This Preliminary Approval (Carry Out Building Works) does not include assessment against the Building Act and does not permit building work to occur.  Prior to the commencement of any building work, Development Permit(s) for Carrying Out Building Work will be required.

If construction for the approved development does not commence within 3 months of the demolition of the existing building(s) on site, the site is to be landscaped in accordance with a landscape drawing that has been submitted to and approved by Development Assessment.

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

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

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

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

Install and maintain secure bicycle parking and associated support facilities consistent with the approved drawings and generally in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

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

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

Prior to any works commencing on the site and then to be maintained until completion of the development for all stages , erect an "Information Sign" as outlined below:

a) 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 must be placed on or within 1.5 metres of the road frontage for the site at the following locations:

• Bank Street frontage;  and

The site is to be mounted at least 300 millimetres above ground level;

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;

i) Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times; and

j) The sign/s are to be located on the subject property and is to be comply with the General Requirements for Signage contained within the Local Laws Policy "Control of Outdoor Advertising" specifically with regard to Traffic Safety, Clearances and Structural Systems;

The roof terrace level (communal use areas) is limited to residential use only and shall not be used between the hours of 10pm to 7am. The roof top communal open space area shall remain open to the sky with no roof above including impervious roofing.

Requirements of this condition shall be contained within any Community Management Statement.

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

With any subsequent volumetric subdivision application ensure a Building Management Statement is registered on the title for each proposed lot.  The Building Management Statement is to cover common building management items (e.g. support, shared services/utilities, pedestrian and vehicle access).  The Building Management Statement is to be submitted to and approved by Development Assessment.

Provide an undertaking that the Building Management Statement is to be registered at the same time as, the survey plan is registered.

Install and maintain a suitable system of lighting, to operate from dusk to dawn, within all areas where the public may gain access.

Submit for the approval of Development Assessment, further details of the building, facade treatment and external materials, colours and finishes (in particular on the proposed painted pre-cast concrete) generally consistent with the approved drawings.

Timing: Prior to building work above ground level commencing.

Implement the above detailed design treatments.

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

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

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

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

Provide solar screening to all western facing windows.  Screening is to include a vertical screening element and be positioned in conjunction with a window hood.

Provide screening in accordance with the following:

Where any window of a habitable room is within 5 metres of the property boundaries other than a road frontage, provide:

• high level window (sill height above 1.8m); or
• vertical window with fixed opaque glazing treatment in any part of the window below 1.8m above floor level; or
• an alternative form of window screening as agreed to in writing by the Team Manager, Planning Services South, Development Assessment Branch.
  
  

Any Community Management Statement is to contain a by-law which reflects the requirements of this condition.

Submit to Development Assessment documentary evidence that:

- The level of specular light reflectance from the glazing incorporated into the approved development will not exceed twenty (20) per cent; and
-   The level of solar (heat) reflectance from the glazing incorporating into the approved development will not exceed twenty (20) per cent.

Timing: Prior to building work above ground level commencing.

Install and maintain glazing in accordance with the Manufacturer's specification.

Submit to Development Assessment, a detailed and textured digital 3D model in Autodesk compatible format for incorporation into the Brisbane City Council Virtual Brisbane 3D Model. The digital model shall be a high quality 3D Exterior Detailed Model to the extent of the development at a standard which can be publicly viewable and include:

1.  1:1 Unit measurements in millimetres.
2.  Image texture maps, materials and colours included with 3D model.
3.  Survey settings provided to AHD.

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

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

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

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

Maintain the landscape generally in accordance with the detailed plans.

Identify, retain and protect the existing street trees unless otherwise determined in writing by Asset Services.

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

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.

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

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

Submit a Pedestrian Lighting Design in accordance with the requirements of this condition.

Obtain an electrical connection from Energex prior to installing the lighting.

Timing:  Prior to building work above ground level commencing

Submit a Pedestrian Lighting Design (including Details) for the full street frontage of the development for approval by the City Lighting, Asset Services.  The lighting is to be in accordance with AS/NZS 1158.3.1, 1999 Pedestrian Area (Subcategory P3) lighting and the relevant Brisbane Planning Scheme codes/policies.

Timing: Prior to building work above ground level commencing

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

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

Provide to City Lighting, Asset Services certification from a licensed electrical contractor that the electrical connection has been installed in accordance with the approved Pedestrian Lighting Design and that the lighting is fully operational. In addition, the certification is to specify that the electrical installation has been tested to ensure it is electrically safe and is in accordance with the requirements of Australian / New Zealand Standard 3000 Electrical Installations (known as the "Wiring Rules") and any other standard applying to the electrical installation under the Electrical Safety Regulation 2002.

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

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

Contact City Lighting, Asset Services to arrange an On Maintenance inspection.

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

Provide 12 months' maintenance to the works from the time the works are accepted On-Maintenance by Council.  Maintain the lighting and rectify all defects identified at the On-Maintenance inspection and those arising during the maintenance period.

Timing:  From acceptance of On Maintenance period.

On completion of the maintenance period contact Development Assessment, to arrange an Off- Maintenance inspection and release of the Bond.  Ensure all defects are rectified prior to making an appointment for Off-Maintenance Inspection.

Timing: On completion of the maintenance period

Provide improvement works to the road reserve pavement in accordance with the requirements of this condition.

For a material change of use, submit to Development Assessment and receive approval for details on the finished levels of the sire and building entries (both pedestrian and vehicular) to demonstrate compatibility with acceptable footpath/footway grades. The details must be provided by a suitably qualified and experienced Landscape Architect or other relevant professional and include at least the following information:

-  Finished surface levels at the site/lot boundary;
-  Finished ground floor levels;
-  Crossfall and longitudinal grades including sections demonstrating compliance with Australian Standards for Access and Mobility (maximum crossfall of 1:50); and
-  Existing kerb heights.

Timing: Prior to building works commencing

Submit to Development Assessment and receive approval for a detailed Landscape Works in Streetscape Plan for required works to be undertaken within the road reserve fronting the development site. The plan is to be prepared at a scale of 1:100 by a suitably qualified and experienced Landscape Architect and the works are to be constructed to a standard and of materials consistent with the requirements of relevant Brisbane Planning Scheme Codes/Policies.  The plans are to include the following:

-   all works in the verge to be in accordance with the guidelines for a Neighbourhood St Major (NS1) as outlined in the Centres Detail Design Manual;

-  Pavement treatment in the required materials and pattern
-  Street trees integrated into the proposed pavement pattern
-  Conceptual location of pedestrian lighting where under awning lighting is not provided
-  Location of underground and above-ground services
-  Location of service pits (replaced with Cast Iron Lids or as approved by Development Assessment)
-  Location and description of street furniture
-  Finished surface levels at lot boundary and kerb
-  Cross-fall and longitudinal grades including sections demonstrating compliance with Australian Standards for Access and Mobility (maximum crossfall of 1:50)
-  Existing kerb materials and heights
-  Tactile pavers as required in accordance with AS1428.4 and located in accordance with Council’s Standard Drawings, particularly UMS 213 (kerb ramps) and 221 (crossovers)
-   Proposed road use adjacent to the kerb (e.g. bus stops, parking bays)
-  Details of awnings including location, height, materials. Ensure a clearance of 1.5m is 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 (MCU) or prior to operational work commencing (ROL) to comply with this condition

Carry out the works documented in the approved Landscape Works in Streetscape Plan.

Note: Lodge and receive approval for an ‘Application for Permits Relating to Roads and Footway’ prior to carrying out the approved works.

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

Remove the existing footway including affected street signage for the full length of the frontages to Bank Street in accordance with Council standards and complying with the terms and conditions of the footway permit.

Note: All existing artworks and regulatory signage is to be secured and repositioned to Councils satisfaction.

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

Provide to Development Assessment certification from a Registered Professional Engineer of Queensland that footway works have been carried out as documented on the approved Streetscape Works Plan, including the following:

-  Construction of footway and associated works including all sub-surface works, kerb and channel, footings for pedestrian and road lights, installation of furniture and any other construction associated with the footway works
-  Shade structures associated with the footway works
-  All electrical works located and constructed in accordance with the approved Pedestrian Lighting Design.

Timing: At the On Maintenance Inspection

Contact Development Assessment to arrange an On-Maintenance inspection.

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

Provide 12 months maintenance to the streetscape works and rectify any defects identified at the On-Maintenance inspection.

Lodge a bond for the maintenance period of the works. The bond is to be calculated in accordance with the relevant Brisbane Planning Scheme Codes/Policies (5% of total value of the landscape works or minimum of $5,000.00 whichever is greater). A maintenance bond can consist of either a bank guarantee or monetary payment lodged with Council.

Timing: From acceptance of On-Maintenance period

On completion of the maintenance period, contact Development Assessment to arrange an Off-Maintenance inspection and release of the bond. Ensure all defects are rectified prior to making an appointment for Off-Maintenance inspection.

Timing: On completion of the maintenance period

Design and construct the proposed development in accordance with the following method as per the information provided by ASK Consulting Engineers P/L dated 19 August 2014.

• Glazing, south western façade, Rw 36
• Remaining glazing, Rw 28
• Roof, Rw 43
• Walls, Rw 40

Submit certification to the Assessment Manager (from a qualified acoustic consultant) that the above design and construction methods have been incorporated into the development.

Operation of trucks, commercial vehicles and/or waste collection vehicles during the operational phase of the development must only occur between 7am - 7pm Monday to Saturday.

Air-conditioning must be provided to all living and sleeping areas, as windows and doors are required to remain closed to maintain acceptable indoor noise levels.

Following the installation of all mechanical plant and equipment (e.g. air conditioning, mechanical ventilation and refrigeration equipment and heat pump hot water systems), submit to Development Assessment certification that the plant and equipment is adequately noise- attenuated and is in accordance with the criteria of the relevant Brisbane Planning Scheme Codes/Policies.

Implement and maintain the recommendations of Section 4.1 and drawing within Appendix B of the Site Based Stormwater Quality Management Plan prepared by Westera Partners P/L, Received 14 July 2014 to achieve the requirements of the State Planning Policy 2013 (Qld) Water Quality.

Submit to Development Assessment certification from a Registered Professional Engineer Queensland, that all the treatments and measures recommended in the approved Site Based Stormwater Quality Management Plan have been implemented and constructed into the development.

All proposed earthworks are to be carried out in accordance with the relevant Brisbane Planning Scheme Codes/Policies and the following requirements:

Submit and obtain endorsement from Development Assessment an earthworks plan prepared in accordance with the relevant Brisbane Planning Scheme Codes/Policies and Reference Specifications, checked and certified by a Registered Professional Engineer of Queensland- Civil (RPEQ- Civil).

The Earthworks Plan should include the following:

-   The location of any cut and/or fill;
-  The quantity of fill to be deposited and finished fill levels;
-  Maintenance of access roads to and from the site such that they remain free of all fill material and are cleaned as necessary;
-  The existing and proposed finished levels in reference to the Australian Height Datum (extending into the adjacent properties);
-  Preservation of all drainage structures from the effects of structural loading generated by the earthworks;
-  Protection of adjoining properties and roads from ponding or nuisance from stormwater;
-  That all vehicles exiting from the site will be cleaned and treated so as to prevent material being tracked or deposited on public roads.
-  Suitable fill material is that deemed to comply with the requirements of AS 3798, Guidelines on Earthworks for Commercial and Residential Developments.

Note.  If the earthworks impact on the road reserve, the Developer must obtain applicable footpath and road permits prior to commencing any works.  Such impacts may include footpath occupation, road closures, reprofiling, ground anchors and/or relocation of services.  If the excavation has to be stabilised using ground anchors or similar then the submitted plans are to show the location of these in relation to all services. The cost of moving services, utilities and assets is the responsibility of the Developer. The permission of the service/utility/asset owner will be required.

All fill material placed on the site is to comprise only natural earth and rock and is to be free of contaminants (as defined by Section 11 of the Environmental Protection Act 1994) and noxious, hazardous, deleterious and organic materials.

Construct and maintain the earthworks works in accordance with the endorsed engineering plans and with the relevant Brisbane Planning Scheme Codes/Policies.

Prepare a Construction Management Plan for the subject site in accordance with the following requirements.

Note.  This condition is imposed when construction activities need to be limited to manage the impact on the surrounding area. This condition is intended to apply throughout the period of site preparation to the completion of the development.

Arrange a pre- start meeting with the Development Assessment.

Obtain relevant approvals to carry out any works within the road reserve required by the approved Construction Management Plan:

- Temporary lane closures;
- Restricted work zones (subject to relaxation of clearway hours and resolution of alternate kerb side allocation including bus zones);
- Overcoming clearway restrictions;
- Gantry erection.

Notes.
- Applications will be assessed on the basis of road and footpath network operating conditions prevailing at the time. Council will consider impacts of other construction works or events that occur during the life of the permit.
- All fees are to 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 project.

Legible copies of the Construction Management Plan and current permits are to be kept on site and be made available on request at all times during construction.

Subject to the provisions of this condition, implement and maintain the approved Construction Management Plan.

Where there is existing infrastructure in the vicinity of the proposed work, then the new work must not damage or compromise the working ability of the existing infrastructure. Should it be required to provide alterations to public utility mains, existing mains, services or installations, then the developer is required to meet the costs of the alteration/s, which is to be carried out in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

Submit to Development Assessment "As Constructed" drawings including an asset register, showing all new and/or rectification works required by this condition.  These works must be certified by a Registered Professional Engineer of Queensland-Civil that they are in accordance with the relevant Brisbane Planning Scheme Codes/Policies and any other relevant infrastructure requirements.

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

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

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

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

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

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

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

Grant easements for underground drainage, overland flow and access purposes as may be required, in favour of Brisbane City Council.

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

Where Rock and Ground anchors are required they must be designed, constructed and certified by an Registered Professional Engineer Queensland (RPEQ) in accordance with the requirements of the relevant Brisbane Planning Scheme Codes/Policies, and the notes of this condition.

Notes. The rock anchor plan and submission is to include the following as a stand alone document as part of a Fill and Excavation Operational Work or Compliance Assessment application.

1. The ground anchoring system is to be designed and certified by a RPEQ. Ground anchors should not be located closer than 1.2m vertically or 1.0m below or 1.0m horizontally from existing Council Infrastructure.

2. Provide both pre and post construction CCTV survey of pipe lines adjacent to the site. Provide Pre Construction CCTV inspection of all pipes in the vicinity of anchors, to be carried out prior to commencement of site works. Provide Post Construction CCTV inspection of all pipes in the vicinity of the anchors, one month after de-stressing of anchors. CCTV surveys should be carried out using a camera with the capacity to pan and tilt. The applicant is to submit a digital report and video of the inspection.

3. Provide geotechnical certification that the construction phase building loads and the final building loads will not impact or endanger Council’s infrastructure.  This will involve demonstrating the effect of the load imposed pressure bulb, both prior to the de-stressing of the temporary ground anchors and upon final completion of the building.

4. Provide a geo-technical report which relates to the position of rock anchors, to be submitted with the design plans.  Geological formation and borehole data should be included as part of this report.

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

6. Obtain the approval from the providers of affected services and plot the level and line of these services on the sections and plans.

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

8. Piers and drainage system shall be located wholly within the property.

9. Structural certification is required for retaining walls greater than 1.0m in height.

Submit to Development Assessment for endorsement as part of an earthworks plan a Ground or Rock anchor system designed, checked and certified by a Registered Professional Engineer Queensland and in accordance with this condition and the relevant Brisbane Planning Scheme Codes/Policies. The following drawings and details are required:

-  Locality plan, Site plan, layout, elevation, levels of contours and sections, depicting details of the anchoring system (position, length, inclination angle, lock-off load and typical anchor block).  All bored piers are to be shown on the Plan view as well as on the Elevations. Construction procedures are also to be indicated. Shoring and Bored Piling details are to be provided.  Only bored piles will be approved. Permanent ground anchors will not be approved.
-  Provide a survey plan of existing BCC infrastructure (water, stormwater, sewer, street trees, signs and markings etc.) and utility services (telecommunications, electricity, and gas) and adjacent foundation details.  Ensure that all of the Brisbane City Council pipe lines and Maintenance Holes (including depths of Maintenance Holes and clearances to anchors) in public and in private properties are surveyed and plotted on the Shoring Plan and the Shoring Wall Sections.

Construct and maintain the earthworks works in accordance with the endorsed engineering plans and with the relevant Brisbane Planning Scheme Codes/Policies.

Provide Certification by a Registered Professional Engineer Queensland that the rock anchors have been installed in compliance with the endorsed plans, the relevant Brisbane Planning Scheme Codes/Policies, and the requirements of this condition. Provide geotechnical certification that the construction phase building loads and the final building loads will not impact or endanger Council infrastructure.

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

Prepare, implement and maintain a Flood Risk Management Plan in accordance with the requirements of this condition.

Submit to Development Assessment, a Flood Risk Management Plan (FRMP) prepared and certified by a qualified and experienced practitioner in flood risk management for the approved development.  The FRMP must address the risk of impacts from flood inundation and adopt measures to mitigate potential adverse impacts including:

1.       Procedures for flood monitoring and identification of warning times based on flooding type and catchments characteristics;

2.       Procedures on notification and identification of responsibilities; and

3.       Emergency excavation procedures.

Implement and maintain the development in accordance with the certified Flood Risk Management Plan.

Update the FERP as required reflecting current standards, best practices, or any future approved modifications to this development. The Manager, Development Assessment is to be notified by email to edasouth@brisbane.qld.gov.au

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

The minimum building/habitable floor level is to be 6.8 metres AHD.
The minimum non habitable floor level is to be 6.6 metres AHD.

Basement entry 6.5m AHD

Essential services – 6.7m AHD

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

All new construction and substantial improvements of basements below the 100 year ARI flood or storm tide level (and/or Brisbane River Defined Flood level) together with stormwater, electrical and sanitary facilities are and designed in accordance with the following:

(i)   Ensure the structure is suitably flood proof to minimise and/or manage ingress of floodwater to prevent significant flooding of basements during floods.

(ii)   All ventilation openings, driveway entry/exit ramps and pedestrian entrances into the basement are constructed in accordance with the minimum levels as stated in the relevant Brisbane Planning Scheme Codes/Policies.

(iii)   All essential electrical services (refer to the relevant Brisbane Planning Scheme Codes/Policies) are to be located 500mm above the higher of the January 2011 flood level (IRFL) or 100 year ARI waterway level.  Where such services have been approved in a basement through a risk management approach to flooding, a completely watertight tanked basement is required with floors and walls designed and certified by a Registered Professional Engineer Queensland (RPEQ) to resist hydrostatic pressures expected during floods.

(iv)   Where any part of a basement is below 2.0m AHD or determined to be subject to saline groundwater conditions, an RPEQ is to certify that the design of concrete structures and construction techniques are suitable to withstand corrosive effects of salt water in accordance with relevant Australian Standards.

(v)   Where a sump/pump basement drainage system is used to manage stormwater & flooding for the basement (note: NOT APPLICABLE where any essential electrical services or rooms for such services are proposed in a basement) the following are required:
   (a)   A dual pump system that is connected to a backup power supply located above the 2011 Brisbane River flood level (IRFL).
   (b)   Backup power supply and fuel capacity must be sufficient to run both pumps for a period of no less than 48 hours.
   (c)   The basement subsoil and stormwater drainage/flow management must be designed and certified by a RPEQ to manage sub-surface water flows associated with peak flood levels, ground water inflows and tides where applicable to ensure the basement is suitably flood proof.
   Note: basement drainage designs must design for peak flow rates in soils, backfill and subsoil drainage expected during flood events and also account for drowned pump discharge points that may reduce its ability to dewater the sump.  Such conditions may result in very high subsoil flow rates and possibly require the use of a tanked and watertight basement design.  RPEQ with structural, geotechnical and stormwater experience will need to determine the suitability of any basement flood proofing design.

(vi)   All stormwater pump systems are to utilise backflow prevention devices to ensure no flooding of the basement, and designed to gravity drain into a Council stormwater system.

(vii)   All sewer connections are to include backflow prevention devices.

(viii)   The driveway aisle into a basement is to be designed and constructed to minimise local driveway stormwater runoff entering the basement.  The drainage is to accommodate 10 year ARI rainfall events and gravity feed to a lawful point of discharge.

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

Where a basement is required to be made suitably flood proof below the 100 year ARI flood level or River Defined Flood Event, a Registered Professional Engineer of Queensland (RPEQ) shall; 

a)             ;      Submit certification to the Private Building Certifier of the stormwater and sewer hydraulic design, specifications, and plans for the construction.  Certification must verify that the basement design and methods of construction are in accordance with accepted standards of practice for meeting the applicable provisions of the relevant standards and this condition, ensuring the basement structural design or subsoil drainage system (including flow rate assumptions) will ensure it is suitably flood proof.

b)             ;      Submit certification to the Private Building Certifier to ensure structural integrity of the building from hydrostatic pressures resulting from floodwaters and groundwater.  Certification must verify that the structural design of the basement and methods of construction are in accordance with accepted standards of practice for meeting the applicable provisions of the relevant standards and this condition.

c)             ;      Submit As Constructed Plans and provide certification (RPEQ) to Councils Engineering Delegate that the works have been completed in accordance with the approved design, conditions and any approved modifications.

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

Stormwater run-off from all proposed lots, roof and developed surface areas and any run-off onto the site from adjacent areas, must be collected internally and conveyed to a lawful point of discharge in accordance with the relevant Brisbane Planning Scheme Codes/Policies and Standard Drawings.

Note.  The stormwater design must ensure the stormwater runoff from the site does not adversely impact on flooding or drainage (peak discharge and duration for all events up to the 100 year Average Recurrence Interval (ARI)) of properties that are upstream, downstream or adjacent to the site.  Some developments may require implementation of one or more mitigation measures to offset adverse impacts. For example, detention storage, rainwater tanks, and pipe upgrades.

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

Submit and obtain endorsement from Development Assessment, drainage plans and engineering calculations, prepared by a Registered Professional Engineer of Queensland- Civil, in accordance with the relevant Brisbane Planning Scheme Codes/Policies showing the design of the stormwater infrastructure.

Timing: Prior to site/operational/building work commencing

Notes.
-  QBSA licensed Hydraulic Consultants may design the stormwater system for sites less than 2000m2 with an upstream catchment servicing no more than 4 residential lots.  This excludes Stormwater drainage design (including subsoil drainage) of basements in floodplains and the design of any onsite detention system.
-  The plans must show adequate survey information on areas adjoining the site with particular attention to any nuisance or annoyance to adjoining property owners.
-  All constructed stormwater outlets that are proposed to discharge directly to a waterway must ensure an appropriate waterway setback, reduction in flow outlet velocity and concentration and include any supplementary planting works that may be required as detailed the relevant Brisbane Planning Scheme Codes/Policies.

Construct and maintain the works in accordance with the endorsed engineering drawings.

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

Submit "As Constructed" plans prepared by a Registered Professional Engineer Queensland or Registered Surveyor.

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

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

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

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

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

Supply and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services or installations required in connection with the approved development in accordance with the relevant Brisbane Planning Scheme Codes/Policies.  This includes:

- the provision of all services and/or conduits along the full length of any rear allotment access or access easement.
- the relocation of any fire hydrant and/or valves from the development's vehicular footway crossings if applicable.
- the retention and/or relocation of any existing foul water lines that currently exist within the site.

Note.  Applicants should liaise with the appropriate service authorities. Typical underground services and/or conduits to be constructed include power, phone, telecommunications, sewer, stormwater and gas if applicable.

Submit to Development Assessment "As Constructed" drawings including an asset register, approved by a Registered Professional Engineer Queensland that are in accordance with the relevant Brisbane Planning Scheme Codes/Policies, and any other relevant infrastructure requirements, showing the works required by this condition.

Enter into an agreement with a telecommunication carrier to provide underground telecommunication services within and adjacent to the proposed development in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

Enter into an agreement with an electricity supplier to provide necessary services to the development in accordance with the relevant Brisbane Planning Scheme Codes/Policies.

Provide a 10.6 metre wide Type B1 permanent vehicular crossover to the Bank St frontage of the site in accordance with the relevant Brisbane Planning Scheme Codes/Policies and Standard Drawings and located as shown on the approved drawings.

Note: No further permits are required to carry out the crossover works. Street trees must not be removed or pruned without prior approval from Council’s Asset Services Branch.

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

The assessment of the development application has not considered whether the provision of natural light and ventilation to habitable rooms in the building, satisfies the requirements of the Building Code of Australia.

Aboriginal cultural heritage is protected under the Aboriginal Cultural Heritage Act 2003. It is an offence for a person or corporation to damage or destroy cultural heritage. The duty of care provisions are outlined in Section 28 - Duty of Care Guidelines of the Aboriginal Cultural Heritage Act 2003. It is the responsibility of the person/corporation carrying out the development approval to follow these duty of care provisions in relation to protection of Aboriginal cultural heritage.

Pursuant to the Environmental Protection Act 1994 in relation to Contaminated Land, if the owner or occupier of land becomes aware a notifiable activity is being carried out on the land, the owner or occupier must, within 22 business days after becoming aware the activity is being carried out, give notice to the relevant State administering authority in the approved form.

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 emission are 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—
(a) on a business day or Saturday, before 6.30a.m. or after 6.30p.m; or
(b) on any other day, at any time.

(2) The reference in subsection (1) to a person carrying out building work—
(a) includes a person carrying out building work under an owner-builder permit; and
(b) otherwise does not include a person carrying out building work at premises used by the person only for residential purposes.

Provision must be made for equitable access for persons with disabilities to and within the site in accordance with the Queensland Anti- Discrimination Act 1991, the Federal Disability Discrimination Act 1992 and Australian Standard AS1428 Parts 1-4, Australian Standard for Access and Mobility and the Building Code of Australia Access Code.

Submit engineering plans in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities Incorporating WSAA Standards (formerly BCC Standards) showing the design of the works.

Obtain endorsement from the Delegate, Development Assessment.

Timing: Prior to site/operational/building work commencing

Construct the works in accordance with the endorsed engineering plans and the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) Incorporating WSAA Standards (formerly BCC Standards).

Timing: Prior to on-maintenance inspection

Note.  All live works must be undertaken by QUU at the developer’s expense

Submit As Constructed plans certified by a Registered Professional Engineer Queensland-Civil (RPEQ-Civil), that are a true record of the constructed works and are in accordance with the endorsed plans, approved modifications and in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities Incorporating WSAA Standards (formerly BCC Standards).

Submit a Certificate of Completion, supporting test results, reports, product and material certificates, structural certificates and a copy of the pipe layer’s accreditation.

Lodge a copy of the above documentation with the Delegate, Development Assessment.

Timing: Prior to on-maintenance inspection

Grant the following easement(s) for water supply or sewerage purposes.

         i.            Easements for access, construction and maintenance to and over sewerage gravity manholes in the development lot, in favour of Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU).

Notes.

Queensland Urban Utilities will require 1.000 metre access easement running from the street frontage, alongside the property boundary, to the maintenance structure or manhole in the back yard. Maintenance structures or manholes are to be located in a 2.000 x 3.000 metre easement connected to the access easement.

-          Easements in favour of QUU are required to have the necessary easement documentation prepared (free of costs and compensation to QUU) by QUU.

-             ;                       Easements not in favour of the QUU are required to have the necessary documentation prepared by the applicant's private solicitors.

-          Easements are to be shown on a Survey Plan and lodged with the Delegate Plan Sealing, Licensing Sealing and Certificates Unit.

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


This Condition can only be acted on by endorsed entities under the QUU Certification Scheme for Property Service and Network Connections – Minor Works

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

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

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

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

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

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

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

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

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

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

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

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

Provide a water service with approved meter assembly and meter box to the front real property boundary of the development and a water sub meter to each lot or tenement in the development, in accordance with the current Central SEQ Distribution - Retailer Authority, Queensland Urban Utilities (QUU) Design and Construction Standards and an approved QUU water sizing.
 

This Condition can only be acted on by endorsed entities under the QUU Certification Scheme for Property Service and Network Connections – Minor Works