Delegated Report - Code - Planning OPW20 0051

Author	Development Engineer, Diogo Carrico
Development Assessment

APPLICATION DETAILS
Application No.	OPW20/0051
Applicant	Teatree Property Pty Ltd TTE
Proposal	Operational Works – Drainage Works, Earthworks, Electrical and Street Lighting, Roadworks, Stormwater
Properly Made Date	27 February 2020
Information Request Date	20 April 2020
Information Response Date	21 July 2020
Decision Due Date	24 September 2020
Report Completed Date	21 September 2020
Report Reviewed By	Mark Lewis
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	125 Lake Macdonald Dr Lake Macdonald Qld 4563
RP Description	Lot 140 MCH 978, Lot 2 RP 852009, Lot 3 RP 137375, Lot 8 RP 160703, Lot 101 SP 142407
Land Area	97950 m² 44160 m² 42120 m² 85500 m² 20824 m²
Existing Use of Land	Vacant lots (old quarry site)

STATUTORY DETAILS
SEQRP Designation	Rural Living Area
Locality	Lake MacDonald
Zone	Rural Settlement
Overlays	Biodiversity (partial and scattered); Bushfire (Medium and potential); Gas Pipeline Buffer; Local Resources Processing Area; Resource Separation Area (partial); Mining Leases
Assessment Type	Code
PROPOSAL
The application seeks approval for Operational Works – Drainage Works, Earthworks, Electrical and Street Lighting, Roadworks, Stormwater.
The locality and proposal plan are included below.

site details
Background
The subject application follows up on the requirements of Reconfiguration of a Lot application RAL19/0018.
Site Description

Surrounding Land Uses

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 from the Noosa Plan are applicable to this development:
Engineering Works Codes;
Landscaping Code.
cONSULTATION
Referral Agencies
Not Applicable.
Other Referrals
The application was forwarded to the following internal Council officers:
Council’s external stormwater consultant;
Council’s ecologist.
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 OPW20/0051 for Operational Works – Drainage Works, Earthworks, Electrical and Street Lighting, Roadworks, Stormwater situated at 125 Lake Macdonald Dr Lake Macdonald Qld 4563 and described as Lot 140 MCH 978, Lot 2 RP 852009, Lot 3 RP 137375, Lot 8 RP 160703, Lot 101 SP 142407 , it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	OPW20/0051
Street address:	125 Lake Macdonald Dr Lake Macdonald Qld 4563
Real property description:	Lot 140 MCH 978, Lot 2 RP 852009, Lot 3 RP 137375, Lot 8 RP 160703, Lot 101 SP 142407
Planning Scheme:	The Noosa Plan (8 June 2018)
Decision details
Council decided to issue the following type of approval:
Development Permit for Operational Works – Drainage Works, Earthworks, Electrical and Street Lighting, Roadworks, Stormwater
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
19553-C1002	C	Plan of Development Prepared by TOD Consulting	20/08/2020
19553-C1100	C	Earthworks Plan Prepared by TOD Consulting	20/08/2020
19553-C1200	B	Roadworks and Drainage Plan Prepared by TOD Consulting	20/07/2020
19553-C1201	B	Road 1&2 Long Sections & Road 2 Cross Sections Prepared by TOD Consulting	20/07/2020
19553-C1202	B	Road 1 Cross Sections, Sheet 1 of 2 Prepared by TOD Consulting	20/07/2020
19553-C1203	B	Road 1 Cross Sections, Sheet 2 of 2 Prepared by TOD Consulting	20/07/2020
19553-C1204	B	Lot Access Roads Longitudinal Sections, Sheet 1 of 2 Prepared by TOD Consulting	20/07/2020
19553-C1205	B	Lot Access Roads Longitudinal Sections, Sheet 2 of 2 Prepared by TOD Consulting	20/07/2020
19553-C1206	B	Lake MacDonald Dr Intersection Longitudinal Section & Cross Sections Prepared by TOD Consulting	20/07/2020
19553-C1207	B	Typical Sections Prepared by TOD Consulting (As annotated by Council)	20/07/2020
19553-C1208	B	Roadworks Details Prepared by TOD Consulting	20/07/2020
19553-C1300	B	Drainage Longitudinal Sections Prepared by TOD Consulting	20/07/2020
S4400175  Sheet 1 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 2 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 3 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 4 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 5 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 6 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 7 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 8 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 9 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
S4400175  Sheet 10 of 10	A	Electrical Reticulation, Prepared by Auspower Connect Pty Ltd	08/05/2020
AC1011TT Sheet 1 of 4	A	Telstra Pit and Pipe Design Prepared by Auspower Connect Pty Ltd	06/05/2020
AC1011TT Sheet 2 of 4	A	Telstra Pit and Pipe Design Prepared by Auspower Connect Pty Ltd	06/05/2020
AC1011TT Sheet 3 of 4	A	Telstra Pit and Pipe Design Prepared by Auspower Connect Pty Ltd	06/05/2020
AC1011TT Sheet 4 of 4	A	Telstra Pit and Pipe Design Prepared by Auspower Connect Pty Ltd	06/05/2020
O1	A	Cover sheet Prepared by Environmental Landscape Planning	April 2020
O2	A	Site Map Prepared by Environmental Landscape Planning	April 2020
O3	A	Northern Road Access Plans A Prepared by Environmental Landscape Planning	April 2020
O4	A	Northern Road Access Plans B Prepared by Environmental Landscape Planning	April 2020
O5	A	Southern Road Access Plans Prepared by Environmental Landscape Planning	April 2020
O6	A	Batter Planting Guide Prepared by Environmental Landscape Planning	April 2020
O8	A	Planting Guide Prepared by Environmental Landscape Planning	April 2020
O9	A	Street Tree Specification Prepared by Environmental Landscape Planning	April 2020
J000662	1	Fauna Management Plan Prepared by Environmental Landscape Planning	02/09/2020
J000410	3	Bushfire Hazard Management Plan Prepared by Environmental Landscape Planning	27/08/2020
CURRENCY PERIOD
The Currency Period for this development approval lapses if the development has not substantially started by 26 September 2022, unless an application to extend the currency period is approved by Council.
SITE SPECIFIC CONDITIONS
Future building construction within Lot 8 and Lot 9 are to have minimum finished floor levels no less than 300mm above the 1%AEP flood level (estimated for year 2100) associated with the dam located within the lot.
PRIOR TO COMMENCEMENT OF WORKS
Engineering
All necessary approvals from external service providers (e.g. Unitywater) and external parties on which the development works are proposed have been obtained and a copy supplied to Council.
A condition report including photographs of the frontage of the site must be completed and submitted to council at the prestart meeting / prior to any works commencing.
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 pre-start meeting must include the relevant parties for the following aspects of the works:
Civil engineering works;
Landscape works;
Electrical reticulation works;
Erosion and sediment control works;
Other relevant parties
A Construction Management Plan must be submitted to Council prior to the pre-start 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;
Proposed fencing to the site during the construction phase of the development;
Adequate parking arrangements for construction workers;
No queuing of trucks is permitted on residential streets, especially prior to 7.00am. Further parked trucks must have engines turned off.
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 and services and other relevant issues;
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.
Any changes to the details associated with the supervising RPEQ or Principal Contractor during construction, must be notified to council in writing within five business days of the change occurring.
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
All works must be supervised by a Registered Professional Engineer of Queensland (RPEQ) who is independent of the Developer and Principal Contractor, and they must certify that all works conform to the Operational Works permit. Where municipal works are involved, such confirmation must be submitted for the respective hold points prior to any site inspection by Council Officers.
All works must be constructed and work procedure undertaken in accordance with:
The approved plans/documents and conditions detailed in this Decision Notice;
The relevant conditions of the higher order Reconfiguration of Lot approval viz. RAL19/0018 to which this approval relates;
All relevant Noosa Council Planning Scheme Policies, standard drawings, standard specifications and guidelines;
The latest version of the Healthy Waterways document “Water Sensitive Urban Design Technical Design Guidelines for South East Queensland” for all water quality devices to be constructed on site.
Roadworks (External Roadworks & Road Widening Works)
All pavement widening or construction of new pavement must join neatly to the existing pavement so that there are no irregularities in line or level resulting at or adjacent to the join for the length of the construction. Where necessary the existing pavement must be brought to a satisfactory standard to allow for the above.
All street surfacing must consist of a minimum depth of 30mm of an approved hot mixed asphaltic concrete, unless other pavement types are approved as feature areas in intersection thresholds, speed control devices, turning areas, indented parking etc.
The installation and/or modification of any traffic signs, street signs, line marking and Raised Reflective Pavement Markings (RRPMs) must be in accordance with the Manual of Uniform Traffic Control Devices (MUTCD). New or relocated signage must be installed using the VLok installation system. All new signage must be Class 1 retroreflective material in accordance with AS 1906.1, Retroreflective materials and devices for road traffic control purposes – Part 1: Retroreflective sheeting.
The developer must notify Council’s Traffic Engineer for any works involving the removal or modification of existing council traffic signs and/or parking bays prior to such works commencing.
Root barriers are required to be installed behind the back of kerb for all new kerbs within 5m of a trunk of a tree.
Pavement Design and Construction
The pavement designs shown on the engineering drawings are not approved. To attain approval for the pavement design, the following details must be submitted and certified by an RPEQ with the proposed pavement design:
The design CBR must be based on the four day soaked CBR value for the subgrade material;
The design subgrade CBR must be representative of each homogenous insitu section of finished subgrade. With respect to each section:
For four or less test results, the design CBR must be taken as the least estimated insitu CBR result;
For five or more test results, the design CBR must be taken as the 10th percentile of all estimated insitu CBR results;
The samples must be taken generally in the position of the outer wheel path on both sides of the proposed road.  A sketch plan showing the location of all tests must be submitted with the test results for pavement design approval;
Where imported material has been (or is proposed to be) used for subgrade replacement, and the depth of the imported material is less than 300mm, the pavement design CBR must be based on the testing results of the insitu material and not the imported material.
At the time of subgrade inspection (with a council delegate and supervising RPEQ), the subgrade must exhibit no visible signs of deformation under proof rolling by a fully loaded water truck. The pavement subgrade will not be passed until this requirement has been achieved.
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 and must be certified by an RPEQ.
Works within Road Reserve/Reinstatement
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 frontage works must match neatly with existing road and verge/footpath features. Additional works beyond the frontage may be required to provide an acceptable transition to existing road and verge/footpath profiles.
Electrical conduits or other services proposed to be installed within existing and proposed road reserves under existing sealed carriageways, concrete pathways, concrete/sealed driveways or significant vegetation must be installed by boring. Trenching is not permitted, unless specifically approved by Council.
Site Access and Driveways
Driveway crossovers must be constructed in accordance with council’s Standard Drawings RS-049 and RS-050.
Any existing unnecessary or redundant property accesses must be removed, and the kerb, footpath and verge area reinstated to match the existing footpath and/or verge treatments. Grassed verge areas to be reinstated must be provided with 100 mm topsoil and grass seed or turf, and must be maintained by the developer until established.
The following must be complied with during the construction of the required driveways:
The driveway surfacing must consist of either an approved hot mixed asphaltic concrete or patterned/plain concrete;
The driveway must be constructed so as not to concentrate stormwater runoff onto neighbouring properties;
Where there is an existing pedestrian path, a matching crossfall must be provided for the driveway on the alignment of the path, for the full width of the path;
The property access must be located a minimum of 1m clear of existing power poles, streetlights or other signage. The developer is responsible for any necessary relocation of existing services to provide this clearance and must contact the relevant service authorities and comply with their requirements in relation to these works.
Earthworks and Retaining Walls
All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines on Earthworks for Commercial and Residential Development, with geotechnical testing undertaken in accordance with Section 8 of the Standard, and to a minimum of ‘Level 1’ as defined in Appendix B. Test results as required by AS 3798, and a certificate of quality and uniformity of fill shall be provided by a RPEQ and submitted to Council prior to Council signing the Plan of Survey.
All earthworks must be undertaken generally in accordance with the geotechnical reports, for each of the proposed lots, prepared by Geotech Engineering for Mark Bain Constructions, dated between 17 June 2020 and 17 July 2020, Rev 0.
Fall protection must be provided to retaining walls that are over 1m high.
Slope and batters are a maximum grade of:
1 in 6 where in proximity to waterbodies;
1 in 4 for grassed areas;
1 in 3 for planted areas;
1 in 2 for combined structural engineering and planting solutions.
Stormwater Drainage
Appropriate scour protection must be provided at the outlet of all stormwater pipes including temporary outlets.
Works associated with this permit must not adversely impact on the existing drainage conditions on other properties (e.g. by blocking or interfering with natural overland flows).
Construction of all internal stormwater drainage works must comply with the relevant section/s of Australian Standard AS/NZS 3500.3.
Erosion and Sediment Control
Prescribed Water Contaminants (as defined in Schedule 9 of Environmental Protection Regulation 2008) 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. These measures must be designed, implemented and maintained in accordance with “Best Practice Erosion and Sediment Control” published by the International Erosion Control Association (Australasian Chapter) (IECA, 2008), to the extent that such measures and practices are also consistent with the following:
Minimise Erosion
For areas of the site which drain to a sediment basin, implement drainage and erosion control measures prior to rainfall which prevent or minimise rill erosion and gully erosion;
For areas of the site which do not drain to a sediment basin, implement drainage and erosion control measures prior to rainfall (including contingency measures) which prevent or minimise erosion, including rain drop erosion, chemical erosion, rill erosion and gully erosion;
Prior to the sealing of the plan of survey for the development, all site surfaces must be effectively stabilised using methods which have achieved effective short-term stabilisation and which will continue to achieve effective stabilisation in the medium to long-term. For the purpose of this condition, an effectively stabilised surface is defined as one that does not, or is not likely to result in visible evidence of soil loss caused by sheet, rill or gully erosion or lead to sedimentation, or lead to water contamination.
Manage concentrated stormwater flows
Prior to each rainfall event ensure concentrated stormwater flow paths are provided with capacity in accordance with IECA (2008) Table 4.3.1 and are structurally stable in all rainfall events for the following sources:
(a)		From stormwater catchments upslope of the area of disturbance which are either stable or external to the site, ensure stormwater is diverted or managed either:
around the site or through the site without causing erosion and without contaminating the flow; or
if it is impractical to convey the flows around or through the site, convey the flows into appropriately sized sediment basins without causing erosion;
(b)	From all disturbed areas of the site to sediment basin(s) without causing erosion.
Minimise sediment released from the site
Install and maintain sediment basins for each disturbed catchment area of the site  and including undisturbed catchments which cannot be diverted, such that:
(a)	Each basin is sized and operated in accordance with either a Type-A or Type-B sediment basin as documented in IECA (2008) Appendix B (June 2018);
(b)	Each basin is to be provided with an automated system of flocculent dosing and a suitable supply of flocculent/coagulant, with the type of flocculent/coagulant determined based on Chemical Coagulants and Flocculants Fact Sheet (IECA, 2018);
(c)	Markers are provided within each basin indicating the maximum sediment storage level and any additional water storage capacity for water reuse;
(d)	During discharge from the primary outlet system, the concentration of total suspended solids (“TSS”) discharged does not exceed 50mg/L and that pH is within the range of 6.5-8.5 unless entering a naturally acidic environment.
Install and maintain additional sediment control measures within the site, as necessary to maximise sediment capture;
Minimise the tracking of dirt from the site onto roadways. Ensure that all dirt on roadways caused by vehicles leaving the site is removed without causing water contamination, prior to rainfall and at least at the end of each work day.
Sediment and erosion control measures must be in place prior to works commencing. If such measures are not in place or are not satisfactory, “on the spot” fines may be issued. Such fines can be issued if sediments from the site are found to enter or have the potential to enter Council’s stormwater system, natural waterways, any downstream stormwater filtration system or adversely impacting on other properties.  The sediment and erosion control design and measures have NOT been approved, it is the site's Supervising Engineer who is responsible for ensuring that the sediment and erosion control measures have:
Been duly designed by an RPEQ or CPESC and constructed in accordance with "best practise" methods,
Been revised by an RPEQ or CPESC to address the issues raised by changes in the projected construction schedule and/or methods,
Been revised to address predicted rainfall events, and
Achieve the desired environmental outcomes.
Council may request further controls to be installed should the implemented measures be found inefficient.
Earthworks and the implementation of erosion and sediment controls are undertaken in ways which ensure flooding characteristics (including stormwater quantity characteristics) external to the development site are not worsened during construction for all events up to and including the 1% AEP (1 in 100 year ARI) event.
Drainage paths must be regularly inspected to ensure the sediment fences/measures are not being bypassed as a result of sediment build up. Sediment laden runoff must be prevented from leaving the subject site and entering neighbouring properties and/or stormwater systems.
Soil exposure must be limited on the site to a distance of no more than 2m beyond the extent of earthworks shown on the approved plans except where the exposed soil is effectively stabilised without delay and prior to rainfall occurring.
A log book for the Erosion and Sediment Control measures and inspections must be maintained by the site manager and made readily available to Council when requested. The supervising engineer must verify and endorsed the E&SC measures upon their installation, and periodically check these measures and the log book during construction and the stabilisation stages. Any defects in erosion and sediment control devices, such as sediment fences, are to be inspected and documented. Upon Inspection, the contractor is to determine whether the device should be replaced or repaired. Documentation is to include how the damage was caused and what measures can be implemented to reduce the possibility of repeat occurrences. Any damage to either permanent or temporary water quality control structures or devices is to be immediately rectified at the contractor’s expense.
The effectiveness of the erosion and sediment control devices must be monitored. All ESC measures are to be inspected:
at least daily (when work is occurring on site) or weekly (when work is not occurring on site); or
within 24 hours of expected rain; or
within 18 hours of a rainfall event (i.e. an event of sufficient intensity and duration to mobilise sediment on site).
Landscape
Landscape works must be supervised, undertaken and certified by qualified persons*. All works must be completed in accordance with this Decision Notice.
(* Refer to Advisory Note)
Landscape works must:
Delineate all planting to grassed area interfaces with a spade cut edge;
Ensure amenity or sales signage and ancillary infrastructure is not installed within the road reserve;
Ensure permanent irrigation is not installed within the road reserve;
Ensure mulch is aged, comprised of leaf and limb material of varying sizes, free of foreign matter including anthropogenic waste, rock, soil/sediment contamination and is applied to all planting areas to ensure a minimum 100mm depth once settled.
Street Trees must:
Be certified to meet AS 2303:2018 Tree stock for landscape use;
Be located in accordance with engineering requirements for safe vehicle and pedestrian sight lines;
Be located from services and infrastructure a minimum of:
6m from electricity poles and pillars;
4m from street lighting;
2m from stormwater catchment pits;
2m from any adjoining driveway.
Turfed areas must be must be free of pest, diseases and weeds and level with adjoining surfaces.
Soil for landscaping must be certified to comply with AS 4419, Soils for landscaping and garden use.
The finished level of all mulch in garden beds and landscaped medians is to be a minimum of 50mm below the level of the adjacent top of kerb. All landscaping is to be constructed in accordance with Council’s Planning Scheme Policy PSP02 Landscaping Plants and Guidelines.
Suitable root barriers must be installed where proposed trees are adjacent to paths and kerb in accordance with Council’s Planning Scheme Policy PSP02 Landscaping Plants and Guidelines.
Written certification must be provided to Council the works have been in accordance with the approved Landscape Plan set (01- 06,08,09) prior to lodgment of any plan seal application.
Fauna Management
A qualified person* must be engaged to manage fauna prior and during clearing and de-watering to:
Ensure works are carried out in accordance with the approved Fauna Management Plan and the Nature Conservation Act 1992;
Provide a written report to Council with the request for the prestart meeting of all pre-clearing activities and initiatives;
Co-ordinate staging and sequence of clearing with fauna protection;
Protect and recover fauna during clearing operations (fauna not previously removed);
Manage the translocation of animals and recovery procedures in accordance with relevant legislation;
Undertake protection works for mulching of any stockpiled vegetation.
Provide written certification to Council the clearing and de-watering works accorded with the approved Fauna Management Plan and the Nature Conservation Act 1992, prior to lodgment of any plan seal application.
*(Refer to Advisory Note)
Signage to promote road user and wildlife safety must be:
“Wild Animals” design as per https://www.qld.gov.au/transport/safety/signs/warning;
Installed to northern road at approximately 50m past the Lake Macdonald intersection for entering traffic or as agreed on-site with Council’s delegate.
Bushfire Management
A qualified person* must be engaged for the duration of the works to ensure:
Works are carried out in accordance with the approved Bushfire Hazard Management Plan;
The asset protection zones and the fire management access paths are established for both the new and existing building envelopes;
Trees nominated for removal have been removed and treated to prevent regrowth;
Covenant area boundaries are clearly delineated on the ground with non-perishable and fire resistant markers at all covenant bends (20m intervals along the covenant boundary);
Written certification is provided to Council the works accorded with the approved Bushfire Hazard Management Plan, prior to lodgment of any plan seal application.
*(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.
FOLLOWING CONSTRUCTION / PRIOR TO COUNCIL SIGNING THE PLAN OF SURVEY
Certification
Upon completion of the work a certificate must be issued by an RPEQ certifying that the works have been constructed in accordance with the Operational Works permit.
Upon completion of the work a certificate must be issued by a licensed surveyor certifying that the following has been achieved:
Minimum surface levels within the Building Envelopes proposed for Lot 8 are equal to or greater than 107.45mAHD;
Minimum surface levels within the Building Envelope proposed for Lot 9 are equal to or greater than 112.82mAHD.
As Constructed Plans and ADAC XML Files (Council)
Prior to acceptance of civil works to become Council assets “On Maintenance”, satisfactory “As-Constructed” records must be submitted to Council. The bundle of “As Constructed” information shall include:
As-Constructed Engineering Drawings. Data is to be submitted in an electronic drawing file format (.dwg), with all plans clearly endorsed “As-Constructed”, along with the accompanying hardcopies (PDFs of the As-Constructed .dwg drawing files), and;
ADAC XML Digital File. ADAC File format (ADAC - Asset Design As Constructed) prepared in accordance with industry standards and recorded in “MGA - UTM56 / GDA94” projection.
Please Note: Further information and advice relating to the as-constructed drawing presentation, as-constructed survey capture and associated guidelines for preparation of a compliant ADAC XML digital file are available on the webpage titled “As-Constructed Guidelines” and accessible at the Noosa Council Website: Planning & Development / Development Tools & Guidelines / As-Constructed Guidelines.
The “As-Constructed” drawings will require certification by a:
Qualified experienced Civil Engineer (RPEQ) confirming design intent and conformance with applicable standards and specifications, along with the relevant descriptions of assets, services and structures and;
Licensed Surveyor in regard to the cadastral and locational information, levels and applicable survey datum.
The data must be in accordance with Council’s “Planning Scheme Policy 5 – Engineering Design Standards – Roads, Drainage and Earthworks”, and fully detail the levels for all engineering works including but not limited to the drainage network and structures, finished ground and pavement surface levels.
The building envelope data must be submitted in both hardcopy and digital format (ADAC XML Digital File). ADAC - Asset Design As Constructed, is to be prepared in accordance with industry standards and recorded in “MGA - UTM56 / GDA94” projection.
On Maintenance
All municipal works must be accepted ‘On Maintenance’ by Council in accordance with Council’s relevant Planning Scheme Policy prior to plan sealing. To achieve ‘On Maintenance’, the supervising RPEQ must submit to Council:
certification that all works have been undertaken and completed in accordance with the requirements of this Permit;
as Constructed details in accordance with Council’s Planning Scheme Policy
maintenance and operational manuals for all proprietary or site specific devices
Off Maintenance
Prior to requesting an Off Maintenance inspection the developer must provide a written request for the Off Maintenance inspection.
A re-inspection fee in accordance with Council’s Fees and Charge Register will be charged where:
a Council inspection reveals works do not comply with approval requirements
submitted certification falsely states works comply with approval requirements.
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:
General Advisory Notes
Council has undertaken an audit check of the Operational Works drawings in relations to the proposed works.  A detailed check of the calculations and drawings has not been undertaken, as they have been certified by a RPEQ.  The RPEQ bears full responsibility for all aspects of the engineering design.  Council reserves the right to require further amendments and/or additions at a later date should design errors become apparent.
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, On and Off Maintenance 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.
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.
A minimum maintenance period of 12 months will apply to all municipal works and thereafter until such time as the works are performing in accordance with the approved design unless noted otherwise
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).
As a general rule, a site is determined to have achieved effective short-term stabilisation if at the time of the plan sealing inspection:
Methods of stabilisation are:
appropriate for slopes and slope lengths; and
are consistent with best practice environmental management practices such as in the Manual for Erosion and Sediment Control or the IECA Manual; and
Stormwater runoff from the site is not currently, and is not likely to result in visible evidence of sedimentation or erosion, or lead to water contamination.
If at the time of request for plan sealing, the method of short-term stabilisation has not achieved a level of stability that Council's Officers believe will have a high probability of achieving long term stability (i.e. until house construction has occurred on all lots), Council Officers may take the following matters into consideration in determining whether the site is capable of achieving medium to long-term stability:
evidence that the site has been effectively stabilised in the short term;
evidence that soil has been adequately ameliorated;
evidence that seed of annual and perennial grass species has been applied at an adequate rate; and
that grass seed has germinated at a density that is likely to achieve an effective grass cover.
Landscaping
Qualified Person, for the purpose of:
Supervising landscape works and preparing a landscape certification, is considered to be a landscape architect, landscape designer or horticulturist with a minimum of three years current experience in the field of landscape design;
Managing Fauna protection is considered to be an Ecologist or Environmental Scientist with a minimum of three years current experience in the field of fauna assessment and management and with current certification under the Queensland Parks and Wildlife Service;
Supervising and certifying Bushfire Management is considered to be an Ecologist with suitable experience or a person with Fire Protection Association Australia – Bushfire Planning and Design certification.
The applicant must pay the re-inspection fee in accordance with Council's Fees and Charges Register where:
An inspection revealed that any constructed rehabilitation/landscape works do not comply with the conditions of the Decision Notice, Approved Plans and or Approved Documents;
Certification is submitted to Council falsely stating that works comply with the approved plans, documents and or conditions of the Decision Notice.
property notes
Bushfire Management
Buildings constructed as a result of the development approval must be wholly located within the nominated building envelope shown on the approved reconfiguration plan and constructed to meet the recommendations of the approved Bushfire Hazard Assessment Report against AS 3959, Construction of buildings in bushfire prone areas.
Vegetation Conservation
The lot purchaser is advised that a Statutory Covenant is registered over the land for the purpose of vegetation conservation to protect native fauna and flora.  The lot owner or any potential purchaser should familiarise themselves with the requirements of the covenant and ensure all requirements have been met prior to purchase or resale of the land.
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

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