Delegated Report - Code - Planning MCU21 0206

Author	Development Planner. Lisa Pienaar and Consultant Planner
Development Assessment

APPLICATION DETAILS
Application No.	MCU21/0206 OPW21/0341
Applicant	Ejmont Nominees Pty Ltd
Proposal	Material Change of Use - Low impact industry
Properly Made Date	26 November 2021
Information Request Date	10 December 2021 & Further advice letter 25 February 2022
Information Response Date	23 February and 4 April
Decision Due Date	5 May 2022
Report Completed Date	26 April 2022
Report Reviewed By	Nadine Gorton

PROPERTY DETAILS
Property Address	1A & 1B Taylor Ct Cooroy Qld 4563
RP Description	Lot 2 & 3 SP324340
Land Area	15100m²
Existing Use of Land	Vacant

STATUTORY DETAILS
SEQRP Designation	Urban
Zone	Low Impact Industry
Precinct	Not Applicable
Local Plan Area	Cooroy
Overlays	Bushfire Hazard Overlay – Potential Impact Buffer Landslide Hazard Overlay – Moderate Hazard Buffer
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Low impact industry. The application also seeks development approval for Operational Work to facilitate associated site works, landscaping, stormwater, car parking and access
The proposal comprises the development of 20 small industrial tenancies (see Figure 1 for breakdown of GFA) spread over two lots and provide a total gross floor area (GFA) of 3444.5m2 for low impact industrial use.

Figure 1 – Gross Floor Area of Tenancies.
The locality and proposal plan are included below.

Figure 2 – Locality

Figure 3 – Site Plan

Figure 4 – Elevations
site details
Background
On 12 July 2006 an approval was issued by Noosa Council for a Preliminary approval for Material Change of Use Overriding the Planning Scheme and Reconfiguration of a Lot (1 into 6 lots) lodged by State Development in response to a need for planned industrial land in the Cooroy area (file ref: 132005.2159 - 2005/2159).
At the Ordinary Meeting of 30 November 2006 Council agreed to issue a Negotiated Decision Notice.
The preliminary approval required an amended plan which included the requirement for a 10 metre wide landscaped buffer to Holts Road to visually screen the development from the Bruce Highway.
The consideration of the representations to the Preliminary Approval, saw Council delete the requirement for a further development permit for Reconfiguring of a Lot to facilitate the swift delivery of the industrial development.
The plan of subdivision was endorsed in 2008.
On December 2020, a Development Permit for Reconfiguring a Lot – (1 into 4) Industrial & OPW20/0144 and Development Permit for Operational Works – Civil Works and Landscape Works was approved (RAL20/0017).   The approval required a 10 metre wide landscape buffer to be provided along the frontage to Holts Road planted in accordance with the approved plans.
This proposal originally included a care takers residence within 1 industrial tenancy.  This was removed from the proposal in the information response when council officers indicated this would not be supported.
Site Description
The development is proposed over two lots being Lot 2 and Lot 3 SP324340 which are proposed on 1 Taylor Court. The land is situated on the southern side of Holts Road and is nested within the low impact industry zone adjoining Taylor Court. Access is via an access easement (Evans Drive) which is a newly formed 22m wide road via Taylor Court.
Surrounding Land Uses
The development is located within Taylor Court which comprises vacant land and other light industrial 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:
Low Impact Industry Zone Code;
Cooroy Local Plan Code;
Industry Activities Code;
Works Codes;
The subject site is located in Cooroy and is zoned Low Impact Industry.  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
Landscaped open space	955.5m2 (15%)	1264.3m2 (19.8%)	
Building height storeys metres	2 storeys max 10 metres	2 9.895 metres	
Boundary setbacks Side (south) Side (east) Side/rear (west) Frontage (north)	0 metres (where adjoining industrial land) 0 metres 3 metres 10 metres (Holts road frontage)	0.15m to access easement 12m from boundary 0 metres 3.05 metres > 10 metres	
Carparking	40 uncovered	40 uncovered	
Motorbike Spaces	8	8	
Bicycle Spaces	5	5	
Built Form and Streetscape
PO10 of the Low Impact Industry zone code requires that buildings and structures have a scale and building height consistent with development on adjoining and surrounding land and do not present an appearance of bulk to roads or other areas in the vicinity of the site.   In response to further issues raised by Council, the applicant has submitted amended plans that includes additional articulation along the northern façade (Holts Road) of the building to ensure that the apparent bulk of the building is reduced.
The western elevation (side boundary) currently present as blank walls facing Taylor Court as adjoining Lot 1 SP324340 has yet to be developed.  The applicant has advised an application is to be submitted in April 2022.  Depending on when Lot 1 is developed, it is considered prudent to ensure that blank walls do not present to any street frontage as it is acknowledged that this elevation can be seen from Holts Rd in the absence of buildings on Lot 1.  Therefore, a condition will be included requiring wall treatment to the western façade, should building works on the subject site commence prior to neighbouring Lot 1.
The proposed buildings therefore comply with planning scheme requirements in relation to built form and streetscape.
Landscaping
Acceptable outcomes AO23.1of the Low Impact Industry zone code requires a minimum of 15% (955m2) of the site to be landscaped, a minimum of 60 % is forward of the building line and visible from the street.   The proposal includes 1264.3 m2 (>15%) of the site and a 10m wide  landscaping along the Holts Road frontage.  The majority of the landscaping >60 % is forward of the building lines and provides a buffer to the street.    The proposal includes 687m2  of new landscaping areas in addition to the existing 628m2 of existing landscaping.  A 5 metre wide planting area is proposed along the Holts Rd frontage within a 10 metre wide buffer area.  Additional conditions are recommended to include additional understorey planting right up to the Holts Rd boundary (an additional 5 metres of planting) and along the eastern boundary to ensure the building and site are adequately screened. This ensures the corresponding Performance outcome of the code is met.
As such, the proposed built form and landscaping is supported.
cONSULTATION
Referral Agencies
Not Applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Amanda Turner – Landscaping conditions recommended
Mark  Lewis – Engineering conditions recommended
Other Referrals
The application was forwarded to the following external experts for review and/or comment:
Leon Rowlands – Stormwater comments as follows.  Conditions recommended

Flooding
The site is not mapped as subject to flood inundation. There is a watercourse immediately south of the site, however the elevation of the Bruce Highway at the point where the watercourse crosses, is several meters lower than the minimum lot levels of the subject site. Backwater flooding from this watercourse is therefore considered unlikely and not pursued further.

Stormwater Quality
Some stormwater quality treatment was provided as part of the works associated with the previous two REC approvals. The applicant has not tried to rely on this and has attempted to demonstrate compliance with current standards within the subject lots. This has been achieved by providing a bioretention basin in the south-eastern corner of the site. Although no SWMP has been submitted, the Empire plans include MUSIC modelling results, showing achievement of the pollutant load reduction targets based on a 75m2 bioretention basin. This represents 1.3% of the development area and is in-line with expectations. Standard conditions may be applied.

OPW Design
As there is no detention requirement, the bioretention basin surface is able to be kept close to the adjacent pavement levels and interfaces via a batter. Landscaping should therefore achieve a good degree of visual integration. The bioretention basin is able to be connected to the downstream trunk infrastructure and achieve a free draining outlet. There was only 1 very minor issue with the original submission. The sections on Empire drawing C025 for the extended detention depth and filter media depth don’t match the model assumptions shown in drawing C050. This has now been addressed in the FIR response.

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 MCU21/0206 OPW21/0341 for a Material Change of Use - Caretaker’s accommodation, Low impact industry situated at 1 Taylor Ct Cooroy Qld 4563 and described as Lot 6 SP 197517, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU21/0206
Street address:	1 Taylor Ct Cooroy Qld 4563
Real property description:	Lot 6 SP 197517
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Material Change of Use - Low impact industry
Development Permit for Operational Works (Access and Parking, Stormwater, Earthworks and Landscaping)
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.

assessment manager conditions
MATERIAL CHANGE OF USE
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.
Sheet No.	Rev.	Plan/Document Name	Date
01 of 10	Y	Site Plan, prepared by Building Suncoast Green	28/03/22
02 of 11	Y	Site Plan RLs, prepared by Building Suncoast Green	28/03/22
03 of 11	Y	3D Views, prepared by Building Suncoast Green	28/03/22
04 of 11	Y	3D Views, prepared by Building Suncoast Green	28/03/22
05 of 11	Y	Elevations, prepared by Building Suncoast Green (as annotated by Council)	28/03/22
Sheet 06 of 11	Y	Landscape Plan 1, prepared by Building Suncoast Green	28/03/22
Sheet 07 of 11	Y	Landscape Plan 2, prepared by Building Suncoast Green (as annotated by Council)	28/03/22
Sheet 08 of 11	Y	Landscape Plan 3, prepared by Building Suncoast Green (as annotated by Council)	28/03/22
Sheet 09 of 11	Y	Landscape Plan 4, prepared by Building Suncoast Green (as annotated by Council)	28/03/22
Sheet 10 of 11	Y	Landscape Details, prepared by Building Suncoast Green	28/03/22
Sheet 11 of 11	Y	North Elevation/3D, prepared by Building Suncoast Green	28/03/22
-	-	Arboricultural Report prepared by Tree Solutions	8/02/2022
Currency Period
This development approval lapses if the use has not happened by 26 April 2028, unless an application to extend the currency period is approved by Council.
Nature and Extent of Approved Use
Any retail sale of goods and/or administration uses must remain an ancillary component to the approved industrial use.
The combined gross floor area (GFA) of any retail and administration components must not exceed 40% of the total GFA of the tenancy, with either individual component not exceeding 30% of the GFA of the tenancy.
The approved tenancies must not be used as a self-storage facility.
The approved industrial activities must be operated in a manner to avoid noise emissions that unreasonably diminish the amenity of the area or surrounding uses.
Building Height
The maximum height of the development must not exceed 10 metres above the finished ground level and the natural ground level.
Building Appearance
The development must be finished with subdued external building colours in accordance with the approved plans.
Should the construction of the proposed building works commence prior to building works on Lot 1 SP324340, the western wall (side boundary) of the buildings must receive at least 3 different treatments (material/colour/texture) to ensure the walls do not present as blank walls to Taylor Court.
All mechanical equipment and other service infrastructure located on the site must be:
located not less than 2 metres from a property boundary; and
fully enclosed or screened such that they are not visible from the street frontages nor adjoining properties. Where screened by landscaping, landscaping beds must be at least 1.5 metres wide.
All waste storage areas must be screened from the street and adjoining property by buildings, landscaping or fencing.
Community Management Statement
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
All clauses and by-laws of the proposed Community Management Statement must accord with the requirements of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $30,000 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
Landscaping Works
The development site must be landscaped.  The works must be undertaken in accordance with an Operational Works approval and PSP2 - Landscaping for that specific area and must include in particular:
the works shown on the Approved Plans;
a 10 metre wide landscaping buffer strip along the Holts Road frontage of the subject site, exclusive of the access driveway, generally uncompromised by infrastructure items in accordance with the approved plans and conditions of approval for the duration of the use;
All Acmena smithii (Acm smi) included in the 10 metre wide landscaping buffer strip along Holts Road frontage are to be planted at a minimum 3 metres off the exterior building boundary of tenancy 4 – 13 to ensure the growth of Acmena smittii is not impacted by the buildings roof/awning overhang;
Additional understorey planting (as annotated on the approved plans) is to be provided within the 10 metre wide landscaping buffer that extends to the Holts Rd boundary;
Screening vegetation with a minimum pot size of 20L must be planted for the length of the eastern boundary between the building and the eastern boundary that reaches a minimum mature height of 8m;
control of all weeds species listed in the following standards and legislation;
declared plants under the Land Protection (Biodiversity Act 2014 and sub-ordinate Regulation 2016);
Noosa Local Government Area Pest Management Plan 2015-2019.
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.
Retention of Existing Trees
All works must be carried out in accordance with the Arboricultural listed within this Decision Notice.
Prior to the prestart meeting, a bank guarantee or a bond of $10,000.00 must be lodged as security for the protection of the trees identified for retention in the conditions of this approval The bond:
may be drawn upon by Council in its entirety if the trees or any one tree identified for retention is damaged to the point where the tree cannot be saved (as confirmed by the project arborist and agreed in writing by Council)
will be returned upon practical completion of all the operational works relating to this development.
The trees identified for retention in the conditions of this approval and in the Arboricultural report listed within this Decision Notice must be maintained in good health for the life of the tree.
Site Access and Driveways
A sealed access driveway must be provided from Taylor Court to all parking and manoeuvring areas of the development.
Car Parking
A minimum of 40 car parking spaces must be provided and marked on the site and made available and accessible at all times while the use is open for business. The works must include in particular:
27 visitor parking spaces within the total, which are clearly marked for that purpose and accessible at all times for visitor use
13 staff parking spaces within the total, which are clearly marked for that purpose
1 disabled parking space/s within the total
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.
Directional signage must be provided to direct visitors and customers to the car parking spaces provided on site.
Service Vehicles
Service vehicle parking, manoeuvring, and standing spaces must be provided on the site in accordance with the approved plans.
Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities must be provided for the development. The works must include in particular:
signage and lighting at strategic locations to direct people to building entries and public toilet facilities
a total of 5 bicycle parking spaces
Retaining Wall – presentation to Holts Rd
The retaining wall must be generally finished with similar colours and treatments as the building it adjoins, so as to blend in with the building.
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 the approved plans.
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 the engineering plans listed as approved plans in this Decision Notice.
A stormwater quality treatment system must be provided for the development. The works must be undertaken in accordance with the engineering plans listed as approved plans in this Decision Notice and the Bioretention Technical Design Guidelines (Water by Design, 2012)
The development shall be provided with approved Permanent signage to educate the public on the function of the bioretention basin. The wording for the signage for each bioretention basin is to include: “BIORETENTION BASIN - This bioretention basin reduces the pollution of our waterways by reducing the amount of heavy metals, litter, suspended solids, and nutrients discharged to our waterways”.
All stormwater quality treatment devices must be maintained in accordance with the Water by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1). The approved Operational Works drawings for the stormwater quality treatment system and detailed life cycle costing of the system must be attached as an addendum to this document. Records of all maintenance activities undertaken must be kept and made available to Council upon request.
Any proposed Community Management Statement required for the development must include Water by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1) and must include the full cost of maintaining the system in accordance with Water by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1). The cost of maintaining the system must be included in the proposed levies for each shed owner.
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.
Earthworks and Retaining Walls
All earthworks and associated retaining structures/batters must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
Where the development involves excavation or filling over, or adjacent to, drainage, water supply or sewerage infrastructure, all access chamber surface levels must be adjusted to provide a freeboard of 100mm above the finished ground surface level.
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.
OPERATIONAL WORKS
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
SC-9199-C001	D	Drawing Index and Standard Notes prepared by Empire Engineering	12.04.2022
SC-9199-C005	D	Construction Management Plan prepared by Empire Engineering	12.04.2022
SC-9199-C006	C	Bulk Earthworks Plan prepared by Empire Engineering	12.04.2022
SC-9199-C007	C	Bulk Earthworks Sections prepared by Empire Engineering	12.04.2022
SC-9199-C009	C	Retaining Wall Plan prepared by Empire Engineering	12.04.2022
SC-9199-C020	D	Siteworks and Drainage Plan Sheet 1 prepared by Empire Engineering	12.04.2022
SC-9199-C021	E	Siteworks and Drainage Plan Sheet 2 prepared by Empire Engineering	12.04.2022
SC-9199-C025	E	Siteworks and Drainage Sections Sheet 1 prepared by Empire Engineering	12.04.2022
SC-9199-C026	D	Siteworks and Drainage Sections Sheet 2 prepared by Empire Engineering	12.04.2022
SC-9199-C030	D	Pavement Plan prepared by Empire Engineering	12.04.2022
SC-9199-C035	D	Pavement Notes & Details prepared by Empire Engineering	12.04.2022
SC-9199-C040	C	Signage and Linemarking Plan prepared by Empire Engineering	12.04.2022
Currency Period
The Currency Period for this development approval lapses if the development has not substantially started by 26 April 2024, unless an application to extend the currency period is approved by Council.
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)
All necessary approvals from external service providers (eg Unitywater) and external parties on which the development works are proposed have been obtained and a copy supplied to Council.
Copies of the approved plans, duly signed by the consultant Registered Professional Engineer of Queensland (RPEQ) and titled “For Construction” must be provided to Council’s Engineering Officer Construction at the “pre start” meeting
A condition report of the downstream drainage system must be completed for agreement 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 / prior to any works commencing.
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;
Landscape works;
Erosion and sediment control works;
Other relevant parties
A Construction Management Plan endorsed by the supervising engineer and the principal contractor must be submitted to Council prior to the pre-start meeting. The plan must be generally in accordance with drawing number SC-9199-C005, Revision C prepared by Empire Engineering dated 22 February 2022 and 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 vehicle and 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. Further parked trucks must have engines turned off
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 and services and other relevant issues
Include signage in prominent locations on the boundaries of the site 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, 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
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.
LANDSCAPE CONDITIONS
PRIOR TO COMMENCEMENT OF WORKS
Prior to requesting a prestart meeting:
Tree protection fencing must be installed under the supervision of the Project Arborist.
A condition report including photographs of the frontage of the site, existing trees and existing landscaping must be completed and submitted to Council.
A prestart meeting must be organised with Council’s delegate by calling 5329 6500 (giving at least five business days’ notice). The prestart meeting must be attended by the responsible persons for:
Landscape works.
Arboreal works
Other relevant parties.
DURING CONSTRUCTION
General
Where damage occurs to any Council asset as a result of the development works, it must be repaired immediately where it creates a hazard that presents risk to person or property. Other damage must be repaired prior to completion of works.
All works must be constructed and work procedure undertaken in accordance with:
The approved plans/documents and conditions detailed in this Decision Notice.
The relevant conditions of the higher order Material Change of Use approval viz. MCU21/0206 to which this approval relates.
All relevant Council Planning Scheme Policies, standard drawings, standard specifications and guidelines.
The latest version of Water Sensitive Urban Design Technical Design Guidelines for South East Queensland (Healthy Waterways) for all water quality devices to be constructed on site.
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.
A qualified person * must be engaged for the duration of the works to:
Ensure works are carried out in accordance with the approved Arboricultural Report.
Oversee installation of all tree protection fencing prior to commencement of any works onsite.
Supervise tree protection within the development site and frontages, prior to, during and following construction in accordance with AS 4970, Protection of trees on development sites.
*(Refer to Advisory Note)
All trees and vegetation areas identified for protection must:
Be protected in accordance with the approved Arboricultural Report.
Be protected with a 1.8m high temporary safety fence or temporary barrier mesh or three-strand wire with pickets at 3m centres).
Have the fence installed prior to the prestart meeting and maintained for the entire period of construction.
Have ‘Exclusion Zone’ (‘No Go’) signage fixed to the fence at 10m centres.
Have no construction material, equipment or personnel entering the area except to undertake approved rehabilitation activities.
Include assessment and works by a qualified (person) Arborist* prior to On and Off Maintenance, to identify any damage or death of protected trees.
*(Refer to Advisory Note)
Plant Pest Management
A qualified person* must manage plant pest (weeds) to:
Ensure plants listed as Class 1 and 2 declared pests within Council’s Pest Management Plan are controlled and prevented from spreading.
Oversee management techniques that minimise regrowth, prevent damage to non-target species, retain conservation values and maintains site stability.
*(Refer to Advisory Note)
Landscaping Works
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)
Where damage occurs to any Council asset as a result of the development works, it must be repaired immediately where it creates a hazard that presents risk to person or property. Other damage must be repaired prior to completion of works.
Landscape works must:
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.
*(Refer to Advisory Notes)
Any damage to existing turfed areas on the road reserve must be reinstated.
Turfed areas must be free of pest, diseases and weeds and level with adjoining surfaces.
Fencing, Walls and Screening
Fencing must:
Be located wholly within lot boundaries.
Have a design life commensurate with the new buildings.
Not include CCA (copper chrome arsenic) timber products.
Be finished in neutral colour tones that blend with the surrounding landscape.
All security fencing, is to be located behind the landscape gardens/screening or alternatively be dark coloured.
FOLLOWING CONSTRUCTION
Supervision/Certification
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)
Bonds
Bonds must:
Meet the requirements of the relevant Council Planning Scheme Policy for performance and uncompleted works.
Be calculated using a schedule of works and relevant bond equation.
Include GST.
Have approval of the bond calculations and amount from Council, prior to lodgement.
Be lodged with Council and accompanied by the Bond Administration Fee/s.
Be requested for release by writing to Council, when relevant approval requirements have been met.
On Maintenance
Prior to requesting an On Maintenance inspection the following (prepared by respective qualified persons* and certifying compliance with approvals) must be submitted to Council:
Landscaping certification.
Specifying Trees: a guide to assessment of tree quality (NATSPEC) certification (addressing each specimen).
Prior to requesting an On Maintenance inspection, the following information package (prepared by respective qualified persons* and certifying compliance with approvals) must be submitted to Council:
All required bonds.
Landscaping certification.
Specifying Trees: a guide to assessment of tree quality (NATSPEC) certification (addressing each specimen).
Arborist Report documenting and certification of the 12 trees identified within the approved Arboricultural Report.
Off Maintenance
Prior to requesting an Off Maintenance inspection the following must be provided:
Written request of bond release.
Off Maintenance Inspection must be requested:
By contacting Council.*
Only after lodgement of a completed Landscape Checklist and all other required certification and documentation.
Only after all works are confirmed in good order including:
Rectifying any damaged grassed areas.
Topdressing to grassed areas.
Remulching, fertilising and aeration of garden areas.
Replacement of plant material.
*(Refer to Advisory Note)
On Maintenance
Request for On Maintenance is the responsibility of the developer.  No credit will be given due to failure to request inspection. Maintenance works are the responsibility of the developer and must include regular inspections, repairs, rectifications and establishment. A single maintenance run immediately prior to inspection is not acceptable.
Off Maintenance
A re-inspection fee in accordance with Councils 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.
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/documents and conditions detailed in this Decision Notice
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
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
Safe vehicle and 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 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 and verge/footpath profiles.
Electrical conduits or other services 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.
Site Access and Driveways
Driveway crossovers must be constructed in accordance with Council’s Standard Drawings and the approved plans
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
Earthworks and Retaining Walls
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 1’ 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 the commencement of the use.
Fall protection must be provided to retaining walls that are over 1m high.
Slope and batters are a maximum grade of:
1 in 6 where in proximity to waterbodies
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 comply with the relevant section/s of Australian Standard AS/NZS 3500.3.
During construction and establishment of the bioretention devices, the supervising RPEQ must ensure that the device was constructed in accordance with the document Construction and Establishment Guidelines: Swales, Bioretention Systems and Wetlands (Water by Design, 2009) and that the forms contained in section 3.15 including the associated supporting information and data are completed. These forms and certification from the RPEQ that the device has been constructed in accordance with the Construction and Establishment Guidelines: Swales, Bioretention Systems and Wetlands (Water by Design, 2009), all conditions of approval, and the approved engineering drawings must be submitted to Council prior to commencement of use.
A construction hold point with a council delegate shall be established once the bioretention device underdrainage pipe work is installed. At the time of inspection, a sample of the drainage layer, transition layer, and filtration media materials must be stockpiled on-site. Laboratory results must be provided for the filter media which demonstrate that the media complies with the specifications contained in the latest version of the “Guidelines for Soil Filter Media in Bioretention Systems” (produced by the Facility for Advancing Water Biofiltration) and that the minimum hydraulic conductivity specified on the approved engineering plans will be achieved. In addition, laboratory results must be provided demonstrating that the transition layer and drainage layer meet the following bridging criteria: (a) D15 (drainage layer) ≤ 5 × D85 (transition layer) (b) D15 (transition layer) ≤ 5 × D85 (filter media) The drainage layer, transition layer, and filtration media materials shall not be installed until the catchment draining to the bioretention device has 70% groundcover as determined by Council’s delegate.
Prior to issuing of a final compliance certificate, council must receive evidence that the results for the in-situ hydraulic conductivity testing conducted in accordance with FAWB PRACTICE NOTE 1: In Situ Measurement of Hydraulic Conductivity Belinda Hatt, Sebastien Le Coustumer April 2008 for the bioretention filter media achieve the design criteria.
Erosion and Sediment Control
Prescribed Water Contaminants (as defined in Schedule 10 of Environmental Protection Regulation 2019) 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. These measures must be designed, implemented and maintained in accordance with “Best Practice Erosion and Sediment Control” published by the International Erosion Control Association (Australasian Chapter) (IECA, 2008), to the extent that such measures and practices are also consistent with the following:
Minimise Erosion
For areas of the site which drain to a sediment basin, implement drainage and erosion control measures prior to rainfall which prevent or minimise rill erosion and gully erosion
For areas of the site which do not drain to a sediment basin, implement drainage and erosion control measures prior to rainfall (including contingency measures) which prevent or minimise erosion, including rain drop erosion, chemical erosion, rill erosion and gully erosion
Prior to the sealing of the plan of survey for the development, 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.
Manage concentrated stormwater flows
Prior to each rainfall event ensure concentrated stormwater flow paths are provided with capacity in accordance with IECA (2008) Table 4.3.1 and are structurally stable in all rainfall events for the following sources:
(a)		From stormwater catchments upslope of the area of disturbance which are either stable or external to the site, ensure stormwater is diverted or managed either:
around the site or through the site without causing erosion and without contaminating the flow; or
if it is impractical to convey the flows around or through the site, convey the flows into appropriately sized sediment basins without causing erosion
(b)	From all disturbed areas of the site to sediment basin(s) without causing erosion
Minimise sediment released from the site
Install and maintain sediment basins for each disturbed catchment area of the site  and including undisturbed catchments which cannot be diverted, such that:
(a)	Each basin is sized and operated in accordance with either a Type-A or Type-B sediment basin as documented in IECA (2008) Appendix B (June 2018).
(b)	Each basin is to be provided with an automated system of flocculent dosing and a suitable supply of flocculent/coagulant, with the type of flocculent/coagulant determined based on Chemical Coagulants and Flocculants Fact Sheet (IECA, 2018).
(c)	Markers are provided within each basin indicating the maximum sediment storage level and any additional water storage capacity for water reuse.
(d)	During discharge from the primary outlet system, the concentration of total suspended solids (“TSS”) discharged does not exceed 50mg/L and that pH is within the range of 6.5-8.5 unless entering a naturally acidic environment.
Install and maintain additional sediment control measures within the site, as necessary to maximise sediment capture.
Minimise the tracking of dirt from the site onto roadways. Ensure that all dirt on roadways caused by vehicles leaving the site is removed without causing water contamination, prior to rainfall and at least at the end of each work day.
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 site's Supervising Engineer who is 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.
Earthworks and the implementation of erosion and sediment controls are undertaken in ways which ensure flooding characteristics (including stormwater quantity characteristics) external to the development site are not worsened during construction for all events up to and including the 1% AEP (1 in 100 year ARI) event.
Drainage paths must be regularly inspected to ensure the sediment fences/measures are not being bypassed as a result of sediment build up. Sediment laden runoff must be prevented from leaving the subject site and entering neighbouring properties and/or stormwater systems.
Soil exposure must be limited on the site to a distance of no more than 2m beyond the extent of earthworks shown on the approved plans except where the exposed soil is effectively stabilised without delay and prior to rainfall occurring.
A log book for the Erosion and Sediment Control measures and inspections must be maintained by the site manager and made readily available to Council when requested. The supervising engineer must verify and endorsed the E&SC measures upon their installation, and periodically check these measures and the log book during construction and the stabilisation stages. Any defects in erosion and sediment control devices, such as sediment fences, are to be inspected and documented. Upon Inspection, the contractor is to determine whether the device should be replaced or repaired. Documentation is to include how the damage was caused and what measures can be implemented to reduce the possibility of repeat occurrences. Any damage to either permanent or temporary water quality control structures or devices is to be immediately rectified at the contractor’s expense.
The effectiveness of the erosion and sediment control devices must be monitored. All ESC measures are to be inspected:
at least daily (when work is occurring on site) or weekly (when work is not occurring on site); or
within 24 hours of expected rain; or
within 18 hours of a rainfall event (i.e. an event of sufficient intensity and duration to mobilise sediment on site).
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.
FOLLOWING CONSTRUCTION / PRIOR TO THE COMMENCMENT OF THE USE
Certification
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.
Bonds
Bonds must:
meet the requirements of council’s relevant Planning Scheme Policy for performance and uncompleted works.
be calculated using a schedule of works and relevant bond equation
have approval of the bond calculations and amount from Council prior to lodgement
be lodged with Council and accompanied by the Bond Administration Fee/s.
be requested for release by writing to Council, when relevant approval requirements have been met.
A final inspection of the new works and any 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:
Advertising Devices
All Advertising Devices must comply with Schedule 10 of Subordinate Local Law No.1 (Administration) 2015 including both temporary and permanent signage. All freestanding, pylon or pole signs or signage that is illuminated requires approval from Council prior to being installed. All signage identified in s6 of Schedule 10 of Subordinate Local Law No. 1 is prohibited from being erected in the Shire.
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
General Advisory Notes
As the works are private structures, 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 works.
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, On and Off Maintenance 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.
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.
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 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
Qualified Person, for the purpose of erosion and sediment control is a Certified Professional in Erosion and Sediment Control (CPESC) or suitably experienced Registered Professional Engineer of Queensland (RPEQ).
As a general rule, a site is determined to have achieved effective short-term stabilisation if at the time of the final inspection:
Methods of stabilisation are:
appropriate for slopes and slope lengths; and
are consistent with best practice environmental management practices such as in the Manual for Erosion and Sediment Control or the IECA Manual; and
Stormwater runoff from the site is not currently, and is not likely to result in visible evidence of sedimentation or erosion, or lead to water contamination.

Prestart, On and Off Maintenance Inspections Request
Contact Council on 5329 6500 to arrange a prestart meeting or an inspection giving a minimum of five business days’ notice of preferred inspection time.
Prestart
Tree Protection Bond:
may be drawn upon by Council if:
the recommendations of the Arborist report are not implemented and,
any trees identified for retention are damaged to the point where they cannot be saved (as confirmed by the site Arborist and agreed in writing by Council).
will be returned upon receiving certification from the site Arborist that all requirements nominated in the Arborist report referenced within this Decision Notice have been completed.
Retention of Existing Trees
The existing trees on adjoining properties must be retained and protected during construction wherever achievable. To avoid doubt, this advisory note is not intended to exclude the operation of Chapter 3 of the Neighbourhood Dispute Resolution Act 2011 following construction of the development which is the subject of this development approval.
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 landscape construction and establishment works is considered to be a person with five years current experience in commercial landscape construction projects.
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.
Landscape Works
The applicant must pay the re-inspection fee in accordance with Council's Fees and Charges Register where:
An inspection revealed that any constructed landscape works do not comply with the conditions of the Decision Notice, Approved Plans and or Approved Documents.
Certification is submitted to Council falsely stating that works comply with the approved plans, documents and or conditions of the Decision Notice.

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 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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DEVELOPMENT ASSESSMENT DELEGATED REPORT

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SITE AREA (LOT 2&3) 6370m2

 

 

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TENANCY 2 | 136:7m2 (| 671m2
tenancy | 197.9m2 Sl 67.1m2

TENANCY 4 | 120.7m2 {] S50m2
TENANCY S | 128:1m2 (] s8.0m2
TENANCY 6 | 128.1m2 | ss.0m2
Tenancy? | 128.1m2 (] 55.0m2
TENANCY ® | 128.1m2 ¢ 55.0m2
Tenancya | 128.1m2 4) ss.om2
TENANCY 10 | 128.1m2 (] 55.0m2
TENANCY 11 | 128.1m2  5S.0m2
TENANCY 12 | 128.1m2 5s ome
TENANCY 13 | 120.3m2 (]58.0m2
TENANCY 14 | 126.8m2 (]49.2m2
TENANCY 15 | 123:7m2 3) 49.2m2
TENANCY 18 | 126.8m2 (| 49.2m2
TENANCY 17 | 106.8m2 t| 51-6m2
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