Referral Agency Response - Planning RAP21 0038 · RAP21/0038

Officer: 	Maxwell Potter
Direct Telephone: 	07 5329 6334
Our Reference:	RAP21/0038
Your Reference:	20210482
20 December 2021
C McGuinness & A McGuiness
C/- Adapt Town Planning
PO Box 7618
SIPPY DOWNS   QLD   4556

[email protected]
Dear Sir/Madam,
Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as a concurrence agency for the application, completed its assessment of the application on 20 December 2021. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP21/0038
Street address:	49 Orealla Cres Sunrise Beach Qld 4567
Real property description:	Lot 178 RP 135361
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
type of development
The applicant seeks the following type of referral agency response:
Concurrence Agency Response for Dwelling House
concurrence agency conditions
PLANNING
When Conditions must be complied with
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.

Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.

Plan No.	Rev.	Plan/Document Name	Date
WD.104	DA3	Site Plan, prepared by Aboda	16/12/2021
WD.106	DA3	Driveway. prepared by Aboda	16/12/2021
WD.201	DA3	Lower Level Plan, prepared by Aboda	16/12/2021
WD.202	DA3	Upper Level Plan, prepared by Aboda	16/12/2021
WD.203	DA3	Roof Plan, prepared by Aboda	16/12/2021
WD.501	DA3	East Elevation, prepared by Aboda	16/12/2021
WD.202	DA3	North Elevation, prepared by Aboda	16/12/2021
WD.503	DA3	South Elevation, prepared by Aboda	16/12/2021
WD.504	DA3	West Elevation, prepared by Aboda	16/12/2021
WD.601	DA3	Sections, prepared by Aboda	16/12/2021
Building Height
The maximum height of the development must not exceed the height shown on the approved plans.
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.
Currency Period
This Concurrence Agency response is no longer valid if the use has not commenced within 4 years of the date of this notice, unless otherwise extended in writing by Council.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building Works. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Landscaping
Screening vegetation must be planted along the northern boundary for the length of the pool in accordance with Council’s Planning Scheme Policy PSP2 - Landscaping.  The planted vegetation must have a minimum pot size of 45L and consist of native, endemic species with a mature height of not less than 6m metres and a maximum spacing of 1.5 metre centres.

ENGINEERING
Site Access and Driveways
A sealed access driveway must be provided from Orealla Crescent to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
a driveway design prepared by a suitably qualified person,
existing and design levels/grades,
a driveway crossover generally in accordance with Council’s Standard Drawings RS-049 and RS-050 and any associated addendum,
a longitudinal section extending from the centre line of the road formation to the garage floor level with sufficient detail to demonstrate that vehicles (B99 as described in AS/NZS2890.1:2004) will not scrape or bottom out on the road formation or the access driveway when entering and exiting the site;
the full extent of transitions in the road reserve to the adjoining verge areas. Please note that Council will not support private retaining structures in the road reserve.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge or alternatively, must be disposed of on-site without causing scour or damage to the subject site or any adjoining property.
Geotechnical Stability
All works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through a Building approval.
*(Refer to Advisory Note)
Certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the recommendations contained in the Geotechnical Report for the development and that the development has a minimum factor of safety against landslip of 1.5 in the long term.
*(Refer to advisory Note)
Earthworks and Retaining Walls
All earthworks and associated batters/structures, both temporary and permanent, both above and below ground level, must be wholly contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council. All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
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.

reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the referral agency conditions:
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.
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid.
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years’ experience in the field of geotechnical engineering or engineering geology
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased
proposed fencing to the site during the construction phase of the development
approval of the Traffic Management Control Plan by the Department of Transport and Main Roads (DTMR) for any works on State controlled roads
provision for worker car parking
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, services and other relevant issues.
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
it is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at any time before the application is decided pursuant to section 30 of the Development Assessment Rules.

Yours faithfully,

Maxwell Potter
Graduate Development Planner

Enc:	Approved Plans/Documents

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PO Box 141		P. (07) 5329 6500	[email protected]	
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