A legible copy of the approved drawings and documents bearing "Council Approval" and the Development Approval Conditions package is to be available on site at all times during construction and earthworks.

The currency period for this approval is 48 months.

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

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

Complete all operational work associated with this development approval, including work required by any of the following conditions. Such operational work is to be carried out generally in accordance with the approved plans, drawing(s), and/or documents or, if requiring a further approval from the Council, in accordance with the relevent approval(s).

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

Any Community Management Statement is to include the following:

The communal open space areas, internal footpaths/pedestrian circulation routes, buffer landscaping,and visitor car park, as shown on the approved plans of layout shall form part of the common property and shall not be designated for the exclusive use of any unit.

The 1 visitor parking space (1 space as shown on the Contour and Feature Survey Plan and located in front of unit 2) and driveway area indicated on the approved plans of layout shall form part of the common property and shall not be designated for the exclusive use of any unit and available for use by all tenants and where relevant, all visitors.



Screening for any externally mounted airconditioning or mechanical plant installations in accordance with the following requirements:
i) No unscreened installations on the proposed development are to be visible from the surrounding sites; and
ii) Any installations which are required to be located on roof, wall or garden areas are to be appropriately screened or shaped according to the acoustic requirements of this development package and so as to integrate in a complementary manner with the overall design of the roof, wall or garden area in which the installation is to be located.

External sun control devices to all western facing windows, such devices shall meet the following requirements:
(i) The devices are not to be fixed and are to be fully retractable;

(ii) The devices are to be constructed from materials complimentary to those of the building; and
(iii) Where it is proposed to alter and or replace these fittings, details are to be submitted to the council delegate for approval.

Air conditioning and/or mechanical ventilation must be provided and maintained to all sleeping and living areas of residential dwellings affected by road traffic, mechanical plant, where noise attenuation measures assumes windows and doors to be closed to achieve designed noise levels;

No gates, roller-doors or other barriers are to be installed at the entrance point to the site preventing unfettered access to the designated visitor car parking spaces.

All sealed traffic areas must be cleaned as necessary to prevent emissions of particulate matter.

Any Community Management Statement is to contain by-laws which reflect the requirements in this condition.

Any potential purchasers are to be advised of the above requirements prior to purchase of any unit.

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

Pay to Council any outstanding charges or expenses levied by the Council over the subject land.

Pay to Council a monetary contribution towards the cost of sewerage headworks, as outlined below, at the rate prevailing when the contribution is paid.

 

The contribution is calculated on 2.05 ETs (Equivalent Tenement) at the current rate of $2,653 per ET, for Sewerage Scheme Charge Area - S6, WEKS01.

The credit is calculated as 0.86 ET's.

The amount payable is currently assessed at $3,179 and comprises of the following :

• Treatment Headworks component:	$895.00
• System Headworks component:	$2,284.00
• Total contribution:	$3,179.00

This headwork charge is the current rate for the 2004/2005 financial year.

 

 

 

Pay to Council a monetary contribution towards the cost of water supply headworks, as outlined below, at the rate prevailing when the contribution is paid.

 

The contribution is calculated on 2.05 ETs (Equivalent Tenement) at the current rate of $3,139 per ET, for Water System Infrastructure Charges Plan Area - Mt Crosby North - W7.

A credit of 0.86 ET has been applied.

The amount payable is currently assessed at $3,761.78 and comprises of the following:

• Treatment Headworks component:	$884.42
• Distribution Head works component:	$2,877.36
• Total contribution:	$3,761.78

This headwork charge is the current rate for the 2004/2005 financial year.

Pay to Council a monetary contribution towards the provision of parkland at the rate applicable at the time of payment. The amount is currently calculated at $18.00 per square metre of gross floor area. The required contribution currently totals $4,741.38.

This park contribution is the current rate for the 2005/2006 financial year.

Submit for the approval of the Team Leader Development Assessment, details including material and design, of a front fence which is to be constructed to either:

• a maximum height of 1.5 metres above the front alignment ground level, with a minimum 50% transparency, or
• a maximum height of 1. 2 metres above the front alignment ground level, if less than 50% transparency.

Provide screening for any externally mounted airconditioning or mechanical plant installations in accordance with the following requirements:

1. No unscreened installations on the proposed development are to be visible from the surrounding sites; and
2. Any installations which are required to be located on roof, wall or garden areas are to be appropriately screened or shaped according to the acoustic requirements of this development package and so as to integrate in a complementary manner with the overall design of the roof, wall or garden area in which the installation is to be located.

Provide solar screening to all western facing windows, to include a vertical screening element with a maximum opening of 30mm beteen pickets or battens and positioned in conjunction with a window hood.

Provide materials and finishes to the driveway and external carparking surfaces which 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:

1. Grasspavers
2. Coloured aggregate;
3. Cement pavers; and/or
4. Banding and patterns in the surface design

Provide variation in the external colours and finishes of the development in accordance with the following requirements:


• Incorporate a textured brick border to the external walls
• Incorporate detailed brickwork above door openings as detailed on the approved Elevation Plan 19481-2

Construct and maintain the residential development to include the following:

Erect a screen fence along the rear and side boundaries of the site. Unless an alternative design for the fence is agreed to with the owner of adjoining land, the screen fence is to be1.8 metres in height and be constructed from timber (Note, combined height of any retaining wall and fence is not to exceed 2.0m)

Any proposed fencing along the Golden Crest alignment to be a maximum 1.5 metres in height and constructed of a semi-transparent design to allow surveillance between the street and the front yard.

Prepare and landscape the site in accordance with a Landscape Management, Site Works and Planting Plan.

Submit and receive approval by the Delegate, Development Assessment for a detailed Landscape Plan for all on-site landscape works identified on the approved plan(s) of layout P328-01, and 05-00176(RV A). The plan is to be prepared at a scale of 1:100 by a suitably qualified and experienced Landscape Architect/Designer, and must comply with the "Brisbane City Plan 2000- Landscaping Code". The plan should include the following:

i) Siteworks:

• The extent of soft and hard landscape works;
• Extent of basement and roof lines;
• Location and details (heights, materials) of fencing, retaining walls and ramps;
• Existing and proposed finished levels to external works particularly in critical areas (eg. top and toe of retaining walls and steps);
• Description/detail of critical design elements where applicable (eg. stabilisation of batters, podium planters);
• Basic specification notes for soil preparation and planting, including mulching and soil types both existing and imported; and
• Provision of at least one hosecock to each garden area, and a reticulated irrigation system to all common landscape areas.

ii) Planting:

• A planting schedule listing proposed plants by botanical names, numbers and size at time of planting
• Tiered planting consisting of trees, shrubs and groundcovers to all garden areas;

• Screen planting including columnar trees and screen shrubs to common boundaries of the site; and
• Provision of canopy trees at an average spacing of 6 metres within the street frontage(s) of the site.

Carry out the landscaping and associated works documented in the approved Landscape Management and Site Works Plan in accordance with standard Best Trade Practice.

Advise Council upon completion of the landscape works by completing the development details and Part B of the Compliance Certificate-Landscaping.

Design, construct and certify all proposed residential units affected by road traffic in accordance with the recommended design sound levels as specified below: 

Design all proposed residential units affected by road traffic to achieve the relevant maximum recommended design sound levels specified in Australian Standard AS2107 "Acoustics - Recommended Design Sound Levels and Reverberation Times for Building Interiors" using the methods set out in Australian Standard AS3671- "Acoustics - Road Traffic Noise Intrusion Building Siting and Construction".

Construct all proposed residential units affected by road traffic in accordance with the approved design that achieves the relevant maximum recommended design sound levels specified in Australian Standard AS2107 "Acoustics - Recommended Design Sound Levels and Reverberation Times for Building Interiors" using the methods set out in Australian Standard AS3671- "Acoustics - Road Traffic Noise Intrusion Building Siting and Construction".

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 Council's Best Practice Guidelines for the Control of Stormwater Pollution from Building Sites and accompanying fact sheets, Brisbane City Council and Gold Coast City Council, 2000 (or later version);

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

Undertake the works on the site in accordance with an earthworks plan.

The plans are to include:-

• Maintenance of access roads to and from the site such that they remain free of all fill material and are cleaned as necessary;
• Preservation of all drainage structures from the effects of structural loading generated by the earthworks; and
• Protection of adjoining properties and roads from ponding or nuisance from stormwater.

All fill material placed on the site comprising only natural earth and rock and is to be free of contaminants (as defined by section 11 of the Environmental Protection Act 1994), noxious, hazardous, deleterious and organic materials. No demolition material is to be used. Suitable fill material is deemed to comply with the requirements of clause 4.3, AS 3798, Guidelines on Earthworks for Commerial and Residential Developments.

Any retaining walls greater than 1.0 metre in height are required to be structurally certified for design and construction by a Registered Professional Engineer Queensland (RPEQ). The certification is to include the stormwater drainage (surface and seepage water) associated with the wall ensuring that the water is directed to an acceptable lawful and legal point of discharge and does not cause any ponding, nuisance or disturbance to adjacent property owners. All retaining walls are to comply with the City Plan Filling and Excavation Code.

Construct and delineate or sign (as required) the following requirements as indicated on the approved plan(s) of layout:

A pavement of minimum Type A standard and surface with an impervious material (including associated drainage) to the area on which motor vehicles will be driven and/or parked. {Construction of such pavement is to be certified by a Registered Professional Engineer of Queensland (RPEQ)};

The driveways at grades shown on the approved plans and documents (or if not shown at grades not greater than those set out in "Brisbane City Plan 2000 - Transport, Access, Parking and Servicing Planning Policy");

Parking on the site for 4 cars (including 1 separate visitor space) and for the loading and unloading of vehicles within the site;

No gates, roller doors or other barriers are to be installed at the entrance point to the site and to provide unfettered access to the designated visitor car parking space.

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) that may occur during any works carried in association with the approved development.

Construct a paved footpath along the full length of the site frontage(s).

Construct a 1.2 metre wide concrete footpath along the full length of the frontage(s) of the site to Golden Crest Place and in accordance with Council's "Subdivision and Development Guidelines". The design of the footpath works is to include any permanent safety signs, markings and devices (if required).

Construct the works to a standard that will be satisfactory to be accepted "on" and "off" maintenance" as a Council asset, by the Engineering Delegate, Development and Regulatory Services; and

Submit "As Constructed" plans including an asset register, approved by a Registered Professional Engineer of Queensland (RPEQ) (to a standard specified in Council's "Subdivision and Development Guidelines") certifying that the works have been completed in accordance with the approved design and any approved modifications.

Provide a sewer property connection to serve the development designed and constructed in accordance with approved engineering plans and Council's "Water and Sewerage Reticulation Standards". NB. The size of the connection shall be determined by the total number of fixture units.

Submit engineering plans prepared by a Registered Professional Engineer Queensland (RPEQ), and in accordance with Council's "Water and Sewerage Reticulation Standards" showing the design the works. Obtain the approval from the Engineering Delegate, Development Assessment, Development and Regulatory Services;

Pay to Council the cost of live connection to the sewer main;

Construct the works in accordance with the approved engineering plans to a standard that will be satisfactory to be accepted "on" and "off" maintenance as a Council asset, by the Engineering Delegate, Development and Regulatory Services;

Submit "As Constructed" plans including an assest register, approved by a Registered Professional Engineer Queensland (RPEQ) (to a standard specified in Council's "Water and Sewerage Reticulation Standards") certifying that the works have been completed in accordance the approved design and any approved modifications.

Obtain written permission from the Engineering Delegate, Development and Regulatory Services, to build over or near sewer infrastructure, or to relocate the sewer/sewer infrastructure at no cost to Council.

Connect the proposed development to the new connections within the site and ensure that all private plumbing and drainage is located within the lot it serves. An application is required to be lodged with the Principal Plumbing Officer, Plumbing Services, and approval obtained prior to the above sewer work.

Obtain written permission from Council to build over or near storm water infrastructure (pipe drainage system or an easement for overland flow), or, to relocate a storm water drainage system, all at no cost to Council.

Submit engineering plans and calculations (if required), prepared by a Registered Professional Engineer Qld (RPEQ) and in accordance Council's "Guidelines for Building Over or Near Stormwater Facilities" in the "Subdivision and Development Guidelines" showning the manner in which it is intended to preserve the existing storm water drainage structures (or overland flow easements) within the site from damage, structural loading or obstruction. Obtain approval for the design from the Engineering Delegate, Development Assessment, Development and Regulatory Services.

Complete the works in accordance with the approved engineering plans.

Submit "As Constructed" plans including an asset register (if required) of any modified or relocated stormwater drainage structure or other Council asset. The plans are to be approved by a Registered Professional Engineer of Queensland (RPEQ) (to a standard specified in Council's "Subdivision and Development Guidelines") and certified that the works have been completed in accordance with the approved design and any approved modifications.

Adjoining properties and roads are to be protected from ponding or nuisance from stormwater runoff.

Adjoining properties and roads are to be protected from ponding or nuisance from stormwater as a result of the proposed works;

Rectify all damage resulting from the ponding of stormwater or nuisance from discharge of stormwater from the site to adjacent properties.

Stormwater runoff from roof and surface areas is to be collected internally and piped generally in accordance with Chapter 6.3.2 of Part B of the "Subdivision and Development Guidelines" to the existing 375mm diameter stormwater pipe / stormwater pits in the north eastern corner of the site.

Plans of the proposed stormwater works are to lodged electronically with the Principle Officer, Plumbing Services.

The works must be completed and certified in accordance with engineering plans prepared by either a Registered Professional Engineer Queensland (RPEQ) or a member of the QBSA (Hydraulic Services Designer).

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. This includes the relocation of any fire hydrants and valves from within the limits of the development's vehicular footway crossings if applicable.

Complete the works required by this condition;

Submit "As Constructed" plans including an asset register (if required), approved by a registered Professional Engineer Queensland (RPEQ) (in accordance with Council's "Subdivision and Development Guidelines" and "Water and Sewerage Reticulation Standards") showing the works required by this condition.

Provide underground telecommunication services to the proposed development.

Enter into an agreement with a telecommunication company and provide underground telecommunication services within and adjacent to the proposed development; and

Forward a copy of the agreement to the Engineering Delegate, Development and Regulatory Services.

Provide underground electricity services in accordance with an approved electricity reticulation plan and the Council's "Subdivision and Development Guidelines (Public Utilities Section)". Note: Even though the development may be in an area serviced by overhead electricity, UNDERGROUND supply to the development is now required - no additional poles or overhead mains are to be erected.

Lodge electricity reticulation plans showing and the proposed electricity services and obtain approval from the City Lighting Unit, Local Asset Services Central District;

Enter into an agreement with an electricity supplier to provide underground electricity services in accordance with the above approved electricity reticulation plans; and

Forward a copy of the agreement to the Engineering Delegate, Development and Regulatory Services.

Construct a permanent vehicular crossover(s) to the site.

Construct a 6.0 metre wide type B1 permanent vehicular crossover to the frontage(s) of the site in accordance with Council's "Subdivision and Development Guidelines". Such works may include footpath reconstruction, reprofiling and/or relocation of services.

Obtain a permit from Council's Engineering Delegate, Development and Regulatory Services, to carry out such works within the road reserve;

Prior to the concrete pour for the construction of the permanent vehicular crossover(s) to the development, request an inspection by Council's Engineering Delegate, to ensure the approved works will be constructed in accordance with Council's requirements.

Provide an appropriately sized water service with approved Council meter assembly and meter box to the boundary of the development in accordance with Council's "Water and Sewerage Reticulation Standards".

Submit engineering plans prepared by a Registered Professional Engineer Queensland (RPEQ), and in accordance with Council's "Water and Sewerage Reticulation Standards" showing service and meter works. (The size of the service shall be determined by the water supply requirement of the proposed development.). Obtain the approval from the Engineering Delegate, Development Assessment, Development and Regulatory Services;

Pay to Council the cost of live connection to the water main;

Such construction is to be to a standard that is satisfactory to be accepted on and off maintenance.

If the meters are purchased other than from Council, pay to Council a documentation fee for each water service provided.

If the meters are purchased from Council, forward a copy of the receipt of purchase to the Engineering Delegate, Development and Regulatory Services.

Lodge a detailed hydraulics plan which demonstrates how it is proposed to make provision for a future water meter to be installed by the body corporate.

 



The plan must identify the location and proposed method of metering each lot in accordance with AS3565.

 

Obtain approval from the Principal Plumbing Inspector.

Brisbane City Council advise that Department Main Roads as concurrence agency has imposed the conditions contained in the letter dated 7 June 2005, Reference no. 510/232(F226).