Delegated Assessment Report MCU17/0046

DELEGATED REPORT
PLANNING

APPLICATION FOR DEVELOPMENT APPROVAL

Application no:	MCU17/0046
	
Author:	Glen Conforti
	
Project Director:	Lisa Pienaar
	

APPLICATION DETAILS
Applicant:	LB Simmons, TGV Pty Ltd TTE
Proposal:	Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 – Duplex Development Permit for Operational Work - Stormwater, Drainage Works, Earthworks, Carparking, Access and Landscaping
Properly Made Date:	23 May 2017
Information Request Date:	6 June 2017
Info Response Received Date:	06 July 2017
Date of Site Visit:	28 June and 18 July 2017
Decision Due Date:	31 August 2017

PROPERTY DETAILS
Property Address:	38 Park Cres SUNSHINE BEACH  QLD  4567
RP Description:	Lot 598 RP 48112
Land Area:	532m²
Existing Use of Land:	Vacant (dwelling demolished)

STATUTORY DETAILS
Planning Scheme:	The Noosa Plan (28 October 2016)
Planning Area / Locality:	Eastern Beaches
Planning Precinct / Zone:	Attached Housing
Assessment Type:	Code

PROPOSAL:

The application seeks approval for a Material Change of Use for Multiple Housing – Type 2 Duplex and Operational Works (access, driveway, landscaping, stormwater). The duplex consists of 2 x 2 bedroom units plus a rumpus room in each unit.  The proposed design is 3 storeys and just under 12 metres in height. Two (2) single garages with a zero front boundary setback ae proposed along the road frontage and 1 visitor car space to the southern site of the garages.

SITE DETAILS:
Background / Site History
Application No.	Decision and Date
TPC1482	2 dwelling units - Revoked
PC15/0256	Demolition of dwelling
MCU15/0070 & MCU15/0070.01	Dwelling – Approved  18 November 2015 and change approved 19 May 2016
Site Description
The subject site is rectangular in shape and located on the eastern side of Park Crescent, sloping steeply down from the road frontage to the rear of the site.  The site has limited remaining vegetation.

Site & Locality Description
Size	532m2
Road Frontage	Approximately 15 metres
Existing Significant Vegetation	No significant vegetation
Topography:	Over 25% slope
Surrounding Land Uses:	Residential dwellings are located immediately to the north, south and to the east across a beach access walkway. Opposite and west of the site is a 3 storey unit complex.  The surrounding area to the north generally consists 3 storey unit complexes and to the south, lower density 2 and 3 storey dwelling houses and units.

Figure 1 - Subject Site

The following planning scheme overlays are applicable to this application
Natural Hazard – Landslide and Acid Sulphate
Coastal Protection Area

STATUTORY ASSESSMENT:

The application has been assessed against the following statutory instruments, including:

the South East Queensland Regional Plan,
any applicable state planning policies,
the state planning regulatory provisions,
any applicable temporary local planning instrument

The application has also been assessed against the planning scheme, including the following applicable codes:

Eastern Beaches Locality code
Residential Uses code
Landscaping code
Engineering Works codes
Coastal Protection Overlay code

The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below.

Criteria	Planning Scheme	Proposal	Complies
Site Area		532m²	
Population density (160ppha)	8.51 persons	6.6 persons	
Plot ratio	319m² max 0.6:1 max.	319m² 0.6:1	
Site cover	35% max	35%	
Landscaped open space Soft landscaping	264m² min 158m² (min 60% of total)	264m² 205m²	
Building height storeys metres	3 storeys max 12 metres	3 storeys 12 metres	
Boundary setbacks			
Frontage (main building)	6 metres min	6 metres	
Garages car parking space Uncovered car parking space greater than 1m above NGL within southern side setback	6m 1.5m	0m 0m	X X
North Side 1.5m/2m/2.5m plus 0.5m above 7.5	1.5m lower floor 2m middle floor 2.5m upper floor	2.7 lower floor 2.5m middle floor 2.5m upper floor	
South Side 1.5m/2m/2.5m plus 0.5m above 7.5m	2m lower floor 2m middle floor 2.5m upper floor	2.35m - 3.6m 3.4m 3.27m	
Rear	6m	6.3m except for pool deck and pool	
			
Length of wall	15 metres max	10.2metres	
Carparking	2 covered min. 1 visitor	2 covered 1 visitor	

The proposal accords with the planning parameters for a duplex except for the 2 single garages which are proposed to have a zero front setback and an uncovered visitor’s car space greater than 1m above the NGL sited to the southern boundary, also with a zero setback.

Density

The proposal plans indicate 2 x 2 bedroom units plus a rumpus room on the pool terrace level for each unit. It is considered the rumpus room could be used as a bedroom as it can be completely enclosed. Notwithstanding the above, the proposal still complies with the density for the site considered as 2 x 3 bedroom units.

Front setback

The steep slope of the site limits design options and as a result, the applicant proposes a zero setback to the front boundary to accommodate the 2 single garages. The 2 single lock up garages are separated by a walkway with an uncovered visitor carpark on the southern boundary.

The majority of the residential dwellings in this area on the eastern side of Park Crescent have a zero setback or at minimum, less than the required 6m setback. The single garages are separated by a walkway which softens the street appeal of the building and will present small scale. The site is steep providing access issues should the garages be setback the required 6m. It is considered the siting of the garages will maintain the continuity and pattern of buildings in the street and will not present bulky or adversely affect any neighbouring properties.

Car parking space

The applicant seeks a zero setback to the southern boundary for the visitor car parking space because of the steep slope of the site. The car space is suspended above the NGL which ranges in height from 1m at the front boundary to 3.6m in height to the rear of the car space, plus a 1.4m high screen providing a maximum height of nearly 5m with a zero side setback, 6m in from the front boundary. The Probable Solution requires this car space to be setback a minimum of 2m at this height.

A screening device underneath the suspended slab is proposed to be setback approximately 0.85m from the perimeter of the car space to allow for some shade plant species along the southern boundary and suitable species facing east.

The visitor space being nearly 5m high including the 1.4m high screen, is considered an excessive presentation to the neighbouring property in terms of scale and bulk.  However, when the overall height is reduced to 4.5m it is considered an acceptable built form outcome as the plantings and screening device setback underneath the slab will provide a stepping appearance and less bulk to the boundary. A condition is included to reduce the overall height of the car space and screening device to a maximum height of 4.5m.

Manoeuvring

The proposal seeks vehicles to reverse onto the street. The Driveways and Carparking Code requires that vehicles enter and exit the site in a forward gear. In this instance, given the proposal is for a duplex and Park Crescent is a low speed environment, it is considered that reversing onto the street is acceptable and will not impact on the safety and operations of Park Crescent.

Crossover

The original proposal included a retaining wall in the road reserve to support the access driveway. In response to Council’s information request the applicant amended the design to delete the wall and provide a batter to transition with the adjoining properties and sufficient space along the kerb line for pedestrian access. Relevant conditions have been included
Overlay Provisions
Natural Resources Overlay Code

The site is affected by the Natural Resources Overlay being an identified Coastal Protection Area. The Coastal Protection Overlay provisions include a 5m wide landscaped area consisting of a mix of native plant species that protect the dune system and the character of the beachfront. A 6m setback from the seaward boundary is required for buildings and structures on properties that adjoin the beachfront or a reserve fronting the beachfront.

The site is approximately 40m along a pathway from the existing coastal dune and the pool is proposed to be setback 1.8m from the rear boundary. Technically, the property does not adjoin the beachfront or a reserve adjoining the beachfront. Notwithstanding the above, the building is setback 6.3m which meets the required 6m setback and the proposed 1.8m setback for the pool is sufficient to provide landscaping to protect the character of the area and the dune, meeting the intent of the Code.

CONSULTATION:

The application was forwarded to the Development Engineer, Development Assessment. Their assessment forms part of this report.

CONCLUSION:

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.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. MCU17/0046 for a Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 – Duplex & OPW17/0005 for a Development Permit for Operational Work for Stormwater, drainage works, earthworks, carparking, access and landscaping situated at 38 Park Cres Sunshine Beach Qld 4567 as identified in the attached details recommended for the Decision Notice.

Development Application Number MCU17/0046

1.	APPLICATION DETAILS

Application No:	MCU17/0046 & OPW17/0005
Street Address:	38 Park Cres SUNSHINE BEACH  QLD  4567
Real Property Description:	Lot 598 RP 48112
Planning Scheme:	The Noosa Plan (28 October 2016)

2.	DECISION DETAILS

The following type of approval has been issued:

Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 – Duplex & Development Permit for Operational Work - Stormwater, drainage Works, earthworks, carparking, access and landscaping

3.	RELEVANT PERIOD OF APPROVAL

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

4.	ASSESSMENT MANAGER CONDITIONS

MCU17/0046 — MATERIAL CHANGE OF USE
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.
Plan No.	Rev.	Plan/Document Name	Date
DA02	B	Roof Plan, prepared by NOF Architects	07/06/17
DA03	B	Street & Unit 1 Living Level, prepared by NOF Architects	07/06/17
DA04	B	Unit 1 Bedroom Level, prepared by NOF Architects	07/06/17
DA05	B	Unit 1 & Unit 2 Living Level, prepared by NOF Architects	07/06/17
DA06	B	Unit 2 Bedroom Level, prepared by NOF Architects	07/06/17
DA07	B	Unit 2 Pool Terrace Level, prepared by NOF Architects	07/06/17
DA08	B	North-East Elevation, prepared by NOF Architects	07/06/17
DA09	B	North-West Elevation, prepared by NOF Architects	07/06/17
DA10	B	South-East Elevation, prepared by NOF Architects	07/06/17
DA11	B	South-West Elevation, prepared by NOF Architects	07/06/17
DA12	B	Section A, prepared by NOF Architects	07/06/17
Building Height
The maximum height of the development must not exceed 12 metres above the finished ground level and the natural ground level and 3 storey.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Prior to arranging a Prestart meeting for operational works, 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. 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.
Built Form
The maximum height of the visitor car parking area located to the southern boundary must not exceed a total of 4.5m above the natural ground level (including the handrails and screening for the bin area) or alternatively be setback 2m.
Screening devices must be provided underneath the visitor car space and setback as shown on approved plan DA04, Unit 1 Bedroom Level.
Building Appearance
All air conditioning units or other mechanical equipment must be 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, unless to satisfy a privacy condition of this Decision Notice.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothes line which is screened from public view.
Protection of Privacy
To ensure privacy is protected between adjoining properties, any window/s or balconies, that have the potential to overlook the private open space of neighbouring properties must either:
have a minimum window sill height or 1.5 metres above floor level
be fitted with translucent glazing
be fitted with a fixed external screen
Community Management Statement
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 the submission of the Plan of Survey.
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. The works must be undertaken in accordance with the approved plans and Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines and must include in particular:
the retention of the Pandanus tectorius in the road reserve where practicable. Should the tree be required to be removed, a Council representative must be contacted a minimum of 5 days prior to its removal. In the case of its removal a replacement tree must be provided (45lts) to the southern side of the southern driveway.
street trees in accordance with the approved landscaping plan. Street trees must have a minimum pot size of 45 litres each; and
street trees and gardens must be setback a minimum of 1m from the back of kerb to allow for pedestrian movement.
A mix of native landscaping including ground covers, shrubs and trees must be provided between the swimming pool and the rear boundary. Landscaping must be in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.
Coastal Protection
External colours and finishes of the building must comprise muted/environmental tones that blend with the natural environment.
ENVIRONMENTAL HEALTH
Waste Storage
The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy 9, Waste Management, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
Noise
Written certification must be provided from a suitably qualified person confirming that sound pressure levels from all mechanical plant and equipment comply with the following :
Air-conditioning and Refrigeration
7am to 10pm: Maximum level allowable = background + 5dB(A)
10pm to 7am: Maximum level allowable =  background + 3dB(A)
Pumps
7am to 7pm: Maximum level allowable = background + 5dB(A)
7pm to 10pm: Maximum level allowable = background + 3dB(A)
10pm to 7am: No audible noise.
Assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building.  All equipment must be operating at the same time to test the overall noise level created, with the measurement location at either the residential boundary or outside the most exposed part of an affected building - whichever is the closest to the plant/equipment.
The certification must be submitted to Council, which certifies that operational noise from any fixed plant and equipment complies with the requirements of this Decision Notice.
Site Access and Driveways
A sealed access driveway must be provided from Park Crescent to all parking and manoeuvring areas of the development. The works must be undertaken generally in accordance with the approved plans
All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Stormwater Drainage
Stormwater runoff from the development must be either discharged to Council’s existing kerb and channel in Park Crescent and/or disposed of on-site without causing scour or damage to the subject site or any adjoining property.
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.
Geotechnical Stability
All works must be carried out in accordance with the recommendations contained in the submitted Geotechnical Investigation prepared by Soil Surveys, Project No.115-17158 dated April 2015.
Certification must be submitted to Council which certifies that the development has been constructed in accordance with the recommendations contained in the submitted Geotechnical Investigation prepared by Soil Surveys Project No.115-17158 dated April 2015 and that the development has a minimum factor of safety against landslip of 1.5 in the long term. All certification must be prepared by a Geotechnical Engineer and must be addressed to Noosa Council. Where a member of an engineering company, certification must be by the engineering company or an appropriate officer or employee of the engineering company on behalf of the company
Earthworks and Retaining Walls
Earthworks required on site must be carried out in accordance with Council’s Planning Scheme Policy PSP5 – Engineering Design Standards so as not to cause the additional ponding of water on any adjoining lands or the blockage of, or interference with, any natural watercourses.
The use of vibratory equipment of any kind is not permitted to be used (including vibrating rollers and the use of vibrating installation techniques for sheet piling and other construction vibrations caused by excavating, earthmoving or demolition machinery or other similar construction techniques) unless approved and supervised by a Certified Geotechnical Engineer.  Under such circumstances the operator of such equipment must at all times comply with the directions of the Geotechnical Engineer.
The excavation of the site and the construction of the proposed works must not have any adverse effects on the stability of adjoining buildings and/or structures and/or services and/or lands. In this respect, a Registered Professional Engineer Queensland must supervise the excavation of the site and the construction of the new works to determine whether any additional measures are required to protect the stability of adjoining buildings and/or structures and/or services and/or lands.
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.
All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.
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.
OPW17/0005 - OPERATIONAL WORKS
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.
Plan No.	Rev.	Plan/Document Name	Date
26361-OW3	B	Earthworks Plan, prepared by SCG Consulting Engineers	9 August 2017
26361-OW4		Earthworks Section Detail, prepared by SCG Consulting Engineers	April 2017
26361-OW5		Driveway Plan and Sections, prepared by SCG Consulting Engineers	9 August 2017
26361-SW1	A	Stormwater Management, prepared by SCG Consulting Engineers	5 July 2017
26361-SW2		Stormwater Section Details, prepared by SCG Consulting Engineers	April 2017
LP01	C	Landscaping Plan, prepared by NOF Architects	07/06/17
Site Specific Conditions
The access driveways must:
be constructed generally in accordance with the approved plans,
include the backfilling of the area below the driveway to the existing surface level
include sufficient works to match neatly with existing road and verge features. Additional works beyond the frontage may be required to provide an acceptable transition to existing road and verge profiles. Any necessary banks or batters must be self-supporting and must be suitably landscaped
PRIOR TO COMMENCEMENT OF WORKS
Engineering
Tree protection fencing must be installed under the supervision of the Project Arborist.  (Refer to Retention of Existing Trees Conditions)
All necessary approvals from external service providers (eg Unitywater) and external parties on which the development works are proposed have been obtained and a copy supplied to Council.
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.
Certificates demonstrating currency of public liability insurance and works insurance covering the works must be submitted to Council at the prestart meeting.
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;
landscape works;
other relevant parties.
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
No queuing of trucks is permitted on residential streets, especially prior to 7.00am. Further parked trucks must have engines turned off
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
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
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.  NB any damage to the existing road system as a result of haulage operations shall be fully repaired at the applicant’s expense
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.
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
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.
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
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.
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.
Site Access and Driveways
Driveway crossovers must be constructed generally in accordance with Council’s Standard Drawing RS-049 and RS-050
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 surfacing must consist of either an approved hot mixed asphaltic concrete or patterned/plain concrete.
The driveway must be constructed so as not to concentrate stormwater runoff onto neighbouring properties
Underground service conduits for water supply, electricity and any other services must be provided as part of the access driveway
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
Earthworks and Retaining Walls
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 prior to Council signing the Plan of Survey.
Stormwater Drainage
Appropriate scour protection must be provided at the outlet of all stormwater pipes including temporary outlets.
Works associated with this permit must not adversely impact on the existing drainage conditions on other properties (eg by blocking or interfering with natural overland flows).
Environment
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).
FOLLOWING CONSTRUCTION
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.
A final inspection and approval of the new works and completed reinstatement works by Council’s Inspector is required. Please contact Council on 5329 6245 to arrange for the inspection.
LANDSCAPING
Landscaping Works
The development site must be landscaped in accordance with Planning Scheme Policy 3 – Landscaping Plants and Guideline and generally in accordance with the works shown on the approved Landscape plan. In this regard:
the retention of the Pandanus tectorius in the road reserve where practicable. Should the tree be required to be removed, a Council representative must be contacted a minimum of 5 days prior to its removal. In the case of its removal a replacement tree must be provided (45lts) to the southern side of the southern driveway.
street trees in accordance with the approved landscaping plan. Street trees must have a minimum pot size of 45 litres each; and
street trees and gardens must be setback a minimum of 1m from the back of kerb to allow for pedestrian movement.
A mix of native landscaping including ground covers, shrubs and trees must be provided between the swimming pool and the rear boundary. Landscaping must be in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
Grassed areas must be:
rolled, top dressed and joined smoothly with adjoining surfaces; and
of species sustainable for local and design conditions and do not require irrigation; and
free of disease, pest, weeds, rock and debris.

5.	REFERRAL AGENCIES

Not Applicable.

6.	ADVISORY NOTES

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

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 DA Planning Section to arrange a Development Compliance Inspection.
Infrastructure Charges
This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in accordance with Council’s “Charges Resolution”.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years’ experience in the field of geotechnical engineering or engineering geology.
General Advisory Notes
As the driveways are private structures, the owners bear full responsibly for the standard of their construction, maintenance and any liabilities associated with the 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 the relevant standards.
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 6245 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 noted otherwise
Environmental Advisory Notes
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
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 Council;
Best Practice Erosion and Sediment Control, International Erosion Control Association (2008)

7.	PROPERTY NOTES

Not Applicable.

8.	PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME

Not Applicable.

9.	FURTHER DEVELOPMENT PERMITS REQUIRED

Development Permit for Building Work (All Building Works)

10.	SELF ASSESSABLE CODES

Not Applicable.

11.	SUBMISSIONS

Not Applicable.

12.	REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME

Not Applicable.

13.	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”.

14.	OTHER DETAILS

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

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DELEGATED AUTHORITY REPORT

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