Delegated Report - Code - Planning OPW19 0075 · OPW19/0075

Author	Monkeith Kadhum - Development Engineer
Development Assessment

APPLICATION DETAILS
Application No.	OPW19/0075
Applicant	C & A McGuinness
Proposal	Operational Works - Vehicle Crossover
Properly Made Date	27 March 2019
Information Request Date	Not Required
Information Response Date	NA
Decision Due Date	5 June 2019
Report Completed Date	10 May 2019
PROPERTY DETAILS
Property Address	7 Arakoon Cres Sunshine Beach Qld 4567
RP Description	Lot 780 RP 48111
Land Area	615 m²
PROPOSAL
The application seeks approval for an Operational Works Permit for Vehicle Crossover in compliance with Condition 13 of the higher order approval MCU18/0048.01.

site details
Site Description

Surrounding Land Uses
Detached Hosing.
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;
Planning Regulation 2017
The Noosa Plan.
Performance Bond
A Performance Bond ($1,500) has been submitted in compliance with Condition 10 of MCU18/0048.01.
cONSULTATION
Internal Referrals
The application was forwarded to the following internal Council officers:
Conor Neville – Regarding requirement of on street trees/landscaping
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 OPW19/0075 for Operational Works - Vehicle Crossover situated at 7 Arakoon Cres Sunshine Beach Qld 4567 and described as Lot 780 RP 48111, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	OPW19/0075
Street address:	7 Arakoon Cres Sunshine Beach Qld 4567
Real property description:	Lot 780 RP 48111
Planning Scheme:	The Noosa Plan (8 June 2018)
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 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 Description	Date
28045-DR1	-	Driveway Plan, Section & Details, prepared by SCG Consulting Engineers	April 2018
PRIOR TO COMMENCEMENT OF WORKS
A condition report including photographs of the frontage of the site, including kerb line and road pavement, must be completed for future reference and made available to Council at 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 6245. The prestart meeting must include the relevant parties for the following aspects of the works:
Civil engineering works.
Landscaping.
Erosion and sediment control.
A traffic management measures must be implemented and discussed with Council’s inspector at the prestart meeting and must specifically address the following:
Appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) to provide warning to drivers and road users of any safety hazard or changes to traffic conditions due to the proposed works.
Fencing to the work site during the construction phase as may be necessary to ensure the safety of the public and the road users.
Provision for safe pedestrian and traffic access across the frontage of the site both during daily construction and after daily construction has ceased.
Appropriate measures to minimising adverse impacts on traffic flows in the local roads.
DURING CONSTRUCTION
General
The developer must repair and/or meet any costs to repair damage to any Council’s and/or public assets (on or off maintenance assets) during carrying out the works, 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 this development.
All works must be constructed and work procedure undertaken in accordance with:
The relevant conditions of the Higher Order Approval MCU18/0048.01.
The approved plans and conditions of this permit approval.
All relevant Noosa Council Planning Scheme Policies, standard specifications, standard drawings and guidelines.
Driveways
Driveway crossover must be designed and constructed in accordance with the approved plans and generally in compliance with IPWEA Standard Drawings  RS-049 and RS-050, and must (*):
Have maximum width of 4.0m at kerb line unless approved otherwise by Council.
Have surface consists of either an approved hot mixed asphaltic concrete or plain/patterned concrete.
Have a slip resistant surface.
Match the levels of the grassed verge and provide smooth grades transition with the existing surfaces without creating fall, trip or slip hazards.
Be constructed so as not to concentrate stormwater runoff, increase flows or cause ponding onto neighbouring properties and road verge.
Have a minimum clearance of 500mm from any Unitywater/Telstra asset, unless a written approval is obtained from Unitywater/ Telstra and submitted to Council.
Be located a minimum of 1m clear of any existing power poles, streetlights and street signage.
(*) also refer to Advisory Notes of this permit
Works within Road Reserve
Any existing kerb & channel and/or concrete footpath sections requiring removal due to the new works must be saw-cut and removed to allow for a smooth and neat finish with the new works.
Verge area must be reinstated in a manner to match the footpath, kerb and/or verge treatments without creating fall, trip or slip hazards to the public road users. 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.
Any conduits for electrical power or other services and connections proposed to be installed within existing and proposed road reserves under existing sealed carriageways, concrete pathways, concrete/sealed driveways or significant vegetation must be installed by boring. Trenching is not permitted, unless specifically approved by Council.
To minimise potential of trip and fall hazard, the road grassed verge must be reinstated to smoothly match the levels of the new driveway and any existing services (eg stormwater pit, sewer manhole, Telstra pit).  Any necessary adjustments to the levels of existing services, if required, must be referred to and approved by the relevant service providers with all cost be met by the developer/owners.
Note: In order to mitigate the potential of public liabilities due to trip and similar hazards, Council does not permit any unauthorized works within the road reserve such as steps, sleeper steppers, hazardous landscaping and the like.
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 should be generally certified by an RPEQ.
Stormwater Drainage
Any proposed surface stormwater grated channel or pit must be located wholly within private property
Any stormwater kerb outlet in a close proximity to the edge of the new driveway must be provided with an approved durable kerb adaptor. No kerb inlet be located within the width (eg the layback section) of the driveway.
The proposed driveway and associated works must be provided with adequate stormwater drainage and must not adversely impact on the existing drainage conditions on other properties or the road reseve.
Landscape
Street trees must be established in the road reserve in accordance with Planning Scheme Policy 3 Landscaping Plants and Guidelines Section 23 and include:
2 x Pandanus tectorius and 1 x Banksia serrata, with a minimum pot size of 75 L, must be established a minimum offset of 1m from the kerb line and between the front boundary.
Street trees must:
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.
Delineate all planting to grassed area interfaces with a spade edge.
Include mulch, 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.
The road reserve must be stabilised with turf following the approved works. Turfed areas must be must be free of pest, diseases and weeds and level with adjoining surfaces.
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, particular attention must be given to prevent sediment from entering into Council’s street stormwater drainage system. 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
Certification and Final Inspection
Upon completion of the work 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 new driveway and completed reinstatement works by Council’s Inspector is required.  Please contact Council on 5329 6245 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:
Driveway Design and Construction
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 the applicable engineering standards.
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.
General Advisory Notes
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 6245 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:
the Sunshine Coast Regional Council Manual for Erosion and Sediment Control V1.2 or other superseding document subsequently adopted by Council;
Best Practice Erosion and Sediment Control, International Erosion Control Association (2008)
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