If construction for the approved development does not commence within 3 months of the demolition of the existing building(s) on site, the site must be covered in grass in accordance with the approved drawings and documents.

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

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, internal pathways, building entrances and vegetated areas. Lighting of publicly accessible internal areas is in accordance with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area lighting - Performance and design requirements.

All external lighting within the site is in accordance with Australian Standard - AS4282- Control of the Obtrusive Effects of Outdoor Lighting.

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'.

Arrange and attend a pre-start meeting with Building and Construction Management Team, Development Services.

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

Note: To request a pre-start meeting and associated lodgement requirements, refer to Council's website and search 'Pre-start meeting'.

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

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

Visitor car parking spaces must:
- Be clearly labelled as 'Visitor Parking';
- Remain unimpeded by landscaping, water tanks, storage (temporary or otherwise), gates or any other fitting, fixture or structure; and
- Provide 24 hour unrestricted access for all bona fide visitors to the whole site.

Provide creative lighting in accordance with the requirements of this condition.

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

Submit for, and obtain approval from Development Services, a creative lighting strategy to deliver quality lighting outcomes to meet functional needs as well as a means of creative expression that contributes lighting for occasion, identity, discovery and safety. The strategy is to include innovative ideas for the illumination of new facade features, the urban common and entry points. To describe the strategy, the application may include reports, concept plans and perspective drawings.

Timing: Prior to site/operational/building work commencing

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.

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

Submit to, and obtain approval from, Development Services drawings prepared by a Registered Architect or Queensland Building Construction Commission Open Licence Class Building Designer showing the final developed details of the facade treatment, the ground interface and the roof top/building capping elements which depict a higher level of documentation detail than that shown on the APPROVED DRAWINGS AND DOCUMENTS, including:
- Elevation and facade treatment drawings for all ground, podium and typical tower floor levels that demonstrate the final design outcome for all elevations of the built form including:
- Detailed plans, sections and elevations at 1:50 or 1:20 scale for elements at the facade including structural elements and fixed and operable elements such as balustrades, screens, doors, windows, projecting fins and planter beds/trellises
- All servicing and infrastructure, including but not limited to, padmount transformers, pump rooms, fire hydrant boosters etc.
- Roof top or building capping elements, awnings and soffits
- One rendered perspective showing the intended finished built form

The drawings must:
- include dimensions for the extent of projecting elements, balustrade height and door and window/glazing configurations
- nominate materials, colours and finishes
- have title blocks and be cross referenced to larger scaled drawings.

Timing: Prior to building works commencing above ground level.

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

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

Note: To arrange a pre- start meeting with Development Services an email must be sent to dalodgement@brisbane.qld.gov.au.

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

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

Note: The requirement to use particular materials and finishes is imposed only for the purpose of achieving a built form outcome that displays design 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 certification by a Registered Architect; Queensland Building Construction Commission Open Licence Class Building Designer or Building Certifier confirming that the building has been constructed in accordance with the approved drawings.

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

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.

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.

Provide NatHERS ‘Whole of Home’ compliance reporting for each dwelling and a NABERS rating for the base building (all common areas).

a) Provide, to Development Services, a copy of the NatHERS ‘Whole of Home’ Compliance Certificate for each Dwelling Unit in a Class 2 Building and a copy of the NABERS rating for the base building components.

Timing: Prior to commencement of works above ground.

b) Disclose the NatHERS and ‘Whole of Home’ compliance reporting for each unit to prospective purchasers as soon as practically able following the completion of compliance reporting, and prior to settlement of individual units.

Proof of fulfillment – A statutory declaration confirming that prospective purchasers have been provided with the NatHERS ‘Whole of Home’ compliance reporting prior to settlement.

Timing: Prior to commencement of works above ground.

c) Provide a permanent and visually accessible display showing the summary rating for all class 2 dwellings in a prominent location within a common area of the property of each multiple dwelling.

Proof of fulfilment - a digital photograph showing the permanent location for the NatHERS ‘Whole of Home’ summary sheet for all class 2 units with a building and a plan showing the location of the display.

Timing: Prior to occupation and then ongoing.



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 sun shading in accordance with the approved DRAWINGS AND DOCUMENTS.

Provide suitable privacy screening to windows of 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 trees 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.

Carry out streetscape improvement works including concrete path (where required by this condition), turf and street trees to the verge to a 3.75m wide Subtropical Boulevard (Out of Centre) 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 3.7.4.2.2 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 from the back of kerb 1.3m. The path is to transition to existing paths on verges that adjoin the development.

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

Submit to Development Services "As Constructed" 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 (MCU or BW), or prior to Council's notation of the plan of subdivision (ROL).

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

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

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

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

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 building work commencing.

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 / Green walls

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

Timing: To be maintained.

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

Prepare a Detailed Landscape Plan at a scale of 1:100 for all on-site landscape works including planting areas identified on the approved DRAWINGS AND DOCUMENTS. The plan must be prepared by a Qualified Landscape Architect and must comply with the relevant Brisbane Planning Scheme Codes.

The plan must include the following:
- Planting media and mulch in accordance with AS4454 Composts, soil conditioners and mulches and AS 4419-2003 Soils for landscaping and garden use.
- Unless otherwise specified, trees provided as 45 litre stock or larger, staked and tied, and complying with Australian Standards.
- Plant selection and densities to achieve full surface coverage of garden beds within 2 years of planting.
- A reticulated drip irrigation system to all planting areas, with drainage connected to the stormwater system; the irrigation system must be connected to a non-mains water source.
- Trees required to be retained are documented, integrated into landscape design, and protected in accordance with the relevant sections of Australian Standard AS4970 Protection of trees on development sites.
- Details of a 12 week establishment period.

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

In addition to the requirements listed above, the plan must include the following:
- Deep planting areas as shown on the approved drawings planted with trees capable of growing to a minimum canopy diameter of 5m and a minimum height of 5m within 5 years of planting noting that this is a minimum requirement and trees are expected to grow beyond these measurements.
- Columnar canopy form or screening tree/shrub species planted at suitable spacings alongside and rear boundaries in planting areas shown on the approved drawings.
- Shade and/or round canopy trees planted at suitable spacings along front boundaries in planting areas shown on the approved drawings.
- Shade and/or round canopy trees in car parking areas in planting areas shown on the approved drawings.
- Minimum internal depths and widths sufficient to support healthy plant growth, with the following dimensions or other dimensions if achieving the same soil volume; trees - 1200m width x depth, large shrubs and palms - 800mm width x depth, small shrubs and groundcovers - 600mm width x depth.
- One hose cock within any private landscape and recreation area.

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

On completion of the Detailed Landscape Plan, submit to Development Services a landscape design certification via the Landscape Design and Landscape Works Certification online form. Design certification is to be prepared by a Qualified Landscape Architect, certifying that the Detailed Landscape Plan complies with the requirements of this condition. The Certification must include a copy of the:

- Landscape design certification form.

- Certified detailed landscape plan.

NOTE: The landscape design and landscape works certification online form can be found by searching development application forms on Council's website.

Timing: Prior to building work commencing.

Carry out the landscape work in accordance with the above certified 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 landscape work, submit a Landscape Works Certification via the Landscape Design and Landscape Works Certification online form. The landscape works certification is to be prepared by a Qualified Landscape Architect, certifying that the landscape works comply with the certified Detailed Landscape Plan. The certification must include:

- a copy of the Landscape works certification form.

- a copy of the as-constructed landscape drawings.

- Photos of installed landscaping.

- Confirmation in writing from the landscape contractor who completed the works, that the works were completed in accordance with best practice landscape construction and horticultural standards.

NOTE: The landscape design and landscape works certification online form can be found by searching development application forms on Council's website.

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

Maintain the landscape work, including deep planting, in accordance with the certified Detailed Landscape Plan.

Timing: To be maintained.

Kitchen and food preparation area exhaust vent outlets of non-residential uses 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.

Car park and bus station exhaust vent outlets are separated from any sensitive use by a minimum of 15m.

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

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.

Dwellings are to be designed and constructed with all bedrooms and other habitable rooms achieving the following minimum acoustic performance:

(i) Rw 35 for glazing (windows and doors) where total area of glazing is greater than 1.8m2;

(ii) Rw 32 for glazing (windows and doors) where total area of glazing is less than or equal to 1.8m2.

Timing: Prior to building work commencing, while building work is occurring and then to be maintained

Submit certification to Council by a suitably qualified acoustic consultant demonstrating that the treatments as detailed above have been incorporated into the development.

Timing: Prior to the commencement of the use

All metal grilles, metal plates or similar located within vehicle parking and manoeuvring areas must be securely fastened and meet the requirements of AS3996:2019, Access covers and grates.

The driveways and carpark surfaces are to be appropriately treated/surfaced to reduce tyre noise impacts from the development.

Submit to, and obtain endorsement from, Development Services a plan of survey 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 lodgement of the plan of survey and necessary easement documentation with the Registrar of Titles for the relevant Queensland State Government Authority.

Submit for endorsement of Development Services a plan of survey showing the land to be covered by the easement to demonstrate compliance with the requirements of this condition. Easements are to be shown on a Survey Plan and lodged with the Delegate Plan Sealing Licensing Sealing and Certificates Unit.

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

Timing: Prior to commencement of use.

Lodge the plan of survey notated by Council 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, 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 Erosion and Sediment Team, Compliance and Regulatory Services (CARS).

All relevant documentation, including the certified erosion and sediment control plan and the certified design certificate must be submitted with the request.

Note: To request a pre-start meeting refer to Council's website and search 'Pre-start meeting'.

- A minimum 10 working days' notice is required.

Timing: 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 Huddart St and Hall St;
- 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 Engineering Services, Development Services.

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

Note: Prior to arranging an engineering pre-start meeting, review the Pre-start Meeting Guidelines - Civil Engineering Works kit.

To request a pre-start meeting and associated lodgement requirements, refer to Council's website and search 'Pre- start meeting'.

Timing: Prior to site/operational/building work 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 to, and obtain compliance approval from, Development Services a detailed Construction Management Plan for the site preparation, demolition, excavation and construction phases of the approved development. The Construction Management Plan must be in accordance with the relevant Brisbane Planning Scheme Codes and address the following matters, both internal to and external to the development site:

(i) Location of and impacts to any Council vegetation (i.e. street trees/park trees/garden beds)
(ii) Location of and impact to any trees/vegetation on adjoining properties, including mitigation of potential impacts;
(iii) Provision for DDA compliant pedestrian management;
(iv) Existing and proposed kerbside allocation signs and line marking (such as bus stops, loading zones and parking meters and/or ticket dispensers);
(v) Location of and impacts to any Council or other public utility assets;

(vi) Details of all proposed work zones and/or lane closures, including justification;
(vii) Location and design of temporary vehicular construction access points, including frequency of use;
(viii) Management and mitigation strategies for the impact of dust, noise and vibration upon adjoining and nearby properties;
(ix) Provision for loading and unloading materials including the location of any remote loading sites / truck layby sites;
(x) Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(xi) Location of proposed external hoardings and/or gantries, and the impacts on existing street furniture and other 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);
(xii) Anticipated staging and programming;
(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 "approval in principle" or written approvals from other relevant Council sections or other governing bodies responsible for any other potentially impacted infrastructure.

The list of relevant infrastructure and contacts is available on Council's website - Search 'Constructions Management Plan'.

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.

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



Remove all improvements (fences, gates, letter boxes, garden beds and plots and other constructed items, etc.) and obstructions (existing earth banks, vegetation, etc.) from the area of the corner truncation and reinstate the area as footway in accordance with the relevant Brisbane Planning Scheme Codes.

Any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), 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.

Filling and/or excavation works on the site must be in accordance with the APPROVED PLANS and the relevant Brisbane Planning Scheme Codes.

Earthworks drawings must be prepared and certified by a Registered Professional Engineer Queensland in accordance with the relevant Brisbane Planning Scheme Codes.

The drawings must include the following:
- The location of any cut and/or fill;
- The quantity of fill to be deposited and finished fill levels;
- The existing and future finished levels in reference to the Australian Height Datum (including cross- sections or long sections into the adjacent properties);
- maintenance of access roads to and from the site such that they remain free of all fill material and are cleaned as necessary
- preservation of all drainage structures from the effects of structural loading generated by the earthworks
- protection of adjoining properties and roads from adverse impacts as a result of proposed 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.

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

Note: The Earthworks drawings are not required to be submitted for Council approval.

Carry out and maintain the earthworks in accordance with the certified drawings.

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

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

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.

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.

Structural works within the following Flood Planning Areas must be designed and constructed by a Registered Professional Engineer Queensland (Structural). The RPEQ (Structural) must certify that the works are structurally adequate to resist hydrostatic, hydrodynamic and debris impact loads associated with flooding up to the Defined Flood Event (DFE):
- Overland flow subcategory

Notes: The relevant Flood Planning Areas are available from Brisbane City Council's Floodwise Property Report.

Design considerations and methodology are provided in the 'Construction of Buildings in Flood Hazard Areas' standard (Australian Building Codes Board).

Timing: Prior to obtaining building approval from a Private Building Certifier.

Construct the development in accordance with the approved flood study 24102 version 2 dated 12.12.2025 prepared by Biome amended in red by Council 18.03.2026.

Submit to Development Services certification from a Registered Professional Engineer Queensland that the development has been constructed in accordance with the approved flood study.

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

Design and construct all building pad levels, floor levels and ancillary structures to the appropriate flood planning level with freeboard (where required) in accordance with the relevant Brisbane Planning Scheme Codes and the approved drawings and documents.

The minimum habitable floor level must be 31.80 metres AHD.

The minimum non-habitable floor level must be 31.60 metres AHD.

The minimum basement entry level must be at a minimum 300mm above (grade up from) the kerb to contain flows in the roadway. All ventilation opening and access points (that include but are not limited to driveway entry/exit and pedestrian access) are to be at or above this level.

The minimum level for essential electrical services must be 31.8 metres AHD.

Provide for the installation and collection of refuse/recycling bins by Brisbane City Council's Waste and Resource Recovery Services.

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.

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 and then to be maintained.

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 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 or Brisbane City Council's Waste and Resource Recovery Services.

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

Where Council is engaged as the waste contractor, 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 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.

Dedicate as road land shown as new road (non-trunk) on the APPROVED DRAWINGS, including the following:

i. A 3 metre by 3 metre by 1 chord truncation at the corner of Hall St and Huddart St;

Note: This condition is imposed under section 145 of the Planning Act 2016.

Submit to, and obtain approval from, Development Services, a plan of subdivision showing the land to be dedicated for road to demonstrate compliance with the requirements of this condition.

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 with the Registrar of Titles for the relevant Queensland State Government Authority.

Timing: Prior to commencement of use.

Construct the following roadwork with any associated drainage, verge, site access and services including street lighting for the Transport Network (Road) shown on the APPROVED DRAWING 22BRT0676-04 Rev A prepared by Colliers dated 16.06.2025 in accordance with the relevant Brisbane Planning Scheme Codes, the Queensland Manual of Uniform Traffic Control Devices and the AUSTROADS design standards:

- signs and pavement markings along the Huddart St frontage relating to the relocation of the on street parking spaces;

Note: This condition is imposed under section 145 of the Planning Act 2016.

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

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

Construct the works in accordance with the above approved drawings.

Timing: Prior to on-maintenance acceptance.

Submit to Development Services As Constructed drawings including an asset register and a pre-On-Maintenance Inspection Checklist, prepared by a Registered Professional Engineer Queensland.

Timing: Prior to on-maintenance inspection.

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

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

Design and construct basements to manage stormwater runoff in accordance with the relevant Brisbane Planning Scheme Codes and the following:

(i) All stormwater pump systems must be designed to gravity drain to a Council stormwater system.

(ii) The driveway into a basement must be designed and constructed to minimise local driveway stormwater runoff entering the basement. The drainage must be designed to capture runoff from a 10% AEP rainfall event and gravity drain to a lawful point of discharge.

(iii) Vehicle access into any basement from a Council road will require the basement driveway to ramp up a minimum of 200mm, above adjacent road channel invert, to maintain road major flow capacity.

(iv) All roofwater drainage is to be directed to a lawful point of discharge via gravity drainage, not directed into the basement.

(v) Any stormwater within a basement that connects via gravity drainage directly to a council pipe or manhole must incorporate backflow prevention devices.

Submit to Council certification by a Registered Professional Engineer Queensland that the stormwater, subsoil drainage, specifications and drawings for the basement construction is 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.

Provide an internal drainage system to collect stormwater run-off from all proposed lots, roofed and developed surface areas and any run-off onto the site from adjacent areas and convey the collected run- off to a lawful point of discharge, in accordance with the relevant Brisbane Planning Scheme Codes, and generally in accordance with APPROVED PLANS: 12727 SK61 Rev Y prepared by Nettletontribe dated 26.02.2026 amended in red by Council 18.03.2026 and DA004 Rev 03 prepared by ADG dated 15.07.2026 amended in red by Council 18.03.2026 and SBSWMP 26786 rev 03 prepared by ADG dated 16.12.2026 amended in red by Council 18.03.2026.

Notes:

- All upslope stormwater connections to existing private properties must extend to the property boundary of all relevant properties being ultimately serviced by that connection.
- Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Brisbane Planning Scheme Policies.
- The stormwater design must ensure the stormwater runoff from the site does not adversely impact on flooding or drainage (peak discharge and duration for all storm events up to the 1% AEP event) of properties that are upstream, downstream or adjacent to the site. Where a development has not specifically addressed this issue, the development may require implementation of one or more mitigation measures to offset adverse impacts, (e.g. stormwater detention or upgrade of existing stormwater drainage infrastructure).
- 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 an on-site Pre-Start with Council and ensure all future owned Council assets follow the On/Off Maintenance process in accordance with Council's 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.

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.

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 and install all service conduits, including street lighting as required by Council,  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 certification by a Registered Professional Engineer Queensland (RPEQ) that the works have been completed in accordance with the requirements of the condition. 

Note: Where rear allotment accesses or easements exist, the certification is to be supported by As-Constructed drawings certified by a RPEQ showing all services and/or conduits. Civil works are to be certified by a RPEQ (Civil) and electrical works are to be certified by a RPEQ (Electrical)

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).

Construct a private internal water main with fire hydrant(s) to serve the development where any point of a possible building envelope is or will be more than 90 metres (when the distance is measured around the perimeter of the building envelope) from a Urban Utilities (UU) hydrant.

The main is to be designed and constructed in accordance with the current version of the 'Fire Hydrant and Vehicle Access Guidelines for Residential, Commercial and Industrial Lots' (GuRCIL) by the Queensland Fire and Emergency Services and the relevant Brisbane Planning Scheme Codes.

Where the unassisted water supply cannot meet the flow & pressure requirements of the GuRCIL, the design & installation of a Fire Hydrant System is to be in accordance with the current version of AS2419.

Accessible hardstand is to be provided for emergency vehicles within 20m of a fire hydrant(s) and the design and installation is to satisfy the requirements for feed hydrants of the current version of GuRCIL. Where emergency vehicles cannot be located within 20m of a fire hydrant(s), the design & installation of the Fire Hydrant System is to be in accordance with the current version of AS2419.

The private main shall be supplied from a Urban Utilities (UU) water service and meter. This water service requirement is to be included in the development's Water Approval.

The hydrants must be located to allow 24 hour access for emergency and maintenance vehicles.

Ownership and maintenance responsibility for the private main and hydrant(s) must exist and remain with a single legal entity, which represents the owner(s) of any property served by the private main and hydrant(s). This legal entity is to be to the satisfaction of UU for billing purposes and is to be a requirement of the development's Water Approval. This legal entity must remain in place for the life of the development, be responsible for the cost of water consumption charges at the UU boundary meter and be responsible for maintaining the private main and hydrant(s), for the life of the development. The responsibilities of the legal entity must remain in effect on transfer of the property title.

Timing: at all times.

Submit detailed hydraulic plans to and obtain Compliance Permit from Plumbing Services for regulated work (Plumbing and Drainage Installation) under the Plumbing and Drainage Act 2018.

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

Construct the works in accordance with the approved hydraulics plan.

Obtain a Compliance Certificate for the constructed works from the Manager, Plumbing Services Group.

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

The developer must notify all future and potential property owners of the private fire main and hydrants, and ownership responsibilities for the private fire main and fire hydrant.

Timing: At the time of marketing the lot for sale.

Pursuant to Schedule 18 of the Planning Regulation 2017 submit to Development Services, documentary evidence, issued by the relevant distributor-retailer, to verify that the conditions of any necessary connection certificate under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009, have been complied with.

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:
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.

Provide a 7m type B2 permanent driveway crossover to the Huddart St frontage(s) of the site 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 Program, Planning and Integration Arboriculture (PPI Arb) prior to any works occurring that will either impact on or require removal of a street tree (this includes pruning, excavation or fill 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.

Work on or around protected vegetation on public land, road or park may require a permit under the Natural Assets Local Law 2003 (NALL).

Arrangements must be made with Public Space Operations Arboriculture (PSO-Arb) in relation to the works carried out on protected vegetation on public land, road or park including provision for costs and replacement planting as determined by PSO-Arb. PSO-Arb can be contacted via ISG-CS-PPI-PLANNING-ARB@brisbane.qld.gov.au.

Timing: Prior to carrying out any works on protected vegetation.

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

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.

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.

Note: All new and existing plumbing services should be located within the lot that they serve and connect to either new or existing water and sewer property connection points.

Compliance assessable plumbing and drainage 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.

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.

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

SARA as concurrence agency has imposed the requirements contained in the letter dated 10 September 2025.

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.

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 Councils 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).

All new houses, townhouses, units, hotels and motels (Class 1-4 buildings) on sites located in a designated transport noise corridor are required to comply with the requirements of the Queensland Development Code Mandatory Part 4.4 - Buildings in Transport Noise Corridors. The buildings will need to achieve specific levels of noise mitigation through the use of appropriate materials for floors, walls, roofs, windows and doors for the relevant noise category.