Site Cover not to exceed the site cover for I Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for I Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, predominately concrete slab on ground with masonry construction with render texture finish Configuration of Units 51 Units comprising 5 x 1 Bedroom Accommodation Units and 35 x 1 Bedroom Dwelling Units 10 x 2 Bedroom Units 1 x 3 Bedroom Units J Block Development Parameter Required Standard Building Height (Storeys) 3 storeys maximum Building Height not to exceed RL 38.0 Site Cover not to exceed the site cover for J Block as shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for J Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, lightweight external wall cladding, non- reflective window glass and masonry elements in the base, timber or metal posts and handrails Configuration of Units 7 Units comprising 1 x 3 bedroom unit 6 x 4 bedroom units V Block Development Parameter Required Standard Building Height (Storeys) 2 storeys maximum Building Height not to exceed RL 41.3 Site Cover not to exceed the site cover for V Block as Development Parameter Required Standard shown on the Approved Plans Gross Floor Area not to exceed the gross floor area for V Block as shown on the Approved Plans Building Colours external colours as specified in these conditions will be selected to integrate with the colours of the natural environment Building Materials colorbond roofs, aluminium window frames, predominately concrete slab on ground with masonry construction with render texture finish The abovementioned development parameters shall be contained in the community management statement of any or all relevant bodies corporate having control of any part of the Site. Building heights above shall be measured to exclude any variation resulting from the requirements of Condition 5. The range of building materials above are indicative with the intents that Blocks A, B, C, E, F & J are to be of light-weight material construction whereas the other blocks include masonry with light-weight infill as required. Buffer to Intermittent Creek Building I, Building H and Building G, and Building F and associated decks, eaves and balconies must be located at least 10 metres measured horizontally from the centre line of the intermittent creek. Site rehabilitation along the intermittent creek shall be extended beyond the boundary of the Resort Private Open Space Area in the vicinity of the Intermittent Creek to between the Buildings I, H, G, and F and along the setback from the intermittent creek to the Building G and Building I, except where the ornamental pool is located. Resort The Resort (comprising the Restaurant and Conference Room Facility Building V, Health Spa, Resort Accommodation Buildings (dwelling units & accommodation units), Reception Area and Shop) shall be operated and maintained as a Resort. The accommodation in the Resort will not be used for the purpose of permanent residential accommodation, with the exception of the Manager’s Accommodation. The resort shall operate in accordance with the defined use of ‘Visitor Accommodation - Type 4 Conventional’ in the Noosa Plan which provides for short term visitor accommodation. The community management statement for any or all bodies corporate having control of the Resort or any part thereof shall incorporate this condition. Colours The colours of the buildings on Site shall be muted tones of browns, greens and greys selected from the following colour palette: Roofs (Colorbond) Walls Balcony Ceilings Woodland Grey Spotted Gum Palette as included in the application, with ‘jma white’ not to be visible from outside the site. Woodland Grey or charcoal for Buildings A, B, C, D, E, J on north and western sides. The Manager – Land Use may agree to a variation of the colour palette where such variation is complimentary to and reflects the natural environment within which a building is situated. Buildings The following requirements apply to the Resort Restaurant and Conference Facilities Building: No temporary or permanent structures are to be erected on the outside deck including marquees, but not including temporary umbrellas that are not joined and not exceeding 9m2 in area, or lightweight retractable awnings in subdued colours. The western boundary of the restaurant/ conference room deck shall have acoustic louvre screening installed as indicated on the approved plans. The following requirements apply to the Resort Residential Buildings I, H, G, and F: Lighting to the outside balconies shall be hooded and directed downwards so as to minimise any adverse effects of glare or direct light nuisance on Lot 27, and to reduce the impact on wildlife in the intermittent creek private open space area. The pool located between Building I and Building H shall be for ornamental purposes only. The following requirements apply to the Resort Residential Buildings: There are to be no rooftop terraces, spas or barbeques on the roof of any buildings on the Site. Architectural Parameters The architectural parameters specified in these conditions are to be strictly applied to the Development on Site. All buildings shall be stepped and terraced in horizontal and vertical planes as indicated on approved plans. Any deck or balcony areas are not to be enclosed with fixed shutters, glass panelling or the like, thus remaining as open structures with balustrades, except as shown on the approved plans for Building V where fixed louvre blades are provided on the western side. Any sunscreens or privacy screens are to be retractable so as not to permanently enclose these areas. The villas shall have at least 2 sides of the deck open with balustrades only provided. All deck areas are to remain open when not in use. All building construction and materials shall have regard to the objective of providing lightweight buildings and causing minimal impact on visual amenity or the environmental values of the site, except where otherwise specified in the approved plans or in these conditions. The roof shapes and forms shall be in accordance with the approved plans as amended by these conditions or as otherwise agreed by the Manager – Land Use. The orientation and location of the buildings shall be in accordance with the approved plans. The architectural treatments (eg decks, shutters, roof overhangs, pitch of roofs, windows, façade treatment, articulation of buildings and roofs, roof form, orientation, fenestration) shall be undertaken in accordance with the approved plans as amended by these Conditions or as otherwise agreed by the Manager – Land Use. The developer shall submit full colour western elevation plans for Building I detailing: The visual break up of the western building facade by incorporating different complimentary colours, textures, and building materials. The plans shall be submitted to Council and be to the reasonable satisfaction of the Manager Land Use prior to the issue of a Development Permit for Building Works. The Manager – Land Use may agree to a variation or dispensation of any of the architectural parameters where such variation or dispensation is reasonable having regard to the effect of building design in accordance with the Architectural Sketch Drawings or such variation or dispensation makes provision for passive solar design. The Manager - Land Use will act reasonably in making this decision. The high level pool located to the east of Building B as indicated on the approved plans shall utilise stone cladding on the visible side of the retaining walls and pool retaining wall. The stone shall be of the colour of the local rock and of a subdued colour. Vegetation shall be used to effectively screen the retaining walls in this area. No shade structures or gazebo shall be erected in the vicinity of the high level pool and lookout located to the east of Building B. Temporary umbrellas used in this area shall be of dark colours. Energy Efficiency and Ecological Sustainability All hot water systems installed shall be either solar systems; electric heat pump systems; or gas systems (LPG or natural) or combination of the above, unless not suitable in areas for the preparation of food for the restaurant. The Developer shall incorporate the principles and practices of renewable energy, energy efficiency and ecological sustainability in the design, construction and operation of the Development. The Developer shall submit a report prepared by a suitably qualified consultant experienced in energy efficiency design for approval by the Manager - Land Use prior to lodgement of each application for building works addressing how the issues included in these conditions and the principles and practices of energy efficient design and renewable energy are incorporated in the design of the buildings. In undertaking the design of all buildings, the Developer shall include: the use of energy efficient design techniques in the construction of the building; the installation of energy efficient hot water systems (solar and gas booster, or electric heat pump); solar or gas energy for the heating of swimming pools; the use of low energy bulbs; model energy consumption requirements of the building and its services including passive solar design and how industry best practice energy consumption standards can be achieved; the use of passive solar building design; the use of cross ventilation and insulation to reduce/eliminate the need for air- conditioning and the use of in ground heat exchange systems for air-conditioning; the use of appropriate building materials, where possible, to provide the most effective, “thermal mass” and insulation to reduce heating and cooling costs, controlling solar access to thermal mass using overhangs and shading/screens with unshaded external thermal mass to be avoided. The use of lightweight building materials is to be maximised wherever practical; the use of adjustable or hinged/sliding screens to balance views versus sunlight access; the use of natural ventilation of basement car parking; the use of energy efficient pumps for roof water systems; the use of window openings to optimise available natural light; the location of solar panels in a manner that does not result in reflection or an appearance that adversely affects the visual amenity of the Site or the architectural theme of the buildings; the installation of site water re-use tanks as required in these conditions; the use of spectrally selective and / or low emissivity glass shall be incorporated where appropriate in the detailed design, so as to reduce heat transmission to and from buildings. In addition to applying the principles of ecological sustainability to the design and construction of operational works and building works, the Developer shall specifically:- prepare and implement the environmental management plan; perform the sedimentation and erosion measures; install the barrier fencing to protect vegetation and habitat; maintain rehabilitation works at the expiry of the existing site rehabilitation maintenance period for relevant areas within Lot 888 on SP186498; undertake the landscaping works; create the desired habitat in the freshwater habitat pond on the western edge of the Site; undertake the site decontamination works as proposed with relocation of this material off- site if necessary; as required by these Conditions. In establishing and operating the Development, the Developer shall include: an estimation of the energy requirements of the on-site uses, and an estimate of the percentage of this that can be provided from renewable energy sources generated on- site (preferably a minimum of 2%); the use of low energy bulbs in street lighting and lighting for internal pathways and walkways is to be solar powered, where possible. Security lighting is to operate by movement sensors to lights in areas that are infrequently used or are used for only short periods; installation of energy efficient hot water systems (solar and gas booster; or electric heat pump) having at least a 3.5 star energy efficient rating, and solar or gas energy for the heating of swimming pools; the use of appliances having the lowest energy rating, including but not limited to, shower roses, light fittings, heaters, refrigerators, microwave ovens and clothes driers; any buggies associated with the operation of the Resort are to be electrical or gas powered; Deleted; the installation of power saving devices in the development; The Developer shall submit a report for approval by the Manager – Land Use prior to the commencement of use which demonstrates how the issues specified in this condition have been incorporated into the operational phase of the Development. In establishing and operating the Development, the Developer shall provide: staff and guest education programs to encourage participation in energy use reduction activities in the Resort; for the encouragement of guests of the Resort to walk or cycle in preference to the use of vehicles to be achieved by the construction of pedestrian walkways and provision of bicycles for use by guests of the Resort. Staging The construction of the Resort components shall not be staged. Lighting The Development must meet the lighting design requirements contained in: Electricity Act 1994 (Qld); Electricity Regulation 1994 (Qld); Workplace Health and Safety Act 1995 (Qld); Environment Protection Regulation 1998; Council’s Local Laws; Energex URD Guidelines and general requirements; Building Code of Australia; Australian Standards AS 3000 - Wiring Rules; Australian Standards AS 1158 – The lighting of urban roads and other public thoroughfares; and Australian Standards AS 4282 – Control of obtrusive effects of outdoor lighting. The level of illumination, at a distance of 1.5 metres outside the boundary of the site, resulting from direct, reflected or other incidental light emanating from the site shall not exceed eight lux measured at any level upwards from ground level. Lighting on Alma Way shall be hooded and directed downwards so as to minimise any adverse effects of glare or direct light nuisance on all adjacent allotments, but must achieve a minimum level of illumination consistent with the safety of pedestrians and vehicles. Lighting to Public Walkways and pedestrian /buggy paths, where required, is to be low level bollard type lighting, down lighting or foot lights that achieve the minimum of illumination and light spillage consistent with safety for pedestrians and vehicles. The Public Walkways must only be lit between Morwong Drive and the Building E & F. Lighting to the Resort Building V is to be directed downwards to minimise any adverse effects of glare or direct light nuisance on all adjacent allotments. Lighting of the Resort Dwelling Units and Accommodation Units and Restaurant is to be screened or shielded from any outward projection to the downwards angle so that the light source is not seen from outside the Site. Security lighting (such as floodlighting), driveway lighting, landscape lighting and lighting of the grounds are to be screened from any horizontal or downwards projection beyond the angle needed to allow coverage only of the ground within each allotment and so as predominately not to be seen from outside the Site. Water Sand, silt, mud, paint, cement, concrete, builders waste or rubbish shall not be permitted to enter or be placed where it could reasonably be expected to move into a roadside gutter, stormwater drain or a water course. The Developer is advised that in accordance with the Environmental Protection Act 1994 all waste water from any excavations or de-watering activities must be treated to remove suspended solids (<50mg/L) and maintain the pH within an acceptable range of 6.5-8.5 to ensure contaminants are not released. The appropriate monitoring of any waste water discharges shall be undertaken by the Developer. Protection of Visual and Aesthetic Values The Landscape Management Report, the Site Rehabilitation Plan, the Environmental Management Plan and the Construction Management Plan shall specify the manner in which the visual and aesthetic values of the site and the adjoining National Park will be protected and enhanced and the manner in which buildings, roads and pathways will be visually screened and visually integrated into the landscape. Only minor pruning will be permitted of existing tree branches protruding beyond the 10m setback line under the supervision of the site arborist. The degree of pruning required will be submitted for approval in conjunction with an application for operational works. No earthworks (fill or cut or earth-spill) shall occur within the 10m intermittent creek setback line. Retaining walls are to be designed and constructed to provide bridging footing structures as necessary to avoid root damage to retained trees. Upper level pool and lookout earthworks are to be minimal in scale and extent and localised to the footprint of the immediate construction. The pool is to be a maximum of 12m long by 4 in size. Earthworks are to be temporarily screened from Hastings Street utilising black or dark green shade cloth or equivalent material until construction work in this area is fully stabilised. Disturbed soil in this area is to be fully stabilised within 10 business days of initial disturbance with either a temporary or permanent treatment. The fence colour of the upper level pool located to the east of Building B shall be non reflective and charcoal/ woodland grey in colour. The retaining wall for the pool is to be clad in dark coloured rock, with native plantings located in front of it to provide screening. No shade structures or gazebo shall be erected at the lookout or upper level pool behind Building B. Only black, dark brown or navy blue coloured umbrellas shall be used in the vicinity of this pool. Trees to be removed shall be in accordance with the approved plans. Disturbance of the upper eastern area of the site to construct the boulder gabion walls shall minimise the disturbance to existing native trees and their roots wherever possible. Suitable techniques will be utilised to minimise disturbance and damage to this area. Rocks utilised will be grey in colour, with non-reflective wire cages. Environmental Management Plan Preparation An environmental management plan (EMP) for the Site shall be prepared and implemented by persons holding appropriate environmental and construction engineering qualifications and proven expertise in the preparation and implementation of EMPs, to ensure that the impact on the environment of the carrying out of the Development is minimised, the Environmental Values of the Site are protected and enhanced and the Development is ecologically sustainable. The EMP shall document in detail how compliance with the Conditions is to be achieved. The EMP shall demonstrate a high level of environmental care and responsibility and be consistent with best practice for developments of this type in similar environments. The EMP shall detail the Developer’s environmental policy and the proposed environmental management system for the Site. The EMP shall specify to the reasonable satisfaction of the Manager – Land Development: The performance targets, including those derived from the Conditions and other requirements arising from legislation and other approvals; how the performance targets are to be achieved; who is responsible; when the performance targets will be satisfied; how performance will be monitored; reporting arrangements; auditing arrangements; how the requirements are to be incorporated into construction and works contracts; how the Developer’s employees, contractors and the contractor’s employees will be informed and trained with respect to the environmental protection requirements; enforcement; and penalties for non-compliance. The EMP shall include a construction management plan for the Development prepared for the Site by a suitably qualified consultant. This construction management plan shall be specific for the resort construction and shall address the following issues to the reasonable satisfaction of the Manager – Land Development: construction staging and timing; access and construction vehicle parking and traffic management; water quality protection; vegetation management & protection of vulnerable plant species; fauna habitat and fauna corridor management; environmental management in accordance with the Conditions and the EMP; environmental protection requirements to be specified in all construction, rehabilitation, landscaping and works contracts; environmental safeguards and contingency plans to deal with accidental events and acts of god (ie floods, landslides etc); ensure that disturbed areas are confined to development areas and shall not encroach into the 10 metre setback to the creek (including stockpiling and temporary works); safety; responsibilities; induction and training, including environmental protection requirements; staged sediment and erosion control; work hours; legislative compliance; geotechnical requirements including stability of the Site; aquatic ecosystem protection; air, noise and vibration management; vehicle wash down requirements; on-site machinery and vehicle storage; vehicle and machinery maintenance; on-site storage of excavated materials; on-site storage of topsoil, mulch and other landscaping supplies; storage and handling of dangerous goods on site; on-site storage of construction materials; bushfire prevention in accordance with the Fire Management Plan; weed and pest control; waste management; prevention of spills and emergency response; soil contamination; groundwater protection; visual amenity protection; cultural heritage management; monitoring requirements; identification of incidents and failures; corrective action and contingency measures; community liaison; audit and review procedures. The EMP shall include an operational management plan for the Development prepared for the Site by a suitably qualified consultant. This operational management plan shall be specific for the resort and shall address the following issues to the reasonable satisfaction of the Manager – Land Development: soil erosion and sediment control; geotechnical requirements including long term stability of the Site; air, noise and vibration management; traffic management including traffic generation, egress and access; groundwater protection; vegetation protection; protection of vulnerable plant species; fauna, fauna habitat and fauna corridor protection; aquatic ecosystems protection; on-site vehicle storage and machinery maintenance; storage and handling of dangerous goods on site; bushfire prevention and control in accordance with the Fire Management Plan; weed and pest control; water quality protection; waste management; prevention of spills and emergency response; visual amenity protection; monitoring requirements; identification of incidents and failures; corrective action and contingency measures; audit and review. Approval The EMP shall be submitted for approval to Council in conjunction with an application for Operational Works for the Site. The Developer shall not commence any development on Site until the EMP – Construction Management Plan is approved by the Manager – Land Development; and the Developer shall not commence any building work on Site until the EMP – Operational Management Plan is approved by the Manager – Land Development. The approval of the Manager - Land Development is not to be unreasonably withheld. The Developer may amend the construction management plan only with the prior written approval of the Manager – Land Development, which is not to be unreasonably withheld. Implementation The Developer shall comply with the EMP and compliance with the EMP shall be addressed by the community management statement of any or all bodies corporate having control of any part of the Site. Revision The Developer may amend the EMP only with the prior written approval of the Manager – Land Development, which is not to be unreasonably withheld. Site Rehabilitation Plan The Site Rehabilitation Plan Rev. 1 dated 11.7.2003 shall be complied with for the provisions that relate to Lot 106 on SP151408. Flora and Fauna Protection Vegetation Protection No vegetation indigenous to the Site or vegetation within the road reserves adjoining the Site shall be cut down, lopped, damaged, disrupted or adversely affected without the prior written consent of the Manager – Land Use. However the vegetation identified in the approved plans for removal may be removed or lopped following the issue of a development permit for operational works for each area and in conjunction with the operational works. It may be acceptable to the Council for further vegetation to be removed or lopped on the site or overhanging the site for safety reasons. For this purpose, a joint site visit shall be undertaken by the Manager – Land Use and the Developer to identify any such vegetation to be removed or lopped. The Developer may remove or lop additional trees only with the prior written consent of the Manager – Land Use subject to such reasonable conditions as may be imposed by the Manager – Land Use. All areas of vegetation and individual trees to be removed or lopped shall be clearly marked on the Site. A qualified and experienced arborist shall be present on site prior to construction work occurring in the vicinity of trees to be retained; and at least weekly during construction activity in these areas. The arborist shall provide advice regarding the retention of tree health and stability and this advice shall be implemented. Tree fence guards shall be erected at a 3m distance from the trunk (unless otherwise agreed with the Manager Land Use) around all trees to be retained and an inspection arranged with Council’s Environmental Planner prior to construction commencing. During construction of the Development the following areas shall be fenced using a 3 wire star picket fence 1.2 metres in height for the purpose of preventing access beyond these areas and thereby protecting vegetation on Site: an area defined by a radius of 3m to all identified trees to be retained on the approved plans, unless otherwise agreed by Manager Land Use; the full Lot 888 eastern boundary located adjacent to the development area. A 1.8m min high chain mesh fence shall be erected along the 10m setback line located on the northern side of the intermittent creek (measured horizontally from the centreline of the intermittent creek), for the full length of the construction zone for Buildings I to F; prior to the commencement of any construction work on the site. The fence shall be setback a greater distance from the northern boundary of the creek to avoid trees or difficult topography on the 10m setback alignment. No entry into the intermittent creek setback area is permitted except for environmental rehabilitation purposes and authorised stormwater infrastructure construction. No fill or construction rubbish shall enter this private open space setback area. The precise location and extent of the fencing referred to above shall be determined on-site during a joint inspection by the Developer and the Manager – Land Use. The fencing is to be maintained throughout the construction period and may only be removed with the agreement of the Manager – Land Use. Any diversion drains, dewatering activities or excavation work for foundations or basements that are installed during construction work on the site shall ensure that adequate groundwater seepage occurs so as to maintain the existing downslope vegetation in the intermittent creek by not detrimentally altering the existing downslope soil moisture regime. The Site Arborist (in conjunction with a professional hydrologist/ groundwater specialist as required) shall regularly monitor and provide advice on this matter. Adequate groundwater seepage shall be maintained at all times to ensure the existing natural vegetation in the intermittent creek and soil moisture regimes are not altered as a result of building activity. Retaining wall footings shall bridge the tree roots of existing trees to be retained where determined as necessary and practical by the Site Arborist, Site Civil Engineer - Design and Manager Land Use to retain stable and healthy trees on the site. The buildings and any retaining walls in the immediate vicinity of the bunya trees located near Building J shall incorporate particular design features to protect the roots of these trees from damage. The site arborist shall submit a report to Council discussing the impact of the building and building setback on the tree roots in conjunction with the Development Application for Operational Works. The construction of the eastern gabion wall shall minimise any detrimental impact on the vegetation in this area. Vegetation Removal and Disposal Vegetation removal, tree felling and lopping shall be undertaken in an environmentally sensitive manner to avoid damaging surrounding vegetation, trees and habitat. Prior to felling or lopping all trees are to be checked for wildlife (eg Koalas, cockatoos, possums). If wildlife species are present, the tree shall not be felled or lopped until the wildlife has left the tree. All cleared vegetation shall be suitably processed and utilised on the site as mulch or removed from the Site at the Developer’s expense by a method approved by the Manager – Land Use. Cryptocarya foetida The vulnerable plant Cryptocarya foetida and its habitat is not to be adversely affected by any activity associated with the construction and operation of the Development. The buffer area in the adjacent park Lots 104 & 105 (to the north of Building E) required to protect the known Cryptocarya foetida specimens and their habitat, during construction, shall not be interfered with. The preservation of the Cryptocarya foetida and its habit shall be addressed in the Site Rehabilitation Plan, the Environmental Management Plan, the Construction Management Plan and the Fire Management Plan to the satisfaction of the Manager – Land Use. In particular, but without limitation, these documents shall provide for: all existing specimens and their habitat to be retained and protected; the south-eastern buffer area for Cryptocarya foetida is to be isolated prior to any construction activity by the erection of a 3 wire star picket fence 1.2 metres in height (together with appropriate signage) on the Site boundary to prevent all persons, with the exception of authorised persons, from entering or impacting upon the existing specimens and their habitat; the protective fence may be removed after the vegetation within the fenced buffer area has become robust and self-sustaining to the reasonable satisfaction of the Manager – Land Use. all persons working on the Site during the construction stage are to be informed of the requirements regarding the protection of the Cryptocarya foetida and its habitat, to sign an agreement to abide by these requirements and to be subjected to penalties for non- compliance with these requirements; if rehabilitation works in accordance with the Site Rehabilitation Plan are to be undertaken, the authorised persons doing the work shall be permitted to enter the area to undertake the work, subject to the conditions contained in those documents and so as not to adversely affect the Cryptocarya foetida plants or their habitat; the boulder fence shall be constructed within the Site, and shall not adversely affect the Cryptocarya foetida plants or their habitat; the Fire Management Plan shall specify the manner in which any fuel reduction or other fire prevention activities are to be undertaken in this area so as to minimise the impact on the Cryptocarya foetida plants and their habitat; Compliance with these requirements shall be addressed by the community management statement for any and all relevant bodies corporate having control of any part of the Site. Weed and Pest Species Control In order to protect the adjacent Noosa National Park and the Environmental Values of the Site: prior to entering the Site, all construction machinery and vehicles shall be washed down to remove soil that may contain weed seeds, soil pathogens and pest species; all nursery stock shall be weed, pest and disease free and certified as such by the supplier; all imported fill, soil, gravel and other construction and landscaping materials shall be weed, pest and disease free and certified as such by the supplier; all mulch used on the Site shall be weed and pest free and certified as such by the supplier; all mulch produced on-site by mulching cleared vegetation and trees shall specifically exclude material (particularly seeds) from weed species (eg. lantana, asparagus and umbrella trees), invasive species and seeding parts of inappropriate species (eg. wattles); and the certificates referred to above are to be obtained prior to use of the material on Site and to be made available to Council. Soil disturbance in the Private Open Space Area (and any Public Open Space Area) shall be kept to a minimum to avoid weed proliferation. Weed eradication and control will be an integral part of both the Site Rehabilitation Plan and the Landscape Management Report. Vegetation used in rehabilitation and landscaping shall exclude weed species. Fauna Protection General The Landscape Management Report, Site Rehabilitation Plan, Fire Management Plan, Construction Management Plan and Environmental Management Plan shall prescribe the manner in which the fauna and fauna habitat on the Site and in the adjacent road reserve are to be protected and enhanced. No cats or dogs shall be permitted on Site during construction. Residents and guests shall not be permitted to keep cats or dogs on the Site. All community management statements for the Site shall contain a provision prohibiting cats and dogs on the Site. Domestic animals and livestock shall be prohibited in the Private Open Space Area and on the Public Walkways through the Site. Buildings and roads shall be sited and constructed to allow movement of fauna through and within the Site. Any internal fencing and retaining walls on the Site shall be compatible with the movement requirements of Koalas and other fauna. Suitable nesting boxes shall be provided and maintained on the Site. Koala Koala habitat trees in the mapped Koala Sustainability Area on the Site shall be protected, unless specific approval is given for the removal or lopping of a Koala habitat tree. The Koala Conservation Criteria shall be generally complied with, with koala friendly fencing and koala friendly retaining walls to be utilised on the site; and koala food trees to be strategically located and planted in the landscaping (predominant rainforest theme). The Landscape Management Report, the Site Rehabilitation Plan, the Fire Management Plan, the Construction Management Plan and the EMP shall give particular consideration to: the protection and enhancement of all Koala habitat; the protection of Koalas using this habitat area during construction and operation; the protection and enhancement of existing and new vegetation to facilitate Koala movement throughout the entire Site. All retaining walls (excluding any cribb walls) with a height in excess of 0.8 metres shall have timber posts or other Koala access structures installed at 10 metre intervals. The posts must have a minimum diameter of 200 millimetres. All community management statements for the Site shall contain a provision requiring all persons bound by the community management statement to protect Koala habitat areas. All community management statements for the Site shall contain a provision prohibiting dogs and cats on the Site. A Koala Management Plan shall address the following to the reasonable satisfaction of the Manager – Land Use: all the relevant matters mentioned in these conditions and the following, without limitation: minimisation of the loss of koala food trees and Koala habitat trees on the Site; facilitation of Koala movement throughout the entire Site; planting of additional Koala food trees and Koala habitat trees as part of the Site Rehabilitation Plan and Landscape Management Report; all fencing on Site to be compatible with Koala movement requirements. The management plan shall be submitted to Council in conjunction with an application for Operational Works- Landscaping for the Site. The Developer shall not commence any development on Site until the management plan is approved by the Manager – Land Use. The approval of the Manager – Land Use is not to be unreasonably withheld. The Developer shall comply with the management plan and compliance with the management plan shall be addressed by the community management statement of any or all bodies corporate having control of any part of the habitat area. The Developer may amend the management plan only with the prior written approval of the Manager – Land Use, which approval shall not be unreasonably withheld. Red-tailed Black Cockatoo Known Red-tailed Black Cockatoo feed trees adjacent to the eastern boundary of the Site shall be protected. During construction, a 75m radius buffer delineated by appropriate signage shall be provided around all known Red-tailed Black Cockatoo feed trees (refer to Figure 2). Rehabilitation works in this buffer area shall only proceed at times when the Red-tailed Black Cockatoos are absent. Construction of the buggy track within this buffer area shall not proceed when the Red-tailed Black Cockatoos are feeding in these trees. Construction of the buggy track shall not adversely impact upon the Red-tailed Black Cockatoo feed trees or their root systems. Environmental Linkages and Corridors The corridors and environmental linkages shall be maintained, rehabilitated and enhanced to ensure they are viable and self-sustaining in the long-term and facilitate the protection of the adjacent National Park. The Landscape Management Report and the Site Rehabilitation Plan shall facilitate the protection and enhancement of these corridors and environmental linkages. Unless specifically shown on the approved plans, no construction works or associated activities shall be permitted in these areas. National Park Protection The Public Open Space Area and Private Open Space Area perform a buffer function between the Development on Site and the National Park. The existing fence between the National Park and the Site shall be removed at the Developer’s expense only once the rehabilitation planting is established to the reasonable satisfaction of the Manager – Land Use and with the prior written consent of both the Queensland Parks and Wildlife Service and the Council, or alternatively retained if made safe and fauna friendly to the satisfaction of the Manager Land Use. Intermittent Creek The intermittent creek and its riparian and in-stream flora and fauna shall be protected, maintained and rehabilitated to enhance its Environmental Values. No development other than stormwater outlets shown on the approved plans shall be permitted within a 10m wide buffer area on both sides of the intermittent creek (measured horizontally from the centre line of the intermittent creek). This includes tracks, sediment ponds, erosion control devices, etc. Erosion control and bank stabilisation devices shall not be constructed within the intermittent creek bed without the prior approval of the Manager – Land Development. The existing hydrological regime of the intermittent creek shall not be significantly altered. The long term water quality within the intermittent creek will be in compliance with the ANZECC Protection of Aquatic Ecosystem guidelines for the protection of in-stream fauna and their habitat. Freshwater Habitat Feature and Environs The freshwater habitat pond shall be specifically vegetated and managed to provide habitat for frogs, aquatic birds and other native fauna. It will have a subsidiary role as a polishing pond but will not be used for primary stormwater treatment for the Site. The Developer shall prepare and implement the Freshwater Habitat Management Plan which shall include the following details: operational details; rehabilitation details for both the pond and surrounding vegetation; weed control and mosquito control procedures; protection of the downstream creek environment; water quality standards and required monitoring during the resort site construction and operation stages; performance standards that will identify when the new habitat area is functional as an aquatic habitat; maintenance and de-silting requirements and procedures; and how public access and public safety issues will be addressed. Buffer Areas The following buffer areas are required to protect the Environmental Values of the Site: 131.1. a 10m wide buffer area on both sides of the intermittent creek (measured horizontally from the centre line of the creek); 131.2. 75m radius buffer area (delineated by appropriate signage) around known Red-tailed Black Cockatoo feed and nesting trees during construction; 131.3. the Cryptocarya foetida plants in the intermittent creek; Unless specifically shown on the Drawings or specified in these Conditions, no construction works or associated activities shall be permitted in these areas. During construction, all buffer areas shall be clearly identified and delineated on the ground in accordance with these Conditions. Landscape Management Report Preparation A Landscape Management Report shall be prepared for the site by an experienced landscape architect in conjunction with a person holding appropriate horticultural qualifications. The Landscape Management Report shall be prepared to the reasonable satisfaction of the Manager – Land Use. The following statements of principle apply to the preparation of the Landscape Management Report: The Landscape Management Report shall demonstrate a high level of environmental care and responsibility and be consistent with best practice for developments of this type in similar environments. The Landscape Management Report shall be based on sound ecological and environmental principles and shall specify how the Environmental Values of the Site will be protected, maintained and enhanced. The Landscape Management Report shall specifically acknowledge and demonstrate how the visual and aesthetic values of the Site and adjoining National Park will be maintained and enhanced. Plant schedules will primarily utilise native species that have been recorded on the Site, and primarily utilise advanced stock. The Landscape Areas will be integrated floristically and structurally with adjacent existing and rehabilitated vegetation. The Landscape Management Report shall be generally consistent with Council’s Planning Scheme Policy 1 – Landscaping Guidelines, except that plants that are not endemic to Noosa Shire or this coastal locality, environmental weeds, aggressive colonisers and plants that encourage inappropriate fauna species, shall be excluded from the plant schedules. The Landscape Management Report shall not utilise plant species that pose a risk to the adjacent National Park. The landscape theme in each of the Landscape Areas shall be: Resort – rainforest; Viewland Drive entrance – rainforest. The Landscape Management Report shall address the following issues: enhancement of environmental linkages and corridors; creation of new fauna habitat with special consideration of Koalas, Glossy Black Cockatoos, and the Richmond Birdwing Butterfly; creation of new habitat for Cryptocarya foetida and Macadamia integrifolia where practical; 137.4. visual screening of buildings and visual integration of the built environment; 137.5. the use of stone or dark colours in retaining walls. The Landscape Management Report shall detail the planting schemes and plant schedules for all Landscape Areas and shall detail, inter alia: site preparation; construction materials and details; weed control; stock specifications and supply; erosion and sediment control; planting out procedures and horticultural requirements; mulching procedures; fertilising procedures; irrigation and watering procedures; standard of landscaping; staging and timing; on-going maintenance; environmental safeguards; performance standards. Approval The Landscape Management Report shall be submitted to Council prior to or with the lodgement of any development applications for landscaping or rehabilitation works with respect to the Landscaped Areas. The Developer shall not commence any hard or soft landscaping works within the Landscape Areas until the Landscape Management Report is approved by the Manager – Land Use. The approval of the Manager – Land Use is not to be unreasonably withheld. Implementation Any application for operational works for landscaping shall be consistent with the approved Landscape Management Report. The landscaping of the Site is to be completed in accordance with the Landscape Management Report prior to any part of the Site being occupied and is to be maintained at all times thereafter to the reasonable satisfaction of the Manager – Land Use. The Developer may amend the Landscape Management Report only with the prior written approval of the Manager – Land Use, which is not to be unreasonably withheld. Contaminated Soil Remediation Contaminated soil material located on the site shall be relocated to an authorised location off- site or relocated on-site and capped in accordance with the requirements of the Environmental Protection Agency. No infrastructure services are to be located through the remediation area, and a third party environmental auditor is to review and provide an environmental audit of the work undertaken. The area is to be remediated to the reasonable satisfaction of the Environmental Protection Agency. Other Services The Developer shall provide Electricity, a TV antennae system and Telecom reticulation to the Site. All electricity and Telecom services shall be provided underground. Scooters & Buggies Scooter and Buggy maintenance shall occur off-site. General Operation of facilities for functions or dining involving guests staying at the Resort will be in accordance with any licence for the facilities to be issued by the Queensland Liquor Licensing Division pursuant to the Liquor Act 1992. Any advertising sign or device is to comply with the provisions of Council’s Local Law on advertising. The Developer shall pay such fees as may be determined by Council for time spent by Council officers in the investigation, consideration and determination of any report, survey, plans or drawings or any other matter submitted to Council for its consideration or approval under these Conditions. The Developer shall further pay all reasonable inspection and monitoring fees of Council officers. Unless otherwise specified herein, all reasonable fees shall be paid within 14 days of Council submitting an invoice for the same. If for these purposes Council considers it necessary to brief an external consultant, the Developer will not be responsible for the external consultant’s fees unless there has been prior consultation and agreement between the Developer and Council regarding the proposed consultant and the fees to be charged. The Council officers may at any time during periods when construction, rehabilitation or decontamination activities are occurring on Site with prior notice to the Developer (except in the case of an emergency when no notice is required) enter the Site. The entry may be for the purpose of monitoring compliance with the Conditions, carrying out inspections, attending on- site meetings or otherwise for purposes specified in these Conditions. All reasonable costs associated with the Council officers attending on Site shall be paid by the Developer within 14 days of the Council submitting an invoice for the same. There shall be prior consultation between the Council and the Developer about inspection arrangements and reporting and the costs for these inspections. All monies required to be paid by the Developer, if not so paid, on or before the due date, shall become a debt due and owing to the Council which may be recovered by the Council in any Court of competent jurisdiction. Amenity There shall be no substantial detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions by or from the Development. During the operational phase of the Development deliveries and waste collection will be restricted to the hours between 8:00am and 5:00pm Monday to Saturday. Gaseous or particulate emissions to the air, during the operational phase of the Development are to comply with relevant limits contained in the Environmental Protection (Air) Policy 1997. ENVIRONMENTAL HEALTH Flammable & Combustible Liquids Approval for the Underground Petroleum Storage System should be obtained under the Dangerous Goods Safety Management Act 2001 and the Environmental Protection Act 1994. The application for such approval should be lodged with Council’s Environmental Health Section and includes an assessment by a competent person of the site’s class pursuant to Council’s “Operators Compliance Guide for Petroleum Product Storage”. An annual licence is required from Council’s Environmental Health Section with respect to the storage of flammable/combustible liquids in excess of the minimum amounts permitted under the Dangerous Goods Safety Management Act 2001. Application for a DGSM licence should be made at the time of submission of a development application for building works and you must include all relevant plans and specifications. Food Premises Where any food premises is included in a development, the following is required: Plans and application is to be made to Council’s Environmental Health Section for approval prior to any building approval, fitting out or use of the premises. Adequate kitchen area and associated food storage shall be provided for the restaurant, conference room and resort of a minimum of 159m². Example has been provided in JMA Architects drawing No. 1013 DA – 03 – V – 08 dated 2/11/06. Any Licensable Food Business, as defined in Chapter 3 of the Food Act 2006, must obtain a Food License from Council, prior to use of those premises. Skin Penetration The operator of any body piercing or tattooing business should comply with the Public Health (Infection Control for Personal Appearances Services) Act 2003 and: Obtain a licence to operate prior to commencing the use. Comply with the Infection Control Guidelines of the Act. Premises to comply with Part 15 of the Queensland Development Code. Beauty Treatment/Hairdressing The operator of any beauty treatment and/or hairdressing business should comply with the Infection Control Guidelines of the Public Health (Infection Control for Personal Appearances Services) Act 2003. Waste Disposal The development refuse will be serviced in accordance with the Waste Management Code provided in Volume 11 Code Responses, subject to the conditions contained below: All waste from the resort is to be collected by Council’s waste contractor from the central refuse/recycling area adjacent to V Block. No waste will be collected by Council’s contractors from the individual units/villas. Recycling will be provided on a fortnightly basis to the residential component of the site by Council’s waste contractors Council will supply all 240l-recycling bins. The garbage rate for the compactor bin will be based on a component for each unit or residence equivalent to a private residence to cover costs other then the waste contractors service fee, a component for provision and servicing of the compactor bin. Council’s waste contractors will own, service and maintain the compactor bin and clean during service for a price to be specified by Council. The developer shall enter a lease agreement with the waste contractor for the supply and maintenance of this compactor bin. The compactor shall be serviced at a minimum frequency of once per week and Council will nominate the service day to ensure service provision and be structured within existing runs for the Ro-Ro collection vehicle. Additional services can be organised with 24 hours notice. The compactor bin shall be refrigerated or more frequently serviced to avoid odours and fly problems. The developer will be responsibility for cleaning of all other bins. The developer shall purchase and maintain all other bins. The developer must provide a suitable bin wash area for the cleaning of all types of bins and waste collection vehicles used on the site. The area is to be roofed and the floor is to fall to a bucket trap with the waste pre-treated by a grease arrestor prior to discharge to sewer. All street litter bins located throughout the development are to be supplied and serviced by the developer. Prior to the approval of various stages of works, the following additional details are required to be supplied and approved by Council Officers: A Waste Management Plan (construction) shall be submitted to Council as part of the Construction Management Plan and approved by Manager Land Development prior to the issue of operational works. A Waste Management Plan (construction) is also required for construction of 15 or more dwelling units or for any business use of greater than 500m². Waste Management Plans (construction) is required to be submitted in accordance with Planning Scheme Policy 11, Waste Management Plans see table below. Waste storage areas are to provide for adequate separation of all reusable, recyclable and waste materials. These shall be located so that they are convenient and safe to use. (Refer to Noosa Council Waste Management Code). The Plan shall contain the following information: The site area for the storage and separation of waste is to be shown on the plan drawings accompanying the application. A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed. MATERIALS ON-SITE DESTINATION Re-use and Recycling Disposal Expected waste materials Estimated volume (m³) On-site *specify proposed re- use or on-site recycling methods Off-site *specify contractor and recycling outlet *specify contractor and landfill site or other disposal site Excavation material Green waste Bricks Concrete Timber-please specify Plasterboard Metals - please specify Asbestos Other - please specify The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials. Additionally Council rewards those who segregate waste by significantly reducing disposal fees at the landfill, some items are free. Higher gate fees are charged for loads of mixed waste. Prior to the approval of Building Works, the following additional details are required to be supplied and approved by the Manager Environmental Health: The details of the bin wash facility. The details of the buggy and trailer to safely transport all bins. Details of the villa roadside waste and recycle shelters. Details and location of all basement storage areas that are situated beneath the refuse chutes. Adequate access and turn-a-rounds into the waste collection area, shall be provided for all waste and recycle vehicles as per JMA Architects drawing 1013 DA – 03 – V – 05, Issue 5, dated 2/11/06. Adequate storage area for the waste and recycling shall be provided for the V Block waste collection area of minimum dimensions as per JMA Architects drawing 1013 DA – 03 – V – 05, Issue 5, dated 2/11/06. Noise Noise emissions during the operational phase of the Development from any mechanical plant or processes associated with the completed Development must comply with the following limits: 165.1.7am to 10pm – LA max adj LA bg + 5dBA; and 165.2.10pm to 7am – LA max adj LA bg + 3dBA. Live amplified music and live amplified entertainment is to be provided only indoors, in such a manner that the sound from the activities is attenuated in accordance with the conditions of the relevant licence issued by the Queensland Liquor Licensing Division under the Liquor Act 1992 and during the hours specified in such licence but in any event is not to be provided after midnight. All indoor entertainment noise emissions shall comply with the following limits: 6am to 10pm – LA10 adj LA90 + 10dBA; and 10pm to 6am – Loct 10 Loct 90 + 8dB. The swimming pool (including any pool bar), and Health Spa are to be used only between 7:00am and 9:00pm daily. During the operational phase of the Development deliveries and waste collection will be restricted to the hours between 8:00am and 5:00pm Monday to Saturday. Swimming pool or spa pumps are to be contained in an acoustically treated enclosure or located in a manner that prevents a noise nuisance beyond the Site in accordance with the nuisance provisions of the Environmental Protection Regulation 1998. On the spot fines apply for such offences. The Developer must ensure that no builder or building contractor carries out building work on a building site in a way that makes or causes audible noise to be made from the building work on:- Monday to Saturday, before 7:00am or after 6:30pm; and Sunday or public holiday, at any time. Bottles shall only be placed in the bottle bins in the Resort between the hours of 7:00am and 10:00pm. The operating hours of the Conference Room, Restaurant and Bars (excluding any pool bar) shall be as follows: Sunday to Thursday – 7:00am to 11:00pm (however the Restaurant may open at 6:30am if required); Friday and Saturday – 7:00am to midnight (however the Restaurant may open at 6:30am if required); Use of the external restaurant deck /conference overflow area for formal functions and conferences is to be limited to between the hours of 9.00am and 10pm. Notwithstanding these conditions, the Conference Room and Restaurant and Bars (internal areas and excluding any pool bar) may be used until midnight on any day of the week if the use is in connection with a conference being held at the Resort. During the operational phase of the Development machinery including forklifts may only be operated between the hours of 8:00 am and 5:00 pm Monday to Friday unless they are operated in an enclosed space (eg within a basement) having sound attenuation. Prior to the approval of Building Works, the following additional noise details are required to be supplied and approved by the Manager of Environmental Health: 176.1 The location of mechanical equipment (air conditioners, refrigeration equipment or pool pumps etc) and how they will be installed to comply with Noosa Council’s Local Law No. 12 – Noise Nuisances and the Environmental Protection Regulations 1998. Trade Waste Liquid waste generated by industry, small business and commercial enterprises is referred to as Trade Waste and shall comply with the following: 177.1. A trade waste permit shall be obtained prior to the discharge of trade waste to Council’s sewerage system. 177.2. All trade waste requirements complying with Council’s Trade Waste Policy and including pre-treatment devices, must be shown on hydraulic plans submitted to Council for approval prior to issuing the development permit for building work. 177.3. Vehicular access shall be provided to each grease arrestor and/or pre-treatment device for cleaning and servicing by Council’s contractor, and must allow vehicles to enter and leave the site in a forward direction as per Qantec McWilliam drawing No. 05B320 SK.03 dated April 2006. BUILDING SERVICES Fencing to the swimming pool must comply with the Queensland Building Act 1975 Part 3 (as amended) and Part 5 of Standard Building Regulation 1993 in all respects. Direct access from the dwelling to the pool enclosure is not permitted. Any pool fencing shall be coloured charcoal or dark earthy colours, or non-reflective green or grey glass (or clear glass for the lower level pools). LAND DEVELOPMENT Construction General The Developer shall cause the Principal Contractor to attend a pre-start meeting with the Manager – Land Development prior to commencement of any work on Site. At the pre-start meeting the Principal Contractor is to submit a copy of the Workplace Health and Safety Plan for the Development to Council for Council’s records. The Workplace Health and Safety Plan shall comply with the provisions of the Workplace Health and Safety Regulation 1997. The Principal Contractor and supervising engineer are responsible for compliance with the Workplace Health and Safety Plan. The Developer shall ensure that there is compliance with the Workplace Health & Safety Plan. The Developer shall ensure the following steps are undertaken prior to commencement of any works on Site: The Principal Contractor shall give the Council Inspector seven days notice of intention to commence works. The Principal Contractor or any of its subcontractors shall not undertake any works unless each such contractor has public liability insurance in the sum of $10,000,000 and copies of current public liability insurance policies are submitted to the Council Inspector. The Principal Contractor shall nominate a site representative and give the Council Inspector a telephone number on which the Inspector can reach the site representative any time 24 hours of the day. The site representative shall arrange to meet on-site with the Council Inspector to be informed of Council’s requirements for construction of access. All traffic signage, including that for safety during construction, shall be in accordance with the Manual of Uniform Traffic Control Devices and Department of Transport (Main Roads Division) Roadworks Signing Guide. Construction activities are to be carried out only between 7:00am and 6:00pm Monday to Saturday, with no construction activities on Sundays and public holidays. Construction works for the Site are to be only between the hours of 7:00 am and 6:00 pm Monday to Saturday, and not on Sundays and public holidays. Access to the Site for the purposes of heavy construction vehicles is to be only between these hours and queuing of heavy construction vehicles is not to occur in Viewland Drive prior to 7:00am. Works are to be carried out in accordance with the EMP so as to prevent or minimise: dust nuisance to residents in the vicinity; transfer of dirt and debris on to existing roads; and excessive noise. Attenuation of construction noise is to be provided in accordance with the following measures: site layout devised to maximise distances to adjoining residences; noisy equipment positioned to make best use of natural attenuation – distance and screening; ‘silenced’ machinery to be specified; and noise mitigation requirements included in all sub-contract specifications. The Developer shall submit to the Council travel routes for the movement of construction vehicles. Minor residential roads shall not be used for the movement of construction vehicles. Construction vehicles must not use Morwong Drive. The Developer is advised that there is a 9 tonne load limit on Park Road and the Developer shall ensure that its contractors and employees are informed accordingly. The Developer must, promptly after written request by the Council, carry out any necessary rectification works, at the Developer’s cost, on roads in the vicinity of the Site where it can be reasonably demonstrated that such roads have been damaged by construction vehicles involved in carrying out the Development. There shall be no pile driving on Site. There shall be no diesel powered crane structures erected or used on Site other than mobile cranes. There shall be no encroachment into the 10 metre creek setback zone. This requires that no construction works can occur in this 10 metre setback, for example no batters, no excavations, no pipelines, no silt fences or sediment controls, no diversion drains, no foundations, no retaining walls, no scaffolding, no access for construction etc are permitted within the 10 metre setback, except for the three stormwater outlets as shown on Drawing No. 05B320 SK.15 Issue A titled “Proposed Stormwater Headwall Layout Plan” dated April 2006 and prepared by Qantec McWilliam. The construction works required to construct these outlets will be minimised and shall be contained within a 6 metre wide corridor. Construction Sequencing A Construction Sequencing Management Plan shall be submitted in conjunction with an Operational Works application for civil works. The report shall detail each stage required to construct the proposed civil works and methods of stabilisation and erosion controls to ensure that sediments do not enter the intermittent creek and Noosa Sound. This management plan shall be prepared in conjunction with operational works drawings which shall reflect the civil works staging. The plan shall also include detailed erosion and sediment control staging plans, to be submitted with Operational Works application. Building works shall not commence until services, one coat primer seal on roadways, building platforms and retaining walls are completed and stabilised. These works shall be stabilised with turf or hydromulch in high risk area, grass seeding with 80% cover in low risk areas and with mulch or geotextile in areas that will be disturbed during building works. The applicant shall submit with the sediment and erosion control plans, details of the various risk areas across the site and associated methods of stabilisation for those differing risk areas. The construction sequences are to be more or less sequential, although the construction period of some of the elements may overlap and there may be advance works which are common to all sequences and to the various separate components of the Development. At all times the sequencing of construction and building works shall ensure that any areas that will be exposed for more than 10 business days shall be stabilised. Erosion and sediment control measures must be maintained for each stage and are of prime importance and shall be established prior to any other works being undertaken. Sediment and Erosion Control Plan A detailed staged Sediment and Erosion Control Management Plan shall be prepared specifically for the resort site by a Registered Professional Engineer of Queensland, having proper regard to the Environmental Values of the Site and requirements of the EMP and shall be submitted in conjunction with an Operational Works application for approval by the manager Land Development. The management plan shall detail at a minimum, the following: Staging of erosion and sediment control measures; Sizing of sediment basins and control measures; Clean water diversion provision around construction activity zones on- site; Locations of all interceptor drains and cut-off drains; Rehabilitation and remediation requirements; and Contingency plans. Sediment and erosion control plans shall be prepared in conjunction with the Sediment and Erosion Control Management Plan, to the reasonable satisfaction of the Manager – Land Development and in accordance with the Institution of Engineers Australia ‘Engineering Guidelines for Queensland Soil and Sediment Control’ (June 1996) and in particular using Checklist No. 3 from that document. The sediment and erosion control plans shall cover all stages of the resort development (during the construction, establishment and operational phases) including rehabilitation and remediation of the resort site. These plans are to be submitted to Council in conjunction with Operational Works application. Sediment basins and their batters and outlets for the site shall be located outside the 10 metre setback to the intermittent creek and with ARI 5 year piping to the intermittent creek. The Developer shall not commence any development on the resort site until the Sediment and Erosion Control Plan is approved by the Manager – Land Development. The Developer shall not commence any development on the resort site until the staged sediment and erosion control is in place as indicated in the approved staged sediment and erosion control plans. The Developer may amend the Sediment and Erosion Control Management Plan only with the prior written approval of the Manager – Land Development, which is not to be unreasonably withheld. The staged sediment and erosion control plans must have regard to the objective of minimising the transport of nutrients and sediment from the Site and providing pollution control measures which deliver an acceptable level of safety and health risks for the owner and occupiers of Lot 27 and the environment on Lot 27. Sediment runoff from site disturbance during revegetation is to be monitored and localised effects are to be mitigated by use of a range of techniques including; additional mulching; spraying of disturbed areas with chemical binders or soil stabilisers; placement of jute mesh and other protective coatings on disturbed areas; and use of sediment fences down slope of revegetated areas. The Development is not to restrict the natural flow of water in the southern intermittent creek running from the Site into Lot 27 or adversely affect its quality. The Development is not to cause flooding from the southern intermittent creek onto Lot 27 or erosion of the bed or banks of the intermittent creek. Stormwater Management All stormwater drainage shall be collected on site and discharged so there is no worsening off- site during critical events. That is there shall be no net increase in the peak stormwater flows from all events, being Q1 to Q100 critical design events. Stormwater drainage permitted to drain from the site shall be discharged to the intermittent creek to protected outlets to ensure no scour occurs. Stormwater drainage shall be designed in accordance with Water Sensitive Design Principles and stormwater flows shall be dispersed as much as possible, without increasing risks of scour to the riparian buffer or creek. Roof runoff from any of the villas and other central buildings shall be directed to a rainwater storage system or tank (minimum storage 3000 litres per villa and for other uses minimum storage calculated using 12 litres/m2 of roof area) that is installed to ensure water from the tank can be used for external uses (such as watering gardens, irrigation, ornamental ponds, water features, topping-up swimming pools, outdoor cleaning, etc) and for use in flushing of toilets internal to the dwellings and buildings. All rainwater tanks are to be designed and installed in accordance with the Queensland Development Code (QDC), Part 25 – Rainwater Tanks, and shall be part of the plumbing application in conjunction with the building approval. The location and capacity of the tanks shall be clearly shown on the plans submitted for Building Works approval and any overflow shall be directed to the stormwater drainage system. The applicant shall submit an analysis of water supply reliability for internal reuse of collected rainwater on the site with an application for Plumbing Works. This shall assess the requirements for dual plumbing to enable rainwater to be used for toilet flushing. To ensure that polluted run-off does not enter the Noosa River, stormwater run-off from the carparking areas and the driveways shall have the first flush (the first 12 mm of rainfall or hose-down) collected in a grease/oil arrestor provided on site prior to being permitted to discharge into Council’s drainage system. All other clean stormwater, such as roof water, can be collected on site and discharged through a single underground drain line directly into the existing drainage system, bypassing the grease/oil arrestor. To this end, a detailed maintenance plan shall be prepared for the proposed grease/oil arrestors, which shall be submitted to the Council for approval prior to obtaining a Development Permit for Operational Works. The approved maintenance plan shall be incorporated in the Community Management Scheme for the development and a copy of this shall be provided for Council’s records prior to commencement of the approved Use. A Development Permit for Building Works shall not be granted until a Development Permit for Operational Works has been issued in regard to the drainage scheme. All site stormwater drainage shall be by means of a gravity system. All stormwater drainage lines including inter-allotment drainage shall be inspected by closed circuit television (CCTV) prior to commencement of the approved Use. CCTV inspection will be carried out by Council's CCTV contractor and arranged by Council following satisfactory completion of construction works. The developer will be responsible for the full cost of CCTV inspection, including any additional inspection necessary following defect identification and rectification. This charge is payable prior to the issue of Operational Works approval and will be determined on the unit rate basis current at the time of approval. Stormwater Management Plan A Stormwater Management Plan generally in accordance with the “Viridian Noosa Hydrology and Stormwater Management Plan” dated 30 August 2006 and prepared by WBM Pty Ltd shall be submitted in conjunction with any Operational Works Applications for the site. The plan shall include details of an appropriate stormwater treatment system to achieve the water quality objectives and shall provide plans showing that all works are located outside the 10 metre buffer to the intermittent creek. The Developer shall not commence any development on Site until the Manager – Land Development, approves the Stormwater Management Plan. The Developer may amend the stormwater management plans only with the prior written approval of the Manager – Land Development, which is not to be unreasonably withheld. The stormwater management plan shall take into account matters specified in section 19.4 of the Environmental Protection (Water) Policy 1997. Key water quality objectives to be reflected in the stormwater management plan are the protection of aquatic ecosystems in both the intermittent creek draining the site and within the receiving waters and the Noosa River, as well as primary contact recreational standards within the receiving waters. This plan shall ensure the following water quality objectives are achieved prior to water exiting the stormwater system and entering the 10 metre buffer zone during construction and operational phases of the development: Suspended Solids < 50mg/L pH = 6.5 to 8.5 and during operational phase of the development Total Phosphorous and Total Nitrogen reduced as per the requirement of the “Water Sensitive Urban Design – Developing Design Objectives for water sensitive urban development in South East Queensland” Version 1 – 12 October 2006 details in its Table 2.1 The stormwater management plan for the entire Site shall address: Construction, establishment and operational phases. For the establishment and operational phases for the Resort, at least two per year event and three monthly campaign based water quality monitoring for: Total Nitrogen Total Phosphorus Suspended Solids & Turbidity pH Salinity Temperature Dissolved Oxygen Trash & gross pollutants Algal count and identification (on event basis and following monitoring to ensure remediation is successful) Faecal coliforms The monitoring shall continue for a period of 3 years from completion of the final stage of construction. For the construction phase for the Resort, at least two per year event and monthly campaign based water quality monitoring for: Suspended Solids & Turbidity Temperature Salinity Trash & gross pollutants Dissolved Oxygen In addition to the above, inspections for erosion and deposition, and build up of trash and gross pollutants should be carried out on a weekly basis during the construction period and corrective measures implemented. An operational phase water quality management plan shall be prepared to address basin landscape zone and water treatment device water quality maintenance requirements for stormwater management measures and devices, contingency measures for aquatic plant growth, loss of vegetation in swales and filter strips, pollution response and algal blooms and should include a mosquito management strategy. Responsibilities are to be clearly delineated. Non-compliance with
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