This Preliminary Approval (Carry Out Building Works) does not include assessment against the Building Act and does not permit building work to occur.  Prior to the commencement of any building work, Development Permit(s) for Carrying Out Building Work will be required.

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emission are accordance with the requirements of the Act.

The Environmental Protection Act 1994 prescribes that:

(1) A person must not carry out building work in a way that makes an audible noise—
(a) on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
(b) on any other day, at any time.

(2) The reference in subsection (1) to a person carrying out building work—
(a) includes a person carrying out building work under an owner-builder permit; and
(b) otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

A legible copy of the approved drawings and documents bearing "Council Approval" and the Development Approval Conditions package is to be available on site.

Note.  This condition is imposed to ensure compliance with the development conditions of approval. The copy of the conditions and drawings should be located in any site management office or with the site foreman. Any copies of conditions or drawings that are illegible shall be deemed to be non compliance with this condition of approval.

Carry out the approved development generally in accordance with the approved drawing(s) and/or document(s).

Note.  This development approval may include the location of fences, retaining walls and/or external walls of buildings on the boundary of a lot. This approval does not constitute permission to enter neighbouring properties to carry out the construction (including associated drainage and earthworks) or maintenance activities.  Permission to enter neighbouring properties must be obtained from relevant property owners.

Complete all building work associated with this development approval, including work required by any of the conditions included in the Conditions Package. Such building work is to be carried out generally in accordance with the approved drawing(s), and/or documents and, where the building work is assessable development, in accordance with a current development permit.

Maintain the approved development (including landscaping, parking, driveways and other external spaces) generally in accordance with the approved drawing(s) and/or documents, and any relevant Council engineering or other approval required by the conditions.

Note.  This condition restricts changes that can be made to the approved development (approved drawings,documents and conditions to which the approval relates). The extent to which the approved development may be modified is constrained by the requirements of the relevant planning legislation. It will be necessary to make a new application if the change does not meet the specifications of the relevant planning legislation.

The overall height of the proposed building(s) is to be constructed in accordance with the floor and roof levels on the approved drawings.

Submit certification from a licensed surveyor that the as constructed floor and roof levels are in accordance with this condition.

Submit for the approval of Development Assessment, further details of the building, solar screening devices, facade treatment and external materials, colours and finishes generally consistent with the approved drawings and conditions.

Implement the above detailed design treatments.

Provide a pedestrian prioritised pathway from the street frontage to the lobby area located on the ground floor. The pathway is to be differentiated in colour and texture from the driveway surface.

All balconies and terraces shown on the approved drawings and documents, are to remain unenclosed with no shutters, glazing, louvres or similar permanent fixtures other than those consistent with the relevant Brisbane Planning Scheme Codes/Policies and clearly depicted on the approved drawings.  Any Community Management Statement is to contain a by-law which reflects the requirements of this condition.

Provide materials and finishes to the driveway and external carparking surfaces that reduce the visual impact of these areas when viewed from the street. In order to achieve this outcome, one or a combination of the following is to be used:

-  Coloured aggregate;
-  Cement pavers; and/or
-  Banding and patterns in the surface design.

Where a front fence is to be erected, the fence to the road frontage is to be constructed by one of the following means:

- a maximum height of 1.5 metres above the front alignment ground level, with a minimum 50% transparency; or
- a maximum height of 1. 2 metres above the front alignment ground level, if less than 50% transparency; or
- constructed and maintained in accordance with the approved drawings.

Install and maintain suitable screening to all air conditioning, lift motor rooms, plant and service facilities located at the top of or on the external face of the building. The screening structures must be constructed from materials that are consistent with materials used elsewhere on the facade of the building.



Provide solar screening to all windows as detailed on the approved plan and to the windows of the upper floor unit (level 4) detailed in the north elevation.  Screening is to include a vertical screening element and be positioned in conjunction with a window hood.

 

Provide a sun shading device in the form of an awning to the balcony of the upper floor unit (Level 4) detailed in the north elevation.

 

Details of the awning and screening devices are required to be submitted to Council for approval prior to building work commencing.   

Provide screening in accordance with the following:

a) Where any windows of habitable rooms of the proposed dwelling(s) are (within 2 metres at ground floor level or 9 metres above ground floor level) adjoining neighbouring dwellings' windows of habitable rooms, provide suitable screening in accordance with the following:

-  Fixed opaque glazing in any part of the window below 1.5m above floor level; OR
-  Fixed external screens, or
-  Sill heights of 1.5m above floor level, or
-  Fencing to a minimum 1.5m above ground floor level (only applies to overlooking from windows at ground floor level).

b) Where a direct view is available within 2 metres at ground floor level or 9 metres above ground floor levels from balconies, landings, terraces and decks into windows, balconies, landings, terraces and decks in an adjacent residential building, that view is to be screened.  Where screening is required, it is to be:

-  Perforated panels, or trellises that are permanent and durable and have a maximum of 25% openings, with a maximum opening of 50mm, and that are permanently fixed and durable, or
-   Where described on the approved drawings, as per the approved drawings.

Submit to Development Assessment documentary evidence that:

- The level of specular light reflectance from the glazing incorporated into the approved development will not exceed twenty (20) per cent; and
-   The level of solar (heat) reflectance from the glazing incorporating into the approved development will not exceed twenty (20) per cent.

Install and maintain glazing in accordance with the Manufacturer's specification.

Landscape the site in accordance with the requirements of this condition.

Construct landscaping in accordance with the prepared detailed Landscape Plan.

On completion of works, submit to Development Assessment certification from:

-  A registered Landscape Architect or Landscape Designer that the detailed Landscape Plan complies with the City Plan (Form CC10616 Landscape Design Certificate); and
-  A registered Landscape Architect and registered Landscape Contractor that the completed landscape work complies with the detailed Landscape Plan, (Form CC10613 Landscape Works Certificate).

Note: A copy of the as- constructed detailed Landscape Plan must accompany the completed Compliance Certificates.

Maintain the landscape generally in accordance with the detailed plans.

Submit to Asset Services and receive approval for a Street Tree Plan that provides details of street tree planting. Provide trees to all street frontages at spacings complying with the relevant Brisbane Planning Scheme Codes/Policies including the Centres Detail Design Manual.

Install new street tree(s) in accordance with the approved plan. Contact Asset Services to arrange an On Maintenance inspection and obtain written confirmation that the street tree(s) have been planted in accordance with the approved Street Tree Plan.



Maintain street trees for a period of 12 months after planting. At the end of the 12 month maintenance period contact Asset Services to arrange an Off Maintenance inspection.

The use of the communal recreational terraces are limited to the hours between 07:00 to 22:00, daily.

Following the installation of all mechanical plant and equipment, submit certification to the Team Leader East Region, Compliance and Regulatory Services, that the plant and equipment is adequately noise-attenuated in accordance with Brisbane City Council's Noise Impact Assessment Planning Scheme Policy.

Be constructed of a material with a minimum surface area density of 11 kg/m2 and designed to account for any overland flow that may effect the location;

Submit and receive approval from Development Assessment for a Site Based Stormwater Quality Management Plan in accordance with the requirements of the State Planning Policy 4/10 Healthy Waters, the State Planning Policy 4/10 Guideline for Healthy Waters and Urban Stormwater Quality Planning Guidelines 2010.

Implement and maintain the approved Site Based Stormwater Quality Management Plan to achieve the requirements of the State Planning Policy 4/10 Healthy Waters, the State Planning Policy 4/10 Guideline for Healthy Waters and Urban Stormwater Quality Planning Guidelines 2010.  Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first, and then to be maintained

Minimise on-site erosion and the release of sediment or sediment-laden stormwater from the site at all times.

Prepare an Erosion and Sediment Control (ESC) Management Plan for the site in accordance with the Healthy Waterways document Controlling Stormwater Pollution on Your Building Site 2006 (or later version) and in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

Note. An Erosion and Sediment Control Management plan is not required to be submitted for Council endorsement.

Implement and maintain the ESC Management Plan on-site for the duration of the operational or building works, and until all exposed soil areas are permanently stabilised (e.g. turfed, hydro-mulched, concreted, landscaped).  The prepared ESC Management Plan must be available on-site for inspection by Council Officers during these works.

Undertake the works on the site in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

A suitably qualified person is to prepare earthworks drawings in accordance with the relevant Brisbane Planning Scheme Codes/Policies.  The drawings are to ensure the following:

-  maintenance of access roads to and from the site such that they remain free of all fill material and are cleaned as necessary
-  preservation of all drainage structures from the effects of structural loading generated by the earthworks
-  protection of adjoining properties and roads from ponding or nuisance from stormwater

Implement and maintain the earthworks plan in accordance with the relevant Brisbane Planning Scheme Codes/Policies.   A copy of the Earthworks Plan must be available on-site for inspection by Council Officers during these works.

Design and construct all retaining walls and associated fences, in accordance with the relevant Brisbane Planning Scheme Codes/Policies and to ensure the following:

-  All retaining walls including the footing structure, must be located wholly within the property boundary of the site where works are occurring.
-  Retaining walls to stabilise excavation are to be set back off property boundaries to accommodate subsoil drainage without encroachment into the neighbouring property.  This set back may vary depending on the height, structure and design of the retaining wall, including loadings from neighbouring properties, and to provide a surface drain along the top of the retaining wall.
-  Retaining walls that retain fill and are greater than 1.5m in height are to be vertically and horizontally tiered by a dimension of half of the height of the retaining wall unless an alternative has been approved by Council.
-  Runoff from surface drains and subsoil drainage associated with the retaining wall is to be collected and conveyed to a lawful point of discharge and must not cause any ponding, nuisance or disturbance to adjacent property owners.
-  Retaining walls in excess of 1.0m in height are to be designed and certified by a Registered Professional Engineer of Queensland
-  Retaining walls facing onto Council property (including the road reserve and parkland) must not be constructed from timber.

Obtain certification from a Registered Professional Engineer Queensland that the design and construction of the retaining wall and ancillary drainage comply with this condition.

Submit to Development Assessment, certification from a relevant discipline Registered Professional Engineer Queensland, that the above works have been constructed in accordance with this condition.

Design, install and maintain a suitable approved system of lighting to illuminate carparking and public areas. The lighting system, and any other outdoor lighting, must comply with Australian Standard No. AS4282 - Control of the Obtrusive Effects of Outdoor Lighting.

Enter into an agreement with Brisbane City Council or a private contractor to provide a bulk bin collection service to the development.

Repair any damage to existing kerb and channel, footpath or roadway (including removal of concrete slurry from footways, roads, kerb and channel and stormwater gullies and drainlines) and re-instatement existing traffic signs and pavement markings that have been removed or damaged during any works carried out in association with the approved development.

Remove any redundant drainage outlets from the kerb and channel including any associated pipe work across the footway and reinstate the kerb and channel and the footway area in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

Stormwater run-off from all proposed lots, roof and developed surface areas and any run-off onto the site from adjacent areas, must be collected internally and conveyed to a lawful point of discharge in accordance with the relevant Brisbane Planning Scheme Codes/Policies and Standard Drawings.

Note.  The stormwater design must ensure the stormwater runoff from the site does not adversely impact on flooding or drainage (peak discharge and duration for all events up to the 100 year Average Recurrence Interval (ARI)) of properties that are upstream, downstream or adjacent to the site.  Some developments may require implementation of one or more mitigation measures to offset adverse impacts. For example, detention storage, rainwater tanks, and pipe upgrades.

Submit and obtain endorsement from Development Assessment, drainage plans and engineering calculations, prepared by a Registered Professional Engineer of Queensland- Civil, in accordance with the relevant Brisbane Planning Scheme Codes/Policies showing the design of the stormwater infrastructure.

Timing: Prior to site/operational/building work commencing

Notes.
-  QBSA licensed Hydraulic Consultants may design the stormwater system for sites less than 2000m2 with an upstream catchment servicing no more than 4 residential lots.  This excludes Stormwater drainage design (including subsoil drainage) of basements in floodplains and the design of any onsite detention system.
-  The plans must show adequate survey information on areas adjoining the site with particular attention to any nuisance or annoyance to adjoining property owners.
-  All constructed stormwater outlets that are proposed to discharge directly to a waterway must ensure an appropriate waterway setback, reduction in flow outlet velocity and concentration and include any supplementary planting works that may be required as detailed the relevant Brisbane Planning Scheme Codes/Policies.

Construct and maintain the works in accordance with the endorsed engineering drawings.

Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first (MCU or BW), or prior to Council's notation of the plan of subdivision (ROL) and then to be maintained.

Submit "As Constructed" plans prepared by a Registered Professional Engineer Queensland or Registered Surveyor.

Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first (MCU or BW), or prior to Council's notation of the plan of subdivision (ROL)

Adjoining properties and roads are to be protected from ponding or nuisance from stormwater as a result of the works.  Ensure the stormwater runoff from the site does not adversely impact on flooding or drainage (peak discharge and duration for all events up to the 100 year Average Recurrence Interval (ARI)) of properties that are upstream, downstream or adjacent to the site.

Notes.
-  If remedial works are required that involve drainage, drawings are to be submitted and approval obtained from Development Assessment, to provide a means to rectify the site drainage.

-  This condition is imposed to ensure that the developer is aware that they are responsible for all remedial works required as a result of any site works and, that they must protect neighbouring properties and roads from ponding and nuisance water from the proposed development.

Supply and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services or installations required in connection with the approved development in accordance with the relevant Brisbane Planning Scheme Codes/Policies.  This includes:

- the provision of all services and/or conduits along the full length of any rear allotment access or access easement.
- the relocation of any fire hydrant and/or valves from the development's vehicular footway crossings if applicable.

Note.  Applicants should liaise with the appropriate service authorities. Typical underground services and/or conduits to be constructed include power, phone, telecommunications, sewer, stormwater and gas if applicable.

Submit to Development Assessment "As Constructed" drawings including an asset register, approved by a Registered Professional Engineer Queensland that are in accordance with the relevant Brisbane Planning Scheme Codes/Policies, and any other relevant infrastructure requirements, showing the works required by this condition.

Remove any existing redundant vehicular crossing(s) on the frontage(s) of the site and reinstate the kerb and channel, road pavement, footways and footpaths in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emission are accordance with the requirements of the Act.

The Environmental Protection Act 1994 prescribes that:

(1) A person must not carry out building work in a way that makes an audible noise—
(a) on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
(b) on any other day, at any time.

(2) The reference in subsection (1) to a person carrying out building work—
(a) includes a person carrying out building work under an owner-builder permit; and
(b) otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

Provide / Extend Sewerage Connection(s) - Minor (MCU)

 

Provide a sewer property connection to serve the development designed and constructed in accordance with endorsed engineering plans and the current  Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) (Incorporating WSAA) Standards (formerly BCC Standards).

 

Note: This Condition can only be acted on by a Registered Professional Engineer of Queensland (RPEQ) that has been endorsed by Council as a Minor Water and Sewer Process provider.

A Lists of these Registered Professional Engineers of Queensland is available on Councils Website or email WSAT@brisbane.qld.gov.au for details.

A Development Assessment operational works approval is not required for this condition

Note:

Minor Sewer Works definition:

• up to 90m of pipe work, up to max 160mm diameter pipe, and not more than 2 maintenance holes

 

Guideline

1. This condition has been imposed to ensure that the development is provided with a sewerage property connection.

 

2. The type of development and hydraulic load determines the diameter of the connection.

 

3. Existing 100 diameter connections may be reused to serve other than single lot residential developments, where it can be demonstrated the proposed hydraulic load is less than 165 fixture units and the location of the connection complies with current standards. Where this option is to be used, the Hydraulic or RPEQ consultant is to email the Water and Sewerage Assessment Team (WSAT@brisbane.qld.gov.au) advising that they intend reusing the existing 100 diameter connection and provide certification that the proposed hydraulic load will be less than 165 fixture units. The Water and Sewerage Assessment Team will provide advice that the connection can be reused and that this will satisfy the development condition.

 

4. Clear and unobstructed 24 hours access is to be provided from the street frontage to the connection and maintenance hole(s).

 

5. All live work must be undertaken by QUU at the developers expense.

6. This condition has been imposed on behalf of Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities, under the delegated concurrence agency agreement.

7. For any enquiries about this condition, please contact the Water and Sewerage Assessment Team, Development Assessment.

 

Proof of Fulfilment

Plan checked and certified by a relevant Council Endorsed Minor Water and Sewer Process provider, as detailed in the Council Minor Water and Sewer Memorandum of Understanding. Live connections are by Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) or their provider.

 

Sewer connection constructed and works accepted on maintenance / off maintenance by the Council Endorsed Minor Water and Sewer Process provider with information provided to WSAT Development Assessment

 

 

Obtain approval for Building Over or Near Sewer Infrastructure from a Private Building Certifier or Registered Professional Engineer Qld with BSA or RPEQ Accreditation respectively.

The following requirements may apply to this development. It is the developer’s responsibility to determine where these requirements apply, and meet the cost of any resulting works.

1)       Construct and/or alter public utilities mains, existing water and sewerage mains, services or installations required in connection with the approved development in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (Incorporating WSAA) Standards (formerly BCC Standards).

This includes the relocation of any water meter, fire hydrant, scours and/or valves and sewer connections from within the limits of the development's vehicular footway crossings.

2)       Where an existing sewerage property connection is located under a driveway (in the road reserve) and is unable to be relocated, a 1m x 1m removable slab with suitable lifting arrangements is to be located centrally over the connection with the Delegate’s, Development Assessment written agreement.

3)       Where existing or new sewerage property connections will be located under reinforced concrete slabs on private property, a 1m x 1m removable slab with suitable lifting arrangements is to be located centrally over the connection with the Delegate’s, Development Assessment written agreement.

4)       Where a proposed structure is within 2.000 metres of an existing sewer, Permission to Build over/near the sewer will have to be obtained from a private certifier where the sewer is 225mm diameter or less. Greater than 225 mm diameter sewer needs approval from Council. Structures are not to be located over manholes or sewer property connections.

5)       Where existing sewerage maintenance holes do not have the current standard top slab, cover and frame, or there are changes to the surface levels or there are changes to the loading conditions, the maintenance holes are to be modified in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (Incorporating WSAA) Standards (formerly BCC Standards).

6)       Existing water mains and sewers are to be relocated or raised/lowered to the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (Incorporating WSAA) Standards (formerly BCC Standards), if development related works change the depth of cover on these works.

7)       Where a new road opening or widening is required and an existing water main is located in the footpath which will become new roadway, the existing main is to be relocated clear of the proposed carriage way to the depth specified in the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (Incorporating WSAA) Standards (formerly BCC Standards).

8)       Clear, unobstructed, 24 hour access from the street frontage is to be maintained to any sewerage maintenance holes and property connections, on the development site.

9)       Where the property is encumbered by a combined drain, replacement of the existing combined drain may be a requirement of the plumbing Approval. It is recommended that contact be made with the Plumbing Services Group to determine any requirements.

10)  Where a building is demolished on a site the existing sewer property connection is to be sealed and capped. The existing water service and meter is to be sealed off and removed if not required for the future development of the site.

11)  Where a dwelling is located in a declared sewered area then the dwelling is to be provided with an individual water service and meter and sewerage property connection.

All sanitary drainage fixtures are to be located above the hydraulic level determined by Queensland Urban Utilities. It is advised that the development has a minimum fitting level of at least

9.3m (ideally 9.5m) AHD and ensure the ORG is constructed lower than the slab and can freely drain

away from the units area in case a surcharge occurs

 

The works must be accepted by the Manager, Plumbing Services Group and a Plumbing Compliance Permit issued.

 

Lodge certification with Delegate, Development Assessment (Water and Sewerage Assessment Team) that all sanitary drainage fixtures have been installed above the nominated level.

Provide a water service with approved meter assembly and meter box to the front real property boundary of the development and a water sub meter to each lot or tenement in the development, in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) (Incorporating WSAA) Standards (formerly BCC Standards), Appendix WH “Technical Specification for: Sub- metering of Multi-unit Properties”.

Where a mixed usage site is approved for development and the proposed development comprises mixed classifications as defined by the Building Code of Australia containing any of Classes 5 to 9 and any of Classes 2 to 4, then the developer shall provide a separate metered water service for the Class 2 to 4 occupancy as opposed to the Class 5 to 9 occupancy. This requirement is exclusive of any special fire service consideration ie. Internal hydrants, fire hose reels and sprinkler systems.

 

Note: This Condition can only be acted on by a Registered Professional Engineer of Queensland (RPEQ) that has been endorsed by Council as a Minor Water and Sewer Process provider.

A Lists of these Registered Professional Engineers of Queensland is available on Councils Website or email WSAT@brisbane.qld.gov.au for details.

A Development Assessment operational works approval is not required for this condition

Note:

1. If the meters are purchased from QUU, submit a copy of the receipt to the Delegate, Development Assessment.
2. Minor Water Supply Works definition:- “up to 80m of pipe work and up to maximum 160mm diameter pipe”

 

Guideline

This condition is imposed to ensure that a water service and meter(s) are provided to a Development / Community Title Development / Standard / Building or Volumetric format. This is exclusive of any special fire service consideration ie. Internal hydrants, fire hose reels and sprinkler systems.

 

For any enquiries about this condition, please contact the Water and Sewerage Assessment Team, Development Assessment.

 

TIMING

Prior to the commencement of use or prior to survey plan endorsement Community Management Statement

 

Proof of Fulfilment

Plan checked and certified by a relevant Council Endorsed Minor Water and Sewer Process provider, as detailed in the Council Minor Water and Sewer Memorandum of Understanding. Live connections are by Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) or their provider.

 

Water connection constructed and works accepted on maintenance / off maintenance by the Council Endorsed Minor Water and Sewer Process provider with information provided to WSAT Development Assessment

 

Plumbing works accepted by the Manager, Plumbing Services Group and a Plumbing Compliance Permit issued.