Delegated Report - Code - Planning OPW19 0178 · OPW19/0178

Author	Monkeith Kadhum
Development Assessment

APPLICATION DETAILS
Application No.	OPW19/0178
Applicant	Pure Building Approvals
Proposal	Operational Works - Vehicle Crossover
Properly Made Date	12 August 2019
Information Request Date	5 September 2019
Information Response Date	18 October 2019
Decision Due Date	26 Nov 2019
Report Completed Date	29 Oct 2019
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	20 Mcanally Dr Sunshine Beach Qld 4567
RP Description	Lot 1 RP 107639
Land Area	637 m²
Existing Use of Land	Detached Housing – Existing Dwelling
PROPOSAL
The application seeks approval for Operational Works - Vehicle Crossover.
site details
Background/Comment
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Site Description

Site Locality Map -
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017
The Noosa Plan.
The following codes and policies from the Noosa Plan are applicable to this development:
Engineering Works Codes
And,
PSP-5 Engineering Design Standards
conclusion & reasons for decision
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No OPW19/0178 for Operational Works - Vehicle Crossover situated at 20 McAnally Dr Sunshine Beach Qld 4567 and described as Lot 1 RP 107639, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	OPW19/0178
Street address:	20 McAnally Drive Sunshine Beach Qld 4567
Real property description:	Lot 1 RP 107639
Planning Scheme:	The Noosa Plan (8 June 2018)
Decision details
Council decided to issue the following type of approval:
Development Permit for Operational Works – Vehicle Crossover
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
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
142-Project: 1901	E	External Works Ground Floor Plan, prepared by Sarah Architecture	Oct 2019
CURRENCY PERIOD
The Currency Period for this development approval lapses if the development has not substantially started by 01 November 2021 unless an application to extend the currency period is approved by Council.
PRIOR TO COMMENCEMENT OF CONSTRUCTION
Engineering
Prior to requesting a prestart meeting, Council requires the provision of a bank guarantee, or payment of a cash performance bond of $2,000.
The bond will be refunded less any costs incurred by Council in ensuring compliance with these conditions or any additional inspections incurred for substandard work or repair work for damage to existing infrastructure caused by development works.
A condition report including photographs of the frontage of the site including exiting vegetation must be completed and submitted to Council at/prior to the prestart meeting.
The principal contractor must have all the appropriate insurance and public liability documentation to carry out the works. The principal contractor is also responsible to ensure that any subcontractors also have the appropriate insurance and public liability documentation. Certificates demonstrating currency of public liability insurance and works insurance covering the works must be submitted to Council prior to the prestart meeting.
Council must be contacted at least 5 working days prior to any works commencing to organise a prestart. The contact number to arrange a pre-start meeting is 5329 6245. The prestart meeting must include the relevant parties for the following aspects of the works:
Civil engineering works;
Traffic management;
Erosion and Sediment Control;
Where required, tree protection fencing must be provided to protect existing trees and vegetation within the road reserve during the construction activity on the site. The type and extent of fencing must be discussed with Council delegate and provided as agreed to at the prestart meeting.
A Construction/Traffic Management Plan must be submitted to Council and agreed to prior/at the prestart meeting and must specifically 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.
All reasonable measures to minimise impact on traffic flows in the local streets particularly during peak hours traffic and ensuring unobstructed traffic flows in the local street.
Proposed fencing to the site during the construction phase of the development.
Adequate parking arrangements for construction workers and machinery.
The duration and timing for staring and completing the works.
Any conflict between the development and an existing or proposed service must be referred to the relevant service authority for determination prior to commencement of works.
DURING CONSTRUCTION
Engineering
The integrity and condition of any existing public or Council infrastructure and services (above ground and/or underground) must not be adversely affected by the proposed works
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.
All works must be constructed and work procedure undertaken in accordance with:
the approved plans and conditions detailed in this Decision Notice
all relevant Noosa Council Planning Scheme Policies, standard drawings, standard specifications and guidelines
Works within Road Reserves
No removal of street trees is permitted without Council’s prior written approval.
Safe pedestrian access on all streets in the vicinity of the development must be maintained at all times. Should footpath/road closures be necessary to carry out construction works, Council’s Engineering Officer must be notified prior to the proposed closure and all requirements complied with.
All works must match neatly with existing road and verge/footpath features. Additional works beyond the work site may be required to provide an acceptable transition to existing road and verge/footpath profiles.
Driveways
Driveway crossovers must be constructed generally in accordance with approved plan and shall be generally in compliance with the relevant requirements of AS2890.1 and must have profile that ensure that standard vehicles entering or exiting the site will not scrape or bottom down.
The following must be complied with during the construction of the required crossover/driveway:
the driveway surfacing must consist of either an approved hot mixed asphaltic concrete or patterned/plain concrete.
must have a slip resistance surface.
the driveway must be generally in accordance with the requirements of AS2890.1 Off-Street Car Parking for longitudinal and crossfall gradients.
the driveway must be constructed so as to not concentrate or direct stormwater runoff onto neighbouring properties
have a minimum clearance of 500mm from any Unitywater/Energex/Telstra asset, unless a written approval is obtained from Unitywater/Energex/Telstra and submitted to Council.
any existing kerb/channel sections requiring removal due to the works must be saw-cut and removed to allow for a smooth and neat finish with the new driveway
Pavement design for privately owned works must be undertaken in accordance with the relevant standards.  Structural integrity of the driveway and car park areas will remain the responsibility of the property owner/developer.
Stormwater Drainage
The constructed driveway must not cause additional ponding on the road formation or the road reserve.
Any proposed surface drainage grated pit or channel must be located wholly within the boundaries of the subject private property.
Environment (Erosion and Sediment Control)
Prescribed Water Contaminants (as defined in the Environmental Protection Act 1994) must not be released from the site or to waters within the site, or be likely to be released should rainfall occur, unless all reasonable and practicable measures are taken to prevent or minimise the release and concentration of contamination.
The contractor must ensure non-essential exposure of soil is prevented by restricting the extent of works and minimising the duration of soil exposure to adverse weather conditions. Exposed areas must be suitably covered/stabilised/reinstated as soon as practicable and prior to any predicted rainfall occurring.
Erosion and sediment control measures must be installed to minimise erosion on the site and to minimise the export of sediment and associated pollutants from the site, and must be maintained until all disturbed areas are fully stabilised. The erosion and sediment control measures must be designed, installed and maintained in accordance with current best practice standards (refer to advisory notes) and ensuring no export of sediment onto adjoining properties or into existing or proposed stormwater systems.
FOLLOWING CONSTRUCTION
A final inspection and approval of the new driveway and completed reinstatement works by Council’s Inspector is required.  Please contact Council on 5329 6245 to arrange for the inspection.
referral agencies
Not applicable.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
General Advisory Notes
As this driveway is a private structure, the owner bears full responsibly for the standard of its construction, maintenance and any liabilities associated with its construction. It is recommended that professional advice be sought for the construction of the driveway to ensure that the driveway is constructed in accordance with applicable standard and best engineering practices.
Council reserves the right to call up any performance bond held or levy charges against the property, should emergency works be required to be undertaken by Council to make the site safe due to inactivity on the development site for extended periods of time.
Should any changes or modifications to the approved plans be required as a result of construction constraints, a “Request to change an existing approval” under the Planning Act 2016 must be made. Amended plans clearly indicating the changes must be lodged with this application along with the appropriate fees.
Prestart Inspections Request
Contact Council on 5329 6245 to arrange a prestart or an inspection giving a minimum of 5 business days notice of preferred inspection time.
It should be noted prior to arranging a pre-start meeting the Appeal Period of 20 business days must have passed or the applicant must have provided Council with written confirmation that the applicant has accepted the conditions of Decision Notice and waived their appeal rights.
If Council officers are required to undertake additional inspections of the same works, a reinspection fee will be applicable in accordance with Council’s Fees and Charges register applicable at the time.
Environmental Advisory Notes
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
Accepted best practice standards include:
the Sunshine Coast Regional Council Manual for Erosion and Sediment Control V1.2 or other superseding document subsequently adopted by Council;
Best Practice Erosion and Sediment Control, International Erosion Control Association (2008).

property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Not applicable.
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 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.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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DEVELOPMENT ASSESSMENT DELEGATED REPORT