Delegated Report - Code - Planning OPW18 0262 · OPW18/0262

Author	Monkeith Kadhum
Development Assessment

APPLICATION DETAILS
Application No.	OPW18/0262
Applicant	Tike Property P/L
Proposal	Operational Works – Earthworks, Stormwater Drainage Works, Vehicle Crossover, Landscaping and Frontage Works
Properly Made Date	9 October 2018
Information Request Date	Not Required
Information Response Date	Not Required
Decision Due Date	11 Dec 2018
Report Completed Date	11 Dec 2018
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	8 Attunga Hts Noosa Heads Qld 4567
RP Description	Lot 23 RP 89506
Land Area	531m²
Existing Use of Land	Old Hose for Demolition

PROPOSAL
The application seeks approval for a Development Permit for Operational Works – Earthworks, Stormwater Drainage Works, Vehicle Crossover, Landscaping and Frontage Works.
site details
Background
The higher order approval (MCU) for a Duplex on the site Council reference: 132007.616.05
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
The Noosa Plan.
cONSULTATION
The application was forwarded to the following internal Council officers:
Vegetation Protection and Landscape – Conor Neville
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 OPW18/0262 for a Operational Works - Drainage Works, Earthworks, Landscaping, Stormwater, Vehicle Crossover situated at 8 Attunga Hts Noosa Heads Qld 4567 and described as Lot 23 RP 89506 , it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	OPW18/0262
Street address:	8 Attunga Hts Noosa Heads Qld 4567
Real property description:	Lot 23 RP 89506
Planning Scheme:	The Noosa Plan (8 June 2018)
Decision details
Council decided to issue the following type of approval:
Development Permit for Operational Works – Earthworks, Stormwater Drainage Works, Vehicle Crossover, Landscaping and Frontage Works
CURRENCY PERIOD of approval
The currency period for this development approval is 2 years starting the day that this development approval takes effect.
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 Title	Date
Civil Engineering
28250-OW3.1		Earthworks Plan, prepared by SCG Consulting Engineers	Oct 2018
28250-OW3.2		Earthworks Sections, prepared by SCG Consulting Engineers	Oct 2018
28250-OW5.1		Driveway Layout Plan, prepared by SCG Consulting Engineers As Annotated by Council	Oct 2018
28250-OW4.2		Driveway levels, prepared by SCG Consulting Engineers As Annotated by Council	Oct 2018
28250-SW.1		Stormwater Management, prepared by SCG Consulting Engineers	Oct 2018
Landscaping
CLS028 Pg 2/5	D	Landscape Planting Plan –Sheet 1 prepared by createscapes	12/09/2018
CLS028 Pg 3/5	D	Planting Images and Schedule  prepared by createscapes	12/09/2018
CLS028 Pg 4/5	D	Materials, Legend and Landscape Details  prepared by createscapes	12/09/2018
CLS028 Pg 5/5	D	Materials, Legend and Landscape Details  prepared by createscapes	12/09/2018
SITE SPECIFIC CONDITIONS
Pile Retaining Walls
The works for the proposed pile retaining walls on the site must be supervised by a Registered Professional Engineer of Queensland (RPEQ) who must certify that the works are carried out in accordance with the approved plans and the applicable standards and confirming that the pile works have not impacted on or caused damage to other properties or existing services.
PRIOR TO COMMENCEMENT OF WORKS
Engineering
Tree protection fencing must be installed under the supervision of the Project Arborist. (Refer to Retention of Existing Trees Conditions).
A condition report including photographs of all existing buildings and structures on adjoining properties (including but not limited to retaining walls, fences, paved areas, swimming pools, etc) that have a potential to be impacted on by the proposed piling and earthworks must be completed prior to any works commencing and submitted to council and agreed on at the prestart meeting.
A condition report including photographs of the frontage of the site must be completed and submitted to council at the prestart meeting and prior to any works commencing.
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 6244. The pre-start meeting must include the relevant parties for the following aspects of the works:
Civil engineering works;
Landscape works;
Erosion and sediment control works;
Other relevant parties.
A Construction Management Plan must be submitted to Council prior to the pre-start meeting and must specifically address the following:
Traffic Management during all aspects of the construct phase including:
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.
Maintenance of safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased.
Proposed fencing to the site during the construction phase of the development.
Adequate parking arrangements for construction workers.
No queuing of trucks is permitted on residential streets, especially prior to 7.00am. Parked trucks must have engines turned off.
Measures to minimise adverse impacts on other properties including noise and dust emissions.
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 construction times, impacts on traffic and services and other relevant issues
Identification of complaint management procedures including:
Contact details for the on-site manager.
Dispute resolution procedures.
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.
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
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.
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.
All works must be constructed and work procedure undertaken in accordance with:
The approved plans and conditions detailed in this Decision Notice.
The relevant conditions of the higher order Material Change of Use approval Reference No: 132007.616.05  to which this approval relates.
All relevant Noosa Council Planning Scheme Policies, standard drawings, standard specifications and guidelines.
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.
Driveways
Driveway crossovers must be constructed in accordance with the approved plans and be in compliance with IPWEA standard drawings R-049 and R-050.
The grades of the new driveway shall be generally in compliance with the relevant requirements of AS2890.1 and must have profile that ensure that standard vehicles entering or exiting the site will not scrape or bottom down.
Where there is adjoining a pedestrian path (existing or proposed), a matching crossfall must be provided for the driveway on the alignment of the path, for the full width of the path.
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.
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 not to concentrate stormwater runoff onto neighbouring properties.
Where applicable, underground service conduits for water supply, electricity and any other services must be provided as part of the access driveway.
Have a minimum clearance of 500mm from any Unitywater/Telstra asset, unless a written approval is obtained from Unitywater/ Telstra and submitted to Council.
Pavement Design and Construction
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 Works
Safe pedestrian access on all streets in the vicinity of the development must be maintained at all times. Should footpath or 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 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, verge and footpath profiles.
Any private redundant services (eg domestic stormwater pipeline) with road verge must be removed.
Badly damaged sections of kerb and channel along the frontage of the property must be replaced and as determined onsite by Council’s delegate.
The grassed verge should generally have a maximum crossfall of 5%, except in the location of a pathway where the maximum crossfall is to be 2.5%.
Pathways
All pathways must:
Be generally in accordance with the approved plans and in compliance with the higher order approval Ref: 132007.616.05 and the applicable standard drawings.
Terminate in a manner that ensures smooth transition to existing surfaces for public safety. Where necessary the pathway should be extended beyond the frontage of the property and the termination point to be determined on-site by Council’s delegate.
Located in a manner which avoids significant root systems of retained trees, with the final location and design determined onsite by Council’s delegate.
Include 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 trip hazard.
Have a slip resistant surface.
Be designed and constructed to comply with the Disability Discrimination Act (DDA), Access to Premises Standard and the relevant sections of AS1428 Design for access and mobility.
Earthworks
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 2’ 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.
Fall protection must be provided to retaining walls that are over 1m high.
Slope and batters shall generally have maximum grade of:
1 in 4 for grassed areas.
1 in 3 for planted areas
1 in 2 for combined structural engineering and planting solutions.
Stormwater Drainage
Appropriate scour protection must be provided at the outlet of all stormwater pipes including temporary outlets.
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).
Construction of all internal stormwater drainage works must be generally in accordance with the approved plans and comply with the relevant section/s of Australian Standard AS/NZS 3500.
Erosion & Sediment Control
A construction hold point/s with a council delegate and supervising RPEQ must be discussed at the prestart meeting and established prior to commencement of excavation works for the development. The hold point must be held as soon as reasonably practical and prior to the first rain event forecast following initial tree clearing or removal of soil stabilising material. At the hold point/s inspection, all required sediment basins, drains and bunds to divert waters away from disturbed soil or soils about to become exposed through cut to fill activities must be installed. All areas that will not require earthworks in the imminent cut to fill operation must be stabilised to prevent entrainment of sediments into existing stormwater system.
Cut to fill earthworks must not commence until after the supervising RPEQ has certified that all installed erosion and sediment controls required by this approval are sized in accordance with the best engineering practices to suite the prevalent soil type and slope of the land with a particular attention is given to the scour protection during and following the construction of pile retaining walls.
E&SC measures must be  installed and maintained to ensure any waters discharged from the site up to and including a  85%ile 5 day rain event (or 46mm rainfall event)  contain less than 50mg Total Suspended Solids per litre. All relevant measures detailed in the International Erosion and Sediment Control Book 2008 or Sunshine Coast Manual for Erosion and Sediment Control must be installed to minimise the amount of sediment leaving the site in rainfall events that exceed 85%ile 5 day or 46mm.
Peak 1-year ARI event discharge from the construction phase of development must be equivalent to the pre-development peak 1-year ARI event discharge. Measures included in calculations to achieve management of peak flows must be incorporated into the development in a manner that is consistent with the Noosa Plan, all conditions of the approval and does not interfere with adjoining properties.
Prior to the completion of the development, all site surfaces must be effectively stabilised. 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.
VEGETATION PROTECTION
Retention of Existing Trees and Vegetation
All trees and vegetation identified for retention must be protected in accordance with AS 4970, Protection of trees on development sites, except where agreed on-site with Council’s delegate.
Vegetation areas for protection must be protected with a 1.8m high temporary safety fence or temporary barrier mesh with pickets at 3m centres.
Have the fence installed prior to the prestart meeting and maintained for the entire period of construction.
Vegetation Clearing
Fauna or fauna habitat relating to clearing works must be managed by a qualified person*.
*(Refer to Advisory Note)
Removal of existing trees and vegetation must be undertaken by a qualified person* and must include:
Stump grinding to below finished surface level.
Rectification to the finished surface levels and materials.
No damage to other vegetation for retention.
Legal disposal of all removed vegetation and debris.
*(Refer to Advisory Note)
Landscaping Works
Landscape works must:
Delineate all planting to grassed area interfaces with a spade cut edge.
Ensure amenity or sales signage and ancillary infrastructure is not installed within the road reserve.
Ensure permanent irrigation is not installed within the road reserve.
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.
Landscape works must be supervised, undertaken and certified by qualified persons*.  All works must be completed in accordance with this Decision Notice.
(* Refer to Advisory Note)
Newly planted trees located in the road reserve must:
Be certified to meet Specifying Trees – a guide to assessment of tree quality (NATSPEC).
Be located in accordance with engineering requirements for safe vehicle and pedestrian sight lines.
Turfed areas must be must be free of pest, diseases and weeds and level with adjoining surfaces.
FOLLOWING CONSTRUCTION
Certification
Upon completion of the work and prior to the final inspection by Council a certificate must be issued by an RPEQ certifying that the works have been constructed in accordance with the Operational Works permit.
A final inspection and approval of the completed works required by this permit by Council’s Inspector is required. Please contact Council on 5329 6245 to arrange for the inspection
Prior to commencement of use the following (prepared by respective qualified persons* and certifying compliance with approvals) must be submitted to Council:
Landscaping certification confirming all works have been constructed in accordance with conditions of approval.
NATSPEC certification (Specifying Trees: a guide to assessment of tree quality addressing each specimen).
(* Refer to Advisory Note)
As Constructed Plans
As Constructed Plans and ADAC XML Files
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:
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;
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.
The “As-Constructed” drawings will require certification by a:
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;
Licensed Surveyor in regard to the cadastral and locational information, levels and applicable survey datum, where required.
The data must be in accordance with Council’s “Planning Scheme Policy 5 – Engineering Design Standards – Roads, Drainage and Earthworks”, 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.
On Maintenance
All municipal works must be accepted ‘On Maintenance’ by Council in accordance with Council’s relevant Planning Scheme Policy. To achieve ‘On Maintenance’, the supervising RPEQ must submit to Council:
Certification that all works have been undertaken and completed in accordance with the requirements of this Permit.
As Constructed details in accordance with Council’s Planning Scheme Policy and the conditions of this permit.
Off Maintenance
Prior to requesting an Off Maintenance inspection the developer must provide a written request for the Off Maintenance inspection.
A re-inspection fee in accordance with Council’s Fees and Charge Register will be charged where:
A Council inspection reveals works do not comply with approval requirements.
Submitted certification falsely states works comply with approval requirements.
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
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 Sustainable Planning Act 2009 must be made. Amended plans clearly indicating the changes must be lodged with this application along with the appropriate fees.
Arranging Prestart Meeting
Contact Council on 5329 6244 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 Right of Appeal Period of 20 business days should have been passed or the applicant has have confirmed by a letter or an email that he/she has accepted the conditions of Decision Notice and waived his/her appeal right.
Qualified Person
Qualified Person, for the purpose of:
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.
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:
International Society of Arboriculture (ISA) certification; or
A Diploma of Arboriculture.
Managing Fauna protection is considered to be a certified Fauna Spotter Catcher.
Undertaking landscape construction and establishment works is considered to be a person with five years current experience in commercial landscape construction projects.
Managing Fauna protection is considered to be a certified Fauna Spotter Catcher
On and Off Maintenance
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 Note
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.
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.
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 fail 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 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 3239 3647 to discuss any obligations under the ACH Act.
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