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Delegated Report - Code - Planning OPW25 0121 (As Published)
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Development Engineer, Felix Gough
Development Assessment
APPLICATION DETAILS
Application No. OPW25/0121
Applicant PSP Developments Pty Ltd
Proposal Operational Works - Drainage Works, Earthworks, Landscaping,
Roadworks, Stormwater
Properly Made Date 18 July 2025
Information Request Date 13 August 2025
Information Response Date 1 September 2025
Decision Due Date 5 December 2025
Report Reviewed & Daniel Epps – 02/12/2025
Finalised By
PROPERTY DETAILS
Property Address 33a Pavilion St Pomona Qld 4568
RP Description Lot 7 SP 337814
Land Area 3.1640 Hectares
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Low Density / Rural
Precinct Not applicable
Local Plan Area Not applicable
Overlays Biodiversity, Bushfire, Flood, Landslide
Assessment Type Code
1. PROPOSAL
The application seeks approval for Operational Works - Drainage Works, Earthworks,
Landscaping, Roadworks, Stormwater.
Document Set ID: 24187118
Version: 9, Version Date: 04/12/2025
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Page 2
The locality and proposal plan are included below.
Figure 1 – Locality Plan
Figure 2 – Approved RAL23/0013.02 Plan
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2. SITE DETAILS
2.1. Site History
A negotiated decision notice was issued in 2024 for a Lot Reconfiguration (RAL23/0013), 1 lot into
8 including drainage lot. A change application (RAL23/0013.01) was submitted and withdrawn in
2024. A change application (RAL23/0013.02) was approved in 2025.
This operational works application has been submitted to address the road work, drainage work,
stormwater, earthworks and landscaping conditions of RAL23/0013.02.
2.2. Site Description
The development includes the construction of a new road, stormwater infrastructure and the
expansion of an existing bioretention basin for stormwater quality treatment.
The rear of the lot is affected by Cooroora Creek flooding. Compensatory cutting is provided to
offset the fill and maintain the sites flood storage capacity. Additional fill is required above the flood
immunity level to achieve acceptable sewer grades.
2.3. Surrounding Land Uses
The site is surrounded by Low Density Residential, and Rural zoned areas.
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 (25 September 2020).
3.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Works Codes;
• Overlay Codes;
The subject site is located in Pomona and is zoned Low Density Residential / Rural. The proposed
use is identified as a consistent use within the zone and is required to follow a code assessable
application process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
Earthworks
The applicant noted Unitywater granted a relaxation for minimum sewer grades, allowing the
earthworks levels to be reduced and removing the need for retaining structures at the end of new
Road 1, while maintaining the required stormwater and landscaping outcomes. The pads achieve
minimum flood immunity levels as required, compensatory cutting is provided to offset the fill and
maintains the sites flood storage capacity.
The earthworks are generally in accordance with the geotechnical report prepared by Tectonic, to
be included as a reference document.
Stormwater
Upstream catchments have been designed for with diversion swales for stormwater management,
incorporating freeboard and easements for the swales. A bioretention basin expansion has been
provided. The stormwater design is generally in accordance with the stormwater management plan
and NC Planning Scheme Policy 6 – Engineering Standards.
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Flooding
The earthworks balance confirms there is no net impact on flood storage volumes. Required flood
immunity level of 83.94m AHD has been achieved, comprising the 1% AEP level (83.44m) plus a
0.5m freeboard allowance.
Roadworks
The roadworks design complies with the engineering plans referenced in the higher order
reconfiguration permit and aligns with NC Planning Scheme Policy 6 – Engineering Standards.
Waste
A refuse collection vehicle (RCV) turnaround bay has been provided, with bin pads provided where
necessary.
Access
Driveway access has been provided for Lot 7.
Landscaping
The landscaping plans provided are generally in accordance with the conditions of the higher order
approval, with minor outstanding items to be address by providing amended plans prior to the
prestart.
Bonding
In the absence of any bonds associated with the higher order approval, it is recommended that a
$30,000 compliance bond be applied to this approval to address the risk associated with the works.
Engineering recognise that the risk associated with these works is low but suggest is cannot wholly
be addressed via just the Plan Seal process.
4. CONSULTATION
4.1. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Senior Environment Officer, Development Assessment
4.2. Other Referrals
The application was forwarded to the following external experts for review and/or comment:
• Stormwater Consultant – Leon Rowlands
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 OPW25/0121 for Operational Works - Drainage Works, Earthworks,
Landscaping, Roadworks, Stormwater situated at 33a Pavilion St Pomona Qld 4568 and described
as Lot 7 SP 337814, it is recommended the application be approved in accordance with the
following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: OPW25/0121
Street address: 33a Pavilion St Pomona Qld 4568
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Real property description: Lot 7 SP 337814
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for Operational Works - Drainage Works, Earthworks, Landscaping,
Roadworks, Stormwater
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
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
C001 A General Notes Prepared by Barlow Shelley 11/07/2025
C100 D Bulk Earthworks Plan Prepared by Barlow 13/11/2025
Shelley
C110 D Earthworks Sections Prepared by Barlow 13/11/2025
Shelley
C200 C Roadworks and Drainage Plan Prepared by 13/11/2025
Barlow Shelley
As Annotated by Council
C220 B Road 1 Longitudinal Section Prepared by 13/11/2025
Barlow Shelley
As Annotated by Council
C221 C Road 1 Cross Sections Prepared by Barlow 13/11/2025
Shelley
C222 C Driveway 1 Sections and Details Prepared 13/11/2025
by Barlow Shelley
C300 C Stormwater Catchment Plan Prepared by 13/11/2025
Barlow Shelley
C320 C Stormwater Longitudinal Sections Sheet 1 13/11/2025
Prepared by Barlow Shelley
C330 C Stormwater Calculations Prepared by 13/11/2025
Barlow Shelley
C340 D Stormwater Structures and Cut-off Drain 27/11/2025
Details Prepared by Barlow Shelley
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C350 C Bio-Basin Plan and Details – Sheet 1 13/11/2025
Prepared by Barlow Shelley
C351 B Bio-Basin Plan and Details – Sheet 2 29/08/2025
Prepared by Barlow Shelley
C360 A Bio-Basin Access Track Longitudinal - and 13/11/2025
Typical Cross Section Prepared by Barlow
Shelley
D25071-CS-01 C Drawing Overall Plan, prepared by The 24/10/2025
Landscape Group
D25071-LE-02 C General Notes and Specifications, prepared 24/10/2025
by The Landscape Group
D25071-LE-03 C Legend and Planting Palette, prepared by 24/10/2025
The Landscape Group
D25071-LE-05 C Overall Landscape Revegetation Plan, 24/10/2025
prepared by The Landscape Group
D25071-LP-01 C Landscape Plan Sheet 01 of 06, prepared 24/10/2025
by The Landscape Group
D25071-LP-02 C Landscape Plan Sheet 02 of 06, prepared 24/10/2025
by The Landscape Group
D25071-LP-03 C Landscape Plan Sheet 03 of 06, prepared 24/10/2025
by The Landscape Group
D25071-LP-05 C Landscape Plan Sheet 05 of 06, prepared 24/10/2025
by The Landscape Group
D25071-LP-06 C Landscape Plan Sheet 06 of 06, prepared 24/10/2025
by The Landscape Group
D25071-DT-901 C Landscape Details, prepared by The 24/10/2025
Landscape Group
N/A V3 Covenant Rehabilitation Plan (CRP) v3, 30/05/2025
prepared by North Coast Environmental
Services
862-IP2507-D Rev Fauna Management Plan, prepared by 1/08/2025
0 AWEC Environmental Consultants
Plans Requiring Amendments
Plan No. Rev. Plan/Document Name Date
D25071-LE-04 C Planting Palette, prepared by The 24/10/2025
Landscape Group
Amendments • Update plans to include 4 plants per square metre for
planting area C ‘Swale Pathway Planting’ Schedule.
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• Update maintenance access ‘Top of Bund treatment’ to be
Turf or gravel or similar capable of being traversed by a
maintenance vehicle.
D25071-LP-04 C Landscape Plan Sheet 04 of 06, prepared 24/10/2025
by The Landscape Group
Amendments • Update the plans to include 30 trees, each with a minimum
pot size of 300mm, evenly distributed across the batters on
the northern side (end) of the new road and the batters
(north and west)within Lot 7. The plant species to be utilised
must include:
i. Grevillea ‘Honeygem’
ii. Syzygium leuhmannii
iii. Backhousia citiodora
iv. Tristaniopsis laurina ‘Luscious’
v. Callistemon viminalis.
vi. Waterhousea floribunda
CURRENCY PERIOD
2. The Currency Period for this development approval lapses if the development has not
substantially started by 28 November 2027, unless an application to extend the currency
period is approved by Council.
SITE SPECIFIC CONDITIONS
3. Prior to the Operational Works prestart meeting receipt of amended landscape plans
approval is required.
4. A lock and rail must be provided within Lot 8 at the entrance to the maintenance access track
to the bioretention basin. The lock and rain must be located wholly within Lot 8 and the
associated drainage easement.
Bonds
5. A site control and/or compliance bond of $30,000 is to be submitted to Council prior to the
pre-start meeting. The pre-start meeting will only be held once Council's Construction
Engineering Officer has confirmation that the bond monies have been received by Council.
The bond will be refunded less any costs incurred by Council in ensuring compliance with
these conditions or any additional inspections incurred for substandard work or work
undertaken not in accordance with this permit.
6. Prior to the Operational Works prestart meeting, a bank guarantee or a bond of $10,000 must
be lodged as security for the completion of the street trees, rehabilitation works and three-
year performance maintenance period identified in the conditions of this approval.
7. The following amounts of the bank guarantee/bond may be returned at the end of each
performance criteria year following Council approval as follows:
a. Year 1 and 12 month street tree maintenance period - $2,500
b. Year 2 - $2,500
c. Year 3 - $5,000
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8. Council reserves the right to stop and start the maintenance period depending on
performance.
Bonds must:
a. meet the requirements of Council’s Planning Scheme Policy 4 Performance Bonds and
Planning Scheme Policy 6 Engineering Design Standards;
b. be calculated based on an agreed schedule of works (for Maintenance Bonds only);
c. be lodged to Council with the relevant bond administration fee(s); and
d. be requested for release by writing to Council when relevant approval requirements
have been met.
PRIOR TO COMMENCEMENT OF WORKS
9. All necessary approvals from external service providers (e.g., Unitywater, Energex and NBN)
and external parties on which the development works are proposed have been obtained and
a copy supplied to Council.
10. Copies of the approved plans, duly signed by the consultant Registered Professional
Engineer of Queensland (RPEQ) must be provided to Council’s Engineering Officer
Construction at the “pre start” meeting.
11. A condition report including photographs of the frontage of the site must be completed and
submitted to council at the prestart meeting / prior to any works commencing.
12. Certificates demonstrating currency of public liability insurance and works insurance covering
the works must be submitted to Council prior to the prestart meeting.
13. 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;
a. Landscape works;
b. Arboreal works;
c. Erosion and sediment control works; and
d. Other relevant parties.
14. 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 all aspects of the construct phase including:
i. 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;
ii. Maintenance of safe vehicle and pedestrian access across the frontage of the
site both during daily construction and after daily construction has ceased;
iii. Proposed fencing to the site during the construction phase of the development;
iv. Adequate parking arrangements for construction workers; and
v. No queuing of trucks is permitted on residential streets, especially prior to
7.00am. Further parked trucks must have engines turned off.
b. Maintenance and protection of water quality and existing drainage lines through the
construction site through the implementation of appropriate erosion and sediment
control measures;
c. Works programme identifying key components of the works and their respective
durations;
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d. 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;
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details;
f. Include signage in prominent locations on the boundaries of the site advising of the
proposed development, the expected time frames and the site contact details;
g. identification of complaint management procedures including:
i. contact details for the on-site manager;
ii. dispute resolution procedures; and
h. For haulage operations involving significant volumes of fill material or excavated
material being transported onto or off the site: details on the location of external fill
sites/sources, the haulage route, type of vehicle to be utilised during filling operations
and frequency of usage. Any damage to the existing road system as a result of haulage
operations shall be fully repaired at the applicant’s expense.
15. Any changes to the details associated with the supervising RPEQ or Principal Contractor
during construction, must be notified to council in writing within five business days of the
change occurring.
16. 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
17. 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.
18. 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.
19. 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. The relevant conditions of the higher order Reconfiguration of Lot approval viz.
RAL23/0013.02 to which this approval relates;
c. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines; and
d. 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.
New Road
20. All pavement construction 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.
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21. All street surfacing must consist of a minimum depth of 30mm of an approved hot mixed
asphaltic concrete, unless other pavement types are approved as feature areas in
intersection thresholds, speed control devices, turning areas, indented parking etc.
22. The installation and/or modification of any traffic signs, street signs, line marking and Raised
Reflective Pavement Markings (RRPMs) must be in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD). New or relocated signage must be installed using the VLok
installation system. All new signage must be Class 1 retroreflective material in accordance
with AS 1906.1, Retroreflective materials and devices for road traffic control purposes – Part
1: Retroreflective sheeting.
23. The developer must notify Council’s Traffic Engineer for any works involving the removal or
modification of existing council traffic signs and/or parking bays prior to such works
commencing.
Pavement Design and Construction
24. The pavement designs shown on the engineering drawings are not approved. To attain
approval for the pavement design, the following details must be submitted and certified by
an RPEQ with the proposed pavement design.
a. The design CBR must be based on the four day soaked CBR value for the subgrade
material;
b. The design subgrade CBR must be representative of each homogenous insitu section
of finished subgrade. With respect to each section:
i. For four or less test results, the design CBR must be taken as the least
estimated insitu CBR result; or
ii. For five or more test results, the design CBR must be taken as the 10th
percentile of all estimated insitu CBR results;
c. The samples must be taken generally in the position of the outer wheel path on both
sides of the proposed road. A sketch plan showing the location of all tests must be
submitted with the test results for pavement design approval; and
d. Where imported material has been (or is proposed to be) used for subgrade
replacement, and the depth of the imported material is less than 300mm, the pavement
design CBR must be based on the testing results of the insitu material and not the
imported material.
25. A hold point inspection is required with a Council delegate upon completion of the following
stages of road construction:
a. subgrade; and
b. base course (pre-seal).
At the time of the inspection(s), the pavement layer must exhibit no visible signs of
deformation under proof rolling by a fully loaded water truck to the reasonable satisfaction of
Council. The pavement layer will not pass the inspection until this requirement has been
achieved.
26. 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 and must be certified by an RPEQ.
Works within Road Reserve
27. 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.
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28. 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.
29. Electrical conduits or other services proposed to be installed within existing and proposed
road reserves under existing sealed carriageways, concrete pathways, concrete/sealed
driveways or significant vegetation must be installed by boring. Trenching is not permitted,
unless specifically approved by Council.
Pathways
30. All pathways must be constructed in accordance with the following requirements:
a. All footpath/cycleway must comply with Council’s Standard Drawing SEQ R-065;
b. Provision must be made for disabled access at all kerb crossings associated with
pathways, in accordance with Council's current standards;
c. All paths must have a slip resistant surface;
d. Expansion and contraction joints must provide a flush finish. Installation of joints by
saw cutting is preferred to ensure a smooth ride for cyclists;
e. 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; and
31. Pathways must:
a. terminate in a manner that ensures smooth transition to existing surfaces for public
safety; and
b. 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.
Driveways
32. Driveway crossovers must be constructed in accordance with council’s Standard Drawings
RS-049 and RS-050.
33. The following must be complied with during the construction of the required
crossover/driveway:
a. The driveway surfacing must consist of either an approved hot mixed asphaltic
concrete or patterned/plain concrete
b. The driveway must be constructed so as not to concentrate stormwater runoff onto
neighbouring properties;
c. underground service conduits for water supply, electricity and any other services must
be provided as part of the access driveway;
d. 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;
e. 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;
f. the property access must be located a minimum of 1m clear of existing power poles,
streetlights or other signage; and
g. The developer is responsible for any necessary relocation of existing services to
provide this clearance and must contact the relevant service authorities and comply
with their requirements in relation to these works.
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Geotechnical Stability
34. All works must be carried out in accordance with the recommendations contained in the
reference document Geotechnical Investigation (25221-001-Rev0) dated 28 August 2025
and prepared by Tectonic listed within this Decision Notice.
Earthworks and Retaining Walls
35. All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines
on Earthworks for Commercial and Residential Development, with geotechnical testing
undertaken in accordance with Section 8 of the Standard, and to a minimum of ‘Level 1’ as
defined in Appendix B. Test results as required by AS 3798, and a certificate of quality and
uniformity of fill shall be provided by a RPEQ and submitted to Council.
36. Fall protection must be provided to retaining walls that are over 1m high.
37. Slope and batters are a maximum grade of:
a. 1 in 6 where in proximity to waterbodies;
b. 1 in 4 for grassed areas;
c. 1 in 3 for planted areas; and
d. 1 in 2 and steeper for combined structural engineering and planting solutions.
38. All combined structural engineering and planting solutions for batters with a grade of 1:2 or
steeper must be certified by a Registered Professional Engineer of Queensland (RPEQ)
before Council will sign the plan of survey. Certification must confirm that all surfaces are
stabilised using techniques that provide immediate short-term stabilisation and continued
effectiveness through the medium and long term.
Stormwater Drainage & Flooding
39. All works must be undertaken in accordance with the approved plans and reference
document Flood & Stormwater Management Plan (23-0167SMP01, Rev. 4) dated 15 July
2025 and prepared by Colliers to ensure that there is no net-loss of flood plain storage or
any off-site flood impacts for all events up to the 1% AEP (2100) event.
40. Appropriate scour protection must be provided at the outlet of all stormwater pipes including
temporary outlets.
41. Works associated with this permit must not adversely impact on the existing drainage
conditions on other properties (e.g., by blocking or interfering with natural overland flows).
42. Construction of all internal stormwater drainage works must comply with the relevant
section/s of Australian Standard AS/NZS 3500.3.
Bioretention Basins – Construction
43. The bioretention devices must be constructed in accordance with the document Construction
and Establishment Guidelines: Swales, Bioretention Systems and Wetlands (Water by
Design, 2009). Option 1 of the staged construction and establishment methods is to be
followed as documented in the guidelines
44. During construction and establishment of the bioretention devices, the supervising RPEQ
must ensure that the device is constructed in accordance with the document Construction
and Establishment Guidelines: Swales, Bioretention Systems and Wetlands (Water by
Design, 2009) and that the forms contained in section 3.15 including the associated
supporting information and data are completed. These forms and certification from the RPEQ
that the device has been constructed in accordance with the Construction and Establishment
Guidelines: Swales, Bioretention Systems and Wetlands (Water by Design, 2009), all
conditions of approval, and the approved engineering drawings must be submitted to Council
prior to plan sealing
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45. A construction hold point with a council delegate must be established once the bioretention
device underdrainage pipe work is installed. At the time of inspection, a sample of the
drainage layer, transition layer, and filtration media materials must be stockpiled on-site.
Laboratory results must be provided for the filter media which demonstrate that the media
complies with the specifications contained in the latest version of the “Guidelines for Soil
Filter Media in Bioretention Systems” (produced by the Facility for Advancing Water
Biofiltration) and that the minimum hydraulic conductivity specified on the approved
engineering plans will be achieved. In addition laboratory results must be provided
demonstrating that the transition layer and drainage layer meet the following bridging criteria:
a. D15 (drainage layer) ≤ 5 × D85 (transition layer)
b. D15 (transition layer) ≤ 5 × D85 (filter media)
Bioretention Basins – Maintenance & handover
46. Following installation of the filter media for the bioretention devices, a temporary cover
consisting of a suitable geotextile covered with soil and turfed is to be immediately installed.
This temporary cover is to be maintained in place for a minimum period of 24 months
following acceptance of the bioretention devices On Maintenance or until 80% of building
works has been completed (whichever occurs first). Following this period the temporary
cover is to be removed, and the approved plantings installed. The bioretention devices are
then to be appropriately maintained for a minimum period of 12 months prior to being
accepted as Off Maintenance by Council’s delegate.
47. A construction hold point with a council delegate must be established when the temporary
cover is to be removed from the bioretention device an inspection must be arranged with
Council’s delegate.
48. Prior to acceptance of the basin either on or off maintenance, council must receive evidence
that the results for the in-situ hydraulic conductivity testing conducted in accordance with
FAWB PRACTICE NOTE 1: In Situ Measurement of Hydraulic Conductivity Belinda Hatt,
Sebastien Le Coustumer April 2008 for the bioretention filter media achieve the design
criteria.
49. Subsoil drains are to be cleaned out and accumulated sediment manually removed from the
surface of basin and coarse sediment forebays at Off Maintenance and as required during
the maintenance period.
50. All stormwater quality treatment devices must be maintained by the development in
accordance with Water by Design (2009) Maintaining Vegetated Stormwater Assets (Version
1) until they are accepted as Off Maintenance by Council.
51. Any defects in WSUD devices identified during the maintenance period must be reviewed
and a report recommending required rectification works submitted to Council and endorsed
by Council’s delegate. Works to repair the device and prevent the problem occurring in the
future must be completed and the device maintained for a minimum period of 12 months prior
to the WSUD device being accepted as Off Maintenance.
52. Prior to council accepting the bioretention devices Off Maintenance, maintenance checklists
including the full cost of maintaining the devices in accordance with Water by Design (2009)
Maintaining Vegetated Stormwater Assets (Version 1) must be submitted to Council.
Erosion and Sediment Control
53. Prescribed Water Contaminants (as defined in Schedule 10 of Environmental Protection
Regulation 2019) 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. These
measures must be designed, implemented and maintained in accordance with “Best Practice
Erosion and Sediment Control” published by the International Erosion Control Association
(Australasian Chapter) (IECA, 2008), to the extent that such measures and practices are also
consistent with the following:
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a. Minimise Erosion:
i. For areas of the site which drain to a sediment basin, implement drainage and
erosion control measures prior to rainfall which prevent or minimise rill erosion
and gully erosion
ii. For areas of the site which do not drain to a sediment basin, implement drainage
and erosion control measures prior to rainfall (including contingency measures)
which prevent or minimise erosion, including rain drop erosion, chemical
erosion, rill erosion and gully erosion
iii. Prior to the sealing of the plan of survey for the development, 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.
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.
b. Manage concentrated stormwater flows
i. Prior to each rainfall event ensure concentrated stormwater flow paths are
provided with capacity in accordance with IECA (2008) Table 4.3.1 and are
structurally stable in all rainfall events for the following sources:
a) From stormwater catchments upslope of the area of disturbance which are
either stable or external to the site, ensure stormwater is diverted or
managed either:
i. around the site or through the site without causing erosion and
without contaminating the flow; or
ii if it is impractical to convey the flows around or through the site,
convey the flows into appropriately sized sediment basins without
causing erosion.
b) From all disturbed areas of the site to sediment basin(s) without causing
erosion
c. Minimise sediment released from the site
i. Prior to each rainfall event ensure concentrated stormwater flow paths are
provided with capacity in accordance with IECA (2008) Table 4.3.1 and are
structurally stable in all rainfall events for the following sources:
a) Each basin is sized and operated in accordance with either a Type-A or
Type-B sediment basin as documented in IECA (2008) Appendix B (June
2018).
b) Each basin is to be provided with an automated system of flocculent dosing
and a suitable supply of flocculent/coagulant, with the type of
flocculent/coagulant determined based on Chemical Coagulants and
Flocculants Fact Sheet (IECA, 2018).
c) Markers are provided within each basin indicating the maximum sediment
storage level and any additional water storage capacity for water reuse.
d) During discharge from the primary outlet system, the concentration of total
suspended solids (“TSS”) discharged does not exceed 50mg/L and that pH
is within the range of 6.5-8.5 unless entering a naturally acidic environment.
ii. Install and maintain additional sediment control measures within the site, as
necessary to maximise sediment capture.
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iii. Minimise the tracking of dirt from the site onto roadways. Ensure that all dirt on
roadways caused by vehicles leaving the site is removed without causing water
contamination, prior to rainfall and at least at the end of each work day.
54. Sediment and erosion control measures must be in place prior to works commencing. If such
measures are not in place or are not satisfactory, “on the spot” fines may be issued. Such
fines can be issued if sediments from the site are found to enter or have the potential to enter
Council’s stormwater system, natural waterways, any downstream stormwater filtration
system or adversely impacting on other properties. The sediment and erosion control design
and measures have NOT been approved, it is the site's Supervising Engineer who is
responsible for ensuring that the sediment and erosion control measures have:
a. Been duly designed by an RPEQ or CPESC and constructed in accordance with "best
practise" methods;
b. Been revised by an RPEQ or CPESC to address the issues raised by changes in the
projected construction schedule and/or methods;
c. Been revised to address predicted rainfall events; and
d. Achieve the desired environmental outcomes.
55. Earthworks and the implementation of erosion and sediment controls are undertaken in ways
which ensure flooding characteristics (including stormwater quantity characteristics) external
to the development site are not worsened during construction for all events up to and
including the 1% AEP (1 in 100 year ARI) event.
56. Drainage paths must be regularly inspected to ensure the sediment fences/measures are not
being bypassed as a result of sediment build up. Sediment laden runoff must be prevented
from leaving the subject site and entering neighbouring properties and/or stormwater
systems.
57. Soil exposure must be limited on the site to a distance of no more than 2m beyond the extent
of earthworks shown on the approved plans except where the exposed soil is effectively
stabilised without delay and prior to rainfall occurring.
58. A log book for the Erosion and Sediment Control measures and inspections must be
maintained by the site manager and made readily available to Council when requested. The
supervising engineer must verify and endorsed the E&SC measures upon their installation,
and periodically check these measures and the log book during construction and the
stabilisation stages. Any defects in erosion and sediment control devices, such as sediment
fences, are to be inspected and documented. Upon Inspection, the contractor is to determine
whether the device should be replaced or repaired. Documentation is to include how the
damage was caused and what measures can be implemented to reduce the possibility of
repeat occurrences. Any damage to either permanent or temporary water quality control
structures or devices is to be immediately rectified at the contractor’s expense.
The effectiveness of the erosion and sediment control devices must be monitored. All ESC
measures are to be inspected:
a. at least daily (when work is occurring on site) or weekly (when work is not occurring on
site); or
b. within 24 hours of expected rain; or
c. within 18 hours of a rainfall event (i.e. an event of sufficient intensity and duration to
mobilise sediment on site).
Landscape Works
59. Landscape works must be supervised, undertaken and certified by qualified persons*. All
works must be completed in accordance with this Decision Notice and the approved
Landscape Plans.
60. Landscape works must:
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a. Delineate all planting to grassed area interfaces with a minimum spade cut edge.
b. Ensure amenity or sales signage and ancillary infrastructure is not installed within the
road reserve.
c. Ensure permanent irrigation is not installed within the road reserve.
d. Ensure mulch is aged, comprised of leaf and limb material of varying sizes, free of
foreign matter including anthropogenic waste, rock, soil/sediment contamination and is
applied to all planting areas to ensure a minimum 100mm depth once settled.
*(Refer to Advisory Notes)
61. Public amenity trees* must:
a. Meet AS2303 Tree Stock for Landscape Use
b. Be located in accordance with engineering requirements for safe vehicle and
pedestrian sight lines.
c. Be located from services and infrastructure a minimum of:
ii. 6m from electricity poles and pillars.
iii. 4m from street lighting.
iv. 2m from stormwater catchment pits.
v. 2m from any adjoining driveway.
*(Refer to Advisory Note)
62. Turfed areas must be must be free of pest, diseases and weeds and level with adjoining
surfaces.
Covenant Area Rehabilitation
63. Covenant Area Rehabilitation works must be supervised, undertaken and certified by
qualified persons*. All works must be completed in accordance with this Decision Notice and
the approved Covenant Rehabilitation Plan.
*(Refer to Advisory Notes)
Covenant Area Fencing
64. Fencing of the covenant areas must be in accordance with the approved Covenant
Rehabilitation Plan.
VEGETATION PROTECTION
Retention of Existing Trees and Vegetation
65. All trees and vegetation identified for retention must be protected in accordance with AS
4970, Protection of trees on development sites.
Vegetation Clearing
66. Fauna or fauna habitat relating to minor approved tree removal/clearing works must be
managed by a qualified person*.
*(Refer to Advisory Note)
67. All tree and vegetation removal works must be undertaken by a qualified person*.
*(Refer to Advisory Note)
Fauna Management
68. A qualified person* must be engaged to manage fauna prior and during clearing to:
a. Ensure works are carried out in accordance with the approved Fauna Management
Plan; and the Nature Conservation Act 1992.
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b. Undertake pre-clearing inspections including fauna relocation and removal or blocking
of all vacant hollows.
c. Ensure clearing works avoids nesting times of animals and birds.
d. Co-ordinate staging and sequence of clearing with fauna protection.
e. Protect and recover fauna during clearing operations (not previously removed).
f. Manage the translocation of animals and recovery procedures in accordance with
relevant legislation.
*(Refer to Advisory Note)
Plant Pest Management
69. A qualified person* must manage plant pest (weeds) to:
a. Ensure plants listed as Class 1 and 2 declared pests and environmental weeds within
Council’s Pest Management Plan are controlled and prevented from spreading.
b. Oversee management techniques that minimise regrowth, prevent damage to non-
target species, retain conservation values and maintains site stability.
*(Refer to Advisory Note)
Damage to Services and Assets
70. 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
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.
PRIOR TO COUNCIL SIGNING THE PLAN OF SURVEY
ENGINEERING
Certification
71. 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.
As Constructed Plans and ADAC XML Files (Council)
72. Prior to acceptance of civil works to become Council assets “On Maintenance”, satisfactory
“As-Constructed” records must be submitted to Council. The bundle of “As Constructed”
information shall include:
a. As-Constructed Engineering Drawings. Data is to be submitted in an electronic drawing
file format (.dwg), with all plans clearly endorsed “As-Constructed”, along with the
accompanying hardcopies (PDFs of the As-Constructed .dwg drawing files), and;
b. ADAC XML Digital File. ADAC File format (ADAC - Asset Design As Constructed)
prepared in accordance with industry standards and recorded in “MGA - UTM56 /
GDA94” projection.
Please Note: Further information and advice relating to the as-constructed drawing
presentation, as-constructed survey capture and associated guidelines for preparation
of a compliant ADAC XML digital file are available on the webpage titled “As-
Constructed Guidelines” and accessible at the Noosa Council Website: Planning &
Development / Development Tools & Guidelines / As-Constructed Guidelines.
c. The “As-Constructed” drawings will require certification by a:
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i. Qualified experienced Civil Engineer (RPEQ) confirming design intent and
conformance with applicable standards and specifications, along with the
relevant descriptions of assets, services and structures and;
ii. Registered Cadastral Surveyor (Qld) in regard to the cadastral and locational
information, levels and applicable survey datum.
d. The data must be in accordance with Council’s “Planning Scheme Policy 6 –
Engineering Design Standards”, and fully detail the levels for all engineering works
including but not limited to the drainage network and structures, finished ground and
pavement surface levels.
e. Landscaping, including all assets and improvements within parks, open space and road
reserves areas are to be shown on an accompanying separate landscape plan
(prepared in .dwg file format with accompanying hardcopy PDFs) and include a
complaint ADAC XML file. Details of the landscaping and all associated assets and
improvements may be included in the ADAC XML digital file prepared for associated
civil infrastructure, or alternatively, be provided as a separate ADAC XML digital file
containing landscape and asset information only.
On Maintenance
73. All municipal works must be accepted as ‘On Maintenance’ by Council in accordance with
Council’s Planning Scheme Policy 6 prior to plan sealing.
To achieve ‘On Maintenance’ status:
a. the supervising RPEQ must submit to Council for review and acceptance:
i. certification that all works have been undertaken and completed in accordance
with the requirements of this approval;
ii. As Constructed details in accordance with Council’s Planning Scheme Policy;
and
iii. maintenance and operational manuals for all proprietary or site-specific devices.
b. Council must inspect and agree to accept the municipal works as ‘On Maintenance’.
Any defect or substandard work observed by Council during the inspection must be
rectified to the satisfaction of Council prior to Council’s acceptance of the ‘On
Maintenance’ status.
(*) Refer to Advisory Note
c. A maintenance bond must be submitted to Council in accordance with Council’s
Planning Scheme Policy 6. The maintenance bond shall be 5% of the agreed value of
the municipal works to become ‘On Maintenance’ or $2,000 (whichever is greater).
Off Maintenance
74. Prior to requesting an Off Maintenance inspection, the developer must provide a written
request for the Off Maintenance inspection.
75. A re-inspection fee in accordance with Council’s Fees and Charge Register will be charged
where:
a. a Council inspection reveals works do not comply with approval requirements; or
b. submitted certification falsely states works comply with approval requirements.
LANDSCAPING
Supervision/Certification
76. Prior to the sealing of the survey plan the following (prepared by respective qualified persons*
and certifying compliance with approvals) must be submitted to Council:
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a. Landscaping certification confirming all works have been constructed in accordance
with conditions of approval.
b. AS2303 Tree Stock for Landsape Use certification
(* Refer to Advisory Note)
On Maintenance
77. Maintenance periods* must be:
a. 12 months for Streetscape Landscape.
b. 36 months for Rehabilitation or subject to meeting final performance criteria.
*(Refer to Advisory Note)
78. Prior to requesting an On Maintenance inspection the following (prepared by respective
qualified persons* and certifying compliance with approvals) must be submitted to Council:
a. Landscaping certification.
b. AS2303 Tree Stock for Landsape Use certification
79. On Maintenance management includes:
a. Establishing and maintaining the works in accordance with the intent and requirements
of all approvals.
b. To aesthetically compliment the surrounding local area.
c. Rectification of works failing ‘on ground’ to a solution that still meets approval intents.
d. Regular mowing, weeding and fertilising of grass areas.
e. Mulching, fertilising and aeration of garden areas.
f. Cleaning of all external surfaces including prompt removal of graffiti.
g. Replacement of dead or poorly performing plants.
Off Maintenance
80. Prior to requesting an Off Maintenance inspection the following must be provided:
a. Written request of bond release.
81. Off Maintenance Inspection must be requested:
a. By contacting Council.*
b. Only after lodgement of all required certification and documentation.
c. Only after all works are confirmed in good order including:
i. Rectifying any damaged grassed areas.
ii. Topdressing to grassed areas.
iii. Remulching, fertilising and aeration of garden areas.
iv. Replacement of plant material.
v. Removal of plant material impeding regulation sightlines.
*(Refer to Advisory Note)
5. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
25221-001 0 Geotechnical Investigation 28 August 2025
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Prepared by Tectonic
23-0167SMP01-V4 4 Flood & Stormwater Management Plan 15 July 2025
Prepared by Colliers
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 drawings RS-049, RS-
050 and any associated addendum.
2. 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.
3. 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.
4. 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.
Prestart, Hold-Point, On and Off Maintenance Inspections Request
5. Contact Council on 5329 6500 to arrange a prestart or an inspection giving a minimum of 5
business days’ notice of preferred inspection time.
6. 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.
7. 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
noted otherwise.
8. Request for On Maintenance is the responsibility of the developer. No credit will be given
due to failure to request inspection. Maintenance works are the responsibility of the
developer and must include regular inspections, repairs, rectifications and establishment. A
single maintenance run immediately prior to inspection is not acceptable.
Environmental Advisory Notes
9. 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.
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Retention of Existing Trees
10. The existing trees on adjoining properties must be retained and protected during construction
wherever achievable. To avoid doubt, this advisory note is not intended to exclude the
operation of Chapter 3 of the Neighbourhood Dispute Resolution Act 2011 following
construction of the development which is the subject of this development approval.
Removal of Existing Trees and Vegetation
11. Stockpiling mulch to the appropriate volume and separation is required for fire mitigation as
well as optimum weed seed sterilisation.
Qualified Person
12. Qualified Person, for the purpose of:
d. Supervising landscape works and preparing a landscape certification, is considered to
be a landscape architect, landscape designer or horticulturist with a minimum of three
years current experience in the field of landscape design.
e. Undertaking rehabilitation construction and establishment works is considered to be a
person with five years current experience in revegetation and regeneration.
f. Undertaking, supervising tree works and preparing arboriculture certification, is
considered to be a person with a minimum three years current experience in tree
protection, hazard identification/mitigation and Specifying Trees – a guide to
assessment of tree quality (NATSPEC) assessment and either:
vi. International Society of Arboriculture (ISA) certification; or
vii. A Diploma of Arboriculture.
g. Managing Fauna protection is considered to be a certified Fauna Spotter Catcher.
Landscape Works
13. The applicant must pay the re-inspection fee in accordance with Council's Fees and Charges
Register where:
h. An inspection revealed that any constructed rehabilitation/landscape works do not
comply with the conditions of the Decision Notice, Approved Plans and or Approved
Documents
i. Certification is submitted to Council falsely stating that works comply with the approved
plans, documents and or conditions of the Decision Notice.
14. Public amenity trees are defined as any tree located within public streets, parks or areas that
will become publically owned as a result of this development.
Erosion and Sediment Control
15. Accepted best practice standards include International Erosion Control Association
Australasia Best Practice Erosion and Sediment Control.
16. Qualified Person, for the purpose of erosion and sediment control is a Certified Professional
in Erosion and Sediment Control (CPESC) or suitably experienced Registered Professional
Engineer of Queensland (RPEQ).
17. As a general rule, a site is determined to have achieved effective short-term stabilisation if
at the time of the plan sealing inspection:
a. 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
b. 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.
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Performance Bond Agreement
18. 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.
Biosecurity Act 2014 – Fire Ant Control
19. 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.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Building Works All building work.
11. SUBMISSIONS
Not applicable.
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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