This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

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

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

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

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.

Complete all building work associated with this development approval, including work required by any of the conditions included in the Development Approval Package. Such building work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS, and, where the building work is assessable development, in accordance with a current development approval.

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



Demolish or relocate buildings/structures on the site in accordance with the approved DRAWINGS AND DOCUMENTS and where applicable, the approved Construction Management Plan. The removal of buildings/structures includes the removal of all existing concrete slabs, foundations and footings.

Timing: Prior to any new building work occurring (MCU or BW) or prior to Council's notation on the plan of subdivision (ROL)

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

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

The projectors must not compromise the effectiveness of the ‘Low Clearance’ signs and hazard boards on the bridge structure. This sign is to remain visible at all times.

 

The projections are limited to genuine art and are not to include any design or symbol reserved for traffic control (e.g. bicycles, pedestrians, traffic signals, numbers that may be mistaken for speed limits, or any regulatory messages such as ‘STOP’).

 

The intensity of the projection must not be sufficient to distract or dazzle pedestrians, cyclists or motorists, either through direct observation of the projection source or through reflection from a wet surface.

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.

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

Provide and maintain artworks in accordance with this condition:

Submit for the approval of Development Services, an Artworks Plan detailing the supply, installation and maintenance of artworks (including but not necessarily limited to, sculptures, ceramic works, mosaics and wall reliefs) within an area determined by Development Services, that meet the following criteria:
-  Works must be by a recognised artist or craftsperson in accordance with the relevant Brisbane Planning Scheme Code;
-  Works must constitute not less than 0.25% of the total estimated project cost as certified by a Quantity Surveyor;
-  Works must be suitable for the setting in terms of design, choice of materials, durability and resistance to vandalism;

Timing: Prior to building work above ground level commencing.

Enter into a contractual agreement (subject to prior endorsement by Development Services) with a recognised artist or craftsperson to supply and install the artworks detailed in the approved Artworks Plan and submit to Development Services a copy of the executed contractual agreement.

Timing: Within six (6) months of issue of the development permit for building works or prior to issue of Certificate of Classification / Final Inspection Certificate, whichever comes first.

Supply, install and maintain the artworks detailed in the approved Artworks Plan.

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

Submit to Development Services certification by the contracted artist or craftsperson confirming that the approved Artworks Plan has been implemented in accordance with the requirements of this condition.

Timing: Prior to the commencement of the use

Any changes to the artwork display(s) must first be confirmed in writing by the Team Manager, Public Art, Design Brisbane, City Planning and Economic Development.

Note: This requirement applies to the temporary art projections only. Any changes to artworks within the vitrines does not require referral to Council.

 

Provide Pedestrian Lighting in accordance with the requirements of this condition.

Submit for the approval of Asset Services a detailed Pedestrian Lighting Design for the full street frontage of the development, in accordance with the following:

-  Provide electrical reticulation plans prepared by a Registered Professional Engineer Queensland certifying that the design complies with Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and Council’s standard drawings UMS591 and UMS594.

-  Provide pedestrian lighting plans prepared by a Registered Professional Engineer Queensland or a member of the Illuminating Engineering Society of Australia and New Zealand certifying that the design complies with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area (Category P) lighting - Performance and Design requirements.

Timing: Prior to commencing building work above ground level.

Install the lighting in accordance with the approved detailed Pedestrian Lighting Design.

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 Asset Services certification from a licensed electrical contractor that the electrical connection has been installed in accordance with the approved detailed Pedestrian Lighting Design and that the lighting is fully operational. The certification must specify that the electrical installation has been tested to ensure it is electrically safe and in accordance with the requirements of Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and any other standard applying to the electrical installation under the Electrical Safety Regulation 2002.

A copy of the as-constructed Pedestrian Lighting Design Drawings, must be included with the above certification.

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).

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

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. During this period maintain the lighting and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: 12 months from acceptance on-maintenance.

On completion of the on-maintenance period arrange an off-maintenance inspection with Asset Services and obtain written confirmation by Council that the works have been accepted off-maintenance.

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

Timing: On completion of the on-maintenance period.

Obtain an electrical connection from the electricity supplier / Enter into an arrangement with the electricity supplier to service the approved pedestrian lighting.

Timing: Prior to commencing building work above ground level.

Carry out streetscape improvement works to the verge to Fish Lane to the Locality Street standard in accordance with the relevant Brisbane Planning Scheme Codes, Brisbane Standard Drawings (BSD), the requirements of this condition and the Infrastructure Design Planning Scheme Policy including Chapter 5.

 

Submit for the approval of Development Services, details of the proposed finished levels of the site and building entries (both pedestrian and vehicular) to demonstrate verge levels and crossfalls complying with the Infrastructure Design Planning Scheme Policy including section 3.7.3.5. The details must be provided by a registered Landscape Architect or other relevant professional and include the following:

-  Proposed finished surface levels at the site/lot boundary;
-  Proposed finished ground floor levels;
-  Existing kerb heights; and
-  Proposed crossfalls and longitudinal grades.

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

To be lodged concurrently with Engineering external roadworks application

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


DOCUMENTATION REQUIREMENTS
-  Finished surface levels at lot boundary and kerb.
-  Cross-fall demonstrating compliance with Brisbane Standard Drawings (BSD), including a maximum crossfall of 1:50

-  Longitudinal grades consistent along the frontage including along the property boundary, and no steeper than the existing gradient of the road at any point.

-  Existing and proposed kerb materials and heights.

-  Location of underground and above-ground services.
-  Location of service pits.
-  Conceptual location of pedestrian lighting where under awning lighting is not provided.
-  Location and description of street furniture.
-  Existing and proposed street trees.

-  Tree trench complying with Brisbane Standard Drawings (BSD) as required to ensure that topsoil extends at least 2m, measured along the kerb line, from either side of any tree.
-  Hazard and/or directional tactile ground surface indicators (TGSIs).
-  Reconstruction of kerb and channel.
-  Reconstruction of kerb ramps.
-  Proposed road use adjacent to the kerb (e.g. bus stops, parking bays).
-  Details of awnings including location, height, materials. A minimum clearance of 1.5m must be provided between tree trunk and the awning.
-  Balustrades or any other structures.
-  Location and details of any artwork.

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

To be lodged concurrently with Engineering external roadworks application

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

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

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

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

Note: All existing artworks and regulatory signage must be secured and repositioned as agreed with Asset Services.

 

Note: Any existing Brisbane Tuff or granite kerbing that is surplus to requirements must be returned to Asset Services.

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

Where it is unavoidable that a section of an existing Braille trail is to be blocked, or an object temporarily located to intrude within the 1000 mm clearway on either side of the Braille trail, the following actions must be undertaken to comply with the current version of AS1428:

-  Warning tactile ground surface indicators (TGSIs) must be installed around any temporary obstructions and intrusions to comply with the current version of AS1428 and Brisbane Standard Drawings (BSD), and must remain in place until the temporary obstructions and intrusions are removed; and
-  Brisbane City Council’s Community Development Officer – Disability must be informed so that email alerts can be sent out to Vision Impairment agencies. At least one week’s notice must be given.

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

Timing: Prior to issue of Certificate of 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).

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

Timing: Prior to issue of Certificate of 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).

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

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

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

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

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 10 years maintenance to the streetscape works for any non-standard pavement (within the verge) and road surface works and 12 months maintenance for any standard works. Rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: 10 years from acceptance of on-maintenance for any non-standard pavement (within the verge) and road surface works and 12 months from acceptance of on-maintenance for any standard works.

 

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

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

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

Timing: On completion of the on-maintenance period.

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

Prepare a Detailed Landscape Plan at a scale of 1:100 for all on-site landscape works including planting areas identified on the approved DRAWINGS AND DOCUMENTS. The plan must be prepared by a Registered Landscape Architect and must comply with the relevant Brisbane Planning Scheme Codes.

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

Deep planting areas

·         Deep planting areas as shown on the approved drawings, open to the sky and with no underground development including retaining wall footings.

Containerised planting

·         Clear identification of the location, width and depth of containerised planting.

·         A reticulated irrigation system to all containerised planting areas, with drainage connected to the stormwater system; the irrigation system must be connected to a non- mains water source.

External works

·         Confirmation, including details showing sectional width and footing design, that final design of structures including retaining walls and associated footings and drainage does not reduce the size of planting areas shown on the approved drawings.

·         Provision of maintenance taps for all garden areas, including 1 tap for any private courtyard.

·         Provision of maintenance access for all garden areas.

Specifications

·         Plant selection and densities to achieve full surface coverage within 1 year of planting

·         Unless otherwise specified, trees provided as 45 litre stock or larger, staked and tied, and complying with Australian Standards

·         Mulch and soil to all garden areas to meet Australian Standards

·         Soil media ameliorated to increase water-holding abilities

·         Details of a 12 week establishment period.

Timing: Prior to building work commencing.

 

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

·         Brisbane City Council Form CC10616 - Landscape Design Certificate prepared by a Registered Landscape Architect to certify that the Detailed Landscape Plan complies with the requirements of this condition

·         A copy of the certified Detailed Landscape Plan.

Timing: Prior to building work commencing.

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

 

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

On completion of the landscape work, submit to Development Services:

·         Brisbane City Council Form CC10613 - Landscape Works Certificate prepared by a Registered Landscape Architect or licensed Landscape Contractor to certify the completed landscape work complies with the certified Detailed Landscape Plan

·         A copy of the as- constructed certified Detailed Landscape Plan.

 

Timing: Prior to issue of Certificate of 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: To be maintained.

 

Commercial uses/development are to ensure that food/cooking odours are released via exhaust vent outlets which are discharged vertically and directed away from any sensitive use and include the following:           

·         food/cooking air emissions exhausts are to be separated by a minimum of 6m from a sensitive use, including any outdoor air intake of a sensitive use; and

·         air emissions are not to cause an odour or air emission which is detectable and disturbing at a sensitive use.

 

The hours of operation for outdoor dining are limited to:

·           06:00am to 12:00am (midnight)

The hours of operation for any outdoor activities or uses involving amplified music are limited to:

·           10:00am to 12:00am (midnight), daily

The hours of operation for all uses wholly located indoors are limited to:

·         06:00am to 03:00am, daily.

There is to be a limit of 9 outdoor speakers and 1 Performance speaker located as indicated in the Acoustic Report No.5455 Rep01.4, prepared by Air Noise Environment and dated 19 June 2019.

These speakers can only operate during the hours of 10:00am to 12:00pm, daily.

A sound limiting device must be installed into the amplification system of the park area and all proposed commercial units (i.e. bar/restaurants) to ensure the BCC noise criteria for amplified music for this approval is achieved at nearby noise-sensitive places.

Submit to Development Services certification from an appropriately qualified acoustic consultant demonstrating that a noise limiting device has been installed into the amplification system of the proposed nightclub to achieve the criteria.

Construct an on-site refuse bin washing facility for food and drink outlet refuse bins. The area must be provided with a tap, paved with an impervious material, graded and drained to sewer subject to the requirements and recommendations of the Distributer Retailer Authority.

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 Services
-  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).

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

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Arrange and attend a pre-start meeting with an Erosion & Sediment Control Officer from Council’s Compliance and Regulatory Services.  Requests are to be made when submitting copies of all required documentation, including design certificates to: CARS-ESC@brisbane.qld.gov.au

Timing: Prior to commencement of any site works causing exposure of soil.

Implement the certified ESC plan(s) to maintain compliance with all parts of the relevant Brisbane Planning Scheme Codes, while site works are occurring and until all exposed soil areas are permanently stabilised against erosion.
The plan(s) and design certifications must be available on site at all times for inspection by Council officers until all exposed soil areas are permanently stabilised against erosion.
Minimise on-site erosion and the release of sediment or sediment laden stormwater from the site at all times.

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Maintain the work required by the Engineering condition(s) imposed on this development approval and rectify any defects in accordance with the requirements detailed in this condition.

Timing: During the on-maintenance period.

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

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

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

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

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

Any non-standard pavement and road surface works will require a 10 year On Maintenance period.

 

Timing: A minimum 12 months from acceptance on-maintenance or 10 years for non-standard pavement and road surface works.

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

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

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

Timing: On completion of the on-maintenance period.

Erect an "Information Sign" on the subject property in accordance with Council’s general requirements for signage and in accordance with the requirements outlined below:

a)  The sign should provide a brief description of the development proposed;
b)  The sign is to list the name, postal and/or email address and a contact telephone number for the following parties (where relevant) that are undertaking work on the site:

     Developer;
     Project Coordinator;
     Architect/Building Designer;
     Builder;
     Civil Engineer;
     Civil Contractor/s; and
     Landscape Architect;

c)  The lettering on the sign is to be at least 25 millimetres in height, be of regular weight and in sentence case;
d)  The sign is to be a minimum size of 1,200 millimetres by 900 millimetres;
e)  The maximum area of the sign is to be 2.0m2;
f)  The sign is to be positioned as follows:

     located centrally along road frontage of the site to Fish Lane and Melbourne Street;
     located on or within 1.5 metres of the road frontage;
     mounted at least 300 millimetres above ground level; and
     clearly visible from the street for a pedestrian;

g)  The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;
h)  The sign is to be non-illuminated; and
i)  Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times;

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

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

Submit for the approval of Development Services a Construction Management Plan for the demolition (where in a Centre zone, the Mixed use zone or where the demolition is otherwise assessable development), excavation and construction phases of the approved development. Separate Construction Management Plans may be appropriate for the individual components. The Construction Management Plan must be in accordance with the relevant Brisbane Planning Scheme Codes, Workplace Health and Safety Legislation, Environmental Protection Act, the requirements of any Concurrence Agency, any other relevant legislative requirements and the following.

The Construction Management Plan must be supported by Permits or written approvals from the relevant Council sections or other body listed below (where applicable to the Plan) to ensure all potential impacts to Council and other infrastructure have been addressed:

(i) Work Zones / Temporary Road Closures / Taxi Ranks - (Congestion Reduction Unit, Planned Incident Management / Temporary Road Closures);
(ii) Full/Partial Footway-Footpath Closures – (Brisbane Infrastructure – Congestion Reduction Unit);
(iii) Street Lighting - (Brisbane Infrastructure - Asset Services-City Lighting);
(iv) City Cycle bike stations and JCDecaux Advertising Signage (including obstruction to sight lines for such advertising - owned by JCDecaux)- (Brisbane Infrastructure - Transport Planning and Strategy, Contract Management section);
(v) Street Furniture (excluding bus stops) - (Brisbane Infrastructure, Transport Network Operations, Roads and Drainage);
(vi) Waste Bins - (Brisbane Infrastructure, Waste Service);
(vii) Bus Stops/Shelters - (Brisbane infrastructure - Transport Planning and Strategy-Strategic Planning; and Brisbane Transport - Network Planning & Bus Operations);
(viii) Street Trees - (Brisbane Infrastructure - Asset Services - Arboriculture);
(ix) Parking Meters/Spaces - (Brisbane Infrastructure - City Parking);
(x) Traffic Signals - (Brisbane Infrastructure - Traffic Signals Operations);
(xi) Stormwater Gullies/Pits etc - (Brisbane Infrastructure - Roads and Drainage);
(xii) Other service providers - (e.g. Energex, Telstra, Optus, Queensland Urban Utilities, AGL);
(xiii) Erect Scaffolding/Hoarding Permit, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability – City Malls Management, City Planning and Economic Development);
(xiv) Vehicle Access Permits, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability - City Malls Management, City Planning and Economic Development).

The construction management plan must address the following:

(i) Provision for pedestrian management including alternative pedestrian routes, past or around the site;
(ii) Location of and impacts on any Council or other authority's assets on or external to the site;
(iii) Temporary vehicular access points and frequency of use;
(iv) Provision for loading and unloading materials including the location of any remote loading sites;
(v) Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(vi) How materials are to be loaded/unloaded and potential impacts on existing street trees;
(vii) Location of proposed external hoardings and gantries, (with clearances to street furniture and other footpath assets, (e.g. CityCycle bike stations);
(viii) Employee and visitor parking areas (if provided);
(ix) Anticipated staging, programming;
(x) Provision for fire exit routes for other uses on the subject or adjoining sites;
(xi) Notify Development Services of construction considered necessary to be conducted out of normal business hours (where normal hours are defined as Monday to Saturday between 6:30am and 6:30pm excluding public holidays).
(xii) The details identified in (xi) above must be accompanied by a consultation strategy for seeking, recording and addressing the impacts of dust, noise and vibration upon adjoining and nearby properties.

Notes:
- Approval for footpath closures and/or temporary vehicle access will only be considered where it can be demonstrated that no other reasonable alternative can be provided due to site constraints and that safety, capacity and/or operation of public transport, vehicle and pedestrian traffic are not compromised.
- Proposed arrangements utilising any part of the road reserve for construction related activities, for example, on-street work zones, overhead gantries, or where paid parking spaces are impacted upon or pedestrian diversions proposed are subject to separate application fees and rental fees.
- The approved Construction Management Plan will not allow the carrying out of specific work activities for any phase of construction outside of normal hours.

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

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

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

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

-   Temporary lane closures;
-   Restricted work zones (subject to relaxation of clearway hours and resolution of alternative 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 must be paid in full prior to any permit being granted by Council. Council may revoke any permits at any time for non-compliance with requirements or if it considers that safety, capacity and /or operation of public transport, vehicle and pedestrian traffic are likely to be compromised during the construction phase.

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

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

Timing: While site/operational/building work is occurring

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

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

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

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

Where there is existing infrastructure in the vicinity of the proposed work, the new work must not damage or compromise the working ability of the existing infrastructure. Where alterations to public utility mains, existing mains, services or installations are necessitated by the development, prior to alterations commencing, the developer must notify Council or the relevant infrastructure provider and obtain agreement to the alterations. The developer must meet the costs of the alterations. The alterations must be carried out in accordance with the relevant Brisbane Planning Scheme Codes or infrastructure providers requirements.

Where alterations to existing infrastructure are required, submit to Development Services "As Constructed" drawings showing all new and/or rectification works and an asset register, prepared by a Registered Professional Engineer Queensland.

Timing: Prior to issue of Certificate of 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 alterations to existing infrastructure are required, submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the alterations have been completed in accordance with the relevant Brisbane Planning Scheme Codes and any other relevant infrastructure requirements.

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).

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

Earthworks drawings must be prepared and certified by either: a Registered Professional Engineer Queensland or a suitably qualified geotechnical and structural consultant, in accordance with the relevant Brisbane Planning Scheme Codes.

The drawings must include the following:

-  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
-  protection of adjoining properties and roads from ponding or nuisance from stormwater.

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

Note: The Earthworks drawings are not required to be submitted for Council approval.

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, stormwater gullies and drainlines) and re-instate existing traffic signs and pavement markings that have been removed or damaged during any works carried out in association with the approved development.

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

Note: Any interim repairs required to be undertaken shall not be considered to satisfy the requirements of this condition for the permanent repair of the infrastructure prior to the issue of Certificate of 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).

Timing: While site / operational / building works is occurring

Construct access, parking and manoeuvring for vehicles on site in accordance with the relevant Brisbane Planning Scheme Codes, as indicated on the approved DRAWINGS AND DOCUMENTS, including the following:

i. A pavement of minimum Local road standard or equivalent surface material (including associated drainage) to the area on which motor vehicles will be driven and/or parked.

ii. Provide 1 loading/ unloading bay for RCV/ service vehicle(s) along Fish Lane.

iii. Provide a minimum of 10 secure bicycle parking spaces.

iv. An appropriate area for the storage and collection of refuse, including recyclables, in a position which is accessible to service vehicles on the site.

v. The internal paved areas must be signed and delineated in accordance with the approved drawings and Manual of Uniform Traffic Control Devices - Queensland Department of Transport and Main Roads - Transport Operations (Road Use Management) Act 1995.

Submit to Development Services, 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.

All areas constructed below 4.4m AHD are to be constructed of flood resilient materials.

Design and construct all proposed building pad levels, floor levels and ancillary structures to the appropriate flood planning level with freeboard (where required) in accordance with the relevant Brisbane Planning Scheme Codes.

The minimum required commercial / retail floor level must be 4.4m AHD, unless otherwise shown on the approved DRAWINGS AND DOCUMENTS.

Submit to Development Services "As-Constructed" drawings prepared by a Registered Surveyor. The Registered Surveyor must certify that the development has been constructed 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).

Prepare, implement and maintain a Flood Emergency Management Plan (FEMP) in accordance with the requirements of this condition and include a requirement for the electricity to the Kiosk to be shut off/disconnected where essential services are below 5.7m AHD in the event of flooding and detail the procedure of how this is to be achieved.

Submit to Development Services a FEMP for the approved development prepared and certified by a Registered Professional Engineer Queensland with experience in flood risk management.

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

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

Implement and maintain the certified Flood Emergency Management Plan.

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

Refuse and recycling bins for the proposed development must be collected from the kerb side unless alternative refuse collection arrangements are made.

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

Construct the following roadwork with any associated drainage, footpath, site access and services for the Transport Network (Road) shown on Plan – Ground Level Proposed – Stage 1, Reference : A-110 Rev 1, dated 18/12/2019 as amended in red, in accordance with the relevant Brisbane Planning Scheme Codes, the Manual of Uniform Traffic Control Devices - Queensland Department of Transport and Main Roads - Transport Operations (Road Use Management) Act 1995 and the AUSTROADS design standards:

  - Road pavement for Fish Lane in front of the site from boundary to boundary with any appropriate tapers;

  - signs and pavement markings along the Fish lane frontage

Note: This condition is imposed under section 145 of the Planning Act 2016.

Submit for the approval of Development Services Roadworks and Stormwater Drainage Drawings prepared and certified by a Registered Professional Engineer Queensland in accordance with the APPROVED DRAWINGS AND DOCUMENTS and the relevant Brisbane Planning Scheme Codes.

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

 

To be lodged concurrently with Streetscape application.

Submit for the approval of Development Services Signs and Pavement Marking drawings prepared and certified by a Registered Professional Engineer of Queensland in accordance with the APPROVED DRAWINGS AND DOCUMENTS and the relevant Brisbane Planning Scheme Codes.

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

 

To be lodged concurrently with Streetscape application.

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

Timing: Prior to site/operational work commencing.

Construct the works in accordance with the above approved drawings.

Timing: Prior to on-maintenance acceptance.

Submit to Development Services "As Constructed" drawings including an asset register and a pre-On-Maintenance Inspection Checklist, prepared by a Registered Professional Engineer Queensland.

Timing: Prior to on- maintenance inspection.

Submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed in accordance with the above approved drawings.

Timing: Prior to on-maintenance inspection.

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 Services.

Provide a stormwater connection to all new or existing allotments and provide drainage infrastructure to ensure stormwater run-off from all roof and developed surface areas will be collected internally and piped in accordance with the relevant Brisbane Planning Scheme Codes to the existing lawful point of discharge.

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

Where reconfiguring a lot, submit to Development Services "As Constructed" drawings prepared by a Registered Professional Engineer Queensland.

Timing: Prior to Council's notation of the plan of subdivision.

Where reconfiguring a lot, submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed in accordance with this condition.

Timing: Prior to Council's notation of the plan of subdivision.

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.
-  any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), water reticulation mains, water meters and the like, must be installed/relocated to their ultimate alignment relative to the new property boundary and clear of the usable footpath areas irrespective of the alignment of the existing services/conduits. 

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

 

 

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

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 Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed 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 (MCU or BW), or prior to Council's notation of the plan of subdivision (ROL).

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

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

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

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

Fish Lane, the pick up/drop off and loading bays as shown on the Plan – Ground Level proposed – Stage 1, Reference: A- 110 Rev 1, dated 18/12/2019 as amended in red, are all to have a minimum height clearance of 4.5m between the finished road pavement level and the rail overpass.

All events where the public is invited or permitted to be present involving amusements or entertainments, (e.g. football, function rooms, theatres, games etc) are required to hold or obtain a current Entertainment Venue & Event Licence pursuant to the Local Law (Entertainment Venues & Events) 1999.

Licences can be obtained from Brisbane City Council – Compliance and Regulatory Services.  To obtain a Licence Information Kit contact the call centre on 3403 8888.

Please note: The above information has been provided to the applicant as an advice only, and does not form part of the development approval conditions. This advice has been provided to the applicant to inform them of other obligations they may have to comply with (under state legislation or local laws) prior to their activity commencing.

All development involving the preparation, packing, storing, handling, serving, selling or carrying of food requires that its design, installation and operation be approved pursuant to the Food Act 2006.  The premises must be registered and the operator must hold a licence with Brisbane City Council to operate the business under the above provisions.

Licences can be obtained from Brisbane City Council.  To obtain a Licence Information Kit contact Council on 3403 8888.

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

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.

Pursuant to the Plumbing and Drainage Act 2002, any plumbing and drainage work must be carried out in compliance with the Standard Plumbing and Drainage Regulation. Compliance assessable plumbing and drainage work requires approval by Brisbane City Council prior to the work being carried out.

The currency period for this development approval is stated in the Decision Notice.

The currency period for this development approval is expressed as a date.

This development approval lapses at the end of the currency period (the date stated in the decision notice) if:

  - for a material change of use, the first change of use does not happen;

  - for reconfiguring a lot, the plan of subdivision for the reconfiguration is not given to Council; or

  - for any other development (including building work and operational work), the development does not substantially start.

The currency period is determined by Council pursuant to section 85 of the Planning Act 2016.

Please note that the information contained in this section under the heading Standard Advice has been provided as advice only and does not form part of the development approval conditions.  This information has been provided to advise of other obligations under state legislation or local laws that may require action to be undertaken prior to commencing the activity approved by this development approval.



The Department of State Development, Manufacturing, Infrastructure and Planning as concurrence agency has imposed the conditions contained in the letter dated 17 July 2019.

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.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Department of Aboriginal and Torres Strait Islander Partnerships).

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.

The discharge of waste liquids to the sewerage system must be conducted in accordance with the conditions of a Trade Waste Approval.

Permits can be obtained from Queensland Urban Utilities.  For further information on permits please contact Queensland Urban Utilities (www.urbanutilities.com.au).

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 National Construction Code.

Please note that any damage caused to vegetation on adjoining lots as a result of exercising this development approval may result in civil action.

To prevent the spread of fire ants, the Queensland Government has implemented movement 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.
If you are unsure of your obligations contact the relevant Queensland State Government Department (Biosecurity Queensland, Department of Agriculture and Fisheries).

Services for water and wastewater (sewerage) are no longer under the jurisdiction of Brisbane City Council. Authorisation to connect the approved development to the water/wastewater networks and for property service connections requires a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009. Any necessary Water Approval must be obtained from the relevant distributor- retailer (currently operating as Queensland Urban Utilities for the Brisbane City Council area).

For the purpose of approving plans of subdivision pursuant to Schedule 18 of the Planning Regulation 2017 (whether in relation to a development permit for Reconfiguring a Lot or a Building Format Plan subsequent to a development permit for a Material Change of Use), documentary evidence, issued by the relevant distributor-retailer, must be provided to Council to verify that the conditions of any necessary Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009, have been complied with.

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

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

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

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.

Complete all building work associated with this development approval, including work required by any of the conditions included in the Development Approval Package. Such building work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS, and, where the building work is assessable development, in accordance with a current development approval.

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

Demolish or relocate buildings/structures on the site in accordance with the approved DRAWINGS AND DOCUMENTS and where applicable, the approved Construction Management Plan. The removal of buildings/structures includes the removal of all existing concrete slabs, foundations and footings.

Timing: Prior to any new building work occurring (MCU or BW) or prior to Council's notation on the plan of subdivision (ROL)

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.

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

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

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

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

Submit to Development Services documentary evidence that:

-  the level of light reflectivity from the glazing incorporated in the approved development does not exceed 20%.

Timing: Prior to building work above ground level commencing.

Install and maintain glazing in accordance with the above specification.

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

Install a lighting system to the underside of the proposed awning or affixed to the building façade over the footpath in accordance with the following:

Submit for the approval of Asset Services a detailed Lighting Plan demonstrating that the awning lighting complies with Australian Standard - AS/NZS 1158.3.1 -sub category P6,  within - Road Lighting Part 3.1: Pedestrian area (Category P) lighting - Performance and installation design requirements and achieves glare control to ensure zero candelas (cd) at 90 degrees.

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

Carry out the works in accordance with the approved Lighting Plan.

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

Submit to City Assets certification from a licensed electrical contractor that the awning lighting has been installed in accordance with the approved Lighting Plan.

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

Maintain the awning lighting, (including operating costs) in accordance with the approved Lighting Plan from dusk to dawn.

Timing: To be maintained.



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.

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.

Provide Pedestrian Lighting in accordance with the requirements of this condition.

Submit for the approval of Asset Services a detailed Pedestrian Lighting Design for the full street frontage of the development, in accordance with the following:

-  Provide electrical reticulation plans prepared by a Registered Professional Engineer Queensland certifying that the design complies with Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and Council’s standard drawings UMS591 and UMS594.

-  Provide pedestrian lighting plans prepared by a Registered Professional Engineer Queensland or a member of the Illuminating Engineering Society of Australia and New Zealand certifying that the design complies with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area (Category P) lighting - Performance and Design requirements.

Timing: Prior to commencing building work above ground level.

Install the lighting in accordance with the approved detailed Pedestrian Lighting Design.

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 Asset Services certification from a licensed electrical contractor that the electrical connection has been installed in accordance with the approved detailed Pedestrian Lighting Design and that the lighting is fully operational. The certification must specify that the electrical installation has been tested to ensure it is electrically safe and in accordance with the requirements of Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and any other standard applying to the electrical installation under the Electrical Safety Regulation 2002.

A copy of the as-constructed Pedestrian Lighting Design Drawings, must be included with the above certification.

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).

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

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. During this period maintain the lighting and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: 12 months from acceptance on-maintenance.

On completion of the on-maintenance period arrange an off-maintenance inspection with Asset Services and obtain written confirmation by Council that the works have been accepted off-maintenance.

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

Timing: On completion of the on-maintenance period.

Obtain an electrical connection from the electricity supplier / Enter into an arrangement with the electricity supplier to service the approved pedestrian lighting.

Timing: Prior to commencing building work above ground level.

 

Commercial uses/development are to ensure that food/cooking odours are released via exhaust vent outlets which are discharged vertically and directed away from any sensitive use and include the following:           

·         food/cooking air emissions exhausts are to be separated by a minimum of 6m from a sensitive use, including any outdoor air intake of a sensitive use; and

·         air emissions are not to cause an odour or air emission which is detectable and disturbing at a sensitive use. 

The hours of operation for outdoor dining are limited to:

·         06:00am to 12:00am (midnight), daily.

The hours of operation for all uses wholly located indoors are limited to:

·         06:00am to 03:00am, daily.

There is to be no outdoor speakers located on the roof top area as indicated in the Acoustic Report No.5455 Rep01.4, prepared by Air Noise Environment and dated 19 June 2019.

A sound limiting device must be installed into the amplification system of all proposed commercial units (i.e. bar/restaurants) to ensure the BCC noise criteria for amplified music for this approval is achieved at nearby noise- sensitive places.

Submit to Development Services certification from an appropriately qualified acoustic consultant demonstrating that a noise limiting device has been installed into the amplification system of the proposed nightclub to achieve the criteria.

Construct an on-site refuse bin washing facility for food and drink outlet refuse bins. The area must be provided with a tap, paved with an impervious material, graded and drained to sewer subject to the requirements and recommendations of the Distributer Retailer Authority.

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 Services
-  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).

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

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Arrange and attend a pre-start meeting with an Erosion & Sediment Control Officer from Council’s Compliance and Regulatory Services.  Requests are to be made when submitting copies of all required documentation, including design certificates to: CARS-ESC@brisbane.qld.gov.au

Timing: Prior to commencement of any site works causing exposure of soil.

Implement the certified ESC plan(s) to maintain compliance with all parts of the relevant Brisbane Planning Scheme Codes, while site works are occurring and until all exposed soil areas are permanently stabilised against erosion.
The plan(s) and design certifications must be available on site at all times for inspection by Council officers until all exposed soil areas are permanently stabilised against erosion.
Minimise on-site erosion and the release of sediment or sediment laden stormwater from the site at all times.

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Maintain the work required by the Engineering condition(s) imposed on this development approval and rectify any defects in accordance with the requirements detailed in this condition.

Timing: During the on-maintenance period.

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

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

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

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

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

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

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

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

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

Timing: On completion of the on-maintenance period.

Erect an "Information Sign" on the subject property in accordance with Council’s general requirements for signage and in accordance with the requirements outlined below:

a)  The sign should provide a brief description of the development proposed;
b)  The sign is to list the name, postal and/or email address and a contact telephone number for the following parties (where relevant) that are undertaking work on the site:

     Developer;
     Project Coordinator;
     Architect/Building Designer;
     Builder;
     Civil Engineer;
     Civil Contractor/s; and
     Landscape Architect;

c)  The lettering on the sign is to be at least 25 millimetres in height, be of regular weight and in sentence case;
d)  The sign is to be a minimum size of 1,200 millimetres by 900 millimetres;
e)  The maximum area of the sign is to be 2.0m2;
f)  The sign is to be positioned as follows:

     located centrally along road frontage of the site to Fish Lane and Melbourne Street;
     located on or within 1.5 metres of the road frontage;
     mounted at least 300 millimetres above ground level; and
     clearly visible from the street for a pedestrian;

g)  The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;
h)  The sign is to be non-illuminated; and
i)  Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times;

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

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

Submit for the approval of Development Services a Construction Management Plan for the demolition (where in a Centre zone, the Mixed use zone or where the demolition is otherwise assessable development), excavation and construction phases of the approved development. Separate Construction Management Plans may be appropriate for the individual components. The Construction Management Plan must be in accordance with the relevant Brisbane Planning Scheme Codes, Workplace Health and Safety Legislation, Environmental Protection Act, the requirements of any Concurrence Agency, any other relevant legislative requirements and the following.

The Construction Management Plan must be supported by Permits or written approvals from the relevant Council sections or other body listed below (where applicable to the Plan) to ensure all potential impacts to Council and other infrastructure have been addressed:

(i) Work Zones / Temporary Road Closures / Taxi Ranks - (Congestion Reduction Unit, Planned Incident Management / Temporary Road Closures);
(ii) Full/Partial Footway-Footpath Closures – (Brisbane Infrastructure – Congestion Reduction Unit);
(iii) Street Lighting - (Brisbane Infrastructure - Asset Services-City Lighting);
(iv) City Cycle bike stations and JCDecaux Advertising Signage (including obstruction to sight lines for such advertising - owned by JCDecaux)- (Brisbane Infrastructure - Transport Planning and Strategy, Contract Management section);
(v) Street Furniture (excluding bus stops) - (Brisbane Infrastructure, Transport Network Operations, Roads and Drainage);
(vi) Waste Bins - (Brisbane Infrastructure, Waste Service);
(vii) Bus Stops/Shelters - (Brisbane infrastructure - Transport Planning and Strategy-Strategic Planning; and Brisbane Transport - Network Planning & Bus Operations);
(viii) Street Trees - (Brisbane Infrastructure - Asset Services - Arboriculture);
(ix) Parking Meters/Spaces - (Brisbane Infrastructure - City Parking);
(x) Traffic Signals - (Brisbane Infrastructure - Traffic Signals Operations);
(xi) Stormwater Gullies/Pits etc - (Brisbane Infrastructure - Roads and Drainage);
(xii) Other service providers - (e.g. Energex, Telstra, Optus, Queensland Urban Utilities, AGL);
(xiii) Erect Scaffolding/Hoarding Permit, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability – City Malls Management, City Planning and Economic Development);
(xiv) Vehicle Access Permits, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability - City Malls Management, City Planning and Economic Development).

The construction management plan must address the following:

(i) Provision for pedestrian management including alternative pedestrian routes, past or around the site;
(ii) Location of and impacts on any Council or other authority's assets on or external to the site;
(iii) Temporary vehicular access points and frequency of use;
(iv) Provision for loading and unloading materials including the location of any remote loading sites;
(v) Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(vi) How materials are to be loaded/unloaded and potential impacts on existing street trees;
(vii) Location of proposed external hoardings and gantries, (with clearances to street furniture and other footpath assets, (e.g. CityCycle bike stations);
(viii) Employee and visitor parking areas (if provided);
(ix) Anticipated staging, programming;
(x) Provision for fire exit routes for other uses on the subject or adjoining sites;
(xi) Notify Development Services of construction considered necessary to be conducted out of normal business hours (where normal hours are defined as Monday to Saturday between 6:30am and 6:30pm excluding public holidays).
(xii) The details identified in (xi) above must be accompanied by a consultation strategy for seeking, recording and addressing the impacts of dust, noise and vibration upon adjoining and nearby properties.

Notes:
- Approval for footpath closures and/or temporary vehicle access will only be considered where it can be demonstrated that no other reasonable alternative can be provided due to site constraints and that safety, capacity and/or operation of public transport, vehicle and pedestrian traffic are not compromised.
- Proposed arrangements utilising any part of the road reserve for construction related activities, for example, on-street work zones, overhead gantries, or where paid parking spaces are impacted upon or pedestrian diversions proposed are subject to separate application fees and rental fees.
- The approved Construction Management Plan will not allow the carrying out of specific work activities for any phase of construction outside of normal hours.

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

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

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

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

-   Temporary lane closures;
-   Restricted work zones (subject to relaxation of clearway hours and resolution of alternative 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 must be paid in full prior to any permit being granted by Council. Council may revoke any permits at any time for non-compliance with requirements or if it considers that safety, capacity and /or operation of public transport, vehicle and pedestrian traffic are likely to be compromised during the construction phase.

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

Legible copies of the approved Construction Management Plan and current permits must be kept on site and be made available on request at all times.

Timing: While site/operational/building work is occurring

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

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

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

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

Where there is existing infrastructure in the vicinity of the proposed work, the new work must not damage or compromise the working ability of the existing infrastructure. Where alterations to public utility mains, existing mains, services or installations are necessitated by the development, prior to alterations commencing, the developer must notify Council or the relevant infrastructure provider and obtain agreement to the alterations. The developer must meet the costs of the alterations. The alterations must be carried out in accordance with the relevant Brisbane Planning Scheme Codes or infrastructure providers requirements.

Where alterations to existing infrastructure are required, submit to Development Services "As Constructed" drawings showing all new and/or rectification works and an asset register, prepared by a Registered Professional Engineer Queensland.

Timing: Prior to issue of Certificate of 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 alterations to existing infrastructure are required, submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the alterations have been completed in accordance with the relevant Brisbane Planning Scheme Codes and any other relevant infrastructure requirements.

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).

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

Earthworks drawings must be prepared and certified by either: a Registered Professional Engineer Queensland or a suitably qualified geotechnical and structural consultant, in accordance with the relevant Brisbane Planning Scheme Codes.

The drawings must include the following:

-  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
-  protection of adjoining properties and roads from ponding or nuisance from stormwater.

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

Note: The Earthworks drawings are not required to be submitted for Council approval.

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, stormwater gullies and drainlines) and re-instate existing traffic signs and pavement markings that have been removed or damaged during any works carried out in association with the approved development.

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

Note: Any interim repairs required to be undertaken shall not be considered to satisfy the requirements of this condition for the permanent repair of the infrastructure prior to the issue of Certificate of 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).

Timing: While site / operational / building works is occurring

All areas constructed below 4.4m AHD are to be constructed of flood resilient materials.

Design and construct all proposed building pad levels, floor levels and ancillary structures to the appropriate flood planning level with freeboard (where required) in accordance with the relevant Brisbane Planning Scheme Codes.

The minimum required commercial / retail floor level must be 4.4m AHD, unless otherwise shown on the approved drawings and documents.

 The minimum floor level for essential services must be 5.7m AHD.

Submit to Development Services "As-Constructed" drawings prepared by a Registered Surveyor. The Registered Surveyor must certify that the development has been constructed 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).

Prepare, implement and maintain a Flood Emergency Management Plan (FEMP) in accordance with the requirements of this condition.

Submit to Development Services a FEMP for the approved development prepared and certified by a Registered Professional Engineer Queensland with experience in flood risk management.

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

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

Implement and maintain the certified Flood Emergency Management Plan.

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

Refuse and recycling bins for the proposed development must be collected from the kerb side unless alternative refuse collection arrangements are made.

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

Provide a stormwater connection to all new or existing allotments and provide drainage infrastructure to ensure stormwater run-off from all roof and developed surface areas will be collected internally and piped in accordance with the relevant Brisbane Planning Scheme Codes to the existing lawful point of discharge.

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

Where reconfiguring a lot, submit to Development Services "As Constructed" drawings prepared by a Registered Professional Engineer Queensland.

Timing: Prior to Council's notation of the plan of subdivision.

Where reconfiguring a lot, submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed in accordance with this condition.

Timing: Prior to Council's notation of the plan of subdivision.

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.
-  any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), water reticulation mains, water meters and the like, must be installed/relocated to their ultimate alignment relative to the new property boundary and clear of the usable footpath areas irrespective of the alignment of the existing services/conduits. 

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

 

 

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

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 Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed 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 (MCU or BW), or prior to Council's notation of the plan of subdivision (ROL).

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

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

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

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

All events where the public is invited or permitted to be present involving amusements or entertainments, (e.g. football, function rooms, theatres, games etc) are required to hold or obtain a current Entertainment Venue & Event Licence pursuant to the Local Law (Entertainment Venues & Events) 1999.

Licences can be obtained from Brisbane City Council – Compliance and Regulatory Services.  To obtain a Licence Information Kit contact the call centre on 3403 8888.

Please note: The above information has been provided to the applicant as an advice only, and does not form part of the development approval conditions. This advice has been provided to the applicant to inform them of other obligations they may have to comply with (under state legislation or local laws) prior to their activity commencing.

All development involving the preparation, packing, storing, handling, serving, selling or carrying of food requires that its design, installation and operation be approved pursuant to the Food Act 2006.  The premises must be registered and the operator must hold a licence with Brisbane City Council to operate the business under the above provisions.

Licences can be obtained from Brisbane City Council.  To obtain a Licence Information Kit contact Council on 3403 8888.

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

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.

Pursuant to the Plumbing and Drainage Act 2002, any plumbing and drainage work must be carried out in compliance with the Standard Plumbing and Drainage Regulation. Compliance assessable plumbing and drainage work requires approval by Brisbane City Council prior to the work being carried out.

The currency period for this development approval is stated in the Decision Notice.

The currency period for this development approval is expressed as a date.

This development approval lapses at the end of the currency period (the date stated in the decision notice) if:

  - for a material change of use, the first change of use does not happen;

  - for reconfiguring a lot, the plan of subdivision for the reconfiguration is not given to Council; or

  - for any other development (including building work and operational work), the development does not substantially start.

The currency period is determined by Council pursuant to section 85 of the Planning Act 2016.

Please note that the information contained in this section under the heading Standard Advice has been provided as advice only and does not form part of the development approval conditions.  This information has been provided to advise of other obligations under state legislation or local laws that may require action to be undertaken prior to commencing the activity approved by this development approval.

The Department of State Development, Manufacturing, Infrastructure and Planning as concurrence agency has imposed the conditions contained in the letter dated 17 July 2019.

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.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Department of Aboriginal and Torres Strait Islander Partnerships).

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.

The discharge of waste liquids to the sewerage system must be conducted in accordance with the conditions of a Trade Waste Approval.

Permits can be obtained from Queensland Urban Utilities.  For further information on permits please contact Queensland Urban Utilities (www.urbanutilities.com.au).

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 National Construction Code.

Please note that any damage caused to vegetation on adjoining lots as a result of exercising this development approval may result in civil action.

To prevent the spread of fire ants, the Queensland Government has implemented movement 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.
If you are unsure of your obligations contact the relevant Queensland State Government Department (Biosecurity Queensland, Department of Agriculture and Fisheries).

Services for water and wastewater (sewerage) are no longer under the jurisdiction of Brisbane City Council. Authorisation to connect the approved development to the water/wastewater networks and for property service connections requires a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009. Any necessary Water Approval must be obtained from the relevant distributor- retailer (currently operating as Queensland Urban Utilities for the Brisbane City Council area).

For the purpose of approving plans of subdivision pursuant to Schedule 18 of the Planning Regulation 2017 (whether in relation to a development permit for Reconfiguring a Lot or a Building Format Plan subsequent to a development permit for a Material Change of Use), documentary evidence, issued by the relevant distributor-retailer, must be provided to Council to verify that the conditions of any necessary Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009, have been complied with.

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

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

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

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.

Complete all building work associated with this development approval, including work required by any of the conditions included in the Development Approval Package. Such building work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS, and, where the building work is assessable development, in accordance with a current development approval.

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

Demolish or relocate buildings/structures on the site in accordance with the approved DRAWINGS AND DOCUMENTS and where applicable, the approved Construction Management Plan. The removal of buildings/structures includes the removal of all existing concrete slabs, foundations and footings.

Timing: Prior to any new building work occurring (MCU or BW) or prior to Council's notation on the plan of subdivision (ROL)

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 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.

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

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

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

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

Submit to Development Services documentary evidence that:

-  the level of light reflectivity from the glazing incorporated in the approved development does not exceed 20%.

Timing: Prior to building work above ground level commencing.

Install and maintain glazing in accordance with the above specification.

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

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 Pedestrian Lighting in accordance with the requirements of this condition.

Submit for the approval of Asset Services a detailed Pedestrian Lighting Design for the full street frontage of the development, in accordance with the following:

-  Provide electrical reticulation plans prepared by a Registered Professional Engineer Queensland certifying that the design complies with Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and Council’s standard drawings UMS591 and UMS594.

-  Provide pedestrian lighting plans prepared by a Registered Professional Engineer Queensland or a member of the Illuminating Engineering Society of Australia and New Zealand certifying that the design complies with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area (Category P) lighting - Performance and Design requirements.

Timing: Prior to commencing building work above ground level.

Install the lighting in accordance with the approved detailed Pedestrian Lighting Design.

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 Asset Services certification from a licensed electrical contractor that the electrical connection has been installed in accordance with the approved detailed Pedestrian Lighting Design and that the lighting is fully operational. The certification must specify that the electrical installation has been tested to ensure it is electrically safe and in accordance with the requirements of Australian Standard - AS/NZS3000 Electrical installations known as the Australian/New Zealand Wiring Rules and any other standard applying to the electrical installation under the Electrical Safety Regulation 2002.

A copy of the as-constructed Pedestrian Lighting Design Drawings, must be included with the above certification.

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).

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

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. During this period maintain the lighting and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: 12 months from acceptance on-maintenance.

On completion of the on-maintenance period arrange an off-maintenance inspection with Asset Services and obtain written confirmation by Council that the works have been accepted off-maintenance.

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

Timing: On completion of the on-maintenance period.

Obtain an electrical connection from the electricity supplier / Enter into an arrangement with the electricity supplier to service the approved pedestrian lighting.

Timing: Prior to commencing building work above ground level.

 

Commercial uses/development are to ensure that food/cooking odours are released via exhaust vent outlets which are discharged vertically and directed away from any sensitive use and include the following:           

·         food/cooking air emissions exhausts are to be separated by a minimum of 6m from a sensitive use, including any outdoor air intake of a sensitive use; and

·         air emissions are not to cause an odour or air emission which is detectable and disturbing at a sensitive use. 

The hours of operation for outdoor dining are limited to:

·           & nbsp;   06:00am to 12:00am (midnight), daily

The hours of operation for all uses are limited to:

·           & nbsp;   06:00am to 03:00am, daily and are to be wholly located in doors with the exception of the above outdoor dining.

There is to be a limit of 9 outdoor speakers and 1 performance speaker located as indicated in the Acoustic Report No.5455 Rep01.4, prepared by Air Noise Environment and dated 19 June 2019.

A sound limiting device must be installed into the amplification system of all proposed commercial units (i.e. bar/restaurants) to ensure the BCC noise criteria for amplified music for this approval is achieved at nearby noise- sensitive places.

Submit to Development Services certification from an appropriately qualified acoustic consultant demonstrating that a noise limiting device has been installed into the amplification system of the proposed nightclub to achieve the criteria.

Construct an on-site refuse bin washing facility for food and drink outlet refuse bins. The area must be provided with a tap, paved with an impervious material, graded and drained to sewer subject to the requirements and recommendations of the Distributer Retailer Authority.

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 Services
-  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).

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

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.



Arrange and attend a pre-start meeting with an Erosion & Sediment Control Officer from Council’s Compliance and Regulatory Services.  Requests are to be made when submitting copies of all required documentation, including design certificates to: CARS-ESC@brisbane.qld.gov.au

Timing: Prior to commencement of any site works causing exposure of soil.

Implement the certified ESC plan(s) to maintain compliance with all parts of the relevant Brisbane Planning Scheme Codes, while site works are occurring and until all exposed soil areas are permanently stabilised against erosion.
The plan(s) and design certifications must be available on site at all times for inspection by Council officers until all exposed soil areas are permanently stabilised against erosion.
Minimise on-site erosion and the release of sediment or sediment laden stormwater from the site at all times.

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Maintain the work required by the Engineering condition(s) imposed on this development approval and rectify any defects in accordance with the requirements detailed in this condition.

Timing: During the on-maintenance period.

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

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

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

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

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

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

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

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

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

Timing: On completion of the on-maintenance period.

Erect an "Information Sign" on the subject property in accordance with Council’s general requirements for signage and in accordance with the requirements outlined below:

a)  The sign should provide a brief description of the development proposed;
b)  The sign is to list the name, postal and/or email address and a contact telephone number for the following parties (where relevant) that are undertaking work on the site:

     Developer;
     Project Coordinator;
     Architect/Building Designer;
     Builder;
     Civil Engineer;
     Civil Contractor/s; and
     Landscape Architect;

c)  The lettering on the sign is to be at least 25 millimetres in height, be of regular weight and in sentence case;
d)  The sign is to be a minimum size of 1,200 millimetres by 900 millimetres;
e)  The maximum area of the sign is to be 2.0m2;
f)  The sign is to be positioned as follows:

     located centrally along road frontage of the site to Fish Lane and Melbourne Street;
     located on or within 1.5 metres of the road frontage;
     mounted at least 300 millimetres above ground level; and
     clearly visible from the street for a pedestrian;

g)  The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;
h)  The sign is to be non-illuminated; and
i)  Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times;

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

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

Submit for the approval of Development Services a Construction Management Plan for the demolition (where in a Centre zone, the Mixed use zone or where the demolition is otherwise assessable development), excavation and construction phases of the approved development. Separate Construction Management Plans may be appropriate for the individual components. The Construction Management Plan must be in accordance with the relevant Brisbane Planning Scheme Codes, Workplace Health and Safety Legislation, Environmental Protection Act, the requirements of any Concurrence Agency, any other relevant legislative requirements and the following.

The Construction Management Plan must be supported by Permits or written approvals from the relevant Council sections or other body listed below (where applicable to the Plan) to ensure all potential impacts to Council and other infrastructure have been addressed:

(i) Work Zones / Temporary Road Closures / Taxi Ranks - (Congestion Reduction Unit, Planned Incident Management / Temporary Road Closures);
(ii) Full/Partial Footway-Footpath Closures – (Brisbane Infrastructure – Congestion Reduction Unit);
(iii) Street Lighting - (Brisbane Infrastructure - Asset Services-City Lighting);
(iv) City Cycle bike stations and JCDecaux Advertising Signage (including obstruction to sight lines for such advertising - owned by JCDecaux)- (Brisbane Infrastructure - Transport Planning and Strategy, Contract Management section);
(v) Street Furniture (excluding bus stops) - (Brisbane Infrastructure, Transport Network Operations, Roads and Drainage);
(vi) Waste Bins - (Brisbane Infrastructure, Waste Service);
(vii) Bus Stops/Shelters - (Brisbane infrastructure - Transport Planning and Strategy-Strategic Planning; and Brisbane Transport - Network Planning & Bus Operations);
(viii) Street Trees - (Brisbane Infrastructure - Asset Services - Arboriculture);
(ix) Parking Meters/Spaces - (Brisbane Infrastructure - City Parking);
(x) Traffic Signals - (Brisbane Infrastructure - Traffic Signals Operations);
(xi) Stormwater Gullies/Pits etc - (Brisbane Infrastructure - Roads and Drainage);
(xii) Other service providers - (e.g. Energex, Telstra, Optus, Queensland Urban Utilities, AGL);
(xiii) Erect Scaffolding/Hoarding Permit, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability – City Malls Management, City Planning and Economic Development);
(xiv) Vehicle Access Permits, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability - City Malls Management, City Planning and Economic Development).

The construction management plan must address the following:

(i) Provision for pedestrian management including alternative pedestrian routes, past or around the site;
(ii) Location of and impacts on any Council or other authority's assets on or external to the site;
(iii) Temporary vehicular access points and frequency of use;
(iv) Provision for loading and unloading materials including the location of any remote loading sites;
(v) Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(vi) How materials are to be loaded/unloaded and potential impacts on existing street trees;
(vii) Location of proposed external hoardings and gantries, (with clearances to street furniture and other footpath assets, (e.g. CityCycle bike stations);
(viii) Employee and visitor parking areas (if provided);
(ix) Anticipated staging, programming;
(x) Provision for fire exit routes for other uses on the subject or adjoining sites;
(xi) Notify Development Services of construction considered necessary to be conducted out of normal business hours (where normal hours are defined as Monday to Saturday between 6:30am and 6:30pm excluding public holidays).
(xii) The details identified in (xi) above must be accompanied by a consultation strategy for seeking, recording and addressing the impacts of dust, noise and vibration upon adjoining and nearby properties.

Notes:
- Approval for footpath closures and/or temporary vehicle access will only be considered where it can be demonstrated that no other reasonable alternative can be provided due to site constraints and that safety, capacity and/or operation of public transport, vehicle and pedestrian traffic are not compromised.
- Proposed arrangements utilising any part of the road reserve for construction related activities, for example, on-street work zones, overhead gantries, or where paid parking spaces are impacted upon or pedestrian diversions proposed are subject to separate application fees and rental fees.
- The approved Construction Management Plan will not allow the carrying out of specific work activities for any phase of construction outside of normal hours.

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

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

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

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

-   Temporary lane closures;
-   Restricted work zones (subject to relaxation of clearway hours and resolution of alternative 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 must be paid in full prior to any permit being granted by Council. Council may revoke any permits at any time for non-compliance with requirements or if it considers that safety, capacity and /or operation of public transport, vehicle and pedestrian traffic are likely to be compromised during the construction phase.

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

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

Timing: While site/operational/building work is occurring

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

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

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

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

Where there is existing infrastructure in the vicinity of the proposed work, the new work must not damage or compromise the working ability of the existing infrastructure. Where alterations to public utility mains, existing mains, services or installations are necessitated by the development, prior to alterations commencing, the developer must notify Council or the relevant infrastructure provider and obtain agreement to the alterations. The developer must meet the costs of the alterations. The alterations must be carried out in accordance with the relevant Brisbane Planning Scheme Codes or infrastructure providers requirements.

Where alterations to existing infrastructure are required, submit to Development Services "As Constructed" drawings showing all new and/or rectification works and an asset register, prepared by a Registered Professional Engineer Queensland.

Timing: Prior to issue of Certificate of 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 alterations to existing infrastructure are required, submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the alterations have been completed in accordance with the relevant Brisbane Planning Scheme Codes and any other relevant infrastructure requirements.

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).

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

Earthworks drawings must be prepared and certified by either: a Registered Professional Engineer Queensland or a suitably qualified geotechnical and structural consultant, in accordance with the relevant Brisbane Planning Scheme Codes.

The drawings must include the following:

-  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
-  protection of adjoining properties and roads from ponding or nuisance from stormwater.

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

Note: The Earthworks drawings are not required to be submitted for Council approval.

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, stormwater gullies and drainlines) and re-instate existing traffic signs and pavement markings that have been removed or damaged during any works carried out in association with the approved development.

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

Note: Any interim repairs required to be undertaken shall not be considered to satisfy the requirements of this condition for the permanent repair of the infrastructure prior to the issue of Certificate of 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).

Timing: While site / operational / building works is occurring

All areas constructed below 4.4m AHD are to be constructed of flood resilient materials.

Design and construct all proposed building pad levels, floor levels and ancillary structures to the appropriate flood planning level with freeboard (where required) in accordance with the relevant Brisbane Planning Scheme Codes.

The minimum required commercial / retail floor level must be 4.4m AHD, unless otherwise shown on the APPROVED DRAWINGS AND DOCUMENTS.

 The minimum floor level for essential services must be 5.7m AHD.

Submit to Development Services "As-Constructed" drawings prepared by a Registered Surveyor. The Registered Surveyor must certify that the development has been constructed 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).

Prepare, implement and maintain a Flood Emergency Management Plan (FEMP) in accordance with the requirements of this condition.

Submit to Development Services a FEMP for the approved development prepared and certified by a Registered Professional Engineer Queensland with experience in flood risk management.

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

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

Implement and maintain the certified Flood Emergency Management Plan.

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

Refuse and recycling bins for the proposed development must be collected from the kerb side unless alternative refuse collection arrangements are made.

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

Provide a stormwater connection to all new or existing allotments and provide drainage infrastructure to ensure stormwater run-off from all roof and developed surface areas will be collected internally and piped in accordance with the relevant Brisbane Planning Scheme Codes to the existing lawful point of discharge.

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

Where reconfiguring a lot, submit to Development Services "As Constructed" drawings prepared by a Registered Professional Engineer Queensland.

Timing: Prior to Council's notation of the plan of subdivision.

Where reconfiguring a lot, submit to Development Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed in accordance with this condition.

Timing: Prior to Council's notation of the plan of subdivision.

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.
-  any new or existing installations of electrical pillar boxes, pad mounted transformers (PMTs), water reticulation mains, water meters and the like, must be installed/relocated to their ultimate alignment relative to the new property boundary and clear of the usable footpath areas irrespective of the alignment of the existing services/conduits. 

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

 

 

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

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 Services certification from a Registered Professional Engineer Queensland, confirming that the works have been completed 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 (MCU or BW), or prior to Council's notation of the plan of subdivision (ROL).

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

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

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

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

All events where the public is invited or permitted to be present involving amusements or entertainments, (e.g. football, function rooms, theatres, games etc) are required to hold or obtain a current Entertainment Venue & Event Licence pursuant to the Local Law (Entertainment Venues & Events) 1999.

Licences can be obtained from Brisbane City Council – Compliance and Regulatory Services.  To obtain a Licence Information Kit contact the call centre on 3403 8888.

Please note: The above information has been provided to the applicant as an advice only, and does not form part of the development approval conditions. This advice has been provided to the applicant to inform them of other obligations they may have to comply with (under state legislation or local laws) prior to their activity commencing.

All development involving the preparation, packing, storing, handling, serving, selling or carrying of food requires that its design, installation and operation be approved pursuant to the Food Act 2006.  The premises must be registered and the operator must hold a licence with Brisbane City Council to operate the business under the above provisions.

Licences can be obtained from Brisbane City Council.  To obtain a Licence Information Kit contact Council on 3403 8888.

This Development Approval to carry out building work made assessable under the planning scheme for Brisbane does not include an assessment of building work against the requirements of the Building Act and does not permit building work to occur unless, prior to the commencement of any building work, a Development Permit(s) to carry out assessable building work under the Building Act has been issued.

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.

Pursuant to the Plumbing and Drainage Act 2002, any plumbing and drainage work must be carried out in compliance with the Standard Plumbing and Drainage Regulation. Compliance assessable plumbing and drainage work requires approval by Brisbane City Council prior to the work being carried out.

The currency period for this development approval is stated in the Decision Notice.

The currency period for this development approval is expressed as a date.

This development approval lapses at the end of the currency period (the date stated in the decision notice) if:

  - for a material change of use, the first change of use does not happen;

  - for reconfiguring a lot, the plan of subdivision for the reconfiguration is not given to Council; or

  - for any other development (including building work and operational work), the development does not substantially start.

The currency period is determined by Council pursuant to section 85 of the Planning Act 2016.

Please note that the information contained in this section under the heading Standard Advice has been provided as advice only and does not form part of the development approval conditions.  This information has been provided to advise of other obligations under state legislation or local laws that may require action to be undertaken prior to commencing the activity approved by this development approval.

The Department of State Development, Manufacturing, Infrastructure and Planning as concurrence agency has imposed the conditions contained in the letter dated 17 July 2019.

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.

If you are unsure of your obligations contact the relevant Queensland State Government Department (Department of Aboriginal and Torres Strait Islander Partnerships).

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.

The discharge of waste liquids to the sewerage system must be conducted in accordance with the conditions of a Trade Waste Approval.

Permits can be obtained from Queensland Urban Utilities.  For further information on permits please contact Queensland Urban Utilities (www.urbanutilities.com.au).

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 National Construction Code.

Please note that any damage caused to vegetation on adjoining lots as a result of exercising this development approval may result in civil action.

To prevent the spread of fire ants, the Queensland Government has implemented movement 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.
If you are unsure of your obligations contact the relevant Queensland State Government Department (Biosecurity Queensland, Department of Agriculture and Fisheries).

Services for water and wastewater (sewerage) are no longer under the jurisdiction of Brisbane City Council. Authorisation to connect the approved development to the water/wastewater networks and for property service connections requires a Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009. Any necessary Water Approval must be obtained from the relevant distributor- retailer (currently operating as Queensland Urban Utilities for the Brisbane City Council area).

For the purpose of approving plans of subdivision pursuant to Schedule 18 of the Planning Regulation 2017 (whether in relation to a development permit for Reconfiguring a Lot or a Building Format Plan subsequent to a development permit for a Material Change of Use), documentary evidence, issued by the relevant distributor-retailer, must be provided to Council to verify that the conditions of any necessary Water Approval under the South-East Queensland Water (Distribution and Retail Restructuring) Act 2009, have been complied with.

Hours of operation for the approved development must be in accordance with the following:

- 7:00AM (07:00 hrs) to 12:00Midnight (24:00 hrs)

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

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

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

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.

Complete all building work associated with this development approval, including work required by any of the conditions included in the Development Approval Package. Such building work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS, and, where the building work is assessable development, in accordance with a current development approval.

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

Demolish or relocate buildings/structures on the site in accordance with the approved DRAWINGS AND DOCUMENTS and where applicable, the approved Construction Management Plan. The removal of buildings/structures includes the removal of all existing concrete slabs, foundations and footings.

Timing: Prior to any new building work occurring (MCU or BW) or prior to Council's notation on the plan of subdivision (ROL)

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

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

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.

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

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

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

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

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

Prepare a Detailed Landscape Plan at a scale of 1:100 for all on-site landscape works including planting areas identified on the approved DRAWINGS AND DOCUMENTS. The plan must be prepared by a Qualified Landscape Architect and must comply with the relevant Brisbane Planning Scheme Codes.

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

On completion of the Detailed Landscape Plan, submit to Development Services a landscape design certification via the Landscape Design and Landscape Works Certification online form. Design certification is to be prepared by a Qualified Landscape Architect, certifying that the Detailed Landscape Plan complies with the requirements of this condition. The Certification must include a copy of the:

- Landscape design certification form.

- Certified detailed landscape plan.

NOTE: The landscape design and landscape works certification online form can be found by searching development application forms on Council's website.

Timing: Prior to building work commencing.

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

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

On completion of the landscape work, submit a Landscape Works Certification via the Landscape Design and Landscape Works Certification online form. The landscape works certification is to be prepared by a Qualified Landscape Architect, certifying that the landscape works comply with the certified Detailed Landscape Plan. The certification must include:

- a copy of the Landscape works certification form.

- a copy of the as-constructed landscape drawings.

- Photos of installed landscaping.

- Confirmation in writing from the landscape contractor who completed the works, that the works were completed in accordance with best practice landscape construction and horticultural standards.

NOTE: The landscape design and landscape works certification online form can be found by searching development application forms on Council's website.

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

Maintain the landscape work, including deep planting, in accordance with the certified Detailed Landscape Plan.

Timing: To be maintained.

Submit to Development Services 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.

A sound limiting device must be installed into the amplification system of the approved development, to ensure that the noise planning criteria (City Plan Centre or Mixed-Use Code PO1) are achieved at noise-sensitive places.

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 Services
-  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).

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

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Arrange and attend a pre-start meeting with an Erosion & Sediment Control Officer from Council’s Compliance and Regulatory Services.  Requests are to be made when submitting copies of all required documentation, including design certificates to: CARS-ESC@brisbane.qld.gov.au

Timing: Prior to commencement of any site works causing exposure of soil.

Implement the certified ESC plan(s) to maintain compliance with all parts of the relevant Brisbane Planning Scheme Codes, while site works are occurring and until all exposed soil areas are permanently stabilised against erosion.
The plan(s) and design certifications must be available on site at all times for inspection by Council officers until all exposed soil areas are permanently stabilised against erosion.
Minimise on-site erosion and the release of sediment or sediment laden stormwater from the site at all times.

Timing: While site works are occurring and until all exposed soil areas are permanently stabilised against erosion.

Maintain the work required by the Engineering condition(s) imposed on this development approval and rectify any defects in accordance with the requirements detailed in this condition.

Timing: During the on-maintenance period.

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

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

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

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

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

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

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

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

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

Timing: On completion of the on-maintenance period.

Erect an "Information Sign" on the subject property in accordance with Council’s general requirements for signage and in accordance with the requirements outlined below:

a)  The sign should provide a brief description of the development proposed;
b)  The sign is to list the name, postal and/or email address and a contact telephone number for the following parties (where relevant) that are undertaking work on the site:

     Developer;
     Project Coordinator;
     Architect/Building Designer;
     Builder;
     Civil Engineer;
     Civil Contractor/s; and
     Landscape Architect;

c)  The lettering on the sign is to be at least 25 millimetres in height, be of regular weight and in sentence case;
d)  The sign is to be a minimum size of 1,200 millimetres by 900 millimetres;
e)  The maximum area of the sign is to be 2.0m2;
f)  The sign is to be positioned as follows:

     located centrally along road frontage of the site to Fish Lane;
     located on or within 1.5 metres of the road frontage;
     mounted at least 300 millimetres above ground level; and
     clearly visible from the street for a pedestrian;

g)  The sign is to contain no commercial or corporate advertising other than the name, logo or slogan of the parties outlined in part (b) of this condition;
h)  The sign is to be non- illuminated; and
i)  Both the sign and the supporting structure are to be made of weatherproof material and to be properly maintained at all times;

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

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

Submit for the approval of Development Services a Construction Management Plan for the demolition (where in a Centre zone, the Mixed use zone or where the demolition is otherwise assessable development), excavation and construction phases of the approved development. Separate Construction Management Plans may be appropriate for the individual components. The Construction Management Plan must be in accordance with the relevant Brisbane Planning Scheme Codes, Workplace Health and Safety Legislation, Environmental Protection Act, the requirements of any Concurrence Agency, any other relevant legislative requirements and the following.

The Construction Management Plan must be supported by Permits or written approvals from the relevant Council sections or other body listed below (where applicable to the Plan) to ensure all potential impacts to Council and other infrastructure have been addressed:

(i) Work Zones / Temporary Road Closures / Taxi Ranks - (Congestion Reduction Unit, Planned Incident Management / Temporary Road Closures);
(ii) Full/Partial Footway-Footpath Closures – (Brisbane Infrastructure – Congestion Reduction Unit);
(iii) Street Lighting - (Brisbane Infrastructure - Asset Services-City Lighting);
(iv) City Cycle bike stations and JCDecaux Advertising Signage (including obstruction to sight lines for such advertising - owned by JCDecaux)- (Brisbane Infrastructure - Transport Planning and Strategy, Contract Management section);
(v) Street Furniture (excluding bus stops) - (Brisbane Infrastructure, Transport Network Operations, Roads and Drainage);
(vi) Waste Bins - (Brisbane Infrastructure, Waste Service);
(vii) Bus Stops/Shelters - (Brisbane infrastructure - Transport Planning and Strategy-Strategic Planning; and Brisbane Transport - Network Planning & Bus Operations);
(viii) Street Trees - (Brisbane Infrastructure - Asset Services - Arboriculture);
(ix) Parking Meters/Spaces - (Brisbane Infrastructure - City Parking);
(x) Traffic Signals - (Brisbane Infrastructure - Traffic Signals Operations);
(xi) Stormwater Gullies/Pits etc - (Brisbane Infrastructure - Roads and Drainage);
(xii) Other service providers - (e.g. Energex, Telstra, Optus, Queensland Urban Utilities, AGL);
(xiii) Erect Scaffolding/Hoarding Permit, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability – City Malls Management, City Planning and Economic Development);
(xiv) Vehicle Access Permits, (Queen Street Mall, Reddacliff Place, Chinatown Mall and Brunswick Street Mall) - (City Planning and Sustainability - City Malls Management, City Planning and Economic Development).

The construction management plan must address the following:

(i) Provision for pedestrian management including alternative pedestrian routes, past or around the site;
(ii) Location of and impacts on any Council or other authority's assets on or external to the site;
(iii) Temporary vehicular access points and frequency of use;
(iv) Provision for loading and unloading materials including the location of any remote loading sites;
(v) Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(vi) How materials are to be loaded/unloaded and potential impacts on existing street trees;
(vii) Location of proposed external hoardings and gantries, (with clearances to street furniture and other footpath assets, (e.g. CityCycle bike stations);
(viii) Employee and visitor parking areas (if provided);
(ix) Anticipated staging, programming;
(x) Provision for fire exit routes for other uses on the subject or adjoining sites;
(xi) Notify Development Services of construction considered necessary to be conducted out of normal business hours (where normal hours are defined as Monday to Saturday between 6:30am and 6:30pm excluding public holidays).
(xii) The details identified in (xi) above must be accompanied by a consultation strategy for seeking, recording and addressing the impacts of dust, noise and vibration upon adjoining and nearby properties.

Notes:
- Approval for footpath closures and/or temporary vehicle access will only be considered where it can be demonstrated that no other reasonable alternative can be provided due to site constraints and that safety, capacity and/or operation of public transport, vehicle and pedestrian traffic are not compromised.
- Proposed arrangements utilising any part of the road reserve for construction related activities, for example, on-street work zones, overhead gantries, or where paid parking spaces are impacted upon or pedestrian diversions proposed are subject to separate application fees and rental fees.
- The approved Construction Management Plan will not allow the carrying out of specific work activities for any phase of construction outside of normal hours.

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

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

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

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

-   Temporary lane closures;
-   Restricted work zones (subject to relaxation of clearway hours and resolution of alternative 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 must be paid in full prior to any permit being granted by Council. Council may revoke any permits at any time for non-compliance with requirements or if it considers that safety, capacity and /or operation of public transport, vehicle and pedestrian traffic are likely to be compromised during the construction phase.

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

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

Timing: While site/operational/building work is occurring

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

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

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

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