712 CITY PLANNING COMMITTEE 10 FEBRUARY 2016 ADOPTED … · The following is a summary of approvals...

ITEM 4 CITY DEVELOPMENT BRANCH MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3

Refer 15 page attachment

1 OVERVIEW Site address 122 Ferny Avenue, Surfers Paradise

Application description

Material Change of Use for 47 Storey Mixed Use Development including Apartment, Shopping Centre Development, Office and Indoor Recreation Facilities

Decision due date 24 November 2015 (applicant did not agree to further extension)

Proposal

The proposal is for a 47 storey development comprising Apartments, Shopping Centre Development, Office and Indoor Recreation Facilities and represents Stage 3 of an overall development the subject of an already approved preliminary approval over the site. The Preliminary Approval includes the Paradise Resort Development Code that applies to the site instead of the Surfers Paradise Local Area Plan (LAP).

The building comprises four (4) basement car park levels, a two (2) level podium and a tower comprising 44 levels.

The building contains 46 levels but is defined as being 47 storeys due to increased floor to ceiling heights.

All retail and indoor recreation activities are contained within the two (2) level podium. A total of 2570.78m² of retail floor space is included over the two levels. Retail land uses at ground level adjoin the Ferny and Birt Avenue frontages. A total of 2196.36m² of indoor recreation facilities and associated activities is located on the second level.

The single residential tower contains 489 apartments and 920 bedrooms resulting in a residential density for the stage of 1 bedroom per 7.73m² of net site area.

The plot ratio of the development is 8.73:1.

A total of 710 car parking spaces are provided of which 590 are for residents, 51 are resident visitor spaces and 69 are to service the non-residential land uses.

712th Council Meeting 16 February 2016 City Planning Committee Meeting 10 February 2016

252 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3

Key Considerations

Issue Resolution Plot Ratio – The proposal has a plot ratio of 8.73:1. This exceeds the basic plot ratio of 7.5:1 prescribed by AS26.1 of the Paradise Resort Development Code.

PC 26 of the Paradise Resort Development Code aims to ensure that the bulk of a development proposal is proportional to the character of the local area. Some bonus in floor space is available where identified public benefits are provided. The applicant is proposing the inclusion of a number of bonus elements that in the opinion of Council officers display sufficient public benefit to support the increase in floor area. The bonus elements include: • Internal pedestrian arcade; • External plaza; • Corner site streetscape

improvement; • Ecologically sustainable

development; • Public art; • Expressive use and

composition of varied building materials.

On balance, officers consider that the alternative solution adequately achieves the purpose of PC26.

Shadows - PC19 of the High Rise Residential and Tourist Accommodation specific development code requires buildings to be located so as to minimise the period of shadow intrusion onto surrounding sites or other buildings on the same site.

Acceptable solution (AS) 19 offers one way of minimising the intrusion of shadows cast by a building. At 0.25 times the height of the building, a shadow measured from its southern side is not to intrude onto any other side, or other building on the same site. In accordance with the above parameters, the proposed building casts a shadow over Stage 2 that is located to the south of Stage 3. A shadow analysis prepared by the applicant demonstrates that the shadow intrusion onto stage 2 is minimised when considered over the course of the day and of


253 Adopted Report


the year. As a result, officers considered that the applicant has adequately demonstrated the proposal will satisfy PC19.

Communal open space - 5769m² of open space is provided for Stage 3. This is less than the amount derived from AS22.1 of the High Rise Residential and Tourist Accommodation specific development code.

AS22.1 requires 16,253m² of communal open space to be provided. The proposal includes 5769m² of open space and recreational facilities at ground level and on the podium. The communal open space located at the podium level includes swimming pools, poolside terraces, lawn areas, children’s playground and barbeque and dining pavilion. At ground level, residents and the public have access to lawn, sitting, gathering and dining spaces. It is the officer’s opinion that the applicant has adequately demonstrated that the communal open space proposed will meet the recreational needs of residents and therefore achieves the purpose of PC22.

Submissions Objections Support

Not Applicable

Not Applicable

Key issues raised by submitters Not Applicable

Referral agencies Department of Infrastructure, local Government and Planning (SARA – DTMR)

Officer's recommendation Approval


254 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 REPORT STRUCTURE 1 OVERVIEW 2 EXECUTIVE SUMMARY 3 APPLICATION INFORMATION 4 BACKGROUND 5 PROPOSAL 6 SITE & ENVIRONMENT

6.1 Characteristics of site 6.2 Characteristics of surrounding environment

7 PLANNING ASSESSMENT 7.1 City Plan 7.2 Assessment against Preliminary Approval Conditions of Approval 7.3 Assessment against relevant codes

8 STATE PLANNING REGULATORY PROVISIONS 9 SOUTH EAST QUEENSLAND REGIONAL PLAN 10 INTERNAL REFERRALS

10.1 Health and Regulatory Services 10.2 Transport Assessment 10.3 Subdivision Engineering 10.4 Open Space Assessment 10.5 Office of City Architect 10.6 Gold Coast Water 10.7 Plumbing and Drainage 10.8 Environmental Assessment 10.9 Hydraulics and Water Quality 10.10 Arborist 10.11 Landscape Assessment 10.12 Geotechnical Engineering 10.13 Social Planning

11 EXTERNAL REFERRALS 11.1 Concurrence agencies

12 DEVELOPMENT INFRASTRUCTURE 13 PUBLIC NOTIFICATION 14 CONCLUSION 15 NOTIFICATIONS 16 RECOMMENDATION


255 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 2 EXECUTIVE SUMMARY Council has received an application for a material change of use for a 47 storey development comprising the land uses of Apartments, Shopping Centre Development, Office and Indoor Recreation Facilities.

The subject site already has the benefit of a preliminary approval pursuant to section 242 of the Sustainable Planning Act 2009 that varies the effect of the Planning Scheme. Development on the site is assessed against the Paradise Resort Development Code, rather than the Surfers Paradise Local Area Plan.

The proposed development is consistent with the intent of the preliminary approval and associated development code. The proposed land uses are code assessable under the development code. Building height and residential density are consistent with the code assessable triggers, meaning the development is not triggered to impact assessment.

The applicant is proposing alternatives to the acceptable solutions relating to building setbacks, building appearance, plot ratio, visitor car parking, bicycle parking, shadows and communal open space. Officers are satisfied that the alternative solutions satisfactorily achieve the purpose of the relevant performance criteria.

The consideration given the proposed alternatives is discussed within the report. Where required, conditions have been included in the officer’s recommendation to ensure that the aspects of the development attributed to the favourable consideration of the alternative solutions are implemented and maintained.

The application triggered referral to the Department of Infrastructure, Local Government and Planning as a Concurrence Agency. The Department advised Council that it has no requirements relating to the application.

Having considered all aspects of the development, officers are satisfied that on balance the development exhibits sufficient planning merit to warrant favourable consideration.

On this basis, it is recommended that the development application seeking a development permit for a material change of use for Apartments, Shopping Centre Development, Office and Indoor Recreation Facilities should be approved subject to the imposition of suitable conditions.


256 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 3 APPLICATION INFORMATION

Real property description Lot 99 on SP257718 Applicant Ralan Paradise No. 2 Pty Owner at time of lodgement Bria Pty Ltd Current owner Bria Pty Ltd Site area 24,860m2 (total site area)

7024m² (Stage 3 site area) Date application received 17 August 2015 Date entered decision 25 September 2015 LAP & precinct Surfers Paradise Local Area Plan

Precinct 2 – High Rise Accommodation City Plan High Density Residential State planning policies State Planning Policy July 2014 Decision type Development Permit 4 BACKGROUND The following is a summary of approvals relating to the overall development site:

On 9 February 2012 Council granted approval for the issue of a preliminary approval for making a material change of use pursuant to Section 242 of SPA to override the planning scheme and allow development in accordance with the Paradise Resort Development Code. Combined with this approval, Council issued a development permit for a material change of use for a 30 Storey High Rise Apartment Building (222 Apartments), 13 Attached and Detached Dwellings and a Display Home and Sales Centre. The development permit granted approval to Stage 1 and Stage 1A of the development covered by the preliminary approval.

On 16 May 2012, Council issued a negotiated decision notice to Applicant in relation to the preliminary approval for the Paradise Resort Development Code and development permit for Stage 1.

On 16 May 2014, 12 December 2014 and 19 February 2015, the Manager City Development under Delegated Authority granted ‘Generally in Accordance’ determinations for minor changes to Stage 1.

On 16 June 2015, the Manager City Development under Delegated Authority, granted approval for a development permit for Stage 2 of the development covered by the preliminary approval and the Paradise Resort Development Code. Stage 2 comprises a 60 storey mixed use development incorporating Apartments, Restaurants, Shops and Take-away Food Premises.

On 9 December 2015, the Manager City Development under Delegated Authority approved a request to change an existing development approval. The request related to conditions attached to the preliminary approval and the Stage 1 development permit. The conditions were modified to allow an alternative connection point to Council’s water supply network.


257 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 5 PROPOSAL The proposal is for a 47 storey development comprising Apartments, Shopping Centre Development, Office and Indoor Recreation Facilities.

Figure 1 – Artist impression of Ferny Avenue elevation of the development.

The proposal represents Stage 3 of the development the subject of the preliminary approval overriding the planning scheme and associated Paradise Resort Development Code, which apply to the site.


258 Adopted Report


Figure 2 – Concept plan showing Stage 3 proposal in context with approved (Stages 1 and 2) and future (Stage 4) stages.

The built form comprises four (4) basement car park levels, a two (2) level podium and a tower comprising 44 levels. The building includes a total of 46 levels above ground, however increased floor to ceiling heights within the non-residential podium levels result in the building being defined as 47 storeys.


259 Adopted Report


Figure 3 – Cross section through development looking east.

The four (4) basement levels contain a total of 707 car parking spaces with the lower three (3) levels and a portion of the upper level dedicated to residential spaces. All retail, commercial and resident visitor spaces are located within an unsecured section of the upper basement.

The ground floor includes retail tenancies that front Ferny Avenue and Birt Avenue. A total of 1781.63m² of retail floor area is provided at the ground level. Escalators at the Ferny Avenue frontage provide access to the second podium level and a pedestrian arcade adjacent to the escalators provides access to the central public landscape and retail area.


260 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 Behind the activated edges and facing internal to the site is located the building entrance, reception foyer and lift lobby. The remainder of the ground floor includes back of house facilities, plant and equipment rooms and toilet facilities for the retail tenancy patrons and resort guests. Loading dock and service areas are integrated with the adjoining Stage 2.

Podium level 2 contains the indoor recreation facilities that include an ice rink, laser tag arena and adventure gym. A coffee shop, multipurpose lounge, a number of small function rooms and a small supermarket with an area of 789.15m² are also located at the second level. In the event that the inclusion of the proposed indoor recreation facilities does not result, the applicant has indicated an alternative use of the space as offices. The area of the podium to be utilised as indoor recreation facilities or offices is 1656m². The supermarket is proposed to remain regardless of which uses occupy the remainder of the floor.

Level 3 is the first of the tower levels and contains resident’s facilities including kid’s club, lounge areas, meeting rooms and gym. These indoor facilities open onto the communal open space area located at the podium roof level on the northern and eastern sides of the tower. Outdoor communal open space facilities include swimming pools, both resort style and lap, poolside terraces, lawn areas, children’s playground and barbeque and dinning pavilion.

The remainder of the tower comprises 43 levels of residential apartments in a combination of 1, 2, 3 and 4 bedroom units. The roof level contains the lift over run and motor room and three (3) private terraces connected to the penthouse units on the level below.

The tower footprint comprises two distinct wings which roughly form an inverted ‘L’ shape. The larger wing has a curved plan form that addresses Birt Avenue and the corner of Ferny Avenue. The curved wing is adjoined by a smaller rectangular wing that addresses Ferny Avenue.


261 Adopted Report


Figure 4 – Typical floor level of accommodation tower.

The podium levels are mostly located on the front property alignment with the tower setback a minimum of 9.0m to the Ferny Avenue frontage and 9.5m to Birt Avenue frontage.

Vehicular access to the development is via a driveway located approximately midway along the Birt Avenue frontage. The driveway connects to an internal service road that connects to a similar road proposed as part of Stage 2 to provide a vehicular connection between Birt Avenue and Norfolk Avenue. The internal access road permits at grade through site connection and contains a number of at grade car parking spaces. Three at grade spaces are proposed as part of Stage 3. The basement ramp is connected to the internal road approximately 25 metres into the site.


262 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 The main development parameters of the proposal are summarised as follows:

Building Height 47 storeys

Plot Ratio and Gross Floor Area 8.73:1

61,374m²

Site Coverage Maximum - 61% at podium level 2

Minimum -20% tower site cover

Dwelling Number and Configuration 489 dwellings

42 x 1 bedroom

42 x 1 bedroom plus study

360 x 2 bedrooms

22 x 2 bedrooms plus study

20 x 3 bedrooms

3 x 4 bedrooms

Bedroom Numbers and Residential Density 920 bedrooms

1 bedroom per 7.63m² over the Stage 3 area.

Non-residential Use GFA Shopping Centre Development – 2570.78m

Indoor Recreation Facilities / Office – 1656m²

Car Parking 710 total:

590 resident spaces

51 resident visitor spaces

69 retail / commercial spaces (66 within podium level 1, 3 at ground level

Communal Open Space 5769m²

The applicant has indicated that the development will achieve a 4 star green star rating or equivalent under an alternative rating system.

The proposal includes the incorporation of art work at the street frontages and within the publically accessible areas internal to the site, architectural lighting at the ground level and to the tower and streetscape improvements to the Birt Avenue and Ferny Avenue frontages.

The applicant is proposing alternatives to the acceptable solutions contained in the Paradise Resort Development Code relating to building setbacks, frontage controls and building appearance, plot ratio, car parking and bicycle parking. Alternative solutions to planning scheme development codes are being proposed for building services, shadows and communal open space.


263 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 6 SITE & ENVIRONMENT 6.1 Characteristics of site The subject site is located at 122 Ferny Avenue, Surfers Paradise and is described as Lot 99 on SP257718. Lot 99 has an area of 24,860m2 and occupies an entire City block bound by Ferny Avenue to the east, Birt Avenue to the north, Oak Avenue to the west and Norfolk Avenue to the south. Stage 3 of the development is located in the north eastern corner of the lot and has an area of 7,024m².

Figure 5 – Subject site and stage boundaries.

Prior to 1975, the site comprised of two city blocks, with Blondell Avenue west of the site, extending through to Ferny Avenue. A stormwater easement traversing the central portion of the site reflects the historic alignment of Blondell Avenue.

Existing improvements on the site include a three storey resort commonly known as ‘Paradise Resort’.

The portion of the existing resort hotel located within the south west corner of the site was demolished to allow for the construction of Stage. Early works associated with the construction of Stage 1 have commenced.

A Display Home / Office constructed in accordance with the Stage 1A approval occupies the south-east portion of the site.


264 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 A detailed survey of the site confirms that the site is generally level, having been modified to accommodate the existing development. Gradients range from:

• RL2.03m to RL2.87m (AHD) along the frontage to Ferny Avenue; and

• RL1.68 to RL1.98 (AHD) along the frontage to Norfolk Avenue. Vegetation consists primarily of mature exotic garden species associated with the exiting resort development.

Parts of Lot 99 are below Council’s designated flood level of 2.45m AHD, however this is mostly the case for southern portion of the site adjacent to Norfolk Avenue. The Stage 3 portion of the site is generally flood free apart from the north eastern corner.

6.2 Characteristics of surrounding environment

Figure 6 – Subject site in context with surrounds

The site is located within Precinct No. 2 – “High Rise Accommodation” of the Surfers Paradise Local Area Plan. Precinct No. 2 is characterised by an intensive built form accommodating residential and tourist accommodation, with a limited and complementary range of entertainment, commercial and retail facilities.


265 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 North

Immediately north of the site is Birt Avenue, which is a local access road connecting Budds Beach to Ferny Avenue. Birt Avenue provides access to the loading / unloading areas of the 10 storey ‘Australis Sovereign Hotel’ and the basement access for the 26 storey ‘Marriot Hotel’. A mix of 2 to 4 storey apartments and detached dwellings are interspersed between the ‘Marriot Hotel’ and ‘Australis Sovereign Hotel’.

East

Directly east of the site is Ferny Avenue, a major north/south access route in the City.

On the eastern side of Ferny Avenue is ‘QT’ Resort Hotel at 24-storeys.

To the north of the ‘QT’ Resort Hotel is a private road (Pandanus Avenue) and then a generally vacant site. This site (commonly referred to as ‘GCI North’) has a current approval for 58 and 42 storey mixed use development.

To the south of ‘QT’ Resort Hotel is ‘Crown Towers’. This 41 storey apartment building is a combination of owner occupier apartments with a resort hotel uses. Further east is ‘Focus on the Beach’, which is a 34 storey apartment building identifiable by its cylindrical shape.

The ocean beach and foreshore parks are approximately 250m east of the site.

South

Directly south of the site is Norfolk Avenue, that provides direct access to Budds Beach.

The site immediately to the south of Norfolk Avenue is partially vacant but has a current approval for 2 x high rise residential towers of 30 storeys and 53 storeys. A small grouping of retail, commercial and food & beverage tenancies plus a Council community centre are approved as part of this development.

Cavill Avenue is located approximately 750 metres south east of the site.

West

Directly west of the site is Oak Avenue, a narrow north/south local access road.

The Surfers Paradise Local Area Plan identifies the area west of the site as Precinct No. 3 – Budds Beach, which is a low density residential neighbourhood.

The current built form is a mixture of low rise residential development mainly comprising of 1, 2 & 3 storey detached houses and duplex dwellings of varying ages and architectural styles.

Oak Park is located directly west of Oak Avenue and contains minimal recreational facilities and a Council sewerage pump station.

Further west is the Riverside Park of Budds Beach and the Nerang River, which are approximately 185m west of the site. The Budds Beach Riverside Park is improved by a range of recreational facilities such as BBQs, amenity blocks and a children’s playground.

Commercial facilities within the Budds Beach precinct are limited to a small café on the corner of River Drive and Pine Avenue approximately 300m south west of the site.


266 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 7 PLANNING ASSESSMENT Section 313 of the Sustainable Planning Act 2009 identifies what an assessment manager must consider when assessing a code assessable application. In brief, the assessment manager must assess the part of the application against each of the following matters or things to the extent relevant:

• the State planning regulatory provisions The following State Planning Regulatory Provisions are applicable to the proposed development:

• South East Queensland Regional Plan (SEQRP) Regulatory Provisions; and

• State Planning Regulatory Provisions (Adopted Charges);

• the regional plan for a designated region The site is included in the Urban Footprint in the SEQ Regional Plan.

• any applicable codes that are identified as a code for IDAS

All applicable codes have been considered. Refer to Section 7 of this report.

• State planning policies (unless appropriately reflected in any relevant regional plan or planning scheme)

State Planning Policy July 2014.

• any applicable codes in the following instruments:

• a structure plan Not applicable

• a master plan Not applicable

• a temporary local planning instrument Not applicable

• an earlier preliminary approval to which section 242 applies

The development has been assessed against the earlier Preliminary Approval and the Paradise Resort Development Code. Refer to Section 7 of this report.

• a planning scheme The proposed development has been assessed against the City of Gold Coast Planning Scheme Version 1.2 of 2003 (Amended November 2011). Refer to section 7 of this report.

• the infrastructure charge resolution or the priority infrastructure plan

Refer to section 13 of this report.


267 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 In addition, the assessment manager must assess the part of the application having regard to:

• the common material The common material has been considered in the assessment of the proposed development. Refer to Section 7 of this report.

• any development approval for, and any lawful use of, premises the subject of the application or adjacent premises

The existing development approval on the site has been taken into consideration. Refer to section 4 of this report.

• any referral agency’s response for the application The referral agency has no requirements. Refer to section 12 of this report.

• the purposes of any instrument containing an applicable code

The purpose of all relevant instruments has been taken into consideration. Refer to Section 7 of this report.

7.1 City Plan The subject site is located within the High Density Residential Zone under the City Plan. Further, it is located within the Light Rail Urban Renewal Area Overlay and has a building height designation of HX, having no building height limit and a residential density of RD8 (1 bedroom per 13m² of net site area).

Under the City Plan, the proposed land use definitions and their level of assessment within the High Density Residential Zone are as follows:

Definition Level of Assessment

Multiple dwelling Code

Office Impact

Indoor sport and recreation Impact

Shop Impact

Food and drink outlet Code

Health care services Code

Service Industry Impact

Showroom Impact


268 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 The purpose of the High Density Residential Zone is to provide for higher density multiple dwellings supported by community uses and small-scale services and facilities. The purpose of the code is to be achieved through a number of overall outcomes. One overall outcome states that land uses include a range of high density residential uses. The proposed high rise residential tower is consistent with and anticipated by the purpose of the zone.

The purpose further states that other land uses such as large food and drink outlets, shops and indoor sport and recreation may be considered if appropriately designed and located, and do not detract from the residential amenity of the area.

The subject site is located on Ferny Avenue, a heavily trafficked transport corridor. Residential amenity, particularly at the ground level is reduced as a result. The proposal has been designed so that all non-residential land uses are focussed toward Ferny Avenue and do not extend west along Birt Avenue into the less intensive residential area of higher residential amenity.

The site is located within Surfers Paradise, recognised in the Strategic Framework as a Specialist Centre and the city’s premier tourist destination. Surfers Paradise is intended to accommodate tourist, retail, entertainment and recreation facilities as well as long and short-term accommodation. The Strategic Framework acknowledges that Surfers Paradise supports higher order services and retail not normally associated with specialist centres.

Given the overall outcomes stated for the High Density Residential Zone and the specific outcomes identified for Surfers Paradise in the Strategic Framework, it is considered that the proposed development would be generally consistent with and supported by the City Plan.

7.2 Assessment against Preliminary Approval Conditions of Approval The site has the benefit of a s242 of the Sustainable Planning Act 2009 (SPA), Preliminary Approval overriding the Planning Scheme. The preliminary approval was granted by Council on 16 May 2012 and subsequently modified on 9 December 2015.

Pursuant to section 243(b)(i) of the SPA Council may issue a development permit which authorises assessable development to take place, ‘subject to any preliminary approval relating to the development the permit authorises, including any conditions of the preliminary approval.’

Therefore, part of Council’s assessment included review of the application and proposal against the conditions of the preliminary approval. The conditions of the preliminary approval broadly relate to:

• Submission of certain common material with each subsequent application seeking a development permit for material change of use, eg submission of wind environment report, detailed plans and elevations, waste management plans;

• Consideration and inclusion of certain specific aspects within future development, eg road widening, intersection upgrades, relocation or upgrades to existing Council infrastructure; and

• Operational aspects of future development, eg continuing amenity protection. From this review, it is the officer’s opinion that the application material and proposal satisfy those conditions relating to the submission of common material and consideration and inclusion of certain aspects within the development. Conditions relating to the operational phase of the development have been reiterated in the officer recommendation relating to the development permit to ensure consistency with the preliminary approval.


269 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 7.3 Assessment against relevant codes

Place code Constraint code Specific development code Paradise Resort Development Code

High Rise Residential and Tourist Accommodation Landscape Work Office Retail and Related Establishments Works for Infrastructure

Gold Coast Airport and Aviation Facilities Car Parking, Access and Tourist Accommodation Flood Affected Areas Ocean Front land Sediment and Erosion Control

Relationship to the Paradise Resort Development Code The preliminary approval gives approval to the Paradise Resort Development Code which varies the effect of the planning scheme by replacing the Surfers Paradise Local Area Plan Place Code and other planning scheme codes either in part or whole that are relevant to the site and the proposal.

The current version of the Paradise Resort Development Code is version 1.2 dated 29 June 2015.

The development code includes the land uses approved through the preliminary approval. The code replicates the definitions contained in the planning scheme. The proposed land uses are defined as follows:

Apartment

A dwelling that has another dwelling immediately above or below it. It also includes dwellings contained in mixed use buildings located immediately above, below or abutting non-residential uses. This term does not include an attached dwelling.

Indoor Recreation Facility

Any building used or intended to be used for indoor leisure, recreation or sport, including training and instruction in sport and leisure activities. This term does not include a Nightclub, Restaurant, or Community Purposes such as a museum, art gallery or hall.

Office

Any premises used, or intended to be used, for business administration, carrying on of agencies, secretarial services, clerical or technical activities, professional services or services of a similar nature. The term includes administration in connection with an industry, business or other commercial use where not conducted on the same site. No goods or materials intended for manufacture, sale or hire may be stored on the premises. This term does not include a Shop, Medical Centre or Commercial Services such as a retail bank, building society, credit union, finance company agency, real estate agency, Funeral Business or Totalisator Administration Board (TAB).


270 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 Shopping Centre Development

Any premises, or intended to be used, primarily for shops, where the increased GFA of Shopping Centre Development results in a total combined GFA of Shopping Centre Development (in both existing and proposed buildings) exceeding 2000m2.

The term includes the use of such premises for any one or more of the following purposes: • Commercial Services; • Showroom; • Laundromat; • Medical Centre; • Restaurant; • Café; • Shop; and • Take-Away Food Premises. Note 1: This definition does not include any complex comprised only of showrooms – the

shopping centre development must include a significant proportion of shops, each having a tenancy below 400m².

Note 2: When calculating GFA for the purpose of this definition, it does not include a roofed pedestrian thoroughfare through the premises which:

a) connects at least two streets; and

b) is intended to be permanently open for use by the public; and

c) is of a comparable width to public streets in the immediate vicinity; and

d) provides roofing primarily for the purpose of pedestrian weather protection.

In accordance with the Table of Development Part A: Material Change of Use, contained within the development code, all of the proposed land uses require code assessment.

Part B:Material Change of Use Overlay Provisions, of the Table of Development identifies the circumstances under which a higher level of assessment is triggered despite the level of assessment identified in Part A. Of relevance, where the a proposal exceeds the maximum number of storeys identified on the Paradise Resort Development Code, Map 6.13 Proposed Building Heights Plan, or a residential density of 1 bedroom for every 8m² of gross site area, a use which is otherwise identified as code assessable will require impact assessment.

Map 6.13 Proposed Building Height Plan identifies a maximum height of 47 storeys for Stage 3. The proposal is 47 storeys and is therefore consistent with the code assessable height.

The proposal results in a residential density of 1 bedroom per 8.73m² of gross site area and therefore remains code assessable.

The proposal incorporates code assessable land uses, is consistent with the height and residential density established for the Stage 3 and as such is considered to satisfy the intent of the Paradise Resort Development Code.


271 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 Compliance with the Paradise Resort Development Code The proposal complies with the performance criteria and acceptable solutions of the Paradise Resort Development Code, except as follows:

Performance criteria Acceptable solution Building Setback PC11

The setback of development will be in accordance with the function of the precinct. All buildings may provide for setbacks from the street frontage and the side and rear boundaries of the site which are appropriate to the efficient use of the site and the streetscape character of the precinct. The setback of all buildings must ensure that the resulting built form is not bulky and visually intrusive.

AS11.3

All buildings fronting Birt and Norfolk Avenue are setback, generally in accordance, with Paradise Resort Development Code Drawing No. 6.7 “Highrise Edge – Birt and Norfolk Avenue”.

Performance Criteria 11 – Building Setback

Acceptable Solution 11.3 is relevant to the development as it has frontage to Birt Avenue. Paradise Resort Development Code Drawing No.6.7 “Highrise Edge – Birt and Norfolk Avenue”, shows the following building setbacks:

• 3.0 metres for the first 2 storeys;

• 4.0 metres for levels 3 to 5; and

• 6.0 metres for all level above level 5. The proposal has setbacks of between 0 and 3.5 metres to Birt Avenue for the first two levels with the tower above having a minimum setback of 9.0 metres. The setback for the first two levels represents an alternative solution to AS11.3.

Performance Criteria 11 seeks to ensure that the setback of development is in accordance with the function of the precinct. Resulting setbacks are to ensure that the built form is not bulky or visually intrusive.

To understand the function of the precinct, reference is made to the intent of Stage 3 within the development code. The description of Stage 3 states that residential uses are generally contemplated adjacent to Birt Avenue.

The Stage 3 intent does contemplate non-residential land uses at the ground level adjacent to Ferny Avenue and areas with high levels of vehicular and pedestrian traffic. The section of Birt Avenue between Ferny Avenue and the internal access road (approximately midway along Birt Avenue) is anticipated to carry higher levels of vehicular and pedestrian traffic, being the main access route into the development. Therefore, it is considered reasonable for non-residential land uses to extend into Birt Avenue in the manner proposed.


272 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 The Stage 3 intent states that no maximum or minimum setbacks apply at ground level to Ferny Avenue in order to achieve a retail / main street style of architecture. At the ground level, the proposed setbacks for the retail tenancies at the corner of Ferny Avenue and partially into Birt Avenue are considered to achieve an appropriate main street character consistent with the function of Stage 3 of the development code.

At the second storey podium level, the podium has reduced setbacks to the prominent street corner. The Office of the City Architect through their assessment of the proposal identified that, “The podium design has a very high degree of building articulation with a good mix of feature geometric form, a variety of high quality materials, colours and finishes. The configuration of the podium is also fragmented into 4 distinct façade elements which assist in creating a dynamic podium form.” These comments express support for the podium form.

It is considered that the proposed development is consistent with the intended function of the site established through the preliminary approval and results in a built form that is not bulky or visually intrusive in the location. Therefore, despite the alternative setbacks, officers consider that the proposal satisfies the purpose of the PC.

Performance criteria Acceptable solution Frontage Controls PC16

Building setbacks, building design and frontage design will contribute to an interesting street perspective and to the visual amenity of Surfers Paradise.

AS16.1

Lengths of wall in excess of 25 metres are not provided on the same alignment.

Performance Criteria 16 – Frontage Controls

Performance Criteria 16 seeks to ensure that buildings contribute to an interesting street perspective and visual amenity. AS16.1 states that walls in excess of 25 metres in length are not to be provided in the same plane.

A portion of the second podium level that faces Ferny Avenue has a wall in the same plane with a length of 29.5 metres and represents an alternative solution to AS16.1.

In considering the alternative solution, the comments of the Office of the City Architect are reiterated, which conclude that the proposal will achieve an interesting street perspective and appropriate visual amenity.

“The podium design has a very high degree of building articulation with a good mix of feature geometric form, a variety of high quality materials, colours and finishes. The configuration of the podium is also fragmented into 4 distinct façade elements which assist in creating a dynamic podium form.”

Although the proposal includes a section of wall in excess of 25 metres in length on the same plane, officers consider that the architectural merit attributed to the proposal satisfactorily achieves the purpose of PC16 and therefore the alternative solution can be supported.


273 Adopted Report


Performance criteria Acceptable solution Building Appearance PC17a

Building and frontage design must contribute to a visually interesting and detail rich street and public space environment that is sympathetic to human sensibilities.

AS17a.2

Lengths of wall in excess of 25 metres are not provided on the same alignment.

Performance Criteria 17a – Building Appearance

Performance Criteria 17a seeks to ensure that a development contributes to a visually interesting streetscape. The acceptable solution offered to achieve this states that walls in excess of 25 metres are not provided in the same plane. This is the same acceptable solution offered to address PC16.

For the reasons discussed in the consideration of PC16 above, it is considered that the proposed development will contribute to a visually interesting street and public space environment. Therefore, the proposal is considered to offer an appropriate alternative solution that achieves the purpose of PC17a.

Performance criteria Acceptable solution Plot Ratio PC26

The bulk of the development proposal is proportional to the character of the local area, with some bonus in floor space available where identified public benefits are provided.

AS26.1

The Basic Plot Ratio is 7.5:1.

OR

AS26.2

The Basic Plot Ratio is exceeded by the incorporation of bonus element/s, in a development consistent with the provisions of Policy 18 – Using the Urban Design Bonus Provisions.

AS26.3

No maximum Plot Ratio applies.

Performance Criteria 26 – Plot Ratio

The purpose of Performance Criteria 26 is to ensure that the bulk of development is proportional to the character of the local area. Acceptable solution 26.1 states a basic plot ratio 7.5:1. AS26.2 permits the basic plot ratio to be exceeded with the incorporation of bonus elements. AS26.3 states that no maximum plot ratio applies to the site.

The proposal has a plot ratio of 8.73:1, which represents a plot ratio of 1.23:1 above the basic.


274 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 The applicant has proposed the incorporation of bonus elements in accordance with Planning Scheme Policy 18 to justify the increase above the basic plot. The following table identifies those elements being offered being the applicant.


275 Adopted Report


The application was referred to the Office of the City Architect for their consideration of the bonus elements proposed. The Office of the City Architect reviewed the proposal and indicated support based on the following comments:

‘Urban Design Bonus Provisions Advice

The application seeks bonuses under the Gold Coast Planning Scheme 2003 Policy 18 for the incorporation of a number of urban design and architectural initiatives. In summary, the bonus provisions relating to architecture and urban design are outlined below along with our comments:

Section 3.3: Pedestrian Facilities – Internal Pedestrian Arcade: Total sought by applicant = 0.15% / Total supported = 0.15%

(a) The proposal will deliver a private internal streetscape and laneway through the middle of the site linking Norfolk Avenue to Birt Avenue. The proposed high quality streetscape and furniture will create a unique destination point for residents and the adjacent community to enjoy with amenities, restaurants and shops.

Section 3.3: Pedestrian Facilities – External Plaza: Total sought by applicant = 0.39% / Total supported = 0.39%

(a) The proposal provides a strong pedestrian link to the Stage 2 Village Green event space that will cater for a variety of passive and active community uses such as markets, family movie nights, and family based special event functions throughout the year.


276 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 (b) The development acknowledges its importance in the vicinity close to Surfers Paradise

central and to the residents of Budds Beach. The proposal presents well to the street and the podium provides amenity and human scale. There are good pedestrian connections throughout the site in both north-south routes and east-west routes encouraging a permeable, walkable, connected community.

Section 3.4: Corner Site Streetscape Improvements – Corner Plaza Total sought by applicant = 0.14% / Total supported = 0.14%

(a) The architectural and urban design treatment of the corner to Ferny Avenue and Birt Avenue is a high quality outcome. The unique design is setback from the corner providing for generous streetscape and landscape opportunities. The high quality urban streetscape of the corner contributes to the amenity of the precinct and community.

Section 3.4: Corner Site Streetscape Improvements – Pedestrian Entry Plaza Total sought by applicant = 0.05% / Total supported = 0.05%

(a) The prominent entry plaza to Ferny Ave provides good wayfinding and is an appropriate expression in the podium built form. The entry plaza incorporates high quality materials and high amenity to the streetscape.

Section 9.1: Urban Design – Total sought by applicant = 0.413% / Total supported = 0.413%

(a) Use of a range of building materials

The proposed design exemplifies an excellent architectural outcome and warrants merit in providing a visually appealing, highly articulated composition using a range of innovative, engineered building materials such as folded aluminium sheet and glass, aluminium sandwich panels, feature tiles, glazed balconies and shop fronts.

(b) Incorporation of the 15 Qualities of good urban places

The proposal successfully incorporates a large number of best practice urban design principles outlined under the 15 Qualities of good urban places. These elements include human scale and richness in the spatial planning and in the high level of building articulation and detailing, high quality refined edges, urban green space, human needs have been provided in covered awnings and high amenity of liveable spaces, community enhancement through decorative artwork and lighting. The proposal also integrates public and private realm seamlessly using high quality materials and human scale which contribute to the character of the area.

(c) Further public benefit As mentioned above, the ground floor streetscape design provides a good solution to the interface with the public and private spaces. The design provides for covered pedestrian entrances and walkways to promote walkable communities, safe access, protection from weather, and with excellent connections to the nearby community. The proposal to use large mature feature trees at the street frontage and large expanses of planter boxes on the ground level has merit as it will assist to soften the building edges and provide greater integration and enhancement to the existing streetscape.


277 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 Section 10.1: Architectural Merit Total sought by applicant = 0.434% / Total supported = 0.434%

(a) Innovative &/or expressive use of a range of building materials

The proposed design exemplifies an excellent architectural outcome and warrants merit in providing a visually appealing, highly articulated composition using a range of innovative, engineered building materials such as folded aluminium sheet and glass, aluminium sandwich panels, feature tiles, glazed balconies and shop fronts..

(b) Architectural quality

The proposed design has a high architectural quality with a good range of feature materials, with bold contrasting patterns which helps to bring the overall scale down and creates a unique visually appealing development. The design incorporates a variety of textures, fine grain detailing and integration with mature landscape. The design incorporates specialist architectural lighting on the façade which will contribute to the iconic design.

Ecologically sustainable development (ESD) The proposed design will achieve a 4 star Green Star Design Rating under the Green Building Council of Australia (GBCA) sustainable rating system for apartment building category. This achievement is commendable and through the design will address sustainable measures for energy and water efficiency, the use of sustainable materials, maximising indoor air quality, natural light and ventilation to lobby areas.’

From the above comments, officers believe the inclusion of the proposed bonus elements displays sufficient public benefit to justify the increase in floor area. On balance, it is considered that the alternative solution adequately achieves the purpose of PC26.

Performance criteria Acceptable solution Car Parking PC30

Adequate off-street car parking facilities are to be provided for all new developments to ensure that residents and their visitors, customers and staff are adequately catered for.

AS30.1

Car parking is provided for all non-residential forms of development at the rate of one (1) space per 50sqm of GFA.

AS30.6

The configuration of off-street visitor car parking must be designed so that, in future stages, all off-street visitor car parking will be provided for on-site in a single (pooled) location.

Performance Criteria 30 – Car Parking

AS30.1 of the Paradise Resort Development Code provides an alternative car parking rate to the Planning Scheme for non-residential land uses.


278 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 At the rates provided in the AS, 78 car parking spaces are required for the non-residential land uses. In accordance with a separate acceptable solution contained within the Car Parking, Access and Transport Integration constraint code, 51 spaces are required for residential visitors. Combined, a total of 129 spaces are required to cater for visitors to the development.

The proposal plans show that basement level 1 includes a pooled car park area containing 117 spaces for residential visitors and customers of the non-residential land uses.

An additional three (3) car parking spaces are provided at ground level within the internal private road. In total 120 spaces are available in a pooled and unencumbered arrangement for visitors within the Stage 3 boundaries. Given the general acceptance for pooled visitor spaces, be it residential or retail, the proposal represents a reduction of 9 spaces.

Performance Criteria 30 requires car parking to be provided to adequately cater for visitors, customers and staff. The proposal contains 9 less visitor spaces than required by the relevant acceptable solutions of the planning scheme. The publicly accessible area of car park level one is proposed to connect with the car park of the approved Stage 2. A review of the Stage 2 approval has identified that it contains 7 spaces above what is required for visitors. As future visitors to Stage 3 will have access to car parking spaces located within the Stage 2 basement, it is considered that on balance and when considered as a whole, adequate car parking facilities will be provided for visitors, customers and staff and therefore the proposal will satisfy the intent of PC30.

Performance criteria Acceptable solution Bicycle Parking PC31

Bicycle parking and storage facilities are to be provided within all developments that either accommodate multiple number of residents or tourists, or provide for employment opportunities.

AS31.2

Off-street bicycle parking is provided for apartment and resort hotel buildings at the following rates:-

a) one (1) space per unit for long/medium term parking (Type/Class 2); and

b) one (1) space per three (3) units for short term parking (Type/Class 3)

AS31.4

Off-street bicycle parking is provided for non-residential forms of development at the rate of:

a) one (1) space per 100sqm GFA for all commercial land uses for long/medium term parking (Type/Class 2); and

b) one (1) space per 50sqm GFA for all commercial land uses for short term parking (Type/Class 3).


279 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 Performance Criteria 31 – Bicycle Parking

Acceptable solutions 31.2 and 31.4 relate to the calculation of bicycle parking relevant to the proposal.

In accordance with the rates nominated in the acceptable solutions, the proposal requires a minimum of 489 resident bicycle spaces, 39 spaces for staff and 78 spaces for visitors of the non-residential land uses.

The proposal includes 192 resident spaces, 20 staff spaces and 46 visitor spaces.

In justifying these alternative numbers, the applicant provided the following:

‘Acceptable Solutions AS31.1 to AS31.5 stipulate bicycle parking rates and end of journey facility requirements for the proposed development for all residential and non-residential components of the Mixed Use Development. Whilst it is acknowledged that the rates within the Paradise Resort Preliminary Approval Code are more consistent with the Transport Code within the Draft City Plan 2015 (i.e. 1 cycle space per dwelling unit), the rates prescribed are considered onerous and impractical for the scale of the proposed development and its mixed use nature.

Pursuant to this, Council has more recently focused more on outcomes that are based on location, accessibility and design of cycle facilities rather than requiring a standardised quantity of bicycle parks. These criteria are based on assumptions that meet the needs of the development, promote active travel and avoid wasting space. In lieu of the above, the development provides the following cycle parking facilities:

• 192 residential spaces - These cycle spaces are provided within residential parking levels (basement levels 1 & 2) and well located to lifts; and

• 20 non-residential spaces - These cycle spaces are located on basement level 1 and adjacent to lifts and end of journey facilities for staff; and

• 46 visitor spaces- Class 3 visitor racks shall be provided throughout the ground level landscaped and public access areas along the Ferny Avenue and Birt Avenue property frontages and along the Central Boulevard Spine, adjacent to pedestrian accesses (i.e. lobby/porte-cochere and along central pedestrian plaza) as per Acceptable Solution AS31.6.

The rates provided above ensure that dedicated bicycle parking is available for the proportion of residents who more seriously pursue commuter or recreational cycling, with approximately 40% of the dwelling units of the building having one dedicated parking space. This rate is probably more consistent with actual 'take up' rate associated with residents who may be frequent or occasional cyclists. The number of non-residential spaces also allows for approximately half the requirement of Acceptable Solution AS31.3 for staff members who cycle to work, with 3,744m² of non-residential development proposed. With generous visitors spaces available at ground level, it is considered that the visitors or staff members will have ample selection of bicycle parking spaces within the precinct, if they should choose to cycle to the development. Similarly to residential bike parking provided, this is considered a good reflection of actual 'take -up' rate for bicycle parking regarding commercial aspects of the development.’


280 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 A review of the recent approvals identified that Council officers accepted and approved similar alternative rates for Stage 2 of the development. As such it is considered reasonable that similar rates are applied to the proposed development. Therefore, the alternative solution proposed by the applicant is considered generally acceptable in achieving the purpose of the performance criteria.

However, in justifying the alternative bicycle parking numbers, the applicant has stated that the resident spaces are located near the lifts on basement levels 1 and 2 and that the staff spaces are located on basement level 1 and also adjacent to the lifts.

A review of the plans shows that no bicycle spaces are located on basement level 1, with all resident and staff spaces located at basement level 2. Whilst this is generally acceptable for the resident spaces, it is not considered reasonable for the staff spaces for a number of reasons, namely:

1 The spaces are located within a secured section of the residential basement potentially making access to the spaces potentially difficult; and

2 The retail lifts do not service basement level 2.

As such a condition has been included in the officer recommendation requiring amended plans to be submitted that show the staff spaces and associated end of trip facilities located at basement level 1 and conveniently located near to the retail lifts.

Compliance with the relevant specific development code In accordance with the requirements of the Paradise Resort Development Code, the following specific development codes are triggered for the proposed development.

The proposed development is required to demonstrate compliance with the acceptable solutions of following codes where alternative acceptable solutions are not contained in the Paradise Resort Development Code.

• High Rise Residential and Tourist Accommodation • Landscape Work • Office • Retail and Related Establishments • Works for Infrastructure


281 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 The proposal complies with all of the relevant acceptable solutions and performance criteria of the applicable development codes, except as follows:

High Rise Residential and Tourist Accommodation Performance criteria Acceptable solution

Shadow PC19

The building must be located on the site so as to minimise the period of shadow intrusion onto surrounding sites or other buildings on the same site.

AS19

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

Performance Criteria 19 – Shadow

The intent of performance criteria (PC) 19 is to ensure that buildings are appropriately located to minimise the period of shadow intrusion onto surrounding developments. Acceptable solution (AS) 19 offers one way of achieving this objective and states that the shadow cast by a building, calculated as 0.25 times the height of the building and measured from its southern side is not to intrude onto any other site, or other building on the same site. Given the size of the site and location of the proposed building within the site, the shadow cast by the proposal in accordance with AS19 does not impact on any other site. However it will have an impact on the building located in Stage 2 on the same site.

The area of the Stage 2 that is particularly affected is the communal open space area located at the podium roof level. The affected area includes the swimming pool, poolside terrace areas, and barbeque and outdoor dining areas.

In order to demonstrate that the alternative outcome minimises the shadow impacts, the applicant has prepared a shadow analysis that illustrates the position of the shadows produced by the building at various times of the day, over various times of the year. The analysis shows that the shadows will have no impact on the Stage 2 recreation area during summer. During the Spring and Autumn equinox, the open space will experience varying degrees of shadowing, being in complete shadow between approximately 11:30am and 12:30pm. The period of most substantial impact occurs during winter when the Stage 2 open space will be in complete shadow as a result of the proposed development between the hours of approximately 11:00am to 1:00pm.

The shadow analysis demonstrates that whilst the proposal will cause shadow intrusion onto other buildings on the same site, that the intrusion is minimised when considered over the course of the day and the year. As a result, officers consider that the applicant has adequately demonstrated compliance with the intent of PC19.

Although not a specific consideration in the assessment of the shadow impacts relating to PC19, it is noted that, given the size and integrated nature of the overall development site, future residents will have access to areas of open space not affected by shadow at times when other areas are.


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High Rise Residential and Tourist Accommodation Performance criteria Acceptable solution

Communal Open Space PC22

The development must provide sufficient communal open space on the site, which:

a) provides adequate and useable recreational areas required to service the needs of residents or guests of the development;

b) aesthetically complements the buildings and enhances the attractiveness of the development.

AS22.1

The development provides open space for recreation and landscaping purposes at the following rates:

11m² for each habitable room within each guest suite of a residential hotel or resort hotel;

11m² for every 10m², or part thereof, of the area provided for sleeping within hostel accommodation;

22m² for each one bedroom dwelling or bed sitting unit;

35m² for each two bedroom dwelling;

45m² for each dwelling of three or more bedrooms.

AS22.4

The required open space:

a) is kept clear of all non-recreational structures, driveways, car parking, clothes hoists and other obstacles;

b) is available for the use of all occupants of the development;

c) comprises deep planting of at least 10% of the site area.

Performance Criteria 22 – Communal Open Space

Performance criteria (PC) 22 deals with the provision of adequate and useable recreational areas for residents and the provision of open space to aesthetically complement the building. The quantity required and the manner that the open space is provided are addressed by a number of acceptable solutions. The applicant is offering alternative solutions to AS22.1 and AS22.4.

AS22.1 In accordance with the rates stated in AS22.1, the proposal is required to provide 16,253m² of communal open space. The proposal includes 1,965m² of communal open space and recreational facilities at the podium level exclusively for the use of Stage 3 residents. A further 3804m² is provided at the ground level that will be available for use by all residents of the development and the general public. A total of 5769m² of open space is provided for Stage 3.


283 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 The applicant has undertaken a Recreational Capacity Analysis to demonstrate that the alternative solution provides adequate recreational areas to service the needs of residents and guests. The analysis is based on a commonly used formula that has been accepted by Council as an alternative methodology for determining the number of persons that proposed open space and recreational facilities could reasonably accommodate at any one time.

Applying the formula to the proposal, the applicant has calculated that the podium level landscaping and recreational facilities could accommodate 360 persons at the same time. The applicant has determined from the formula that 304 persons are likely to access the facilities at any time; meaning even at the reduced rate the open space has sufficient capacity to service the recreational needs of residents. This ability will be increased when considering the likelihood that some people will also be utilising the shared open space areas at ground level. Officers consider that the communal open space provided for the development is adequate to service the needs of residents or guests and therefore achieves the purpose of PC22.

AS22.4

The open space the outcomes of AS22.4 with the exception of point c), in that deep planting comprising at least 10% of the site area is not achieved.

Within the site, deep planting will be replaced by planters with soil depths of between 600mm and 900mm to provide sufficient growing medium for the establishment of a range of vegetation, including large trees. A statement of landscape intent identifies the proposed location, character and selection of planting.

Although no areas of deep planting are being provided, the applicant has adequately demonstrated that the landscape areas will have the capacity to accommodate vegetation that will aesthetically complement the building and enhance the attractiveness of the development. In doing so, it is considered that the proposal satisfies PC22.

Compliance with the relevant constraint codes and overlay In accordance with the requirements of the Paradise Resort Development Code, the following constraint codes are triggered.

The proposal is required to demonstrate compliance with the acceptable solutions of these constraint codes where alternative acceptable solutions are not contained in the Paradise Resort Development Code.

• Gold Coast Airport and Aviation Facilities • Car Parking, Access and Transport Integration • Flood Affected Areas • Ocean Front Land • Sediment and Erosion Control Assessment has revealed that the proposed development complies with the relevant constraint codes. Where required, suitable conditions have been included in the officer’s recommendation to ensure the development’s on going compliance with those codes.

8 STATE PLANNING REGULATORY PROVISIONS There are no state planning regulatory provisions applicable for this application


284 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 9 SOUTH EAST QUEENSLAND REGIONAL PLAN The South East Queensland Regional Plan (SEQRP) is a regional strategic document that sets out a sustainable growth management strategy for the SEQ region to effectively deal with the population growth forecasted for this region. The ‘Urban Footprint’ identifies the areas within the SEQ region that are potentially suitable for future urban development.

The subject application is located within the Urban Footprint Land Use Category and as such is deemed to comply with the South-East Queensland Regional Plan 2009-2031.

10 INTERNAL REFERRALS The subject application was made available for referral to representatives from the following departments through the Development Assessment Review Team (DART) process on the 24 August 2015.

List of available referrals for reference Health and Regulatory Services

Transport Assessment

Subdivision Engineering

Open Space Assessment

Architect

Gold Coast Water

City Infrastructure

Plumbing and Drainage

Environmental Assessment

Operational Works

Hydraulics and Water Quality

Qld Fire and Rescue (Bushfire)

Arborist

Landscape Assessment

Beaches and Water

Geotechnical Engineering

Social Planning

From this meeting the application was referred to applicable referrals as discussed below:

10.1 Health and Regulatory Services Health and Regulatory Services has indicated support for the proposal subject to the imposition of conditions that relate to the acoustic design and construction of the development, hours of operation and waste management. .

The conditions provided by Health and Regulatory Services are supported and are included in the officer recommendation. 10.2 Transport Assessment Transport Assessment has assessed the proposed development against the conditions of the preliminary approval, the acceptable solutions of the Paradise Resort Development Code and the Car Parking, Access and Transport Integration Constraint Code.

The following is a summary of the comments provided by Transport Assessment. Planning officer responses to Transport Assessment’s recommendations are provided where required.

• Land is required to be dedicated along Ferny Avenue and Birt Avenue for road widening Purposes. The proposal plans show that the development is appropriately located to accommodate the widening.


285 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 • Condition 6 of the preliminary approval requires signalisation of the Ferny Avenue and Birt

Avenue intersection as part of Stage 3 works. A condition has been included in the recommendation detailing the necessary intersection upgrade.

Planning Officer Comment

The comments relating road widening and the signalisation of the Ferny Avenue and Birt Avenue intersection are supported. The recommended conditions have been included in the officer recommendation.

Recommendations are made by planning officers in respect of PC30 and PC31. Both have been discussed in greater detail in section 7.3 above, however are summarised here as follows:

• In relation to the provision of residential visitor and non-residential car parking, the alternative solution that provides a total of 120 spaces for all visitors is considered generally acceptable. The non-residential basement car park will be connected with the non-residential car park of Stage 2, which contains a surplus of visitor spaces. Although Stage 3 may contain fewer spaces, the development as a whole will provide adequate visitor parking facilities as required by PC30.

• The bicycle parking rates adopted by the applicant are consistent with those accepted and approved for Stage 2 of the development. Therefore, the alternative solution proposed by the applicant is considered generally acceptable in achieving the performance criteria.

The alternative assessment by planning officers has resulted in alternative conditions relating to car parking and bicycle parking. These conditions are included in the officer recommendation

10.3 Subdivision Engineering Subdivision Engineering has recommended conditions relating to the installation of telecommunications infrastructure.

Planning officers support the conditions provided and have included them in the officer recommendation.

10.4 Open Space Assessment Open Space Assessment has recommended the inclusion of conditions relating to the carrying out of streetscape works within the road reserve.

The conditions are supported by planning officers and are included in the officer recommendation.

10.5 Office of the City Architect Further to the comments presented earlier in this report in relation to plot ratio, the Office of the City Architect provided general comments relating to the overall merits of the proposal.

The comments concluded that:

• The Ruby Stage 3 Development has a high level of architectural and urban design merit.

• The podium design presents excellent pedestrian connections and interfaces well with the existing precinct character / scale through the built form and access points. The podium design has a very high degree of building articulation with a good mix of feature geometric forms, a variety of high quality materials, colours and textured finishes.


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The configuration of the podium is also fragmented into 4 distinct façade elements which assist in creating a dynamic podium form.

• The tower has a very high degree of building articulation with a good balance / interplay of strong horizontal and vertical elements in a range of bold and subtle patterns and materials.

• The proposal is commended for including a high quality Public Art Strategy.

• The proposal includes a specialist high quality Architectural Lighting Strategy. The specialised architectural lighting strategy will contribute immensely to the high quality character of the development, and encourage appropriate day and night family usage to activate this northern precinct of Surfers Paradise.’

No specific conditions have been recommended, however a condition is included in the officer recommendation that references the approved plans that form the basis of the above comments.

10.6 Gold Coast Water The location, relocation, upgrading and/or staging of water and sewer infrastructure for the overall development is identified on plan 6.9 Staging Plan – Infrastructure and Services, contained within the Paradise Resort Development Code.

Gold Coast Water has reviewed the application and advised that the proposed water and sewer infrastructure works are generally in accordance with the preliminary approval.

Appropriate conditions relating to water and sewer infrastructure works are included in the officer recommendation.

10.7 Plumbing and Drainage Plumbing and Drainage has recommended conditions relating to the making of applications for compliance permits for sewerage works, water supply plumbing work and fire services plumbing work.

Planning officers support the conditions that have been provided and have included them in the officer recommendation.

10.8 Environmental Assessment The deep excavation required for the basement may result in the occurrence of acid sulfate soils. Environmental Assessment has provided conditions relating to the carrying out of acid sulfate soil investigations and preparation of management plans if required.

Planning officers support the conditions that have been provided and have included them in the officer recommendation.

10.9 Hydraulics and Water Quality The subject site is partially flood affected by the Nerang River flooding and is located at the Nerang River flood fringe. Due to the site’s location and potential flood risk, the application was referred to Council’s Hydraulics and Water Quality section.

Comments provided by Hydraulics and Water Quality are summarised as follows:

• Stage 3 is above Q100 level however the site does not have egress / access during a Q100 flooding event.

• The hydraulic report submitted demonstrates that flood storage will be maintained.


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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 • A flood emergency management plan has been prepared that documents emergency

management procedures and responsibility. The proposed evacuation routes are within the low hazard category.

• The basement entrance driveway and ventilation duct outlets are above flood level. Based on their assessment, Hydraulic and Water Quality has confirmed their support for the proposal subject to conditions. The proposed conditions relate to flood storage loss, no worsening of hydraulic conditions and no alteration of flow paths.

Planning officers support the conditions regarding hydraulics and flooding and have included them in the officer recommendation.

10.10 Arborist Council’s Arboricultural officers have identified a number of protected size vegetation on site, although acknowledge that none are of local significance.

Standard conditions are recommended that require the submission of a Vegetation Clearing Application for the removal of the protected vegetation.

10.11 Landscape Assessment Conditions are included in the officer recommendation that require detailed landscape plans to be submitted for operational works approval. The plans are to be generally in accordance with the approved statement of landscape intent submitted with the application

10.12 Geotechnical Engineering Construction of the four level basement will require deep excavation extending up to the property boundaries. This has the potential to destabilise or damage the adjoining road reserve unless an adequate retention system is designed and installed.

Conditions are proposed that require the preparation of a basement excavation stability report for compliance assessment.

10.13 Social Planning - Applicable Conditions relating to fencing design, lighting standards and hours of operation for licensed premises have been provided to address and promote community safety. 11 EXTERNAL REFERRALS 11.1 Concurrence agencies The application was referred to the Department of Infrastructure, Local Government and Planning, under the following provisions of the Sustainable Planning Regulation 2009:

• Schedule 7, Table 3, Item 2 – State-transport Infrastructure.

• Schedule 7, Table 3, Item 14 – Public passenger Transport By correspondence dated 22 September 2015, the Department advised Council that it has no requirements relating to the application.

12 DEVELOPMENT INFRASTRUCTURE Infrastructure Charges

Infrastructure charges are levied under a Charges Resolution by way of an Infrastructure Charges Notice that will be attached to the decision notice.


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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 Development Infrastructure

No trunk infrastructure has been identified by the relevant network owners.

13 PUBLIC NOTIFICATION The proposal is made code assessable under the Preliminary Approval which varies the effect of the Planning Scheme and therefore public notification is not required. 14 CONCLUSION It is recommended that the development application, which is seeking a development permit for a material change of use for a 47 Storey Mixed Use Development including Apartment, Shopping Centre Development, Office and Indoor Recreation Facilities, should be approved subject to the imposition of suitable conditions.

15 NOTIFICATIONS The following notifications should be registered on the rates card in relation to this resolution:

Study/Media Rooms There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. 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.

16 RECOMMENDATION It is recommended Council of the City of Gold Coast (Council) resolves that: Real property description Lot 99 on SP257718 Address of property 122 Ferny Avenue, Surfers Paradise Area of property 24,860m2 (total site area)

7024m² (Stage 3 site area) Decision type Development Permit for material change of use for a

47 Storey Mixed Use Development including Apartment, Shopping Centre Development, Office and Indoor Recreation Facilities

Further development permits Carrying Out Building Work, operational work Further compliance permits Sewerage works, water supply plumbing work, fire

services plumbing work Compliance assessment required for documents or works

Acid sulphate soils management plan, Basement excavation stability assessment report, Dewatering management plan


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http://www.goldcoastcity.com.au/pdonline


A Council approves the issue of a development permit for material change of use for a 47 storey Mixed Use Development including Apartment, Shopping Centre Development, Office and Indoor Recreation Facilities, 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 ASK – 2.07 Issue

for RFI Basement Level 4 23/09/2015 DBI Architecture

ASK – 2.06 - Basement Level 3 23/09/2015 DBI Architecture


ASK – 2.01 Issue for RFI

Basement Level 1 29/07/2015 DBI Architecture

ASK - 2.02 Issue for RFI

Level 1 23/09/2015 DBI Architecture

ASK – 2.03 - Level 2 05/08/2015 DBI Architecture



A-CD-2-303 - Level 4 - 23 12/08/2015 DBI Architecture

A-CD-2-306 - Level 24 12/08/2015 DBI Architecture


A-CD-2-301 - Tower Level 26 – 45 12/08/2015 DBI Architecture

A-CD-2-302 - Tower Level 46 12/08/2015 DBI Architecture

A-CD-2-304 - Roof 12/08/2015 DBI Architecture

A-2.08 - Loading Dock 12/08/2015 DBI Architecture

ASK – 2 – 115 - Section A – A 05/08/2015 DBI Architecture

ASK – 2 – 118 - Section B –B 05/08/2015 DBI Architecture

ASK – 2 – 119 Issue for RFI

Section C – C 23/09/2015 DBI Architecture


Section D – D 23/09/2015 DBI Architecture

ASK – 2 – 124 - East Elevation 05/08/2015 DBI Architecture

ASK – 2 – 125 - West Elevation 05/08/2015 DBI Architecture

Stage 3 Lighting Strategy Development Application

August 2015 tdld

Ruby Stage 3 ESD DA Report 4 August 2015

Hyder Consulting


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Ruby Stage 3 Public Art Report 5 August 2015

Brecknock Consulting

showing the following amendments: i A minimum of 20 class 2 (medium term) bicycle spaces for staff of the

development and associated toilet, shower, change room and locker facilities shall be located on basement level 1 and adjacent to or opposite the retail lifts.

ii Remove all bicycle racks from within the road reserve and locate internal to the proposed development site within the boundaries of stage 3.

iii Amended basement and ground floor plan illustrating the provision of sufficient area for the storage and servicing of an additional bulk bin for organic waste management.

b The amended plans/drawings are to be submitted to Council for approval by the Chief Executive Officer prior to: i Issue of a development permit for the carrying out of building work.

c The amended plans/drawings, when approved by the Chief Executive Officer, will 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 Building materials and finishes A schedule of proposed materials, colours, textures and finishes must be provided for approval by the Chief Executive Officer.

Timing Prior to the issue of building approval.

3 Certification that bonus elements have been delivered The applicant and principal consultant of the respective disciplines related to the design or construction of the development or elements of the development that have been awarded plot bonuses, must provide certification to the satisfaction of the Chief Executive Officer confirming the development has been constructed in accordance with the approval and that the bonus elements have been delivered.

Timing Prior to the issue of a Certificate of Classification or the commencement of use.

4 Evidence that wind environment report recommendations implemented The applicant must provide evidence that the recommendations of the Wind Assessment Report prepared by CPP, titled ‘Final Report Wind Assessment for Ruby Stage 3, Surfers Paradise Gold Coast Australia (ref CPP Project: 5990)’, dated August 2015 have been implemented in the development proposal.


5 Changes requiring further approval Changes to the approved design that are not generally in accordance with the approved plans/drawings require approval in accordance with the Sustainable Planning Act 2009; except as follows:

Timing At all times.


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Where changes to the approved design are undertaken to comply with a signed written instruction from the Chief Executive Officer or his representative because of on site or in-situ conditions or errors or omissions in approved drawings, such changes will be accepted as being a permissible change and no further approval from the assessment manager will be required. Information note: The Sustainable Planning Act 2009 sets out the procedures for changing approvals where the change can be classified as a permissible change. If the change is not a permissible change, a new development approval is required.

6 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 relating to or arising from this development approval.

Timing As indicated within the wording of the condition.

7 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.


8 Studies / Media Rooms not to be used as bedrooms The areas shown on the approved plans as Studies and/or Media Rooms must not be converted or be used as additional bedrooms. A notification to this effect will be placed on Council rate records. All property owners must ensure compliance with this condition.

Timing

At all times.

9 Notice of works timetable The applicant must give Council written notice of the following: a Application number; b Site address; c Name and telephone number (work and after hours) of

the project manager and the site owner; d Works intended to be carried out; e The proposed timetable associated with the works,

including expected commencement, duration and completion date.

The notification is to be sent to Council’s Development Compliance Section (fax: 07 5582 8080 or by email to [email protected] ). This notification is in addition to any other notifications required by

Timing After successful completion of any pre-start inspections required by conditions of this or other development approvals and at least 5 business days prior to commencement of any works on site.


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mailto:[email protected]


other conditions of this or other development approvals. A form is available to assist in providing the information relating to Notice of Works/Commencement requirements. The form can be obtained at Council Offices (Nerang, Bundall and Coolangatta). It also can be found on Council's website at http://www.goldcoast.qld.gov.au/forms-applications.html.

10 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.


11 Public Art Public art commissioned and installed on the site must be in accordance with the approved Public Art Report prepared by Brecknock Consulting and dated 5 August 2015 and must be located entirely within the site. All public art shall be maintained at no cost to Council.

Timing Installation of public art prior to the commencement of the use and maintained at all times.

CAR PARKING AND ACCESS

12 Off street car parking facilities a Off-street car parking facilities must be designed,

constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council, in accordance with AS2890.1 (latest version).

b Off-street facilities for car parking must only be used for vehicle parking.

c Off-street car parking facilities must be drained, sealed and line marked.

Timing Prior to the commencement of the use and at all times.

13 Tandem car parking spaces Tandem car parking spaces must be allocated to residents of the same unit only.


14 Freely accessible visitor car parking a All resident visitor, commercial visitor and staff car

parking spaces must be accessible and not subject to regulations or restrictions, for the time the use or premises is open for business and for the duration of any visit by such visitors to the site.

b Car parking for staff and visitors must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces during business hours.



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http://www.goldcoast.qld.gov.au/forms-applications.html


ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 15 Bicycle parking

a Bicycle parking facilities must be provided at the locations identified on the approved plans, to the satisfaction of the Chief Executive Officer, at no cost to Council and maintained in accordance with: i 192 Class 2 bicycle parking spaces for residents; ii 20 Class 2 bicycle parking spaces for commercial

staff; and iii 46 Class 3 bicycle parking spaces for resident

and commercial visitors; iv Austroads Guides to Traffic Engineering: Part 14;

and v AS2890.3.

b The bicycle parking spaces are to: i Enable wheels and frame to be located to the

device without damaging the bicycle; ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking

manoeuvres will not damage adjacent bicycles; v Be protected from manoeuvring motor vehicles

and opening car doors; vi Be as close as possible to the cyclists ultimate

destination; vii Be well lit by appropriate existing or new lighting;

and viii Be protected from the weather.


16 Loading and unloading a Loading and unloading of a vehicle servicing a

development must be conducted wholly within the site. b A vehicle or vehicles waiting to be loaded or unloaded

must stand entirely within the site. c All vehicles must enter and exit the site in a forward

gear.


17 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of the Chief Executive Officer and at no cost to Council: a Signage located within the site visible to entering

vehicles including the Standard Service Sign Series ‘P’ sign, in accordance with the Manual of Uniform Traffic Control Devices, Transport and Main Roads Queensland – Part 15, accompanied with wording giving direction to visitor parking.



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b Signs and line marking to identify persons with disabilities parking (AS2890.6) and motorcycle parking, and special zones such as bus zones.

c Signs and line marking to give direction to bicycle parking, including visitor parking, to be visible to cyclists upon entering the site in accordance with AS2890.3. Signage and line marking is to be provided along the route and where bicycle parking is provided.

VEHICULAR CROSSINGS AND DRIVEWAYS

18 Porte-cochere clearance The porte-cochere must have a minimum vertical clearance of 4.5 metres.

Timing Prior to commencement of the use.

19 Sight distance to pedestrians- Birt Avenue Where the access driveway meets the property boundary at the Birt Avenue frontage, provide and maintain clear sight lines on the departure side of the driveway measuring 2 metres along the property boundary and 2.5 metres into the site, in accordance with Figure 3.3 of AS2890.1:2004 Parking Facilities Part 1: Off-Street Car Parking Facilities. The area within the sight triangle must be kept clear of obstructions at all times.


ROADS

20 Land dedication for road widening Land shown on Paradise Resort Development Code Plan 6.10 (Road Widening) must be dedicated to Council for road widening purposes. The land dedication must be completed to the satisfaction of the Chief Executive Officer, and at no cost to Council. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

Timing Prior to the commencement of the use.

TRAFFIC SIGNALS

21 Traffic signals- Ferny Avenue/Birt Avenue intersection a Traffic signals at the intersection of Ferny Avenue and

Birt Avenue, Surfers Paradise and all necessary civil works must be designed and constructed to the satisfaction of the Chief Executive Officer and at no cost to Council, prior to the commencement of any new land use which takes direct access from Birt Avenue. An OPW (Works for Infrastructure) development application must be submitted to Council for approval for the above works.



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b The new intersection of Ferny Avenue and Birt Avenue is to be designed to operate as a combined (single) intersection with the signalised intersection of Ferny Avenue and Ocean Avenue (to be constructed by G.C.R.T).

c The design and construction of the traffic signals at the intersection of Ferny Avenue and Birt Avenue, Surfers Paradise shall be completed and make reference to (and be compatible with) the approved drawings for the traffic signals at the intersection of Ferny and Ocean Avenues, Surfers Paradise.

Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

FOOTPATHS

22 Footpaths The applicant must design and construct concrete footpaths as follows: i Minimum 2.5 metre wide path along the full frontage of

the site to Birt Avenue and Ferny Avenue. a The applicant must apply for and obtain a

development permit for operational work (works for infrastructure) from Council for the design and construction of the above footpath/s. Approval of plans, which show the location of footpaths, is not to be taken as an approval to construct.



HYDRAULICS

23 No loss of floodplain storage The proposed development shall result in no loss of floodplain storage up to the 100 year ARI regional flood event.

Timing At all times once works have been completed.

24 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.



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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 25 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.


26 Stormwater management plan to be complied with The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan being “Ralan Group Pty Ltd, Ruby – Stage 3, Surfers Paradise, Site Based Stormwater Management Plan, Revision 02 (Report No. 0003-AA008423-AAR-02)” dated 11 August 2015. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

Timing The certification must be submitted prior to compliance assessment of the subdivision plan or 'On Maintenance' (which ever occurs first), or if no subdivision plan is required, prior to the commencement of the use of the premises.

27 GPT in basement car park a A gross pollutant trap (hydrocarbon and litter separator)

must be installed within the underground car park areas to treat water prior to discharging to the existing Council stormwater network.


b Any designated carwash bay will require a trade waste approval prior to the discharge from the premises of any trade waste to Council’s sewerage system.

Timing Compliance with (b) to occur prior to the commencement of the use of the premises.

28 Agreement to remove hydrocarbons for GPT a The applicant must ensure that:

i Hydrocarbons and other waste captured by the gross pollutant trap are regularly removed by an appropriately licensed waste removal entity; and

ii The gross pollutant trap is maintained so that it functions for its intended purpose.

b The applicant must submit to Council evidence that an agreement has been entered into with a licensed waste removal entity for the removal of hydrocarbons/waste in accordance with this condition.

Timing Prior to the commencement of the use of the premises and then maintained at all times.

29 SQIDs maintenance management plan a A maintenance management plan for stormwater

quality improvement devices (SQIDs) for the site must be prepared by a qualified professional (RPEQ or equivalent) at the owner’s expense and in accordance with the Council's Water Sensitive Urban Design



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Guidelines (2007). b The legal authority of the property shall be responsible

for the maintenance and monitoring of the stormwater management devices during both construction and operational phases of the development at no cost to the Council.

30 Flood management (evacuation & emergency situation) a The owner/occupants/legal entity shall take necessary

measures to evacuate the residents/occupants of the property into a safe place during a range of flood events including and up to the designated flood event.

b The legal entity / body corporate must include the flood emergency management plan, being “Ralan Group Pty Ltd, Ruby, Surfers Paradise, Flood Emergency Management Plan, Revision 04 (Report No. F0003-AA008098-AAR-04)” dated 11 August 2015 prepared by Hyder Consulting Pty Ltd, in the body corporate by laws.

c The proposed development shall ensure no additional burden on SES and Council’s emergency service during the major flood events.


31 Certification that stormwater management treatment train implemented The applicant must provide to Council certification from a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater that the stormwater management treatment train in the approved stormwater management plan and associated design drawings has been installed on-site and is functioning as designed.

Timing Prior to the earlier of compliance assessment of the subdivision plan or the commencement of the use.

32 Building floor levels a Building floor levels of habitable rooms must be at least

300mm above the Council's designated flood level. b Building floor levels of garages and non-habitable

rooms, constructed at approximately the same level as the main dwelling and attached to the main dwelling, must be at or above the designated flood level.

c Building floor levels of garages and non-habitable rooms, which are detached from the fabric but within the curtilage of a building and not to be used for storage of goods, can be a maximum of 600mm below the designated flood level.


DEWATERING MANAGEMENT PLAN

33 Preparation of dewatering management plan Should any earthworks intercept the groundwater table, a dewatering management plan must be prepared by a suitably

Timing As indicated within the wording of the


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qualified professional engineer (RPEQ or equivalent). The dewatering management plan must be prepared in accordance with the Guidelines for Dewatering Management Plan (CoGC, October 2014) and include (but not limited to) the following: a Purpose of dewatering (i.e an explanation of why

dewatering is necessary); b Dewatering technique (i.e. wellpoint, deep well, open

hole etc.); c Anticipated dewatering flow rate and total dewatering

duration; d Controls (i.e. settling tank, turbidity curtain etc.) and

method of effluent discharge; e Measures and techniques to manage noise, vibration

and odour issues; f Measures and techniques to manage geotechnical

stability issues; g Contingency plan in case of emergency situation; h If dewatering conducted in a contaminated area,

engineering specifications for dewatering effluent treatment (i.e. air-stripper, carbon filtration, etc) and details for an analytical monitoring program to ensure effluent will meet water quality release standards described in Tables 1 & 2;

i A monitoring program to ensure that effluent will comply with applicable water quality release standards described in Tables 1 & 2 of the guidelines;

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

k A strategy for monitoring and managing any impacts during the life and after the closure of the project;

l The point of discharge to the storm water system and to any waterway or water body;

m A hydrogeological and hydrological assessment of the project area to estimate quantity and quality of water to be discharged;

n Verification that the quality of discharge water will comply with the receiving water duration and frequency of the discharge;

o Seasonal variability of the receiving water quality; p Assessment of the viability of treating or recycling the

wastewater. All recommendations within the dewatering management plan must utilise enforceable, non-ambiguous terms such as ‘must be’ and ‘shall be’.

condition.


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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 34 Compliance assessment of dewatering management

plan The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy (DSDIP, July 2014); • The planning scheme’s Changes to Ground Level and

Creation of New Waterbodies Specific Development Code;

• Planning Scheme Policy 14 – Management of Activities Located Within Areas of Acid Sulfate Soils; and

• Guidelines for Dewatering Management Plan (CoGC, October 2014).

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Prior to the earlier of: • A development application for operational work (inclusive

of change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;

• Any works commencing on site. The dewatering management plan is not an approved plan until a compliance certificate has been issued in respect of it.

35 Compliance certificate with future operational work development applications A copy of the compliance certificate for the dewatering management plan must be provided with any future operational work development application.

36 Works must be carried out in accordance with the approved dewatering management plan All works involving dewatering or the testing, treatment and management of groundwater must be carried out in accordance with the approved dewatering management plan and any conditions imposed on the compliance certificate for the plan, to the satisfaction of the Chief Executive Officer, and at no cost to Council.


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EROSION AND SEDIMENT CONTROL

37 Erosion and sediment control a Erosion, sediment and dust control measures must be

designed, implemented and maintained in accordance with 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 make good 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.

f Water quality must be monitored in accordance with Section 7.5 of the Best Practice Erosion & Control (IECA Australasia, November 2008) and compared with water quality objectives. A monitoring report must be prepared and retained at the site office and made available to Council’s inspectors upon request. The applicant must notify Council’s Contributed Assets Section and Department of Environment and Heritage Protection of any non-compliance to water quality objectives and the corrective actions taken by the applicant within 48 hours of the non-compliance.

Timing During operational / construction works (works for infrastructure and/or change to ground level).

38 Construction of sediment basin a If required, any sediment basin(s) implemented during

the construction phase must be designed in accordance with Appendix B of the Best Practice Erosion & Sediment Control (IECA Australasia,

Timing During operational / construction works (works for infrastructure and/or change to


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November 2008). b Each sediment basin must have the capacity to treat

flows to current best practice standards and as a minimum must be designed to contain all the stormwater runoff from the 85th percentile 5 day rainfall depth and in addition be designed and maintained to store 2 months sediment from the receiving catchment, as determined using the Revised Universal Soil Loss Equation.

c Sediment basins must be dewatered within 5 days after each rainfall event.

d Sediment basins and associated structures such as inlets, outlets and spillways must be designed and constructed to be structurally sound for a 10 year ARI rainfall event under normal circumstances.

e A high-flow bypass system must be included (if necessary) to prevent any potential re-suspension of accumulated sediment from the basin during major storm events.

f Accumulated sediment from basins and other controls must be removed within two months and disposed of appropriately without causing water contamination.

ground level).

CONSTRUCTION MANAGEMENT

39 Construction management plan Part A Construction Management Requirements a The construction management plan must be submitted

in accordance with the Application for Construction Management Plan form and Guidelines for Construction Management Plans are available on Council’s website.

b The construction management plan must address all activities associated with construction (excluding noise and dust issues), including but not limited to: i Vehicle access (including responsibility for

maintenance of the defined cartage route) during hours of construction;

ii Traffic management (including loading and unloading);

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

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

v Building waste / refuse disposal; vi Presentation of hoarding to the street;

Timing A construction management plan must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work.

The approved construction management plan must be complied with and kept on-site at all times during construction works.


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vii Tree management. c The construction management plan must demonstrate

that: i the general public will be adequately protected

from construction activities; ii the building site will be kept clean and tidy to

maintain public safety and amenity; and iii demand for occupation of the street and

protection of Council assets will be well managed.

d The approved construction management plan must be complied with and kept on-site at all times.

e Should the development be under construction during the period of the Gold Coast Commonwealth Games in April 2018, the applicant will be required to implement a Council approved ‘Commonwealth Games Construction Management Plan’, which will deal with impacts such as road closures and elevated expectations for the presentation of construction sites.

Part B Road/footpath Closure Requirements Where as a result of construction work or activities it is necessary to temporarily close a road/footpath under the control of Council the following requirements will apply. a Where it is proposed to interfere with a road for any

building or construction work such as a gantry, hoarding or skip bin, an application for temporary closure of a Council controlled road must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work. Such application is to be lodged in conjunction with an application for approval of a construction management plan.

b Where it is required to interfere with a road for any building or construction related work for a period in excess of two (2) weeks, a Road Closure Work Zone permit is to be obtained from Council’s Traffic Management and Operations Branch.

c Where it is required to occupy any portion of the road reserve in conjunction with building or construction work, a permit to occupy is to be obtained from Council’s Property Section.

40 Transport of soil/fill/excavated material During the transportation of soil and other fill/excavated material: a All trucks hauling soil, or fill/excavated material must

have their loads secure and covered;

Timing At all times while works are occurring.


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

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

GEOTECHNICAL

41 Preparation of basement excavation stability assessment report A basement excavation stability assessment report must be prepared and signed by a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering. The report must: a Include a stability assessment of the basement

excavation, including any proposed batter, temporary shoring/retention system or permanent retaining structures. The stability assessment must: i Be based on existing geotechnical conditions of

the site; ii Refer to specific engineering drawings and cross-

sections; and iii Inlcude detailed stability calculations

demonstrating that the proposed batter or retention system for supporting the basement excavation will achieve adequate stability with a factor of safety greater than 1.5 against geotechnical instabilities (e.g. sliding, rotational failure, slip circle failures etc.);

b Address the effects of any dewatering on the potential settlements and lateral movements of the adjacent structures, properties and underground services;

c Assess the suitability of the proposed basement excavation methodology and examine whether the basement excavation support system requires any ground anchoring into any adjacent properties or road reserve;

d Identify the overall potential adverse effects of the proposed basement excavation and dewatering on the stability and integrity of the adjacent properties/structures in terms of their total predicted vertical and lateral movements;

e Include a site-monitoring plan: i For the entire construction period and a post-

construction period of at least three months in order to ensure the stability of the adjacent



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properties/structures; ii Which includes plans and cross-sectional drawings

showing the locations and parameters to be monitored, frequency of monitoring and threshold value of any parameter that will trigger immediate cessation of all site works in order to maintain the stability and integrity of the adjacent properties/structures; and

iii Which includes a contingency plan in the event that instability of the adjacent properties/structures arises or is detected during the construction period;

f Include certification from a RPEQ specialising in geotechnical engineering confirming that the proposed basement excavation and associated batters or supporting structures will achieve a factor of safety greater than 1.5 against geotechnical instabilities; and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures; and

g Confirm that the structural integrity of any existing water and sewerage infrastructure assets that are owned and operated by Gold Coast Water or Link Water, traversing the site is maintained due to the proposed basement excavation over the site.

42 Compliance assessment of basement excavation stability assessment report The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • The planning scheme’s Steep Slopes or Unstable Soils

Constraint Code; • The planning scheme’s Changes to Ground Level and

Creation of New Waterbodies Specific Development Code; • Planning Scheme Policy 11 – Land Development

Guidelines; and • Link Water’s Consent Guidelines – June 2009. Compliance assessor: Gold Coast City Council When the request for compliance assessment must be


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made Prior to issuing of any building works approval or any works commencing on site. The basement excavation stability report is not an approved report until a compliance certificate has been issued in respect of it.

43 Compliance certificate with future building work development applications A copy of the compliance certificate for the basement excavation stability report must be provided with any future building work development application.

44 Basement excavation and associated drawings are consistent with geotechnical report The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved geotechnical report.

Timing Prior to the issue of a development permit for building works.

45 Basement excavation and dewatering must be carried out in accordance with geotechnical report All underground works, including basement excavation, retention structures and dewatering, must be carried out in accordance with the advice and recommendations of the Council approved geotechnical report.


46 Basement excavation and ground anchoring issues In conjunction with any application seeking a development permit for building works, the applicant shall provide the following document(s) to the relevant authority. a Written confirmation signed by the applicant or the

applicant’s consulting engineer (Registered Professional Engineer of Queensland, RPEQ) that the proposed basement excavation/construction does not rely on any works external to the site boundary (e.g. ground anchoring into adjacent properties or road reserves); or

b If the proposed basement excavation does require ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact

Timing In conjunction with any application seeking a development permit for building works.


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(07) 5582 8866 for lodging an application for this permit. A copy of this permit shall be accompanied with the building works application.

Advisory note: • The installation of any ground anchors into any adjacent

private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

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

ACID SULFATE SOILS (ASS)

47 Excavation/filling requiring consideration of acid sulfate soil If the proposed development will affect soils below 5m AHD and involves either: a The excavation of 100m3 or more of soil or sediment; or b The filling of land involving 500m3 or more of material

with an average depth of 0.5m or greater, the following conditions in relation to acid sulfate soil investigation, management plan preparation and submission of documents to Council must be complied with.


48 Acid sulfate soil investigation An acid sulfate soil investigation must be completed. The investigation sampling and analysis must be prepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils in Queensland Version 4 (October 1998, Ahern et al 1998) and Acid Sulfate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation must establish the following: a The presence/absence of acid sulfate soils over the

entire excavation area (ie. through soil investigations); b The degree (ie. concentration) of acid leachate

generating potential of soils; c The required soil dosage rates and quantity of lime

required to mitigate acid leachate; and d The potential impacts on surrounding environment

features. 49 Preparation of acid sulfate soil management plan

At the completion of the investigation required by the above condition, an acid sulfate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe



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and effective manner must be prepared in accordance with: a The Queensland Acid Sulfate Soil Technical Manual

Version 4 (November 2002, Dear et al); and b Conditions of this approval.

50 Compliance assessment of acid sulfate soil management plan The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulfate soil investigation completed (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed

• State Planning Policy 2/02: Planning and Management Development Involving Acid Sulfate Soils (with Guideline for SPP 2/02);

• The planning scheme’s Changes to Ground Level and Creation of New Waterbodies Specific Development Code; and

• Planning Scheme Policy 14 – Management of Activities Located Within Areas of Acid Sulfate Soils.

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Before the earlier of: • A development application for operational work; or • Any works commencing on site. The acid sulfate soil management plan is not an approved plan until a compliance certificate has been issued in respect of it.

51 Compliance certificate with future operational work development applications A copy of the compliance certificate for the acid sulfate soil management plan must be provided with any future operational work development applications.


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OCEAN FRONT REQUIREMENTS

52 Excavated sand All excess sand excavated from the site must be managed in accordance with the following requirements: a The applicant must submit a sand management plan to

Council for approval. The sand management plan must outline appropriate actions to ensure excavated sand is appropriately cleaned, treated, placed, levelled and stabilised.

b The sand must be sieved to remove all material having a dimension greater than 20 millimetres.

c The sieved sand must be placed onto the ocean beach, profiled and stabilised in accordance with the approved sand management plan, prior to the issue of a certification of classification/final inspection certificate.

d If the sand to be excavated will exceed 2,000 cubic metres, a supervisor, appointed by Council, must be employed at the applicant’s cost for the duration of the sand excavation and deposition and the supervisor must: i Undertake the physical collection of any waste

material deposited on the beach as a result of the sand deposition; and

ii Ensure that the total excess clean sand is deposited, profiled and stabilised as directed by Council.

Timing The sand management plan must be submitted to Council for approval prior to commencement of works on site.

All other requirements of the condition must be complied with at all times.

LANDSCAPE WORKS ON PRIVATE LAND 53 Detailed landscape plan to be submitted for approval

a The applicant must submit to Council for approval a detailed landscape plan, by making a development application for operational work (landscape work).

b Without limiting the requirements of the planning scheme’s Landscape Work Specific Development Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or

similar landscape design professional; ii Be in general accordance with the Statement of

Landscape Intent, title Landscape Architecture Ruby stage three sheets 73 - 101, date August 2015, prepared by DBI Design;

iii Reflect the approved layout (including any amendments to that layout required by these conditions) and the conditions of this approval; and

iv Comply with Planning Scheme Policy 13 – Landscape Strategy Part 2 – Landscape Works Documentation Manual.

Timing Approval of proposed landscape work must be obtained prior to the earlier of the commencement of operational works (landscaping) or the issue of a certificate of classification.


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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 54 The required landscaping plan must also demonstrate

the following: a Feature tree species must be native evergreen canopy

shade trees with a minimum bag size of 400 litre at the time of planting;

b Internal street tree species must be native evergreen canopy shade trees with a minimum bag size of 200 litre at the time of planting;

c Unless otherwise specified, tree species must be native evergreen canopy shade trees with a minimum bag size of 100 litre at the time of planting;

d Palm species must be a minimum 3 metres in height at the time of planting;

e Feature shrub species must be a minimum 300mm size at the time of planting;

f Screening shrub species must be a minimum 45 litre pot size at the time of planting;

g Unless otherwise specified, shrub species must be a minimum 200mm pot size at the time of planting;

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

i Planter boxes containing tall palm and tree species that are potentially exposed to prevailing winds or funnelled wind must be designed with root plate anchorage strengthening considerations or similar to prevent failure;

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

k An automatic irrigation system must be provided to all podium planter boxes;

l Provide detailed information how stormwater is treated within tree planters / pots effectively and being utilised for irrigation; and

m The landscape plan must include the approved location and detailed design drawings of the bio-retention system which is required as part of the Stormwater Management for the site. The plan must incorporate an appropriate list of species in the plant schedule, which are suitable for a bio-retention area. Planting densities must match those shown in Council’s Water Sensitive Urban Design Guidelines.


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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 55 Green Walls/Roof, Trellis and Arbors

The applicant must submit with the application for operational work (landscape work), operational details, specifications and a maintenance management plan relating to the green wall, trellis/wall and/or arbor systems. The management plan must: a Provide detailed information as to how these vegetative

systems will maintain consistent irrigation and nutritional requirements according to best horticultural practices;

b Stipulate a maintenance schedule for these systems; c Provide details of the minimum standards to which

these systems must be maintained; d Describe actions to be taken if the systems should fail

to function as intended; and e Provide detailed information how storm water is treated

within tree planters / pots and being utilised for irrigation.

OPEN SPACE

56 Endorsement of concepts The Landscape Statement of Intent prepared by DBI Design referenced in this Decision Notice is approved only in concept. Where details, drawings and the level of embellishment do not comply with endorsed Council policy or guidelines, the Council policy or guideline prevails over the contents of the endorsed Landscape Statement of Intent.


57 Streetscape works within public road reserve a The applicant is required to ensure that street trees are

planted within the public road reserve directly fronting the subject site along Birt Avenue and Ferny Avenue.

b The location, quantity and species are to be determined through the assessment of the development application for Operational Works (public landscape) required by condition of this approval.

c All street trees required by conditions of this approval must be shown and approved on the OPW public landscape application an must be installed, established and maintained in accordance with the following: i Planning Scheme Policy 11 – Land Development

Guidelines, Standard Specifications and Drawings;

ii Planning Scheme Policy 12 – Landscape Strategy Part 1 1 – Landscape Character: Guideline the Image of the City;

iii Planning Scheme Policy 13 – Landscape

Timing Prior to the commencement of the use of the premises.


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Strategy Part 2 – Landscape Works Documentation Manual; and

iv Be constructed at no cost to Council. 58 Detailed landscape plans for public road reserve to be

submitted for approval a The applicant must submit to Council for approval

detailed landscape plans, by making a development application for Operational Work (Public Landscape Work).

b Landscape works must not commence on the site until Council has issued a development permit for Operational Work (Public Landscape Work), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.

c Without limiting the requirements of the planning scheme’s Landscape Work Specific Development Code, the detailed landscape plan must: i be prepared by a qualified landscape architect or

similar landscape design professional; ii be in general accordance with the Statement of

Landscape Intent for Ruby (Stage 3) prepared by UPS and dated August 2015;

iii reflect the approved layout (including any amendments to that layout required by these conditions) and the conditions of this approval;

i Provide locations for the retained vegetation, in accordance with the conditions of this approval;

ii comply with Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual;

iii for works in the road reserve – comply with the following requirements: A Trees must not be aligned with side

boundaries or where underground services are located;

B Tree planting must be set back a minimum of one metre from the nominal kerb line;

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

D Trees must be kept a minimum distance of two metres laterally from inlet gullies;

E Trees must not be planted within twenty (20) metres of the approach side and six (6) metres of the departure side of intersections that are not equipped with traffic signals;

Timing Prior to any landscape works occurring.


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F Trees must not be planted within fifteen (15) metres of the approach side and six (6) metres of the departure side of a pedestrian crossing or bus stop;

G All built structures associated with an entry statement must be located within private property. Planting associated with the entry statement is acceptable in the road reserve area only where it achieves the requirements of Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual and Planning Scheme Policy 6: Entry Statements.

d The landscape works must be constructed in accordance with the approved landscape plan.

e The applicant must provide landscape maintenance schedules as part of the public landscape application. The maintenance schedules must: i Be in accordance with section 3.1 of the Gold

Coast City Council Open Space Management Guidelines;

ii Complete and submit table 6 – Maintenance Monitoring Timelines from the Gold Coast City Council, Open Space Management Guidelines (November 2007) and;

iii Complete and submit Table 7 – Maintenance Activity Specification Summary Table from the Gold Coast City Council, Open Space Management Guidelines (November 2007)

iv Insert completed tables (6&7) within submitted drawing sheets

v Be submitted with the OPW public landscape application

Timing Compliance with (d) to occur prior to the commencement of the use of the premises.

59 ‘Pre-start’ inspection required The applicant must arrange and attend an on-site ‘Pre-start’ meeting with Council asset owners, Contributed Assets personnel and development representatives. The applicant must contact Council’s Contributed Assets Section (ph: (07) 5582 9034) to schedule the meeting.

Timing Prior to the commencement of approved landscape works on site.

60 Establishment period for public road reserve a Upon completion of the public landscape works in

accordance with the approved landscape plans, the applicant must notify Council’s Contributed Assets Section (ph 5582 8052) for an on-site meeting, prior to acceptance by Council of the commencement of the ‘Establishment Period’.

Timing As indicated in the wording of the condition.


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b The applicant is responsible for the establishment of all living components of public road reserve, to the satisfaction of the Chief Executive Officer, for the duration of a six (6) month ‘Establishment Period’, prior to the commencement of ‘On Maintenance’ period, in accordance with section 6.17 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

c Without limiting the obligations under section 6.17 of the Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings the applicant must, during the ‘Establishment Period’: i Rectify any defects arising from substandard

workmanship; ii Replace any planted vegetation of poor quality or

inappropriate species where used instead of specified species; and

iii Maintain all components and their environs. 61 ‘On Maintenance’ period for public road reserve

a The applicant must notify Council’s Contributed Assets Section (ph: (07) 5582 9034) when the landscape works are complete and established as per the approved landscape plans for this site, for an on-site meeting.

Timing Prior to acceptance of this site ‘On Maintenance’.

b Upon satisfactory completion of the ‘Establishment’ period and Council notifying the applicant that the open space has been formally accepted as being ‘On Maintenance’ following an ‘On Maintenance’ inspection, the applicant is responsible for undertaking a twelve (12) month ‘On Maintenance’ period in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.


c The applicant must notify Council’s Contributed Assets Section (ph: (07) 5582 9034) when the ‘On Maintenance’ period is complete as per the approved landscape plans and Open Space Management Plan for this site, for an on-site meeting.

Timing Prior to acceptance by Council of ‘Off Maintenance’.

d Without limiting the obligations under section 6.18 of the Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings, the applicant, and not Council, is responsible for: i Maintaining open space areas; and ii For the rectification of defects and any damage

that occurs, unless the damage is directly attributable to Council activities.

Timing At the time of landscape works and then to be maintained.


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VEGETATION MANAGEMENT

62 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 Protected 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 Plans clearly identifying which vegetation is proposed

to be removed and which vegetation is proposed to be retained.

c A sediment and erosion control and construction management plan.

For this condition Assessable Vegetation’ is defined in Schedule 1 Definitions of City Plan 2015.

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

ADVERTISING DEVICES

63 Submission of signage master plan a The applicant must submit to Council for approval a

signage masterplan. The signage masterplan must: i Show the location, size and type of all advertising

devices; and ii Demonstrate that all advertising devices are

visually consistent and integrated into the overall architecture and landscape amenity of the premises.

b The submission of and approval of a signage masterplan pursuant to this condition does not remove the requirement for the applicant to secure any necessary development permits for operational work (advertising device) and/or approval under Council’s Local Law No. 16 (Licensing) and Subordinate Local Law 16.8 (Advertisement).

Timing Prior to the earlier of the commencement of the use or the erection of any signage.

ACOUSTICS

64 Acoustic design and construction The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by ‘Acousticworks’ dated 22 July 2015 (Reference No. 2015292 R01 Ruby Stage 3 Paradise Resort Surfers Paradise RTN Rail ENV.docx).

Timing Prior to occupation.


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Any alteration to the design or construction of the development that prevents the recommendations of the approved acoustic report being implemented will require an amended acoustic report to be submitted and approved by Council prior to Building Approval.

65 Acoustic compliance report Prior to the occupation or commencement of use of the development, an acoustic compliance report prepared by a suitably qualified acoustic consultant shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the established noise criteria and recommendations outlined in the approved acoustic report.


66 Activities to be carried out between certain hours The uses/activities listed below are permitted to be undertaken only between the hours stated: a Deliveries – 6:00am to 10:00pm


WASTE

67 Waste Management Plan The development must be designed and constructed in accordance with the approved Waste Management Plan (WMP) prepared by ‘Mark Rigby & Associates’ August 2015 (Reference No. MRA15-061). Any proposed changes to the approved WMP must be submitted to, and approved by Council prior to the implementation of any proposed structural changes.


68 Waste chute – design and construction The waste chute must be located in accordance with ‘Basement 1’ and ‘Basement 2’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.01 & ASK -2.05), and be designed and constructed in accordance with the requirements of section 11.5 of Gold Coast City Council’s Solid Waste management Guideline for New Developments (2011) as detailed below: a Adequate strength for its purpose, including additional

reinforcing where necessary at joins, bends and hopper intersections,

b Insect and vermin proof. c Constructed and installed to prevent the following

during use and operation of the system: i Transmission of vibration to the structure of the

premises. ii Excessive odour. iii Excessive noise to the occupants of the building.



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d Installed in a fire rated duct and ventilated in compliance with building requirements of the Building Code of Australia.

e Comply with the waste chute manufacturer’s technical specifications and /or operational limitations, including installation design features and ancillary equipment required to prevent blockages and noise disturbances, to achieve compliance with the section.

f Fitted with a shutter at the base of the chute for closing off the chute manually during bin exchange and automatically in the case of fire.

69 Waste storage rooms – design and construction The waste storage rooms must be located in accordance with ‘Basement 1’ plan &‘Basement 2’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.01 & ASK -2.05), and be designed and constructed in accordance with the requirements of section 11.5 of Gold Coast City Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a Fire rated and ventilated in accordance with the

Building Code of Australia. b Insect and vermin proof. c The doors must be wide enough to allow for the easy

removal of the largest container to be stored. d The walls, ceiling, floor and equipment of each waste

storage room must be designed and constructed of impervious material with a smooth finish to allow for easy cleaning.

e The floor must be a constructed hardstand area and graded to fall to a drainage point/s connected to sewer in accordance with trade waste requirements.

f Adequate additional space must be provided for compactors (if applicable).

g Adequate artificial lighting must be provided. h Refrigerated rooms must be fitted with an approved

alarm device outside, but controllable only from within the room.

i Must not be located adjacent to or within any habitable portion of a building or place used in connection with food preparation (including food storage).

j A hose cock must be provided immediately outside the room for cleaning bins and the room.

k Must permit unobstructed access for removal of the containers to the service point and for positioning of the containers correctly in relation to the waste chute.



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ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 70 Waste disposal points – design and construction

A waste disposal point / hopper must be located on each residential floor in and be designed and constructed in accordance with the requirements of section 11.5 of Gold Coast City Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a Located to ensure the handle of the hopper is at least

1200 millimetres above finished floor level. b Hopper door must automatically return to the closed

position after use. c Designed to permit free flow of waste into the chute. d Constructed so that the diameter or largest dimension

of the service opening (the diagonal of a rectangular opening) does not exceed three-quarters (3/4) of the diameter of the chute with which the hopper is connected.

e The floor adjacent to the hopper to be paved with a durable impervious material with a smooth finished surface.


71 Commercial bulk bins – Storage point – within building structure The bulk bin storage point within the building must be located and constructed within a purpose-built storage room, in accordance with ‘Level 1’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.02), and must comply with the requirements of section 11.3 of Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a air-locked. b fly and vermin proofed. c used solely for the storage of waste. d constructed hardstand area with a solid concrete base

or acceptable equivalent. e graded to fall to a drainage point. f drainage point to be connected to sewer in accordance

with trade waste requirements. g provided with a hosecock for cleaning the bins. h easily accessible from within the development.


72 Bulk bins – Servicing Point The bulk bin servicing points must be located in accordance with ‘Level 1’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.02), and be designed and constructed in compliance with the requirements of Section 11.3 of Gold Coast City Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a Sufficient access and clearance for the waste collection



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vehicles to service the bins, including adequate unobstructed overhead space for the swinging arm action of the front-lift waste collection vehicle.

b Clearly separated from car parking bays, loading bays, footpaths and pedestrian access, and any other similar areas.

c Clear of speed control devices or similar provisions which inhibit direct access to the bins for servicing.

d Constructed hardstand with a solid concrete base or acceptable equivalent.

e Positioned on a level pad within the site, not more than five (5) metres from the property boundary, level with the kerbside and adjacent to a driveway or other approved crossover on the public roadway.

f Connected to the crossover by a paved path. g Allow for at least an additional 0.5 metres clearance

surrounding each container, or for multiple bins one (1) metre clearance around the combined multiple bin area, whichever is the lesser.

h Screened to minimise the view of bins from neighbouring properties, or passing vehicles and pedestrian traffic external to the site.

AMENITY

73 Screening of storage The storage of any machinery, materials or vehicles must be screened so as not to be visible from any road to which the site has frontage, to the satisfaction of the Chief Executive Officer.

Timing At all times once the use has commenced.

74 No nuisance from lighting All lighting devices must be positioned on the premises and shielded to the satisfaction of the Chief Executive Officer so as not to cause glare or other nuisance to surrounding residents and motorists


SOCIAL PLANNING

75 Fencing Any fencing that exceeds 1.2m in height that is designed and constructed on property boundaries, or adjacent to communal open space, must have permanent visibility through at least 50% of the surface area.


76 Lighting design and installation to promote community safety a The applicant must install lighting along all publicly

accessible pedestrian connections within the development, at no cost to Council. The design and

Timing Prior to the commencement of the use on the site.


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construction of the lighting system must: i Provide a consistent level of light, to meet

minimum requirements of Australian Standard AS1158;

ii Include vandal resistant fixtures. 77 Hours of operation – licensed premises

a All activities associated with the operation of a licensed premises will be limited to the hours of 7am to 2am Monday to Sunday.

b The service of alcohol at the premises will be limited to the hours of 10am to 2am Monday to Sunday, with the exception of a Resort Hotel which may restock mini-bars and provide room service 24 hours per day Monday to Sunday.

c The Chief Executive Officer may consider a written request to vary the approved hours of operation for a special event with a minimum of 30 days notice.


PLUMBING COMPLIANCE (SEWERAGE WORKS)

78 Application for compliance permit for sewerage works required 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, the application must: a be accompanied by a hydraulic design for all sewerage

works within the property; b comply with Council’s:

i Trade Waste Policy; and ii Trade Waste Pre-treatment Policy and

Guidelines); and c comply with Council’s Waste Management Policy

Relating to Refuse Requirements for Proposed and Existing Building Developments Within the City of Gold Coast dated January 1995.

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.

• Plumbing and drainage approval is not an approval to discharge trade waste to Council’s sewerage system. The generator of trade must complete an Application for Approval to Discharge Trade Waste to Council’s sewerage system (available on Council’s website) prior to discharging any trade waste.

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


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PLUMBING COMPLIANCE (WATER SUPPLY)

79 Application for compliance permit for water supply plumbing work required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable water supply plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must: a be accompanied by a hydraulic design for all water

services within the property; and b comply with Section 7 of Council’s Land Development

Guidelines. Information note: Water supply plumbing 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 works occurring.

PLUMBING COMPLIANCE (FIRE SERVICES)

80 Application for compliance permit for fire services plumbing work required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for all fire services plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must be accompanied by a hydraulic design for all fire services within the property. Information note: Plumbing works for fire services must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.


SEWERAGE

81 Sewer reticulation a The development must be connected to Council’s

sewer reticulation system at the applicant’s cost. b The sewer property service shall be minimum 150mm

in accordance with SEQ Water Supply and Sewerage Design and Construction Code (SEQ D&C Code), unless otherwise approved by Council’s Plumbing and Drainage section.

Timing Prior to commencement of the use of the premises for stage 3.

82 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



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Supply and Sewerage Design and Construction Code (SEQ D&C Code).

83 Connection point The existing 450mm trunk sewer main along Birt Avenue must be used as the connection point, unless otherwise approved by Gold Coast Water.


84 Non-trunk sewerage infrastructure A new road crossing shall be constructed from Stage 3 of the development to the existing 450mm trunk sewer adjacent to the Birt Avenue and Acacia Avenue intersection as part of the Stage 3 works. In the event that the proposed road crossing clashes with existing services and cannot be constructed, a 225mm sewer main shall be constructed from the existing 450mm trunk sewer main in Birt Avenue, along Birt Avenue and Oak Avenue to Stage 3, generally in accordance with Figure 4.2 – Proposed Sewer Layout of the Paradise Resort Report – 4 Stage Preliminary Application Engineering Services Report dated 18/1/12 by Hyder Consulting and 6.9 Staging Plan 115075 – Infrastructure and Services, dated September 2011, unless otherwise approved by Gold Coast Water. This condition is imposed in accordance with section 665 (non-trunk infrastructure) of the Sustainable Planning Act 2009.


85 Connection and disconnection – arrangements with Gold Coast Water Any connection and disconnection 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 (phone 1300 694 222).

Timing Prior to connection to existing infrastructure.

86 Operational work (works for infrastructure) application required 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.


87 No building work over or within Council easements and minimum distance from Council infrastructure a No building work is permitted over or within any Council

public utility easements. b All proposed buildings and structures must be located a

minimum distance of 2 metres from Council infrastructure.

Timing At all times during works and then maintained.


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WATER SUPPLY RETICULATION

88 Water supply reticulation (potable only) a The development must be connected to Council’s

potable water supply system, at the applicant’s cost. b The applicant is responsible for any external works

necessary to connect to Council’s water supply reticulation system.

Timing Prior to commencement of use for stage 3.

89 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 D&C Code).


90 Connection point A new water main shall be constructed along the southern verge of Birt Avenue to accommodate Stage 3. This main shall connect to the existing 300mm water main on the western side of Ferny Avenue. Connection of Stage 3 of the development shall be to a new 150mm water main constructed along the southern verge of Birt Avenue unless otherwise approved by Gold Coast Water.


91 Connection and disconnection – arrangements with Gold Coast Water Any connection and disconnection 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).


92 Supply standard The applicant must provide water supply to the standard specified in Gold Coast City Council’s Land Development Guidelines and Gold Coast Water’s Network Modifications Extensions and Connections Policy Procedure.


93 Installation of property service, water meter box and meter The applicant must: a Submit an Operational Works (OPW) application, for

Council's approval, for water meters 40mm and above; b Following approval of the OPW (if required), 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, meter box and meter installation. i The property service, water meter box and water



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meter shall be provided, at the boundary of the development site, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code and/or any applicable COGC policies and procedures), at the applicant’s cost;

c Make application for GCW to remove any redundant water meters and/or services, at the applicants cost.

94 Fire loading Fire loading must not exceed 15L/s for two (2) hours duration.


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


96 Individual sub-metering to be provided The developer shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water. a All meters and their locations shall be approved by

Plumbing and Drainage. b Automatic Meter Reading (AMR) technology shall be

utilised where free access for meter reading cannot be provided.

c For high-rise complexes, sub-meters shall be installed in common areas such as stairwell landings or beside the elevator shaft.

d For high-rise developments, the developer shall furnish the plumbing works, manifolds and the meter cabinets in a way that the sub-meter and its respective unit connection can be verified easily.

Timing At the time of lodgement of the Plumbing and Drainage application.

97 Water supply services to mixed use high rise developments / buildings Should there be any future intentions of a volumetric subdivision, separate water supply services must be designed and constructed to the different uses (e.g. commercial, residential) or to each future volumetric lot within the mixed use high rise development / building, to the satisfaction of Council’s Chief Executive Officer. This is required so that future volumetric lots within the site can comply with Gold Coast Water and State Government requirements for separate service connection to each volumetric Reconfiguring of a Lot and so the internal services can be managed through the Building Management Statement.



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ADVISORY NOTES TO APPLICANT

B Incorporation of Equitable Access at the Detailed Design Stage

All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010.

C Mechanical Surveillance

Should mechanical surveillance (e.g. CCTV) be installed on the premises, footage should be retained for a minimum period of 30 days and provided to Police upon request.

D Gold Coast Airport

The CASA Manual of Standards (MOS) Part 139 - Aerodromes, Chapter 7, Sub-section 7.1.5.1 requires that any structure extending to a height of 110 metres or more above ground level (including construction cranes or other temporary equipment) must be notified to CASA. The applicant shall supply details of the proposed height and position of any such building or structure to Gold Coast Airport Pty Ltd for consideration by aviation agencies.

The CASA Manual of Standards (MOS) Part 139 - Aerodromes, Chapter 7, Sub-section 7.1.5.2 provides that any structure extending to a height of 150 metres or more above ground level (including construction cranes or other temporary equipment) is to be regarded as an obstacle unless assessed by CASA to be otherwise. The applicant shall supply details of the proposed height and position of any such building or structure to Gold Coast Airport Pty Ltd for consideration by aviation agencies.

E Referral agencies

The referral agencies (and their addresses) for the application are listed below. Any referral agency conditions are identified in the conditions of approval.

Referral agency Address Jurisdiction Department of Infrastructure, Local Government and Planning

PO Box 3290 Australia Fair SOUTHPORT QLD 4215

Concurrence agency – State controlled road matters and public passenger transport

F 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.


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G 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.

H 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.


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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.

Author: Authorised by: Phillip Zappala Dyan Currie Supervising Planner Major Assessment Director Planning and Environment 22 January 2016


327 Adopted Report

ITEM 4 (Continued) MATERIAL CHANGE OF USE MIXED USE FOR 47 STOREY MIXED USE DEVELOPMENT INCLUDING APARTMENT, SHOPPING CENTRE DEVELOPMENT, OFFICE AND INDOOR RECREATION FACILITIES - LOT 99 ON SP257718 - 122 FERNY AVENUE, SURFERS PARADISE - DIVISION 7 PN335481/01/DA3 COMMITTEE RECOMMENDATION CP16.0210.004 moved Cr Bell seconded Cr Betts That Council resolves as follows: Real property description Lot 99 on SP257718 Address of property 122 Ferny Avenue, Surfers Paradise Area of property 24,860m2 (total site area)

7024m² (Stage 3 site area) Decision type Development Permit for material change of use for a

47 Storey Mixed Use Development including Apartment, Shopping Centre Development, Office and Indoor Recreation Facilities

Further development permits Carrying Out Building Work, operational work Further compliance permits Sewerage works, water supply plumbing work, fire

services plumbing work Compliance assessment required for documents or works

Acid sulphate soils management plan, Basement excavation stability assessment report, Dewatering management plan

A Council approves the issue of a development permit for material change of use for a 47 storey Mixed Use Development including Apartment, Shopping Centre Development, Office and Indoor Recreation Facilities, 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 ASK – 2.07 Issue

for RFI Basement Level 4 23/09/2015 DBI Architecture




Basement Level 1 29/07/2015 DBI Architecture

ASK - 2.02 Issue for RFI


ASK – 2.03 - Level 2 05/08/2015 DBI Architecture



A-CD-2-303 - Level 4 - 23 12/08/2015 DBI Architecture



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A-CD-2-301 - Tower Level 26 – 45 12/08/2015 DBI Architecture

A-CD-2-302 - Tower Level 46 12/08/2015 DBI Architecture

A-CD-2-304 - Roof 12/08/2015 DBI Architecture

A-2.08 - Loading Dock 12/08/2015 DBI Architecture

ASK – 2 – 115 - Section A – A 05/08/2015 DBI Architecture

ASK – 2 – 118 - Section B –B 05/08/2015 DBI Architecture


Section C – C 23/09/2015 DBI Architecture


Section D – D 23/09/2015 DBI Architecture

ASK – 2 – 124 - East Elevation 05/08/2015 DBI Architecture

ASK – 2 – 125 - West Elevation 05/08/2015 DBI Architecture

Stage 3 Lighting Strategy Development Application

August 2015 tdld

Ruby Stage 3 ESD DA Report 4 August 2015

Hyder Consulting

Ruby Stage 3 Public Art Report 5 August 2015

Brecknock Consulting

showing the following amendments: i A minimum of 20 class 2 (medium term) bicycle spaces for staff of the

development and associated toilet, shower, change room and locker facilities shall be located on basement level 1 and adjacent to or opposite the retail lifts.

ii Remove all bicycle racks from within the road reserve and locate internal to the proposed development site within the boundaries of stage 3.

iii Amended basement and ground floor plan illustrating the provision of sufficient area for the storage and servicing of an additional bulk bin for organic waste management.

b The amended plans/drawings are to be submitted to Council for approval by the Chief Executive Officer prior to: i Issue of a development permit for the carrying out of building work.

c The amended plans/drawings, when approved by the Chief Executive Officer, will 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 Building materials and finishes A schedule of proposed materials, colours, textures and finishes must be provided for approval by the Chief Executive Officer.



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3 Certification that bonus elements have been delivered The applicant and principal consultant of the respective disciplines related to the design or construction of the development or elements of the development that have been awarded plot bonuses, must provide certification to the satisfaction of the Chief Executive Officer confirming the development has been constructed in accordance with the approval and that the bonus elements have been delivered.

Timing Prior to the issue of a Certificate of Classification or the commencement of use.

4 Evidence that wind environment report recommendations implemented The applicant must provide evidence that the recommendations of the Wind Assessment Report prepared by CPP, titled ‘Final Report Wind Assessment for Ruby Stage 3, Surfers Paradise Gold Coast Australia (ref CPP Project: 5990)’, dated August 2015 have been implemented in the development proposal.


5 Changes requiring further approval Changes to the approved design that are not generally in accordance with the approved plans/drawings require approval in accordance with the Sustainable Planning Act 2009; except as follows: Where changes to the approved design are undertaken to comply with a signed written instruction from the Chief Executive Officer or his representative because of on site or in-situ conditions or errors or omissions in approved drawings, such changes will be accepted as being a permissible change and no further approval from the assessment manager will be required. Information note: The Sustainable Planning Act 2009 sets out the procedures for changing approvals where the change can be classified as a permissible change. If the change is not a permissible change, a new development approval is required.


6 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 relating to or arising from this development approval.


7 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.



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8 Studies / Media Rooms not to be used as bedrooms The areas shown on the approved plans as Studies and/or Media Rooms must not be converted or be used as additional bedrooms. A notification to this effect will be placed on Council rate records. All property owners must ensure compliance with this condition.

Timing

At all times.

9 Notice of works timetable The applicant must give Council written notice of the following: a Application number; b Site address; c Name and telephone number (work and after hours) of

the project manager and the site owner; d Works intended to be carried out; e The proposed timetable associated with the works,

including expected commencement, duration and completion date.

The notification is to be sent to Council’s Development Compliance Section (fax: 07 5582 8080 or by email to [email protected] ). This notification is in addition to any other notifications required by other conditions of this or other development approvals. A form is available to assist in providing the information relating to Notice of Works/Commencement requirements. The form can be obtained at Council Offices (Nerang, Bundall and Coolangatta). It also can be found on Council's website at http://www.goldcoast.qld.gov.au/forms-applications.html.

Timing After successful completion of any pre-start inspections required by conditions of this or other development approvals and at least 5 business days prior to commencement of any works on site.

10 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.


11 Public Art Public art commissioned and installed on the site must be in accordance with the approved Public Art Report prepared by Brecknock Consulting and dated 5 August 2015 and must be located entirely within the site. All public art shall be maintained at no cost to Council.

Timing Installation of public art prior to the commencement of the use and maintained at all times.

CAR PARKING AND ACCESS

12 Off street car parking facilities a Off-street car parking facilities must be designed,

constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council, in

Timing Prior to the commencement of the


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mailto:[email protected]




accordance with AS2890.1 (latest version). b Off-street facilities for car parking must only be used for

vehicle parking. c Off-street car parking facilities must be drained, sealed

and line marked.

use and at all times.

13 Tandem car parking spaces Tandem car parking spaces must be allocated to residents of the same unit only.


14 Freely accessible visitor car parking a All resident visitor, commercial visitor and staff car

parking spaces must be accessible and not subject to regulations or restrictions, for the time the use or premises is open for business and for the duration of any visit by such visitors to the site.

b Car parking for staff and visitors must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces during business hours.


15 Bicycle parking a Bicycle parking facilities must be provided at the

locations identified on the approved plans, to the satisfaction of the Chief Executive Officer, at no cost to Council and maintained in accordance with: i 192 Class 2 bicycle parking spaces for residents; ii 20 Class 2 bicycle parking spaces for commercial

staff; and iii 46 Class 3 bicycle parking spaces for resident

and commercial visitors; iv Austroads Guides to Traffic Engineering: Part 14;

and v AS2890.3.

b The bicycle parking spaces are to: i Enable wheels and frame to be located to the

device without damaging the bicycle; ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking

manoeuvres will not damage adjacent bicycles; v Be protected from manoeuvring motor vehicles

and opening car doors; vi Be as close as possible to the cyclists ultimate

destination; vii Be well lit by appropriate existing or new lighting;

and viii Be protected from the weather.



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16 Loading and unloading a Loading and unloading of a vehicle servicing a

development must be conducted wholly within the site. b A vehicle or vehicles waiting to be loaded or unloaded

must stand entirely within the site. c All vehicles must enter and exit the site in a forward

gear.


17 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of the Chief Executive Officer and at no cost to Council: a Signage located within the site visible to entering

vehicles including the Standard Service Sign Series ‘P’ sign, in accordance with the Manual of Uniform Traffic Control Devices, Transport and Main Roads Queensland – Part 15, accompanied with wording giving direction to visitor parking.

b Signs and line marking to identify persons with disabilities parking (AS2890.6) and motorcycle parking, and special zones such as bus zones.

c Signs and line marking to give direction to bicycle parking, including visitor parking, to be visible to cyclists upon entering the site in accordance with AS2890.3. Signage and line marking is to be provided along the route and where bicycle parking is provided.


VEHICULAR CROSSINGS AND DRIVEWAYS

18 Porte-cochere clearance The porte-cochere must have a minimum vertical clearance of 4.5 metres.


19 Sight distance to pedestrians- Birt Avenue Where the access driveway meets the property boundary at the Birt Avenue frontage, provide and maintain clear sight lines on the departure side of the driveway measuring 2 metres along the property boundary and 2.5 metres into the site, in accordance with Figure 3.3 of AS2890.1:2004 Parking Facilities Part 1: Off-Street Car Parking Facilities. The area within the sight triangle must be kept clear of obstructions at all times.


ROADS

20 Land dedication for road widening Land shown on Paradise Resort Development Code Plan 6.10 (Road Widening) must be dedicated to Council for road widening purposes. The land dedication must be completed

Timing Prior to the commencement of the


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to the satisfaction of the Chief Executive Officer, and at no cost to Council. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

use.

TRAFFIC SIGNALS

21 Traffic signals- Ferny Avenue/Birt Avenue intersection a Traffic signals at the intersection of Ferny Avenue and

Birt Avenue, Surfers Paradise and all necessary civil works must be designed and constructed to the satisfaction of the Chief Executive Officer and at no cost to Council, prior to the commencement of any new land use which takes direct access from Birt Avenue. An OPW (Works for Infrastructure) development application must be submitted to Council for approval for the above works.

b The new intersection of Ferny Avenue and Birt Avenue is to be designed to operate as a combined (single) intersection with the signalised intersection of Ferny Avenue and Ocean Avenue (to be constructed by G.C.R.T).

c The design and construction of the traffic signals at the intersection of Ferny Avenue and Birt Avenue, Surfers Paradise shall be completed and make reference to (and be compatible with) the approved drawings for the traffic signals at the intersection of Ferny and Ocean Avenues, Surfers Paradise.



FOOTPATHS

22 Footpaths The applicant must design and construct concrete footpaths as follows: i Minimum 2.5 metre wide path along the full frontage of

the site to Birt Avenue and Ferny Avenue. a The applicant must apply for and obtain a

development permit for operational work (works for infrastructure) from Council for the design and construction of the above footpath/s. Approval of plans, which show the location of footpaths, is not to be taken as an approval to construct.

Information note:



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This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

HYDRAULICS

23 No loss of floodplain storage The proposed development shall result in no loss of floodplain storage up to the 100 year ARI regional flood event.

Timing At all times once works have been completed.

24 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.


25 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.


26 Stormwater management plan to be complied with The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan being “Ralan Group Pty Ltd, Ruby – Stage 3, Surfers Paradise, Site Based Stormwater Management Plan, Revision 02 (Report No. 0003-AA008423-AAR-02)” dated 11 August 2015. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

Timing The certification must be submitted prior to compliance assessment of the subdivision plan or 'On Maintenance' (which-ever occurs first), or if no subdivision plan is required, prior to the commencement of the use of the premises.

27 GPT in basement car park a A gross pollutant trap (hydrocarbon and litter separator)

must be installed within the underground car park areas to treat water prior to discharging to the existing Council stormwater network.


b Any designated carwash bay will require a trade waste approval prior to the discharge from the premises of any trade waste to Council’s sewerage system.

Timing Compliance with (b) to occur prior to the commencement of the use of the premises.


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28 Agreement to remove hydrocarbons for GPT a The applicant must ensure that:

i Hydrocarbons and other waste captured by the gross pollutant trap are regularly removed by an appropriately licensed waste removal entity; and

ii The gross pollutant trap is maintained so that it functions for its intended purpose.

b The applicant must submit to Council evidence that an agreement has been entered into with a licensed waste removal entity for the removal of hydrocarbons/waste in accordance with this condition.

Timing Prior to the commencement of the use of the premises and then maintained at all times.

29 SQIDs maintenance management plan a A maintenance management plan for stormwater

quality improvement devices (SQIDs) for the site must be prepared by a qualified professional (RPEQ or equivalent) at the owner’s expense and in accordance with the Council's Water Sensitive Urban Design Guidelines (2007).

b The legal authority of the property shall be responsible for the maintenance and monitoring of the stormwater management devices during both construction and operational phases of the development at no cost to the Council.


30 Flood management (evacuation & emergency situation) a The owner/occupants/legal entity shall take necessary

measures to evacuate the residents/occupants of the property into a safe place during a range of flood events including and up to the designated flood event.

b The legal entity / body corporate must include the flood emergency management plan, being “Ralan Group Pty Ltd, Ruby, Surfers Paradise, Flood Emergency Management Plan, Revision 04 (Report No. F0003-AA008098-AAR-04)” dated 11 August 2015 prepared by Hyder Consulting Pty Ltd, in the body corporate by laws.

c The proposed development shall ensure no additional burden on SES and Council’s emergency service during the major flood events.


31 Certification that stormwater management treatment train implemented The applicant must provide to Council certification from a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater that the stormwater management treatment train in the approved stormwater management plan and associated design drawings has been installed on-site and is functioning as designed.

Timing Prior to the earlier of compliance assessment of the subdivision plan or the commencement of the use.


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32 Building floor levels a Building floor levels of habitable rooms must be at least

300mm above the Council's designated flood level. b Building floor levels of garages and non-habitable

rooms, constructed at approximately the same level as the main dwelling and attached to the main dwelling, must be at or above the designated flood level.

c Building floor levels of garages and non-habitable rooms, which are detached from the fabric but within the curtilage of a building and not to be used for storage of goods, can be a maximum of 600mm below the designated flood level.


DEWATERING MANAGEMENT PLAN

33 Preparation of dewatering management plan Should any earthworks intercept the groundwater table, a dewatering management plan must be prepared by a suitably qualified professional engineer (RPEQ or equivalent). The dewatering management plan must be prepared in accordance with the Guidelines for Dewatering Management Plan (CoGC, October 2014) and include (but not limited to) the following: a Purpose of dewatering (i.e an explanation of why

dewatering is necessary); b Dewatering technique (i.e. wellpoint, deep well, open

hole etc.); c Anticipated dewatering flow rate and total dewatering

duration; d Controls (i.e. settling tank, turbidity curtain etc.) and

method of effluent discharge; e Measures and techniques to manage noise, vibration

and odour issues; f Measures and techniques to manage geotechnical

stability issues; g Contingency plan in case of emergency situation; h If dewatering conducted in a contaminated area,

engineering specifications for dewatering effluent treatment (i.e. air-stripper, carbon filtration, etc) and details for an analytical monitoring program to ensure effluent will meet water quality release standards described in Tables 1 & 2;

i A monitoring program to ensure that effluent will comply with applicable water quality release standards described in Tables 1 & 2 of the guidelines;

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

k A strategy for monitoring and managing any impacts



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during the life and after the closure of the project; l The point of discharge to the storm water system and

to any waterway or water body; m A hydrogeological and hydrological assessment of the

project area to estimate quantity and quality of water to be discharged;

n Verification that the quality of discharge water will comply with the receiving water duration and frequency of the discharge;

o Seasonal variability of the receiving water quality; p Assessment of the viability of treating or recycling the

wastewater. All recommendations within the dewatering management plan must utilise enforceable, non-ambiguous terms such as ‘must be’ and ‘shall be’.

34 Compliance assessment of dewatering management plan The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy (DSDIP, July 2014); • The planning scheme’s Changes to Ground Level and

Creation of New Waterbodies Specific Development Code;

• Planning Scheme Policy 14 – Management of Activities Located Within Areas of Acid Sulfate Soils; and

• Guidelines for Dewatering Management Plan (CoGC, October 2014).

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Prior to the earlier of: • A development application for operational work (inclusive

of change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;

• Any works commencing on site. The dewatering management plan is not an approved plan until a compliance certificate has been issued in respect of it.

35 Compliance certificate with future operational work development applications


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A copy of the compliance certificate for the dewatering management plan must be provided with any future operational work development application.

36 Works must be carried out in accordance with the approved dewatering management plan All works involving dewatering or the testing, treatment and management of groundwater must be carried out in accordance with the approved dewatering management plan and any conditions imposed on the compliance certificate for the plan, to the satisfaction of the Chief Executive Officer, and at no cost to Council.

EROSION AND SEDIMENT CONTROL

37 Erosion and sediment control a Erosion, sediment and dust control measures must be

designed, implemented and maintained in accordance with 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 make good 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.

f Water quality must be monitored in accordance with Section 7.5 of the Best Practice Erosion & Control (IECA Australasia, November 2008) and compared with water quality objectives. A monitoring report must be prepared and retained at the site office and made available to Council’s inspectors upon request. The



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applicant must notify Council’s Contributed Assets Section and Department of Environment and Heritage Protection of any non-compliance to water quality objectives and the corrective actions taken by the applicant within 48 hours of the non-compliance.

38 Construction of sediment basin a If required, any sediment basin(s) implemented during

the construction phase must be designed in accordance with Appendix B of the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

b Each sediment basin must have the capacity to treat flows to current best practice standards and as a minimum must be designed to contain all the stormwater runoff from the 85th percentile 5 day rainfall depth and in addition be designed and maintained to store 2 months sediment from the receiving catchment, as determined using the Revised Universal Soil Loss Equation.

c Sediment basins must be dewatered within 5 days after each rainfall event.

d Sediment basins and associated structures such as inlets, outlets and spillways must be designed and constructed to be structurally sound for a 10 year ARI rainfall event under normal circumstances.

e A high-flow bypass system must be included (if necessary) to prevent any potential re-suspension of accumulated sediment from the basin during major storm events.

f Accumulated sediment from basins and other controls must be removed within two months and disposed of appropriately without causing water contamination.


CONSTRUCTION MANAGEMENT

39 Construction management plan Part A Construction Management Requirements a The construction management plan must be submitted

in accordance with the Application for Construction Management Plan form and Guidelines for Construction Management Plans are available on Council’s website.

b The construction management plan must address all activities associated with construction (excluding noise and dust issues), including but not limited to: i Vehicle access (including responsibility for

maintenance of the defined cartage route) during hours of construction;

ii Traffic management (including loading and

Timing A construction management plan must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work.

The approved construction management plan must be complied with and kept on-site at all times


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unloading); iii Parking of vehicles (including on site employees

and delivery vehicles); iv Maintenance of safe pedestrian movement

across the site’s frontage/s (including by people with disabilities);

v Building waste / refuse disposal; vi Presentation of hoarding to the street; vii Tree management.

c The construction management plan must demonstrate that: i the general public will be adequately protected

from construction activities; ii the building site will be kept clean and tidy to

maintain public safety and amenity; and iii demand for occupation of the street and

protection of Council assets will be well managed.

d The approved construction management plan must be complied with and kept on-site at all times.

e Should the development be under construction during the period of the Gold Coast Commonwealth Games in April 2018, the applicant will be required to implement a Council approved ‘Commonwealth Games Construction Management Plan’, which will deal with impacts such as road closures and elevated expectations for the presentation of construction sites.

Part B Road/footpath Closure Requirements Where as a result of construction work or activities it is necessary to temporarily close a road/footpath under the control of Council the following requirements will apply. a Where it is proposed to interfere with a road for any

building or construction work such as a gantry, hoarding or skip bin, an application for temporary closure of a Council controlled road must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work. Such application is to be lodged in conjunction with an application for approval of a construction management plan.

b Where it is required to interfere with a road for any building or construction related work for a period in excess of two (2) weeks, a Road Closure Work Zone permit is to be obtained from Council’s Traffic Management and Operations Branch.

c Where it is required to occupy any portion of the road reserve in conjunction with building or construction

during construction works.


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work, a permit to occupy is to be obtained from Council’s Property Section.

40 Transport of soil/fill/excavated material During the transportation of soil and other fill/excavated material: a All trucks hauling soil, or fill/excavated material must

have their loads secure and covered; b Any spillage that falls from the trucks or their wheels

must be collected and removed from the site and streets along which the trucks travel, on a daily basis; and

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


GEOTECHNICAL

41 Preparation of basement excavation stability assessment report A basement excavation stability assessment report must be prepared and signed by a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering. The report must: a Include a stability assessment of the basement

excavation, including any proposed batter, temporary shoring/retention system or permanent retaining structures. The stability assessment must: i Be based on existing geotechnical conditions of

the site; ii Refer to specific engineering drawings and cross-

sections; and iii Inlcude detailed stability calculations

demonstrating that the proposed batter or retention system for supporting the basement excavation will achieve adequate stability with a factor of safety greater than 1.5 against geotechnical instabilities (e.g. sliding, rotational failure, slip circle failures etc.);

b Address the effects of any dewatering on the potential settlements and lateral movements of the adjacent structures, properties and underground services;

c Assess the suitability of the proposed basement excavation methodology and examine whether the basement excavation support system requires any ground anchoring into any adjacent properties or road reserve;

d Identify the overall potential adverse effects of the



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proposed basement excavation and dewatering on the stability and integrity of the adjacent properties/structures in terms of their total predicted vertical and lateral movements;

e Include a site-monitoring plan: i For the entire construction period and a post-

construction period of at least three months in order to ensure the stability of the adjacent properties/structures;

ii Which includes plans and cross-sectional drawings showing the locations and parameters to be monitored, frequency of monitoring and threshold value of any parameter that will trigger immediate cessation of all site works in order to maintain the stability and integrity of the adjacent properties/structures; and

iii Which includes a contingency plan in the event that instability of the adjacent properties/structures arises or is detected during the construction period;

f Include certification from a RPEQ specialising in geotechnical engineering confirming that the proposed basement excavation and associated batters or supporting structures will achieve a factor of safety greater than 1.5 against geotechnical instabilities; and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures; and

g Confirm that the structural integrity of any existing water and sewerage infrastructure assets that are owned and operated by Gold Coast Water or Link Water, traversing the site is maintained due to the proposed basement excavation over the site.

42 Compliance assessment of basement excavation stability assessment report The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • The planning scheme’s Steep Slopes or Unstable Soils

Constraint Code;


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• The planning scheme’s Changes to Ground Level and Creation of New Waterbodies Specific Development Code;

• Planning Scheme Policy 11 – Land Development Guidelines; and

• Link Water’s Consent Guidelines – June 2009. Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Prior to issuing of any building works approval or any works commencing on site. The basement excavation stability report is not an approved report until a compliance certificate has been issued in respect of it.

43 Compliance certificate with future building work development applications A copy of the compliance certificate for the basement excavation stability report must be provided with any future building work development application.

44 Basement excavation and associated drawings are consistent with geotechnical report The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved geotechnical report.

Timing Prior to the issue of a development permit for building works.

45 Basement excavation and dewatering must be carried out in accordance with geotechnical report All underground works, including basement excavation, retention structures and dewatering, must be carried out in accordance with the advice and recommendations of the Council approved geotechnical report.


46 Basement excavation and ground anchoring issues In conjunction with any application seeking a development permit for building works, the applicant shall provide the following document(s) to the relevant authority. a Written confirmation signed by the applicant or the

applicant’s consulting engineer (Registered Professional Engineer of Queensland, RPEQ) that the proposed basement excavation/construction does not rely on any works external to the site boundary (e.g. ground anchoring into adjacent properties or road reserves); or

b If the proposed basement excavation does require ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a

Timing In conjunction with any application seeking a development permit for building works.


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

Advisory note: • The installation of any ground anchors into any adjacent

private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

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

ACID SULFATE SOILS (ASS)

47 Excavation/filling requiring consideration of acid sulfate soil If the proposed development will affect soils below 5m AHD and involves either: a The excavation of 100m3 or more of soil or sediment; or b The filling of land involving 500m3 or more of material

with an average depth of 0.5m or greater, the following conditions in relation to acid sulfate soil investigation, management plan preparation and submission of documents to Council must be complied with.


48 Acid sulfate soil investigation An acid sulfate soil investigation must be completed. The investigation sampling and analysis must be prepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils in Queensland Version 4 (October 1998, Ahern et al 1998) and Acid Sulfate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation must establish the following: a The presence/absence of acid sulfate soils over the

entire excavation area (ie. through soil investigations); b The degree (ie. concentration) of acid leachate

generating potential of soils; c The required soil dosage rates and quantity of lime

required to mitigate acid leachate; and



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d The potential impacts on surrounding environment features.

49 Preparation of acid sulfate soil management plan At the completion of the investigation required by the above condition, an acid sulfate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with: a The Queensland Acid Sulfate Soil Technical Manual

Version 4 (November 2002, Dear et al); and b Conditions of this approval.

50 Compliance assessment of acid sulfate soil management plan The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulfate soil investigation completed (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy 2/02: Planning and Management

Development Involving Acid Sulfate Soils (with Guideline for SPP 2/02);

• The planning scheme’s Changes to Ground Level and Creation of New Waterbodies Specific Development Code; and

• Planning Scheme Policy 14 – Management of Activities Located Within Areas of Acid Sulfate Soils.

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Before the earlier of: • A development application for operational work; or • Any works commencing on site. The acid sulfate soil management plan is not an approved plan until a compliance certificate has been issued in respect of it.

51 Compliance certificate with future operational work development applications A copy of the compliance certificate for the acid sulfate soil management plan must be provided with any future operational work development applications.


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OCEAN FRONT REQUIREMENTS

52 Excavated sand All excess sand excavated from the site must be managed in accordance with the following requirements: a The applicant must submit a sand management plan to

Council for approval. The sand management plan must outline appropriate actions to ensure excavated sand is appropriately cleaned, treated, placed, levelled and stabilised.

b The sand must be sieved to remove all material having a dimension greater than 20 millimetres.

c The sieved sand must be placed onto the ocean beach, profiled and stabilised in accordance with the approved sand management plan, prior to the issue of a certification of classification/final inspection certificate.

d If the sand to be excavated will exceed 2,000 cubic metres, a supervisor, appointed by Council, must be employed at the applicant’s cost for the duration of the sand excavation and deposition and the supervisor must: i Undertake the physical collection of any waste

material deposited on the beach as a result of the sand deposition; and

ii Ensure that the total excess clean sand is deposited, profiled and stabilised as directed by Council.

Timing The sand management plan must be submitted to Council for approval prior to commencement of works on site.

All other requirements of the condition must be complied with at all times.

LANDSCAPE WORKS ON PRIVATE LAND 53 Detailed landscape plan to be submitted for approval

a The applicant must submit to Council for approval a detailed landscape plan, by making a development application for operational work (landscape work).

b Without limiting the requirements of the planning scheme’s Landscape Work Specific Development Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or

similar landscape design professional; ii Be in general accordance with the Statement of

Landscape Intent, title Landscape Architecture Ruby stage three sheets 73 - 101, date August 2015, prepared by DBI Design;

iii Reflect the approved layout (including any amendments to that layout required by these conditions) and the conditions of this approval; and

iv Comply with Planning Scheme Policy 13 – Landscape Strategy Part 2 – Landscape Works Documentation Manual.

Timing Approval of proposed landscape work must be obtained prior to the earlier of the commencement of operational works (landscaping) or the issue of a certificate of classification.


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54 The required landscaping plan must also demonstrate the following: a Feature tree species must be native evergreen canopy

shade trees with a minimum bag size of 400 litre at the time of planting;

b Internal street tree species must be native evergreen canopy shade trees with a minimum bag size of 200 litre at the time of planting;

c Unless otherwise specified, tree species must be native evergreen canopy shade trees with a minimum bag size of 100 litre at the time of planting;

d Palm species must be a minimum 3 metres in height at the time of planting;

e Feature shrub species must be a minimum 300mm size at the time of planting;

f Screening shrub species must be a minimum 45 litre pot size at the time of planting;

g Unless otherwise specified, shrub species must be a minimum 200mm pot size at the time of planting;

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

i Planter boxes containing tall palm and tree species that are potentially exposed to prevailing winds or funnelled wind must be designed with root plate anchorage strengthening considerations or similar to prevent failure;

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

k An automatic irrigation system must be provided to all podium planter boxes;

l Provide detailed information how stormwater is treated within tree planters / pots effectively and being utilised for irrigation; and

m The landscape plan must include the approved location and detailed design drawings of the bio-retention system which is required as part of the Stormwater Management for the site. The plan must incorporate an appropriate list of species in the plant schedule, which are suitable for a bio-retention area. Planting densities must match those shown in Council’s Water Sensitive Urban Design Guidelines.


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55 Green Walls/Roof, Trellis and Arbors The applicant must submit with the application for operational work (landscape work), operational details, specifications and a maintenance management plan relating to the green wall, trellis/wall and/or arbor systems. The management plan must: a Provide detailed information as to how these vegetative

systems will maintain consistent irrigation and nutritional requirements according to best horticultural practices;

b Stipulate a maintenance schedule for these systems; c Provide details of the minimum standards to which

these systems must be maintained; d Describe actions to be taken if the systems should fail

to function as intended; and e Provide detailed information how storm water is treated

within tree planters / pots and being utilised for irrigation.

OPEN SPACE

56 Endorsement of concepts The Landscape Statement of Intent prepared by DBI Design referenced in this Decision Notice is approved only in concept. Where details, drawings and the level of embellishment do not comply with endorsed Council policy or guidelines, the Council policy or guideline prevails over the contents of the endorsed Landscape Statement of Intent.


57 Streetscape works within public road reserve a The applicant is required to ensure that street trees are

planted within the public road reserve directly fronting the subject site along Birt Avenue and Ferny Avenue.

b The location, quantity and species are to be determined through the assessment of the development application for Operational Works (public landscape) required by condition of this approval.

c All street trees required by conditions of this approval must be shown and approved on the OPW public landscape application an must be installed, established and maintained in accordance with the following: i Planning Scheme Policy 11 – Land Development

Guidelines, Standard Specifications and Drawings;

ii Planning Scheme Policy 12 – Landscape Strategy Part 1 1 – Landscape Character: Guideline the Image of the City;

iii Planning Scheme Policy 13 – Landscape Strategy Part 2 – Landscape Works

Timing Prior to the commencement of the use of the premises.


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Documentation Manual; and iv Be constructed at no cost to Council.

58 Detailed landscape plans for public road reserve to be submitted for approval a The applicant must submit to Council for approval

detailed landscape plans, by making a development application for Operational Work (Public Landscape Work).

b Landscape works must not commence on the site until Council has issued a development permit for Operational Work (Public Landscape Work), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.

c Without limiting the requirements of the planning scheme’s Landscape Work Specific Development Code, the detailed landscape plan must: i be prepared by a qualified landscape architect or

similar landscape design professional; ii be in general accordance with the Statement of

Landscape Intent for Ruby (Stage 3) prepared by UPS and dated August 2015;

iii reflect the approved layout (including any amendments to that layout required by these conditions) and the conditions of this approval;

iv Provide locations for the retained vegetation, in accordance with the conditions of this approval;

v comply with Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual;

vi for works in the road reserve – comply with the following requirements: A Trees must not be aligned with side

boundaries or where underground services are located;

B Tree planting must be set back a minimum of one metre from the nominal kerb line;

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

D Trees must be kept a minimum distance of two metres laterally from inlet gullies;

E Trees must not be planted within twenty (20) metres of the approach side and six (6) metres of the departure side of intersections that are not equipped with traffic signals;

F Trees must not be planted within fifteen (15) metres of the approach side and six (6) metres of

Timing Prior to any landscape works occurring.


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the departure side of a pedestrian crossing or bus stop;

G All built structures associated with an entry statement must be located within private property. Planting associated with the entry statement is acceptable in the road reserve area only where it achieves the requirements of Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual and Planning Scheme Policy 6: Entry Statements.

d The landscape works must be constructed in accordance with the approved landscape plan.

e The applicant must provide landscape maintenance schedules as part of the public landscape application. The maintenance schedules must: i Be in accordance with section 3.1 of the Gold

Coast City Council Open Space Management Guidelines;

ii Complete and submit table 6 – Maintenance Monitoring Timelines from the Gold Coast City Council, Open Space Management Guidelines (November 2007) and;

iii Complete and submit Table 7 – Maintenance Activity Specification Summary Table from the Gold Coast City Council, Open Space Management Guidelines (November 2007)

iv Insert completed tables (6&7) within submitted drawing sheets

v Be submitted with the OPW public landscape application.

Timing Compliance with (d) to occur prior to the commencement of the use of the premises.

59 ‘Pre-start’ inspection required The applicant must arrange and attend an on-site ‘Pre-start’ meeting with Council asset owners, Contributed Assets personnel and development representatives. The applicant must contact Council’s Contributed Assets Section (ph: (07) 5582 9034) to schedule the meeting.

Timing Prior to the commencement of approved landscape works on site.

60 Establishment period for public road reserve a Upon completion of the public landscape works in

accordance with the approved landscape plans, the applicant must notify Council’s Contributed Assets Section (ph 5582 8052) for an on-site meeting, prior to acceptance by Council of the commencement of the ‘Establishment Period’.

b The applicant is responsible for the establishment of all living components of public road reserve, to the satisfaction of the Chief Executive Officer, for the

Timing As indicated in the wording of the condition.


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duration of a six (6) month ‘Establishment Period’, prior to the commencement of ‘On Maintenance’ period, in accordance with section 6.17 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

c Without limiting the obligations under section 6.17 of the Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings the applicant must, during the ‘Establishment Period’: i Rectify any defects arising from substandard

workmanship; ii Replace any planted vegetation of poor quality or

inappropriate species where used instead of specified species; and

iii Maintain all components and their environs. 61 ‘On Maintenance’ period for public road reserve

a The applicant must notify Council’s Contributed Assets Section (ph: (07) 5582 9034) when the landscape works are complete and established as per the approved landscape plans for this site, for an on-site meeting.

Timing Prior to acceptance of this site ‘On Maintenance’.

b Upon satisfactory completion of the ‘Establishment’ period and Council notifying the applicant that the open space has been formally accepted as being ‘On Maintenance’ following an ‘On Maintenance’ inspection, the applicant is responsible for undertaking a twelve (12) month ‘On Maintenance’ period in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.


c The applicant must notify Council’s Contributed Assets Section (ph: (07) 5582 9034) when the ‘On Maintenance’ period is complete as per the approved landscape plans and Open Space Management Plan for this site, for an on-site meeting.

Timing Prior to acceptance by Council of ‘Off Maintenance’.

d Without limiting the obligations under section 6.18 of the Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings, the applicant, and not Council, is responsible for: i Maintaining open space areas; and ii For the rectification of defects and any damage

that occurs, unless the damage is directly attributable to Council activities.

Timing At the time of landscape works and then to be maintained.

VEGETATION MANAGEMENT

62 Vegetation works OPW application required This approval does not approve vegetation clearing or

Timing Prior to the


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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 Protected 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 Plans clearly identifying which vegetation is proposed

to be removed and which vegetation is proposed to be retained.

c A sediment and erosion control and construction management plan.

For this condition Assessable Vegetation’ is defined in Schedule 1 Definitions of City Plan 2015.

commencement of any operational works for vegetation clearing.

ADVERTISING DEVICES

63 Submission of signage master plan a The applicant must submit to Council for approval a

signage masterplan. The signage masterplan must: i Show the location, size and type of all advertising

devices; and ii Demonstrate that all advertising devices are

visually consistent and integrated into the overall architecture and landscape amenity of the premises.

b The submission of and approval of a signage masterplan pursuant to this condition does not remove the requirement for the applicant to secure any necessary development permits for operational work (advertising device) and/or approval under Council’s Local Law No. 16 (Licensing) and Subordinate Local Law 16.8 (Advertisement).

Timing Prior to the earlier of the commencement of the use or the erection of any signage.

ACOUSTICS

64 Acoustic design and construction The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by ‘Acousticworks’ dated 22 July 2015 (Reference No. 2015292 R01 Ruby Stage 3 Paradise Resort Surfers Paradise RTN Rail ENV.docx). Any alteration to the design or construction of the development that prevents the recommendations of the approved acoustic report being implemented will require an amended acoustic report to be submitted and approved by Council prior to Building Approval.



353 Adopted Report


65 Acoustic compliance report Prior to the occupation or commencement of use of the development, an acoustic compliance report prepared by a suitably qualified acoustic consultant shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the established noise criteria and recommendations outlined in the approved acoustic report.


66 Activities to be carried out between certain hours The uses/activities listed below are permitted to be undertaken only between the hours stated: a Deliveries – 6:00am to 10:00pm


WASTE

67 Waste Management Plan The development must be designed and constructed in accordance with the approved Waste Management Plan (WMP) prepared by ‘Mark Rigby & Associates’ August 2015 (Reference No. MRA15-061). Any proposed changes to the approved WMP must be submitted to, and approved by Council prior to the implementation of any proposed structural changes.


68 Waste chute – design and construction The waste chute must be located in accordance with ‘Basement 1’ and ‘Basement 2’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.01 & ASK -2.05), and be designed and constructed in accordance with the requirements of section 11.5 of Gold Coast City Council’s Solid Waste management Guideline for New Developments (2011) as detailed below: a Adequate strength for its purpose, including additional

reinforcing where necessary at joins, bends and hopper intersections,

b Insect and vermin proof. c Constructed and installed to prevent the following

during use and operation of the system: i Transmission of vibration to the structure of the

premises. ii Excessive odour. iii Excessive noise to the occupants of the building.

d Installed in a fire rated duct and ventilated in compliance with building requirements of the Building Code of Australia.

e Comply with the waste chute manufacturer’s technical specifications and /or operational limitations, including



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installation design features and ancillary equipment required to prevent blockages and noise disturbances, to achieve compliance with the section.

f Fitted with a shutter at the base of the chute for closing off the chute manually during bin exchange and automatically in the case of fire.

69 Waste storage rooms – design and construction The waste storage rooms must be located in accordance with ‘Basement 1’ plan &‘Basement 2’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.01 & ASK -2.05), and be designed and constructed in accordance with the requirements of section 11.5 of Gold Coast City Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a Fire rated and ventilated in accordance with the

Building Code of Australia. b Insect and vermin proof. c The doors must be wide enough to allow for the easy

removal of the largest container to be stored. d The walls, ceiling, floor and equipment of each waste

storage room must be designed and constructed of impervious material with a smooth finish to allow for easy cleaning.

e The floor must be a constructed hardstand area and graded to fall to a drainage point/s connected to sewer in accordance with trade waste requirements.

f Adequate additional space must be provided for compactors (if applicable).

g Adequate artificial lighting must be provided. h Refrigerated rooms must be fitted with an approved

alarm device outside, but controllable only from within the room.

i Must not be located adjacent to or within any habitable portion of a building or place used in connection with food preparation (including food storage).

j A hose cock must be provided immediately outside the room for cleaning bins and the room.

k Must permit unobstructed access for removal of the containers to the service point and for positioning of the containers correctly in relation to the waste chute.


70 Waste disposal points – design and construction A waste disposal point / hopper must be located on each residential floor in and be designed and constructed in accordance with the requirements of section 11.5 of Gold Coast City Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below:



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a Located to ensure the handle of the hopper is at least 1200 millimetres above finished floor level.

b Hopper door must automatically return to the closed position after use.

c Designed to permit free flow of waste into the chute. d Constructed so that the diameter or largest dimension

of the service opening (the diagonal of a rectangular opening) does not exceed three-quarters (3/4) of the diameter of the chute with which the hopper is connected.

e The floor adjacent to the hopper to be paved with a durable impervious material with a smooth finished surface.

71 Commercial bulk bins – Storage point – within building structure The bulk bin storage point within the building must be located and constructed within a purpose-built storage room, in accordance with ‘Level 1’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.02), and must comply with the requirements of section 11.3 of Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a air-locked. b fly and vermin proofed. c used solely for the storage of waste. d constructed hardstand area with a solid concrete base

or acceptable equivalent. e graded to fall to a drainage point. f drainage point to be connected to sewer in accordance

with trade waste requirements. g provided with a hosecock for cleaning the bins. h easily accessible from within the development.


72 Bulk bins – Servicing Point The bulk bin servicing points must be located in accordance with ‘Level 1’ plan prepared by ‘DBI’ dated July 2015 (Drawing No. ASK -2.02), and be designed and constructed in compliance with the requirements of Section 11.3 of Gold Coast City Council’s Solid Waste Management Guideline for New Developments (2011) as detailed below: a Sufficient access and clearance for the waste collection

vehicles to service the bins, including adequate unobstructed overhead space for the swinging arm action of the front-lift waste collection vehicle.

b Clearly separated from car parking bays, loading bays, footpaths and pedestrian access, and any other similar areas.



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c Clear of speed control devices or similar provisions which inhibit direct access to the bins for servicing.

d Constructed hardstand with a solid concrete base or acceptable equivalent.

e Positioned on a level pad within the site, not more than five (5) metres from the property boundary, level with the kerbside and adjacent to a driveway or other approved crossover on the public roadway.

f Connected to the crossover by a paved path. g Allow for at least an additional 0.5 metres clearance

surrounding each container, or for multiple bins one (1) metre clearance around the combined multiple bin area, whichever is the lesser.

h Screened to minimise the view of bins from neighbouring properties, or passing vehicles and pedestrian traffic external to the site.

AMENITY

73 Screening of storage The storage of any machinery, materials or vehicles must be screened so as not to be visible from any road to which the site has frontage, to the satisfaction of the Chief Executive Officer.


74 No nuisance from lighting All lighting devices must be positioned on the premises and shielded to the satisfaction of the Chief Executive Officer so as not to cause glare or other nuisance to surrounding residents and motorists


SOCIAL PLANNING

75 Fencing Any fencing that exceeds 1.2m in height that is designed and constructed on property boundaries, or adjacent to communal open space, must have permanent visibility through at least 50% of the surface area.


76 Lighting design and installation to promote community safety a The applicant must install lighting along all publicly

accessible pedestrian connections within the development, at no cost to Council. The design and construction of the lighting system must: i Provide a consistent level of light, to meet

minimum requirements of Australian Standard AS1158;

ii Include vandal resistant fixtures.

Timing Prior to the commencement of the use on the site.


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77 Hours of operation – licensed premises a All activities associated with the operation of a licensed

premises will be limited to the hours of 7am to 2am Monday to Sunday.

b The service of alcohol at the premises will be limited to the hours of 10am to 2am Monday to Sunday, with the exception of a Resort Hotel which may restock mini-bars and provide room service 24 hours per day Monday to Sunday.

c The Chief Executive Officer may consider a written request to vary the approved hours of operation for a special event with a minimum of 30 days' notice.


PLUMBING COMPLIANCE (SEWERAGE WORKS)

78 Application for compliance permit for sewerage works required 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, the application must: a be accompanied by a hydraulic design for all sewerage

works within the property; b comply with Council’s:

i Trade Waste Policy; and ii Trade Waste Pre-treatment Policy and

Guidelines); and c comply with Council’s Waste Management Policy

Relating to Refuse Requirements for Proposed and Existing Building Developments Within the City of Gold Coast dated January 1995.

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.

• Plumbing and drainage approval is not an approval to discharge trade waste to Council’s sewerage system. The generator of trade must complete an Application for Approval to Discharge Trade Waste to Council’s sewerage system (available on Council’s website) prior to discharging any trade waste.

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

PLUMBING COMPLIANCE (WATER SUPPLY)

79 Application for compliance permit for water supply plumbing work required The applicant must make an application to Council (Plumbing



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and Drainage Services) for a compliance permit for any compliance assessable water supply plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must: a be accompanied by a hydraulic design for all water

services within the property; and b comply with Section 7 of Council’s Land Development

Guidelines. Information note: Water supply plumbing 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.

PLUMBING COMPLIANCE (FIRE SERVICES)

80 Application for compliance permit for fire services plumbing work required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for all fire services plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must be accompanied by a hydraulic design for all fire services within the property. Information note: Plumbing works for fire services must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.


SEWERAGE

81 Sewer reticulation a The development must be connected to Council’s

sewer reticulation system at the applicant’s cost. b The sewer property service shall be minimum 150mm

in accordance with SEQ Water Supply and Sewerage Design and Construction Code (SEQ D&C Code), unless otherwise approved by Council’s Plumbing and Drainage section.


82 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 D&C Code).


83 Connection point The existing 450mm trunk sewer main along Birt Avenue

Timing Prior to commencement


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must be used as the connection point, unless otherwise approved by Gold Coast Water.

of the use of the premises for stage 3.

84 Non-trunk sewerage infrastructure A new road crossing shall be constructed from Stage 3 of the development to the existing 450mm trunk sewer adjacent to the Birt Avenue and Acacia Avenue intersection as part of the Stage 3 works. In the event that the proposed road crossing clashes with existing services and cannot be constructed, a 225mm sewer main shall be constructed from the existing 450mm trunk sewer main in Birt Avenue, along Birt Avenue and Oak Avenue to Stage 3, generally in accordance with Figure 4.2 – Proposed Sewer Layout of the Paradise Resort Report – 4 Stage Preliminary Application Engineering Services Report dated 18/1/12 by Hyder Consulting and 6.9 Staging Plan 115075 – Infrastructure and Services, dated September 2011, unless otherwise approved by Gold Coast Water. This condition is imposed in accordance with section 665 (non-trunk infrastructure) of the Sustainable Planning Act 2009.


85 Connection and disconnection – arrangements with Gold Coast Water Any connection and disconnection 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 (phone 1300 694 222).


86 Operational work (works for infrastructure) application required 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.


87 No building work over or within Council easements and minimum distance from Council infrastructure a No building work is permitted over or within any Council

public utility easements. b All proposed buildings and structures must be located a

minimum distance of 2 metres from Council infrastructure.

Timing At all times during works and then maintained.

WATER SUPPLY RETICULATION

88 Water supply reticulation (potable only) a The development must be connected to Council’s

potable water supply system, at the applicant’s cost.

Timing Prior to commencement of use for stage 3.


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

89 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 D&C Code).


90 Connection point A new water main shall be constructed along the southern verge of Birt Avenue to accommodate Stage 3. This main shall connect to the existing 300mm water main on the western side of Ferny Avenue. Connection of Stage 3 of the development shall be to a new 150mm water main constructed along the southern verge of Birt Avenue unless otherwise approved by Gold Coast Water.


91 Connection and disconnection – arrangements with Gold Coast Water Any connection and disconnection 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).


92 Supply standard The applicant must provide water supply to the standard specified in Gold Coast City Council’s Land Development Guidelines and Gold Coast Water’s Network Modifications Extensions and Connections Policy Procedure.


93 Installation of property service, water meter box and meter The applicant must: a Submit an Operational Works (OPW) application, for

Council's approval, for water meters 40mm and above; b Following approval of the OPW (if required), 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, meter box and meter installation. i The property service, water meter box and water

meter shall be provided, at the boundary of the development site, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code and/or any applicable COGC policies and procedures), at the applicant’s cost;



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c Make application for GCW to remove any redundant water meters and/or services, at the applicants cost.

94 Fire loading Fire loading must not exceed 15L/s for two (2) hours duration.


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


96 Individual sub-metering to be provided The developer shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water. a All meters and their locations shall be approved by

Plumbing and Drainage. b Automatic Meter Reading (AMR) technology shall be

utilised where free access for meter reading cannot be provided.

c For high-rise complexes, sub-meters shall be installed in common areas such as stairwell landings or beside the elevator shaft.

d For high-rise developments, the developer shall furnish the plumbing works, manifolds and the meter cabinets in a way that the sub-meter and its respective unit connection can be verified easily.

Timing At the time of lodgement of the Plumbing and Drainage application.

97 Water supply services to mixed use high rise developments / buildings Should there be any future intentions of a volumetric subdivision, separate water supply services must be designed and constructed to the different uses (e.g. commercial, residential) or to each future volumetric lot within the mixed use high rise development / building, to the satisfaction of Council’s Chief Executive Officer. This is required so that future volumetric lots within the site can comply with Gold Coast Water and State Government requirements for separate service connection to each volumetric Reconfiguring of a Lot and so the internal services can be managed through the Building Management Statement.


ADVISORY NOTES TO APPLICANT

B Incorporation of Equitable Access at the Detailed Design Stage

All public spaces and facilities within the development must provide equitable access,


362 Adopted Report


including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010.

C Mechanical Surveillance

Should mechanical surveillance (e.g. CCTV) be installed on the premises, footage should be retained for a minimum period of 30 days and provided to Police upon request.

D Gold Coast Airport

The CASA Manual of Standards (MOS) Part 139 - Aerodromes, Chapter 7, Sub-section 7.1.5.1 requires that any structure extending to a height of 110 metres or more above ground level (including construction cranes or other temporary equipment) must be notified to CASA. The applicant shall supply details of the proposed height and position of any such building or structure to Gold Coast Airport Pty Ltd for consideration by aviation agencies.

The CASA Manual of Standards (MOS) Part 139 - Aerodromes, Chapter 7, Sub-section 7.1.5.2 provides that any structure extending to a height of 150 metres or more above ground level (including construction cranes or other temporary equipment) is to be regarded as an obstacle unless assessed by CASA to be otherwise. The applicant shall supply details of the proposed height and position of any such building or structure to Gold Coast Airport Pty Ltd for consideration by aviation agencies.

E Referral agencies

The referral agencies (and their addresses) for the application are listed below. Any referral agency conditions are identified in the conditions of approval.

Referral agency Address Jurisdiction Department of Infrastructure, Local Government and Planning

PO Box 3290 Australia Fair SOUTHPORT QLD 4215

Concurrence agency – State controlled road matters and public passenger transport

F 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.

G 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


363 Adopted Report


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.

H 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.

CARRIED


364 Adopted Report

GCCC Maps

0 190 380 m

ProjectionMGA94, Zone 56e 56

Disclaimer: Gold Coast City Council, Queensland2014 or The State of Queensland 2014. NoWarranty given in relation to the data (includingaccuracy, reliability, completeness or suitability) andno liability accepted (including without limitation,liability in negligence) for any loss, damage or costs(including consequential damage) relating to anyuse of the data. Data must not be used for directmarketing or be used in breach of the privacy laws.

ATTACHMENT 4.1


365 Adopted Report

GCCC Maps

0 190 380 m

ProjectionMGA94, Zone 56e 56

Disclaimer: Gold Coast City Council, Queensland2014 or The State of Queensland 2014. NoWarranty given in relation to the data (includingaccuracy, reliability, completeness or suitability) andno liability accepted (including without limitation,liability in negligence) for any loss, damage or costs(including consequential damage) relating to anyuse of the data. Data must not be used for directmarketing or be used in breach of the privacy laws.

ATTACHMENT 4.2


366 Adopted Report

// 33STAGE 3 CODE ASSESSABLE DEVELOPMENT APPLICATION / AUGUST 20153D PERSPECTIVE3D PERSPECTIVE

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// 29STAGE 3 CODE ASSESSABLE DEVELOPMENT APPLICATION / AUGUST 2015

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107

260026002600260026002600

260026002600 260026002600 260026002600

260026002600260026002600260026002600

260026002600260026002600 260026002600

260026002600

260026002600

260026002600 260026002600 260026002600

260026002600 260026002600260026002600

260026002600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

26002600

2600

2600

2600 26002600

26002600

26002600

26002600

26002600

26002600

26002600

26002600

2600

2600

2600

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

5800

5856

1000

1000

2400

2400

2400

2400

2400

2400

2400

26002600 2600

2600

2600 2600 2600 2600 2600

2600

2600

2600

2600

2600

2600

2600

2600

5862

5800

5800

6100

5800

2600

5812

5810

5800

2600

260026002600

D2-120

D2-120

A2-115

A2-115

B2-118

B2-118

C2-119

C2-119

SSL -3650

SSL -3650

SSL -3650

RESIDENT BYCLE STORAGE

END OF TRIP

FACILITYMALE

FEMALE



4 8 120

29 JULY 2015 1 : 200PARADISE RESORT RUBY STAGE 3, SURFERS PARADISE

CONCEPT DESIGN 2.05BASEMENT LEVEL 2


371 Adopted Report

UP

UPUP

UP

UP

Pedestrian Zone

Transformer Above

Gate

GREASE

ARRESTOR

GREASE

ARRESTOR

GREASE

ARRESTOR

Delivery

Zone

GENERAL

REFUSE

ROOM LINEN

ROOM

RESIDENTIAL

1142.07sqm

47 Parks

VISITOR AND

RETAIL CARPARK

4697.65sqm

117 Parks

Gate

Q100 FLOOD RETENTION

MECH. SUPPLY

5.58sqm

MECH. SUPPLY

9.92sqm

RAIN WATER TANK

30.94sqm

NON-POTABLE

7.20sqm

MAIN SWITCH-ROOM

51.84sqm

MECH.

EXHAUST

MECH. EXHAUST

2.99sqm

ONE WAY

RETAIL LIFTS

CONNECTION TO

RUBY STAGE 2

MECH. EXHAUST

5.10sqmSERVICE LIFTS

1:5

1:10

Mech. Supply

1.23sqm

LIFT

1

LIFT

2

LIFT

2

LIFT

3

LIFT

1

LIFT

6

LIFT

5

LIFT

4

LIFT1

LIFT2

67 66 656871

38

37

36

58

117

116

6970

108 109 110

16

15

14

19

18

17

96959392 949089 91

57 56 55

53

52

51

42

41

40

39

111

112

11397

9

8

7

6

5

4

3

62 616364

54

13

12

50

49

48

47

46

45

44

43

7877 79

11

10

352827 29222120 2524 26 34333130 3223

2

1

107

114

115

60

59

99 10098 102 103101 105 106104

87 888681 82 84 858380

76

75

72

73

74FIRE WATER TANK

150.76sqm

FIRE PUMP ROOM

86.83sqmPOTABLE WATER TANK

44.22sqm

POTABLE PUMP ROOM

40.18sqm

260026002600260026002600

260026002600 260026002600 260026002600

260026002600260026002600260026002600

260026002600260026002600 260026002600

260026002600

260026002600

260026002600 260026002600 260026002600

260026002600 260026002600260026002600

260026002600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600

2600 26002600

26002600

26002600

26002600

26002600

26002600

26002600

26002600

2600

2600

2600

6100

5800

5805

5800

5800

5800

5800

5800

5800

SSL -650

SSL -650

SSL -650

D2-120

D2-120

A2-115

A2-115

B2-118

B2-118

C2-119

C2-119

POSSIBLE

STAGE 4

CONNECTION

120

119

118

123

122

121

126

125

124

129

128

127

132

131

130

135

134

133

138

137

136

141

140

139

143

142

161

160

159

164

163

162

155

154

153

158

157

156

152

151

150

146

145

144

149

148

147

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

2400

5856

5800

1000

1000

SSL -650

HIGHLIGHTED AREA

COMBINED

VISITOR AND

RETAIL CARPARK



4 8 120

23/09/2015 1 : 200PARADISE RESORT RUBY STAGE 3, SURFERS PARADISE

155110ISSUE FOR RFI 2.01BASEMENT LEVEL 1


372 Adopted Report

UP

UP

UPUP

UP

UP

D2-120

D2-120

RECEPTION

LOUNGE

MAIN

ENTRY

RETAIL

RETAIL

REFUSE

SUB-STATION

TRANSFORMERS

RUBY STAGE 2&3

RETAIL

SPECIALITY

RESTURANT

DINING

MAIN RESTURANT

DINING

COFFEE SHOP

DINING

ACCESS

BAR

OFFICE

MALE

FEMALE

FCR

GAS

WM

FBBV

RETAIL

LOADING

COMS.

NBN

STOR

E

LINEN

MECH SUPPLY

MECH

EXHAUST

RETAIL

RETAIL

COUNTER TOP

BENCH

TRAVELATORS TO LEVEL 2

TRAVELATORS TO B1

CG

CG

CR

CR

CRRRRR

RR

RR

A2-115

A2-115

BAGS

STORE

STORE

STOR

E

REFUSE & RECYCLING

COMS.ELECT.

HYDR. GAS

WATER

NBN

FOYER

ENTRANCE

RETAIL

LIFTS

ESCELATORS

TO L2

SERVICE CORRIDOR

LOBBY

ARCADE

1:10

PORTE COCHERE

RUBY STAGE 2 ADJOINS

BRIT AVE

FERR

NY A

VE

RUBY

STA

GE 4

SITE

ADJO

INS

LINE OF L2

ABOVE

REFER TO LANDSCAPE

ARCHITECTURAL DRAWINGS

FOR STREET SCAPE DESING

REFER TO LANDSCAPE


FOR STREET SCAPE DESING

VEHICLE RAMP TOBASEMENT CARPARKING

LINE OF L2

ABOVE

MECH

EXHAUST

MECH

SUPPY

LIFT

1

LIFT

2

LIFT

3

LIFT

4

LIFT

5

LIFT

6

LIFT1

LIFT

1

LIFT

2

LIFT2

TO BASEMENT AND L2

NOTE BASEMENT AND L2

SERVICE LIFTS

KITCHEN / BOH

DINNING REFUSERETAIL

GASMECH

EXHAUST

REFER TO STAGE 2

ARCHITECTURAL

DRAWINGS

B2-118

B2-118

C2-119

C2-119

AWNING OUTLINE

AWNING OUTLINE

SHARED ZONE DRIVEWAY

Temporary turf open space.

This area will be subject to a

future development proposal

STAGE 2

STAGE 2 FIRE STAIRS AND

RESTURANT

STAGE 2 AND 3

LOADING DOCK

SSL 2.750

SSL 2.770

SSL 2.750

SSL 2.750

SSL 2.750

SSL 2.750

STAGE 4

MECH. SUPPLY

TO BASEMENT

STAGE 3

69900

6325

7

MALEFEMALE

KITCHEN

+BOH

KITCHEN

+BOH

KITCHEN

+BOH

MALE

FEMALE



4 8 120

23/09/2015 1 : 200

RUBY STAGE 3, SURFERS PARADISEISSUE FOR RFI 2.02

LEVEL 1


373 Adopted Report

UP

UP

UP

UP

D2-120

D2-120

BOH

FUNCTION

ROOM 3

FUNCTION

ROOM 2

FUNCTION

ROOM 1

COFFEE

SHOP

MULTIPURPOSE

LOUNGE

ADVENTURE GYM

LASER TAG

ARENA

OFFICE STORE

ICE RINK

FOYER

RETAIL

MECH.

WAITING

AREA

MALE

FEMA

LE

SUPERMARKET

MECH.

BRIEFING

AREA

STORE

MALE

MALE

FEMALE

FEMAL

E

TICKETS

TICKETS

TICK

ETS

LOCKERS

MECH.

SERVERY

A2-115

A2-115

NBN LINEN

COMS.ELECTRICAL

HYDRAULIC GAS

WATER

VEIWING

AREA

PWD

PWD

DISP

LAY

DISPLAY

SERVICE LIFTS

TRAVELATORS

TO L1

RETAIL

LIFTS

MECH

EXHAUST

LIFT1

LIFT2

MECH

EXHAUST

REFER TO STAGE 2

ARCHITECTURAL

DRAWINGS

B2-118

B2-118

C2-119

C2-119

AWNING OUTLINE

AWNING OUTLINE

GROUND FLOOR

FIRE STAIRS

LIFT

1

LIFT

2

LIFT

3

LIFT

4

LIFT

5

LIFT

6

ESCELATORS

TO L1

SSL 8.250

SSL 8.250

SSL 8.250

SSL 8.250

REFUSE & RECYCLING



4 8 120

05/08/2015 1 : 200

PARADISE RESORT RUBY STAGE 3, SURFERS PARADISE05/08/2015CONCEPT DESIGN 2.03

LEVEL 2


374 Adopted Report

UP

UP

UP

D2-120

D2-120

MECH.

PLANT

LEVEL 1

SUPERMARKET

PLANT

MAIN T

ENAN

CYSW

ITCH

BOAR

D

ICE RINK

PLANT

GYM

RESIDENTIAL

LOUNGE

KIDS CLUB

ICE RINK

ROOF

OFFICE

GYM

SAUNA STEAM

ROOM

YOGA

A2-115

A2-115

MECH.

PLANT

LEVEL 2

REFUSE & RECYCLING

NBN

COMS.ELECTRICAL

HYDRAULIC GAS

WATER

KITCHEN

BOH

RESIDENTIAL

LOUNGE

SERVICEMEETING

ROOM

MALE

FEMA

LESHWR.

SHWR.

EMERGENCY

GENERATOR

STORE KITCH. CHG. WC

FAN

ROOM

MECH.

PLANT

LEVEL 3

MECH

ANICA

L

PWD.

SP

SP

SP

REFER TO LANDSCAPE


ROOF TERRACE

MECH.

EXHAUST

REFER TO STAGE 2

ARCHITECTURAL

DRAWINGS

B2-118

B2-118

C2-119

C2-119

LOBBY

LIFT

1

LIFT

2

LIFT

3

LIFT

4

LIFT

5

LIFT

6

SSL 13.750

SSL 14.950

SSL 13.750

SSL 12.550

SSL 13.550

SSL 12.850SSL 13.150SSL 13.450

SSL 13.750

LINEN

SAUNASTEAM

ROOM



4 8 120

23/09/2015 1 : 200

RUBY STAGE 3, SURFERS PARADISEISSUE FOR RFI 2.04

LEVEL 3


375 Adopted Report

UP

UP

123LIFT LIFTLIFT

LIFT LOBBY

SERV. BALC. REFUSE & RECYCLING

SERV.

2 BEDC

1 BEDB

1 BEDA

2 BEDD

2 BEDE

2 BEDF

2 BEDG

2 BEDH

2 BEDI

2 BEDJ

2 BEDK

2 BEDL

BED 1

BED 1

BED 1

BED 1

ENS.

ENS.

ENS.

BED 2

BED 2

BED 2

BATHBATH

BATH

BATH

BATH

LDR'Y

LDR'Y

LDR'Y

LDR'Y

LDR'Y

KITCHEN KITCHEN

KITCHEN

KITCHEN

KITCHEN

DINING DINING

DINING

DINING

DINING

LIVING

LIVING

LIVING

LIVING

LIVING

BALCONY

BALCONYBALCONY

BALCONY

BALCONY

BATH

KITCHEN

DININGLIVING

BALCONY

BED 1

ENS.

BED 2

KITCHEN

DINING

LIVING

BALCONY

BED 1

BED 2

ENSUITE

L'DRYDINING

LIVING

BATH

KITCHEN

BALCONY

BED 1

BED 2

ENS.

L'DRY

DININGLIVING

BATH

KITCHEN

BED 1

BED 2

ENSUITE

L'DRY

BALCONY

BATHLDR'Y

KITCHEN

DINING

LIVING

BALCONY

ENS.

BED 1

BED 1

ENS.

ENS.

BED 2

BED 2

BATH

BATH

LDR'Y

LDR'Y

KITCHEN

KITCHEN

DINING

DINING

LIVING

LIVING

BALCONY

BALCONY

BED 1INTERNAL 86m²BALCONY 13m²

INTERNAL 55m²BALCONY 8m²











SP

SP

BATH

BED 1

BED 2

LINEN

COMS.

NBN

GAS

WATER

ELECTRICAL.

HYDRAULIC

LIN.

LIN. STOR

STUDY LR

SMOKE

DOORSLR

654LIFT LIFTLIFT

D2-120

D2-120

A2-115

A2-115

B2-118

B2-118

C2-119

C2-119

@ A3 A R C H I T E C T U R EA - -CD© DBI DESIGN PTY LTD

- 1 : 250PARADISE RESORT STAGE 3, SURFERSPARADISE 12/08/2015 CONCEPT

DESIGN2-303

LEVEL 4 - 230 2.5 5 7.5


376 Adopted Report

UP

UP

UP

UP

LIFT LOBBY

SERV.

2 BEDC

1 BEDB

1 BED + STUDYA

2 BEDD

2 BEDE

2 BEDF

2 BEDG

2 BEDH

2 BEDI

3 BEDM

2 BED + STUDYN

BED 1BED 1

BED 1

BED 1

BED 1

ENS.

ENS.

ENS.

BED 2

BED 2BED 2

BED 2

BATH

BATHBATH

BATH

BATH

LDR'Y

LDR'Y

LDR'Y

LDR'Y

LDR'Y

KITCHEN KIT.

KIT.

KITCHEN

KITCHEN

DININGDINING

DINING

DINING

DINING

LIVINGLIVING

LIVING

LIVING

LIVING

BALCONY

BALCONYBALCONY

BALCONY

BALCONY

BATH

KITCHEN

DINING

LIVING BALCONY

BED 3

ENSUIT

BED 2

FAMILY

BALCONY

BED 1

BED 2

ENSUITE

L'DRY

DINING

LIVING

BATH

KITCHEN

BALCONY

BED 1

BED 2

ENS.

L'DRY

DINING

LIVING

KITCHEN

BED 1

BALCONY

KITCHEN

DININGLIVING

BALCONY

ENS.

BED 1

BED 1

ENS.

ENS.

BED 2

BED 2

BATH

BATH

LDR'Y

LDR'Y

KITCHEN

KIT.

DINING

DINING

LIVING

LIVING

BALCONY

BALCONY

BED 1INTERNAL 86m²

BALCONY 13m²

INTERNAL 55m²

BALCONY 8m²

INTERNAL 56m²

BALCONY 8m²

INTERNAL 78m²

BALCONY 12m²

INTERNAL 76m²

BALCONY 15m²

INTERNAL 77m²

BALCONY 15m²

INTERNAL 76m²

BALCONY 15m²

INTERNAL 78m²

BALCONY 12m²

INTERNAL 79m²

BALCONY 14m²

INTERNAL 162m²

BALCONY 29m²

INTERNAL 102m²

BALCONY 17m²

SP

SP

BATH L'DRY

STUDY

STUDY

WIR

ENS.

LIN.

SERV. BALC. REFUSE & RECYCLING

BATHLDR'Y

LINEN

COMS.

NBN

GAS

WATER

ELECTRICAL.

HYDRAULIC

LIN. STOR

STUDYLR

SMOKE

DOORSLR

123LIFT LIFTLIFT

D2-120

D2-120

A2-115

A2-115

B2-118

B2-118

C2-119

C2-119

@ A3 A R C H I T E C T U R EA - -CD© DBI DESIGN PTY LTD

- 1 : 250PARADISE RESORT STAGE 3, SURFERSPARADISE 12/08/2015 CONCEPT

DESIGN2-301

TOWER LEVEL 26 - 450 2.5 5 7.5


377 Adopted Report

SSL

BASE

MENT

LEV

EL 1

-650

SSL

LEVEL

1 (GR

OUND

)27

50

SSL

LEVE

L 2

8250

SSL

LEVE

L 3

1375

0

.0 -

Ref

eren

ce L

evel

SSL

BASE

MENT

LEV

EL 2

-365

0

SSL

BASE

MENT

LEV

EL 3

-665

0

SSL

LEVE

L 4

1725

0

SSL

BASE

MENT

LEV

EL 4

-965

0

SSL

LEVE

L 5

2025

0

SSL

LEVE

L 6

2325

0

SSL

LEVE

L 7

2625

0

SSL

LEVE

L 8

2925

0

SSL

LEVE

L 9

3225

0

SSL

LEVEL

10

3525

0

SSL

LEVE

L 11

3825

0

SSL

LEVEL

12

4125

0

SSL

LEVEL

13

4425

0

SSL

LEVEL

14

4725

0

SSL

LEVEL

15

5025

0

SSL

LEVEL

16

5325

0

SSL

LEVEL

17

5625

0

SSL

LEVEL

18

5925

0

SSL

LEVEL

19

6225

0

SSL

LEVEL

20

6525

0

SSL

LEVEL

21

6825

0

SSL

LEVEL

22

7125

0

SSL

LEVEL

23

7425

0

SSL

LEVEL

24

7725

0

SSL

LEVEL

25

8025

0

SSL

LEVEL

26

8325

0

SSL

LEVEL

27

8625

0

SSL

LEVEL

28

8925

0

SSL

LEVEL

29

9225

0

SSL

LEVEL

30

9525

0

SSL

LEVEL

31

9825

0

SSL

LEVEL

32

1012

50

SSL

LEVEL

33

1042

50

SSL

LEVEL

34

1072

50

SSL

LEVEL

35

1102

50

SSL

LEVEL

36

1132

50

SSL

LEVEL

37

1162

50

SSL

LEVEL

38

1192

50

SSL

LEVEL

39

1222

50

SSL

LEVEL

40

1252

50

SSL

LEVEL

41

1282

50

SSL

LEVEL

42

1312

50

SSL

LEVEL

43

1342

50

SSL

LEVEL

44

1372

50

SSL

LEVEL

45

1402

50

SSL

LEVEL

46

1432

50

SSL

LEVE

L RO

OF14

6550

SSL

LMR

ROOF

1542

50

Q UN

IT R

OOF

COUR

TYAR

D

ROOF

Q UN

ITP

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

E UN

ITB

UNIT

KIDS

CLUB

FAN

ROOM

PLAN

T

ROOM

BRIEFING

AREA

STOR

ETICK

ETS

MALE

TOILET

SST

ORE

TICK

ETS

FOYE

RTR

AVEL

ATOR

S

TO G

ROUN

D

ESCA

LATO

RSEN

TRY

TO

BASE

MENT

RAMP

RAMP

RAMP

FCR

COMS

.CO

FFEE

SHOP

FOYE

RLO

UNGE

RAMP

BASE

MENT

CAR

PARK

LEV

EL 1

BASE

MENT

CAR

PARK

LEV

EL 2

BASE

MENT

CAR

PARK

LEV

EL 3

BASE

MENT

CAR

PARK

LEV

EL 4

7700 3300 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3000 3500 5500 5500 3400 3000 3000 3000

KITC

HEN

+BOH


A- -SK© DBI DESIGN PTY LTD-

4 8 120

23/09/2015 1 : 200RUBY STAGE 3, SURFERS PARADISE

10/08/15ISSUE FOR RFI 2-119

SECTION C-C


378 Adopted Report

SSL

BASE

MENT

LEV

EL 1

-650

SSL

LEVEL

1 (GR

OUND

)27

50

SSL

LEVE

L 2

8250

SSL

LEVE

L 3

1375

0

.0 -

Ref

eren

ce L

evel

SSL

BASE

MENT

LEV

EL 2

-365

0

SSL

BASE

MENT

LEV

EL 3

-665

0

SSL

LEVE

L 4

1725

0

SSL

BASE

MENT

LEV

EL 4

-965

0

SSL

LEVE

L 5

2025

0

SSL

LEVE

L 6

2325

0

SSL

LEVE

L 7

2625

0

SSL

LEVE

L 8

2925

0

SSL

LEVE

L 9

3225

0

SSL

LEVEL

10

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A- -SK© DBI DESIGN PTY LTD-

4 8 120

23/09/2015 1 : 200RUBY STAGE 3, SURFERS PARADISE

10/08/15ISSUE FOR RFI 2-120

SECTION D-D


379 Adopted Report

ITEM 5 CITY DEVELOPMENT BRANCH SPECIAL DELEGATION ITEMS DECIDED DURING THE COUNCIL RECESS PERIOD BETWEEN DECEMBER 2015 AND JANUARY 2016 PD97/-/-(P17) 1 EXECUTIVE SUMMARY At its meeting of 16 November 2001, Council resolved (ex Minute No. C01.1109.005): 1 That the Mayor and the Chief Executive Officer be delegated the authority to jointly

determine Integrated Planning Act 1997 decisions during recess periods. This is conditional upon the decision being in accordance with the written recommendation of the Director Planning, Environment and Transport, and where IPA time constraints are an issue, and after reasonable attempts have been made to consult with the relevant Divisional Councillor. A report detailing those decisions made under this delegation must be submitted to the first relevant Planning Committee meeting after the recess period.

2 That the Mayor and the Chief Executive Officer be delegated the authority to jointly

determine Council’s position in relation to proposed road closures during recess periods. This is conditional upon the decision being in accordance with the written recommendation of the Director Planning, Environment and Transport, and where time constraints are an issue, and after reasonable attempts have been made to consult with relevant Divisional Councillor. A report detailing those decisions made under this delegation must be submitted to the first relevant Planning Committee meeting after the recess period.

2 DISCUSSION During the December 2015 and January 2016 Council Recess Period, and in addition to those special delegation items previously reported (CP16.0128.001), the following item was resolved under special delegation: Request for a Permissible Change to Development Approval – Apartments (693 UNITS) Café, Restaurant, Shop and Tourist Shop. Lot 2 on RP104902, Lot 1 on SP211927 - 3 Trickett Street Surfers Paradise – Division 7. PN303914/01/DA2 – MCU201501622 Brief Summary On the 13 November 2015, Council received a request for a permissible change to amend conditions of approval in accordance with section 369 of the Sustainable Planning Act (SPA) 2009. The permissible change application only sought to amend Conditions of Approval to enable the commencement of ‘Early Works’ for the previously approved high rise building proposal, which is commonly known as the ‘Iluka Redevelopment’. The proposal did not request a change to the approved development in terms of built form nor density.

Description of Early Works:

• Temporary removal of the existing Energex Sub-Station on the site to the adjacent Laws and Hamilton Park. Please note that the substation will be relocated back into the basement of the proposed development prior to the commencement of use and small affected portion of the park will then be landscaped to Council’s satisfaction;

• Decommissioning and removal of existing sewer line on the site; • Removal of all rubble and construction waste that remains on site from the previous Iluka

building, which was demolished. This rubble and waste is currently underground within the old basement levels; and


380 Adopted Report

ITEM 5 (Continued) SPECIAL DELEGATION ITEMS DECIDED DURING THE COUNCIL RECESS PERIOD BETWEEN DECEMBER 2015 AND JANUARY 2016 PD97/-/-(P17) • Installation of sheet piling around the perimeter of existing basement walls and removal of

basement walls and slabs (with no further excavation to occur). These existing basement levels will then be filled with clean fill.

The request was limited to the items listed below:

• Amendment to the ‘Timing Clause’ on a number of conditions for the purpose of allowing early works/site preparation works to occur on site;

• Minor administrative edits – numbering and reference to superseded policies; • Amendment of the Gold Coast Water sewerage connection point; and • Additional Construction Management Plan conditions as a consequence of the early

works/site preparation works and additional conditions of approval relating to construction management during the 2018 Commonwealth Games.

With the exception of conditions relating to Plumbing and Drainage (which remained unchanged), it was considered that the requested changes to the conditions of approval complied with the requirements of section 367 of the SPA and on the 20th of January 2016 it was resolved that the requested changes be approved. 3 RECOMMENDATION It is recommended that Council resolves as follows: That Council notes the contents of this report in relation to special delegations during the December 2015/January 2016 Recess Period. Author: Authorised by: Michael Moran Dy Currie Executive Coordinator Major Assessment Director Planning and Environment 29 January 2016 29 January 2016 COMMITTEE RECOMMENDATION CP16.0210.005 moved Cr Owen-Jones seconded Cr Bell That Council notes the contents of this report in relation to special delegations during the December 2015/January 2016 Recess Period. CARRIED


381 Adopted Report

ITEM 6 CITY DEVELOPMENT BRANCH CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) Refer 24 page attachment 1 BASIS FOR CONFIDENTIALITY Not Applicable. 2 EXECUTIVE SUMMARY Not Applicable. 3 PURPOSE OF REPORT To present the Place Based Master Plan for Broadbeach Core Business Centre and the Economic Baseline Study for the Broadbeach Business Centre to Council for consideration and endorsement. 4 PREVIOUS RESOLUTIONS Ex Committee Recommendation G14.0618.001 – Special Budget Committee 6 June 2014 - Item 16:

"7 That the City Place Making Unit prepare place making master plans for 3 priority precincts in 2014-15 at an estimated cost of $260,000 to be funded as follows:

a Broadbeach place making master plan to be funded up to $90,000 from the CIP reserve; and

b Surfers Paradise and Southport place making master plans to be considered by Council as part of the End of 2013-14 Financial Year Report (including reprovisions)"

5 DISCUSSION City of Gold Coast’s corporate plan ‘Gold Coast 2020’ plans for a future, ‘inspired by lifestyle, driven by opportunity’ that promotes prosperity for the City. City Place Making is a high quality implementation unit undertaking urban renewal of the city’s commercial centres, revitalising and reactivating them to become more liveable, vibrant and connected. These upgrades of business centres strongly contribute to city lifestyle and provide opportunities for small business entrepreneurs, promoting prosperity for the City. Place making facilitates the long-term, integrated planning and development of safe, vibrant public spaces and neighbourhoods that are valued by local people and are attractive to visitors, strengthening local community and economic life. 5.1 ECONOMIC BASELINE STUDY In preparation for the master planning of the business centre, RPS Australia East Pty Ltd was commissioned to undertake an economic baseline study of the business centre. The consultant has generated a detailed snapshot of how the centre currently functions in order to allow future economic evaluation to be undertaken to assess the impact of any improvement works and/or the ongoing economic health of the centre. The consultant’s report is contained in Attachment 6.1.


382 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) The study assessed the economic land use in the centre, employment and depth of activity, economic and catchment drivers and gaps and opportunities in the centre. The consultant’s findings are summarised below. Broadbeach is a tightly held business precinct, with an average of one property sale per annum over the last 14 years. It is a centre that has a diverse commercial footprint, offering over 68,000m2 office, retail and service floor space. The centre comprises 357 shop front tenancies, including the major shopping centres, occupying 45,470m2 and 82 office tenancies occupying 21,506m2. At the time the study was completed, there were 53 vacant retail tenancies and 14 office tenancies. The dominant group of the retail and service tenancies are the 99 food service operators (8 coffee shops, 67 restaurants and 24 takeaways) and the largest retail tenant is the Woolworths supermarket. The dominant groups of the office tenancies are corporate offices and banking/finance sector offices. There are also 1,790 residential units located in 20 buildings within the centre, offering a mix of permanent and short stay (serviced) accommodation. The consultant estimated that these part time and full time residents have a retail spend of $55 million per annum, contributing to an estimated total annual retail turnover of between $168 million and $208 million. The consultant estimates that the centre provides employment to 5,028 people working full time, and part time/casual with 1,442 full time employees across all sectors and 3,585 part time and casual employees, with the majority employed in the retail and service sectors. 5.2 PLACE BASED MASTER PLAN 5.2.1 Detailed Analysis A detailed and comprehensive site analysis was undertaken for the Core Business Precinct as part of the Report. The analysis took its initial bearings from all previous studies, 2002 CIP Master Plan and background documentation, as well as ongoing and current projects within the precinct. A history and heritage study of Broadbeach was undertaken by the Office of the City Architect. Detailed analysis of the physical aspects of the centre was documented to identify areas of concern and all opportunities for future upgrading. The detailed analysis considered all existing elements with specific focus on:

Safety Walkability Pedestrian network Street permeability Bicycle network Vehicular network Public transport On-street car parking


383 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1)

Built environment Green open space Services infrastructure (public utility providers) Precinct events

Each street and open space/park has been subject to detailed analysis providing a better understanding of the existing character, environment and conditions, as well as identifying the potential opportunities and constraints. The analysis also identifies how each area functions as an individual space as well as how each of the spaces link together, creating the business, commercial and event precinct. The precinct’s unique context as a whole and its role in relation to the rest of the City is also identified. “Part A – Understanding the context,” is a graphically detailed presentation of the overall precinct as well as a street by street breakdown, identifying a clear way forward for the future upgrade proposals presented in “Part B – Master plan.” 5.2.2 Consultation Stakeholder and community consultation was undertaken through the development of the Broadbeach Core Business Precinct Master plan with the following groups:

A business leadership group representing various stakeholders including representatives from Broadbeach Alliance, Gold Coast Convention Centre, Oasis Shopping Centre, Jupiters Hotel and Casino and Broadbeach Advisory Committee.

Internal stakeholders from Economic Development, Transport and Traffic, City Assets, Safe and Liveable Communities, Parks, Urban Precincts, City Plan, Office of the City Architect and Commonwealth Games Unit worked collaboratively throughout the process of delivering this master plan and will continue to work together to deliver high quality outcomes for the city. Details of involved stakeholders and their level of input can be found in section 13 of this report.

Community engagement was undertaken from 16 – 30 October 2015 that included a public display at the Oasis Shopping Centre, launched by the Mayor, and a social media and marketing campaign through the ‘haveyoursay’ website with survey feedback provided the following key results and findings:

o A total of 314 engaged responses were received o 56.1% strongly supported the master plan o 29.9% somewhat support the master plan o 4% strongly oppose the master plan o 24.7% of people surveyed were aged 35 - 44

o 36.6% drive a vehicle to visit Broadbeach o 12.2% use the light rail to visit Broadbeach o 10.6% walk to visit Broadbeach o 2.1% use the public bus to visit Broadbeach

o 55.9% of people surveyed are in Broadbeach for recreational purposes o 21.9% of people surveyed live in Broadbeach


384 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) Full stakeholder and community engagement consultation results can be viewed in “Part B – Master plan” from page 70. 5.2.3 Master Plan Recommendations “Part A – Understanding the context,” and the outcomes from stakeholder and community engagement initiatives identified the issues and opportunities that “Part B – Master plan” has developed responses to:

Improve the quality of the public realm Improve public open space Improve pedestrian movement and safety Enhancing the cultural identity and qualities of the precinct Provide additional shade trees Improve active travel opportunities, traffic movement and car parking Stimulate economic growth and private investment

The overall master plan provides a complete view of the future potential of the precinct which is further defined in the street by street concept design dissection, providing a high level of detail. An implementation strategy has been developed with short term, mid-term and long term time frames. Action items identify future projects, each of which have been appropriately prioritised and are considered to have specific positive influences and outcomes within the precinct. Key short term implementation projects include:

Removal of the overpass walkway from the Victoria Avenue/Surf Parade intersection Surf Parade Place Making Project Relocation of the Taxi Rank from the Oasis Shopping Centre to the Secure Rank in

Victoria Park Relocation of the northern route bus stop from Surf Parade to the Gold Coast

Highway within Victoria Park Improve pedestrian crossing from Victoria Mall to Kurrawa Park Improvements to Victoria Mall Shade trees to streetscapes

Work is already progressing on a number of the key short term projects, with the Surf Parade place making project well underway and expected to start construction in July 2016. The owners of the Oasis Shopping Centre have received Council approval to demolish the overpass walkway across the Victoria Avenue/Surf Parade intersection. This raises an opportunity for redesign and signalisation of the intersection for increased pedestrian amenity and safety. It will be recommended that funding be considered in the forthcoming 2016-17 financial year budget deliberations for this work to proceed in tandem with the Surf Parade Place Making Project.


385 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) Key mid-term implementation projects include:

Signalise the Victoria Avenue /Surf Parade intersection Improve the pedestrian access from the Gold Coast Exhibition and Convention

Centre over the Gold Coast Highway to Main Place Upgrade Queensland Avenue streetscape Victoria Park enhancements Further improvements to Victoria Mall Improve pedestrian networks Shade trees to streetscapes

Key long term implementation projects include:

Existing monorail decommissioned and potentially converted to overhead walkway Signalise the Queensland Avenue/Surf Parade intersection Expand event space and infrastructure into parks Potential redevelopment of Gold Coast Bulletin Centenary Park

The order in which these action items occur is key to the successful delivery of the overall precinct master plan vision with each project being delivered in sequence to minimise disruptions, maximise efficiencies of expenditure and delivery timeframes while delivering quality outcomes for the City. The master plan is not intended to be a fully-funded deliverable. It is a vision to guide future development, planning decisions, policy and prioritise staged delivery and implementation utilising a combination of multiple finding sources including, developer contributions, asset renewal, capital works and Commonwealth Games funding. Alternate funding sources may be required in addition to accommodate specific project delivery. The full implementation strategy and recommendations can be viewed in “Part B – Master plan” from page 112. 6 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND

OPERATIONAL PLAN The Corporate Plan Gold Coast 2020 is structured around key themes. The proposed City Place Making program is closely aligned to key theme “The best place to live and visit” and assists to ensure the outcomes and signature actions of:

1.1 Our city provides a choice of liveable spaces 1.6 Our modern centres create vibrant communities 1.8 Our city benefits from a great Gold Coast 2018 Commonwealth GamesTM

Signature actions of the Corporate Plan are:

Deliver the Centre Improvement Program to ensure that the amenity of the city is improved for local residents and tourists in a variety of commercial precincts across the city. Implement public area improvements to make the city beautiful and ready to accept visitors and ensure best global coverage during and after the GC2018.


386 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) It is also aligned to the theme “Prosperity built on a strong diverse economy” by assisting to ensure the outcome of:

2.2 We have a thriving cultural economy 2.6 We are an emerging world class business destination It is also aligned to the theme “People contribute to a strong community spirit” by assisting to ensure the outcome of:

3.1 Our city is safe 3.2 We are proud of our city 3.3 Our community is inclusive and supportive 3.6 We are an active and healthy community The Place Based Master Plan for Broadbeach Core Business Centre is aligned to the Gold Coast City Transport Strategy 2031, assisting to ensure the outcomes of active transport, including connectivity and pedestrian priority zones. 7 COMMONWEALTH GAMES IMPACT Not applicable 8 FUNDING AND RESOURCING REQUIREMENTS Budget/Funding Considerations

The master plan is not intended to be a fully-funded deliverable. It is a vision to guide future development, planning decisions, policy and prioritise staged delivery and implementation utilising a combination of multiple finding sources including, developer contributions, asset renewal, capital works and Commonwealth Games funding.

There are currently in excess of 30 approved development applications within the master plan vicinity that have sought development bonuses through the Local Planning Scheme Policy 18 - Urban Design Bonus Provisions of the Gold Coast Planning Scheme 2003, providing a monetary contribution to Council for urban improvements in accordance with the Place Based Master Plan for Broadbeach Core Business Centre. As each development is completed, the associated monetary contribution will be released and will be available to progress priority projects identified in the master plan.

It will be recommended that in view of a private developer obtaining Council approval for the removal of the overpass walkway across Surf Parade, funding be considered in the forthcoming 2016-17 financial year budget deliberations for the pedestrian focussed redesign and signalisation of the Victoria Avenue/Surf Parade intersection to proceed in tandem with the Surf Parade place making project.

It will be recommended that master plan document be revisited every four (4) years and that funding be considered in the 2019-20 financial year budget deliberations for updating implementation strategies and reconfirmation key master plan components.


387 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) 9 RISK MANAGEMENT Not applicable. 10 STATUTORY MATTERS Not applicable. 11 COUNCIL POLICIES Not applicable. 12 DELEGATIONS Not applicable. 13 COORDINATION & CONSULTATION

Name and/or Title of the Stakeholder Consulted

Directorate or Organisation

Is the Stakeholder Satisfied With Content of Report and Recommendations (Yes/No) or type of involvement (comment as appropriate)

Manager City Development Planning & Environment Yes Manager Transport and Traffic City Infrastructure Yes Manager City Assets City Infrastructure Yes Director City Infrastructure City Infrastructure Informed of proposals Manager Infrastructure Delivery City Infrastructure Informed of proposals Manager City Maintenance City Infrastructure Informed of proposals Executive Coordinator Transport and Traffic

City Infrastructure Transport and traffic considerations

Executive Coordinator Transport Assets

City Infrastructure Asset considerations

Urban Precincts Coordinator City Infrastructure Maintenance considerations Coordinator Stormwater City Infrastructure Stormwater asset upgrade Manager Safe and Liveable Communities

Community Services Informed of proposals

Executive Coordinator Parks and Open Space

Community Services Informed of proposals

Coordinator Safety Camera Network

Community Services Network considerations

Coordinator City Parking Community Services Informed of proposals Senior Technical Officer Access Community Services Informed of proposals Community Safety Officer - Commonwealth Games

Community Services Community safety considerations


388 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) Supervisor Waste and Recycling

Community Services Waste and recycling considerations

Manager Economic Development

Economic Development and Major Projects

Informed of proposals

Executive Coordinator Economic Development


Economic considerations for economic baseline study

Design Coordinator Major Projects


Broadbeach foreshore proposals

Coordinator City Operations Economic Development and Major Projects

Commonwealth Games initiatives

Senior City Presentation Officer Economic Development and Major Projects

Commonwealth Games initiatives

Senior Arts and Culture Project Officer


Art strategy considerations

Executive Coordinator City Plan Planning and Environment

Planning scheme considerations

City Architect Planning and Environment

Design comment

Senior Assets Project Officer Network Reliability

Gold Coast Water Asset renewal considerations

Extensive consultation is undertaken throughout every stage of implementing City Place Making projects. Feedback from stakeholders at all stages of project delivery enables ongoing refinement and improvement to City Place Making processes and outcomes. 14 STAKEHOLDER IMPACTS Not applicable. 15 TIMING Not applicable. 16 CONCLUSION In preparation for the master planning of the business centre, RPS Australia East Pty Ltd was commissioned to undertake an economic baseline study of the business centre. The consultant has generated a detailed snapshot of how the centre currently functions in order to allow future economic evaluation to be undertaken to assess the impact of any improvement works and/or the ongoing economic health of the centre. The overall master plan provides a complete view of the future potential of the precinct which is further defined in the street by street concept design dissection, providing a high level of detail.


389 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) An implementation strategy has been developed with short term, mid-term and long term time frames. Action items identify future projects, each of which have been appropriately prioritised and are considered to have specific positive influences and outcomes within the precinct. The master plan is not intended to be a fully-funded deliverable. It is a vision to guide future development, planning decisions, policy and prioritise staged delivery and implementation utilising a combination of multiple finding sources including, developer contributions, asset renewal, capital works and Commonwealth Games funding. 17 RECOMMENDATION It is recommended that Council resolves as follows: 1 That Council notes the Economic Baseline Analysis of the Broadbeach Business

Centre prepared by RPS Australia East Pty Ltd, contained in Attachment 6.1 2 That Council endorses the Place Based Master Plan for the Broadbeach Core

Business Centre, including the associated Analysis Report, prepared by City Place Making Unit, contained in Attachment 6.1.

3 That City Place Making proceed with implementation of primary low cost, high

impact projects emanating from the schedule of key short term and key medium term projects identified in the master plan recommendations, subject to available funding.

4 That given the Council approval of a private developer application for the

removal of the overpass walkway across Surf Parade, funding be considered in the City Place Making capital budget, during the forthcoming 2016-17 financial year budget deliberations, for the pedestrian focussed redesign and signalisation of the Victoria Avenue/Surf Parade intersection to proceed in tandem with the Surf Parade place making project currently underway.

5 That to prolong the useful life cycle of the master plan, City Place Making revisit

the Place Based Master Plan for the Broadbeach Core Business Centre every four (4) years and that funding be considered in the 2019-20 financial year budget deliberations to update implementation strategies and reconfirm key master plan components in consultation with the local business community.

Author: Authorised by: Patrick Duigan Dyan Currie Executive Coordinator City Place Making Director Planning and Environment 19 January 2016


390 Adopted Report

ITEM 6 (Continued) CITY PLACE MAKING – PLACE BASED MASTER PLAN FOR BROADBEACH CORE BUSINESS CENTRE PD1295/76/03/01(P1) Changed Recommendation COMMITTEE RECOMMENDATION CP16.0210.006 moved Cr Bell seconded Cr Gates 1 That Council notes the Economic Baseline Analysis of the Broadbeach Business

Centre prepared by RPS Australia East Pty Ltd, contained in Attachment 6.1 2 That Council notes the Place Based Master Plan for the Broadbeach Core

Business Centre, including the associated Analysis Report, prepared by City Place Making Unit, contained in Attachment 6.1.

3 That to prolong the useful life cycle of the master plan, City Place Making revisit

the Place Based Master Plan for the Broadbeach Core Business Centre every four (4) years and that funding be considered in the 2019-20 financial year budget deliberations to update implementation strategies and reconfirm key master plan components in consultation with the local business community.

CARRIED


391 Adopted Report

Broadbeach Centre

Economic Baseline Analysis

Prepared by:

RPS AUSTRALIA EAST PTY LTD

Suite 4, 34-36 Glenferrie Drive, Robina PO Box 287, Robina Queensland 4226

T: +61 7 5553 6900 Client Manager: William Owen Report Number: 125287-3 Version / Date: 13 May 2015

Prepared for:

CITY OF GOLD COAST

PO Box 5042 Gold Coast Mail Centre Qld 9729


392 Adopted Report

03679

Typewritten Text

03679

Typewritten Text

ATTACHMENT 6.1

IMPORTANT NOTE

Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.

We have prepared this report for the sole purposes of City of Gold Coast (“Client”) for the specific purpose of only for which it is supplied (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and does not apply directly or indirectly and will not be used for any other application, purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and documents provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.

This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the prior written consent of RPS Australia East Pty Ltd:

(a) this report may not be relied on by a Third Party; and

(b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter contained in this report.

If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or financial or other loss.

Document Status

Version Purpose of Document Orig Review Review Date

1.0 Client Exposure - Draft WO WO 16 April 2015

2.0 Final WO WO 13 May 2015


393 Adopted Report

Contents

1.0 INTRODUCTION ...................................................................................................................................... 4

1.1 Deliverables .................................................................................................................................. 4

1.2 Study Area .................................................................................................................................... 4

2.0 ECONOMIC LAND USE SURVEY .......................................................................................................... 5

2.1 Total Gross Leasable Floor Area ................................................................................................ 5

2.2 Detailed Tenancy Assessment ................................................................................................... 5

2.2.1 Professional office tenants and service providers .......................................................... 5

2.2.2 Retail and Service tenancies .......................................................................................... 6

2.3 Public Sector ................................................................................................................................ 7

2.4 Residential .................................................................................................................................... 7

2.5 Condition and Built Form ............................................................................................................ 7

2.6 Hours of operation ....................................................................................................................... 8

2.7 Conclusion .................................................................................................................................... 8

3.0 EMPLOYMENT AND ECONOMIC ACTIVITY ....................................................................................... 10

3.1 Employment ................................................................................................................................ 10

3.2 Sales Activity .............................................................................................................................. 10

3.3 Rents ........................................................................................................................................... 10

3.4 Retail Turnover ........................................................................................................................... 10

3.5 Conclusion .................................................................................................................................. 11

4.0 ECONOMIC AND CATCHMENT DRIVERS .......................................................................................... 12

4.1 Market Assessment ................................................................................................................... 12

4.2 Relationships with Pacific Fair. ................................................................................................ 12

4.3 Relationships with the Gold Coast Convention and Exhibition Centre. .............................. 12

4.4 Gaps and Opportunities ............................................................................................................ 12

5.0 LAND USE TABLES .............................................................................................................................. 14


394 Adopted Report

1.0 Introduction

This report was commissioned by City of Gold Coast Council in March 2015.

The economic baseline assessment for Broadbeach has generated a detailed snapshot of how the centre currently functions to allow future economic evaluations to be undertaken.

1.1 Deliverables

The key deliverables of this analysis are described as follows:

Economic land use survey

Employment and depth of activity analysis

Assessment of economic and catchment drivers

Assessment of gaps and opportunities

The report will be delivered in three components:

This report – containing written analysis and summation

An excel spreadsheet that provides data on a sites by site basis

Photos of each building (site) linked to the spreadsheet.

1.2 Study Area

The following figure illustrates the study area. This area is bounded by Queensland Ave, Elizabeth Ave, Old Burleigh Road and the Gold Coast Highway.

Figure 1 - Broadbeach Study Area


395 Adopted Report

2.0 Economic Land Use Survey

This section is a summary of the data contained in the accompanying excel spreadsheet.

2.1 Total Gross Leasable Floor Area

The business centre of Broadbeach contains 68,576 Sq M of office, retail and related floorspace. Key features include:

357 shop front tenancies (including the major shopping centres) that occupy a total of 45,470 Sq M (53 vacancies with 3,715 Sq M GFA – 8.2%)

82 office tenancies occupy 21,506 Sq M (14 vacancies with 3,194 Sq M – 14.9%)

The floorspace and business count is detailed in the following figure:

Figure 2 - GFA and Land Use Count

2.2 Detailed Tenancy Assessment

The shopfronts and office space is occupied by a range of uses, these are summarised as follows:

2.2.1 Professional office tenants and service providers

Broadbeach hosts 82 office tenancies occupying a total of 21,506 Sq M of space. The dominant groups are Corporate Offices (21) and Banking/Finance (17). These groups occupy 55% of the total floorspace. This is attributed to the central location of Broadbeach and the appeal of the precinct.

The tenancies are generally modest in scale with the median size being 250 Sq M (the mean is 262 Sq M). This is detailed in the following figure:

Figure 3 - Office Tenancies

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396 Adopted Report

2.2.2 Retail and Service tenancies

Broadbeach hosts 357 shopfront retail and service tenancies occupying a total of 45,470 Sq M of space. The dominant group are the 99 food service operators (8 coffee shops, 67 restaurants, 24 takeaways) who occupy 26.6% of the total floorspace. The largest retail tenant is the Woolworths supermarket (3,561 Sq M)

The tenancies are generally modest in scale with the median size being 83 Sq M. The average size is 127 Sq M due to the presence of the Woolworths supermarket and several other larger floor plate operations.

This is detailed in the following figure:

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397 Adopted Report

Figure 4 - Retail and Service Tenancies

2.3 Public Sector

The public sector has a modest footprint in Broadbeach with the following organisations occupying about 1,000 Sq M:

Dept of Veterans Affairs

Broadbeach Alliance

Gold Coast Tourism

2.4 Residential

The study area contains 1,790 residential units in 20 buildings. This does not include the Sofitel Hotel. The building range from 7 units in size to 250 with the average being 89. The units are a mix of permanent occupants and short stay (serviced) accommodation and as such host residents and tourists. It is estimated these part time and full time residents have a total retail expenditure of $55m per annum. Much of this would be directed to traders in the defined precinct.

2.5 Condition and Built Form

The majority of the Broadbeach business precinct is low rise in nature (82% single storey) and quite old. This is best interpreted by the building condition:

71% of the floorspace (65% of tenancies) are considered to be in good condition

17% of the floorspace (18% of tenancies) are considered to be in fair condition

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398 Adopted Report

11% of the floorspace (16% of tenancies) are considered to be in poor condition

2.6 Hours of operation

Broadbeach has a dominant day time and night time economy.

2.7 Conclusion

Broadbeach is a centre that has a diverse retail footprint that supports a concentration of food service operators. The precinct balances the needs of local residents, regional residents and tourists. The appeal to residents is assisted by the corporate office focus of the precinct which (although modest in scale) has emerged as the alternative to Southport and Surfers Paradise for offices seeking an ‘A Grade’ presence.

The future strength of the precinct relies on the area continuing to cater to regional residents, without a significant patronage base from this group the overall appeal to the visitors and tourist could decline.


399 Adopted Report

Figure 5 – Broadbeach – Detailed Sector Analysis

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400 Adopted Report

3.0 Employment and Economic Activity

This section summarises the employment and economic activity generated by the Broadbeach business precinct. These estimates are derived based on industry averages modified by data collected during this process.

3.1 Employment

The employment base of the Broadbeach business precinct is estimated at 2,462 EFT1. This equates to 5,028 people working full time and part time / casual. This is defined as follows:

1,442 full time employees across all sectors with 618 in the retail and service sectors.

3,585 part time and causal employees with the majority (3,400) employed in the retail and service sectors.

It is estimated that 2.04 part time and casual jobs represents one EFT.

3.2 Sales Activity

Broadbeach is a tightly held business precinct2 with an average of one sale per annum over the last 4 years:

16 Queensland Ave –$6.6m. (Feb 2012)

The Oracle (retail and commercial) – $65m (2014)

This represents a very low sale rates although it must be noted that at the time of writing two major sites were for sale (including Main Place).

3.3 Rents

By comparison with other centres on the Gold Coast, Broadbeach offers both small scale retail space and retail space with modest rents. The general range of retail rents are:

Small space (under 50Sq M) and secondary location - $500 to $800 per Sq per annum

Small space (under 50Sq M) and primary location - $700 to $950 per Sq per annum

Larger space (over 150Sq M) and secondary location - $200 to $350 per Sq per annum

Larger space (over 150Sq M) and primary location - $650 to $675 per Sq per annum

Commercial (office) rents are more variable depending on the size, location and quality of the space. The general range of office rents are:

Typical floorspace (100 Sq M) in prime location - $400 to $600 per Sq M per annum

Typical floorspace (100 Sq M) in secondary location - $200 to $350 per Sq M per annum

3.4 Retail Turnover

The total retail turnover of the businesses in Broadbeach is estimated at between $168m and $208m. The majority of this turnover is generated by the retailers in the Oasis which had a reported 2013 retail turnover of $107M. The total area turnover is detailed in the following figure:

1 Equivalent Full Time Job 2 Does not include sales of residential properties


401 Adopted Report

Figure 6 –Estimated Retail Turnover by Sector

3.5 Conclusion

With over 68,000 Sq M of retail and office space, Broadbeach is an extensive precinct that is defined by a series of poorly connected sub-precincts. The tenant diversity has encouraged several emergent traders and functions that are catering to the large patronage base in an environment that is (generally) more flexible than the large shopping centres.

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402 Adopted Report

4.0 Economic and Catchment Drivers

4.1 Market Assessment

The catchment for the Broadbeach business precinct is difficult to define due to the diversity of retail and service functions. The market patronage is assessed as follows:

Residents of the suburb of Broadbeach and nearby (estimated at 18,000 to 20,000 residents) – 22% to 26%

Other regional residents (including local workers) – 21% to 27%

Visitors and tourists - 47% to 57%

The local residents have a total annual retail expenditure of $230m. This group is responsible for $44m to $52m of the estimated retail expenditure in Broadbeach. This represents 19% to 22% of household expenditure of the local residents. This market share is reasonable considering the retail function of Broadbeach and proximity of Pacific Fair.

4.2 Relationships with Pacific Fair.

In 2014 (before renovations), Pacific Fair had a reported turnover of $425m and a floor area of 76,000 Sq M. The Broadbeach Centre therefore represented (of the total):

28% of the combined turnover (of $605m)

38% of the combined floor area (of 120,000 Sq M)

The relationship between the two centres can be difficult to unravel. It appears that both are patronised by the same groups with the same proportion of residents and tourists. However, the trips occur on different days for different reasons. Other than that the benefits of consumer recognition (including the Convention centre and the casino), there does not appear to be a strong level of cross patronage between the two retail precincts.

4.3 Relationships with the Gold Coast Convention and Exhibition Centre.

The 15,000 Sq M Gold Coast Convention and Exhibition Centre (GCCEC) is a major economic driver for the region and has a strong symbiotic relationship with central Broadbeach. The GCCEC attracted 300,000 conference attendee days last year with 60% (180,000) originating from interstate or overseas.

Based on data supplied by GCCEC, and own databases, RPS estimates the convention centre generates a total of over 360,000 room nights on the Gold Coast with the general Broadbeach area catering for at least 33% of this demand. It is estimated that conference attendees (both staying in Broadbeach and visiting the site on a daily basis) contribute between $15m and $18m in local retail, service, and food and beverage expenditure. This accounts for about 10% of the total expenditure in Broadbeach.

The expenditure directed to Broadbeach traders is expected to increase over time as new marketing initiatives take hold. The recent launch of the Broadbeach Conference App (offering holder’s discounts at local retailers, accommodation houses and service providers) is an example of coordination between local traders, the Broadbeach Alliance and the GCCEC.

The importance of the GCCEC as a local economic driver will further increase if the proposed $85m expansion proceeds.

4.4 Gaps and Opportunities

The following table summarises the SWOT assessment.


403 Adopted Report

Table 1 SWOT Assessment Strengths Weakness

Extent of private and public car parking Diverse retail offer Amount of local employment (in centre) Large food services sector Brand recognition – well established area Light Rail Scale of the patronage base (both resident and

tourist) Diverse patronage base (local residents,

regional residents, workers and tourists).

Tightly held real estate Too many edges to truly activate all to a high

level Under activated sub-precincts (Victoria Street

and the upper levels of Oasis) Physically large with weak linkages between

some areas Low levels of investment in some areas Poor levels of design and appeal No links to the beach Does not maximise the local resident market Some areas of problematic urban design Lack of appeal in the Mall Weather structures on the footpath undermine

the appeal of the area New major development will require the

amalgamation of unit blocks Opportunity Threat Sites in consolidated ownership (dealing with a

small number of landlords) Further innovative retailers and businesses

attracted to the area by reputation and light rail Genuine local centre (where residents want to

go) Improve links to the beach, Convention Centre

and Casino

Increased investment at Pacific Fair Continued lack of cohesion Loss of local residents to other centres Lack of local investment (some areas very

daggy)

Broadbeach is a centre for residents and tourists that provides a range of services that are not typically located in a coastal village on the Gold Coast. Future opportunities lie in expanding the range of services to local and regional residents while reinforcing the centre as a place for tourists.


404 Adopted Report

5.0 Land Use Tables

The land use data tables are included on the following pages.


405 Adopted Report

Address Name RPD Valuation Sale Date Sale Price Notes ID Tenanats Sector Area Floor BuiltForm Condition ID2 Photo

17 Albert Ave Aria SP137593:PAR GILSTON 6,800,000$ NA NA North - 486 1 Hogs Breath Café Food Service 400 G Shopfront Good 1

17 Albert Ave Aria 2 Sundaze Fashion 86 G Shopfront Good 2

17 Albert Ave Aria West - 529 3 Chris Couper Real Estate Real Estate 76 G Shopfront Good 3

17 Albert Ave Aria 4 Arigatou Food Service 76 G Shopfront Good 4

17 Albert Ave Aria 5 Gelato Food Service 76 G Shopfront Good 5

17 Albert Ave Aria 6 Ristaronta La Roma Food Service 76 G Shopfront Good 6 Roma

17 Albert Ave Aria 7 Latin Quarter Food Service 76 G Shopfront Good 7 LQ

17 Albert Ave Aria 8 Rock Salt Food Service 76 G Shopfront Good 8 LQ

17 Albert Ave Aria 9 Groove Amada Fashion 76 G Shopfront Good 9 Groove

17 Albert Ave Aria Centre - 194 10 Ankle Biters Fashion 97 G Shopfront Good 10 Groove

17 Albert Ave Aria 11 Aria Hair Hair and Beauty 97 G Shopfront Good 11 Groove

17 Albert Ave Aria East - 319 12 Deli and Dine Food Service 160 G Shopfront Good 12 Deli

17 Albert Ave Aria 13 Thai Rest Food Service 160 G Shopfront Good 13 Deli

17 Albert Ave Aria Office 800 14 Peter Sexty Design Professional Services 100 1 Office Good 14

17 Albert Ave Aria 15 Emerson Australia Professional Services 100 1 Office Good 15

17 Albert Ave Aria 16 Undefined Professional Services 600 1 Office Good 16

2703 GCH Main Place L17 B83818:PAR GILSTON 2,400,000$ 1 Thai Massage Pers Service 125 G Shopfront Poor 17 2703GCH1

Main Place 2 News News 125 G Shopfront Poor 18 2703GCH1

Main Place 3 Avanti Hair Hair and Beauty 125 G Shopfront Poor 19 2703GCH2

Main Place 4 Fashion Outlet Fashion 125 G Shopfront Poor 20 2703GCH2

Main Place 5 Valentinos Italian rest Food Service 350 G Shopfront Poor 21 2703GCH3

2705 GCH Main Place L18 B83818:PAR GILSTON 1,600,000$ 20-Jul-94 1,616,000$ 1 Rossini Café Food Service 65 G Shopfront Poor 22 2705GCH2

Main Place 2 V V 60 G Shopfront Poor 23 2705GCH1

Main Place 3 Cha Cha Japenese Rest Food Service 65 G Shopfront Poor 24 2705GCH1

Main Place 4 Yenmart Pastry Food 60 G Shopfront Poor 25 2705GCH1

Main Place 5 DLX Hair Hair and Beauty 50 G Shopfront Poor 26 2705GCH1

Main Place 6 Sparkel Laundry Pers Service 50 G Shopfront Poor 27 2705GCH1

2707 GCH Main Place L20 B83818:PAR GILSTON 840,000$ 22-May-01 1,050,000$ Bbach Arcade 1 Diamonds on Broadbeach Jeweller 28 G Shopfront Poor 28 2707GCH

Main Place 2 Cash in a Flash Second Hand 28 G Shopfront Poor 29 2707GCH

Main Place 3 Second Chance Clothing Fashion 28 G Shopfront Poor 30 2707GCH

Main Place 4 Tattoo Alley Pers Service 28 G Shopfront Poor 31 2707GCH

Main Place 5 SecCO Hair Hair and Beauty 28 G Shopfront Poor 32 2707GCH

Main Place 6 Body Peircing Pers Service 28 1 Shopfront Poor 33 2707GCH

Main Place 7 Nails Pers Service 28 1 Shopfront Poor 34 2707GCH

Main Place 8 Chinese Massage Pers Service 28 1 Shopfront Poor 35 2707GCH

Main Place 9 Kezani Jewellery Jeweller 28 1 Shopfront Poor 36 2707GCH

Main Place 10 Podiatrist Medical 28 1 Shopfront Poor 37 2707GCH

2709 CGH Main Place L21 B83818:PAR GILSTON 840,000$ 8-Oct-04 2,050,000$ 1 TAB Gambling 140 G Shopfront Poor 38 2709GCH

Main Place 2 Pawn Broker Second Hand 140 G Shopfront Poor 39 2709GCH

Main Place 3 Braodbeach Beauty Hair and Beauty 134 1 Shopfront Poor 40 2709GCH

2711 GCH Main Place L1 RP119599:PAR GILSTON 860,000$ 8-Jul-05 6,000,000$ 1 Home Bakery Food 139 G Shopfront Poor 41 2711GCH

Main Place 2 Gourmet Chinese Restauratn Food Service 139 G Shopfront Poor 42 2711GCH

2713 GCH Main Place L23 B83818:PAR GILSTON 2,000,000$ 6-Dec-06 6,975,000$ 1 Tandoori Place Food Service 110 G Shopfront Poor 43 2713GCH1

Main Place 2 Thai Massage Pers Service 110 G Shopfront Poor 44 2713GCH1

Main Place 3 Key Cutter / Shoes Pers Service 110 G Shopfront Poor 45 2713GCH1

Main Place 4 7 Day Conv Convenience 110 G Shopfront Poor 46 2713GCH1

Main Place 5 Chawala Spaice Food 110 G Shopfront Poor 47 2713GCH2

Main Place 6 Solicitors Law 80 1 Office Poor 48 2713GCH2



406 Adopted Report


Main Place 8 Holiday Rental Prof Services 75 G Shopfront Poor 50 2713GCH2

Main Place 9 Broadbeach Digital Prof Services 80 G Shopfront Poor 51 2713GCH2

2715 GCH Main Place L24 B83818:PAR GILSTON 840,000$ 27-Jul-07 7,687,143$ 1 BWS Liqour 114 G Shopfront Poor 52 2715GCH

Main Place 2 Double Zero Pizza Food Service 114 G Shopfront Poor 53 2715GCH

2717 GCH Main Place L25 B83818:PAR GILSTON 1,600,000$ 31-Jan-07 6,000,000$ 1 Johns Cycles Leisure 120 G Shopfront Poor 54 2717GCH

Main Place 2 SubWay Food Service 120 G Shopfront Poor 55 2717GCH

Main Place 3 Games Workshop Leisure 120 G Shopfront Poor 56 2717GCH

Main Place 4 I lover burgers Food Service 120 G Shopfront Poor 57 2717GCH

Main Place 5 Massage Pers Service 50 1 Shopfront Poor 58 2717GCH

2719 GCH Main Place L27 B83818:PAR GILSTON 840,000$ 22-Dec-06 $3,300,000 1 IGA Groceries 304 G Shopfront Poor 59 2719GCH

2721 GCH Main Place L28 B83818:PAR GILSTON 840,000$ 8-Jan-07 3,200,000$ 1 Vintage Cellers Liqour 254 G Shopfront Poor 60 2721GCN

2723 GCH Main Place L1 B83818:PAR GILSTON 2,300,000$ 7 Sep 2006 7,050,000$ 1 Malaysian Massage Pers Service 50 G Shopfront Poor 61 2723GCH1



Main Place 4 Blockbuster Entertainment 125 G Shopfront Poor 64 2723GCH2

Main Place 5 B and B Hair and Beauty 50 G Shopfront Poor 65 2723GCH2

Main Place 6 Peacock Inn Food Service 75 G Shopfront Poor 66 2723GCH2

Main Place 7 Pulse Gym Health 156 1 Office Poor 67 2723GCH2

89 Surf Parade The Wave SP173160:PAR GILSTON 6,700,000$ NA NA 1610 1 Westpac Bank Bank / Finance 124 G Shopfront Good 68 Wpac

89 Surf Parade The Wave 2 Greek Street Grill Food Service 124 G Shopfront Good 69 Greek

89 Surf Parade The Wave 3 Lucy Cole Real Estate 124 G Shopfront Good 70 Cole

89 Surf Parade The Wave 4 Murasaki Reataurant Food Service 124 G Shopfront Good 71 Wave1

89 Surf Parade The Wave 5 Rocks Food Service 124 G Shopfront Good 72 Wave1

89 Surf Parade The Wave 6 Starbucks Food Service 124 G Shopfront Good 73 Star

89 Surf Parade The Wave 7 Crema Espresso Food Service 124 G Shopfront Good 74 Crema

89 Surf Parade The Wave 8 Movenpick Ice Cream Food Service 124 G Shopfront Good 75

89 Surf Parade The Wave 9 Sushi Mot Food Service 124 G Shopfront Good 76

89 Surf Parade The Wave 10 Ultra Artr Art 124 G Shopfront Good 77

89 Surf Parade The Wave 11 BWS Liqour 124 G Shopfront Good 78

89 Surf Parade The Wave 12 Koi Food Service 124 G Shopfront Good 79 Koi

89 Surf Parade The Wave 13 GB Bar Food Service 124 G Shopfront Good 80

89 Surf Parade The Wave 2472 14 BDA Architects Professional Services 309 1 Office Good 81 Wave2

89 Surf Parade The Wave 15 Westpac Bank Finance 309 1 Office Good 82 Wave2

89 Surf Parade The Wave 16 V V 309 1 Office Good 83 Wave2


89 Surf Parade The Wave 18 East Ventures Corporate 309 1 Office Good 85 Wave2

89 Surf Parade The Wave 19 Philco Corporate 309 1 Office Good 86 Wave2


89 Surf Parade The Wave 21 Occupied Corporate 309 1 Office Good 88 Wave2

89 Surf Parade The Wave 1266 22 Adia Finance 422 2 Office Good 89 Wave2

89 Surf Parade The Wave 23 ANZ Bank Finance 422 2 Office Good 90 Wave2

89 Surf Parade The Wave 24 Vacant V 422 2 Office Good 91 Wave2

15 Victoria Ave Victoria Square L2-3 SP236822:PAR GILSTON 8,400,000$ NA NA 1 Seafood Restaurant Food Service 112 G Shopfront Poor 92 VS1

15 Victoria Ave Victoria Square 2 Massaage Pers Service 57 G Shopfront Poor 93 VS2

15 Victoria Ave Victoria Square 3 V V 21 G Shopfront Poor 94 VS3

15 Victoria Ave Victoria Square 4 Tao Chinese Health Centre Health and Medical 54 G Shopfront Poor 95 VS4

15 Victoria Ave Victoria Square 5 Max Victoria Seafood Food Service 85 G Shopfront Poor 96 VS5

15 Victoria Ave Victoria Square 6 Haan Medical Medical 39 G Shopfront Poor 97 VS1

15 Victoria Ave Victoria Square 7 Haan Medical Medical 61 G Shopfront Poor 98 VS2

15 Victoria Ave Victoria Square 8 Kustomline Tattoos & Body Piercing Pers Service 61 G Shopfront Poor 99 VS3


407 Adopted Report


15 Victoria Ave Victoria Square 9 Bank of Queensland Bank / Finance 159 G Shopfront Poor 100 VS4

15 Victoria Ave Victoria Square 10 Chris Couper & Associates Real Estate 139 G Shopfront Poor 101 VS5

15 Victoria Ave Victoria Square 11 The Leg Vein Clinic Medical 129 G Shopfront Poor 102 VS1

15 Victoria Ave Victoria Square 12 The Aztec Food Service 130 G Shopfront Poor 103 VS2

15 Victoria Ave Victoria Square 13 Mama Roma Food Service 157 G Shopfront Poor 104 VS3

15 Victoria Ave Victoria Square 14 Ming Palace Chinese Seafood Restaurant Food Service 464 1 Shopfront Poor 105 VS4

15 Victoria Ave Victoria Square 15 V V 33 1 Office Poor 106 VS5


15 Victoria Ave Victoria Square 17 Venz Management Rights Specialists Corporate 159 1 Office Poor 108 VS2



15 Victoria Ave Victoria Square 20 Sabah Corporate 125 1 Office Poor 111 VS5


15 Victoria Ave Victoria Square 22 Munro Accountants Finance 174 1 Office Poor 113 VS2

20 Queensland Ave Sonata L1-6,8-32 SP137160 & L7 SP220045 3,800,000$ 1-Jul-08 2,750,000$ 1 Aura Lounge Bar Food Service 134 G Shopfront Good 114 Son1

20 Queensland Ave Sonata 2 Professionals RE Real Estate 48 G Shopfront Good 115 Son1

20 Queensland Ave Sonata 3 Sage Café Restaurant Food Service 170 G Shopfront Good 116 Son1

20 Queensland Ave Sonata 4 YellowFin Food Service 96 G Shopfront Good 117 yellow

20 Queensland Ave Sonata 5 V V 30 G Shopfront Good 118 Son2

20 Queensland Ave Sonata 6 Mike Carter RE Property 233 1 Office Good 119 Son2

20 Queensland Ave Sonata 7 Vacant V 69 1 Office Good 120 Son2

20 Queensland Ave Sonata 8 Vacant V 158 1 Office Good 121 Son2

20 Queensland Ave Sonata 9 Dentists Medical 120 1 Office Good 122 Son2

88 Surf Pde L16 B83818:PAR GILSTON 2,200,000$ 17-May-07 11,760,000$ 1 East Restaurant Food Service 650 1 Shopfront Fair 123 East

88 Surf Pde 2 Georges Steak and Seafood Food Service 220 G Shopfront Fair 124 East

88 Surf Pde 3 Chiefs Burgers and Kababs Food Service 67 G Shopfront Fair 125 East

88 Surf Pde 4 Mespotamia Kebabs Food Service 83 G Shopfront Fair 126 East

88 Surf Pde 5 Ezy Way Convenience Convenience 83 G Shopfront Fair 127 East

88 Surf Pde 6 Dominos Pizza Food Service 83 G Shopfront Fair 128 Dominos

88 Surf Pde 7 Haverli Indian Rest Food Service 83 G Shopfront Fair 129 East

88 Surf Pde 8 Celerbrations Liqour 83 G Shopfront Fair 130 East

90 Surf Parade Phoenician SP235704:PAR GILSTON 13,000,000$ NA NA 1 V Ex Day Spa V 670 G Office Good 131

90 Surf Parade Phoenician East Tower 2 NAB Bank / Finance 129 G Shopfront Good 132 NAB

90 Surf Parade Phoenician East Tower 3 NAB Bank / Finance 119 G Shopfront Good 133 NAB

90 Surf Parade Phoenician East Tower 4 V V 123 G Shopfront Good 134

90 Surf Parade Phoenician East Tower 5 Uno Rest and Bar Food Service 124 G Shopfront Good 135 Uno

90 Surf Parade Phoenician East Tower 6 Uno Rest and Bar Food Service 57 G Shopfront Good 136

90 Surf Parade Phoenician East Tower 7 Bootleg Juice Food 84 G Shopfront Good 137 Uno

90 Surf Parade Phoenician East Tower 8 UniQi Fashion 42 G Shopfront Good 138 Uno

90 Surf Parade Phoenician East Tower 9 Onyx Food Service 47 G Shopfront Good 139 Onyx

90 Surf Parade Phoenician East Tower 10 Onyx Food Service 54 G Shopfront Good 140

90 Surf Parade Phoenician East Tower 11 1Two 3 Food Service 88 G Shopfront Good 141 Onyx

90 Surf Parade Phoenician East Tower 12 1Two 3 Food Service 81 G Shopfront Good 142

90 Surf Parade Phoenician East Tower 13 Conv 7/11 Convenience 88 G Shopfront Good 143 7eleven

90 Surf Parade Phoenician East Tower 14 3 Beans Food Service 55 G Shopfront Good 144 Three

90 Surf Parade Phoenician East Tower 15 LJ Hooker Real Estate 44 G Shopfront Good 145

90 Surf Parade Phoenician East Tower 16 Boonchu Thai Food Service 48 G Shopfront Good 146

90 Surf Parade Phoenician East Tower 17 Boonchu Thai Food Service 48 G Shopfront Good 147

90 Surf Parade Phoenician North Tower 18 Hibari Japense Restaurant Food Service 69 G Shopfront Good 148

90 Surf Parade Phoenician North Tower 19 Convenience Convenience 75 G Shopfront Good 149 Conv


408 Adopted Report


90 Surf Parade Phoenician North Tower 20 La Porchetta Food Service 78 G Shopfront Good 150 LaP

90 Surf Parade Phoenician North Tower 21 La Porchetta Food Service 86 G Shopfront Good 151 LaP

90 Surf Parade Phoenician North Tower 22 Redenter Food Service 104 G Shopfront Good 152

90 Surf Parade Phoenician North Tower 23 Yo Get It Food Service 74 G Shopfront Good 153 Cold

90 Surf Parade Phoenician North Tower 24 Cherry Blosom Food Service 60 G Shopfront Good 154 Cold

90 Surf Parade Phoenician North Tower 25 Cold Rock Food Service 61 G Shopfront Good 155 Cold

90 Surf Parade Phoenician North Tower 26 Coffee Club Food Service 127 G Shopfront Good 156 Cclub

90 Surf Parade Phoenician North Tower 27 V V 149 G Shopfront Good 157 Pho2

90 Surf Parade Phoenician North Tower 28 V V 79 G Shopfront Good 158 Pho2

90 Surf Parade Phoenician North Tower 29 Thai Thai Food Service 45 G Shopfront Good 159

90 Surf Parade Phoenician North Tower 30 Joy Hysteric Fashion 70 G Shopfront Good 160 Joy

90 Surf Parade Phoenician North Tower 31 O Me Ly Vietnamese Restaurant Food Service 60 G Shopfront Good 161 Joy

90 Surf Parade Phoenician North Tower 32 Tattoos Pers Service 59 G Shopfront Good 162 Joy

90 Surf Parade Phoenician North Tower 33 First National Real Estate 73 G Shopfront Good 163 Jewel

90 Surf Parade Phoenician North Tower 34 First National Real Estate 68 G Shopfront Good 164 jewel

90 Surf Parade Phoenician North Tower 35 Jewel Real Estate 57 G Shopfront Good 165 Jewel

17 Victoria Ave Niecon L24 B83819:PAR GILSTON 2,000,000$ 25-Jan-89 855,000$ 1 Howl at the Moon Night Club 400 B Basement Fair 166 MCD

17 Victoria Ave Niecon 2 Platinum Night Club 400 B Basement Fair 167 Platinum

17 Victoria Ave Niecon 3 Love Nightclub Night Club 800 B Basement Fair 168

17 Victoria Ave Niecon 4 Howl at the Moon Corporate Office 354 1 Shopfront Fair 169

17 Victoria Ave Niecon 5 Kerrie Kerrie Clinic Hair and Beauty 21 1 Shopfront Fair 170

17 Victoria Ave Niecon 6 Howl at the Moon Corporate Office 55 1 Shopfront Fair 171

17 Victoria Ave Niecon 7 Gold Coast Solicitors Prof Services 172 1 Shopfront Fair 172

17 Victoria Ave Niecon 8 V V 35 1 Shopfront Fair 173

17 Victoria Ave Niecon 9 Niecon Plaza Medical Health and Medical 111 1 Shopfront Fair 174

17 Victoria Ave Niecon 10 Insurance Advisement Australia Bank / Finance 38 1 Shopfront Fair 175

17 Victoria Ave Niecon 11 Broadbeach Media Prof Services 40 1 Shopfront Fair 176


17 Victoria Ave Niecon 13 Zonelander Acupuncture Health and Medical 39 1 Shopfront Fair 178


17 Victoria Ave Niecon 15 Lucy Rose Clinic Medical 27 1 Shopfront Fair 180

17 Victoria Ave Niecon 16 Insurance Advisement Australia Prof Services 93 1 Shopfront Fair 181





17 Victoria Ave Niecon 21 Niecon Plaza Medical Medical 89 1 Shopfront Fair 186


17 Victoria Ave Niecon 23 The Real Estate Real Estate 18 G Shopfront Fair 188 NieconSouth

17 Victoria Ave Niecon 24 Flynn Gallery Art 47 G Shopfront Fair 189 NieconSouth

17 Victoria Ave Niecon 25 Wattle Cafe Food Service 48 G Shopfront Fair 190 NieconSouth

17 Victoria Ave Niecon 26 Fuku Japenese Food Service 42 G Shopfront Fair 191 NieconSouth

17 Victoria Ave Niecon 27 Braodbeach Books Books 51 G Shopfront Fair 192 NieconSouth

17 Victoria Ave Niecon 28 A Sterling Jewelers Jeweller 71 G Shopfront Fair 193 NieconSouth

17 Victoria Ave Niecon 29 Digbys Fashion 94 G Shopfront Fair 194 NieconSouth

17 Victoria Ave Niecon 30 News News 108 G Shopfront Fair 195 NieconSouth

17 Victoria Ave Niecon 31 Riccochet Hair Hair and Beauty 49 G Shopfront Fair 196 NieconSouth

17 Victoria Ave Niecon 32 Alex Hill Fashion 53 G Shopfront Fair 197 NieconSouth

17 Victoria Ave Niecon 33 Sweet Rod Robin Fashion 52 G Shopfront Fair 198 NieconSouth

17 Victoria Ave Niecon 34 McDonalds Food Service 132 G Shopfront Fair 199 MCD


409 Adopted Report


17 Victoria Ave Niecon 35 V V 12 G Shopfront Fair 200 NieconNorth


17 Victoria Ave Niecon 37 Executive Realtors Real Estate 25 G Shopfront Fair 202 NieconNorth


17 Victoria Ave Niecon 39 Mumbos Food Service 20 G Shopfront Fair 204 NieconNorth


17 Victoria Ave Niecon 41 Chemist Chemist 90 G Shopfront Fair 206 NieconNorth

17 Victoria Ave Niecon 42 Blowouts Hair and Beauty 23 G Shopfront Fair 207 NieconNorth

17 Victoria Ave Niecon 43 Blowours Hair and Beauty 42 G Shopfront Fair 208 NieconNorth

17 Victoria Ave Niecon 44 Little Malaya Restaurant Food Service 107 G Shopfront Fair 209 LM

17 Victoria Ave Niecon 45 Love Nightclub Entertainment 20 G Shopfront Fair 210 NieconNorth





17 Victoria Ave Niecon 50 Neao Food Service 115 G Shopfront Fair 215 NieconNorth

17 Victoria Ave Niecon 51 Envy Hotel Tavern 605 G Shopfront Fair 216 Envy

17 Victoria Ave Niecon 3227 52 Broadbeach Chiro Medical 322 3 Office Fair 217

18 Victoria Ave Niecon 53 Corp Offices Corporate 322 4 Office Fair 218

19 Victoria Ave Niecon 54 Macqarie Bank Finance 322 5 Office Fair 219

20 Victoria Ave Niecon 55 Alpha Flight Corporate 322 6 Office Fair 220



23 Victoria Ave Niecon 58 Bidding Bizz Corporate 322 9 Office Fair 223

24 Victoria Ave Niecon 59 Maquarie Bank Finance 322 10 Office Fair 224

25 Victoria Ave Niecon 60 Dept of Vets Affairs Public 322 11 Office Fair 225

26 Victoria Ave Niecon 61 Broadbeach Alliance Public 322 12 Office Fair 226

16 Queensland Ave 16 Queensland Ave L3 RP212059:PAR GILSTON 3,200,000$ 9-Feb-12 6,600,000$ 2170 1 Delaneys Lawyers Law 145 5 Office Good 227 Qld16

16 Queensland Ave 2 Global Fast Food Corporate 145 5 Office Good 228 Qld16

16 Queensland Ave 3 SQM Acquisitions Property 145 5 Office Good 229 Qld16

16 Queensland Ave 4 First National Commercial Finance 217 4 Office Good 230 Qld16

16 Queensland Ave 5 Australian Throughbreds Corporate 217 4 Office Good 231 Qld16

16 Queensland Ave 6 Scintilla Capital Finance 145 3 Office Good 232 Qld16

16 Queensland Ave 7 Jade Financial Finance 145 3 Office Good 233 Qld16

16 Queensland Ave 8 Sullivan Group Corporate 145 3 Office Good 234 Qld16

16 Queensland Ave 9 Australain Homes Property 72 2 Office Good 235 Qld16

16 Queensland Ave 10 Vacant V 75 2 Office Good 236 Qld16

16 Queensland Ave 11 Corpsure Insurance Finance 145 2 Office Good 237 Qld16

16 Queensland Ave 12 Winten Property Group Property 145 2 Office Good 238 Qld16

16 Queensland Ave 13 GCRP Rentals Property 145 1 Office Good 239 Qld16

16 Queensland Ave 14 Harcourts Real Estate Property 145 1 Office Good 240 Qld16

16 Queensland Ave 15 Howard Group Property 145 1 Office Good 241 Qld16

15 Albert Ave Albert House L55 B83819:PAR GILSTON 1,650,000$ 30-Apr-15 3,100,000$ 405 1 Psycologist Medical 83 1 Office Fair 242 Albert15

15 Albert Ave 5-Mar-99 1,400,000$ 2 Dentist Medical 83 1 Office Fair 243 Albert15

15 Albert Ave 3 Properties Property 83 1 Office Fair 244 Albert15

15 Albert Ave 4 Cosmedicare Medical 83 1 Office Fair 245 Albert15

15 Albert Ave 5 Tattoos Pers Service 24 G Shopfront Fair 246 Albert15

15 Albert Ave 6 Mail Boxes Etc Mail 48 G Shopfront Fair 247 Albert15

16-18 Albert Commonwealth Bank L5-6 B83819:PAR GILSTON 4,200,000$ 28-Jul-09 11,000,000$ 1085 1 Commonwealth Bank Finance 1,085 G Office Fair 248 Albert16

12-14 Albert McGrath 755 1 McGrath Real Estate Property 400 G Office Fair 249 Albert12


410 Adopted Report


12-14 Albert 2 Anz Mobile Banking Finance 105 1 Office Fair 250 Albert12

12-14 Albert 3 Vacant V 145 1 Office Fair 251 Albert12

12-14 Albert 4 Entertainment Management Corporate 105 1 Office Fair 252 Albert12

10 Albert Remax L3-12,14 SP125186 & L15-17 SP147639 1,650,000$ NA NA 254 1 Remax Realestate Real Estate 254 G Shopfront Good 253 Albert10

1 Oracle Bvld Oracle L4308 SP272937:PAR GILSTON 1 O Sushi Food Service 93 G Shopfront Good 254

1 Oracle Bvld Oracle 2 Toni & Guy Hair and Beauty 66 G Shopfront Good 255 Toni

1 Oracle Bvld Oracle 3 Mecca Bah Food Service 195 G Shopfront Good 256 MeccaBah

1 Oracle Bvld Oracle 4 The Cuban Food Service 100 G Shopfront Good 257 Cuban

1 Oracle Bvld Oracle 5 Witchery Fashion 228 G Shopfront Good 258 Witchery

1 Oracle Bvld Oracle 6 Sunburn Fashion 92 G Shopfront Good 259 Sunburn

1 Oracle Bvld Oracle 7 Mimco Fashion 76 G Shopfront Good 260 Mimco

1 Oracle Bvld Oracle 8 Digbys Fashion 104 G Shopfront Good 261

1 Oracle Bvld Oracle 9 Sky Braodbeach Food Service 235 G Shopfront Good 262

1 Oracle Bvld Oracle 10 Sinatras Food Service 104 G Shopfront Good 263

1 Oracle Bvld Oracle 11 Sinatras Food Service 82 G Shopfront Good 264

1 Oracle Bvld Oracle 12 Oracle Sales Suite Real Estate 92 G Shopfront Good 265 Oracle2

1 Oracle Bvld Oracle 13 V V 156 G Shopfront Good 266 Oracle V1

1 Oracle Bvld Oracle 14 Urban Edge Design Homewares 84 G Shopfront Good 267

1 Oracle Bvld Oracle 15 Blow Dy Hair 53 G Shopfront Good 268

1 Oracle Bvld Oracle 16 V V 44 G Shopfront Good 269

1 Oracle Bvld Oracle 17 Bavarain Bier Cafe Food Service 262 G Shopfront Good 270 Bier

1 Oracle Bvld Oracle 18 Endota Spa Hair 81 G Shopfront Good 271 Spa

1 Oracle Bvld Oracle 19 No Name LAne Food Service 38 G Shopfront Good 272

1 Oracle Bvld Oracle 20 Element Women Fashion 92 G Shopfront Good 273 Element



1 Oracle Bvld Oracle 23 Alberta Piazza Fashion 80 G Shopfront Good 276

1 Oracle Bvld Oracle 24 Lamb Food Service 59 G Shopfront Good 277

1 Oracle Bvld Oracle 25 Social Eating House Food Service 165 G Shopfront Good 278

1 Oracle Bvld Oracle 26 Amcal Chempro Chemist Chemist 412 G Shopfront Good 279 Amcal

1 Oracle Bvld Oracle 27 Barber Hair and Beauty 78 G Shopfront Good 280

1 Oracle Bvld Oracle 28 ANZ Bank / Finance 75 G Shopfront Good 281 Anz

1 Oracle Bvld Oracle 29 ANZ Bank / Finance 69 G Shopfront Good 282 Anz

1 Oracle Bvld Oracle 30 V V 79 G Shopfront Good 283 Anz

1 Oracle Bvld Oracle 31 My Corner Shop Convenience 71 G Shopfront Good 284 Corner

1 Oracle Bvld Oracle 32 V V 90 G Shopfront Good 285 Corner

1 Oracle Bvld Oracle 33 Noodle Broadbeach Food Service 52 G Shopfront Good 286 Corner

1 Oracle Bvld Oracle 34 Crust Pizza Food Service 65 G Shopfront Good 287

1 Oracle Bvld Oracle 35 Guzman Y Gomez Food Service 114 G Shopfront Good 288

1 Oracle Bvld Oracle 36 Shingle Inn Food Service 57 G Shopfront Good 289 Shingle

1 Oracle Bvld Oracle 37 Brunch and Co Food Service 41 G Shopfront Good 290 Brunch


1 Oracle Bvld Oracle 39 Max Brenner Food Service 208 G Shopfront Good 292 Brenner.pdf

1 Oracle Bvld Oracle West 40 VillaWorld Property 332 2 Office Good 293

1 Oracle Bvld Oracle 41 NMC Corporate 250 2 Office Good 294

1 Oracle Bvld Oracle 42 K2 Law Law 250 2 Office Good 295

1 Oracle Bvld Oracle South 43 KM Sales and Marketing Corporate 333 2 Office Good 296

1 Oracle Bvld Oracle 44 LCL Capital Finance 333 2 Office Good 297

1 Oracle Bvld Oracle 45 Wilson HTM Finance 333 2 Office Good 298

1 Oracle Bvld Oracle 46 Josman Financial Finance 250 3 Office Good 299


411 Adopted Report


1 Oracle Bvld Oracle 47 Roam Films Corporate 250 3 Office Good 300

1 Oracle Bvld Oracle 48 Dare and Turner Corporate 250 3 Office Good 301

1 Oracle Bvld Oracle 49 Oliver Hume RE Group Property 250 3 Office Good 302

1 Oracle Bvld Oracle East 50 Soutern Cross Austero Corporate 1,500 2 Office Good 303

1 Oracle Bvld Oracle 51 Ramsden lawyers Law 250 3 Office Good 304

1 Oracle Bvld Oracle 52 Accountants Finance 250 3 Office Good 305

1 Oracle Bvld Oracle 53 CBRE Property 250 3 Office Good 306

1 Oracle Bvld Oracle 54 Accountnats Finance 250 3 Office Good 307

1 Oracle Bvld Oracle 55 Dental Medical 250 3 Office Good 308

1 Oracle Bvld Oracle 56 BBT Ltd Corporate 250 3 Office Good 309

1 Oracle Bvld Oracle North 57 Gold Coast Tourism Public 450 3 Office Good 310

1 Oracle Bvld Oracle 57 Occupied Corporate 450 2 Office Good 311

Victoria Ave Oasis 1 V V 2 G Shopfront Good 312 Oasis1

Victoria Ave Oasis 2 Bento Sushi Food Service 8 G Shopfront Good 313

Victoria Ave Oasis 3 V V 8 G Shopfront Good 314



Victoria Ave Oasis 6 Inernet Cafe Pers Service 12 1 Shopfront Good 317

Victoria Ave Oasis 7 Flower En Counter Flowers 15 G Shopfront Good 318


Victoria Ave Oasis 9 Oasis Barber Hair and Beauty 23 G Shopfront Good 320

Victoria Ave Oasis 10 Collezione Fashion 26 1 Shopfront Good 321


Victoria Ave Oasis 12 My Health Massage Medical 31 2 Shopfront Good 323

Victoria Ave Oasis 13 Broadbeach Bargain Car Rentals Prof Services 32 1 Shopfront Good 324

Victoria Ave Oasis 14 Ozhan Kebabs Food Service 35 G Shopfront Good 325


Victoria Ave Oasis 16 Candle (pop up) Homewares 39 1 Shopfront Good 327

Victoria Ave Oasis 17 V V 40 1 Shopfront Good 328


Victoria Ave Oasis 19 Magic Massage Pers Service 47 G Shopfront Good 330

Victoria Ave Oasis 20 Bright Eyes Fashion 49 G Shopfront Good 331

Victoria Ave Oasis 21 In Her Shoes Fashion 49 G Shopfront Good 332

Victoria Ave Oasis 22 Downers Fashion 53 G Shopfront Good 333

Victoria Ave Oasis 23 Oasis Audiology & Hearing Aid Clinic Medical 54 2 Shopfront Good 334

Victoria Ave Oasis 24 Perfect Nails & Spa Hair and Beauty 54 G Shopfront Good 335

Victoria Ave Oasis 25 Navarna Hair Excellence Hair and Beauty 58 1 Shopfront Good 336

Victoria Ave Oasis 26 Gearbox Fashion 62 1 Shopfront Good 337

Victoria Ave Oasis 27 Ray White Real Estate 62 G Shopfront Good 338

Victoria Ave Oasis 28 Mario’s Pizza Food Service 62 G Shopfront Good 339


Victoria Ave Oasis 30 Danae Boutique Fashion 64 1 Shopfront Good 341

Victoria Ave Oasis 31 Broadbeach Podiatry Medical 65 2 Shopfront Good 342


Victoria Ave Oasis 33 Swan Natural Beauty Salon and Day Spa Hair and Beauty 66 1 Shopfront Good 344

Victoria Ave Oasis 34 Gems, Minerals & Opals Jeweller 67 1 Shopfront Good 345

Victoria Ave Oasis 35 Elizabeth Marie Chocolates Homewares 68 G Shopfront Good 346

Victoria Ave Oasis 36 Male Apparel Fashion 69 1 Shopfront Good 347

Victoria Ave Oasis 37 Maison de Bea Fashion 70 1 Shopfront Good 348

Victoria Ave Oasis 38 She Lingerie and Sleepwear Fashion 70 1 Shopfront Good 349


412 Adopted Report


Victoria Ave Oasis 39 Darje by Roberts Jewellers Jeweller 70 1 Shopfront Good 350

Victoria Ave Oasis 40 Toast at Oasis Food Service 70 G Shopfront Good 351

Victoria Ave Oasis 41 Just Jewellery Jeweller 70 G Shopfront Good 352


Victoria Ave Oasis 43 Crown Limited Office 72 2 Shopfront Good 354

Victoria Ave Oasis 44 Glamour Place Fashion 72 1 Shopfront Good 355

Victoria Ave Oasis 45 DQ Meats Food 73 G Shopfront Good 356

Victoria Ave Oasis 46 Base Espresso Food Service 75 G Shopfront Good 357

Victoria Ave Oasis 47 Broadbeach (Qld) Pty. Ltd. Office 76 2 Shopfront Good 358

Victoria Ave Oasis 48 Bliss Fashion Emporium Fashion 76 1 Shopfront Good 359

Victoria Ave Oasis 49 Bakers Delight Food 76 G Shopfront Good 360

Victoria Ave Oasis 50 Baby Grand Coffee Food Service 77 1 Shopfront Good 361

Victoria Ave Oasis 51 Espana Food Service 78 G Shopfront Good 362


Victoria Ave Oasis 53 C Water Classics Fashion 82 1 Shopfront Good 364

Victoria Ave Oasis 54 Raw Therapies Medical 83 2 Shopfront Good 365

Victoria Ave Oasis 55 World Trading College Office 85 2 Shopfront Good 366

Victoria Ave Oasis 56 Global Interactive Office 87 2 Shopfront Good 367

Victoria Ave Oasis 57 Fox Salon and Brows Hair and Beauty 87 1 Shopfront Good 368

Victoria Ave Oasis 58 Shoe City Fashion 89 G Shopfront Good 369

Victoria Ave Oasis 59 My Health Yoga Pers Service 90 2 Shopfront Good 370


Victoria Ave Oasis 61 ACID Office 90 1 Shopfront Good 372

Victoria Ave Oasis 62 Eye Contact Medical 91 1 Shopfront Good 373

Victoria Ave Oasis 63 Fresh N Fast Food Service 91 G Shopfront Good 374

Victoria Ave Oasis 64 Blue House Technologies Office 92 2 Shopfront Good 375


Victoria Ave Oasis 66 Active Lady Fashion 94 G Shopfront Good 377

Victoria Ave Oasis 67 Equity Access Prof Services 95 2 Shopfront Good 378

Victoria Ave Oasis 68 Supercuts Hairdressing Hair and Beauty 100 1 Shopfront Good 379

Victoria Ave Oasis 69 Fashion Fashion 105 G Shopfront Good 380

Victoria Ave Oasis 70 Souvenirs Direct Variety 106 G Shopfront Good 381

Victoria Ave Oasis 71 Sole Integrity Fashion 107 1 Shopfront Good 382

Victoria Ave Oasis 72 Flower Clothing Fashion 108 G Shopfront Good 383

Victoria Ave Oasis 73 QML Pathology Medical 110 2 Shopfront Good 384

Victoria Ave Oasis 74 Loan Market Pers Service 110 2 Shopfront Good 385

Victoria Ave Oasis 75 Sun Realty Prof Services 110 G Shopfront Good 386

Victoria Ave Oasis 76 Hooked On Books Books 111 G Shopfront Good 387



Victoria Ave Oasis 79 Real Estate (pop up) Real Estate 114 1 Shopfront Good 390

Victoria Ave Oasis 80 Oasis Dental Studio Medical 119 2 Shopfront Good 391

Victoria Ave Oasis 81 Anthony Leigh Dower Sale Store Fashion 119 1 Shopfront Good 392

Victoria Ave Oasis 82 MellRose Fashion Fashion 119 G Shopfront Good 393



Victoria Ave Oasis 85 Meegs Design Fashion 120 1 Shopfront Good 396

Victoria Ave Oasis 86 The Deck Oasis Broadbeach Fashion 120 1 Shopfront Good 397

Victoria Ave Oasis 87 Inside Surf Fashion 121 G Shopfront Good 398

Victoria Ave Oasis 88 Tropical Batique Fashion 123 1 Shopfront Good 399


413 Adopted Report


Victoria Ave Oasis 89 CosMediTour Office 124 2 Shopfront Good 400


Victoria Ave Oasis 91 Everything Healthy Health and Medical 128 G Shopfront Good 402


Victoria Ave Oasis 93 Lucky Charm Newagency News 142 G Shopfront Good 404

Victoria Ave Oasis 94 Atash Persian Rugs Homewares 143 1 Shopfront Good 405

Victoria Ave Oasis 95 Evergreen Fashion 144 1 Shopfront Good 406

Victoria Ave Oasis 96 Oasis Bugzie’s Seafood Restaurant Food Service 145 G Shopfront Good 407

Victoria Ave Oasis 97 Kurrawa Surf Club Administration Office Prof Services 146 1 Shopfront Good 408



Victoria Ave Oasis 100 Marigold Food Service 155 G Shopfront Good 411

Victoria Ave Oasis 101 Australia Post Mail 160 1 Shopfront Good 412

Victoria Ave Oasis 102 Madisons Food Service 161 G Shopfront Good 413

Victoria Ave Oasis 103 Millers Fashion Club Fashion 164 1 Shopfront Good 414

Victoria Ave Oasis 104 Financial Professionals Prof Services 185 1 Shopfront Good 415

Victoria Ave Oasis 105 Ultiqa Lifestyle Office 190 2 Shopfront Good 416

Victoria Ave Oasis 106 Igedo Fashion 192 1 Shopfront Good 417

Victoria Ave Oasis 107 BWS Bottleshop Liqour 202 G Shopfront Good 418

Victoria Ave Oasis 108 Broadbeach Family Practice Medical 205 2 Shopfront Good 419

Victoria Ave Oasis 109 Alto Cucina & Bar Food Service 211 G Shopfront Good 420

Victoria Ave Oasis 110 CreativiTea Homewares 213 1 Shopfront Good 421

Victoria Ave Oasis 111 Mario’s Cantina Food Service 223 G Shopfront Good 422

Victoria Ave Oasis 112 Centre Management Office 236 2 Shopfront Good 423

Victoria Ave Oasis 113 Grumpy’s Barefoot Bar & Grill Food Service 241 G Shopfront Good 424 Grumpys

Victoria Ave Oasis 114 Parker Simmonds Solicitors Office 251 2 Shopfront Good 425

Victoria Ave Oasis 115 Terry White Chemist Chemist 261 G Shopfront Good 426


Victoria Ave Oasis 117 Ignite Travel Group Prof Services 321 1 Shopfront Good 428

Victoria Ave Oasis 118 First Choice Fitness Fitness 494 1 Shopfront Good 429

Victoria Ave Oasis 119 Ray White Broadbeach Prof Services 583 2 Shopfront Good 430

Victoria Ave Oasis 120 Mark Wilson Dance Pers Service 720 1 Shopfront Good 431

Victoria Ave Oasis 121 Holmes College Office 1,109 2 Shopfront Good 432

Victoria Ave Oasis 122 My Fitness Club Fitness 1,619 2 Shopfront Good 433

Victoria Ave Oasis 123 Broadbeach Tavern Tavern 1,725 G Shopfront Good 434

Victoria Ave Oasis 124 Woolworths Groceries 3,561 G Shopfront Good 435

2685/2689 GCH, 72 Surf Broadbeach on the Park 1 Vegitarian Restarant Food Service 208 G Shopfront Good 436 MooMoo

2685/2689 GCH, 72 Surf Broadbeach on the Park 2 Sevilles Design Hair Hair and Beauty 127 G Shopfront Good 437 Seville

2685/2689 GCH, 72 Surf Broadbeach on the Park 3 Lauxes on the Park Food Service 223 G Shopfront Good 438 MooMoo

2685/2689 GCH, 72 Surf Broadbeach on the Park 4 Moo Moos Food Service 336 G Shopfront Good 439 MooMoo

81 Surf Parade Sofitel 1 Room 81 Food Service 120 G Shopfront Good 440 Room81

2681 Gold Coast Highway 1 Medical Centre Medical 800 G Shopfront Good 441

2682 Gold Coast Highway 1 Pharmacy Chemist 90 G Shopfront Good 442


414 Adopted Report

712 CITY PLANNING COMMITTEE 10 FEBRUARY 2016 ADOPTED … · The following is a summary of approvals...

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Transcript of 712 CITY PLANNING COMMITTEE 10 FEBRUARY 2016 ADOPTED … · The following is a summary of approvals...