Referral Agency Response - Planning RAP19 0034 · RAP19/0034

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	RAP19/0034
Your Reference:	n/a
19 March 2020
Mrs BM Duncanson & M Duncanson
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566

[email protected]
Dear Sir
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 18 March 2020. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP19/0034
Street address:	8 Lorikeet Drive, Peregian Beach Qld 4573
Real property description:	Lot 718 on P93127
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
SD 2.01	E	Lower Ground Floor Plan	20/02/20
SD 2.02	D	Upper Ground Floor Plan	20/02/20
SD 2.03	C	First Floor Plan	19/02/20
SD 2.04	C	Roof Plan	19/02/20
SD 3.01	D	Elevations North & West	20/02/20
SD 3.02	D	Elevations South & East	20/02/20
SD 4.01	E	Sections A-A, B-B	20/02/20
SD 4.02	E	Sections C-C	20/02/20
Building Height
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface and 2 storeys, except for the entry to the basement, which must not exceed 9 metres above the finished ground level.
The basement must meet the definition of a basement pursuant to The Noosa Plan.
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.
Built Form
The southern side elevation of the development must comply with setback requirements as per Schedule 1 of The Noosa Plan.
Protection of Privacy
To ensure privacy is protected between adjoining properties any windows or glazing that has the potential to overlook the private open space of neighbouring properties 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
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $10,000.00 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.
Three screening trees must be provided to the northern side of Bed 3 and Bed 4, at 1.5 metre centres and growing to a minimum height of 8m
Two screening trees must be provided to the eastern side of Living 1 and Bed 1, at 1.5 metre centres and growing to a minimum height of 8m
The existing Pandanus on the site must be retained.
Existing vegetation in the road reserve must be retained, unless written authorisation from Council is granted for the clearing.
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.
Fencing and Walls
Any proposed fencing and/all walls on the property boundary must not exceed 2 metres in height.
Engineering
External Works
The existing stormwater structure in the kerb and channel on the frontage of the subject property to Lorikeet Dr must be removed and the area reinstated. The works must be undertaken in accordance with an Operational Works approval and must be generally in accordance with SCG’s drawing No. 29228-C1, titled “Proposed Street Drainage Works”, dated February 2020.
Site Access and Driveways
A sealed access driveway must be provided from Lorikeet Dr to the proposed garage of the development. The works must be undertaken in accordance with an Operational Works approval and must be generally in accordance with the approved plans and Council’s Standard Drawings RS-049 and RS-050 and relevant addendums.
Stormwater Drainage
Stormwater runoff from the development must be disposed of without causing scour or damage to the subject site or any adjoining property.
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.
Geotechnical Stability
All works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through the Building Permit.
*(Refer to Advisory Notes)
Earthworks and Retaining Walls
All earthworks 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.
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.
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.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Planning
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who carries out an activity must take all reasonable and practicable measures to ensure the activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the duty of care. Substantial monetary penalties may apply to individuals or corporations breaching this duty of care. Injunctions may also be issued by the Land and Resources Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit on 07 3247 6212 to discuss any obligations under the ACH Act.

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
Engineering
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.
Preparation of a Geotechnical Report
The geotechnical report to be endorsed through the Building Permit must include, but not be limited to, the following:
recommendations for the construction and operational phases of the development to ensure the stability of the subject site and the adjoining properties for the longer term;
a plan of the proposed temporary and permanent structural systems (retaining structures, etc.) and their construction methodology.
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:
appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD);
provision for safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased;
maintenance and protection of water quality and existing drainage lines through the construction site, through the implementation of appropriate erosion and sediment control measures.

rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at any time before the application is decided pursuant to section 30 of the Development Assessment Rules.

Yours faithfully

Tara Norley
Development Planner

Enc:	Approved Plans/Documents

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