Carry out the approved development generally in accordance with the approved DRAWINGS AND DOCUMENTS as amended in red.

Note.  This development approval may include the location of fences, retaining walls and/or external walls of buildings on the boundary of a lot. This approval does not imply 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.

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

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

 

Timing:  While site/operational/building work is occurring

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

 

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

Submit to Development Assessment certification by a Registered Architect / Building Designer (QBCC Open Licence) confirming that the partial demolition has been carried out in accordance with the requirements of this condition.

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

Identify, retain and protect the existing street trees unless otherwise agreed in writing with 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(s).

Note: If fencing is proposed 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

Repair any damage to the 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-instate existing traffic signs and pavement markings that have been removed or damaged during any works carried out in association with the approved development.

Carry out the approved development to ensure that adjoining properties and roads are protected from ponding or nuisance from stormwater as a result of the works.

Notes: If remedial works are necessary to comply with this condition, prior approval must be obtained from Development Assessment.

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.

A legible copy of the Council approved DRAWINGS AND DOCUMENTS and the Development Approval Package must be available on site.

Note.  This condition is imposed to ensure compliance with the conditions of development approval. The copy of the conditions and drawings should be located in a site management office or with the site foreman.

Carry out the approved development generally in accordance with the approved DRAWINGS AND DOCUMENTS as amended in red.

Note.  This development approval may include the location of fences, retaining walls and/or external walls of buildings on the boundary of a lot. This approval does not imply 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.

Erect a screen fence along the boundaries of the site as shown on the approved DRAWINGS AND DOCUMENTS. Unless an alternative design for the fence is agreed to with the owner of adjoining land, the screen fence must be1.8metres in height.

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.

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

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

Submit to Development Assessment certification from a registered surveyor 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 Classification/Final Inspection Certificate or prior to commencement of use, whichever comes first.

Provide a pedestrian prioritised pathway from the street frontage to the front door of each unit. The pathway must be differentiated in colour and texture from the driveway surface.

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

Provide screening in accordance with the following:

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

- Sill heights of 1.5m above floor level; or

- Fixed obscure glazing in any part of the window below 1.5m above floor level; or

- Fixed external screens, or

- Fencing to a minimum 1.8m above ground floor level (only applies to overlooking from windows at ground floor level).

b) Where a direct view is available from balconies, landings, terraces and decks of the proposed dwelling(s) into windows, balconies, landings, terraces and decks of an adjacent dwelling house, that view must be screened from floor level to a height 1.5m above floor level

c) Translucent screens, perforated or slatted panels, or fixed louvres that are permanent, durable and fixed and have a maximum of 25% openings, with a maximum opening of 50mm.

Identify, retain and protect the existing street trees unless otherwise agreed in writing with 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(s).

Note: If fencing is proposed 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

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

In addition to the requirements listed above, the plan must include the following:

Planting
- Provide columnar trees at 3.0 metre intervals where possible along site boundaries
- Provide screening trees and shade trees along the entire length of the rear boundary
- Provide one small shade tree to each private courtyard
- Provide flowering / shade trees within the frontage at maximum centres of 6.0 metre, provided as 45 litre stock or larger, staked and tied
- Provide shade trees along driveways where possible
- Provide low shrubs and groundcovers to all landscape areas
- Provide a minimum of 2m wide landscaping for the street frontage excluding the driveway crossover and pedestrian access
- Provide landscaping for a side boundary excluding the area for built to boundary walls
- Provides one tree per 20m of frontage capable of growing 15m high (minimum) at maturity
- Provide tree species that can provide a minimum 50% shade cover to a site’s open space within 10 years
- Provide a minimum of 25% landscaping at a minimum 1m dimension within private open space areas on ground or in structure

Amenity
- Ensure appropriate measures are taken to allow the healthy retention of existing vegetation where this is situated outside the building footprint
- Trees required to be retained are documented, protected and integrated into the landscape design in accordance with Australian Standard - AS4970 Protection of trees on development sites
- Provide a prioritised pedestrian entry to the units front and rear
- Fences and retaining walls must not exceed 2.0 metres in height from ground level unless stepped back and planted
- Hard surfaces must grade to landscaped areas
- Provide a hose cock for each courtyard

Specifications
- Provide mulch and soil to meet Australian Standards
- Ensure that soil media is ameliorated to increase its water-holding abilities

Timing:  Prior to building work above ground level commencing (MCU), or prior to operational work commencing (ROL)

 

Carry out the landscaping work in accordance with the above certified detailed Landscape Plan.

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

Maintain the landscape work generally in accordance with the certified detailed Landscape Plan.

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

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

Erect a 1.8 metre high acoustic barrier, (relative to the finished RL of the building pad) along the side boundaries as shown of the approved plans. The acoustic barrier must:

- Be constructed of a material with a minimum surface area density of 10kg/m2
- Be constructed of an aesthetically pleasing weather-resistant material such as earth mound, fibre cement, painted or treated timber, brick, concrete or a combination thereof
- Have returns at any opening or provide some other means of blocking line of site from source to receiver such that the effectiveness of the barrier is not reduced
- Be continuous and gap free



Submit to Development Assessment certification from an appropriately qualified professional that the constructed acoustic barrier complies with the above requirements.

Prepare a Construction Management Plan for the subject site.

The Construction Management Plan must be available on site at all times and must show, but not be limited to the following details where applicable, for the construction phase of the approved development:

- Provision of alternative pedestrian route/s, past or around the site
- Personal Protection Equipment Areas
- Existing and proposed kerbside allocation signs and line marking (such as bus stops, loading zones and parking meters and/or ticket dispensers)
- Temporary vehicular access points
- A sign-off page is required demonstrating that all contractors and construction staff have read and agreed to comply with the Construction Management Plan
- Employee and visitor parking areas
- Provision for loading and unloading materials including the location of any remote loading sites
- The location of materials, structures, plant and equipment to be stored or placed on the construction site
- The anticipated staging and programming
- Signage prominently erected at the perimeter of the site entrance stating: - Developers Name and address - A contact representative of the Developer and Principal Contractor and phone number. These people must be responsible to provide 24 hr contact for complaints arising from the development
- Allowable work times as those set by the Queensland Environmental Protection Policy (Noise) 2008.

Note:

The Construction Management Plan is not required to be approved by Development Assessment.

Carry out the development in accordance with the Construction Management Plan prepared in accordance with this condition.

Timing: While site/operational/building work is occurring

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

- All retaining walls including the footings, must be located wholly within the property boundary of the site where works are occurring
- Retaining walls to stabilise excavation must 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 are greater than 1.0m in height must be vertically and horizontally tiered by a ratio of 1:1 unless an alternative has been approved by Development Assessment
- Runoff from surface drains and subsoil drainage associated with the retaining 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 in excess of 1.0m in height must be designed and certified by a Registered Professional Engineer Queensland
- Retaining 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 wall and ancillary drainage is in accordance with this condition.

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)

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. Should the development be required to provide alterations to public utility mains, existing mains, services or installations, then the developer must notify Council or the relevant infrastructure provider prior to work commencing as well as meet the costs of the alteration/s, which must be carried out in accordance with the relevant Brisbane Planning Scheme Codes or infrastructure providers requirements.

Filling and/or excavation works on the site must be in accordance with the relevant Brisbane Planning Scheme Codes.

Carry out and maintain the earthworks in accordance with the certified drawings.

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

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)

Repair any damage to the 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-instate existing traffic signs and pavement markings that have been removed or damaged during any works carried out in association with the approved development.

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.

Note: Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Brisbane Planning Scheme Policies

Submit to Development Assessment, certification from a Registered Professional Engineer Queensland, that the above requirements have been implemented in accordance with this condition.

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

Refuse and recycling bins for the proposed development must be collected from the kerb side unless alternative refuse collection arrangements are made with Brisbane City Council's Waste Services.

Provide a roofed and screened waste enclosure to accommodate the type and quantity of waste/recycling bins required to service the development.

Provide an internal drainage system to collect stormwater run-off from the developed site, roofed and developed surface areas and any run-off onto the site from adjacent areas and convey the collected run- off to a lawful point of discharge, pumped systems are to comply with Section 7.6.6.2 – Pumps and Storage Design Chapter 7 Stormwater drainage of the City Plan 2014, and in accordance with the relevant Brisbane Planning Scheme Codes.

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 storm events up to the 1% AEP event) 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, (e.g. stormwater detention, rainwater tanks, and upgrade of stormwater drainage infrastructure).

Note: Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Brisbane Planning Scheme Policies

Submit and obtain approval from Development Assessment, site drainage drawings and engineering calculations, prepared and certified by a Registered Professional Engineer Queensland, in accordance with the relevant Brisbane Planning Scheme Codes.

Timing: Prior to site/operational/building work commencing

Carry out the works in accordance with the approved site drainage drawings.

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), and then to be maintained

 

Submit "As Constructed" drawings prepared by a Registered Professional Engineer Queensland certifying that the works have been completed in accordance with the approved site drainage drawings.

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), and then to be maintained

Carry out the approved development to ensure that adjoining properties and roads are protected from ponding or nuisance from stormwater as a result of the works.

Notes: If remedial works are necessary to comply with this condition, prior approval must be obtained from Development Assessment.

Obtain from the relevant distributor-retailer, any necessary water approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009.

Provide and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services or installations that are required to carry out the approved development. These works must be in accordance with the relevant Brisbane Planning Scheme Codes, and include the following, where applicable:

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

Note:  Applicants must liaise with the appropriate service authorities. Typical underground services and/or conduits to be constructed include power, phone, telecommunications, sewer (including private combine drains) stormwater and gas, if applicable.

Submit to Development Assessment "As Constructed" drawings, including an asset register, prepared by a Registered Professional Engineer Queensland certifying that the above works are in accordance with this condition.

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)

Submit to Development Assessment, certification from an authorised telecommunications carrier/contractor, that the following works and infrastructure have been undertaken and installed in accordance with telecommunications industry standards:

a)     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.

b)    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 Assessment, evidence of an agreement with an electricity supplier to provide necessary services to the development in accordance with the relevant Brisbane Planning Scheme Codes.

Provide a 4.0 metre wide permanent vehicle crossover to the frontage of the site in accordance with the relevant Brisbane Planning Scheme Codes and located as shown on the approved DRAWINGS AND DOCUMENTS.

The crossover must be located a minimum of 2m from the existing street tree.

Remove the redundant existing vehicle 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.

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.

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 interference with or removal of protected vegetation on a public land or park requires a permit under the Natural Assets Local Law 2003 (NALL), issued by Public Space Operations Arboriculture (PSO- Arb).

Detailed arrangements must be made with PSO-Arb in relation to the works carried out on protected vegetation (including provision for tree removal and replacement tree planning costs as determined by PSO-Arb) prior to carrying out any works on protected vegetation. PSO-Arb can be contacted via ISG-CS-PPI-PLANNING-ARB@brisbane.qld.gov.au.

Note: All requirements of development approval conditions with timing stipulated as 'prior to site works commencing' (or equivalent) must be fulfilled before Council can issue a NALL permit.

Any contaminated materials or soils encountered during siteworks, must be handled, stored and disposed of in accordance with the requirements of the relevant authority of the Queensland Government. A person must not dispose of contaminated soil or a hazardous substance at a place other than at a place approved by the relevant authority of the Queensland Government.

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

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

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

Compliance assessable plumbing and drainage work requires approval by Brisbane City Council prior to the work being carried out.

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

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

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.

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).