Development Assessment - Internal Referral Response Memo 132001.210363.1

INTERNAL MEMO
Date	17 September 2021	ECM Ref:	132001.210363.1
To:	Maxwell Potter
From:	Diogo Carrico
Subject	Response to Request for Comments / Conditions for Application 132001.210363.1

COMMENTS
Check carparking dimensions in provided plans and if all ok, then no OPW required.
conditions to be included
External Works
External frontage works may be applied to either MCU or REC applications:  XYZ Street must be upgraded for the length of its frontage to the subject site.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
Insert as appropriate: construction of kerb and channelling (OR table drain) and underground stormwater drainage to the development side only
widening and sealing of the existing road pavement to XYZ metres
(Note: footpath requirements to sit under ‘Pedestrian and Bicycle Facilities’ heading)  construction of a pedestrian footpath in accordance with the conditions of this Decision Notice
removal of the existing XYZ property access and reinstatement of the kerb, footpath and verge area to match the balance of the site frontage, including the provision of topsoil and turf where the existing verge is grassed
truncation of the existing property boundary…XYZ
relocation/reinstatement of existing on-street parking bays…XYZ property in a manner that does not disadvantage that property by XYZ (inster site specific details)
installation of XYZ street lighting
(Note: undergrounding requirements to sit under ‘Undergrounding of Existing Overhead Powerlines’ heading). relocation of the existing overhead electricity to an underground alignment in accordance with the conditions of this Decision Notice.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
External intersection upgrades may be applied to either MCU or REC applications:  A new intersection must be constructed joining XYZ (external road) with XYZ (new road or another external road). The works must be undertaken in accordance with an Operational Works approval and XYZ (state any standards if they are not already triggered captured in the planning scheme eg. Austroads Part 4A: Signalised and Unsignalised Intersections), and must include in particular:
Insert as appropriate:  establishment of a XYZ type intersection with vehicle priority maintained (OR provided) to XYZ Street
provision of sight distances adequate for the design speed of the road
provision of XYZ metre wide through lanes on XYZ Street, inclusive of a continuous XYZ metre wide cycle lane to match existing in both directions
relocation of the existing footpath, services and property accesses
retention of all existing parking facilities on the XYZ side of XYZ Street
truncation of the subject site and dedication to road reserve where necessary to provide adequate space for all required road works and utility services.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
Site Access and Driveways
Generally applies to MCU applications:  A sealed access driveway must be provided from XYZ Street to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
XYZ (eg. Council standard drawings RS-049 and RS-050 (house or duplex) or RS-051 (multiple dwellings or commercial/industrial) or RS-056 (rural type with no kerb))  a driveway crossover in accordance with XYZ
(add details where vehicle queuing/passing is required etc).  a driveway width of XYZ metres, extending to a minimum width of XYZ metres at XYZ
Where involving a ramp to a basement, etc: suitable safety measures, including warning signage, to improve driver awareness of pedestrians and enhance pedestrian safety. Warning signage must be provided near the exit ramp from the underground parking area to warn motorists of pedestrian movement along the frontage street
Where a hatchet lot: a sealed driveway XYZ metres wide for the full length of the access handle, including passing bays and underground service conduits for all utility services.
Add where a state-controlled road: Approval from the Department of Transport and Main Roads for the final design of the site access and driveway works must be submitted in writing to Council prior to the issue of any Development Permit for Operational Works.
New Roads
Conditions within the New Roads section will generally only apply to REC but may be adapted to suit an MCU as applicable: The new roads shown on the Approved Plans must be constructed in accordance with the conditions of this Decision Notice and dedicated as road reserve at no cost to Council.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
For multiple roads include all requirements in a single condition, grouping requirements for similar roads in the hierarchy:  New road/s XYZ and XYZ as shown on the Approved Plans must be constructed. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
Insert as appropriate: a reserve width of XYZ metres Add for multiple roads: for Road/s XYZ, and XYZ metres for Road/s XYZ
sealing, kerbing and channelling
Add the first clause for multiple roads  (eg. Queensland Streets OR IPWEAQ Drawing No. XYZ OR Planning Scheme Policy PSP6 Engineering Design Standards for roads XYZ, a cross-section profile matching that of a XYZ (eg. Collector Street) in accordance with XYZ
Delete unless required for multiple roads  (eg. Queensland Streets OR IPWEAQ Drawing No. XYZ OR Planning Scheme Policy PSP6 – Engineering Design Standards in accordance with XYZ
(Note: footpath requirements to sit under ‘Pedestrian and Bicycle Facilities’ heading)  construction of pedestrian footpaths in accordance with the conditions of this Decision Notice
Add where appropriate:  provision of on-street carparking, including XYZ metre wide indented on-street parking bays and associated road reserve to accommodate all indented bays
(where appropriate, stipulate the type of lighting required) installation of street lighting
Add the first clause for multiple roads:  for Road/s XYZ, termination in a cul-de-sac with a circular turning area of sufficient size to accommodate the single forward motion turn of a Waste Collection Vehicle (WCV) clear of private driveways on-street parking and speed control devices.
Add the first clause for multiple roads:  For Road/s XYZ, termination in a turning area of sufficient size to accommodate the 3-point turn manoeuvre of a Waste Collection Vehicle (WCV) clear of private driveways on-street parking and speed control devices.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
Insert as appropriate:  A new intersection must be constructed joining XYZ (new road) with XYZ (another new road). The works must be undertaken in accordance with an Operational Works approval and XYZ (state any standards if they are not already triggered captured in the planning scheme eg. Austroads Part 4A Unsignalised and Signalised Intersections), and must include in particular:
establishment of a XYZ type intersection with vehicle priority maintained (OR provided to) XYZ Street
XYZ…
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
For staged subdivisions involving incomplete road ends (as appropriate):  A temporary sealed turnaround facility must be constructed at the end of each road (OR new road XYZ) left temporarily incomplete as a result of the development staging. The temporary turnaround facility/ies must be in accordance with an Operational Works approval must be of sufficient size to accommodate the 3-point turn manoeuvre of a Waste Collection Vehicle (WCV).
Add for community title scheme subdivisions only:  Clearly visible pavement changes must be constructed at the threshold of the internal road which clearly demarcates the transition from the public road system to the private community title scheme land. The length of the change in pavement must not be less than 12 metres so that it is not mistaken for a pedestrian crossing. The applicant must arrange certification by a Licensed Surveyor that the pavement changes accurately demarcate the boundaries of the public and private land.
Clearly visible signage must be erected at the threshold of the internal road, which clearly indicates to motorists and pedestrians that they are entering a private road system.
Property Access and Driveways
REC - For hatchet/rear access lots, and lots where the road formation and topography would prevent a future landowner from constructing a standard complying driveway:  A residential driveway must be constructed to Lot/s XYZ. The works must be undertaken in accordance with an Operational Works approval.
REC - Where the driveway location must be fixed because there is potential conflict with indented parking, concrete bin pads, proximate intersections or sight distances: The residential driveway to Lot/s XYZ must be constructed to ensure that the indented parking bays are not affected by future dwellings OR the concrete bin pad is not affected by future dwellings OR maximum sight distances can be achieved OR maximum separation from the intersection can be achieved. The works must be undertaken in accordance with an Operational Works approval and XYZ (state any standards if they are not already triggered captured in the planning scheme eg. IPWEAQ standard drawing RS-049 and RS-050).  Add where appropriate: The location of the driveway/s must be as shown on the Approved Plans OR XYZ.
Vehicle access to Lots XYZ is limited to the constructed driveway only.  A clause must be included in the contract of sale for Lots XYZ which requires vehicle access to be from the constructed driveway only, and which prohibits the driveway from being relocated without Council agreement.
REC or MCU - Where a lot has two frontages and vehicle access must be limited to one of those frontages: Vehicle access to Lots XYZ is limited to XYZ Street (frontage 1) only.  Add for REC applications only: A clause must be included in the contract of sale for Lots XYZ which prohibits vehicle access being taken from XYZ Street (frontage 2).
Concrete Bin Pad
Where not already included by Environmental Health.  Applies to REC applications where a group of lots gain access from a narrow driveway:  A concrete bin pad for Lot/s XYZ must be constructed on the kerbside of XYZ Road (OR new road XYZ), located proximate to the lot/s it serve/s (OR (eg.) in front of the northern-most corner of Lot XYZ).  The bin pad must be in accordance with an Operational Work approval and sufficiently sized to wholly accommodate XYZ (eg. 4 - min 2 for each lot) wheelie bins.
Car Parking
Generally applies only to MCU applications (Engineer to include conditions but Planner to complete the required number of spaces). Specific design/dimension requirements may be added if not already shown on the plan or dealt with through a plan amendment: A minimum of XYZ car parking spaces must be provided and marked on the site  Add for commercial and industrial development:, and made available and accessible at all times while the use is open for business. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
For residential development: XYZ visitor parking spaces within the total, which are clearly marked for that purpose and accessible at all times for visitor use
For commercial development: XYZ staff parking spaces within the total, which are clearly marked for that purpose
For commercial development if appropriate  pedestrian routes in accordance with the conditions of this Decision Notice (Note: pedestrian route requirements to sit under ‘Pedestrian and Bicycle Facilities’ heading)
Add for commercial if not already included in planning conditions: provision of vandal resistant public lighting with intensities to satisfy the requirements of Australian Standard AS1158: Public Lighting Code
For all applications: XYZ disabled parking space/s within the total
For all applications: dimensions, crossfalls and gradients in accordance with Australian Standard AS2890: Parking Facilities
For mixed use developments and other developments where the location of customer/visitor parking is not obvious All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Directional signage must be provided to direct visitors and customers to the car parking spaces provided on site.
Security Access to Carpark
For developments involving gated underground carparks and where the plans don't already show security gates with sufficient queuing:  Where access to the carpark is proposed to be restricted by a security gate, provision must be made for queuing of vehicles clear of the roadway while waiting for the security gate to open.
For mixed use developments where public parking is provided within the building:  Where a secure carpark services a commercial use on the site, the security gate must remain open at all times while commercial uses on the site are open for business. The requirements of this condition must be included in the Community Management Statement for any body corporate for the subject site.
Paving Treatment of Vehicle Movement Areas
Alternative materials, patterns, or threshold treatments must be used to articulate the pavement treatment of vehicle movement areas.
Service Vehicles
Generally applies only to MCU applications.  Specific design/dimension requirements may be added if not already shown on the plan or dealt with through a plan amendment: Service vehicle parking, manoeuvring and standing spaces must be provided on the site. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
XYZ van spaces
XYZ MRV spaces
regular access for a Van
occasional access for a LRV
etc.
Pedestrian and Bicycle Facilities
The following condition applies to REC applications: Pedestrian and bicycle facilities must be provided for the development.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
Insert as appropriate: a XYZ metre wide footpath within the road verge for the entire length of the site’s frontage to XYZ Street
a XYZ metre wide footpath along one side (OR (eg.) the southern side) of Road 1 and Road 2 (etc)
a XYZ metre wide footpath from XYZ to XYZ
the resealing of the existing asphalt path fronting the development.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
The following condition applies to MCU applications (Engineer to include condition and nominate path widths but Planner to complete the required number of bike spaces and lockers): Pedestrian and bicycle facilities must be provided for the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
Where applicable and appropriate: a XYZ metre wide concrete footpath within the road verge for the entire length of the site’s frontage to XYZ Street
a XYZ metre wide concrete footpath from XYZ to XYZ
pedestrian pathways between the proposed car parking area and the building/s.  Note: For large carparks, specify that dedicated walkways between parking bays and aisles are required
adequate separation of all specific pedestrian routes from vehicle access and manoeuvring areas, and clear demarcation by pavement marking, signposts or changes in surface materials or levels
signage and lighting at strategic locations to direct people to building entries and public toilet facilities
pedestrian refuge areas at strategic locations within the carpark to ensure safe and convenient congregating of pedestrians waiting to cross major access driveways
a total of XYZ class XYZ bicycle parking spaces
For commercial development other than office buildings and shopping centres over 2000m2 (which are covered by the QDC):  end of trip facilities involving XYZ lockers, XYZ male and female showers and change rooms.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
Stormwater Drainage
Note: Stormwater Drainage Conditions will normally be applied by Engineering Assessment.  Stormwater Quality and Flooding issues will be part of a Hydraulics & Water Quality referral.
Option 1: For most developments: The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with an Operational Works approval and XYZ (state any standards if they are not already triggered or captured in the planning scheme eg. the Queensland Urban Drainage Manual), and must include in particular:
Where appropriate: the works shown on the Approved Plans OR the works described in section XYZ of the XYZ report (insert the report’s name only) listed in this Decision Notice Add where necessary: , with the exception of the following:
XYZ…(describe unsatisfactory aspects of the report)
Add where site specific details are known and need to be specifically prescribed: collection and discharge of stormwater to XYZ (insert details) Add for REC where applicable: , including the provision of Level XYZ interallotment drainage and/or provision of kerb adapters for all new lots
extension of the site stormwater system to accommodate stormwater from XYZ external to the site, including registration of drainage easements.
cut off drains at XYZ (insert location and any details)
Optional - add only where it is determined to be reasonably achievable:  the use of gravity stormwater drainage and not surcharge pits.
Condition <insert number> is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
OR
Condition <insert number> is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
OR Option 2: For rural or rural residential developments and those not requiring works for OPW assessment: Stormwater runoff from the development must be disposed of on-site without causing scour or damage to the subject site or any adjoining property.
Services
For all REC applications but may include for other development where applicable: Underground (delete “Underground” if not urban or for development of less than 5 lots) reticulated electricity and telecommunication services must be provided to each lot in accordance with an approval for Operational Works and the standards and requirements of the relevant service provider.
For all applications: Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers (Energex, NBN and Unitywater Engineer to determine if Unitywater is applicable) which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Undergrounding of Existing Overhead Powerlines
(Note: include this requirement when envisaged as part of an overall intent for undergrounding within a precinct or otherwise when considered appropriate at engineering officer’s discretion). The existing overhead electricity reticulation across the XYZ frontage/s of the site, and through the centre of the site, must be placed underground. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
placement on Council’s standard alignment as shown on Standard Drawings SEQ R-100 and R-101
XYZ
Easements
To prescribe a specific easement to Council  for a specific purpose within the site: AND/OR To prescribe a specific easement to Council  for a specific purpose over land external to the site (eg downstream properties) An XYZ metre wide easement for XYZ purposes must be registered against the title/s of the property/ies in favour of XYZ over the land area defined by/located at XYZ on the subject site OR over the proposed easement identified on the Approved Plans.
AND/OR To prescribe a specific easement to Council  for a specific purpose over land external to the site (eg downstream properties)
An easement for drainage purposes must be registered in favour of Council against the title of all lots (nominally Lot XYZ SPXYZ) which convey stormwater from the development to XYZ. The easement must be a minimum XYZ metre wide but of sufficient width to fully contain the 1 in 100 year ARI flows from the local catchment encompassing the development. The easement must be granted prior to the commencement of any works associated with this approval.
AND/OR General easement condition: Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
Applicable to all easements: All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Geotechnical Stability Add for REC: - Subdivisional Requirements
MCU Option 1: Where a Geotechnical Report will become a Referenced Document: All works must be carried out in accordance with the recommendations contained in section XYZ of the XYZ report (insert the report’s name only) listed within this Decision Notice Add where necessary: , with the exception of the following:
XYZ…(describe unsatisfactory aspects of the report)
Add if post approval amendments are also required (see internal guideline): The report must be resubmitted to Council incorporating the above amendments prior to the issue of any Development Permit for Operational Works*.
*(Refer to Advisory Note)
OR MCU Option 2: Where a Geotechnical Report will be required for the OPW  assessment: All works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through an Operational Works approval.
*(Refer to Advisory Note)
REC Option 1: Where a Geotechnical Report will become a Referenced Document: All subdivisional works must be carried out in accordance with the recommendations contained in section XYZ of the XYZ report (insert the report’s name only) listed within this Decision Notice Add where necessary: , with the exception of the following:
XYZ…(describe unsatisfactory aspects of the report)
Add if post approval amendments are also required (see internal guideline): The report must be resubmitted to Council incorporating the above amendments prior to the issue of any Development Permit for Operational Works*.
*(Refer to Advisory Note)
Add to REC Option 1 where a Geotechnical Report will become a Reference Document, but it does not contain dwelling siting or construction techniques and the site is in a higher risk area or know problem area: A site-specific geotechnical investigation for each approved lot must be prepared by a qualified person* and submitted to Council prior to the issue of any Development Permit for Operational Works.  Each site-specific investigation report must identify the building foundation requirements and stability considerations necessary for each future dwelling (and their associated ancillary structures) to maintain the stability of those dwellings for the long term. Add where appropriate: Each site-specific investigation report must include a certificate of stability which certifies, verbatim, that: “the lot is stable, can be safely built upon, and has a factor of safety in excess of 1.5, both to the development and in the long term.”
*(Refer to Advisory Note)
OR REC Option 2: Where a Geotechnical Report will be required for the OPW assessment All subdivisional works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through an Operational Works approval.  Add the following for higher risk areas or known problem areas: The Geotechnical Report must include a site-specific geotechnical investigation for each approved lot which identifies the building foundation requirements and stability considerations necessary for each future dwelling (and their associated ancillary structures) to maintain the stability of those dwellings for the long term.  Add where appropriate: Each site-specific investigation report must include a certificate of stability which certifies, verbatim, that: “the lot is stable, can be safely built upon, and has a factor of safety in excess of 1.5, both prior to the development and in the long term”
*(Refer to advisory Note)
REC Only - Where the approval requires later Geotechnical Report/s to be prepared (eg. a site specific report for each lot) which would follow on from any Geotechnical Report made a Referenced Document to this approval: The/all subsequent Geotechnical Report/s must certify that the report authors have reviewed and read the XYZ report (insert the report’s name only) listed within this Decision Notice.
MCU - Certification condition for Noosa applications: Certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the recommendations contained in section XYZ of the XYZ report (insert the report’s name only) listed within this Decision Notice, OR the Geotechnical Report for the development (for applications where the Geotechnical report will be required for the OPW assessment), and that the development has a minimum factor of safety against landslip of 1.5 in the long term.
*(Refer to advisory Note)
REC - Certification condition for Noosa applications: Certification must be submitted to Council from a qualified person* which certifies that:
(for applications where the Geotechnical report will be required through the OPW application) the subdivisional works have been constructed in accordance with the recommendations contained in section XYZ of the XYZ report (insert the report’s name only) listed within this Decision Notice OR the Geotechnical Report for the development (for applications where the Geotechnical report will be required for the OPW assessment)
the subdivisional works are stable and will remain so over the long term
a stable building area exists on each lot and will remain stable over the design life of a dwelling for the long term  Add where appropriate: , and each lot has a minimum factor of safety against landslip of 1.5 in the long term.
stable driveway crossovers / driveways and services can be constructed to service each lot in accordance XYZ (eg. IPWEAQ standard drawing SEQ R-050)
each roadway cutting or fill can be retained or treated to maintain its long-term stability
all necessary services (water mains, stormwater drains and sewer lines and the like) can be installed within the natural slopes or fills without detrimentally affecting the long-term stability of the natural or altered slopes
the proposed road works, services and house development earthworks will not adversely interfere with the natural seepage of water from the slopes
the proposed works, including provision of services, will not adversely affect the stability of the stable building areas
Where applicable: all necessary sub-surface drainage channels which are required to maintain geological stability are located within common property for the community title scheme
that there will not be any settlement or adverse impact with regards to ground movement to any surrounding properties
the works have a minimum factor of safety against landslip of 1.5 in the long term.
*(Refer to advisory Note)
REC - Where dwelling siting or construction techniques are required by an approved Geotechnical Report, or likely to be required by subsequent Geotechnical Reports: A geotechnical covenant must be registered against the title of each approved lot pursuant to Section 97A of the Land Title Act 1994. The covenant document and a survey plan must be lodged with Council for endorsement prior to submission with the relevant titles authority for registration of title. The covenant document must include Noosa Council as Covenantee and include the following words:
“For the purpose of the preservation of the allotment and any building to be constructed on the allotment so that it may be used for residential purposes without risk of subterranean soil movement that could render the allotment unfit for residential use:
all buildings must be sited and/or constructed in accordance with the recommendations contained in section XYZ of the geotechnical report attached to Council Approval RECXYZ, and any subsequent geotechnical report relating specifically to the allotment
prior to any Development Approval for building works and associated earthworks for the allotment, the owner must obtain certification from a registered professional engineer experienced in geotechnical investigation stating that the proposed works are appropriate to the site
prior to undertaking earthworks on the proposed lot not being associated with (b) above, the allotment owner must be responsible for obtaining certification from a registered professional engineer experienced in geotechnical investigation stating that the proposed works are appropriate to the site
the certification described in (b) and (c) above must make due reference to the reports referred to in (a) above
this covenant is made under section 97A(3)(a) and (b) in favour of Noosa Council of the Land Titles Act 1994”
Geotechnical Stability - Future Dwelling Requirements
REC - Option 1: Where a Geotechnical Report will become a Referenced Document and it contains building siting or construction techniques for future dwellings: All future dwellings on the approved lots must be sited and/or constructed in accordance with the recommendations contained in section XYZ of the XYZ report (insert the report’s name only) listed within this Decision Notice, unless varied by a site specific investigation for a particular house lot.
Add to Option 1 where building envelopes have been required and depicted on the Approved Plans: All future dwellings on the approved lots must be sited within the building envelopes shown on the Approved Plans.
OR
REC - Option 2: Where a Geotechnical Report will be required through the OPW application: All future dwellings on the approved lots must be sited and constructed in accordance with any building siting and construction recommendations contained within the Geotechnical Report for the development.
Earthworks and Retaining Walls
MCU and REC - Option 1: Where earthworks are proposed and there will be a later OPW approval: All fill and associated batters must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
MCU and REC - Option 2: Where earthworks are proposed and there will not be a later OPW approval:  All fill and associated batters must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council. All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
Add to Option 2:  Where the development involves excavation or filling over, or adjacent to, drainage, water supply or sewerage infrastructure, all access chamber surface levels must be adjusted to provide a freeboard of 100mm above the finished ground surface level.
MCU and REC - Only apply where it is likely that retaining walls could be over 1m in height: All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.
Damage to Services and Assets
For all MCU and REC applications where there will be no later OPW approval, otherwise delete Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.
ADVISORY NOTES:
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid.
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
Resubmission of Amended Documents Required
Where post-approval amendments are required to a Referenced Document (see internal guideline): The conditions of this Decision Notice require resubmission of the referenced XYZ (eg. geotechnical report) to Council with amendments.  Please address the amended document/s to Council’s Development Assessment Branch with the Reference No. MCUXYZ OR RECXYZ, separate to any Operational Works application. To avoid delays and assessment issues with the Operational Works application, it is recommended the document/s be resubmitted prior to lodgement of any Operational Works application. Should the amended document/s not be submitted, the applicant is advised that a Preliminary Approval may be issued in lieu of a Development Permit.
Qualified Person
Add only if referred to in the conditions: For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Preparation of a Preliminary Construction Management Plan
For minor projects, use the following: A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
XYZ… (insert site specific issues)
appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD)
provision for safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased.
OR
For major projects
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased
proposed fencing to the site during the construction phase of the development
approval of the Traffic Management Control Plan by the Department of Transport and Main Roads (DTMR) for any works on State controlled roads
provision for worker car parking
maintenance and protection of water quality and existing drainage lines through the construction site, through the implementation of appropriate erosion and sediment control measures
works programme identifying key components of the works and their respective durations
establishment of a communication protocol with the general public, adjoining owners, emergency services and local businesses to advise of agreed construction times, impacts on traffic, services and other relevant issues.
Include a post out to the local residents and businesses advising of the proposed development, the expected time frames and the site contact details.
Include signage in prominent locations on the boundaries of the site advising of the proposed development, the expected time frames and the site contact details.
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
For haulage operations involving significant volumes of fill material or excavated material being transported onto or off the site: details on the location of external fill sites/sources, the haulage route, type of vehicle to be utilised during filling operations and frequency of usage. NB any damage to the existing road system as a result of haulage operations shall be fully repaired at the applicant’s expense
Always include the following statement it is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
Community Title Scheme - Private Infrastructure
REC - Include for community title scheme subdivisions All private infrastructure for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority

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ee) NOOSA COUNCIL