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.

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.

Work on or around protected vegetation may require a permit under the Natural Assets Local Law 2003 (NALL). Permits under the NALL are issued by Development Services.

To apply for a permit to work on protected vegetation go to Council's website or contact the call centre on 3403 8888.

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

The currency period for this development approval is stated in the Decision Notice and is expressed as a date.

This development approval lapses at the end of the currency period (the date stated in the decision notice) pursuant to section 85 of the Planning Act 2016.

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).

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

To prevent the spread of fire ants, the Queensland Government has implemented improvement controls in areas of Queensland (biosecurity zones) where this pest species has been detected.

These controls apply to individuals and commercial operators and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment.  Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

For further information contact the relevant Queensland State Government department on 13 QGOV.

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

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

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

For more information refer to:

Council's website at https://www.brisbane.qld.gov.au/community-support- and-safety/natural-disasters-and-emergencies/flooding-in-brisbane/flood- resilient-design-and-building-requirements-

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

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 Thorn and Castlebar 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.

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

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

A legible copy of the Council approved DRAWINGS AND DOCUMENTS and the Development Approval Package must be maintained on site and kept available for inspection by site workers and Council officers.

Note: This condition is imposed to ensure compliance with the conditions of development approval.

Carry out the approved development in accordance with the approved DRAWINGS AND DOCUMENTS.

Note: This approval does not imply permission to enter neighbouring properties to carry out the construction (including, but not limited to, associated drainage and earthworks).  Permission to enter neighbouring properties must be obtained from the relevant property owners.

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

NOTE: 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 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.

Install and maintain a suitable system of security lighting to operate from dusk to dawn within all areas where the public may gain access, including car parking areas, building entrances and vegetated areas

Ensure that all external lighting is in accordance with Australian Standard - AS4282- Control of the Obtrusive Effects of Outdoor Lighting so as not to cause nuisance to nearby residents or passing motorists.

Ensure lighting over publicly accessible pathways covered by permanent awnings is in accordance with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area (Category P) lighting - Performance and design requirements.

Lighting must be maintained by the owner of the building in a safe and good working order.

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

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

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

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

Timing: Prior to new building works commencing above ground (works associated with the partial demolition or basement can occur prior to the submission of (a)).

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

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

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

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

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

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

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

Submit to Development Services certification by a Registered Architect or Queensland Building Construction Commission Open Licence Class Building Designer confirming that the building has been constructed in accordance with the approved architectural drawings.

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

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

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

Submit to Development Services certification from a Registered Surveyor (Qld) confirming that the 'as constructed' floor and roof levels and overall height are in accordance with the requirements of this condition.

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

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.

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

Timing: Prior to building work above ground level commencing.

Install and maintain glazing in accordance with the above specification.

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

Submit to Development Services certification by a Professional Engineer (registered in Australia and qualified in wind engineering) confirming that the findings and recommendations of the above 'Wind Study Report' have been implemented in accordance with the requirements of this condition.

Timing: Prior to the commencement of the use.

Provide a pedestrian prioritised pathway from the street frontage to the lobby entry for the tower component and front doors of the river homes component. The pathway must be differentiated in colour and texture from the driveway surface.

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

Provide sun shading in accordance with the approved DRAWINGS AND DOCUMENTS.

Submit to Virtual Brisbane, a digital model for inclusion into the Brisbane City Council Virtual Brisbane 3D model. This must be a high quality, detailed and textured 3D exterior model of the approved development at a standard which can be publicly viewable. This must be of a compatible file format, include property boundaries and show heights in Australian Height Datum (AHD). For information on the submission and a complete list of requirements' visit: www.brisbane.qld.gov.au/virtualbrisbane3Drequirements

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

Submit to, and obtain approval from, Development Services, a plan of subdivision showing the land to be transferred for the Community Purposes Network (Park) and other ancillary public purposes (including essential services) as determined by Council to demonstrate compliance with the requirement of this condition.

Timing: Prior to submission of the request for compliance assessment pursuant to Schedule 18 of the Planning Regulation 2017 for Council's notation on the plan of subdivision necessary to comply with this condition.

Submit a request for Council to prepare the necessary transfer documentation to demonstrate compliance with the requirements of this condition.

Note: Land to be transferred to the Brisbane City Council must have the necessary transfer documentation prepared by the Brisbane City Council, free of cost to Council.

Timing: Prior to submission of the request for compliance assessment pursuant to Schedule 18 of the Planning Regulation 2017 for Council's notation on the plan of subdivision necessary to comply with this condition.

Lodge the plan of subdivision notated by Council pursuant to Schedule 18 of the Planning Regulation 2017 and the necessary transfer documentation prepared by Council with the Registrar of Titles for the relevant Queensland State Government Authority.

Timing: Prior to commencement of use.

Install tree protection measures in accordance with Australian Standard - AS4970 Retention of Trees on Development Site.

There must be no excavation, filling or storage of materials or plant within the drip line of the tree(s).

Where works are within the canopy drip line of existing street trees, contact Program Planning and Integration Regional Coordinator Arboriculture in relation to the required provision of protection measures.

Note: If fencing is to protect street trees, a permit to temporarily occupy the footway will be required from Compliance and Regulatory Services.

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

Maintain protection measures while development is occurring and remove protection measures prior to commencement of the use.

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

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

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

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

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

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

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

Submit to Development Services As Constructed plans including an asset register, checked by a Registered Professional Engineer Queensland, certifying that the concrete path works have been completed in accordance with relevant Brisbane Planning Scheme Codes/Policies.

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

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

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

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

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

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

Implement protection measures including the erection of a temporary fence around the entire tree protection zone (established pursuant to AS-4970) or as directed by a qualified Arborist. There must be no excavation, filling, storage of materials or plant within the fenced area. Protection fences must be removed prior to the commencement of the use.

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

Submit to Development Services certification from a qualified Arborist (minimum AQF Level 5 in Arboriculture with a minimum of 5 years' experience) certifying that tree protection measures were implemented in accordance with this condition.

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

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

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
-  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
  -  Planting layout and species.

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

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

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

Rooftop gardens and Containerised Planters

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.

Advice note: The SARA referral agency response (dated 12 September 2025, reference 2412-43793 SRA) includes requirements relating to detailed landscape plans. The requirements of this SARA response are to prevail, to the extent there is any inconsistency between the requirements of this condition and the requirements of the conditions imposed by SARA as part of the referral agency response.

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

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

On completion of the Detailed Landscape Plan, submit to Development Services:
-  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.

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.

Acid Sulfate Soils must be managed in accordance with this condition.

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

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

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

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

Manage stormwater quality in accordance with this condition.

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

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

Timing: Prior to submission of the request pursuant to Schedule 18 of the Planning Regulation 2017 for Council's notation on the plan of subdivision necessary to comply with this condition.

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

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

Timing: As part of the submission of the request pursuant to Schedule 18 of the Planning Regulation 2017 for Council's notation on the plan of subdivision necessary to comply with this condition.

Lodge the plan of subdivision notated by Council pursuant to Schedule 18 of the Planning Regulation 2017 and the necessary easement documentation with the Registrar of Titles for the relevant Queensland State Government Authority.

Timing: Prior to commencement of use.

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

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

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

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

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

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

  B. Turbidity, Nephelometric Turbidity Units (NTU) value less than 10% above background, 75 NTU, or as agreed in writing by an Officer from Councils Erosion and Sediment Control (ESC) Team in Compliance and Regulatory Services;

  C. pH between 6.5 and 8.5 at all times.

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

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

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

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

Timing: Prior to commencement of any earth disturbing activities.

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

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

The ESCP and design certificate must be certified by a Certified Professional in Erosion and Sediment Control (CPESC) or a Registered Professional Engineer Qld (RPEQ) with suitable qualifications and experience in erosion and sediment control.

Documentary evidence demonstrating appropriate qualifications in erosion and sediment control must be provided to the Council upon request.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Timing: On completion of the on-maintenance period.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Timing: Prior to building work commencing above ground.

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

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

(i)    Location of and impacts to any Council vegetation (i.e. street trees/park trees/garden beds)
(ii)   Location of and impact to any trees/vegetation on adjoining properties, including mitigation of potential impacts;
(iii)  Provision for pedestrian management;
(iv)  Existing and proposed kerbside allocation signs and line marking (such as bus stops, loading zones and parking meters and/or ticket dispensers);
(v)    Location of and impacts to any Council or other public utility assets;
(vi)   Location and design of temporary vehicular construction access points, including frequency of use;
(vii)  Management and mitigation strategies for the impact of dust, noise and vibration upon adjoining and nearby properties;
(viii)  Provision for loading and unloading materials including the location of any remote loading sites / truck layby sites;
(ix)   Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(x)     Location of proposed external hoardings and/or gantries, and the impacts on existing street furniture and other assets located within the verge as well as impacts on any existing advertising signage located either along or adjacent to the site frontage  - this includes any potential obstruction of sight lines for such advertising  (e.g. 'CityCycle' bicycle stations or bus stops with advertising);
(xi)    Anticipated staging and programming;
(xii)   Complaint management processes to be implemented; and
(xiii)  Compliance with the Management Plans Planning Scheme Policy and other relevant Planning Scheme Policies.

The Construction Management Plan must be supported by 'approval in principle' or written approvals from the relevant Council sections or other governing bodies responsible for any potentially impacted infrastructure.

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

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

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

Timing: Prior to the pre-start meeting.

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

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

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

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

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

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

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

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

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

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

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

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

Submit to Development Services, "As Constructed" drawings prepared by a Registered Surveyor (Qld). The registered surveyor must certify that the "As Constructed" drawings are in accordance with the APPROVED PLANS and the relevant Brisbane Planning Scheme Codes and show finished surface level information over the completed development.

Note: The survey information must show surface levels and site contours at 1 metre intervals. All levels must be shown as Reduced Levels to the "Australian Height Datum" (AHD).

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

-  All retaining walls including the footings, must be located wholly within the property boundaries of the site where works are occurring

-  Runoff from surface drains and subsoil drainage associated with the retaining walls (irrespective of the height of the wall) must be collected and conveyed to a lawful point of discharge and must not cause any ponding, nuisance or disturbance to adjacent property owners.

-  Retaining walls to stabilise excavation must be set back from property boundaries to accommodate subsoil drainage without encroachment into the neighbouring property. This set back may vary depending on the height, structure and design of the retaining wall, surcharge loadings from neighbouring properties, and to provide a surface drain along the top of the retaining wall

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

For retaining walls over 1.0m in height, obtain certification from a Registered Professional Engineer Queensland that the design and construction of the retaining walls and ancillary drainage are in accordance with the requirements of this condition.

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

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

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

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

Design and construct all basements affected by flooding within the Brisbane River and Creek/Waterway Flood Planning Areas, including stormwater, electrical and sanitary facilities, in accordance with the following:
i) All ventilation openings, driveway entry/exit ramps and pedestrian entrances into the basement must be constructed to achieve the minimum flood planning levels identified in the relevant Brisbane Planning Scheme Codes to prevent the ingress of floodwaters into the basement
ii) The basement subsoil drainage and associated stormwater drainage/flow management must be designed by a Registered Professional Engineer Queensland (RPEQ) to manage the expected sub-surface flow rate resulting from flooding at the highest defined flood event and/or tidal waters (where applicable).
iii) Where any part of a basement is below 2m AHD or subject to saline groundwater conditions, a RPEQ must certify that the design of concrete structures is suitable to withstand the corrosive effects of saline water for the design life of the structure.
iv) All stormwater pump systems must have backflow prevention devices and designed with a discharge point that will gravity drain into a Council stormwater system, or other Lawful Point of Discharge.
v) All sewer connections must include backflow prevention devices.

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

Submit to Council certification by a Registered Professional Engineer Queensland that the stormwater, subsoil drainage and sewer hydraulic design, specifications and drawings for the basement construction is in accordance with the requirements of this condition.

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

Submit to development Services As Constructed drawings certified by a Registered Professional Engineer Queensland showing the surveyed basement entry levels, subsoil drainage details and pump design.

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

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

i) A completely watertight tanked basement with walls and floors designed by a Registered Professional Engineer Queensland (Structural) to resist hydrostatic pressures expected during a defined flood event,

OR

ii) A subsoil drainage system and pump system designed by a Registered Professional Engineer Queensland and constructed to prevent the basement from flooding and meet the following:
a) The pump system is to utilise a duty and standby pump system to manage the expected sub- surface flow rate resulting from flooding at the highest defined flood event and/or tidal waters (where applicable)
b) The pumps are connected to a backup power supply that is located above the highest defined flood level.
c) The backup power supply must be a battery, fuel or gas power source that will run the pumps for a 48h period, where the site is affected by the Brisbane River Flood Planning areas.

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

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

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

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

Submit to Council certification by a Registered Professional Engineer Queensland that the stormwater, subsoil drainage, pump and backup power supply has been constructed in accordance with the requirements of this condition.

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

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

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

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

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

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

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

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

Timing:  At time of a change of ownership.

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

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

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

Construct the works in accordance with the above approved drawings.

Timing: Prior to on-maintenance acceptance.

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

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

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

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

Remove the redundant existing driveway crossover(s) on the Thorn Street frontage of the site and reinstate the kerb and channel, road pavement, footways and footpaths in accordance with the relevant Brisbane Planning Scheme Codes.

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

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

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

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

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

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

The currency period for this development approval is stated in the Decision Notice and is expressed as a date.

This development approval lapses at the end of the currency period (the date stated in the decision notice) pursuant to section 85 of the Planning Act 2016.

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

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

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

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

Occupiers of the approved development will not be eligible for on-street residential or visitor parking permits.

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

To prevent the spread of fire ants, the Queensland Government has implemented improvement controls in areas of Queensland (biosecurity zones) where this pest species has been detected.

These controls apply to individuals and commercial operators and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment.  Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

For further information contact the relevant Queensland State Government department on 13 QGOV.

Services for water and wastewater (sewerage) are not under the jurisdiction of Brisbane City Council.  Authorisation to connect the approved development to the water/wastewater networks and for property service connections required a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009.

For further information about any necessary Water Approvals contact Urban Utilities.

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

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

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

For more information refer to:

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

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

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

A legible copy of the Council approved DRAWINGS AND DOCUMENTS and the Development Approval Package must be maintained on site and kept available for inspection by site workers and Council officers.

Note: This condition is imposed to ensure compliance with the conditions of development approval.

Carry out the approved development in accordance with the approved DRAWINGS AND DOCUMENTS.

Note: This approval does not imply permission to enter neighbouring properties to carry out the construction (including, but not limited to, associated drainage and earthworks).  Permission to enter neighbouring properties must be obtained from the relevant property owners.

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

Install tree protection measures in accordance with Australian Standard - AS4970 Retention of Trees on Development Site.

There must be no excavation, filling or storage of materials or plant within the drip line of the tree(s).

Where works are within the canopy drip line of existing street trees, contact Program Planning and Integration Regional Coordinator Arboriculture in relation to the required provision of protection measures.

Note: If fencing is to protect street trees, a permit to temporarily occupy the footway will be required from Compliance and Regulatory Services.

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

Maintain protection measures while development is occurring and remove protection measures prior to commencement of the use.

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

Implement protection measures including the erection of a temporary fence around the entire tree protection zone (established pursuant to AS-4970) or as directed by a qualified Arborist. There must be no excavation, filling, storage of materials or plant within the fenced area. Protection fences must be removed prior to the commencement of the use.

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

Submit to Development Services certification from a qualified Arborist (minimum AQF Level 5 in Arboriculture with a minimum of 5 years' experience) certifying that tree protection measures were implemented in accordance with this condition.

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

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

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
-  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
  -  Planting layout and species.

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

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

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

Rooftop gardens and Containerised Planters

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

Timing: To be maintained.

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

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

On completion of the Detailed Landscape Plan, submit to Development Services:
-  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 provided in this application and previous approval (Council reference: A005833578), in accordance with the certified Detailed Landscape Plan.

Timing: To be maintained.

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

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

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

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

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

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

B. Turbidity, Nephelometric Turbidity Units (NTU) value less than 10% above background, 75 NTU, or as agreed in writing by an Officer from Councils Erosion and Sediment Control (ESC) Team in Compliance and Regulatory Services;

C. pH between 6.5 and 8.5 at all times.

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

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

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

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

Timing: Prior to commencement of any earth disturbing activities.

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

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

The ESCP and design certificate must be certified by a Certified Professional in Erosion and Sediment Control (CPESC) or a Registered Professional Engineer Qld (RPEQ) with suitable qualifications and experience in erosion and sediment control.

Documentary evidence demonstrating appropriate qualifications in erosion and sediment control must be provided to the Council upon request.

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

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

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

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

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

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

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

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

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

- All retaining walls including the footings, must be located wholly within the property boundaries of the site where works are occurring

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

- Retaining walls to stabilise excavation must be set back from property boundaries to accommodate subsoil drainage without encroachment into the neighbouring property. This set back may vary depending on the height, structure and design of the retaining wall, surcharge loadings from neighbouring properties, and to provide a surface drain along the top of the retaining wall

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

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

Timing: Upon completion of all operational works.

For retaining walls over 1.0m in height, obtain certification from a Registered Professional Engineer Queensland that the design and construction of the retaining walls and ancillary drainage are in accordance with the requirements of this condition.

Timing: Upon completion of all operational works.

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.

Timing: Upon completion of all operational works.

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.

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: Upon completion of all operational works.

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.

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).

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

To prevent the spread of fire ants, the Queensland Government has implemented improvement controls in areas of Queensland (biosecurity zones) where this pest species has been detected.

These controls apply to individuals and commercial operators and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment.  Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

For further information contact the relevant Queensland State Government department on 13 QGOV.

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

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

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

For more information refer to:

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

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

The development and surrounding riverbank must be maintained in accordance with the approved drawings and documents.

Dry storage of small boats (such as jet skis and kayaks) for use by residents and guests may be accommodated within the general storage areas of the development.

Any dry storage of small boats located on the prescribed tidal works must be limited to hoists or lift facilities designed to service a single vessel, and must not include boat sheds or other forms of dry storage unless identified on the approved plans and documents.

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).

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

To prevent the spread of fire ants, the Queensland Government has implemented improvement controls in areas of Queensland (biosecurity zones) where this pest species has been detected.

These controls apply to individuals and commercial operators and restrict the movement of materials that could carry fire ants which include soil, turf, potted plants, mulch, baled hay or straw, animal manures, mining or quarry products.

Breaches of these controls can potentially impact the community, economy and the environment.  Penalties for non-compliance with movement controls within fire ant biosecurity zones apply under the Biosecurity Act 2014.

For further information contact the relevant Queensland State Government department on 13 QGOV.

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

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

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

For more information refer to:

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

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

The development and surrounding riverbank must be maintained in accordance with the approved drawings and documents.

Dry storage of boats on located on the prescribed tidal work must be limited to hoists or lift facilities designed for a single vessel, and must not include boat sheds or any other form of dry storage, unless otherwise shown on the approved drawings or documents.

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).

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.

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).

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.