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.

The partial demolition of the Local Heritage Place building authorised by this permit must only be undertaken in conjunction with work authorised by the associated Material change of use permits and building work components of this development approval.

Any lawful demolition resulting from the approval must be in accordance with the approved DRAWINGS AND DOCUMENTS, including the Conservation Management Plan (CMP) Project ref: 19037 Rev 02 dated 05 June 2019 and the following:

o   Reinstatement of original fenestration and associated window and door joinery

§  Where demolition works reveal the original extent of fenestration (door and window openings) identified as being of primary significance, that have been previously altered or infilled, these openings are to be reinstated to their original dimensions and details in accordance with physical and historical evidence

§  The alteration of original door and window openings of primary significance (e.g. widening) is not recommended

§  Original window joinery identified as primary significance is to return to full operational order (e.g. operable sashes, etc.)

§  Where new window joinery is proposed, comprise single-paned glazed windows with narrow-profile steel frames, with a paint finish, to demonstrate a contemporary design response to the industrial aesthetic of the heritage place and the significance associated with this; and

§  The installation of new windows is considered acceptable in the following locations only:

·       Reinstated original window openings

·       Replacement of later window joinery identified as being intrusive or of secondary significance.

 

o   Repainting of the building and masonry repair

§  Later external paint finishes should be removed from all external masonry surfaces, reinstating the appearance of the building evident in the c.1900 historic image of the heritage place contained in the Conservation Management Plan (CMP)

§  Paint removal from all external masonry surfaces should be undertaken using an appropriate chemical paint removal system (Peel Away or similar)

§  Repair and repointing of brickwork utilising traditional lime-based mortars by a suitably qualified tradesperson in the heritage trades-profession should be undertaken

§  A paint scrape analysis of all external timber elements (windows, doors, eaves, barge boards, etc.) identified as primary fabric in the CMP should be undertaken, by a suitably qualified heritage specialist, to determine the original colour scheme of these elements/the heritage place

§  Reinstatement of the original colour scheme of the heritage place in accordance with the findings of aforesaid paint scrape analysis.

 

o   Replacement of original/early elements

§  Early timber doors

·       Door openings proposed for conversion to window openings, that retain original timber doors (identified as primary significance), retain these doors place and fix them into an open position within the building, including all original finishes and door hardware.

§  Internal stair

·       The early internal stair is likely to retain elements from the early building which are important. A detailed stair design for development in consultation with a suitably qualified heritage consultant, to ensure that all attempts are made to protect and conserve any early design detail and/or fabric from the stair, whilst considering overall compliance requirements.

o   Internal works

§  Retention of original internal floor levels

·       Retention of the existing internal floor levels to retain the ability to interpret the c.1889 construction, and subsequent c.1900 extension, of the heritage place; and

·       Development of a detailed internal design in conjunction with a suitably qualified heritage consultant to retain the original timber structure of the heritage place while allowing for its sensitive adaptive reuse.

§  New internal partitions and linings

·       New partition walls and doors are to be appropriately detailed so that their future removal can be easily facilitated resulting in only minimal impacts on the significance of the heritage place

·       Original expressed brickwork walls are to be retained throughout the interior where possible

·       Where possible, new internal partition walls should incorporate glazed junctions of appropriate width (e.g. 150 – 200mm) to provide the ability for new walls to be interpreted as new insertions within what was originally a large, open plan space; and

·       These details are to be developed in conjunction with a heritage specialist with experience in the sensitive adaptive reuse of heritage places.

All building work must comply with this condition.

a)    Submit Details

Submit to Council the following details of the Heritage Place for approval:

• Refer to Archival Recording of the Heritage Place - Submit Record (Partial Demolition) condition of this approval
• A report prepared by a suitably qualified RPEQ engineer stating that the partial demolition and temporary removal of building elements in the Heritage Place will not result in the loss of the structural adequacy of the heritage fabric generally
• Architectural documentation relating to the design of new internal stairs (as referenced previously in this condition)
• Architectural documentation relating to the retention of the original internal floor levels (as referenced previously in this condition)

Timing: Prior to site/operational/building work commencing

 b)    Adequate Bracing

Adequate bracing must be provided from the commencement of any demolition work and throughout the demolition and construction phases of the project, to ensure that all parts of the building not specifically designated for demolition on the approved DRAWINGS AND DOCUMENTS are retained and protected in accordance with the above approved details outlined in part a) of this condition.

Timing: While site/operational/building work is occurring

 

-        Submit to Development Assessment, a record of the existing culturally significant structure approved for demolition as part of this development permit. The record must include:

-         Archival recording

o   Prior to the commencement of any works on site, an archival recording of the mapped heritage place should be undertaken by a suitably qualified heritage consultant; and

o   The archival recording should accord with the Queensland Government guideline, Archival recording of heritage places Department of Environment and Science (former Department of Environment and Heritage Protection), 2014, Queensland Government), which outlines the accepted standard for the archival recording of heritage places in Queensland.

 

 

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.

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.

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.

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

The shared outcomes as established / approved within the Material Change of Use components of this application must be retained and protected in perpetuity as part of the Building Management Statement; and will continue to apply if the ownership of any allotment changes.

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.

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 operational work associated with this development approval, including work required by any of the conditions included in the Development Approval Package.  Such operational work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS or, if requiring a further approval from the Council, in accordance with the relevant further approval(s).

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.

Install and maintain secure bicycle parking and associated support facilities consistent with the approved DRAWINGS AND DOCUMENTS and in accordance with the relevant Brisbane Planning Scheme Codes.

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.

Visitor car parking spaces must:

- Be clearly labelled as 'Visitor Parking';
- Remain unimpeded by landscaping, water tanks, storage (temporary or otherwise), gates (except where shown on the approved plans) or any other fitting, fixture or structure to provide 24 hour unrestricted access for bona fide visitors; and

-       Be provided with an appropriately located intercom facility at the site access for visitor access to the site.

 

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.

In the event that an appropriate liquor licence is obtained from the relevant authority, this development approval for Food and drink outlet does not permit the service of alcohol to patrons who are not consuming food.

Note: Liquor licenses are issued by the Queensland Government and require a separate approval.

Carry out the approved creative lighting strategy in accordance with the drawings and documents approved as part of this condition.

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.

Construct and maintain external details of the building(s) in accordance with the approved DRAWINGS AND DOCUMENTS.

Submit for the approval of Development Services, further details of the building, facade treatment and external materials, colours and finishes consistent with the approved DRAWINGS AND DOCUMENTS.

Timing: Prior to building work above ground level commencing.

Carry out the approved external details treatment in accordance with approved drawings.

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.

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

Submit to Development Services certification from a registered surveyor confirming that the “as constructed” floor and roof levels and overall height are in accordance with the requirements of this condition.

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

Implement suitable protection measures to ensure that the existing adjoining heritage place on the same site (L1 RP.126804) 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.

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

Provide materials and finishes to the driveway and external carparking surfaces that reduce the visual impact of these areas when viewed from the street. One or a combination of the following must be used:

-  Coloured aggregate;

-  Concrete pavers; and/or

-  Banding and patterns in the surface design.



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

Provide 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 and the approved Landscape Works in Streetscape Plan.

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

Provide to 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 fronting Maud Street (where existing heritage interface exists) 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 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 crossfall and longitudinal grades.

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

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) 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 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).

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 section 3.7.4.3.

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 section 3.7.4.3.

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: Streetscape Works – City Street conditions are to be read in combination with each other and a double bond is not required

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 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: 12 months from acceptance of on-maintenance.

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.

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.

Air emissions associated with the approved industrial uses are not permitted, as per AO1.1(a) of the Industry Code.

Quantities of dangerous goods stored and used on site, are not to exceed the following:

· AO3 of the Industry Code;

· AO16 of the Flood Overlay Code; and

· AO8.1 of the Coastal Hazard Overlay Code.

Amplified sound and/or music is not permitted.

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.

Manage acid sulfate soils in accordance with this condition.

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.

Prepare Erosion and Sediment Control (ESC) Plan(s), and provide design certificates for the site in accordance with the relevant Brisbane Planning Scheme Codes.
The plan(s) and design certificates must be certified by a Certified Professional in Erosion and Sediment Control (CPESC) or a Registered Professional Engineer Qld (RPEQ) with suitable qualifications and experience in erosion and sediment control.
Documentary evidence demonstrating appropriate qualifications in erosion and sediment control must be provided to the Council upon request.
At least 10 days prior to either the pre-start meeting or commencement of site works, submit copies of design certificates to Council’s Compliance and Regulatory Services at:
CARS-ESC@brisbane.qld.gov.au

Timing: Prior to pre-start meeting or commencement of any site works and to be maintained 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.

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.

Timing: Prior to building work commencing.

Engineering drawings for the work required by this condition must be prepared and certified by a Registered Professional Engineer Queensland or a suitably qualified and experienced geotechnical and structural consultant, 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 ponding or nuisance from stormwater;
-  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-  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 QUU sewer, QUU 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 QUU sewer or water infrastructure, electricity, telecommunication or gas infrastructure will be affected it is recommended advice 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 Qld (geo-technical) that all anchors have been de-stressed.

Timing: Prior to building work commencing above ground.

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 the road frontage of the site to Maud 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.

To arrange an engineering pre-start meeting with Development Service to comply with a condition of this approval, request letter to be emailed to DA- ComplianceEngineering@brisbane.qld.gov.au including the following details:
-  Site address, Development Approval number (A00) and relevant stage/s (if appropriate);
-  List all Development Approval conditions requiring compliance prior to site/operational/building work commencing and demonstrate compliance with those conditions;
-  Payee details (Name and address) for the issue of a development “Compliance and Inspection Fee” quote;
-  Superintendent (Consultant) name, address and telephone number (including after-hours contact);
-  Contractor/s and major Sub-Contractor/s, name, address and telephone number (including after-hours contact);
-  Intended date of commencement of works.

Note:
-  All operational works/compliance assessment applications are to be approved prior to requesting the pre-start meeting.
-  A minimum 5 working days’ notice is required.
-  Compliance and Inspection fee to be paid prior to undertaking pre-start meeting.
-  All operational works/compliance assessment approved documents and the Development Approval package (conditions and plans) must be available at the pre-start meeting.
-  Refer to Council’s Infrastructure Installation and Construction Requirements Manual for full details of the notification, meeting, inspection and liaison requirements.

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

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

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

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

Submit to Development Services, certification from a Registered Professional Engineer Queensland (or suitably qualified consultant), 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.

Building works within the following Flood Planning Areas must be designed by a Registered Professional Engineer Queensland. The Registered Professional Engineer Queensland must certify that the works are structurally adequate to resist hydrostatic, hydrodynamic and debris impact loads associated with flooding up to the DFE:
-  Creek/waterway Flood Planning Areas - subcategories 1 and 2;
-  Brisbane River Flood Planning Areas - subcategories 1, 2a and 2b;
-  All Overland Flow flood planning area subcategories (not applicable for dwelling houses).

Notes:
The relevant Flood Planning Areas are available from Brisbane City Council's Floodwise Property Report.
Design considerations and methodology are provided in the "Construction of Buildings in Flood Hazard Areas" standard (Australian Building Codes Board).

Submit to Development Services certification from a Registered Professional Engineer Queensland that the development has been designed and 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).

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.

Maintain the existing floor levels for the existing commercial building being retained.

Any new commercial use floor levels must be 3.1 metres AHD minimum

The minimum basement flood immunity level must be 3.4 metres AHD.

The minimum floor level for essential services must be 3.6 metres 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.

Design and construct basements potentially affected by flooding as defined in the relevant Brisbane Planning Scheme Codes, including stormwater, electrical and sanitary facilities, in accordance with the following:

(i) The structure must be constructed to minimise and/or manage ingress of floodwater into basements during defined flood events.

(ii) All ventilation openings, driveway entry/exit ramps and pedestrian entrances into the basement must be constructed in accordance with the minimum flood planning levels identified in the relevant Brisbane Planning Scheme Codes.

(iii) All essential electrical services (identified in the relevant Brisbane Planning Scheme Code) must be located a minimum 500mm above the highest flood level affecting the site. 

(iv) Where a sump/pump basement drainage system is proposed, the following must be provided:

-  A backup pump system connected to a backup power supply located above the highest defined flood level.

-   Backup power supply and fuel capacity must be sufficient to run both pumps for a period of not less than 48 hours.

-  The basement subsoil and stormwater drainage/flow management must be designed and certified by a Registered Professional Engineer Queensland to manage the greatest sub- surface water flow rate resulting from flooding ground water inflows or tides (where applicable).

(v) Where any part of a basement is below 2.0m AHD or subject to saline groundwater conditions, a Registered Professional Engineer Queensland must certify that the design of concrete structures and construction techniques are suitable to withstand the corrosive effects of saline water.

(vi) All stormwater pump systems must have backflow prevention devices and be designed to gravity drain into a Council stormwater system.

(vii) All sewer connections must include backflow prevention devices.

a) Provide to the Private Building Certifier, certification from a Registered Professional Engineer Queensland that the stormwater, subsoil drainage and sewer hydraulic design, specifications, and drawings for the basement construction is in accordance with this condition.

b) Provide to the Private Building Certifier, certification from a Registered Professional Engineer Queensland that the structural integrity of the building basement is in accordance with this condition.

Timing: Prior to commencement of site works.

Submit to Development Services "As Constructed" drawings prepared by a Registered Professional Engineer Queensland certifying that the basement has been completed 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, and then to be maintained.

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

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

The owner must notify any future owner/body corporate that the development has been approved on the basis that an indemnity must be provided for refuse collection vehicles to enter the property.

Timing: At time of a change of ownership.

The owner and any subsequent owner must indemnify Council and its agents in respect of any damage to the pavement and other driving surfaces.

Submit for the approval of 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.

Submit to Development Services, evidence of the registration of the required plan of subdivision.

Timing: Within one month of the registration of the plan of subdivision.

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 underground stormwater infrastructure in the street.

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.

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.

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. 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.

Provide a 6.5 metre wide Type B2 permanent vehicle crossover to the Maud 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 BCC – Field Services, Asset Services Arborist prior to any works occurring that will either impact on or require removal of a street tree (this includes pruning and excavation 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.

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

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.

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.

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.

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.

Premises that supply or sell liquor (alcohol) are expected to obtain a Liquor Licence under the Liquor Act 1992. Liquor Licences are regulated by the Office of Liquor and Gaming Regulation (OLGR). Liquor Licensed venues are required to hold or obtain a current Liquor Licence pursuant to the Liquor Act 1992. A licensed venue is subject to any requirements made part of their Liquor Licence. 

This development approval does not exempt the premises from any additional Liquor Licensing requirements that may be imposed by the Liquor Licence.

Contact the Office of Liquor and Gaming Regulation (OLGR) for queries regarding Liquor Licence.

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.

 

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

The shared outcomes as established / approved within the Material Change of Use components of this application must be retained and protected in perpetuity as part of the Building Management Statement; and will continue to apply if the ownership of any allotment changes.

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.

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'.

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 operational work associated with this development approval, including work required by any of the conditions included in the Development Approval Package.  Such operational work must be carried out generally in accordance with the approved DRAWINGS AND DOCUMENTS or, if requiring a further approval from the Council, in accordance with the relevant further approval(s).

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.

Install and maintain secure bicycle parking and associated support facilities consistent with the approved DRAWINGS AND DOCUMENTS and in accordance with the relevant Brisbane Planning Scheme Codes.

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.

Visitor car parking spaces must:

- Be clearly labelled as 'Visitor Parking';
- Remain unimpeded by landscaping, water tanks, storage (temporary or otherwise), gates (except where shown on the approved plans) or any other fitting, fixture or structure to provide 24 hour unrestricted access for bona fide visitors; and

-       Be provide with an appropriately located intercom facility at the site access for visitor access to the site.

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.

Construct and maintain external details of the building(s) in accordance with the approved DRAWINGS AND DOCUMENTS.

Submit for the approval of Development Services, further details of the building, facade treatment and external materials, colours and finishes consistent with the approved DRAWINGS AND DOCUMENTS.

Timing: Prior to building work above ground level commencing.

Carry out the approved external details treatment in accordance with approved drawings.

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.



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

Submit to Development Services certification from a registered surveyor confirming that the “as constructed” floor and roof levels and overall height are in accordance with the requirements of this condition.

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

Implement suitable protection measures to ensure that the existing adjoining heritage place on the same site (L1 RP.126804) 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.

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

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 materials and finishes to the driveway and external carparking surfaces that reduce the visual impact of these areas when viewed from the street. One or a combination of the following must be used:

-  Coloured aggregate;

-  Concrete pavers; and/or

-  Banding and patterns in the surface design.

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

Provide solar screening in accordance with the approved DRAWINGS AND DOCUMENTS.

Provide screening in accordance with the approved DRAWINGS AND DOCUMENTS and the following:

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

-  Sill heights of 1.5m above floor level; or

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

-   Fixed external screens, or

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

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

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

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 and the approved Landscape Works in Streetscape Plan.

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

Provide to 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 fronting Maud 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 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 crossfall and longitudinal grades.

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

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) 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 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).

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 section 3.7.4.3.

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 section 3.7.4.3.

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: Streetscape Works – City Street conditions are to be read in combination with each other and a double bond is not required

 

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 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: 12 months from acceptance of on-maintenance.

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.

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.

The development including any outdoor air intakes for the development, are to be separated in accordance with the following:

·         separated by a minimum of 6m from any exhaust vent outlets of uses where food or cooking odour is released; and

·         separated by a minimum of 15m from any exhaust vent outlets from car parks or bus stations.

 

The roof top terrace is to be managed in accordance with the following:

·         limited to between the hours of 6am to 10pm; and

·         any amplified sound/music to be set at a low/background noise level.

Design and construct the development in accordance with the provisions of the Queensland Development Code MP4.4.

Submit Certification to Council by a suitably qualified acoustic professional demonstrating that the acoustic treatments as detailed above have been constructed/implemented into the development.

 

Manage acid sulfate soils in accordance with this condition.

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.

Prepare Erosion and Sediment Control (ESC) Plan(s), and provide design certificates for the site in accordance with the relevant Brisbane Planning Scheme Codes.
The plan(s) and design certificates must be certified by a Certified Professional in Erosion and Sediment Control (CPESC) or a Registered Professional Engineer Qld (RPEQ) with suitable qualifications and experience in erosion and sediment control.
Documentary evidence demonstrating appropriate qualifications in erosion and sediment control must be provided to the Council upon request.
At least 10 days prior to either the pre-start meeting or commencement of site works, submit copies of design certificates to Council’s Compliance and Regulatory Services at:
CARS-ESC@brisbane.qld.gov.au

Timing: Prior to pre-start meeting or commencement of any site works and to be maintained 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.

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.

Timing: Prior to building work commencing.

Engineering drawings for the work required by this condition must be prepared and certified by a Registered Professional Engineer Queensland or a suitably qualified and experienced geotechnical and structural consultant, 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 ponding or nuisance from stormwater;
-  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-  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 QUU sewer, QUU 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 QUU sewer or water infrastructure, electricity, telecommunication or gas infrastructure will be affected it is recommended advice 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 Qld (geo-technical) that all anchors have been de-stressed.

Timing: Prior to building work commencing above ground.

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 the road frontage of the site to Maud 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.

To arrange an engineering pre-start meeting with Development Service to comply with a condition of this approval, request letter to be emailed to DA- ComplianceEngineering@brisbane.qld.gov.au including the following details:
-  Site address, Development Approval number (A00) and relevant stage/s (if appropriate);
-  List all Development Approval conditions requiring compliance prior to site/operational/building work commencing and demonstrate compliance with those conditions;
-  Payee details (Name and address) for the issue of a development “Compliance and Inspection Fee” quote;
-  Superintendent (Consultant) name, address and telephone number (including after-hours contact);
-  Contractor/s and major Sub-Contractor/s, name, address and telephone number (including after-hours contact);
-  Intended date of commencement of works.

Note:
-  All operational works/compliance assessment applications are to be approved prior to requesting the pre-start meeting.
-  A minimum 5 working days’ notice is required.
-  Compliance and Inspection fee to be paid prior to undertaking pre-start meeting.
-  All operational works/compliance assessment approved documents and the Development Approval package (conditions and plans) must be available at the pre-start meeting.
-  Refer to Council’s Infrastructure Installation and Construction Requirements Manual for full details of the notification, meeting, inspection and liaison requirements.

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

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

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

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

Submit to Development 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.

Building works within the following Flood Planning Areas must be designed by a Registered Professional Engineer Queensland. The Registered Professional Engineer Queensland must certify that the works are structurally adequate to resist hydrostatic, hydrodynamic and debris impact loads associated with flooding up to the DFE:
-  Creek/waterway Flood Planning Areas - subcategories 1 and 2;
-  Brisbane River Flood Planning Areas - subcategories 1, 2a and 2b;
-  All Overland Flow flood planning area subcategories (not applicable for dwelling houses).

Notes:
The relevant Flood Planning Areas are available from Brisbane City Council's Floodwise Property Report.
Design considerations and methodology are provided in the "Construction of Buildings in Flood Hazard Areas" standard (Australian Building Codes Board).

Submit to Development Services certification from a Registered Professional Engineer Queensland that the development has been designed and 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).

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.

Maintain the existing floor levels for the existing commercial building being retained.

Any new commercial use floor levels must be 3.1 metres AHD minimum

The minimum basement flood immunity level must be 3.4 metres AHD.

The minimum floor level for essential services must be 3.6 metres 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.

Design and construct basements potentially affected by flooding as defined in the relevant Brisbane Planning Scheme Codes, including stormwater, electrical and sanitary facilities, in accordance with the following:

(i) The structure must be constructed to minimise and/or manage ingress of floodwater into basements during defined flood events.

(ii) All ventilation openings, driveway entry/exit ramps and pedestrian entrances into the basement must be constructed in accordance with the minimum flood planning levels identified in the relevant Brisbane Planning Scheme Codes.

(iii) All essential electrical services (identified in the relevant Brisbane Planning Scheme Code) must be located a minimum 500mm above the highest flood level affecting the site. 

(iv) Where a sump/pump basement drainage system is proposed, the following must be provided:

-  A backup pump system connected to a backup power supply located above the highest defined flood level.

-   Backup power supply and fuel capacity must be sufficient to run both pumps for a period of not less than 48 hours.

-  The basement subsoil and stormwater drainage/flow management must be designed and certified by a Registered Professional Engineer Queensland to manage the greatest sub- surface water flow rate resulting from flooding ground water inflows or tides (where applicable).

(v) Where any part of a basement is below 2.0m AHD or subject to saline groundwater conditions, a Registered Professional Engineer Queensland must certify that the design of concrete structures and construction techniques are suitable to withstand the corrosive effects of saline water.

(vi) All stormwater pump systems must have backflow prevention devices and be designed to gravity drain into a Council stormwater system.

(vii) All sewer connections must include backflow prevention devices.

a) Provide to the Private Building Certifier, certification from a Registered Professional Engineer Queensland that the stormwater, subsoil drainage and sewer hydraulic design, specifications, and drawings for the basement construction is in accordance with this condition.

b) Provide to the Private Building Certifier, certification from a Registered Professional Engineer Queensland that the structural integrity of the building basement is in accordance with this condition.

Timing: Prior to commencement of site works.

Submit to Development Services "As Constructed" drawings prepared by a Registered Professional Engineer Queensland certifying that the basement has been completed 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, and then to be maintained.

Provide for the installation and collection of waste/recycling bins by Brisbane City Council's Waste Services.

Bins are to be circulated/transported between the primary and temporary (collection) bin storage rooms by building management/body corporate to ensure that all bins can be serviced on collection days.

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

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

The owner must notify any future owner/body corporate that the development has been approved on the basis that an indemnity must be provided for refuse collection vehicles to enter the property.

Timing: At time of a change of ownership.

The owner and any subsequent owner must indemnify Council and its agents in respect of any damage to the pavement and other driving surfaces.

Submit for the approval of 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.

Submit to Development Services, evidence of the registration of the required plan of subdivision.

Timing: Within one month of the registration of the plan of subdivision.

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 underground stormwater infrastructure in the street.

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.

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.

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. 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.

Provide a 6.5 metre wide Type B2 permanent vehicle crossover to the Maud 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 BCC – Field Services, Asset Services Arborist prior to any works occurring that will either impact on or require removal of a street tree (this includes pruning and excavation 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.

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

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

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

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.

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.

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.

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.

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

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.

Submit to Development Services certification from a Registered Surveyor (QLD) that the proposed volumetric subdivision is in accordance with the requirements of the associated Material Change of Use Development Permits.

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 and connect to either new or existing water and sewer property connection points.

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.

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.

Survey marks (including permanent survey marks) are protected from unauthorised removal, disturbance or destruction under Section 42 of the Survey and Mapping Infrastructure Act 2003.

Where a development has the potential to interfere with any survey marks, a Registered Cadastral Surveyor (QLD) should be consulted to ensure the works are planned in accordance with the relevant legislation.

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