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Judgement - 11C Church Street
Inthe Planning and Environment Court No D14 of 2023 Held at: Maroochydore Between: PACE PLANNING PTY LTD Appellant And: NOOSA SHIRE COUNCIL Respondent JUDGMENT Q % Before His Honour Judge Long SC a Date of Hearing: 28 September 2023 a a Date of Order: 28 September 2023 5 co THIS MATTER HAVING on this day come on for hearing in respect of an appeal commenced under section 229 and Schedule 1 of the Planning Act 2016 by way of Notice of Appeal filed on 31 January 2023 against the decision of the Respondent to refuse a development application for a Development Permit for a Material Change of Use (Multiple Dwelling x 20) and Operational Works (Clearing Vegetation) on land at 11C Church Street, Pomona in the State of Queensland, described as Lot 4. on SP 301620 (Development Application); 2 DISTRICT COURT OF QU AND UPON HEARING the Solicitor for the Appellant and the Solicitor for the Respondent; AND UPON READING the Notice of Appeal filed on 31 January 2023, the Order of the Court dated 31 March 2023, the Application in Pending Proceeding filed on 25 July 2023, the Affidavit of Glenn Wesley Ainsworth filed on 7 August 2023 and the Affidavit of Brooke Meredith Wildin filed on 7 August 2023; AND UPON THE COURT being satisfied that the proposed changes to the Development Application identified in the Application in Pending Proceeding filed 25 July 2023 constitute a minor change as that term is defined in the Planning Act 2016; IT IS ADJUDGED WITH THE CONSENT OF THE PARTIES THAT: 1. The appeal be allowed. 2. The Respondent’s decision to refuse the development application be set aside. 3. The development application be approved subject to the conditions and plans attached hereto and marked “Attachment A”, contained at pages 1 - 160. 4. Each party bears their own costs of the proceeding. (_ Filed: 28/09/2023 ( Filed by: P&E Law RRIAVAN Service address: Suite 4, 59 The Esplanade, Maroochydore Qld 4558 Telephone: 07 5479 0155 Email: [email protected] Registrar JUDGMENT P&E Law iled on behalf of the Appellant Suite 4, 59 The Esplanade orm PEC-7 Maroochydore Qld 4558 Telephone: 07 5479 0155 Email: [email protected] Ref: AW:CE:20822
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Full text of pages 2 to 23 (of 25)
Page 2
"Attachment A"
PLANNING
When Conditions must be Complied With
1. 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
2. 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. In this regard, the Approved Plans must
be amended to incorporate the amendments listed within this Decision Notice and
resubmitted to Council prior to the issue of any further Development Permit for
Operational Works
Plan No. Rev. Plan/Document Name Date
PA102 43 Site Plan – Proposed, prepared by ALL 25.07.2023
DESIGN and drafting and as required to be
amended by Condition 3
PA103 43 Part Site Plan – Proposed, prepared by ALL 25.07.2023
DESIGN and drafting
PA104 43 Construction Staging Plan, prepared by ALL 25.07.2023
DESIGN and drafting
PA105 43 Floor Plan and Elevations Units 1 -5, 25.07.2023
prepared by ALL DESIGN and drafting and
as required to be amended by Condition 3
PA106 43 Floor Plan and Elevations Units 6 - 9, 25.07.2023
prepared by ALL DESIGN and drafting and
as required to be amended by Condition 3
PA107 43 Floor Plan and Elevations Units 10 - 15, 25.07.2023
prepared by ALL DESIGN and drafting and
as required to be amended by Condition 3
PA108 43 Finishes Schedule, prepared by ALL 25.07.2023
DESIGN and drafting
PA109 43 Sustainable Building Design Response, 25.07.2023
prepared by ALL DESIGN and drafting
LD1 G Landscape Concept Plan, prepared by 16.06.23
Anembo Consultants
LD2 G Landscaped Drain Concept Plan & 16.06.23
Sections, prepared by Anembo Consultants
FM 5601 - Bushfire Mitigation Report, prepared by, 15.06.22
Eldon Bottcher Architect PTY LTD
D Hydraulic Impact Assessment at 11C 12.06.2023
Church Street Pomona (inclusive of
Appendices A - J) prepared by BAX
Engineering
184-001- D Earthworks layout plan, prepared by, Bax 04.06.23
200 Engineering
Amended Plans
3. Prior to any application for Operational Works approval the plans must be amended as
follows:
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a. Car parking provision, area to be dedicated as Environmental Reserve and all
easements to be correctly detailed on the existing Site Plan – Proposed. For this
purpose, the extent of the Environmental Reserve is detailed at condition 49.
Nature and Extent of Approved Use
4. Eleven (11) small dwellings and 4 x other dwellings are approved.
Staging
5. The development may be staged in accordance with the stage boundaries shown on the
Approved Construction Staging Plan (Dwg PA 104 Construction Staging Plan). If staged,
the development must be completed sequentially in the stage order indicated on the
Approved Plans provided that:
a. Any vehicle access, onsite maneuvering, car parking, landscaping and
infrastructure services required to service the particular stage are constructed with
that stage.
b. Rehabilitation works must be undertaken as part of stage 1 and be completed prior
to the commencement of the use.
c. The full extent of the stormwater drainage system is to be constructed with the first
stage which occurs on site. Planting of the bioretention filter surface may be
delayed until the final stage of the development and an interim protective cover
applied to the surface until planting occurs. Interim drainage works are to be
provided to connect any interim stages to the combined bioretention and detention
basin such that the intent of the Stormwater Management Plan for the site is
achieved with each stage. Details of any required interim drainage works are to be
provided with the Operational Works Application for each stage.
Sunset Clause
6. Pursuant to s88 of the Planning Act 2016, the uncompleted aspects of this development
approval lapse if the whole of the approved use has not happened by 2 years from the
expiration date of the Currency Period. The undeveloped parts of the site must be
turfed if the works have not been completed by 2 years from the expiration date of
the Currency Period.
Currency Period
7. This development approval lapses if the first change of use has not happened within 6
years after the approval starts to have effect, unless an application to extend the
currency period is approved by Council.
Built Form and Development Appearance
8. The maximum height of the development must not exceed 8 metres above the natural
ground level.
9. All air conditioning units or other mechanical equipment must be fully enclosed or
screened such that they are not visible from the street frontages nor adjoining properties.
10. Waste storage areas, clothes drying areas and external storage areas must be screened
from view of the street.
11. The development must incorporate the colour scheme as outlined in the approved colour
palette and approved plans.
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Performance Bond
12. Security in the form of a cash bond or trading bank guarantee to the sum of $50,000
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 completion of the development subject to
satisfactory performance of the conditions of approval at that time 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.
Street Identification
13. 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.
Fencing and Walls
14. Fencing to adjoining residential uses must be provided in accordance with the approved
plans.
Clothes Drying Areas
15. Each dwelling unit must be provided with access to an outdoor clothesline which is
screened from public view.
Community Management Statement
16. 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.
17. All clauses and by-laws of the proposed Community Management Statement must
accord with the requirements of this Decision Notice and, in particular, must include the
following additional clauses:
a. The site includes a stormwater management and water quality treatment system.
b. The stormwater management and water quality treatment system must be
maintained in accordance with the Water by Design (2009) Maintaining Vegetated
Stormwater Assets (Version 1).
c. The full cost of maintaining the system in accordance with the Water by Design
(2009) Maintaining Vegetated Stormwater Assets (Version 1) must be included in
the proposed levies for each dwelling owner/body corporate.
ENGINEERING
External Works
18. Church Street must be upgraded for the length of its frontage to the subject site. The
works must be undertaken in accordance with an Operational Works approval and be
generally as shown on drawing number 184-001-800 Revision D dated 4 June 2023
prepared by Bax Engineering and include street lighting where necessary.
The works must be completed and accepted by Council prior to the commencement of
the use of the first stage.
Condition 18 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
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Site Access and Driveways
19. A sealed access driveway must be provided from Church Street 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 with Council’s Standard Drawings RS-051.
20. Suitable signage for traffic control must be provided at either side of the internal single
lane bridge. The signage must be clearly indicated on the plans submitted for operational
works approval.
Car Parking
21. A minimum of 31 car parking spaces must be provided on the site. The works must be
undertaken in accordance with an Operational Works approval and must include in
particular:
a. Parking spaces within the garages must be made available to the related unit
occupier for vehicle parking only.
b. 6 visitor parking spaces within the total, which are clearly marked for that purpose
and accessible at all times for visitor use.
c. 1 disabled parking space/s within the total which is clearly marked for that purpose.
d. Dimensions, crossfalls and gradients in accordance with Australian Standard
AS/NZS2890.1:2004 Parking Facilities.
22. 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.
23. Directional signage must be provided to direct visitors to the car parking spaces provided
on site.
24. All vehicles must enter and exit the site in a forward gear.
Pedestrian and Bicycle Facilities
25. 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:
a. a 2 metre wide footpath within the road verge for the entire length of the site’s
frontage to Church Street
Condition 25 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
Stormwater Drainage
26. 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 be generally in accordance with drawing number 184-001-300
Revision D dated 4 June 2023 prepared by Bax Engineering.
Condition 26 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
Services
27. Underground reticulated electricity and telecommunication services must be provided to
each unit in accordance with the standards and requirements of the relevant service
provider.
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28. 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.
29. 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
30. Easements for stormwater drainage purposes must be registered in favour of Council
against the title of the subject development site. The easements must be generally in
accordance with the approved plans. The easement terms must be generally in
accordance with Council’s standard dealing number 715597508 but amended to place
the ongoing maintenance responsibilities on the property owner (the grantor). The
easements must be registered prior to the commencement of the use for the first stage.
31. To facilitate maintenance of the retaining wall and drainage infrastructure, an easement
for access purposes must be registered in favour of the owner of the development site
along the northern extent of the area to be transferred to Council for environmental
purposes. The easement must be a minimum of 3m wide and extend from Church Street
to the western boundary of the site. The easement must be registered prior to the
commencement of the use of for the first stage.
32. 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.
33. 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
prior to the commencement of the use.
34. 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
35. All earthworks and associated banks/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.
36. 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
37. 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:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. 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.
HYDROLOGY
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Stormwater Drainage
38. 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, the Queensland Urban Drainage Manual and AS3500 and must include
in particular:
a. the works as generally described in the Hydraulic Impact Assessment Rev E
prepared by BAX Engineering dated 14/07/2023.
b. extension of the site stormwater system to accommodate stormwater from
catchments external to the site, including registration of drainage easements over
the flowpaths within the site which convey external catchment. Easement locations
and dimensions are to be shown on the operational works drawings.
c. design of the batter chute and rock stabilisation within the natural drainage channel
is to be undertaken in accordance with the Brisbane City Council Guideline
Erosion Treatment for Urban Creek Guidelines Version 3 (2004)
Stormwater Quality Management
39. A stormwater quality treatment system must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and the
Bioretention Technical Design Guidelines (Water by Design, 2014), and must include in
particular:
a. stormwater quality treatment devices of a size and location generally in
accordance with those shown in the Hydraulic Impact Assessment Rev E prepared
by BAX Engineering dated 14/07/2023
b. bioretention devices which:
I. are designed generally in accordance with IPWEA Standard Drawing No.s
DS-073, DS-075 and DS-076
II. are provided with a free-draining outlet from the sub-soil drainage system.
40. Permanent educational signage must be erected to educate the residents of the
development about the function of the bioretention device(s). The dimensions, standard,
presentation and location of the educational signage must be in accordance with an
Operational Works approval.
41. 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.
42. 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 unit owner.
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Flooding
43. The minimum floor level of all buildings constructed on the site must be a minimum of
300mm above the 1%AEP flood level include allowance for climate change at year 2100.
This applies to local and regional flood levels as well as drainage channels constructed
as part of the development.
Erosion and Sediment Control
44. In conjunction with the application for Operational Works approval, provide an erosion
and sediment control plan, prepared in accordance with Best Practice Erosion and
Sediment Control (IECA, 2008) and which achieves the construction phase stormwater
design objectives of the State Planning Policy 2017. In addition, the ESCP is to
demonstrate how the downstream residential properties will be protected from increases
in peak flows and contaminated (with sediment) site runoff through all stages of
construction.
LANDSCAPING
45. The site must be landscaped in accordance with the approved Landscape Concept plan,
landscaped drain concept plan & sections and Planning Scheme Policy PSP2 –
Landscaping. The works must be undertaken in accordance with an Operational Works
approval and the Noosa Plan for that specific area and must include in particular:
a. the works shown on the approved Landscape Concept plan, landscaped drain
concept plan & sections.
b. a 2 metre wide landscaping strip along the Church Street Road frontage of the
subject site, exclusive of the access driveway, generally uncompromised by
infrastructure items.
c. fencing adjacent Church Street Road reserve to be set back behind a minimum of
2 metres of landscaping except for that part of the frontage south of the proposed
driveway, adjacent to the proposed bioretention basin.
d. landscaping along each side of driveway 1 to incorporate small trees that achieve
a boulevard effect when viewed from Church Street. The use of structural soil cells
to create a minimum of 5 square metres of suitable grow medium / area is required
for each small tree identified on the concept landscape plans.
e. The land area south of Unit 10 must be incorporated into the area of revegetation
associated with the southern waterway. These revegetation works are required to
meet section 3.9 (Less flammable Landscaping) of the bushfire mitigation report
approved as part of this decision notice.
f. vegetated screening of the southern retaining wall structure from Church Street,
designed such that the retaining wall will be screened at maturity.
g. vegetated screening of any electrical transformers, bin storage areas and the like
from the road frontage.
h. provision of 1 street tree within the road reserve for every 8 metres of road
frontage.
i. does not include the use of synthetic turf or similar.
46. 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.
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Retention of Existing Trees
47. Existing native trees on the site and in the road reserve within proximity to the culvert
works must be assessed by a qualified person* and retained and protected where
possible. Where mature trees are to be removed, reasonable grounds must be given by
the qualified person*.
*(Refer to Advisory Note)
Land Rehabilitation
48. The land area associated with the southern waterway identified for rehabilitation on the
approved concept landscape plans must be rehabilitated / revegetated and removed of
all weeds species listed in the following standards and legislation:
a. declared plants under the Land Protection (Biodiversity Act 2014 and sub-ordinate
Regulation 2016).
b. Planning Scheme Policy 2 Landscaping and
c. Biosecurity Plan 2020 pest plants listed in Schedule 1 part 3, Schedule 2 and Non-
scheduled invasive species.
Rehabilitation plans must be designed in accordance with the Planning Scheme Policy
2 – Landscaping. The works must be undertaken as part of stage 1 and be completed
prior to the commencement of the use.
The works must be undertaken in accordance with an Operational Works approval.
*(Refer to Advisory Note)
49. The land area identified for rehabilitation associated with the southern waterway on the
Approved Plans must be transferred to Council in fee simple on trust for Environmental
purposes. The land to be transferred is “non-trunk infrastructure” for the purposes of the
Planning Act 2016. The area must be transferred prior to the commencement of use of
the first stage.
For clarity, the area to be transferred is defined as being from the drainage structures,
retaining walls and bioretention basin batters of the entire east-west length of
development footprint and extending to the southern boundary of the development site.
50. The land area to be transferred must be unencumbered by services such as pump
stations, services easements or similar operational uses.
51. The land owner/developer must be responsible for all costs associated with the transfer
of the land, including the requirement to obtain a valuation for the land from a registered
property valuer and to pay all stamp duty upon transfer.
52. One original signed and 'stamped' Queensland Land Registry Transfer of Ownership
and Forms 1, 24 and 20 must be lodged with Council for endorsement prior to the
registration of title, together with a survey plan and a copy of the land valuation.
53. A 3-metre wide stabilised access track must be provided from Church Street extending
6 metres into the area to be dedicated to Council , and must meet the following minimum
standards:
a. Designed to withstand Austroads Class 2 Vehicle usage
b. Formed of material that results in a stabilised surface
c. Take into consideration drainage from retaining walls / drainage outlets and provides
appropriate design measure to cater through flows under or over the path.
d. Designed by a suitably qualified RPEQ
The works must be undertaken in accordance with an Operational Works approval.
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Fencing to Protected Land
54. A permanent fence must be constructed along the entire length of the interface of the
site with the area to be dedicated for Environmental purposes. The fencing may be
located at the top of the approved retaining walls and above the flood level. The fence
must be constructed in accordance with an Operational Works approval and must be to
the following specifications:
a. 1.5 metres high
b. Dog proof
Fauna Management
55. Five (5) permanent artificial nesting boxes must be installed within the are to be
dedicated for Environmental purposes to provide compensatory habitat for arboreal
mammals and hollow dependent avian species. The works must be undertaken in
accordance with an Operational Works approval.
Bushfire Management
56. The development must be carried out in accordance with the Bushfire mitigation report
listed within this Decision Notice, with the exception of the following:
a. The report must be updated to refer to the correct unit numbers for future mitigation
requirements. To be clear Unit 13 is required to be changed to unit 10 throughout
the document.
b. Appendix 5.2 must be updated to include the final version of the site plans with the
correct number of units.
The report must be resubmitted to Council incorporating the above amendments prior
to the issue of any Development Permit for Operational Works.*
*(Refer to Advisory Note)
57. A copy of the Bushfire Mitigation Report listed within this Decision Notice must be
provided to the nearest fire authority.
58. Certification must be submitted to Council from a qualified person* which certifies that
the development has been constructed in accordance with the bushfire management
conditions of this Decision Notice.
*(Refer to Advisory Note)
NOISE
59. Written certification is required from a suitably qualified person confirming that sound
pressure levels from all mechanical plant and equipment comply with the following:
a. Air-conditioning
i. 7am to 10pm: Maximum level allowable = background + 5dB(A)
ii. 10pm to 7am: Maximum level allowable = background + 3dB(A)
b. Pumps
i. 7am to 7pm: Maximum level allowable = background + 5dB(A)
ii. 7pm to 10pm: Maximum level allowable = background + 3dB(A)
iii. 10pm to 7am: No audible noise.
60. The certification must be submitted to Council, which certifies that operational noise from
any fixed plant and equipment complies and with the requirements of this Decision
Notice.
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WASTE DISPOSAL
61. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy 9 - Waste Management. The facilities must include an
impervious area, within the site, correctly sized for all refuse and recycling containers
and suitably screened from public places and neighbouring properties. A bin wash area
is required with a cold-water tap, hose and drain outlet connected to sewer, via a bucket
trap. The drain outlet must be designed to prevent storm water entry to the sewerage
system.
62. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
OPERATIONAL WORKS CONDITIONS
PRIOR TO COMMENCEMENT OF WORKS
1. 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:
a. Arboreal works.
b. Fauna management works.
c. Other relevant parties.
DURING CONSTRUCTION
Retention of Existing Trees and Vegetation
2. All vegetation clearing works are to be confined to the areas identified as cut and fill on
the Earthworks Layout Plan, plan number 184-001-200, revision D, dated 04.06.23 in
addition to the removal of all exotic species from the site.
3. A qualified person * must be engaged for the duration of the works to:
a. Oversee installation of all tree protection fencing prior to commencement of any
works onsite (including any clearing).
b. 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.
c. Oversee approved tree removal in proximity to retained trees.
*(Refer to Advisory Note)
4. A qualified person* must be engaged to manage fauna prior and during clearing to:
a. Ensure works are carried out in accordance with the Nature Conservation Act
1992.
b. Undertake pre-clearing inspections including fauna relocation and removal or
blocking of all vacant hollows.
c. Ensure clearing works avoids nesting times of animals and birds.
d. Co-ordinate staging and sequence of clearing with fauna protection.
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e. Protect and recover fauna during clearing operations (fauna not previously
removed).
f. Manage the translocation of animals and recovery procedures in accordance with
relevant legislation.
g. Undertake protection works for mulching of any stockpiled vegetation.
*(Refer to Advisory Note)
Removal of Existing Trees and Vegetation
5. Vegetation removal, felling and lopping must:
a. Retain old growth tree hollows and suitably relocate and distribute for nesting
fauna.
b. Mulch all other wood and leaf material (without root balls, soil or debris and
minimising weed seeds) for re-usable mulch.
c. Have mulch for re-use in landscape or rehabilitation stockpiled and aged for a
minimum of three months.
d. Have mulch stockpiles no larger than 1000m3, 2.5m in height and with 10m
separation between piles.
e. Allow for existing endemic ground flora to be translocated to suitable landscaping
and rehabilitation areas.
f. Conclude with the area being stabilised against erosion.
*(Refer to Advisory Note)
PROPERTY NOTES:
MCU22/0031 – Bushfire Management
1. To ensure the safety of people and property on this property is maintained, all buildings
and structures must be sited and/or constructed in accordance with the bushfire
management conditions of Council Approval MCU22/0031 and associated Operational
Work approvals.
ADVISORY NOTES:
Equitable Access and Facilities
1. 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:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards.
Development Compliance Inspection
2. Prior to the commencement of the use, please contact Council's Development
Assessment Branch to arrange a Development Compliance Inspection.
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Resubmission of Amended Plans Required
3. The conditions of this Decision Notice require resubmission of plan/s to Council with
amendments. Please address the amended plan/s to Council’s Development
Assessment Branch with the Reference No. MCU21/0031 separate to any Operational
Works application. To avoid delays and assessment issues with the Operational Works
application, it is recommended the plan/s be resubmitted prior to lodgement of any
Operational Works application.
Infrastructure Charges
4. 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.
Balance Lot for Staged Building Format Plans
5. In accordance with the Planning Act 2016, any proposal to stage the titling arrangements
of the development such that a Building Format Plan is registered with a balance lot for
future development will first require a Development Permit for Reconfiguring a Lot be
obtained from Council.
Sustainability
6. Council encourages sustainable and energy efficient building design for all development,
including the use of sustainable building materials, energy efficient fittings, solar hot
water, photovoltaic systems (including the use of inverter/charges), solar panels, water
saving devices and rainwater harvesting.
Qualified Person
b. For the purpose of preparing a Landscape Plan, a qualified person is considered
to be a landscape architect, landscape designer and/or horticulturist with a
minimum of 3 years current experience in the field of landscape design.
7. For the purpose of preparing an Arborist Report, and for certifying compliance with the
arboricultural requirements of this Decision Notice a qualified person is considered to be
a person with either:
a. ISA certification; or
h. a Diploma of Arboriculture in addition to a minimum of 3 years current experience
in the field of arboriculture.
8. For the purpose of preparing a Rehabilitation Plan, a qualified person is considered to
be a landscape architect or ecologist with a minimum of 3 years current experience in
the field of landscape design.
9. For the purpose of preparing a Bushfire Management Plan, and for certifying compliance
with the bushfire requirements of this Decision Notice, a qualified person is considered
to be an ecologist with a minimum of 3 years current experience in the field of bushfire
assessment and management.
Building and Construction Industry (Portable Long Service Leave) Levy
10. The QLeave levy must be paid prior to the issue of a development permit where it is
required. Council will not be able to issue a Decision Notice without receipt of details
that the Levy has been paid.
6463731_1
12
Page 14
Co-ordination of Operational Works Assessment
11. 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
12. A preliminary Construction Management Plan must be submitted with the Operational
Works application and must address the following:
a. traffic management during all aspects of the construction phase including:
i. 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
ii. maintenance of safe vehicle and pedestrian access for the areas affected by
the works during and after daily construction has ceased
iii. proposed fencing to the site during the construction phase of the
development
iv. approval of the Traffic Management Control Plan by the Department of
Transport and Main Roads (DTMR) for any works on State controlled roads
v. provision for worker car parking
b. maintenance and protection of water quality and existing drainage lines through
the construction site, through the implementation of appropriate erosion and
sediment control measures
c. works programme identifying key components of the works and their respective
durations
d. 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.
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details.
f. 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.
g. identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures
h. details on the location of external fill/dump sites/sources, 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
i. it 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.
Private Infrastructure
13. All private infrastructure for the development must be designed to meet the planning
scheme requirements unless otherwise agreed by the relevant authority.
6463731_1
13
Page 15
Prestart, On and Off Maintenance, Rehabilitation Inspections Request
14. 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.
Retention of Existing Trees
15. 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.
Removal of Existing Trees and Vegetation
16. Stockpiling mulch to the appropriate volume and separation is required for fire mitigation
as well as optimum weed seed sterilisation.
Qualified Person
17. Qualified Person, for the purpose of:
a. 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:
i. International Society of Arboriculture (ISA) certification; or
ii. A Diploma of Arboriculture.
b. Managing Fauna protection is considered to be a certified Fauna Spotter Catcher.
6463731_1
14
Page 16
5400 OMP
SITE CALUCATIONS PROPOSED RESPONSE
SETBACK GROSS FLOOR AREA
6000 WALL LOT 4 SP301620 TOTAL 15 UNITS
3.5m WIDE DRAINAGE UNIT 1 INTERNAL 97.5 m² SD AREA 7517m² 11 SMALL DWELLINGS (SD)
BOUNDARY SETBACK
EASEMENT UNIT 2 INTERNAL 88.8 m² SD 4 DWELLINGS
3250 OMP
SETBACK
3850 WALL
3470 OMP
SETBACK
4070 WALL
SETBACK
SETBACK
UNIT 3 INTERNAL 97.7 m² SD
LANDSCAPING MINIMUM 40% AND 60% OF THIS PROPOSED LANDSCAPING (3245m²) 56.8%
CHURCH STREET
UNIT 4 INTERNAL 97.1 m² SD SOFT LANDSCAPING PROPOSED SOFT 99%
V4 V3 UNIT 5 INTERNAL 97.1 m² SD
UNIT 6 INTERNAL 124.8 m² PRIVATE OPEN SPACE MINIMUM 25m² ACHIVED
UNIT 7 INTERNAL 86.7 m² SD PRIVATE OPEN SPACE MINIMUM 20m² ACHIEVED
5400 OMP
15 FL 94.63 m UNIT 8 INTERNAL 98.8 m² SD
SMALL DWELLINGS
SETBACK 5
FL 94.56 m
4
FL 93.65 m 3
FL 92.50 m
2 1
FL 92.71 m
UNIT 9 INTERNAL
UNIT 10 INTERNAL
98.8 m²
106.8 m²
SD
MAX GRADIENT 10% ACHIEVED
FL 92.57 m SITE COVER MAX 40% PROPOSED 27.7%
6000 WALL FL 94.63 m UNIT 11 INTERNAL 107.6 m²
14
V1 PLOT RATIO MAX 0.4:1 PROPOSED 0.19:1
UNIT 12 INTERNAL 82.5 m² SD
SETBACK UNIT 13 INTERNAL 82.4 m² SD CARPARKING PROPOSED CARPARKING
BRIDGE UNIT 14 INTERNAL 85.0 m² SD MINIMUM 1 PER 2 BED 1 PER 2 BED = 5
STORMWATER TREATMENT UNIT 15 INTERNAL 106.8 m² MINIMUM 2 PER 3 BED 2 PER 3 BED = 20
FL 94.50 m LETTER MINIMUM VISITOR 1 PER U 4 UNITS 6 VISITOR PARKING SPACES
13 BOX
SHARED BINS
TOTAL GFA 1458.5 m²
(MINIMUM 32) TOTAL 31 CARPARKING SPACES
V2
9 8 7 6
12 FL 94.29 m FL 94.40 m FL 93.65 m
FL 92.50 m FL 92.68 m BOUNDARY
1350
9650 WALL
NORTH
BOUNDARY
SETBACK SUMMER SUN
11 FL 94.03 m SHARED
RIPARIAN BUFFER BOUNDARY 9050 OMP
WINTER SUN
1400
5600 41100
RETAINING WALLS SETBACK
V5 DDA PROPOSED STORMWATER EASMENT
W E
5.6m WIDE DRAINAGE
BOUNDARY
FL 94.18 m V6 EASEMENT
10
BOUNDARY
S
BOUNDARY
SE
1.4m WIDE NATURAL DRAIN STORMS
EASEMENT
DARY STREAM CENTRE LINE
BOUN BOU
NDA
RY
STORMWATER
TREATMENT
RY
NDA
BOU
2 PROPOSED
1 : 1000
EASEMENT PLAN
RIPARIAN BUFFER LEGEND
RY
DA REFER SURVEY PLAN 11-3216AQ1 Date: 9-11-21
UN
BO
Denotes the 10m setback from the stream
centreline
1 SITE
1 : 500
PLAN COMPLETE Denotes stream centreline.
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 25 RFI RESPONSE 08-07-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 27 RFI REDESIGN 07-09-2022 SITE PLAN - PROPOSED
RESIDENTIAL 28 Revision 28 07-08-2022
COMMERCIAL 31 REDESIGN 30-09-2022
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) As indicated
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA102
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
15
Page 17
F2 F2 F2
3250 OMP
SETBACK
3470 OMP
SETBACK
3850 WALL
4070 WALL
SETBACK
SETBACK
F1 F1 F1 F1 F1
1.35m WIDE DRAINAGE
R1 EASEMENT F1
F1 F1 F3 F3 5400 OMP
F3
1m WIDE LANDSCAPING R1 R1 SETBACK
F1
V4 V3
6000 WALL
F2
R1 SETBACK
R2
RL 99.61 m RL 97.76 m
5400 OMP
15 FL 94.63 m RL 97.82 m F1
SETBACK 5 4 3 2 1
RL 99.79 m FL 93.65 m
F3 FL 94.56 m FL 92.50 m
FL 92.57 m FL 92.71 m
CHURCH STREET
6000 WALL
FL 94.63 m V1
SETBACK
14
R1
RL 100.08 m
F3 BRIDGE
STORMWATER TREATMENT
R2
LETTER
FL 94.50 m BOX
R1
F2
R1
13RL 99.95 m V1
V2
SHARED BINS
F3
7 6
RL 97.53 m
9 8 F3
F1
RL 99.45 m
FL 92.50 m FL 92.68 m F1
FL 94.29 m FL 93.65 m
FL 94.40 m
RL 99.74 m
F3 12 F3
R1 F1
R1 R1 F1 R1
R1
9650 WALL
F3 R1
RIPARIAN BUFFER BOUNDARY SETBACK
R2
11 FL 94.03 m SHARED
F1
9050 OMP
R1 RETAINING WALLS SETBACK
RL 99.63 m V5 DDA
F2 5.6m WIDE DRAINAGE
F3 R1
EASEMENT
V6
FL 94.18 m
10
R1 NORTH
SUMMER SUN
WINTER SUN
F1
1.4m WIDE NATURAL DRAIN
EASEMENT W E
F2 R1
S RIPARIAN BUFFER LEGEND
STORMWATER SE
TREATMENT STORMS REFER SURVEY PLAN 11-3216AQ1 Date: 9-11-21
Denotes the 10m setback from the stream
centreline
1 SITE PLAN PART Denotes stream centreline.
1 : 300
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 26 PRELIMINARY REDESIGN 01-09-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 27 RFI REDESIGN 07-09-2022 PART SITE PLAN - PROPOSED
RESIDENTIAL 28 Revision 28 07-08-2022
COMMERCIAL 31 REDESIGN 30-09-2022
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) As indicated
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA103
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
16
Page 18
15
5 4 3 2 1
14
13
9 8 7 6
12
11
10
STAGE 1
Units 1 to 9 including – future
OpWks ( frontage, drainage,
stormwater, retaining )
STAGE 2
( Balance Lot ) Units 10 – 15
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 27 RFI REDESIGN 07-09-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 28 Revision 28 07-08-2022 CONSTRUCTION STAGING PLAN
RESIDENTIAL 31 REDESIGN 30-09-2022
COMMERCIAL 32 SANDSTONE RETAINING 04-10-2022
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) As indicated
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA104
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
17
Page 19
PA105
BOUNDARY 1m WIDE LANDSCAPING
F2 F2
1000 1350
F1 F1 F1 4 F1 F1
4070
4070
LANDSCAPING LANDSCAPING
F3 F3 F3
SCREENED
SCREENED
SCREENED
SCREENED
SCREENED
SERVICE
SERVICE
SERVICE
SERVICE
SERVICE
F1 F1
F1 F1
4840
POS 33m² POS 33m² POS 33m² POS 41m² POS 33m² 3 PA105
R1
R1
LANDSCAPING
PA105 6
PA105 5
FL 92.50 m
5 4 3 2
FL 92.57 m
1 FL 92.71 m
FL 94.56 m FL 93.65 m 6000
7 PA105
BOUNDARY
2400
2400
2400
LANDSCAPING LANDSCAPING LANDSCAPING LANDSCAPING UNIT 1- 3 BED
3750
UNIT 1 1.6 m²
2 UNIT 1 GARAGE 35.3 m²
1 UNITS
1 : 200
1-5 FLOOR PLAN 5 99.61 m UNIT 1 INTERNAL
UNIT 1 PATIO
97.5 m²
9.6 m²
CB2 4 3 PA105 UNIT 1 PORCH 2.6 m²
CB1 97.82 m
2 97.76 m
1 TOTAL FLOOR AREA 146.5 m²
CB1
UNIT 2 - 2 BED
CB1 CB1 CB1
GD1
94.56 m UNIT 2 GARAGE 19.1 m²
W2
GD1 UNIT 2 INTERNAL 88.8 m²
93.65 m
GD2 GD2 GD2 UNIT 2 PATIO 9.4 m²
92.50 m W2 W2 92.57 m W2 92.71 m UNIT 2 PORCH 2.6 m²
99.61 m UNIT 2 REAR PORCH 1.7 m²
2 SOUTH ELEVATION 5 TOTAL FLOOR AREA 121.4 m²
1 : 200
1 97.76 m
2 97.82 m 3 4
CB2 UNIT 3 - 3 BED
CB1 W1
CB2 UNIT 3 GARAGE 35.3 m²
CB1 UNIT 3 INTERNAL 97.7 m²
94.56 m UNIT 3 PATIO 9.4 m²
93.65 m UNIT 3 PORCH 2.6 m²
W2 UNIT 3 REAR PORCH 1.6 m²
92.71 m W2 W2 W3
92.60 m W3 92.50 m TOTAL FLOOR AREA 146.5 m²
W1
UNIT 4 - 3 BED
4 NORTH ELEVATION 4 W1 99.61 m
5 UNIT 4 GARAGE 35.9 m²
1 : 200 W3
1
W1
CB2 UNIT 4 INTERNAL 97.1 m²
97.82 m
W1 CB1 CB2 3 CB2 CB1 UNIT 4 PATIO
UNIT 4 PORCH
9.4 m²
2.6 m²
W1 CB1
UNIT 4 REAR PORCH 1.6 m²
TOTAL FLOOR AREA 146.5 m²
W2
W4 W3 94.56 m UNIT 5 - 3 BED
W2
93.65 m
W3 W4 W3 UNIT 5 GARAGE 35.9 m²
5 UNIT 5 WEST ELAVATION
92.71 m 92.47 m UNIT 5 INTERNAL 97.1 m²
UNIT 5 PATIO 9.4 m²
7 UNIT 4 EAST ELEVATION 1 : 200
UNIT 5 PORCH 2.6 m²
3 UNIT 1 EAST ELEVATION 6 UNIT 3 WEST ELAVATION 1 : 200 UNIT 5 REAR PORCH 1.6 m²
1 : 200 1 : 200 TOTAL FLOOR AREA 146.5 m²
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 27 RFI REDESIGN 07-09-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 28 Revision 28 07-08-2022 FLOOR PLANS & ELEVATIONS
RESIDENTIAL
COMMERCIAL
31
32
REDESIGN
SANDSTONE RETAINING
30-09-2022
04-10-2022
UNITS 1-5
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) 1 : 200
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA105
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
18
Page 20
PA106 UNIT 6 - 3 BED
UNIT 6 GARAGE 34.2 m²
2 UNIT 6 INTERNAL 124.8 m²
UNIT 6 PATIO 11.9 m²
LANDSCAPING R1 LANDSCAPING LANDSCAPING UNIT 6 PORCH 2.2 m²
R1
UNIT 6 REAR PORCH 3.6 m²
TOTAL FLOOR AREA 176.7 m²
3 PA106
UNIT 7 - 2 BED
PA106 6
UNIT 7 GARAGE 18.0 m²
F3
UNIT 7 INTERNAL 86.7 m²
FL 92.50 m 6 FL 92.68 m
UNIT 7 PATIO 10.1 m²
9 8 7 PA106 7 F1
UNIT 7 PORCH
UNIT 7 REAR PORCH
2.2 m²
3.6 m²
TOTAL FLOOR AREA 120.6 m²
FL 94.40 m
FL 93.65 m POS 43m²
SCREENED SCREENED
SERVICE SERVICE UNIT 8 - 3 BED
PA106 5
UNIT 8 GARAGE 34.2 m²
POS 25m² F3
2500
F1 UNIT 8 INTERNAL 98.8 m²
F1 R1
F1 UNIT 8 PATIO 9.4 m²
R1
F3 SERVICE F1 UNIT 8 PORCH 2.6 m²
SCREENED
SCREENED
UNIT 8 REAR PATIO 1.6 m²
SERVICE
TOTAL FLOOR AREA 146.5 m²
POS 40m² POS 42m²
2570
R1
F3
F1 F1 UNIT 9 - 3 BED
4
UNIT 9 GARAGE 34.2 m²
1 FLOOR PLAN UNITS 6-9 UNIT 9 INTERNAL 98.8 m²
99.45 m
PA106 1 : 200 8 9 UNIT 9 PATIO
UNIT 9 PORCH
9.4 m²
2.6 m²
6 97.53 m
7 CB1
UNIT 9 REAR PATIO
TOTAL FLOOR AREA
1.6 m²
146.5 m²
CB2 CB1
CB1
GD1
GD1 94.40 m
93.65 m W2
W2 GD1 GD1
92.68 m 92.50 m
92 NORTH ELEVATION 99.45 m
1 : 200
8 7
97.53 m 6
CB2
CB1
94.40 m
93.65 m W2 W3
92.50 m
99.45 m 8
4 SOUTH ELEVATION W3
1 : 200
9 CB1
CB2 W1 97.53 m
7 W3
W1
CB2
99.45 m
CB2
97.53 m
6 W3 CB1
CB2
CB1 CB1
W4 W4
W3
W2 92.48 m
W2 94.40 m
92.68 m
6 UNIT 7 WEST ELAVATION 7 UNIT 8 EAST ELEVATION
3 UNIT
1 : 200
6 EAST ELEVATION 5 UNIT
1 : 200
9 WEST ELAVATION 1 : 200 1 : 200
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 27 RFI REDESIGN 07-09-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 28 Revision 28 07-08-2022 FLOOR PLANS AND ELEVATIONS
RESIDENTIAL
COMMERCIAL
31
32
REDESIGN
SANDSTONE RETAINING
30-09-2022
04-10-2022
UNITS 6-9
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) 1 : 200
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA106
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
19
Page 21
PA107 BUILDING DESIGN
6000 WALL
SETBACK
AUSTRALIA WIDE
5400 OMP
SETBACK
RESIDENTIAL
4 COMMERCIAL
W
BOUNDARY F2
F2 RENOVATIONS
ACCESSIBLE
NORTH
SUMMER SUN
PH. 0405 097 553
WINTER SUN
R2 [email protected]
S
www.alldd.com.au
R1
VBA DP-AD 37989
F3 F3 R1 QBCC 1084590
BDAA 6779
STORMS
F3 F3
SCREENED
SCREENED
SCREENED
SCREENED
SCREENED
SCREENED
POS 40m² F3 POS 30m² POS 47m²
SERVICE
SERVICE
SERVICE
SERVICE
SERVICE
SERVICE
F1 POS 39m² POS 30m² POS 30m²
SE
E
F1
F2 THIS DRAWING IS THE COPYRIGHT AND
PROPOERTY OF ALLDD. IT IS NOT TO BE COPIED,
RETAINED OR USED FOR ANOTHER PURPOSE.
1m WIDE LANDSCAPING
Status:
PA107 3
FL 94.18 m FL 94.63 m
2 PA107 REDESIGN
10 11 12 13 14 15 94.63 m
94.03 m 94.29 m 94.50 m
3850 WALL
SETBACK Client:
Zaccale Pty Ltd
UNIT 10 - 3 BED
UNIT 10 GARAGE 34.2 m²
UNIT 10 INTERNAL 106.8 m²
UNIT 10 PATIO 9.2 m²
Project:
UNIT 10 PORCH 1.7 m²
5 TOTAL FLOOR AREA 151.8 m² Residential Multi Unit
Development
PA107 UNIT 11 -3 BED
10 11 99.74 m
12 W2 99.95 m
13 100.08 m 14 100.08 m15
99.63 m UNIT 11 GARAGE 34.2 m²
Address:
UNIT 11 INTERNAL 107.6 m²
CB2 CB1
UNIT 11 PATIO 8.9 m² 11C Church Street, Pomona QLD
UNIT 11 PORCH 1.7 m² 4568
TOTAL FLOOR AREA 152.4 m²
GD1
GD2 GD1
94.50 m W2 94.63 m GD2 94.63 m UNIT 12 - 2 BED
94.18 m 94.03 m Property Details:
UNIT 12 GARAGE 18.0 m²
LOT 4 SP301620 7517m²
UNIT 12 INTERNAL 82.5 m²
5 EAST ELEVATION UNIT 12 PATIO 9.3 m²
15 14 13 12 11 10
1 : 200 UNIT 12PORCH 1.6 m²
100.08 m 100.08 m 99.95 m TOTAL FLOOR AREA 111.4 m²
99.74 m 99.63 m
No. Issue Details Date
27 RFI REDESIGN 07-09-2022
CB2 CB1 UNIT 13 - 2 BED 28 Revision 28 07-08-2022
31 REDESIGN 30-09-2022
UNIT 13 GARAGE 18.0 m² 32 SANDSTONE RETAINING 04-10-2022
UNIT 13 INTERNAL 82.4 m² 33 DRAIN REFERENCE 05-10-2022
W3 W2 UNIT 13 PATIO 9.3 m² 34 SANDSTONE RETAINING 05-10-2022
94.63 m 94.63 m 94.50 m UNIT 13 PORCH 1.6 m²
94.29 m 94.18 m 35 ENGINEERING REDESIGN 22-11-2022
94.03 m
TOTAL FLOOR AREA 111.4 m² 38 REDESIGN 18-05-2023
40 FENCING 19-05-2023
42 AMENDMENTS 12-06-2023
UNIT 14 - 2 BED
4 WEST ELAVATION 10 CB2 W1 43 CONDITIONS REVIEW 25-07-2023
15 100.08 m CB1
1 : 200
UNIT 14 GARAGE 18.0 m² Drawing Name:
W3
CB1 CB2
100.08 m UNIT 14 INTERNAL
UNIT 14 PATIO
85.0 m²
6.8 m²
FLOOR PLANS & ELEVATIONS
W3 W2 UNIT 14 PORCH 1.6 m² UNITS 10-15
TOTAL FLOOR AREA 111.4 m²
W2
UNIT 15 - 3 BED
94.63 m Project number 11808
UNIT 15 GARAGE 34.2 m²
UNIT 15 INTERNAL 106.8 m² Current Issue Date 25-07-2023
UNIT 15 PATIO 9.2 m²
Scale (A3) 1 : 200
UNIT 15 PORCH 1.6 m²
2 NORTH
1 : 200
ELEVATION 3 SOUTH
1 : 200
ELEVATION TOTAL FLOOR AREA 151.8 m² Drawing no. PA107
20
Page 22
FINISHES SCHEDULE - REFER ELEVATIONS
CODE EXTERNAL VISUAL
GARAGE DOOR
GD1 SUPPLIER: B&D DOORS
PRODUCT: PANEL LIFT STEEL
COLOUR: TIMBER LOOK
GARAGE DOOR
SUPPLIER: B&D DOORS ALUMINIUM & GLASS PANEL
GD2
PRODUCT: PANEL LIFT STEEL
COLOUR: SURFMIST
PAINT DOWNPIPES TO MATCH ADJACENT WALLS
RENDERED AND/OR PAINTED CONCRETE BLOCK OR FC PARTY WALLS
W1
1.8m
PAINT DOWNPIPES TO MATCH ADJACENT WALLS F1
HORIZONTAL CLADDING
SUPPLIER: BGC
W2
PRODUCT: STRATUM DUO WOODGRAIN TIMBER FENCING 1.8m
FINISHED: PAINT RESENE ASH
PAINT DOWNPIPES TO MATCH ADJACENT WALLS F2 GOOD NEIGHBOUR TIMBER FENCING
VERTICAL CLADDING Finish: NATURAL
SUPPLIER: WEATHERTEX
W3
PRODUCT: WEATHERGROOVE COLOURBOND FENCING 1.8m
Supplier: Builder
FINISHED: NATURAL Product: Colourbond Steel Fence
F3 Area: Between units and service court screening
HORIZONTAL STEEL CLADDING Finish: Colourbond Basalt
SUPPLIER: BLUESCOPE
W4
PRODUCT: CUSTOM ORB COLOURBOND
COLOUR: SURFMIST
RETAINING WALL
PRODUCT: COMPOSITE POSTS AND
R1 SLEEPER RETAINING WALLS
RETAINING WALL
R2 PRODUCT: SANDSTONE RETAINING BLOCKS
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 27 RFI REDESIGN 07-09-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 28 Revision 28 07-08-2022 FINISHES SCHEDULE
RESIDENTIAL 31 REDESIGN 30-09-2022
COMMERCIAL 32 SANDSTONE RETAINING 04-10-2022
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) NOT TO 1
SCALE
: 120
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA108
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
21
Page 23
SUSTAINABLE BUILDING DESIGN CODE RESPONSE
P01 DEVELOPMENT MINIMIZES ENERGY CONSUMPTION AND THE PRODUCTION OFGREENHOUSE GAS EMISSIONS
P01 PROPOSED OUTCOME
THE DEVELOPMENT WILL REDUCE THE ENERGY NEEDED FOR IN-USE BUILDING BY UTILIZING THE FOLLOWING:
• MODERN ENERGY EFFICIENT ELECTRIC COOKING
• HEAT PUMP HOT WATER SYSTEM
• SPLIT SYSTEM AIR CONDITIONING
• WALL AND ROOF INSULATION ABOVE MINIMUM REQUIREMENTS
PO2 DEVELOPMENT MAXIMIZES WATER EFFICIENCY ON SITE BY INCORPORATING RAINWATER COLLECTION AND REUSE MEASURES FOR NON-POTABLE PURPOSESSUCH AS
IRRIGATION.
P02 PROPOSED OUTCOME
A STORMWATER MANAGEMENT PLAN FOR THE DEVELOPMENT IS INCORPORATED. REFER ENGINEERING
PO3 DEVELOPMENT REDUCES STORMWATER RUN-OFF BY MINIMISING IMPERVIOUSAREAS AND MAXIMISING SITE VEGETATION TO ABSORB WATER ON SITE.
P03 PROPOSED OUTCOME
DEVELOPMENT INCORPORATES WATER SENSITIVE URBAN DESIGN MEASURESTO MANAGE STORMWATER.
PO4 DEVELOPMENT LIMITS CHANGES AND DISTURBANCES TO THE SITE TOPOGRAPHY TO PRESERVE EXISTING DRAINAGE CHANNELS AS MUCH ASPOSSIBLE.
P04 PROPOSED OUTCOME
DEVELOPMENT INCORPORATES AN EXSISTING CREEK WHICH WILL RETAINED AND THE BANKS OF WHICH WILL BE REHABILITATED AND EQUATED TO 32% OF THE
SITE AREA..
PO5 DEVELOPMENT MINIMISES HARD SURFACE AREAS THAT REFLECT OR STORE HEATAND MAXIMISES VEGETATION AND SOFT LANDSCAPING.
P05 PROPOSED OUTCOME
DEVELOPMENT INCORPORATES APPROX. 3750m² OF SOFT LANDSCAPING THAT EQUATES TO 50% OF THE SITE
PO6 VEGETATION IS INCORPORATED INTO THE BUILDING DESIGN TO CREATE SHADE AND COOLING AROUND BUILDINGS
P06 PROPOSED OUTCOME
EACH UNIT INCORPORATES A GARDEN AT THE ENTRANCE AND REAR TO SHIELD AND SHADE THE UNIT.
PO7 DEVELOPMENT AND BUILDING SITING IS RESPONSIVE TO NOOSA SHIRE’S SUB-TROPICAL CLIMATE AND THE SITE’S CHARACTERISTICS INCLUDING TOPOGRAPHY,
ORIENTATION, EXISTING VEGETATION AND PREVAILING WINDS.
P07 PROPOSED OUTCOME
• ALL DWELLINGS INCORPORATE A INTEGRATED GENEROUS INDOOR OUTDOOR COVERED PRIVATE PATIO IN RESPONSE TO THE
NOOSA SHIRE'S SUB TROPICAL CLIMATE.
• THE DWELLINGS ARE ELEVATED FOR FLOOD PROTECTION FROM HEAVY SUB TROPICAL RAINFALL.
• THE SITE IS SITUATED ON A SLOPE ADJACENT TO A CREEK, THE BUILT FORM IS LOCATED TO UTILIZE THE LEVEL SECTION OF THE SITE
AND PROVIDE LEVEL ACCESS TO ALL DWELLINGS.
• THE DEVELOPMENT HAS BEEN ORINTATED TO MAXIMISE THE VIEW TO MOUNT COROORA AND THE ADJACENT CREEK. UNITS 1-7 HAVE
PRIVATE OUTDOOR SPACE ORINTATED TO THE NORTH.
• EXISTING VEGETATION WILL BE RETAINED WHERE POSSIBLE UNDER ADVISE FROM EXPERT CONSULTANTS AND THE EXISTING CREEK
WILL BE REHBILATED AND REVEGETATED.
• PREVAILING WINDS IN POMONA ARE RELAVTIVELY LOW MAINLY FROM THE NORTH AND WEST DIRECTIONS. THE UNITS HAVE BEEN
DESIGNED TO CATCH THE PREVAILING WINDS TO AID IN VENTILATION.
PO8 DEVELOPMENT -
(A)ORIENTATES BUILDINGS AND WINDOWS TO MAKE THE MOST OFPREVAILING WINDS, NATURAL VENTILATION AND CROSS BREEZES;
(B)MAXIMISES SHADE TO EAST AND WEST WALLS;
(C)CONTAINS AN OPEN AND PERMEABLE BUILT FORM THAT CONNECTSINDOOR AND OUTDOOR SPACES IN AN INTEGRATED DESIGN;
(D)RETAINS EXISTING VEGETATION AND NATURAL SHADING WHEREPOSSIBLE;
(E)INCORPORATES PASSIVE BUILDING DESIGN TO REDUCE THE NEED FORAUXILIARY HEATING AND COOLING;
(F) USES LOW TOXIC INTERNAL AND EXTERNAL BUILDING MATERIALS;
(G)USES NATURAL LIGHT RATHER THAN ARTIFICIAL LIGHT, AND MAY INCLUDESKYLIGHTS, ATRIUMS AND LIGHT WELLS;
(H)CONTAINS A MINIMUM OF TWO OPENINGS PER HABITABLE ROOM;
(I) PROVIDES A MINIMUM FLOOR TO CEILING HEIGHT OF 2.7 METRES; AND
(J) ENABLES EFFICIENT OPERATION AND USE OF THE BUILDING.
P08 PROPOSED OUTCOME
REFER TYPICAL FLOOR PLANS
Address: No. Issue Details Date
Client: Drawing Name:
BUILDING DESIGN 27 RFI REDESIGN 07-09-2022
AUSTRALIA WIDE Zaccale Pty Ltd 11C Church Street, Pomona QLD 4568 28 Revision 28 07-08-2022 SUSTAINABLE BUILDING DESIGN
RESIDENTIAL
COMMERCIAL
31
32
REDESIGN
SANDSTONE RETAINING
30-09-2022
04-10-2022
RESPONSE
RENOVATIONS 33 DRAIN REFERENCE 05-10-2022
ACCESSIBLE Project number 11808
PH. 0405 097 553
Project: Property Details: 34 SANDSTONE RETAINING 05-10-2022
35 ENGINEERING REDESIGN 22-11-2022
[email protected]
www.alldd.com.au Residential Multi Unit Development LOT 4 SP301620 7517m² 38 REDESIGN 18-05-2023
Current Issue Date 25-07-2023
VBA DP-AD 37989 40 FENCING 19-05-2023 Scale (A3) 1 : 100
QBCC 1084590 42 AMENDMENTS 12-06-2023
BDAA 6779 Drawing no. PA109
Status: REDESIGN
THIS DRAWING IS THE COPYRIGHT AND PROPOERTY OF ALL DESIGN AND
43 CONDITIONS REVIEW 25-07-2023
DRAFTING. IT IS NOT TO BE COPIED, RETAINED OR USED FOR ANOTHER PURPOSE.
22
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