Referral Agency Response - Planning RAP18 0033 · RAP18/0033

Officer: 	Billy Glover
Direct Telephone: 	07 53296109
Our Reference:	RAP18/0033
Your Reference:	n/a
8 January 2019
Coral Homes Pty Ltd
C/- Suncoast Building Approvals
PO Box 1054
MAROOCHYDORE  QLD  4558
[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 28 December 2018. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP18/0033
Street address:	10 Paul St Noosa Heads Qld 4567
Real property description:	Lot 14 RP 128795
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
1A of 12	-	Site Plan Layout, drawn by Coral Homes	22/11/2018
2 of 12	-	Lower Floor Layout, drawn by Coral Homes	22/11/2018
3 of 12	-	Upper Floor Layout, drawn by Coral Homes	22/11/2018
4 of 12	-	Elevations, drawn by Coral Homes	22/11/2018
5 of 12	-	Elevations, drawn by Coral Homes	22/11/2018
Building Height
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface. Except for the ridgeline of the eastern upper roof form above the bedrooms, bathroom and activity room, which shall not exceed 8.05 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.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $2,000 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.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping.
Existing trees on the site and within road reserves must be retained, except where required to be removed to accommodate the approved dwelling. In this regard, the removal of vegetation must not extend beyond 3 metres of the building footprint.
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.
Trees numbered 5 and 9 on the site plan must be retained.
2 x Harpullia Pendula trees must be planted inside the property boundary on the Leslie Drive frontage and maintained for the life of the development.
Screening vegetation must be planted along the south boundary between the garage and the Leslie Street front boundary in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.  The planted vegetation must have a minimum pot size of 200mm and consist of native, endemic species with a mature height of not less than 6 metres and a maximum spacing of 2 metre centres.
Protection of Privacy
To ensure privacy is protected between adjoining properties, any window opening located on the southern elevation of the dwelling that presents opportunities for residents to overlook the private open space area of neighbouring properties or impact the privacy of the residents of the subject property must either:
have a minimum window sill height or 1.5 metres above floor level
be fitted with translucent glazing
be fitted with a fixed external screen
Site Access and Driveways
A sealed access driveway must be provided from Paul Street to all parking and manoeuvring areas of the development. The works must include in particular a driveway crossover in accordance with Council’s Standard Drawings RS-049 and RS-050 and any associated addendums
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  Stormwater runoff from the development must be discharged into Council’s kerb and channel in Paul Street
Stormwater runoff from the development must be controlled and discharged without causing scour or damage to the subject site or any adjoining property.
Earthworks
Earthworks carried out on site must not affect the structural integrity of any of the structures and/or lands and/or vegetation that adjoin the development site.
All earthworks must be carried out in accordance with the recommendations contained in a geotechnical report prepared by a suitably qualified person.
*(Refer to advisory Note)
At the completion of the works certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the recommendations contained in a geotechnical report and states that the development and site will remain stable in the long term.
*(Refer to advisory Note)
Earthworks and Retaining Walls
All earthworks and associated retaining walls/batters must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council. All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
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.
Advisory Notes
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
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,

Billy Glover
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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