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Delegated Report - Code - Planning OPW26 0100 (As Published)
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Senior Development Engineer, Daniel Epps
Development Assessment
APPLICATION DETAILS
Application No. OPW26/0100
Applicant John Holland Group Pty Ltd
Proposal Operational Works - Earthworks
Properly Made Date 20 July 2026
Information Request Date Not Applicable
Information Response Date Not Applicable
Decision Due Date 14 September 2026
Report Reviewed & Will Lowe – 24 July 2026
Finalised By
PROPERTY DETAILS
Property Address 271 Lake Macdonald Dr Lake Macdonald Qld 4563
RP Description Lot 2 SP 108094
Land Area 141400.00 m²
Existing Use of Land Cultivation (Type 2) & Industrial Business (Type 2) – Rural
STATUTORY DETAILS
SEQRP Designation Regional Landscape and Rural Production Area
Zone Rural
Precinct Not applicable
Local Plan Area Not applicable
Overlays Biodiversity, Waterways and Wetlands Overlay, Bushfire Hazard
Overlay, Flood Hazard Overlay, Landslide Hazard Overlay,
Assessment Type Code
1. PROPOSAL
The application seeks approval for Operational Works - Earthworks.
The locality and proposal plan are included below.
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Page 2
Figure 1 – Locality
Figure 2 – Site Plan
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2. SITE DETAILS
2.1. Site History
There is no higher order approval requiring these works.
The works are necessary to satisfy the (State) Coordinator-General’s Change Report –
Construction and associated Traffic Management Plan for the upgrade works to Lake MacDonald.
2.2. Site Description
The site is currently used by Wimmers. The site is approximately 14 hectares and incudes a
mapped waterway either side of the existing built area. The built area generally grades towards
the western waterway. The site takes access from Lake MacDonald drive from three different
vehicle crossovers which are separated by their use (i.e., service vehicles, passenger vehicles,
etc).
2.3. Surrounding Land Uses
The surrounding land is primarily used as rural / rural residential living. The adjoining rear lot
includes an agricultural use (cultivation).
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017; and
• Noosa Plan 2020 (20 March 2026).
3.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Works Codes – Earthworks
• Overlay Code – Biodiversity, Waterways and Wetlands Overlay
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
The applicant is seeking approval to undertake earthworks on the subject site to facilitate a
temporary carpark and site laydown for the ongoing state project at Lake MacDonald. It is proposed
that the temporary carpark and laydown be utilised by the applicant for 36 months (until May 2029).
The works includes minor earthworks to achieve suitable finished levels (including topsoil
stripping), placement and compaction of road base, delineation of temporary carparks, long-term
erosion and sediment controls, drainage and rehabilitation of the site.
SEQWater have undertaken a Revised Universal Soil Loss Equation (RUSLE) to determine the
erosion risk for the site and the level of controls required in accordance with IECA’s Best Practice
Erosion and Sediment Control. The calculation includes a conservative soil erodibility and rainfall
erosivity factor to arrive at a predicted soil loss per hectare per year of 132, placing the site in a
very low risk category. For the catchment area (the works area), the standard recommends the
site be provided with Type 2 controls. This is generally satisfied in Section 5 of SEQ Water’s
Planning Assessment through a series of sediment fences, rock check dams, a rock mattress and
a rock outlet structure.
The works do not propose to remove any vegetation or create any new vehicle access to Lake
MacDonald drive.
The proposed earthworks will not require 36 months to complete. However, Council recognises
that:
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• regular and ongoing maintenance works will be required after the initial works described
above to ensure the temporary carpark and laydown continues to function safely and
efficiently (i.e., fill of potholes, re-grading of carparking, etc) without causing an ongoing
erosion and sediment nuisance; and
• the works area may not be able to reasonably achieve ‘long-term’ stabilisation expected
upon the complete of the immediate earthworks because the area will be frequently
trafficked.
It is recommended that any future permit have a sunset clause for the works to achieve ‘long-
term’ stabilisation by May 2029 (i.e., cease works by May 2029) to ensure the works area does
not present as an on-going erosion and sediment control nuisance. It is also recommended that
regular inspections of the site’s erosion and sediment controls are imposed to ensure that the
maintenance works can be undertaken without causing nuisance.
Environment
A portion of the proposed car park and laydown area is located within a mapped Riparian
Protection Area. The image below demonstrates that the existing shared driveway access and
surrounding gravel areas associated with the Wimmers building are unsealed and currently do
not incorporate erosion and sediment control measures.
The proposed works will formalise these areas and incorporate gravel resurfacing, erosion and
sediment controls, turf-lined swales, rock check structures and a rock mattress. Collectively,
these measures are expected to significantly improve site stormwater management and reduce
the risk of sediment discharge to downstream waterways. In addition to the proposed erosion and
sediment controls a condition requiring the permanent stabilisation of the area around the rock
mattress and outlet with 100 Lomandra longifolia has been required.
Engineering recommends that the proposal satisfies the relevant provisions of The Noosa Plan
2020 and recommends the following conditions.
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4. CONSULTATION
4.1. Referral Agencies
Not Applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Coordinator of Engineering and Environment, Development Assessment
5. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No OPW26/0100 for Operational Works - Earthworks situated at 271
Lake Macdonald Dr Lake Macdonald Qld 4563 and described as Lot 2 SP 108094, it is
recommended the application be approved in accordance with the following details for the Decision
Notice:
1. APPLICATION DETAILS
Application No: OPW26/0100
Street address: 271 Lake Macdonald Dr Lake Macdonald Qld 4563
Real property description: Lot 2 SP 108094
Planning Scheme: Noosa Plan 2020 (20 March 2026)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for Operational Works - Earthworks
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
D26/127335 - Figure 3: Indicative carpark layout 20 July 2026
Prepared by SEQwater
Amended by Council
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CURRENCY PERIOD
2. The Currency Period for this development approval lapses if the development has not
substantially started by 24 July 2028, unless an application to extend the currency period is
approved by Council.
SITE SPECIFIC CONDITIONS
3. All site surfaces must be effectively stabilised using methods which have achieved effective
short-term stabilisation and will continue achieve effective stabilisation in the medium- to
long-term. Stabilisation must be established, inspected and accepted by a Council delegate
no later than 31 May 2029 unless otherwise agreed to in writing by Council.
PRIOR TO COMMENCEMENT OF WORKS
Engineering
4. All necessary approvals from external service providers and external parties on which the
development works are proposed have been obtained and a copy supplied to Council.
5. A condition report including photographs of the frontage of the site and the mapped waterway
to the west of the works site must be completed and submitted to Council prior to the prestart
meeting.
6. 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;
b. Erosion and sediment control works; and
c. Other relevant parties.
7. 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.
8. Any conflict between the development and an existing or proposed service must be referred
to the relevant service authority for determination prior to commencement of works.
DURING CONSTRUCTION
Engineering
9. The 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.
10. 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.
11. All works must be constructed and work procedure undertaken in accordance with:
a. The approved plans/documents and conditions detailed in this Decision Notice;
b. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines; and
c. The latest version of the Healthy Waterways document “Water Sensitive Urban Design
Technical Design Guidelines for South East Queensland” for all water quality devices
to be constructed on site.
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Landscape
12. Outlet structures discharging stormwater into the riparian protection area from the rock
mattress must be permanently stabilised through the planting of a minimum 100 Lomandra
longifolia.
Pavement Design and Construction
13. 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/Reinstatement
14. Safe pedestrian and vehicle 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.
15. 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.
16. 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.
Earthworks and Retaining Walls
17. All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines
on Earthworks for Commercial and Residential Development.
18. All earthworks and associated batters/retaining structures, both above and below ground
level, both temporary and permanent, must be contained entirely within the subject site
unless written permission from the respective landowner(s) is provided to Council.
19. 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 for combined structural engineering and planting solutions.
Stormwater Drainage
20. Appropriate scour protection must be provided at the outlet of all stormwater pipes including
temporary outlets.
21. 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).
22. Construction of all internal stormwater drainage works must comply with the relevant
section/s of Australian Standard AS/NZS 3500.3.
Erosion and Sediment Control
23. 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.
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24. At the time of the prestart meeting, all erosion and sediment controls must be in place in
accordance with an erosion and sediment control plan prepared by a suitably qualified person
(RPEQ or CPESC). 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.
Council may request further controls to be installed should the implemented measures be
found inefficient.
25. The erosion and sediment control measures must be designed, installed and maintained in
accordance with the supervising engineer’s instructions and the current best practice
standards. A copy of the latest erosion and sediment control plan, prepared and endorsed
by a suitably qualified person (RPEQ/CPESC), must be made available to Council within 5
business of request.
(*) Refer to Advisory Note
26. All erosion and sediment controls must be inspected to ensure the controls are not being
bypassed. Inspections must occur and be electronically recorded:
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).
27. 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.
28. The developer must ensure non-essential exposure of soil is prevented by restricting the
extent of disturbance and minimising the duration of soil exposure to adverse weather
conditions and effectively turf, cover or stabilise any disturbed area without delay and prior
to rainfall occurring.
29. The developer must ensure sediment does not leave the site or enter onto adjoining
properties or Council’s drainage system due to surface runoff or on tyres of vehicles and/or
machinery. It is essential to implement appropriate approved erosion and sediment control
measures throughout the site during all phases of construction including vehicle shakedown
pad/grid (or similar) at the access to the construction site. Where sediments or other
contaminants are deposited on a road, they must be removed so as not to enter Council’s
drainage system or waterways.
Damage to Services and Assets
30. 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:
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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.
FOLLOWING CONSTRUCTION AND ESTABLISHMENT OF THE CARPARK AND LAYDOWN
Certification
31. 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.
32. A final inspection of the completed works (i.e., establishment of the carparking and laydown
areas) by Council’s Inspector is required prior to the commencement of use. Please contact
Council on 5329 6500 to arrange for the inspection.
5. REFERENCE DOCUMENTS
Not applicable.
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
General Advisory Notes
1. 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.
2. Council reserves the right to call up any performance bond held or levy charges against the
property, should emergency works be required to be undertaken by Council to make the site
safe due to inactivity on the development site for extended periods of time.
3. Should any changes or modifications to the approved plans be required as a result of
construction constraints, a “Request to change an existing approval” under the Planning Act
2016 must be made. Amended plans clearly indicating the changes must be lodged with this
application along with the appropriate fees.
Prestart, On and Off Maintenance Inspections Request
4. Contact Council on 5329 6500 to arrange a prestart or an inspection giving a minimum of 5
business days’ notice of preferred inspection time.
5. If Council officers are required to undertake additional inspections of the same works, a
reinspection fee will be applicable in accordance with Council’s Fees and Charges register
applicable at the time.
Environmental Advisory Notes
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6. The Environmental Protection Act 1994 states that a person must not carry out any activity
that causes, or is likely to cause, environmental harm unless the person takes all reasonable
and practicable measures to prevent or minimise the harm. Environmental harm includes
environmental nuisance. In this regard persons and entities, involved in the civil, earthworks,
construction and landscaping phases of this development are to adhere to their ‘general
environmental duty’ to minimise the risk of causing environmental harm.
Erosion and Sediment Control
7. Accepted best practice standards include International Erosion Control Association
Australasia Best Practice Erosion and Sediment Control.
8. 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).
9. 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.
Road Reserve Permit
10. This development permit provides the applicant with written authority to undertake the
prescribed works. Any additional activities that are undertaken inside Council’s road reserve
for the purpose of acting on this development permit may require a Road Reserve Permit.
These additional activities may include, but are not limited to, hoarding, pedestrian
diversions, laneway closures, etc. To apply for a Road Reserve Permit, or for more
information, Contact Council’s Road Reserve Officer at [email protected] Act 2014 – Fire Ant Control
11. 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
Not applicable.
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.
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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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