Ensure a Building Management Statement is registered on the title for each proposed lot.

The Building Management Statement must cover common building management items including but not limited to any shared:
- support, services and utilities;
- pedestrian and vehicle access;
- car parking including visitor and disabled spaces;
- vehicle servicing areas including loading docks;
- refuse storage and collection areas;
- storage areas;
- recreation areas

Timing: As part of the registration of the plan of subdivision notated by Council and then to be maintained.

The Building Management Statement must be submitted to, and the content endorsed by, Development Services.

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

Lodge the accepted Building Management Statement with the Registrar of Titles for the relevant Queensland State Government Authority.

Timing: As part of the registration of the plan of subdivision notated by Council.

Submit to Development Services, evidence of the registration of the endorsed Building Management Statement.

Timing: Within one month of the registration of the Building Management Statement.

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, internal pathways, building entrances and vegetated areas. Lighting of publicly accessible internal areas is in accordance with Australian Standard - AS/NZS 1158.3.1 Lighting for roads and public spaces - Pedestrian area lighting - Performance and design requirements.

All external lighting within the site is in accordance with Australian Standard - AS4282- Control of the Obtrusive Effects of Outdoor Lighting.

Lighting must be maintained in safe and good working order.

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

Where the timing of a condition, or part thereof , states 'Prior to issue of Certificate of Occupancy/Final Inspection Certificate' or 'Prior to commencement of use' and the development involves the creation of a Building Format Plan, the timing of the condition, or part thereof, is taken to mean 'prior to Council's endorsement of any plan of subdivision'.

Arrange and attend a pre-start meeting with Building and Construction Management Team, Development Services.

Council will only attend the pre-start meeting once all applicable compliance fees have been paid.

Note: To request a pre-start meeting and associated lodgement requirements, refer to Council's website and search 'Pre-start meeting'.

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

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

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

Erect a screen fence along the northern boundary of the site as shown on the approved DRAWINGS AND DOCUMENTS.

The screen fence must be 1.8 metres in height and be constructed from the ground level.

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

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

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

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

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

Note: Building work must also be completed in accordance with any other current development approval.

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

External details of the building, facade treatment and external materials 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.

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

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

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

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

No balconies/verandahs/terraces may be enclosed with solid balustrades, solid walls, fixed and/or operable, moveable or adjustable screening unless these features are clearly shown on the APPROVED DRAWINGS AND DOCUMENTS.

Note: Any Community Management Statement that may apply to this approval must contain a by-law which reflects the requirements of this condition.

Provide suitable privacy screening to windows of balconies, landings, terraces and decks of the proposed dwelling(s) in accordance with the approved DRAWINGS AND DOCUMENTS.

Suitable screening options must be:

For windows:
- Sill heights of 1.5m above floor level; or
- Fixed obscure glazing in any part of the window below 1.5m above floor level; or
- Fixed external screens to any part of the window below 1.5m above floor level, or
- Fencing to a minimum 1.8m above ground floor level (only applies to overlooking from windows at ground floor level).

For balconies, landings, terraces and decks:
- Fixed screening from floor level to a height of 1.5m above floor level

Note: Screening devices must be either solid translucent screens, perforated or slatted panels, or fixed louvres that are permanent, be durable and fixed. Screening devices must have a maximum of 25% openings, with a maximum opening of 50mm.

Identify, retain and protect the existing street trees including the roots unless otherwise agreed in writing with Program, Planning and Integration Arboriculture (PPI Arb).

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

Where driveway crossovers occur within the Tree Protection Zone (TPZ) of existing street trees, seek approval from the Arboricultural Team in Program Planning and integration, City Standards for the final driveway crossover design and construction methodology to ensure the successful retention of the existing street tree(s)

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

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

Where works are within the canopy drip line of existing street trees, contact PPI Arb Coordinator in relation to the required provision of protection measures.

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

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

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

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

Carry out streetscape improvement works to the verge of Oxford Street and Duke Street to a City Street Minor 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 section 3.7.4.3.

Submit to Development Services, and obtain approval for, details of the future 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 an RPEQ in consultation with a qualified Landscape Architect and include the following:
- finished surface levels at the site/lot boundary;
- finished ground floor levels;
- Existing kerb heights; and
- crossfall and longitudinal grades.

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

Submit, to an obtain approval from, 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) and the Infrastructure Design Planning Scheme Policy including section 3.7.4.3. The detailed Landscape Works in Streetscape Plan must be prepared at a scale of 1:100 by a qualified Landscape Architect and include the following:

SPECIFIC REQUIREMENTS

- Retention of the existing street tree on Duke Street

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 future 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 future 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.
- 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.

Arrange and attend a pre-start meeting with Landscape Architecture Team, City Planning and Economic Development.

Council will only attend the pre-start meeting once all applicable compliance and inspection fees have been paid.

The project landscape architect must be present at the pre-start meeting.

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

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 section 3.7.4.3.

Note: All existing artworks and regulatory signage must be secured and repositioned as agreed with Program Planning and Integration.

Note: Any existing Brisbane Tuff or granite kerbing that is surplus to requirements must be returned to Program Planning and Integration.

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 Occupancy/Final Inspection Certificate or prior to the commencement of use, whichever comes first.

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 section 3.7.4.3.

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

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: To arrange an on-maintenance inspection with Development Services an email must be sent to specialistservices@brisbane.qld.gov.au.

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

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

Provide a minimum of 12 months maintenance to the streetscape works and rectify any defects identified at the on-maintenance inspection and those arising during the on-maintenance period.

Timing: Minimum 12 months from acceptance on- maintenance AND until the works are approved off-maintenance by Council.

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: To arrange an off-maintenance inspection with Development Services an email must be sent to specialistservices@brisbane.qld.gov.au.

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

Timing: On completion of the on-maintenance period.

Install Pedestrian and/or Awning Lighting in accordance with the requirements of this condition.

Submit to Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au), and obtain approval for, a detailed Pedestrian Lighting Design for the full street frontage of the development, and/or Awning Lighting Design to the underside of the proposed awning over the verge in accordance with the following:

Pedestrian Lighting:

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 (BSD-11000 series).

Provide pedestrian and cycle 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 (Lighting Sub-category PP3) lighting - Performance and Design requirements.

And/Or

Awning Lighting:

Submit to Construction Branch, Citywide Services, City Lighting (CS-LIGHTING@brisbane.qld.gov.au), and obtain approval for, a detailed Awning Lighting Plan demonstrating that the under awning lighting complies with Australian Standard - AS/NZS 1158.3.1 Road Lighting Part 3.1: Pedestrian area (Lighting Sub-category PA1) lighting - Performance and installation design requirements and achieves glare control to ensure zero candelas (cd) at 90 degrees.

Timing: Prior to commencing building work above ground level and prior to or concurrently with the submission of Landscape Works in Streetscape Plans for approval.

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

Timing: Prior to commencing building work above ground level.

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

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

Provide to Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au) certification from a licensed electrical contractor that the electrical connection has been installed in accordance with the approved detailed Pedestrian Lighting Design and/or Awning 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 Occupancy/Final Inspection Certificate or prior to commencement of use, whichever comes first.

Arrange an on- maintenance inspection with Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au) 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.

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

Provide a minimum 12 months maintenance to the 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: Minimum 12 months from acceptance on-maintenance AND until the works are approved off- maintenance by Council.

On completion of the on-maintenance period arrange an off-maintenance inspection with  Construction Branch, Citywide Services, City Lighting (CS- LIGHTING@brisbane.qld.gov.au) 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.

Timing: On completion of the on-maintenance period.

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

Timing: To be maintained.

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.

The plan must include the following:
- Planting media and mulch in accordance with AS4454 Composts, soil conditioners and mulches and AS 4419-2003 Soils for landscaping and garden use.
- Unless otherwise specified, trees provided as 45 litre stock or larger, staked and tied, and complying with Australian Standards.
- Plant selection and densities to achieve full surface coverage of garden beds within 2 years of planting.
- A reticulated drip irrigation system to all planting areas, with drainage connected to the stormwater system; the irrigation system must be connected to a non-mains water source.
- Trees required to be retained are documented, integrated into landscape design, and protected in accordance with the relevant sections of Australian Standard AS4970 Protection of trees on development sites.
- Details of a 12 week establishment period.

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

In addition to the requirements listed above, the plan must include the following:
- Deep planting areas as shown on the approved drawings planted with trees capable of growing to a minimum canopy diameter of 5m and a minimum height of 5m within 5 years of planting noting that this is a minimum requirement and trees are expected to grow beyond these measurements.
- a minimum of 25% of all trees as 200L stock or larger.
- Shade trees planted at 6m intervals where in garden beds abutting car parks.
- A mix of columnar and round canopy trees planted at suitable spacings along front boundaries in planting areas shown on the approved drawings.
- Columnar canopy form or screening tree/shrub species planted at suitable spacings alongside and rear boundaries in planting areas shown on the approved drawings.
- Minimum internal depths and widths sufficient to support healthy plant growth, with the following dimensions or other dimensions if achieving the same soil volume; trees - 1200m width x depth, large shrubs and palms - 800mm width x depth, small shrubs and groundcovers - 600mm width x depth.

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

On completion of the Detailed Landscape Plan, submit to Development Services:
- Brisbane City Council Form CC10616 - Landscape Design Certificate prepared by a Qualified Landscape Architect to certify that the Detailed Landscape Plan complies with the requirements of this condition
- A copy of the certified Detailed Landscape Plan.

Timing: Prior to building work commencing.

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

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

On completion of the landscape work, submit to Development Services:
- Brisbane City Council Form CC10613 - Landscape Works Certificate prepared by a Qualified Landscape Architect or licensed Landscape Contractor to certify the completed landscape work complies with the certified Detailed Landscape Plan
- A copy of the as-constructed certified Detailed Landscape Plan.

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

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

Timing: To be maintained.

Car park and bus station exhaust vent outlets are separated from any sensitive use by a minimum of 15m.

Note: This condition does not authorise environmental nuisance under the Environmental Protection Act 1994.

Dwellings and outdoor air intakes for dwellings, are separated from:
(a) exhaust vent outlets of premises where food or cooking odour is released, by a minimum of 6m; and
(b) exhaust vent outlets from car parks or bus stations, by a minimum of 15m.

Note: This condition does not authorise environmental nuisance under the Environmental Protection Act 1994.

Implement and maintain the provisions of the approved 'Acid Sulfate Soil Management Plan'.

Mechanical plant or equipment is to be acoustically screened from an adjoining sensitive use. Mechanical plant includes generators, motors, compressors and pumps such as air-conditioning, refrigeration and cold room motors. Acoustically screened is defined in City Plan 2014.

NOTE: This condition does not authorise environmental nuisance under the Environmental Protection Act 1994.

Dwellings are to be designed and constructed with all bedrooms and other habitable rooms achieving the following minimum acoustic performance:

(i) Rw 35 for glazing (windows and doors) where total area of glazing is greater than 1.8m2;

(ii) Rw 32 for glazing (windows and doors) where total area of glazing is less than or equal to 1.8m2.

Timing: Prior to building work commencing, while building work is occurring and then to be maintained

Submit certification to Council by a suitably qualified acoustic consultant demonstrating that the treatments as detailed above have been incorporated into the development.

Timing: Prior to the commencement of the use

Any speaker is to have a sound-limiting device and is to be located indoor only.

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

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

Manage on-site erosion and the release of sediment or sediment laden water from the site at all times by implementing best industry practice for sediment and erosion control as per the International Erosion Control Association, Best Practice Erosion and Sediment Control documents (2008 or later version). Including but not limited to:
(i) Drainage control measures must be implemented and maintained to minimise water flow across areas of exposed earth.
(ii) Sediment and erosion control measures must be implemented and maintained to prevent soil loss from earth disturbance areas and prevent deposition beyond earth disturbance areas.
(iii) No release of contaminants to land beyond on-site area of earth disturbance.

Note: Guidelines and factsheets to assist with this are available from the 'Healthy Waterways - Water by Design' website at http://hlw.org.au/initiatives/esc/house-sites

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

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

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

Note: Occupier is any principal contractor occupying the land exercising a right under the development approval.

Timing: Prior to commencement of any earth disturbing activities.

Erect an information sign on the subject property in accordance with Council's general requirements for signage and in accordance with the requirements outlined below:
a) The sign should provide a brief description of the development proposed;
b) The sign is to list the name, postal and/or email address and a contact telephone number for the following parties (where relevant) that are undertaking work on the site:
- Developer;
- Project Coordinator;
- Architect/Building Designer;
- Builder;
- Civil Engineer;
- Civil Contractor/s; and
- Landscape Architect;
c) The lettering on the sign is to be at least 25 millimetres in height, be of regular weight and in sentence case;
d) The sign is to be a minimum size of 1,200 millimetres by 900 millimetres;
e) The maximum area of the sign is to be 2.0m2;
f) The sign is to be positioned as follows:
- located centrally along each road frontage of the site to Oxford Street and Duke 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.

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

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

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

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

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

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

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

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

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

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

Timing: Prior to building work commencing above ground.

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

Prepare a detailed Construction Management Plan (CMP) for the construction phase of the approved development.The Construction Management Plan must be in accordance with the relevant Brisbane Planning Scheme Codes and address the following:
(i) Provision for pedestrian management including acceptable alternative DDA compliant pedestrian routes (adjacent to or surrounding the site);
(ii) Existing and proposed kerbside allocation signs and line marking (such as bus stops, loading zones and parking meters and/or ticket dispensers);
(iii) Location of and impacts to any Council or other public utility or local authority's assets on or within external to the site;
(iv) Location and design of temporary vehicular construction access points, including frequency of use;
(v) Management and mitigation strategies for the impact of dust, noise and vibration upon adjoining and nearby properties;
(vi) Provision for loading and unloading of materials including the location of any remote loading sites;
(vii) Location of materials, structures, plant and equipment to be stored or placed on the construction site;
(viii) Location of proposed external hoardings and/or gantries, and including clearances to the impacts of this on existing street furniture and other footpath assets located within the verge as well as impacts on any existing advertising signage located either along or adjacent to the site frontage - this includes any potential obstruction of sight lines for such advertising (e.g. bus stops with advertising);
(ix) Location of proposed employee and visitor parking areas;
(x) Anticipated staging and programming;
(xi) Impacts of any actions proposed to address any of the above items or any actions resulting from construction of the development that will impact on existing street trees;
(xii) Complaint management processes to be implemented; and
(xiii) Compliance with the Management Plans Planning Scheme Policy and other relevant Planning Scheme Policies.

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

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

Note: The Construction Management Plan is not required to be approved by Development Services.

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

Submit a copy of the Construction Management Plan to Council's Development Services Branch at the following mailbox: engineeringservices@brisbane.qld.gov.au quoting the BCC planning development approval reference number.

Timing: At least 10 days prior to site works commencing.

Legible copies of the Construction Management Plan and current permits must be kept on site and be made available on request by Council at all times. The requirements of the CMP must be included in all induction of principal and subcontractors utilised in the development. An outline of the induction provided to contractors may be requested by Council to confirm compliance with this condition.

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

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

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

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

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

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

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

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

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

Ensure all existing public transport facilities are maintained and that the function of those facilities are uninterrupted by the development, in accordance this condition.

Enter into an arrangement with Council's Transport Planning and Operations Branch to manage and maintain the function of Bus Stops and Shelters.

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

Implement the arrangement made with Council's Transport Planning and Operations Branch.

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

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

Earthworks drawings must be prepared and certified by a Registered Professional Engineer Queensland in accordance with the relevant Brisbane Planning Scheme Codes.

The drawings must include the following:
- The location of any cut and/or fill;
- The quantity of fill to be deposited and finished fill levels;
- The existing and future finished levels in reference to the Australian Height Datum (including cross- sections or long sections into the adjacent properties);
- 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 adverse impacts as a result of proposed works.
- That all vehicles exiting from the site will be cleaned and treated so as to prevent material being tracked or deposited on public roads.

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

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

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

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

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

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

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

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

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

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

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

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

Refuse and recycling bins for the residential use of the development must be collected from the kerb side as shown on the APPROVED DRAWINGS AND DOCUMENTS.

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

Timing: At the commencement of use and then to be maintained.

Provide for the installation and collection of refuse/recycling bins.

Arrange for the installation of refuse/recycling bins and for the subsequent collection of refuse including recycling from the site by a private waste contractor.

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

Provide a residential refuse storage area to accommodate the type and quantity of refuse and recycling bins required to service the development, as shown on the APPROVED DRAWINGS AND DOCUMENTS.

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

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

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

Submit to, and obtain approval from, Development Services, a plan of subdivision showing the land to be dedicated for road to demonstrate compliance with the requirements of this condition.

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

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

Timing: Prior to commencement of use.

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

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

Design and construct basements to manage stormwater runoff in accordance with the relevant Brisbane Planning Scheme Codes and the following:

(i) All stormwater pump systems must be designed to gravity drain to a Council stormwater system.

(ii) The driveway into a basement must be designed and constructed to minimise local driveway stormwater runoff entering the basement. The drainage must be designed to capture runoff from a 10% AEP rainfall event and gravity drain to a lawful point of discharge.

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

(iv) All roofwater drainage is to be directed to a lawful point of discharge via gravity drainage, not directed into the basement.

(v) Any stormwater within a basement that connects via gravity drainage directly to a council pipe or manhole must incorporate backflow prevention devices.

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

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

Carry out the approved development to ensure that adjoining properties and roads are protected from ponding or nuisance from stormwater during construction.

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 a lawful point of discharge, being kerb adaptor/s connected to the kerb and channel along the street frontage to the site.

Note:
- Guidance for the preparation of drawings and/or documents to comply with this condition is provided in the Brisbane Planning Scheme Policies.
- Queensland Building and Construction Commission licensed hydraulic consultants may design the stormwater system for sites less than 2000m2 with an upstream catchment servicing no more than 4 residential lots. This excludes stormwater drainage design (including subsoil drainage) of basements in flood planning areas and the design of any onsite stormwater detention system.
- Where external works are required and infrastructure will be handed over to Council (e.g. Stormwater pipes 375mm or greater and/or manholes within the road reserve, etc), the applicant will be required to request a Pre-Start with Council and ensure all future owned Council assets follow the On/Off Maintenance process in accordance with Council's Infrastructure Installation & Construction Requirements Manual.

- Guidance for requesting a pre-start and co-ordinating the On/Off Maintenance process can be found on Council's website (https://www.brisbane.qld.gov.au/planning-and-building/applying-and-post- approval/on-and-off-maintenance-approvals).

Provide and install all service conduits and meet the cost of any alterations to public utility mains, existing mains, services, street lighting 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. 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 and certified by a Registered Professional Engineer Queensland.

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

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

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

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

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

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

Note:
For kerb and channel reinstatement, the existing channel is required to be removed and the kerb and channel reinstated in one pour.

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

Provide a 6.2 metre wide Type B1 permanent driveway crossover to the Duke Street frontage of the site in accordance with the relevant Brisbane Planning Scheme Codes and located as shown on the approved DRAWINGS AND DOCUMENTS.

Written consent must be obtained from Program, Planning and Integration Arboriculture (PPI Arb) prior to any works occurring that will either impact on or require removal of a street tree (this includes pruning, excavation or fill within the root zone/canopy of the tree).

At all times during construction of the crossover, safe pedestrian access along the site frontage must be maintained.

Note: No further driveway permit is required however additional footway permits or lane closure permits may be required for footpath/verge closures and/or lane closures. These permits must be obtained prior to construction of the crossover.

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

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

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

The interference with or removal of protected vegetation on a public land or park requires a permit under the Natural Assets Local Law (NALL), issued by Program Planning and Integration (PPI).

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

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

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

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

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

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

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

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

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

For further information on obtaining an approval, contact Urban Utilities.

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

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

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

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

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

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

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

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