Delegated Report - Code - Planning MCU20 0136

Author	Development Planner, Nadine Kirley
Development Assessment

APPLICATION DETAILS
Application No.	MCU20/0136
Applicant	BDH Group Investments Pty Ltd c/- Pivotal Perspective Pty Ltd
Proposal	Material Change of Use – Food and Drink Outlet, Office and Shops
Properly Made Date	20 November 2020
Information Request Date	17 December 2020
Information Response Date	3 February 2021
Decision Due Date	11 March 2021
Report Completed Date	10 March 2021
Report Reviewed By	Patrick Murphy 11 March 2021

PROPERTY DETAILS
Property Address	41 Sunshine Beach Road, Noosa Heads QLD 4567
RP Description	BUP3943 (formerly Lot 178 on RP88772)
Land Area	551m2
Existing Use of Land	Shops and Offices

STATUTORY DETAILS
SEQRP Designation	Urban
Zone	Major Centre Zone
Precinct	Not Applicable
Local Plan Area	Noosa Heads
Overlays	Landslide Hazard Area
Assessment Type	Code

PROPOSAL
The application seeks approval for a Development Permit for Material Change of Use – Food and Drink Outlet, Office and Shops on BUP3943.  The applicant seeks to reconstruct the existing office/ shop building to accommodate 2 shop tenancies at ground floor level on Sunshine Beach Road and office space above featuring 6 offices, meeting room, reception area, staff room and amenities.  A total of nine (9) car spaces including 1 PWD space is located at ground level and not visible from the street.  Access will be gained via Berrima Row in a similar location to the existing access.  Space for bicycles and scooters is also provided on site adjacent to the proposed enclosed bin storage area. Bathroom facilities are also located on the ground floor behind the lobby and accessible from the carparking area.  A lift provides access to the upper level.
The locality and proposal plan are included below.

Figure 1 – Locality

Figure 2 – Ground Floor Plan

Figure 3 –First  Floor Plan

Figure 4 – Perspective from corner of Sunshine Beach Road and Berrima Row

Figure 5 – Perspective from Berrima Row

Figure 5 – Perspective from public car park at the rear

Figure 4 – Elevations

site details
Background
The existing building was subject to an approval for shops and offices on 20 June 1980 (TPL21).  Six car parking spaces were approved on the site and a further 15 spaces were provided by way of development contributions.
Council confirmed the prior arrangement for car parking provision by way of written advice (WA19/0039) on 28 November 2019.
A pre-lodgement meeting was held on 3 September 2021, as a consequence of the sites designation as having a Primary Active Street Frontage and being located on a Key Corner within the Framework and Character Pan within the Noosa Heads Local Plan Code it was requested that the proposal pans were peer reviewed by Noel Robinson prior to the lodgement of an application. The applicant agreed to this request which resulted in some changes to the built form particularly with regards to the north-western and north-eastern elevations. These amended plans formed the material for the current application and was strongly supported by Noel Robinson.
Site Description
The site is located at the corner of Sunshine Beach Road and Berrima Row in the Noosa Junction major activity centre.  The site is presently built, with 2 storey shops and offices and parking located behind the building.  Vehicle access is gained via Berrima Row.  The natural ground in vicinity of the site is sloping with the site having been previously modified to accommodate the existing building and ground level carparking at the rear.
Several street trees exist along the Berrima Row frontage with dense gardens in the verge and a smaller garden located on the Sunshine Beach road verge.  Existing pedestrian footpaths are located on both frontages.
Surrounding Land Uses
The site is located at the edge of the major activity centre with shops, food and drink outlets, and offices being located to the west of the site.  To the north is the entrance to the council carpark that provides parking for the cinema and other local businesses in Noosa Junction.  Residential uses are located to the east on the opposite side of Berrima Row.  South of the site across Sunshine Beach Road are further commercial and retail premises associated with the Noosa Junction.

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:
Major Centre Zone Code;
Noosa Heads Local Plan Code;
Business Activities Code;
Works Codes - Driveways and Parking Code. Landscaping Code, Sustainable Building Design Code, Water Quality and Drainage Code; Existing Services Code, Earthworks Code, Transport Code
Landslide Hazard Overlay Code
The subject site is located in Noosa Heads and is zoned Major Centre Zone. 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
Building height storeys metres	2/3 storeys max 12 metres	2 storeys 9 metres	
Gross floor area Plot ratio	1056 m² max 1.9:1 max.	425 m² 0.76:1	
Boundary setbacks Frontage Eastern Side Western Side Rear	0 metres (ground active frontage)/ 2 metres to 3rd storey 3m (ground and second non active)/ 5 metres (third non active) 0 metres min 0 metres min	0 metres 0 with average 2 metres (ground)/ 0.8 second storey 0 metres 0 metres	X
Length of wall	15 metres max	26 metres	X
Landscaped open space Street trees	10% (55m² min) 2m width 2 trees per 8m	102m² Avg 2m width Retain (4) existing	
Carparking Office (first floor) Food and Drink Outlet/Shop	22.5 min 1/30m2 – 10 spaces 1/20m2 – 12.5 spaces	9 spaces + 2 scooter spaces 15 credits for past development contribution (total 24.5)	
Bicycle Spaces End of Trip Facilities* *(required only where 5 + spaces are required)	1/50m2 bicycle spaces (8.5 spaces) 1 locker per 2 bicycle spaces and; 1 shower cubicle with ancillary change room per 10 bicycle spaces	3 bicycle spaces Not stated Not stated	X X X
Setbacks
The non-active frontage setbacks to Berrima Row do not meet the acceptable outcome of 3m.  The applicant is proposing to retain the existing mature street trees and the existing dense vegetation in the street verge on this side.  The building is also articulated at this point, varying from zero metres setback to approximately 3 metres at ground level, averaging 2 metres overall.  The circumstances of the proposal and the proposed landscaping and retention of existing verge planting is considered acceptable in terms of performance outcome PO19.  There is adequate distance from adjoining land uses and the visual an acoustic amenity will not be adversely affected by the proposal.  There is adequate space for parking which will be screened from view of the street.

Parking
Car parking
Car parking has been provided on site in a sub-basement arrangement with site access generally in the same location as the existing site access.  Car parking will be screened from the street.  The underground car parking will accommodate 9 car spaces, 2 scooter spaces and 3 bicycle spaces.
The GFA of the site demands 22.5 car spaces to be accommodated.  The applicant has held that 15 spaces have previously been provided via development contributions to parking.  This has been deemed correct and confirmed during the applicant’s pre-lodgement discussions with Council.  Applying the credit of 15 spaces, it is necessary for the applicant to provide 7.5 spaces on site.
The provision of 9 spaces plus scooter parking for 2 vehicles is supported however there may be a need to include additional bicycle parking.

Bicycle parking
Three (3) bicycle parking spaces have been provided in the current proposal.  Acceptable outcome AO6.1 of the Driveways and Parking Code requires 8.5 spaces for bicycle parking in accordance with Table 9.4.1.4.  A condition can be included to increase the number of bicycle parking spaces.
While bathroom facilities are provided on both ground and first floor, insufficient detail is provided to clarify if these contain shower and locker facilities for the development to encourage employees to use bicycle transport.  A condition to this effect can be included on the decision notice.

Building appearance
Acknowledging the location of the site as being designated as having a Primary Active Street Frontage and being located on a Key Corner within the Framework and Character Pan within the Noosa Heads Local Plan Code there are a number of provisions with the Noosa Plan 2020 which seek that the development contributes to the establishment of attractive streetscapes to enhance the character of Noosa Heads. As a consequence of an architectural peer review undertaken prior to the submission of the application the proposed design is considered to be of a high standard and complies with the relevant performance outcome.
The west facing wall is built along the boundary and extends for the entire length of the boundary, approximately 26 metres.  Some of this wall will not be apparent to adjacent premises as it will either be below ground forming the wall of the sub-basement car parking area or will be hidden by the neighbouring blank wall which is built approximately 0.75m from the boundary.  Given the circumstances in this instance the unarticulated length of wall is considered acceptable.
Whilst the height of the awning exceeds to relevant acceptable outcomes desired maximum of 3 metres it is noted that the height of the awning was not identified as a concern during the external review and that a slop exists on the Berrima Row frontage which impacts on the distance of the awning above ground level. Due to the slope and the presence of windows and ventilation to the car park the height of the awning to the south eastern elevation needs to be at the proposed height, this results in a greater height of the awning as it transitions around to the Sunshine Beach Road frontage.
The applicant has provided information to describe the colour, finish and materials to be used on the exterior of the building.  The building will be comprised of glazing, painted or plan concrete, rendered blockwork, aluminium battening and stained timber.  The applicant provided some of this information in the revised plans sent with the response to the information request but other information was supplied later via correspondence.  A condition relating to finishes, materials and finishes can be added to the decision notice.

Food and Drink Outlet
The application includes 70m2 of food and drink outlet, noting that the proposed office would allow for increased food and drink outlet area as the planning scheme allows uses to be interchanged. The food and drink outlet uses raises potential amenity issues associated due to proximity of the site to the residential zoned land within Berrima Row, noting that the site does not directly adjoin a residential zone as it is separated by the road. Accordingly conditions are to be included to address these potential amenity impacts.

cONSULTATION
Referral Agencies
Not Applicable

Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Development Engineer

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 MCU20/0136 for a Material Change of Use – Food and Drink Outlet, Office and Shops situated at 41 Sunshine Beach Road and described as BUP3943, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU20/0136
Street address:	Noosa Mode 41 Sunshine Beach Road, Noosa Heads QLD 4567
Real property description:	BUP3943
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 – Food and Drink Outlet, Office and Shops
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager 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
SD 01	-	Schematic Design Ground Floor Plan prepared by Tim Ditchfield Architects	02/11/2020
SD 02	-	Schematic Design First Floor Plan prepared by Tim Ditchfield Architects	02/11/2020
SD 03	A	Schematic Design Roof Plan prepared by Tim Ditchfield Architects	29/01/2021
SD 04	-	Schematic Design Sections Plan prepared by Tim Ditchfield Architects	02/11/2020
SD 05	A	Schematic Design Elevations Plan prepared by Tim Ditchfield Architects	29/01/2021
SD 06	A	Schematic Design Elevations Plan prepared by Tim Ditchfield Architects	29/01/2021
Currency Period
The Currency Period for this development approval lapses if the use has not happened by the expiry of 6 years from the commencement of this approval, unless an application to extend the currency period is approved by Council.
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 the issue of a Development Permit for Operational 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.
Nature and Extent of Approved Use
This approval is for a total of 425m2 of gross floor area, as depicted on the Approved Plans, for the following uses:
Food and Drink Outlet: 70m2 of gross floor area
Shop: 55m2 of gross floor area
Office: 300m2 of gross floor area
The Food and Drink Outlet use must not operate outside the hours of:
6am to 10pm Sunday to Thursday and public holidays
6am to 12am Friday and Saturday
Any live music must be contained within an enclosed acoustically treated environment.
Acoustic live music (not reliant on electric or electronic equipment) must cease to operate in outdoor spaces by:
9:00pm Sunday – Thursday and public holidays
10:00pm Friday and Saturday
Amplified live music must cease to operate in an outdoor space by 7:00pm seven days per week
Service vehicle movements associated with the approved use (including loading and unloading) must not occur outside the hours of 7am to 6pm Monday to Saturday and not at all on Sundays or public holidays.
The approved uses and associated activities must not result in environmental nuisances such as noise, visual or odour impacts that unreasonably diminish the amenity of the area or surrounding uses.
The requirements of this decision notice must be included in the Community Management Statement for any body corporate for the subject site.
Building Appearance
The exterior of the proposed building shall be treated to create visual interest using a variety of colour, texture and materials including but not limited to glass, painted or plain concrete, natural rock, rendered blockwork, aluminium battening and stained timber.
Any exterior façade where plain concrete is used must be painted or otherwise sealed to prevent staining and mitigate against graffiti.
Ground floor shopfront glazing proposed along the Sunshine Beach Road and Berrima Row frontages must be fully transparent to allow passive surveillance and encourage social interaction, and must be provided in accordance with the approved plans.
Any security screens on the premises consist of grille or translucent screens and not solid shutters, screens or roller-doors.
All mechanical equipment and other service infrastructure located on the site must be:
located not less than 2 metres from a property boundary;
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.
No part of the site may be used for outdoor storage of materials unless specified on the Approved Plans or the conditions of this Decision Notice.
All parts of the building, with the exception of the awning, must be entirely contained within the lot boundaries.
Building Height
The maximum height of the development must not exceed the height above the finished ground level and the natural ground level indicated on the approved plans.
Landscaping
The site must be landscaped generally in accordance with an Operational Works permit.
Any landscaping in the road reserve must be in accordance with an Operational Works approval.
All trees identified for retention in the Berrima Row road reserve must retained.
Construction methods must be supported by an arborist report and endorsed as part of an Operational Works approval.
Street Identification
The street address of the development must be clearly visible and discernible from the primary frontage of the site by the provision of a street number and, where appropriate, the building name.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to the development site in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to the development site.
Weather Protection
Street awnings must be provided along the full length of the Sunshine Beach Road and Berrima Row frontages as shown on the approved plans.  The awnings must have a minimum width of 3.2 metres from the building line unless otherwise approved, and must be designed to provide continuous solar and rain protection and promote all weather activity.
Public Safety
All ground floor shopfront glazing must be protected against vandalism by the use of a form of safety glass such as toughened or laminated glass.
During operating hours, all parking areas, pedestrian areas and entrances/exits to all stairwells, lifts, foyers and public toilets must be well lit with vandal resistant lighting and with intensities to satisfy the requirements of Australian Standard AS1158 “Public Lighting Code”.  Lighting must be designed to reduce the contrast between shadows and well lit areas. In particular, appropriate security lighting must be provided in the location of the bicycle/ scooter parking and bin storage area.
After hours access to loading docks, storage areas and the basement carpark (including the vehicle ramp and all stairwells) must be restricted by a security gate, lockable doors and/or other suitably appropriate means.  The basement carpark must be kept closed and locked at all times while the use is not operating.
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.
Site Access and Driveways
A sealed access driveway must be provided from Berrima Row to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
a driveway crossover generally in accordance Council’s standard drawing RS-051and respective addendum;
a driveway crossover generally in accordance with SCG’s plan 30292-C2, titled “Driveway Access Plan”, dated November 2020;
suitable safety measures, including warning signage, to improve driver awareness of pedestrians and enhance pedestrian safety. Warning signage must be provided near the exit ramp from the underground parking area to warn motorists of pedestrian movement along the frontage street;
the footpath’s section of the driveway must be the same colour as the existing footpath (i.e. terracotta or similar).
Car Parking
A minimum of 9 car parking spaces must be provided and marked on the site. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
4 staff parking spaces within the total, which are clearly marked for that purpose
1 disabled parking space within the total
dimensions, crossfalls and gradients in accordance with Australian Standard AS2890: 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.
Security Access to Carpark
Where access to the carpark is proposed to be restricted by a security gate, provision must be made for queuing of vehicles clear of the roadway while waiting for the security gate to open.
Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities must be provided for the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
adequate separation of all specific pedestrian routes from vehicle access and manoeuvring areas, and clear demarcation by pavement marking, signposts or changes in surface materials or levels
signage and lighting at strategic locations to direct people to building entries;
a total of 6 bicycle parking spaces
end of trip facilities involving 4 lockers, at least 1 male and female showers and change rooms.
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 an Operational Works approval and generally in accordance with SCG’s plan 30292-C4, Rev A, titled “Stormwater Management Plan”, dated 18/01/2021.
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 fill and associated batters must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
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.
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.
Demolition Works
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $20,000 must be submitted to Council prior to the issue of a Development Permit for Building Works for demolition, to secure the demolition conditions of this approval. The cash bond or trading bank guarantee will be returned on performance of the demolition conditions of this approval less any costs incurred by Council in respect of enforcing performance of these demolition conditions. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Demolition must be undertaken in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or odours) nuisance or any other emissions in accordance with the nuisance provisions of the Environmental Protection Act 1994.
Waste management
A Waste Management Plan (demolition) must be submitted in accordance with Planning Scheme Policy PSP9 - Waste Management and approved by Council’s Waste Coordinator prior to issue of a development permit for Building Works for demolition, removal or relocation.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials. Segregated wastes attract significantly reduced disposal fees at the landfill with some items free.  Higher gate fees are charged for mixed waste.
Waste storage areas must provide for adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use.
The Plan must contain the following information:
The areas for the storage and separation of waste shown on a site plan;
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed; and
Table – Waste Management Table
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Damage to infrastructure
Any damage to footpaths, street plantings, natural vegetation/trees kerb and channel, bridges or roadways must be repaired or reinstated to at least pre-existing conditions.
Vacant site
The site must be left clean and tidy free from debris such as concrete, wire, rubble, brick/s and the like. If the site remains vacant for more than 30 days the lot/s must be turfed or landscaped in accordance with Planning Scheme Policy PSP 2 – Landscaping and to the satisfaction of Council so as to not cause nuisance to the surrounding area.
All waste materials must be removed from site.
Litter, erosion and sediment control
Litter, erosion and sediment control measures must be installed and maintained until soils are stabilised by turf, vegetation or sealed.
Note: it is an offence under the Environmental Protection Act 1994 to deposit or potentially allow litter, waste, soil, or other contaminants to enter a waterway or storm water drainage system (e.g. roadside gutter).
Asbestos
Removal of building materials containing asbestos must be undertaken by a licensed asbestos removalist.
Asbestos removal work (Section 466) of the Work Health and Safety Regulation 2011 requires a licensed asbestos removalist to give notice to Workplace Health and Safety Queensland (WHSQ) of licensed asbestos removal work at least five days before the work commences. Notification must be made using Form 65: Notification of licensed asbestos removal work, demolition work or emergency demolition.
All building materials containing asbestos products are wrapped and disposed of in accordance with the Public Health Regulation 2006 and the Environmental Protection Regulation 2008.
Note: Asbestos is a Regulated Waste. The Department of Environment & Science licenses businesses that transport asbestos waste, and landfills that accept this waste.
All building materials containing asbestos, including asbestos cement sheeting or roofing and lagging are removed from the building prior to demolition/relocation.
Plumbing and Drainage
It is a requirement of the ‘Standard Plumbing and Drainage Regulation 2019’ that at demolition of a building, the existing sanitary drain upstream from the connection point for a service provider’s sewerage system must be sealed water tight. This work is deemed as notifiable Work and must be carried out by a suitably licenced plumber who must submit an As Constructed plan and Form 4 (Notifiable Works Form) to the QBCC (Queensland Building Construction Commission) within 10 days of completing the work.

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:
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the requirements of the National Construction Code - Building Code of Australia (Volume 1) as they relate to people with disabilities.  Your attention is also directed to the fact that in addition to the requirements of the National Construction Code as they relate to people with disabilities, one or more of the following may impact on the proposed building work:
the Disability Discrimination Act 1992 (Commonwealth);
the Anti-Discrimination Act 1991 (Queensland); and
the Disability (Access to Premises – Buildings) Standards.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's DA Planning Section to arrange a Development Compliance Inspection.
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.
Sustainability
In line with Noosa Council’s Corporate Plan, Council seeks to encourage sustainable building design for residential and commercial development. Council encourages the use of sustainable building materials, energy efficient fittings, solar hot water, photovoltaic systems (including the use of inverter/charges), water saving devices and rainwater harvesting. For further information go to http://www.noosa.qld.gov.au/sustainable-homes
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction;
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased;
proposed fencing to the site during the construction phase of the development;
provision for worker car parking.
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, services and other relevant issues.
Include a post out to the local residents and businesses advising of the proposed development, the expected time frames and the site contact details;
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.
t is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
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
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 Operational Works	Frontage Works, Carparking, Access, Stormwater, Earthworks & Landscaping
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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