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Attachment 3 - 20150352 - Decision Notice
Attached to the e-mail Industrial Business Type 2 Production, Alteration, Repackaging & Repairing - MCU19/0011.
DEVELOPMENT APPLICATION DECISION NOTICE
Sustainable Planning Act 2009 s335
PAYNTER DIXON QLD PTY LTD
PO BOX 1206
MILTON 4064
16 September 2015
Approval For: NEW INDUSTRIAL BUILDING
Classification: 8
2
Approved Floor Area: 780m
Location: 29 EUMUNDI NOOSA ROAD NOOSAVILLE 4566
Property Description: L50 & L51 RP68719
Local Government Area: NOOSA COUNCIL
Approval Number: 20150352
The abovementioned development application has been approved in full with conditions by Mr Don Grehan on behalf of
Pacific BCQ. The conditions relevant to this approval are attached and are clearly identified to indicate whether they are
imposed by the Assessment Manager or a Concurrence Agency.
The following schedule provides all the relevant details:
Approval Type: Development Approval for Building works.
Date of Approval: 16/09/2015
Approval Documents: Those plans and specifications stamped “Approved” and bearing the abovementioned
“Approval Number” of Pacific BCQ.
Assessment Manager: Pacific BCQ.
Referral Agencies: Concurrence: Nil, Advice: Nil.
Referral Agency Details: N/A
Rights of Appeal
You may appeal against any matter stated in this Decision Notice. The appeal must start within 20 business days (10
business days for building advice agencies), after the Date of Approval. Extracts of your appeal rights under the SPA are
attached.
Yours faithfully
Don Grehan
Building Certifier
Accreditation No: A739669
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Assessment Managers Conditions:
General:
Pursuant to the provisions of the Sustainable Planning Act 2009 and the Building Act 1975, permission to undertake the
building work as outlined above is subject to the following conditions:
1. The builder must ensure a notice of inspection is given to Pacific BCQ, (Ph: 5412 1520) before proceeding past
the following stages of construction.
Please note: a minimum of 24 Hours’ Notice is required for inspections, work is not to progress past a mandatory
stage until Pacific BCQ or a competent person lawfully acting on our behalf has given authority to proceed.
Mandatory STAGE undertaken by
Building General
Pacific
Footing excavations (including pier holes) with reinforcing steel in place, prior to the
BCQ
placement of concrete.
RPEQ*
Building set out, confirming the siting of the building/s in accordance with the boundary Registered
clearance shown on the approved plans, prior to the placement of concrete. Surveyor
Pacific
Slabs, including suspended slabs, with formwork and reinforcing steel in place prior to the
BCQ
placement of concrete.
RPEQ*
Pacific
Masonry Block Work, with reinforcing steel in place, prior to the placement of concrete. BCQ
RPEQ*
Pacific
Framing, including structural members, tie-down and bracing prior to the installation of
BCQ
linings.
RPEQ*
Pacific
Final, on completion of all works relating to this approval.
BCQ
Pacific
As may be required by the Building Certifier.
BCQ
Inspections will be undertaken in accordance with the Guidelines for inspection of Class 2 to 9 Buildings Version 1
as published by Dept. of Housing and Public Works dated 29/06/2012.
Where inspections are to be undertaken by Registered Professional Engineer of Queensland (RPEQ*), Pacific BCQ
must be advised of their Name and Registration Number prior to the event.
2. Certification and Documentation: The following certificates of inspection and compliance and or additional
documentation is to be submitted from a suitably qualified person prior to the issue of a Form 11 – Certificate of
Classification, or prior to proceeding past the nominated stage of work:
CERTIFICATE TYPE REQUIRED
Registered Professional Engineer of Queensland (RPEQ*)certificates of satisfactory inspection of:
Footings (including pier holes). Form 16
Floor Slabs (including suspended slabs). Form 16
Masonry Block Work. Form 16
Structural (framing bracing and tie down). Form 16
Registered Land Surveyor certificates of confirmation covering the following elements:
Set-out. See Note 2
Competent Persons Design or Aspect Certificates (as indicated) covering the following elements:
Termite Barrier installation including diagram of treated areas. Form 16
Roof Trusses and Truss Layout. Form 15
Glass and window. Form 15
Waterproofing application. Form 16
Electrical systems: Emergency lighting See Note 2
Electrical systems: Exit signs See Note 2
Hydraulic systems: Fire hose reels Form 16
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Mechanical Systems: Mechanical ventilation and air handling systems. Form 16
Passive fire systems: Selection and installation of portable fire extinguishers and fire blankets. Form 16
Final Certificate - Water Supply and Sanitary Plumbing and Drainage
Other certificates as maybe required at the direction of the Building Certifier during the course of works. See Note 3
Additional Documentation:
Nil See Note 3
Note 1: Acceptability of certificates/documents is at the discretion of the Building Certifier, acceptance of certificates is subject to the
suitably qualified person being recognized as competent prior to certification of the building element.
Note 2: Written confirmation signed by the Registered or Licensed person or manufacturers printed specification is acceptable.
Note 3: The Building Certifier may require additional certification and or documentation under certain circumstances and will advise
of the requirement as the need arises.
3. All works subject to this approval are to be completed, inclusive of satisfactory final inspection and submission of
all certificates / documentation, no later than 2 years after the date of approval or this approval will lapse.
Where lapsing occurs, a new Development Approval will be required to continue or finalise the assessable
development and such approval may require compliance with any subsequent legislative amendments.
4. All building work shall comply with the Building Act 1975 and the Conditions of this Decision Notice and shall be in
accordance with the approved plans and specifications including any amendments or conditions shown in red. All
conditions must be satisfied prior to the issue of a Form 17 and or Form 11 – Certificate of Classification.
5. This approval is issued on the basis of assessment against the Deemed to Satisfy Provisions of the BCA, a certified
legible copy of the approved drawings and specifications is to be on the building site, available for inspection by the
Building Certifier at all times.
6. Submission of a further application for approval in relation to any proposed alteration or modification of any drawing
or specification pertaining to this approval.
7. On completion, the building or structure may only be used for purposes pursuant to the abovementioned
Classification as defined by the BCA.
Water & Sewer Infrastructure:
8. All services that may be affected by this construction shall be accurately located for alignment and/or depth prior to
commencement of works. Where sewer or stormwater access chambers are located within the property they are to
remain uncovered and accessible during and after construction. Should difficulty arise in locating any service please
contact relevant authority.
9. This approval does not include water connection; in most instances a separate application will be required from the
relevant authority.
Stormwater:
10. Stormwater off roofed areas (including rainwater tank overflows) is to be collected and discharged to protect the
building and other property (including neighbouring allotments) from adverse effects. The method of stormwater
disposal shall be in accordance with relevant local authority requirements.
In general stormwater off roofed areas is to be collected and discharged as follows:
(i) To a system of inter-allotment or subdivisional drainage.
(ii) Where inter-allotment or subdivisional drainage is not available the stormwater is to be discharged via
an underground pipe to the street channel;
(iii) Where grade or site characteristics do not permit the stormwater to be piped to a system of
inter-allotment or subdivisional drainage or the street channel, it is to be discharged via an underground pipe
with bubbler outlet or stormwater rubble pit located at least 3.0 metres on the downstream side of building
foundations and no closer than 3.0 metres from any adjacent buildings, structures or property boundaries in
a manner so as to cause minimum inconvenience to adjoining property owners.
11. The proposed roof area shall be provided with a complete drainage system and the gutters and downpipes shall be
connected by underground pipe to the stormwater drainage system shown on the approved plans.
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12. Surface water drainage is to be provided in to protect the building and other property (including neighbouring
allotments) from adverse effects and shall not be channelled so as to direct concentrated flow across a property
boundary.
In general:
(i) The site shall fall away from the structure at a minimum grade of 1:20 for a minimum distance of 1 metre
from the perimeter of the building;
(ii) The finished slab heights of habitable slab on ground buildings must be not less than 150mm above finished
ground, or 100mm above sandy well drained areas, or 50mm above paved or concreted areas than fall away
from the structure at a minimum grade of 1:20 for a minimum distance of 1 metre;
(iii) The ground beneath suspended floors must be graded so that the area beneath the building is above
adjacent external finished ground level and surface water is prevented from ponding under the building.
Building – General
13. A Registered Professional Engineer of Queensland is to inspect the relevant elements identified in the list of
required certificates and, at the completion of the designated inspections, sign and submit a Form 16 Inspection
Certificate.
Note: Footing inspection certificates are to be submitted to Pacific BCQ prior to the placement of concrete, all other
certificates are to be received and accepted by Pacific BCQ prior to the issue of a Form 11- Certificate of
Classification.
14. A termite barrier is to be installed to protect the building against the concealed entry of termites in accordance with
A.S.3660.1-2000. A Form 16 Aspect Certificate, issued by a QBCC licensed installer verifying compliance with
A.S.3660.1-2000 together with a diagram indicating the treated areas, is to be submitted to Pacific BCQ prior to the
issue of a Form 11- Certificate of Classification.
You are reminded that, In accordance with BCA, two (2) durable notices must be permanently fixed to the building in
separate but prominent locations advising of the inspection and maintenance requirements of the installed system.
15. A Form 15 Design Certificate issued by a licensed pre-fabricator covering trusses/roof framing, including tie down
calculations and specifications together with a layout plan, is to be submitted to Pacific BCQ prior to the issue of a
Form 11- Certificate of Classification.
The truss layout and tie down calculations and specifications are to be available on site at the time of frame
inspection.
16. All glass elements installed in the building, including window, doors, fixed panels, louvres, shower screens and
balustrading shall comply Part B1.3 (h) of the BCA. A certificate from the supplier, which states that the provisions of
AS 1288 - 2006 have been satisfied, is to be submitted to Pacific BCQ prior to the issue of a Form 11- Certificate of
Classification.
19. The masonry walls shall be constructed in accordance with Part B1.3 (a) and A2.3 of the BCA.
17. The proposed building or structure is to be sited strictly in accordance with the boundary clearances, and separation
distances shown on the approved plans. No part of the structure, including footings, gutters, retaining walls etc, is to
encroach beyond the boundaries of the prescribed allotment. A set out certificate signed by a Licensed Surveyor,
verifying setbacks from the prescribed property boundaries, is to be submitted to Pacific BCQ prior to the placement
of concrete for footings, all other certificates are to be submitted prior to the issue of a Form 11- Certificate of
Classification.
18. Walls located within 750mm of the property boundary must be maintenance free (no paint or render) and perimeter
termite barriers must be readily able to be inspected and maintained without encroachment on to adjoining
properties in accordance with MP 1.1 and 1.2 of the Queensland Development Code.
19. No part of the structure, including footings or gutters, shall encroach over or onto the registered easement.
20. All tie-down and bracing provisions in the building are to meet the minimum requirements AS 1170.2 – 2011.
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Building – Site Preparation and Earthworks
21. All excavation, earthwork and retaining walls shall comply with Building Act 1975 and relevant provisions of the local
authority’s planning scheme. All retaining works and embankments are to be completed prior to the issue of a Form
21 – Final Inspection Certificate.
22. Ground levels over easement may not be altered by either cut or fill without the specific approval of all parties to the
encumbrance.
Building – Egress
23. All doorways and doors serving as required exits or forming part of a required exit shall be readily openable without
a key from the side that would face any person seeking egress by a single hand downward action or pushing action
on a single device which is located between 900mm and 1200mm from the floor in accordance with Part D2.21 of
the BCA.
24. Where required, signing of doors such as fire doors, lifts and required exits indicating ‘Not to be used in fire’,’ Do not
obstruct’, ‘do not keep open’ etc shall comply with the part D2.23 and E3 of the BCA.
Building – Fire Safety
25. Fire Resistance Levels (FRL’s) of internal and external elements shall be provided to a degree not less than that
specified in Part C of the BCA. In general, walls requiring an FRL shall commence at the footings level or fire rated
floor slab and shall extend to the underside of a ceiling with the résistance to the insipient spread of fire, fire rated
floor slab or non-combustible roof covering. Where the building has a combustible roof covering, such walls must
extend to not less than 450 mm above the roof covering. Separating walls shall not be crossed by timber or other
combustible building elements (except for roof battens with a maximum dimensions of 75x50mm) and must have
any gap between the top of the wall and the underside of the roof covering packed with mineral fibre or other
suitable fire-resisting material.
26. Electrical, electronic, plumbing, mechanical ventilation, air-conditioning or other penetrations through fire rated walls
and floors shall be protected and fire stopped in accordance with Part C of the BCA. Where installed, proprietary
passive fire control systems shall be identical, in method and materials, with a prototype assembly of the service and
building element which has been tested in accordance with AS 4072.1 and AS 1530.4 and has achieved the
required FRL or resistance to the incipient spread of fire.
At the completion of the installation, a Form 16 Aspect Certificate signed by a QBCC Licensed Contractor holding
the requisite Passive Fire Protection Licences and certifying the compliance of the installation, shall be submitted to
Pacific BCQ prior to the issue of a Form 11- Certificate of Classification.
27. External walls of concrete and/or reinforced masonry are to satisfy the performance criteria of C1.11 of the BCA.
28. Fire Door/s installed in this project as to comply with AS/NZS 1905.1-2005 and AS 1905.2-2005 as applicable. At
the completion of the installation, a Form 16 Aspect Certificate signed by a QBCC Licensed Contractor holding the
requisite Passive Fire Protection Licences and certifying the compliance of the installation, shall be submitted to
Pacific BCQ prior to the issue of a Form 11- Certificate of Classification.
29. Portable fire extinguishers are to be provided in accordance with Part E1.6 of the BCA. At the completion of the
installation, a Form 16 Aspect Certificate signed by a QBCC Licensed Contractor holding the requisite Fire
Protection Licences and certifying the compliance of both the selection and installation, shall be submitted to Pacific
BCQ prior to the issue of a Form 11- Certificate of Classification.
30. Fire hose reels shall be installed in accordance with Part E1.4 of the BCA. At the completion of the installation, a
Form 16 Aspect Certificate signed by a QBCC Licensed Contractor holding the requisite licences and certifying the
compliance of the installation, flow rates and residual pressures shall be submitted to Pacific BCQ prior to the issue
of a Form 11- Certificate of Classification.
Building - Emergency Lighting, Exit Signs & Warning Systems
31. An emergency lighting system is to be provided in accordance with Part E4 of the BCA. A plan, prepared by a by a
suitably qualified person, showing the emergency lighting system layout and specification is to be submitted and
approved prior to its installation. Such documentation shall include a Form 15 Design Certificate.
At the completion of the installation, a certificate signed by a Licensed Electrician certifying the compliance of the
installation shall be submitted to Pacific BCQ prior to the issue of a Form 11- Certificate of Classification.
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32. Electrical supply to essential services shall be protected in accordance with Part C2.13 of the BCA. At the
completion of the installation, a certificate signed by a Licensed Electrician certifying the compliance of the
installation shall be submitted to Pacific BCQ prior to the issue of a Form 11- Certificate of Classification.
33. Illuminated fire exit signs are to be provided to all fire egress doorways and passages in accordance with Part E4 of
the BCA. At the completion of the installation, a certificate signed by a Licensed Electrician certifying the
compliance of the installation shall be submitted to Pacific BCQ prior to the issue of a Form 11- Certificate of
Classification.
Building - Sound Insulation
34. Separating walls and floors between two or more sole occupancy units and waste pipes or other penetrations that
serves or passes through such elements shall have a Weighted Sound Reduction Index (RW ) value and provide
insulation against impact sound not less than specified in Part F5.2 of the BCA or Section 3.8.6 of the BCA Vol 2
(Housing provisions) as applicable.
Building – Heath and Amenity
35. Light and ventilation is to be provided to all rooms in accordance with Part F4 of the BCA.
36. The mechanical ventilation system required to the amenities area is to comply with Part F4.5 of the BCA.
37. When installed, the mechanical ventilation and/or air-conditioning systems are to comply with Part F4.5 of the
Building Code of Australia 2006. At the completion of the installation, a Form 16 Aspect Certificate signed by a
suitably qualified person certifying the compliance of the installation shall be submitted to Pacific BCQ prior to the
issue of a Form 11- Certificate of Classification.
38. The door of every fully enclosed sanitary compartment shall open outwards, slide or be readily removable from the
outside unless there is a clear space of 1.2m between the closet pan within the sanitary compartment and the
nearest part of the doorway in accordance with Part F2.5 of the BCA.
39. Walls and floors of wet areas to be made impervious to water in accordance with the provisions of Part F1.7 of the
BCA. Proprietary waterproofing systems are to comply with the provisions of A.S 3740-2010.
Where applicable, a Form 16 Aspect Certificate signed by a QBCC Licensed Contractor holding the requisite
Waterproofing Licences and certifying the compliance of the installation, shall be submitted to Pacific BCQ prior to
the issue of a Form 21 Final Inspection Certificate.
40. Where floor wastes are provided, the wet area floors must be constructed so that water flows to the waste without
ponding.
41. Workplace areas and facilities for employees are to be designed and provided in accordance with the minimum
provisions of MP 5.1 of the QDC.
Building – Access and Facilities for the Disabled
42. Facilities for people with disabilities are to be provided in accordance with Part F2.4 of the BCA. Such provisions
must be designed and constructed in accordance with AS 1428-2009.
43. Access for people with disabilities must be provided to and within the building including any sanitary facilities and
other areas normally used by the occupants by means of a continuous path of travel from the allotment boundary
and from any accessible car parking space in accordance with Part D3 of the BCA.
44. Clear and legible signs, incorporating Braille, identifying each accessible sanitary facility, lift and path of travel to an
accessible entrance must be installed in accordance with Part D3 of the BCA.
45. Access and egress paths must be provided with tactile ground surface indicators in accordance with Part D3 of the
BCA.
46. Hearing augmentation devices shall be provided in accordance with Part D3 of the BCA.
General – Previous Approvals
47. The proposed development shall be carried out in accordance with the local authority’s Material Change of Use
Approval No: DWALLACE:PBA15/0007 Dated: 16 July 2015
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Codes for Self Assessable Development
The following indicates the self-assessable codes that apply to this application:
Schedule 1 of the Building Regulation 2006.
The Noosa Plan.
QDC MP 4.1 Sustainable buildings
QDC MP 4.2 Water savings targets
Further Development Approvals Required:
The following indicates the additional development approvals are or may be required separately:
Nil.
Concurrence Agencies Conditions:
Nil.
EXTRACT FROM THE SUSTAINABLE PLANNING ACT 2009
Applicants have a right to appeal to the Planning and Environment Court. (SPA 2009 s461)
(1) An applicant for a development application may appeal to the court against any of the following:
(a) the refusal, or the refusal in part, of a development application;
(b) a matter stated in a development approval, including any condition applying to the development, and the identification of a code under s242,
(c) the decision to give a preliminary approval when a development permit was applied for;
(d) the length period mentioned in s341;
(e) a deemed refusal.
1. An appeal under subsection (1)(a), (b), (c) or (d) must be started within 20 business days (the applicant’s appeal period) after:
(a) if a decision notice or negotiated decision notice is given—the day the decision notice or negotiated decision notice is given to the applicant; or
(b) otherwise—the day a decision notice was required to be given to the applicant.
2. An appeal under subsection (1)(e) may be started at any time after the last day a decision on the matter should have been made.
Applicants may also have a right to appeal to the Building and Development Dispute Resolution Committee. (SPA 2009 s527)
(1) An applicant for a development application may appeal to a building and development committee against any of the
following:
(a) the refusal, or the refusal in part, of the application;
(b) any condition of the development approval and another matter, other than the identification or inclusion of a code under s242, stated in the
development approval;
(a) the decision to give a preliminary approval when a development permit was applied for;
(b) the length of a period mentioned in s341;
(c) a deemed refusal.
(2) (An appeal under subsection (1)(a), (b), (c) or (d) must be started within 20 business days (the applicant’s appeal period) after:
(a) if a decision notice or negotiated decision notice is given—the day the decision notice or negotiated decision notice is given to the applicant; or
(b) otherwise: the day a decision notice was required to be given to the applicant.
(3) An appeal under subsection (1)(e) may be started at any time after the last day a decision on the matter should have been made.
Advice agencies have a right to appeal to the Building and Development Dispute Resolution Committee. (SPA 2009 s528)
(1) An advice agency may, within the limits of its jurisdiction, appeal to a building and development committee about the giving of a development
approval if the development application involves code assessment for the aspect of building work to be assessed against the Building Act.
(2) The appeal must be started—
(a) within 10 business days after the day the decision notice or negotiated decision notice is given to the advice agency; or
(b) for a deemed approval for which a decision notice or negotiated decision notice has not been given: within 20 business days after receiving a
copy of the deemed approval notice for the application from the applicant.
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