SUPERSEDED - Referral Agency Response - Planning RAP20 0003 · RAP20/0003

Officer: 	Nadine Kirley
Direct Telephone: 	07 53296284
Our Reference:	RAP20/0003n: JELDER
Your Reference:	n/a
11 May 2020
SD MacLean & JA Osborne
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566

[email protected]
Dear Sir/Madam,
Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as a concurrence agency for the application, completed its assessment of the application on 5 May 2020. You are advised that Council requires conditions to be attached to any development approval. The conditions are listed below.
application details
Application No:	RAP20/0003
Street address:	2 Kareela Ave Noosa Heads Qld 4567
Real property description:	Lot 1 N 21830
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
SD1.01	F	Site Plan prepared by Tim Ditchfield Architects (as annotated by Council)	04/03/2020
SD1.02	F	Existing Building Overlay prepared by Tim Ditchfield Architects	04/03/2020
SD1.03	F	Site Plan showing trees to be retained/ removed prepared by Tim Ditchfield Architects (as annotated by Council)	04/03/2020
SD2.01	F	Lower Ground Floor Plan prepared by Tim Ditchfield Architects	04/03/2020
SD2.02	F	Upper Ground Floor Plan prepared by Tim Ditchfield Architects	04/03/2020
SD2.03	E	First Floor Plan prepared by Tim Ditchfield Architects	04/02/2020
SD3.01	F	Elevations North prepared by Tim Ditchfield Architects	04/03/2020
SD3.02	F	Elevations East prepared by Tim Ditchfield Architects	04/03/2020
SD3.03	F	South Elevation prepared by Tim Ditchfield Architects (as annotated by Council)	04/03/2020
SD3.04	F	West Elevation prepared by Tim Ditchfield Architects	04/03/2020
SD4.01	F	Sections A, B prepared by Tim Ditchfield Architects	04/03/2020
SD4.02	F	Sections C, 01 prepared by Tim Ditchfield Architects	04/03/2020
SD4.03	F	Section 01 prepared by Tim Ditchfield Architects	04/03/2020
20316Det	-	Detail Survey of Part of Lot 1 on N21830 2 Kareela Avenue Noosa Heads prepared by Noosa Cooloola Land Surveys Pty Ltd (as annotated by Council)	04/03/2020
29211-SW1.1	-	Stormwater Management, prepared by SCG Consulting Engineers	Mar 2020
29211-SW1.2	-	Stormwater Details, prepared by SCG Consulting Engineers	Mar 2020
Amended Plans
The development must be amended in accordance with the following requirements
The built form presentation of the southern façade of the detached house must include variation using a combination of additional colour, texture and contrasting materials to at least 30% of the wall extending from the eastern extent of the southern façade to the western edge of the lift well.
The existing sewer pipe in the road reserve is to be retained in place as part of a non-destructive methodology for the sewer realignment to aid in protection of the existing trees in the road reserve.
4.	Amended plans demonstrating compliance with Condition 3 must be lodged with Council prior to commencement of building works or issue of a Development Permit for Operational Works (Non-standard Driveway and Crossover) whichever comes first.
Building Height
6.	The maximum height of the development must not exceed eight (8) metres above the finished ground level and the natural ground surface except as varied in the approved plans relating to:-
(a)	the overall height of the building at the north western corner of the first floor is not more than 9.10m from the finished driveway level as indicated on Dwg. No SD3.04 Rev F prepared by Tim Ditchfield Architects dated 04/02/2020;
7.	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 prior to issue of a Certificate of Classification.
Currency Period
8.	The Currency Period for this development approval lapses if all conditions have not been complied with prior to the expiry of 4 years from the commencement of this approval, unless an application to extend the currency period is approved by Council.
Performance Bond
9.	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 commencement of construction. 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
10.	A minimum of 20% of the site must be retained as soft landscaping.
11.	Existing vegetation in the road reserve must be retained in accordance with the conditions of this approval.
12.	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.
13.	The two trees identified as Euca 0.71515 and Euca 0.51208 on the Noosa Cooloola Land Surveys drawing 20316Det dated 13/03/2020 must be retained.
14.	The alignment of the new sewer line and the decommissioning of the old sewer line must be undertaken in a manner that avoids any works within the structural root zones (as defined in AS 4970 -2009) of the two trees identified on the Noosa Cooloola Land Surveys drawing 20316Det dated 13/03/2020 as, Euca 0.71515 and Euca 0.51208.
15.	Any excavation or filling works within the Tree Protection Zone (as defined in AS 4970 -2009) of the two trees on the Noosa Cooloola Land Surveys drawing 20316Det dated 13/03/2020 identified as Euca 0.71515 and Euca 0.51208 must be supervised by an AQF Level 5 arborist, whose lawful directions must be adhered to.
16.	Landscaping of the site must be in accordance with the Landscape Code, Planning Scheme Policy 3 (PSP3) Landscaping Plants and Guidelines and must not use undesirable species, as defined in PSP3.
Public Utilities and Services
Any conflict between the approved development works and an existing or proposed service (eg sewer main) must be referred to the relevant service authority for determination prior to commencement of works.
Any works in proximity to an existing or proposed service (eg sewer main) must be carried out in consultation and compliance with the requirements and/or approval of the relevant service authority.
Driveway and Pavement
A sealed access driveway and crossover must be provided from the street to carparking on the site generally in accordance with the approved plans. The works must be undertaken in accordance with an engineering design and Operational Works approval and must include/address in particular:
A driveway crossover generally in compliance with IPWEA standard drawings RS-049 and RS-050 with grades in accordance with the relevant requirements of AS2890.1 and must have profile that ensure that standard vehicles entering or exiting the site will not bottom down or scrape (the driveway surface or/and the road pavement).
The driveway shall be generally 3.0m wide and must not exceed 4.0m width at the kerb line.
The driveway within the road reserve must be constructed of an approved pavement type.
The works must not adversely impact on existing natural vegetation and trees.
The works must include any necessary reinstatement of disturbed vegetation along the shoulders of the driveway.
All necessary stormwater drainage control measures must be provided so as not to concentrate stormwater runoff or cause erosion on adjoining lands.
Pavement design for privately owned works within the road reserve must be undertaken in accordance with the relevant standards and must be certified by an RPEQ.
All pavements within the road reserve must have a slip resistant surface.
Stormwater Drainage
The stormwater drainage from the development must be carried out in accordance with the approved engineering plans listed in this permit and must include/address but is not limited to the following:
Stormwater runoff from the site due to the development must be discharged from site in accordance with the relevant requirements of Queensland Urban Drainage Manual (QUDM) with a particular attention at preventing concentrated stormwater discharge onto the adjoining park land.
The stormwater works must be supervised by suitably qualified RPEQ who certifies that the completed works are in compliance with this permit, the applicable standards and best engineering practices.
The development works must not to cause additional ponding of water on any adjoining lands or concentrate or direct overland flow to an adjoining property.
Geotechnical Stability, Earthworks and Retaining Walls
Earthworks and retaining works carried out on site must not affect the structural integrity of any of the buildings, lands, vegetation, structures and/or utilities services on adjoining properties.  Existing dividing fences that are affected by the works must be replaced prior to the Building Certifier issuing the Certificate of Classification.
All earthworks and retaining works must be undertaken generally in accordance with the approved plans listed in this permit and must be in compliance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential and Developments; and must  be designed, supervised and certified by suitably qualified experienced RPEQ.
All retaining walls must be designed and constructed in accordance with the applicable standards and guidelines, and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that can be accessible public and exceed 1.0m in height must be provided with appropriate fall barrier or safety fence.
All earthworks, associated batters and retaining structures (both above ground and below ground) must be contained entirely within the subject site.
The construction works of the proposed retaining wall along the property boundaries must minimise the potential of adverse impact on the survival of the existing trees and natural vegetation on the adjoining lands and must be in compliance with the Landscaping conditions of this permit.
Prior to the Building Certifier issuing the Certificate of Classification, a certification by RPEQ must be submitted to Council which certifies that the development has been constructed in accordance with the conditions of this permit, best engineering practices and the applicable standards.
Erosion and Sediment Control
Sediment and erosion control measures must be in place prior to works commencing and for the duration of construction.  The site Supervising Engineer is responsible for ensuring that the sediment and erosion control measures have:
Been duly designed by an RPEQ or CPESC and constructed in accordance with "best practise" methods,
Been revised by an RPEQ or CPESC to address the issues raised by changes in the projected construction schedule and/or methods,
Been revised to address predicted rainfall events,
Achieve the desired environmental outcomes, and
Are maintained until site stabilisation has been established.
Council may request further controls to be installed should the implemented measures be found inefficient.
The developer must ensure non-essential exposure of soil is prevented by restricting the extent of disturbance and minimising the duration of soil exposure to adverse weather conditions and effectively turf, cover or stabilise any disturbed area without delay and prior to rainfall occurring.
Sediment must not leave the site or enter onto adjoining properties or Council’s drainage system due to surface runoff or on tyres of vehicles and/or machinery. It is essential to implement appropriate approved erosion and sediment control measures throughout the site during all phases of construction including vehicle shakedown pad/grid (or similar) at the access to the construction site. Where sediments or other contaminants are deposited on a road, they must be removed so as not to enter Council’s drainage system or waterways.
Prior to the completion of the development and commencement of use, all site surfaces must be effectively stabilised using methods which have achieved effective short-term stabilisation and which will continue to achieve effective stabilisation in the medium to long-term. For the purpose of this condition, an effectively stabilised surface is defined as one that does not, or is not likely to result in visible evidence of soil loss caused by sheet, rill or gully erosion or lead to sedimentation, or lead to water contamination.
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:
Engineering Design
Council has undertaken a general audit check of the engineering design in relations to the proposed works.  A detailed check of the calculations and drawings has not been undertaken, as they have been certified by a RPEQ.  The RPEQ bears full responsibility for all aspects of the engineering design.  Council reserves the right to require further amendments and/or additions at a later date should design errors become apparent.
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
If appropriate ESC measures are not in place or are not satisfactory, “on the spot” fines may be issued. Such fines can be issued if sediments from the site are found to enter or have the potential to enter Council’s stormwater system, natural waterways, any downstream stormwater filtration system or adversely impacting on other properties.
Accepted best practice standards include:
the Sunshine Coast Regional Council Manual for Erosion and Sediment Control V1.2 or other superseding document subsequently adopted by Council;
Best Practice Erosion and Sediment Control, International Erosion Control Association (2008)
As a general rule, a site is determined to have achieved effective short-term stabilisation if at the time of the plan sealing inspection:
Methods of stabilisation are:
appropriate for slopes and slope lengths; and
are consistent with best practice environmental management practices such as in the Manual for Erosion and Sediment Control or the IECA Manual; and
Stormwater runoff from the site is not currently, and is not likely to result in visible evidence of sedimentation or erosion, or lead to water contamination.
FURTHER DEVELOPMENT PERMITS REQUIRED
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
Type of Development Permit Required	Subject of the Required Development Permit
Development Permit for Operational Works	Driveway & Crossover
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,

Nadine Kirley
Development Planner

Enc:	Approved Plans/Documents

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