Referral Agency Response - Planning RAP21 0020 · OPW21/0315

Page 2

          Plan    Rev.   Plan/Document Name                                       Date
          No.

          C0.0    -      Cover, prepared by Chris Clout Design                    23-09-21

          C1.0    -      Basement Floor Plan, prepared by Chris Clout 23-09-21
                         Design

          C1.1    -      Ground Floor Plan, prepared by Chris Clout Design        23-09-21

          C1.2    -      Upper Floor Plan, prepared by Chris Clout Design         23-09-21

          C1.3    -      Roof Plan, prepared by Chris Clout Design                23-09-21

          C2.0    -      Elevations, prepared by Chris Clout Design               23-09-21

          C2.1    -      Elevations, prepared by Chris Clout Design               23-09-21

          C3.0    -      Section, prepared by Chris Clout Design                  23-09-21

          C3.1    -      Section, prepared by Chris Clout Design                  23-09-21

          C6.0    -      Landscape Plan, prepared by Chris Clout Design           23-09-21

     Currency
3.   This Concurrence Agency response is no longer valid if the use has not commenced
     within 4 years of the date of this notice, unless otherwise extended in writing by Council.
     Built form
4.   The maximum height of the development must not exceed 8 metres above the finished
     ground level and the natural ground surface.
5.   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
6.   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
7.   A minimum of 20% of the site must be retained as soft landscaping.
     Landscaping must be in accordance with Council’s Planning Scheme Policy PSP2 –
     Landscaping.
ENGINEERING
     Site Access and Driveways
8.   A sealed access driveway must be provided from Wyuna Drive to all parking and
     manoeuvring areas of the development. The works must be:
     a.      generally in accordance with Council’s standard drawings RS-049 and RS-050;




                                                                                         Page 2 of 7

Page 3

      b.   generally in accordance with SCG’s plans:
           i.      31073-OW4.1, “Driveway Crossover Plan” dated August 2021;
           ii.     31073-OW4.2, “Driveway Long Section & Details”, dated August 2021; and
      c.   undertaken with written approval in accordance with Noosa Council driveway
           crossover approval conditions and adopted standard drawings for the crossover
           type as required by the planning scheme.
9.    The construction of the driveway must include a suitable flood barrier to prevent
      floodwaters from up to and including the 1%AEP event, entering the basement.
      Certification of the completed works from a Registered Professional Engineer of
      Queensland must be submitted to Council prior to the commencement of the use.
      Stormwater Drainage
10.   The site must be provided with a stormwater drainage system connecting to a lawful
      point of discharge. Stormwater discharged from the site must be directed to the kerb
      and channel in Wyuna Drive. The works must be undertaken generally in accordance
      with drawing number 31073-SW1.1 prepared by SCG Consulting Engineers dated
      August 2021
      Earthworks and Retaining Walls
11.   All earthworks must be undertaken in accordance with an Operational Works approval
      and be generally in accordance with drawings number 31073-OW3.1, “Earthworks &
      Piling Plan” prepared by SCG Consulting Engineers dated August 2021 and 31073-
      OW3.2 “Earthworks & Piling Detail” prepared by SCG Consulting Engineers dated
      August 2021
12.   All earthworks must be supervised by a Registered Professional Engineer of
      Queensland (RPEQ)
13.   All earthworks and associated retaining structures/batters, both above and below ground
      level and both temporary and permanent, must be contained entirely within the subject
      site unless written permission from the respective landowner(s) is provided to Council.
      All earthworks must be undertaken in accordance with the provisions of Australian
      Standard AS3798: Guidelines on Earthworks for Commercial and Residential
      Developments.
14.   Earthworks carried out on site must not affect the structural integrity of any of the
      adjoining lands and/or buildings and/or structures and/or services.
15.   All works must not adversely impact on the existing revetment wall located along the
      canal boundary.
16.   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.
17.   Prior to the commencement of the use certification must be submitted to Council from a
      qualified person* which certifies that the development has been constructed in
      accordance with the approved plans and best practise methods and that the
      development will remain stable in the longer term.
      *(Refer to advisory Note)
      Damage to Services and Assets
18.   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:
      a.   where the damage would cause a hazard to pedestrian or vehicle safety,
           immediately; or




                                                                                     Page 3 of 7

Page 4

      b.    where otherwise, upon completion of the works associated with the development.
      Any repair work which proposes to alter the alignment or level of existing services and
      assets must first be referred to the relevant service authority for approval.
      Erosion & Sediment Control
19.   At all times, the site must be managed in accordance with Healthy Land and Water
      Erosion and Sediment Control Toolkit for House Builders 2019, available at:
      https://hlw.org.au/download/erosion-and-sediment-control-toolkit-for-house-builders/ .
20.   A construction hold point with a council delegate and supervising RPEQ must be
      established prior to commencement of works under this approval. The hold point must
      be held as soon as reasonably practical and prior to the first rain event forecast following
      initial removal of soil stabilising material on the site. At the hold point inspection, all
      required site entry pad, downslope silt fences and upstream stormwater diversion
      controls must be installed.
      Acid Sulfate Soil
21.   A Geotechnical Engineer or other suitably qualified person experienced with Acid Sulfate
      Soils Management must be engaged at least two prior to the commencement of works
      in order to facilitate design and delivery of Acid Sulfate Soil related conditions in
      accordance with the following National Acid Sulfate Soil guidance documents:
      a. National Acid Sulfate Soils Guidance: National acid sulfate soils sampling and
         identification methods manual, Department of Agriculture and Water Resources,
         Canberra (Sullivan et al, 2018); and
      b. National Acid Sulfate Soils Guidance: National Acid Sulfate Soils Identification and
         Laboratory Methods Manual, Department of Agriculture and Water Resources,
         Canberra; and
      c. the Australian Standard 4969
22.   All excavation and dewatering works below the elevation of 5m AHD must be undertaken
      in accordance a Dewatering Management Plan that is prepared by a suitably qualified
      person, certified by the sites qualified person experienced with Acid Sulfate Soils
      Management and approved by Council prior to the commencement of the works. The
      dewatering plan must be submitted to Council for review a minimum 20 business days
      prior to commencement of works and in particular demonstrate that the construction and
      operational phase of the develo0pment will:
      a.    include an Acid Sulfate Soil and groundwater investigation prepared in
            accordance with the National Acid Sulfate Soil Guidance documents
      b.    identify whether depth of excavations can be reduced where reasonably possible
            to avoid disturbance and oxidation of potential acid sulfate soils below permanent
            groundwater levels;
      c.    not permanently or temporarily extract groundwater that results in the aeration of
            previously saturated ASS;
      d.    not result in potential or previously saturated actual ASS being aerated
      e.    nominate holdpoints during construction to facilitate for certification by the suitably
            qualified person experienced with Acid Sulfate Soils, as well as Council
            Development Engineer to ensure all possible avenues for continual dewatering
            below permanent groundwater level, including around pipework bedding that
            outlet to waterways, are appropriately sealed.




                                                                                           Page 4 of 7

Page 5

23.   The Geotechnical Engineer or other suitably qualified person must identify any
      infrastructure expected to be located in the expected cone of depression and likely to be
      within previously un-oxidised Potential Acid Sulfate Soils. Dilapidation report of this
      infrastructure must be completed prior to commencement of any dewatering activities
      on the site.
24.   All excavation and dewatering works must be undertaken in a manner that will not cause
      environmental harm or damage to surrounding infrastructure as a result of the
      developments interaction with actual or potential Acid Sulphate Soils. An environmental
      professional with a minimum of 5 years’ experience in the management and treatment
      of Acid Sulfate Soils must be engaged to supervise and certify compliance with this
      condition.
25.   All treated material must undergo verification testing to achieve neutralisation in
      accordance with the Queensland Acid Sulfate Soil Technical Manual: Soil Management
      Guidelines v4.0.
26.   Surface waters must be sampled and tested at a NATA certified laboratory to confirm
      the following water parameters are met prior to release from the site:
      a.    a pH range of 6.5-8.5 pH units;
      b.    50mg/L maximum total suspended solids concentration;
      c.    0.3mg/L maximum total iron concentration;
      d.    0.2mg/L maximum total aluminium concentration.
27.   Groundwater monitoring bores must be established and installed by a Geotechnical
      Engineer or other suitably qualified person experienced with Acid Sulfate Soils
      Management. The location of the groundwater monitoring bores must be certified by the
      Geotechnical Engineer or other suitably qualified person to be sufficient to identify any
      changes in groundwater levels as a result of proposed construction activities.
28.   Groundwater levels must, be monitored weekly for at least one month prior to
      construction activities likely to affect groundwater levels and daily during construction of
      those activities. Within 24 hours of identifying a reduction in groundwater levels below
      the lowest measured pre-construction levels, the Geotechnical Engineer must provide
      Council and Contractor with remediation strategies, and these must be implemented to
      prevent harm to receiving environments.
29.   All pipework within the saturated zone, that outlets direct to waterways must be fitted
      with buried headstocks at suitable intervals to prevent ongoing dewatering of
      groundwater along pipework bedding.
4.    REASONS FOR INCLUSION OF CONDITIONS

The proposal is subject to specific built form parameters outlined in The Noosa Plan.
5.    ADVISORY NOTES

The following notes are included for guidance and information purposes only and do not form
part of the referral agency conditions:
      Aboriginal Cultural Heritage Act 2003
1.    There may be a requirement to establish a Cultural Heritage Management Plan and/or
      obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
      The ACH Act establishes a cultural heritage duty of care which provides that: “A person
      who carries out an activity must take all reasonable and practicable measures to ensure
      the activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply
      with the duty of care. Substantial monetary penalties may apply to individuals or




                                                                                          Page 5 of 7

Page 6

     corporations breaching this duty of care. Injunctions may also be issued by the Land
     and Resources Tribunal, and the Minister administering the ACH Act can also issue stop
     orders for an activity that is harming or is likely to harm Aboriginal cultural heritage or
     the cultural heritage value of Aboriginal cultural heritage.
     You should contact the Cultural Heritage Unit to discuss any obligations under the ACH
     Act.
     Equitable Access and Facilities
2.   The plans for the proposed building work have NOT been assessed for compliance with
     the requirements of the National Construction Code - Building Code of Australia (Volume
     1) as they relate to people with disabilities. Your attention is also directed to the fact
     that in addition to the requirements of the National Construction Code as they relate to
     people with disabilities, one or more of the following may impact on the proposed
     building work:
     a.    the Disability Discrimination Act 1992 (Commonwealth);
     b.    the Anti-Discrimination Act 1991 (Queensland); and
     c.    the Disability (Access to Premises – Buildings) Standards.
     Sustainability
3.   In line with Noosa Council’s Corporate Plan, Council seeks to encourage sustainable
     building design for residential and commercial development. Council encourages the
     use of sustainable building materials, energy efficient fittings, solar hot water,
     photovoltaic systems (including the use of inverter/charges), water saving devices and
     rainwater       harvesting.       For        further      information       go       to
     http://www.noosa.qld.gov.au/sustainable-homes
     Infrastructure Charges
4.   All developments and/or changes to existing developments may require payment of
     “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges
     Resolution” made pursuant to the planning legislation and regulations current at the time
     of issue.
     Site Access and Driveways
5.   As this driveway is a private structure, the owner bears full responsibly for the standard
     of its construction, maintenance and any liabilities associated with its construction. It is
     recommended that professional advice be sought for the construction of the driveway to
     ensure that the driveway is constructed in accordance with standard drawing RS-049
     and RS-050 and RS-051.
     Building and Construction Industry (Portable Long Service Leave) Levy
6.   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
7.   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
8.   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:
     a.    is a Registered Professional Engineer of Queensland (RPEQ); and



                                                                                         Page 6 of 7

Page 7

       b.    has a degree in civil engineering or engineering geology; and
       c.    has a minimum of 5 years experience in the field of geotechnical engineering or
             engineering geology.
       Construction Management
9.     The site is located in a constrained location and the construction of the proposed
       development (demolition, excavation, deliveries, staff parking etc) has the potential to
       impact on the local area. If the construction of the proposed development requires
       occupation of the road reserve (verge area and/or road formation) for either short term
       or long term, a road reserve permit must be obtained from Council prior to any
       occupation of the road reserve. Please note any damage to the existing road reserve as
       a result of construction activities must be fully repaired at the applicant’s expense.
10.    A Construction Management Plan for the works must be prepared and put in place
       before the commencement of the works, and must address the following:
       a.    appropriate traffic signage in accordance with the Manual of Uniform Traffic
             Control Devices (MUTCD);
       b.    provision for safe pedestrian access across the frontage of the site both during
             daily construction and after daily construction has ceased
       c.    staff parking;
       d.    other construction vehicles.
       Private Infrastructure
11.    All private infrastructure for the development must be designed to meet the planning
       scheme requirements unless otherwise agreed by the relevant authority
6.     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




                                                                                        Page 7 of 7