The Building Management Statement must be submitted to, and the content endorsed by, Development Services.

Timing: Prior to Council's notation on the plan of subdivision.

Lodge the accepted Building Management Statement 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.

Submit to Development Services, evidence of the registration of the endorsed Building Management Statement.

Timing: Within one month of the registration of the Building Management Statement.

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.

Ensure lighting over publicly accessible internal 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 in safe and good working order.

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

Where the timing of a condition, or part thereof , states 'Prior to issue of Certificate of Occupancy/Final Inspection Certificate' or 'Prior to commencement of use' and the development involves the creation of a Building Format Plan, the timing of the condition, or part thereof, is taken to mean 'prior to Council's endorsement of any plan of subdivision'.

The car parking within the premises must be maintained exclusively for the ancillary use of the Multiple dwelling use. The parking must not be made available to the general public and there must not be signage erected on or in the vicinity of the site advertising the availability of car parking to the general public.

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.

Carry out the approved creative lighting strategy in accordance with the drawings and documents approved as part of this condition.

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.

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

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.

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

NOTE: This condition should be read in conjunction with any other relevant condition requiring minimum height clearances for basement or undercover car parking and manoeuvring areas.

Submit to Development Services certification from a Registered Surveyor (Qld) 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 Occupancy/Final Inspection Certificate or prior to commencement of use, whichever comes first.

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 Occupancy/Final Inspection Certificate or prior to commencement of use, whichever comes first, and then to be maintained.

Construct and maintain the building(s) in accordance with 'Best Practice' environmentally sustainable measures.

Submit to, and obtain approval from, Development Services a Sustainability Management Plan prepared by a Registered Architect / Registered Professional Engineer Queensland (suitably qualified and experienced in sustainability management) incorporating measures for the development to achieve at least a 'Best Practice' environmentally sustainable rating for the building in accordance with a recognised Environmental Rating System suitable for the approved development (such as Green Star).

Note: For the purpose of this condition 'Best Practice' outcomes must exceed the requirements of the Building Code of Australia and achieve the equivalent of a Green Star 4 star rating.

Timing: Prior to commencement of building work above ground level.

Implement and maintain the approved Sustainability Management Plan.

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

Submit to Development Services certification by a Registered Architect / Registered Professional Engineer Queensland (suitably qualified and experienced in sustainability management) confirming that the approved Sustainability Management Plan has been implemented in accordance with the requirements of this condition.

Timing: Prior to the commencement of the use.

Mitigate any adverse wind impacts arising from the implementation of the development in accordance with a Wind Impact Assessment Report and Architectural Drawings approved pursuant to this condition.

Submit to, and obtain approval from, Development Services a detailed Wind Impact Assessment Report, including any outcomes obtained from an in-depth assessment such as a wind tunnel test or comprehensive computational fluid dynamics model, prepared by a Registered Professional Engineer, Queensland (experienced in assessing building wind impacts), demonstrating that wind impacts arising from the implementation of the development, will not adversely affect pedestrian comfort levels and stationary activities within the development and for the public realm at street level.

Note: This condition is imposed to protect the amenity of the public realm and communal areas within the development from adverse wind conditions created by the development.

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

Submit to, and obtain approval from, Development Services revised and properly made Architectural Drawings indicating any alterations to the approved building design and/or mitigation measures identified as being necessary to ensure the amenity of these areas meets the standards for comfort for their use, as advised in the Wind Impact Assessment Report approved pursuant to (a) above.

Timing: Prior to site/operational/building work commencing above ground

Carry out the works in accordance with the approved Wind Impact Assessment Report and approved Architectural Drawings.



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

Submit to Development Services, certification from a Registered Professional Engineer, Queensland (experienced in assessing building wind impacts), certifying that the work(s) have been carried out in accordance with the approved Wind Impact Assessment Report and approved Architectural Drawings.

Timing: Prior to commencement of use.

Provide and maintain artworks in accordance with this condition.  

 

Submit to, and obtain approval from the Principal Architect, Design Brisbane, via Development Services email dalodgement@brisbane.qld.gov.au

(i) A Quantity Surveyor's letter stating the artwork budget allocation of no less than 0.25% of the total cost of building and construction work.

(ii) An Art Opportunities Report, prepared by a suitably qualified art consultant or curator that provides:

· The site's context, history, and description

· Curatorial rationale for the artwork program

· Proposed artwork locations within an area determined by the Principal Architect, Design Brisbane that meet the criteria of being readily viewable within the public domain.

· Any artwork should not be delivered to fulfil compliance for any other condition contained within this development approval and the approved drawings and documents.

Note: Artworks for podium screening shall not achieve compliance with this condition.

· A long- list of recognised artists or craftspeople which includes descriptions of each artist's practice, and relevant examples of their artwork that indicates the potential artforms and mediums under consideration for each location

· Indicative budget breakdown

· Indicative program

· Contact details of the art consultant or curator.

For further guidance on the Art Opportunity Report content contact the Principal Architect, Design Brisbane via Development Services email dalodgement@brisbane.qld.gov.au

Submit to, and obtain approval from, the Principal Architect, Design Brisbane via Development Services email dalodgement@brisbane.qld.gov.au, a Final Concept Design Report, prepared by a suitably qualified art consultant or curator

The Final Concept Design Report must include a minimum of three Concept Designs per artwork opportunity location from suitably qualified artists. The preferred artwork/s concept design must include:

· Artist statement relating to the work

· Artist's biography and abridged Curriculum Vitae

· Concept drawings or/and render

· Materials, scale, dimensions, site context, and any other relevant information

· Preliminary budget breakdown

· Delivery Program

· Maintenance considerations.

Supply and install approved artwork and attribution plaque including artist statement and artwork credit line. 

 

Submit to the Principal Architect, Design Brisbane via Development Services email dalodgement@brisbane.qld.gov.au

(i) The maintenance manual for the artwork/s, including any supporting documentation.

(ii) The itemised cost breakdown for each artwork including:

· Artists fees

· Design development costs

· Fabrication and installation costs

 

Arrange for the Principal Architect, Design Brisbane, to carry out a final inspection to confirm that the artwork has been installed in accordance with 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:

- Coloured aggregate;

- Concrete pavers; and/or

- Banding and patterns in the surface design.

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.

Install and maintain suitable screening to all air conditioning units, lift motor rooms, hot water systems plant and service facilities where externally visible or located on top of the building including where visible and/or located within private open space areas, communal open space areas, adjoining properties or public land. The screening structures must be constructed from durable materials that are consistent with materials used elsewhere on the facade of the building.

Provide suitable privacy screening to windows of habitable rooms, balconies, landings, terraces and decks of the proposed dwelling(s) in accordance with the approved DRAWINGS AND DOCUMENTS.

Identify, retain and protect the existing street tree located on the Bank Street frontage of the site adjacent to current Lot 2 on RP51672 (northern-most tree) including the roots unless otherwise agreed in writing with Program, Planning and Integration Arboriculture (PPI Arb).

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

Where driveway crossovers occur within the Tree Protection Zone (TPZ) of existing street trees, seek approval from the Arboricultural Team in Program Planning and integration, City Standards for the final driveway crossover design and construction methodology to ensure the successful retention of the existing street tree(s)

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).

Where works are within the canopy drip line of existing street trees, contact PPI Arb Coordinator in relation to the required provision of protection measures.

Note: If fencing is 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 on the Mollison Street frontage of the development site for the existing street tree removed from the Bank Street frontage of the development site.

Enter into an arrangement with Program, Planning and Integration Arboriculture (PPI Arb) to pay the cost or undertake works, as agreed with PPI Arb, 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 PPI Arb.

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

Carry out streetscape improvement works to the verge to a City 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 section 3.7.4.3.

Submit to Development Services, and obtain approval for, details of the future finished levels of the site and building entries (both pedestrian and vehicular) to demonstrate verge levels and crossfalls complying with the Infrastructure Design Planning Scheme Policy including section 3.7.3.5. The details must be provided by an RPEQ in consultation with a qualified Landscape Architect and include the following:
- finished surface levels at the site/lot boundary;
- finished ground floor levels;
- Existing kerb heights; and
- crossfall and longitudinal grades.

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

Submit, to an obtain approval from, Development Services, a detailed Landscape Works in Streetscape Plan for the required improvement works in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy including section 3.7.4.3. The detailed Landscape Works in Streetscape Plan must be prepared at a scale of 1:100 by a qualified Landscape Architect and include the following:

DOCUMENTATION REQUIREMENTS

- Finished surface levels at lot boundary and kerb.
- Cross-fall demonstrating compliance with Brisbane Standard Drawings (BSD), including a maximum crossfall of 1:50.
- Longitudinal grades consistent along the frontage including along the property boundary, and no steeper than the existing gradient of the road at any point.
- Existing and future kerb materials and heights.
- Location of underground and above- ground services.
- Location of service pits.
- Conceptual location of pedestrian lighting where under awning lighting is not provided.
- Location and description of street furniture.
- Existing and future street trees.
- Tree trench complying with Brisbane Standard Drawings (BSD) as required to ensure that topsoil extends at least 2m, measured along the kerb line, from either side of any tree.
- Hazard and/or directional tactile ground surface indicators (TGSIs).
- Reconstruction of kerb and channel.
- Reconstruction of kerb ramps.
- road use adjacent to the kerb (e.g. bus stops, parking bays).
- Details of awnings including location, height, materials. A minimum clearance of 1.5m must be provided between tree trunk and the awning.
- Balustrades or any other structures.
- Location and details of any artwork.

Timing: Prior to building work above ground level commencing.

Arrange and attend a pre-start meeting with Landscape Architecture Team, City Planning and Economic Development.

Council will only attend the pre-start meeting once all applicable compliance and inspection fees have been paid.

The project landscape architect must be present at the pre-start meeting.

Timing: Prior to any work commencing to comply with this condition.

Remove the existing footway including affected street signage for the full length of the frontage.

Carry out the works in accordance with the approved detailed Landscape Works in Streetscape Plan and to a standard and using materials in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy section 3.7.4.3.

Note: All existing artworks and regulatory signage must be secured and repositioned as agreed with Program Planning and Integration.

Note: Any existing Brisbane Tuff or granite kerbing that is surplus to requirements must be returned to Program Planning and Integration.

Note: At all times during construction provision must be made for people with a visual impairment.

Where it is unavoidable that a section of an existing Braille trail is to be blocked, or an object temporarily located to intrude within the 1000 mm clearway on either side of the Braille trail, the following actions must be undertaken to comply with the current version of AS1428:
- Warning tactile ground surface indicators (TGSIs) must be installed around any temporary obstructions and intrusions to comply with the current version of AS1428 and Brisbane Standard Drawings (BSD), and must remain in place until the temporary obstructions and intrusions are removed; and
- Brisbane City Council's Community Development Officer - Disability must be informed so that email alerts can be sent out to Vision Impairment agencies. At least one week's notice must be given.

Note: Lodge with and receive approval from Development Services for an 'Application for Permits Relating to Roads and Footway' prior to carrying out the approved works.

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

Submit to Development Services Specialist Services As Constructed drawings including an asset register, prepared by a Registered Professional Engineer Queensland, certifying that the streetscape works have been completed in accordance with the approved detailed Landscape Works in Streetscape

Plan and to a standard and using materials in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy section 3.7.4.3.

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

Arrange an on- maintenance inspection with Development Services and obtain written confirmation that the works have been accepted on-maintenance.

Provide proof of Public Liability Insurance ($20 million) for the on- maintenance period.

Lodge a bond for the streetscape works maintenance period of the works. The bond must be calculated in accordance with the relevant Brisbane Planning Scheme Codes (5% of total value of the landscape works or minimum of $5,000.00 whichever is greater).

Note: To arrange an on-maintenance inspection with Development Services an email must be sent to specialistservices@brisbane.qld.gov.au.

Note: A maintenance bond can consist of either a bank guarantee or monetary payment lodged with Council.

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

Provide a minimum of 12 months maintenance to the streetscape works and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: Minimum 12 months from acceptance on- maintenance AND until the works are approved off-maintenance by Council.

On completion of the on-maintenance period, arrange an off-maintenance inspection with Development Services and obtain written confirmation from Council that the work is accepted off-maintenance.

Ensure all defects are rectified prior to making an appointment for off- maintenance inspection.

Note: To arrange an off-maintenance inspection with Development Services an email must be sent to specialistservices@brisbane.qld.gov.au.

Note: If the off- maintenance inspection is successful the maintenance bond will be released.

Timing: On completion of the on-maintenance period.

Carry out streetscape improvement works including concrete path (where required by this condition), turf and street trees to the verge to 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.

Install a 1.8m wide broom finished standard Portland grey concrete path.

The edge of the path is to be setback 1300mm from the back of kerb. Where the path cannot be installed on this alignment due to conflicts such as street trees, or power poles, ensure the path is installed a minimum distance of:
- 1300mm from the back of kerb
- 500mm from the property boundary
- 600mm from the edge of the conflict

If the above requirements cannot be achieved, contact the Landscape Architecture Team via email: specialistservices@brisbane.qld.gov.au.

Transition to existing paths on verges that adjoin the development. The transition is to occur fronting the adjoining developments, not the subject site.

Note: standard path alignments are shown on Brisbane Standard Drawing BSD-5201 sheet 2 but will vary depending on verge width and location.

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

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 Occupancy/Final Inspection Certificate or prior to commencement of use, whichever comes first.

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

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

Enter into and implement an arrangement with the Program Planning and Integration Regional Coordinator Arboriculture in relation to the required provision of the street tree planting in accordance with the above sections of the Infrastructure Design Planning Scheme Policy, including the number, species, location, installation and maintenance of the required street tree(s) as determined by Program Planning and Integration. Provide to Development Assessment a copy of the agreement signed by Program Planning and Integration.

Note: Street trees should not be planted until all utilities have been installed.

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

Install Pedestrian and/or Awning Lighting in accordance with the requirements of this condition.

Submit to Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au), and obtain approval for, a detailed Pedestrian Lighting Design for the full street frontage of the development, and/or Awning Lighting Design to the underside of the proposed awning over the verge in accordance with the following:

Pedestrian Lighting:

Provide electrical reticulation plans prepared by a Registered Professional Engineer Queensland certifying that the design complies with Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and Council's standard drawings (BSD-11000 series).

Provide pedestrian and cycle lighting plans prepared by a Registered Professional Engineer Queensland or a member of the Illuminating Engineering Society of Australia and New Zealand certifying that the design complies with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area (Lighting Sub-category PP3) lighting - Performance and Design requirements.

And/Or

Awning Lighting:

Submit to Construction Branch, Citywide Services, City Lighting (CS-LIGHTING@brisbane.qld.gov.au), and obtain approval for, a detailed Awning Lighting Plan demonstrating that the under awning lighting complies with Australian Standard - AS/NZS 1158.3.1 - sub category P6, within - Road Lighting Part 3.1: Pedestrian area (Lighting Sub- category PA3) lighting - Performance and installation design requirements and achieves glare control to ensure zero candelas (cd) at 90 degrees.

Timing: Prior to commencing building work above ground level and prior to or concurrently with the submission of Landscape Works in Streetscape Plans for approval.

Obtain an electrical connection from the electricity supplier OR Enter into an arrangement with the electricity supplier to service the approved pedestrian lighting.

Timing: Prior to commencing building work above ground level.

Install the lighting in accordance with the approved detailed Pedestrian Lighting Design and the approved Landscape Works in Streetscape Plan and/or Awning Lighting Design.

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

Provide to Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au) certification from a licensed electrical contractor that the electrical connection has been installed in accordance with the approved detailed Pedestrian Lighting Design and/or Awning Lighting Design and that the lighting is fully operational. The certification must specify that the electrical installation has been tested to ensure it is electrically safe and in accordance with the requirements of Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and any other standard applying to the electrical installation under the Electrical Safety Regulation 2002.

A copy of the as-constructed Pedestrian Lighting Design Drawings must be included with the above certification.

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

Arrange an on- maintenance inspection with Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au) and obtain written confirmation from Council that the work has been completed in accordance with the requirements of the condition and is accepted on-maintenance.

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

Provide a minimum 12 months maintenance to the works from the time the works are accepted on- maintenance by Council. During this period maintain the lighting and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: Minimum 12 months from acceptance on-maintenance AND until the works are approved off- maintenance by Council.

On completion of the on-maintenance period arrange an off-maintenance inspection with  Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au) and obtain written confirmation from Council that the work is accepted off-maintenance.

Ensure all defects are rectified prior to making an appointment for off-maintenance inspection.

Timing: On completion of the on-maintenance period.

Maintain the awning lighting (including operating costs) in accordance with the approved Lighting Plan from dusk to dawn.

Timing: To be maintained.

Submit to Development Services, and obtain approval from for, 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:
- 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 - 1000mm; 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 Occupancy/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 Occupancy/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.

Landscape the site through the provision of container planting in accordance with the requirements of this condition.

Prepare a Detailed Container Planting Design for all container planting identified on the approved DRAWINGS AND DOCUMENTS. The plan must be prepared and certified by suitably qualified professionals and must comply with the relevant Brisbane planning scheme codes. In addition to the above, the design must include the following:
- Shade and aspect studies including:
- Sunshade modelling for 9am, noon and 3pm on June 21, September 22 and December 21;
- Wind report measuring m/s for the container planting location/s;
- Detailed estimates of required weekly water consumption for irrigation for each calendar month by an Irrigation Association of Australia certified irrigation designer, holding a Diploma of Irrigation
- a dedicated rainwater irrigation tank with green wall drainage return and overflow connected to the stormwater system;
- a reticulated drip irrigation system with stand-alone power supply and smart-tech central control and alert;
- waterproofing;
- adequate fascia protection and drip tray depth to minimize drips onto the footpath or surrounding properties;
- for planter boxes:
- adequate width, depth and suitability of soil for the planting. Minimum internal depths of planters unless otherwise endorsed by Development Services must be trees 1200mm; large shrubs and palms; 800mm; small shrubs and groundcovers; 600mm;
- a plant schedule that demonstrates planting appropriate to container type, size and location, - considering orientation, shading and wind direction;
- for vegetation supported by trellises and screens:
- design to ensure at least 50% coverage of the trellis or screen area with living plants;
for green walls (proprietary items):
- construction and planting design to ensure 100% coverage of the wall with living plants;
- a panel system that utilizes inert (non-soil), non-biodegradable media that creates at least 98% rootable surface area, not comprised of soil/ particulate- based pot or module systems;
- a plant schedule completed by a specialist green wall designer that demonstrates planting appropriate to container type, size and location, considering orientation, shading and wind direction;
- structural design by an RPEQ to ensure that the saturated weight of container planting is suitable for the building;
- a 12-month establishment period maintenance program for planting;
- an ongoing annual maintenance program including clearly defined access plan.

Timing: Prior to work commencing above ground level.

Carry out the works in accordance with the above certified Detailed Landscape Container Planting Design.

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

On completion of the work, submit to Development Services the following:
- For planter boxes including vegetation supported by trellises and screens, certification by a Qualified Landscape Architect that construction and planting has been carried out in accordance with the conditions of development approval and the approved drawings
- For green walls, certification of installation and planting by the manufacturer
- Certification of irrigation design including irrigation tank size by an Irrigation Association of Australia certified irrigation designer, holding a Diploma of Irrigation
- Certification by a Registered Professional Engineer Queensland that stormwater drainage and structural design have been provided in accordance with the conditions of development approval
- As-constructed drawings showing:
- The extent and internal dimensions of planter boxes
- The extent and type of trellises and screens to support planting
- The extent of green walls;
- Planting layout and species.

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

On completion of the 12-month establishment period, submit to Development Services certification that planting has been established in accordance with the certified Detailed Landscape Container Planting Design.

Timing: 12 months after implementation of the certified Detailed Landscape Container Planting Design.

Rooftop gardens AND / OR Green Walls

Maintain the container planting generally in accordance with the certified Detailed Landscape Container Planting Design.

Timing: To be maintained.

Kitchen and food preparation area exhaust vent outlets are discharged vertically, directed away from any sensitive use and separated by a minimum of 6m from a sensitive use, including any outdoor air intake of a sensitive use.

Note: This condition does not authorise environmental nuisance under the Environmental Protection Act 1994.

Implement and maintain the provisions of the approved 'Acid Sulfate Soil Management Plan'.

Mechanical plant or equipment is to be acoustically screened from an adjoining sensitive use. Mechanical plant includes generators, motors, compressors and pumps such as air-conditioning, refrigeration and cold room motors. Acoustically screened is defined in City Plan 2014.

NOTE: This condition does not authorise environmental nuisance under the Environmental Protection Act 1994.

Erect a 2m high acoustic fence, (relative to the finished RL of the building pad) along the side boundary interface with 11 Boundary Street as indicated in approved plan titled Ground Floor with reference TP01.05 C received 3-NOV-2023 as amended in red on 15-FEB-2024. The acoustic fence must:
- Be constructed of a material with a minimum surface area density of 12.5kg/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 fence is not reduced;
- Be continuous and gap free.

Submit to Development Services certification from a person who is a Member or eligible to be a Member of the Australian Acoustic Society that the constructed acoustic fence complies with the above requirements.

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

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, 75 NTU, 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.

Maintain the work required by the Engineering condition(s) imposed on this development approval and rectify any defects in accordance with the requirements detailed in this condition.

Note: 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: During the on-maintenance period.

Arrange an on- maintenance inspection with Development Services and obtain written confirmation from Council that the work has been completed in accordance with the requirements of the condition and is accepted on-maintenance.

Provide proof of Public Liability Insurance ($20 million) for the on- maintenance period.

Lodge a maintenance security for the on-maintenance period. The security must be calculated as 5% of the value of the constructed work or $10,000.00, whichever is greater.

Note: A maintenance security may consist of either a bank guarantee or monetary payment lodged with Council. Refer to Council's Infrastructure Installation and Construction Requirements Manual for further details about the on-maintenance procedure and requirements.

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

Provide a minimum 12 months maintenance to the work from the time the work is accepted on- maintenance by Council. During this period maintain the work and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Note: The on-maintenance period may be extended by Council pending concerns and/or unsatisfactory performance during the maintenance period.

Timing: A minimum 12 months from acceptance on-maintenance.

On completion of the maintenance period arrange an off-maintenance inspection with Development Services and obtain written confirmation from Council that the work is accepted off-maintenance.

Ensure all defects are rectified prior to making an appointment for off- maintenance Inspection.

Note: If the inspection is successful the maintenance security will be released.

Timing: On completion of the on-maintenance period.

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 Mollison and Bank Streets;
     -  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 Program Planning and Integration.

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.

 

Where applicable, where the site is utilising temporary Rock and Ground Anchors as the basement excavation support system, earthworks plans are required to be submitted to Development Services, together with the temporary rock and ground anchors system,  to obtain approval of the 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 accordance with a Construction Management Plan (CMP) prepared in accordance with the Central Business District and City Frame Development Services Construction Management Guidelines and the requirements set out in this condition.

Note:  This condition imposes restrictions on development construction management to regulate increased truck access, on street work zone and closures and all associated activities in the CBD and City Frame as a result of major State and Local Government infrastructure projects occurring in Brisbane.

 

Submit to, and obtain approval from, Development Services a Construction Management Plan for the demolition, excavation and construction phases of the approved development. Separate Construction Management Plans may be appropriate for the individual components.

The Construction Management Plan must be in accordance with the Central Business District and City Frame Development Services Construction Management Guidelines and the relevant Brisbane Planning Scheme Codes and address the following:
(i) Provision for pedestrian management including acceptable alternative DDA compliant pedestrian routes (adjacent to or surrounding the site);

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

(iii) Location of and impacts to any Council or other public utility or local authority's assets on or within external to the site;

(iv) Details of all proposed work zones and/or lane closures, including justification;

(v) Location and design of temporary vehicular construction access points, including frequency of use;

(vi) Management and mitigation strategies for the impact of dust, noise and vibration upon adjoining and nearby properties;

(vii) Provision for loading and unloading of materials including the location of any remote loading sites;

(viii) Location of materials, structures, plant and equipment to be stored or placed on the construction site;

(ix) Location of proposed external hoardings and/or gantries, and including clearances to the impacts of this on existing street furniture and other footpath assets located within the verge as well as impacts on any existing advertising signage located either along or adjacent to the site frontage - this includes any potential obstruction of sight lines for such advertising (e.g. bus stops with advertising);

(x) Location of proposed employee and visitor parking areas;

(xi) Anticipated staging and programming;

(xii) Impacts of any actions proposed to address any of the above items or any actions resulting from construction of the development that will impact on existing street trees;

(xiii) Complaint management processes to be implemented; and

(xiv) Compliance with the Management Plans Planning Scheme Policy and other relevant Planning Scheme Policies.

Note: Pre-approval of work zones and/or lane closures associated with construction of the development will be managed by Development Services however the Construction Management Plan must be supported by "approvals in principle" or written approvals from other relevant Council sections or other governing bodies responsible for any other potentially impacted infrastructure.

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

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.

Obtain relevant approvals, as listed in part (a) of this condition, to carry out any works within the road reserve required by the approved Construction Management Plan identified in the Central Business District and City Frame Development Services Construction Management Guidelines.

Note:  All fees must be paid in full prior to any permit being granted by Council. Council may revoke any permits at any time for non-compliance with requirements or if it considers that safety, capacity and/or operation of public transport, vehicle and pedestrian traffic are likely to be compromised during the construction phase.

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

Legible copies of the approved CBD Construction Management Plan and current permits must be kept on site and be made available on request 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 CBD/City Frame Construction Management Plan.

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 Occupancy/Final Inspection Certificate or prior to commencement of use, whichever comes first.

Where applicable, where the site is utilising temporary Rock and Ground Anchors as the basement excavation support system, the utilisation of the temporary rock and/or ground anchors must be in accordance with an approved anchor management plan that complies with relevant Brisbane Planning Scheme Codes and includes the following:

-  Anchors are not located closer than 1.2m to existing Council or other public utility infrastructure.

-   Provision for both pre and post construction CCTV survey of pipe lines adjacent to the site. Pre-construction CCTV inspection of all pipes in the vicinity of anchors must be carried out prior to the commencement of site works. Post-construction CCTV inspection of all pipes in the vicinity of the anchors must be carried out within one month after de-stressing of anchors. CCTV surveys must be carried out using a camera with the capacity to pan and tilt. Digital reports and videos of the inspections must be submitted to Development Assessment.

-  Provision of geotechnical/structural certification that the construction phase building loads and the final building loads will not impact or endanger Council's infrastructure.  This must include demonstration of the effect of the loads imposed by the pressure bulb, both prior to the de-stressing of the temporary anchors and upon final completion of the building.

-   Provision of a geotechnical report which relates to the position of anchors, and includes geological information and borehole data.

-   Submission of documentation of the approval of any adjacent property owners where the anchoring system is proposed to encroach into neighbouring properties.

-  Submission of approval from the providers of affected services as well as a plot of the level and alignment of these services on the sections and plans.

-  Provision of an emergency management plan that includes procedures to reinstate any services that may be damaged as a result of works on the site.

-   Piers and drainage system located wholly within the property.

-  Structural certification for retaining walls greater than 1.0m in height.

Submit to, and obtain approval from, Development Services, in conjunction with the Earthworks Drawings, required by the Filling & Excavation Condition, an Anchor Management Plan designed and certified by a Registered Professional Engineer Queensland in accordance with this condition and the relevant Brisbane Planning Scheme Codes, including the following drawings and details:
-  Plans, elevations, and sections depicting levels, spot levels, contours, details of the anchoring system (position, length, inclination angle, lock-off load and typical anchor block), construction procedures, shoring, bored piling, existing Council infrastructure (stormwater, street trees, signs and markings, etc.), utility services (e.g. telecommunications, electricity, gas and Urban Utilities water and sewer), adjacent foundation details and maintenance holes (including depths of maintenance holes and clearances to anchors) in public places and in private properties.

Note: Permanent anchors will not be approved. Only bored piles will be approved.

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

Implement the approved Anchor Management Plan in conjunction with the approved earthworks drawings.

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

Submit to Development Services certification by a Registered Professional Engineer Queensland that the approved Anchor Management Plan has been implemented in accordance with this condition and that the construction phase building loads and the final building loads will not impact or endanger infrastructure.

Timing: Prior to issue of Certificate of Occupancy/Final Inspection Certificate.

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 must be collected and connected to a lawful point of discharge (LPD) where possible. If no LPD is available the surface drains and sub-soil drainage must be designed, installed and discharged to ensure there is no ponding, nuisance or concentration of stormwater discharge to adjacent properties.

- 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

- For retaining walls in excess of 1.0m in height:
  - walls must be vertically and horizontally tiered by a ratio of 1:1 unless an alternative has been approved by Development Services
  - walls must be designed and certified by a Registered Professional Engineer Queensland
  - walls facing onto Council property (including the road reserve and parkland) must not be constructed from timber.

NOTE: Refer to City Plan 2014; Infrastructure Design Planning Scheme Policy (IDPSP) for Council’s definition of a LPD.

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 Program Planning and Integration.

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 Occupancy/Final Inspection Certificate or prior to commencement of use, whichever comes first.

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

Prepare, implement and maintain a Flood Emergency Management Plan (FEMP) in accordance with the requirements of this condition.

Note: Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Flood Planning Scheme Policies.

Submit to Development Services a Flood Emergency Management Plan (FEMP) for the approved development prepared and certified by a Registered Professional Engineer Queensland with experience in flood risk management.

Timing: Prior to issue of Certificate of Occupancy/Final Inspection.

Where essential services are located within a basement or room located below the highest flood level affecting the site in an area affected by the Brisbane River Flood Planning areas or Creek/Waterway Flood Planning areas, the building is to be designed and constructed to provide either:

i) A completely watertight tanked basement with walls and floors designed by a Registered Professional Engineer Queensland (Structural) to resist hydrostatic pressures expected during a 1% AEP River or Creek/waterway flood event, or a 1% AEP stormtide flood event.

OR

ii) A subsoil drainage system and pump system designed by a Registered Professional Engineer Queensland and constructed to prevent the basement from flooding and meet the following:

   a) The pump system is to utilise a duty and standby pump system that is sized to manage the expected sub-surface flow rate resulting from flooding at the highest defined flood event and/or tidal waters (where applicable)

   b) The pumps are connected to a backup power supply that is located above the highest defined flood level.  The backup power supply is not to be located in the basement.

   c) The backup power supply is to be a battery (ideally connected to a solar system that can operate with mains power disconnected to recharge and run pumps and other essential services), fuel or gas power source. The battery capacity, generator size and/or fuel storage must be sufficient to run the pumps for a minimum 48h period where the site is affected by the Brisbane River Flood Planning areas.  Where fuel storage is required it must be clearly shown on plans and volume specified.

Notes:
Basement means a space:
(a) between a floor level in a building and the floor level that is immediately below it; and
(b) no part of which is more than 1m above ground level.

Essential electrical services include any area or room used for fire control panel, telephone PABX, sensitive substation equipment including transformers, low voltage switch gear, high voltage switch gear, battery chargers, protection control and communication equipment, low voltage cables, high voltage cables, lift motors, car stackers, and lift or pump controls.

Provide to the Private Building Certifier, certification from a Registered Professional Engineer Queensland (Structural) that the basement has been designed and constructed to ensure structural integrity during a defined flood event, and in accordance with the requirements of this condition.

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

Submit to Council certification by a Registered Professional Engineer Queensland that the stormwater, subsoil drainage, pump and backup power supply has been designed and constructed in accordance with the requirements of this condition in order to prevent the basement from flooding during a 1% AEP River or Creek/waterway flood event, or a 1% AEP stormtide flood event.

Note: This certification is required to be provided where a subsoil drainage and pump system has been provided in lieu of a tanked, watertight basement.

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

Provide for the installation and collection of refuse/recycling bins by Brisbane City Council's Waste and Resource Recovery Services for residential waste and a private waste contractor for non-residential or commercial waste.

Arrange for the installation of refuse/recycling bins and for the subsequent collection of refuse including recycling from the site by Brisbane City Council's Waste and Resource Recovery Services and a private waste contractor.

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

The owner and any subsequent owner must, by approved form to Waste and Resource Recovery Services, indemnify Council and its agents in respect of any damage to the pavement and other driving surfaces.

Timing: When an arrangement for refuse/recycling collection services is made with Brisbane City Council.

Where Council is engaged as the waste contractor, the owner must notify any future owner/body corporate that the development has been approved on the basis that an indemnity must be provide for refuse collection vehicles to enter the property.

Timing: At time of a change of ownership.

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 between residential waste and commercial waste must be segregated from each other, and 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.

The trellis proposed on the site must be maintained with a minimum 3.6 metre height clearance in order not to impede movement of RCV.

 

Engineering drawings for the work required by this condition must be prepared and certified by a Registered Professional Engineer Queensland in accordance with the relevant Brisbane Planning Scheme Codes and the Manual of Uniform Traffic Control Devices and the AUSTROADS design standards.

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

Construct the works in accordance with the above certified engineering drawings.

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

Submit to Development Services As Constructed drawings including an asset register, prepared by a Registered Professional Engineer Queensland.

Note: To be submitted via DA- ComplianceEngineering@brisbane.qld.gov.au and include the site address, A00 reference and Condition number in the subject line.

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

Submit to, and obtain approval from, Development Services, site drainage drawings and engineering calculations, prepared and certified by a Registered Professional Engineer Queensland, in accordance with the relevant Brisbane Planning Scheme Codes.

Notes:

-   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
-  Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Brisbane Planning Scheme Policies.

Timing: Prior to site/operational/building work commencing

Carry out the works in accordance with the approved site drainage drawings.

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

Submit to Development Services As Constructed drawings prepared and certified by a Registered Professional Engineer Queensland or a Queensland Building and Construction Commission licensed hydraulic consultants (where applicable).

Note: To be submitted via DA- ComplianceEngineering@brisbane.qld.gov.au and include the site address, A00 reference and Condition number in the subject line.

Timing: Prior to issue of Certificate of Occupancy/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).

Provide a 6.5 metre wide Type B1 permanent driveway crossover to the Bank Street frontage of the site, including a 2.5 metre x 2.0 metre Sight Splay Triangle on the exit side of the crossover, in accordance with the relevant Brisbane Planning Scheme Codes and located as shown on the approved DRAWINGS AND DOCUMENTS.

Written consent must be obtained from BCC - Field Services, Program Planning and Integration Arborist prior to any works occurring that will either impact on or require removal of a street tree (this includes pruning and excavation within the root zone/canopy of the tree)

At all times during construction of the crossover, safe pedestrian access along the site frontage must be maintained.

Note: No further driveway permit is required however 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.

Remove any 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:
For kerb and channel reinstatement, the existing channel is required to be removed and the kerb and channel reinstated in one pour.

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.

Disposal, handling and restoration of any building materials containing asbestos must be in accordance with current state and federal legislation.

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

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.

Please note that any damage caused to vegetation on adjoining land as a result of exercising this development approval may result in an offence under other legislation (e.g. Natural Assets Local Law) and/or civil action

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.

This advice is provided for buildings that are on sites that are subject to the flood overlay, as shown within City Plan 2014.

Council makes decisions to minimise flood risk based on the best information available at the time of the development application. Flood studies and applicable flood levels may be updated by Council overtime where new flood information is available or changes to engineering standards/methodology have occurred. Flood levels for various flood events and flooding types are outlined in Council's Floodwise Property Reports available from Councils website.

The minimum flood planning levels that apply to new development do not necessarily mean that the development will never flood. Therefore, when choosing materials for building on sites that are known to be affected by flooding, regardless of whether it is constructed to the minimum flood planning level, it is recommended that flood resilient materials are used to improve the speed of recovery and reduce the cost of repairs if required.

For more information refer to:

Council's website at https://www.brisbane.qld.gov.au/community-and-safety/community- safety/disasters-and-emergencies/be-prepared/flooding-in-brisbane/flooding- support-for-residents/flood-resilient-homes-program

Queensland Reconstruction Authority "Flood Resilient Building Guidance for Queensland Homes"https://www.qra.qld.gov.au/resilient- homes/flood-resilient-building-guidance-queensland-homes

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).

As street trees are protected vegetation, the interference with or removal of these trees requires a permit under the Natural Assets Local Law (NALL), issued by Program Planning and Integration (PPI). Development Services has sought preliminary advice from PPI regarding the identified removal/interference with existing street tree/s.

Removal/interference with 1 existing street tree identified on the approved plans where shown as conflicting with the approved crossover fronting Bank Street is supported in principle for this development at this time. However, a separate NALL permit is required.

Detailed arrangements must be made with PPI in relation to the works carried out on protected vegetation (including provision for tree removal and replacement tree planning costs as determined by the Arboriculture Team) prior to carrying out any works on protected vegetation. PPI Arboriculture Team can be contacted via BI-CS-PPI-PLANNING- ARB@brisbane.qld.gov.au.

Note: All requirements of development approval conditions with timing stipulated as 'prior to site works commencing' (or equivalent) must be fulfilled before Council can issue a NALL permit.