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Delegated Report - Code - Planning OPW25 0057 · OPW25/0057
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Development Engineer, Felix Gough
Development Assessment
APPLICATION DETAILS
Application No. OPW25/0057
Applicant Noosa Shire Council
Murray & Associates (Qld) Pty Ltd
Proposal Operational Works - Earthworks, Landscaping, Roadworks,
Stormwater
Properly Made Date 16 April 2025
Information Request Date 13 May 2025
Information Response Date 8 July
Decision Due Date 20/08/2025
Report Reviewed & Will Lowe 20/08/2025
Finalised By
PROPERTY DETAILS
Property Address 62 Lake Macdonald Dr Cooroy Qld 4563
RP Description Lot 105 SP 118458
Land Area 35370.000 m²
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Community Facilities
Precinct Not applicable
Local Plan Area Cooroy
Overlays Biodiversity, Waterways and Wetlands – Areas subject to
Biodiversity overlay (Area of biodiversity significance) and Area
subject to Riparian Buffer Overlay (MSES Regulated vegetation
– Cat R GBR riverine)
Extractive Resources – Resource Separation Area (Local)
Document Set ID: 23977399
Version: 6, Version Date: 22/08/2025
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Landslide Hazard – Moderate hazard
Flood Hazard – Flooding and inundation extent
Assessment Type Code
1. PROPOSAL
The application seeks approval for Operational Works - Earthworks, Landscaping, Roadworks,
Stormwater.
The locality and proposal plan are included below.
Figure 1 – Locality
Figure 2 – Layout Plan
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2. APPLICATION BACKGROUND
The operational works application has been submitted to satisfy the conditions of RAL25/0004.
3. SITE DETAILS
3.1. Site History
On 2 September 2024, a development permit for a 1 Lot into 2 Lot subdivision was approved
(Council ref. RAL24/0014). The approval created proposed Lot 100 and a balance lot, Lot 2, refer
to Figure 3. The new lots have been registered.
Figure 3 – Approved Plan associated with RAL24/0014
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On 9 February 2024, a development permit for Operational Works (clearing vegetation) was
approved. This approval only applies to plantation vegetation and has a currency period of 2 years
(Council ref: OPW23/0190).
On 30 May 2025, a development permit (Council ref: RAL25/0004) was approved further
subdividing Lot 2 into 6 Lots (including drainage and park lot). Refer to Figure 4.
Figure 4 – Approved Plan associated with RAL25/0004
This operational works application has been submitted to satisfy the conditions of RAL25/0004
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3.2. Site Description
The site does contain contaminated land. A soil disposal permit with conditions was issued by the
Department of the Environment, Tourism, Science and Innovation on 7th August 2025 for the
removal of contaminated land.
3.3. Surrounding Land Uses
North – Parkland, low density residential development
East – Low density residential development
South – Residential development, single detached house and multi-unit, undeveloped state land.
West – Council Cemetery
4. ASSESSMENT
4.1. 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).
4.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Community Facilities Zone Code;
• Cooroy Local Plan Code;
• Reconfiguring a Lot Code;
• Works Codes;
• Biodiversity, Waterways and Wetlands Overlay Code;
• Flood Hazard Overlay Code.
The subject site is located in Cooroy and is zoned Community Facilities. The proposed
reconfiguration 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:
4.3. Referral Agencies
Not Applicable
4.4. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Senior Environment Officer, Development Assessment
• Project Manager, Infrastructure Services
4.5. Other Referrals
The application was forwarded to the following external experts for review and/or comment:
• Leon Rowlands, RPEQ Consulting Engineer
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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 OPW25/0057 for Operational Works - Earthworks, Landscaping,
Roadworks, Stormwater situated at 62 Lake Macdonald Dr Cooroy Qld 4563 and described as Lot
105 SP 118458, it is recommended the application be approved in accordance with the following
details for the Decision Notice:
1. APPLICATION DETAILS
Application No: OPW25/0057
Street address: 62 Lake Macdonald Dr Cooroy Qld 4563
Real property description: Lot 105 SP 118458
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 - 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 authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the tables below.
The plans must be amended to incorporate the amendments listed within the table below
and resubmitted to Council prior to the issue of any Development Permit for Building Works*
or Prior to Pre-Start Meeting whichever occurs first.
Plan No. Rev. Plan/Document Name Date
C000 C Cover Sheet, prepared by, Covey N.A.
C002 D Existing Site Plan, prepared by, Covey 24/03/2025
C003 F Development Layout Plan, prepared by, 17/06/2025
Covey
C004 D Standard Notes, prepared by, Covey 24/03/2025
C010 E Roadworks and Drainage Plan, prepared 17/06/2025
by, Covey
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C100 D Bulk Earthworks – Phase 1 Site Strip and 24/03/2025
Remedial Works, prepared by, Covey
C101 D Bulk Earthworks – Phase 2 Cut and Fill, 24/03/2025
prepared by, Covey
C121 D Earthworks Sections – Sheet 2, prepared 24/03/2025
by, Covey
C200 D Road 1 & 2 Longitudinal Sections, prepared 24/03/2025
by, Covey
C201 D Lake Macdonald Dr Longitudinal Section, 24/03/2025
prepared by, Covey
C220 E Road 1 Cross Sections – Sheet 1, prepared 17/06/2025
by, Covey
C221 D Road 1 Cross Sections – Sheet 2, prepared 24/03/2025
by, Covey
C222 D Lake Macdonald Dr Cross Sections – Sheet, 24/03/2025
prepared by, Covey 1
C223 D Lake Macdonald Dr Cross Sections – Sheet 24/03/2025
1, prepared by, Covey
C240 E Road 1 Detail Plan – Sheet 1, prepared by, 17/06/2025
Covey
C241 E Road 1 Detail Plan – Sheet 2, prepared by, 17/06/2025
Covey
C242 D Road 1 Detail Plan – Sheet 3, prepared by, 24/03/2025
Covey
C243 D Road 1 Detail Plan – Sheet 4, prepared by, 24/03/2025
Covey
C244 C Kerb & Tee Longitudinal Sections, prepared 24/03/2025
by, Covey
C250 E Road 1 Detail Plan – Sheet 4, prepared by, 24/03/2025
Covey
C250 E External Roadworks Detail – Sheet 1, 17/06/2025
prepared by, Covey
C251 D External Roadworks Detail – Sheet 2, 24/03/2025
prepared by, Covey
C252 D External Road Linemarking Plan, prepared 24/03/2025
by, Covey
C260 D Typical Road Details, prepared by, Covey 24/03/2025
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C300 E Stormwater Catchment Plan, prepared by, 17/06/2025
Covey
C320 F Stormwater Longitudinal Sections – Sheet 17/06/2025
1, prepared by, Covey
C321 F Stormwater Longitudinal Sections – Sheet 17/06/2025
2, prepared by, Covey
C340 E Stormwater Pit Details, prepared by, Covey 17/06/2025
C350 E Lot 100 Swale Details, prepared by Covey 17/06/2025
C360 E Bioretention Basin Details, prepared by 17/06/2025
Covey
C361 E Bioretention Basin Sections, prepared by, 17/06/2025
Covey
C362 D Bioretention Basin Notes, prepared by, 24/03/2025
Covey
C380 E Stormwater Calculations Table, prepared 17/06/2025
by, Covey
L001 F Landscape Cover Sheet, prepared by, 03.07.2025
Covey
L002 F Landscape Specifications, prepared by, 03.07.2025
Covey
L003 F Landscape Plans Overall Site Plan, 03.07.2025
prepared by, Covey - As annotated by
Council
L100 F Landscape Plans Lake Macdonald Drive, 03.07.2025
prepared by, Covey
L200 F Landscape Plans Dianella Court 03.07.2025
Intersection Landscape Works, prepared
by, Covey
L201 F Landscape Plans Proposed Road, prepared 03.07.2025
by, Covey
L202 F Landscape Plans Proposed Road, prepared 03.07.2025
by, Covey
L300 F Landscape Plans Connection Easement 1, 03.07.2025
prepared by, Covey
L400 F Landscape Plans Connection Easement 2, 03.07.2025
prepared by, Covey
L500 F Landscape Plans Bio Basin, prepared by, 03.07.2025
Covey
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L501 A Landscape Plans Proposed Road, prepared 03.07.2025
by, Covey
L600 F Landscape Details, prepared by, Covey 03.07.2025
L601 F Landscape Details, prepared by, Covey 03.07.2025
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
C010 E Roadworks and Drainage Plan, 17/06/2025
prepared by, Covey
C120 D Earthworks Sections – Sheet 1, 24/03/2025
prepared by, Covey
C301 C Stormwater Q100 Flow Plan, prepared 17/06/2025
by, Covey
C322 F Stormwater Longitudinal Sections – 17/06/2025
Sheet 3, prepared by, Covey
C350 E Lot 100 Swale Details, prepared by, 17/06/2025
Covey
Amendments Provide amended plans and design of the culvert crossing 1/M to
2/M which ensures that the headwater conditions at the culvert
entrance are accurately accounted for and that the 1%AEP
climate change event is fully contained within the swale/culverts
at all locations plus a minimum 150mm of freeboard.
CURRENCY PERIOD
2. The Currency Period for this development approval lapses if the development has not
substantially started by 20 August 2027 unless an application to extend the currency period
is approved by Council.
Site Specific Conditions
3. Contaminated soil identified to be removed from site must be done so in accordance with the
soil disposal permit (SDP010003593) issued by the Department of the Environment,
Tourism, Science and Innovation.
PRIOR TO COMMENCEMENT OF WORKS
Engineering
4. Submit amended plans to Council as described in the List of plans requiring amendments.
Plans must be submitted and approved prior to the pre-start meeting.
5. 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.
6. 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.
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7. A condition report of the drainage system must be completed for agreement at the prestart
meeting. The condition report is to include a CCTV inspection of the existing pipe and must
include at least 50m upstream and downstream of all works.
8. 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.
9. Certificates demonstrating currency of public liability insurance and works insurance covering
the works must be submitted to Council prior to the prestart meeting.
10. 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. Landscape works;
c. Electrical reticulation works;
d. Erosion and sediment control works;
e. Other relevant parties
11. This approval must be coordinated with all other Operational Works approvals relating to this
development including:
a. OPW23/0190
12. 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 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
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
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
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h. Details on the location of external fill/dump 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.
13. 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.
14. 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
15. 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.
16. 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.
17. 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.
RAL25/0004 to which this approval relates
c. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines
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
Roadworks (External Roadworks & Road Widening Works)
18. All pavement widening or construction of new pavement 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.
19. All street surfacing must consist of a minimum depth of 45mm 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.
20. 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.
21. On street advisory cycle pavement marking must be provided at the intersection of Dianella
Ct and Lake Macdonald Dr in accordance with council requirements and relevant Standards.
22. 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.
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Pavement Design and Construction
23. 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.
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.
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.
24. At the time of subgrade inspection, the subgrade must exhibit no visible signs of deformation
under proof rolling by a fully loaded water truck. The pavement subgrade will not be passed
until this requirement has been achieved.
25. 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
26. 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.
27. 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.
28. The verge is to be modified such that the maximum crossfall for the verge is 5%, except in
the location of a pathway where the maximum crossfall is to be 2.5%.
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.
a. All paths must have a slip resistant surface.
b. Expansion and contraction joints must provide a flush finish. Installation of joints by
saw cutting is preferred to ensure a smooth ride for cyclists.
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c. 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.
31. Pathways must:
a. terminate in a manner that ensures smooth transition to existing surfaces for public
safety.
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.
Site Access and Driveways
32. Driveway crossovers must be constructed in accordance with council’s Standard Drawings
RS-049 and RS-050 and any associated addendum.
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. The property access must be located a minimum of 1m clear of existing power poles,
streetlights or other signage. 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.
Earthworks and Retaining Walls
34. 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.
35. 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.
36. Slope and batters are a maximum grade of:
a. 1 in 6 where in proximity to waterbodies
a. 1 in 4 for grassed areas.
b. 1 in 3 for planted areas.
c. 1 in 2 for combined structural engineering and planting solutions.
Stormwater Drainage
37. Appropriate scour protection must be provided at the outlet of all stormwater pipes including
temporary outlets.
38. 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).
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39. Construction of all internal stormwater drainage works must comply with the relevant
section/s of Australian Standard AS/NZS 3500.3.
40. Prior to the completion of 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 (refer to E&SC Advisory Notes).
For the purpose of this condition, an effectively stabilised surface is defined as one that does
not, or is not likely to result in visible evidence of soil loss caused by sheet, rill or gully erosion
or lead to sedimentation, or lead to water contamination.
Bioretention Basins – Construction
41. 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
42. 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
43. 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
44. 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.
45. 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
46. 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.
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47. 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.
48. 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.
49. 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.
50. 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
51. 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:
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
iv. 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.
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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.
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.
52. 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,
a. Been revised by an RPEQ or CPESC to address the issues raised by changes in the
projected construction schedule and/or methods,
b. Been revised to address predicted rainfall events, and
c. Achieve the desired environmental outcomes.
53. 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.
54. 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.
55. 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.
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56. 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).
Landscaping
Retention of Existing Trees and Vegetation
57. All trees and vegetation identified for retention must be protected in accordance with AS
4970, Protection of trees on development sites.
Fauna Management
58. A qualified person* must be engaged to manage fauna prior and during clearing to:
d. Ensure works are carried out in accordance with the referenced Fauna Management
Plan J001343 dated Sept 2024; and the Nature Conservation Act 1992.
e. Undertake pre-clearing inspections including fauna relocation and removal or blocking
of all vacant hollows.
f. Ensure clearing works avoids nesting times of animals and birds.
g. Co-ordinate staging and sequence of clearing with fauna protection.
h. Protect and recover fauna during clearing operations (not previously removed).
i. Manage the translocation of animals and recovery procedures in accordance with
relevant legislation.
*(Refer to Advisory Note)
Plant Pest Management
59. A qualified person* must manage plant pest (weeds) to:
a. Ensure plants listed as Class 1 and 2 declared pests 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)
Landscaping Works
60. Landscape works must be supervised, undertaken and certified by qualified persons*. All
works must be completed in accordance with this Decision Notice and must include in
particular:
a. Substitution of Ficus Obliqua with Syzygium leuhmannii
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(* Refer to Advisory Note)
61. Where damage occurs to any Council asset as a result of the development works, it must be
repaired immediately where it creates a hazard that presents risk to person or property. Other
damage must be repaired prior to completion of works.
62. Landscape works must:
a. Ensure amenity or sales signage and ancillary infrastructure is not installed within the
road reserve.
b. Ensure permanent irrigation is not installed within the road reserve.
c. 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)
63. Public amenity trees* must:
a. Meet Specifying Trees – a guide to assessment of tree quality (NATSPEC).
b. Be located in accordance with engineering requirements for safe vehicle and
pedestrian sight lines.
*(Refer to Advisory Note)
64. Turfed areas must be must be free of pest, diseases and weeds and level with adjoining
surfaces.
FOLLOWING CONSTRUCTION / COUNCIL SIGNING THE PLAN OF SURVEY
Certification
65. 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)
66. 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.
a. The “As-Constructed” drawings will require certification by a:
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.
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b. 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.
c. 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.
d. The building envelope data must be submitted in both hardcopy and digital format
(ADAC XML Digital File). ADAC - Asset Design As Constructed, is to be prepared in
accordance with industry standards and recorded in “MGA - UTM56 / GDA94”
projection.
On Maintenance - Engineering
67. All municipal works must be accepted ‘On Maintenance’ by Council in accordance with
Council’s relevant Planning Scheme Policy prior to plan sealing. To achieve ‘On
Maintenance’, the supervising RPEQ must submit to Council:
a. certification that all works have been undertaken and completed in accordance with the
requirements of this Permit.
b. as Constructed details in accordance with Council’s Planning Scheme Policy.
c. maintenance and operational manuals for all proprietary or site specific devices
On Maintenance - Landscaping
68. Maintenance periods* must be:
a. 12 months for Landscape.
*(Refer to Advisory Note)
69. Prior to requesting an On Maintenance inspection, the following information package
(prepared by respective qualified persons* and certifying compliance with approvals) must
be submitted to Council:
a. Landscaping certification.
b. Specifying Trees: a guide to assessment of tree quality (NATSPEC) certification
(addressing each specimen).
70. 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.
h. Repair and replacements of damaged landscape infrastructure (furniture and fixtures).
Off Maintenance - Engineering
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71. Prior to requesting an Off Maintenance inspection the developer must provide a written
request for the Off Maintenance inspection.
72. 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
b. submitted certification falsely states works comply with approval requirements.
Off Maintenance – Landscaping
73. Off Maintenance Inspection must be requested:
a. By contacting Council.*
b. Only after lodgement of a completed Landscape Checklist and all other 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.
vi. Replacement of degraded timber.
vii. Resealing of timber work.
viii. Replacement or any corroded, broken or vandalised item.
ix. Cleaning and/or refinishing of all external surfaces including prompt removal of
graffiti.
*(Refer to Advisory Note)
5. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
J001343 1 Fauna Management Plan, prepared by North Coast 02/09/2024
Environmental Services
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
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.
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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.
6. 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
7. 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
8. Accepted best practice standards include International Erosion Control Association
Australasia Best Practice Erosion and Sediment Control.
9. 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).
10. 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.
If at the time of request for plan sealing, the method of short-term stabilisation has not
achieved a level of stability that Council's Officers believe will have a high probability
of achieving long term stability (i.e. until house construction has occurred on all lots),
Council Officers may take the following matters into consideration in determining
whether the site is capable of achieving medium to long-term stability:
• evidence that the site has been effectively stabilised in the short term;
• evidence that soil has been adequately ameliorated;
• evidence that seed of annual and perennial grass species has been applied at an
adequate rate; and
• that grass seed has germinated at a density that is likely to achieve an effective
grass cover.
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For example, while hydromulch can provide an immediate and effective stabilising
cover to soils, the protective cover can be relatively short-lived if vegetation fails to
establish before the thin layer of mulch decomposes. So if hydromulch is selected as
the method of temporary short term stabilisation, Council Officers will seek to confirm
that perennial as well as annual grasses are well established at the time of plan sealing
to reduce the risk of instability of the site in the medium to long term. As a general rule,
hydromulch will only be accepted as a “patch” fix and should comprise no more than
20% of the exposed site area due to the high risk of failure. Due to the requirement to
progressively stabilise exposed areas, it is not envisioned that this will present any
difficulties for an appropriately managed and compliant site.
Retention of Existing Trees
11. 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.
Qualified Person
12. Qualified Person, for the purpose of:
a. 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.
b. Undertaking landscape construction and establishment works is considered to be a
person with five years current experience in commercial landscape construction
projects.
c. 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:
i. International Society of Arboriculture (ISA) certification; or
ii. A Diploma of Arboriculture.
d. Managing Fauna protection is considered to be a certified Fauna Spotter Catcher.
e. Preparing certification and managing declared plant pests, is considered to be:
i. a landscape architect with a minimum of 3 years current experience in the field
of pest plant management;
ii. a botanist or ecologist with a minimum of 3 years current experience in the field
of pest plant management;
iii. an environmental consultant with a minimum of 3 years current experience in the
field of pest plant management.
On Maintenance
13. 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.
Road Reserve Permit
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1. 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] Sealing
2. All works required by this permit must be completed and accepted by Council prior to
submitting an application for plan sealing.
Biosecurity Act 2014 – Fire Ant Control
3. Developers must remain vigilant for the presence of fire ants. Under the Biosecurity Act 2014,
individuals and businesses are responsible for ensuring that they follow the movement
controls for specific organic materials to help prevent the spread of fire ants within South
East Queensland’s fire ant biosecurity zones. Movement of a fire ant carrier from within a fire
ant biosecurity zone may need a biosecurity instrument permit. More information is available
on https://www.fireants.org.au/treat/business-andindustry/movement-controls
Performance Bond Agreement
4. An applicant for a development application may make an agreement with an assessment
manager, referral agency or other person to establish the responsibilities, or secure the
performance, of a party to the agreement about a development condition.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
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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