All development involving the emission of noise and dust from building/construction activities requires that the emission be in accordance with the requirements of the Environmental Protection Act 1994. 

Pursuant to Division 3 Section 440R of the Environmental Protection Act 1994, a builder or building contractor must not carry out building work on a building site in a way that makes or causes audible noise to be made from the building work-

(a)  on a Sunday or public holiday, at any time; or
(b)  on a Saturday or business day, before 6:30am or after 6:30pm.

This approval does not include assessment against the Building Code of Australia and does not permit building work to occur.

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

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

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

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

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

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

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

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

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

Erect a screen fence along the eastern, southern and northern boundary(s) of the site as shown on the approved drawings. Unless an alternative design for the fence is agreed to with the owner of adjoining land, the screen fence is to be 1.8metres in height.

Visitor car parking spaces must:

- Be used by bona fide visitors to the premises only;
- Be clearly labelled as ‘Visitor Parking’; and
- Remain unimpeded by landscaping, water tanks, storage (temporary or otherwise), gates or any other fitting, fixture or structure to provide 24 hour unrestricted access for bona fide visitors.

External details of the building, facade treatment and external materials, colours and finishes are to be generally consistent with the approved drawings.

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

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

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

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

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

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

Provide screening in accordance with the following:

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

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

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

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

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

Prepare a detailed Landscape Plan for areas nominated on the approved drawings, in accordance with the approved Site Plan the relevant Brisbane Planning Scheme Codes/Policies and the following conditions:

ADDITIONAL REQUIREMENTS
-  Trees to be retained are documented, protected and integrated into the landscape design in accordance with AS4970 (the Australian Standard for the Protection of Trees on Development sites)
-  Maximise opportunities for stormwater infiltration into landscaped areas

SPECIFICATIONS
-  Provide mulch and soil to meet AS4454 and AS4419
-  Ensure that soil media is ameliorated to increase its water holding capabilities.

Note: The requirements outlined by this condition do not require an application to be made with Council.

Construct landscaping in accordance with the prepared detailed Landscape Plan.

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

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

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

Maintain the landscape generally in accordance with the detailed plans.

Protect from construction damage those parts of neighbouring trees located above and below the development site.  

If unable to comply with the above, submit to the Landscape Architect, Development Assessment certification by a qualified Arborist trained to a minimum AQF Level 5 in Arboriculture with a minimum of 5 years' experience justifying any works on neighbouring trees.

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

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

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

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

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

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

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

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

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

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

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

Grant the following easement(s):

 

         i.       Easements for underground drainage and overland flow and access purposes as required over that part of the site within the Waterway Corridor and/or that part of the site affected by 100 year Average Recurrence Interval (ARI) flooding as shown in the submitted Overland Flow Path Investigation report by Intelara date received 25^th April 2013 Project No. 9625 Issue 4 (and Plan No 9625-C01 A) in favour of Brisbane City Council.

 

 

Note:-This condition is imposed to provide access, maintenance of services and to protect drainage paths if required. Easements in favour of the Brisbane City Council are required to have the necessary easement documentation prepared (free of costs and compensation to Council) by the Brisbane City Council. Easements not in favour of the Brisbane City Council are required to have the necessary documentation prepared by the applicant's private solicitors. Easements are to be shown on a Survey Plan and lodged with the Plan Sealing Unit.
Enquiries regarding any legal documentation can be directed to the Plan Sealing Unit, Development Assessment (ph: 3403 8888).

Provide access, parking and manoeuvring for vehicles on-site in accordance with the relevant Brisbane Planning Scheme Codes/Policies, as indicated on the approved drawing(s), and including to the following:

i. A pavement of minimum Type A standard or equivalent surface material (including associated drainage) to the area on which motor vehicles will be driven and/or parked.

ii. Parking on the site for 9 cars and for the loading and unloading of vehicles within the site.  Three (3) of these parking spaces are to be provided for visitor parking.

iii. A minimum of 2.3 metres height clearance to all undercover parking areas and.  The minimum clear height must be measured to the lowest protrusion from the ceiling (e.g. fire sprinklers, services, lighting fixtures, signs, etc).

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

Design and construct all proposed pad levels, building levels, floor levels and ancillary structures to have the appropriate freeboard in accordance with Brisbane Planning Scheme Codes/Policies to ensure they will not be flooded during a 50 year ARI local flood event or a 100 year ARI Creek, River or Storm Tide flood event, whichever is the higher flood level. 

 

The minimum building/habitable floor level and the minimum non habitable floor level is to be as shown on the approved plans.

Provide certification and/or As-Constructed plans from a Registered Surveyor that confirm the development complies with the requirements of this condition.

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

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

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

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

Provide a stormwater connection to all new or existing allotments and provide drainage infrastructure to ensure stormwater run-off from all roof and developed surface areas will be collected internally and piped in accordance with the relevant Brisbane Planning Scheme Codes/Policies to a lawful point of discharge.

Note:  A lawful point of discharge is defined in the relevant Brisbane Planning Scheme Codes/Policies. A soakage pit certified by a Registered Professional Engineer of Queensland-Civil (RPEQ-Civil) may only be considered as an acceptable alternative point of discharge for single detached dwellings on existing lots.

If roofwater reticulation is required for a reconfiguration, provide “As Constructed” plans prepared by an RPEQ or Registered Surveyor. 

Provide two (2) Type residential permanent vehicular crossover to the Woodstock Avenue frontage of the site at the location as shown on approved Plan 2013-159 DA C1-06 by Mayhill dated received 20 June 2013, relevant Brisbane Planning Scheme Codes/Policies and Standard Drawings.

Note. No further permits are required to carry out these works and street trees are not permitted to be removed without prior Council approval.

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

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

Where QUU infrastructure is not available to serve the site, provide a sewerage reticulation system necessary to provide a sewerage property connection to the development  in accordance with a detail design certified by Registered Professional Engineer Queensland and in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) (Incorporating WSAA) Standards (formerly BCC Standards). 

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

A List of these Registered Professional Engineers of Queensland is available on Councils Website. 

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

Minor Sewer Works definition:  “up to 90m of pipe work, up to max 160mm diameter pipe, and not more than 2 maintenance holes”. 

GUIDELINE
1. This condition has been imposed to ensure that the development is provided with a sewerage property connection. 
2. The type of development and hydraulic load determines the diameter of the connection.
3. Existing 100 diameter connections may be reused to serve other than single lot residential developments, where it can be demonstrated the proposed hydraulic load is less than 165 fixture units and the location of the connection complies with current standards. Where this option is to be used, the Hydraulic or RPEQ consultant is to email the Water and Sewerage Assessment Team (WSAT@brisbane.qld.gov.au) advising that they intend reusing the existing 100 diameter connection and provide certification that the proposed hydraulic load will be less than 165 fixture units. The Water and Sewerage Assessment Team will provide advice that the connection can be reused and that this will satisfy the development condition. 
4. Clear and unobstructed 24 hours access is to be provided from the street frontage to the connection and maintenance hole(s). 
5. All live work must be undertaken by QUU at the developers expense. 
6. This condition has been imposed on behalf of Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities, under the delegated concurrence agency agreement. 
7. For any enquiries about this condition, please contact the Water and Sewerage Assessment Team, Development Assessment.

PROOF OF FULFILMENT
Plan checked and certified by a relevant Council Endorsed Minor Water and Sewer Process provider, as detailed in the Council Minor Water and Sewer Memorandum of Understanding. Live connections are by Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) or their provider. Sewer connection constructed and works accepted on maintenance / off maintenance by the Council Endorsed Minor Water and Sewer Process provider with information provided to WSAT Development Assessment.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

A List of these Registered Professional Engineers of Queensland is available on Councils Website. 

Notes.
-  A Development Assessment operational works approval is not required for this condition.
-  If the meters are purchased from QUU, submit a copy of the receipt to the Delegate, Development Assessment.
-  Minor Water Supply Works definition:- “up to 80m of pipe work and up to maximum 160mm diameter pipe”.

GUIDELINE
This condition is imposed to ensure that a water service and meter(s) are provided to a Development / Community Title Development / Standard / Building or Volumetric format. This is exclusive of any special fire service consideration ie. Internal hydrants, fire hose reels and sprinkler systems. For any enquiries about this condition, please contact the Water and Sewerage Assessment Team, Development Assessment.

PROOF OF FULFILMENT
Plan checked and certified by a relevant Council Endorsed Minor Water and Sewer Process provider, as detailed in the Council Minor Water and Sewer Memorandum of Understanding. Live connections are by Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) or their provider. Water connection constructed and works accepted on maintenance / off maintenance by the Council Endorsed Minor Water and Sewer Process provider with information provided to WSAT Development Assessment. Plumbing works accepted by the Manager, Plumbing Services Group and a Plumbing Compliance Permit issued.