MCU14-0045 Delegated Report · MCU14/0045

DELEGATED REPORT
PLANNING

APPLICATION FOR DEVELOPMENT APPROVAL

Application no:	MCU14/0045 & OPW14/0268
	
Author:	Jack Lewis – Development Planner
APPLICATION DETAILS
Applicant:	MJ Davis
Proposal:	Development Permit for Material Change of Use - Multiple housing Type 2 Duplex; and Development Permit for Operational Work - Stormwater, Earthworks, Driveway & Landscaping
Properly Made Date:	26/06/2014
Information Request Date:	10/07/2014
Info Response Received Date:	18/07/2014
Date of Site Visit:	07/07/2014
Decision Due Date:	18/08/2014
Number of Submissions:	Not Applicable – Code

PROPERTY DETAILS
Property Address:	18 Edward St NOOSAVILLE  QLD  4566
RP Description:	Lot 10 RP 66617
Land Area:	653m2
Existing Use of Land:	Vacant

STATUTORY DETAILS
SEQRP Designation:	Urban Footprint
Planning Scheme:	The Noosa Plan (16 September 2013)
Planning Locality:	Noosaville
Planning Zone:	Attached Housing
Assessment Type:	Code

PROPOSAL:

The application seeks approval for a 2 x 3 bedroom duplex development at 18 Edward St, Noosaville. The duplex is to be developed as an attached two storey building with access provided to each of the units from  Edward and Elizabeth Streets.

The Locality Plan and Proposed Plans are included below:

SITE DETAILS:
Background / Site History
Application No.	Decision and Date
23821DA	Development Permit for a Duplex Dwelling (2 x 3 beds) – 7 April 2005 – Application Lapsed (6 October 2008)
23821DA.1	Change to Approval (Removal of Gum Tree) – 2 September 2005 – Application Lapsed (6 October 2008)
05/1063	Refusal for a Development Permit for Operational Works (10 May 2007) for the following reasons: The proposed development does not comply with the development approval conditions from the Material Change of Use granted on the site and the planning scheme policy’s relating to landscaping, storm water, access and car parking. Insufficient information has been provided to support the proposal.
05/0988	Development Permit for Building Works (Demolition of Existing Building) – 9 June 2005
Site Description
Site & Locality Description
Road Frontage	The site has 50m of road frontage to Elizabeth and Edward Streets.
Existing Significant Vegetation	There is a mature gum tree along the frontage of the site, at the junction of Elizabeth and Edward Streets.
Surrounding Land Uses/ Topography:	The site is flat and subject to flooding. The adjacent site to the east has recently been filled as part of a recent duplex development. The adjoining site to the north includes an original house, with the site having not been filled.

STATUTORY ASSESSMENT:

State Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala Assessable Development Area. The proposal is compliant with the relevant State Regulatory Planning Provisions.

State Planning Policy
The site is not mapped as being affected by any of the State Planning Policy’s state interests and is consistent with the Policy.

The Noosa Plan
The Multiple Housing Type 2 (Duplex) is a consistent use within the Attached Housing zone, subject to code assessment. The following table provides an assessment of the proposal against the key technical requirements of The Noosa Plan, with a discussion provided thereafter.

Criteria	Planning Scheme	Proposal	Complies
Population density	6.53	6.6	X
Plot ratio*	293m² (0.45:1)	292m²	
Site cover	261m²(40% max)	261m²(40%)	
Landscaping Area Frontage Rear	264m2 (60% soft landscaping) 6m 6m	420m2 (60% soft landscaping) 6.4m 5.1m	
Setbacks Frontage (Eliz St) Frontage (Edw St) Sides (garages) Sides (1st storey)	6m 6m Nil 2m	6.4m 5.1m 0.2m 2.0m	X
Building height in storeys in metres	2 storeys max 8 metres max	2 storeys 8.5m (from existing NGL 1.5m)	X
Roof form Roof Pitch Eave overhangs	5 degrees 600mm to 75%	5 degrees 600mm to 75%	
Carparking Fencing	3 min Setback1m avg  from frontage	4 0.6m to Edward St	X

Population Density
The population density for the Attached Housing Zone within the Noosaville Locality is 100 persons per hectare, whereas the population density within the Semi Attached Housing Zone on sites greater than 600m2 is 6.6 persons (allowing 2 x 3 bed units). This is considered an anomaly within the scheme, as the Attached Housing Zone is intended to allow for a higher population density. The development meets the Overall Outcomes of the Noosaville Locality Code pertaining to the Attached Housing Zone, with the scale respecting the character of the streetscape and surrounding development.

Front Setback
The site has dual road frontages to Elizabeth and Edward Streets. The development has been setback more than 6m to Edward Street and 5.1m for a section of the building to the longer Elizabeth Street frontage. The garage and façade of unit 2 has been setback more than the required 6m. The encroachment is only minor and allows for the building to vary in plane when viewed from the street, meeting the Specific Outcome of the code.

Building Height
Buildings within the Attached Housing Zone along Edward Street are required to be a maximum of 8m in height. The development is two storeys and exceeds the requirement by 0.5m for the development’s roof pitch, when measured from existing Natural Ground Levels (1.5m AHD). The site is required to be filled to obtain the minimum floor height requirement. Considering that the site is opposite the Visitor Mixed Use Zone (allowed 12m height) and meets the two storey requirement, the development is not considered to be out of scale with the surrounding streetscape and meets the specific outcomes of the code.

Fencing
The Probable Solution S51 requires front fencing to be setback an average of 1m from the front property boundary. The proposed development generally achieves this for the Elizabeth Street frontage, while the Edward Street frontage includes a 2m high block wall along the boundary at the location of the pool and recesses the rest of the wall back 600mm, as well as including a sliding gate along each frontage.

Council Development Engineer recommends the gate along the Edward Street frontage is required to be setback 1m from the front property boundary, so as to allow for safe queuing of vehicles entering the site. As a result the gate wall will allow for a 1m landscape setback for the majority of this street frontage. This will allow for appropriate planting in front of the wall and be compatible with the existing streetscape. Considering the site has a dual frontage and the development maintains a landscape setback to the majority of the street frontages, the 5m length of solid pool fencing will not detract away from the attractiveness of the street and is consistent with specific outcomes of the code.

Engineering and Operational Works

External Works
The frontage of the site is constructed although the majority of the Edward Street frontage has a dish drain instead of kerb and channel. A condition is included for the construction of kerb and channel to replace the dish drain. There are no footpaths in the sites frontages. There are footpaths across other development sites in the area and a condition has been included for the construction of the paths in the frontage of the subject site.

Stormwater
The issue of potential ponding of stormwater on the adjoining property due to the filling of the site was raised with the applicant. The consultant engineer has proposed a surface dish drainage system to accommodate the runoff from the adjoining property. Conditions have been included to ensure that no additional ponding is created on the adjoining property.

Access and vehicle manoeuvring
The issue of providing sufficient manoeuvring area for vehicles on-site such that they can exit the site in a forward gear was raised with the applicant. The consultant engineer has provided plans that demonstrate it is possible for Unit 1 to achieve the desired outcome (entry, reverse and exit in a total of 3 movements). The submitted plans indicate that Unit 2 requires an extra movement. It is considered that there is sufficient area within the landscaping forecourt of Unit 2 to achieve the desired outcome (entry, reverse and exit in a total of 3 movements). Conditions have been included for the manoeuvring areas.

Landscaping
The applicant was requested to amend the landscaping plan to allow for no planting of weed species, street trees and appropriate feature trees at the truncation of the site. The applicant has not amended the plans and appropriate conditions and annotations have been included for these changes.

CONSULTATION:

IDAS Referral Agencies

Not Applicable
Other Referrals
The application was forwarded to Unitywater and Council’s Development Engineer, with their assessment forming part of the report.

Public Notification

Not Applicable

CONCLUSION:

The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that can not be addressed by reasonable and relevant conditions.  The application is therefore recommended for approval.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. MCU14/0045 for a Multiple Housing Type 2 (Duplex) situated at 18 Edward St NOOSAVILLE  QLD  4566 as identified in the attached details recommended for the Decision Notice.

Development Application Number MCU14/0045

1.	APPLICATION DETAILS

Application No:	MCU14/0045 & OPW14/0268
Street Address:	18 Edward St NOOSAVILLE  QLD  4566
Real Property Description:	Lot 10 RP 66617
Planning Scheme:	The Noosa Plan (16 September 2013)

2.	DECISION DETAILS

The following type of approval has been issued:
Development Permit for Material Change of Use - Multiple housing Type 2 Duplex; and
Development Permit for Operational Work - Stormwater, Earthworks, Driveway & Landscaping

3.	RELEVANT PERIOD OF APPROVAL

The relevant period for the Material Change of Use development approval is 4 years starting the day that this development approval takes effect.

The relevant period for the Operational Works development approval is 2 years starting the day that this development approval takes effect.

4.	ASSESSMENT MANAGER CONDITIONS

Development Permit for Material Change of Use for Multiple Housing Type 2 (Duplex)

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 and annotations.
Plan No.	Rev.	Plan Name	Date
A01		Site Plan, prepared by Elenel Designs	16/07/2014
A02		Ground Floor Plan, prepared by Elenel Designs	16/06/2014
A03		Upper Floor Plan, prepared by Elenel Designs	16/06/2014
A05		Elevations, prepared by Elenel Designs	16/06/2014
A06		Elevations, prepared by Elenel Designs	16/06/2014
1164-SK01	B	Conceptual Stormwater Management Plan prepared by Contour	17/06/2014
LP1	A	Landscape Plan prepared by anembo consultants	23/06/2014
Development authorised by this approval must be undertaken generally in accordance with the Approved Plans listed within this Decision Notice.
Building Height
The maximum height of the development must not exceed 8.5 metres above the finished ground level and the natural ground level.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building do 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 $10,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the 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.
Building Appearance
All air conditioning units or other mechanical equipment must be located at ground level, or otherwise fully enclosed or screened such that they are not visible from the street frontages nor 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.
Fencing and Walls
The area of land between the fence and the front property boundary must be densely landscaped to screen any fencing from the street.
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
All clauses and by-laws of the proposed Community Management Statement must accord with the requirements of this Decision Notice.
Landscaping
The development site must be landscaped prior to the commencement of use.  The works must be undertaken in accordance the works shown on the Approved Plans, except where amended by these conditions.
2 x 45L street trees must be planted within the Elizabeth Street frontage. The trees shall be located so as to allow for adequate sight lines, and be clear of existing and proposed services within the road reserve, including the footpath.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
All landscape works must be established and maintained in accordance with horticultural best practice with construction techniques that allow for healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form.

ENGINEERING
External Works
Edward Street and Elizabeth Street must be upgraded for the length of their frontage to the subject site.  The works must include in particular:
Removal of the existing dish drain in the Edward Street frontage and construction of kerb and channeling. The kerb and channel must be similar to the existing barrier kerb and channel in the area and generally in accordance with standard drawing SEQ R-080 type B1. These works must also include any necessary modifications to the current formation of Edward Street.
Construction of a pedestrian footpath in accordance with the conditions of this Decision Notice.
Removal of any redundant property accesses, stormwater outlets 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.

This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
Site Access and Driveways
A sealed access driveway must be provided from Edward Street and Elizabeth Street to all parking and manoeuvring areas of the development. The works must include in particular driveway crossovers in accordance with IPWEAQ standard drawing SEQ R-050
Car Parking
A minimum of 3 car parking spaces must be provided on the site.  The works must include in particular:
Sufficient area within the site (in the proposed landscaping area) to permit a vehicle to reverse from the garaging and exit the site in a forward gear in a total of 2 movements.
Crossfalls, gradients and dimensions in accordance with Australian Standard AS2890: Parking Facilities.
The proposed sliding gate for Unit 2 must be setback a minimum of 1 metre from the Edward Street property boundary.

Footpath
The works must include a 1.5 metre wide concrete footpath within the road verge for the entire length of the site’s frontage to Edward Street and Elizabeth Street. The path must join smoothly with any existing path and the final alignment must be determined on-site in conjunction with Council’s Engineering Officer.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 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:
Collection and discharge of stormwater to the kerb and channel in Edward Street and Council’s drainage system in Elizabeth Street.
Provision of kerb adapters for all new outlet points.
Extension of the site stormwater system to accommodate surface stormwater runoff from the adjoining property (No 16 Edward Street), including registration of drainage easement in favor of Council, with a width sufficient to encompass all of the drainage structures and any overland flowpath.
The use of gravity stormwater drainage.

Electricity and Telecommunication Services
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.
Certification must be submitted to Council from all relevant service providers 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 fill and associated batters 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.
Where the development involves excavation or filling over, or adjacent to, drainage, water supply or sewerage infrastructure, all access chamber surface levels must be adjusted to provide a freeboard of 100mm above the finished ground surface level.
As the site is proposed to be filled, appropriate stormwater drainage structures must be installed within the site to collect and discharge stormwater runoff from the adjoining properties to prevent additional ponding/flooding on these properties.
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.

UNITYWATER
Water & Sewer Connections
Reticulated water supply and sewerage must be provided to the development.
Construction activities must not impede the access of Unitywater or Fire Brigade personnel to vital infrastructure (eg. valves, fire hydrants and sewer access chambers).
The fire-fighting demand on Unitywater’s water supply system from the development must not exceed 15 litres per second.
Separate 25mm PE water services must be installed to a common lot boundary with independent meters installed outside the boundary of the lot in accordance with Unitywater and SEQ Standard Drawings.
Meters must be Unitywater approved, installed in accordance with Unitywater requirements and remain accessible at all times for reading and maintenance purposes.
Water meters must be located on alternative boundaries to electrical pillars.
Buildings, and other structures must maintain a minimum clearance of 1.5 meters from Unitywater sewer mains, and 1.0 meter from a sewer manhole chamber or sewer inspection opening.
Storm water retention systems and gross pollutant traps must maintain a minimum clearance of 1.5 meters from Unitywater water supply and sewerage infrastructure.
Easements of between 3 and 10 metres must be provided over all Unitywater sewers located within property boundaries in accordance with the SEQ standards. Easements shall be centred over the pipe. Easement terms shall be the most current registered dealing held by the Department of Natural Resources & Mines and shall not be altered or amended.
Tree plantings must maintain a minimum horizontal clearance of 1.0 metre from Unitywater water mains and 1.5 metres from Unitywater sewerage mains. Landscaping plants within these clearances must be low growing when mature, and suitable approved varieties.
Construction works undertaken in the vicinity of Unitywater water supply or sewerage infrastructure must not adversely affect the integrity of the infrastructure. All costs associated with repair, replacement or alteration of infrastructure must be met by the applicant.

Development Permit for Material Change of Use for Multiple Housing Type 2 (Duplex)

PLANNING

Operational Works

Stormwater, Drainage Works, Landscaping & Earthworks

Prior to Commencement of Works
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 6244. The pre-start meeting must include the relevant parties for the following aspects of the works:
Civil engineering works;
Erosion and sediment control works

A Construction Management Plan must be submitted to Council 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 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
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
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
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. A condition report including photographs of the frontage of the site should be completed and submitted to Council at the prestart meeting or prior to any works commencing (where no prestart meeting is to occur).
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

Works Within Road Reserve/Reinstatement
Safe 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.
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
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 must be constructed so as not to concentrate stormwater runoff onto neighbouring properties or cause ponding of water within the road reserve

External Works
All pavement widening or corrections associated with the construction of the kerb and channel must join neatly to the existing pavement so that there are no irregularities in line or level resulting at or adjacent to the join for the length of the construction.  Where necessary the existing pavement must be brought to a satisfactory standard to allow for the above. All works must be in accordance with standard drawing SEQ R-170.
Earthworks
The finished surface levels of the site must be graded and shaped to ensure that all surface runoff is directed to the proposed drainage system, Edward Street and Elizabeth Street and not directed on to any adjoining property.
All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines on Earthworks for Commercial and Residential Development. Certification  must be provided by an RPEQ and submitted to Council the issue of the Certificate of Classification for the building.
Service Conduits under Existing Road Features
Electrical conduits or other services proposed to be installed under existing sealed carriageways, concrete pathways or concrete/sealed driveways must be installed by boring. Trenching is not permitted, unless specifically approved by Council.
Erosion and Sediment Control
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.
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).
Prior to the the issue of the Certificate of Classification, 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 (refer to advisory notes). 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.
Any exposed areas must be effectively stabilised without delay and prior to rainfall occurring.
Supervision/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.
All municipal works must be accepted ‘On Maintenance’ by Council in accordance with Council’s relevant Planning Scheme Policy prior to the 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 devices

As Constructed Plans
Prior to acceptance of civil works to become Council assets “On Maintenance”, the lodgement of satisfactory “As Constructed” records must be submitted to Council. The “As Constructed” information must include:
Drawings and data certified by a qualified experienced Civil Engineer (RPEQ) for design intent, and certified by a Licensed Surveyor in regard to the cadastre and the location, level and type of all services and structures.
The data must be in accordance with Council’s (Noosa Plan) – Planning Scheme Policy 5 – Engineering Design Standards – Roads, Drainage and Earthworks, and fully detail levels for all engineering works including but not limited to drainage structures, finished ground levels and pavement surface levels.
The data must be submitted in hardcopy form and digital format (Asset Design and As Constructed (ADAC)) in GDA94 Zone 56 coordinate values. Guidelines on the use of ADAC are available at www.adac.com.au

Landscaping
The site must be landscaped in accordance with The Noosa Plan’s Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines. In this regard a revised species list must be submitted to council prior to the pre-start meeting for Operational Works. The revised species list and plan must include the following:
Replace the 3 x Woyetia bifurcate - Foxtail Palms proposed for the truncation of the site with 3 x 45L native street trees in accordance with PSP 3 – Landscaping Plants and Guidelines.
Replace proposed agapanthus species with a species recommended within PSP 3 – Landscaping Plants and Guidelines.

During Construction
Fencing:  All fencing associated with this development must comply with the following:
be wholly located within the development lot
be of a quality and life expectancy commensurate with the building
be designed and installed in accordance with engineering and safety requirements
Landscape General - The following requirements apply to all landscape works:
All imported topsoil or ameliorated site soil complies with Australian Standard AS4419 and/or is appropriate for the proposed plant species
All tree stock must conform to NATSPEC criteria as outlined in Specifying Trees: a guide to assessment of tree quality
Mulch is to be aged, comprised of leaf and limb of varying sizes, free of foreign matter including, anthropogenic waste, rock, soil / sediment contamination and applied to ensure 100mm in depth
All necessary measures must be taken to prevent fire ants (or any stages of the fire ants life cycle) entering the work site. If fire ants are suspected, the applicant must contact the Department of Primary Industries & Fisheries Call Centre on 132523
Landscaping must not obstruct overland flow paths and must include adequate drainage to minimise ponding. Mulch or any floatable material must not be located in swales or overland flow paths
Landscaping must not encroach onto kerb and channel, footpaths, pedestrian or vehicular / circulation areas
Landscaping must not restrict access to service meters

Landscaping of Road Reserves - The following requirements apply to landscaping within road reserves:
Permanent ornamental lighting must not be installed within road reserve
Permanent irrigation must not be installed on road reserve.
Vegetation must not be subjected to any hedging maintenance regime and must be allowed to grow to its natural form.

Turf (verge): The applicant must ensure turf is in accordance with the following:
Turf species to be sustainable for local and design conditions without requiring irrigation
Turf is easily accessible and navigable by ride-on mowers with cutting decks of 2.1 metres wide
Be free of rocks and debris
Turf is rolled and joined smoothly and level with adjoining surfaces
Turf is pest, weed and disease free.

Following Construction
Ongoing maintenance: The site must be maintained to aesthetically compliment the surrounding local area for the life of the development. The maintenance must include:
Regular mowing, weeding and fertilising of turf verge
Replenishing of mulch to 100mm depth, fertilising and aeration of landscape areas
Cleaning of all external surfaces including prompt removal of graffiti
Replacement of dead or poorly performing plants
Inspection and assessment of all vegetation such that it does not adversely affect adjoining property or pedestrians
Remedial action if any vegetation poses a health or safety risk to site users or adjoining property.

UNITYWATER

Prior to Commencement of Construction
Unitywater must be advised in writing of the contractor's name and the proposed date of commencement of construction. A minimum of five days notice is required to enable inspections to be arranged, including a pre-start meeting on site. Phone Unitywater:  07 5409 3870
Pipe layer accreditation must be provided at the Pre-start meeting including “Century Plus” accreditation for DICL, “Pipeline Installation” for PVC and “Electrofusion/Butt Welding” for Polyethylene Pipe

During Construction
Water meters must be installed to each lot of the development in accordance with Unitywater requirements and SEQ Standard Drawings
Electrical pillars must be located on alternative boundaries to water meters
Tapping bands must be provided on the existing water main in Serenity Crescent. A poly service must be provided via a water conduit to the common property boundary terminating with a water meter in accordance with Unitywater’s Standards and SEQ Standard Drawings.  This shall be identified as work to be performed by Unitywater at the applicant’s cost
No building or structure can encroach within an existing or proposed sewer easement without the written approval of Unitywater
A minimum of 0.5 metres separation must be maintained between the outermost edge of   sewer access chambers or sewerage mains and the property boundary
Easements of between 3 and 10 metres must be provided over all Unitywater sewers located within property boundaries in accordance with the SEQ standards. Easements shall be centred over the pipe. Easement terms shall be the most current registered dealing held by the Department of Natural Resources & Mines and shall not be altered or amended.
Proposed tree plantings must maintain a minimum horizontal clearance of 1.0 metre from Unitywater water mains and 1.5 metres from Unitywater sewerage mains. Landscaping plants within these clearances must be low growing when mature and suitable approved varieties.
During the maintenance period the applicant must carry out necessary repairs to:  defects and/or damage of road works; drainage and associated work; water supply and sewerage reticulation and pump stations and associated equipment. These repairs include damage and/or alterations caused by third parties carrying out works within the development.
Construction works undertaken in the vicinity of Unitywater’s existing water supply or sewerage infrastructure must not adversely affect the integrity of the infrastructure.  All costs associated with repair, replacement or alteration to existing infrastructure must be met by the applicant.

Prior to Council Signing the Plan of Survey
As Constructed drawings shall be lodged in both hardcopy and ADAC digital format in GDA94 Zone 56 coordinate values. As constructed drawings will be required prior to works being accepted On Maintenance.  The GDA co-ordinates and AHD levels of all permanent survey marks installed shall be provided. The surveyed location, meter numbers and readings of water meters installed by the developer must be included in the as - constructed information.
A water meter record sheet must be completed and submitted to Unitywater prior to works being accepted on-maintenance
Upon completion of the works a certificate must be issued by a RPEQ certifying that the works have been constructed in accordance with Unitywater standards, and in compliance with the approved plans and specifications.  The works must be supervised by the Engineer in a planned and timely manner to ensure the integrity of the certification is upheld
Sewerage reticulation mains must be inspected by closed circuit television (CCTV) prior to the on and off maintenance inspections. Arrangements and costs for all CCTV inspections, if required, are the responsibility of the applicant. Unitywater requires the data format to be SEWRAT or WINCAM with digital video images on DVD.  The CCTV must be a tracked vehicle with rotating camera head and an inclinometer to measure the grade of the sewer line. The DVD must be provided to Unitywater prior to the on maintenance inspection.

Prior to Council Accepting the Works “Off Maintenance”
Sewerage reticulation mains must be inspected by closed circuit television (CCTV) prior to the off maintenance inspection. Arrangements and costs for additional CCTV inspections, if required are the responsibility of the applicant. The DVD must be provided to Unitywater prior to the off maintenance inspection.

5.	REFERRAL AGENCIES

Not Applicable.

6.	APPROVED PLANS

The following plans are Approved Plans for the development:

Approved Plans
Plan No.	Rev.	Plan Name	Date
A01		Site Plan, prepared by Elenel Designs	16/07/2014
A02		Ground Floor Plan, prepared by Elenel Designs	16/06/2014
A03		Upper Floor Plan, prepared by Elenel Designs	16/06/2014
A05		Elevations, prepared by Elenel Designs	16/06/2014
A06		Elevations, prepared by Elenel Designs	16/06/2014
1164-SK01	B	Conceptual Stormwater Management Plan prepared by Contour	17/06/2014
LP1	A	Landscape Plan prepared by anembo consultants (including annotations)	23/06/2014

7.	REFERENCED DOCUMENTS

Not Applicable.

8.	ADVISORY NOTES

The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:

Aboriginal Cultural Heritage Act 2003
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 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 Co-ordination Unit on 07 3238 3838 to discuss any obligations under the ACH Act.
Equitable Access and Facilities
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:
the Disability Discrimination Act 1992 (Commonwealth);
the Anti-Discrimination Act 1991 (Queensland); and
the Disability (Access to Premises – Buildings) Standards.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's Development Audit & Response Unit to arrange a Development Compliance Inspection.
Infrastructure Charges
This Development Permit triggers an “Infrastructure Charge Notice” to be issued in for Council “trunk” infrastructure in accordance with Council’s “Adopted Infrastructure Charges Resolution” under the State Planning Regulatory Provision (Adopted Charges) and the Sustainable Planning Act 2009.
Unitywater
The sewer to the south of the development is noted as a rising main on Unitywaters GIS system.
Unitywater live water mains and the Unitywater live sewer system must be undertaken by Unitywater at the applicant’s cost.
A 100mm diameter watermain is located within the road boundary fronting the development site in Edward Street. Construction works, heavy traffic crossing the main, excessive vibration and excavation close to the main may cause damage to the pipe. Extreme care is required when working close to this infrastructure. All costs associated with repair, replacement or alteration of infrastructure must be met by the applicant.
Connection of the proposed works to existing water supply and sewerage reticulation can only be performed by Unitywater. A quotation for such works will be prepared upon request.
Where connection to the existing reticulation system is required, the depth of the existing pipework must be determined prior to initiation of works to ensure that the connection can be made without the use of vertical bends.  Approval from Unitywater must be obtained where minimum pipe cover cannot be maintained.
Unitywater is not responsible for alterations to existing services that may be required when Unitywater is connecting new water mains to the live water network.  This may involve negotiations with other service authorities.
General Advisory Notes
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 Sustainable Planning Act 2009 must be made. Amended plans clearly indicating the changes must be lodged with this application along with the appropriate fees.
Prestart, On and Off Maintenance Inspections Request
Contact Council on 5329 6244 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 notifies otherwise
Erosion and Sediment Control
Accepted best practice standards include:
the Sunshine Coast Regional Council Manual for Erosion and Sediment Control V1.2 or other superseding document subsequently adopted by Noosa Council;
Best Practice Erosion and Sediment Control, International Erosion Control Association (2008)
As a general rule, a site is determined to have achieved effective short-term stabilisation if at the time of the request for “on maintenance”:
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.

If at the time of request for “on maintenance”, the method of short-term stabilisation has not achieved a level of stability that Council's Officers believe will have a high probability of achieving long term stability, Council Officers may take the following matters into consideration in determining whether the site is capable of achieving medium to long-term stability:

Evidence that the site has been effectively stabilised in the short term;
Evidence that soil has been adequately ameliorated;
Evidence that seed of annual and perennial grass species has been applied at an adequate rate; and
That grass seed has germinated at a density that is likely to achieve an effective grass cover.

For example, while hydromulch can provide an immediate and effective stabilising cover to soils, the protective cover can be relatively short-lived if vegetation fails to establish before the thin layer of mulch decomposes. So if hydromulch is selected as the method of temporary short term stabilisation, Council Officers will seek to confirm that perennial as well as annual grasses are well established to reduce the risk of instability of the site in the medium to long term. As a general rule, hydromulch will only be accepted as a “patch” fix and should comprise no more than 20% of the exposed site area due to the high risk of failure. Due to the requirement to progressively stabilise exposed areas, it is not envisioned that this will present any difficulties for an appropriately managed and compliant site

9.	PROPERTY NOTES

Not Applicable.

10.	PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME

Not Applicable.

11.	FURTHER DEVELOPMENT PERMITS REQUIRED

Development Permit for Building Work

12.	SELF ASSESSABLE CODES

Not Applicable.

13.	SUBMISSIONS

Not Applicable.

14.	REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME

Not Applicable.

15.	RIGHTS OF APPEAL

You are entitled to appeal against this decision.  A copy of the relevant appeal provisions from the Sustainable Planning Act 2009 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.  Taking this step will defer your appeal period, which will commence again from the start the day after you receive a “negotiated decision notice”.

16.	OTHER DETAILS

If you wish to obtain more information about Council’s decision, electronic copies are available on line or at Council Offices.

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FM6417/2-28/09/2012

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