Delegated Report - Code - Planning MCU21 0214

Author	Consultant Planner and Development Planner, Lisa Pienaar
Development Assessment

APPLICATION DETAILS
Application No.	MCU21/0214 & OPW21/0356
Applicant	Novato Group P/L TTE
Proposal	Material Change of Use - Multiple dwelling
Properly Made Date	8 December 2021
Information Request Date	6 January 2022
Information Response Date	7 March 2022
Decision Due Date	20 April 2022
Report Completed Date	20 April 2022
Report Reviewed By	Lisa Pienaar

PROPERTY DETAILS
Property Address	27 Bottlebrush Ave Noosa Heads Qld 4567
RP Description	Lot 138 RP 88934
Land Area	506m²
Existing Use of Land	Dwelling

STATUTORY DETAILS
SEQRP Designation	Urban
Zone	High Density Residential Zone
Precinct	Not Applicable
Local Plan Area	Noosa Heads Local Area Plan
Overlays	Landslide Hazard Area – Moderate Hazard Area
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Multiple dwelling (5 Small Dwelling Units).  The application proposes five small dwelling units, with basement parking for 8 spaces. The ground floor accommodates 2x 2 bedroom units, level 1 consists of 2 x 2 bedroom units and level 3 includes 1 x 3 bedroom unit.
The locality and proposal plan are included below.
Figure 1 – Locality

Figure 2 – Site Plan

Figure 3 – Floor Plan

Figure 4 – Elevations
site details
Site Description
The subject site is a 506m2 rectangular lot that slopes up from the road frontage to the rear of the block. The site currently contains a dwelling house that will be removed to enable construction of the proposed development.
Surrounding Land Uses
The subject site is surrounded by dwelling houses and dual occupancies. The site is within close proximity to the Noosa Junction.
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; and
Noosa Plan 2020.
Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
High Density Residential Zone Code;
Noosa Heads Local Plan Code;
Dual Occupancy and Multiple Dwelling Code;
Works Codes; and
Landslide Hazard Overlay Code

The subject site is located in Noosa Heads and is zoned High Density Residential. The proposed use is identified as a consistent use within the zone and is 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:
Criteria	Planning Scheme	Proposal	Complies
Building height storeys metres	3 storeys max 12 metres	3 storeys <12 metres	
Site cover	45% (225m2) max	45 % 225m2	
Gross floor area/ Plot ratio	0.75:1 max. (379.5m2) (small dwellings)	376 m² 0.74.3:1	
Boundary setbacks Basement Frontage Side (north west) Side (south east) Rear	6.0 metres min 1.5 metres min 1.5 metres min 6.0 metres min	6 metres 1 metre 0.91 metres 3.25 metres	X X X
Level 1 Frontage Side (north west) Side (south east) Rear	6.0  metres min 1.5 metres min 1.5 metres min 6.0 metres min	6 metres 2m 2m 6 metres	
Level 2 Frontage Side (north west) Side (south east) Rear	6.0 metres min 2.0 metres min 2.0 metres min 6.0 metres min	6. metres 2 metres 2 metres 3.525m to privacy screen 6m to building	X
Level 3 Frontage Side (north west) Side (south east) Rear	10.0 metres min 2.5 metres min / 3m above 10.5m high 2.5 metres min / 3 m above 10.5m 8.0 metres min	10 metres 2.5 metres 2.5 metres 6.6 metres to balcony	X
Length of wall	15 metres max	11.35 metres	
Landscaped open space Soft landscaping	177m² min (35% of site) 106m2 min (60% of total)	177m2 177m2	
Private Open Space Unit 1 Unit 2 Unit 3 Unit 4 Unit 5	25m² min 25m² min 12m² min 12m² min 12m2 min	62.5m2 6.25m2 17.5m2 17.5m2 77m2	
Carparking	6 covered min 1 visitor min	7 covered 1 visitor	
Setbacks
Acceptable Outcome AO9.1 of the High Density Residential Zone Code states buildings and structures meet the following minimum boundary setbacks
For frontages
first and second storeys— 6 metres
third storey and thereafter—10 metres
side boundaries
1.5 metre setback up to 4.5 metres height;
2 metres setback between 4.5 metres and 7.5 metres height; and
2 metres plus 500 millimetres for every 3 metres above 7.5 metres height or part thereof
rear boundary
first and second storeys—6 metres
third storey and thereafter— 8 metres

Corresponding Performance Outcome PO9 of the High Density Residential Zone Code states buildings and structures are designed and sited to:
provide a high level of amenity to users of the subject site and adjoining premises, including provision of visual and acoustic privacy;
not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises;
provide adequate distance from adjoining land uses;
preserve existing vegetation that will help buffer development;
allow for space and landscaping to be provided between buildings including adequate area at ground level for landscaping with trees, shrubs, outdoor living and utilities;
be consistent with the predominant character of the surrounding area; and
protect the natural character and avoid adverse impacts on ecologically important areas such as national parks, waterways and wetlands

Setbacks
The proposal includes the above listed (within the table) non-compliant side/ ear boundary setbacks (see figures 5 and 6 below for highlighted areas on non-compliance) and therefore does not comply with AO9.1.

Figure 5 – Highlighted side boundary non compliance with AS.

Figure 6 Highlighted noncompliance with rear boundary A.S

Side Boundary
The setback to the basement carparking at both side elevations allows adequate space for landscaping to be provided between buildings and as the structure is underground will have no impact on amenity.   Therefore, the proposal complies with PO9 relevant requirements in relation to the side boundary setbacks to the basement level.
Rear Boundary
The setback to the balcony/deck screening on level 2, pergola on level 3, and the underground basement level do not comply with the acceptable solutions.   The reduced basement setback will have no impact on amenity or the ability to provide landscaping and therefore is considered to comply with the relevant PO9 requirements.   The level two screening between unit 3 & 4 does not result in a detrimental impact on amenity of adjoining land uses, the main façade of the building is compliant with the 6m setback requirement and therefore the proposal maintains adequate separation distance to adjoining land uses and provides for landscaping to be provided within the rear setback area.
The setback to the pergola on level 3 is 6.6m in lieu of the 8m acceptable solution requirement. The main building façade is setback 9m and ensures the building provides variation in setbacks.  The reduced setback for the pergola does not create any overlooking or additional shading of neighbouring properties. The pergola side ‘fins’ provide additional privacy to the adjoining property to reduce potential overlooking and thereby contributing positively to amenity.
The proposal is therefore considered to comply with PO9 in relation to rear boundary setbacks.
Building Design PO14
The building has been designed for a softer colour palette, utilising timber elements, transparent glazing to the balconies and deep vertical recesses for landscaping elements on the building. The resultant design is less bulky and provides for a mix of horizontal and vertical elements that avoids single plan finishes and complies with PO14.

cONSULTATION
Referral Agencies
Not Applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Amanda Turner – comments (below) and conditions

Vegetation Removal/Retention
The application indicates that no vegetation is to be retained within the lot however the large trees within the road reserve are to be retained.
Landscaping
Landscaping complies with the Noosa Plan requirements. The application details that plant species are chosen to not interfere with overhead powerlines and underground services and will complement the coastal location. Following the Information Request additional landscaping to the front setback has been included to achieve the landscaping requirements for softening hard surfaces and providing screening. In addition, more planters have been included on the podium levels to add additional green edging to the building (not included in the landscaping percentage). Screening plants have been included on side and rear boundaries providing appropriate screening to neighboring properties. Syzgium australe plants are located along both side boundaries with Acronychia imperforate located along the rear boundary. The required street tree has been included within the proposed landscape plans being a white bottlebrush to meet the street character and location.

Coordinator, Engineering – conditions included.
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 MCU21/0214 OPW21/0356 for a Material Change of Use - Multiple dwelling situated at 27 Bottlebrush Ave Noosa Heads and described as Lot 138 RP 88934, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU21/0214& OPW21/0356
Street address:	27 Bottlebrush Ave Noosa Heads Qld 4567
Real property description:	Lot 138 RP 88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Material Change of Use - Multiple dwellings – 5 small dwellings
Development Permit for Operational Works- Stormwater, Drainage work, Access, Earthworks, Landscaping.
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
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
A00.01	P3	Site Plan prepared by Zest Design	03/03/2022
A01.001	P3	Basement and Level 1 Layout Plan prepared by Zest Design	03/03/2022
A01.002	P3	Level 2 and Level 3 Layout Plan prepared by Zest Design	03/03/2022
A01.003	P3	Development Summary prepared by Zest Design	03/03/2022
A01.004	P3	12m Height Blanket and Balcony Screening, prepared by Zest Design	03/03/2022
A01.202	P3	Render Images, prepared by Zest Design	03/03/2022
A01.203	P1	Render Images, prepared by Zest Design	03/03/2022
A01.204	P1	Render Images, prepared by Zest Design	03/03/2022
A03.001	P3	Elevations prepared by Zest Design	03/03/2022
A03.002	P3	Elevations prepared by Zest Design	03/03/2022
A03.101	P3	Building Sections prepared by Zest Design	03/03/2022
A03.102	-	Building Sections prepared by Zest Design	18/3/2022
A01.300	P3	Landscape Plan prepared by Zest Design	03/03/2022
A01.301	P3	Landscape Plan prepared by Zest Design	03/03/2022
Currency Period
This development approval lapses if the use has not happened by 20 April 2028, unless an application to extend the currency period is approved by Council.
Building Height
The maximum height of the development must not exceed 12 metres above the natural ground level and 3 storeys.
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 $50,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to pre-start meeting. 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.
Nature and Extent of Approved Use
The approved Multiple dwelling is comprised of five small dwellings, in accordance with the administrative definition under Noosa Plan 2020.
The plot ratio of the development must not exceed 0.75:1, in accordance with the administrative definition under Noosa Plan 2020.
No part of the basement is to be more than 1 metre above ground level in accordance with the administrative definition under the Noosa Plan 2020.
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 the development site 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 the development site.
Building Appearance
All air conditioning units or other mechanical equipment:
where located at ground level, screened by fencing 1.5 metres in height or dense vegetation of at least 1.5 metres in width incorporating grouped trees and shrubs with a maximum separation distance of 1 metre measured from the centre of the plant;
where located above ground level, enclosed or screened such that it is not visible from the street frontage nor adjoining properties; and
visually integrated into the line and plane of the building and roof design and does not project beyond the height or width of the building when viewed from the street and 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, except where required to satisfy any privacy condition of this Decision Notice.
Materials and Finishes
Buildings and structures must use:
natural finishes wherever possible;
a mix of lightweight and textured external finishes;
masonry construction where variation is provided in texture and the façade uses a variety of finishes to break up the surface; and
open or transparent balustrades.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothesline which is screened from public view.
Protection of Privacy
To ensure privacy is protected between adjoining properties the development must:
provide screening devices to upper level balconies; and/or
have a minimum window sill height or 1.7 metres above floor level; and/or
be fitted with translucent glazing; and/or
be fitted with fixed external screens.
Landscaping Works
The development site must be landscaped in accordance with the Noosa Plan and Planning Scheme Policy PSP2 - Landscaping and Landscaping Code for that specific area and must include in particular:
the works shown on the approved Landscape Plans;
A minimum 2 metre wide landscaping strip along the Bottlebrush road frontage of the subject site, exclusive of the access driveway, generally uncompromised by infrastructure items; and
provision of 1 street tree within the road reserve for every 8 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.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
Fencing, Walls and Screening
Fencing must:
be located wholly within lot boundaries;
Not include CCA (copper chrome arsenic) timber products;
Be finished in neutral colour tones that blend with the surrounding landscape;
front fences are no more than 1.2 metres high or 1.8 metres if at least 50% transparent;
landscaping is provided between the fence and the street frontage; and
be setback a minimum of 1 metre from boundary with dense landscaping between boundary and fence.
any side boundary fencing must not exceed 2 metres in height from ground level.
Retention of Existing Trees
Trees located within the Council road reserve are to be protected and retained.
Prior to the prestart meeting, a bank guarantee or a bond of $5000.00 must be lodged as security for the protection of the trees identified for retention in the conditions of this approval The bond:
may be drawn upon by Council in its entirety if any one tree identified for retention is damaged to the point where the tree cannot be saved (as confirmed by the project arborist and agreed in writing by Council); and
will be returned upon practical completion of all the operational works relating to this development.
External Works
Bottlebrush Avenue must be upgraded for the length of its frontage to the subject site.  The works must include in particular:
construction of a pedestrian footpath in accordance with the conditions of this Decision Notice; and
removal of the existing property access and reinstatement of the kerb, footpath and verge area to match the balance of the site frontage, including the provision of topsoil and turf where the existing verge is grassed.
Condition 24 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Site Access and Driveways
A sealed access driveway must be provided from Bottlebrush Avenue to all parking and manoeuvring areas of the development. The works must include in particular:
a driveway crossover in generally in accordance with Council’s Standard drawings Rs-049 and RS-050 together with any associated addendum.
Car Parking
A minimum of 8 car parking spaces must be provided and marked on the site and made available and accessible at all times. The works must include in particular:
carparking provided in accordance with the approved plans;
1 visitor parking spaces within the total, which are clearly marked for that purpose and accessible at all times for visitor use; and
dimensions, crossfalls and gradients in accordance with Australian Standard AS2890: Parking Facilities.
Directional signage must be provided to direct visitors to the car parking spaces provided on site.
Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities must be provided for the development.  The works must include in particular a 1.5 metre wide footpath within the road verge for the entire length of the site’s frontage to Bottlebrush Avenue
Condition 28 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must include in particular the works generally as shown on drawing No. C30, Revision B prepared by RECOR engineers dated 22 February 2022.
Condition 29 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Services
Reticulated electricity and telecommunication services must be provided to the development in accordance with the standards and requirements of the relevant service provider.
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.
Prior to the commencement of the use certification must be submitted to Council from all relevant service providers (Energex, NBN and Unitywater) which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
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 designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All earthworks and associated retaining structures/batters, both temporary and permanent and both above and below ground level, must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
Certification must be submitted to Council from a qualified person* which certifies that the completed development has been constructed in accordance with the recommendations contained in the submitted Geotechnical Investigation Report No. 21286-001, Rev 0 prepared by Tectonic Geotechnical & Environmental Engineers dated 10 November 2021 and that the development has a minimum factor of safety against landslip of 1.5 in the long term. The certification must be submitted prior to the commencement of the use.
(Refer to advisory Note)
All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.

OPERATIONAL WORKS
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
C20	B	Bulk Earthworks Plan prepared by RECOR Engineers	22 February 2022
C30	B	Roads and Drainage Layout Plan prepared by RECOR Engineers	22 February 2022
C31	B	Roads and Drainage Details prepared by RECOR Engineers	22 February 2022
C40	B	Swept Path Analysis (1 of 2) prepared by RECOR Engineers	22 February 2022
C41	B	Swept Path Analysis (2 of 2) prepared by RECOR Engineers	22 February 2022
Currency Period
The Currency Period for this development approval lapses if the development has not substantially started by 20 April 2024, unless an application to extend the currency period is approved by Council.

PRIOR TO COMMENCEMENT OF WORKS
Engineering
Tree protection fencing must be installed under the supervision of the Project Arborist.  (Refer to Retention of Existing Trees Conditions)
All necessary approvals from external service providers (eg Unitywater) and external parties on which the development works are proposed have been obtained and a copy supplied to Council.
A condition report of the drainage system adjacent to the must be completed for agreement at the prestart meeting. The condition report is to include a CCTV inspection of the existing stormwater pits and pipes on both sides of Bottlebrush Avenue adjacent to the site.
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 6500. The pre-start meeting must include the relevant parties for the following aspects of the works:
civil engineering works;
landscape works;
erosion and sediment control works; and
other relevant parties.
A Construction Management Plan must be submitted to Council at least 5 business days 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 vehicle and 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.
Include a post out to the local residents advising of the proposed development, the expected time frames and the site contact details.
Include signage in prominent locations on the boundaries of the site advising of the proposed development, the expected time frames and the site contact details.
identification of complaint management procedures including:
contact details for the on-site manager;
dispute resolution procedures.
details on the location of external fill/dump sites, 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 must 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
The developer must meet any costs to repair damage to any Council asset during construction, where damage is a result of the development works. Damage to assets must be repaired immediately where it creates a hazard to the community. In circumstances where the damage does not create a hazard to the community, it must be repaired immediately on completion of the works associated with the development.
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;
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.
Pavement Design and Construction
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 vehicle and 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.
Pathways
All pathways must be constructed in accordance with the following requirements:
All footpath/cycleway must comply with Council’s Standard Drawing SEQ R-065.
All paths must have a slip resistant surface
Expansion and contraction joints must provide a flush finish. Installation of joints by saw cutting is preferred to ensure a smooth ride for cyclists
The required work includes any modifications to ensure the footpath finishes flush with all existing service covers and the like, or alternatively these services are raised or altered, so as not to create a pedestrian safety hazard
Pathways must:
terminate in a manner that ensures smooth transition to existing surfaces for public safety
be designed and constructed to comply with the Disability Discrimination Act (DDA), Access to Premises Standard, Austroads and relevant sections of AS1428 Design for access and mobility
Site Access and Driveways
Driveway crossovers must be constructed generally in accordance Council’s Standard drawings RS-049 and RS-050 together with any associated addendum
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 crossover/driveway:
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
Underground service conduits for water supply, electricity and any other services must be provided as part of the access driveway
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 the Standard. Test results as required by AS 3798, and a certificate of quality and uniformity of fill must be provided by a RPEQ and submitted to Council prior to the commencement of the use.
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 (eg 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 10 of Environmental Protection Regulation 2019) 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.
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.
The erosion and sediment control measures must be designed, installed and maintained in accordance with the supervising engineer instructions and the current best practice standards * (Refer to Advisory Note).
The developer must ensure non-essential exposure of soil is prevented by restricting the extent of disturbance and minimising the duration of soil exposure to adverse weather conditions and effectively turf, cover or stabilise any disturbed area without delay and prior to rainfall occurring.
The developer must ensure sediment does not leave the site or enter onto adjoining properties or Council’s drainage system due to surface runoff or on tyres of vehicles and/or machinery. It is essential to implement appropriate approved erosion and sediment control measures throughout the site during all phases of construction including vehicle shakedown pad/grid (or similar) at the access to the construction site. Where sediments or other contaminants are deposited on a road, they must be removed so as not to enter Council’s drainage system or waterways.
Prior to the completion of the development and commencement of use, 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.
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 COMMENCMENT OF THE USE
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.
Bonds must:
meet the requirements of council’s relevant Planning Scheme Policy for performance and uncompleted works;
be calculated using a schedule of works and relevant bond equation;
have approval of the bond calculations and amount from Council prior to lodgement;
be lodged with Council and accompanied by the Bond Administration Fee/s;
be requested for release by writing to Council, when relevant approval requirements have been met.
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 6 – Engineering Design Standards”, 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.
On Maintenance
All municipal works must be accepted ‘On Maintenance’ by Council in accordance with Council’s relevant Planning Scheme Policy prior to commencement of the use. 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.

LANDSCAPING
Prior To Commencement of Works
Prior to requesting a prestart meeting:
Tree protection fencing must be installed under the supervision of the Project Arborist;
Provide to Council a Tree Protection Bond* of $5000.00 for the trees located on Councils road reserve.
*(Refer to Advisory Note)
A condition report including photographs of the frontage of the site must be completed and submitted to Council at the prestart meeting.
A prestart meeting must be organised with Council’s delegate by calling 5329 6500 (giving at least five business days’ notice). The prestart meeting must be attended by the responsible persons for:
Landscape works;
Arboreal works;
Fauna management works;
Other relevant parties.

DURING CONSTRUCTION
Where damage occurs to any Council asset as a result of the development works, it must be repaired immediately where it creates a hazard that presents risk to person or property. Other damage must be repaired prior to completion of works.
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)
All works must be constructed and work procedure undertaken in accordance with:
The approved plans and conditions detailed in this Decision Notice;
b.	The relevant conditions of the higher order Material Change of Use approval viz. MCU21/0214 to which this approval relates;
All relevant Council Planning Scheme Policies, standard drawings, standard specifications and guidelines;
The latest version of Water Sensitive Urban Design Technical Design Guidelines for South East Queensland (Healthy Waterways) for all water quality devices to be constructed on site.
Landscape works must:
Delineate all planting to grassed area interfaces with steel garden 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.
Public amenity trees* must:
Meet Specifying Trees – a guide to assessment of tree quality (NATSPEC).
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.
*(Refer to Advisory Note)
Turfed areas must be must be free of pest, diseases and weeds and level with adjoining surfaces.
Pathways and Access Points
Paths of travel must:
Terminate in a manner that ensures smooth transition to existing surfaces for public safety;
Be designed and constructed to comply with the Disability Discrimination Act (DDA), Access to Premises Standard, Austroads and relevant sections of AS 1428, Design for access and mobility.
*(Refer to Advisory Note)
Retention of Existing Trees and Vegetation
All trees and vegetation identified for retention must be protected in accordance with AS 4970, Protection of trees on development sites.
Vegetation Clearing
Fauna or fauna habitat relating to minor approved tree removal/clearing works must be managed by a qualified person*.
*(Refer to Advisory Note)
All tree and vegetation removal works must be undertaken by a qualified person*.
*(Refer to Advisory Note)

FOLLOWING CONSTRUCTION
Supervision/Certification
Prior to commencement of use the following (prepared by respective qualified persons* and certifying compliance with approvals) must be submitted to Council:
Landscaping certification confirming all works have been constructed in accordance with conditions of approval.
NATSPEC certification (Specifying Trees: a guide to assessment of tree quality addressing each specimen).
(* Refer to Advisory Note)
Bonds
Bonds must:
Meet the requirements of the relevant Council Planning Scheme Policy for performance and uncompleted works.
Be calculated using a schedule of works and relevant bond equation.
Include GST.
Have approval of the bond calculations and amount from Council, prior to lodgement.
Be lodged with Council and accompanied by the Bond Administration Fee/s.
Be requested for release by writing to Council, when relevant approval requirements have been met.
Performance Bonds must be lodged for:
Streetscape Landscape.

On Maintenance
Maintenance periods* must be:
12 months for Streetscape
*(Refer to Advisory Note)
Prior to requesting an On Maintenance inspection the following (prepared by respective qualified persons* and certifying compliance with approvals) must be submitted to Council:
Landscaping certification.
Specifying Trees: a guide to assessment of tree quality (NATSPEC) certification (addressing each specimen).
Off Maintenance Inspection must be requested:
By contacting Council*
Only after lodgement of required certification and documentation.
Only after all works are confirmed in good order including:
Rectifying any damaged grassed areas.
Topdressing to grassed areas.
Remulching, fertilising and aeration of garden areas.
Replacement of plant material.
Removal of plant material impeding regulation sightlines.
*(Refer to Advisory Note)
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:
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.
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. For further information, please refer to https://www.noosa.qld.gov.au/planning-development/development-tools-guidelines/infrastructure-charges
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.
Private Infrastructure
All private infrastructure for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority.
Retention of Existing Trees
The existing trees on adjoining properties must be retained and protected during construction wherever achievable. To avoid doubt, this advisory note is not intended to exclude the operation of Chapter 3 of the Neighbourhood Dispute Resolution Act 2011 following construction of the development which is the subject of this development approval.
Bond
Tree Protection Bond:
may be drawn upon by Council if:
any trees identified for retention are damaged to the point where they cannot be saved (as confirmed by the site Arborist and agreed in writing by Council).
Removal of Existing Trees and Vegetation
Stockpiling mulch to the appropriate volume and separation is required for fire mitigation as well as optimum weed seed sterilisation.
Qualified Person
For the purpose of preparing a Landscape Plan, a qualified person is considered to be a landscape architect, landscape designer and/or horticulturist with a minimum of 3 years current experience in the field of landscape design.
Contact Council on 5329 6500 to arrange a prestart meeting or an inspection giving a minimum of five business days’ notice of preferred inspection time.
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.
Undertaking, supervising tree works and preparing arboriculture certification, is considered to be a person with a minimum three years current experience in tree protection, hazard identification/mitigation and Specifying Trees – a guide to assessment of tree quality (NATSPEC) assessment and either:
International Society of Arboriculture (ISA) certification; or
A Diploma of Arboriculture.
Managing Fauna protection is considered to be a certified Fauna Spotter Catcher.
Landscape Works
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.
Public amenity trees are defined as any tree located within public streets, parks or areas that will become publicly owned as a result of this development.

On Maintenance
Request for On Maintenance is the responsibility of the developer.  No credit will be given due to failure to request inspection.  Maintenance works are the responsibility of the developer and must include regular inspections, repairs, rectifications and establishment.  A single maintenance run immediately prior to inspection is not acceptable.
Off Maintenance
A re-inspection fee in accordance with Councils 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.
Prestart, On and Off Maintenance Inspections Request
Contact Council on 5329 6500 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 International Erosion Control Association Australasia Best Practice Erosion and Sediment Control.
Qualified Person, for the purpose of erosion and sediment control is a Certified Professional in Erosion and Sediment Control (CPESC) or suitably experienced Registered Professional Engineer of Queensland (RPEQ).
As a general rule, a site is determined to have achieved effective short-term stabilisation if at the time of the final 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.
General Advisory Notes
As the works are 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 drawings RS-049, RS-050 and RS-056 (a copy is attached).
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.
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Building Works	All building work.
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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