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Delegated Report - Code - Planning OPW26 0086 (As Published)
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Development Engineer, Murray Nagle
Development Assessment
APPLICATION DETAILS
Application No. OPW26/0086
Applicant Grant Edward Bennett
Proposal Operational Works - Vehicle Crossover
Properly Made Date 20 July 2026
Information Request Date Not Applicable
Information Response Date Not Applicable
Decision Due Date 10 September 2026
Report Reviewed & Daniel Epps – 19 August 2026
Finalised By
PROPERTY DETAILS
Property Address 125 Cooroy Belli Creek Rd Cooroy Qld 4563
RP Description Lot 4 RP 167950
Land Area 6750.0000 m²
Existing Use of Land Residential
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Rural Residential
Precinct Not applicable
Local Plan Area Not applicable
Overlays Water Resource Catchment, Water Supply Buffer Area
Assessment Type Code
1. PROPOSAL
The application seeks approval for Operational Works - Vehicle Crossover.
The locality and proposal plan are included below.
Document Set ID: 25064511
Version: 2, Version Date: 18/08/2026
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Page 2
Figure 1 – Locality
Figure 2 – Proposed vehicle crossover location
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Figure 3 – Site Plan
2. DETAILS
2.1. Site Description
Rural Residential.
2.2. Surrounding Land Uses
Rural Residential, Rural.
3. ASSESSMENT
3.1. 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 (20 March 2026).
3.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Low Density Housing Zone Code;
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
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The site currently has a vehicle access from the primary frontage of Cooroy Belli Creek Road. The
proposal is for a second vehicle crossover from the second property frontage, Roberts Drive. The
second vehicle crossover is proposed to service a future shed which does not form part of this
application.
The plan submitted as part of the application material isn’t sufficient in detailing the extent of work
associated with the proposed vehicle crossover. The plans do not include a 1.5m seal to match
Roberts Drive, guideposts or stone pitching and the proposal includes a 200mm pipe in lieu of the
standard 375mm. The pipe acceptable due to minimal depth available in the table drain. It’s unlikely
that any conveyance of flow will be impacted. It is recommended that the remaining non-
compliances can be conditioned.
In considering the application, Council has reviewed the proposed secondary vehicle crossover
and location with respect to standard drawing RS-056.
Engineering considers that the proposed secondary vehicle crossover satisfies the relevant
provisions of The Noosa Plan 2020 and recommends the following conditions.
4. CONSULTATION
4.1. Referral Agencies
Not Applicable
4.2. Internal Council Referrals
Not applicable
5. 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 OPW26/0086 for Operational Works - Vehicle Crossover situated at
125 Cooroy Belli Creek Rd Cooroy Qld 4563 and described as Lot 4 RP 167950, it is recommended
the application be approved in accordance with the following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: OPW26/0086
Street address: 125 Cooroy Belli Creek Rd Cooroy Qld 4563
Real property description: Lot 4 RP 167950
Planning Scheme: Noosa Plan 2020 (20 March 2026)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for Operational Works - Vehicle Crossover
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
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4. ASSESSMENT MANAGER CONDITIONS
APPROVED PLANS
1. 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
- - Locality Plan 1/07/2026
Prepared by Applicant
- - Driveway Plan 1/07/2026
Prepared by Applicant
As Annotated by Council
CURRENCY PERIOD
2. The Currency Period for this development approval lapses if the development has not
substantially started by 19 August 2028, unless an application to extend the currency period
is approved by Council.
GENERAL CONDITIONS
Engineering
3. A condition report including photographs of the frontage of the site must be completed and
submitted to Council at the prestart meeting.
4. The principal contractor must have all the appropriate insurance and public liability
documentation to carry out the works. The principal contractor is also responsible to ensure
that any subcontractors also have the appropriate insurance and public liability
documentation. Certificates demonstrating currency of public liability insurance and works
insurance covering the works must be submitted to Council prior to the prestart meeting.
5. 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:
a. Civil engineering works;
6. A Construction Management Plan must be submitted to Council prior to the pre-start meeting
and must specifically address the following:
a. Traffic Management during the construction phase.
b. Appropriate traffic signage in accordance with the Manual of Uniform Traffic Control
Devices (MUTCD)
c. Provision for safe vehicle and pedestrian access across the frontage of the site both.
7. Any changes to the details associated with the Principal Contractor during construction, must
be notified to council in writing within five business days of the change occurring.
8. 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
9. The integrity and condition of any existing public or Council infrastructure and services
(above ground and/or underground) must not be adversely affected by the proposed works
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10. 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.
11. All works must be constructed and work procedure undertaken in accordance with:
a. the approved plans/documents and conditions detailed in this Decision Notice
b. all relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines
c. 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.
Works within Road Reserves
12. No removal of street trees is permitted without Council’s prior written approval.
13. 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.
14. All 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.
Driveways
15. Driveway crossovers must be constructed generally in accordance Council’s Standard
Drawings RS-056, RS-056.1 and any associated addendum.
16. 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.
17. The following must be complied with during the construction of the required
crossover/driveway:
a. the driveway surfacing must consist of an approved all-weather purpose material,
excluding the first 1.5m of the driveway measured from the existing road pavement
which must be sealed to match the pavement of Roberts Drive.
b. the driveway must be in accordance with the requirements of AS2890.1 Off-Street Car
Parking for longitudinal and crossfall gradients.
c. the driveway must be constructed so as to not concentrate or direct stormwater runoff
onto neighbouring properties
d. underground service conduits for water supply, electricity and any other services must
be provided as part of the access driveway
e. 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
f. have a minimum clearance of 500mm from any Unitywater/Energex/Telstra asset,
unless a written approval is obtained from Unitywater/Energex/Telstra and submitted
to Council.
g. any stormwater kerb outlet in close proximity to the edge of the new driveway must be
provided with an approved kerb adaptor
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h. any existing kerb sections requiring removal due to the works must be saw-cut and
removed to allow for a smooth and neat finish with the new driveway
18. 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.
Stormwater Drainage
19. The constructed driveway must not cause additional ponding on the road formation or the
road reserve.
Environment (Erosion and Sediment Control)
20. Prescribed Water Contaminants (as defined in the Environmental Protection Act 1994) 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.
21. The contractor must ensure non-essential exposure of soil is prevented by restricting the
extent of works and minimising the duration of soil exposure to adverse weather conditions.
Exposed areas must be suitably covered/stabilised/reinstated as soon as practicable and
prior to any predicted rainfall occurring.
22. Erosion and sediment control measures must be installed and maintained to minimise
erosion on the site and to minimise the export of sediment and associated pollutants from
the site. The erosion and sediment control measures must be designed, installed and
maintained in accordance with current best practice standards (refer to advisory notes).
FOLLOWING CONSTRUCTION
23. A final inspection and approval of the new driveway and completed reinstatement works by
Council’s Inspector is required. Please contact Council on 5329 6500 to arrange for the
inspection.
5. REFERENCE DOCUMENTS
Not applicable.
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
General Advisory Notes
1. 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-056.
2. 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.
3. 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.
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Prestart Inspections Request
4. Contact Council on 5329 6500 to arrange a prestart or an inspection giving a minimum of 5
business days notice of preferred inspection time.
It should be noted prior to arranging a pre-start meeting the Appeal Period of 20 business
days must have passed or the applicant must have provided Council with written confirmation
that the applicant has accepted the conditions of Decision Notice and waived their appeal
rights.
5. 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.
Environmental Advisory Notes
6. 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
7. Accepted best practice standards include International Erosion Control Association
Australasia Best Practice Erosion and Sediment Control.
Road Reserve Permit
8. This development permit provides the applicant with written authority to undertake the
prescribed works. Any additional activities that are undertaken inside Council’s road reserve
for the purpose of acting on this development permit may require a Road Reserve Permit.
These additional activities may include, but are not limited to, hoarding, pedestrian
diversions, laneway closures, etc. To apply for a Road Reserve Permit, or for more
information, Contact Council’s Road Reserve Officer at [email protected] Act 2014 – Fire Ant Control
Developers must remain vigilant for the presence of fire ants. Under the Biosecurity Act 2014,
individuals and businesses are responsible for ensuring that they follow the movement
controls for specific organic materials to help prevent the spread of fire ants within South
East Queensland’s fire ant biosecurity zones. Movement of a fire ant carrier from within a fire
ant biosecurity zone may need a biosecurity instrument permit. More information is available
on https://www.fireants.org.au/treat/business-andindustry/movement-controls.
Performance Bond Agreement
9. An applicant for a development application may make an agreement with an assessment
manager, referral agency or other person to establish the responsibilities, or secure the
performance, of a party to the agreement about a development condition.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Not applicable.
11. SUBMISSIONS
Not applicable.
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12. 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.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
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