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D194/2014 - Sealed Order
in the Planning and Environment Court No 194 of 2014
Held at Maroochydore
Between SHARPE ENTERPRISES PTY LTD
{ACN 065 975 171) Appellant
And NOOSA REGIONAL COUNCIL Respondent
ORDER
Before ADR Registrar: John Taylor . ^
Date of Hearing: i^^'^Z 6
Date of Order: ( ^ '
IT IS ORDERED BY CONSENT THAT:
1. The appeal be allowed.
2. The material change of use and operational works appiications be approved subject to the
conditions annexed to this order and marked "A" and in accordance with the plans annexed
and marked "B".
Filed on: /2015
Fiied by: p&e Law
Service address: Suite 2, 37 Dalton Drive, Maroochydore Qld 4558
Telephone: 07 5479 0155
Facsimile: 07 5479 5070
Emaii: [email protected]
•#'
SolicUar^for-the^Appellant
y
Splicitorf^^je^Respondent
ORDER p&e Law
Fiied on behalf of the Appellant Suite 2, 37 Dalton Drive
Maroochydore Qld 4558
Form PEC-7 Telephone: 07 5479 0155
Facsimile: 07 5479 5070
Email: lestar@paelaw,com
Ref: 2459:Consent Order.doc
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Page 2
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MCU14/0049 - MGU CONDITIONS
PLANNING
When Conditions must be Complied With
1, 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
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed below and are as
amended by the conditions herein.
Plan No. Rev. Plan/Document Name Date
OGSS-001-01 G Site Plan Stage 2 18/9/14
OGSS-001-02 G Stage 2 Basement Floor Plan 18/9/14
OGSS-001-03 G Stage 3 Ground Floor Plan 18/9/14
OGSS-001-04 G Stage 3 Level 1 Floor Plan 18/9/14
OGSS-001-05 G Stage 3 Level 2 Floor Pian 18/9/14
OGSS.-001-06 P Elevations 1 & 2 24/5/15
OGSS-001-07 G Elevations 3 & 4 18/9/14
OGSS-001-08 G Sections A-A & B-B 18/9/14
OGSS-001-09 G Basement Location Plan 18/9/14
Nature and Extent of Approved Use
3. No external storage or use areas are approved on the site.
4. Any display and retail sale of goods must remain an ancillary component to the
approved use and must not exceed an area of 100m2.
Signage
5. Signage on site shall not exceed the total signage area for each building as identified
in the Signage Schedules on Drawing No. OGSS-001-06 Revision P Elevations 1 & 2
and dated 24 May 2015 prepared by Steve McGregor Design Service.
Building Height
6. The maximum height of the development must not exceed 10metres above the
finished ground levei and the naturai ground level.
7. Certification must be submitted to Council from a Licensed Surveyor which certifies-
that the buildings do not exceed the maximum height requirement of this Decision
Notice.
Landscaping
8. The development site must be iandscaped. The works must be undertaken in
accordance with an Operational Works approval and The Noosa Plan's Planning
Scheme Policy 3 Landscaping Plants and Guidelines for that specific area and must
include:
Page 3
a. The landscaped areas as generally shown on the approved Site Plan, except
where amended by conditions contained herein,
b. Trees planted to achieve tali, dense screening vegetation along the eastern side
boundary to assist with screening dust ingress to the site. Recommended
species is Elaeocarpus eumundi or similar.
c. Trees within the front setback area and along western boundary to soften the
visual building bulk.
d. Retention of the existing street trees.
9. 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.
Street Identification
10. The street address of the development must be clearly visible and discernible from the
primary frontage of the site by the provision of a street number and, where appropriate,
the building name,
Perfomiance Bond
11. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000
must be submitted to Council, to secure performance of all conditions of this approval,
prior to the issue of a Development Permit for Operational Works. The cash bond or
trading bank guarantee wil! 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.
Staging & Sunset Clause for Completion
12. The development may be completed in stages, as shown on the approved plans.
Pursuant to s342 of the Sustainable Planning Act 2009, any uncompleted aspects of
this development approval lapse if the whole of the approved use has not happened by
20 November 2020,
ENGINEERING
Site Access and Drivev/ays
13. Concrete driveway and parking areas shall be provided generally in accordance with
Drawing Nos: OGSS-001-01, Rev G dated 18/09/2014 and OGSS-001-01, Rev G
dated 18/09/2014 - respectively titled: Site Plan Stage 2 and Stage 2 Basement Floor
Plan, prepared by Steve McGregor Design Service and as may be amended by the
conditions of this permit, The works must be undertaken in accordance with an
engineering design prepared by suitably qualified registered professional engineer and
a Development Permit for Operational Works, and shall include in particular:
a. A driveway crossover/s in accordance with IPWEAQ standard drawing SEQ R-
051 and to grades that prevent vehicles from scraping and/or bottoming. .
b. For pedestrian safety between vehicles exiting the site and pedestrians on the
footpath, the driveway and any associated fencing or vegetation near the
driveway shall comply with the minimum sight line requirements as defined in AS
2890.1, section 3.2.4.
c. All parking spaces, driveways and circulation lane in compliance with the
relevant sections of the current AS 2890.1 and AS2890.2.
Page 4
d. Suitable safety measures, including: traffic directional signage, warning signage
and speed limit/s within the site, to improve driver awareness of pedestrians and
enhance pedestrian safety.
e. Provision of vandal resistant public lighting with intensities to satisfy the
requirements of Australian Standard AS1158: Public Lighting Code
14. 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.
Frontage Works - Footpath
15. Frontage works must be provided for the development. The works must be
undertaken in accordance with a Development Permit for Operational Works and must
include in particular:
a. A two (2) metre wide concrete footpath within the road verge for the entire length
of the site's frontage to Rene Street In compliance with IPWEAQ standard
drawing SEQ R-065 Concrete Pathway Construction Details. The footpath must
match the levels the driveways to the site without step or trip hazard. Where
necessary existing driveway finish level should be adjusted to ensure compliance
grades for the footpath and driveway.
b. Replacement of any street trees affected by the frontage works.
Stormwater Drainage
16. Prior issue of building works approval for the new building on the eastern portion of the
site, an Operational Works approval for treatment of stormwater quality must be
obtained. The application for Operational Works Approval for stormwater must provide
for treatment of stormwater from the entire site.
17. The stormwater quality treatment system shall be designed and implemented generally
. in accordance with "Option 1" presented in the "Site Based Stormwater Management
Plan (4298-1.0) for 66 Rene Street" dated 9 October 2014 by STORMwater Pty Ltd.
18. An ongoing maintenance contract for the stormwater quality treatment devices must be
established and provided to Council prior to commencement of use of the new building
on the eastern portion of the site. The maintenance contract schedule must be
consistent with the manufacturer's requirements to achieve an ongoing pollutant
reduction efficiency of 80% reduction in Total Suspended solids, 60% reduction in
Total Phosphorous and 45% reduction in Total Nitrogen in runoff from the site
compared to an untreated situation.
19. All copies of stormwater maintenance documentation must be kept for a period of 5
years and made available to Council officers on request to demonstrate compliance
with the conditions of this approval.
Earthworks
20. Any earthworks required on site shall be carried out in accordance with Council's
Planning Scheme Policy PSP5 - Engineering Design Standards - Roads, Drainage
and Earthworks and must be undertaken in accordance with a Development Permit for
Operational Works.
21. Earthworks carried out on site shall not affect the structural integrity of any of the
adjoining properties, existing fences or structures that border the development site.
Fences that are affected shall be replaced prior to the Building Certifier issuing the
Certificate of Classification. In this regard any fences to be replaced shall be clearly
shown on the plans submitted for Operational Works approval.
Page 5
UNITYWATER
The following Unitywater conditions are applied in accordance with the South East
Queensland (Distribution and Retail) Restructuring Act 2009 and Unitywater's Interim
Connections Policy. The conditions below form part of a water connection aspect which are
taken to be a water approval for a staged connection. Any future applications must be made
to Unitywater under South East Queensland (Distribution and Retail) Restructuring Act 2009.
Unitywater can be contacted as foliows;
Phone; 1300 0 Unity (1300 086 489)
Email: [email protected]
Web: www.unitvwater.com
Water <£ Sewerage
22. Reticulated water supply and sewerage must be provided to the development.
23. Construction activities must not impede the access of Unitywater or Fire Brigade
personnel to vital infrastructure (eg. valves, fire hydrants and sewer access chambers).
24. The fire-fighting demand on Unitywater's water supply system from the development
must not exceed 30 litres per second.
25. A single Unitywater installed primary water meter must be provided immediateiy inside
the property boundary. Meters must be Unitywater approved, installed in accordance
with Unitywater requirements and remain accessible at all times for reading and
maintenance purposes,
26. Water meters must be located on alternative boundaries to electrical pillars.
27. Buildings, basements and other structures must maintain a minimum clearance of 1.5
meters from Unitywater sewer mains, and 1.0 meter from a sewer manhole chamber
or sewer inspection opening.
28. Easements of between 3 and 10 metres must be provided over all Unitywater sewers
located within property boundaries in accordance with the SEQ standards. Easements
shall be centred over the pipe. Easement terms shall be the most current registered
dealing held by the Department of Natural Resources & Mines and shall not be altered
or amended.
29. Storm water retention systems and gross pollutant traps must maintain a minimum
clearance of 1.5 meters from Unitywater water supply and sewerage infrastructure.
30. Tree plantings must maintain a minimum horizontal clearance of 1.0 metre from
Unitywater water mains and 1.5 metres from Unitywater sewerage mains. Landscaping
plants within these clearances must be low growing when mature, and suitable
approved varieties.
31. Construction works undertaken in the vicinity of Unitywater water supply or sewerage
infrastructure must not adversely affect the integrity of the infrastructure. All costs
associated with repair, replacement or alteration of infrastructure must be met by the
applicant.
Page 6
OPW14/0276 - SIGNAGE CONDITIONS
Approved Plans
1. Development undertaken in accordance with this approval must generally comply with
the approved plans of development—The approved plans are listed and are as
amended by the conditions herein. Signage shali not exceed the total signage area
shown for each building.
Plan-No. • Rev. Plan/Document Name Date
OGSS-001-06 P Elevations 1 & 2 24 May 2015
Location
2. The approved signs must be positioned wholly within the property boundaries of the
subject site, and must not be located within or across any easements.
Illumination
3. Only 1 sign on the site may be illuminated.
4. Illumination resulting from direct, reflected or other incidental light emanating from a
sign must not exceed a luminance of 300 candelas per square metre.
5. Ail sign illumination must be switched off between 11:00pm and sunset of the following
day.
Page 7
Advisory Notes
Unitywater
Connection to Unitywater live water mains and the Unitywater live sewer system must be
undertaken by Unitywater at the appiicant's cost.
A 150mm diameter water main is located within the road boundary fronting the development
site in Rene Street. Construction Works, heavy traffic crossing the main, excessive vibration
and excavation close to the main may cause damage to the pipe. Extreme care is required
when working close to this infrastructure. Aii costs associated with repair, replacement or
alteration of infrastructure must be met by the applicant.
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or
obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: "A person who
carries out an activity must take all reasonable and. practicable measures to ensure the
activity does not harm Aboriginal cultural heritage". It is an offence to fall to comply with the
duty of care, Substantial monetary penalties may apply to individuals or corporations
breaching this duty of care. Injunctions may also be issued by the Land and Resources
Tribunal, and the Minister administering the ACH Act can also issue stop orders for an
activity that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage
value of Aboriginal cultural heritage. You should contact the Cultural Heritage Co-ordination
Unit on 07 3238 3838 to discuss any obligations under the ACH Act.
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in
addition to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
1. the Disability Discrimination Act 1992 (Commonwealth);
2. the Anti-Discrimination Act 1991 (Queensland); and
3. the Disability (Access to Premises - Buildings) Standards.
4. The applicant is advised that the development works for this permit may require
payment of a compliance bond (to be determined in Operational Works Permit) in
accordance with Council's policies. The payment of the bonds will be required prior the
prestart meeting for the Operation Works.
The Building and Construction Industry (Portable Long Service Leave) Levy must be paid
prior to the issue of a development permit where one is required for the 'Building and
Construction Industry'. This applies to Building Works, Operational Works and Plumbing
and Drainage Works applications, as defined under the Sustainable Planning Act 2009,
where the works are $80,000 or more and matching the definition of 'Building and
Construction Industry' under the Building and Construction Industry (Portable Long Service
Leave) Act 1991. Council will not be able to issue a Decision Notice without receipt of details
that the Levy has been paid. Should you require clarification in regard to the amendments to
the Building and Construction industry (Portable Long Service Leave) Act 1991, you should
contact QLeave on 1800 803 481 (free call) or (07) 3212 6855
Page 8
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