742 CITY PLANNING COMMITTEE MEETING 30 …...2017/08/30 · City Planning Committee Meeting 30...

01:

200

24m

REV DATE AMENDMENT DESCRIPTION

© COPYRIGHT: THESE DRAWINGS HAVE INTELLECTUAL PROPERTY RIGHTS. ABREACH OF IPR IS A BREACH OF COPYRIGHT & IS ILLEGAL.FIGURED DIMENSIONS TAKE PRECEDENCE OVER SCALING.CHECK ALL MEASUREMENTS ON SITE AND CHECK WITH ARCHITECT IFDISCREPANCY OCCURS.

www.dsarchitecture.com.au

DRAWING TITLE

T 07 3899 9450 E [email protected] 1/6A Thynne Road, Morningside Q4170 | PO Box 465, Bulimba A4171

SCALE at A3

DESIGNED CHECKEDDRAWN

DATE CREATED

PHASEfor

at

PROJECT

dion seminara architecture

dsarchitecturePROJECT NO SHEET ISSUEDWG NO

DATE

A MAXIMUM BUILDING HEIGHT REDUCEDTO 49.5 AHD. NEW NORTHERN WINGADDED TO ACCOMODATE UNIT TYPE 5AND 6 AT LEVELS 1 TO 7. REVISEDFACADE DESIGN

22.07.16

LOWER GROUND 2 CARPARK ANDLOWER GROUND 1 CARPARKAMMENDED TO SETBACK FROM THESEWER 1500mm

06.02.17B AMENDMENTS MADE TO WESTERNFACADE

22.02.17C

18.07.17D

EREV AMENDMENT DESCRIPTION

18.07.17D AMENDMENTS MADE TO WESTERNFACADE, MUSGRAVE ST ENTRANCE ANDVISTOR PARKINGAMENDMENTS MADE TO RAMPS ONLOWER GROUND 1 & 2 CARPARK

E 10.08.17 RETAINING WALL TO NORTHERNBOUNDARY DELETED

3D Visuals

SR DSA

Development Application

RESIDENTIALDEVELOPMENT

31 Garrick Street,Coolangatta

160101 DA 20

N/A

M & C DjordjievskiA 17/05/16 PRELIMINARY AMMENDED 3D VISUALS

17/08/16

742nd Council Meeting 5 September 2017 City Planning Committee Meeting 30 August 2017

124 Adopted Report

01:

200

24m




DRAWING TITLE


SCALE at A3


DATE CREATED

PHASEfor

at

PROJECT



DATE


22.07.16



22.02.17C

18.07.17D




3D Visuals

SR DSA

160101 DA 21A 17/05/16 PRELIMINARY AMMENDED 3D VISUALS

17/08/16N/A




M & C Djordjievski


125 Adopted Report

01:

200

24m




DRAWING TITLE


SCALE at A3


DATE CREATED

PHASEfor

at

PROJECT



DATE


22.07.16



22.02.17C

18.07.17D




3D Visuals

SR DSA

160101 DA 22

17/08/16N/A




M & C Djordjievski


126 Adopted Report

Attachment No.2

VISUAL IMPACT ASSESSMENT

PREPARED BY PLANIT CONSULTING

Attachment 2 (page 1 of 47)


127 Adopted Report


128 Adopted Report

PLANIT CONSULTING 2016 2

227-31 Garrick Street | Visual Impact Assessment

This report has been prepared by:

Planit Consulting Pty Ltd ABN 20 099 261 711

Level 1, 2247 Gold Coast Highway Nobby Beach QLD 4218

PO Box 206 Nobby Beach QLD 4218

Telephone: (07) 5526 1500 Facsimile: (07) 5526 1502

Email: [email protected] Web: www.planitconsulting.com.au

Document Control

Issue Date Description Prepared By Checked By A 29.08.2016 Internal Draft JB CS B 31.08.2016 Final Draft JB CS | BE


129 Adopted Report



Terms & Abbreviations

Aesthetic A general term referring to visual appearance and its human perception.

Baseline conditions Description of the existing situation in the area of interest.

Cross Section A vertical view drawn at right angles to the control line, showing the existing ground and various elements that make up the landscape.

Fauna Refers to animals, both individually and collectively.

Flora Refers to plants, both individually and collectively.

Landscape A holistic term that encompasses visual, ecological and cultural values of the physical landscape.

Native Plants Plant species that are indigenous to the local area, or to Australia.

Nature All aspects of nature, including but not limited to:

a. ecosystems and their constituent parts

b. all natural and physical resources

c. natural dynamic processes, and

d. the characteristics of places, however large or small, that contribute to their biological diversity and integrity, or their intrinsic or scientific value

PDH Proposed Dwelling/Development Height, the maximum height AHD/RL proposed for dwellings within the subject site

Scenic Amenity A measure of the relative contribution of each place in the landscape to the collective appreciation of open space as viewed from places that are important to the public

Screen Planting The intentional use of landscape planting to visually screen adjoining uses and structure or views of these.

Visual Amenity The degree of positive or negative factors associated with viewing a particular structure or proposal.

Visual Catchment Visual catchments are areas bound by a shared viewing exposure from a particular vantage point or location on the ground plane.

VIA Visual Impact Assessment

VCP Visual Catchment Plan

The Site 27-31 Garrick Street and 133-135 Musgrave Street, Coolangatta and is formally described as Lots 1, 2, 3, 15 and 16 on RP1845 “the subject site”


130 Adopted Report



1.0 Introduction

Planit Consulting Pty Ltd have been engaged by M & C Djordjievski to prepare and submit a Visual Impact Assessment relating to the proposed apartment building at 27-31 Garrick Street. The proposed development will present as an eleven (11) storey building comprising forty-seven (47) two bedroom apartments. The subject site is located at 27-31 Garrick Street and 133-135 Musgrave Street, Coolangatta and is formally described as Lots 1, 2, 3, 15 and 16 on RP1845.

This report identifies the potential visual impact of the proposed apartment building and identifies treatments that will assist in mitigating any potential adverse visual impacts this may have on the surrounding visual catchment areas as part of the Statement of Landscape Intent (Appendix 01).

The report has been prepared in response to Information request issued by GCCC reference PN4799/01/DA1 / MCU201600184 dated 3rd March 2016.

2.0 Limitations and Assumptions of Study

This report examines the current landscape and visual amenity of the study area. A field inspection of the subject site location and immediate surrounds was conducted to determine amenity values and potential visual impacts. This inspection exercise was to gain familiarity with the location and its landscape character and amenity values.

Whilst various data and information sources were utilised in association with this report, various data limitations are present in such documents. As such, these limitations would also be transferrable to the information within this current report.

In this way, although Planit Consulting has taken every precaution in the report preparation process to ensure data accuracy, Planit Consulting makes no representations or warranties about report suitability, accuracy or completeness for any particular purpose and disclaim all responsibility and all liability for all expenses, losses, damages and costs which may be incurred as a result of data being inaccurate or incomplete in any way and for any reason.

3.0 Objectives & Methodology

The objective of this report is to assess the potential impact of the proposed development in context with the scenic amenity of the local region. Key visual catchment zones have been identified through both topographic, photographic and site investigation studies. The potential visual impact of the proposal on the identified catchments will be assessed and evaluated against recognized visual assessment principals.

Topographic, photographic and site investigation studies have been used to identify Key Vantage Points (KVP) based on a number of criteria a) Proximity to subject site b) Location along primary vehicular or pedestrian networks c) Areas of elevated topography or potential vantage point, with particular emphasis placed on areas of existing residential development within a close proximity to the subject site. Verification of these KVP’s was made through site inspections and photographs have been recorded where relevant to investigate any potential visual impact of the subject site.

The significance of impacts has been evaluated using a combination of landscape impacts and visual impacts, as defined over.


131 Adopted Report



3.1 Landscape Impact

Landscape impacts refer to the relative capacity of the landscape or existing urban form to accommodate changes to the physical landscape of the type and scale proposed that would occur as a direct result of the development, through the introduction of new features or loss/modification of existing features and or the level to which the change would impede upon existing significant view corridors.

Impacts have been assessed from identified viewpoints (Key Vantage Points) and consider (through professional judgement) the scale of change including:

The extent to which the change (modification, removal and / or addition) of landscape / urban form features alters the existing character visible to each Key Vantage Point;

The extent of area from which the effect is evident;

The duration of the effect (short/medium/long term, permanent/temporary);

The physical state (or condition) of the landscape and its intactness from visual, functional, and ecological perspective. This includes consideration of the condition of landscape elements (eg. groups of features within the soft landscape including roadside planting, open space, recreational facilities, creek lines, tree, bush blocks), or features (eg. prominent eye-catching elements such as a distinctive building and/or its setting, significant mature specimen tree, lookout point, etc) and their contribution to landscape character. Individual features and elements make up the character of a place and influence how the landscape is experienced; and

The effectiveness of any proposed mitigation

Definitions used to describe this assessment are detailed in Table 3. 1

Table 3.1 Assessment of Landscape Impact (Source: Landscape Institute and Institute for Environmental Management and Assessment, 2002)

Landscape impact Definition

Large A substantial / obvious change to the landscape due to total loss of, or change to, elements, features or characteristics of the landscape. Would cause a landscape to be permanently changed and its quality diminished. Change is likely to cause a direct adverse permanent or long term impact on the value of the receptor.

Moderate Discernible changes in the landscape due to partial loss of, or change to the elements, features or characteristics of the landscape. May be partly mitigated. The change would be out of scale with the landscape, and at odds with the local pattern and landform and will leave an adverse impact on a landscape of recognised quality. Change is likely to impact adversely the integrity/value of the receptor but recovery is predicted in the medium term

Small Minor loss or alteration to one or more key landscape elements, features, or characteristics, or the introduction of elements that may be visible but may not be uncharacteristic within the existing landscape. Change is likely to adversely impact the integrity/value of the receptor but recovery is expected in the short term

Negligible Almost imperceptible or no change in the view as there is little or no loss of / or change to the elements, features or characteristics of the landscape. The existing landscape quality is maintained but be slightly at odds to the scale, landform and pattern of the landscape.


132 Adopted Report



3.2 Visual Impact

Visual impacts arise from changes in available views of the landscape that occur as a result of the development. Visual impact is determined through the subjective assessment of sensitivity of the visual receptors (i.e. residents, outdoor recreational users) and the magnitude (scale) of the change in view. Sensitivity is dependent upon receptors’ location; the importance of their view; their activity (i.e. working, recreational, or travelling through); expectations; available view; and the extent of screening of this view.

Factors that have been considered in assessing the response of receptors to changes in the visual amenity include:

Interest in the visual environment and their distance/angle of view to the source of the impact;

The extent of screening/filtering of the view;

Magnitude of change in the view (i.e. loss/addition of features that change the view’s composition);

Integration of changes within the existing view (form, mass, height, colour and texture);

Duration of the effect (temporary/permanent, intermittent/continuous); and

Effectiveness of the proposed mitigation.

Receptor sensitivity definitions used to describe this assessment have been outlined in Table 3.2.

Table 3.2 Assessment of Receptor Sensitivity (Source: Landscape Institute and Institute for Environmental Management and Assessment, 2002)

Sensitivity Definition

High Occupiers of residential properties with long viewing periods, within close proximity to the proposed development

Users of outdoor recreational area including nature reserves, and nature based recreation (walking, horse riding trails, water based activities such as swimming and fishing) where their attention is focused, in part, on the landscape and its amenity

Communities that place value upon the landscape and enjoyment of views of their landscape setting

Medium Outdoor workers who have a key focus on their work who may also have intermittent views of the Project Area

Outdoor recreation users (i.e. sporting activities) where their attention is focused predominately on the activity being undertaken

Occupiers of residential properties with long viewing periods, at a distance from or screened from the Project Area

Low Road users in motor vehicles, trains or on transport routes that are passing through or adjacent to the study area and therefore have short term views

Viewers indoor at their place of work

Negligible Viewers from locations where there is screening by vegetation or structures where only occasional screened views are available and viewing times are short


133 Adopted Report



Sensitivity Definition

Road users in motor vehicles, trains or on transport routes that are passing through/adjacent to the study area and have partially screened views and short viewing times

3.3 Significance of Impact

For the purposes of this assessment, predicted impacts as a direct result of the project have been described according to their significance, which is a function of the magnitude of the impact and the sensitivity of the receptor as detailed in Table 1 below. Only impacts considered being of major or high significance are considered as significant for the purposes of this assessment.

Table 3.3 Significance of Impact

Landscape Impact

Large Moderate Small Negligible

Visual Sensitivity

High Major

Significance High Significance

Moderate Significance

Minor Significance

Medium High

Significance Moderate

Significance Minor

Significance Not Significant

Low Moderate

Significance Minor

Significance Not Significant Not Significant

Negligible Minor

Significance Not Significant Not Significant Not Significant


134 Adopted Report



4.0 Site Location & Context

The subject site is located within the Southeast Queensland region and in the urban context of Coolangatta on the Gold Coast as illustrated in Figure 1.0 below.

Fig. 1.0 Subject Site Context Plan – Base Plan Source: Google Maps 2016

The site benefits strategically from its location in close proximity to the Gold Coast Highway and Pacific Motorway. The site is highly accessible by means of public transportation and well serviced by core shopping and dining facilities. The scale of the proposed development is commensurate with that of existing residential apartment buildings in the locality including a twelve (12) storey building on the land immediately to the north at 36 Powell Avenue ‘Chateau Royale’. The site is also adjoined by high rise residential development to the west and north west. The proposal will strengthen opportunities for community interaction through a design that presents a seamless streetscape transition from adjoining developments to increase the sense of place and identity for the community.

The central location of the site within Coolangatta provides convenient access to services and facilities in the adjacent ‘Regional Centre’ of Coolangatta, in addition to ready access to the Gold Coast Highway and Gold Coast Airport. The development on all common boundaries with the subject site (i.e. northern and western boundaries) consists of high rise residential development of a comparable form and scale to that proposed over the subject land.


135 Adopted Report



Fig. 2.0 North East View, Existing Surrounding Development 01

1) 12 Storey 36 Powell Street ‘Chateau Royal’ 2) 6 Storey 32 Powell Street 3) 6 Storey 129-131 Musgrave Street ‘Pharos’

4) 14 Storey Blue Sea Apartments 5) 18 Storey Beach House Seaside resort 6) 24 Points North Apartments

Fig. 3.0 North West View, Existing Surrounding Development 02

7) 16 Storey Nirvana by the Sea 8) 11 Storey Pure Kirra 9) 13 Storey Elisee

Further afield but still within the Kirra Precinct of the Coolangatta LAP, there is a sixteen (16) storey building on the corner of Douglas and Musgrave Streets (i.e Nirvana by the Sea), an eleven (11) storey building on the corner of Haig and Musgrave Streets (i.e Pure Kirra), a thirteen (13) storey building on the opposite corner of Haig and Musgrave. Refer to Fig 3 for context.


136 Adopted Report



5.0 Building Heights

The proposed apartment building has a total height of eleven (11) storeys with a maximum height RL 49.5. The calculation of storeys includes the Lower Ground Levels 1 and 2 as these contain habitable space, the Ground Floor, and Levels 3 to 11.

As illustrated in Fig 4.0-6.0, the subject site slopes steeply from the western boundary at approximate average RL 23.0m to that of the eastern boundary at approximate average RL 12.8m. This results in the relative height of the building as it presents to Garrick Street (to the east) being 36.5m with this reducing to a relative height of 26.5m as it presents to the west (129 Musgrave Street). Refer to H1 and H2 values in elevations Fig 4.0-6.0

The potential visual impact of the residential dwelling will be largely determined by the proposed development height (PDH), these values represent the maximum height of the proposed developments built elements.

Fig. 4.0 North Elevation– Proposed PDH

1) Maximum Building Height PDH RL49.50

2) Roof Height RL 47.90

3) Neighboring Building Height RL 45.85

Neighboring Building illustrated consists of 6 levels and basement and is located at 129-131 Musgrave Street ‘Pharos’, Refer also to Figure 2.

H1) The H1 value represents the relative height of the building as it presents to Garrick Street. H1: 36.5m to maximum proposed building height (1)

H2) The H2 value represents the relative height of the building as it presents to the west (129 Musgrave Street) H2: 26.5 to maximum proposed building height (1)


137 Adopted Report



Fig. 5.0 South Elevation– Proposed PDH




Neighboring Building illustrated consists of 6 levels and basement and is located at 129-131 Musgrave Street ‘Pharos’, Refer also to Figure 2.


Neighboring Building illustrated consists of 12 Storey is located at 36 Powell Street, Refer also to Figure 2.




138 Adopted Report



Fig. 6.0 East Elevation– Proposed PDH



4) Neighboring Building Height RL 52.92 ‘Chateau Royale’

Neighboring Building illustrated consists of 12 Storey is located at 36 Powell Street, Refer also to Figure 2.




139 Adopted Report



7.0 Key Vantage Points of Investigation

A number of Key Vantage Points have been selected based on the below factors. Site visits have been conducted to establish key viewing corridors in order to analyze the impact of the proposed development on vistas and view corridors as well as the general impact on height, urban form and topographic hierarchy of the area.

a) Distance to subject site b) Location along main roads / Entryways c) Areas of elevated topography d) Photographic and Site Investigation e) Landuse of Vantage Point (Receptor Sensitivity)

The primary visual catchment area is contained to the north, east and south due to a prominent ridgeline (RL 1 Refer to to Figure 7.0) at approximate AHD of 22m. Residential apartments and dwellings to the west of this ridgeline are primarily oriented to take advantage of views to the north-west.

The containment of the visual catchment area is reinforced by the presence of the existing high rise development on all immediately adjoining land, including a twelve (12) storey building to the north at 36 Powell Crescent, six (6) storey building to the north west at 32 Powell Crescent, and a six (6) storey building to the west at 129-131 Musgrave Street (RL 45.85). As noted in Section 5.0 Building heights, the highrise development to the immediate north of the subject site (‘Chateau Royale’) has a maximum RL (52.92) that is 3.42m greater than of the proposed development (49.5m).

The impact of the existing highrise development in limiting the viewshed to the north, east and south is clearly evident from photographic analysis and site investigation and is reflected in the selection of KVP (refer Fig 7.0).

Fig. 7.0 Key Vantage Point Locations


140 Adopted Report



7.1 Key Vantage Point 1 | Garrick Street

Key Vantage Point 1 is located along Garrick Street to the east of the subject site. It was selected based on its close proximity to the site (approximately 40m) and its residential nature (potential sensitive receptor).

VP Location Coordinates: 28°10'5.83"S | 153°32'2.61"E Approx. RL Elevation (ASTER Datum): 15.0m Approx. Distance from Subject Site: 40.0m

Image 1.1. Site Image - Vantage Point 1 Viewing south-west from Garrick Street towards Subject Site

1) Subject Site | Maximum Building Height RL49.50 2) 129 Musgrave Street Neighboring Building Height RL 45.85 (Refer to Figure 4.0) 3) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 4) Central median to Garrick Street with scattered trees 5.0 – 8.0m typical height 5) Dense planting to eastern side of Garrick Street (see also Image 1.2)

Image 1.2. Site Image - Vantage Point 1 Viewing north-east from Garrick Street away from Subject Site

6) Screening Vegetation to eastern side of Garrick street within private lot 7) Typical dwelling type, 2-3 storey walk-up 8) Buildings set back from Garrick Street, not addressing street


141 Adopted Report



Vantage Point 01 Analysis

The residential area to the immediate east of the subject site located on the eastern side of Garrick street is made up of predominately low level residential apartments (7). The land here slopes steeply away to the east resulting in buildings being set back from Garrick street (8) with dense screening vegetation associated with setbacks and resulting batter areas providing significant screening (6). Buildings are generally orientated to the north-east (viewing away from the subject site) and do not address Garrick Street.

Visual separation from the subject site is further reinforced by the Garrick Street central median (4) which accommodates a change in level between north and south lanes of 1-1.5m. This median includes medium sized street trees at height approximately 5.0-8.0m at 5.0-10.0m centers.

Filtered views to the existing ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site are available through the central median planting, this building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views of the subject site and associated development from KVP 1 would primarily be limited to road users for short viewing times with residential occupiers largely screened through both vegetation and dwelling orientation.

Summary | Significance of Impact

Landscape Impact


Visual Sensitivity

High Major Significance

High Significance Moderate Significance

Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area that is largely screened from the subject site, the Visual Sensitivity of KVP 1 is considered to be ‘Medium - Low’. The Impact of the development is considered ‘Small’ as the building form is not uncharacteristic within the context of the landscape and existing built form. The immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The Impact to KVP 1 is determined to be of ‘Minor Significance–Not Significant’.

As per SLI by Planit Consulting September 2016 (refer Appendix 01), a three meter (3m) wide area of screen planting is proposed to the Musgrave Street frontage, landscaping to Garrick Street frontage is also proposed. This will soften the façade of the building and reduce the visual impact of the development when viewed from KVP 1.


142 Adopted Report



7.2 Key Vantage Point 2 | Lanham Street

Key Vantage Point 2 is located along Lanham Street to the south-east of the subject site. It was selected based on its relatively close proximity to the site (approximately 120m), its residential nature (potential sensitive receptor) and its raised elevation (20.0m).

VP Location Coordinates: 28°10'10.10"S| 153°32'2.89"E Approx. RL Elevation (ASTER Datum): 20.0m Approx. Distance from Subject Site: 120.0m

Image 2.1. Site Image - Vantage Point 2 Viewing north-west from Lanham Street towards Subject Site

1) Subject Site | Proposed Maximum Building Height RL49.50 2) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 3) Blue Sea Apartments 14 Storey 4) Points North Apartments (24 Storey)


KVP 2 has a raised elevation of 20.0m with primary views to the north-east. Filtered views to the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site (1) are available through the streetscape vegetation located on the northern side of Lanham Street, this building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views from KVP 2 are characterized by the rooflines of the low laying commercial area of Griffith Street and Marine Parade punctuated with the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) and a number of other high-rise developments that form the beachfront development spine.

Views of the subject site and associated development from KVP 2 would primarily be limited to road users for short viewing times as well as occupiers of the residential apartments to the southern side of Lanham Street.


143 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area with a raised elevation and prolonged views of the subject site at a distance of 120m, the Visual Sensitivity of KVP 2 is considered to be ‘Medium’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form. Views from this KVP are characterized by the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) and a number of other high-rise developments that form the beachfront development spine.

The impact is further reduced as the immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The proposed development would sit infront (to the immediate south) of the existing ‘Chateau Royale’ (36 Powell Street) with the majority of its building mass occupying the same space, resulting in similar visual impact as that of the existing high rise developments. The Impact to KVP 2 is determined to be of ‘Not Significant’.


144 Adopted Report



7.3 Key Vantage Point 3 | Gordon Lane

Key Vantage Point 3 is located along Gordon Lane to the south of the subject site. It was selected based on its relatively close proximity to the site (approximately 130m), its residential nature (potential sensitive receptor) and its raised elevation (22.0m).


Image 3.1. Site Image - Vantage Point 3 Viewing north-west from Gordon Lane towards Subject Site

1) Subject Site | Proposed Maximum Building Height RL49.50 2) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 3) Blue Sea Apartments 14 Storey 4) Points North Apartments (24 Storey) 5) 129 Musgrave Street (6 storey)


KVP 3 has a raised elevation of 22.0m with primary views to the north-east. Views to the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site (1) are available through the streetscape vegetation located on the western side of Garrick Street, this building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views from KVP 3 are characterized by the rooflines of 3-4 storey residential apartments of Garrick Street and Musgrave Street, the low laying commercial area of Griffith Street and Marine Parade and is punctuated with the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) as well as a number of other high-rise developments that form the beachfront development spine. Residential towers to the immediate west of the subject site including 6 storey 129 Musgrave Street and 6 storey 32 Powell Street are also visible from this vantage point.

Views of the subject site and associated development from KVP 3 would primarily be limited to road users for short viewing times as well as occupiers of the residential apartments to the southern side of Lanham Street and Gordon Lane.


145 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area with a raised elevation and prolonged views of the subject site at a distance of 122m, the Visual Sensitivity of KVP 3 is considered to be ‘Medium’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form. Views from this vantage point are characterized by the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 storeys) and a number of other high-rise developments that form the beachfront development spine.

The impact is further reduced as the immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The proposed development would sit in front (to the immediate south) of the existing ‘Chateau Royale’ (36 Powell Street) with the majority of its building mass occupying the same space, resulting in similar visual impact as that of the existing high rise developments. The Impact to KVP 3 is determined to be of ‘Not Significant’.


146 Adopted Report



7.4 Key Vantage Point 4 | RT Peak Memorial Park

Key Vantage Point 4 is located along at the most northern point of Garrick Street within RT Peak Memorial Park. It was selected based on its relatively close proximity to the site (approximately 220m), its accessibility to the public (potential sensitive receptor) and its raised elevation (22.0m).

VP Location Coordinates: 28° 9'59.87"S| 153°32'3.89"E Approx. RL Elevation (ASTER Datum): 22.0m Approx. Distance from Subject Site: 220.0m

Image 4.1. Site Image - Vantage Point 4 Viewing southj from RT Memorial Park (Carpark area) towards Subject Site

1) Subject Site | Proposed Maximum Building Height RL49.50 2) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 3) Blue Sea Apartments 14 Storey 4) Points North Apartments (24 Storey) 5) Views to Queen Elizabeth Parklands


KVP 4 has a raised elevation of 22.0m with primary views to the north and east over the Queen Elizabeth Parklands and Marine Parade. Views to the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site (1) are considerably screened from this vantage point by vegetation located on the western side of Garrick Street and within the Kirra Hill Community Center. Chateau Royale has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views from KVP 4 are characterized by the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) as well as a number of other high-rise developments that form the beachfront development spine. The primary views are to the north and east over the Queen Elizabeth Parklands and Marine Parade, ocean views from the parkland immediately to the east are also available.


147 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a public parkland with a raised elevation the Visual Sensitivity of KVP 4 is considered to be ‘Medium-High’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form. Views from KVP 4 are characterized by the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) as well as a number of other high-rise developments that form the beachfront development spine.

The impact is further reduced as the immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The proposed development would sit in behind (to the immediate south) of the existing ‘Chateau Royale’ (36 Powell Street) which will screen the majority of the building mass from this vantage point.

Based on the considerable screening that existing built form as well as existing vegetation provides from this vantage point, the visual impact from this vantage point would be considered ‘Not Significant’.


148 Adopted Report



7.5 Key Vantage Point 5| Powell Crescent

Key Vantage Point 5 is located along at the most elevated point of Powell Street along ridgeline 01. It was selected based on its relatively close proximity to the site (approximately 80m), its accessibility to the public (potential sensitive receptor with views across Kirra Beach) and its raised elevation (22.0m).


Image 5.1. Site Image - Vantage Point 5 Viewing southj from RT Memorial Park (Carpark area) towards Subject Site

1) Subject Site | Proposed Maximum Building Height RL49.50 2) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 3) 32 Powell Street (6 Storey) 4) 30 Powell Street (4 Storey)


KVP 5 has a raised elevation of 22.0m with primary views to the north and west over Kirra Beach. The dominant building visible from this vantage point is the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site (1) as well as 32 Powell Street (3) (6 Storey). Chateau Royale has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m. Glimpses of the built form of the proposed development will be visible between 30 and 32 Powell Street.

This vantage point is located along ridge line 1 (refer to Figure 7) with the residential building referenced in Image 5.1 as well as residential apartments and dwellings to the west of this ridgeline primarily oriented to take advantage of views to the north-west across Kirra Beach.

The elevated position of this vantage point is evident in Image 5.1 with views to the east of the vantage point (left hand side of image) dominated by a clear horizon line with glimpses of the upper floors of Marine Parade residential towers.


149 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


KVP 5 has a raised elevation of 22.0m with primary views to the north and west over Kirra Beach. Views of the subject site and associated development from KVP 5 would primarily be limited to road users for short viewing times as well as limited occupiers of the southern side of 32 and 36 Powell street. The landuse to the northern side of Powell Street consists of the unoccupied Kirra Hill Community Centre with views primarily to the north (away from subject site). The visual sensitivity of this vantage point is considered to be ‘medium’.

The landscape impact from this vantage point is considered ‘small’ with only minor loss of views between the existing built form of 30 and 32 Powell street. It is also considered that the proposed built form is not uncharacteristic within the existing landscape and is in-keeping with the residential built form located on adjacent lots. With the primary views from the vantage point to the North-West, North and North-East (away from the subject site) the visual impact from this vantage point would be considered ‘Minor’ to ‘Not Significant’.


150 Adopted Report



7.6 Key Vantage Point 6| Garrick Street

Key Vantage Point 6 is located along Garrick Street to the south of the subject site. It was selected based on its relatively close proximity to the site (approximately 220m), its residential nature (potential sensitive receptor) and its raised elevation (32.0m).


Image 6.1. Site Image - Vantage Point 6 Viewing south from RT Memorial Park (Carpark area) towards Subject Site

1) Subject Site | Proposed Maximum Building Height RL49.50 2) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 3) Streetscape Vegetation


KVP 6 has a raised elevation of 32.0m with primary views to the north along Garrick Street framed by tall pine trees on the western side of Garrick Street (3). Residential dwellings located along the eastern side of Garrick Street will afforded views to the north-east due to the increased elevation of Garrick street at its southern end. The views from these dwellings would be characterized by the rooflines of the low laying commercial area of Griffith Street and Marine Parade which is punctuated by the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) and a number of other high-rise developments that form the beachfront development spine (not visible from KVP 6 Image 6.1 location).

Filtered views to the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site (1) are available through the streetscape vegetation located on the western side of Garrick Street, this building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.


151 Adopted Report




Landscape Impact


Visual Sensitivity

High Major



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area with a raised elevation, the Visual Sensitivity of KVP 2 is considered to be ‘Medium’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form.

The impact is further reduced as the immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The proposed development would sit in front (to the immediate south) of the existing ‘Chateau Royale’ (36 Powell Street) with the majority of its building mass occupying the same space resulting in a similar visual impact as that of the existing high rise developments. Views of the subject site are also considerably screened by existing vegetation (3). The Impact to KVP 6 is determined to be of ‘Not Significant’.


152 Adopted Report



7.7 Key Vantage Point 7| Musgrave Street

Key Vantage Point 7 is located along Musgrave Street to the south of the subject site. It was selected based on its relatively close proximity to the site (approximately 45.0m), its residential nature (potential sensitive receptor) and its raised elevation (22.0m).


Image 7.1. Site Image - Vantage Point 7 Viewing east from Musgrave Street

1) Subject Site | Maximum Building Height RL49.50 2) 129 Musgrave Street Neighboring Building Height RL 45.85 (Refer to Figure 4.0) 3) Points North Apartments (24 Storeys) 4) Primary views to the east along Musgrave Street


Key Vantage Point 7 is located along Musgrave Street to the south of the subject site (4). The primary views from this location are to the east along Musgrave Street toward the low laying commercial area of Griffith Street and Marine Parade (4). Points North Apartments (3) (24 storeys), as well as a number of other high-rise developments that form the beachfront development spine are also visible from this vantage point.

Filtered views to the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site (1) are available through the streetscape vegetation located on the northern side of Musgrave Street. Musgrave Street is at a reduced elevation resulting in a vegetated batter of 1.50 – 3.0m high with significant screening vegetation (2) framing the primary eastern view corridor (4). This road profile considerably reduces the views available to road users as well as that of occupiers of the residential apartments to the southern side of Musgrave Street.

Views of the subject site and associated development from KVP 1 would primarily be limited to road users for short viewing times with residential occupiers largely screened through both vegetation and view corridor orientation.


153 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area that is largely screened from the subject site with a primary viewing corridor to the east, the Visual Sensitivity of KVP 7 is considered to be ‘Medium’. The proposed development will have some impact the views to the west of the vantage point however this viewing aspect is currently dominated by existing residential development (129 Musgrave Street, Building Height RL 45.85 Refer also to Figure 2.0) and screening vegetation associated with Musgrave Street. The proposed development will reinforce the primary eastern view corridor and shorten views to the west.

The Impact of the development is considered ‘Small’ as the building form is not uncharacteristic within the context of the landscape and existing built form. The immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The Impact to KVP 1 is determined to be of ‘Minor Significance–Not Significant’.

As per SLI by Planit Consulting September 2016 (refer Appendix 01), a three meter (3m) wide area of screen planting is proposed to the Musgrave Street frontage, landscaping to Garrick Street frontage is also proposed. This will soften the façade of the building and reduce the visual impact of the development when viewed from KVP 7.


154 Adopted Report



7.8 Key Vantage Point 8| McLean Street

Key Vantage Point 8 is located along Mclean Street to the south-east of the subject site. It was selected based on its its residential nature (potential sensitive receptor) and its raised elevation (22.0m).


Image 8.1. Site Image - Vantage Point 7 Viewing north from McLean Street towards the subject site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site | Proposed Maximum Building Height RL49.50 3) Blue Sea Apartments 14 Storey 4) Points North Apartments (24 Storey)

KVP 8 has a raised elevation of 22.0m with primary views to the north. Views to the existing ‘Chateau Royale’ (1) (36 Powell Street) to the immediate north of the subject site (2) are available above the roofline of dwellings located on the western side of McLean Street. 36 Powell Street has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views from KVP 8 are characterized by views north along the length of McLean Street towards Queen Elizabeth Park, with views of the ocean available. The views are framed by the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) with a number of other high-rise developments that form the beachfront development spine also visible. Residential towers to the immediate west of the subject site including 6 storey 129 Musgrave Street and 6 storey 32 Powell Street are also visible from this vantage point.

Views of the subject site and associated development from KVP 8 would primarily be limited to road users for short viewing times as well as occupiers of the residential apartments and dwellings to the eastern side of McLean Street.


155 Adopted Report




Landscape Impact


Visual Sensitivity

High Major



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area with a raised elevation, the Visual Sensitivity of KVP 2 is considered to be ‘Medium’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form.

The impact is further reduced as the immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The proposed development would sit in front (to the immediate south) of the existing ‘Chateau Royale’ (36 Powell Street) with the majority of its building mass occupying the same space and similar visual impact as that of the existing high rise developments. Views of the subject site are also considerably screened by existing residential dwellings on the western side of McLean Street. The distance from the subject site of 260m also reduces any potential visual impact. The Impact to KVP 6 is determined to be of ‘Not Significant’.


156 Adopted Report



7.9 Key Vantage Point 9| McLean Street

Key Vantage Point 9 is located along McLean Street to the south-east of the subject site. It was selected based on its its residential nature (potential sensitive receptor).


Image 9.1. Site Image - Vantage Point 9 Viewing north-west from McLean Street towards Subject Site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site | Proposed Maximum Building Height RL49.50 3) Blue Sea Apartments (14 Storey) 4) Points North Apartments (24 Storey)


KVP 9 has a lowered elevation of 8.5m with primary views to the north-east. Views to the existing ‘Chateau Royale’ (1) (36 Powell Street) to the immediate north of the subject site (2) are available from this vantage point, this building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views from KVP 9 are primarily characterized by the rooflines of the low laying commercial area of Griffith Street and Marine Parade punctuated with the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) and a number of other high-rise developments that form the beachfront development spine. The large carparking area to the north of McLean Street that extends to Chalk Street is dominant in the foreground to the immediate north of the vantage point.

Views of the subject site and associated development from KVP 9 would primarily be limited to road users for short viewing times as well as occupiers of the residential apartments to the southern side of McLean.


157 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a residential area with a lowered elevation and prolonged views of the subject site at a distance of over 200m, the Visual Sensitivity of KVP 9 is considered to be ‘Medium’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form. Views from this KVP are characterized by the large carparking area to the immediate south, the road traffic of McLean Street and the high rise towers of Points North Apartments (4) (24 storeys), Blue Sea Apartments (3) (14 Storeys) and a number of other high-rise developments that form the beachfront development spine.

The impact is further reduced as the immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The proposed development would sit to the immediate south of the existing ‘Chateau Royale’ (36 Powell Street) at a reduced maximum height. The Impact to KVP 2 is determined to be of ‘Not Significant’.


158 Adopted Report



7.10 Key Vantage Point 10 | Queen Elizabeth Park

Key Vantage Point 10 is located in Queen Elizabeth Park along Marine Parade. It was selected based on its relatively close proximity to the site (approximately 245m) and its accessibility to the public (potential sensitive receptor).

VP Location Coordinates: 28°10'0.70"S | 153°32'9.17"E Approx. RL Elevation (ASTER Datum): 4.5.0m Approx. Distance from Subject Site: 260.0m

Image 10.1. Site Image - Vantage Point 10 Viewing south-west from Queen Elizabeth Park towards Subject Site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site | Proposed Maximum Building Height RL49.50 3) Blue Sea Apartments (14 Storey) 4) Beach House Seaside Resort (24 Storey)


KVP 10 has a lowered elevation of 4.50m with primary views to the north-east over the Queen Elizabeth Parklands to the ocean and south to Marine Parade. Views to the existing ‘Chateau Royale’ (1) (36 Powell Street) to the immediate north of the subject site (2) are considerably screened from this vantage point by Blue Sea Apartments (3), Chateau Royale has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m. Glimpses of Chateau Royale are possible between Beach House Seaside Resort (4) and Blu Sea Apartments (3) however these are minimal. Potential views of the subject site are further reduced by the significant planting located on the northern side of Marine Parade.

Views from KVP 10 are characterized by large open turf areas, landscape garden beds and tall copses of Araucaria species set against a backdrop of high-rise developments that form the beachfront development spine. The primary views are to the north-east over the Queen Elizabeth Parklands to the ocean and south to Marine Parade.


159 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As an embellished public parkland the Visual Sensitivity of KVP 10 is considered to be ‘High’. The Impact of the development is considered ‘Negligible’ however as the building form is not uncharacteristic within the context of the landscape and the existing built form.

Any impact is significantly reduced as the subject site is considerably screened from this vantage point by Blue Sea Apartments (3) and other built form along Marine Parade and McLean Street.

Based on the considerable screening that existing built form as well as existing vegetation provides from this vantage point, the visual impact from this vantage point would be considered ‘Not Significant’ despite the high visual sensitivity of the vantage point.


160 Adopted Report



7.11 Key Vantage Point 11| Musgrave Street| Coolangatta Police Station

Key Vantage Point 11 is located along Musgrave Street to the south-east of the subject site. It was selected based on its close proximity to the site (approximately 45m).


Image 11.1. Site Image - Vantage Point 11 Viewing north-west from Musgrave Street towards Subject Site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site Proposed Maximum Building Height RL49.50 3) 129 Musgrave Street Building Height RL 45.85 4) Commercial Tenancies 5) Coolangatta Police Station carpark


KVP 11 is located to the south-east of the site along Musgrave Street to the immediate north of Coolangatta Police Station carpark and has a clear line of sight to the subject site. The existing ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site is clearly visible with minor screening from Garrick Street through median planting. This building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

The eastern side of Garrick street is made up of predominately low level residential apartments (refer to KVP1). The land to the north of Musgrave Street (4) contains a small car parking area for commercial tenancies.

Existing residential developments to the south and north-west of the subject site are also visible from this vantage point.

Views of the subject site and associated development from KVP 11 would primarily be limited to road users for short viewing times with intermittent views for workers within the Coolangatta Police Station and Musgrave Street commercial tenancies.


161 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a non-residential area (Police Station / commercial tenancies), the Visual Sensitivity of KVP 11 is considered to be ‘Low’. The Impact of the development is considered ‘Moderate’ as although the building form is not uncharacteristic within the context of the landscape and existing built form, the close proximity to the subject site will result in a moderate change to the immediate and existing landscape. The immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m. The Impact to KVP 11 is determined to be of ‘Minor Significance’.

As per SLI by Planit Consulting September 2016 (refer Appendix 01), a three meter (3m) wide area of screen planting is proposed to the Musgrave Street frontage. This will soften the façade of the building and aid in reducing the visual impact of the development when viewed from KVP 11.


162 Adopted Report



7.12 Key Vantage Point 12| Lanham – Goodwin Park

Key Vantage Point 12 is located along Lanham Street adjacent to Goodwin Park to the south-east of the subject site. It was selected based on potential line of sight to the subject site and its accessibility to the public (potential sensitive receptor).


Image 12. Site Image - Vantage Point 12 Viewing north-west from Lanham Street towards Subject Site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site | Proposed Maximum Building Height RL49.50 3) 2-3 storey residential 4) Vegetation associated with car parking


KVP 12 has a lowered elevation of 8.0m with primary views to the north-east. Views from KVP 12 are primarily characterized by the large carparking area to the north of Lanham Street that extends to Chalk Street which is dominant in the foreground to the immediate north of the vantage point. Beyond this the rooflines of the low laying commercial area of Griffith Street and Marine Parade are punctuated with the high rise towers of Points North Apartments (24 storeys), Blue Sea Apartments (14 Storeys) and a number of other high-rise developments that form the beachfront development spine.

Filtered views through streetscape vegetation associated with the northern side of Lanham St to the existing ‘Chateau Royale’ (1) (36 Powell Street) to the immediate north of the subject site (2) are available from this vantage point. This building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Scattered trees within Goodwin Park located to the immediate south of the vantage point (5) screen any views to the subject site from within this public park. As such, views of the subject site and associated development from KVP 2 would primarily be limited to road users for short viewing times.


163 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


Visual Sensitivity of KVP 2 is considered to be ‘Low’ given the distance from the subject site (420m), and that views would primarily be limited to road users for short viewing times. The Impact of the development is considered ‘Negligible’ as the building form is not uncharacteristic within the context of the landscape and the existing built form. Views from this KVP are characterized by the large car parking area to the immediate south, the road traffic of Lanham Street.

The Impact to KVP 2 is determined to be ‘Not Significant’.


164 Adopted Report



7.13 Key Vantage Point 13| Griffith Street

Key Vantage Point 13 is located along Griffith Street commercial area of Coolangatta south-east of the subject site. It was selected based on potential line of sight to the subject site and its high public usage (potential sensitive receptor).


Image 13. Site Image - Vantage Point 13 Viewing west from Griffith Street towards Subject Site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site | Proposed Maximum Building Height RL49.50 3) 1-2 Storey Commercial and Retail


The commercial and retail landscape of Griffith street is characterized by 2-3 storey buildings fronting the street with covered pedestrian footpaths, on street carparking and streetscape vegetation. These landscape elements limit primary views to short range internal views.

Glimpses of long range views of the high rise towers of Points North Apartments (24 storeys), Blue Sea Apartments (14 Storeys) and a number of other high-rise developments that form the beachfront development spine are available to road users for short intervals.

Filtered views through streetscape vegetation and shop frontages to the existing ‘Chateau Royale’ (1) (36 Powell Street) to the immediate north of the subject site (2) are available from this vantage point. This building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views of the subject site and associated development from KVP 2 would primarily be limited to road users for short viewing times.


165 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


Visual Sensitivity of KVP 13 is considered to be ‘Low’ given the distance from the subject site (300m), and that views would primarily be limited to road users for short viewing times. The Impact of the development is considered ‘Negligible’ as the building form is not uncharacteristic within the context of the landscape and the existing built form from this vantage point. Views from this KVP are characterized by the large carparking area to the immediate south, the road traffic of Lanham Street.

The landscape of Griffith street is characterized by 2-3 storey commercial and retail use, with covered pedestrian footpaths, on street carparking and streetscape vegetation. These landscape elements limit primary views to short range internal views.

Views of the subject site and associated development from KVP 13 would primarily be limited to road users for short viewing times.

The Impact to KVP 13 is determined to be of ‘Not Significant’.


166 Adopted Report



7.14 Key Vantage Point 14| Chalk Street

Key Vantage Point 14 is located along Chalk Street carpark to the east of the subject site. It was selected based on potential line of sight to the subject site and its high public usage (potential sensitive receptor).


Image 14.1. Site Image - Vantage Point 14 Viewing west from Chalk towards Subject Site

1) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 2) Subject Site Proposed Maximum Building Height RL49.50 | existing adjacent buildings 3) Commercial Tenancies


KVP 14 is located to the east of the site along Chalk Street and has a clear line of sight to the subject site. Primarily unobstructed views of the existing ‘Chateau Royale’ (1) (36 Powell Street) to the immediate north of the subject site is available with minor screening from commercial tenancies on McLean Street. This building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.

Views from KVP 14 are primarily characterized by the large carparking area to the north of Lanham Street that extends to Chalk Street. This carpark contains scattered shade trees within median planting areas with Chalk Street serving as vehicular access to the rear of commercial tenancies that front Griffith Street (3). Beyond these commercial and retail tenancies the high rise towers of Points North Apartments (24 storeys), Blue Sea Apartments (14 Storeys) and a number of other high-rise developments that form the beachfront development spine are visible.

Existing residential developments including 129-131 Musgrave Street (6 storey – ‘Pharos’) to the west and north-west of the subject site are also visible from this vantage point (2).

Views of the subject site and associated development from KVP 14 would primarily be limited to carpark and road users for short viewing times with intermittent views for workers within the Griffith Street commercial and retail tenancies.


167 Adopted Report




Landscape Impact


Visual Sensitivity



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


As a non-residential area (carpark / commercial tenancies), the Visual Sensitivity of KVP 14 is considered to be ‘Low’. The Impact of the development is considered ‘small’ as the building form is not uncharacteristic within the context of the landscape and existing built form, the close proximity to the subject site will result in a small change to the immediate and existing landscape when viewed from this vantage point. The immediate area surrounding the subject site is predominately residential high-rise apartments with ‘Chateau Royale’ (36 Powell Street) to the immediate north of the subject site with a higher maximum building height of PDH RL 52.92m whereas the proposed development has a maximum development height of PDH 49.50m.

Views of the subject site and associated development from KVP 14 would primarily be limited to carpark and road users for short viewing times with intermittent views for workers within the Griffith Street commercial and retail tenancies.

The Impact to KVP 14 is determined to be of ‘Not Significant’.

As per SLI by Planit Consulting September 2016 (refer Appendix 01), a three meter (3m) wide area of screen planting is proposed to the Musgrave Street frontage. This will soften the façade of the building and aid in reducing the visual impact of the development when viewed from KVP 14.


168 Adopted Report



7.14 Key Vantage Point 15| C Street

Key Vantage Point 15 is located along Musgrave Street (access road) to the west of the subject site. It was selected based on its close proximity of the site (adjacent lot) and its high public usage (potential sensitive receptor).


Image 15.1. Site Image - Vantage Point 15 Viewing west from Musgrave Street towards Subject Site

1) Subject Site Proposed Maximum Building Height RL49.50 | existing adjacent buildings 2) 36 Powell Street Neighboring Building Height RL 52.92 (Refer to Figure 6.0) 3) Points North Apartments (24 Storey) 4) Musgrave Street vegetated batter (Refer KVP 7)


Vantage Point 15 is located along Musgrave Street to the immediate south of Pharos unit tower located at 129-131 Musgrave Street. This building is located on the western adjacent lot to the subject site and is comprised of 5 levels and a basement. The maximum RL of this building is RL 45.85 (refer Fig 16.0).

The primary views from this vantage point are to the east along Musgrave Street toward the low laying commercial area of Griffith Street and Marine Parade. Points North Apartments (3) (24 storeys), as well as a number of other high-rise developments that form the beachfront development spine are also visible from this vantage point.

Views across the subject site (1) to the existing ‘Chateau Royale’ (2) (36 Powell Street) to the immediate north of the subject site are available from this vantage point. This building has a higher maximum building height of RL 52.92m whereas the proposed development has a maximum development height of 49.50m.


169 Adopted Report



Fig. 16.0 South Elevation– Proposed PDH

Proposed Development Height (PDH): 1) Maximum Building Height RL49.50 2) Roof Height RL 47.90 3) Neighboring Building Height RL 45.85

Neighboring Building illustrated consists of 6 levels and basement and is located at 129 Musgrave Street, Refer also to Figure 2. 4) Neighboring Building Height RL 52.92

Neighboring Building illustrated consists of 12 Storey is located at 36 Powell Street, Refer also to Figure 2. H1) The H1 value represents the relative height of the building as it presents to Garrick Street.

H1: 36.5m to maximum proposed building height (1) H2) The H2 value represents the relative height of the building as it presents to the west (129 Musgrave Street)

H2: 26.5 to maximum proposed building height (1)


Landscape Impact


Visual Sensitivity

High Major



Minor Significance

Medium High


Significance Minor


Low Moderate

Significance Minor


Negligible Minor


The visual impact of KVP 15 primarily relates to the impact that the proposed development will have on the existing residential unit tower located at 129-131 Musgrave Street (refer to ‘3’ in Fig 16.0). This building has a maximum RL of 45.85 compared to the proposed development which has a 3.65m higher maximum RL of 49.50.


170 Adopted Report



As illustrated in Fig 16.0, the subject site slopes steeply from the western boundary at approximate average RL 23.0m to that of the eastern boundary at approximate average RL 12.8m. This results in the relative height of the building as it presents to Garrick Street (to the east) being 36.5m with this reducing to a relative height of 26.5m as it presents to the west (129-131Musgrave Street | KVP 15). Refer also to H1 and H2 values in elevations Fig 4.0-6.0. This results in the proposed development presenting to KVP 15 as a maximum 7 stories with the roofline facing KVP 15 at RL47.90 reducing the height variance to 2.05m.

The visual sensitivity of the existing residential unit tower located at 129-131 Musgrave would be considered ‘high’ given the residential nature of the vantage point, the proximity to the subject site and the potential long viewing periods available. The overall sensitivity of the vantage point is reduced to ‘Low - Medium’ however as the 129-131 Musgrave Street is located on ridge line 1 (refer to Figure 7.0) which benefits from the raised elevation of RL 22.0-23.0m. As noted in KVP 5 analysis the developments immediately surrounding the subject site take advantage of this raised topography with views to the north and north west across Kirra Beach (away from the subject site). Views to from 129-131 Musgrave Street (KVP 15) to the east only will be impacted by the proposed development.

Image 17. Site Image - 129-131 Musgrave Street Floor Plan

1) Primary balcony oriented north-west (away from subject site) 2) Secondary balcony oriented east (to subject site) 3) Kitchen Windows oriented east (to subject site) 4) Master bedroom oriented north-west (away from subject site)


171 Adopted Report



Image 18. Site Image - 129-131 Musgrave Street eastern facing facade

1) Primary balcony oriented north-west (away from subject site) – not visible this image 2) Secondary balcony oriented east (to subject site) 3) Kitchen Windows oriented east (to subject site) 4) Master bedroom oriented north-west (away from subject site) – not visible this image 5) Building core, lift, stairs and laundry.

As per Figure 17.0 and 18.0 the eastern facing façade of 129-131 Musgrave Street have primary balconies (1), master bedroom (4) and living and dining areas orientated to take advantage of the raised elevation resulting in views to the north west across Kirra Beach (away from subject site). The secondary balcony (2), Kitchen window (3) are oriented east toward the subject site at the northern portion of the floor plate only, with the majority of the eastern facing façade featuring the building core, lift, stairs and laundry (areas of low visual sensitivity) (5).

The proposed building form and height is not uncharacteristic within the context of the landscape and existing built form, the close proximity to the subject site will result in a ‘moderate to minor’ change to the immediate and existing landscape to secondary views to the east only. Primary views to the north and west are unobstructed and unchanged by the proposed development regardless of bulk or scale.


172 Adopted Report



8.0 Summary of Findings

The proposed development is considered to be appropriate for the site. The proximity of the building in relation to existing high rise residential development on adjoining land, and in the context of high quality public transport services, parkland and commercial/retail within the Coolangatta centre, results in the development being optimally positioned to take advantage of these services and facilities in the local area without creating an adverse amenity or built form character impact. Rather, the visual impact of the development will be a positive aesthetic addition to the Coolangatta locality.

The proposed building height supports a residential density that is considered appropriate due to the location of the site in close proximity to high frequency bus services along Marine Parade 200m to the north west which connect to the nearby Gold Coast Airport and the broader metropolitan area, commercial/retail and employment along Griffith Street 200m to the east, and plentiful public open space including the beach, Queen Elizabeth Park, Goodwin Park, and Kirra Sports Club. It is therefore apparent that the site is well positioned to achieve the proposed building height and density and strongly supports the role of Coolangatta as a ‘Regional Centre’ as a result.

With respect to view impacts, the primary aspect for existing development in the locality is towards the north and east. Views to the north for existing development to the west of the site across Musgrave Street are already obscured by high rise development and the topography of the site and immediate surrounds. Northerly and easterly views for existing development beyond the northern and western boundaries of the site, and across Garrick Street to the east of the site, will largely not be impeded by the proposed development regardless of the bulk and scale.

In addition, the proposed building height reflects the prevailing and orderly pattern of high rise development along the coastal strip, and reinforces this ‘spine’ of high rise development with a high quality architectural outcome. Moreover, the proposal to amalgamate and redevelop five individual allotments on a corner site where existing high rise development occurs on all immediately adjoining land offers a unique opportunity to create a signature development that maximises the strategic location of the land whilst adopting appropriate design measures to minimise impacts on the amenity of surrounding residences.

It is also noted that the proposed building height represents an appropriate transition between the Precinct 7 - Kirra and Precinct 1A – Coolangatta Centre Core to the north east of the site where apartment buildings of equal and significantly greater building heights prevail.

A Statement of Landscape Intent (SLI) has been prepared by Planit Consulting Pty Ltd (refer to Appendix 01). The proposed landscape treatment achieves a functional and highly aesthetic environment that reflects the coastal locality within the Coolangatta LAP, encourages passive surveillance opportunities whilst protecting the amenity of the surrounding land uses. The landscape treatment incorporates planting materials that complement the architectural form and introduce natural colour and textures to increase the richness of the development when viewed from the street and surrounding vantage points.

It can be concluded from the above visual assessment that the proposed development will integrate well with the existing built form circumstances on adjoining and nearby land and will not result in an adverse outcome with respect to existing views from residences in the immediate or broader locality. Conversely, the proposed built form of the development will strengthen the visual qualities of Coolangatta through a sympathetic streetscape design that responds to the meticulous nature of developments within the local area. (Refer also Appendix 01 – Statement of Landscape Intent).

It is therefore considered that the proposed building height is appropriate and commensurate with that of existing high rise development on immediately adjoining and nearby land within the Kirra Precinct and that the proposed development demonstrates compliance with Performance Criteria PC1 – Building Height within the Coolangatta LAP Place Code.


173 Adopted Report

ITEM 2 CITY DEVELOPMENT DEVELOPMENT PERMIT (CODE ASSESSMENT) FOR RECONFIGURATION OF LOT (1 INTO 3 LOTS) – LOT 112 ON SP239759 - GILSTON ROAD NERANG – DIVISION 5 PN322952/02/DA2

Refer 8 page attachment

1 OVERVIEW

Site address L112 SP239759, Gilston Road Nerang

Application description

Development Permit for Reconfiguration of Lot (1 into 3 lot subdivision).

Decision due date 5 September 2017

Proposal

The proposed development involves a 1 into 3 lot residential subdivision, with the following lot sizes:

Lot 1 – 601m2 (containing existing dwelling);

Lot 2 – 701m2; and

Lot 3 – 1444m2 Access to proposed Lots 2 and 3 will be provided via an access easement from Gilston Road.

Main Issues/Resolution

Considerations Resolution

Environmental Considerations

Acceptable outcome demonstrated – It is noted that proposed Lot 1 and Lot 2 has been cleared of vegetation with a dwelling being constructed on Lot 1. In order to maintain vegetation on the site a building envelope has been identified within Lot 3 to ensure future development has minimal impact upon the vegetation on the remainder of the site and protecting the mapped waterway.

Submissions Objections Support

Not Applicable Not Applicable

Key issues raised by submitters

Not Applicable

Referral agencies Not Applicable

Officer’s recommendation

Approval

REPORT STRUCTURE

1 OVERVIEW

2 EXECUTIVE SUMMARY

3 APPLICATION INFORMATION

4 BACKGROUND

5 PROPOSAL

6 SITE & ENVIRONMENT

7 PLANNING ASSESSMENT

7.1 Assessment against City Plan

7.2 Assessment against the State Planning Policy

7.3 Assessment against the State Planning Regulatory Provisions

7.4 Assessment of development infrastructure requirements


174 Adopted Report

ITEM 2 (Continued) CITY DEVELOPMENT DEVELOPMENT PERMIT (CODE ASSESSMENT) FOR RECONFIGURATION OF LOT (1 INTO 3 LOTS) – GILSTON ROAD NERANG – DIVISION 5 PN322952/02/DA2

8 CONSULTATION

8.1 Internal Referrals

8.2 External Referrals

8.3 Public Notification

9 CONCLUSION

10 NOTIFICATIONS

11 RECOMMENDATION

2 EXECUTIVE SUMMARY

City of Gold Coast is in receipt of a Development Permit for a Reconfiguration of Lot (1 into 3 lot subdivision) located at Gilston Road, Nerang, described as Lot 112 on SP239759.

The proposal has been assessed against the following provisions of the City Plan (Version 3):

Zone code Low density residential zone

Other development code(s) Driveways and vehicular crossings code

General development provisions code

Reconfiguring a lot code

Vegetation management code

Overlay code(s) Acid sulfate soils overlay code

Bushfire hazard overlay code

Environmental significance overlay code

Landslide hazard overlay code

Regional infrastructure overlay code

Alternative Solutions are proposed in relation to the following:

Acceptable outcome 5.5 and Acceptable outcome 12 of the Environmental significance overlay code relating to the buffer to a watercourse.

These matters have been considered and addressed as part of the development assessment within this report. The assessment of the application has determined that the proposed development complies with the outcomes sought under the provisions of the City Plan.

It is therefore recommended that the proposed development be approved subject to the imposition of reasonable and relevant conditions.

3 APPLICATION INFORMATION

Real property description Lot 112 on SP239759

Applicant Zdravko Begic C/- Storey & Castle Planning

Applicant’s consultancy team Town Planning – Storey & Castle Planning


175 Adopted Report


Survey Plan – Usher & Company Bushfire Management – Queensland Bushfire Risk Assessments Geotech Engineering – Morrison Geotechnic

Owner at time of lodgement Zdravko Begic

Current owner Zdravko Begic

Site area 2746m2

Date application received 27 March 2017

Date entered decision 11 July 2017

Zone Low density residential zone

Zone precinct (if applicable) Not applicable

Decision type Development Permit for Reconfiguration of Lot (1 into 3 Lot Subdivision)

4 BACKGROUND

Site Background

A review of Council records has highlighted the following approvals:

PN322952/04/03 – On 16 June 2016 a building permit was approved via private certification for the construction of a dwelling, shed and associated driveway crossover.

PN322952/04/01 - On 4 May 2016 a self-assessable vehicular crossing (VXO) licence was issued in relation the crossover towards the north-western frontage to service the proposed dwelling.

PN322952/04/04 – On 15 December 2016 a further self-assessable vehicular crossing (VXO) licence was issued in relation to an additional crossover constructed on the site to service the existing dwelling on Lot 1 at the north-eastern end of the subject site.

PN322952/03/DA1: On 4 January 2017 a development permit for operational works for associated building works - sewer connection.

5 PROPOSAL

The proposed development involves a 1 into 3 lot residential subdivision, with the following lot sizes:

Lot 1 – 601m2

Lot 2 – 701m2; and

Lot 3 – 1444m2

Lot 1 will gain access to Gilston Road via the approved vehicle crossover and access to proposed Lots 2 and 3 will be provided via a 4.5 metres wide access easement (107m2) from Gilston Road. In addition, a building envelope is proposed for Lot 3.


176 Adopted Report


Proposal Plan

6 SITE & ENVIRONMENT

The subject site is a corner lot, situated with primary frontage to Gilston Road of approximately 65.80 metres and secondary frontage to Alexander Drive of approximately 104.16 metres. The site has an area of 2,746m2

and is generally triangular in configuration.

The subject site is currently improved by a single storey dwelling, situated in the north-eastern portion of the site. This dwelling is still under construction, with access provided from Gilston Road. The site is further embellished with a shed located to the south of the primary dwelling.


177 Adopted Report


The site adjoins a large stormwater drainage pipe located underneath Alexander Drive forming a minor watercourse which runs through the site from the mid-section of the western boundary to the rear southern corner of the lot.

Site and Surrounds

Source: Storey & Castle Planning


178 Adopted Report


Source: Storey & Castle Planning

7 PLANNING ASSESSMENT

7.1 Assessment against City Plan

The proposed reconfiguration of a lot to create three (3) lots within the Low density residential zone triggers code assessment pursuant to the Table of assessment 5.6.1: Reconfiguring a lot identified in the City Plan. The proposed lots exceed the minimum required 600m2 per lot.

7.1.2 Assessment against the relevant zone code

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


179 Adopted Report


Source: City Plan Interactive Mapping

The purpose of the zone is outlined as follows:

1. The purpose of the Low density residential zone code is to provide for dwelling houses, 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 –

i. consist of a range of low intensity, low rise, predominantly detached housing that retains and enhances local character and amenity by maintaining existing scale, building height and intensity despite its proximity to public transport or other services;

d) Lot design – i. supports low density residential living.

Officer’s Comments

The proposed development is considered to achieve compliance with the purpose of the Low density residential zone code as it results in:

A low intensity outcome and lot size generally consistent with the existing character and amenity of the area;

An outcome that does not adversely impact the streetscape character of the area (ie street trees, active transport).

Lots are of an appropriate size exceeding 600m2 and of a configuration that supports and maintains a low density residential character.

It is therefore considered for the reasons outlined above that the proposed development is consistent with the intent of the Low density residential zone.


180 Adopted Report


7.1.3 Assessment against the relevant overlay codes

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

Acid sulfate soils overlay code Bushfire hazard overlay code Environmental significance overlay code Landslide hazard overlay code Regional infrastructure overlay code Acid sulfate soils overlay code The purpose of the Acid sulfate soils overlay code is to protect the natural environment, built environment and infrastructure from impacts of acid sulfate soils. Acceptable outcome 2 states that development does not excavate or otherwise remove soil or sediment identified as containing acid sulfate soils. The overlay mapping identifies the Acid sulfate soil land on the site at or below 20AHD.

The current proposal does not seek to undertake any extensive earthworks or excavations as no development is proposed as part of this application, therefore an acid sulfate soils management plan is not required in this instance. Bushfire hazard overlay code

The purpose of the Bushfire hazard overlay is to ensure that risk to life, property and the environment as a result of bushfire is mitigated to an acceptable or tolerable level. The subject site is identified on City Plan Mapping as being affected by potential bushfire hazard.

The provisions of Acceptable outcome 1 states that a written assessment by a suitably qualified and experienced bushfire management consultant confirms that the site is not in a bushfire hazard area. In this respect the applicant has submitted a bushfire report: “Bushfire Risk Assessment and Risk Mitigation – Compliance Report. Report prepared for Storey and Castle Planning for property (Lot 112) Gilston Road Nerang 4211”, prepared by Queensland Bushfire Risk Assessments, dated 14/06/2017.

The proposal and submitted bushfire management report have been reviewed and accepted by Council’s Bushfire Assessment Officer. The submitted report states that the Bushfire Attack Level (BAL) for this subdivision is low with no further assessment required. It is noted that under City Plan (Version 4) the site is not subject to any bushfire requirements. Environmental significance overlay code

The purpose of the code is to identify and protect matters of environmental significance and ensure that development is consistent with, and contributes to, the achievement of the objectives of the Nature Conservation Strategy.

The application complies with the Acceptable outcomes of the code, except as follows:

Performance Outcome Comments

PO5 Buffers are provided to wetlands and watercourses identified on the Environmental significance – wetlands and watercourse overlay map to ensure the: a) protection of matters of

environmental significance

AO5.5 Buffers at least 30m wide are provided between the development and the outer bank of a watercourse as identified on the Environmental significance – wetlands and watercourse overlay map.


181 Adopted Report


mapped onsite or identified through an ecological site assessment;

b) unimpeded movement of fauna along the watercourse;

c) water quality is maintained; d) bank stability; and e) protection of property and

infrastructure.

PO12 Buffers are provided that protect the long term viability of high priority and regulated vegetation located on or adjacent to the site.

AO12

Buffers at least 30m wide are provided between the development and any retained vegetation identified as high priority or regulated vegetation on the Environmental significance – vegetation management overlay map on or adjacent to the site.

Officer’s Comments

It is noted that the proposed building envelope for Lot 3 is located within 30 metres of the waterway running along the southern portion of the site. Furthermore the future development within Lot 3 will require the removal of vegetation on the site.

The proposal has been reviewed by Council’s Environmental Planning Officer with the following comments provided:

“Environmental Planning requested that the watercourse and associated buffer (also containing regulated vegetation) is protected on proposed lot 3 through either a building envelope or covenant area. The buffer will be requested to be 20m along the eastern and western boundary and generally follow the 10m contour line / toe of the middle batter through proposed lot 3, this has been displayed in the submitted drawings being ‘Showing Detail, Levels and Proposed Subdivision at 159 Gilston Road, Revision D, 07/07/17 prepared by Usher and Company Surveying and Land Development Consultants’.

Lot 3 has a building envelope in which all structures and building are to be placed within which provides buffer and protection to the regulated vegetation.”

The establishment of the building envelope (refer to proposal plan above in Section 5) will ensure the retention of the remainder of significant vegetation on the site whilst providing an adequate buffer to the waterway running through the site (refer to figure below showing mapped waterway).

It is therefore considered that the proposed development is consistent with the outcomes sought by the provisions of the applicable performance outcomes.


182 Adopted Report


Environmental significance – wetlands and watercourse overlay map of subject site

Landslide hazard overlay code

The purpose of the Landslide hazard overlay code is to regulate development which occurs on land or part of any land containing steep slopes or unstable slopes. The subject site is identified on City Plan Mapping as being potential affected by Landslip Hazard within the middle portion of the eastern boundary.

The provisions of Acceptable outcome 1 states that development is not to be undertaken on any lot partially or completely identified on the Landslide hazard overlay map, unless certification is provided by an Registered professional Engineer in Queensland (RPEQ), confirming that the proposed development is appropriate for the sloping nature of the site, and that the risk of landslide adversely affecting the subject lot, adjoining properties and the proposed development is at a low level.

In this respect, the applicant has submitted a geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017. The report has been reviewed by Council’s Geotechnical Engineer with conditions provided and included within the Officer’s recommendations to ensure development upon proposed Lot 3 is undertaken in accordance with the submitted report.

Compliance with the recommendations of the submitted report will ensure that the development complies with the outcomes sought by the Landslide hazard code. Regional infrastructure overlay code

The purpose of the Regional infrastructure overlay code is to ensure that development is compatible with, and does not adversely affect the viability, integrity, operation and maintenance of existing and planned regional infrastructure. The provisions of Acceptable


183 Adopted Report


outcome 5 states buildings and structures are located outside of the water supply pipeline buffer area, as identified on a Regional infrastructure overlay map.

The subject site under the overlay map is encumbered with the ‘Water Supply Pipeline 20 metre buffer’ area within the far north western corner of the subject site. It is therefore, considered that the remaining area of the site (proposed Lot 2) can adequately and appropriately located buildings and structures outside the water supply pipeline buffer.

This ensures that the development complies with the outcomes sought under the code ensuring the development does not adversely affect the viability and integrity of the infrastructure.

Regional infrastructure overlay map showing Water supply pipeline traversing subject site

7.1.4 Assessment against the relevant development codes

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

Driveways and vehicular crossings code

General development provisions code


Vegetation management code

Driveways and vehicular crossing code


184 Adopted Report


The purpose of the Driveways and vehicular crossings code is to provide design standards for the construction, repair or modification to a driveway and/or a vehicular crossing and to ensure that the decisions are compatible. The proposal involves the establishment of a new crossover to provide access for proposed Lots 2 and 3. Lot 1 will be accessed via an existing approved crossover. The original proposal sought a three (3) lot subdivision with separate driveway access proposed for each lot off Gilston Road. Following discussions between Council’s Officers and the applicant the proposal was amended to reduce the number of proposed crossovers, resulting in a shared access easement for Lot 2 and 3 with Lot 1 gaining access via the existing approved crossover.

The amended design has been reviewed by Council’s Subdivision Engineering section with conditions provided for the design and construction of a driveway to proposed rear lot 3 for the full length of the access strip (easement). The driveway pavement must be a minimum of 3.0 metres in width on a 4.0 metre wide formation with the design and construction of the driveway pavement to comply with AS3727-1993 Guide to residential pavements and AS2890.1-2004 Parking facilities Part 1: Off-street car parking.

It is therefore considered that the proposed development achieves the outcomes sought under the provisions of the code. General development provisions code

The purpose of the General development provisions code is to provide a consistent approach to city wide issues and avoid duplication of regulation throughout the City Plan. The purpose of the code will be achieved through the following overall outcomes:

Development is designed to respect the natural values of the land, including vegetation, natural topography and development on steep slopes to minimise impacts on the landscape character of the city's rural, urban and hinterland areas.

Development does not result in unsightly retaining walls.

Building services and storage areas are designed and located to avoid nuisance to adjoining premises and avoid an unattractive appearance when viewed from the street.

Development does not cause adverse stormwater drainage impacts on or off the site.

Development is connected to essential services and public utilities in accordance with infrastructure provider requirements.

The proposal at present is only for a three (3) lot subdivision. Council records show that a development permit for a building permit has been issued for a single dwelling, shed and driveway on the parent lot requiring the removal of vegetation to facilitate the proposal. A building envelope is proposed on Lot 3 to minimise impact upon the vegetation to the southern portion, and the watercourse within the subject site.

The proposal does not involve the construction of any retaining walls to facilitate the subdivision. Conditions of approvals have been provided by Council’s Hydraulics Engineering department to ensure the stormwater runoff is adequately managed and does not result in any adverse runoff effects upon adjoining sites.

Furthermore conditions of approval are included within the Officer’s recommendations to ensure that the development is connected to essential services and public utilities.

It is therefore considered that the proposed development achieves the outcomes sought under the provisions of the code.


185 Adopted Report



The purpose of the Reconfiguring a lot code is to ensure that reconfiguring a lot lays the foundations for high-quality urban design that supports the outcomes for the zone and is sensitive to the environment, topography and landscape features. In respect to the proposed subdivision the following comments are provided:

The site is located within the Low density residential zone with the proposed lots meeting the required minimum 600m2 per lot.

The subject site is relatively flat with minimal excavations required for earthworks with the allotments to have an average finished slope less than 10%.

All proposed lots will have legal road access via driveway/ vehicle crossovers constructed in accordance with SC6.9 City Plan policy – Land development guidelines.

Infrastructure services connection will be provided to the respective lots as part of the overall development.

It is therefore considered that the proposed development is in accordance with the outcomes sought by the provisions of the code. Vegetation Management code The purpose of the Vegetation management code is to provide for the protection and management of assessable vegetation. The provisions of Acceptable outcome 1 states that a Vegetation Management Plan, prepared by a suitably qualified person, is submitted as part of an Operational Work (Vegetation Clearing). A condition of approval is recommended by Council’s Environmental Planner and included within the Officer’s recommendations that a development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation.

7.2 Assessment against the State Planning Policy

Not applicable.

7.3 Assessment against the State Planning Regulatory Provisions

Not applicable.

7.4 Assessment of development infrastructure requirements

The proposal has been reviewed by Council’s Development Contributions Department and the following charges apply:

Charge calculation

Charges Resolution No.2 of 2016 Qty Rate Gross Charge Amount ROL Proposed Lot 3 Lots @ $ 28,311.20 $ 84,933.60 $ 84,933.60

Net Charge Summary Gross Charge Amount Applied Credit Amount Net Charge Amount $ 84,933.60 $ 18,798.64 $ 66,134.96


186 Adopted Report


Applied credit details

Credit applied for existing Lot (less Sewer Network)

8 CONSULTATION

8.1 Internal Referrals

The application was made available for referral to representatives from the following departments through the Development Assessment Review Team (DART) process on 3 April 2017. The application was referred to the following internal City specialists:

Arborist Environmental Assessment

Geotechnical Engineering Gold Coast Water

Health and Regulatory Services Hydraulics and Water Quality

Plumbing and Drainage QLD Fire Rescue

Subdivision Engineering

Their assessment of the application forms part of this report and comments and/or conditions are outlined below:

Internal Referrals Comments and/or conditions

Health and Regulatory Services

Conditions relating to the following were recommended:

Dwellings on Lots 2 and 3 are to be constructed to limit the impact of road traffic noise to the ‘maximum design sound levels’ outlined in Table 1 of AS/NZS 2107-2000 Acoustics – Recommended Design Sound Levels and Reverberation Times for Building Interior, in accordance with the recommendations of AS 3671-1989 Acoustics – Road Traffic Noise Intrusion – Building Siting and Construction.

Environmental Planning / Arborist


A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation.

Subdivision Engineering


Design and construction of a driveway to proposed rear lot 3 for the full length of the access strip (easement).

Provision of an easement for access purposes to be registered in favour of proposed lot 2 at the location identified on plan 7982 issue D dated 07/07/2017 by Usher & Company.

Geotechnical Engineering


Risk mitigation measures in terms of earthworks and drainage recommended in the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, must be complied with and


187 Adopted Report


implemented on Lot 3.

Submmision to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that all risk mitigation measures in terms of earthworks and drainage recommended in Sections 6.0 and 7.0 of the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, have been complied with and implemented on Lot 3.

Hydraulics Engineering


The development must be designed and constructed so as to result in no increase in peak flow rates downstream from the site; no increase in flood levels external to the site; and result in no increase in duration of inundation external to the site that could cause loss or damage.

Gold Coast Water Conditions relating to the following were recommended:

Connection of development to Council’s sewer reticulation system at no cost to Council.

Design, construction and standard of sewer reticulation.

All lots within the development must be connected to Council’s potable water supply reticulation system at no cost to Council.

Plumbing and Drainage


The existing dwelling at lot 1, has to be connected to the new house drainage connection by GCW.

QLD Fire Rescue The submitted bushfire management plan has been reviewed and accepted by Council’s bushfire assessment officer. A condition of approval has been included within the Officer’s recommendations to ensure development occurs in accordance with the approved report.

8.2 External Referrals

Referral of the application to a Concurrence Agency and/or an Advice Agency was not required in this instance.

8.3 Public Notification

As the application is code assessable public notification is not required in this instance.

9 CONCLUSION

The proposed development application has been assessed against the requirements of the City Plan including the low density residential zone code, applicable overlay codes and the applicable development codes. This assessment has concluded that the proposed development complies with all of the relevant provisions of the City Plan. It is therefore


188 Adopted Report


considered that the proposal demonstrates an appropriate outcome and is recommended for approval subject to relevant and reasonable conditions.

10 NOTIFICATIONS

Building Envelope

There is an approved building envelope on this lot. All property owner(s) must ensure compliance with the approved building envelope. Please refer to Gold Coast City Council’s PN322952/02/DA2 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.

Vegetation Protection

There are development approval conditions applicable in relation to the protection and management of vegetation and/or associated habitat 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 PN322952/02/DA2 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.

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.

12 RECOMMENDATION

It is recommended that Council resolves as follows:

Real property description Lot 112 on SP239759

Address of property Gilston Road Nerang

Area of property 2746m2

Decision type Development Permit for Reconfiguring a Lot (1 into 3) and Access Easement

Further development permits Operational Works, Vehicle Crossing licence

Further compliance permits Compliance permit for sewerage works

Compliance assessment required for documents or works

Survey Plan

NATURE OF DECISION

A Council approves the issue of a development permit for Reconfiguring a lot for 1 into 3 Lots and Access Easement, subject to the following conditions:

APPROVED DRAWINGS

1 Amended plans/drawings to be submitted


189 Adopted Report


a Amended plans/drawings must be submitted generally in accordance with:

Plan No. Rev. Title Date Prepared by

7982 D Showing Detail, Levels and Proposed Subdivision at 159

Gilston Road being Lot 112 on SP239759

07-07-2017 Usher & Company

showing the following amendments:

i Plan showing the building envelope for Lot 3 is setback a minimum of 1.5 metres from the eastern and northern boundary and a minimum of 6 metres from the Alexander Drive frontage.

b The amended plans/drawings are to be submitted to Council for approval prior to the earlier of:

i Issue of a development approval for operational work.

ii Compliance assessment of the subdivision plan.

iii Issue of a development permit for the carrying out of building work.

c The amended plans/drawings, when approved by Council, be the approved plans/drawings forming part of this approval and a stamped copy will be returned to the applicant. The development must be carried out in general accordance with the approved plans/drawings.

2 Decision notice and approved plans/drawings to be submitted with subsequent application

A copy of this decision notice and accompanying stamped approved plans/drawings must be submitted with any building development application or operational works application relating to or arising from this development approval.

Timing

As indicated within the wording of the condition.

3 Decision notice and approved plans/drawings to be retained on site

A copy of this decision notice and stamped approved plans/drawings must be retained on site at all times. This decision notice must be read in conjunction with the stamped approved plans to ensure consistency in construction, establishment and maintenance of approved works.

Timing

At all times.

4 Resolution of conflict between conditions and plans

The conditions of this approval are to be read in conjunction with the attached stamped approved engineering drawings. Where a conflict occurs between the conditions of this approval and the stamped approved engineering drawings, the conditions of this approval shall take precedence.

Timing

At all times.

HEALTH AND REGULATORY SERVICES

5 Road traffic noise

Dwellings on Lots 2 and 3 must be constructed to limit the impact of road traffic noise to the ‘maximum design sound levels’ outlined in Table 1 of AS/NZS 2107-2000 Acoustics –

Timing

At all times during construction and then


190 Adopted Report


Recommended Design Sound Levels and Reverberation Times for Building Interior, in accordance with the recommendations of AS 3671-1989 Acoustics – Road Traffic Noise Intrusion – Building Siting and Construction.

maintained.

VEGETATION MANAGEMENT

6 Vegetation works OPW application required

This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the corresponding approval documentation (ie. decision notice or letter of approval)):

a The approved MCU / ROL layout plan.

b The approved bushfire management plan.

c Plans clearly identifying which vegetation is proposed to be removed and which vegetation is proposed to be retained.

d A letter from a DEHP-approved spotter-catcher together with any necessary fauna management plan or a DEHP-endorsed fauna translocation management plan.

e An Arborist report- tree assessment and management plan.

f A fauna management plan.

g The vegetation management plan.

h A sediment and erosion control and construction management plan.

For this condition ‘Assessable Vegetation’ is defined as vegetation that is:

greater than 4 metres in height;

equal to, or in excess of 40 centimetres in girth (circumference) measured at 1.4 metres above ground level;

remnant vegetation and its native under-storey as identified on the Vegetation Management Overlay Map; or

disturbed/re-growth/wetland vegetation and its native under-storey as identified on the Vegetation Management Overlay Map.

Timing

Prior to the commencement of any operational works for vegetation clearing.


191 Adopted Report


SUBDIVISION ENGINEERING

7 Driveway access lot 3

a Design and construct a driveway to proposed lot 3 for the full length of the access strip (easement).

b The driveway pavement must be a minimum of 3.0 metres in width on a 4.0 metre wide formation.

c The design and construction of the driveway pavement must comply with AS3727-1993 Guide to residential pavements and AS2890.1-2004 Parking facilities Part 1: Off-street car parking, including the following gradient requirements:

i Gradients must not exceed 1 in 4 (25%).

ii Appropriate grade transitions shall be provided for any change in grade larger than 1:8 (12.5%) for a summit (crest) or 1:6.7 (15%) for a sag. The grade transitions shall be a minimum of 2.0 metres in length.

d The driveway pavement must be constructed using concrete or an unbound pavement material (crushed rock or soil aggregate paving material) and surfaced with asphalt.

e The driveway construction must be supervised and certified by a Registered Professional Engineer Queensland (RPEQ) as complying with the above requirements and the certification provided to Council.

f The section of driveway across the verge (the ‘Vehicular Crossing’) must comply with Council’s Land Development Guidelines, Standard Specifications and Drawings and requires a Vehicular Crossing licence (VXO) from Council prior to construction.

g All future access to lot 3 shall be from this access easement.

h No vehicular access to lot 3 is permitted via Alexander Drive.

Timing

Prior to Council’s compliance assessment of subdivision plans.

8 Easement for access purposes

a An easement for access purposes must be registered in favour of proposed lot 2 at the location identified on plan 7982 issue D dated 07/07/2017 by Usher & Company.

b The terms of the easement must include reference to the responsibilities of the Grantor/Grantee for the ongoing maintenance and subsequent replacement of the surface of the easement corridor.

c Easement plans and associated documents (i.e. easement form 9 and general consent form 18) must

Timing

Registration of easement documents to occur at the same time as registering associated Reconfiguring a Lot subdivision plans.


192 Adopted Report


be fully completed and signed by the owner of the burdened land (and any mortgagees, if necessary) and benefiting land before they are submitted to Council for endorsement.

9 Redundant vehicular crossings

The existing vehicle crossover to the frontage of Lot 2 must be removed and kerb and channel reinstated in accordance with SC6.9 City plan policy – Land development guidelines. The removal and reinstatement must be to the satisfaction of Council.

Timing


10 Electricity supply

a Submit to Council a copy of the ‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground electricity supply is available to all proposed lots.

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

Timing


11 Telecommunications

a Provide telecommunications to all proposed lots, in accordance with telecommunications industry standards (e.g. Telstra / NBN Co. standards).

b Where new pit and pipe infrastructure is installed within the road, it must be suitably sized to cater for future installation of fibre optic cables.

c Provide written confirmation from the authorised telecommunications carrier that a contractual agreement has been entered into (e.g. Telstra ‘Agreement Advice’ or ‘Completion Letter’, NBN Co. ‘Master Developer Agreement’ or ‘Small Developer Agreement’ (Provisioning of Telecommunication Services - Confirmation of final payment letter) for the above infrastructure.

Timing Prior to Council’s compliance assessment of subdivision plans.

GEOTECHNICAL

12 Geotechnical report to be complied with

a All risk mitigation measures in terms of earthworks and drainage recommended in Sections 6.0 and 7.0 of the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, must be complied with and implemented on Lot 3.

b All other recommendations (except the earthworks and drainage recommendations) of the geotechnical report: “Slope Stability Assessment, Proposed Building

Timing

Prior to compliance assessment of the subdivision plan.

At all times while


193 Adopted Report


Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, must also be complied with, implemented and maintained.

building works are occurring on Lot 3.

13 Geotechnical certification for Lot 3

The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that all risk mitigation measures in terms of earthworks and drainage recommended in Sections 6.0 and 7.0 of the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, have been complied with and implemented on Lot 3.

Timing

Prior to compliance assessment of the subdivision plan.

HYDRAULICS

14 No worsening of hydraulic conditions

The development must be designed and constructed so as to result in:

a No increase in peak flow rates downstream from the site;

b No increase in flood levels external to the site; and

c No increase in duration of inundation external to the site that could cause loss or damage.

Timing

At all times.

15 Alteration of overland flow paths

Overland flow paths on the site must not be altered in a way that inhibits or alters the characteristics of existing overland flows on other properties or that creates an increase in flood damage on other properties.

Timing

At all times.

EROSION AND SEDIMENT CONTROL

16 Erosion and sediment control

a Erosion, sediment and dust control measures must be implemented in accordance with the approved plan/drawings and the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

b Sediment control structures (eg. sediment fence) must be placed at the base of all materials imported on-site to mitigate any sediment runoff.

c A perimeter bund and/or diversion drain must be constructed around the disturbed area to prevent any outside clean stormwater from mixing with polluted/contaminated stormwater.

d All polluted/contaminated water from the site, including dewatering discharge, must be treated to achieve the

Timing During construction/building works.


194 Adopted Report


water quality objectives in Table 8.2.1 of the Queensland Water Quality Guidelines (DERM, September 2009) prior to discharging from the site.

e The following inspection program must be carried out before the site is fully rehabilitated:

i Regular inspections to ensure that adequate erosion control measures are in place and in good condition both during and after construction; and

ii Inspections after each storm event to assess the adequacy of the erosion control measures. The applicant must rectify any damage or non-performing erosion control devices and clean up any sediment that has left the site or is on the roads within and external to the site.

17 Retaining structures – design and construction

a Retaining structures and associated footings must be designed and constructed in accordance with AS 4678 – 2002 Earth-retaining structures.

b Retaining structures and associated footings must comply with SC6.9 City Plan policy – Land development guidelines.

c Retaining structures adjoining roads, car parking areas or other structures must be designed and constructed to take surcharge loadings. Design drawings must indicate the point of discharge for surface stormwater and subsoil drainage that is collected behind the retaining structures.

d Retaining structures proposed within private lots must not encroach onto existing or proposed road reserves, public open spaces or easements. The structures (including associated footings) are to be located within the proposed residential property and are to be founded such that any excavation by Council or service authorities up to the boundary will not result in additional expense, safety measures or rectification being necessary to perform such works.

e Retaining structures must be made of durable materials not subject to rot and insect attack and have a minimum design life of 60 years.

Timing

At all times.

SEWERAGE

18 Sewer reticulation

a The development must be connected to Council’s sewer reticulation system at no cost to Council.

b The applicant is responsible for any external works

Timing

Prior to a request for compliance assessment of the Reconfiguring of a Lot plan.


195 Adopted Report


necessary to connect to Council’s live sewer reticulation system.

19 Design, construction and standard of sewer reticulation

The design, construction and standard of the required sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ WS&S D&C Code).

Timing

At all times.

20 Connection point

The existing 375mm main in Alexander Drive must be used as connection point for Lot 3 unless otherwise approved by Gold Coast Water and Waste.

Lots 1 and 2 will need to connect to the required non-trunk sewer main extension from Maintenance hole 6/1 (Council reference S108-00928M) along Gilston Road to the western boundary of proposed Lot 1 unless otherwise approved by Gold Coast Water and Waste.

Timing


21 Non-trunk sewer infrastructure works

The applicant is required to construct a 150mm sewer main from the existing Maintenance hole 6/1 (Council reference S108-00928M) located on the south west of the intersection of Gilston Road and Alexander Drive. The main shall extend east along Gilston Road to the boundary of proposed Lot 1 to provide a connection point each to Lots 1 and 2, at no cost to Council.

This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009.

Timing

Prior to a request for compliance assessment of the Reconfiguration of a Lot plan.

22 Redundant Sewer Property Connections

The applicant must make an application for Gold Coast Water and Waste to remove or to seal and cap any redundant sewer property service connections, at the applicants cost. Decommissioning of redundant assets must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.

Timing

Prior to the earlier of acceptance of any works ‘On Maintenance’ or commencement of the use of the premises.

23 Connection and disconnection – arrangements with Gold Coast Water and Waste.

Any connections and disconnections to the existing sewerage network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing sewerage network from Gold Coast Water and Waste (phone 1300 694 222).

Timing

Prior to connection and/or disconnection to existing infrastructure.

24 Operational work (works for infrastructure) application required

a The applicant must obtain a development permit for

Timing

Prior to works occurring


196 Adopted Report


operational work (works for infrastructure) for any works (including augmentations) where the sewerage infrastructure assets are to be owned and/or maintained by Council.

b The applicant must obtain a development permit for operational work (works for infrastructure) should a 150mm sewer house connection and/or maintenance hole be required to be constructed within the road.

WATER SUPPLY RETICULATION

25 Water supply reticulation (potable only)

a All lots within the development must be connected to Council’s potable water supply reticulation system at no cost to Council.

b The applicant is responsible for any external works necessary to connect to Council’s potable water supply reticulation system.

Timing


26 Design, construction and standard of water supply reticulation

The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ WS&S D&C Code).

Timing

At all times.

27 Connection point

The existing 150mm main in Gilston Road must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water and Waste.

Timing


28 Installation of property service, water meter box and meter

The applicant must:

a Make application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to arrange the property service, water meter box and meter installation.

i The property service, water meter box and water meter shall be provided, at the boundary of each single residential lot, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code), Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure and/or any applicable COGC policies and procedures), at the applicant’s cost;

Timing



197 Adopted Report


b Make application for Gold Coast Water to remove any redundant water meters and/or services, at the applicants cost. Removal must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

29 Connection and disconnection – arrangements with Gold Coast Water

Any connections and disconnections to the existing water network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing water network from Gold Coast Water (phone 1300 694 222).

Timing


30 Completion of external connections

All external water connections (including the completion of all infrastructure downstream of the development site to the point of connection and approved augmentation works) must be completed in accordance with engineering plans approved by Council and the connection application as approved by Gold Coast Water.

Timing

Prior to a request for compliance assessment of the Reconfiguring of a Lot plan

31 Supply standard

The applicant must provide water supply to the standard specified in Council’s Land Development Guidelines and Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

Timing

At all times.

32 Fire loading

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

Timing

At all times.

33 Application for compliance permit for sewerage works required.

The existing dwelling at lot 1, has to be connected to the new house drainage connection by GCW

The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable sewerage works within the property, without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply.

Information note:

Sewerage works must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.

Timing

Prior to any on-site sewerage works occurring on site.

ADVISORY NOTES TO APPLICANT

B Rights of appeal

The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act


198 Adopted Report


2009. A copy of that section is attached to the decision notice.

For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.

C 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 limiting 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 commenced 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 Environmental 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 correct 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 exceeds $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.

D Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA 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;


199 Adopted Report


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 AHCA.

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

E Greenhouse gas emissions

As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems.

The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].

F Infrastructure charges

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

Author: Authorised by:

Shailendra Singh Dyan Currie

Planning Officer Director Planning and Environment


200 Adopted Report

ITEM 2 (Continued) DEVELOPMENT PERMIT (CODE ASSESSMENT) FOR RECONFIGURATION OF LOT (1 INTO 3 LOTS) – LOT 112 ON SP239759 - GILSTON ROAD NERANG – DIVISION 5 PN322952/02/DA2

Committee Recommendation Adopted At Council 5 September 2017 COMMITTEE RECOMMENDATION CP17.0830.002 moved Cr Caldwell seconded Cr Taylor Real property description Lot 112 on SP239759

Address of property Gilston Road Nerang

Area of property 2746m2

Decision type Development Permit for Reconfiguring a Lot (1 into 3) and Access Easement

Further development permits Operational Works, Vehicle Crossing licence

Further compliance permits Compliance permit for sewerage works

Compliance assessment required for documents or works

Survey Plan

NATURE OF DECISION

A Council approves the issue of a development permit for Reconfiguring a lot for 1 into 3 Lots and Access Easement, subject to the following conditions:

APPROVED DRAWINGS

1 Amended plans/drawings to be submitted

a Amended plans/drawings must be submitted generally in accordance with:

Plan No. Rev. Title Date Prepared by

7982 D Showing Detail, Levels and Proposed Subdivision at 159 Gilston Road being Lot 112 on SP239759

07-07-2017 Usher & Company

showing the following amendments:

i Plan showing the building envelope for Lot 3 is setback a minimum of 1.5 metres from the eastern and northern boundary and a minimum of 6 metres from the Alexander Drive frontage.

b The amended plans/drawings are to be submitted to Council for approval prior to the earlier of:

i Issue of a development approval for operational work. ii Compliance assessment of the subdivision plan. iii Issue of a development permit for the carrying out of building work.

c The amended plans/drawings, when approved by Council, be the approved plans/drawings forming part of this approval and a stamped copy will be returned to the applicant. The development must be carried out in general accordance with the approved plans/drawings.

2 Decision notice and approved plans/drawings to be submitted with subsequent application

A copy of this decision notice and accompanying stamped approved plans/drawings must be submitted with any building development application or operational works

Timing As indicated within the wording of the condition.


201 Adopted Report

ITEM 2 (Continued) DEVELOPMENT PERMIT (CODE ASSESSMENT) FOR RECONFIGURATION OF LOT (1 INTO 3 LOTS) – GILSTON ROAD NERANG – DIVISION 5 PN322952/02/DA2

application relating to or arising from this development approval.

3 Decision notice and approved plans/drawings to be retained on site

A copy of this decision notice and stamped approved plans/drawings must be retained on site at all times. This decision notice must be read in conjunction with the stamped approved plans to ensure consistency in construction, establishment and maintenance of approved works.

Timing At all times.

4 Resolution of conflict between conditions and plans

The conditions of this approval are to be read in conjunction with the attached stamped approved engineering drawings. Where a conflict occurs between the conditions of this approval and the stamped approved engineering drawings, the conditions of this approval shall take precedence.


HEALTH AND REGULATORY SERVICES

5 Road traffic noise

Dwellings on Lots 2 and 3 must be constructed to limit the impact of road traffic noise to the ‘maximum design sound levels’ outlined in Table 1 of AS/NZS 2107-2000 Acoustics – Recommended Design Sound Levels and Reverberation Times for Building Interior, in accordance with the recommendations of AS 3671-1989 Acoustics – Road Traffic Noise Intrusion – Building Siting and Construction.

Timing At all times during construction and then maintained.

VEGETATION MANAGEMENT

6 Vegetation works OPW application required

This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the corresponding approval documentation (ie. decision notice or letter of approval)):

a The approved MCU / ROL layout plan.

b The approved bushfire management plan.

c Plans clearly identifying which vegetation is proposed to be removed and which vegetation is proposed to be retained.

d A letter from a DEHP-approved spotter-catcher together with any necessary fauna management plan or a DEHP-endorsed fauna translocation management plan.

e An Arborist report- tree assessment and management

Timing Prior to the commencement of any operational works for vegetation clearing.


202 Adopted Report


plan.

f A fauna management plan.

g The vegetation management plan.

h A sediment and erosion control and construction management plan.

For this condition ‘Assessable Vegetation’ is defined as vegetation that is:

� greater than 4 metres in height;

� equal to, or in excess of 40 centimetres in girth (circumference) measured at 1.4 metres above ground level;

� remnant vegetation and its native under-storey as identified on the Vegetation Management Overlay Map; or

� disturbed/re-growth/wetland vegetation and its native under-storey as identified on the Vegetation Management Overlay Map.

SUBDIVISION ENGINEERING

7 Driveway access lot 3

a Design and construct a driveway to proposed lot 3 for the full length of the access strip (easement).

b The driveway pavement must be a minimum of 3.0 metres in width on a 4.0 metre wide formation.

c The design and construction of the driveway pavement must comply with AS3727-1993 Guide to residential pavements and AS2890.1-2004 Parking facilities Part 1: Off-street car parking, including the following gradient requirements:

i Gradients must not exceed 1 in 4 (25%).

ii Appropriate grade transitions shall be provided for any change in grade larger than 1:8 (12.5%) for a summit (crest) or 1:6.7 (15%) for a sag. The grade transitions shall be a minimum of 2.0 metres in length.

d The driveway pavement must be constructed using concrete or an unbound pavement material (crushed rock or soil aggregate paving material) and surfaced with asphalt.

e The driveway construction must be supervised and certified by a Registered Professional Engineer Queensland (RPEQ) as complying with the above requirements and the certification provided to Council.

f The section of driveway across the verge (the ‘Vehicular Crossing’) must comply with Council’s Land Development Guidelines, Standard Specifications and Drawings and requires a Vehicular Crossing licence



203 Adopted Report


(VXO) from Council prior to construction.

g All future access to lot 3 shall be from this access easement.

h No vehicular access to lot 3 is permitted via Alexander Drive.

8 Easement for access purposes

a An easement for access purposes must be registered in favour of proposed lot 2 at the location identified on plan 7982 issue D dated 07/07/2017 by Usher & Company.

b The terms of the easement must include reference to the responsibilities of the Grantor/Grantee for the ongoing maintenance and subsequent replacement of the surface of the easement corridor.

c Easement plans and associated documents (i.e. easement form 9 and general consent form 18) must be fully completed and signed by the owner of the burdened land (and any mortgagees, if necessary) and benefiting land before they are submitted to Council for endorsement.

Timing Registration of easement documents to occur at the same time as registering associated Reconfiguring a Lot subdivision plans.

9 Redundant vehicular crossings

The existing vehicle crossover to the frontage of Lot 2 must be removed and kerb and channel reinstated in accordance with SC6.9 City plan policy – Land development guidelines. The removal and reinstatement must be to the satisfaction of Council.


10 Electricity supply

a Submit to Council a copy of the ‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground electricity supply is available to all proposed lots.

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


11 Telecommunications

a Provide telecommunications to all proposed lots, in accordance with telecommunications industry standards (e.g. Telstra / NBN Co. standards).

b Where new pit and pipe infrastructure is installed within the road, it must be suitably sized to cater for future installation of fibre optic cables.

c Provide written confirmation from the authorised telecommunications carrier that a contractual agreement has been entered into (e.g. Telstra ‘Agreement Advice’ or ‘Completion Letter’, NBN Co. ‘Master Developer Agreement’ or ‘Small Developer



204 Adopted Report


Agreement’ (Provisioning of Telecommunication Services - Confirmation of final payment letter) for the above infrastructure.

GEOTECHNICAL

12 Geotechnical report to be complied with

a All risk mitigation measures in terms of earthworks and drainage recommended in Sections 6.0 and 7.0 of the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, must be complied with and implemented on Lot 3.

b All other recommendations (except the earthworks and drainage recommendations) of the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, must also be complied with, implemented and maintained.

Timing Prior to compliance assessment of the subdivision plan.

At all times while building works are occurring on Lot 3.

13 Geotechnical certification for Lot 3

The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that all risk mitigation measures in terms of earthworks and drainage recommended in Sections 6.0 and 7.0 of the geotechnical report: “Slope Stability Assessment, Proposed Building Envelope on Lot 3, 159 Gilston Road, Nerang”, prepared by Morrison Geotechnic Pty Ltd, Job No. GE17/117, dated June 2017, have been complied with and implemented on Lot 3.

Timing Prior to compliance assessment of the subdivision plan.

HYDRAULICS

14 No worsening of hydraulic conditions

The development must be designed and constructed so as to result in:

a No increase in peak flow rates downstream from the site;

b No increase in flood levels external to the site; and

c No increase in duration of inundation external to the site that could cause loss or damage.


15 Alteration of overland flow paths

Overland flow paths on the site must not be altered in a way that inhibits or alters the characteristics of existing overland flows on other properties or that creates an increase in flood damage on other properties.


EROSION AND SEDIMENT CONTROL


205 Adopted Report


16 Erosion and sediment control

a Erosion, sediment and dust control measures must be implemented in accordance with the approved plan/drawings and the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

b Sediment control structures (eg. sediment fence) must be placed at the base of all materials imported on-site to mitigate any sediment runoff.

c A perimeter bund and/or diversion drain must be constructed around the disturbed area to prevent any outside clean stormwater from mixing with polluted/contaminated stormwater.

d All polluted/contaminated water from the site, including dewatering discharge, must be 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.

e The following inspection program must be carried out before the site is fully rehabilitated:

i Regular inspections to ensure that adequate erosion control measures are in place and in good condition both during and after construction; and

ii Inspections after each storm event to assess the adequacy of the erosion control measures. The applicant must rectify any damage or non-performing erosion control devices and clean up any sediment that has left the site or is on the roads within and external to the site.

Timing During construction/building works.

17 Retaining structures – design and construction

a Retaining structures and associated footings must be designed and constructed in accordance with AS 4678 – 2002 Earth-retaining structures.

b Retaining structures and associated footings must comply with SC6.9 City Plan policy – Land development guidelines.

c Retaining structures adjoining roads, car parking areas or other structures must be designed and constructed to take surcharge loadings. Design drawings must indicate the point of discharge for surface stormwater and subsoil drainage that is collected behind the retaining structures.

d Retaining structures proposed within private lots must not encroach onto existing or proposed road reserves, public open spaces or easements. The structures (including associated footings) are to be located within the proposed residential property and are to be founded such that any excavation by Council or service



206 Adopted Report


authorities up to the boundary will not result in additional expense, safety measures or rectification being necessary to perform such works.

e Retaining structures must be made of durable materials not subject to rot and insect attack and have a minimum design life of 60 years.

SEWERAGE

18 Sewer reticulation

a The development must be connected to Council’s sewer reticulation system at no cost to Council.

b The applicant is responsible for any external works necessary to connect to Council’s live sewer reticulation system.

Timing Prior to a request for compliance assessment of the Reconfiguring of a Lot plan.

19 Design, construction and standard of sewer reticulation

The design, construction and standard of the required sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ WS&S D&C Code).


20 Connection point

The existing 375mm main in Alexander Drive must be used as connection point for Lot 3 unless otherwise approved by Gold Coast Water and Waste.

Lots 1 and 2 will need to connect to the required non-trunk sewer main extension from Maintenance hole 6/1 (Council reference S108-00928M) along Gilston Road to the western boundary of proposed Lot 1 unless otherwise approved by Gold Coast Water and Waste.


21 Non-trunk sewer infrastructure works

The applicant is required to construct a 150mm sewer main from the existing Maintenance hole 6/1 (Council reference S108-00928M) located on the south west of the intersection of Gilston Road and Alexander Drive. The main shall extend east along Gilston Road to the boundary of proposed Lot 1 to provide a connection point each to Lots 1 and 2, at no cost to Council.

This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009.

Timing Prior to a request for compliance assessment of the Reconfiguration of a Lot plan.

22 Redundant Sewer Property Connections

The applicant must make an application for Gold Coast Water and Waste to remove or to seal and cap any redundant sewer property service connections, at the applicants cost. Decommissioning of redundant assets must comply with Gold Coast Waters Network Modifications,

Timing Prior to the earlier of acceptance of any works ‘On Maintenance’ or commencement of the use of the premises.


207 Adopted Report


Extension and Connections Policy Procedure.

23 Connection and disconnection – arrangements with Gold Coast Water and Waste.

Any connections and disconnections to the existing sewerage network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing sewerage network from Gold Coast Water and Waste (phone 1300 694 222).

Timing


24 Operational work (works for infrastructure) application required

a The applicant must obtain a development permit for operational work (works for infrastructure) for any works (including augmentations) where the sewerage infrastructure assets are to be owned and/or maintained by Council.

b The applicant must obtain a development permit for operational work (works for infrastructure) should a 150mm sewer house connection and/or maintenance hole be required to be constructed within the road.

Timing

Prior to works occurring

WATER SUPPLY RETICULATION

25 Water supply reticulation (potable only)

a All lots within the development must be connected to Council’s potable water supply reticulation system at no cost to Council.

b The applicant is responsible for any external works necessary to connect to Council’s potable water supply reticulation system.


26 Design, construction and standard of water supply reticulation

The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ WS&S D&C Code).

Timing

At all times.

27 Connection point

The existing 150mm main in Gilston Road must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water and Waste.


28 Installation of property service, water meter box and meter

The applicant must:

a Make application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to arrange the property service, water



208 Adopted Report


meter box and meter installation.

i The property service, water meter box and water meter shall be provided, at the boundary of each single residential lot, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code), Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure and/or any applicable COGC policies and procedures), at the applicant’s cost;

b Make application for Gold Coast Water to remove any redundant water meters and/or services, at the applicants cost. Removal must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

29 Connection and disconnection – arrangements with Gold Coast Water

Any connections and disconnections to the existing water network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing water network from Gold Coast Water (phone 1300 694 222).

Timing Prior to connection and/or disconnection to existing infrastructure.

30 Completion of external connections

All external water connections (including the completion of all infrastructure downstream of the development site to the point of connection and approved augmentation works) must be completed in accordance with engineering plans approved by Council and the connection application as approved by Gold Coast Water.

Timing Prior to a request for compliance assessment of the Reconfiguring of a Lot plan

31 Supply standard

The applicant must provide water supply to the standard specified in Council’s Land Development Guidelines and Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

Timing

At all times.

32 Fire loading

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


33 Application for compliance permit for sewerage works required.

The existing dwelling at lot 1, has to be connected to the new house drainage connection by GCW

The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable sewerage works within the property, without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply.

Information note:

Timing Prior to any on-site sewerage works occurring on site.


209 Adopted Report


Sewerage works must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.

ADVISORY NOTES TO APPLICANT

B Rights of appeal

The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice.

For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.

C 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 limiting 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 commenced 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 Environmental 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 correct 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 exceeds $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.


210 Adopted Report


D Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA 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 AHCA.

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

E Greenhouse gas emissions

As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems.

The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].

F Infrastructure charges

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

CARRIED

ADOPTED AT COUNCIL 5 SEPTEMBER 2017 RESOLUTION G17.0905.023 moved Cr Caldwell seconded Cr Gates

That Committee Recommendation CP17.0830.002 be adopted as printed in the City Planning Committee Meeting Report.

CARRIED BY SUPER MAJORITY

Cr PJ Young requested that his vote in the negative be recorded


211 Adopted Report

GCCC Maps

0 26 52 m

ProjectionMGA94, Zone 56

Disclaimer: Gold Coast City Council, Queensland 2014 or The State of Queensland 2014. No Warranty given in relation to the data (including accuracy, reliability, completeness or suitability)and no liability accepted (including without limitation, liability in negligence) for any loss, damage or costs (including consequential damage) relating to any use of the data. Data must not beused for direct marketing or be used in breach of the privacy laws.

Attachment 1


212 Adopted Report

S

S

S

S

S

S

S

S

S

S

S

S

S

RIDGE 18.88NO.159BRICK

BUILDINGMETAL ROOF

GUTTER 17.57

GUTTER 14.56

PATIO

0.3/4/

6

0.4/4/

8

0.4/4/

6

0.3/4/

10

0.4/6/

12

0.3/4/

10

0.3/6/

8

0.3/4/

80.4/6/8

0.3/8/

8

0.3/3/

8

0.4/8/

12

0.5/6/

12

0.4/6/

14

0.5/4/

14

0.4/4/

10

0.4/10

/14

0.8/10

/18

0.5/4/

10

0.3/4/12

0.3/6/

100.3

/4/8

0.4/5/

100.4/4/

12

0.3/4/

14

0.3/6/

12

0.5/8/

12

0.3/4/

8

0.3/4/

10

0.3/4/

10

0.4/5/

10

0.5/6/

14

LARGE DRAIN FLOWINGINTO CREEK

HIGHLYVEGETATED

(DENSE)

GRAVELDRIVEWAY

GRAVELDRIVEWAY

GRAVELDRIVEWAY

GRAVELDRIVEWAY

CONCRETEDRIVEWAY

HIG

HW

AYSI

GN

SHED

BUILDING

GUTTER 14.58

GUTTER 15.18

ELEC. P

IT

ELEC. PIT

ELEC. P

IT

ELEC. B

OX

WM

L.POLE L.P

OLE

L.POLE

HYDRANTS

SV

HYDRANT

P.POLE

P.POLE

SEWER

MH

SEWER

MH

FEN

CE

STORMWATER

MH

STORMWATER

MH

STORMWATER

MH

UN

DER

GR

OU

ND

SEWER

APPRO

XIMATE

LOC

ATION

(PLOTTED

USIN

G D

BYD)

UNDERGROUND STORMWATER APPROXIMATE

LOCATION (PLOTTED USING DBYD)

UNDERGROUND WATER

APPROXIMATE LOCATION

(PLOTTED USING DBYD)

GATE

TOPRET WALL

SERV.

VALVE

CONCRETEPATH

CONCRETEPATH

LIP

TOP

OF

OF KERBKERB

UNDERGROUND POWERAPPROXIMATE LOCATION

(PLOTTED USING DBYD)

0.4/6/

10

15.06FL

14.05

14.12

14.51

14.51

18.58

18.36

18.29

18.58

18.66

14.99

15.02

15.1214.97

16.41

16.44

16.40

16.06

8.60

8.85

9.09

9.85

10.41

11.72

12.27

12.46

12.29

14.83

14.48

13.24

13.46

15.74

15.62

15.91

16.37

16.21

16.92

17.57

8.70

8.91

9.05

8.96

8.90

8.87

8.64

8.53

8.76

8.71

9.44

9.77

11.85

11.00

10.83

10.27

12.32

12.11

11.98

11.97

12.90

14.84

14.79

13.36

16.9616

.69

15.6615

.5615.12

14.69

14.24

14.23

8.74

13.53

13.42

13.58 13

.84

13.95

13.84

16.3216

.20

17.15

17.21

17.48 17

.6117.36

18.76

18.64

10.14

10.15

IL7.93

10.16

12.39

18.75

13.52

17.15

18.73

18.6118

.44

16.74

16.89

15.84

15.4715

.20 15.66

15.30

14.9214

.9314

.9815

.00

14.14

13.10

12.39

12.05

11.74

11.90

15.01

15.02

14.53

13.64

13.49

13.5013

.06

17.39

17.43

18.8418

.79

12.40

12.36

13.65

13.11

13.12

13.36

16.36

12.32

17.36

16.59

15.98

14.95

17.38

14.97

12.25

11.79

11.92

11.89

11.65

11.96

12.12

9.16

9.25

11.65

10.11

9.30

9.59

14.25

14.42

14.9414

.83

14.77

14.04

13.32 13.23 13

.24

13.07

13.03

12.6012

.25

9.00

9.00

10.00

10.0

0

10.0011.00

11.0

0

11.00

12.0

0

12.00

12.00

12.0012.00

12.00

13.0

0

13.00

13.00

13.00

13.00

14.00

14.0

0

14.00

14.00

14.00

14.00

15.00

15.00

15.00

15.0015.00

16.00

16.00

16.00

16.00

17.00

17.0

0

17.00 18.00

18.00

PROPOSED1

BMNAIL IN PATHRL15.87

PROPOSED2

112

12.02

9.60

9.1911

.92

PITPIT

13.00

PROPOSEDEMT

PROPOSEDBUILDING

ENVELOPE

PROPOSED3

A1AND PROPOSED SUBDIVISION

AT 159 GILSTON ROADBEING LOT 112 IN SP239759

GOLD COAST CITY

NERANG

TM

JY & RG

12-01-2017

AHD

7982 DPSM 175909

CLASS D, ORDER 4thRL 9.663 AHD

ZDRAVKO (ZAK) BEJIC

210

7030

2010

5060

4014

010

090

8011

012

013

015

017

016

019

018

020

0

APPROVED

DATEISSUE

PLAN:AmendmentsDETAILS

350

280

220

230

240

270

260

250

310

290

300

340

330

320

420

380

360

370

390

410

400

Tabl

e of

mm

430

440

ORIGIN:

SUBURB:

LGA:

SURVEYED BY:

DRAWN BY:

DATE OF SURVEY:

REDUCTION RATIO:

DATUM:

THIS PLAN IS FOR THE EXCLUSIVE USE OF

PLAN REFERENCE ISSUE1 West Street, Burleigh Heads QLD 4220PO Box 756 Burleigh Heads QLD 4220Phone: (07) 5535 8346Fax: (07) 5535 8155Email: [email protected]

A.B.N. 70 128 414 602

450

460

470

480

1:200 (A1)

NOTES

LOT AREAS AND BOUNDARY DIMENSIONS HAVE BEEN COMPILED FROMDEPOSITED PLANS AVAILABLE AT DEPARTMENT OF NATURALRESOURCES AND MINES. NO BOUNDARY SURVEY OR INVESTIGATIONHAS BEEN MADE AND NO BOUNDARIES HAVE BEEN MARKED.BOUNDARIES SHOWN HEREON ARE PROVISIONAL AND SUBJECT TOFURTHER SURVEY. POSITION OF IMPROVEMENTS RELATIVE TOBOUNDARIES SHOWN HEREON IS DIAGRAMMATIC ONLY.

BEARINGS SHOWN ON THIS PLAN ARE ORIENTATED TO NORTH VIDESP239759. IF SHADOW DIAGRAMS ARE TO BE CALCULATED THEY MUSTBE CALCULATED USING TRUE NORTH.

SERVICES & UTILITIES SHOWN ON THIS PLAN HAVE BEEN LOCATED BYCOMBINATION OF FIELD SURVEY AND REFERENCE TO SERVICE PLANSFROM STATUTORY AUTHORITIES. ONLY VISIBLE AND APPARENTSERVICE COVERS AND POLES HAVE BEEN LOCATED BY FIELD SURVEY.SERVICE DETAILS AND LOCATIONS SHOULD BE CONFIRMED WITH THERELEVANT SERVICE AUTHORITY DURING DESIGN & PRIOR TO ANYCONSTRUCTION. THE LOCATION OF UNDERGROUND SERVICES HASNOT BEEN INVESTIGATED BY USHER & COMPANY PTY LTD.

WHERE THE EXACT LOCATION OF UNDERGROUND SERVICES ISCRITICAL TO THE DESIGN OR CONSTRUCTION THE RELEVANT PARTYSHOULD ARRANGE TO HAVE AN UNDERGROUND SERVICES TRACECARRIED OUT TO CONFIRM THE SERVICES EXACT LOCATION. IN THISREGARD ALL PARTIES SHOULD CONTACT THE 'DIAL BEFORE YOU DIG'SERVICE.

CONTOUR INTERVAL 1.0m MAJOR 0.25m MINOR

AHD HEIGHT DATUM HAS BEEN TRANSFERRED TO THE SUBJECT LOTVIA GPS. AHD LEVELS SHOWN HAVE AN ACCURACY OF 0.1m.

S

BOTTOM OF BANKTOP OF BANK

UNDERGROUND WATER (NOT SURVEYED)

UNDERGROUND SEWER (NOT SURVEYED)

UNDERGROUND STORMWATER (NOT SURVEYED)

LEGEND

0.3 TRUNK DIAMETER/6m FOLIAGE SPREAD/8m HEIGHTTREE SIZES ARE ESTIMATES ONLY

LIGHT POLE

SEWER MANHOLE

FENCE

ELECTRICITY PITFIRE HYDRANT

WATER METER

BENCHMARK

SPOT HEIGHTS

This plan has been prepared to satisfy the project specific brief providedby the client nominated in the title block and should not be relied uponby any third party.

This plan and the information contained hereon remains the property ofUsher & Company Pty Ltd until fees are paid in full.

Usher & Company Pty Ltd retains copyright to all plans, electronic filesand survey data. Usher & Company Pty Ltd agrees to grant a limitedlicence for the restricted use of the plans and data by the client identifiedon the plan and their appointed designers for the intended use only.

Unless agreed to by license any plans, electronic files and survey datacannot be reproduced, relied upon or amended without the express

permission of Usher & Company Pty Ltd.

0.3/6/

8

11.85

STOP VALVE

STORMWATER MANHOLE

VALVE

UNDERGROUND POWER (NOT SURVEYED)

STORMWATER GRATE

SHOWING DETAIL, LEVELS

IMPORTANT NOTE:

All dimensions, areas & proposed lot numbers areapproximate only & are subject to confirmation by surveyfollowing completion of construction. Any contract of salereferring to this plan should make provisions for thesepossible changes. This note is an integral part of this plan.Additional easements to what is shown on this plan may berequired by council.

Attachment 2


213 Adopted Report

Document: #63252499 Page 1 of 6

Infrastructure Charge Notice To: ZDRAVKO BEGIC

STOREY & CASTLE PLANNING PTY LTD - RICK SUITE 12 1 NERANG STREET NERANG QLD 4211

Cc: ZDRAVKO BEGIC

159 GILSTON ROAD NERANG QLD 4211

Land to which charges apply

The land to which the charges in this notice apply is.

Property description LOT112 SP239759

Property address GILSTON ROAD NERANG

Total levied charge payable $ 66,134.96

+ADJUSTMENTS

Due date for payment

Total payable prior to the local government that levied the charge approving the plan of subdivision for the reconfiguration.

Payment details

Payment of the charges must be made in accordance with the “How to pay methods” section of this notice.

Adjustments to charge

The levied charge will automatically increase by the lesser of the following:

(a) The difference between the levied charge and the maximum adopted charge the local government could have levied for the development when the charge is paid; and

(b) The increase worked out using the PPI, adjusted according to the 3-yearly PPI average, for the period starting on the day the levied charge is levied and ending on the day the charge is paid.

‘3-yearly PPI average’ and ‘PPI’ have the meanings given in the Planning Act 2016. As the charge amount stated above is current at the date the notice was generated, the total charges due at the date of payment may be greater.

Offsets and/or Refunds

Offsets (if applicable) will be provided consistent with the provisions of the Planning Act 2016 and Council’s Charges Resolution. If applicable, details of the offset are provided on this Infrastructure Charge Notice.

Failure to pay charge

A levied charge is, for the purposes of recovery, taken to be rates of the local government that levied it.


214 Adopted Report

34281

Typewritten Text

Attachment 3 (page 1 of 6)


Authority for charge

The charges in this notice are payable in accordance with the Planning Act 2016.

GST GST does not apply to payments or contributions made by developers to Government which relate to, or relates to, an application for the provision, retention, or amendment of a permission, exemption, authority or licence (however described) under the Planning Act 2016.

Enquiries Enquiries regarding this Infrastructure Charge Notice should be directed to the Developer Contribution Group on Ph: (07) 5582 9030, during office hours, 9.00am to 5.00pm, Monday to Friday or e-mail [email protected].


215 Adopted Report


Infrastructure Charge Notice

Tuesday, 18 July 2017 Application PN322952/02/DA2 Site address GILSTON ROAD, NERANG Application number & code 201700098 ROL Application description 1 INTO 3 LOT SUBDIVISION Officer name Megan Nott

Charge calculation

Charges Resolution No.2 of 2016 Qty Rate Gross Charge AmountROL Proposed Lot 3 Lots @ $ 28,311.20 $ 84,933.60 $ 84,933.60

Net Charge Summary Gross Charge Amount Applied Credit Amount Net Charge Amount

$ 84,933.60 $ 18,798.64 $ 66,134.96

Applied credit details

Credit applied for existing Lot (less Sewer Network)

Office Use Only $ 31,425.44 OTHINF $ 28,537.68 SEWINF

$ 6,171.84 WTRINF

$ 66,134.96


216 Adopted Report


DECISION NOTICE DECISION TO GIVE AN INFRASTRUCTURE CHARGES NOTICE

Pursuant to section 119 of the Planning Act 2016, on the insert date, the City decided to give this infrastructure charges notice. The date the development application was approved is set out on the first page of the decision notice approving the development application. Appeal rights

You have appeal rights in relation to this notice. An appeal may be made against an infrastructure charges notice on 1 or more of the following grounds:

(a) the notice involved an error relating to:

(i) the application of the relevant adopted charge; or

Examples of errors in applying an adopted charge:

• the incorrect application of gross floor area for a non-residential development

• applying an incorrect ‘use category’, under a regulation, to the development

(ii) the working out of extra demand, for section 120 of the Planning Act 2016; or

(iii) an offset or refund; or

(b) there was no decision about an offset or refund; or

(c) if the infrastructure charges notice states a refund will be given – the timing for giving the refund; or

(d) for an appeal to the Planning and Environment Court – the amount of the charge is so unreasonable that no reasonable relevant local government could have imposed the amount.

To remove any doubt, the Planning Act 2016 declares that an appeal against an infrastructure charges notice must not be about:

(a) the adopted charge itself; or

(b) for a decision about an offset or refund:

(i) the establishment cost of trunk infrastructure identified in a local government infrastructure plan; or

(ii) the cost of infrastructure decided using the method included in the local government’s charges resolution.

An appeal must be started within 20 business days after the infrastructure charges notice is given to you.

An appeal may be made to the Planning and Environment Court or to a development tribunal.

An appeal is started by lodging a notice of appeal with the registrar of the Planning and Environment Court or a development tribunal, as applicable. The notice of appeal must be in the approved form, succinctly state the grounds of the appeal and be accompanied by the required


217 Adopted Report


fee.

An appellant to the Planning and Environment Court must give a copy of the notice of appeal, within 10 business days after the appeal is started, to the persons identified in section 230(3) of the Planning Act 2016. A person who is appealing to the Planning and Environment Court must comply with the rules of the court that apply to the appeal.

Chapter 6, Part 1 and Schedule 1 of the Planning Act 2016 sets out further information about appeal rights.


218 Adopted Report


How to pay methods

Pay by mail Ordinary mail

Simply enclose this Notice and your cheque or money order made payable to Gold Coast City Council in an envelope and post it to this address:

Council of the City of Gold Coast PO Box 5042 GCMC QLD 9729

Customer Service Centre in person Pay at any Customer Service Centre with cash, cheque, or debit card (no surcharge), MasterCard or Visa (maximum $50,000 using credit card) Payment by credit card will incur a surcharge.

Customer Service Centres

Monday to Friday 8.15am to 4.30pm

Broadbeach 61 Sunshine Boulevard, Mermaid Waters

Bundall 8 Karp Court, Bundall

Burleigh Heads Park Avenue, Burleigh Heads

Coolangatta The Strand, Marina Parade, Coolangatta

Helensvale Cnr Lindfield Road and Sir John Overall Drive, Helensvale

Nerang 833 Southport Nerang Road, Nerang

Palm Beach 26 11th Avenue, Palm Beach

Southport 47 Nerang Street, Southport

Upper Coomera Cnr Abraham Road and Reserve Road, Upper Coomera

How to contact us

07 5582 8866 or 1300 69 4222

(7am to 6pm, Monday to Friday), or from outside of Australia call +61 7 5582 8866

Council of the City of Gold Coast

PO Box 5042, GOLD COAST MC QLD 9729

Visit us at any Customer Service Centre

Open hours; cityofgoldcoast.com.au

goldcoast.qld.gov.au


219 Adopted Report

ITEM 3 CITY PLANNING BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Refer 35 page attachments Attachment A – Broadbeach Streetscape Design Guidelines Appendix A – Schedule of costs 1 EXECUTIVE SUMMARY Not Applicable. 2 PURPOSE OF REPORT The purpose of this report is to seek Council endorsement, of the Broadbeach Streetscape Design Guidelines (Guidelines). (Refer to Attachment A - Broadbeach Streetscape Design Guidelines) 3 PREVIOUS RESOLUTIONS Council endorsed projects that previously recommended improved streetscape design policy and guidelines include the Gold Coast Light Rail Corridor Study 2011 (Council resolution G11.0912.012) and the Gold Coast Landscape Character Study 2014 (Council resolution G14.0603.015). Council at its meeting of 25 February 2014 resolved to endorse the Southport Priority Development Area Streetscape Design Guidelines. (G14.0225.013) At its meeting held on 26 October 2016, Council noted an agenda item to introduce a program of streetscape design guidelines and policy work being undertaken by the Office of the City Architect. The Broadbeach Streetscape Design Guidelines is included in that program of work. (G16.1031.013) Council at its meeting held on 13 June 2017 resolved to endorse the Citywide Streetscape Design Principles document as a policy framework for streetscape design guidelines for activity centres. (G17.0613.011) 4 DISCUSSION Context Significant growth is anticipated on the Gold Coast over the next 20 years, mainly through infill development in existing centres and along major transport corridors, such as the Gold Coast Light Rail corridor. With this growth the quality of the public realm will become more critical to the city’s image. Broadbeach is expected to be the focus of much of this growth given that it’s well-established, is defined as a Principal Centre with two light rail stations, its proximity to the beach and other key attractors such as Oasis, Oracle, Jupiter’s Casino and the Gold Coast Convention Centre. Broadbeach is also a key location for GC2018 with major public realm improvements, including the recently completed $5m upgrade of Surf Parade, Queensland Avenue to Victoria Avenue. The demand for a Broadbeach Streetscape Guidelines was recognised following the successful implementation of the Southport Priority Development Area (PDA) Streetscape Design Guidelines endorsed by Council in 2014, after which Office of the City Architect has


220 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) received requests from officers and applicants to provide similar guidance for other areas of the city, including Broadbeach. The area defined by the Guidelines extends to the entire suburb of Broadbeach, divided into three key precincts; core, fringe and periphery according to the degree of urban intensity anticipated within each precinct. The guidelines aim to provide clear direction for the development industry, Council officers and other stakeholders about the spatial organisation and visual quality of the streetscape in Broadbeach. The overall intent of the guidelines is to make the development approval process simpler for contributed streetscape delivery. The Guidelines will facilitate public space improvements expected of the Broadbeach area, improving the pedestrian experience and legibility by adopting a consistent approach to the streetscape. The Guidelines will advise and inform:

1. Contributed streetscape requirements and outcomes for development in Broadbeach;

2. Council officers responsible for development assessment and contributed streetscape assessment, and long term management and maintenance of the streetscape;

3. Clear direction to developers and the City on the City’s preferred streetscape design including spatial arrangement, surface finishes, street furniture and tree types;

4. Potential future City Plan updates. This agenda report provides background context to the Guidelines, outlines the project methodology, key principles and a description of streetscape types, and gives an overview of the project process and consultation involving project stakeholders. Project methodology Broadbeach has a number of characteristics which differentiate it from Southport CBD, Surfers Paradise and other activity centres. Development of a guideline document provides the opportunities to understand unique place characteristics and to ensure distinctive attributes that already exist in the area are reflected in the selection of streetscape treatments. Preparing the Guidelines was a four stage process outlined in Table 1: Table 1: Study methodology Stage 1. Survey

Existing streetscape character was determined following in depth appraisal of aerial photography, Dekho GIS layers, on-site photography and field surveys to record:

existing paving types existing street furniture types existing tree species.

2. Analysis

Desktop analysis of the survey information to establish distinctive streetscape patterns. For example, a concentration of banded coloured concrete paving was noted around Victoria Park, Oracle and the Wave building developments. Strong groupings of tree species in certain streets were also noted. The analysis identified predominant surface


221 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1)

treatments and tree species that could be consolidated for improved consistency, reduced cost in specifying a simpler range of materials and economic opportunity with outdoor dining. The City Plan zones (Centre Zone and High Density Residential) and site inspections noting worn grass verges informed the need to provide consistent efficient and low maintenance solutions.

3. Mapping

A series of draft maps were prepared. One set of maps showed the existing situation, and any emerging patterns of paving types and tree species, and identified any major gaps. A second set of maps showed proposed streetscape typologies and proposed street trees and attempted to consolidate, where practical, any strong emerging patterns.

4. Documentation

The Guidelines was drafted by the urban design team. A local consultancy was engaged to provide graphic illustrations used throughout the document.

Broadbeach Streetscape Design Guidelines Principles The principles of the Guidelines are: Simple – Clear direction regarding desired footpath pavement treatment for each street in core areas of Broadbeach. Consistent – Spatial arrangement and material palette that visually unifies the area. Economical – A specific and consistent material palette that has longevity and is easily constructed and maintained.


222 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Streetscape Character Types The guidelines outline required spatial and visual outcomes, including material finishes and street furniture, for Streetscape Character Types A, B and C as illustrated in Map 1 below.

Map 1: Streetscape character types Each typology reflects the degree of urban intensity anticipated in the area with Type A (Core) having the greatest urban intensity, Type B (Fringe) having moderate urban intensity and Type C (Periphery) having the least urban intensity. Proposed paving materials and street furniture vary with each typology and will help to convey a sense of spatial hierarchy across the suburb. Type D areas are subject to specific, individual design outcomes and are not addressed in the Guidelines. Specific design advice is provided for each typology including spatial arrangement, awning cover, paving and other surface treatments, trees and other planting, street furniture and outdoor dining.


223 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Type A – Core: The Principle Centre core is defined by: development intensity, accessed by public/active transport, a pedestrian oriented urban environment with a high quality materiality that reflects its importance as the retail and commercial centre. Area intent aligns and supports City Placemaking Core Business Precinct Masterplan signature treatments.

Map 2 – Type A


224 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Type B – Fringe: A subtropical urban environment that creates a balance between paved areas and vegetated areas, while still providing the visual quality and functions required of highly urbanised mixed use / residential areas.

Map 3 – Type B


225 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Type C – Periphery: An urban village character that reflects the residential nature of the area, through an emphasis on ‘green’ that complements its density.

Map 4 – Type C Type D – Special precincts/parks: Areas that have (or are anticipated to have) a special character, through their use as public spaces, or opportunities for large scale redevelopment. These areas are subject to specific, individual design outcomes and are therefore not addressed in these guidelines.


226 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Preferred street trees

This section of the Guidelines outlines proposed street trees for every street based on research into species suitable for local site conditions and consultation with officers from both Parks and Recreational Services and City Planning’s Environment Unit. (refer to Map 5 below).

Map 5: Preferred street trees for Broadbeach Appendices Further streetscape design support information is included in the Appendices, such as technical notes on Accessibility Design, as well as a Materials and Furniture Palette.


227 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Cost Benefits

City Infrastructure quantity surveyor Officers provided input into the costing of the proposed paving treatments and street furniture items (See Appendix A). The proposed paving treatments are consolidations of existing Council specified paving treatments and thus have been tried and tested as acceptable solutions by Council. Standard widely available catalogue furniture items have been specified to achieve further cost savings. The guidelines are supported by City Infrastructure officers on the basis of the cost and operational benefits arising from the proposed streetscape materials and furniture rationalisation. It is not envisaged that there will be higher cost implications for developments as a result of this work which, in general terms, advocates greater consistency rather than a higher level of expenditure on materials and products. For example, it would be preferable for adjacent developments in an area of the city to all use a lower quality paving finish, such as in situ coloured concrete, to create visual consistency, rather than for some developments to use a higher cost material such as stone paving. Overall the install cost of the paving across all developments would be less and the cost for the City to maintain the asset would be less. As developer contributed paving and furniture becomes a City Asset to maintain, a robust simplified palette will be cheaper and easier to maintain as small quantities of infill materials for individual sites do not have to be separately sourced. Council can benefit from using contractual supplier arrangements thus levering the scale of Australia’s second largest LGA to procure materials in greater quantity at reduced unit rates. (Refer to Appendix A – Schedule of costs) Streetscape Design Guidelines Outcomes The guidelines give greater certainty and predictability of streetscape outcomes in Broadbeach, as standards acceptable to Council are clearly defined. Developers, knowing what is expected for the standard of works in the public domain, are able to better plan and budget for their developments. Delivery of a consistent public realm across development sites will substantially improve the visual quality of the streets and improve accessibility for pedestrians and wheelchair users, who will be able to move along streets with a legible line of sight. The Guidelines will inform other Council policy areas, for example by providing guidance on outdoor dining provision in order to deliver outcomes that provide consistency and economic development opportunities. The Guidelines will also give greater efficiency to Council’s operations as a limited palette will enable Council to minimise the range of materials kept in works depots to repair and maintain footpaths and street furniture. It is noted that the existing Southport PDA Guidelines is well accepted and the feedback from development assessment officers is positive as the principles, material selections and tree planting requirements are concisely outlined and can be easily supported as approval conditions.


228 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Document review The OCA has, in its program of works to undertake a Guidelines review every three years, so that document contents can be updated to reflect changes in the streetscape environment.

5 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND OPERATIONAL PLAN

The Broadbeach Streetscape Design Guidelines assists the delivery of the Corporate Plan, the Transport Strategy and the Operational Plan by providing design guidance to developers and officers that will lead to streetscape improvements, increased street tree canopy, pedestrian-oriented and vibrant urban communities. Alignment to the Corporate Plan Gold Coast 2022 includes the following:

1.1 Our city provides a choice of liveable places We can choose diverse lifestyle and housing options. Key plans and program of work: Regularly amend the City Plan to ensure the city is safe, accessible and can take advantage of emerging opportunities. 1.6 Our modern centres create vibrant communities We can work, live and play in our local neighbourhoods. Key plans and program of work: Encourage open and accessible parklands and other public spaces in high density areas, bringing communities together by providing opportunities for social connections. 2.3 We have infrastructure that supports productivity and growth We have connected and vibrant economic precincts. Key plans and program of work: Support the attractiveness of city lifestyle and amenity to potential businesses and skilled talent through maintaining and enhancing social infrastructure, parklands and open space networks. 3.6 We are an active and healthy community We enjoy our city and its enviable climate. Key plans and program of work: Progressively implement community boulevards and pedestrian priority zones in key locations throughout the city which will give priority to pedestrians, cyclists and public transport.

City Transport Strategy 2031 Outcomes: Creating liveable places; encouraging more walking and cycling Operational Plan (Program 1: City Planning) Land Use and Urban Planning: Review the City Plan every 10 years and preparation of a Local Government Infrastructure Plan as per the Sustainable Planning Act 2009. Rolling City Plan amendment program, architectural and urban design advice to city wide projects and strategies.


229 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) Streetscape: Successful delivery of urban renewal projects and evidence of physical, economic and social improvements in centres. Successful working relationships with project stakeholders. High quality urban design outcomes. Safer streets with reduction in crime. Improved city image.

6 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT

The Office of the City Architect has provided design advice on GC2018 legacy projects, including streetscape upgrades improving access to GC2018 venues. This proposal will build upon the impetus provided by planned GC2018 streetscape upgrades by improving pedestrian accessibility and experience in those impacted urban centres beyond 2018. 7 FUNDING AND RESOURCING REQUIREMENTS Not applicable.

8 RISK MANAGEMENT

Not applicable.

9 STATUTORY MATTERS

The Broadbeach Streetscape Design Guidelines may inform a future City Plan major update, but they presently have no statutory effect in assessment of development applications. After proposed City Plan updates are endorsed by Council, they are required to follow the MALPI statutory amendment process before being included in the City Plan. 10 COUNCIL POLICIES Not applicable. 11 DELEGATIONS Not applicable. 12 COORDINATION & CONSULTATION Title of the Stakeholder Consulted

Directorate Was Stakeholder Consulted on the Content of the Report & Recommendations (Yes/No)

City Architect, OCA Office of the CEO yes Road Reserves Management Officer

City Infrastructure yes

Transport & Traffic Exec. Coord City Infrastructure yes Urban Precincts Coordinator City Infrastructure yes City Place Making Exec. Coord City Development yes Coord. Parks & Open Space Community Services yes Senior Arts & Culture Officer Economic Development and

Major Projects yes

Coordinator City Plan Planning and Environment yes A number of cross directorate stakeholders have reviewed the Guidelines and provided useful feedback on the technical content and its use in the DA process, which has been incorporated into the document.


230 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1) 13 STAKEHOLDER IMPACTS Not applicable at this time. 14 TIMING It is recommended that this body of work be used to provide guidance to applicants and City officers and be included in a future City Plan major update. 15 CONCLUSION This report seeks Council endorsement of the Broadbeach Streetscape Design Guidelines. This is part of a program of work identified in an introductory paper presented at the City Planning Committee Meeting on 26 October 2016. The intent of these guidelines are to make streetscapes more visually consistent, more cost-effective in the long term, more efficient for developers and the City to design and implement and easier for the City to manage. The Guidelines will provide design guidance to achieve a range of outcomes including:

Simplify development approval for contributed streetscape delivery, Generate more consistent streetscape outcomes, Provide street greening, and Help to improve Council’s management of the streetscape asset.

16 RECOMMENDATION It is recommended that Council resolves as follows: 1 That Council endorses the Streetscape Design Guidelines for the purposes of

guiding public and private development and informing future City Plan updates.

2 That the endorsed Streetscape Design Guidelines be made publicly available to the community through Council’s website.

Author: Authorised by:

Jack Bryce Dyan Currie Principal Urban Designer Director Planning and Environment 15 August 2017


231 Adopted Report

ITEM 3 (Continued) BROADBEACH STREETSCAPE DESIGN GUIDELINES PD113/81/06(P1)

COMMITTEE RECOMMENDATION CP17.0830.003 moved Cr Caldwell seconded Cr Taylor 1 That Council endorses the Streetscape Design Guidelines for the purposes of guiding

public and private development and informing future City Plan updates.

2 That the endorsed Streetscape Design Guidelines be made publicly available to the community through Council’s website.

CARRIED


232 Adopted Report

Broadbeach Streetscape Design Guidelines

July 2017Prepared by City of Gold Coast Urban Design Team, Office of the City Architect.

Attachment A (page 1 of 32)


233 Adopted Report

Contents

1.0 Introduction ........................................................................... 1

2.0 Broadbeach streetscape types ............................................ 2

3.0 Streetscape types hierarchy table ........................................ 4

4.0 Tree planting and utility services .......................................... 5

5.0 Type A – Core ........................................................................ 6

6.0 Type B – Fringe .................................................................... 8

7.0 Type C – Periphery .............................................................. 10

8.0 Layout options .................................................................... 12

8.1 Street corners ....................................................................... 12

8.2 Narrow streets and use of private space ................................ 13

9.0 Proposed street trees for Broadbeach ............................... 14

9.1 Detailed street tree plans for littoral rainforest streets ............. 16

9.2 Broadbeach Principal Centre tree species ............................. 17

10.0 Public art locations ............................................................. 19

11.0 Appendix 1 – Technical notes ............................................. 20

12.0 Appendix 2 – Type A materials and furniture palette ......... 24


234 Adopted Report

1Broadbeach Streetscape Design Guidelines

1.0IntroductionThe aim of the Streetscape Design Guidelines for Broadbeach is to provide clear direction for all stakeholders about the spatial organisation and materiality of the public realm within the Principal Centre and the wider suburb.

The Streetscape Design Guidelines intend to support the City Plan with public realm outcomes expected of Broadbeach, as a unique cluster of major tourism and leisure infrastructure, by improving the pedestrian experience and legibility.

The overall intent of the guidelines is to make the development approval process simpler for contributed streetscape delivery, whilst also informing both public and private streetscape outcomes and facilitating a consistent and improved streetscape for Broadbeach.

The City of Gold Coast promotes a high quality public realm for Broadbeach as Principal Centre with a vibrant mix of tourism, residential, commercial and leisure development.

PrinciplesThe principles of the Streetscape Design Guidelines are:

Simple Clear direction regarding desired footpath pavement treatment for each street in core areas of Broadbeach.

ConsistentSpatial arrangement and materials palette that visually unifies the area.

EconomicalA specific and consistent materials palette that has longevity and is easily constructed and maintained.


235 Adopted Report

2

Type A – Core: The Principal Centre is defined by: development intensity, access to public/active transport, a pedestrian oriented urban environment with a high quality materiality that reflects its importance as the retail and commercial centre.

Type B – Fringe: A sub tropical urban environment that creates a balance between paved areas and vegetated areas, while still providing the visual quality and functions required of highly urbanised mixed use / residential areas.

Type C – Periphery: An urban village character that reflects the residential nature of the area through an emphasis on ‘green’ that complements the medium to high density built environment.

Type D – Special precincts/parks Areas that have (or are anticipated to have) a special character, through their use as public spaces, or opportunities for large scale redevelopment. These areas are subject to specific, individual design outcomes and are not addressed in these guidelines.

2.0Broadbeach streetscape typesBroadbeach has been divided into the following types.

Diagram 1 Typical Section through footpath

ACCESS ZONE VERGE

CYCLE AND MOTOR VEHICLE LANESUTILITY ZONE PARKING

TREES (REFER TO SCHEDULES FOR SPECIES SELECTION BY STREET)

AW

NIN

G P

RO

JEC

TIO

N L

INE

PR

OP

ER

TY B

OU

ND

AR

Y

ALL TREES AND FURNITURE MIN. 600 mm FROM FRONT OF KERB

OUTDOOR DINING/VENDOR AREAS

600 mm


236 Adopted Report


Core

Fringe

Periphery

Glinq

Special Character

Parks

Map 1 – Streetscape types

Type A - Core

Type B - Fringe

Type C - Periphery

Type D - G:Link

Type D - Special character

Type D - Parks


237 Adopted Report

4

3.0Streetscape types hierarchy tableType A – Core Spatial requirements according to footway widths

Overall footpath width 6.0 metres 4.5 metres 2.0 m or less

Access zone width 3.5 metres 2.5 metres full f/w width

Utility zone width 2.5 metres 2.0 metres not applicable

Awning required? yes yes desirable

Awning width (if applicable) 3.5 metres 2.5 metres not applicable

Trees required in utility zone? (see Section 4.0 Tree planting and utility services)

yes yes no

Plant beds required in utility zone? no no no

Turf strip required in utility zone no no no

Furniture required in utility zone? yes yes no

Roadside dining in utility zone? yes yes no

Type B – Fringe

Overall footpath width 6.0 metres 4.5 metres 2.0 m or less

Access zone width 3.5 metres 2.5 metres full f/w width

Utility zone width 2.5 metres 2.0 metres not applicable

Awning required? yes yes desirable

Awning width (if applicable) 3.5 metres 2.5 metres not applicable


yes yes no

Plant beds required in utility zone? yes yes no

Turf strip required in utility zone no no no

Furniture required in utility zone? yes yes no

Roadside dining in utility zone? yes yes no

Type C – Periphery

Overall footpath width 6.0 metres 4.5 metres 1.2 - 2.0 m

Access zone width 2.0 metres 2.0 metres 1.2 m

Utility zone width 4.0 metres 2.0 metres 0.8 m

Awning required? desirable desirable desirable

Awning width (if applicable) not applicable not applicable not applicable


yes yes no

Plant beds required in footpath? (includes rear of footpath) desirable desirable no

Turf strip required in footpath? (includes rear of footpath) yes yes yes

Furniture required in utility zone? desirable desirable no

Roadside dining in utility zone? as required as required no


238 Adopted Report


4.0 Tree planting and utility services

Tree planting• Tree planting in the utility zone is the preferred minimum outcome for all street types.

• Where tree planting cannot be achieved in the footway due to site conditions (e.g. underground services), then the alternative options set out in the table below should be deployed, at a minimum.

Utility services generallyConceptual plans, sections for typical streetscape plans and section drawings in these guidelines are based on the underground services being located in the appropriate zones.

The location of all underground services and above ground services must be located and verified on site prior to commencement of any design and site work. If existing services locations prevent the intention of the street types from being implemented seek advice from The City of Gold Coast - Planning Enquiries Centre.

1st preferenceTrees in utility zone

2nd preferenceTrees in road build outs

3rd preferenceTrees in private space

4th preferenceArbor/green wall

IF NOT FEASIBLE IF NOT FEASIBLE IF NOT FEASIBLE


239 Adopted Report

6

5.0Type A – Core

Diagram 2 Typical plan for Core

Typical section for Type A - Core

Paving style

ACCESS ZONE 2.0 – 4.0+ M

ACCESS ZONE

3.5+ M

CYCLE AND MOTOR VEHICLE LANES


UTILITY ZONE MIN.2.0 M

UTILITY ZONE

MIN.2.0 M

PARKING

PARKING



TREE SURROUND

SEATING

DUAL

BINS

ALL TREES AND FURNITURE MIN. 600mm FROM

FRONT OF KERB

600 mm

OUTDOOR DINING/VENDOR

AREAS

SHADE TREES SPACED ACCORDING TO SPECIES TO ACHIEVE CONTINUOUS TREE CANOPY

KE

RB

LIN

E

AW

NIN

G P

RO

JEC

TIO

N L

INE

AW

NIN

G P

RO

JEC

TIO

N L

INE

PR

OP

ER

TY B

OU

ND

AR

YP

RO

PE

RTY

BO

UN

DA

RY

TYPE A. BANDED COLOUR CONCRETE

PAVING WIDTH

PR

OP

ER

TY B

OU

ND

AR

Y

KE

RB

LIN

E



600 mm


240 Adopted Report


Type A – Core design intent Improved palette for highly urbanised City Plan Centre Zone core and connection routes between the beach, key destinations and Gold Coast Rapid Transit stations.(For specifics on any items refer Standard Details and Specification)

Spatial arrangement• Hard paved from property line to kerb line to optimise

pedestrian circulation.

• Access zone as shown to maximise pedestrian movement, building access and navigation by blind/visually impaired.

• Minimum access zone width as shown or 3m + (wide streets).

• Utility zone as shown on kerbside of pavement to accommodate various functions e.g. outdoor dining, trees, furniture, utility cabinets, raised planters.

• Build-outs into road space (typically in kerbside parking zone) to accommodate e.g. trees, street furniture, additional outdoor dining.

Awning • For new/retrofit development in identified streets continuous

permanent awning cover to extend from building either:

1. over entire width of access zone or

2. minimum awning width indicated (for wide streets).

• See outdoor dining below for awning cover to outdoor dining areas.

Paving • Hard paved areas to have banded paving appearance

comprising three different coloured concrete panels with a light wash exposed aggregate finish, laid in situ laid from property line to kerb line.

• Tactile Ground Surface Indicators (TGSI) – refer additional notes in appendices.

Footpath with access zone against property boundary, kerb side utility zone and outdoor dining. Broadbeach Core.

Footpath with access zone against property boundary, kerb side utility zone, street vegetation and concrete paving. Broadbeach Core.

Trees and other planting• Tree surrounds to be tree grates as specified.

• Tree planting and tree hole/trench installation as specified.

• Structural soil solutions, as specified, to be used for tree holes/trenches to optimise root zones and tree growth.

• Pergolas, trellises, green walls etc. are an optional inclusion, and an alternative to trees where constrained by underground services.

• For tree species designated for each street refer to the Recommended Street Trees for Broadbeach section.

Street furniture • Type A furniture to be of high quality urban materiality

and finish – refer standard drawings and specifications in appendix 2.

• Furniture elements include seats, picnic tables/decks, 240.L bin enclosures, pedestrian pole-top light, tree up lights, bollards, cycle racks, water bubblers and raised planters.

• All furniture to be placed in utility zone and set 600 mm back from front of kerb.

Outdoor dining (Refer Local Law No. 115, Standard Details and Specifications)

• All outdoor dining areas to be located in utility zone.

• Footpath dining may only be undertaken in locations, where a footpath dining permit has been obtained, in accordance with relevant local laws.


241 Adopted Report

8

Diagram 3 Typical plan - Fringe

6.0Type B – Fringe

ACCESS ZONE 2.0 – 4.0+ M

ACCESS ZONE 2.0 M



PARKING

PARKING




TREE SURROUND

SEATING

TREE IN ROAD BUILD OUT

DUAL BINS


PRIVATE ZONE OPTIONS VARY WITH ADJACENT BUILT FORM, E.G. OUTDOOR DINING, PLANTING



KE

RB

LIN

E

PR

OP

ER

TY B

OU

ND

AR

Y

PRIVATE ZONE

PRIVATE ZONE

Typical section for Type B - Fringe



PR

OP

ER

TY B

OU

ND

AR

Y



600 mm

600 mm


242 Adopted Report


Type B – Fringe design intent Urban fringe area applies to most of the suburb in the High Rise Residential Zone.(For specifics on any items refer Standard Details and Specifications)

Spatial arrangement• Hard paved from property line to kerb line to optimise

pedestrian circulation.

• Access zone as shown to maximise pedestrian movement, building access and navigation by blind/visually impaired.

• Minimum access zone width to be as shown.

• Utility zone as shown on kerbside of pavement to accommodate various functions e.g. outdoor dining, trees, street furniture, utility cabinets.

• Plant beds included both in private property and utility zone.

• Build-outs into road space (typically in kerbside parking zone) to accommodate e.g. trees, street furniture, additional outdoor dining.

Awning • For new/retrofit development in identified streets continuous

permanent awning cover to extend from building either:

1. over entire width of access zone or

2. minimum awning width indicated (for wide streets).

• See outdoor dining below for awning cover to outdoor dining areas.

Paving • Hard paved areas to be plain coloured concrete with a light

wash exposed aggregate finish, laid from property line to kerb line.

• Tree surrounds – see below trees and other planting.

• TGSI – refer additional notes in appendices.

Footpath with access zone against property boundary, kerb side utility zone, street trees, under storey planting and concrete footpath. Broadbeach urban fringe area.

Footpath with access zone against property boundary, kerb side utility zone, street trees, under storey planting. Broadbeach urban fringe area.

Trees and other planting • Preference for trees in plant beds with under storey planting.

• For trees in paving tree surrounds to be porous paving as specified.

• Tree planting and tree hole installation as specified.




Street furniture • Type B furniture to be of good quality urban materiality and

finish as specified – seek advice from City of Gold Coast.

• Furniture elements include seats, picnic tables/decks, and 240 L bin enclosures, pedestrian pole-top light, tree up lights, bollards, cycle racks and water bubblers.




• Footpath dining may only be undertaken in locations, where a footpath dining permit has been obtained, in accordance with the relevant local laws.


243 Adopted Report

10

Typical plan

Typical section for Type C - Periphery

7.0Type C – Periphery

ACCESS ZONE MIN. 2.0 M

CYCLE AND MOTOR VEHICLE LANESPARKINGUTILITY ZONE IN PRIVATE SPACE

PRIVATE ZONE

BUILD OUT UNDER PLANTING (SPECIES AS SCHEDULES)

GRASS VERGE

DRIVEWAY CROSSOVER


PLANTED/GRASS STRIP TO BACK OF PAYMENT


PR

OP

ER

TY B

OU

ND

AR

Y

ALL TREES AND FURNITURE MIN. 600mm FROM FRONT OF KERB

ACCESS ZONE 2.0 M

CYCLE AND MOTOR VEHICLE LANESPARKINGUTILITY ZONE MIN.2.0 M

PRIVATE ZONE



PR

OP

ER

TY B

OU

ND

AR

Y



600 mm

Diagram 4 Typical plan - Periphery


244 Adopted Report


Type C – Periphery design intent Periphery area complementing the residential nature of this part of the suburb, utilising base Land Development Guidelines level of design and materiality.(For specifics on any items refer Standard Details and Specifications)

Spatial arrangement• Footpath layout has turf strip/planted area to front and rear of

hard paved area.

• Access zone as shown to provide spatial balance between pedestrian circulation and green space.

• Minimum access zone width to be as shown.

• Utility zone as shown on kerbside of pavement predominantly for street trees, power/light poles (minimal use of street furniture).

• Plant beds an alternative to turf strip at rear of footpath and in utility zone.

• Build-outs into road space (typically in kerbside parking zone) for street trees and under storey planting.

Paving • Hard paved areas to be plain coloured, broom finished

concrete (either poured in situ or large pre cast panels).

• Tree surrounds – see below trees and other planting.

• TGSI – refer standard details and specification.

Awning• Generally not required in this predominantly residential area.

• For exceptions (e.g. cafe, corner shop) seek advice from the City.

Trees and other planting • Preference for trees in turf or plant beds with under storey

planting.

• Tree planting and tree hole installation as specified.




Street furniture • Type C furniture to be of good quality urban materiality and

finish as specified - Refer to Appendix 2.

• Furniture elements include seats, picnic tables/decks, and 240 L bin enclosures, pedestrian pole-top light, bollards, cycle racks.



• Typically no outdoor dining areas located in this streetscape type.


• Footpath dining may only be undertaken in locations, where a footpath dining permit has been obtained, in accordance with the relevant local laws.

Footpath with turf/planted strip to both sides of access zone, street trees and planting in private space. Broadbeach urban periphery area.

Footpath with turf/planted strip to both sides of access zone, street trees and planting in private space. Broadbeach urban periphery area.


245 Adopted Report

12

8.0Layout options8.1 Street corners

Street corners design intent • Intersections include street corner build outs to increase the availability of public space, narrow the road width at the point at

which pedestrians cross and reduce speed of vehicles turning the corner.

• Pram ramps and pedestrian crossings (where included) are aligned with access zones to provide clear lines of circulation.

• Utility zones on street corner build outs provide additional space for various uses that can help to activate the street, including tree planting, seating and outdoor dining (if adjacent to cafe/restaurant).

(For specifics on any items refer Standard Details and Specification)

Diagram 5 - Typical plan for Street Corners


PAR

KIN

G

PARKING

PARKING


UNDER PLANTING (SPECIES AS SCHEDULES)

DUAL BINSTREES SPACED ACCORDING TO SPECIES TO ACHIEVE CONTINUOUS TREE CANOPY (REFER TO SCHEDULES FOR SPECIES SELECTION BY STREET)

SEATING

INTERSECTIONS TO INCLUDE CORNER BUILD OUTS

PRAM RAMP ALIGNED WITH ACCESS ZONE

PEDESTRIAN CROSSINGS IF REQUIRED (REF. CITY TRANSPORT)

UTILITY ZONES ON BUILD OUTS PROVIDE EXTRA SPACE FOR TREES, PLANT BEDS, SEATS, ETC. AND OUTDOOR DINING (IF ADJACENT TO CAFE/RESTAURANT)

UTILITY ZONE MIN. 2.0M



ACCESS ZONE 2.0 – 4.0+M

ACCESS ZONE 2.0 – 4.0+M

PR

OP

ER

TY B

OU

ND

AR

Y

600 mm

600 mm

KERBLINE

AWNING PROJECTION LINE


246 Adopted Report


8.2 Narrow streets and use of private space

Narrow streets design intent • A number of narrow streets exist within Broadbeach where the overall width of the footpath is less than 4.5 m.

• There may be an opportunity to utilise the road space for tree planting where there is insufficient space in the footpath.

• The City and property owners may also be able to negotiate better outcomes for the streetscape by utilising private space for public benefit, including: wider access zone, utility zone uses such as tree planting, seating and outdoor dining.

(For specifics on any items refer Standard Details and Specification)

Diagram 6 - Typical plan for Narrow Streets

ACCESS ZONE 2.0

UTILITY ZONE IN PRIVATE SPACE

PRIVATE SPACE CYCLE AND MOTOR VEHICLE LANESPARKING

PR

OP

ER

TY B

OU

ND

AR

Y

KE

RB

LIN

E

DRIVEWAY CROSSOVER

ACCESS ZONE EXTENDED ONTO PRIVATE SITE WHERE MIN. 2M WIDTH UNAVAILABLE IN PUBLIC SPACE

TREES PLANTED IN ROAD BUILDOUT (REFER TO SPECIES SELECTION BY STREET)

TREES PLANTED IN ROAD BUILDOUT (REFER TO SPECIES SELECTION BY STREET)

TREES PLANTED IN PRIVATE ZONE THROUGH AGREEMENT WITH OWNER (REFER TO SCHEDULES FOR SPECIES SELECTION BY STREET)

OUTDOOR DINING/VENDOR AREAS IN PRIVATE SPACE

UNDERPLANTING (SPECIES AS SCHEDULES)

SEATING

PR

OP

ER

TY B

OU

ND

AR

Y

KE

RB

LIN

E


247 Adopted Report

14

9.0Recommended street trees for Broadbeach

Proposed littoral rainforest streets

Proposed tree in roundabout

Water

Land

Suburb boundary

Existing trees

BOTANICAL NAME:

Acronychia oblongifolia

COMMON NAME:

Beach alectryon

ULTIMATE HEIGHT:

4–5 m

ULTIMATE SPREAD:

2–3 m

FLOWERS:

tiny yellow-greenish petals in summer

FRUIT:

woody capsules

BOTANICAL NAME:

Flindersia schottiana

COMMON NAME:

Bumpy ash

ULTIMATE HEIGHT:

15 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

small fragrant flowers in summer

FRUIT:

fruits to 10 cm across

BOTANICAL NAME:

Syzygium hemilamprum

COMMON NAME:

Broad leaf lilly pilly

ULTIMATE HEIGHT:

15 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

white flowers in spring

FRUIT:

white, globular

BOTANICAL NAME:

Syzygium luehmannii

COMMON NAME:

Riberry

ULTIMATE HEIGHT:

15 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

white flowers in spring and summer

FRUIT:

red, pear-shaped

BOTANICAL NAME:

Syzygium moorei

COMMON NAME:

Rose apple

ULTIMATE HEIGHT:

15 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

pink flowers in spring

FRUIT:

white/green globular

BOTANICAL NAME:

Syzygium tierneyanum

COMMON NAME:

River cherry

ULTIMATE HEIGHT:

15 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

white flowers in spring

FRUIT:

red berries

BOTANICAL NAME:

Alectryon coriaceus

COMMON NAME:

Beach alectryon

ULTIMATE HEIGHT:

4–5 m

ULTIMATE SPREAD:

2–3 m

FLOWERS:

tiny yellow-greenish petals in summer

FRUIT:

woody capsules

BOTANICAL NAME:

Hibiscus tiliaceus

COMMON NAME:

Cottonwood

ULTIMATE HEIGHT:

8 m

ULTIMATE SPREAD:

5–8 m

FLOWERS:

yellow in summer

FRUIT:

woody capsules

BOTANICAL NAME:

Cupaniopsis anacardiodes

COMMON NAME:

Tuckeroo

ULTIMATE HEIGHT:

8–12 m

ULTIMATE SPREAD:

4–5 m

FLOWERS:

yellow flowers in autumn

FRUIT:

orange fruits

BOTANICAL NAME:

Banksia aemula

COMMON NAME:

Wallum banksia

ULTIMATE HEIGHT:

8–12 m

ULTIMATE SPREAD:

5–8 m

FLOWERS:

tiny yellow/green flowers in autumn

FRUIT:

n/a

BOTANICAL NAME:

Hibiscus tiliaceus rubra

COMMON NAME:

Tuckeroo

ULTIMATE HEIGHT:

8 m

ULTIMATE SPREAD:

5 m

FLOWERS:

yellow in summer

FRUIT:

woody capsules

BOTANICAL NAME:

Elaeocarpus reticulatus

COMMON NAME:

Blueberry ash

ULTIMATE HEIGHT: 15 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

small white/pink flowers in spring

FRUIT:

blue fruits

BOTANICAL NAME:

Livistona australis

COMMON NAME:

Cabbage tree palm

ULTIMATE HEIGHT:

15 m

ULTIMATE SPREAD:

6–8 m

FLOWERS:

cream flowers in spring and summer

FRUIT:

blue fruits

BOTANICAL NAME:

Mallotus discolor

COMMON NAME:

Bumpy ash

ULTIMATE HEIGHT:

12 m

ULTIMATE SPREAD:

6–10 m

FLOWERS:

grey flowers in spring

FRUIT:

yellow-orange fruits

(refer to detailed tree planting plans)

New Trees


248 Adopted Report

742 CITY PLANNING COMMITTEE MEETING 30 …...2017/08/30 · City Planning Committee Meeting 30...

Documents

Transcript of 742 CITY PLANNING COMMITTEE MEETING 30 …...2017/08/30 · City Planning Committee Meeting 30...