Attachment 6 (page 1 of 5) · 21 Aug 2017 DA06 151004 1332 Gold Coast Highway, Palm Beach Sunland...

1332 Gold Coast Highway, Palm Beach Sunland Group Form Landscape Architects Page 821 Aug 2017 DA06 151004

Landscape Design2.1 Site Context Plan

GOLD COAST HWY

NIN

ET

EE

NT

H A

VE

BROOKE AVE

PROPOSED DEVELOPMENT

EXISTING TOWNHOUSES UNDER

CONSTRUCTION

WA

LKE

R A

VE

ALLARA AVE

NALLA CT

ROLAN CT

FIF

TE

EN

TH

AV

E

SITE COVER

Existing townhouses under construction

Site Area 3.3414 Ha

Net Site Area 2.2380 Ha

Proposed Development

Site Area 1.3821 Ha

Net Site Area 1.1159 Ha

Total Gross Site Area 4.7235 HaTotal Net Site Area 3.3539 Ha

North Scale 1:1500 @ A3

Attachment 6 (page 1 of 5)

746th Council Meeting 14 November 2017 City Planning Committee Meeting 8 November 2017

ADOPTED REPORT 273

46m

27m

3.030+

+3.290 +2.730

+3.150

+3.000


Legend

1 New street trees (Norfolk pines)

2 Footpath

3 Turf to verge

4 Public park

5 Pedestrian entry plaza

6 Playground

7 Park Shelter

8 Terrace amphitheatre seating

9 Entry plaza to retail and park

10 Vehicular entry

11 Bin store

12 Bioretention basin

13 Bicycle parking

14Screen planting to extend 3m in height

Landscape Design2.2 Basement

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NT

H A

VE

BROOKE AVE

GOLD COAST HWY

12

11

12

14

2

9

10

1

3

3

4

8

13

5

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7

12



ADOPTED REPORT 274


Legend


2 Footpath

3 Turf to verge

4 Public park


6 Playground

7 Park Shelter

8 Turf terrace with paved feature strips

9 Sculpture

10 Entry Arbour

11 Large shade trees

12 Street trees to be retained


14Open publicly accessible pocket park

15 Bus Stop

16Communal open space for development residents

17 Entry plaza to retail and park

18 Foyer building

19 Vehicular entry

20 Private terraces

21 Bioretention basin

22Screen planting to extend 3m in height

23 Bicycle parking

Property Boundary

Road Widening Boundary

Park Boundary

Basement Edge

Landscape Design2.3 Podium Level

NIN

ET

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NT

H A

VE

BROOKE AVE

GOLD COAST HWY

12

2

17

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1

3

3

4

1423 23

13

20 21

21

20

20

20

22

5

6

7

8

10

15

11 11

12

12

12

99

8

46m

27m

6.690+

3.970+4.100+

3.330+

3.030+

+3.290 +2.730

+3.150

+5.220

+7.00+7.00

+7.00

+7.20

+6.160



ADOPTED REPORT 275

Concrete pavement

Terrace seating walls

1

2

2

3

4

1113

14

12

4

8

9

105

6

7

Property Boundary

Park Boundary


Landscape Design2.4 Public Park

PUBLIC PARK

2,250m2

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NU

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Legend


2 Shade trees

3 Footpath

4 Turf area

5 Playground with soft fall

6 Park Shelter


8 Edge planting for park encolsure

9 Turf verge


11 Sculptural element

12 Outdoor dining adjacent to play area

13 Feature flowering shade trees

14 Large shade tree

46m

27m

+3.290 +2.730

+3.150

+3.000



ADOPTED REPORT 276


PROPOSED DEVELOPMENT: MID RISE RESIDENTIAL

20 x 1 Bedroom

130 x 2 Bedroom

54 x 3 Bedroom

6 x 3 Bedroom Townhouses

For the purposes of this assessment we have assumed the following:

100% Occupancy

• 1.5 people x 20 = 30 people




90% Occupancy

• 565 people x 90% = 508 people

Occupants utilising recreation areas at any one time (assume 33%)

• 508 people x 33% = 167 people

The Recreation Capacity Plan will need to demonstrate that 167 people can recreate in the communal recreation space area provided in the proposed development.

The current Recreational Capacity Plan, based on usable communal recreation space, demonstrates 189 people can recreate comfortably in the area provided and should be viewed as compliant.

Function Of Space Area(m2)Spacial

Requirements (m2 / Person)

Pool Terrace Passive Recreation, Breakout Space 210m2 10 21

Pool Active Recreation 196m2 10 20

Lawn Terrace Passive Recreation, Social Interaction, Breakout Space 415m2 12 35

Circulation Space Passive Recreation, Breakout Space 383m2 18 21

Gym & Steam Room Active Recreation 68m2 10 7

BBQ Area Breakout Space, Residents Functions 121m2 6 20

Total communal recreation space 1393m2 Recreation Capacity

123

Lawn Terrace Passive Recreation, Social Interaction, Breakout Space 427m2 12 36

Cafe Terrace Residents Functions, Social Interaction 100m2 6 16

Circulation Space Passive Recreation, Breakout Space 253m2 18 14

Total privately owned, publicly assessible recreation space

780m2 Recreation Capacity

66

Non Usable Open Space Gardens, Bio-retention 2973m2

Total non-usable open space 2973m2

Design Details2.5 Recreation Capacity Plan

TOTALRecreation Capacity

189

375m2

210m2

196m2 68m2

121m2

40m2

379m2

21m2

PUBLIC PARK

253m2

63m2

206m2

100m2

79m2 79m2

21m2


ADOPTED REPORT 277

ITEM 3 CITY DEVELOPMENT DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) TO ESTABLISH MULTIPLE DWELLINGS (91 UNITS) - LOT 0 ON BUP58, LOT 1 ON BUP58, LOT 2 ON BUP58, LOT 3 ON BUP58, LOT 4 ON BUP58, LOT 5 ON BUP58, LOT 6 ON BUP58, LOT 7 ON BUP58, LOT 8 ON BUP58 - 185 OLD BURLEIGH ROAD, BROADBEACH DIVISION 10 PN76799/01/DA1

Refer 43 page attachment.

1 APPLICATION SUMMARY

Application information

Address 185 Old Burleigh Road, Broadbeach.

Lot and plan

Lot 0 on BUP58, Lot 1 on BUP58, Lot 2 on BUP58, Lot 3 on BUP58, Lot 4 on BUP58, Lot 5 on BUP58, Lot 6 on BUP58, Lot 7 on BUP58, Lot 8 on BUP58.

Site area 825m2.

Zone / Precinct High density residential zone.

Overlays

Acid sulfate soils overlay code;

Airport environs overlay code;

Building height overlay map (HX);

Coastal erosion hazard overlay code; Light rail urban renewal area overlay code (Frame area); and

Residential density overlay map (RD8).

Proposed use Multiple dwelling (91 units).

Level of assessment Code assessment.

Applicant and Applicant’s consultancy team

Spyre Group Pty Ltd C/- Urban Strategies Pty Ltd (planning consultants);

ML Design Pty Ltd (project architects);

ADG Engineers Pty Ltd (geotechnical reporting, infrastructure capacity and stormwater consultant);

Dunn and Moran Landscape Architecture Pty Ltd (landscape architects);

TTM Pty Ltd (traffic impact consultant, waste management consultant);

Windtech Pty Ltd (wind impact consultant); and

Douglas Partners Pty Ltd (acoustic consultants).

Land owner

Body Corporate for Beachside Oasis CTS 14991;

Carla Pase;


ADOPTED REPORT 278

ITEM 3 (Continued) MATERIAL CHANGE OF USE (CODE ASSESSMENT) TO ESTABLISH MULTIPLE DWELLINGS (91 UNITS) 185 OLD BURLEIGH ROAD, BROADBEACH - DIVISION 10 PN76799/01/DA1

Daniel William Winter;

Nicholas Martyn Stephens (Trustee) & Lorraine Stephens (Trustee);

Dorothy Lai L Leong & Edwin Yeow K Leong & Wendy Wai H Ho & Eric Wing C Ho & Alen Chi K Ho (Trustee) & Irene Swee H K Ho;

Luke Brian Woollard & Elisa Brooke Simmons;

Lu Jia;

Jessica Jade Walker & Trent John Goulding; and

Colin Schleiger & Pamela Margaret Schleiger.

Submissions Objections Support

Not applicable. Not applicable.

Key matters raised by submitters Not applicable.

Decision due date 17 November 2017.

Referral agencies Not applicable.

Officer’s recommendation Approval.

2 BACKGROUND

The application was lodged with Council on 30 June 2017. As a result, this development application has been assessed under the statutory guidance of the Sustainable Planning Act 2009 (SPA) and not the recently implemented Planning Act 2016. The application has been assessed under City Plan Version 3, being the Planning Scheme in force at the time the application was lodged.

On 21 September 2017, the applicant responded to the information request and as per Section 350 of the SPA included a minor change to the application. Primarily, the change removed the Food and drink outlet component from the development application.

3 PROPOSAL

The applicant seeks approval for a Development permit for a material change of use (code assessment) to establish a Multiple dwelling comprising 91 units in a high rise tower.

Key Development Parameters

Building height Thirty (30) storeys and 96.1m of total building height.

Podium height Three (3) storeys and 10.5m of maximum podium height. The podium height is calculated as part of the total building height.

Residential density One (1) bedroom per 3.99m2 of the total site area.

Development layout The development will comprise: Five (5) levels of basement including an automated car


ADOPTED REPORT 279


sorting system;

Ground level visitor car parking, services, lobby and beach villa units (fronting Old Burleigh Road);

Beach villa units, residents lounge and services on podium level 1;

Resident bicycle parking, gymnasium, beach villa units and services on podium level 2;

Recreation area, pool, services and landscaping on level 3;

Typical residential apartment layout on levels 4-24;

Penthouse levels 25-28; and

Residents lounge and services on level 29; and

Services on the roof.

Unit mix breakdown Apartments Total bedrooms 3 bed beach villa 2 6 2 bed beach villa 1 2 3 bed apartment 21 63 2 bed apartment 63 126 3 bed penthouse 4 12 Total 91 209

Gross floor area (GFA) 13,004.6m2.

Site cover Total proposed site cover:

Ground Level - 91.7%

Podium Level 1 - 75.5%

Podium Level 2 - 75.5%

Levels 3 to 25 - 55.9%

Levels 26 to 30 - 41.2%

Car parking One hundred and forty two (142) car parking spaces provided within five (5) levels of underground car parking;

Five (5) visitor car parking spaces located on the ground floor; and

Two (2) resident set down / waiting bays.

Bicycle parking Forty one (41) secure bicycle spaces provided on podium level 1; and

Eight (8) visitor bicycle spaces provided on ground level.

Communal open space (COS)

664.3m2 of active communal open space; and

157m2 of passive communal open space.

Lifts Two (2) resident lifts; and

One (1) car lift.


ADOPTED REPORT 280


Figure 1: Perspective of the townhouse units fronting Old Burleigh Road.

Figure 2: Perspective of the development as viewed from Margaret Avenue and Mary Avenue.

Setbacks

North (side) East (Old Burleigh Road front setback)

South (Margaret Avenue front setback)

West (side) Truncation

Ground Floor 0m 2.75m 0m 0m 1.84m

Level 1 podium 1m 2.75m 0m 0m 1.84m


Level 3 recreation area

1m 2.75m 0m 4m 1.84m

Level 4-24 3.5m 2m 2.5m 4m 2.5m

Level 25 3.88m 3m 2m 4m 2.5m

Level 26-28 4m 7.5m 4m 5m 6.3m

Level 29 4m 7.48m 4m 8.28m 6.31m

Roof 4.35m 7.43m 4m 8.28m 6.34m


ADOPTED REPORT 281


Waste storage and servicing

The development proposes a refuse room on the ground level adjacent to the western driveway. Waste will be deposited by residents on aboveground levels into the waste chutes and into the bulk bins within the refuse room. Bins will be carted from the refuse room to the kerbside for collection.

Communal open space

The proposed communal areas are located within a range of different areas within the development. Podium level 1 contains a resident’s lounge, podium level 2 contains a gymnasium and perimeter landscaping and level 3 comprises the recreational deck. The deck will provide a range of breakout spaces including lawn areas, pool and spa, bar, recreation deck, landscaping, sauna, barbeques and deck lobby. An additional resident’s lounge is provided on level 29 comprising of 115m2 of communal open space.

Vehicular access and pedestrian movement

Vehicular access for both residents and visitors into the site is via the eastern crossover on Margaret Avenue (see Figure 3 below). Visitor vehicles will exit the site from the eastern vehicular crossover and resident vehicles will exit out of the western vehicular crossover. The applicant proposes to extend the median strip west from the Margaret Avenue and Old Burleigh Road roundabout to restrict right turn movements from the eastern crossover. An MRV bay is provided along the western property boundary in front of the car sorter turn table.

Figure 3: Ground floor plan showing the development’s access points.

Pedestrians will enter the site from Margaret Avenue through the entrance lobby and into the lifts. Residents and visitors of the beach villas will gain access via the entrance lobby and lifts or through the courtyard areas fronting Old Burleigh Road.

Automated car sorting system


ADOPTED REPORT 282


The development proposes to implement a five (5) level Hercules Fully Automated car lift system to sort and stack resident vehicles into one hundred and forty two (142) spaces, see Figure 4 below. Vehicles will enter the site through the eastern vehicular crossover on Margaret Avenue and enter the single car sorter and lift located in the north-western corner of the development, see Figure 3 above. The lift contains sensors and lights to ensure the vehicles are the correct height, width and length to be stored within the basement. The residents will utilise a control panel outside the lift area to stow and request their vehicle. On average the sorter will return a vehicle every 72 seconds and one car can be stored as one car is retrieved. The car sorting system contains a turnaround function, whereby, vehicles are manoeuvred to exit the site in a forward direction onto Margaret Avenue via the proposed western crossover.

Figure 4: Section of the proposed car sorting system.

Stormwater

The proposed development will result in a reduced impervious area compared to the existing development on the subject site, as a result, post-development flows will not increase. As such, the development does not propose any measures to mitigate the flow of stormwater. To treat stormwater captured on the site prior to discharging into Council’s stormwater network, the applicant proposes a bio-retention basin and a gross pollutant trap. The 9m2 bio-retention basin is proposed to be located on the western side of podium level 1. The gross pollutant trap is located within the basement and will treat stormwater captured within the basement/sorting system.


ADOPTED REPORT 283


Acoustics

To limit noise impacts on residential amenity generated by residents and visitors, the applicant proposes to restrict the use of the communal areas to between 7am and 10pm, seven (7) days a week. The submitted acoustic report did not recommend acoustic attenuation measures be implemented to limit noise emitted from the site.

4 SITE & ENVIRONMENT

4.1 Characteristics of site

The subject site is located at 185 Old Burleigh Road, Broadbeach, and is properly described as Lot 0 on BUP58, Lot 1 on BUP58, Lot 2 on BUP58, Lot 3 on BUP58, Lot 4 on BUP58, Lot 5 on BUP58, Lot 6 on BUP58, Lot 7 on BUP58 and Lot 8 on BUP58. The site is located on the corner of Old Burleigh Road and Margaret Avenue in the suburb of Broadbeach. The site comprises 825m2 of site area and pursuant to the City Plan is located within the High density residential zone.

Figure 5: Aireal photo of the subject site.

The site is of rectangular configuration and comprises a 16m frontage to Old Burleigh Road, 6m truncation and 37m frontage to Margaret Avenue. The site is relatively flat and is not subject to flooding.

The site is improved by a two (2) storey residential building that is oriented towards Margaret Avenue. The development comprises of eight (8) units, no frontage landscaping and dominant hardstand.


ADOPTED REPORT 284


Figure 6: Photo of the subject site as viewed from the eastern side of Old Burleigh Road looking west.

The site is serviced by Councils sewer, water and stormwater infrastructure and is not encumbered by any easements. Vehicle access into the site is gained via a double vehicular crossover onto Margaret Avenue. There is no existing protected vegetation located on the subject site.

Pedestrian footpaths are located on the Margaret Avenue and Old Burleigh Road road reserves. Existing overhead power lines are located on the Margaret Avenue road reserve.

4.2 Characteristics of surrounding environment

The surrounding area comprises short and long-term residential development. Dwelling typologies vary greatly and contain low to medium rise, low to high density developments. Two (2) high rise, high density developments are located within the local area. These developments are Carmel by the Sea, located 70m north of the site and Ultra Broadbeach located 120m west of the site. The area further north and west of the site contains varied high rise developments, extending to 50 storeys (Oracle Tower 1), as shown in Figure 7 below.


ADOPTED REPORT 285


Figure 7: Established building heights north and west of the subject site (source: ‘Town Planning Report – 185 Old Burleigh Road, Broadbeach 4218’, prepared by Urban Strategies, dated June 2017).

Figure 8 below depicts the City Plan Zoning surrounding the subject site. The Figure shows the surrounding area to predominately comprise High density residential zoning (shown in red), Centre zoning (shown in blue), Community facilities zoning (Broadbeach State School, shown in yellow), Open space zoning (shown in green) and Special purpose zoning (Star Casino, shown in hatched yellow).

Figure 8: Arieal photo of the subject site in context to the surrounding environment.

Subject site


ADOPTED REPORT 286


North

To the immediate north the site abuts a two (2) storey residential development comprising eight (8) units. Further north exists a range of permanent and short term residential developments. Broadbeach principal centre is located approximately 300m north of the subject site.

East

Directly east of the subject site is Pratten Park. Pratten Park comprises a range of playground activities, footpath, barbeque facilities, amenities, Kurrawa Surf Life Saving Club and car parking areas.

South

Immediately abutting the site to the south is Bruce Fox Oval and Broadbeach State School. Further south of the Public School consists of low rise residential development with scattered medium rise apartment buildings.

West

Immediately west of the subject site exists a low rise residential apartment building containing six (6) units. The building is oriented towards the subject site and a carport structure traverses the dividing boundary. Further west of the site, development consists of low to high rise, permanent and short-term accommodation and Pacific Fair Shopping Centre. The Broadbeach South Light Rail Station is located approximately 400m west walking distance from the subject site.

Please refer to Attachment 1 for a site location photo of the subject site in context to the surrounding area.

5 PLANNING ASSESSMENT

5.1 Assessment against City Plan

The proposed development, which seeks to establish a Multiple dwelling, triggers code assessment pursuant to the Tables of assessment identified in the City Plan.

The City Plan definition of Multiple Dwelling land-use is as follows:

“Premises containing three or more dwellings for separate households.”

No Overlay codes trigger the application to a higher level of assessment.

5.1.1 Assessment against the Strategic Framework

For a code assessable application, the Strategic framework must be given regard to particularly where there may be a conflict with a Code. However, in this case, the development is considered to comply with the Purpose and Overall outcomes of the relevant Codes and is therefore also considered to comply with the provisions of the Strategic framework.

5.1.2 Assessment against the relevant zone code

The subject site is located in the High density residential zone.

The purpose of the High density residential zone code is to:

(1) Provide for higher density multiple dwellings supported by community uses and small-scale services and facilities that cater for local residents.

(2) The purpose of the code will be achieved through the following overall outcomes:

(a) Land uses –


ADOPTED REPORT 287


(i) include a range of high density residential uses;

(ii) such as Multiple dwellings, Dwelling houses on small lots, Residential care facilities and Retirement facilities are included in the zone to provide a mix of dwelling types and increase residential density;

(iii) such as Relocatable home parks and Rooming accommodation may be included to deliver housing choice, providing they do not reduce the potential to supply a sufficient number of high density residential dwellings and do not detract from the residential amenity of the area;

(iv) include neighbourhood centres and standalone small scale non-residential development consistent with the Strategic framework;

(v) which carry higher potential for impacts on amenity such as Car washes, large Food and drink outlets, Service stations, Shops, Veterinary services, Community care centres, Educational establishments, Emergency services, Places of worship, Indoor sport and recreation and Parking stations may be considered if appropriately designed and located and not detract from the residential amenity of the area; and

(vi) involving Tourist-related development such as Short-term accommodation and Tourist parks and attractions may be considered where they can be supported by City services and do not compromise the amenity or character of the zone and local area.

(vii) do not detract from the residential amenity of the area.

Officer’s comment

The development achieves the desired land use outcomes specified within Overall outcome 6.2.3(2)(a)(i & ii) of the Code as the proposed high density outcome (1 bedroom per 3.99m2 of site area) is provided within permanent residential accommodation. The development comprises a mix of residential product including two (2) and three (3) bedroom beach villas, two (2) and three (3) bedroom apartments and three (3) bedroom penthouses. The mix of residential product within a high rise tower form will increase the residential density over the site.

The proposed Multiple dwelling land use is consistent with existing and anticipated development in the surrounding area. To ensure the residential density of the area is maintained the hours of use for the communal areas is recommended to be limited between the hours of 7am and 10pm, seven (7) days a week. The development is oriented away from the adjoining properties to the north and west so as to not detract from the residential amenity of the area. The applicant has removed the Food and drink outlet component of the development, which had the potential to carry higher amenity impacts. The proposed Multiple dwelling land use is considered to achieve compliance with Overall outcome 6.2.3(2)(a)(vii).

Officers consider the development to achieve the land use outcomes of the High density residential zone code.

(b) Housing is provided at a form, scale and intensity that is appropriate for the zone and each particular locality it is in where the following outcomes are satisfied:

Orderly and economically efficient settlement pattern

(i) degree of public transport service within a 400 metre walking distance, being the most desirable distance for pedestrian access, and the ease and safety of pedestrian access to that service;


ADOPTED REPORT 288


(ii) proximity to major employment concentrations, centres, social and community infrastructure facilities and important amenity features, including the coast, recreational waterways and parkland;

(iii) capacity of available infrastructure to support the development, including water, sewer, transport and social and community facilities;

Housing needs

(iv) delivery of a generous mix of housing form, sizes and affordability outcomes that meet housing needs (including housing needs of the future) for the locality;

Design and amenity

(v) whether intended outcomes for building form/ city form and desirable building height patterns are negatively impacted, including the likelihood of undesirable local development patterns to arise if the cumulative effects of the development are considered;

(vi) retention of important elements of neighbourhood character and amenity, and cultural heritage;

(vii) whether adjoining residential amenity is unreasonably impacted;

(viii) achievement of a high quality urban design;

Environment

(ix) the impacts of any site constraints, including natural hazard and environmental-based constraints; and

Community Benefit

(x) where the development:

(xi) is appropriate having regard to overall outcome (b) (i) to (ix);

(xii) meets all other overall outcomes for the zone; and

(xiii) incorporates community benefits in addition to those that could be lawfully conditioned to be provided (i.e. that are required to be provided by this City Plan or reasonably required in relation to the development or use of premises as a consequence of the development),

(xiv) development bonuses are applied in accordance with the SC6.5 City Plan policy – Community benefit bonus elements.

Note: SC6.5 City Plan policy – Community benefit bonus elements provides guidance on what might constitute additional community benefits and the supporting material that may be required to demonstrate the degree of benefit.

Note: Development is not required to incorporate community benefits in order to demonstrate that housing has been provided at a form, scale and intensity that is appropriate having regard to overall outcome (b) (i) to (ix).

Officer’s comment The proposed residential density is 3.25 times the anticipated residential density for the subject site, being 1 bedroom per 13m2 of site area (RD8). The subject site is located within close proximity to existing infrastructure and services and delivers housing choice within a


ADOPTED REPORT 289


high quality urban design outcome. For these reasons the proposed form, scale and intensity is considered to be appropriate for the particular locality. Officers have expanded on these reasons as follows:

Orderly and economically efficient settlement pattern

The subject site is located 370m walking distance to the Broadbeach South Light Rail Station. The Station also serves as a major bus/light rail interchange providing transport options in a north and west direction. A pedestrian footpath is provided on both sides of Margaret Avenue and a signalised intersection provides safe pedestrian crossing of the Gold Coast Highway. The subject site is located within close proximity to public transport options achieving an ordered an efficient settlement pattern.

Broadbeach principal centre is identified within the Strategic framework as “a major employment area with diverse employment opportunities”. The surrounding area comprises Pacific Fair Shopping Centre, Oasis Shopping Centre, the Broadbeach Convention Centre, Star Casino and the Broadbeach centre zone, which includes a range of retail, restaurants, cafes, bars, hotels and nightclubs. The surrounding area provides a variety of employment opportunities for future residents of the development.

The proposed development is in close proximity to community facilities and important amenity features. The site is located opposite Pratten Park which comprises a range of facilities for users including two (2) large children’s playgrounds, pedestrian footpaths, public toilets, public car park, barbeques and shelters. Beyond the parkland is Broadbeach beach, which is patrolled approximately 400m north of the site at Kurrawa Surf Club. Immediately south of the site is Broadbeach State School (primary school) providing convenient access to primary education for residents with families.

Council’s Gold Coast Water and Waste have assessed the proposed development density against the available capacity in the existing sewer and water infrastructure. Gold Coast Water and Waste have determined that sufficient capacity is available within the water infrastructure network and that no specific water infrastructure upgrades are required. In relation to Council’s sewer infrastructure network Gold Coast Water and Waste determined:

“That an additional sewer emergency storage upgrade of 5.73kL is required at SPS A25 in the 2026 to 2066 planning horizon.”

Upgrades to the Sewer network are required to facilitate the proposed development density. A condition has been imposed by Gold Coast Water and Waste requiring the upgrade of the additional sewer emergency storage at the applicant’s cost.

The applicant has submitted a Traffic Impact Assessment. Council’s Transport Assessment have assessed the proposed residential density impact on the road network and have provided the following comment:

“The proposed development is estimated to generate 49 trips in each peak hour; 14 in and 35 out in the morning and the opposite in the afternoon period. On average this is an addition of 1 vehicle every 3.4 minutes at the Margaret Avenue/Old Burleigh Road intersection and at the Margaret Avenue/Surf Parade intersection. Analysis of the Margaret Avenue/Old Burleigh Road intersection shows that it will operate acceptably with the addition of the development traffic. No analysis was provided for the Margaret Avenue/Surf Parade intersection however it is noted that this intersection has recently been converted by Council from the previous roundabout configuration to signals with dedicated turning lanes. The addition of the development traffic at 1 vehicle every 3.4 minutes will have negligible impact on the upgraded intersection.”


ADOPTED REPORT 290


Officers consider the proposed development density to have minimal impact on the operation of the surrounding road network.

Housing needs

The proposed development will deliver a mix of housing choice through providing beach villa product, apartment product and penthouse product. The two (2) and (3) bedroom beach villas are spread over three (3) levels and comprise ground level and level 1 private open space fronting Old Burleigh Road. The beach villas range between 157.5m2 and 179m2 in GFA. The typical apartment product ranges between 70.2m2 and 111m2 of GFA The three (3) bedroom penthouses are approximately 300m2 each in GFA and comprise between 35m2 and 96.7m2 of private open space per unit. The typical apartment layout of the two (2) and three (3) bedroom units comprise balconies ranging between 8.8m2 and 11.8m2. The range of unit size and variation in private open space provision will provide a varied price point when the development goes to market.

Design and amenity

The subject site has a maximum building height of ‘HX’ (unlimited) on the Building height overlay map. The proposed development will result in a maximum building height of thirty (30) storeys and 96.1m. Broadbeach is characterised by a range of building heights and residential densities. Figure 7 above demonstrates the tallest buildings within the Broadbeach area. The proposed thirty (30) storey tower will contribute to the high rise, high density character of Broadbeach. The proposed development is consistent with the intended building height for the subject site and will contribute to a desirable building height pattern in the area as intended by the City Plan.

The proposed development comprises a podium base and tower form. This form is consistent with the emerging high density residential accommodation form within the City. Whilst the subject site is limited in size the development results in a quality podium outcome. The proposed three (3) beach villas activate the Old Burleigh Road frontage and conceal the ground level visitor car parking and services. The gold hexagonal feature screening proposed along the podium’s Margaret Avenue frontage strikes a bold architectural statement when viewed from the south, east and west. The screening ties in the western façade of the podium, to the southern facade and around and up into the eastern façade of the tower.

The proposed development respects the existing low to medium rise character of the area, through providing a podium that is of a height (10.5m) consistent with neighbouring development to the west and north (two (2) storeys apartment buildings). The proposal will protect the surrounding character whilst delivering a transitional high intensity development inclusive of podium form.

The undeveloped Broadbeach State School parkland results in the development being highly visible when viewed from the south and south-east, see Figure 7 above. The proposal seeks to achieve a high end product that delivers an iconic tower form, see Figures 9 and 10 below. The Office of the City Architect provided the following comment in relation to the proposed design and character of the area:

“The scale of the building is consistent with the desired intended high rise character and the building setbacks respect the amenity of adjacent properties. The proposal also incorporates feature elements on the podium façade such as a multiple layered metal screen panel in a bronze and matt satin finish to Margaret Avenue, as well as a sculptural curved metal frame in black satin finish to Old Burleigh Road. The composition is visually appealing, unique and contributes to a sense of public art that


ADOPTED REPORT 291


enhances the interface with the public realm.” (Further comment from the Office of the City Architect in relation to the building design is provided in Section 5.1.3 below.)

Figure 9: Photo render of the proposed development as viewed from the corner of Hedges and Alexandra Avenue.

Figure 10: Photo render of the proposed development as viewed from the frontage of 3 Margaret Avenue.

The proposal seeks to mitigate the podiums impact on the adjoining residential amenity. The podium does not contain aboveground car parking or windows interfacing the sites to the north and west. This will reduce the privacy impacts and light spillage on the residential amenity of nearby residents. The inclusion of quality materials, finishes and landscaping to the podium’s northern and western interface will reduce the impact on amenity generated by the podium’s scale. Above the podium the tower tapers in from all boundaries so as to not unreasonably impact the adjoining residential amenity.

The site’s frontage is currently dominated by hardstand and the existing apartment building is dated. The proposed activated and engaging development at the ground and podium levels will transform the gateway site into a high quality urban design, improving the high intensity residential legibility of the area.


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Environment

The subject site is located within the Acid sulfate soils overlay. The applicant undertook an acid sulfate soil investigation to determine the presence and extent of acid sufate soils within the site. The investigation identified that the site did not contain presence of acid sulfate soils, as such, the mapped environmental constraint has been addressed.

Community benefit

The development is not required to incorporate community benefits in order to demonstrate that housing has been provided at a form, scale and intensity that are appropriate having regard to Overall Outcomes (b)(i-ix). The applicant has not proposed any community benefits in accordance with SC6.5 City Plan policy – Community benefit bonus elements.

Officers consider the proposed development to comply with Overall outcome 6.2.3(2)(b) of the High density residential zone code.

(c) Character consists of –

(i) urban neighbourhoods that consist of primarily higher intensity places containing medium to high-rise buildings;

(ii) a building height that provides a hard and distinct edge to clearly define the higher density locations within the city; and

(iii) walking and cycling paths, street trees and local streets for shared car and bike use.

Officer’s comment

The proposed residential density of one (1) dwelling per 3.99m2 of site area within a 30 storey tower will result in a high intensity residential outcome consistent with Overall outcome 6.2.3(2)(c)(i). The scale of the podium will assist in identifying the area as a high intensity place.

Pratten Park and Broadbeach State School do not comprise high rise towers and are not identified on the Building height overlay map. The proposed thirty (30) storey and 96.1m high rise development will provide a hard and distinct edge between the School and the nearby parkland. The area surrounding the site to the north and west is identified as High density residential zoning and is included within the Building height overlay map as ‘HX’ (unrestricted). The proposed high rise, high intensity development will contribute signifying Broadbeach as one of the City’s highest density locations containing some of the City’s tallest buildings.

The area is already characterised by footpaths, bike paths and street trees. Margaret Avenue contains pedestrian footpaths on both the northern and southern side of the street. A network of pedestrian footpaths are located on the eastern and western sides of Pratten Park connecting Broadbeach to the beaches, parkland facilities and weekend markets. Bike turning lanes are provided at the round-a-bout immediately south-east of the site to promote safe and alternate means of transport. Open Space Assessment have conditioned the applicant provide two (2) street trees along the Margaret Avenue frontage to contribute to the local streetscape character of the area.

Officers consider the proposed development to comply with Overall outcome 6.2.3(2)(c) of the High density residential zone code.

(d) Built form –

(i) has a building height that does not exceed that indicated on the Building height overlay map;


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(ii) is setback from side and rear boundaries to protect the amenity of adjoining uses;

(iii) is setback from road frontages to promote an urban setting and interface with the street; and

(iv) has varying site cover to reduce building dominance and provide areas for landscaping.

Officer’s comment

The Building height overlay map provides the subject site a building height of ‘HX’ (unlimited). The proposed 30 storeys and 96.1m of building height complies with the Overall outcome 6.2.3(2)(d)(i).

Podium setbacks

The low rise development to the north of the subject site is oriented to the north, demonstrated in Figures 11 and 12 below. This reduces the podium’s impact on the residential amenity of the adjoining neighbours, with regards to visual impact and privacy.

Figures 11 & 12: Existing development interface at 183 Old Burleigh Road and orientation of the unit’s balconies (north of the subject site).

The podium interface at ground level is sympathetic to the adjoining development to the north, through incorporating a range of façade treatments to protect the visual amenity of the adjoining residents. To ensure the reduced setbacks to the northern and western side boundaries, the podium levels contain varied setbacks at all levels and are treated with elevated landscaping, feature screening, cladding and vine motif that ties into the feature framing on the eastern façade, see Figure 13 below. The treatment of the northern façade will provide a quality visual amenity outcome for the adjoining residents north of the subject site.


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Figure 13: Northern boundary perspective showing the variety in façade treatment.

The development proposes a reduced setback to the ground level western side setbacks. To improve the amenity outcome to the adjoining residents west of the site, officers have conditioned amended plans be provided treating the concrete ground level wall with a precast concrete featuring form finish, as shown in Figure 9 above as material ‘A’. On podium level 1 the development is setback 4m from the western property boundary and a 4m wide landscape strip is provided to reduce the dominance of the proposed development as viewed from the neighbouring site. The proposed variation in the side and rear setbacks and treatment of the façades interfacing the north and west will protect the amenity of the adjoining residents. The proposed interface with the adjoining site to the west is partially shielded by an existing carport structure, see Figure 14 below. The car port will reduce the dominance of the ground floor podium wall.

Figure 14: Image of the existing carport at 3 Margaret Avenue west of the subject site.

The development is proposed to be built to the Margaret Avenue frontage to a height of 10.4m. Officers consider the limited front boundary setback to the Margaret Avenue frontage will serve to promote an urban setting. The pool, spa and yoga lawn will promote resident and visitor engagement with the street from a 0m setback to the front boundary. The three (3) villas are setback 2.75m at ground level, level 1 and level 2 to the Old Burleigh Road frontage. The villas will interface Old Burleigh Road through the direct pedestrian access into the villas and through ground and level 1 private open space areas.

Carport at 3 Margaret Avenue


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Tower setbacks

The development proposes reduced setbacks to the side and front boundaries. The tower is setback 4m from the northern and western side boundaries. The orientation of the floor plates to include balconies on the southern and eastern sides of the building reduces the privacy impacts resulting from the reduced tower setbacks to the residential sites to the north and west.

The proposed tower setbacks to the Margaret Avenue and Old Burleigh Road front boundaries promotes an urban setting and interfaces with the street through providing private balconies on these frontages. The communal open space deck on level 4 will result in residents utilising the pool and eastern side of the deck engaging and positively interfacing with the street. The communal open space deck area and the private balconies will promote casual surveillance of the street resulting in a safer pedestrian environment.

Site cover

The podium site cover varies from 91.7% at the ground level to 75.5% at podium level 3. The varied site cover allows for landscaping at multiple podium levels. Podium levels 1 and 2 are reduced in site cover from the ground level to podium level 2, providing increased separation between the proposal and adjoining development north and west of the site. The reduced site cover at the higher podium levels allows for tiered landscaping and reduces the building’s dominance as viewed from the surrounding area, see Figure 15 below.

Figure 15: Level 4 landscape plan also showing landscaping on levels 1 and 2 below.

The tower site cover varies from 55.9% for levels 3 to 25 to 41.2% for levels 26 to 30. Reducing the tower site cover at the higher levels of the development promotes a slender tower form and reduces the building’s dominance when viewed from the north and south.

Officers consider the proposed development to comply with Overall outcome 6.2.3(2)(d) of the High density residential zone code.

(e) Lot design –

(i) supports a mix and variety of housing forms envisaged in the zone.


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Officer’s comment

No new lots are proposed as part of this application.

Assessment against the relevant Performance outcomes

Performance outcome Acceptable outcome

PO1 - SETBACKS

Setbacks:

(a) assist in the protection of adjacent amenity;

(b) allow for access around the building;

(c) contribute to streetscape character; and

(d) provide separation between buildings to maintain view corridors.

Note: Building setbacks may also be influenced by the shadow provisions in 9.4.4 General development provisions code.

AO1

Setbacks are as follows:

Setback Minimum distances measured in metres (m)

Front

Height Setback

up to 23m 4m

for that part exceeding 23m

6m

Side and rear

up to 4.5m

1.5m

for that part between 4.5m – 7.5m

2m

for that part exceeding 7.5m

an extra 0.5m is added for every 3m in height or part thereof over 7.5m

Between on site habitable buildings (where not attached)

Double the applicable side setback

Officer’s comment

The applicant proposes an alternate outcome to Acceptable outcome 1 of the High density residential zone code for the north (side), east (front), south (front) and west (side) setbacks.

Podium setbacks

North (side) East (front) South (front) West (side) Truncation

Ground Floor 0m 2.75m 0m 0m 1.84m


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Figure 16: Ground floor plan.


South (front) West (side) Truncation


Figure 17: Level 1 podium floor plan.

North (side) East (Old South West (side) Truncation


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Burleigh Road front setback)

(Margaret Avenue front setback)


Level 3 recreation area

1m 2.75m 0m 4m 1.84m

Figure 18: Level 2 podium floor plan.

Figure 19: Level 3 recreation area floor plan.


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The reduced ground floor setback to the western side boundary achieves compliance with Performance outcome 1(a) of the High density residential zone code as the built to boundary façades (north and west) include high quality treatments to protect the adjoining residential amenity. The interface to the northern property comprises a mix of painted render and vine motif (see Figure 20 below) that links the northern façade to the sculptural curved metal frame on the eastern side of the building and reduces the dominance of an otherwise blank façade.

The reduced setback to the northern property boundary is not considered to unreasonably impact the amenity of residents to the north as the development is oriented away from the subject site. The balconies of the site at 183 Old Burleigh Road face north to maximise solar gain and as such will not be unreasonably impacted upon.

As the podium increases in height a variation in the form occurs. The podium is recessed to a minimum of 1m and maximum of 2.4m. This outcome provides areas for landscaping planting to screen the development as viewed from the north. The northern façade also comprises a range of materials and feature screening (see Figure 20 below) to reduce the podium dominance on the adjoining site to the north. At podium level 1 of the development a minimum separation distance of 2.5m and maximum of 3.9m will occur between the podium and the adjoining building to the north. Officers consider the proposed high quality treatment, landscape screening, recessed form and tapering of the podium will protect the residential amenity of the adjoining residents to the north. In addition, the recesses will allow for access around the upper levels of the podium to maintain the proposed landscaping areas.

Figure 20: Northern elevation showing the interface to the northern property (dashed line indicating the building line of the adjoining property to the north).

The development proposes a ground level 0m setback to the western property boundary. To ensure the adjoining residential amenity is protected, officers have provided an amended plan condition requiring the applicant treat the ground level of the western façade with the same finish as the ground level of the northern façade, as shown in Figure 20 above. This outcome will also contribute to the streetscape character as a minor portion of the western ground floor wall will be visible as viewed west of the site along Margaret Avenue.

Level 1 and 2 of the podium and the recreation area level are stepped in along the western property boundary to 4m and incorporate landscaping. These levels of the development on


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the western boundary development achieve compliance with Acceptable outcome 1 of the High density residential zone code.

The 0m setback to the Margaret Avenue frontage will promote a high intensity residential streetscape. The site is identified within a Frame area of the Light rail urban renewal area overlay code. The Overlay code seeks development that provides strong and defined street edges with podiums to frame the active street edges and reinforce street corners. The 0m setback to a maximum height of 10.5m will provide a strong and defined street edge to Margaret Avenue as sought by the higher order provision of the City Plan.

The reduced setback on the Margaret Street frontage will contribute to the streetscape character of a transitioning high quality urban environment. The development proposes a range of design features to contribute to the future streetscape character of the area. The development contains quality glazing and form, whereby the tower is fragmented into three (3) masses when viewed from the north and the south. The fragmentation of the form will contribute to a high quality slender tower form and will contribute to the future character of the area.

The applicant proposes a reduced setback to the Old Burleigh Road property boundary of 2.75m (minimum) and 3.3m (maximum). The reduced front setback provides an area for ground level private open space and pedestrian entry points into the townhouses. The private open space areas contribute to the existing streetscape character of Old Burleigh Road consisting of older style low rise apartments with frontage landscaping.

The reduced setbacks to the northern and western side boundaries do to not allow for access around the podium. However, officers do not consider the ground level of the podium to require a high level of maintenance as the podium will comprise concrete walls. In addition, the development achieves compliance with the setback provisions of Overall outcome 6.2.3(2)(d)(ii) above.

Tower setbacks

The proposed level 4 setback to the western property boundary complies with the acceptable outcome for side setbacks. The applicant proposes an alternate outcome to AO1 for the remaining level 4 setbacks and the remaining of the tower.




Level 4-24 3.5m 2m 2.5m 4m 2.5m


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Figure 21: Level 4 – 24 typical tower setback plan.




Level 25 3.88m 3m 2m 4m 2.5m

Level 26-28 4m 7.5m 4m 5m 6.3m

Level 29 4m 7.48m 4m 8.28m 6.31m

Roof 4.35m 7.43m 4m 8.28m 6.34m


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Figure 22: Typical penthouse tower setback plan.

The tower floor plate is oriented towards the south and east to maximise the unobstructed views of the beach and southern Gold Coast. The development contains predominantly bathrooms and bedrooms on the northern and western sides of the floorplate. This outcome protects the amenity of existing and future residents north and west of the subject site as residents will not be looking into neighbouring developments. In addition, the proposed tower is more than 70m from the closest residential tower (Carmel by the Sea) and will therefore maintain view corridors within the local area.

For the above reasons the development achieves compliance with PO1 of the High density residential zone code. With the exception of PO1(b) for seeking access around the ground level of the development. The development has demonstrated compliance with the higher order provisions of the Zone code being Overall outcome 6.2.3(2)(d)(ii) relating to setbacks.

Performance Outcome Acceptable Outcome

PO2 - SITE COVER

Site cover:

(a) is balanced between built form and green areas for landscaped public open space;

(b) contributes to neighbourhood character and amenity;

(c) promotes slender bulk form;

(d) promotes an open, attractive and distinct skyline; and

(e) facilitates small, fast moving shadows.

AO2

For all other uses, site cover does not exceed a cumulative total of:

(a) 50% of net site area up to 8 storeys;

(b) 40% of net site area from 9 to 15 storeys; and

(c) 30% of net site area or 750m2 per building, whichever is the lesser, above 15 storeys.

Officer’s comment

The development proposes alternate outcomes to site cover at all levels of the proposed development. The proposed floor plates range in size and are tabled below. The tower floor


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plates are relatively small in size, ranging from 423.8m2 to 335.8m2. However, due to the small site (825m2) the tower results in a higher site cover. The tower results in a floor plate well below 750m2. Notwithstanding, the development achieves compliance with PO2 of the zone code, discussed below.

GFA Levels 3 to 24 423.8m2

Level 25 327.9m2

Levels 26 to 30 335.8m2

The applicant proposes the following site covers:

Site cover: Ground Level 91.7% Podium Level 1 75.5% Podium Level 2 75.5% Levels 3 to 24 55.9% Level 25 39.7 Levels 26 to 30 40.7%

The development provides a balance between built form and green areas for landscaping on the ground level fronting Old Burleigh Road where the private open space areas of the townhouse dwellings are proposed. Figure 23 demonstrates the proposed Old Burleigh frontage landscaping. The reduced site cover at podium levels 1 and 2 and the recreation area level provide areas for quality landscaping and deliver a green interface to the developments north and west of the subject site, see Figures 24 and 25 below.

Figure 23: Proposed landscaping on the Old Burleigh Road frontage.

Figure 24: Proposed northern and western perimeter landscaping.

Figure 25: Proposed recreation area landscaping.

The surrounding local area is not characterised by development of this scale and intensity. The Light rail urban renewal overlay code details development within a Frame area is to be characterised by high rise buildings with clearly defined tower and podium form, where


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podiums are built to the street edge. Officers consider the proposed development to align with the desired future character of the area prescribed within the higher order Light rail urban renewal overlay code.

The varied podium site cover provides areas for landscape screening and reduces the bulk and visual dominance of the structure as viewed from the north and west of the subject site. This outcome will protect the amenity of residents north and west of the subject site.

The Office of the City Architect provided the following comment in relation to the proposed site cover and tower design:

“Although the tower has a 55.9% site the visual appearance and bulk of the tower is mitigated by the sculptural and tapered design of the building that has a defined base, middle, and top. The building form has a high quality architectural and urban design outcome achieved through the high level of building articulation, unique sculptural and modulated shape, multiple layered podium façade, use of a variety of high quality materials, colours and finishes.”

The proposed development promotes slender form through providing a high quality architectural and urban design outcome.

Through tapering the upper levels of the building, the development will promote an open skyline see Figure 26 below. The tower is 12.5m wide by 33m long, the narrow building will assist in reducing the building’s dominance when viewed from the east and the west, see Figure 26 below. Officers consider the proposed form to contribute to an attractive and distinct skyline within the City.

Figure 26: Perspective view from the corner of Margaret and Mary Avenue.


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The tapering of the tower at levels 26 to 30 facilitates a fast moving shadow and reduces the extent of the shadow impacts on the surrounding area. The development’s shadow will have minimal impact on the surrounding residential properties, the shadow will be cast on the surrounding parkland and school grounds.

Officers consider the proposed development achieves compliance with PO2 of the High density residential zone code.


PO3 - BUILDING HEIGHT

Building height:

Building height and structure height does not exceed 9m or that shown on the Building height overlay map.

AO3

No acceptable outcome provided.

Officer’s comment The Building height overlay map provides the site a building height of ‘HX’ (unlimited). The development is proposed at 30 storeys and 96.1m of maximum building height. As such, the development complies with PO3 of the High density residential zone.


PO4 - DENSITY

Density:

Density does not exceed that shown on Residential density overlay map.

AO4


Officer’s comment The Residential density overlay map provides the site a residential density of RD8, being one (1) bedroom per 13m2 of site area. The applicant proposes a residential density of one (1) bedroom per 3.99m2 of site area. The proposed development does not achieve compliance with PO4 of the High density residential zone code. As such, an assessment of the proposed residential density has been undertaken against the overall provisions of the Zone code, where the proposed residential density was found to achieve compliance with the applicable Overall outcomes.

5.1.3 Assessment against the relevant overlay codes

The proposed development is required to be assessed against the following Overlay codes:

Acid sulfate soils overlay code;

Airport environs overlay code;

Coastal erosion hazard overlay code; and

Light rail urban renewal code.

Acid sulfate soils overlay code

The applicant submitted ‘Acid Sulfate Soils Investigation’ prepared by Douglas Partners Project 90412.00, dated May 2017 to address the Acid sulfate soils overlay code. Council’s Environmental Planning reviewed the submitted report and determined the following:


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“Boreholes were tested at regular intervals to a depth of 10.5m within a light brown sand profile. The field testing and Chromium Reducible Sulphur suite results all indicate no acid sulfate soils are present in any of the soil horizons. As such, no acid sulfate soils management plan is required under this application. No conditions of approval are required addressing acid sulfate soils issues for this application.”

Airport environs overlay code

The proposed development does not exceed the maximum allowable building height (HP335.3m) shown on Aircraft operational surfaces overlay map and Obstacle limitation surface overlay map. As such, the proposal is considered to comply with the requirements of the Airport environs overlay code.

Coastal erosion hazard overlay code

The proposed development is considered to comply with the Acceptable outcomes of the Coastal erosion hazard overlay code.

Light rail urban renewal code The purpose of the Light rail urban renewal area overlay code is to:

(1) The purpose of this overlay code is to ensure development provides high quality urban environments that optimises the pedestrian environment and accessibility to light rail services and economic development opportunities.

(2) This overlay code supports development opportunity as a catalyst for transforming the city into a highly-connected, compact city with vibrant centres, specialist precincts and urban renewal corridors that will efficiently use land and offer an interesting and unique street life.

(3) The purpose of the code will be achieved through the following Overall outcomes:

Create genuine communities

(a) Place making helps development contribute to strengthening genuine communities local character through:

(i) neighbourhood analysis that evaluates the distinct local character patterns, opportunities, and challenges and how the proposed development enhances them;

(ii) master planning for larger sites to coordinate the staged development of multiple buildings, new internal streets, or parks across larger sites;

(iii) locating and designing development to respect and complement the scale, character, form and setting of on-site and adjacent properties;

(iv) public art opportunities or similar for high-rise sites and sites that interface with public open space to enhance the quality of the development, the public realm and the city; and

(v) direct, safe, and accessible pedestrian and cycling connections that connect through to adjacent routes, streets, parks, open space, and transit stations.

Officer’s comment

The proposed development will transform the old built form and hardstand dominated site into a high intensity, high quality distinct urban environment. The proposal will contribute to the transitioning local character from older style low rise apartment buildings into modern high rise developments. The proposed podium is setback sufficiently from adjoining


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development and contains varied site cover to complement the scale and siting of the adjoining premises. The Office of the City Architect provided the following comment in relation to Overall outcomes 8.2.11.1(3)(a)(i & iii):

“The proposal assists to strengthen the community’s local character and place making through the unique, high quality architectural design and level of building articulation for both the podium and tower that will contribute to the iconic skyline in this area immediately south of Broadbeach principal centre. The scale of the building is consistent with the desired intended high rise character and the building setbacks respect the amenity of adjacent properties.

The proposal incorporates villas on the ground level along Old Burleigh Road within the podium level. The scale, architectural treatment, and the individual entrances along this streetscape reinforce and respect the existing low rise residential character pattern in this area.

The proposal also incorporates feature elements on the podium façade such as a multiple layered metal screen panel in a bronze and matt satin finish to Margaret Avenue, as well as a sculptural curved metal frame in black satin finish to Old Burleigh Road. The composition is visually appealing, unique and contributes to a sense of public art that enhances the interface with the public realm.”

The subject site is has safe pedestrian access to the Broadbeach South Light Rail Station via footpaths and signalised intersections.

The proposed development is considered to achieve Overall outcomes 8.2.11.1(3)(a) of the Light rail urban renewal area overlay code.

Streets and spaces for people

(b) Built form interfaces with the street to create strong defined building edges and provides opportunities to engage with street life by:

(i) integrating balconies, building overhangs and canopies into the built form that are carefully designed and scaled to support the street and positioned to maximise function and pedestrian comfort;

(ii) protecting sunlight and sky views within the surrounding network of streets, parks, public and private open space, and other shadow sensitive areas;

(iii) providing pedestrian paths that are adequately spaced between the built form and kerb to safely and comfortably accommodate movement, streetscape elements, and at-grade active uses;

(iv) the inclusion of streetscape and landscape design that are high-quality, sustainable and positively engage the built form with adjacent streets, parks, and open space;

(v) providing entrances that are well-defined, clearly visible from pedestrian paths and orientated to front new or existing streets; and

(vi) highly visible and accessible public open space provided at-grade to complement, connect, and extend the existing network of public streets, parks and open space.

Officer’s comment

The location of the recreation deck and pool area will promote active level 4 engagement with the street, providing passive surveillance of the pedestrian environment. In addition, the


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floor plates are oriented to the south and east providing increased surveillance of Old Burleigh Road, Margaret Avenue, the Broadbeach State School and Pratten Park.

The tower will contribute to shading Pratten Park, however the shadowing will only occur in the late afternoons and due to the narrow tower form the shadow during the summer months will be very slender, especially in comparison to the nearby Carmel by the Sea and Ultra Broadbeach. The slender tower form when viewed from the east and west will protect the sky views in the local area.

Sufficient space is available to maintain the existing pedestrian footpath. The road reserve is a minimum of 4m to the kerb, if future widening of the footpath is required sufficient space is available for use.

Open Space Assessment have conditioned the applicant to provide two (2) street trees on the Margaret Street frontage and maintain the existing street tree on the Old Burleigh Road frontage. The street trees will contribute to engagement with the surrounding parklands and natural environment.

The Office of the City Architect provided the following comment in relation to the development’s interface to and engagement with the street:

“The unique sculptural form of the podium and tower contributes to the desired future high density and high rise precinct character and streetscape interface. The podium scale and architectural treatment encourages good activation to both street frontages by incorporating the main pedestrian lobby along Margaret Ave and individual villa entrances along Old Burleigh Road. These activated and high quality building edges reinforce the desired character and provide safe pedestrian environments. The podium multiple layered façade has fine grain detailing and human scale that provides a high level of amenity and visual appeal to the streetscape.”

The applicant proposes three (3) separate pedestrian entrances into the townhouse product via the pedestrian footpath traversing Old Burleigh Road. The entrances will be easily identifiable through front gates and pavement. A pedestrian entrance is also provided on Margaret Avenue via the entrance lobby, which is separate to the two (2) vehicle driveways to provide a well-defined and safe pedestrian environment. The Office of the City Architect provided the following comment in relation to the proposed pedestrian entrances:

“The unique building design incorporates on the ground level a clearly identifiable main pedestrian entrance and foyer to Margaret Ave that is covered and provides good way finding, weather protection and amenity to residents and visitors. The individual entrances to the villas on Old Burleigh Road provide a residential scale and character, activates the building edges and fosters engagement with street life.”

The proposed development is not a masterplanned development comprising public open space areas and parks.

The proposed development is considered to achieve Overall outcomes 8.2.11.1(3)(b)(i-vi) of the Light rail urban renewal area overlay code.

Design buildings to foster ‘street life’

(c) Quality building form at the street-level interacts and enhances street life by:

(i) identifying and framing viewpoints from the public realm to prominent visual man-made areas like major intersections, transit nodes, street corridor terminuses, or natural features like the ocean, rivers, and parklands;


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(ii) setbacks and street level design that promotes positive public to private realm transition and appropriate level of access and surveillance based on the nature of the uses;

(iii) locating low-rise buildings or podiums to frame active edges of streets, parks, open space, and to reinforce street corners; and

(iv) walkable catchments to light rail stations activating the street edges with animated frontages sleeved by small, well-glazed, individually accessed, and grade-related tenancies.

Officer’s comment

The proposed 10.5m high podium that is to be built to the front boundary will frame the corner of Margaret Avenue and Old Burleigh Road and provide a highly legible urban development.

An appropriate level of surveillance will result from the proposed podium level 1 resident’s lounge, the pool and recreation deck level and the townhouse products fronting Old Burleigh Road. The orientation of the floor plates to the south and east will result in additional surveillance of the local area from a high viewpoint than the lower levels. The residential use will provide a high level of passive surveillance of the surrounding public spaces.

The proposed podium will reinforce the intersection of Old Burleigh Road and Margaret Avenue.

The applicant does not propose any at grade commercial tenancies. The subject site is not of a sufficient size or considered in close enough proximity to services to accommodate commercial ground level tenancies.

The proposed development is considered to achieve Overall outcomes 8.2.11.1(3)(c)(i-iv) of the Light rail urban renewal area overlay code.

Design buildings to foster distinct Gold Coast character

(d) Local character reflects a combination of built form and mix of uses, and is characterised by the following areas and their outcomes:

(i) building form is characterised by either:

(A) medium rise buildings that have a ‘perimeter form’ with buildings generally built to street edges, interspersed or ‘fractured' by public spaces, landscaped areas or pedestrian access ways; and

(B) high rise buildings with a clearly defined ‘tower and podium form’, where podiums are built to the street edge and may be interspersed or ‘fractured' by public spaces, landscaped areas or pedestrian access ways.

(ii) mix of uses are characterised by:

(A) ‘Primary focus areas’ encompass the established centres of Surfers Paradise and Broadbeach and allow for the highest concentrations of activity, commerce and intensity of buildings utilising tower and podium form;

(B) ‘Frame areas’ are high density neighbourhoods and allow for a vast range of intense built form outcomes along side locally supported activity and commerce; and


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(C) ‘Transition areas’ are medium density neighbourhoods and ensure the logical tapering of built form intensity down to adjacent lower intensity neighbourhoods.

(iii) ‘Primary focus areas’ and ‘Frame areas’ encourage innovative high rise towers that advance the Gold Coast’s iconic skyline and are free from a height designation;

(iv) ‘Transition areas’ are purposely low-to-medium rise ensuring a definitive shift in built form and the delivery of buildings that provide more affordable housing choices;

(v) public transport hubs and centres supports a mix of uses and activities with non-residential uses concentrated at the street edge and lower levels or where fronting meeting places including squares, open spaces and urban parks; and

(vi) mixed use neighbourhood centre level activity is intended to grow around public transport hubs that are not already established within the network of centres.

Officer’s comment

The subject site is located within a Frame area identified on the Light rail urban renewal overlay map. The proposed development comprises a built to boundary podium and high rise tower form. The feature screening on the Margaret Avenue frontage clearly defines the podium from the tower. The Office of the City Architect have provided the following comments in relation to the podium and tower form:

“The building has a unique modulated and sculptural form that has a defined base, middle, and top that assists to visually break up the mass of the building, and creates a vibrant, interesting composition. The unique building form contributes to a distinct Gold Coast character and contributes to the city’s iconic skyline. The multiple layered podium façade comprising four different perforated metal screens along Margaret Avenue, feature metal frame to Old Burleigh Road, and integrated landscaping has fine grain detailing and human scale. The podium façade appropriately screens the above ground services, and provides visual amenity to the streetscape and public realm.”

At one (1) bedroom per 3.99m2 of the site area, the development will result in a high density residential outcome for the subject site. The proposal comprises a high ground level site cover, reduced setbacks at all boundaries and a 10.5m high podium. The proposed development is considered to be an intense built form outcome within a high quality architectural and urban design.

The high rise development will contribute to the Gold Coasts iconic skyline through offering a transitioning building height from the residential areas into the City’s identified Centres, specifically Broadbeach.

The proposed development is considered to achieve Overall outcomes 8.2.11.1(3)(c)(i-vi) of the Light rail urban renewal area overlay code.

5.1.4 Assessment against the relevant development codes

The proposed development is required to be assessed against the following development codes:

Driveways and vehicular crossing code;


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General development provisions code;

Healthy waters code;

High rise accommodation design code;

Landscape work code;

Solid waste management code;

Transport code; and

Vegetation management code.

Driveways and vehicular crossing code

The proposed development is considered to comply with the requirements of the Driveways and vehicular crossing code.

General development provisions code

The application is considered to comply with the Purpose, Overall outcomes and all of the relevant Acceptable outcomes of the General development provisions code, except as follows:


PO1 - AMENITY

Development mitigates any negative effects to amenity, health and safety from existing surrounding activities having regard to:

(a) noise;

(b) hours of operation;

(c) traffic;

(d) signage;

(e) visual amenity;

(f) wind effects;

(g) privacy;

(h) vibration;

(i) contaminated substances;

(j) hazardous chemicals;

(k) odour and emissions; and

(l) safety.

AO1



PO2 - AMENITY

The proposed development prevents loss of amenity and threats to health and safety, having regard to:

(a) noise;

(b) hours of operation;

(c) traffic;

AO2



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(d) signage;

(e) visual amenity;

(f) wind effects;

(g) privacy;

(h) vibration;

(i) contaminating substances;

(j) hazardous chemicals;

(k) odour and emissions; and

(l) safety.

Officer’s comment

The General development provisions code does not provide an Acceptable outcome for the prevention of loss of amenity and threats to health and safety. As such, the development must be assessed against Performance outcome 1 & 2 of the General development provisions code.

The proposed development complies with Performance outcome 1 & 2 of the General development provisions code as follows:

(a) Council’s Health and Regulatory Services have assessed the provided acoustic report and consider the development to achieve compliance with the relevant noise criteria. Health and Regulatory Services have provided conditions requiring the development to comply with the recommendations contained within the report and that the use of the communal areas is only to be between the hours of 7am and 10pm, seven (7) days a week. No noise attenuation measures are required to be implemented to reduce noise from surrounding sources on the future residents.

(b) Transport Assessment have assessed the provided Traffic Impact Assessment and are satisfied the proposed increase in intensity of the site will not result in any undue level of traffic impacts.

(c) No signage is proposed as part of this development application.

(d) Through the use of quality landscaping, varied recesses, feature screening and material changes, the proposed development will provide a quality visual amenity outcome for the residents to the north and west of the subject site. The tower also comprises a high quality and unique architectural outcome that will contribute to the visual amenity of the area.

The surrounding area comprises high quality visual amenity values including the beach, foreshore, canal estates, high rise towers, landscaped streetscapes and parkland. The proposals orientation intends to make use of the surrounding visual amenity for the future residents by facing balconies towards to ocean and foreshore parklands.

(e) The development has been oriented to make best use of the unobstructed coastline and parkland views. As such, balconies either face east or south, in turn this creates a high level of privacy for the residents to the north and west of the subject site. Officers do not consider the development to result in privacy impacts internally and externally to the site. The tower is 70m from the nearest high rise and therefore privacy impacts on the future residents of the development are considered to be minimal.


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(f) A construction management plan is required to be provided by the applicant. This plan will result in measures and procedures be put into place to mitigate the potential for vibration impacts to arise.

(g) The site is not a registered contaminated land site.

(h) The development is for residential purposes, the applicant has not proposed any hazardous substances to be stored on site. The area surrounding the site is comprised primarily of residential activities, therefore hazardous substances are not considered to impact the future residents.

(i) The residential use is not considered to generate any odour or emissions.

(j) The construction management plan will ensure the development remains a safe site to any persons on or surrounding the subject site during construction.

Officers consider the proposed development achieves compliance with PO1 and PO2 of the General development provisions code.


PO8 - SHADOW

The building is designed and located to ensure that the shadow cast by the building does not detract from a comfortable living and ground level environment and the access of adequate sunlight to private and public spaces having regard to:

(a) the degree of containment of the shadow on the subject site at different times of the day on the summer and winter solstice and spring and autumn equinox;

(b) the cumulative impact of the shadow and existing shadows;

(c) the effect of the shadow on the ocean beach, Broadwater foreshore, or riverside or beachside public open space;

(d) the location of the shadow on non-residential areas external to the site; and

(e) the effect of the shadow on any other site or other building.

AO8.1

The width of the shadow cast in any direction by each level of the building, excluding balconies and lift wells, does not exceed twice the width of the shadow cast in any other direction.

Figure 9.4.4-1

Illustration showing width ratio shadow outcome

AO8.2

The shadow cast by the building in a true south direction has a length 0.25 times the height of the building, as measured from ground level adjacent to the southern side of the subject building to the top of the topmost storey, and does not intrude onto any other site, or does not cast shadow onto any other building on the same site.


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Figure 9.4.4-2

Illustration showing southern shadow outcome

AO8.4

The shadow cast by any building does not cover any part of the ocean beach or Broadwater foreshore when the shadow has a bearing of 145 east of true north and the length of the shadow is 1.6 times the height of the building as measured from the ground level to the top of the topmost storey.

Note: For the purpose of this acceptable outcome, the ocean beach is defined as that area east of a line 10m east of and parallel to the foreshore seawall line and the Broadwater foreshore is defined as that area east of the leading edge of the revetment wall.


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Figure 9.4.4-3 Illustration showing ocean beach and Broadwater foreshore shadow outcome.

Officer’s comment

The development proposes an alternate outcome to AO8.1, AO8.2 and AO8.4 of the General development provisions code. The applicant provided shadow diagrams (Figures 27-30) to demonstrate the development’s shadow cast on the surrounding area at different times of the year.

As identified on the Building height overlay map, the subject site is located within a ‘HX’ (unrestricted) building height area. It is reasonable to assume some level of shadow impacts will occur within ‘HX’ (unrestricted) areas. However, due to the site’s unique location the shadow impacts are considered minimal on the surrounding environment.

9am 12pm 3pm

Figure 27: Shadow diagram - Summer solstice (December).

The shadow during midday within the summer solstice is almost entirely contained within the subject site. During the mornings the slender tower in a north south direction will cast a narrow and fast moving shadow on the sites to the west and Old Burleigh Road and a small


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portion of Pratten Park. The residential developments to the west will receive sunlight after the morning period, resulting in a comfortable living environment for these residents.

9am 12pm 3pm

Figure 28: Shadow diagram - Equinox (March and September).

During the equinox months the shadow cast during the morning will impact a small portion of the site to the west, Margaret Avenue and a small portion of the Broadbeach State School. The shadow will have moved entirely by midday and will be impacting on Margaret Avenue and a different portion of the School. By the afternoon the shadow will be cast on Pratten Park, at this time of the day the slenderness of the building in a north south direction results in the shadow becoming narrower and faster moving over the non-residential area external to the site. At different times of the day sunlight will be available to residential and non-residential areas surrounding the site during the equinox period.

9am 12pm 3pm

Figure 29: Shadow diagram - Winter solstice (June).

During the winter months the shadow will not impose on the adjoining sites to the west and some impacts will occur on Pratten Park. However, the narrow width of the building will result in a fast moving shadow that will result in minimal ground level impacts.

The cumulative impacts of the shadows cast from surrounding development occur during the winter solstice. Carmel by the Sea and Ultra Broadbeach are nearby building’s that cast shadows in a similar direction to the proposed development. Figures 27-29 demonstrate the cumulative impacts of the shadows will not detract from the surrounding properties and public spaces from receiving sunlight throughout different times of the day.

The shadow cast by the proposed development will have minimal impact on the nearby beachside public open space as the shadow will be fast moving and will occur in different locations of the parkland at different times of the year, see Figure 30 below. The shadow will


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only occur during the evenings and will only impact a minor portion of the children’s playground within Pratten Park during the summer months. The effect of the shadow is considered minimal on the beachside parkland of Pratten Park.

Figure 30: Shadow cast on the nearby foreshore parkland at 3pm during different times of the year.

During the winter solstice and equinox months the shadow will be cast on the Broadbeach State School playground area south of the site, see Figure 31 below. The playground will be primarily impacted during the winter solstice and equinox months and will only shade a minor portion of the site. Adequate sunlight will reach the remaining area of the playground resulting in a comfortable ground level environment for the users.

Figure 31: Shadow cast on the nearby Broadbeach State School at midday during different times of the year.

For the above reasons and demonstrated through Figures 27-31, the shadow cast by the development will provide sunlight to sites surrounding the proposal during different times of the day and not detract from a comfortable ground level living environment. Officers consider the proposed development achieves compliance with PO8 of the General development provisions code.

Healthy waters code

The proposed development is considered to comply with the requirements of the Healthy waters code.


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High rise accommodation design code

The application is considered to comply with the Purpose, Overall outcomes and all of the relevant Acceptable outcomes of the High rise accommodation design code, except as follows:


PO1 – TOWER BASE (PODIUM)

Where podiums are envisaged by the zone, tower base form respects the framework of established built form, adjacent streets, parks and public or private open spaces.

AO1.1

Tower base heights:

(a) are well-proportioned to frame adjacent park land and on-site open space;

(b) match neighbouring low-set built form; or

(c) are no greater than 10.5 metres in height where no neighbouring low-set built form exists.

AO1.2

Tower base setbacks:

(a) match adjacent established setbacks; and

(b) continue public open space areas provided along street frontages.

Officer’s comment The applicant proposes an alternate outcome to AO1.1(b) as the proposed development does not match the adjoining low-set built form north of the subject site, see Figure 32 below.

Figure 32: Western elevation showing the difference in building height between the proposed podium and the adjoining development.


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Figure 33: Northern elevation showing the interface to the northern property (dashed line indicating the building line of the adjoining property to the north).

The proposed development respects the established built form to the north of the subject site through high quality treatment of the interface, see Figure 33 above. The proposal provides a varied and articulated form embellished with landscaping and feature screening. The stepped podium limits the visual difference in height between the proposal and the adjoining development to the north. The proposed podium frames the adjacent Margaret Avenue and Old Burleigh Road and will contribute to the desired future character of podium and tower form.

Officers consider the proposed development achieves compliance with PO1 of the High rise accommodation design code.


PO2 - TOWER BASE (PODIUM)

Tower base façades reinforce the intended neighbourhood character and enhance the pedestrian experience.

AO2

Tower base façades avoid blank, featureless walls by patterning high-quality architectural elements, like window bays, canopies, and fenestration.

Officer’s comment For transparency purposes the Office of the City Architect have provided the following comment to demonstrate the development’s compliance with PO2 of the High rise accommodation design code:

“The proposal also incorporates feature elements on the podium façade such as a multiple layered metal screen panel in a bronze and matt satin finish to Margaret Ave, as well as a sculptural curved metal frame in black satin finish to Old Burleigh Road. The composition is visually appealing, unique and contributes to a sense of public art that enhances the interface with the public realm.”


PO8 – TOWER CAP DESIGN

Tower caps reinforce the Gold Coast skyline.

Note: building height incorporates allowance for plant and equipment, attractive building

AO8

Where building height creates an identifiable protrusion in the skyline or the site terminates a viewpoint, the following are provided:


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caps and rooftop features. (a) a signature cap strengthening the identity as a landmark; and

(b) decorative lighting that highlights key architectural features.

OR

Where lower building height forms part of the urban backdrop a subtle cap that integrates with the overall design is provided.

Officer’s comment For transparency purposes the officers have provided the following assessment of the proposed tower caps compliance with AO8 of the High rise accommodation design code.

Figure 34: Proposed tower cap as viewed from the corner of Hedges and Alexandra Avenue.

The proposed tower cap integrates with the eastern feature screen of the development and is vastly different to other tower caps in the local area. The tower cap is subtle so as to not detract from the high quality design of the tower, see Figure 34 above. The Office of the City Architect have provided the following comment in relation to the proposed tower cap:

“The design incorporates a simple tower cap and is appropriate and does not compete with the complex geometry and sculptural nature of the tower. The roof top appropriately screens the mechanical plant equipment and the screening forms part of the overall high quality architectural design.”


PO10 – HOUSING NEED AND CHOICE

Development provides a mix of housing sizes and affordability outcomes to meet housing needs.

AO10



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Officer’s comment The High rise accommodation design code does not provide an Acceptable outcome for housing need and choice. The proposal achieves compliance with Performance outcome 10 of the High rise accommodation design code as the development will deliver a mix of unit typologies in the form of townhouse, apartment and penthouse product. The development will comprise a mix of two (2) and three (3) bedroom apartments to assist in meeting housing needs. The development will deliver apartments ranging in 70.2m2 and 111m2, contributing to a varied price point when the development goes to market.

Officers consider the proposed development to achieve compliance with PO10 of the High rise accommodation design code.


PO11 - COMMUNAL SPACE AREAS

Communal space areas:

(a) are accessible, useable and safe;

(b) enhance the attractiveness of the development;

(c) provide opportunities for social interaction; and

(d) create pleasantly shaded outdoor areas.

AO11.1

Communal space is provided at a rate of 11m² per intended user of the site and is designed for simultaneous use by individuals and groups.

AO11.2

Landscaping in open communal space areas:

(a) have minimum and average widths of 1.5m and 3m;

(b) are at-grade with adjacent footpaths;

(c) comprises 50% deep planting; and

(d) do not screen views to the street or entries.

Officer’s comment The applicant provides 664.3m2 of active communal open space and 157m2 of passive (landscaping and lawn areas). The active communal open space is proposed in the form of an entrance lobby, podium level 1 resident’s lounge, podium level 2 gymnasium, level 3 recreation deck and level 29 sky deck. Employing a recreational capacity analysis, the development provides 10.5m2 per intended user of the site. Therefore, an alternate outcome to AO11.1 is proposed. In addition, the applicant proposes an alternate outcome to AO11.2(c) of the High rise accommodation design code as the development does not comprise 50% deep planting.

The proposed development achieves compliance with PO11 of the High rise accommodation design code as the range of locations of communal areas throughout the development provides a variety of accessible spaces for residents and visitors to utilise. The communal areas are embellished with lounges, tables, barbeques and a bar area to provide opportunities for social interaction for residents and visitors. All aboveground communal areas will not be accessible to the public which will result in safe areas for recreation.

The communal area on level 3 is embellished with a range of landscape perimeter planting with specific emphasis on the interface to the north and west. Podium levels 1 and 2 contain quality passive landscaped areas interfacing the sites to the north and west. The planting will enhance the attractiveness of the development for the residents and neighbours.


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The level 3 deck area will be shaded by the tower and will receive sun around the perimeter of the deck for the resident’s enjoyment. As the tower covers the level 3 communal area, the area will be able to be utilised by residents and visitors during times of wet weather.

Officers consider the proposed communal open space to achieve compliance with PO11 of the High rise accommodation design code.


PO12 – PRIVATE OPEN SPACE

Private open space areas are directly accessible and functional spaces.

AO12

Private open space for each dwelling:

(a) mitigate negative wind effects on intended users;

(b) has a minimum area of 3m x 3m;

(c) is accessible from the living room; and

(d) has a maximum gradient not exceeding one in ten.

Officer’s comment The applicant proposes an alternate outcome to AO12(b) of the High rise accommodation design code. Apartments 2 and 4 of the typical apartment layout do not comprise private open space areas with a minimum size of 3m x 3m. Apartment 2 contains a 7.9m2 balcony and apartment 4 contains a 8.8m2 balcony. The proposed private open space areas achieve PO12 as the balconies are directly accessible from the living rooms and comprise minimum dimensions of 2m x 3m. The balconies are dimensioned to allow the spaces to accommodate outdoor seating for residents. In addition, the balconies have been designed to expand the living area and integrate the apartment with the outdoors, this is evident in Figure 35 below.

Figure 35: Private open space of apartment 2.

Officers consider the proposed private open space areas to achieve compliance with PO12 of the High rise accommodation design code.

Solid waste management code

The proposed development is considered to comply with the Purpose, Overall outcomes and all of the relevant Acceptable outcomes of the Solid waste management code, except as follows:


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PO4 – WASTE SERVICING

Waste and recycling servicing points are appropriately located and designed to facilitate safe, unobstructed and efficient servicing of waste containers.

AO4

Waste and recycling servicing points are located, designed and sufficiently sized consistent with SC6.13 City Plan policy –Solid waste management.

The development does not propose a temporary waste collection point within 5m of the property boundary as prescribed by AO4 of the Solid waste management code. The development proposes a refuse room on the ground level adjacent to the western driveway, located 8m from the site boundary, see Figure 36 below.

Figure 36: Location of the refuse room in proximity to the property boundary.

The submitted ‘Waste Management Plan’ prepared by TTM, dated 14/09/2017, Rev. 2, details the refuse room will permit unobstructed access for removal of the bulk bins to the servicing point. The room will be unobstructed to and efficient servicing of the waste containers. The car sorter system manoeuvres vehicles so they exit the site in a forward gear. This will provide increased visibility of the person responsible for manoeuvring bins to the kerbside. In addition, the route to the kerbside is straight out of the development with no blind corners and sight tringles provide clear vision of pedestrians in front of the development. For these reasons the proposed refuse room provides safe, unobstructed and efficient servicing of the development’s bulk bins, compliance with PO4 of the Solid waste management code is achieved.

Transport code The application is considered to comply with the Purpose, Overall outcomes and all of the relevant Acceptable outcomes of the Transport code, except as follows:


PO5 - SERVICING

Development accommodates for the

AO5

Table 9.4.13-9 requires standing area for a


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required design service vehicle, including waste collection vehicles to service the development.

MRV if the following applies:

an internal (private) circulation road way is proposed

a vertical built form (tower) is proposed.

Officer’s comment The applicant proposes an MRV service bay located on the ground floor of the western boundary. Council’s Transport Assessment have provided the following comment in relation to servicing of the proposed development:

“Swept path diagrams are also provided to confirm the ingress and egress manoeuvres. The submitted elevations do not clearly show the 4.5m headroom on the ground floor even though this appears to be the case. Transport Assessment have provided a condition for amend plans to be submitted explicitly noting the 4.5m clearance height.”

Subject to the submission of amended plans, compliance with AO5 of the Transport code is achieved.


PO10 – Active Transport Network Development ensures that adequate off-street bicycle parking and end-of-trip facilities are provided to encourage use and meet the needs and volumes of predicted pedestrian and cyclist users.

AO10.1 Table 9.4.13-10 requires multiple dwellings to provide 1 space per dwelling for residents and 1 space per 3 dwellings for visitors.

Officer’s comment To comply with AO10.1 of the Transport code, the applicant must provide a minimum of 122 off street bicycle parking spaces comprising 91 security level B and 31 security level C spaces. The submitted plans show 41 security level B (medium term) and 10 security level C (short term) bicycle parking spaces. As such the applicant proposes an alternate outcome to AO10.1 of the Transport code. Transport Assessment provided the following comment in relation to compliance with PO10 of the Transport code:

“The applicant proposes 41 resident and 10 visitor spaces. Transport Assessment considers that this will be sufficient to meet the needs and volumes of expected cyclist users.”

Officers consider the proposed number of bicycle spaces to achieve compliance with PO10 of the Transport code.

Vegetation management code

The proposed development is considered to comply with the requirements of the Vegetation management code.

5.2 Assessment against the State Planning Policy

The City Plan appropriately reflects all aspects of the State Planning Policy apart from aspects relating to natural hazards, risk and resilience (coastal hazards).


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The proposal does not trigger assessment against any assessment benchmarks relating to natural hazards, risk and resilience (coastal hazards).

5.3 Assessment against the State Planning Regulatory Provisions

The State Planning Regulatory Provisions – Adopted Charges are applicable to the proposed development. Infrastructure Charges levied for the development are discussed in the Development Infrastructure section below.

The City Plan appropriately reflects the South East Queensland Regional Plan 2009-2031 (SEQRP) and the South East Queensland Regional Plan 2017 (Shaping SEQ). It is considered the proposal aligns with both the abovementioned regional plans.

5.4 Assessment of development infrastructure requirements

The cost for providing development infrastructure is to be shared between the proponent and Council.

Pursuant to section 635 of the Sustainable Planning Act 2009 (SPA), Council is able to levy from proponents a charge for the provision of trunk development infrastructure.

However, where trunk infrastructure is required and provided by a proponent, section 649 of the SPA requires the proposed infrastructure charge to be discounted by the establishment cost for providing the required infrastructure.

In addition, if the establishment cost for providing the required infrastructure is greater than the proposed infrastructure charge, section 649 of SPA also requires Council to pay the proponent the difference between what the infrastructure charge could be and the establishment cost of providing the required infrastructure.

The estimated infrastructure charge applicable to the proposed development, excluding the provision of any trunk infrastructure by the proponent is $1,896,851.21.

To accommodate the proposed residential density in excess of the planned LGIP, Gold Coast Water and Waste have determined the applicant is required to pay a monetary contribution to Council in the amount of $53,978.00 for additional trunk infrastructure costs. An additional 5.73kL of emergency storage at sewer pump station SPS A25 in the 2022 to 2026 Planning Horizon is required. A condition has been included in the recommendation below in accordance with Section 650 of the SPA.

6 CONSULTATION

6.1 Internal Referrals

The application was referred to the following internal City specialists:

Health and Regulatory Services

Relevant Comments

Not applicable.

Conditions summary

Approved acoustic report and waste management report;


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Hours of operation; and

Certification of works relating to compliance with endorsed acoustic report and waste management report.

Transport Assessment

Relevant Comments Transport Assessment’s comments have been included throughout the officer’s assessment within this report.

Conditions summary

Amended drawings;

Off street vehicle and car parking facilities;

Fully Automated Car Sorting System;

Off street bicycle parking and end of trip facilities;

Loading and unloading; and

Median extension.

Subdivision Engineering

Relevant Comments

It is a relevant and reasonable request based on the scale of the proposed development that the existing overhead power lines and poles at the full frontage of the site to Margaret Avenue should be placed underground.

The existing street lighting is attached to the power pole. This street lighting will be removed as part of undergrounding the existing overhead power lines. In this instance, the applicant is required to install / energise a new street lighting system at the intersection of Old Burleigh Road and Margaret Avenue.

Conditions summary

Street lighting;

Electrical reticulation;

Telecommunications network (MCU); and

Certification of works for electrical supply and telecommunication supply into the development.

Open Space Relevant Comments

Not applicable.

Conditions summary

Landscaping works within public open spaces;

Pre-start inspection;

Hold point inspection;

On maintenance; and

Off maintenance.


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Office of the City Architect

Relevant Comments

The Office of the City Architect’s comments have been included throughout the officer’s assessment within this report.

Conditions summary

Not applicable.

Gold Coast Water and Waste

Relevant Comments

The applicant provided a sewer and water capacity assessment to determine whether sufficient capacity exists within Council’s sewer and water infrastructure networks to cater for the proposed residential density. Gold Coast Water and Waste has reviewed this document and determined:

o No specific water supply upgrades were required o That an additional sewer emergency storage upgrade of

5.73kL is required at SPS A25 in the 2026 to 2066 planning horizon.

o That the applicant is required to pay $53,978.00 to upgrade the infrastructure prior to the commencement of use.

Conditions summary

Extra payment condition;

Water reticulation;

Sub-metering;

Fire loading; and

Sewer reticulation.

City Infrastructure Relevant Comments

Not applicable.

Conditions summary

Rectification of Council’s infrastructure;

Existing infrastructure, structures and services;

Footpaths; and

Construction of vehicular crossing.

Plumbing and Drainage

Relevant Comments

Not applicable.

Conditions summary

Plumbing and drainage works.

Hydraulics and Water Quality

Relevant Comments

The applicant has submitted “Stormwater Management Plan for 185 Old Burleigh Road, Broadbeach, Revision 02”, dated 14 September 2017, prepared by ADG Engineers (Australia) Pty Ltd.,


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in support of the proposed development. The report has proposed 9m2 bio-retention system for the treatment of on-site stormwater runoff. The report has also demonstrated that the proposal does not require detention storage due to reduction of imperviousness over the site as a result of the proposed development. The report proposes a new manhole to be constructed over the existing 525mm diameter stormwater drainage pipe beneath Margaret Avenue. The proposal also includes a surcharge pit, which will be connected to the existing stormwater drainage system via a low flow outlet pipe.

Conditions summary

Approved Stormwater Management Plan.

Private infrastructure;

Overland flow paths and hydraulic alterations;

Gross pollutant trap (GPT) in basement car parking area;

Certification of works for the implementation of the approved Stormwater Management Plan;

Dewatering management plan; and

Erosion and sediment control.

Environmental Assessment

Relevant Comments

See Section 5.1.3 above.

Conditions summary

Not applicable.

Landscape Assessment

Relevant Comments

A statement of landscape intent has been prepared demonstrating that the landscaping will provide amenity for residents and their neighbours and will protect and enhance the character of the local area.

Conditions summary

Landscaping works on private land.

Geotechnical Engineering

Relevant Comments

The submitted “Report on Geotechnical Investigation, Proposed High Rise Development, 185 Old Burleigh Road, Broadbeach”, prepared by Douglas Partners Pty Ltd, Project 90412.00, dated May 2017, is based on 2 drilled bore holes, sampling, laboratory and field testing. The subsurface profile generally comprised of a veneer of topsoil and a thin layer of fills overlying very loose to very dense dune sands and interbedded soft/stiff clays and medium dense sand, followed by weathered rocks at 39.3-43.3m depth. The report provides basement excavation support options (sheet piles and secant pile walls) and geotechnical parameters for basement retention system design. It also provides suitable building foundation option and site movement monitoring


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recommendations. The report does not address stability of the proposed basement excavation confirming that the proposed basement excavation retention system achieves a factor of safety of at least 1.5, and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure. In order to ensure no adverse impact on any adjacent properties/structures as a result of the proposed basement excavation/construction, Geotechnical Engineering recommends that conditions be imposed to ensure the stability of the surrounding properties, buildings and infrastructure.

Conditions summary

Certification of basement excavation stability; and Supervision of works.

6.2 External Referrals

6.2.1 Concurrence agencies

Not applicable.

6.2.2 Advice agencies

Not applicable.

6.3 Public Notification

As this development application requires code assessment, no public notification is applicable.

7 CONCLUSION

The proposed development has been assessed against the relevant Acceptable outcomes, Performance outcomes and where relevant Overall outcomes of the applicable City Plan assessment criteria. The proposed development has been found to achieve compliance with the assessment criteria and will result in an acceptable building design given the context of the surrounding area. The proposed development results in a high density residential outcome within a high quality architectural and urban design. As such, Officers recommend this development application for approval subject to the conditions of development contained within the Recommendation section below.

8 NOTIFICATIONS

The following notifications should be registered on the rates card in relations to this resolution:

NOTIFICATIONS

Noise/Acoustic

There are development approval conditions applicable in relation to acoustic issues on this lot and all subsequent lots. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.


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Stormwater (Management Plan)

There is a Stormwater Management Plan in regard to this lot. All property owner(s) must ensure compliance with the Stormwater Management Plan. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.

9 RECOMMENDATION

It is recommended that Council resolves as follows:

Real property description Lot 0 on BUP58, Lot 1 on BUP58, Lot 2 on BUP58, Lot 3 on BUP58, Lot 4 on BUP58, Lot 5 on BUP58, Lot 6 on BUP58, Lot 7 on BUP58, Lot 8 on BUP58

Address of property 185 Old Burleigh Road, Broadbeach

Area of property 825m2

Decision type Development permit for material change of use (code assessment) Multiple dwellings (91 units)

Compliance assessment required for documents or works

Stormwater management plan Basement excavation stability assessment report Dewatering management plan Acid sulfate soils management plan Acoustic compliance report Waste management compliance report

NATURE OF DECISION

A Council approves the issue of a development permit for material change of use for Multiple dwellings (91 units), subject to the following conditions:

General

1 Timing

All conditions of this development approval must be complied with at no cost to Council at all times unless otherwise stated in another condition.

2 Amended drawings

Prepare and submit amendments to the drawings for confirmation they constitute the approved drawings for the purposes of this development approval. All amended drawings must be submitted (and confirmed by Council) prior to commencement of any works on site.

Drawing Title Author Date Drawing No. Ver

Design Statement - Materials Palette

ML Designs 20/09/2017 A-DA-03-02(B) B

Level – 01 – Basement 01 (AVPS)

ML Designs 20/09/2017 A-DA-10-02(B) B

Ground Floor Plan ML Designs 13/10/2017 A-DA-10-03(D) D


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Level 01 – Podium Floor Plan ML Designs 20/09/2017 A-DA-10-04(C) C


Level 03 – Recreation Deck Floor Plan

ML Designs 10/10/2017 A-DA-10-06(D) D

Level 04-24 Typical Tower Plan ML Designs 20/09/2017 A-DA-10-07(C) C

Level 25 – Penthouse Level Plan ML Designs 20/09/2017 A-DA-10-10(C) C

Level 26 – 28 – Typical Penthouse Level Plan

ML Designs 20/09/2017 A-DA-10-11(C) C

Level 29 – Plant and Lounge ML Designs 20/09/2017 A-DA-10-12(C) C

Level 30 – Plant and Equipment Floor Plan

ML Designs 20/09/2017 A-DA-10-13(C) C

Typical Apartment Level Plan ML Designs 20/09/2017 A-DA-11-01(B) B

Level 25 Penthouse Floor Plan ML Designs 20/09/2017 A-DA-11-04(B) B

Typical Penthouse Level Plan ML Designs 20/09/2017 A-DA-11-05(B) B

Roof Plan ML Designs 20/09/2017 A-DA-14-01(B) B

North/South Elevations ML Designs 20/09/2017 A-DA-20-01(B) B

East/West Elevations ML Designs 20/09/2017 A-DA-20-02(B) B

Detailed Elevations ML Designs 20/09/2017 A-DA-20-03(B) B

Front Fence Elevation ML Designs 20/09/2017 A-DA-20-04(B) B

Margaret Street Elevation ML Designs 20/09/2017 A-DA-20-05(A) A

North Boundary Elevation ML Designs 20/09/2017 A-DA-20-06(A) A

Detailed Elevations ML Designs 20/09/2017 A-DA-20-07(A) A


Sections ML Designs 20/09/2017 A-DA-30-01(B) B

Detailed Section – Podium Sections

ML Designs 20/09/2017 A-DA-30-02(B) B

Detailed Section – Podium Screening

ML Designs 20/09/2017 A-DA-30-03(B) B

Villa Perspective Section ML Designs 20/09/2017 A-DA-30-04(A) A

Podium Section ML Designs 20/09/2017 A-DA-30-05(A) A


Development Calculations and Analysis

ML Designs 20/09/2017 A-DA-90-01(B) B

The following amendments must be included:

a. Amend the western ground level built to boundary ‘concrete wall’ to ‘precast concrete featuring form finish’, Code C, as shown on Design Statement Materials Palette.

b. Amend the North/South Elevations plan to show screening over the proposed MRV bay. The screening should be generally consistent with the materials proposed on ‘Perspective Views 04’, dated: 20/09/2017, dwg. no. A-DA-01-04(A) by ML Designs.

c. Include permanent feature screening between visitor space 7 and the booster cabinet to screen the visitor car parking bays from street view. The screening should


ADOPTED REPORT 332


extend from ground level to the base podium level 1 and complement the approved materials and colours. The screening is not to impede the pedestrian sight triangle.

d. Amend the pedestrian sight triangles at the western driveway to comply with the requirements of Figure 3.3 of AS2890.1-2004 to align the 2m and 2.5m dimensions with the defined edges of the vehicle crossing.

e. Show a minimum 4.5m vertical clearance on ground level at the western vehicle access in accordance with the requirements of Table 4.1 of AS2890.2 Parking Facilities Part 2: Off Street Commercial Vehicle Facilities.

f. Provide a plan for each of the five basement car parking levels or update the drawing title to advise that the provided basement plan is a typical layout for basements 1-5 comprising a total of 142 car parking spaces.

3 Approved Plans

Undertake and maintain the development generally in accordance with the following plans:


Plan Title Author Date Plan Reference No. Ver

Report for Acoustic Services

EMF Griffiths Consulting Engineers

9 October 2017

s2170367 B

Waste Management TTM Consulting

14 September 2017

17BRW0028 2



being “Stormwater Management Plan for 185 Old Burleigh Road, Broadbeach”

by ADG Engineers (Aust) Pty Ltd

14 September 2017

20019 02

Trunk Development Infrastructure

4 Extra payment condition

a. Pay to Council extra trunk infrastructure costs in the amount of $ 53,978.00 prior to commencement of use of the premises.

b. This condition has been imposed as the development will require additional emergency storage at sewer pump station SPS A25 in the 2022 to 2026 Planning Horizon.

c. The details of the trunk infrastructure for which the additional payment is required, are as follows:

i. extra trunk infrastructure costs = base unit cost of emergency storage x V x adjustment factor x ((1+i)^n), where:

V = 5.73kL, i.e. additional volume of emergency storage required (kL)

Base unit cost of emergency storage = 4961.48 ($/kL) (calculated using Equation 13 of the Water and Sewerage Infrastructure Plan Detailed Cost Analysis(2014))

Adjustment factor = 1.5 (for overhead and contingency allowance)

i = 2.39% - indexation (10 year average of ABS 6247 roads and bridges index 3101 Queensland Table 17)

n = 10, i.e. the number of years the cost is being bought forward, from the beginning of the planning horizon year in which the additional storage is needed


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(2022), less the year the cost estimates rates were calculated from (2012).

d. Instead of making the payment, elect to provide all or part of the trunk infrastructure detailed above. If this election is made, the requirements for providing the trunk infrastructure, and when it must be provided, are as follows:

i. Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code);

ii. The construction of extra emergency storage of 5.73kL at SPS A25 is to be completed prior to commencement of use of the premises;

iii. Construction must be coordinated with Council, and any upgrades identified in Council’s Water Supply and Sewerage Infrastructure Plan for sewer pump station SPS A25 which will be constructed by the Council.

Property

5 Private infrastructure

a. Ownership, operation and maintenance of the following private infrastructure is to vest at all times with the Body Corporate and/or legal authority

i. Stormwater management devices and infrastructure monitored and managed in accordance with the City Plan Policy – Land Development Guidelines and with reference to the Water by Design document Maintaining Vegetated Stormwater Assets.

ii. Gross pollutant trap (GPT) ensuring it functions for its intended purpose.

Amenity

6 Hours of operation

The use of outdoor recreational areas is only permitted between the hours of 7:00am to 10:00pm, Monday to Sunday.

7 Screening of visually offensive components

Locate and screen the following components of the development so that they are not visible from any road to which the site has frontage, adjoining premises or otherwise on display from any public thoroughfare or vantage point:

a. Refuse storage areas

b. Service equipment

c. Mechanical ventilation

d. Refrigeration units

e. Storage areas for machinery, materials, vehicles or the like.

8 Nuisance

Undertake and operate the development in a manner that causes no detrimental effect upon surrounding premises by reason of noise nuisance, lighting nuisance or other such emissions. Specifically:

a. Position and direct all lighting to ensure spill and reflection are covered where appropriate.

Environmental and Landscaping

9 Landscaping works on private land

Obtain an operational works approval to landscape the site generally in accordance with the Statement of Landscape Intent listed below, prior to a request being made to Council to approve the plan of subdivision at no cost to Council:


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Schematic Design Dunn Moran 14.09.2017 SD02-11 D

and include in particular:

a Tree species must be evergreen canopy trees with a minimum bag size of 200L at the time of planting.

b Palm species must be a minimum 3 metres in height at the time of planting.

c Shrub species must be a minimum 200mm pot size at the time of planting.

d Shrub species within the 1 metre setback area along the northern boundary of level 1 must be low maintenance species with a minimum bag size of 45 litre at the time of planting.

e Pandanus species must be ex-ground, a minimum 3 metres in height and multi headed at the time of planting.

f Planter boxes where trees are to be planted must possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations.

g Planter boxes containing tree species that are potentially exposed to prevailing winds or funnelled wind must be designed with root plate anchorage strengthening considerations or similar to prevent failure.

h Tree species planted with root zones adjacent to structures must have root control barriers and/or structure strengthening systems installed. Full demonstration of these systems is required to accompany the detailed landscape plan.

i An automatic irrigation system must be provided to all podium planter boxes.

j Frontage fencing must be as shown on the stamped approved plans for this MCU development permit.

k The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design.

10 Implementation of Landscaping

a. All landscaping associated with the development must be implemented and maintained to a standard consistent with the plans listed in condition 2 and 9.

b. Prior to the issue of a Certificate of Classification, and the development’s occupation and

commencement of use, the applicant must demonstrate through the Body Corporate legal arrangements and Community Management Statements, that all aspects and programs for the standard and maintenance of any landscaping associated with the development are maintained in perpetuity for the life of the development.

11 Landscaping works within public open spaces

a. Obtain an operational works approval to landscape all public open space generally in accordance with the Statement of Landscape Intent listed below, prior to commencement of the use at no cost to Council:


ADOPTED REPORT 335



‘Schematic Design | 185 Old Burleigh Road, Broadbeach’

Dunn Moran Landscape Architects

14 September 2017

- ‘D’


i. Ensure a minimum two (2) street trees are planted within the road reserve directly fronting the site along Margaret Street.

ii. All street trees planted must be a minimum 100L bag size.

iii. Where trees are located near side boundaries or underground services, root containment systems must be utilised.

iv. Trees must be a single-trunked canopy shade species able to attain a clear trunk height of 1800mm on maturity.

v. Ensure all other existing vegetation located within the public road reserve fronting the subject site on Old Burleigh Road is retained and not disturbed or damaged during implementation of the approved works.

vi. Ensure proposed street tree species are appropriately selected to accommodate for, and not interfere with, the overhead powerlines existing within the public road reserve of Margaret Street.

vii. Street tree species selection is to provide a continuation of, and contribution to the neighbourhood character.

viii. All built structures and planting associated with an entry statement must be located within private property.

b. Construct and maintain the public open space identified above until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

Transport

12 Off street vehicle and car parking facilities

a. Design and construct off street vehicle facilities at no cost to Council prior to the commencement of the use, generally in accordance with the Transport Code of the City Plan and include in particular:

i. A minimum of 101 car parking spaces, comprising:

91 resident

10 visitor

ii. All spaces are drained and sealed.

iii. All visitor car parking spaces on ground level are clearly signed and accessible at all times to bona fide visitors.

b. Maintain the off street vehicle and parking facilities at no cost to Council at all times.

13 Fully Automated Car Sorting System (specific)

a. Design and construct the fully automated car sorting system at no cost to Council prior to the commencement of the use, generally in accordance with the following plans:

Transport Impact Assessment


Hercules Timing Analysis Hercules Carparking Systems

26/06/17 185 Old Burleigh Road, Broadbeach

N/A


ADOPTED REPORT 336


Hercules Carparking Systems



N/A

b. Maintain the fully automated car sorting system at no cost to Council at all times.

14 Off street bicycle parking and end of trip facilities

a. Design, construct and maintain a minimum of 41 resident security level B and 10 visitor security level C off street bicycle parking spaces at no cost to Council generally in accordance with the Transport code of the City Plan.

b. Undertake all works prior to commencement of the use.

15 Loading and unloading

Loading and unloading of service vehicles must be undertaken generally in accordance with the Transport Code of the City Plan and include in particular:

a. Loading and unloading of any vehicle servicing the development must be conducted wholly within the site.

b. A vehicle, or vehicles waiting to be loaded or unloaded, must stand entirely within the site.

Engineering

16 Median extension

a. Obtain an operational works approval for the design and construction of the median extension on the southern leg of the Margaret Avenue/Old Burleigh Road single lane roundabout marked on the drawings listed below prior to commencement of the use at no cost to Council:


Level 00- Ground Floor Plan

Spyre Group 20/09/17 A-DA-10-03 B


i. Maintain a minimum 3.2m wide travel lane and 2.5m wide parking lane on both sides of the median extension.

b. Construct and maintain the median extension identified above at no costs to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

17 Rectification of Council’s infrastructure

a. Obtain an operational works approval for the rectification of any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths, water and sewer reticulation networks) prior to commencement of the use at no cost to Council.

b. Construct and maintain the rectified Council infrastructure at no cost to Council prior to commencement of the use.

18 Existing infrastructure, structures and services

a. Obtain an operational works approval for the removal/ relocation of existing infrastructure, structures and services listed below prior to commencement of the use at no cost to Council and include in particular:


ADOPTED REPORT 337


i. Remove redundant vehicular crossing.

ii. Remove any redundant stormwater kerb adaptors and disused service pits from the kerb and channel (including any associated pipework across the footpath).

b. Construct and maintain the identified Council infrastructure at no cost to Council prior to commencement of the use.

19 Footpaths

a. Obtain an operational works approval for the design and construction of all footpaths for the full frontages of the development site, prior to commencement of the use at no cost to Council and include in particular:

i. Provision of equitable access and achieve compliance with AS1428.

b. Construct and maintain the footpaths identified above at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

20 Street lighting a. Install a new street lighting system as replacement of the existing street lighting system,

including connections and energising at the intersection of Old Burleigh Road and Margaret Avenue at no cost to Council prior to commencement of the use.

b. Obtain an operational works approval for the location of the street lights and include in particular:

i. Achieve a minimum level of lighting. ii. Associated wiring must be installed underground. iii. Be acceptable to the electricity supplier (e.g. Energex) as ‘Rate 2 Public Lighting’. iv. Meet the relevant requirements of the electricity supplier (e.g. Energex).

c. Install and maintain the street lighting system at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

21 Electrical reticulation

a. Design, construct and connect an electrical reticulation system at no cost to Council and include in particular:

i. Provide underground electricity to the subject building/s.

ii. In supplying power to the site, no additional poles and/or pole-mounted transformers are to be erected within the public road.

iii. The existing overhead electricity lines up to and including 11kV lines within or bounding the site (i.e. along the adjacent verge of Margaret Avenue) must be removed or placed underground.

iv. Meet the relevant requirements of the electricity supplier (e.g. Energex).

a. Install the electrical reticulation system prior to commencement of the use.

22 Telecommunications network (MCU)

a. Design, construct and connect a telecommunications services network at no cost to Council and include in particular:

i. Provide underground telecommunications to the subject building/s, lead-in conduits and equipment space/s in a suitable location within the building/s, to suit the carrier of choice.

ii. All new pit and pipe infrastructure required to be installed within the public road fronting the site, must be suitably sized to cater for future installation of fibre optic cables.

iii. Meet the relevant telecommunications industry standards (e.g. Telstra/NBN Co


ADOPTED REPORT 338


standards).

b. Install the telecommunications services network prior to commencement of the use.

23 Gross Pollutant Traps (GPTs)

a. Install a gross pollutant trap (hydrocarbon and litter separator) within the basement car parking areas to treat water prior to discharging to Council’s stormwater network / lawful point of discharge prior to commencement of the use.

b. Maintain the GPT (hydrocarbon and litter separator) to ensure:

i. Hydrocarbons and other waste captured by the GPT are regularly removed by an appropriately licensed waste removal entity.

24 Construction of vehicular crossing

Construct the vehicular crossings generally in accordance with the Driveways and vehicular crossing code of the City Plan.

Sewer and Water Works

25 Water reticulation

a. Design, construct and connect a water reticulation system for the site to Council’s potable water supply network at the existing 100 mm AC main in the near verge nearest to the site property in Margaret Avenue, prior to commencement of the use at no cost to Council;

and in particular:

i. Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code); Gold Coast Water Network Modifications, Extension and Connections Policy Procedure;

ii. The property service, water meter box and water meter must be provided, at the boundary of the development site.

iii. Remove / seal / cap the redundant water property service.

26 Sewer reticulation

a. Obtain an operational works approval for the design, construction and connection of a sewer reticulation system for the site connecting to 150 mm diameter sewer main (Line9000232773 upstream of MH2519/3) in the road pavement of Margaret Avenue, prior to commencement of the use, at no cost to Council;

and in particular:

i. Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), Gold Coast Water Network Modifications, Extension and Connections Policy Procedures and/or any applicable Council of Gold Coast policies and procedures.

ii. The size of the sewer property service connection must be a minimum 150mm in accordance with Section 4.5.4 of the SEQ Water Supply & Sewerage Design & Construction Code (SEQ WS&S D&C Code).

iii. Remove / seal / cap the redundant sewer property service.

27 Sub-metering

Provide individual sub-metering for each lot/unit including common property generally in accordance with the Metering Technical Specifications and the Gold Coast Water Network Modifications, Extension and Connections Policy Procedures.

28 Fire loading

Fire loading must not exceed 15L/s for 2 hours duration.


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Construction Management

29 Certification of works

Provide Council with certificates prepared by qualified experts from the disciplines listed below, confirming as follows:


Certified document

Certification date

Plan/ Drawing

Expert discipline

Requesting Council Section

Basement excavation retention design certification

Prior to the issue of a development permit for building works

- Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering


The certification is to confirm:

a The basement excavation retention system has been adequately designed based on existing geotechnical conditions of the site.

b Detailed stability analyses have been carried out for the designed basement excavation retention system.

c The designed basement excavation retention system achieves a factor of safety of at least 1.5, the calculated retention wall movements and rotations are within acceptable limits, and the basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure.

d A site-monitoring plan is in place for the entire basement excavation/construction period and for a post-construction period of at least three months in order to monitor and detect impact on the stability and integrity of the adjacent properties/structures.

e A contingency plan is in place in case any sign of instability on the adjacent properties/structures is identified or detected during the basement excavation/construction period.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post- construction certification

Immediately after completion of the basement structure up to natural ground level




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a. All geotechnical engineering works in relation to the basement excavation/construction was supervised.

b. The basement excavation/construction has been satisfactorily carried out on site.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Acoustic compliance report

Prior to the commencement of use

Acoustic Engineer



The development has been designed in accordance with the established noise criteria and recommendations outlined in an approved acoustic report.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Waste Management compliance report


Waste Consultant



The development has been designed and constructed in accordance with the recommendations outlined in an approved Waste Management Plan.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post construction certification

Prior to commencement of use of the premises

“Stormwater Management Plan for 185 Old Burleigh Road, Broadbeach, Revision 02” dated 14 September 2017 prepared by ADG Engineers (Aust) Pty Ltd

Registered Professional Engineer Queensland (RPEQ)

Hydraulics & Water Quality


ADOPTED REPORT 341



All stormwater devices (quantity and quality) shown in the approved stormwater management plan and associated design drawings have been installed on-site in accordance with the Council’s approved stormwater management plan and are functioning as designed.


Certified document

Certification date

Plan/ Drawing

Expert discipline Requesting Council Section

Contractual agreement (e.g.

Agreement Advice or Completion Letter from Telstra. Alternatively, a copy of Master Development Agreement or Small Development Agreement from NBN Co).

Prior to commencement of the use

- The authorised telecommunication carrier (e.g. Telstra or NBN

Development Compliance


The provision of telecommunication infrastructure has been undertaken and installed in accordance with telecommunications industry standards (e.g. Telstra/ NBN standards).


Certified document

Certification date

Plan/ Drawing

Expert discipline


Certificate for electricity supply


- An authorised supplier (e.g. Energex)



Underground electricity supply is available to the development site for all proposed dwellings.

30 Availability of approved plans, drawings and reports

Retain a copy of this decision notice and stamped approved plans, drawings and reports on site at all times during construction. Any contractors undertaking approved work (including tree removal or relocations) must be directly provided with a copy of these conditions and instructed as to the need to comply with them.

31 Supervision of works

During construction of any works the following professionals must be appointed to supervise the below described actions:


ADOPTED REPORT 342



Expertise required of the suitably qualified professional

Actions to be overseen by the professional

Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering

Supervise all geotechnical engineering works in relation to the proposed basement excavation/construction and ensure no adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure.

32 Erosion and sediment control

a. Undertake works generally in accordance with the Healthy waters code of the City Plan and ensure:

i. Sediment control structures e.g.: sediment fence is placed at the base of all materials on site to mitigate sediment run-off.

ii. A perimeter bund and/or diversion drain is constructed around the disturbed areas to prevent any outside clean stormwater from mixing with polluted / contaminated stormwater.

iii. All polluted/contaminated water from the site, including dewatering discharge, is treated to achieve the water quality objectives in Table 8.2.1 of the Queensland Water Quality Guidelines (DERM September 2009) prior to discharging from the site.

iv. Inspections for erosion and sediment control measures occur in accordance with the compliance procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.3.6.1.2 – Compliance.

33 Dust management plan

a. Prepare and submit for approval a Dust management plan generally in accordance with the Change to ground level and creation of the new waterways code of the City Plan prior to any works commencing.

b. The Dust management plan must be prepared by a suitably qualified professional and include in particular.

i. Provide details of sources of dust and particulate emissions.

ii. Identify the measures and work practices to be implemented ensuring the release of dust and particulate matter from construction activities does not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

iii. Identify the procedures to be adopted for monitoring and reporting air emissions.

iv. Provide details of complaint response procedures that will be adopted.

v. Identify the procedures to be adopted for revision and review of the dust management plan.

c. Implement the Dust management plan during all construction works at no cost to Council.

34 Dewatering management plan

a. Obtain a Management Plan approval for a Dewatering management plan generally in accordance with the Guidelines for Dewatering Management Plan dated May 2016, prior to any works commencing.

b. The Dewatering management plan must be prepared by a suitably qualitied professional and include in particular:

i. Purpose for dewatering (ie: an explanation why dewatering is required).


ADOPTED REPORT 343


ii. Dewatering technique (ie: wellpoint, deep well, open hole etc).

iii. Anticipated dewatering flow rate and total dewatering duration.

iv. Controls (ie: settling tank, turbidity curtain etc) and method of effluent discharge.

v. Measures and techniques to manage noise, vibration and odour issues.

vi. Measures and techniques to manage geotechnical stability issues.

vii. Contingency plan in case of emergency situation.

viii. Engineering specifications for dewatering effluent treatment (i.e. air-stripper, carbon filtration, etc) and details for an analytical monitoring program to ensure effluent will meet water quality release standards described in Tables 1 & 2, where dewatering is conducted in a contaminated area.

ix. Monitoring program to ensure effluent will comply with applicable water quality release standards described in Tables 1 & 2 of the guidelines.

x. Baseline assessment of the existing environment (i.e. fauna, water quality) that will receive the discharge.

xi. Strategy for monitoring and managing any impacts during the life and after closure of the project.

xii. The point of discharge to the storm water system and to any waterway or water body.

xiii. Hydrogeological and hydrological assessment of the project area to estimate quantity and quality of water to be discharged.

xiv. Verification the quality of discharge water will comply with the receiving water duration and frequency of the discharge.

xv. Seasonal variability of the receiving water quality.

xvi. Assessment of the viability of treating or recycling wastewater.

xvii. Location of all treatment pads.

c. Implement the Dewatering management plan during construction works at no cost to Council.

35 Noise management plan

a. Prepare and submit for approval a Noise management plan addressing construction activities prior to any works commencing.

b. The Noise management plan must be prepared by a suitably qualified professional and include in particular.

i. Provide details of expected noise sources.

ii. Identify the measures and work practices to be implemented to ensure noise from construction activities does not cause an ‘environmental nuisance’ (within the meaning of the term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

iii. Identify the measures and work procedures to monitor noise emissions.

iv. Provide details of complaint response procedures.

v. Identify procedures to monitor and review the noise management plan.

c. Implement the Noise management plan during all construction works at no cost to Council.

36 Haulage access/site management plan

a. Prepare and submit for approval a Haulage access/site management plan generally in accordance with the Change to ground level code of the City Plan, prior to any works commencing.


ADOPTED REPORT 344


b. The Haulage access/site management plan must be prepared by a suitably qualified professional and include in particular.

i. Address the provision of vehicle barrier(s) along the frontages of the land to ensure vehicles use approved crossovers.

ii. Provide Loading/unloading operations and detail what impacts may result on the Broadbeach State School during peak drop-off and pick-up times.

iii. Address nuisance from dust, noise, vibration, smoke and material tracked onto public roads as a result of hauling and filling operations and how complaints will be addressed.

iv. Identity measures and work practices to ensure the site will be maintained in a clean and tidy state at all times including collection, storage and disposal of all waste materials.

v. Identify measures and work practices to ensure non- recyclable debris transported from the site is disposed of at an approved waste facility. Combustion of any material is not permitted on the subject site without prior approval of Council.

vi. Identify measures and work procedures to ensure gravel access areas to the site, transport dust covers and shake (hose) down areas are in place to control both on-site dust nuisance and contamination of external properties, roadways and receiving waterways.

c. Implement the Haulage access/site management plan during all construction works at no cost to Council.

37 Transport of soil/fill/excavated material

During the transportation of soil and other fill/excavated material:

a. All trucks hauling soil, or fill/excavated material must have their loads secure and covered.

b. Any spillage that falls from the trucks or their wheels must be collected and removed from the site and streets along which the trucks travel on a daily basis.

c. Prior to vehicles exiting the site, measures must be taken to remove the soil from the wheels of the vehicles to prevent soil and mud being deposited on public roads.

38 Construction management plan

a. Prepare and submit for approval a Construction management plan generally in accordance with the Guidelines for Construction Management Plans prior to any works commencing.

b. The Construction management plan must be prepared by a suitably qualified professional and include in particular.

i. Provide hours of construction.

ii. Provide details on traffic management (including loading, unloading and cartage routes).

iii. Parking of vehicles (including on site employees and delivery vehicles).

iv. Maintenance of safe pedestrian movement across the site’s frontage/s (including people with disabilities).

v. Provide details for the collection and control of Building waste and refuse disposal.

vi. Details on the presentation of hoarding to the street.

vii. Demonstrate how the general public will be protected from construction activities.

viii. Provide details on how the building site will be kept clean and tidy to maintain public safety and amenity.


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ix. Demonstrating that limited impacts will occur on the operation of the Broadbeach State School, specifically during times of children pick up and drop off (7am-9am and 2pm to 4pm, Monday to Friday).

c. Implement the Construction management plan during all construction works at no cost to Council.

Note:

Should the development be under construction during the year of the Gold Coast Commonwealth Games for the period January 2018 through to May 2018, the applicant will be required to undertake a specific Commonwealth Games Construction Management Plan which will deal with impacts such as road and footpath closures and elevated expectations of the presentation of construction sites.

Plumbing and Drainage Act 2002

39 Plumbing and drainage works

Obtain a compliance permit for all plumbing and drainage work prior to commencement of the use.

Note:

A compliance permit for plumbing and drainage works cannot approve the discharge of trade waste to Council’s sewerage system. The generator of trade waste must complete an application for approval to discharge trade waste to Council’s Sewerage System (available on Council’s website).

Advice Notes

40 Development infrastructure

Development infrastructure required to be provided in implementing this development approval is non-trunk development infrastructure unless otherwise stated in a condition of the approval.

41 No refund or offset for extra payment condition

No refund or offset of any part of the additional payment amount is available because the additional payment is to Council for the additional emergency sewerage storage attributed to the subject development only.

42 Overhead cabling works and electrical reticulation generally

Overhead cabling works and electrical reticulation generally, must be attended to in accordance with the requirements of the authorised electricity supplier (e.g. Energex).

43 Connections and disconnections

Any connection/disconnection to the existing water and sewerage networks will be at the applicant’s cost. Prior to the connection/disconnection taking place, the applicant must obtain written approval for the connection/disconnection of all new connections and all redundant connections from Gold Coast Water and Waste.

Gold Coast Water and Waste understands that water meters are not usually sized at this approval phase for many project types. Please be aware that all water meters 100 mm in diameter or larger require an operational works approval as mandated by the below mentioned policy. This should be considered for internal hydraulic designs and associated connection applications moving forward.

Refer to Gold Coast Water and Waste Network Modifications, Extension and Connections Policy Procedure, available on Council’s websitehttp://www.cityofgoldcoast.com.au


ADOPTED REPORT 346


44 Further development permits/compliance permits

Further development permits and/or compliance permits from Council are required to facilitate the development of the approved works identified in this decision notice. These include:

City Assets

Operational Works - infrastructure

Operational Works - vehicle access works


Operational Works Approval - landscape works

Open Space Assessment

Operational Works Approval - landscape works.


Compliance permit for plumbing and drainage work


Operational Works Approval - infrastructure


Operational Works Approval- Works - infrastructure.

A copy of this decision notice and accompanying stamped drawings/plans must be submitted with any subsequent application identified above.

45 Separate service connection points

Should a volumetric subdivision be pursued, separate water supply services will need to be designed and constructed to each of the different uses (e.g. commercial/residential), or to each of the volumetric lots created, so as to ensure that all lots within the site have separate service connection points. Internal services will need to be managed through the Building Management Statement.

46 Compliance with conditions

Once this development approval takes effect, the conditions attach to the land and are applicable in perpetuity. It is a development offence to contravene a development approval, including any of its conditions.

47 Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘ACHA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The ACHA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care:


ADOPTED REPORT 347


a. Is not negated by the issuing of this development approval;

b. Applies on all land and water, including freehold land;

c. Lies with the person or entity conducting an activity; and

d. If breached, is subject to criminal offence penalties.

Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care.

Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the ACHA.

The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the ACHA.

48 Infrastructure charges

Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure Charges Notice, which accompanies this decision notice.

49 Stormwater

A property notification will be applied to the lot/subsequent lots stating a stormwater management plan exists for the site and must be complied with at all times.

50 Applicant responsibilities

The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws.

Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without liming this obligation, the applicant is responsible for:

a. Obtaining all other/further necessary approvals, licences, permits, resource entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commended and to carry out the activity for its duration;

b. Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environment Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’);

c. Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval);

d. Ensuring the correcting siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;

e. Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and

f. Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.

51 Connections to, alteration or realignment of Council infrastructure

Where development works require the connection to, alteration, removal or realignment of Council infrastructure or impact on other public utility infrastructure (e.g. telecommunications, electricity, gas), the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.


ADOPTED REPORT 348


Connection to, alteration, removal or realignment of Council infrastructure includes (but is not limited to) fire hydrants, water service metres, sewer man hole covers, stormwater drainage infrastructure, reinstatement of hole covers, stormwater drainage infrastructure, crossovers, footpaths, road pavement, kerb and channel, kerb ramps, medians, traffic islands, road furniture, signage and line-marking.

52 Notice of works timetable

The applicant is responsible for providing a Notice of works timetable for Commencement of work and Commencement of use to Council’s Development Compliance section. A copy of Council’s Notice of works timetable is available for viewing on Council’s website http://www.goldcoast.qld.gov.au/documents/fa/fm579_notice-of-works.pdf

53 Basement excavation

a. If the proposed basement excavation requires ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit should be accompanied with the building works application.

b. The installation of any ground anchors into any adjacent private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

c. The installation of any ground anchors into any adjacent State controlled road/reserve will require a Road Corridor Permit from the Department of Transport and Main Roads (Gold Coast Office, (07) 5596 9500) and is not assessed or approved by Council.

Property Notifications

54 Noise/Acoustic

There are development approval conditions applicable in relation to acoustic issues on this lot/subsequent lots. All property owner(s) must ensure compliance with these conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU201700964) A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline

55 Stormwater

There are development approval conditions applicable in relation to stormwater management on this lot/subsequent lots. All property owner(s) must ensure compliance with these conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU201700964). A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline

Author:

Authorised by:

Sam Monaghan Dyan Currie

A/ Senior Planning Officer Director Planning and Environment

October 2017


ADOPTED REPORT 349


Committee Recommendation Adopted At Council 14 November 2017 COMMITTEE RECOMMENDATION CP17.1108.003 moved Cr Owen-Jones seconded Cr Vorster Real property description Lot 0 on BUP58, Lot 1 on BUP58, Lot 2 on BUP58,

Lot 3 on BUP58, Lot 4 on BUP58, Lot 5 on BUP58, Lot 6 on BUP58, Lot 7 on BUP58, Lot 8 on BUP58

Address of property 185 Old Burleigh Road, Broadbeach

Area of property 825m2

Decision type Development permit for material change of use (code assessment) Multiple dwellings (91 units)

Compliance assessment required for documents or works

Stormwater management plan Basement excavation stability assessment report Dewatering management plan Acid sulfate soils management plan Acoustic compliance report Waste management compliance report

NATURE OF DECISION

A Council approves the issue of a development permit for material change of use for Multiple dwellings (91 units), subject to the following conditions:

General

1 Timing

All conditions of this development approval must be complied with at no cost to Council at all times unless otherwise stated in another condition.

2 Amended drawings

Prepare and submit amendments to the drawings for confirmation they constitute the approved drawings for the purposes of this development approval. All amended drawings must be submitted (and confirmed by Council) prior to commencement of any works on site.


Design Statement - Materials Palette

ML Designs 20/09/2017 A-DA-03-02(B) B

Level – 01 – Basement 01 (AVPS)

ML Designs 20/09/2017 A-DA-10-02(B) B

Ground Floor Plan ML Designs 13/10/2017 A-DA-10-03(D) D



Level 03 – Recreation Deck Floor Plan

ML Designs 10/10/2017 A-DA-10-06(D) D

Level 04-24 Typical Tower Plan ML Designs 20/09/2017 A-DA-10-07(C) C


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Level 25 – Penthouse Level Plan ML Designs 20/09/2017 A-DA-10-10(C) C

Level 26 – 28 – Typical Penthouse Level Plan

ML Designs 20/09/2017 A-DA-10-11(C) C

Level 29 – Plant and Lounge ML Designs 20/09/2017 A-DA-10-12(C) C

Level 30 – Plant and Equipment Floor Plan

ML Designs 20/09/2017 A-DA-10-13(C) C

Typical Apartment Level Plan ML Designs 20/09/2017 A-DA-11-01(B) B

Level 25 Penthouse Floor Plan ML Designs 20/09/2017 A-DA-11-04(B) B

Typical Penthouse Level Plan ML Designs 20/09/2017 A-DA-11-05(B) B

Roof Plan ML Designs 20/09/2017 A-DA-14-01(B) B

North/South Elevations ML Designs 20/09/2017 A-DA-20-01(B) B

East/West Elevations ML Designs 20/09/2017 A-DA-20-02(B) B

Detailed Elevations ML Designs 20/09/2017 A-DA-20-03(B) B

Front Fence Elevation ML Designs 20/09/2017 A-DA-20-04(B) B

Margaret Street Elevation ML Designs 20/09/2017 A-DA-20-05(A) A

North Boundary Elevation ML Designs 20/09/2017 A-DA-20-06(A) A



Sections ML Designs 20/09/2017 A-DA-30-01(B) B

Detailed Section – Podium Sections

ML Designs 20/09/2017 A-DA-30-02(B) B

Detailed Section – Podium Screening

ML Designs 20/09/2017 A-DA-30-03(B) B

Villa Perspective Section ML Designs 20/09/2017 A-DA-30-04(A) A



Development Calculations and Analysis

ML Designs 20/09/2017 A-DA-90-01(B) B

The following amendments must be included:

a. Amend the western ground level built to boundary ‘concrete wall’ to ‘precast concrete featuring form finish’, Code C, as shown on Design Statement Materials Palette.

b. Amend the North/South Elevations plan to show screening over the proposed MRV bay. The screening should be generally consistent with the materials proposed on ‘Perspective Views 04’, dated: 20/09/2017, dwg. no. A-DA-01-04(A) by ML Designs.

c. Include permanent feature screening between visitor space 7 and the booster cabinet to screen the visitor car parking bays from street view. The screening should extend from ground level to the base podium level 1 and complement the approved materials and colours. The screening is not to impede the pedestrian sight triangle.

d. Amend the pedestrian sight triangles at the western driveway to comply with the requirements of Figure 3.3 of AS2890.1-2004 to align the 2m and 2.5m dimensions with the defined edges of the vehicle crossing.

e. Show a minimum 4.5m vertical clearance on ground level at the western vehicle access in accordance with the requirements of Table 4.1 of AS2890.2 Parking Facilities Part 2: Off Street Commercial Vehicle Facilities.


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f. Provide a plan for each of the five basement car parking levels or update the drawing title to advise that the provided basement plan is a typical layout for basements 1-5 comprising a total of 142 car parking spaces.

3 Approved Plans

Undertake and maintain the development generally in accordance with the following plans:



Report for Acoustic Services

EMF Griffiths Consulting Engineers

9 October 2017

s2170367 B

Waste Management TTM Consulting

14 September 2017

17BRW0028 2



being “Stormwater Management Plan for 185 Old Burleigh Road, Broadbeach”

by ADG Engineers (Aust) Pty Ltd

14 September 2017

20019 02

Trunk Development Infrastructure

4 Extra payment condition

a. Pay to Council extra trunk infrastructure costs in the amount of $ 53,978.00 prior to commencement of use of the premises.

b. This condition has been imposed as the development will require additional emergency storage at sewer pump station SPS A25 in the 2022 to 2026 Planning Horizon.

c. The details of the trunk infrastructure for which the additional payment is required, are as follows:

i. extra trunk infrastructure costs = base unit cost of emergency storage x V x adjustment factor x ((1+i)^n), where:

V = 5.73kL, i.e. additional volume of emergency storage required (kL)

Base unit cost of emergency storage = 4961.48 ($/kL) (calculated using Equation 13 of the Water and Sewerage Infrastructure Plan Detailed Cost Analysis(2014))

Adjustment factor = 1.5 (for overhead and contingency allowance)

i = 2.39% - indexation (10 year average of ABS 6247 roads and bridges index 3101 Queensland Table 17)

n = 10, i.e. the number of years the cost is being bought forward, from the beginning of the planning horizon year in which the additional storage is needed (2022), less the year the cost estimates rates were calculated from (2012).

d. Instead of making the payment, elect to provide all or part of the trunk infrastructure detailed above. If this election is made, the requirements for providing the trunk infrastructure, and when it must be provided, are as follows:

i. Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code);

ii. The construction of extra emergency storage of 5.73kL at SPS A25 is to be completed prior to commencement of use of the premises;

iii. Construction must be coordinated with Council, and any upgrades identified in


ADOPTED REPORT 352


Council’s Water Supply and Sewerage Infrastructure Plan for sewer pump station SPS A25 which will be constructed by the Council.

Property

5 Private infrastructure

a. Ownership, operation and maintenance of the following private infrastructure is to vest at all times with the Body Corporate and/or legal authority

i. Stormwater management devices and infrastructure monitored and managed in accordance with the City Plan Policy – Land Development Guidelines and with reference to the Water by Design document Maintaining Vegetated Stormwater Assets.

ii. Gross pollutant trap (GPT) ensuring it functions for its intended purpose.

Amenity

6 Hours of operation

The use of outdoor recreational areas is only permitted between the hours of 7:00am to 10:00pm, Monday to Sunday.

7 Screening of visually offensive components

Locate and screen the following components of the development so that they are not visible from any road to which the site has frontage, adjoining premises or otherwise on display from any public thoroughfare or vantage point:

a. Refuse storage areas

b. Service equipment

c. Mechanical ventilation

d. Refrigeration units

e. Storage areas for machinery, materials, vehicles or the like.

8 Nuisance

Undertake and operate the development in a manner that causes no detrimental effect upon surrounding premises by reason of noise nuisance, lighting nuisance or other such emissions. Specifically:

a. Position and direct all lighting to ensure spill and reflection are covered where appropriate.

Environmental and Landscaping

9 Landscaping works on private land

Obtain an operational works approval to landscape the site generally in accordance with the Statement of Landscape Intent listed below, prior to a request being made to Council to approve the plan of subdivision at no cost to Council:


Schematic Design Dunn Moran 14.09.2017 SD02-11 D


a Tree species must be evergreen canopy trees with a minimum bag size of 200L at the time of planting.

b Palm species must be a minimum 3 metres in height at the time of planting.

c Shrub species must be a minimum 200mm pot size at the time of planting.


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d Shrub species within the 1 metre setback area along the northern boundary of level 1 must be low maintenance species with a minimum bag size of 45 litre at the time of planting.

e Pandanus species must be ex-ground, a minimum 3 metres in height and multi headed at the time of planting.

f Planter boxes where trees are to be planted must possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations.

g Planter boxes containing tree species that are potentially exposed to prevailing winds or funnelled wind must be designed with root plate anchorage strengthening considerations or similar to prevent failure.

h Tree species planted with root zones adjacent to structures must have root control barriers and/or structure strengthening systems installed. Full demonstration of these systems is required to accompany the detailed landscape plan.

i An automatic irrigation system must be provided to all podium planter boxes.

j Frontage fencing must be as shown on the stamped approved plans for this MCU development permit.

k The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design.

10 Implementation of Landscaping

a. All landscaping associated with the development must be implemented and maintained to a standard consistent with the plans listed in condition 2 and 9.

b. Prior to the issue of a Certificate of Classification, and the development’s occupation and

commencement of use, the applicant must demonstrate through the Body Corporate legal arrangements and Community Management Statements, that all aspects and programs for the standard and maintenance of any landscaping associated with the development are maintained in perpetuity for the life of the development.

11 Landscaping works within public open spaces

a. Obtain an operational works approval to landscape all public open space generally in accordance with the Statement of Landscape Intent listed below, prior to commencement of the use at no cost to Council:


‘Schematic Design | 185 Old Burleigh Road, Broadbeach’

Dunn Moran Landscape Architects

14 September 2017

- ‘D’


i. Ensure a minimum two (2) street trees are planted within the road reserve directly fronting the site along Margaret Street.

ii. All street trees planted must be a minimum 100L bag size.

iii. Where trees are located near side boundaries or underground services, root


ADOPTED REPORT 354


containment systems must be utilised.

iv. Trees must be a single-trunked canopy shade species able to attain a clear trunk height of 1800mm on maturity.

v. Ensure all other existing vegetation located within the public road reserve fronting the subject site on Old Burleigh Road is retained and not disturbed or damaged during implementation of the approved works.

vi. Ensure proposed street tree species are appropriately selected to accommodate for, and not interfere with, the overhead powerlines existing within the public road reserve of Margaret Street.

vii. Street tree species selection is to provide a continuation of, and contribution to the neighbourhood character.

viii. All built structures and planting associated with an entry statement must be located within private property.

b. Construct and maintain the public open space identified above until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

Transport

12 Off street vehicle and car parking facilities

a. Design and construct off street vehicle facilities at no cost to Council prior to the commencement of the use, generally in accordance with the Transport Code of the City Plan and include in particular:

i. A minimum of 101 car parking spaces, comprising:

91 resident

10 visitor

ii. All spaces are drained and sealed.

iii. All visitor car parking spaces on ground level are clearly signed and accessible at all times to bona fide visitors.

b. Maintain the off street vehicle and parking facilities at no cost to Council at all times.

13 Fully Automated Car Sorting System (specific)

a. Design and construct the fully automated car sorting system at no cost to Council prior to the commencement of the use, generally in accordance with the following plans:



Hercules Timing Analysis Hercules Carparking Systems


N/A




N/A

b. Maintain the fully automated car sorting system at no cost to Council at all times.

14 Off street bicycle parking and end of trip facilities

a. Design, construct and maintain a minimum of 41 resident security level B and 10 visitor security level C off street bicycle parking spaces at no cost to Council generally in accordance with the Transport code of the City Plan.

b. Undertake all works prior to commencement of the use.

15 Loading and unloading

Loading and unloading of service vehicles must be undertaken generally in accordance with


ADOPTED REPORT 355


the Transport Code of the City Plan and include in particular:

a. Loading and unloading of any vehicle servicing the development must be conducted wholly within the site.

b. A vehicle, or vehicles waiting to be loaded or unloaded, must stand entirely within the site.

Engineering

16 Median extension

a. Obtain an operational works approval for the design and construction of the median extension on the southern leg of the Margaret Avenue/Old Burleigh Road single lane roundabout marked on the drawings listed below prior to commencement of the use at no cost to Council:


Level 00- Ground Floor Plan

Spyre Group 20/09/17 A-DA-10-03 B


i. Maintain a minimum 3.2m wide travel lane and 2.5m wide parking lane on both sides of the median extension.

b. Construct and maintain the median extension identified above at no costs to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

17 Rectification of Council’s infrastructure

a. Obtain an operational works approval for the rectification of any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths, water and sewer reticulation networks) prior to commencement of the use at no cost to Council.

b. Construct and maintain the rectified Council infrastructure at no cost to Council prior to commencement of the use.

18 Existing infrastructure, structures and services

a. Obtain an operational works approval for the removal/ relocation of existing infrastructure, structures and services listed below prior to commencement of the use at no cost to Council and include in particular:

i. Remove redundant vehicular crossing.

ii. Remove any redundant stormwater kerb adaptors and disused service pits from the kerb and channel (including any associated pipework across the footpath).

b. Construct and maintain the identified Council infrastructure at no cost to Council prior to commencement of the use.

19 Footpaths

a. Obtain an operational works approval for the design and construction of all footpaths for the full frontages of the development site, prior to commencement of the use at no cost to Council and include in particular:

i. Provision of equitable access and achieve compliance with AS1428.

b. Construct and maintain the footpaths identified above at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.


ADOPTED REPORT 356


20 Street lighting a. Install a new street lighting system as replacement of the existing street lighting system,

including connections and energising at the intersection of Old Burleigh Road and Margaret Avenue at no cost to Council prior to commencement of the use.

b. Obtain an operational works approval for the location of the street lights and include in particular:

i. Achieve a minimum level of lighting. ii. Associated wiring must be installed underground. iii. Be acceptable to the electricity supplier (e.g. Energex) as ‘Rate 2 Public Lighting’. iv. Meet the relevant requirements of the electricity supplier (e.g. Energex).

c. Install and maintain the street lighting system at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.6.

21 Electrical reticulation

a. Design, construct and connect an electrical reticulation system at no cost to Council and include in particular:

i. Provide underground electricity to the subject building/s.

ii. In supplying power to the site, no additional poles and/or pole-mounted transformers are to be erected within the public road.

iii. The existing overhead electricity lines up to and including 11kV lines within or bounding the site (i.e. along the adjacent verge of Margaret Avenue) must be removed or placed underground.

iv. Meet the relevant requirements of the electricity supplier (e.g. Energex).

a. Install the electrical reticulation system prior to commencement of the use.

22 Telecommunications network (MCU)

a. Design, construct and connect a telecommunications services network at no cost to Council and include in particular:

i. Provide underground telecommunications to the subject building/s, lead-in conduits and equipment space/s in a suitable location within the building/s, to suit the carrier of choice.

ii. All new pit and pipe infrastructure required to be installed within the public road fronting the site, must be suitably sized to cater for future installation of fibre optic cables.

iii. Meet the relevant telecommunications industry standards (e.g. Telstra/NBN Co standards).

b. Install the telecommunications services network prior to commencement of the use.

23 Gross Pollutant Traps (GPTs)

a. Install a gross pollutant trap (hydrocarbon and litter separator) within the basement car parking areas to treat water prior to discharging to Council’s stormwater network / lawful point of discharge prior to commencement of the use.

b. Maintain the GPT (hydrocarbon and litter separator) to ensure:

i. Hydrocarbons and other waste captured by the GPT are regularly removed by an appropriately licensed waste removal entity.

24 Construction of vehicular crossing

Construct the vehicular crossings generally in accordance with the Driveways and vehicular crossing code of the City Plan.

Sewer and Water Works

25 Water reticulation


ADOPTED REPORT 357


a. Design, construct and connect a water reticulation system for the site to Council’s potable water supply network at the existing 100 mm AC main in the near verge nearest to the site property in Margaret Avenue, prior to commencement of the use at no cost to Council;

and in particular:

i. Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code); Gold Coast Water Network Modifications, Extension and Connections Policy Procedure;

ii. The property service, water meter box and water meter must be provided, at the boundary of the development site.

iii. Remove / seal / cap the redundant water property service.

26 Sewer reticulation

a. Obtain an operational works approval for the design, construction and connection of a sewer reticulation system for the site connecting to 150 mm diameter sewer main (Line9000232773 upstream of MH2519/3) in the road pavement of Margaret Avenue, prior to commencement of the use, at no cost to Council;

and in particular:

i. Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), Gold Coast Water Network Modifications, Extension and Connections Policy Procedures and/or any applicable Council of Gold Coast policies and procedures.

ii. The size of the sewer property service connection must be a minimum 150mm in accordance with Section 4.5.4 of the SEQ Water Supply & Sewerage Design & Construction Code (SEQ WS&S D&C Code).

iii. Remove / seal / cap the redundant sewer property service.

27 Sub-metering

Provide individual sub-metering for each lot/unit including common property generally in accordance with the Metering Technical Specifications and the Gold Coast Water Network Modifications, Extension and Connections Policy Procedures.

28 Fire loading

Fire loading must not exceed 15L/s for 2 hours duration.

Construction Management

29 Certification of works

Provide Council with certificates prepared by qualified experts from the disciplines listed below, confirming as follows:


Certified document

Certification date

Plan/ Drawing

Expert discipline


Basement excavation retention design certification

Prior to the issue of a development permit for building works




ADOPTED REPORT 358



a The basement excavation retention system has been adequately designed based on existing geotechnical conditions of the site.

b Detailed stability analyses have been carried out for the designed basement excavation retention system.

c The designed basement excavation retention system achieves a factor of safety of at least 1.5, the calculated retention wall movements and rotations are within acceptable limits, and the basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure.

d A site-monitoring plan is in place for the entire basement excavation/construction period and for a post-construction period of at least three months in order to monitor and detect impact on the stability and integrity of the adjacent properties/structures.

e A contingency plan is in place in case any sign of instability on the adjacent properties/structures is identified or detected during the basement excavation/construction period.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post- construction certification

Immediately after completion of the basement structure up to natural ground level




a. All geotechnical engineering works in relation to the basement excavation/construction was supervised.

b. The basement excavation/construction has been satisfactorily carried out on site.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Acoustic compliance report


Acoustic Engineer



The development has been designed in accordance with the established noise criteria and recommendations outlined in an approved acoustic report.


ADOPTED REPORT 359



Certified document

Certification date

Plan/ Drawing

Expert discipline


Waste Management compliance report


Waste Consultant



The development has been designed and constructed in accordance with the recommendations outlined in an approved Waste Management Plan.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post construction certification

Prior to commencement of use of the premises

“Stormwater Management Plan for 185 Old Burleigh Road, Broadbeach, Revision 02” dated 14 September 2017 prepared by ADG Engineers (Aust) Pty Ltd

Registered Professional Engineer Queensland (RPEQ)

Hydraulics & Water Quality


All stormwater devices (quantity and quality) shown in the approved stormwater management plan and associated design drawings have been installed on-site in accordance with the Council’s approved stormwater management plan and are functioning as designed.


Certified document

Certification date

Plan/ Drawing

Expert discipline Requesting Council Section

Contractual agreement (e.g.

Agreement Advice or Completion Letter from Telstra. Alternatively, a copy of Master Development Agreement or Small Development Agreement from


- The authorised telecommunication carrier (e.g. Telstra or NBN



ADOPTED REPORT 360


NBN Co).


The provision of telecommunication infrastructure has been undertaken and installed in accordance with telecommunications industry standards (e.g. Telstra/ NBN standards).


Certified document

Certification date

Plan/ Drawing

Expert discipline


Certificate for electricity supply


- An authorised supplier (e.g. Energex)



Underground electricity supply is available to the development site for all proposed dwellings.

30 Availability of approved plans, drawings and reports

Retain a copy of this decision notice and stamped approved plans, drawings and reports on site at all times during construction. Any contractors undertaking approved work (including tree removal or relocations) must be directly provided with a copy of these conditions and instructed as to the need to comply with them.

31 Supervision of works

During construction of any works the following professionals must be appointed to supervise the below described actions:


Expertise required of the suitably qualified professional

Actions to be overseen by the professional

Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering

Supervise all geotechnical engineering works in relation to the proposed basement excavation/construction and ensure no adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure.

32 Erosion and sediment control

a. Undertake works generally in accordance with the Healthy waters code of the City Plan and ensure:

i. Sediment control structures e.g.: sediment fence is placed at the base of all materials on site to mitigate sediment run-off.

ii. A perimeter bund and/or diversion drain is constructed around the disturbed areas to prevent any outside clean stormwater from mixing with polluted / contaminated stormwater.

iii. All polluted/contaminated water from the site, including dewatering discharge, is treated to achieve the water quality objectives in Table 8.2.1 of the Queensland Water Quality Guidelines (DERM September 2009) prior to discharging from the site.

iv. Inspections for erosion and sediment control measures occur in accordance with the compliance procedures in City Planning Policy SC6.9 – Land development guidelines, section 6.9.3.6.1.2 – Compliance.


ADOPTED REPORT 361


33 Dust management plan

a. Prepare and submit for approval a Dust management plan generally in accordance with the Change to ground level and creation of the new waterways code of the City Plan prior to any works commencing.

b. The Dust management plan must be prepared by a suitably qualified professional and include in particular.

i. Provide details of sources of dust and particulate emissions.

ii. Identify the measures and work practices to be implemented ensuring the release of dust and particulate matter from construction activities does not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

iii. Identify the procedures to be adopted for monitoring and reporting air emissions.

iv. Provide details of complaint response procedures that will be adopted.

v. Identify the procedures to be adopted for revision and review of the dust management plan.

c. Implement the Dust management plan during all construction works at no cost to Council.

34 Dewatering management plan

a. Obtain a Management Plan approval for a Dewatering management plan generally in accordance with the Guidelines for Dewatering Management Plan dated May 2016, prior to any works commencing.

b. The Dewatering management plan must be prepared by a suitably qualitied professional and include in particular:

i. Purpose for dewatering (ie: an explanation why dewatering is required).

ii. Dewatering technique (ie: wellpoint, deep well, open hole etc).

iii. Anticipated dewatering flow rate and total dewatering duration.

iv. Controls (ie: settling tank, turbidity curtain etc) and method of effluent discharge.

v. Measures and techniques to manage noise, vibration and odour issues.

vi. Measures and techniques to manage geotechnical stability issues.

vii. Contingency plan in case of emergency situation.

viii. Engineering specifications for dewatering effluent treatment (i.e. air-stripper, carbon filtration, etc) and details for an analytical monitoring program to ensure effluent will meet water quality release standards described in Tables 1 & 2, where dewatering is conducted in a contaminated area.

ix. Monitoring program to ensure effluent will comply with applicable water quality release standards described in Tables 1 & 2 of the guidelines.

x. Baseline assessment of the existing environment (i.e. fauna, water quality) that will receive the discharge.

xi. Strategy for monitoring and managing any impacts during the life and after closure of the project.

xii. The point of discharge to the storm water system and to any waterway or water body.

xiii. Hydrogeological and hydrological assessment of the project area to estimate quantity and quality of water to be discharged.

xiv. Verification the quality of discharge water will comply with the receiving water duration and frequency of the discharge.

xv. Seasonal variability of the receiving water quality.

xvi. Assessment of the viability of treating or recycling wastewater.


ADOPTED REPORT 362


xvii. Location of all treatment pads.

c. Implement the Dewatering management plan during construction works at no cost to Council.

35 Noise management plan

a. Prepare and submit for approval a Noise management plan addressing construction activities prior to any works commencing.

b. The Noise management plan must be prepared by a suitably qualified professional and include in particular.

i. Provide details of expected noise sources.

ii. Identify the measures and work practices to be implemented to ensure noise from construction activities does not cause an ‘environmental nuisance’ (within the meaning of the term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

iii. Identify the measures and work procedures to monitor noise emissions.

iv. Provide details of complaint response procedures.

v. Identify procedures to monitor and review the noise management plan.

c. Implement the Noise management plan during all construction works at no cost to Council.

36 Haulage access/site management plan

a. Prepare and submit for approval a Haulage access/site management plan generally in accordance with the Change to ground level code of the City Plan, prior to any works commencing.

b. The Haulage access/site management plan must be prepared by a suitably qualified professional and include in particular.

i. Address the provision of vehicle barrier(s) along the frontages of the land to ensure vehicles use approved crossovers.

ii. Provide Loading/unloading operations and detail what impacts may result on the Broadbeach State School during peak drop-off and pick-up times.

iii. Address nuisance from dust, noise, vibration, smoke and material tracked onto public roads as a result of hauling and filling operations and how complaints will be addressed.

iv. Identity measures and work practices to ensure the site will be maintained in a clean and tidy state at all times including collection, storage and disposal of all waste materials.

v. Identify measures and work practices to ensure non- recyclable debris transported from the site is disposed of at an approved waste facility. Combustion of any material is not permitted on the subject site without prior approval of Council.

vi. Identify measures and work procedures to ensure gravel access areas to the site, transport dust covers and shake (hose) down areas are in place to control both on-site dust nuisance and contamination of external properties, roadways and receiving waterways.

c. Implement the Haulage access/site management plan during all construction works at no cost to Council.

37 Transport of soil/fill/excavated material

During the transportation of soil and other fill/excavated material:

a. All trucks hauling soil, or fill/excavated material must have their loads secure and covered.

b. Any spillage that falls from the trucks or their wheels must be collected and removed from


ADOPTED REPORT 363


the site and streets along which the trucks travel on a daily basis.

c. Prior to vehicles exiting the site, measures must be taken to remove the soil from the wheels of the vehicles to prevent soil and mud being deposited on public roads.

38 Construction management plan

a. Prepare and submit for approval a Construction management plan generally in accordance with the Guidelines for Construction Management Plans prior to any works commencing.

b. The Construction management plan must be prepared by a suitably qualified professional and include in particular.

i. Provide hours of construction.

ii. Provide details on traffic management (including loading, unloading and cartage routes).

iii. Parking of vehicles (including on site employees and delivery vehicles).

iv. Maintenance of safe pedestrian movement across the site’s frontage/s (including people with disabilities).

v. Provide details for the collection and control of Building waste and refuse disposal.

vi. Details on the presentation of hoarding to the street.

vii. Demonstrate how the general public will be protected from construction activities.

viii. Provide details on how the building site will be kept clean and tidy to maintain public safety and amenity.

ix. Demonstrating that limited impacts will occur on the operation of the Broadbeach State School, specifically during times of children pick up and drop off (7am-9am and 2pm to 4pm, Monday to Friday).

c. Implement the Construction management plan during all construction works at no cost to Council.

Note:

Should the development be under construction during the year of the Gold Coast Commonwealth Games for the period January 2018 through to May 2018, the applicant will be required to undertake a specific Commonwealth Games Construction Management Plan which will deal with impacts such as road and footpath closures and elevated expectations of the presentation of construction sites.

Plumbing and Drainage Act 2002

39 Plumbing and drainage works

Obtain a compliance permit for all plumbing and drainage work prior to commencement of the use.

Note:

A compliance permit for plumbing and drainage works cannot approve the discharge of trade waste to Council’s sewerage system. The generator of trade waste must complete an application for approval to discharge trade waste to Council’s Sewerage System (available on Council’s website).

Advice Notes

40 Development infrastructure

Development infrastructure required to be provided in implementing this development approval is non-trunk development infrastructure unless otherwise stated in a condition of the approval.


ADOPTED REPORT 364


41 No refund or offset for extra payment condition

No refund or offset of any part of the additional payment amount is available because the additional payment is to Council for the additional emergency sewerage storage attributed to the subject development only.

42 Overhead cabling works and electrical reticulation generally

Overhead cabling works and electrical reticulation generally, must be attended to in accordance with the requirements of the authorised electricity supplier (e.g. Energex).

43 Connections and disconnections

Any connection/disconnection to the existing water and sewerage networks will be at the applicant’s cost. Prior to the connection/disconnection taking place, the applicant must obtain written approval for the connection/disconnection of all new connections and all redundant connections from Gold Coast Water and Waste.

Gold Coast Water and Waste understands that water meters are not usually sized at this approval phase for many project types. Please be aware that all water meters 100 mm in diameter or larger require an operational works approval as mandated by the below mentioned policy. This should be considered for internal hydraulic designs and associated connection applications moving forward.

Refer to Gold Coast Water and Waste Network Modifications, Extension and Connections Policy Procedure, available on Council’s websitehttp://www.cityofgoldcoast.com.au

44 Further development permits/compliance permits

Further development permits and/or compliance permits from Council are required to facilitate the development of the approved works identified in this decision notice. These include:

City Assets

Operational Works - infrastructure

Operational Works - vehicle access works


Operational Works Approval - landscape works

Open Space Assessment

Operational Works Approval - landscape works.


Compliance permit for plumbing and drainage work


Operational Works Approval - infrastructure


Operational Works Approval- Works - infrastructure.


ADOPTED REPORT 365


A copy of this decision notice and accompanying stamped drawings/plans must be submitted with any subsequent application identified above.

45 Separate service connection points

Should a volumetric subdivision be pursued, separate water supply services will need to be designed and constructed to each of the different uses (e.g. commercial/residential), or to each of the volumetric lots created, so as to ensure that all lots within the site have separate service connection points. Internal services will need to be managed through the Building Management Statement.

46 Compliance with conditions

Once this development approval takes effect, the conditions attach to the land and are applicable in perpetuity. It is a development offence to contravene a development approval, including any of its conditions.

47 Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘ACHA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The ACHA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care:

a. Is not negated by the issuing of this development approval;

b. Applies on all land and water, including freehold land;

c. Lies with the person or entity conducting an activity; and

d. If breached, is subject to criminal offence penalties.

Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care.

Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the ACHA.

The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the ACHA.

48 Infrastructure charges

Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure Charges Notice, which accompanies this decision notice.

49 Stormwater

A property notification will be applied to the lot/subsequent lots stating a stormwater management plan exists for the site and must be complied with at all times.

50 Applicant responsibilities

The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws.

Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without liming this obligation, the applicant is responsible for:

a. Obtaining all other/further necessary approvals, licences, permits, resource entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commended and to carry out the activity for its duration;

b. Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environment Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’);


ADOPTED REPORT 366


c. Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval);

d. Ensuring the correcting siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;

e. Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and

f. Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.

51 Connections to, alteration or realignment of Council infrastructure

Where development works require the connection to, alteration, removal or realignment of Council infrastructure or impact on other public utility infrastructure (e.g. telecommunications, electricity, gas), the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing. Connection to, alteration, removal or realignment of Council infrastructure includes (but is not limited to) fire hydrants, water service metres, sewer man hole covers, stormwater drainage infrastructure, reinstatement of hole covers, stormwater drainage infrastructure, crossovers, footpaths, road pavement, kerb and channel, kerb ramps, medians, traffic islands, road furniture, signage and line-marking.

52 Notice of works timetable

The applicant is responsible for providing a Notice of works timetable for Commencement of work and Commencement of use to Council’s Development Compliance section. A copy of Council’s Notice of works timetable is available for viewing on Council’s website http://www.goldcoast.qld.gov.au/documents/fa/fm579_notice-of-works.pdf

53 Basement excavation

a. If the proposed basement excavation requires ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit should be accompanied with the building works application.

b. The installation of any ground anchors into any adjacent private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

c. The installation of any ground anchors into any adjacent State controlled road/reserve will require a Road Corridor Permit from the Department of Transport and Main Roads (Gold Coast Office, (07) 5596 9500) and is not assessed or approved by Council.

Property Notifications

54 Noise/Acoustic

There are development approval conditions applicable in relation to acoustic issues on this lot/subsequent lots. All property owner(s) must ensure compliance with these conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU201700964) A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline

55 Stormwater


ADOPTED REPORT 367


There are development approval conditions applicable in relation to stormwater management on this lot/subsequent lots. All property owner(s) must ensure compliance with these conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU201700964). A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline

CARRIED ADOPTED AT COUNCIL 14 NOVEMBER 2017 RESOLUTION G17.1114.014 moved Cr Caldwell seconded Cr Gates

That Committee Recommendation CP17.1108.003 be adopted as printed in the City Planning Committee Meeting Report. A division was called. For 13 Cr Tozer, Cr Owen-Jones, Cr Caldwell, Cr Vorster, Cr Crichlow,

Cr Baildon, Cr O’Neill, Cr La Castra, Cr Boulton, Cr Gates, Cr PC Young, Cr Taylor, Cr Tate

Against 2 Cr PJ Young, Cr McDonald Abstained 0 Absent 0

CARRIED BY SUPER MAJORITY


ADOPTED REPORT 368

Subject site

Attachment 1746th Council Meeting 14 November 2017 City Planning Committee Meeting 8 November 2017

ADOPTED REPORT 369

NML Design, 112 Bowen Street, Spring Hill, QLD.4000, AustraliaG.P.O Box 714, Spring Hill, GLD. 4001, Australia+61 732 216 188 | [email protected] | www.mldesign.com.auPublished: 20/09/2017 © ML Design Property Group Pty. Ltd.ACN 602 370 810 Last save: #Last saved by on ##/##/#### ABN 93 602 370 810 File Path: BIM Server: BN1MLDBIM01 - BIM Server 20/SPYR0003/SPYR0003_DA MASTERI_170821

185 OLD BURLEIGH ROADSPYRE GROUP

APPROVED FOR ISSUE: DATE: 20/09/2017 PROJECT NO: SPYR0003 A-DA-01-01 (B)KP

1:4.44, 1:2.14 PERSPECTIVE VIEWS 01NTS

PHOTO RENDER FROM PARK

Attachment 2 (page 1 of 35)746th Council Meeting 14 November 2017 City Planning Committee Meeting 8 November 2017

ADOPTED REPORT 370




1:2.14 PERSPECTIVE VIEWS 02NTS

PHOTO RENDER FROM CORNER OF MARGARET AND MARY AVENUE


ADOPTED REPORT 371



APPROVED FOR ISSUE: DATE: 20/09/2017 PROJECT NO: SPYR0003 A-DA-01-03 (A)KP


PHOTO RENDER FROM OLD BURLEIGH ROAD


ADOPTED REPORT 372





PHOTO RENDER FROM BROADBEACH STATE SCHOOL


ADOPTED REPORT 373





CLOSE-UP RENDER FROM MARGARET AVENUE


ADOPTED REPORT 374



APPROVED FOR ISSUE: DATE: 20/09/2017 PROJECT NO: SPYR0003 A-DA-02-08 (C)KP

1:200 TOWER SETBACK PLAN

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

4,000

3,019

3,486

3,424

3,750

4,000

1,957

2,468

2,473

2,464

2,468

2,464

2,986

2,689

2,996

2,991

4,000

4,000

3,750

4,000

2,576

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

SITE BOUNDARY

6.5 m2

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

5,000

3,750

3,750

4,000

4,000

4,000

7,515

6,3243,966

4,006

3,977

4,068

5,000

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

SITE BOUNDARY

TYPICAL TOWER SETBACK PLANSCALE: 1:200

PENTHOUSE SETBACK PLANSCALE: 1:200


ADOPTED REPORT 375




1:3.47, 1:1.86, 1:1.88, 1:1.43, 1:2.17, 1:1.33, 1:125DESIGN STATEMENT - MATERIALS PALETTENTS

I.J.

D.FRAME G.

SPANDREL L.

FRAME F.

SPANDREL D.

E.

D.

E.

D.(MATCHINGMETALSPANDREL)

D.

E.

J.

E.

F.

N.

N.

D.

H. (ABOVE)

A.

B.

N.O.

M.

C. (BEHIND)I.J.

M A T E R I A L S P A L E T T ECODE MATERIAL COLOUR USE

A.

B.

C.

D.

E.

F.

G.

H.

I.

J.

K.

L.

M.

N.

O.

LASER CUT METAL PANEL

COMPOSITE METAL PANEL LAYEREDSCREEN

PRECAST CONC. FEAT. FORM FINISH

LOW-E GLASS DOUBLE GLAZED


ALUMINIUM, POWDER COAT


METAL SCREEN POWDERCOAT





RECONSTITUTED ENGINEERED TIMBER

CONCRETE

NATURAL VEGETATION

BRASS (ANODISED)

BRONZE(ANODISED)

DARK GREY

DARK PEWTER(BRONZE TINT)

PEWTER

BLACK NICKEL SATIN

BLACK OXIDE

ANTIQUE NICKEL SATIN

CLEAR(SILVER TINT)

CLEAR GLASS

DARK BRONZE

BLACK OXIDE

TIMBER LOOK

NATURAL

VERTICAL FEATURE PANELS

PODIUM SCREENING

FEATURE WALLS

GLAZING 01

GLAZING 02

WINDOW FRAMING & ALUMINIUMDETAILS

FEATURES AND FRAMING

ROOF PLANT SCREENING

FEATURE GLASS

CLEAR GLAZING

PRIVACY SCREENING

GLAZING FRAMING

ROOF TERRACE ARBOUR & VILLAFRAME

WALLS

SWATCH


ADOPTED REPORT 376




1:200, 1:1 LEVEL -01 - BASEMENT 01 (AVPS)

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

F. H

. R.

F. H. R.

8,550 7,000 7,000 6,950 7,800 4,452

5,00

06,

600

2,90

05,

600

RL -5.350

10.7 m2

HEAVY DUTY CONCRETE PIT WITHTRAFFICABLE 750x750 HINGEDGALVANISED GRATE.STORMWATER PUMPSTATIONWITH DUAL PUMP

200X50 DEEP SCREEDEDSPOON DRAIN. TYP

150 DIAMETERDRAINERS GRATE. TYP

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

RESIDENTIAL CAR PARKINGAUTOMATED VEHICLE PARKING SYSTEM

142 CAR PARKS

CARL

IFT

SHUT

TLE

R R R R R R R R R R R R R R R

R R RR R R R R R R R R R R

LIFT PIT OVER1700mm BELOWGROUND LEVEL

DEEPPLANTING

BASEMENT EXHAUST4.2 m2

ACCE

SS L

ADDE

R6.1

m2

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

MECHANICAL PLENUM & ACCESS MECHANICALPLENUM & ACCESS

TRENCH OVER (SUBSTATION)

ENERGEX PIT OVER (SUBSTATION)

4m 8m2m


ADOPTED REPORT 377



APPROVED FOR ISSUE: DATE: 13/10/2017 PROJECT NO: SPYR0003 A-DA-10-03 (D)KP

1:200 LEVEL 00 - GROUND FLOOR PLAN

FOOTPATH

FOOT

PATH

BOX

KERB

BOX KERB

PLOT

TED

FROM

ENER

GEX

RECO

RDS

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

1200x600 ACCESS HATCH 1200x600 ACCESS HATCH

8,550 7,000 7,000 6,950 7,800 4,452

5,00

06,

600

2,90

05,

600

3,150

300

300

500

762

3,000

5,800

2,000

2,50

0

2,000

2,50

0

4,500

4,800

5.360

5.2505.170

5.410 5.430 5.450 5.430 5.400

5.380

5.320

5.270

5.520

5.470 5.470 5.460

5.460 5.5005.490 5.470

5.440 5.410 5.4705.500

5.530

5.280

5.350

5.410 5.450 5.450 5.410

5.360

5.340 5.330

5.360

5.500 5.470

5.530

5.550 5.510

5.490

5.470

5.270

5.3305.370

5.3305.370

5.280

5.410

5.230

5.470

BM-NAIL IN CONCRETE

RL 6.000

5.49

0

5.500 5.5205.470

5.520 5.490

5.48

0

5.520 5.5105.480

5.520

5.500

5.370

5.370

5.450

5.460

5.770

RL 5.500

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

01A

-DA

-30-

0202A

-DA

-30-

0203A

-DA

-30-

02

04A-DA-30-02

A-D

A-3

0-02

05 A-D

A-3

0-02

06

VILLA FENCE LINEFEATURE MATERIAL C.

VILLA FENCE LINEFEATURE MATERIAL C.

EXTEND MEDIAN ISLANDTO PREVENT 'RIGHT-IN/OUT' TRIPS

CAR STOPPER

ONLY LOW GRASSIN THIS AREA

ENERGEX PIT

SITE BOUNDARY

EXIS

TING

NEI

GHBO

URIN

G BU

ILDI

NG

MARGARET AVENUE

OLD BURLEIGH ROAD

PLOTTED FROMENERGEX RECORDS

ROUNDABOUT

BUP 03BUP 40

EXIS

TING

MUL

TI UN

IT DW

ELLI

NG

BUI

LDIN

G3

MA

RGA

RET A

VEN

UE

CROSSOVER DRIVEWAYTO GCCC STANDARDS

TFMRRMU

LV P

ANEL

EQUIPMENT ACCESS

EXIT

MST. WATER METER B-FLOW PREVENT

ENTRY

DEEPPLANTING

TRENCHBELOW1200mm

DEEP

01

SET DOWN2500X5400

02

SET DOWN2500X5400

03

VISITOR2500X5400

04

VISITOR2500X5400

CAR SORTERTURN TABLE

05

VISITOR2500X5400

06

VISITOR2500X5400

07

VISITOR2500X5400

PERMEABLE LOUVRE GATE

ENTRY

MRV BAY3500X8800

LIFT 01 LIFT 02

SIGHTL

INE SIGHTLINE

MAIL

MAIL

MAIL

FH

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

CROSSOVER DRIVEWAYTO GCCC STANDARDS

TWO-WAYSDRIVEWAY

ONE-WAYDRIVEWAY

ONE-WAYDRIVEWAY

KERB

KERB

VISITORS BIKES

SIGHTLINE

EXIT

LIFT LOBBY89.4 m2

SUBSTATION38.0 m2

FIRE CONTROL ROOM14.8 m2

ACCE

SS L

ADDE

R6.1

m2

BASEMENT EXHAUST2.8 m2

REFU

SE R

OOM

22.4

m2

COURT13.7 m2

COURT19.6 m2

COURT8.9 m2

RL 5.500

EXISTING MULTI UNIT DWELLING BUILDING183 OLD BURLEIGH ROAD

BOOSTERCABINET

ENTRYEXIT

VISI

TOR

ENTR

Y

RETRIEVALPANEL

MANAGERRECEPTION

MAIL

BOXE

S

VILLA 313.1 m2

VILLA 117.4 m2

VILLA 228.0 m2

4m 8m2m


ADOPTED REPORT 378




1:200 LEVEL 01 - PODIUM FLOOR PLAN

123456

7891011

12 13 14 15 16 17 18 19 20 21

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

01A

-DA

-30-

0202A

-DA

-30-

0203A

-DA

-30-

02

04A-DA-30-02

A-D

A-3

0-02

05 A-D

A-3

0-02

06

8,550 7,000 7,000 6,950 7,800 4,452

5,00

06,

600

2,90

05,

600

2,30

0 1,00

0

4,000

1,84020

,100

RL 9.600

RL 9.600

RL 10.350

RL 10.350

PODIUM SCREEN REFER TO DETAILSON DRAWING A-DA-30-04

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

CHEC

K VA

LVE

WAT

ER M

ETER

S

DIESELRELAYPUMP

EXIS

TING

MUL

TI UN

IT DW

ELLI

NG

BUI

LDIN

G

SITE BOUNDARY

SITE

BOU

NDAR

Y FHLIFT 01 LIFT 02

DOMESTICWATERPUMP

DIESELRELAYPUMP

DIESELRELAYPUMP

SITE BOUNDARY

RAIS

ED LA

NDSC

APE

RAISED LANDSCAPE

FIREPUMPCONT. FH FH

FIRE PUMP ROOM55.0 m2

LIFT15.5 m2

STAIR42.0 m2

SP1.0 m2

SP1.0 m2

55,000L WATER TANK24.8 m2

VILLA LIFT LOBBY31.9 m2

METE

R

MSB ROOM

RESIDENTS LOUNGE73.7 m2

CHUTECHW

COMM/ELEC/NBN


STORE ROOM8.1 m2

STORE ROOM32.2 m2

W

W

W

EXISTING MULTI UNIT DWELLING BUILDING

VILLA 393.2 m2

VILLA 176.6 m2

VILLA 272.0 m2

4m 8m2m


ADOPTED REPORT 379




1:200 LEVEL 02 - PODIUM FLOOR PLAN

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

01A

-DA

-30-

0202A

-DA

-30-

0203A

-DA

-30-

02

04A-DA-30-02

A-D

A-3

0-02

05 A-D

A-3

0-02

06

8,550 7,000 7,000 6,950 7,800 4,452

5,00

06,

600

2,90

05,

600

1,840

2,40

0 1,00

0

4,000

RL 13.100

PODIUM SCREEN REFER TO DETAILSON DRAWING A-DA-30-04

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE

BOU

NDAR

Y

EXIS

TING

MUL

TI UN

IT DW

ELLI

NG

BUI

LDIN

G

LIFT 01 LIFT 02

SITE BOUNDARY

LAND

SCAP

ING

BELO

W

LANDSCAPING BELOW

FH FH

CHANGE & RESTROOM4.4 m2

GYMNASIUM82.1 m2

CHUTE

41 X BICYCLE48.7 m2

SP0.9 m2

LR2.4 m2

SP0.9 m2

LIFT LOBBY30.8 m2COMM/ELEC/NBN



POOL UNDERCROFT24.1 m2

POOL UNDERCROFT24.1 m2

BALCONY7.5 m2

PWD7.3 m2

NBN ROOM

RESIDENT STORAGE30.9 m2

EXISTING MULTI UNIT DWELLING BUILDING

VILLA 185.6 m2

VILLA 265.5 m2

VILLA 363.5 m2

4m 8m2m


ADOPTED REPORT 380




1:200 LEVEL 03 - RECREATION DECK FLOOR PLAN4m 8m2m

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

01A

-DA

-30-

0202A

-DA

-30-

0203A

-DA

-30-

02

04A-DA-30-02

A-D

A-3

0-02

05 A-D

A-3

0-02

06

5,00

06,

600

2,90

05,

600

17,8

002,

300

4,000

1,00

0

8,550 7,000 7,000 6,950 7,800 4,452

4,000 33,300

1,840

RL 15.900

RL 15.900

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

YFH FH

EXIS

TING

MUL

TI UN

IT DW

ELLI

NG

BUI

LDIN

G B

ELO

W

SITE BOUNDARY

LAND

SCAP

ING

BELO

W

LANDSCAPING BELOW

CEILING OVER

LIFT 01 LIFT 02

BARREC DECK LOBBY

19.7 m2

POOL & SPA97.0 m2

SERVICES SERVICES BBQ9.0 m2

BATHROOM16.7 m2 CHUTE

RECREATIONAL DECK315.9 m2

STAIR25.8 m2

LIFT16.0 m2

SP0.9 m2

LR2.4 m2

SP0.9 m2

RL 15.900

POOL

YOGA LAWN

DB

GLAZED POOL EDGE

EXISTING MULTI UNIT DWELLING BUILDING BELOW

BUILDING OVER

BUILD

ING

BELO

W

SPA

BUILD

ING

OVER

LANDSCAPING(RAISED)

LANDSCAPING(RAISED)

LANDSCAPING(RAISED)

LAWN(ARTIFICIAL)

LAWN(ARTIFICIAL)

LAWN(ARTIFICIAL)

SAUNA8.7 m2


ADOPTED REPORT 381




1:200 LEVEL 04-24 - TYPICAL TOWER PLAN

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

4,550 7,000 7,000 6,950 7,800 1,452

2,01

86,

600

2,90

01,

600

2,50

0

34,752

13,1

18

3,50

0

4,00

0

3,00

0

4,000

3,75

0

VARIES

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

YFH FH

012 BED APT

87.2 m2

022 BED APT

70.2 m2

042 BED APT

84.9 m2

CHUTE COMM/ELEC/NBNCHW METER

LOBBY22.0 m2

033 BED APT

111.0 m2

BALCONY8.8 m2

BALCONY11.8 m2

BALCONY1.6 m2

BALCONY7.9 m2

BALCONY10.9 m2

CE

LIFT15.8 m2

STAIR21.5 m2

SP1.0 m2

LR2.4 m2

SP1.0 m2

W

W

W

W

4m 8m2m


ADOPTED REPORT 382




1:200 LEVEL 25 - PENTHOUSE LEVEL PLAN

W

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

4,550 7,000 7,000 6,950 7,800 4,456

2,01

86,

600

2,90

01,

600

2,500

34,752 3,004

13,1

18

3,88

3

3,000

4,00

0

4,000

3,00

0

3,00

0

3,75

0

2,00

0

83.300 SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

BALCONY O

VER

BALCONY OVER

FH FH

LIFT 01 LIFT 02LIFT 01 LIFT 02

013 BED PTH

286.2 m2CHUTE COMM/ELEC/NBN

CHW METER

MECH

BALC

ONY

4.5 m

2

BALCONY19.3 m2

SKY BALCONY72.9 m2

LIFT16.0 m2

STAIR21.5 m2

SP0.9 m2

LR2.4 m2

SP0.9 m2 LIFT

16.0 m2STAIR21.5 m2

SP0.9 m2

LR2.4 m2

SP0.9 m2

POOL21.0 m2

GARD

EN

4m 8m2m


ADOPTED REPORT 383




1:200 LEVEL 26-28 - TYPICAL PENTHOUSE LEVEL PLAN

W

6.5 m2

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

7,63

82,

900

1,60

0

28,731

12,1

38

7,495

4,00

04,

000

4,00

0

3,550 7,000 7,000 6,950 4,231

5,000

4,00

0

6,296

VARIES SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

WINTER GARDEN

FH FH

LIFT 01 LIFT 02

013 BED PTH

300.3 m2COMM/ELEC/NBN

CHW METER

MECH

CHUTE

LIFT16.0 m2

STAIR21.5 m2

SP0.9 m2

LR2.4 m2

SP0.9 m2

4m 8m2m


ADOPTED REPORT 384




1:200 LEVEL 29 - PLANT AND LOUNGE

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

7,000 7,000 6,950 4,274

6,60

02,

900

1,60

5

25,424

10,3

18

4,71

2

4,00

05,71

2

3,95

3

6,314

7,479

4,04

4

4,00

0

8,275

95.300

7.1 m2

7.1 m2

DB SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

METAL SCREENING

METAL SCREENING AROUND PLANTM

ETAL

SCR

EENI

NG A

ROUN

D PL

ANT

HWS

DOMESTIC WATER PUMPS

BALCONY

BALCONY

KITCHENETTEBATHROOM

RAIN WATERTANK

RAIN WATERTANK

HYDRAULIC

COMM/ELEC/NBN

LIFT30.6 m2

RESIDENTS LOUNGE100.9 m2

LIFT16.0 m2

STAIR30.1 m2

SP0.9 m2

LR2.4 m2

SP0.9 m2

4m 8m2m


ADOPTED REPORT 385




1:200 LEVEL 30 - PLANT & EQUIPMENT FLOOR PLAN

E

D

C

B

A

01 02 03 04 05 06

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

E

D

C

B

A

01 02 03 04 05 06 07

136.99'S 79° 14' 43" W

52.85'N 8° 37' 22" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

66.00'S 10° 45' 14" E

01A-DA-30-01

01A-DA-30-01

A-D

A-3

0-0102

A-D

A-3

0-01

02

8,550 7,000 7,000 6,950 4,225

750

5,85

02,

900

1,20

4

10,7

45

14,400

8,275

4,05

0

5,71

2

4,01

2

6,336

7,432

ROOF TOPRL 99.300 SI

TE B

OUND

ARY

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

YMSSBMSSB-E

CHW

STAIRPRESSUR.

ANDLOBBY RELIEF

RISERSBELOW

CHILLER

CLEA

RANC

E ZO

NES.

TYP

CHILLER

MET

AL S

CREE

NING

ARO

UND

PLAN

T

METAL SCREENING AROUND PLANT

STAIR10.5 m2

LIFT OVERRUN

4,35

5

18,478

5,60

1

PENTHOUSE BELOW

PENTHOUSE BELOW

PENT

HOUS

E BE

LOW

METAL SCREENING AROUND PLANT

META

L SCR

EENI

NG A

ROUN

D PL

ANT

4m 8m2m


ADOPTED REPORT 386




1:100 TYPICAL APARTMENT LEVEL PLAN

136.99'S 79° 14' 43" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

136.99'S 79° 14' 43" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

136.99'S 79° 14' 43" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

136.99'S 79° 14' 43" W

18.92'N 35° 18' 43" E

121.40'N 79° 13' 7" E

4,550 7,000 7,000 6,950 7,800 1,427

2,01

86,

600

2,90

01,

6004,000

3,019

3,48

6

3,42

4

3,75

0

4,00

0

1,957

2,468

2,473

2,464

2,468

2,464

2,986

2,689

2,996

2,991

4,00

0

4,00

0

3,75

0

4,000

2,576

02 03 04 05 06

D

C

B

SITE BOUNDARY

SITE BOUNDARY

SITE BOUNDARY

KITCHEN

MASTER SUITE BEDROOM

BEDROOM

ENSUITE

BATHROOM

DINING

LIVING

KITCHEN

BATHROOM

LIVING

DININGBEDROOM

MASTER SUITE

BEDROOM

BEDROOM

MASTER SUITE

MASTERSUITE

ENSUITE ENSUITE

KITCHEN

KITCHEN

LIVING

BATHROOM

DINING

LIVING

WIR

ENSUITE

WIR WIR

FH FH

LIFT 01 LIFT 02

BATHROOM

012 BED APT

87.2 m2

022 BED APT

70.2 m2

042 BED APT

84.9 m2

CHUTECOMM/ELEC/NBN

CHW METER

LOBBY22.0 m2

033 BED APT

111.0 m2

BALCONY8.8 m2

BALCONY11.8 m2

BALCONY1.6 m2

BALCONY7.9 m2BALCONY

10.9 m2

CE

LIFT15.8 m2

STAIR21.5 m2

SP1.0 m2

LR2.4 m2

SP1.0 m2

W

W

W

W

DINING

LDRY

LDRY

LDRY

LDRY STUDY

2m 4m1m

TYPICAL APARTMENT LEVELINTERNAL (EXCLUDES CORE)

TOTAL RESIDENTIAL GFA (INCLUDES CORE)382.0m²423.8m²


ADOPTED REPORT 387

Attachment 6 (page 1 of 5) · 21 Aug 2017 DA06 151004 1332 Gold Coast Highway, Palm Beach Sunland...

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Transcript of Attachment 6 (page 1 of 5) · 21 Aug 2017 DA06 151004 1332 Gold Coast Highway, Palm Beach Sunland...