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 generally in accordance with the approved DRAWINGS AND DOCUMENTS.

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 imply 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 Development Approval Package. Such building work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS, and, where the building work is assessable development, in accordance with a current development approval.

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

Submit to the Brisbane City Council - Heritage Unit, a record of the existing culturally significant structure approved for partial demolition as part of this development permit in the following format:

-  Colour photographs of all parts of the building's exterior;
-  Colour photographs of major rooms and interior spaces;
-  Colour photographs of decorative details;
-  Floor plan and elevations at scale 1:100. 

Partial demolition resulting from this approval must be in accordance with the APPROVED DRAWINGS AND DOCUMENTS and all  building work must comply with this condition

Provide adequate bracing from the commencement of any demolition work and throughout the demolition and construction phases of the project, to ensure that all parts of the building not specifically designated for demolition on the APPROVED DRAWINGS AND DOCUMENTS are retained and protected.

Timing:  While site/operational/building work is occurring

Retain all existing external original fabric in the sections of the building which are not being demolished. This will include, but is not limited to, existing decorative detailing, balustrading, wall cladding, windows, doors, stairs and roof sheeting.

Timing:  While site/operational/building work is occurring and then to be maintained

Submit to Development Services certification by a Registered Architect / Building Designer (holding a Queensland Building and Construction Commission Licence appropriate to the scale of the approved development) confirming that the partial demolition has been carried out 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

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

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.

Please note that the information contained in this section under the heading Standard Advice has been provided as advice only and does not form part of the development approval conditions.  This information has been provided to advise of other obligations under state legislation or local laws that may require action to be undertaken prior to commencing the activity approved by this development approval.

Aboriginal cultural heritage is protected under the Aboriginal Cultural Heritage Act 2003 This Act establishes a cultural heritage duty of care and in section 23(1) mandates that a person who carries out an activity must take all reasonable and practicable measures for ensuring activities are managed to avoid or minimise harm to Aboriginal cultural heritage. The Duty of Care Guidelines gazetted pursuant to the Aboriginal Cultural Heritage Act 2003 provide guidance on identifying and protecting Aboriginal cultural heritage to fulfil the duty of care.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Department of Aboriginal and Torres Strait Islander Partnerships).

Maintain the approved development 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.

Complete all operational work associated with this development approval, including work required by any of the conditions included in the Development Approval Package.  Such operational work must be carried out in accordance with the approved DRAWINGS AND DOCUMENTS or, if requiring a further approval from the Council, in accordance with the relevant further approval(s).

Complete all building work associated with this development approval, including work required by any of the conditions included in the Development Approval Package. Such building work must be carried out in accordance with the approved DRAWINGS AND DOCUMENTS.

Note: Building work must also be completed in accordance with any other current development approval.

The car parking within the premises must be maintained exclusively for the ancillary use of the development.

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.

Construct the development in accordance with architectural drawings approved pursuant to this condition. The architectural drawings must be in accordance with the APPROVED DRAWINGS AND DOCUMENTS as amended in red and the relevant Brisbane Planning Scheme Codes and the requirements of this condition.

Carry out the building work in accordance with the approved architectural drawings.

Note: The requirement to use particular materials and finishes is imposed only for the purpose of achieving a built form outcome that displays architectural merit. Council has not assessed the materials and finishes for compliance with the Building Act, the Building Fire Safety Regulation, the Building Regulation, the Building Code of Australia, the Queensland Development Code, relevant Australian Standards, fire safety standards or any other relevant requirement of a statutory authority with regard to building work.

Timing: While building work is occurring and then to be maintained.

Submit to Development Services documentary evidence that the level of light reflectivity from the glazing incorporated in the approved development does not exceed 20%.

Timing: Prior to building work above ground level commencing.

Install and maintain glazing in accordance with the above specification.

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.

Provide materials and finishes to the driveway and external carparking surfaces that reduce the visual impact of these areas. One or a combination of the following must be used:

-  Coloured 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 and within the Private Open Spaces. The screening structures must be constructed from materials that are consistent with materials used elsewhere on the facade of the building.

Submit to Development Services, and obtain approval from the Principal Landscape architect, details of the final building layout below and at ground level to demonstrate that provision has been made for deep planting, perimeter planting, services and existing trees that are required to be retained. The details must be provided by a qualified Landscape Architect or RPEQ.

Timing: Prior to building works commencing.

In addition to the requirements listed above, the plan must include the following:
- Provision of shade trees through car park areas provided as 45 litre stock, staked, tied and protected from vehicle damage;
- Trees must be provided at a ratio of 1 tree per 6 car spaces (or part thereof);
- Trees must be planted within swale strips between carparks;
- Locally grade hardstand to fall to planted swales.

Timing: Prior to building work above ground level commencing.

In addition to the requirements listed above, the plan must include the following:
- Provide containerised planting areas in accordance with BSD- 9004;
- Clearly identify the location, width and depth or containerised planting areas
- Details of raised planters must demonstrate adequate width, depth and suitability of soil for the planting. Minimum internal depths of planters must be: trees - 1500mm; large shrubs and palms - 800mm; small shrubs and groundcovers - 600mm;
- Provide a reticulated drip irrigation system (connected to non-town water source) to all containerised planting areas, with drainage connected to the stormwater system.

Timing: Prior to building work above ground level commencing.

In addition to the requirements listed above, the plan must include the following:
-  Provide a reticulated drip irrigation system (connected to a non-potable water resource) to all planting areas

Timing: Prior to building work above ground level commencing.

Carry out the landscaping and associated works in accordance with the approved detailed Landscape Plan.

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

On completion of the works, provide Development Services with a copy of the as-constructed detailed Landscape Plan together with certification from a qualified Landscape Architect or qualified Landscape Contractor that the completed landscape work complies with the approved detailed Landscape Plan (Brisbane City Council Form CC10613 Landscape Works Certificate).

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

Maintain the landscape generally in accordance with the approved detailed Landscape Plan.

Timing: Prior to commencement of use, whichever comes first.

Submit to Development Assessment certification that the exhaust vents of the approved commercial uses/development have been adequately located and installed to achieve the following:

i) where food/cooking odours are released, exhaust vent outlets are discharged vertically and directed away from any sensitive uses, separated by a minimum of 6m from a sensitive use, including any outdoor air intake of a sensitive use, and the exhaust vents are installed in accordance with AS1668.2 The use of ventilation and air-conditioning in buildings - Mechanical ventilation in buildings.

ii) exhaust vents from any basement/enclosed car park are separated from any sensitive use by a minimum of 15m.

Submit to Development Assessment certification that all external mechanical plant and/or equipment (e.g. generators, motors, compressors and pumps, air conditioning, mechanical ventilation):

(i) are acoustically screened from adjoining sensitive uses; or 
(ii) are suitably noise-attenuated and complies with the noise criteria of the relevant Brisbane City Planning Scheme Codes/Policy.

Note—Acoustically screened means the source of noise is completely screened from view of habitable rooms (including balconies, patios, decks and verandas) of an adjoining sensitive use by solid, gap free material and construction e.g. acoustic fence, building, or enclosure.

Submit Certification to Council by a RPEQ that the treatments as detailed above have been incorporated into the development.

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

Note: Easements in favour of the Brisbane City Council must have the necessary easement documentation prepared by the Brisbane City Council, free of cost to Council.

Timing: Prior to 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.

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.

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: Prior to commencement of use.

Manage on-site erosion and the release of sediment or sediment laden water from the site at all times by implementing best industry practice for sediment and erosion control as per the International Erosion Control Association, Best Practice Erosion and Sediment Control documents (2008 or later version).

Timing: Prior to commencement of any land disturbing activities and until all exposed soil areas are permanently stabilised against erosion.

(i)  Drainage control measures must be implemented and maintained to minimise water flow onto areas of exposed earth.

(ii)  Sediment and erosion control measures must be implemented and maintained to prevent soil loss from earth disturbance areas and prevent deposition beyond earth disturbance areas.

(iii)  No release of contaminants to land beyond on-site area of earth disturbance other than releases that achieve water pollutant concentration release limits of:

  A. 50mg/L TSS (Total Suspended Solids);

  B. Turbidity, Nephelometric Turbidity Units (NTU) value less than 10% above background, 15 NTU's, or 0.5 m secchi disk, or as agreed in writing by an Officer from Councils Erosion and Sediment Control (ESC) Team in Compliance and Regulatory Services;

  C. pH between 6.5 and 8.5 at all times.

(iv)  Maintain a written record to demonstrate that water discharges from the site, including any dewatering operations, meet the release limits as detailed in (iii) for water discharge(s) from the site that occur during or immediately after a rainfall event, and during normal business hours. The water quality of the discharge flows must be measured at each discharge point from the site, including but not limited to sediment basin outlets, other applicable sediment control devices, the site water drainage system, and recorded against the release limits at least once on each calendar day until such discharge stops.

Timing: Prior to commencement of any earth disturbing activities and until all exposed soil areas are permanently stabilised against erosion.

(i) Notify Council's ESC Team of proposed land occupier/s by sending an email to CARS-ESC@Brisbane.qld.gov.au

(ii) If the land is to be occupied by any person other than the registered landowner then advice must be provided to Council that confirms the name, contact information and the duration of any proposed occupation of the land.

Timing: Prior to commencement of any earth disturbing activities.

Prepare an Erosion and Sediment Control Plan (ESCP) in accordance with best industry practice for sediment and erosion control as per the International Erosion Control Association, Best Practice Erosion and Sediment Control documents (2008 or later version) and, to the extent of any inconsistency, relevant Brisbane Planning Scheme Codes and Policies.

Obtain a design certificate in accordance with the relevant Brisbane Planning Scheme Codes and Policies.

The ESCP and design certificate 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.

Timing: Prior to the commencement of any earth disturbing activities.

Arrange and attend a pre-start meeting for ESC with an Officer from Councils ESC Team in Compliance and Regulatory Services (CARS).

Note: To request a pre-start meeting from Council's ESC Team send an email to CARS-ESC@Brisbane.qld.gov.au. All relevant documentation, including both the certified ESCP and the certified design certificate, must be attached to this email.

Please allow up to 10 business days for your request to be processed.

Timing: Attend the pre- start meeting prior to the commencement of any earth disturbing activities.

Implement the certified ESCP and maintain all ESC measures in accordance with best industry practice for sediment and erosion control as per the International Erosion Control Association, Best Practice Erosion and Sediment Control documents (2008 or later version) and, to the extent of any inconsistency, relevant Brisbane Planning Scheme Codes and Policies.

The ESCP and design certificate must be available on site at all times for inspection by Council officers. Any alteration to supplementary or Type 3 ESC measures must be reflected in the certified ESCP. Any alteration to Type 2 or Type 1 ESC measures will require a revised ESCP and design certificate that has been certified by either the CPESC or RPEQ.

Timing: While earth disturbing activities are occurring and until all exposed soil areas are permanently stabilised against erosion.

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 to Boggo Road & Peter Doherty Street;
     -  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.

Arrange and attend a pre-start meeting with Development Services and Asset Services.

Applicable compliance and inspection fees must be paid, in full, to Council prior to the meeting being held.

Note: To arrange an engineering pre-start meeting with Development Services an email supported by a completed copy of the Pre-Start Meeting Guidelines - Civil Engineering Works kit (https://www.brisbane.qld.gov.au/sites/default/files/20191008-cc11207-pre- start-meeting-guidelines-civil-engineering-works.pdf) must be sent to dalodgement@brisbane.qld.gov.au.

Details include (but are not limited too) the following:
-  Site address, Development Approval number (A00) and relevant stage/s (if appropriate);
-  List all Development Approval conditions requiring compliance prior to site/operational/building work commencing and demonstrate compliance with those conditions;
-  Payee details (Name and address) for the issue of a development 'Compliance and Inspection Fee' quote;
-  Superintendent (Consultant) name, address and telephone number (including after-hours contact);
-  Contractor/s and major Sub-Contractor/s, name, address and telephone number (including after-hours contact);
-  Intended date of commencement of works.

Note:
-  All operational works/compliance assessment applications are to be approved prior to requesting the pre-start meeting.
-  A minimum 5 working days' notice is required.
-  Compliance and Inspection fee to be paid prior to undertaking pre-start meeting.
-  All operational works/compliance assessment approved documents and the Development Approval package (conditions and plans) must be available at the pre-start meeting.
-  Further guidance for requesting a pre-start and co-ordinating the On/Off Maintenance process can be found on Council's website (https://www.brisbane.qld.gov.au/planning-and-building/applying-and-post- approval/on-and-off-maintenance-approvals).

Timing: Prior to site/operational/building work commencing.

All earthworks must be carried out in accordance with the relevant Brisbane Planning Scheme Codes.

Submit to, and obtain approval from, Development Services earthworks drawings prepared and certified by a Registered Professional Engineer Queensland in accordance with the approved DRAWINGS AND DOCUMENTS and the relevant Brisbane Planning Scheme Codes.

The Earthworks Drawings must include the following:
-  The location of any cut and/or fill;
-  The quantity of fill to be deposited and finished fill levels;
-  Maintenance of access roads to and from the site such that they remain free of all fill material and are cleaned as necessary;
-  The existing and future finished levels in reference to the Australian Height Datum (including cross-sections or long sections into the adjacent properties);
-  Preservation of all drainage structures from the effects of structural loading generated by the earthworks;
-  Protection of adjoining properties and roads from adverse impacts as a result of the works;
-  That all vehicles exiting from the site will be cleaned and treated so as to prevent material being tracked or deposited on public roads.

Note: If the earthworks impact on the road reserve, the Developer must obtain applicable footpath and road permits prior to commencing any works. Such impacts may include footpath occupation, road closures, re-profiling, ground anchors and/or relocation of services. If the excavation has to be stabilised using ground anchors or similar, then the submitted plans must show the location of these in relation to all services. The cost of moving services, utilities and assets is the responsibility of the Developer. The permission of the service/utility/asset owner is required.

Note: Irrespective of final earthworks, it is the responsibility of the RPEQ to manage any staged works associated with Erosion & Sediment Control.

Timing: Prior to site/operational/building work commencing.

All fill material placed on the site must comprise only natural earth and rock and must be free of contaminants (as defined by Part 3, Division 2, Subdivision 2 Environmental contamination, Section 11 of the Environmental Protection Act 1994) and noxious, hazardous, deleterious and organic materials.

Fill material, placement, compaction and testing must comply with the requirements of Australian Standard - AS 3798, Guidelines on Earthworks for Commercial and Residential Developments.

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

Construct and maintain the earthworks in accordance with the requirements of AS3798 and the approved earthworks drawings.

Timing: While site/operational/building work is occurring and then to be maintained.

Submit to Development Services As Constructed drawings prepared by a Registered Surveyor.

Timing: Prior to building work above ground commencing.

Submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed in accordance with the approved earthworks drawings.

Submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that all fill material used complies with the quality requirements of this condition and that placement, compaction and testing has been carried out in accordance with AS3798.

Timing: Prior to building work above ground commencing.

Basement excavation and support of all exposed walls must be carried out in accordance with the relevant Brisbane Planning Scheme Codes and the requirements of this condition.

Engineering drawings for the work required by this condition must be prepared and certified by a Registered Professional Engineer Queensland (Structural), in accordance with the relevant Brisbane Planning Scheme Codes detailing the design of the proposed excavation as well as proposed temporary and permanent support (if no temporary proposed) systems.

The design must include at least the following:
-  The location (in plan and section) of the proposed excavation;
-  Detailed design of proposed temporary support of the excavation;
-  If no temporary support is proposed then detail design of the proposed permanent support of the excavation;
-  Any retention system, including associated drainage, is to be wholly contained within the site unless written approval has been obtained from the affected neighbouring property owner;
-  The existing and proposed finished levels in reference to the Australian Height Datum (including cross-sections or long sections into the adjacent properties);
-  Preservation of all drainage structures from the effects of structural loading generated by the excavation;
-  Protection of adjoining properties and roads from adverse impacts as a result of Building Works;
-  All existing Brisbane City Council stormwater lines and Maintenance Holes, including depths of Maintenance Holes and clearances to retention structures is to be shown.
Where ground or rock anchors are proposed as a temporary support (Note: permanent anchors are not acceptable) the design must include the following in addition to the above:
-  Anchor position/s and length/s (in elevation view and sectional view);
-  Where the anchoring system is proposed to encroach into a neighbouring property, written approval is to be obtained from the affected property owner;
-  Plans must show the location of the ground anchors in relation to all existing services and public utilities. The cost of relocating any existing services, public utilities or BCC assets is the responsibility of the Developer.

Notes:
- The Earthworks drawings are not required to be submitted for Council approval.
-  Where any ground anchors or rock bolts are proposed within 10metres in the vertical plane of a UU sewer, UU water main, BCC stormwater line or combined sanitary drain, assessment will be required against the QDC section MP1.4 by the building certifier.
-  Ground anchors are not to be located closer than 1.0m vertically or 1.0m horizontally from existing or proposed Council Infrastructure.
-  If the basement excavation impacts on the road reserve, the developer must obtain applicable footpath and road permits prior to commencing any works.  Such impacts may include footpath occupation, road closures, re-profiling, ground anchors and/or relocation of services.
-  Where public utilities such as UU sewer or water infrastructure, electricity, telecommunication or gas infrastructure will be affected advice must be obtained from the respective utility owner.

Timing:  Prior to site/operational/building work commencing.

Construct and maintain the basement excavation and proposed support system in accordance with the above certified engineering drawings.

Note: A copy of the certified engineering drawings must be available on- site for inspection by Council Officers during these works.

Timing: While basement excavation and support system installation is occurring.

Submit certification by a Registered Professional Engineer Queensland that the basement excavation and support have been installed in compliance with the certified engineering drawings, the relevant Brisbane Planning Scheme Codes and the requirements of this condition.

Where ground or rock anchors have been installed, submit certification by a Registered Professional Engineer Queensland (Geo-technical) that all anchors have been de- stressed.

Timing: Prior to building work commencing above ground.

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

Submit a dilapidation report to engineeringservices@brisbane.qld.gov.au detailing the pre-existing condition of the roadway, both footways, both verges and Council infrastructure, including vegetation, for 100m from the site entry in both directions or to the next street intersection (if less than 100m from the site entry) in both directions.

Timing: Prior to the pre-start meeting.

Legible copies of the approved Construction Management Plan and current permits must be kept on site and be made available on request by Council, at all times.

The requirements of the CMP must be included in all induction of principal and subcontractors utilised in the development. An outline of the induction provided to contractors may be requested by Council to confirm compliance with this condition.

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

Obtain an approval from Development Services for any work that is proposed to be undertaken outside of normal business hours - 6:30am to 6:30pm, Monday to Saturday.

Timing: Prior to site/operational/building work commencing.

Carry out the development in accordance with the approved Construction Management Plan.

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

Where there is existing infrastructure in the vicinity of the proposed work, the new work must not damage or compromise the working ability of the existing infrastructure.

Where alterations to public utility mains, existing mains, services or installations are necessitated by the development, prior to alterations commencing, the developer must notify Council or the relevant infrastructure provider and obtain agreement to the alterations.

The developer must meet the costs of the alterations. The alterations must be carried out in accordance with the relevant Brisbane Planning Scheme Codes or infrastructure providers requirements.

Submit to Development Services As Constructed drawings showing all new and/or rectification works and an asset register, prepared by a Registered Professional Engineer Queensland.

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

Design and construct all retaining walls and associated fences, in accordance with the relevant Brisbane Planning Scheme Codes and the following:
-  All retaining walls including the footings, must be located wholly within the property boundaries of the site where works are occurring
-  Runoff from surface drains and subsoil drainage associated with the retaining walls (irrespective of the height of the 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 to stabilise excavation must be set back from 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, surcharge 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
-  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 walls and ancillary drainage are in accordance with the requirements of this condition.

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

If at any time during the construction phase of the approved development, damage to the existing kerb and channel, footpath or roadway creates unsafe, unreasonable and/or not fit for purpose conditions as assessed by Council, interim repairs must be undertaken as directed by Asset Services.

Note: Any interim repairs required to be undertaken shall not be considered to satisfy the requirements of this condition for the permanent repair of the infrastructure prior to the issue of Certificate of Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first.

Timing: While site / operational / building works is occurring.

Provide for the installation and collection of refuse/recycling bins.

Arrange for the installation of refuse/recycling bins and for the subsequent collection of refuse including recycling from the site by a private waste contractor.

Timing: A minimum of four weeks prior to the commencement of use and then to be maintained.

Provide a roofed and wholly screened refuse enclosure utilising materials consistent with the development or a dedicated refuse storage room, as shown on the approved plans and documents. 

The enclosure/refuse storage room must be of a design to accommodate the quantity of refuse and recycling including source separation to allow for low servicing collection of the development.

Bins must be located in an area which allows them to be manoeuvred from the bin storage area to the designated internal collection point.

Carry out the approved development to ensure that adjoining properties and roads are protected from ponding or nuisance from stormwater during construction.

Notes: If remedial works are necessary to comply with this condition, prior approval must be obtained from Development Services.

Provide a stormwater connection to all new or existing allotments and provide drainage infrastructure to ensure stormwater run-off from all roof and developed surface areas will be collected internally and piped in accordance with the relevant Brisbane Planning Scheme Codes and as detailed in Site Based Stormwater Management Plan prepared by Bornhorst + Ward Consulting – Amended in Red dated 28/01/2021.

Note:
-  Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Brisbane Planning Scheme Policies.
-  Queensland Building and Construction Commission 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 flood planning areas and the design of any onsite stormwater detention system
-  Where external works are required and infrastructure will be handed over to Council(e.g. Stormwater pipes 375mm or greater and/or manholes within the road reserve, etc), the applicant will be required to request a Pre-Start with Council and ensure all future owned Council assets follow the On/Off Maintenance process in accordance with Councils Infrastructure Installation & Construction Requirements Manual.

-  Guidance for requesting a pre-start and co-ordinating the On/Off Maintenance process can be found on Council's website (https://www.brisbane.qld.gov.au/planning-and- building/applying-and-post-approval/on-and-off-maintenance- approvals).

Provide and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services, street lighting or installations that are required to carry out the approved development. These works must be in accordance with the relevant Brisbane Planning Scheme Codes, and include the following, where applicable:
-  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.
-  any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), water reticulation mains, water meters and the like, must be installed/relocated to their ultimate alignment relative to the new property boundary and clear of the usable footpath areas irrespective of the alignment of the existing services/conduits.

Note:
-  The cost of moving services, utilities and assets is the responsibility of the Developer. The permission of the service, utility or asset owner will be required. Council permission is required if street trees, stormwater gullies/drains, and swales are affected. Urban Utilities permission is required if water supply and sewerage services are affected.
-  Standard utility alignments may be found on Council's 'Brisbane Standard Drawings' 1013 to 1016 inclusive.
-  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, prepared and certified by a Registered Professional Engineer Queensland.

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

Submit to Development Services, certification from an authorised telecommunications carrier/contractor, that the following works and infrastructure have been undertaken and installed in accordance with telecommunications industry standards:
- Provide telecommunications to the subject buildings, lead-in conduits and equipment space in a suitable location within the buildings, to suit the carrier of choice.
- If new pits and conduit infrastructure are required to be installed within the road reserve fronting the site, it must be suitably sized to cater for future installation of fibre optic cables.

Submit to Development Services, evidence of an agreement with an electricity supplier to provide necessary services to the development in accordance with the relevant Brisbane Planning Scheme Codes.

Where development is within an established area of overhead electricity supply and the electricity supplier determines that a property pole is the appropriate solution to supply electricity to the development, the developer must be responsible for the installation of the property pole(s).

In the above circumstances, submit to Development Services, certification from the developer's electrical consultant confirming that the above installation has been completed in accordance with the relevant AS/NZS Standards and the Queensland Electricity Connection Manual (QECM) and Queensland Electricity Metering Manual (QEMM).

Remove the redundant existing driveway crossover(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.

Note: Additional footway permits or lane closure permits may be required for footpath/verge closures and/or lane closures. These permits must be obtained prior to construction of the crossover.

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.

Any contaminated materials or soils encountered during siteworks, must be handled, stored and disposed of in accordance with the requirements of the relevant authority of the Queensland Government. A person must not dispose of contaminated soil or a hazardous substance at a place other than at a place approved by the relevant authority of the Queensland Government.

Any place open to the public for entertainment is required to have an entertainment venue permit under Council's Local Law (Entertainment Venues & Events) 1999. For further information, please contact Council's Business Hotline on 133 BNE.

Further Development Permit(s) to carry out assessable building work under the Building Act may be required.

Pursuant to the Plumbing and Drainage Act 2018, any plumbing and drainage work must be carried out in compliance with the Plumbing and Drainage Regulation 2019. Plumbing and drainage permit work requires approval by Brisbane City Council prior to the work being carried out.

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.

Aboriginal cultural heritage is protected under the Aboriginal Cultural Heritage Act 2003.  This Act establishes a cultural heritage duty of care and in section 23(1) mandates that a person who carries out an activity must take all reasonable and practicable measures for ensuring activities are managed to avoid or minimise harm to Aboriginal cultural heritage.

The Duty of Care Guidelines gazetted pursuant to the Aboriginal Cultural Heritage Act 2003 provide guidance on identifying and protecting Aboriginal cultural heritage to fulfil the duty of care.

For further information contact the relevant Queensland State Government Department (Department of Aboriginal and Torres Strait Islander Partnerships).

Provision must be made during and after construction for equitable access for persons with disabilities to and within the site and on adjoining public areas, in accordance with the following:
- Queensland Anti-Discrimination Act 1991;
- Federal Disability Discrimination Act 1992;
- Australian Standards AS1428 Parts 1-4;
- Australian Standard for Access and Mobility; and
- National Construction Code.

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.

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.

Maintain the approved development 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.

Complete all operational work associated with this development approval, including work required by any of the conditions included in the Development Approval Package.  Such operational work must be carried out in accordance with the approved DRAWINGS AND DOCUMENTS or, if requiring a further approval from the Council, in accordance with the relevant further approval(s).

Implement suitable protection measures to ensure that the adjoining heritage place is retained and protected. The protection measures must include but not be limited to protecting the footings, wall cladding and roof sheeting of the adjoining heritage place.

Note: This development approval does not imply approval for any works on the adjoining heritage place.

Timing:  Prior to site / operational / building work commencing and while site / operational / building works is occurring

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.

Please note that the information contained in this section under the heading Standard Advice has been provided as advice only and does not form part of the development approval conditions.  This information has been provided to advise of other obligations under state legislation or local laws that may require action to be undertaken prior to commencing the activity approved by this development approval.

Aboriginal cultural heritage is protected under the Aboriginal Cultural Heritage Act 2003 This Act establishes a cultural heritage duty of care and in section 23(1) mandates that a person who carries out an activity must take all reasonable and practicable measures for ensuring activities are managed to avoid or minimise harm to Aboriginal cultural heritage. The Duty of Care Guidelines gazetted pursuant to the Aboriginal Cultural Heritage Act 2003 provide guidance on identifying and protecting Aboriginal cultural heritage to fulfil the duty of care.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Department of Aboriginal and Torres Strait Islander Partnerships).

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).