If construction for the approved development does not commence within 3 months of the demolition of the existing building(s) on site, the site must be landscaped in accordance with a landscape drawing that has been submitted to and approved by Development Services.

Timing:  Within 3 months of the demolition of the existing building(s).

Erect a screen fence along the southern (rear) boundary of the site as shown on the approved DRAWINGS AND DOCUMENTS. Unless an alternative design for the fence is agreed to with the owner of adjoining land, the screen fence must be 1.8 metres in height and be constructed from timber.

Install and maintain a suitable system of security lighting to operate from dusk to dawn within all areas where the public may gain access, including car parking areas, building entrances and vegetated areas

Ensure that all external lighting is in accordance with Australian Standard - AS4282- Control of the Obtrusive Effects of Outdoor Lighting so as not to cause nuisance to nearby residents or passing motorists.

Ensure lighting over publicly accessible pathways covered by permanent awnings is in accordance with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area (Category P) lighting - Performance and design requirements.

Lighting must be maintained by the owner of the building in a safe and good working order.

External details of the building, facade treatment and external materials, colours and finishes must be consistent with the approved DRAWINGS AND DOCUMENTS.

The overall height of the proposed building(s) must be in accordance with the floor and roof levels and overall height shown on the APPROVED DRAWINGS AND DOCUMENTS.

Submit to Development Services certification from a registered surveyor confirming that the “as constructed” floor and roof levels and overall height are in accordance with the requirements of this condition.

Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first.

Provide a pedestrian prioritised pathway from the street frontage to the front door of each unit. The pathway must be differentiated in colour and texture from the driveway surface.

No balconies/verandahs/terraces may be enclosed with solid balustrades, solid walls, fixed and/or operable, moveable or adjustable screening unless these features are clearly shown on the APPROVED DRAWINGS AND DOCUMENTS.

Note: Any Community Management Statement that may apply to this approval must 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. One or a combination of the following must be used:

- Exposed aggregate;

- Concrete pavers; and/or

- Banding and patterns in the surface design.

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 in accordance with the approved DRAWINGS AND DOCUMENTS.

Provide screening in accordance with the approved DRAWINGS AND DOCUMENTS and the following:

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

- Sill heights of 1.5m above floor level; or

- Fixed obscure glazing in any part of the window below 1.5m above floor level; or

- Fixed external screens, or

- Fencing to a minimum 1.8m above ground floor level (only applies to overlooking from windows at ground floor level).

b) Where a direct view is available from balconies, landings, terraces and decks of the proposed dwelling(s) into windows, balconies, landings, terraces and decks of an adjacent dwelling house, that view must be screened from floor level to a height 1.5m above floor level

c) Translucent screens, perforated or slatted panels, or fixed louvres that are permanent, durable and fixed and have a maximum of 25% openings, with a maximum opening of 50mm.

On completion of works, submit to Development Services 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.

Identify, retain and protect the existing street trees unless otherwise agreed in writing with Asset Services.

Note: Street trees are protected under the Natural Assets Local Law. Street trees must not be removed or pruned without prior approval from Asset Services.

Install tree protection measures in accordance with Australian Standard - AS4970 Retention of Trees on Development Site.

There must be no excavation, filling or storage of materials or plant within the drip line of the tree(s).

Note: If fencing is proposed to protect street trees, a permit to temporarily occupy the footway will be required from Compliance and Regulatory Services.

Timing: Prior to site / operational / building work occurring



Maintain protection measures while development is occurring and remove protection measures prior to commencement of the use.

Timing: While to site / operational / building work is occurring

Provide for replacement planting of an existing street tree on the Buna St frontage of the development site.

Enter into an arrangement with Asset Services to pay the cost or undertake works, as agreed with Asset Services, for the removal and replacement planting of the existing street tree(s) fronting the development site.

Timing: Prior to site / operational / building work commencing

Implement the arrangement agreed with Asset Services.

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)

Carry out streetscape improvement works including to all street frontages concrete path (where required by this condition), turf and street trees to the verge to the following standards:

Buna St:

A Neighbourhood Street Minor standard in accordance with the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD), the requirements of this condition and the Infrastructure Design Planning Scheme Policy including sections 3.7.4.4 and 3.7.5

 

Binkar St and Yaralla St:

A Neighbourhood Street Major standard in accordance with the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD), the requirements of this condition and the Infrastructure Design Planning Scheme Policy including sections 3.7.4.4 and 3.7.5

 

Submit to Development Services "As Constructed" plans including an asset register, checked by a Registered Professional Engineer Queensland, certifying that the concrete path works have been completed in accordance with relevant Brisbane Planning Scheme Codes/Policies. 

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)

Install turf to the full width of the verge excluding any concrete path required by this condition.

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)

Contact the call centre on 3403 8888 and request that Council undertake street tree planting in accordance with the Infrastructure Design Planning Scheme Policy including section 3.7.5 to the frontage of the development. Provide the call centre with the Development Approval number and obtain a reference number for the phone call for your record.

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 on the plan of subdivision (ROL)

Operation of trucks and commercial vehicles (excluding waste collection vehicles) during the operational phase of the development must only occur between 7am - 7pm Monday to Saturday.

All metal grilles, metal plates or similar subject to vehicular traffic must be acoustically damped to prevent environmental nuisance.

Erect a 1.8 metre high acoustic barrier, (relative to the finished RL of the building pad) along the southern boundary (rear) where vehicle driveways, parking, manoeuvring and or hardstand areas and the private open space area, as shown on the approved DRAWINGS AND DOCUMENTS. The acoustic barrier must:

- Be constructed of a material with a minimum surface area density of 10kg/m2
- Be constructed of an aesthetically pleasing weather-resistant material such as earth mound, fibre cement, painted or treated timber, brick, concrete or a combination thereof
- Have returns at any opening or provide some other means of blocking line of site from source to receiver such that the effectiveness of the barrier is not reduced
- Be continuous and gap free

Submit to Development Services certification from an appropriately qualified professional that the constructed acoustic barrier complies with the above requirements.

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

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion

Prepare Erosion and Sediment Control (ESC) Plan(s), and provide design certificates for the site in accordance with the relevant Brisbane Planning Scheme Codes.

The plan(s) and design certificates must be certified by a Certified Professional in Erosion and Sediment Control (CPESC) or a Registered Professional Engineer Qld (RPEQ) with suitable qualifications and experience in erosion and sediment control.

Documentary evidence demonstrating appropriate qualifications in erosion and sediment control must be provided to the Council upon request.

At least 10 days prior to either the pre-start meeting or commencement of site works, submit copies of design certificates to Council’s Compliance and Regulatory Services at:

CARS-ESC@brisbane.qld.gov.au

Timing: Prior to pre-start meeting or commencement of any site works and to be maintained until all exposed soil areas are permanently stabilised against erosion

Request and attend a pre-start meeting with an Erosion & Sediment Control Officer from Council’s Compliance and Regulatory Services.  Requests are to be made when submitting copies of all required documentation, including design certificates to: CARS- ESC@brisbane.qld.gov.au

Timing: Prior to commencement of any site works causing exposure of soil.

Implement the certified ESC plan(s) to maintain compliance with all parts of the relevant Brisbane Planning Scheme Codes, while site works are occurring and until all exposed soil areas are permanently stabilised against erosion.The plan(s) and design certifications must be available on site at all times for inspection by Council officers until all exposed soil areas are permanently stabilised against erosion.Minimise on-site erosion and the release of sediment or sediment laden stormwater from the site at all times.
Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

 

Carry out development in accordance with a Construction Management Plan (Minor) prepared in accordance with the requirements of this condition.

Prepare a Construction Management Plan for the subject site.

 

The Construction Management Plan must be available on site at all times and must show, but not be limited to the following details where applicable, for the demolition (where in a Centre zone, the Mixed use zone or where the demolition is otherwise assessable development), excavation and construction phases of the approved development. Separate Construction Management Plans may be appropriate for the individual components:

 

-  Provision of alternative pedestrian route/s, past or around the site

-   Existing and proposed kerbside allocation signs and line marking (such as bus stops, loading zones and parking meters and/or ticket dispensers)

-  Temporary vehicular access points

-  Management and mitigation strategies for the impact of dust, noise and vibration upon adjoining and nearby properties

-   Employee and visitor parking areas (if provided)

-   Provision for loading and unloading materials including the location of any remote loading sites

-  The location of materials, structures, plant and equipment to be stored or placed on the construction site

-  The anticipated staging and programming

-  Allowable work times as those set by the Queensland Environmental Protection Act 1994 (section 440).  A request can be made to work outside of these hours by submitting an Environmental Management Plan for assessment and obtaining an endorsed decision from the Environmental Management Delegate Development Services.

 

The Construction Management Plan must be supported by Permits or written approvals from the relevant Council sections or other body listed below (where applicable to the Plan) to ensure all potential impacts to Council and other infrastructure have been addressed:

 

(i) Work Zones / Temporary Road Closures / Taxi Ranks - (Congestion Reduction Unit, Planned Incident Management / Temporary Road Closures);

(ii) Full/Partial Footway-Footpath Closures – (Brisbane Infrastructure – Congestion Reduction Unit);

(iii) Street Lighting - (Brisbane Infrastructure - Asset Services-City Lighting);

(iv) City Cycle bike stations and JCDecaux Advertising Signage (including obstruction to sight lines for such advertising - owned by JCDecaux)- (Brisbane Infrastructure - Transport Planning and Strategy, Contract Management section);

(v) Street Furniture (excluding bus stops) - (Brisbane Infrastructure, Transport Network Operations, Roads and Drainage);

(vi) Waste Bins - (Brisbane Infrastructure, Waste Service);

(vii) Bus Stops/Shelters - (Brisbane infrastructure - Transport Planning and Strategy- Strategic Planning; and Brisbane Transport - Network Planning & Bus Operations);

(viii) Street Trees - (Brisbane Infrastructure - Asset Services - Arboriculture);

(ix) Parking Meters/Spaces - (Brisbane Infrastructure - City Parking);

(x) Traffic Signals - (Brisbane Infrastructure - Traffic Signals Operations);

(xi) Stormwater Gullies/Pits etc - (Brisbane Infrastructure - Roads and Drainage);

(xii) Other service providers - (e.g. Energex, Telstra, Optus, Queensland Urban Utilities, AGL).

 

Note: The Construction Management Plan is not required to be approved by Development Services.

At least 10 days prior to commencement of site works, submit a copy of the Construction Management Plan to Council’s Development Services Branch at the following mailbox: engineeringservices@brisbane.qld.gov.au quoting the planning development approval reference number.

 

Timing: Prior to site/operational/building work commencing

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

- All retaining walls including the footings, must be located wholly within the property boundary of the site where works are occurring
- Retaining walls to stabilise excavation must 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 are greater than 1.0m in height must be vertically and horizontally tiered by a ratio of 1:1 unless an alternative has been approved by Development Services
- Runoff from surface drains and subsoil drainage associated with the retaining wall must 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 must be designed and certified by a Registered Professional Engineer Queensland
- Retaining walls facing onto Council property (including the road reserve and parkland) must not be constructed from timber.

For retaining walls over 1.0m in height, obtain certification from a Registered Professional Engineer Queensland that the design and construction of the retaining wall and ancillary drainage is in accordance with this condition.

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)

Submit to Development Services "As Constructed" drawings including an asset register, showing all new and/or rectification works required by this condition.  These works must be certified by a Registered Professional Engineer of Queensland-Civil that they are in accordance with the relevant Brisbane Planning Scheme Codes/Policies and any other relevant infrastructure requirements.

Submit to Development Services, certification from a Registered Professional Engineer Queensland, that the above requirements have been implemented in accordance with this condition.

Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first

Refuse and recycling bins for the proposed development are to be collected from the kerb side unless alternative refuse collection arrangements are made with Brisbane City Council’s Waste Services.

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 breaking and/or relocation of any existing sewer combine drains.
- the relocation of any fire hydrant and/or valves from the development's vehicular footway crossings.
- the retention and/or relocation of any existing foul water lines that currently exist within the site

Note:  Applicants must liaise with the appropriate service authorities. Typical underground services and/or conduits to be constructed include power, phone, telecommunications, sewer (including private combine drains) stormwater and gas, if applicable.

Submit to Development Services "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.

Enter into an agreement with a telecommunication carrier to provide underground telecommunication services within and adjacent to the proposed development in accordance with the relevant Brisbane Planning Scheme Codes.

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 emissions are in 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-

  - on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or

  - on any other day, at any time. 

2. The reference in subsection (1) to a person carrying out building work-

  - includes a person carrying out building work under an owner-builder permit; and

  - otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.    

Note:   A request can be made to work outside of these hours by submitting an Environmental Management Plan for assessment and obtaining an endorsed decision from the Environmental Management delegate Development Services.

Services for water and wastewater (sewerage) are no longer under the jurisdiction of Brisbane City Council. Authorisation to connect the approved development to the water/wastewater networks and for property service connections requires a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009. Any necessary Water Approval must be obtained from the relevant distributor- retailer (currently operating as Queensland Urban Utilities for the Brisbane City Council area).

For the purpose of compliance assessment of a subdivision plan pursuant to Schedule 19 of the Sustainable Planning Regulation 2009 (whether in relation to a development permit for Reconfiguring a Lot or a Building Format Plan subsequent to a development permit for a Material Change of Use), documentary evidence, issued by the relevant distributor-retailer, must be provided to Council to verify that the conditions of any necessary Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009, have been complied with.

Please note that any damage caused to vegetation on adjoining lots as a result of exercising this development approval may result in civil action.

To prevent the spread of fire ants, the Queensland Government has implemented movement controls in areas of Queensland (biosecurity zones) where this pest species has been detected. These controls apply to individuals and commercial operators, and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment. Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Biosecurity Queensland, Department of Agriculture and Fisheries)

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 emissions are in 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-

  - on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or

  - on any other day, at any time. 

2. The reference in subsection (1) to a person carrying out building work-

  - includes a person carrying out building work under an owner-builder permit; and

  - otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.    

Note:   A request can be made to work outside of these hours by submitting an Environmental Management Plan for assessment and obtaining an endorsed decision from the Environmental Management delegate Development Services.

Services for water and wastewater (sewerage) are no longer under the jurisdiction of Brisbane City Council. Authorisation to connect the approved development to the water/wastewater networks and for property service connections requires a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009. Any necessary Water Approval must be obtained from the relevant distributor- retailer (currently operating as Queensland Urban Utilities for the Brisbane City Council area).

For the purpose of compliance assessment of a subdivision plan pursuant to Schedule 19 of the Sustainable Planning Regulation 2009 (whether in relation to a development permit for Reconfiguring a Lot or a Building Format Plan subsequent to a development permit for a Material Change of Use), documentary evidence, issued by the relevant distributor-retailer, must be provided to Council to verify that the conditions of any necessary Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009, have been complied with.

Please note that any damage caused to vegetation on adjoining lots as a result of exercising this development approval may result in civil action.

To prevent the spread of fire ants, the Queensland Government has implemented movement controls in areas of Queensland (biosecurity zones) where this pest species has been detected. These controls apply to individuals and commercial operators, and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment. Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Biosecurity Queensland, Department of Agriculture and Fisheries)

Maintain the approved development generally in accordance with the approved DRAWINGS AND DOCUMENTS, and any other relevant Council approval required by the conditions. 

A legible copy of the Council approved DRAWINGS AND DOCUMENTS and the Development Approval Package must be maintained on site and kept available for inspection by site workers and Council officers. 
 
Note: This condition is imposed to ensure compliance with the conditions of development approval.

Carry out the approved development in accordance with the approved DRAWINGS AND DOCUMENTS.

Note: This approval does not imply permission to enter neighbouring properties to carry out the construction (including, but not limited to, associated drainage and earthworks). Permission to enter neighbouring properties must be obtained from the relevant property owners.

Development authorised by the associated development approval for Material Change of Use must be constructed to framing stage.

Submit to, and obtain approval from, Development Services, a plan of subdivision showing the easement and the necessary easement documentation to demonstrate compliance with the requirements of this condition.

Note: Easements not in favour of the Brisbane City Council must have the necessary documentation prepared by the applicant's private solicitors.

Timing: As part of the submission of the request pursuant to Schedule 18 of the Planning Regulation 2017 for Council's notation on the plan of subdivision necessary to comply with this condition or give effect to this approval.

Lodge the plan of subdivision notated by Council pursuant to Schedule 18 of the Planning Regulation 2017 and the necessary easement documentation with the Registrar of Titles for the relevant Queensland State Government Authority.

Timing: As part of the registration of the plan of subdivision notated by Council.

Erect an information sign on the subject property in accordance with Council's general requirements for signage and in accordance with the requirements outlined below:

a) The sign should provide a brief description of the development proposed;

b) The sign is to list the name, postal and/or email address and a contact telephone number for the following parties (where relevant) that are undertaking work on the site:

- Developer;
- Project Coordinator;
- Architect/Building Designer;
- Builder;
- Civil Engineer;
- Civil Contractor/s; and
- Landscape Architect;

c) The lettering on the sign is to be at least 25 millimetres in height, be of regular weight and in sentence case;

d) The sign is to be a minimum size of 1,200 millimetres by 900 millimetres;

e) The maximum area of the sign is to be 2.0m2;

f) The sign is to be positioned as follows:

- located centrally along each road frontage of the site;
- located on or within 1.5 metres of the road frontage;
- mounted at least 300 millimetres above ground level; and
- clearly visible from the street for a pedestrian;

g) The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;

h) The sign is to be non-illuminated; and

i) Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times.

Timing: Prior to site works commencing and then to be maintained until completion of the development for all stages.

Submit to Development Services, "As Constructed" drawings prepared by a Registered Surveyor (Qld). The registered surveyor must certify that the "As Constructed" drawings are in accordance with the APPROVED PLANS and the relevant Brisbane Planning Scheme Codes and show finished surface level information over the completed development.

Note: The survey information must show surface levels and site contours at 1 metre intervals. All levels must be shown as Reduced Levels to the "Australian Height Datum" (AHD).

The following information is provided to the applicant as advice only and does not form part of the development approval conditions. This advice has been provided to inform the applicant of other obligations they may be required to comply with (under state legislation or local laws) prior to the approved activity commencing.

The currency period for this development approval is stated in the Decision Notice and is expressed as a date.

 

This development approval lapses at the end of the currency period (the date stated in the decision notice) pursuant to section 85 of the Planning Act 2016.

Services for water and wastewater (sewerage) are not under the jurisdiction of Brisbane City Council. Authorisation to connect the approved development to the water/wastewater networks and for property service connections required a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009.

For further information about any necessary Water Approvals contact Urban Utilities.

To prevent the spread of fire ants, the Queensland Government has implemented improvement controls in areas of Queensland (biosecurity zones) where this pest species has been detected.

These controls apply to individuals and commercial operators and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment.  Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

For further information contact the relevant Queensland State Government department on 13 QGOV.