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 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.

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

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

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

Carry out and maintain all works to the existing heritage place in accordance with heritage best practice and The Burra Charter (Australia ICOMOS Charter for Places of Cultural Significance).

Timing: Prior to and during site/operational/building work and ongoing.

Install vibration monitoring and set appropriate vibration limits to mitigate likely damage to retained building fabric. Vibration monitoring must be installed by a suitably qualified Registered Professional Engineer Queensland (RPEQ) with appropriate measures put in place to halt construction work should cracks or damage appear in retained fabric. RPEQ must review construction progress on a weekly basis to ensure retention of the heritage fabric.

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

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

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

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

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

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

Timing: Prior to issue of Certificate of Occupancy/Final Inspection Certificate or prior to commencement of use

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emissions are in accordance with the requirements of the Act.
The Environmental Protection Act 1994 prescribes that:

1. A person must not carry out building work in a way that makes an audible noise-
-  on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
-   on any other day, at any time. 
2. The reference in subsection (1) to a person carrying out building work-
-  includes a person carrying out building work under an owner-builder permit; and
-  otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

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

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.

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.

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).

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 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.

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

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

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

Carry out and maintain all works to the existing heritage place in accordance with heritage best practice and The Burra Charter (Australia ICOMOS Charter for Places of Cultural Significance).

Timing: Prior to and during site/operational/building work and ongoing.

Install vibration monitoring and set appropriate vibration limits to mitigate likely damage to retained building fabric. Vibration monitoring must be installed by a suitably qualified Registered Professional Engineer Queensland (RPEQ) with appropriate measures put in place to halt construction work should cracks or damage appear in retained fabric. RPEQ must review construction progress on a weekly basis to ensure retention of the heritage fabric.

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emissions are in accordance with the requirements of the Act.
The Environmental Protection Act 1994 prescribes that:

1. A person must not carry out building work in a way that makes an audible noise-
-  on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
-   on any other day, at any time. 
2. The reference in subsection (1) to a person carrying out building work-
-  includes a person carrying out building work under an owner-builder permit; and
-  otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

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

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.

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.

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.

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).

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 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.

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

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

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

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

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

Carry out and maintain all works to the existing heritage place in accordance with heritage best practice and The Burra Charter (Australia ICOMOS Charter for Places of Cultural Significance).

Timing: Prior to and during site/operational/building work and ongoing.

Carry out streetscape improvement works to the verge to the Locality Street standard for City Centre Type 1 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 Chapter 5.

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

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

Submit to Development Services, and obtain approval for, a detailed Landscape Works in Streetscape Plan for the required improvement works in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD), the requirements of this condition and the Infrastructure Design Planning Scheme Policy including Chapter 5. The detailed Landscape Works in Streetscape Plan must be prepared at a scale of 1:100 by a qualified Landscape Architect and include the following:

SPECIFIC REQUIREMENTS

Refer to Infrastructure design planning scheme policy - 5.3.3.1 City Centre

DOCUMENTATION REQUIREMENTS

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

Timing: Prior to building work above ground level commencing.

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

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

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

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

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

Carry out the works in accordance with the approved detailed Landscape Works in Streetscape Plan and to a standard and using materials in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy Chapter 5.

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

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

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

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

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

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

Submit to Development Services Specialist Services As Constructed drawings including an asset register, prepared by a Registered Professional Engineer Queensland, certifying that the streetscape works have been completed in accordance with the approved detailed Landscape Works in Streetscape Plan and to a standard and using materials in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy Chapter 5.

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

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

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

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

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

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

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

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

Timing: 12 months from acceptance of on- maintenance.

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

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

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

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

Timing: On completion of the on-maintenance period.

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

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.

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.

On completion of the Detailed Landscape Plan, submit to Development Services:
- Brisbane City Council Form CC10616 - Landscape Design Certificate prepared by a Qualified Landscape Architect to certify that the Detailed Landscape Plan complies with the requirements of this condition
- A copy of the certified Detailed Landscape Plan.

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 to Development Services:
- Brisbane City Council Form CC10613 - Landscape Works Certificate prepared by a Qualified Landscape Architect or licensed Landscape Contractor to certify the completed landscape work complies with the certified Detailed Landscape Plan
- A copy of the as-constructed certified Detailed Landscape Plan.

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.

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.

Submit Certification to Council by a suitably qualified acoustic consultant, demonstrating the following:

· Sound Limiting Devices have been installed into the amplification system/s; and

· The proposal complies with the noise criteria in PO1 of the Centre or Mixed Use Code.

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). Including but not limited to:
(i) Drainage control measures must be implemented and maintained to minimise water flow across 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.

Note: Guidelines and factsheets to assist with this are available from the 'Healthy Waterways - Water by Design' website at http://hlw.org.au/initiatives/esc/house-sites

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.

Note: Occupier is any principal contractor occupying the land exercising a right under the development approval.

Timing: Prior to commencement of any earth disturbing activities.

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 Charlotte and Edward Streets;
- located on or within 1.5 metres of the road frontage;
- mounted at least 300 millimetres above ground level; and
- clearly visible from the street for a pedestrian;
g) The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;
h) The sign is to be non- illuminated; and
i) Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times;

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

Arrange and attend a pre-start meeting with 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.

Carry out development in accordance with a Construction Management Plan (CMP) prepared in accordance with the Central Business District and City Frame Development Services Construction Management Guidelines and the requirements set out in this condition.

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

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

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

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

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

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

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

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

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

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

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

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

(xi) Anticipated staging and programming;

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

(xiii) Complaint management processes to be implemented; and

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

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

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

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

Timing: Prior to the pre-start meeting.

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

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

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

Legible copies of the approved CBD Construction Management Plan and current permits must be kept on site and be made available on request At all times.

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

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

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

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

Carry out the development in accordance with the approved CBD/City Frame Construction Management Plan.

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

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

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

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

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

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.

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

Provide and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services, street lighting or installations that are required to carry out the approved development. These works must be in accordance with the relevant Brisbane Planning Scheme Codes, and include the following, where applicable:
- the provision of all services and/or conduits along the full length of any rear allotment access or access easement.
- the breaking and/or relocation of any existing sewer combine drains.
- the relocation of any fire hydrant and/or valves from the development's vehicular footway crossings.
- the retention and/or relocation of any existing foul water lines that currently exist within the site.
- any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), water reticulation mains, water meters and the like, must be installed/relocated to their ultimate alignment relative to the new property boundary and clear of the usable footpath areas irrespective of the alignment of the existing services/conduits.

Note:
- The cost of moving services, utilities and assets is the responsibility of the Developer. The permission of the service, utility or asset owner will be required. Council permission is required if street trees, stormwater gullies/drains, and swales are affected. Urban Utilities permission is required if water supply and sewerage services are affected.
- Standard utility alignments may be found on Council's 'Brisbane Standard Drawings' 1013 to 1016 inclusive.
- Applicants must liaise with the appropriate service authorities. Typical underground services and/or conduits to be constructed include power, phone, telecommunications, sewer (including private combine drains) stormwater and gas, if applicable.

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

Timing: Prior to issue of Certificate of 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).

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.

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emissions are in accordance with the requirements of the Act.
The Environmental Protection Act 1994 prescribes that:

1. A person must not carry out building work in a way that makes an audible noise-
-  on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
-   on any other day, at any time. 
2. The reference in subsection (1) to a person carrying out building work-
-  includes a person carrying out building work under an owner-builder permit; and
-  otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

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

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

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

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

Pursuant to the Plumbing and Drainage Act 2018, any plumbing and drainage work must be carried out in compliance with the Plumbing and Drainage Regulation 2019.

Note: All new and existing plumbing services should be located within the lot that they serve.

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.

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

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.

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).

If the service of alcohol is proposed, a separate approval for an appropriate liquor licence should be obtained from the relevant authority. Liquor licenses are issued by the Queensland Government.

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 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.

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

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

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

Carry out and maintain all works to the existing heritage place in accordance with heritage best practice and The Burra Charter (Australia ICOMOS Charter for Places of Cultural Significance).

Timing: Prior to and during site/operational/building work and ongoing.

Install vibration monitoring and set appropriate vibration limits to mitigate likely damage to retained building fabric. Vibration monitoring must be installed by a suitably qualified Registered Professional Engineer Queensland (RPEQ) with appropriate measures put in place to halt construction work should cracks or damage appear in retained fabric. RPEQ must review construction progress on a weekly basis to ensure retention of the heritage fabric.

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

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

Timing: Prior to issue of Certificate of Occupancy/Final Inspection Certificate or prior to commencement of use

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emissions are in accordance with the requirements of the Act.
The Environmental Protection Act 1994 prescribes that:

1. A person must not carry out building work in a way that makes an audible noise-
-  on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
-   on any other day, at any time. 
2. The reference in subsection (1) to a person carrying out building work-
-  includes a person carrying out building work under an owner-builder permit; and
-  otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

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

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.

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.

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).

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 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.

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

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

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

Carry out and maintain all works to the existing heritage place in accordance with heritage best practice and The Burra Charter (Australia ICOMOS Charter for Places of Cultural Significance).

Timing: Prior to and during site/operational/building work and ongoing.

Install vibration monitoring and set appropriate vibration limits to mitigate likely damage to retained building fabric. Vibration monitoring must be installed by a suitably qualified Registered Professional Engineer Queensland (RPEQ) with appropriate measures put in place to halt construction work should cracks or damage appear in retained fabric. RPEQ must review construction progress on a weekly basis to ensure retention of the heritage fabric.

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emissions are in accordance with the requirements of the Act.
The Environmental Protection Act 1994 prescribes that:

1. A person must not carry out building work in a way that makes an audible noise-
-  on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
-   on any other day, at any time. 
2. The reference in subsection (1) to a person carrying out building work-
-  includes a person carrying out building work under an owner-builder permit; and
-  otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

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

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.

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.

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.

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).

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 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.

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

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

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

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

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

Carry out and maintain all works to the existing heritage place in accordance with heritage best practice and The Burra Charter (Australia ICOMOS Charter for Places of Cultural Significance).

Timing: Prior to and during site/operational/building work and ongoing.

Carry out streetscape improvement works to the verge to the Locality Street standard for City Centre Type 1 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 Chapter 5.

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

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

Submit to Development Services, and obtain approval for, a detailed Landscape Works in Streetscape Plan for the required improvement works in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD), the requirements of this condition and the Infrastructure Design Planning Scheme Policy including Chapter 5. The detailed Landscape Works in Streetscape Plan must be prepared at a scale of 1:100 by a qualified Landscape Architect and include the following:

SPECIFIC REQUIREMENTS

Refer to Infrastructure design planning scheme policy - 5.3.3.1 City Centre

DOCUMENTATION REQUIREMENTS

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

Timing: Prior to building work above ground level commencing.

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

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

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

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

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

Carry out the works in accordance with the approved detailed Landscape Works in Streetscape Plan and to a standard and using materials in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy Chapter 5.

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

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

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

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

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

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

Submit to Development Services Specialist Services As Constructed drawings including an asset register, prepared by a Registered Professional Engineer Queensland, certifying that the streetscape works have been completed in accordance with the approved detailed Landscape Works in Streetscape Plan and to a standard and using materials in accordance with the requirements of the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD) and the Infrastructure Design Planning Scheme Policy Chapter 5.

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

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

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

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

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

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

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

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

Timing: 12 months from acceptance of on- maintenance.

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

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

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

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

Timing: On completion of the on-maintenance period.

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:
- 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.



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.

On completion of the Detailed Landscape Plan, submit to Development Services:
- Brisbane City Council Form CC10616 - Landscape Design Certificate prepared by a Qualified Landscape Architect to certify that the Detailed Landscape Plan complies with the requirements of this condition
- A copy of the certified Detailed Landscape Plan.

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 to Development Services:
- Brisbane City Council Form CC10613 - Landscape Works Certificate prepared by a Qualified Landscape Architect or licensed Landscape Contractor to certify the completed landscape work complies with the certified Detailed Landscape Plan
- A copy of the as-constructed certified Detailed Landscape Plan.

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.

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.

Submit Certification to Council by a suitably qualified acoustic consultant, demonstrating the following:

· Sound Limiting Devices have been installed into the amplification system/s; and

· The proposal complies with the noise criteria in PO1 of the Centre or Mixed Use Code.

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). Including but not limited to:
(i) Drainage control measures must be implemented and maintained to minimise water flow across 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.

Note: Guidelines and factsheets to assist with this are available from the 'Healthy Waterways - Water by Design' website at http://hlw.org.au/initiatives/esc/house-sites

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.

Note: Occupier is any principal contractor occupying the land exercising a right under the development approval.

Timing: Prior to commencement of any earth disturbing activities.

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 Charlotte and Edward Streets;
- located on or within 1.5 metres of the road frontage;
- mounted at least 300 millimetres above ground level; and
- clearly visible from the street for a pedestrian;
g) The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;
h) The sign is to be non- illuminated; and
i) Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times;

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

Arrange and attend a pre-start meeting with 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.

Carry out development in accordance with a Construction Management Plan (CMP) prepared in accordance with the Central Business District and City Frame Development Services Construction Management Guidelines and the requirements set out in this condition.

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

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

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

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

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

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

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

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

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

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

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

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

(xi) Anticipated staging and programming;

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

(xiii) Complaint management processes to be implemented; and

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

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

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

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

Timing: Prior to the pre-start meeting.

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

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

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

Legible copies of the approved CBD Construction Management Plan and current permits must be kept on site and be made available on request At all times.

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

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

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

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

Carry out the development in accordance with the approved CBD/City Frame Construction Management Plan.

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

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

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

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

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

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.

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. Bins are to be presented on the verge at the time of collection and immediately returned to the designated on site Bin storage area once collected by the private waste contractor.

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

Provide and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services, street lighting or installations that are required to carry out the approved development. These works must be in accordance with the relevant Brisbane Planning Scheme Codes, and include the following, where applicable:
- the provision of all services and/or conduits along the full length of any rear allotment access or access easement.
- the breaking and/or relocation of any existing sewer combine drains.
- the relocation of any fire hydrant and/or valves from the development's vehicular footway crossings.
- the retention and/or relocation of any existing foul water lines that currently exist within the site.
- any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), water reticulation mains, water meters and the like, must be installed/relocated to their ultimate alignment relative to the new property boundary and clear of the usable footpath areas irrespective of the alignment of the existing services/conduits.

Note:
- The cost of moving services, utilities and assets is the responsibility of the Developer. The permission of the service, utility or asset owner will be required. Council permission is required if street trees, stormwater gullies/drains, and swales are affected. Urban Utilities permission is required if water supply and sewerage services are affected.
- Standard utility alignments may be found on Council's 'Brisbane Standard Drawings' 1013 to 1016 inclusive.
- Applicants must liaise with the appropriate service authorities. Typical underground services and/or conduits to be constructed include power, phone, telecommunications, sewer (including private combine drains) stormwater and gas, if applicable.

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

Timing: Prior to issue of Certificate of 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).

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.

Pursuant to the Environmental Protection Act 1994, all development involving the emission of noise and dust from building and/or construction activities, must ensure that the emissions are in accordance with the requirements of the Act.
The Environmental Protection Act 1994 prescribes that:

1. A person must not carry out building work in a way that makes an audible noise-
-  on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
-   on any other day, at any time. 
2. The reference in subsection (1) to a person carrying out building work-
-  includes a person carrying out building work under an owner-builder permit; and
-  otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

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

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

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

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

Pursuant to the Plumbing and Drainage Act 2018, any plumbing and drainage work must be carried out in compliance with the Plumbing and Drainage Regulation 2019.

Note: All new and existing plumbing services should be located within the lot that they serve.

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.

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

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.

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).

If the service of alcohol is proposed, a separate approval for an appropriate liquor licence should be obtained from the relevant authority. Liquor licenses are issued by the Queensland Government.

Council has chosen to issue an early referral agency response under section 57 of the Planning Act 2016 for the proposed building work on a Local Heritage Place (Planning Regulation 2017, Schedule 10, Part 8, Division 1, Subdivision 3, Table 1) The response is attached to this decision notice.