Referral Agency Response - Planning RAP21 0020

Officer: 	Maxwell Potter
Direct Telephone: 	53296245
Our Reference:	RAP21/0020
Your Reference:	35296
11 October 2021
Coastal Building Certifications Pty Ltd
10 Akounah Cres
BUDDINA  QLD  4575

[email protected]
Dear Sir,
Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as a concurrence agency for the application, completed its assessment of the application on 5 October 2021. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP21/0020
Street address:	33 Wyuna Dr Noosaville Qld 4566
Real property description:	Lot 16 N 10576
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
type of development
The applicant seeks the following type of referral agency response:
Concurrence Agency Response for Dwelling House
CONCURRENCE AGENCY 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
C0.0	-	Cover, prepared by Chris Clout Design	23-09-21
C1.0	-	Basement Floor Plan, prepared by Chris Clout Design	23-09-21
C1.1	-	Ground Floor Plan, prepared by Chris Clout Design	23-09-21
C1.2	-	Upper Floor Plan, prepared by Chris Clout Design	23-09-21
C1.3	-	Roof Plan, prepared by Chris Clout Design	23-09-21
C2.0	-	Elevations, prepared by Chris Clout Design	23-09-21
C2.1	-	Elevations, prepared by Chris Clout Design	23-09-21
C3.0	-	Section, prepared by Chris Clout Design	23-09-21
C3.1	-	Section, prepared by Chris Clout Design	23-09-21
C6.0	-	Landscape Plan, prepared by Chris Clout Design	23-09-21
Currency
This Concurrence Agency response is no longer valid if the use has not commenced within 4 years of the date of this notice, unless otherwise extended in writing by Council.
Built form
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface.
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.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building 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.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping.
Landscaping must be in accordance with Council’s Planning Scheme Policy PSP2 – Landscaping.
ENGINEERING
Site Access and Driveways
A sealed access driveway must be provided from Wyuna Drive to all parking and manoeuvring areas of the development. The works must be:
generally in accordance with Council’s standard drawings RS-049 and RS-050;
generally in accordance with SCG’s plans:
31073-OW4.1, “Driveway Crossover Plan” dated August 2021;
31073-OW4.2, “Driveway Long Section & Details”, dated August 2021; and
undertaken with written approval in accordance with Noosa Council driveway crossover approval conditions and adopted standard drawings for the crossover type as required by the planning scheme.
The construction of the driveway must include a suitable flood barrier to prevent floodwaters from up to and including the 1%AEP event, entering the basement. Certification of the completed works from a Registered Professional Engineer of Queensland must be submitted to Council prior to the commencement of the use.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  Stormwater discharged from the site must be directed to the kerb and channel in Wyuna Drive. The works must be undertaken generally in accordance with drawing number 31073-SW1.1 prepared by SCG Consulting Engineers dated August 2021
Earthworks and Retaining Walls
All earthworks must be undertaken in accordance with an Operational Works approval and be generally in accordance with drawings number 31073-OW3.1, “Earthworks & Piling Plan” prepared by SCG Consulting Engineers dated August 2021 and 31073-OW3.2 “Earthworks & Piling Detail” prepared by SCG Consulting Engineers dated August 2021
All earthworks must be supervised by a Registered Professional Engineer of Queensland (RPEQ)
All earthworks and associated retaining structures/batters, both above and below ground level and both temporary and permanent, 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.
Earthworks carried out on site must not affect the structural integrity of any of the adjoining lands and/or buildings and/or structures and/or services.
All works must not adversely impact on the existing revetment wall located along the canal boundary.
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.
Prior to the commencement of the use certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the approved plans and best practise methods and that the development will remain stable in the longer term.
*(Refer to advisory Note)
Damage to Services and Assets
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.
Erosion & Sediment Control
At all times, the site must be managed in accordance with Healthy Land and Water Erosion and Sediment Control Toolkit for House Builders 2019, available at: https://hlw.org.au/download/erosion-and-sediment-control-toolkit-for-house-builders/ .
A construction hold point with a council delegate and supervising RPEQ must be established prior to commencement of works under this approval. The hold point must be held as soon as reasonably practical and prior to the first rain event forecast following initial removal of soil stabilising material on the site. At the hold point inspection, all required site entry pad, downslope silt fences and upstream stormwater diversion controls must be installed.
Acid Sulfate Soil
A Geotechnical Engineer or other suitably qualified person experienced with Acid Sulfate Soils Management must be engaged at least two prior to the commencement of works in order to facilitate design and delivery of Acid Sulfate Soil related conditions in accordance with the following National Acid Sulfate Soil guidance documents:
National Acid Sulfate Soils Guidance:  National acid sulfate soils sampling and identification methods manual, Department of Agriculture and Water Resources, Canberra (Sullivan et al, 2018); and
National Acid Sulfate Soils Guidance:  National Acid Sulfate Soils Identification and Laboratory Methods Manual, Department of Agriculture and Water Resources, Canberra; and
the Australian Standard 4969
All excavation and dewatering works below the elevation of 5m AHD must be undertaken in accordance a Dewatering Management Plan that is prepared by a suitably qualified person, certified by the sites qualified person experienced with Acid Sulfate Soils Management and approved by Council prior to the commencement of the works. The dewatering plan must be submitted to Council for review a minimum 20 business days prior to commencement of works and in particular demonstrate that the construction and operational phase of the develo0pment will:
include an Acid Sulfate Soil and groundwater investigation prepared in accordance with the National Acid Sulfate Soil Guidance documents
identify whether depth of excavations can be reduced where reasonably possible to avoid disturbance and oxidation of potential acid sulfate soils below permanent groundwater levels;
not permanently or temporarily extract groundwater that results in the aeration of previously saturated ASS;
not result in potential or previously saturated actual ASS being aerated
nominate holdpoints during construction to facilitate for certification by the suitably qualified person experienced with Acid Sulfate Soils, as well as Council Development Engineer to ensure all possible avenues for continual dewatering below permanent groundwater level, including around pipework bedding that outlet to waterways, are appropriately sealed.
The Geotechnical Engineer or other suitably qualified person must identify any infrastructure expected to be located in the expected cone of depression and likely to be within previously un-oxidised Potential Acid Sulfate Soils. Dilapidation report of this infrastructure must be completed prior to commencement of any dewatering activities on the site.
All excavation and dewatering works must be undertaken in a manner that will not cause environmental harm or damage to surrounding infrastructure as a result of the developments interaction with actual or potential Acid Sulphate Soils. An environmental professional with a minimum of 5 years’ experience in the management and treatment of Acid Sulfate Soils must be engaged to supervise and certify compliance with this condition.
All treated material must undergo verification testing to achieve neutralisation in accordance with the Queensland Acid Sulfate Soil Technical Manual: Soil Management Guidelines v4.0.
Surface waters must be sampled and tested at a NATA certified laboratory to confirm the following water parameters are met prior to release from the site:
a pH range of 6.5-8.5 pH units;
50mg/L maximum  total suspended solids concentration;
0.3mg/L maximum total iron concentration;
0.2mg/L maximum total aluminium concentration.
Groundwater monitoring bores must be established and installed by a Geotechnical Engineer or other suitably qualified person experienced with Acid Sulfate Soils Management. The location of the groundwater monitoring bores must be certified by the Geotechnical Engineer or other suitably qualified person to be sufficient to identify any changes in groundwater levels as a result of proposed construction activities.
Groundwater levels must, be monitored weekly for at least one month prior to construction activities likely to affect groundwater levels and daily during construction of those activities. Within 24 hours of identifying a reduction in groundwater levels below the lowest measured pre-construction levels, the Geotechnical Engineer must provide Council and Contractor with remediation strategies, and these must be implemented to prevent harm to receiving environments.
All pipework within the saturated zone, that outlets direct to waterways must be fitted with buried headstocks at suitable intervals to prevent ongoing dewatering of groundwater along pipework bedding.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the referral agency conditions:
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who carries out an activity must take all reasonable and practicable measures to ensure the activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the duty of care. Substantial monetary penalties may apply to individuals or corporations breaching this duty of care. Injunctions may also be issued by the Land and Resources Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit to discuss any obligations under the ACH Act.
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.
Sustainability
In line with Noosa Council’s Corporate Plan, Council seeks to encourage sustainable building design for residential and commercial development. Council encourages the use of sustainable building materials, energy efficient fittings, solar hot water, photovoltaic systems (including the use of inverter/charges), water saving devices and rainwater harvesting. For further information go to http://www.noosa.qld.gov.au/sustainable-homes
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
Site Access and Driveways
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 standard drawing RS-049 and RS-050 and RS-051.
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.
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.
Construction Management
The site is located in a constrained location and the construction of the proposed development (demolition, excavation, deliveries, staff parking etc) has the potential to impact on the local area. If the construction of the proposed development requires occupation of the road reserve (verge area and/or road formation) for either short term or long term, a road reserve permit must be obtained from Council prior to any occupation of the road reserve. Please note any damage to the existing road reserve as a result of construction activities must be fully repaired at the applicant’s expense.
A Construction Management Plan for the works must be prepared and put in place before the commencement of the works, and must address the following:
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
staff parking;
other construction vehicles.
Private Infrastructure
All private infrastructure for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority
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.

Yours faithfully,

Maxwell Potter
Graduate Development Planner

Enc:	Approved Plans/Documents

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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