Referral Agency Response - Planning RAP20 0029 · RAP20/0029

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	RAP20/0029
Your Reference:	n.a

24 December 2020
Coastal Building Certifications Pty Ltd
PO Box 890
BUDERIM  QLD  4556

[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 24 December 2020. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP20/0029
Street address:	13 Saltwater Avenue, Noosaville Qld 4566
Real property description:	Lot 878 on SP102594
Planning Scheme:	The Noosa Plan (8 June 2018)
type of development
The applicant seeks the following type of development approval:
Development Permit for Building Works (Detached House)
concurrence agency 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
C1.0	-	Cover, prepared by Chris Clout Design	11/11/20
C2.0	-	Site Plan, prepared by Chris Clout Design As annotated by Council	11/11/20
C3.0	-	Ground Floor Plan, prepared by Chris Clout Design As annotated by Council	11/11/20
C4.0	-	Upper Floor Plan, prepared by Chris Clout Design As annotated by Council	11/11/20
C5.0	-	Elevations, prepared by Chris Clout Design As annotated by Council	11/11/20
C6.0	-	Elevations, prepared by Chris Clout Design As annotated by Council	11/11/20
C7.0	-	Section, prepared by Chris Clout Design As annotated by Council	11/11/20
C8.0	-	Section, prepared by Chris Clout Design As annotated by Council	11/11/20
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This Concurrence Agency response is no longer valid if the use has not commenced within 4 years of the date of this notice, unless otherwise extended in writing by Council.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 $10,000 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.
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
The screening located on the southern side of the Ground Floor terrace must be setback a minimum of 1.5m from the southern boundary.
The roof on the northern side of the Upper Floor must be setback a minimum of 1.4m from the northern boundary measured to the outer most projection.
The rear setback must be as per the Approved Plans. No additional buildings or structures are to be located within 4.5 metres of the revetment wall.
Noosa Waters Setback Area
The works within the Noosa Waters Setback area on the site must be constructed and maintained for the life of the development in compliance with the approved plans, the relevant findings and recommendations of the geotechnical report “Noosa Waters Investigation of Revetment Stability” dated April 2014 prepared by GHD for Noosa Council, and the following must be complied with at all times:
No works or activities that have the potential of reducing the stability of the soil and/or the existing revetment wall.
No works, installations or activities that have the potential of reducing the flood storage capacity within the setback area and/or adversely impact on the environmental values of the adjacent waterways.
The land area within 4.5 metres of the revetment wall must be developed in accordance with the following requirements:
A minimum of 25% of the area must be planted with native shrubs and trees with a mature height of 3 metres or less. Existing trees in excess of 3 metres in height can remain as is;
any side boundary fencing within 4.5 metres of the revetment wall must taper down to a maximum height of 1.2 metres at the revetment wall, and must have a height not exceeding 1.5 metres at a distance of 2.25 metres from the revetment wall.
Roof Form
The roof terrace is not approved and must be removed from the plans. An amended plan must be submitted to Council prior to the issue of a Building Approval. The development must not contain a roof terrace.
Lighting
No flood lighting is used on site and the vertical illumination resulting from direct, reflected or other incidental external lighting emanating from the site does not exceed 8 lux when measured at any point 1.5 metre outside the boundary and at any level from ground level upward.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping.
The site must be landscaped in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines. The following screening vegetation must be planted:
Two feature trees with a minimum pot size of 45lt, that grow to a minimum height of 7 metres, must be planted between the dwelling and the front boundary in the north western portion of the lot;
One feature tree with a minimum pot size of 45lt, that grows to a minimum height of 5 metres, and appropriate understorey vegetation must be planted in the south western corner of the lot to provide screening to the garage;
Vegetation, with a height and density sufficient to provide screening of the development, must be planted along the southern elevation.
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.
Street trees
Existing native vegetation in the road reserve must be retained unless written authorisation from Council is granted for the clearing. Any street trees authorised to be removed must be replaced with a suitable native species with a pot size of 45 litres in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.
The existing Agave, Rheo and Bird of Paradise in the road reserve must be removed and replaced with a suitable understorey native species in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.
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.
Driveway
Sealed driveway must be provided to the development generally in accordance with the approved plans and in compliance with Standard Drawings RS-049 and RS-050 and subject to any applicable Council’s permit approval.
Excavation and Acid Sulfate Soil
Groundwater monitoring bores must be established and installed by a Geotechnical Engineer or other suitably qualified person experienced with Acid Sulfate Soils Management. The location of the groundwater monitoring bores must be certified by the Geotechnical Engineer or other suitably qualified person to be sufficient to identify any changes in groundwater levels as a result of proposed construction activities.
The groundwater and surface waters must be sampled and tested at a NATA certified laboratory to confirm the following water parameters are met prior to release from the site:
a pH range of 6.5-8.5 pH units;
50mg/L maximum  total suspended solids concentration;
0.3mg/L maximum total iron concentration;
0.2mg/L maximum total aluminium concentration.
All treated material must undergo verification testing to achieve neutralisation in accordance with the Queensland Acid Sulfate Soil Technical Manual: Soil Management Guidelines v4.0.
Erosion and Sediment Control
Prescribed Water Contaminants (as defined in Schedule 9 of Environmental Protection Regulation 2008) 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.
Sediment and erosion control measures must be in place prior to works commencing. If such measures are not in place or are not satisfactory, “on the spot” fines may be issued. Such fines can be issued if sediments from the site are found to enter or have the potential to enter Council’s stormwater system, natural waterways, any downstream stormwater filtration system or adversely impacting on other properties.  The sediment and erosion control design and measures have NOT been approved, it is the developer and the site's Supervising Engineer who are responsible for ensuring that the sediment and erosion control measures have:
Been duly designed by an RPEQ or CPESC and constructed in accordance with "best practise" methods,
Been revised by an RPEQ or CPESC to address the issues raised by changes in the projected construction schedule and/or methods,
Been revised to address predicted rainfall events, and
Achieve the desired environmental outcomes.
Council may request further controls to be installed should the implemented measures be found inefficient.
The erosion and sediment control measures must be designed, installed and maintained in accordance with the supervising engineer instructions and the current best practice standards.
The developer must ensure non-essential exposure of soil is prevented by restricting the extent of disturbance and minimising the duration of soil exposure to adverse weather conditions and effectively turf, cover or stabilise any disturbed area without delay and prior to rainfall occurring.
The developer must ensure sediment does not leave the site or enter onto adjoining properties or Council’s drainage system due to surface runoff or on tyres of vehicles and/or machinery. It is essential to implement appropriate approved erosion and sediment control measures throughout the site during all phases of construction including vehicle shakedown pad/grid (or similar) at the access to the construction site. Where sediments or other contaminants are deposited on a road, they must be removed so as not to enter Council’s drainage system or waterways.
Prior to the completion of the development and commencement of use, all site surfaces must be effectively stabilised using methods which have achieved effective short-term stabilisation and which will continue to achieve effective stabilisation in the medium to long-term. 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
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.
Flood Compatibility
It is recommended that the flooring materials and electrical works in flood liable areas should take into consideration any potential for flood inundation eg by using flood compatible materials and having electrical wiring and fixtures well above the estimated flood level.
Fires in Urban Areas
Please note that in urban areas of the Noosa Shire Council area, fires are prohibited except where in an appliance used for domestic heating or cooking purposes, which must comply with particular Standards. Any area identified as a fire pit area on approved plans is to be in accordance with Local Law & Subordinate Local Law No. 3, Schedule 3.  Refer to the following link for details:
https://www.noosa.qld.gov.au/community/local-laws/local-laws-overview
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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