Delegated Report - Code - Planning MCU21 0033

Author	Development Planner, Tara Norley
Development Assessment

APPLICATION DETAILS
Application No.	MCU21/0033
Applicant	Camtegan P/L TTE
Proposal	Material Change of Use - Multiple dwelling (one dwelling and three small dwellings)
Properly Made Date	1 March 2021
Information Request Date	7 April 2021
Information Response Date	19 May 2021
Decision Due Date	23 June 2021
Report Completed Date	23 June 2021
Report Reviewed By	Patrick Murphy - 23 June 2021

PROPERTY DETAILS
Property Address	31 Bottlebrush Ave Noosa Heads Qld 4567
RP Description	Lot 136 RP 88934
Land Area	506m²
Existing Use of Land	Dwelling house

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	High density residential
Precinct	Not Applicable
Local Plan Area	Noosa Heads
Overlays	Landslide Hazard
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Multiple dwelling (one dwelling and three small dwellings). The proposal is for a three storey building and basement, comprised of 2 small dwellings on Level 1, one dwelling on Level 2 and one small dwelling on Level 3.
The two small dwellings on Level 1 comprise of 2 bedroom apartments, with 2 bathrooms, dining, kitchen, private terraces and decks.
The Level 2 apartment contains a 3 bedroom, 2 bathroom dwelling, kitchen and living area, and front and rear decks.
The small dwelling on Level 3 contains a 3 bedroom, 2 bathroom dwelling, kitchen and living area, and front and rear decks.
The proposal includes a basement carpark with 6 carparks and one visitor park, four scooter parks, private storage area, and a lift and stairs.  A communal pool is proposed within the front setback.
The locality and proposal plan are included below.

Figure 1 – Locality

Figure 2 – Site Plan

Figure 3 – Floor Plans (Basement, Level 1, Level 2, Level 3, Roof)

Figure 4 – Elevations (west, north, east, south)

Figure 5 – Renders
site details
Site Description
The subject site is a 505m2 rectangular lot that slopes steeply from the road frontage to the rear of the block. The site currently contains a dwelling house that will be removed to enable construction of the proposed development.
Surrounding Land Uses
The subject site is surrounded my dwelling houses and dual occupancies. The site is adjacent to Council’s Bottlebrush Avenue Carpark, in proximity to Noosa Junction.
assessment
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.
Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
High Density Residential Zone Code;
Noosa Heads Local Plan Code;
Dual Occupancy and Multiple Dwelling Code;
Works Codes; and
Landslide Hazard Overlay Code.
The subject site is located in Noosa Heads and is zoned High Density Residential. The proposed use is identified as a consistent use within the zone and 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:
Criteria	Planning Scheme	Proposal	Complies
Building height storeys metres	3 storeys max 12 metres	3 storeys and basement 10.75 metres	
Site cover	45% max (small dwellings)	37.6 %	
Plot ratio	0.75:1 max. (small dwellings)	0.75:1	
Boundary setbacks Basement Frontage Side (north west) Side (south east) Rear	6.0 metres min 1.5 metres min 1.5 metres min 6.0 metres min	6.00 metres 0.74 metres 0.80 metres 6.02 metres	X X
Level 1 Frontage Side (north west) Side (south east) Rear	6.0  metres min 1.5 metres min 1.5 metres min 6.0 metres min	6.00 metres 0.74 metres 0.80 metres 6.02 metres	X X
Level 2 Frontage Side (north west) Side (south east) Rear	6.0 metres min 2.0 metres min 2.0 metres min 6.0  metres min	7.02 metres 1.50 metres (hoods) 2.00 metres (building) 1.50 metres (hoods) 2.00 metres (building) 6.02 metres	X X
Level 3 Frontage Side (north west) Side (south east) Rear	10.0 metres min 2.5 metres min 2.5 metres min 8.0 metres min	8.0 metres (balcony) 10.0 metres (roof) 2.00 metres (hoods) 2.50 metres (building) 2.00 metres (hoods) 2.50 metres (building) 4.75 metres (hood) 6.02 metres (building)	X X X X X
Length of wall	15 metres max	14.5metres	
Roof Form Pitch Eaves	N/A N/A	N/A N/A	N/A N/A
Landscaped open space Soft landscaping	177m² min (35% of site) 106m2 min (60% of total)	To be conditioned	
Landscaping Setbacks	2 metres (swimming pool)	2.8 metres	
Private Open Space Unit 1 Unit 2 Unit 3 Unit 4	20m² min 20m² min 12m² min 9m² min	40m² 40m² 81m² 75m²	
Carparking	6 covered min 1 visitor min	6 covered 1 visitor	
Setbacks
Acceptable Outcome AO9.1 of the High Density Residential Zone Code states buildings and structures meet the following minimum boundary setbacks
For frontages
first and second storeys— 6 metres
third storey and thereafter—10 metres
side boundaries
1.5 metre setback up to 4.5 metres height;
2 metres setback between 4.5 metres and 7.5 metres height; and
2 metres plus 500 millimetres for every 3 metres above 7.5 metres height or part thereof
rear boundary
first and second storeys—6 metres
third storey and thereafter— 8 metres
Corresponding Performance Outcome PO9 of the High Density Residential Zone Code states buildings and structures are designed and sited to:
provide a high level of amenity to users of the subject site and adjoining premises, including provision of visual and acoustic privacy;
not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises;
provide adequate distance from adjoining land uses;
preserve existing vegetation that will help buffer development;
allow for space and landscaping to be provided between buildings including adequate area at ground level for landscaping with trees, shrubs, outdoor living and utilities;
be consistent with the predominant character of the surrounding area; and
protect the natural character and avoid adverse impacts on ecologically important areas such as national parks, waterways and wetlands.
Front Setback
The proposal includes a front setback of 8m to the Level 3 balcony (10m to the roof) and therefore does not comply with AO9.1.

Figure 6: Non-compliant front setback to Level 3 balcony

Figure 7: Non-compliant front setback to Level 3 balcony
The non-compliant portion of the Level 3 balcony is a maximum of 8m in height from natural ground level (refer to Figure 6) and relates to the light weight balustrading only (refer to Figure 7). It is noted that the balcony also functions as the roof to the Level 2 balcony, and would be considered a compliant setback for Level 2.
The reduced setback to the Level 3 balcony is considered to comply with PO9, as the proposal will provide a high level of amenity to users of the subject site and will not unreasonable obstruct views or cause overlooking of private open space or habitable areas of adjoining premises. Therefore, the reduced setback is supported.
Side Setbacks
The proposal includes the following non-compliant side boundary setbacks and therefore does not comply with AO9.1:
North west
Basement - 0.74m for a length of 14.5m
Level 1 - 0.74m to the planter for a length of 14.5m
Level 2 – 1.5m to the window hoods
Level 3 – 2.0m to the window hoods
South east
Basement  - 0.80m to the stairs, for a length of 5.5m
Level 1 - 0.80m to the stairs, for a length of 9.3m
Level 2 – 1.5m to the window hoods
Level 3 – 2.0m to the window hoods

Figure 8: Non-compliant side boundary setbacks to Basement

Figure 9: Non-compliant side boundary setbacks to Level 1

Figure 10: Non-compliant side boundary setbacks to Basement and Level 1
The non-compliant setbacks to the Basement and Level 1 relates the areas as shown on Figures 8, 9 and 10) The setbacks, at a maximum of 2m in height on the south eastern boundary and 1.3m in height from natural ground level on the north western boundary will not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises, as the intrusion relates to the basement, internal stairs and planter box only. Given the limited height of portion of the building within the reduced setback, the proposal is considered to provide adequate distance from the adjoining land uses on either side of the subject site. It is noted that the reduced side boundary width may limit the type of screening vegetation that is able to be provided along the side boundaries, however narrow growing screening vegetation will be conditioned for the length of the side boundaries.
The non-compliant setbacks to Level 2 and Level 3 relate to the window hoods only, with the building complying with setback requirements. This non-compliance is considered minor and will not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises. Therefore, the reduced setbacks are supported.
Rear Setback
The proposal includes a rear setback of 4.75m to the balcony hoods and 6m setback to the building on Level 3 of the building and therefore does not comply with AO9.1.

Figure 7: Non-compliant rear setback to Level 3 balcony
It is noted that due to the topography of the site, the rear elevation of the building appears as two storeys and 7.6m in height from natural ground level (refer to Figure 7). It is also noted that the dwelling on the adjoining property to the rear is setback approximately 12m from the common boundary, and is located approximately 2m AHD higher than the natural ground level at the rear of the subject site.  As such, the reduced setback to the Level 3 balcony, at 6m is considered to comply with PO9, as the proposal will provide a high level of amenity to users of the subject site and adjoining premises, including provision of visual and acoustic privacy and is adequately setback from the adjoining dwelling to the rear, being approximately 18m from the adjoining dwelling. in addition, the reduced setback will not unreasonable obstruct views or cause overlooking of private open space or habitable areas of adjoining premises, due to the proposed . Therefore, the reduced setback is supported.
swimming pool Setback
Acceptable Outcome AO17.1 of the High Density Residential Zone Code states communal outdoor recreational facilities including swimming pools, spas and sports courts are:
Setback at least 12 metres from the boundary of land in a residential zone and screened by a 5 metre wide buffer densely planted with trees and shrubs including species from 1 metre to 8 metres in height; or
located internally to the arrangement of buildings on the site; and
not used between the hours of 9:00pm and 6:30am the following day
The communal pool within the front setback is setback 1.5m from the adjoining property to the adjoining lot to the south east, and 10.4m from the adjoining property to the north west. As such, the location of the pool does not comply with AO17.1.
Corresponding Performance Outcome PO17 of the High Density Residential Zone Code states
Development, including mechanical plant, vehicle manoeuvring and communal outdoor recreation uses:
do not have an adverse effect on the amenity enjoyed by users of adjacent or nearby premises through emission of noise, light, fumes or smoke;
do not cause unreasonable disturbance to local fauna through light or smoke emissions.
It is noted that the subject lot is only 15m in width, and as such the setback could not be achieved to both side boundaries. The swimming pool is approximately 8m2 and is for the use of residents of the 4 dwellings only. The location of the communal pool within the front setback is in proximity to the driveway and carparking areas on both adjoining lots (refer to Figure 8) and as such is not anticipated to have any adverse impacts on the amenity enjoyed by users of the adjoining properties. The non-compliance is in relation to a swimming pool only, and as such will not result in unreasonable disturbance to local fauna through light or smoke emissions. The hours of use of the pool will be conditioned to ensure impacts in terms of noise are mitigated between 9pm and 6:30am. As such, the proposal is considered to comply with PO17.

Figure 8: driveway and carparking areas in proximity to the swimming pool
(29 and 33 Bottlebrush Ave)
Engineering Comments
The application has been reviewed by Coordinator Engineering, Development Assessment, and the following comments have been provided.
The applicant has addressed the engineering concerns with their information response and amended plans. It is noted that no footpath currently exists on the eastern side of Bottlebrush Avenue and while the driveway design does include a “footpath” section it is considered unreasonable to require the construction of a footpath across the frontage of the subject site.
The engineering items can be addressed by the inclusion of reasonable conditions.
cONSULTATION
Referral Agencies
Not Applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Coordinator Engineering, Development Assessment
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 MCU21/0033 for a Material Change of Use - Multiple dwelling (one dwelling and three small dwellings) situated at 31 Bottlebrush Ave Noosa Heads Qld 4567 and described as Lot 136 RP 88934, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU21/0033
Street address:	31 Bottlebrush Ave, Noosa Heads Qld 4567
Real property description:	Lot 136 on RP88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for a Material Change of Use - Multiple dwelling (one dwelling and three small dwellings)
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
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
SK03	C	Site Plan, prepared by K Architecture	17/05/21
SK04	C	Ground / Semi Basement Floor Plan, prepared by K Architecture	17/05/21
SK05	C	Level 1 Floor Plan, prepared by K Architecture	17/05/21
SK06	C	Level 2 Floor Plan, prepared by K Architecture	17/05/21
SK07	C	Level 3 Floor Plan, prepared by K Architecture	17/05/21
SK08	C	Roof Plan, prepared by K Architecture	17/05/21
SK09	C	West Elevation, prepared by K Architecture	17/05/21
SK10	C	North Elevation, prepared by K Architecture	17/05/21
SK11	C	East Elevation, prepared by K Architecture	17/05/21
SK12	C	South Elevation, prepared by K Architecture	17/05/21
SK13	C	Section 1, prepared by K Architecture	17/05/21
SK14	C	Section 2, prepared by K Architecture	17/05/21
SK15	C	Section 3, prepared by K Architecture	17/05/21
SK16	C	Section 4, prepared by K Architecture	17/05/21
SK17	C	Section 4, prepared by K Architecture	17/05/21
SK21	C	Exterior Finishes Palette, prepared by K Architecture	17/05/21
Currency Period
This development approval lapses if the use has not happened by 23 June 2027, unless an application to extend the currency period is approved by Council.
Building Height
The maximum height of the development must not exceed 12 metres above the natural ground level and 3 storeys.
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
Security in the form of a cash bond or trading bank guarantee to the sum of $50,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to pre-start meeting. 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.
Nature and Extent of Approved Use
The approved Multiple dwelling is comprised of one dwelling and three small dwellings, in accordance with the administrative definition under Noosa Plan 2020.
The plot ratio of the development must not exceed 0.75:1, in accordance with the administrative definition under Noosa Plan 2020.
No part of the basement is to be more than 1 metre above ground level in accordance with the administrative definition under the Noosa Plan 2020.
The communal swimming pool in the front setback must not be used between the hours of 9:00pm and 6:30am the following day.
Street Identification
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.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to the development site in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to the development site.
Building Appearance
All air conditioning units or other mechanical equipment:
where located at ground level, screened by fencing 1.5 metres in height or dense vegetation of at least 1.5 metres in width incorporating grouped trees and shrubs with a maximum separation distance of 1 metre measured from the centre of the plant;
where located above ground level, enclosed or screened such that it is not visible from the street frontage nor adjoining properties; and
visually integrated into the line and plane of the building and roof design and does not project beyond the height or width of the building when viewed from the street and 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, except where required to satisfy any privacy condition of this Decision Notice.
Materials and Finishes
Buildings and structures must use:
natural finishes wherever possible;
a mix of lightweight and textured external finishes;
masonry construction where variation is provided in texture and the façade uses a variety of finishes to break up the surface; and
open or transparent balustrades.
Fencing and Walls
Any street fencing must be generally in accordance with the Approved Plans, including:
being set back an average of 1 metre from the front property boundary and articulated to provide visual interest;
any fencing on the front boundary must ensure that the solid portion of the fences and walls is no more than 1.2 metres high.
Any side boundary fencing must not exceed 2 metres in height from ground level.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothesline which is screened from public view.
Protection of Privacy
To protect privacy between adjoining properties, the decks located on Level 2 and Level 3 must include batten screening of a height of not less than 1.7 metres above finished floor level, generally in accordance with the Approved Plans, positioned in such a way to obscure direct views into the habitable room windows or private open space areas of the adjoining properties, and must include:
Where windows overlook or have the potential to overlook the private open space of nearby properties or view into habitable room windows within 10 metres
windows are to have a sill height of not less than 1.7 metres above finished floor level; and
windows and doors use translucent glazing to obscure views.
Landscaping Works
The development site must be landscaped. The works must be undertaken in accordance with an Operational Works approval and Noosa Plan 2020 Planning Scheme Policy PSP2 Landscaping. In this regard, Landscape Plans must be provided to Council including the following:
landscaping provided to a minimum of 35% of the site area, and 60% of this is to be soft landscaping;
the landscaped area in the south eastern corner of the lot must be maintained at natural ground level and must be densely landscaped with native screening planting, for a depth of 1.8m to screen fencing and the swimming pool from the street;
shade trees and screening vegetation with layering of understorey plants and grasses must be planted for the length of the rear boundary;
narrow growing screening vegetation must be planted for the length of the side boundaries;
a minimum 1.5m landscape buffer is to be provided to the bin storage area, with feature pandanus and screening shrubs;
existing vegetation in the road reserve must be retained. An Arborist Report is to be provided regarding the condition of the existing street trees. Alternatively, if the street trees are required to be removed, a minimum of 2 streets trees must be provided, being advanced Banksia (robu, integrifolia or serrata);
a pedestrian access pathway into the site is not approved within the road reserve; and
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.
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.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
engineering
Site Access and Driveways
A sealed access driveway must be provided from the formation in Bottlebrush Avenue to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
a driveway crossover in accordance with Council’s Standard Drawing RS-051,
be generally in accordance with drawing number SC-8839, C003 Revision C prepared by Empire Engineering dated 18 May 2021, and
suitable safety measures, including warning signage, to improve driver awareness of pedestrians and enhance pedestrian safety. Warning signage must be provided near the exit to warn motorists of pedestrian movement along the frontage street
Car Parking
A minimum of seven car parking spaces must be provided and marked on the site. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
carparking as indicated on the approved plans, and
be generally in accordance with drawing number SC-8839, C003 Revision C prepared by Empire Engineering dated 18 May 2021, and
one visitor parking space within the total, which are clearly marked for that purpose and accessible at all times for visitor use
dimensions, crossfalls and gradients in accordance with Australian Standard AS/NZS2890.1:2004 Parking Facilities
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
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with an Operational Works approval and be generally in accordance with drawing number SC-8839, C003 Revision C prepared by Empire Engineering dated 18 May 2021
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 (Energex, NBN and Unitywater) which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
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.
Geotechnical Stability
All works must be carried out in accordance with the recommendations contained in the Geotechnical Investigation Report No: 20370-001 Revision 0 prepared by Tectonic Geotechnical & Environmental Engineers dated 17 December 2020
Prior to the commencement of the use certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the recommendations contained in the Geotechnical Investigation Report No: 20370-001 Revision 0 prepared by Tectonic Geotechnical & Environmental Engineers dated 17 December 2020
*(Refer to advisory Note)
Earthworks and Retaining Walls
All earthworks and associated batters/retaining structures, both above ground and below ground level, temporary or permanent, must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
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.
referral agencies
Not applicable.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager 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. For further information, please refer to https://www.noosa.qld.gov.au/planning-development/development-tools-guidelines/infrastructure-charges
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid.
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
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.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased
proposed fencing to the site during the construction phase of the development
approval of the Traffic Management Control Plan by the Department of Transport and Main Roads (DTMR) for any works on State controlled roads
provision for worker car parking
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, services and other relevant issues.
Include a post out to the local residents and businesses advising of the proposed development, the expected time frames and the site contact details.
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
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
it is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Operational Works	Access, Stormwater, Drainage work, Earthworks and Landscaping.
Development Permit for Building Works	All building work.
submissions
Not applicable.
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.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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[Attachment: image5.png (image text)]
333
3:
Bed 1
low
113
Apartment 3
=]
|
Bed 2
Bed 3
33519

[Attachment: image6.png (image text)]
=
Ensuite
Bed 1
|
‘Apartment 4
100 m?
=
=]
3
Lift
Stairs|
Bi
7
Bed 3
Bed 2

[Attachment: image7.png (image text)]
33519
solar
|
Roof:
wof
fall 2
i
line of
|
~-4
33519

[Attachment: image9.png (image text)]
i
|

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   
 

 

soe eaten ne
cone mea bata cet
Sab aigeto mesa 03
planter to edge oflevel twin |
‘amas glass base opper beh
satral ground ne ninined =
‘SS oomeay sare mason enteral wal wih, :
2am nigh mbar ence oun Teodere pati 3
Too soded ih dine mae
—
plate tp of ge pein to carptcwth
cre aera Seen

‘extent of side boundary “masonry retaining / landecaise weal