GLADSTONE REGIONAL COUNCIL GENERAL MEETING -15/11/2011 November 2011... · GLADSTONE REGIONAL COUNCIL GENERAL MEETING -15/11/2011-----166-----G/5.3.2 CURTIS ISLAND WATER & SEWER PROJECT

GLADSTONE REGIONAL COUNCIL GENERAL MEETING -15/11/2011

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G/5.3.2 CURTIS ISLAND WATER & SEWER PROJECT - PROGRESS

AND LAND TENURE Responsible Officer: Director Infrastructure Services Council Meeting Date: 15 November 2011 Executive Summary: This report provides Council with an update on the progress of the project and recommends Council authorise the Chief Executive Officer to execute all relevant Deeds, Licences and Easements that are required to protect the rights of Council for its infrastructure assets installed as part of the project. Background: Council and Gladstone Area Water Board began working with the LNG Proponents, initially only Australia Pacific LNG (APLNG), in July 2010, regarding the investigation and then subsequent design for the provision of water and sewerage services to Curtis Island to service the industrial proponents on the island.

GAWB/GRC performed feasibility studies to inform a decision by APLNG as to the construction pipelines to connect its planned project at Curtis Island to GAWB and Council's respective potable water and sewerage networks. This work was funded by the LNG proponents.

Assessment of the project undertaken by GHD indicated that the project was technically feasible and GAWB and GRC proceeded to develop the commercial arrangements and detailed design that would enable delivery of the project to all LNG proponents on Curtis Island.

Consultants were engaged by GAWB to develop concept followed by detailed construction designs for the Works and to ascertain (by an EOI process) which contractors have the requisite expertise, experience and resources available to deliver the Works within the timeframe required by APLNG.

Construction tenders for the project were broken up into three “work packages” in order to attract the best result for the project delivery:

Work Package 1 – for Mainland construction;

Work Package 2 – for a Horizontal Direction Drill (HDD) for the harbour crossing;

Work Package 3 – for Curtis Island construction Comment: Progress

GAWB and GHD project staff have completed mobilization to project office (Old Commonwealth Bank premises).

Contract with Coe Drilling for Work Package 2 was executed on 20 September 2011.

Work Packages 1 and 3 awarded to AJ Lucas.


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Project kick-off meetings held on 11 - 12 October 2011 and was attended by members of the Project Administration Team (including GRC officers) as well as representatives from APLNG, Coe and Lucas.

Risk and Opportunity Workshops were held on 23 September and 13 October with Lucas, Coe and APLNG.

All additional parties (GLNG, QCLNG and Arrow) have acceded to the CUIA. GHD has developed a baseline Construction Schedule, incorporating schedule

data supplied by both Coe and Lucas. The schedule is based on achieving Phase 1 water and sewerage supply 2 April 2012 and Phase 2 water supply by 6 July 2012.

Land Tenure DEEDI supplied 25 May 2011 a draft Temporary Licence Agreement to allow access to Co-ordinator General owned land prior to the GSDA Corridor Licence Agreement being finalised. GAWB is finalising land access arrangements including:

supply of technical information (regarding WICET) to GPCL for preparation of the execution version of the Works Licence.

supply of a revised bank guarantee as requested by DEEDI for the Temporary Licence.

DEEDI has commenced the Governor in Council process for the grant of the Pipeline Licence for the GSDA and a final Pipeline Licence/Crossing Deed has been drafted for execution by GAWB and Council. Alternatives Considered: Nil Link to Corporate/Operational Plan: G.2.I Manage Council’s financial and physical resources to the most beneficial and sustainable effect Communication/Consultation (Internal/External): The EOI document has been prepared in consultation with the procurement section. Legal Implications (statutory basis, legal risks): Commercial arrangements for the project are based on a Common User Infrastructure Agreement, which gives the structure to the joint project between GAWB/GRC and LNG Proponents, the agreement identifies the basis on which capital costs are to be shared between proponents, and also establishes protocols with respect to the delivery of the project and decision making processes through the project steering group. At the general meeting on 19 July 2011, Council resolved as follows (vide resolution no G/11/648). That Council authorise the following documents to be executed by the Chief Executive Officer as they become finalised, to facilitate the provision of Sewerage Infrastructure


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to Curtis Island:

a) Common Use Infrastructure Agreements with respect to each of the prospective LNG proponents;

b) Special Charges Agreements with respect to each of the LNG proponents. Policy/Local Law/Delegation Implications: Nil Financial and Resource Implications:

Of the current forecast total Project cost of $84.6M Council's share of the forecast project budget is $41.7M.

These costs will be recovered through either direct capital contribution from the proponents, or through the special rate agreement over a 15 year period at commercial interest rates, dependent on the funding option preferred by the individual proponents. Asset Management Implications: On completion Council will inherit a significant infrastructure asset which will require ongoing operational and maintenance responsibilities to be appropriately resourced. These costs will be met by the acceding industry proponents for the Curtis Island scheme. Environmental Implications: Construction Phase - Environmental risk will be managed by the contractors in accordance with Queensland’s Sustainable Planning Act 2009 and other legislation including permits for:

clearing native vegetation; clearing marine plants clearing protected plants.

Operational Phase - Management plans and full-time monitoring by telemetry systems will minimise potential risk of spills to the environment. The harbour crossing pipes are contained within a steel enveloper that will protect and potentially contain any breaks or leaks in this section. One of the major benefits of providing sewer and water service to the Curtis Island GSDA industry is that it will negate the need for discharge of wastewater products into harbour waters. Officer's Recommendation: That 1. Council authorise the CEO to execute the Crossing Deed and other legal documentation such as easements over State and GPCL land as and when required to secure tenure rights over Council infrastructure to be installed as part of the project. Attachments:


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1. Gladstone State Development Area - GAWB/GRC Pipeline Licence. 2. Gladstone State Development Area - GAWB/GRC Pipeline Deed.

Tabled Items: 1. Nil Report Prepared by: Director Infrastructure Services


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G/5.3.3 DOUGALL STREET UPGRADE UPDATE Responsible Officer: Director Infrastructure Services Council Meeting Date: 15 November 2011 Executive Summary: The purpose of this report is to update Council as to the discussions that have taken place since Council last considered this matter, and thus allow Council the opportunity to further consider this matter. Background: At the general meeting on 20 September 2011, Council resolved as follows (vide resolution no G/11/728).

That the Director Infrastructure Services write to the owners of the fuel pumps at 30 Roe Street, Miriam Vale, advising that;

1. In Council's opinion there is no ongoing legal right for the fuel pumps (and

associated fixtures and tanks) to remain within the Dougall Street road reserve at Miriam Vale.

2. Council requires the fuel pumps (and associated fixtures and tanks) to be removed and the site rehabilitated to the satisfaction of the relevant department of the Queensland Government before the end of this calendar year.

3. Council is prepared to work with the owners by timing its Dougall Street upgrade project to minimise the road restoration costs that could be incurred by the owners, as a result of removing the fuel pumps (and associated fixtures and tanks) from the road reserve.

4. If the fuel pumps (and associated fixtures and tanks) are not removed from within the road reserve as outlined above, Council will remove the fuel pumps (and associated fixtures and tanks) from the road reserve and seek to recover costs in accordance with sound legal advice.

Since then the Director of Engineering Services has met with;

Judy Taylor (plus son and husband) - Proprietors of the Big Crab Greg Realf - Gladstone Area Promotion and Development Ltd (GAPDL) Ed Castles - Former Miriam Vale Lions Club President

The meeting with the Big Crab proprietors resulted in the attached correspondence 19 October 2011, which was emailed to Councillors on 21 October 2011. Mr Realf drew attention to the Miriam Vales Focus Groups concepts for Dougall Street and the CBD in general, see attached Station Street Enhancement Concept Plan (04/001 23 February 2004). Comment:


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In adopting the current position Council wanted to be informed if the decision was likely to have a major detrimental impact on the properties of the Big Crab business, hence this briefing.

At this stage Council staff are preparing drawings to determine if the Focus Groups concept plans actually fit the site and thus see if the proposal has merit. If this looks possible, the Director Infrastructure proposes to discuss it with the proprietors of the Big Crab to gather their comments.

Councillors could defer their requirement to have the fuel pump on the Dougall Street footpath following removed until after this review or maintain their position, possibly extending the deadline to account for time spent conducting the discussions above.

It is understood that a lot of businesses within the Miriam Vale CBD area have complied with Council's environmental and footpath requirements at a reasonable expense, it is understood that some within the community have indicated that they are watching this matter (and the onsite sewerage matter) with great interest. Alternatives Considered: See comment above. Link to Corporate/Operational Plan: 1.2.1 Manage Council's financial and physical resources to the most beneficial and sustainable effort. 3.4.1 Provide an effective rural road network. 4.1.1 Plan, develop and maintain effective road networks and transport across the region. Communication/Consultation (Internal/External): As outlined above. Director Environment and Panning Legal Implications (statutory basis, legal risks): No change since the last report. Policy/Local Law/Delegation Implications: Nil. Council has no policy in relation to existing fuel pumps on footpath. Financial and Resource Implications: No change since the last report. Asset Management Implications: Nil if the fuel pump removal option is adopted. Environmental Implications:


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No change since the last report. Officer's Recommendation: That 1. That the Director Infrastructure Services write to the owners of the fuel pumps

at 30 Roe Street, Miriam Vale, advising that;

a. In Council's opinion there is no ongoing legal right for the fuel pumps (and associated fixtures and tanks) to remain within the Dougall Street road reserve at Miriam Vale.

b. Council requires the fuel pumps (and associated fixtures and tanks) to be

removed and the site rehabilitated to the satisfaction of the relevant department of the Queensland Government before the 1st of March 2012.

c. Council is prepared to work with the owners by timing its Dougall Street

upgrade project to minimise the road restoration costs that could be incurred by the owners, as a result of removing the fuel pumps (and associated fixtures and tanks) from the road reserve.

d. If the fuel pumps (and associated fixtures and tanks) are not removed

from within the road reserve as outlined above, Council will remove the fuel pumps (and associated fixtures and tanks) from the road reserve and seek to recover costs in accordance with sound legal advice.

2. That Council's Director Infrastructure Services;

a. Attempt to locate any underground tanks then carry out heavy patching and other such repairs on Dougall Street (including the Bloomfield intersection) in lieu of full reconstruction.

b. Prepare engineering drawings and staged construction costs for the

Miriam Vale CBD streetscape works in accordance with the Station Street Enhancement Concept Plan (04/001 23 February 2004)

3. That Council's Director Environmental and Planning;

a. take appropriate action against the property owners at 30 Roe Street, Miriam Vale to have the approved onsite septic system installed within the required timeframe.

Attachments: 1. Letter to Big Crab Proprietor 2. Miriam Vale Focus Group Dougall Street Concept Plan Tabled Items: 1. Nil


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Report Prepared by: Director Infrastructure Services


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G/5.4 PLANNING AND ENVIRONMENT G/5.4.1 DEVELOPMENT APPLICATION DA/351/2011 - MATERIAL

CHANGE OF USE OF PREMISES - MULTIPLE UNIT RESIDENTIAL (12 UNITS) - 5 MURRAY STREET, WEST GLADSTONE

Responsible Officer: Acting Chief Planner Council Meeting Date: 15 November 2011 Development Application:

Application Number: DA/351/2011

Applicant: Furnco Investments Pty Ltd c/- JFP Urban Consultants

Owner: Furnco Investments Pty Ltd

Date Of Receipt: 17 June 2011

Location: 5 Murray Street, West Gladstone

RPD: Lot 1 RP865940

Area: 1,397m²

Current Use Of Land: Vacant

Zoning: Residential (Higher Density)

Proposal: Material Change of Use – Multiple Unit Residential (12 Units)

Submissions Close Date: 21 October 2011

Number Of Submissions: Nil

Executive Summary: An Impact Assessable Development Application for a Material Change of Use of Premises for Multiple Unit Residential (12 Units) was received by Council on 17 June 2011. The proposal required Impact Assessment against The Gladstone Plan 2006 and the applicable Public Notification, with no submissions made during this period. The proposal for 12 multiple residential units is considered to comply with the requirements of the Planning Scheme, and as such is recommended for approval subject to reasonable and relevant conditions. Subject Site: The subject site is located at 5 Murray Street, West Gladstone and is zoned Residential (Higher Density) within the Suburban Locality. The subject site is 1,397m² in size, is of rectangular shape with a frontage of approximately 25 metres to Murray Street. A sewer main traverses the site from west to east approximately 11 metres from the rear boundary. A stormwater easement also traverses the site in the same manner approximately 13 metres from the front boundary. The following figures illustrate the zoning, form of the site and the location of the sewer and stormwater mains.


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Figure 1 – Location and Zoning of the Subject Site

Figure 2 – Form of Subject Site


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Figure 3 – Sewer Main (in red) and the Stormwater Easement (in purple) The site has a flat topography with no vegetation and is currently vacant. The adjoining property to the west of the property is a dedicated reserve of open space and a buffer zone to an Environmental Reserve further west. The lot adjoining the site to the east contains multiple residential units approved in 1981. The surrounding area is comprised mainly of detached dwellings with scattered multiple unit developments. Background: The application was received by Council on 17 June 2011 and was therefore received after the commencement of The Gladstone Plan 2006. Under The Gladstone Plan the proposed DA – Material Change of Use of Premises for Multiple Unit Residential (12 Units) within the Residential (Higher Density) Zone required Impact Assessment and appropriate public notification of the proposal. Proposal: The applicant seeks a Development Permit for a Material Change of Use of Premises for Multiple Unit Residential (12 Units) over an existing vacant site at 5 Murray Street, West Gladstone. The proposal includes the construction of a single 3 storey building, with the ground level open for a car park to help mitigate potential flooding and the top two levels containing 12 units. Each unit will contain the following:


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2 x Bedroom including master with ensuite; Bathroom; Laundry; Kitchen; Living room; Dining area; and Balcony

All units share a common access point from a driveway off Murray Street which provides access to 24 undercover car parks and 5 open visitor car parks including 1 car wash bay. The proposed site coverage for the development is 557.6m², which equates to 39.9%. The highest point of the proposed buildings is 10 metres, which casts a shadow of less than 30% to adjoining residential allotments. The following plans illustrate the overall proposed development, floor plans and elevations.

Figure 4 – Site Plan


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Figure 5 – Floor Plans

Figure 6 – Elevations 1


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Figure 7 – Elevations 2 The development proposes to remove the current sewer main traversing the site and shift it towards the frontage adjacent to the stormwater easement. Referral: The application required referral to the Department of Environment and Resource Management as an Advice Agency as the lot is situated within 100 metres of a Wetland. Accordingly the Department provided an Advice Agency Response on 12 July 2011. The response discussed the maintenance of ecological values of the wetland, the water quality and the water regime. It was recommended that a 50 metre buffer area to the wetland be provided. Accordingly, the subject site adjoins a Council owned Open Space and Buffer Zone, providing a 55 metre buffer to the wetland situated to the west. Therefore it is considered that the subject site already complies with the recommendations from the Department. Public Notification: The proposal is Impact Assessable and therefore required public notification in accordance with the Sustainable Planning Act 2009. The public notification period commenced on 9 September 2011 and was completed on 21 October 2011, with no submissions received during this period. Assessment: Strategic Planning: The subject site is located in the Residential (Higher Density) Zone of the Northern Precinct in the Suburban Locality. The Overall Outcomes for the Suburban Locality provides for the provision of a wide range of affordable residential housing types on


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conveniently located and serviced land. The Overall Outcomes for the Northern Precinct states that in West Gladstone, residential development within the Residential (Higher Density) Zone comprises a mix of residential types at a higher density. Accordingly the proposal is for higher density residential units within the Residential (Higher Density) Zone, thus complying with the Overall Outcomes. Additionally, the subject site is included in the urban designation of the Gladstone Strategic Framework plan. The strategy of the ‘urban’ designation is to encourage infill development with the aim of consolidating residential development within the existing urban footprint. It is considered that the proposal conforms to these objectives as it provides greater choice of housing styles to meet the needs of a growing community. Submissions: No submissions were received during the public notification period. Planning Scheme Requirements: In accordance with the Gladstone Plan, the Material Change of Use of Premises for Multiple Unit Residential (12 Units) requires Impact Assessment. Specific Codes of the Planning Scheme which are deemed to be applicable for the assessment of this application are:

Suburban Locality Code; Residential Code; Environment and Infrastructure Code; Operational Works (Earthworks) Code; and Acid Sulfate Soils Overlay Code.

Schedule 2 of The Gladstone Plan provides vehicle parking rates for specific development. Accordingly for multiple unit residential, parking must be provided at 1 space per unit which must be covered plus 1 space per 2 units for visitors. As such, the proposal includes 24 covered parking spaces for units and 5 visitor car parks including 1 car wash bay, thus complying with the Planning Scheme. The Residential Code states that residential buildings are setback from the side and rear boundaries, the greater of:

At least half the height of the building above natural ground level (5 metre setback); or

3 metres from the side boundary and 6 metres from the rear boundary. It is also noted that the Planning Scheme does not state a specific front setback for residential development within the Northern Precinct of the Suburban Locality. However, while no defined setback is prescribed the applicant has provided a sufficient setback of 6 metres along the street frontage. The following table sets out the required and actual setbacks associated with the development:

Setback Required (m) Proposed (m) Compliance Front (Murray Street) n/a 6 Yes Rear 6 6 Yes West Side Setback 3 2.4 No (see below) East Side Setback 3 3.48 Yes


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Accordingly, the design has complied with the required front, rear, and eastern side setbacks. However, it is noted that the western side setbacks does not comply with the requirements of the Planning Scheme. It is considered that this setback is appropriate as the western boundary adjoins a Council owned open space and buffer zone which means no development will occur on the adjoining property and the setback will not infringe on future development. Accordingly a relaxation to the western side setback is considered appropriate. Division 8 – Specific Outcomes and Acceptable and Probable Solutions for the Northern Precinct within the Suburban Locality Code states for lots within the Residential (Higher Density) Zone, Residential Density is 1 unit/100m², has maximum site coverage of 40% and a building height of 12 metres. Accordingly, the subject site is 1,397m² in area and has proposed 12 units resulting in a compliant density of 1 unit/116.41m². The building footprint is 557.6m² resulting in a site coverage of 39.9%, and the development has a maximum building height of 10 metres. As such, the development complies with the Planning Scheme requirements in terms of density, height and site coverage. It is also noted that the roof line does not comply with Specific Outcomes within the Planning Scheme in terms of roof articulation. It is considered that the development will share the same ‘look and feel’ of other similar developments within the immediate area however it is noted that the roof pitch is too low. Under the Residential Code, Specific Outcome 2 for Building Envelope, Siting and Design requires that building design maintains the character of the locality in terms of building bulk. It is considered that the flat roof design is inconsistent with the surrounding built form due to the absence of a significant roof pitch. Accordingly a condition has been recommended that the applicant replace the flat roof line to include a skillion roof with a minimum pitch of 10 degrees and a maximum pitch of 15 degrees. The Residential Code also stipulates the landscape and recreation space required, stating that premises are provided with landscape and recreation space at the minimum rate of:

50m² per dwelling unit; and At least 50% of the total landscape and recreation space is provided in one

useable area with a minimum dimension of 3 metres. Accordingly, the required landscape and recreation space required is 600m², with 300m² (50%) provided in one useable area. The proposal includes 322m² of communal open space along the rear and eastern boundary, exceeding the prescribed amount set out within the Planning Scheme. The proposal also includes a total of 139.2m² private open space in the form of balconies for each unit and an additional 265.1m² of open space and landscaping. Accordingly, the development proposes a total of 726.3m² of landscape and open space, complying with the requirements of the Planning Scheme. As part of the information request sent to the applicant it was stated that a 3 metre easement will be required over the sewer main passing through the property. The applicant was to confirm that the proposed development layout will comply with Council’s Building Over or Adjacent to Sewer Policy and that building work will not encroach onto the easement. Accordingly, the applicant responded with an engineering report by OPUS International Consultants. The development proposes to remove the existing sewer main and relocate it towards the northern frontage of the property, adjacent to the current stormwater easement. This realignment will result with a 3 metre easement over the proposed sewer.


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Accordingly, the applicant has provided sufficient justification of the relocation of the main to comply with the information request, and create a better situation over the site. Conditions relating to the relocation of the sewer have been included in this report. The site is mainly affected by two overlays being the Q100 flood line and acid sulfate soils. The following images demonstrate the impact both of these overlays have on the site.

Figure 8 – Q100 Flood Level


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Figure 9 – Acid Sulfate Soils The Q100 Flood Level is calculated to be the level of flood water expected to be in a one in a hundred year flood. Accordingly, The Gladstone Plan has provisions relating to this level in order to mitigate potential flooding within future development. The Environment and Infrastructure code states premises subject to risk of inundation or damage through flood or storm surge are provided with appropriate flood and storm surge immunity to reduce potential property damage and to ensure public safety. Specifically, for residential development, the floors of all habitable rooms are located 500mm above the Q100 flood level. Accordingly, the proposed development has been appropriately designed to ensure that habitable floor level is well above the minimum development level of 3.77 metres AHD for residential land uses. This has been done by locating the first habitable room floor level at 6.7 metres AHD, 2.93 metres above the flood level. Additionally, the site is located within an Acid Sulfate Soils area below 5 metres AHD. The Acid Sulfate Soils Overlay code sets out the Specific Outcomes and Acceptable and Probable Solutions when land is located within an Acid Sulfate Soils area. Accordingly an Acid Sulfate Soil Investigation Report was prepared by Future Plus Environmental dated 4 February 2011 and submitted as part of the application. The report concluded that a detailed Acid Sulfate Soil Management Plan was not considered to be required given the minimum disturbance proposed being excavation


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of more than 100m³ but less than 1,000m³. However, it was suggested that further management and treatment of subsurface soils would be necessary if material from <1.75 metres in depth is disturbed. A condition has been recommended to that affect. The proposed Material Change of Use of Premises for Multiple Unit Residential (12 Units) is considered to comply with the Overall outcomes and Specific Solutions of the Planning Scheme. The proposal is considered a satisfactory form of development which takes advantage of its location and has sufficient justification to warrant a higher density development within the Residential (Higher Density) Zone. The application has therefore been recommended for approval subject to reasonable and relevant conditions. Officer's Recommendation: That the application for a Material Change of Use of Premises – Multiple Unit Residential (12) at 5 Murray Street, West Gladstone be approved subject to the following conditions.

1. Development is to be carried out in accordance with the submitted application including the following plans:

Plan Name Plan Number Drawn By Date Site Plan SK_101 Rev. G idearchitecture 01.11.2010 Floor Plans SK_201 Rev. D Idearchitecture 01.11.2010 Floor Plan Unit Type A SK_202 Rev. D Idearchitecture 01.11.2010 Elevations East/South SK_301 Rev. D Idearchitecture 08.11.2010 Elevations West/North SK_302 Rev. D Idearchitecture 08.11.2010 Street Elevation SK_303 Rev. B Idearchitecture 26.11.2010 Calculations Landscape SK_401 Rev. D idearchitecture 01.11.2010

except where amendments are required to satisfy the conditions of approval, including: An amended roof design replacing the flat roof to include a skillion roof with

a minimum 10 degree roof pitch and maximum 15 degree pitch and an articulated and varying form in the roofline, to be submitted to Council for approval prior to the issue of a Development Permit for Building Works. The amended roof design must not exceed the maximum height limit of 12 metres, and must not cast shadows over greater than 30% to any adjoining residential lot between the hours of 9:00am and 3:00pm on 22 June.

Operational Works

2. A Development Permit for Operational Works must be obtained from Council prior to the commencement of construction. The Development Application for Operational Works is to include the following:

a) earthworks (including retaining walls) b) roadworks (including all works within the road reserve, e.g. driveway

access) c) water infrastructure d) sewerage infrastructure e) stormwater management (including erosion & sediment control) f) landscaping


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The design and supporting calculations / documentation associated with these works must be certified by a Registered Professional Engineer of Queensland (RPEQ).

3. Operational works shall be designed and constructed in accordance with

Council's relevant standards at the time of lodgement of an application for an Operational Works Permit and in accordance with the relevant Australian Standards and good engineering practice. Council’s current standards include:

a) Roads and Transport Standard 2005 (Joint CSC and GCC) b) Gladstone City Council Subdivision Guidelines, Rev 4, Nov 02 (Section 7) c) Water Supply Standard 2006 (Joint CSC and GCC) d) Sewerage Design Standard 2003 (Joint CSC and GCC)

4. The Operational Works drawings shall contain adequate information to position

each component of infrastructure by coordinates to GDA94 and levels to Australian Height Datum (AHD). The drawings shall also indicate the identification number, position and recorded level of the Permanent Survey Mark (PSM) from which the project’s horizontal and vertical position was derived.

5. The Operational Works are to be executed under the supervision of a RPEQ.

The applicant / developer must give to the Council, construction certificates from such supervising engineer, that the work has been constructed in accordance with the Operational Works Permit and good engineering practice, together with relevant quality assurance, operation and maintenance, and “as constructed” documentation. This includes provision of a CCTV report on all sewer mains installed as part of the development.

6. The “as constructed” drawings and associated electronic documentation are to

be certified by the supervising engineer and by a registered surveyor stating that the as constructed information shown on the “as constructed” drawings represent a complete and accurate record of the works as executed. Council reserves the right to utilise for its own purposes and the sale of information provided within the “as constructed” drawings provided by the applicant / developer.

7. Where the appointment of a principal contractor is applicable under the

Queensland Workplace Health and Safety Act 1995, no operational works are to commence until a copy of Form 34 “Notice of appointment of principal contractor” is received by WH&S Qld, by the Principal Contractor and by Council. Similarly, Council must be provided with evidence of any change in the appointment of a Principal Contractor throughout the course of the project.

8. The lodgement of a maintenance bond at the commencement of the “on-

maintenance” period, the equal of five (5) per centum of the total estimated cost of construction (minimum $ 10,000), to be held by the Council during the maintenance / performance verification period, being not less than twelve (12) months. The commencement of the ‘on maintenance’ period will not occur until all outstanding works have been completed, including the receipt of acceptable ‘as constructed’ information.

9. The applicant is responsible for and is to bear the cost of any alterations to,

extension of, or upgrading of Council assets / infrastructure or other service


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authorities’ infrastructure necessitated by the approval of this development (including but not limited to earthworks, retaining structures, roadworks, pedestrian / bicycle pathways, stormwater drainage, water supply, sewerage, electrical and telecommunication services, reticulated gas etc.).

Landscaping

10. A landscape plan is to be submitted as part of the Development Application for Operational Works. The landscaping of the site shall incorporate:

a. All areas of landscaping as shown on the Site Plan; and b. The landscaping provided shall be in accordance with Council's preferred

landscape plant list.

The landscaping plan shall contain the following information:

c. Outline of the buildings; d. Existing trees (height location); e. Trees to be removed; f. Proposed planting (quantity, species and expected mature height); g. Paths and paving (location and materials); and h. The method of planting and the proposed maintenance program.

11. All landscaping referred to in Condition 10 above is to be maintained to an

appropriate standard at all times. Transportation

12. Provision of 29 car parking spaces on site including 24 covered unit spaces, 5 visitor spaces including a single car wash bay . These spaces and all vehicle movement areas are to be constructed, drained, linemarked and maintained in accordance with Part 14, Schedule 2, Division 4 of the Planning Scheme and AS2890.1.

13. Construction of a vehicle access crossing in accordance with Figure D –

Standard Non-residential Vehicle Crossing of Council’s Roads and Transport Standard 2005 (Joint CSC and GCC).

14. Removal of any existing unused invert crossings, with reinstatement of the kerb

and channel to match existing construction.

15. Any manholes located on the proposed driveway are to be covered with Class D Covers to AS 3996, and are to be maintained at finished surface levels and remain accessible at all times.

Earthworks

16. All earthworks on the site must be carried out in accordance with AS 3798 and good engineering practice. Geotechnical supervision shall be to Level 1.

Sewerage Infrastructure


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17. The location of the proposed buildings must comply with Council Policy 19.7 - Revision 1 - Building Adjacent to and Over Sewers, Stormwater and Water Assets.

18. Should the applicant choose to re-locate the existing 375mm diameter sewer

that passes through the site away from the proposed buildings to comply with Council Policy 19.7 - Revision 1 - Building Adjacent to and Over Sewers, Stormwater and Water Assets, the applicant must comply with the following:

a) No maintenance holes associated with a change in direction of the sewer

are to be constructed within the development property. A terminal maintenance hole on the existing sewer may be required adjacent to the eastern boundary of the property.

b) An easement is to be created in favour of Council and registered at no cost

to Council over any new or existing sewerage infrastructure located within land not under the control of Council.

c) A written agreement in the form of a Deed of Agreement between the

applicant and the owner of 3 Murray Street must be received by Council prior to the issue of an operational works permit for works within this property.

d) The design and construction of the works is to be carried out in consultation

with Council’s Water and Sewerage Unit. 19. The sanitary drainage for the total development is to drain to a single

connection point (1050mm diameter concrete maintenance hole) within the site before connection to Council’s municipal sewerage infrastructure.

Water Infrastructure

20. New water connections necessitated by the development are the responsibility of the applicant / developer. Water connection applications are to be made to Council for a quotation for the necessary works.

21. Individual water meters (sub-metering) shall be provided for each unit in

accordance with the Water and Other Legislation Amendment Act 2007.

22. Any strata titling of the development will require certification from a Hydraulic Engineer that the metering of water for the development complies with the Water and Other Legislation Amendment Act 2007. Council uses Elster Smart Metering System or equivalent.

Stormwater Management

23. The design of the Operational Works must comply with the following stormwater management (quantity) criteria: a) Stormwater infrastructure must adequately drain the site and must cater for

stormwater flows through the site (if applicable) and discharge any runoff from the site to a “lawful point of discharge” as defined in Section 3.02 of the Queensland Urban drainage Manual – Volume 1, 2nd edition 2007. The stormwater drainage system is to be designed to cater for a 1 in 10 year ARI minor storm event and a 1 in 100 year ARI major storm event.


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The stormwater management report must demonstrate there will be no worsening of stormwater runoff from the site as a result of the proposed development of the site for all design storm events up to and including a storm event with an average recurrence interval of 1 in 100 years.

The report must be certified by the responsible RPEQ in accordance with the following: “I am aware that the Gladstone Regional Council may rely upon the content and findings of this report including the recommendations, conclusions, results, calculations, plans, graphs, tables, attachments etc., for the purposes of development assessment. In my opinion, the Council can rely upon the information contained within the report and there are no reservations or qualifications in respect to the information other than set out in the report itself. I confirm that the development site is above the controlling 1 in 100 year ARI flood level and that there will be no worsening of stormwater runoff from the site as a result of the proposed development of the site.”

24. The design of the Operational Works shall comply with the following stormwater

management (quality) criteria: Water Sensitive Urban Design (WSUD) measures must be implemented to achieve the pollutant load reductions listed below. The proposed treatment train shall be modelled using “MUSIC” (Model for Urban Stormwater Improvement Conceptualisation) developed by the eWater cooperative research centre (eWater CRC). The water quality objectives in terms of the minimum percentage reduction in mean annual pollutant loads from the unmitigated development are as follows: Total Suspended Solids (TSS) 85% reduction Total Phosphorus (TP) 70% reduction Total Nitrogen (TN) 45% reduction Gross Pollutants (> 5mm) 90% reduction

Alternatively, the applicant may enter into an infrastructure agreement with Council generally in accordance with the following:

The applicant is to provide partial on-site treatment including the use of on-site rainwater tanks and sediment reduction measures and pay a monetary contribution to Council for Council to commence the planning, design, construction and maintenance of additional nutrient removal treatment measures external to the site.

Building Works

25. Prior to the lodgement of Building Works, if material below 1.75 metre depth is disturbed during excavation, a report providing management and treatment of subsurface soils will be necessary. The report will include catchment and monitoring of surface water runoff from any stockpiled material less than 1.75 metres in depth on site. In addition management of groundwater is to include monitoring and treatment if required prior to discharge.

26. The applicant is required to obtain a Development Permit for Building and

Plumbing Works in accordance with the Sustainable Planning Act 2009.


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Construction is to comply with the Building Act 1975, the Building Code of Australia and the requirements of other relevant authorities.

27. All lighting at ground level and associated with illuminating ground level areas

must be focussed downwards and be provided with hoods, shades or other permanent devices to direct illumination downwards and not allow upward lighting to adversely affect the residential uses on the site and surrounding sites.

28. Any security lighting shall be so designed to ensure that nuisance is not caused

to adjoining areas by the spillage of light.

29. Provision of an 1800 mm high screen fence to side, and rear boundaries other than that section forward of the building line which shall be no greater than 1.2 metres in height. The details of which are to be submitted with any Building Works application on the site.

30. Open storage / bin storage areas are to be adequately screened so as not to

detract from the visual amenity of the area. One way of achieving compliance with this condition is as follows:

a) outdoor storage areas are situated in locations not visible from the street b) a 1.8m solid screen fence is located around storage areas.

31. All plant and equipment (including air conditioners, exhaust fans and the like)

are to be housed, screened and located so that these do not cause environmental nuisance or harm to the residential uses on the site and surrounding sites.

32. Provision is to be made for an allocated waste reciprocal area/s adequate to

service the development. The waste reciprocal area must comply with the following where applicable:

a. Mobile Wheelie Bins

Provision of an allocated waste reciprocal area/s adequate to store the mobile wheelie-bins for all units. The standing room for the wheelie-bin is to allow for two (2) 240 litre mobile garbage bins per unit.

33. Nominated communal open space areas shall be permanently accessible to all

residents of the development and may not be allocated to any particular units or units for exclusive use and/or access.

ENVIRONMENTAL HEALTH SPECIFIC CONDITIONS SCHEDULE A - GENERAL CONDITIONS A1 In carrying out the activity, all reasonable and practical measures are to be taken

to minimise releases and the likelihood of releases of contaminants to the environment, except as otherwise provided by the conditions of this development approval.

A2 The holder of this development approval must:


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(a) install and operate all works and control equipment, and (b) take all measures, perform all acts and do all things, necessary to ensure

compliance with the conditions of this development approval. A3 Notwithstanding any other condition of this development approval, this

development approval does not authorise any release of contaminants that causes or is likely to cause an environmental nuisance beyond the boundaries of the registered place.

END OF SCHEDULE A

SCHEDULE B - AIR B1 Odour and visible contaminants, including but not limited to dust, smoke, fumes

and aerosols must not be released to the environment in a manner that will or may cause environmental harm or environmental nuisance unless such release is authorised.

B2 All lights (signage, security etc) are to be installed and positioned in a manner

that does not create a light nuisance to adjoining properties. Outdoor lights must not be angled onto adjoining properties and shall comply with the requirements of Australian Standard 4282 – Control of the obtrusive effects of outdoor lighting.

END OF SCHEDULE B

SCHEDULE C – WATER / STORMWATER C1 Contaminants must not be directly or indirectly released from the site to which

this development approval applies, to any waters or stormwater. C2 Access to the site shall be restricted to a stabilised construction entrance. The

entrance shall be an appropriate size, with corduroy or metal grid provided to help shake mud from vehicle tyres.

C3 The vehicle wash down area must be impervious, covered, bunded to exclude

any stormwater and drained to either the sewer under the conditions of a trade waste permit or collected for recycling/disposal using a system approved by Council. Where no cover can be provided, the drainage system must be capable of accepting the first 20mm of contaminated stormwater falling within the bunded area and fitted with an automatic stormwater diversion valve.

END OF SCHEDULE C

SCHEDULE D – NOISE D1 The installation and operations of noise generating equipment and vehicles

shall be carried out in a manner to minimise their impacts on neighbouring properties.


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D2 The building works must be carried out by such practicable means necessary to prevent the emission or likelihood of emission of noise that constitutes environmental nuisance.

D3 All noise producing machinery and equipment (including airconditioners,

compressors and cooling systems) are to be fitted with noise attenuation features so that noise at the boundary of the site does not exceed the levels indicated in the table below -

NOISE LIMITS AT A NOISE SENSITIVE PLACE Period Noise Level at a Noise Sensitive Place (ie a residence)

Measured as the Adjusted Maximum Sound Pressure Level (Lamax adj, T)

7am - 7pm Background noise level plus 5dB(A) 7pm - 10pm Background noise level plus 5dB(A) 10pm - 7am Background noise level plus 3dB(A) Sundays & Background noise level plus 5dB(A) Public Holidays NOISE LIMITS AT A COMMERCIAL PLACE Period Noise Level at a Commercial Place Measured as the

Adjusted Maximum Sound Pressure Level (Lamax adj, T) 7am - 7pm Background noise level plus 10dB(A) 7pm - 10pm Background noise level plus 10dB(A) 10pm - 7am Background noise level plus 8dB(A) Sundays & Background noise level plus 5dB(A) Public Holidays

END OF SCHEDULE D

SCHEDULE E – WASTE MANAGEMENT E1 Where waste is a contaminant, waste must not be released to the environment

where the release will or may cause environmental harm or environmental nuisance, unless such release is authorised.


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E2 The waste storage area is to be sufficient in size to house all waste collection containers including recycling waste containers.

E3 Access for the collection of the wheelie bin is not to be impeded by any

overhead obstructions such as trees, wires or other structures.

END OF SCHEDULE E SCHEDULE F - MONITORING AND REPORTING F1 All complaints received by the holder of this development approval relating to

releases of contaminants from the activity must be recorded and kept in a log book with the following details:

(i) time, date and nature of complaint; (ii) type of communication (telephone, letter, personal etc.); (iii) name, contact address and contact telephone number of complainant

(note: if the complainant does not wish to be identified then "Not identified" is to be recorded);

(iv) response and investigation undertaken as a result of the complaint; (v) name of person responsible for investigating complaint; and (vi) action taken as a result of the complaint investigation and signature of

responsible person.

F2 As soon as practicable after becoming aware of any emergency or incident which results in the release of contaminants not in accordance, or reasonably expected to be not in accordance with the conditions of this development approval, the holder of the registration certificate to which this development approval relates, must notify the administering authority of the release by telephone or facsimile.

F3 The notification of emergencies or incidents as required by condition F2 must

include but not be limited to the following:

(i) the operator of the activity to which this development approval relates; (ii) the location of the emergency or incident; (iii) the name and telephone number of the designated contact person; (iv) the time of the release; (v) the time the holder of the registration certificate became aware of the

release; (vi) the suspected cause of the release; (vii) the environmental harm and or environmental nuisance caused,

threatened, or suspected to be caused by the release; and (viii) actions taken to prevent further any release and mitigate any

environmental harm and/or environmental nuisance caused by the release.

F4 Not more than 14 days following the initial notification of an emergency or

incident, the holder of the development approval must provide written advice of the information supplied in accordance with condition number F3 in addition to: (i) proposed actions to prevent a recurrence of the emergency or incident; (ii) outcomes of actions taken at the time to prevent or minimise

environmental harm and or environmental nuisance; and (iii) the results of any environmental monitoring performed.

END OF SCHEDULE F

Documents

GLADSTONE REGIONAL COUNCIL GENERAL MEETING -15/11/2011 November 2011... · GLADSTONE REGIONAL COUNCIL GENERAL MEETING -15/11/2011-----166-----G/5.3.2 CURTIS ISLAND WATER & SEWER PROJECT