Delegated Report - Code - Planning OPW21 0151 · OPW21/0151

Author	Development Engineer, Laurie Schreck
Development Assessment

APPLICATION DETAILS
Application No.	OPW21/0151
Applicant	Brentwood Building Pty Ltd
Proposal	Operational Works - Vehicle Crossover
Properly Made Date	25 May 2021
Information Request Date	10 June 2021
Information Response Date	15 June 2021
Decision Due Date	30 July 2021
Report Completed Date	18 June 2021
Report Reviewed By	Mark Lewis

PROPERTY DETAILS
Property Address	49 Seaview Tce Sunshine Beach Qld 4567
RP Description	Lot 88 RP 81810
Land Area	579.0000 m²
Existing Use of Land	Residential

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Low Density Residential
Precinct	Not Applicable
Local Plan Area	Not Applicable
Overlays	Land Subject to Acid Sulfate Soil (Partial Overlap) -Above 5m to 20m AHD Coastal Protection -Coastal Protection and Scenic Amenity Landslide Hazard Overlay Map (Partial Overlap) -Moderate and High Hazard Area
Assessment Type	Code
PROPOSAL
The application seeks approval for an Operational Works - Vehicle Crossover.
The locality and proposal plan are included below.
Figure 1 – Locality

Figure 2 – Site Plan

site details
Background
This Operational Works application for a crossover and landscaping has been submitted as required by the conditions of the higher order MCU18/0206.01 Decision Notice.
Site Description
From the street, the verge has a slight rise back to the property boundary before sloping down back into the property. The grades of the crossover and driveway reflect this natural rise and fall with the grades complying and the required freeboard above invert achieved. The widths of the crossover also comply with Councils requirements.
The higher order MCU conditions require the landscaping to include two (2) street trees to be planted resulting from the removal of street trees for the construction of the dwelling. The submitted landscaping plan includes two trees to be planted to the north of the driveway. With minimal space between the crossover and the northern boundary, the landscaping plan has been annotated to have the second street tree planted to the south of the crossover.
Surrounding Land 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:
Driveways and Parking Code; and
Landscaping Code.
cONSULTATION
Referral Agencies
Not applicable.
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Environmental Officer Development Assessment
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 OPW21/0151 for an Operational Works - Vehicle Crossover situated at 49 Seaview Tce Sunshine Beach Qld 4567 and described as Lot 88 RP 81810, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	OPW21/0151
Street address:	49 Seaview Tce Sunshine Beach Qld 4567
Real property description:	Lot 88 RP 81810
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Approval for Operational Works - Vehicle Crossover
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
APPROVED PLANS
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
19-013 02	Issue C	49 Seaview Terrace, Sunshine Beach Site Plan as prepared by Magica Building Design	05 December 2019
19-013 10	Issue C	49 Seaview Terrace, Sunshine Beach Driveway & Crossover Details as prepared by Magica Building Design	05 December 2019
N/A	Issue D	Landscape Plan – Amended as sketched and submitted by the Applicant Annotated by Council	03 February 2020
CURRENCY PERIOD
The Currency Period for this development approval lapses if the development has not substantially started by 25 June 2023, unless an application to extend the currency period is approved by Council.
SITE SPECIFIC CONDITIONS
The existing and redundant property accesses must be removed, and the kerb and verge area reinstated to match the existing verge treatment. Grassed verge areas to be reinstated and must be provided with 100 mm topsoil and grass seed or turf, and must be maintained by the developer until established.
The location of the second street tree is to be planted south of the new driveway/crossover location and clear of any existing services. The final location of the street trees is to be determined at the prestart meeting.
GENERAL CONDITIONS
Engineering
A condition report including photographs of the frontage of the site must be completed and submitted to Council at the prestart meeting.
The principal contractor must have all the appropriate insurance and public liability documentation to carry out the works. The principal contractor is also responsible to ensure that any subcontractors also have the appropriate insurance and public liability documentation. Certificates demonstrating currency of public liability insurance and works insurance covering the works must be submitted to Council prior to the prestart meeting.
Council must be contacted at least 5 working days prior to any works commencing to organise a prestart. The contact number to arrange a pre-start meeting is 5329 6500. The pre-start meeting must include the relevant parties for the following aspects of the works:
Civil engineering works;
Landscaping works.
A Construction Management Plan must be submitted to Council prior to the pre-start meeting and must specifically address the following:
Traffic Management during the construction phase;
Appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD); and
Provision for safe pedestrian access across the frontage of the site both.
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
Street trees must:
Meet Specifying Trees – A Guide to Assessment of Tree Quality (NATSPEC); and
Be located in accordance with engineering requirements for safe vehicle and pedestrian sight lines.
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)
The area between the visitor car park and the front boundary must be densely planted to screen the development:
Screening vegetation must achieve a mature height of no less than 2m and be local native species; and
The development must ensure screening vegetation retains lower foliage to achieve the screening requirement.
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; and
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.
Turfed areas must be must be free of pest, diseases and weeds and level with adjoining surfaces.
DURING CONSTRUCTION
Engineering
The integrity and condition of any existing public or Council infrastructure and services (above ground and/or underground) must not be adversely affected by the proposed works.
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 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; and
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.
Works within Road Reserves
No removal of street trees is permitted without Council’s prior written approval.
Safe 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 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.
Driveways
Driveway crossovers must be constructed generally in accordance Council’s Standard Drawings RS-049 and RS-050.
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 in accordance with the requirements of AS2890.1 Off-Street Car Parking for longitudinal and crossfall gradients;
The driveway must be constructed so as to not concentrate or direct stormwater runoff onto neighbouring properties;
Underground service conduits for water supply, electricity and any other services must be provided as part of the access driveway;
Where there is an existing pedestrian path, a matching crossfall must be provided for the driveway on the alignment of the path, for the full width of the path;
Have a minimum clearance of 500mm from any Unitywater/Energex/Telstra asset, unless a written approval is obtained from Unitywater/Energex/Telstra and submitted to Council;
Any stormwater kerb outlet in close proximity to the edge of the new driveway must be provided with an approved kerb adaptor; and
Any existing kerb sections requiring removal due to the works must be saw-cut and removed to allow for a smooth and neat finish with the new driveway.
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.
Stormwater Drainage
The constructed driveway must not cause additional ponding on the road formation or the road reserve.
Environment (Erosion and Sediment Control)
Prescribed Water Contaminants (as defined in the Environmental Protection Act 1994) must not be released from the site or to waters within the site, or be likely to be released should rainfall occur, unless all reasonable and practicable measures are taken to prevent or minimise the release and concentration of contamination.
The contractor must ensure non-essential exposure of soil is prevented by restricting the extent of works and minimising the duration of soil exposure to adverse weather conditions. Exposed areas must be suitably covered/stabilised/reinstated as soon as practicable and prior to any predicted rainfall occurring.
Erosion and sediment control measures must be installed and maintained to minimise erosion on the site and to minimise the export of sediment and associated pollutants from the site. The erosion and sediment control measures must be designed, installed and maintained in accordance with current best practice standards (refer to advisory notes).
FOLLOWING CONSTRUCTION
A final inspection and approval of the new driveway and 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:
General Advisory Notes
As this driveway is a private structure, the owner bears full responsibly for the standard of its construction, maintenance and any liabilities associated with its construction. It is recommended that professional advice be sought for the construction of the driveway to ensure that the driveway is constructed in accordance with standard drawing RS-049 and RS-050.
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.
Qualified Person
A qualified person for the purpose of undertaking landscape construction and establishment works is considered to be a person with five years current experience in commercial landscape construction projects.
Prestart 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.
It should be noted prior to arranging a pre-start meeting the Appeal Period of 20 business days must have passed or the applicant must have provided Council with written confirmation that the applicant has accepted the conditions of Decision Notice and waived their appeal rights.
If Council officers are required to undertake additional inspections of the same works, a reinspection fee will be applicable in accordance with Council’s Fees and Charges register applicable at the time.
Environmental Advisory Notes
The Environmental Protection Act 1994 states that a person must not carry out any activity that causes, or is likely to cause, environmental harm unless the person takes all reasonable and practicable measures to prevent or minimise the harm. Environmental harm includes environmental nuisance. In this regard persons and entities, involved in the civil, earthworks, construction and landscaping phases of this development are to adhere to their ‘general environmental duty’ to minimise the risk of causing environmental harm.
Erosion and Sediment Control
Accepted best practice standards include International Erosion Control Association Australasia Best Practice Erosion and Sediment Control
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Not applicable.
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

[word/footer1.xml]
Page 6 of 9

[word/header1.xml]
3

[word/header2.xml]
DEVELOPMENT ASSESSMENT DELEGATED REPORT

[Attachment: image1.png (image text)]
ite Bajy
Pet
Bay
Ss

[Attachment: image2.png (image text)]
 

 

  

 

   
 
 

ou
arse &

e

2

 

r J
—

85°30"
28.164

  

THEETO
BEROWOVED

    

MN COL 1]

 

  
  
     

PROPOSED RESIDENCE

ALCON EVE FL 39
ST GOR LEVEL 76.
oun FLdoR EVEL FL

 
    
    

 

 
  
 
   
 
 
 

i
u

 

 

 

 

 

 

5

 

 

 

Sle

 

 

Y

4,

RORFOUK PE TREE
Toe ROWED

  

  
  

|
|
|
|

REMOVE ETC
DRIEWAYAND.
REASTATE GUTTER

  
  
       
 
  
 

OTTon TRE TRE ROWOVED RERACE
BANKIABTEGRFOUKORSMLAR
FER UNISCAPNG PLN

  
 

  

   

     
 
 

 

2) 8

EI
Noses ©

 

 

 

     

  
   

   
  

 

SEAVIEW TERRACE

    
    

   

8


[Attachment: image3.png (image text)]
 
    

3

Low Density Resi 91RP81810

   
   
 

1
90RP81810

 

Il Medium Density Re:

   

46
st 608P215913

89RP81810

    
 
 

44
‘58RP81810

 

43
53RP81810 47 49.
87RP81810 \ serPsist0

        
 
 

42
S7RP81810

    
 
 

 

  

Medium

 

 

40,
56RP81810

  

    

ronmental M

 

 
 

36 38.
32 54RP81810 55MCH3563

S0RP81810

       

ral Residential