MCU15/0068 - Delegated Report

DELEGATED REPORT
PLANNING

APPLICATION FOR DEVELOPMENT APPROVAL

Application no:	MCU15/0068
	
Author:	Glen Conforti
	
Project Director:	Glen Conforti
	

APPLICATION DETAILS
Applicant:	Bain & Butt Superfund
Proposal:	Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 - Duplex
Properly Made Date:	17/07/2015
Info Response Received Date:	16/09/2015
Date of Site Visit:	07/2015
Decision Due Date:	15/10/2015

PROPERTY DETAILS
Property Address:	6 Crank St SUNSHINE BEACH  QLD  4567
RP Description:	Lot 431 RP 48112
Land Area:	514m²
Existing Use of Land:	Multiple dwelling (3 units)

STATUTORY DETAILS
SEQRP Designation:	Urban Footprint
Planning Scheme:	The Noosa Plan (16 September 2013)
Locality:	Eastern Beaches
Zone:	Attached Housing
Assessment Type:	Code

PROPOSAL:

The application seeks approval for a duplex consisting of 2 x 3 bedroom units at 6 Crank Street, Sunshine Beach. The units are three storeys with accommodation for 6 vehicles (a car stacker for each unit included) on the lowest level and 1 x 3 bedroom unit on each of the 2 levels above. Figure 1 below is an architectural 3D rendering of the proposed duplex.

Figure 1 - Street 3D view of the proposal

SITE DETAILS:
Site History
An existing multiple dwelling consisting of 3 units was approved in 1989. The units are in poor condition and will be demolished to accommodate the proposal.
Site Description
Site & Locality Description
Road Frontage	Crank Street
Existing Significant Vegetation	No significant vegetation onsite
Topography:	The site has a cross slope of 6m from the south west to north west corner and 8m of slope from the south west corner to the north east corner of the site.
Surrounding Land Uses:	A vacant lot to the north (3 units are approved on the site), multiple dwellings to the south and west. Crank Street is fully developed with unit complexes, except for the vacant site to the north of the site.

Figure 2 - Subject site outlined in purple

STATUTORY ASSESSMENT:

The application has been assessed against the following statutory instruments, including:

the South East Queensland Regional Plan,
any applicable state planning policies,
the state planning regulatory provisions,
any applicable temporary local planning instrument
any applicable master plan and

The application has also been assessed against the planning scheme, including the following applicable codes:

Eastern Beaches Locality Code
Residential Uses Code
Engineering Works Code
Landscaping Code

The site is located in the Attached Housing zone in the Eastern Beaches Locality where Multiple Housing type 2 – duplex is a consistent use and required to follow a code assessable application process.

The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below.

Table 1 below outlines the applicable development parameters for the development.

Table 1 - Development Parameters
Criteria	Planning Scheme	Proposal	Complies
Site Area		512m²	
Population density	8.2 persons max	6.6 persons	
Plot ratio	0.6:1 max. (307.2m²)	0.57:1(292m²)	
Site cover	35% max	35% plus 2% for garage	X
Landscaped open space (proposed pop. X 30m²) Soft landscaping	198m² min min 60% of total (119m²)	282.6m² 78% (222m²)	
Building height storeys metres	3 storeys max 12 metres	3 storeys 12 metres	
Boundary setbacks Frontage (Crank St.) North Side South Side Rear	6m 1st and 2nd storeys & 10m for the 3rd storey 1.5m, 2m & 2.5m 1.5m, 2m & 2.5m 6 metres min	15.6m,8m & 8m for the 3rd storey 2.75m 2.7 metres 4.5 minimum	X X
Carparking	2 covered and 1 visitor	6 covered	
Figure 3
Issue 1- Site Cover
The provisions of The Noosa Plan require that site cover for the Attached Housing zone in Sunshine Beach does not exceed 35%. The proposal is not compliant with this provision due to having a site cover of 37%.

The applicant argues the additional 2% site cover is due to a 10m² garage projection on the lowest level. The upper storeys, which are the bulk of the building and the habitable portion of the development, equate to a compliant site cover of 35%. The non-compliance is minor in nature and it is evident that overdevelopment is not intended. Figure 4 below shows the portion of the garage that project from the building.

Figure 4 - Building protrusion

Given the additional 2% site cover the proposal is assessed against Specific Outcome O6 of the Eastern Beaches Locality Code which is provided below.

Site cover, gross floor area and plot ratio
O6 	The site cover, gross floor area and plot ratio of buildings and other roofed structures—
a) 	results in a building scale that is compatible with surrounding development;
b)	does not present an appearance of excessive bulk to adjacent properties, roads or other areas in the vicinity of the site;
c) 	maximises the retention of existing vegetation and allows soft landscaping between buildings;
d) 	allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and
e) 	facilitates onsite stormwater management and vehicular access.

The majority (95%) of the building complies with the 35% site cover requirement. The non-compliant portion is located on the lowest level and does not adversely add to the scale or bulk of the building. Furthermore, the proposal will not present any additional bulk to adjacent properties given that it’s located on the lowest level and sufficiently setback to allow for landscaping to maintain neighbouring amenity. The proposal is not bulky with a plot ratio less than that permitted. Large bulky unit complexes are established in Crank Street and the surrounding area. Notably the adjoining development to the south has site cover of 39%. Given the nature of surrounding development, the sufficient setbacks and landscape open space it is considered the proposal is compatible with nearby and surrounding development.
.
The proposal meets the outcomes of the locality code for the following reasons:
The proposed development allows ample opportunities for landscaping to be provided between buildings and will not adversely impact on the surrounding residential amenity
The proposal is consistent with the scale and character of the streetscape and surrounding residential development along Crank Street.
Issue 2 - Setbacks
Third storey
The provisions of The Noosa Plan require that a three storey duplex have a front setback of 6m for the first two storeys and 10m for the third storey. The proposal is compliant with this provision for the first storey (15.6m setback) and the second storey (8m setback). However, one third of the third storey does not meet the Probable Solution being setback 8m rather than the required 10m.

The portion protruding into the setback is approximately one third of the width of the building with the balance two thirds of the third storey being setback approximately 11m.

The front setback provisions in relation to the third storey seek to ensure that the visual continuity and pattern of buildings and landscape elements within the street are maintained.

The encroachment, being setback 8m, is a greater setback than both the neighbouring properties and generally commensurate with other unit complexes in Crank Street. There is adequate space between the street frontage and the building for landscaping. Therefore the proposed setback is consistent with the established setbacks in the street.

Rear Setback
The proposal seeks a 4.5m setback the rear boundary. The portion of building encroachment is a saw tooth shape because of the well articulated building and the angle of the rear boundary. The saw tooth shape and boundary setbacks are seen in Figure 5 below.

Figure 5 - Setbacks

The whole building does not encroach into the 6m setback. The building will impede views from the neighbouring rear property, but the building is less than the maximum building height permitted and the proposed setback is unlikely to add to the impediment or adversely affect the view corridors. There is adequate separation between neighbouring buildings which also allows for landscaping to maintain amenity between uses. Notably, the proposed setback is similar to the approved neighbouring development setback to the north. It is considered the proposed rear setback meets the Specific Outcomes of the code and is recommended to be supported.

Engineering
The proposal can be drained into the street drainage system/kerb & channel as the site slopes from the rear to the street frontage. Conditions are included to ensure the stormwater is management in accordance with the Planning Scheme.

Significant excavation is associated with the proposed development to the rear south western corner of the building to allow for a portion of the lower floor level. The applicant has provided supporting material proposing pile works to support unexcavated areas prior to carrying out the earthworks. Conditions are included to ensure the safety of people and property that surround the site.

CONSULTATION:
The application was forwarded to the following internal council specialists:
Development Engineer
Their assessment forms part of this report.

CONCLUSION:
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that can not be addressed by reasonable and relevant conditions.  The application is therefore recommended for approval.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. MCU15/0068 for a Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 (Duplex) situated at 6 Crank St SUNSHINE BEACH QLD 4567 as identified in the attached details recommended for the Decision Notice.

Development Application Number MCU15/0068

1.	APPLICATION DETAILS
Application No:	MCU15/0068
Street Address:	6 Crank St SUNSHINE BEACH  QLD  4567
Real Property Description:	Lot 431 RP 48112
Planning Scheme:	The Noosa Plan (16 September 2013)

2.	DECISION DETAILS

The following type of approval has been issued:

Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 (Duplex)

3.	RELEVANT PERIOD OF APPROVAL

The relevant period for this development approval is 4 years starting the day that this development approval takes effect.

4.	ASSESSMENT MANAGER CONDITIONS

PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
SD.101	S4	Cover Sheet, prepared by Kidd + Co	06.08.15
SD.102	S4	Site Plan, prepared by Kidd + Co	06.08.15
SD.201	S4	Ground Floor Plan, prepared by Kidd + Co	06.08.15
SD.202	S4	First Floor Plan, prepared by Kidd + Co	06.08.15
SD.203	S4	Second Floor Plan, prepared by Kidd + Co	06.08.15
SD.501	S4	Elevations, prepared by Kidd + Co	06.08.15
SD.502	S4	Elevations, prepared by Kidd + Co	06.08.15
SD.503	S4	Elevations, prepared by Kidd + Co	06.08.15
SD.504	S4	Elevations, prepared by Kidd + Co	06.08.15
SD.601	S4	Sections, prepared by Kidd + Co	06.08.15
SD.602	S4	Sections, prepared by Kidd + Co	06.08.15
Development authorised by this approval must be undertaken generally in accordance with the Approved Plans listed within this Decision Notice.
Built Form
The swimming pool must not exceed 1.3m above the natural ground level. The area between the swimming pools and the front boundary and/or fence must be densely landscaped to provide screening to the pool.
Building Height
The maximum height of the development must not exceed 12 metres above the finished ground level and the natural ground level and 3 storeys.
Certification must be submitted to Council from a Licensed Surveyor which certifies the building does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must be submitted to Council, 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. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Street Identification
The street address of the development must be clearly visible and discernible from the primary frontage of the site by the provision of a street number and, where appropriate, the building name.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to each lot in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to each lot.
Building Appearance
All air conditioning units or other mechanical equipment must be fully enclosed or screened such that they are not visible from the street frontages nor adjoining properties.
All deck and balcony areas above ground floor must not be enclosed by permanent fixtures such as shutters, louvres, glass panelling or the like.
Fencing and Walls
Any street fencing must be set back an average of 1 metre from the front property boundary. Any fencing on the front boundary must either:
not exceed a maximum height of 1.2m
be of open construction.
The area of land between the fence and the front property boundary must be densely landscaped to screen any fencing from the street.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothes line which is screened from public view.
Community Management Statement
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
All clauses and by-laws of the proposed Community Management Statement must accord with the requirements of this Decision Notice.
LANDSCAPING
The development site must be landscaped.  The works must be undertaken in accordance with an Operational Works approval and Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines and must include in particular:
a minimum of two (2) 45 litre trees must be planted on each side of the driveway (2 on each side) between the building and the front boundary. The trees must grow to a minimum height of 6m and be planted nearer to the building than to the front boundary
dense landscaping for the full length of the southern boundary and northern boundaries. Trees must be provided at 2m centres and must grow to a minimum height of 4m at maturity. The trees maybe omitted adjacent to the northern garage
Landscaping must be provided within the rear setback area
At a minimum, 4 trees must be planted along the rear boundary and evenly spaced between the northern and southern boundaries. The trees must grow to a minimum height of 12m at maturity
provision of 1 street tree within the road reserve for every 10 metres of road frontage.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
Any trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting  stockpiling,  storage  and  vehicle  parking  to  those  areas which are already cleared
using low impact construction techniques around vegetation.
ENGINEERING
External Works - Pedestrian Facilities
A 1.5m wide concrete footpath must be provided within the road verge for the entire length of the frontage of the site.  The path must generally match with the existing grassed verge without causing a trip hazard and join smoothly with any existing adjoining path. The location of the path must be submitted with an Operational Works Application. The works must be undertaken in accordance with an Operational Works approval and must be in compliance with IPWEAQ standard drawing SEQ R-065 Concrete Pathway Construction Details.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
Site Access and Driveway
A sealed access driveway must be provided from the 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:
a driveway crossover in accordance with IPWEAQ standard drawing SEQ R- 050 and to grades prevent vehicles from scraping and/or bottoming whilst also allowing for compliant grades for footpath and pedestrians movements along the footpath and grassed verge without any step or trip hazard.
for pedestrian safety between vehicles exiting the site and pedestrians on the footpath, the driveway and any associated fencing or vegetation near the driveway must comply with the minimum sight line requirements as defined in AS 2890.1, section 3.2.4.
a driveway with a minimum width of 3.0m and a maximum width of 4.5m.
Car Parking
Car parking must be provided within the site generally as shown on the approved plans.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
The car parking must be in compliance with the provisions of AS/NZS 2890.1-2004 for user class 1A with allowance for vehicles to enter and leave the site in a forward gear and with a minimum head clearance (headroom) at any point of 2.2m.
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.
Reinstatement Works
Where required, any redundant driveway must be removed, and the kerb verge area reinstated and landscaped to match the existing kerb and/or verge treatments.  Grassed verge areas to be reinstated must be provided with 100 mm topsoil and turf, and must be maintained by the developer until established. The driveway layback must be saw-cut and removed to allow for a smooth and neat finish with the adjoining kerb.
Any badly damaged kerb and channel along the frontage of the site must be repaired to the reasonable satisfaction of Council’s representative.
Stormwater Drainage
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 in compliance with the relevant sections of Queensland Urban Drainage Manual and supported by a detailed stormwater drainage design prepared and certified by a suitably qualified and experienced Registered Professional Civil Engineer. The works must include in particular:
extension of the development site stormwater system to accommodate surface stormwater runoff from any adjoining property that naturally drains through the site or may potentially be affected by the development, including the registration of drainage easements; and
the use of gravity stormwater drainage.
The development of the site must not worsen existing drainage conditions on other properties by diverting stormwater runoff or cause additional stormwater ponding on any other property.  Stormwater overland runoff from the site must be kept to its predevelopment flow rates for all storms up and including 1 in 100 years storm event.
Easements
Easement of appropriate width must be created over all stormwater pipelines on the site that convey stormwater flows from adjacent properties.
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be created in accordance with the requirements of planning scheme and granted at no cost to the Grantee.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All earthworks must be carried out in compliance with an Operational Works Development Permit and must be generally in accordance with the submitted engineering plans Drawings Nos 25317-S1 and 25317-S2 for Retaining Wall Plan and Details dated Sept 2015 by SCG Consulting Engineers.
All earthworks and associated batters/retaining walls 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, Council’s codes and relevant government regulations and guidelines. Certification must be provided by an RPEQ and submitted to Council prior to the issue of the Certificate of Classification for the building.
The development works must not adversely impact on the stability of the subject site or other properties.
Earthworks and development works carried out on site must not affect the structural integrity of any of the existing fences or structures that border the site.  Fences that are affected shall be replaced prior to the Building Certifier issuing the Certificate of Classification.
Electricity and Telecommunication Services
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.
ENVIRONMENTAL HEALTH CONDITIONS
Building Demolition/Removal/Relocation
Where the development involves the removal, relocation or demolition of a building, a Waste Management Plan (construction and demolition) must be submitted and approved prior to the issue of a development permit for operational works. Waste Management Plans (construction and demolition) must be submitted in accordance with Planning Scheme Policy 11, Waste Management Plans. Waste storage areas must provide for adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use. The Plan must 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 must be completed showing how waste material is to be segregated - recycled – reused or disposed.
Table - Waste Management Table
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				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Waste Storage
The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy 9, Waste Management, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
Noise
Written certification is required from a suitably qualified person confirming that sound pressure levels from all mechanical plant and equipment comply with the following :
Air-conditioning and Refrigeration
7am to 10pm: Maximum level allowable = background + 5dB(A)
10pm to 7am: Maximum level allowable =  background + 3dB(A)
Pumps
7am to 7pm: Maximum level allowable = background + 5dB(A)
7pm to 10pm: Maximum level allowable = background + 3dB(A)
10pm to 7am: No audible noise.
Assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building.  All equipment must be operating at the same time to test the overall noise level created, with the measurement location at either the residential boundary or outside the most exposed part of an affected building - whichever is the closest to the plant/equipment.
The certification must be submitted to Council, which certifies that operational noise from any fixed plant and equipment complies with the requirements of this Decision Notice.
5.	REFERRAL AGENCIES

Not Applicable.

8.	ADVISORY NOTES

The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the requirements of the National Construction Code - Building Code of Australia (Volume 1) as they relate to people with disabilities.  Your attention is also directed to the fact that in addition to the requirements of the National Construction Code as they relate to people with disabilities, one or more of the following may impact on the proposed building work:
the Disability Discrimination Act 1992 (Commonwealth);
the Anti-Discrimination Act 1991 (Queensland); and
the Disability (Access to Premises – Buildings) Standards.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's DA Planning Section to arrange a Development Compliance Inspection.

Infrastructure Charges
This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in accordance with Council’s “Charges Resolution” made pursuant to the Sustainable Planning Act 2009 and in conjunction with the State Planning Regulatory Provision (Adopted Charges).
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 applicable. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
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.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
Traffic Management during all aspects of the construct phase including:
A Traffic Management Control Plan in accordance with Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction.
Maintenance of safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased
Proposed fencing to the site during the construction phase of the development.
Adequate parking arrangements for construction workers.
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 as required to advise of construction times, impacts on traffic and services and other relevant issues.
9.	PROPERTY NOTES

Not Applicable.

10.	PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME

Not Applicable.

11.	FURTHER DEVELOPMENT PERMITS REQUIRED

Development Permit for Operational Work (Earthworks, access and carparking, external frontage works, stormwater drainage and landscaping)
Development Permit for Building Work (All building works)

12.	SELF ASSESSABLE CODES

Not Applicable.

13.	SUBMISSIONS

Not Applicable.

14.	REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME

Not Applicable.

15.	RIGHTS OF APPEAL

You are entitled to appeal against this decision.  A copy of the relevant appeal provisions from the Sustainable Planning Act 2009 is attached.

During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval.  If Council agrees or agrees in part with the representations, a “negotiated decision notice” will be issued.  Only one “negotiated decision notice” may be given.  Taking this step will defer your appeal period, which will commence again from the start the day after you receive a “negotiated decision notice”.

16.	OTHER DETAILS

If you wish to obtain more information about Council’s decision, electronic copies are available on line at www.noosa.qld.gov.au, or at Council Offices.

REPORT COVER SHEET
PLANNING ASSESSMENT BRANCH

Application no:	MCU15/0068
	
Author:	Glen Conforti -
	
Project Director:	Glen Conforti - Development PLanner
	

TO BE COMPLETED BY PROJECT MANAGER / REPORT AUTHOR:

Is referral required to the Councillor Delegated Sign Off Mailbox?:	Yes     /     No
Has a site inspection been undertaken?	Yes     /     No
Has Infrastructure Policy Branch been notified and a request for an Infrastructure Contributions calculation been made?	Yes     /     No

Material to give to the Project Director

□	A copy of any previous edited version of the report
□	Plans and documents recommended to become Approved Plans and Documents
□	Location plan / aerial photographs at appropriate scales
□	Copy of all specialist advice and/or memos (or alternatively tagged in the file)
□	Site photos (where obtained)
□	Copy of all referral agency responses (or alternatively summarised in the body of the report)
□	Copies of all adjoining approvals and past approvals for the site as may be relevant

PROJECT MANAGER	PROJECT DIRECTOR

Signature:	Signature:
	
Position:  Development Planner	Position: Development PLanner
	
Date:	Date:

TO BE COMPLETED BY PROJECT DIRECTOR:
(Note: to be signed after the Councillor Delegated Sign Off referral process is completed (where applicable))

I exercise delegation in accordance with the delegations adopted by Council on 12 December 2009:

Signature:	Date:
	
PROJECT DIRECTOR	

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