Delegated Report - Code - Planning MCU20 0126

Author	Development Planner, Lisa Pienaar
Development Assessment

APPLICATION DETAILS
Application No.	MCU20/0126 & OPW20/0210
Applicant	MV Siesta P/L
Proposal	Material Change of Use - Low impact industry and Operational Works (Access and parking, Stormwater, Earthworks and Landscaping)
Properly Made Date	16 November 2020
Information Request Date	27 November 2020
Information Response Date	15 December 2020
Decision Due Date	12 February 2021
Report Completed Date	2 February 2021
Report Reviewed By	Patrick Murphy

PROPERTY DETAILS
Property Address	60 Gateway Dr Noosaville
RP Description	Lot 13 SP 216079
Land Area	1460 m²
Existing Use of Land	Vacant Land

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Medium Impact Industry
Precinct	Venture Drive Enterprise Precinct
Local Plan Area	Noosaville Local Plan Area
Overlays	Land Subject to Acid Sulfate Soils Landslide Hazard
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Low impact industry and Operational Works (Civil, Landscape, Access and car parking). The application proposes the development of an industrial building with 6 tenancies, in the following configuration:
	Ground Floor Area	Mezzanine Floor	Total
Tenancy 1	121.9 m2	40m2	161.9 m2
Tenancy 2	111.2 m2	40m2	151.2 m2
Tenancy 3	105.3 m2	40m2	145.3 m2
Tenancy 4	111.3 m2	40m2	151.3 m2
Tenancy 5	105.3 m2	40m2	145.3 m2
Tenancy 6	113.8m2	40m2	153.8 m2
Total	668.8 m2	240.4 m2	909.2 m2
The development will result in a total industrial gross floor area of 909.2 m2. Each tenancy will include personal entry/exit doors and a large roller door.
The proposal provides fourteen (14) car parks (including 1 PWD space), eight (8) motorcycle parks and six (6) bicycle spaces. The proposal demonstrates access to the site is available via an 8m wide industrial driveway cross-over from Gateway Drive.
The locality and proposal plans are included below:

Figure 1 – Locality

Figure 2 – Site Plan

Figure 3 – Floor Plan (*Ground and Mezzanine Levels)

Figure 4 – Elevations (South, North, East & West)

Figure 5 – Render

site details
Background
Not Applicable.
Site Description
The subject site is a relatively flat site located within an industrial area. The site is currently vacant and includes a 3m wide easement adjacent to the eastern boundary.
Surrounding Land Uses
The subject site is located within an industrial area and is surrounding by uses predominantly of an industrial nature and ancillary use ordinarily expected in an industrial estate. Land to the west of the site is classified as a residential zone and is characterised by single detached houses on residential lots.

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:
Medium Impact Industry Zone Code;
Noosaville Local Plan Code;
Industry Activities Code;
Works Codes;
Acid Sulfate Soil Overlay Code
The subject site is located in Noosaville and is zoned in the Medium Impact Industry Zone Code. The proposed use is identified as a consistent use within the zone and is required to follow a code assessable application process.
The application has been found to comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below:
Criteria	Planning Scheme	Proposal	Complies
Site Area	NA	1460m	
Landscaped open space	219m2 (15%)	219.6m2 (15%)	
Building height storeys metres	2 storeys max 10 metres	2 7.4 metres	
Boundary setbacks Frontage Side Side Rear	6 metres min 0 metres (where adjoining industrial land) 0 metres 0 metres	6.0 metres 0 metres 12.65 metres 3 metres	
Carparking	14 uncovered	14 uncovered	
Motorbike Spaces	8	8	
Bicycle Spaces	6	6	
Built Form and Streetscape
Acceptable outcome AO7.2 of the Noosaville Local Plan code requires that buildings and structures have a scale and building height consistent with development on adjoining and surrounding land.
The proposed building is typical of what is expected under Noosa Plan and is consistent with the surrounding built form in the industrial area.
Acceptable outcomes AO15.1 & AO15.2 the Medium Impact Industry zone code requires a minimum of 15% (219m2) of the site to be landscaped, with an average width of 6m along the road frontage. The proposal includes 219.6 m2 (>15%) of the site and an average of 6m wide landscaping along the frontage.  In addition, landscaping 1 metre wide along the southern boundary and 3 metres wide on the eastern boundary is proposed. The proposal also includes an outdoor area for the staff on the road frontage which provides a domestic feel. A landscaping plan has been provided with the application material, which meets the corresponding Performance outcome of the code and the PSP2 Landscaping.
As such, the proposed built form and landscaping is supported.
Sustainable Building Design
Performance outcome PO8 of Sustainable Building Design Code requires buildings and windows to be orientated to make the most of prevailing winds and natural ventilation/cross breezes and provides shade to the east and west walls.

Figure 6 – Building Design (Whirly Birds & Roller Doors)
Whilst the ideal cross-flow ventilation is difficult to achieve due to the industrial nature of the building, the applicant has included roof vents ‘whirly birds’ in each tenancy to assist with air circulation. This is in addition to the large roller doors on the southern side of the building that remain open during trading hours (Refer to Figure 6). As such, the proposed building is considered to comply with PO8 of the Sustainable Building Design Code.

Bicycle Racks
Acceptable outcome AO6.4 of Driveways and Parking Code requires Bicycle spaces and end of trip facilities need to be accessible for all users. The proposal places each of the six (6) bicycle racks within the proposed tenancies where they are accessible for employees but may not be accessible for visitors. (refer to Figure 7).

Bicycle Racks
Bicycle Racks

Figure 7 – Bicycle Racks within Tenancy

The development supplies the correct number of bicycle parks and the available parking is suitable to the type and intensity of the use which is industrial. Further, the location of the proposal within the Medium Impact Industrial Zone, implies that it is reasonable for staff to use a bicycle as their means of transport to the site. However it also seems reasonable for the development to supply racks to cater for 2 bikes external to the building for visitors to the site, and as such a relevant condition will be included.
Council’s Coordinator for Engineering advised the submitted plans are generally acceptable and do not raise any concerns that cannot be addressed by the inclusion of reasonable conditions.  As such, the proposed complies with the Driveways and Parking Code and the relevant works codes.

cONSULTATION
Referral Agencies
Not Applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Development Engineer & 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 MCU20/0126 & OPW20/0210 for a Material Change of Use - Low impact industry situated at 60 Gateway Dr Noosaville and described as Lot 13 SP 216079, it is recommended the application be approval granted in accordance with the following details for the Decision Notice:
application details
Application No:	MCU20/0126
Street address:	60 Gateway Dr Noosaville Qld 4566
Real property description:	Lot 13 SP 216079
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Material Change of Use - Low impact industry
Development Permit for Operational Works (Access and Parking, Stormwater, Earthworks and Landscaping)
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
MATERIAL CHANGE OF USE
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.
Sheet No.	Rev.	Plan/Document Name	Date
01 of 09	H	Site/Floor Plan, prepared by Building Suncoast Green	04.11.2020
02 of 09	H	Upper Floor Plan, prepared by Building Suncoast Green	04.11.2020
03 of 09	H	Elevations, prepared by Building Suncoast Green	04.11.2020
04 of 09	H	Sections, prepared by Building Suncoast Green	04.11.2020
05 of 09	H	3D Views, prepared by Building Suncoast Green	04.11.2020
Currency Period
This development approval lapses if the use has not happened by 2 February 2027, unless an application to extend the currency period is approved by Council.
Nature and Extent of Approved Use
Any retail sale of goods and/or administration uses must remain an ancillary component to the approved industrial use.
The combined gross floor area (GFA) of any retail and administration components must not exceed 40% of the total GFA of the tenancy, with either individual component not exceeding 30% of the GFA of the tenancy.
The approved tenancies must not be used as a self-storage facility.
The approved industrial activities must be operated in a manner to avoid noise emissions that unreasonably diminish the amenity of the area or surrounding uses.
Building Height
The maximum height of the development must not exceed 10 metres above the finished ground level and the natural ground level.
Building Appearance
The development must be finished with subdued external building colours in accordance with the approved plans.
All mechanical equipment and other service infrastructure located on the site must be:
located not less than 2 metres from a property boundary; and
fully enclosed or screened such that they are not visible from the street frontages nor adjoining properties. Where screened by landscaping, landscaping beds must be at least 1.5 metres wide.
All waste storage areas must be screened from the street and adjoining property by buildings, landscaping or fencing.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $15,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to pre-start meeting. 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.
Fencing and Landscaping Works
Any fencing to the road frontage must be set back at least 1 metre from the street boundary, and must have a minimum average setback of 2 metres to the street boundary. All land between the fence and the front property boundary must be densely landscaped.
One (1) street tree is to be provided in place of the street tree to be removed to facilitate access, and positioned as shown on the approved landscaping plans.
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.
Site Access and Driveways
A sealed access driveway must be provided from Gateway Drive to all parking and manoeuvring areas of the development. The works must be undertaken generally in accordance with the approved plans.
Car Parking
A minimum of 14 car parking spaces must be provided and marked on the site and made available and accessible at all times while the use is open for business. The works must include in particular:
6 visitor/customer parking spaces within the total, which are clearly marked for that purpose and accessible at all times for visitor use;
7 staff parking spaces within the total, which are clearly marked for that purpose;
1 disabled parking space/s within the total;
A minimum of 6 bike racks, with at least 2 located external to the building to cater for visitors to the site;
dimensions, crossfalls and gradients in accordance with Australian Standard AS/NZS2890.1:2004 Parking Facilities.
All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Service Vehicles
Service vehicle parking, manoeuvring and standing spaces must be provided on the site. The works must be undertaken generally in accordance with the approved plans.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken generally in accordance with the Approved Plans.
Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers (Energex, NBN and Unitywater) which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.

OPERATIONAL WORKS
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
30027-OW3.1	A	Operational Works: Earthworks Details prepared by SCG Consulting Engineers	22 October 2020
30027-OW5.1	A	Operational Works: Driveway Details prepared by SCG Consulting Engineers	9 December 2020
30027-OW5.2	A	Operational Works: Driveway Levels prepared by SCG Consulting Engineers	9 December 2020
30027-SW1.1	A	Operational Works: Stormwater Management prepared by SCG Consulting Engineers	9 December 2020
06 of 09	H	Landscape Part 1, prepared by Building Suncoast Green	04.11.2020
07 of 09	H	Landscape Part 2, prepared by Building Suncoast Green	04.11.2020
08 of 09	H	Landscape Part 3, prepared by Building Suncoast Green	04.11.2020
09 of 09	H	Landscape Details, prepared by Building Suncoast Green	04.11.2020

CURRENCY PERIOD
The Currency Period for this development approval lapses if the development has not substantially started by 2 February, 2023 unless an application to extend the currency period is approved by Council.
PRIOR TO COMMENCEMENT OF WORKS
Engineering
All necessary approvals from external service providers (eg Unitywater) and external parties on which the development works are proposed have been obtained and a copy supplied to Council.
Copies of the approved plans, duly signed by the consultant Registered Professional Engineer of Queensland (RPEQ) must be provided to Council’s Engineering Officer Construction at the “pre start” meeting.
A condition report of the drainage system within the site must be completed for agreement at the prestart meeting. The condition report is to include a CCTV inspection of the existing pipe.
A condition report including photographs of the frontage of the site must be completed and submitted to Council at the prestart meeting / prior to any works commencing.
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;
Landscape works;
Erosion and sediment control works;
Other relevant parties.
A Construction Management Plan must be submitted to Council prior to the pre-start meeting and must specifically address the following:
Traffic Management during all aspects of the construct phase including:
A Traffic Management Control Plan in accordance with Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction;
Maintenance of safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased;
Proposed fencing to the site during the construction phase of the development;
Adequate parking arrangements for construction workers;
No queuing of trucks is permitted on residential streets, especially prior to 7.00am. Further parked trucks must have engines turned off.
Maintenance and protection of water quality and existing drainage lines through the construction site through the implementation of appropriate erosion and sediment control measures.
Works programme identifying key components of the works and their respective durations.
Establishment of a communication protocol with the general public, adjoining owners, emergency services and local businesses to advise of agreed construction times, impacts on traffic and services and other relevant issues.
identification of complaint management procedures including:
contact details for the on-site manager;
dispute resolution procedures.
For haulage operations involving significant volumes of fill material or excavated material being transported onto or off the site: details on the location of external fill 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.
Any changes to the details associated with the supervising RPEQ or Principal Contractor during construction, must be notified to council in writing within five business days of the change occurring.
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.
DURING CONSTRUCTION
Landscaping
The development site must be landscaped generally in accordance with the approved plans and Planning Scheme Policy PSP 2 – Landscaping.
The finished level of all mulch in garden beds and landscaped medians is to be a minimum of 50mm below the level of the adjacent top of kerb. All landscaping is to be constructed in accordance with the Approved Plans and Council’s Planning Scheme Policy PSP03 Landscaping Plants and Guidelines.
Suitable root barriers must be installed where proposed trees are adjacent to paths, pavement etc in accordance with Council’s Planning Scheme Policy PSP03 Landscaping Plants and Guidelines.
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.

Engineering
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 supervised by a Registered Professional Engineer of Queensland (RPEQ) who is independent of the Developer and Principal Contractor, and they must certify that all works conform to the Operational Works permit. Where municipal works are involved, such confirmation must be submitted for the respective hold points prior to any site inspection by Council Officers.
All works must be constructed and work procedure undertaken in accordance with:
The approved plans/documents and conditions detailed in this Decision Notice;
The relevant conditions of the higher order Material Change of Use approval to which this approval relates;
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.
Pavement Design and Construction
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 and must be certified by an RPEQ.
Works within Road Reserve/Reinstatement
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 frontage 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.
Electrical conduits or other services proposed to be installed within existing and proposed road reserves under existing sealed carriageways, concrete pathways, concrete/sealed driveways or significant vegetation must be installed by boring. Trenching is not permitted, unless specifically approved by Council.
Site Access and Driveways
Driveway crossovers must be constructed in accordance with Council’s Standard Drawing RS-051 and any associated addendum.
Any existing unnecessary or redundant property accesses must be removed, and the kerb, footpath and verge area reinstated to match the existing footpath and/or verge treatments. Grassed verge areas to be reinstated must be provided with 100 mm topsoil and grass seed or turf, and must be maintained by the developer until established.
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 constructed so as not to concentrate 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;
The property access must be located a minimum of 1m clear of existing power poles, streetlights or other signage. The developer is responsible for any necessary relocation of existing services to provide this clearance and must contact the relevant service authorities and comply with their requirements in relation to these works.
Earthworks and Retaining Walls
All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines on Earthworks for Commercial and Residential Development, with geotechnical testing undertaken in accordance with Section 8 of the Standard. Test results as required by AS 3798, and a certificate of quality and uniformity of fill shall be provided by a RPEQ and submitted to Council prior to the commencement of the use.
Stormwater Drainage
Appropriate scour protection must be provided at the outlet of all stormwater pipes including temporary outlets.
Works associated with this permit must not adversely impact on the existing drainage conditions on other properties (eg by blocking or interfering with natural overland flows).
Construction of all internal stormwater drainage works must comply with the relevant section/s of Australian Standard AS/NZS 3500.3.
Erosion and Sediment Control
Prescribed Water Contaminants (as defined in Schedule 9 of Environmental Protection Regulation 2008) 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.
Sediment and erosion control measures must be in place prior to works commencing. If such 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.  The sediment and erosion control design and measures have NOT been approved, it is the site's Supervising Engineer who 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, and
Achieve the desired environmental outcomes.
Council may request further controls to be installed should the implemented measures be found inefficient.
The erosion and sediment control measures must be designed, installed and maintained in accordance with the supervising engineer instructions and the current best practice standards * (Refer to Advisory Note).
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.
The developer must ensure sediment does 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 the 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.
FOLLOWING CONSTRUCTION / PRIOR TO COMMENCEMENT OF THE USE
Certification
Upon completion of the work a certificate must be issued by an RPEQ certifying that the works have been constructed in accordance with the Operational Works permit.
A final inspection and approval of the new works 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:
ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Advertising Devices
All Advertising Devices must comply with Schedule 10 of Subordinate Local Law No.1 (Administration) 2015 including both temporary and permanent signage. All freestanding, pylon or pole signs or signage that is illuminated requires approval from Council prior to being installed. All signage identified in s6 of Schedule 10 of Subordinate Local Law No. 1 is prohibited from being erected in the Shire.

Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue. For further information, please refer to https://www.noosa.qld.gov.au/planning-development/development-tools-guidelines/infrastructure-charges
General Advisory Notes
Council has undertaken an audit check of the Operational Works drawings 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.
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.
Prestart, On and Off Maintenance 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.
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.
A minimum maintenance period of 12 months will apply to all municipal works and thereafter until such time as the works are performing in accordance with the approved design unless noted otherwise
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
As a general rule, a site is determined to have achieved effective short-term stabilisation if at the time of the final 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.
If at the time of request for the final inspection, the method of short-term stabilisation has not achieved a level of stability that Council's Officers believe will have a high probability of achieving long term stability, Council Officers may take the following matters into consideration in determining whether the site is capable of achieving medium to long-term stability:
evidence that the site has been effectively stabilised in the short term;
evidence that soil has been adequately ameliorated;
evidence that seed of annual and perennial grass species has been applied at an adequate rate; and
that grass seed has germinated at a density that is likely to achieve an effective grass cover.

property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Building Works	All building work.
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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DEVELOPMENT ASSESSMENT DELEGATED REPORT

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