Delegated Report - Code - Planning OPW21 0262

Author	Development Engineer, Laurie Schreck
Development Assessment

APPLICATION DETAILS
Application No.	OPW21/0262
Applicant	Lindsay Consulting Pty Ltd
Proposal	Operational Works - Vehicle Crossover
Properly Made Date	27 September 2021
Information Request Date	1 October 2021
Information Response Date	18 October 2021
Decision Due Date	06 December 2021
Report Completed Date	20 October 2021
Report Reviewed By	Diogo Carrico

PROPERTY DETAILS
Property Address	2 Jarrah St, Cooroy Qld 4563
RP Description	Lot 1 RP 176126
Land Area	5005.0000 m²
Existing Use of Land	Industrial – Energex Depot

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Medium Impact Industry
Precinct	Not Applicable
Local Plan Area	Not Applicable
Overlays	Nil
Assessment Type	Code
PROPOSAL
The application seeks approval for an Operational Works - Vehicle Crossover.
The locality and proposal plan are included below.
Figure 1 – Locality

Figure 2 – Site Plan
site details
Background
This Operational Works application has been submitted as a non-standard design is required to achieve a functional crossover that does not result in scraping/bottoming out.
Site Description
The existing crossover currently results in major scraping/bottoming out on both the road and crossover surfaces. In this particular part of the street, the road cross-fall well exceeds the 3% standard, likely due to the proximity to roadside stormwater inlets and due to historic asphalt overlays increasing the edge cross fall.
The dimensions of the crossover will remain the same but the crossover gradients are being adjusted to reduce the change in grades between the road and crossover. This will result in the crossover being lowered from its existing levels. There are two known services in the verge area – a Unity Water main and a telecommunications service, which has already been lowered for the anticipated works. Conditions have been added to ensure all existing services are located and any conflicts referred to the relevant service authority prior to works commencing.
In order to achieve a functional crossover that does not result in scraping, non-compliant grades need to be adopted. The neighbouring crossover has adopted similar non-compliant grades to achieve a functional crossover.
The lowering of the crossover will also result in some verge reshaping to batter back to existing. The plans detail a maximum batter slope of 1 in 16 and conditions have been added to ensure the batter slopes are turfed and stabilised.
Surrounding Land Uses

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:
Driveways and Parking Code.
cONSULTATION
Referral Agencies
Not applicable.
Internal Council Referrals
Not applicable.
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 OPW21/0262 for an Operational Works - Vehicle Crossover situated at 2 Jarrah St Cooroy Qld 4563 and described as Lot 1 RP 176126, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	OPW21/0262
Street address:	2 Jarrah St Cooroy Qld 4563
Real property description:	Lot 1 RP 176126
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Operational Works - Vehicle Crossover
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
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
21-1063-C1	B	Design Detail as prepared by Lindsay Consulting	14 October 2021
CURRENCY PERIOD
The Currency Period for this development approval lapses if the development has not substantially started by 25 October 2023, unless an application to extend the currency period is approved by Council.
SITE SPECIFIC CONDITIONS
The Principal Contractor must physically locate all services in the verge area and confirm the depths prior to any works commencing. Any conflicts between the crossover and the services must be referred to the relevant service authority for determination prior to works commencing.
Any verge reshaping works must be topsoiled, turfed and watered by the Developer until the grass has established.
PRIOR TO THE COMMENCEMENT OF WORKS
Bonds
A site control and/or compliance bond of $2500 is to be submitted to Council prior to the pre-start meeting. The pre-start meeting will only be held once Council's Construction Engineering Officer has confirmation that the bond monies have been received by Council.
The bond will be refunded less any costs incurred by Council in ensuring compliance with these conditions or any additional inspections incurred for substandard work or work undertaken not in accordance with this permit.
Engineering
A condition report including photographs of the frontage of the site must be completed and submitted to Council prior to the prestart meeting.
The principal contractor must have all the appropriate insurance and public liability documentation to carry out the works. The principal contractor is also responsible to ensure that any subcontractors also have the appropriate insurance and public liability documentation. Certificates demonstrating currency of public liability insurance and works insurance covering the works must be submitted to Council prior to the prestart meeting.
Council must be contacted at least 5 working days prior to any works commencing to organise a prestart. The contact number to arrange a pre-start meeting is 5329 6500. The pre-start meeting must include the relevant parties for the following aspects of the works:
Civil engineering works.
A Construction Management Plan must be submitted to Council prior to the pre-start meeting and must specifically address the following:
Traffic Management during the construction phase;
Appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD); and
Provision for safe pedestrian access across the frontage of the site both.
DURING CONSTRUCTION
Engineering
The integrity and condition of any existing public or Council infrastructure and services (above ground and/or underground) must not be adversely affected by the proposed works
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.
All works must be constructed and work procedure undertaken in accordance with:
The approved plans/documents and conditions detailed in this Decision Notice;
All relevant Noosa Council Planning Scheme Policies, standard drawings, standard specifications and guidelines; and
The latest version of the Healthy Waterways document “Water Sensitive Urban Design Technical Design Guidelines for South East Queensland” for all water quality devices to be constructed on site.
Works within Road Reserves
No removal of street trees is permitted without Council’s prior written approval.
Safe pedestrian access on all streets in the vicinity of the development must be maintained at all times. Should footpath/road closures be necessary to carry out construction works, Council’s Engineering Officer must be notified prior to the proposed closure and all requirements complied with.
All 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.
Driveways
Driveway crossovers must be constructed generally in accordance Council’s Standard Drawings RS-051.
The following must be complied with during the construction of the required crossover/driveway:
The driveway surfacing must consist of either an approved hot mixed asphaltic concrete or patterned/plain concrete;
The driveway must be constructed so as to not concentrate or direct stormwater runoff onto neighbouring properties;
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; and
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.
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.
Stormwater Drainage
The constructed driveway must not cause additional ponding on the road formation or the road reserve.
Environment (Erosion and Sediment Control)
Prescribed Water Contaminants (as defined in the Environmental Protection Act 1994) must not be released from the site or to waters within the site, or be likely to be released should rainfall occur, unless all reasonable and practicable measures are taken to prevent or minimise the release and concentration of contamination.
The contractor must ensure non-essential exposure of soil is prevented by restricting the extent of works and minimising the duration of soil exposure to adverse weather conditions. Exposed areas must be suitably covered/stabilised/reinstated as soon as practicable and prior to any predicted rainfall occurring.
Erosion and sediment control measures must be installed and maintained to minimise erosion on the site and to minimise the export of sediment and associated pollutants from the site. The erosion and sediment control measures must be designed, installed and maintained in accordance with current best practice standards (refer to advisory notes).
FOLLOWING CONSTRUCTION
A final inspection and approval of the new driveway and completed reinstatement works by Council’s Inspector is required. Please contact Council on 5329 6500 to arrange for the inspection.
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:
General Advisory Notes
As this driveway is a private structure, the owner bears full responsibly for the standard of its construction, maintenance and any liabilities associated with its construction. It is recommended that professional advice be sought for the construction of the driveway to ensure that the driveway is constructed in accordance with standard drawing RS-051.
Council has undertaken an audit check of the Operational Works drawings in relations to the proposed works. A detailed check of the calculations and drawings has not been undertaken, as they have been certified by a RPEQ.  The RPEQ bears full responsibility for all aspects of the engineering design.  Council reserves the right to require further amendments and/or additions at a later date should design errors become apparent.
Council reserves the right to call up any performance bond held or levy charges against the property, should emergency works be required to be undertaken by Council to make the site safe due to inactivity on the development site for extended periods of time.
Should any changes or modifications to the approved plans be required as a result of construction constraints, a “Request to change an existing approval” under the Planning Act 2016 must be made. Amended plans clearly indicating the changes must be lodged with this application along with the appropriate fees.
Prestart Inspections Request
Contact Council on 5329 6500 to arrange a prestart or an inspection giving a minimum of 5 business days’ notice of preferred inspection time.
It should be noted prior to arranging a pre-start meeting the Appeal Period of 20 business days must have passed or the applicant must have provided Council with written confirmation that the applicant has accepted the conditions of Decision Notice and waived their appeal rights.
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.
Environmental Advisory Notes
The Environmental Protection Act 1994 states that a person must not carry out any activity that causes, or is likely to cause, environmental harm unless the person takes all reasonable and practicable measures to prevent or minimise the harm. Environmental harm includes environmental nuisance. In this regard persons and entities, involved in the civil, earthworks, construction and landscaping phases of this development are to adhere to their ‘general environmental duty’ to minimise the risk of causing environmental harm.
Erosion and Sediment Control
Accepted best practice standards include International Erosion Control Association Australasia Best Practice Erosion and Sediment Control
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Not applicable.
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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DEVELOPMENT ASSESSMENT DELEGATED REPORT

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2 Jarrah St, (

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‘SURROUNDING GROUND TO BE
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Zones
Low Density Residential
Medium Density Residential
MB High Density Residential
Tourist Accommodation
Ml Major Centre
fm District Centre
MM Local Centre
Neighbourhood Centre
Low Impact Industry
Medium Impact Industry
1) Recreation and Open Space
Ml Environmental Management and Conservation
Community Facilities
Im Innovation
Rural
Ml Rural Residential

Community Facilities Label Legend

4
2RPs6126

ARP