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Referral Agency Response - Minor Change - RAP20 0003 01 [As Published] · RAP20/0003.01
Officer: Jada Lyons
Direct Telephone: 07 5329 6527
Our Reference: RAP20/0003.01
Your Reference: n/a
27 April 2023
JA Osborne & SD MacLean
C/- SD MacLean, JA Osborne
PO BOX 986
NOOSA HEADS QLD 4567
[email protected]
Dear Sir/Madam,
Referral Agency Response – Minor Change
Planning Act 2016
I refer to your application received on 7 September 2022, requesting a minor change to the
referral agency response. Council has decided your requested changes. Details are as
follows:
1. APPLICATION DETAILS
Application No. RAP20/0003.01
Street Address: 2 Kareela Ave Noosa Heads Qld 4567
Real Property Description: Lot 1 N 21830
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. DECISION DETAILS
A referral agency response was issued on 5 May 2020
• Concurrence Agency Response for Development Permit for Building Works (Detached
House)
In relation to the request to make a minor change to the referral agency response, Council
on 20 April 2023, decided to approve the requested changes. The changes are detailed
below:
A. Approve the change.
B. Amend conditions 2 and 22.
3. CONCURRENCE AGENCY CONDITIONS
PLANNING
When Conditions must be Complied With
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
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Document Set ID: 22383616
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1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the use
continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
SD1.01 F Site Plan prepared by Tim Ditchfield 04/03/2020
Architects (as annotated by Council)
SD1.02 F Existing Building Overlay prepared by 04/03/2020
Tim Ditchfield Architects
SD1.03 F Site Plan showing trees to be retained/ 04/03/2020
removed prepared by Tim Ditchfield
Architects (as annotated by Council)
SD2.01 F Lower Ground Floor Plan prepared by 04/03/2020
Tim Ditchfield Architects
SD2.02 F Upper Ground Floor Plan prepared by 04/03/2020
Tim Ditchfield Architects
SD2.03 E First Floor Plan prepared by Tim 04/02/2020
Ditchfield Architects
SD3.01 F Elevations North prepared by Tim 04/03/2020
Ditchfield Architects
SD3.02 F Elevations East prepared by Tim 04/03/2020
Ditchfield Architects
SD3.03 F South Elevation prepared by Tim 04/03/2020
Ditchfield Architects (as annotated by
Council)
SD3.04 F West Elevation prepared by Tim 04/03/2020
Ditchfield Architects
SD4.01 F Sections A, B prepared by Tim Ditchfield 04/03/2020
Architects
SD4.02 F Sections C, 01 prepared by Tim 04/03/2020
Ditchfield Architects
SD4.03 F Section 01 prepared by Tim Ditchfield 04/03/2020
Architects
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20316Det - Detail Survey of Part of Lot 1 on N21830 04/03/2020
2 Kareela Avenue Noosa Heads
prepared by Noosa Cooloola Land
Surveys Pty Ltd (as annotated by
Council)
29211-SW1.1 D Civil Works: Stormwater Management March 2023
Prepared by SCG Consulting Engineers
29211-SW1.2 D Civil Works: Stormwater Details March 2023
Prepared by SCG Consulting Engineers
Amended Plans
3. The development must be amended in accordance with the following requirements
a. The built form presentation of the southern façade of the detached house must
include variation using a combination of additional colour, texture and contrasting
materials to at least 30% of the wall extending from the eastern extent of the
southern façade to the western edge of the lift well.
b. The existing sewer pipe in the road reserve is to be retained in place as part of a
non-destructive methodology for the sewer realignment to aid in protection of the
existing trees in the road reserve.
4. Amended plans demonstrating compliance with Condition 3 must be lodged with Council
prior to commencement of building works or issue of a Development Permit for
Operational Works (Non-standard Driveway and Crossover) whichever comes first.
Building Height
6. The maximum height of the development must not exceed eight (8) metres above the
finished ground level and the natural ground surface except as varied in the approved
plans relating to:-
(a) the overall height of the building at the north western corner of the first floor is not
more than 9.10m from the finished driveway level as indicated on Dwg. No SD3.04
Rev F prepared by Tim Ditchfield Architects dated 04/02/2020;
7. Certification must be submitted to Council from a Licensed Surveyor which certifies that
the building does not exceed the maximum height requirement of this Decision Notice
prior to issue of a Certificate of Classification.
Currency Period
8. The Currency Period for this development approval lapses if all conditions have not been
complied with prior to the expiry of 4 years from the commencement of this approval,
unless an application to extend the currency period is approved by Council.
Performance Bond
9. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000.00
must be submitted to Council, to secure performance of all conditions of this approval,
prior to commencement of construction. The cash bond or trading bank guarantee will
be returned on performance of the conditions of approval less any costs incurred by
Council in respect of enforcing performance of this permit. Council reserves the right to
call upon the bond or guaranteed sum to effect compliance with conditions.
Landscaping
10. A minimum of 20% of the site must be retained as soft landscaping.
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11. Existing vegetation in the road reserve must be retained in accordance with the
conditions of this approval.
12. Trees to be retained must be protected from clearing or construction activities by:
a. clearly marking vegetation to be retained with flagging tape
b. installing protective fencing around the drip line of the vegetation
c. restricting stockpiling, storage and vehicle parking to those areas which are
already cleared
d. using low impact construction techniques around vegetation.
13. The two trees identified as Euca 0.71515 and Euca 0.51208 on the Noosa Cooloola
Land Surveys drawing 20316Det dated 13/03/2020 must be retained.
14. The alignment of the new sewer line and the decommissioning of the old sewer line must
be undertaken in a manner that avoids any works within the structural root zones (as
defined in AS 4970 -2009) of the two trees identified on the Noosa Cooloola Land
Surveys drawing 20316Det dated 13/03/2020 as, Euca 0.71515 and Euca 0.51208.
15. Any excavation or filling works within the Tree Protection Zone (as defined in AS 4970 -
2009) of the two trees on the Noosa Cooloola Land Surveys drawing 20316Det dated
13/03/2020 identified as Euca 0.71515 and Euca 0.51208 must be supervised by an
AQF Level 5 arborist, whose lawful directions must be adhered to.
16. Landscaping of the site must be in accordance with the Landscape Code, Planning
Scheme Policy 3 (PSP3) Landscaping Plants and Guidelines and must not use
undesirable species, as defined in PSP3.
Public Utilities and Services
17. Any conflict between the approved development works and an existing or proposed
service (eg sewer main) must be referred to the relevant service authority for
determination prior to commencement of works.
18. Any works in proximity to an existing or proposed service (eg sewer main) must be
carried out in consultation and compliance with the requirements and/or approval of the
relevant service authority.
Driveway and Pavement
19. A sealed access driveway and crossover must be provided from the street to carparking
on the site generally in accordance with the approved plans. The works must be
undertaken in accordance with an engineering design and Operational Works approval
and must include/address in particular:
a. A driveway crossover generally in compliance with IPWEA standard drawings RS-
049 and RS-050 with grades in accordance with the relevant requirements of
AS2890.1 and must have profile that ensure that standard vehicles entering or
exiting the site will not bottom down or scrape (the driveway surface or/and the
road pavement).
b. The driveway shall be generally 3.0m wide and must not exceed 4.0m width at the
kerb line.
c. The driveway within the road reserve must be constructed of an approved
pavement type.
d. The works must not adversely impact on existing natural vegetation and trees.
e. The works must include any necessary reinstatement of disturbed vegetation
along the shoulders of the driveway.
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f. All necessary stormwater drainage control measures must be provided so as not
to concentrate stormwater runoff or cause erosion on adjoining lands.
20. Pavement design for privately owned works within the road reserve must be undertaken
in accordance with the relevant standards and must be certified by an RPEQ.
21. All pavements within the road reserve must have a slip resistant surface.
Stormwater Drainage
22. The stormwater drainage from the development must be carried out in accordance with
the approved engineering plans listed in this permit and must include/address but is not
limited to the following:
a. Stormwater runoff from the site due to the development must be discharged from
site in accordance with the relevant requirements of Queensland Urban Drainage
Manual (QUDM) with a particular attention at preventing concentrated stormwater
discharge onto the adjoining park land;
b. The stormwater works must be supervised by suitably qualified RPEQ who
certifies that the completed works are in compliance with this permit, the applicable
standards and best engineering practices; and
c. All stormwater structures must be contained entirely within the subject site unless
written permission from the respective landowner(s) is provided to Council.
23. The development works must not to cause additional ponding of water on any adjoining
lands or concentrate or direct overland flow to an adjoining property.
Geotechnical Stability, Earthworks and Retaining Walls
24. Earthworks and retaining works carried out on site must not affect the structural integrity
of any of the buildings, lands, vegetation, structures and/or utilities services on adjoining
properties. Existing dividing fences that are affected by the works must be replaced
prior to the Building Certifier issuing the Certificate of Classification.
25. All earthworks and retaining works must be undertaken generally in accordance with the
approved plans listed in this permit and must be in compliance with the provisions of
Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential
and Developments; and must be designed, supervised and certified by suitably qualified
experienced RPEQ.
26. All retaining walls must be designed and constructed in accordance with the applicable
standards and guidelines, and must be certified by an RPEQ where exceeding 1.0m in
height. All retaining walls that can be accessible public and exceed 1.0m in height must
be provided with appropriate fall barrier or safety fence.
27. All earthworks, associated batters and retaining structures (both above ground and
below ground) must be contained entirely within the subject site.
28. The construction works of the proposed retaining wall along the property boundaries
must minimise the potential of adverse impact on the survival of the existing trees and
natural vegetation on the adjoining lands and must be in compliance with the
Landscaping conditions of this permit.
29. Prior to the Building Certifier issuing the Certificate of Classification, a certification by
RPEQ must be submitted to Council which certifies that the development has been
constructed in accordance with the conditions of this permit, best engineering practices
and the applicable standards.
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Erosion and Sediment Control
30. Sediment and erosion control measures must be in place prior to works commencing
and for the duration of construction. The site Supervising Engineer is responsible for
ensuring that the sediment and erosion control measures have:
a. Been duly designed by an RPEQ or CPESC and constructed in accordance with
"best practise" methods,
b. Been revised by an RPEQ or CPESC to address the issues raised by changes in
the projected construction schedule and/or methods,
c. Been revised to address predicted rainfall events,
d. Achieve the desired environmental outcomes, and
e. Are maintained until site stabilisation has been established.
Council may request further controls to be installed should the implemented measures
be found inefficient.
31. The developer must ensure non-essential exposure of soil is prevented by restricting the
extent of disturbance and minimising the duration of soil exposure to adverse weather
conditions and effectively turf, cover or stabilise any disturbed area without delay and
prior to rainfall occurring.
32. Sediment must not leave the site or enter onto adjoining properties or Council’s drainage
system due to surface runoff or on tyres of vehicles and/or machinery. It is essential to
implement appropriate approved erosion and sediment control measures throughout the
site during all phases of construction including vehicle shakedown pad/grid (or similar)
at the access to the construction site. Where sediments or other contaminants are
deposited on a road, they must be removed so as not to enter Council’s drainage system
or waterways.
33. Prior to the completion of the development and commencement of use, all site surfaces
must be effectively stabilised using methods which have achieved effective short-term
stabilisation and which will continue to achieve effective stabilisation in the medium to
long-term. For the purpose of this condition, an effectively stabilised surface is defined
as one that does not, or is not likely to result in visible evidence of soil loss caused by
sheet, rill or gully erosion or lead to sedimentation, or lead to water contamination.
Damage to Services and Assets
34. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. Where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. Where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
4. REASONS FOR INCLUSION OF CONDITIONS
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
5. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form
part of the assessment manager conditions:
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Engineering Design
1. Council has undertaken a general audit check of the engineering design in relations to
the proposed works. A detailed check of the calculations and drawings has not been
undertaken, as they have been certified by a RPEQ. The RPEQ bears full responsibility
for all aspects of the engineering design. Council reserves the right to require further
amendments and/or additions at a later date should design errors become apparent.
Environmental Advisory Notes
2. The Environmental Protection Act 1994 states that a person must not carry out any
activity that causes, or is likely to cause, environmental harm unless the person takes
all reasonable and practicable measures to prevent or minimise the harm.
Environmental harm includes environmental nuisance. In this regard persons and
entities, involved in the civil, earthworks, construction and landscaping phases of this
development are to adhere to their ‘general environmental duty’ to minimise the risk of
causing environmental harm.
Erosion and Sediment Control
3. If appropriate ESC measures are not in place or are not satisfactory, “on the spot” fines
may be issued. Such fines can be issued if sediments from the site are found to enter or
have the potential to enter Council’s stormwater system, natural waterways, any
downstream stormwater filtration system or adversely impacting on other properties.
4. Accepted best practice standards include:
a. the Sunshine Coast Regional Council Manual for Erosion and Sediment Control
V1.2 or other superseding document subsequently adopted by Council;
b. Best Practice Erosion and Sediment Control, International Erosion Control
Association (2008)
5. As a general rule, a site is determined to have achieved effective short-term stabilisation
if at the time of the plan sealing inspection:
a. Methods of stabilisation are:
• appropriate for slopes and slope lengths; and
• are consistent with best practice environmental management practices such
as in the Manual for Erosion and Sediment Control or the IECA Manual; and
b. Stormwater runoff from the site is not currently, and is not likely to result in visible
evidence of sedimentation or erosion, or lead to water contamination.
6. FURTHER DEVELOPMENT PERMITS REQUIRED
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Type of Development Permit Required Subject of the Required Development Permit
Development Permit for Operational Works Driveway & Crossover
7. REPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at
any time before the application is decided pursuant to section 30 of the Development
Assessment Rules.
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Yours faithfully,
Jada Lyons
Assistant Development Planner
Enc: Approved Plans/Documents
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Document Set ID: 22383616
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