Referral Agency Response - Planning RAP20 0035

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	RAP20/0035
Your Reference:	2680 L02 NG
8 October 2020
PM Taylor & RJ Taylor
C/- Martoo Consulting Pty Ltd
PO Box 1684
NOOSA HEADS  QLD  4567

[email protected]
Dear Sir/Madam
Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as a concurrence agency for the application, completed its assessment of the application on 8 October 2020. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP20/0035
Street address:	13-15 Hilton Esplanade, Tewantin Qld 4565
Real property description:	Lot 15 on SP315575
Planning Scheme:	The Noosa Plan (8 June 2018)
type of development
The applicant seeks the following type of referral agency response:
Concurrence Agency Response for a Detached House
concurrence agency conditions
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
191001 CD0-02	N	Site Plan – Proposed, prepared by Elia Architect	03/09/2020
191001 CD0-02.1	D	Site Plan – Ground, prepared by Elia Architect	03/09/2020
191001 CD1-01	M	Floor Plan – Ground, prepared by Elia Architect	03/09/2020
191001 SD1-025	-	Upper Floor Plan, prepared by Elia Architect	19/08/2020
191001 CD2-01	K	Sections, prepared by Elia Architect	03/09/2020
191001 CD3-01	L	Elevations 1, prepared by Elia Architect	03/09/2020
191001 CD3-02	M	Elevations 2, prepared by Elia Architect	03/09/2020
Sunset Clause
This Concurrence Agency response is no longer valid if the use has not commenced within 4 years of the date of this notice, unless otherwise extended in writing by Council.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5,000.00 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building Works. 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.
Building Height
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface except to the northern portion of the pop up section of the roof (high windows) which must not exceed 8.6m in accordance with the approved plans.
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.
Setbacks
Natural ground level must be maintained along the eastern side property boundary, for a minimum width of 1.5 metres from the boundary. No building, structure or fill is to be located within the 1.5 metre northern side setback.
Protection of Privacy
The terrace located on the Upper Floor Plan must include either balustrading or fixed external screens, positioned in such a way to obscure direct views into the habitable room windows or private open space areas of the adjoining property to the east.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping.
Screening vegetation must be planted for the full length of the eastern boundary in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.  The planted vegetation must be:
a minimum of 45 litre pot size for every second plant otherwise 200mm pot size,
planted a maximum of 2 metres apart, and
grow to a mature height of a minimum of 3 metres.
Existing vegetation in the road reserve must be retained, unless written authorisation from Council is granted for the clearing.
Trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting stockpiling, storage and vehicle parking to those areas which are already cleared
using low impact construction techniques around vegetation.
Boundary Fencing
The maximum height of boundary fencing on the road frontage and southern boundaries must not exceed 2.0 metres above the natural ground surface.
The maximum height of boundary fencing on the eastern boundary must not exceed 2.8 metres above the natural ground surface, with the fence to be of a lightweight material above 2 metres in height. The fence is to be graded from a maximum of 2 metres in height at the street boundary up to a maximum of 2.8 metres high 6 metres from the street boundary.
Site Access and Driveways
Sealed access driveways must be provided from Ernest Street to the proposed garage and boatshed. The works must be undertaken generally in accordance with the approved plans and with council standard drawings RS-049, RS-050 and respective addendums.
The following must be complied with during the construction of the required driveways:
the driveways surfacing must consist of either an approved hot mixed asphaltic concrete or patterned/plain concrete;
the driveways must be in accordance with the requirements of AS2890.1 Off-Street Car Parking for longitudinal and crossfall gradients;
the driveways must be constructed so as to not concentrate or direct stormwater runoff onto neighbouring properties;
the driveways must be constructed so as to not cause additional ponding on the road formation or the road reserve;
have a minimum clearance of 500mm from any Unitywater/Energex/Telstra asset, unless a written approval is obtained from Unitywater/Energex/Telstra and submitted to Council;
any stormwater kerb outlet in close proximity to the edge of the new driveway must be provided with an approved kerb adaptor;
any existing kerb sections requiring removal due to the works must be saw-cut and removed to allow for a smooth and neat finish with the new driveway.
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.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge. Stormwater runoff from the development must be disposed of on-site without causing scour or damage to the subject site or any adjoining properties.
The works must be undertaken generally in accordance with drawing 19630-C100, Rev C, dated 27/08/2020, prepared by Tod Consulting and titled “General Arrangement Plan”.
The stormwater design (as outlined in the above mentioned plan), must be included as part of the subsequent Building Permit.
All private stormwater connections to existing council’s infrastructure must be undertaken in accordance with Noosa Council Standards.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
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.
Where the development involves excavation or filling over, or adjacent to, drainage, water supply or sewerage infrastructure, all access chamber surface levels must be adjusted to provide a freeboard of 100mm above the finished ground surface level.
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.
Slope and batters are a maximum grade of:
1 in 6 where in proximity to waterbodies;
1 in 4 for grassed areas;
1 in 3 for planted areas;
1 in 2 for combined structural engineering and planting solutions.
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.
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 conditions of this permit.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the referral agency conditions:
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
Sustainability
In line with Noosa Council’s Corporate Plan, Council seeks to encourage sustainable building design for residential and commercial development. Council encourages the use of sustainable building materials, energy efficient fittings, solar hot water, photovoltaic systems (including the use of inverter/charges), water saving devices and rainwater harvesting. For further information go to http://www.noosa.qld.gov.au/sustainable-homes
Road Reserve Permit
Before the start of any construction works, a road reserve permit must be obtained from Council to occupy the road reserve during construction.
rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at any time before the application is decided pursuant to section 30 of the Development Assessment Rules.

Yours faithfully

Tara Norley
Development Planner

Enc:	Approved Plans/Documents

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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